Bristol Pines

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

Bristol Pines is a gated community of 289 fee-simple townhomes on one loop street, Bristol Circle, in Naples, Florida: 156 homes in Phase 1, built in 2006 and 2007, and 133 in Phase 2, built in 2015 and 2016 and marketed as The Preserve at Bristol Pines. Bristol Pines sits east of Collier Boulevard off Tree Farm Road, entered by Bristol Street, in unincorporated Collier County. 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 18 qualified recorded sales in the 24 months through mid-October 2026, from $320,000 to $500,000, at a $392,500 median.

McGreevy and Comisar are the team Bristol Pines 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 sets out what Bristol Pines is, what the county record shows about its sales by phase, the 2027 fee stack, the rules from the recorded documents, the flood map phase by phase, storms, taxes, schools by distance and the comparison with Vanderbilt Reserve.

Bristol Pines is not Bristol Place, Bristol Lake, Bristol Cove, Bristol Park or Bristol Square Condominium, and the Tree Farm development at Collier Boulevard and Immokalee Road is a separate place that shares only the road's name. Bristol Pines was planned as one community: the county numbers its lots 1 to 289 straight through both phases, and one association, one declaration, one gate and one quarterly assessment cover every home, with no separate association for The Preserve. Sobel Co. built the 133 Phase 2 townhomes (The Preserve): the Business Observer listed "Bristol Pines, a 133-unit townhome community in Naples" among Sobel Co.'s Southwest Florida projects in May 2020 (Business Observer).

Why McGreevy and Comisar Are the Best Realtor for Bristol Pines

Bristol Pines is 289 townhomes on 289 numbered lots in two phases, and the right agent prices each one against its own phase, its county adjusted size and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, home by home, 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 Bristol Pines in Naples, whether you're ready to sell your Bristol Pines townhome 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).

Bristol Pines market (Collier County recorded sales, county records through mid-October 2026): 18 qualified recorded sales in 24 months across all brokerages · median $392,500 · $320,000 to $500,000 · 71 qualified recorded sales in 60 months, median $418,000

These are county recorded sales the county marks as qualified, and every figure is a market total across all brokerages. We tracked every qualified recorded sale the county file holds for the 289 homes, 536 sales since 2006, we read the 2026 county tax roll for all 289 homes, we checked all 289 home addresses against the county's copy of the current FEMA flood maps (panels effective May 16, 2012) and its evacuation zones, we read the association's published declaration, its 2010 and 2017 amendments, its rules and its 2027 sales and lease package, we matched every county lot number to its phase, we compared Bristol Pines with Vanderbilt Reserve and Summit Place in Naples on one county yardstick, and we measured road distances from 7326 Bristol Circle on November 4, 2026.

Honors and recognition:

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

Selling your Bristol Pines townhome? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a home in Bristol Pines? 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.

What does a Bristol Pines seller get from us?

A Bristol Pines seller gets a price built from the county record for the right phase and county adjusted size, not from a community-wide average. The 24-month window leads, with 18 qualified sales, and we say plainly which window we are quoting.

At listing we gather what a buyer will ask for: the Chapter 720 disclosure summary, the s. 689.302 flood disclosure and the association's 2027 Sales and Lease Package. We also handle the community's open-house and sign rules for the seller, because for-sale signs are not allowed anywhere in Bristol Pines and security must be told the address and times beforehand.

What does a Bristol Pines buyer get from us?

A Bristol Pines buyer gets the questions that matter before the offer. What does the 2027 fee stack come to, and what must be confirmed with the association? Which flood zone does the county map put the exact address in? Which rules govern leasing, pets and approval?

We also plan the timing around the association's approval: the buyer's application is filed 20 days before closing, at $75 per adult, so the closing date has to leave room for it.

Why do county recorded sales matter here?

County recorded sales matter at Bristol Pines because the county file is long and specific. It holds 536 qualified sales since 2006 for the 289 homes, 18 in the last 24 months and 9 in the last 12, so a buyer or seller can see the whole record, not a handful of listings.

These counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them.

Why does the 24-month window lead?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $320,000 to $500,000, at a median of $392,500. The 12-month window holds 9 sales, from $320,000 to $418,000, which is too few for a median.

We state the window every time we quote a figure, so a reader always knows which sales sit behind a number.

Why does the phase matter?

The phase matters because the two phases carry different sales depth, build eras and flood maps. Phase 1 shows 7 qualified sales in 24 months with no median, while Phase 2 shows 11 at a $400,000 median; over 60 months Phase 1 shows 29 at $400,000 and Phase 2 shows 42 at $432,500.

Phase 1 was built in 2006 and 2007 and Phase 2 in 2015 and 2016, and all 156 Phase 1 homes sit in unshaded Zone X while 96 of the 133 Phase 2 homes sit in Zone AH. A price that ignores the phase is built on the wrong sales.

Why do the flood records matter here?

The flood records matter because the county copy of the current FEMA flood map splits the community: all 156 Phase 1 homes are in unshaded Zone X, and Phase 2 splits into 96 Zone AH homes, 15 in shaded Zone X and 22 in unshaded Zone X. Every address is in Evacuation Zone E.

Citizens Property Insurance says that by January 1, 2027, all of its personal residential policies with wind coverage must carry flood insurance (Citizens flood requirement). We check the exact address before we talk about insurance.

Why does county square footage need care here?

County square footage needs care because the smaller square footage some county records show for these homes is the ground-floor base area, not the living area, so it is not a home size. We use the county adjusted area (it counts the garage at a fraction): 1,274 to 2,148 sq ft in Phase 1 and 1,551 to 2,159 sq ft in Phase 2.

Every price per square foot we quote is per county adjusted sq ft, and we compare like with like.

Selling or buying in Bristol Pines? Call Jesse at (239) 898-6072 or start with a free home valuation. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Key Takeaways

Bristol Pines comes down to ten facts that carry the county record for its homes, sales, fees, taxes, flood zones and amenities. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026).

• 289 fee-simple townhomes on Bristol Circle. 156 in Phase 1 (built in 2006 and 2007) and 133 in Phase 2, The Preserve (built in 2015 and 2016 by Sobel Co.), ZIP 34120, unincorporated Collier County, east of Collier Boulevard off Tree Farm Road.
• County adjusted area. 1,274 to 2,148 sq ft in Phase 1 and 1,551 to 2,159 sq ft in Phase 2.
• Sales windows. The last 24 months show 18 qualified sales from $320,000 to $500,000, median $392,500; the last 12 months show 9 sales from $320,000 to $418,000.
• Prices have eased. The 2023 calendar-year median was $470,000 on 10 qualified sales; the 24-month median is $392,500.
• One association. Bristol Pines Community Association, Inc. governs both phases, and the 2027 assessment is $1,461.84 per quarter (4 x $1,461.84 = $5,847.36 a year); confirm with the association before you write an offer.
• No CDD. Collier County's community development district map shows no district at Bristol Circle.
• Taxes. The 2026 millage is 10.3696 mills and the median 2026 total tax bill is $3,478.
• Flood. Phase 1 is all unshaded Zone X; Phase 2 has 96 homes in Zone AH, 15 in shaded Zone X and 22 in unshaded Zone X; every address is in Evacuation Zone E.
• Gate and amenities. A gated two-lane entry with overnight roving security officers, a clubhouse, pool and hot tub, fitness center, a tennis court that also hosts pickleball, and a basketball court.
• Leases and absences. Leases run at least 6 months, no more than twice in 12 months, with no short-term rentals; there is no golf, no marina, no boat docks and no beach.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Bristol Pines
• Key Takeaways
• What Is Bristol Pines, and Where Is It?
• Who Built Bristol Pines, and What Does the Record Show?
• What Is The Preserve at Bristol Pines?
• What Are the Townhomes at Bristol Pines Like?
• What Is the Bristol Pines Real Estate Market Doing?
• Who Runs Bristol Pines, and What Documents Govern It?
• What Are Bristol Pines HOA Fees, and Is There a CDD?
• What Rules Apply at Bristol Pines: Leasing, Pets, Parking and Changes?
• What Does Florida HOA Law Mean for a Bristol Pines Buyer or Owner?
• What Are Property Taxes at Bristol Pines?
• Is Bristol Pines Gated, and What Amenities Does It Have?
• Is There Golf, a Marina or a Beach at Bristol Pines?
• Is Bristol Pines in a Flood Zone?
• What Do Storm and Building Records Show for Bristol Pines?
• How Does Insurance Work for a Bristol Pines Townhome?
• Which Schools Are Near Bristol Pines?
• How Far Is Bristol Pines From Beaches, Hospitals and Shopping?
• What Is Planned Around Bristol Pines?
• Bristol Pines vs Vanderbilt Reserve: Which Fits You?
• Why Buy at Bristol Pines: Honest Pros and Cons
• Thinking of Selling Your Bristol Pines Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Bristol Pines, and Where Is It?

Bristol Pines is 289 fee-simple townhomes on one loop street, Bristol Circle, Naples 34120, in unincorporated Collier County east of Collier Boulevard off Tree Farm Road. The county roll and the association's documents agree on the count, and the table sets out the facts every other answer builds on.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County GIS public layers, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026).

Is Bristol Pines the same as Bristol Place or Bristol Lake?

No. Bristol Pines is not Bristol Place, Bristol Lake, Bristol Cove, Bristol Park or Bristol Square Condominium, and the Tree Farm development at Collier Boulevard and Immokalee Road is a separate place that shares only the road's name.

Check the name and the street before you compare prices or fees, because each of those is its own community with its own records.

Where exactly is Bristol Pines?

Bristol Pines sits east of Collier Boulevard off Tree Farm Road, entered by Bristol Street, in unincorporated Collier County; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34120. It sits beside Golden Gate Estates, not inside it.

How do you get in?

The only street into Bristol Pines is Bristol Street, which leaves Tree Farm Road at the gate; Tree Farm Road meets Collier Boulevard to the west. The association's rules place the front entrance along Tree Farm Road (Rules and Regulations).

Bristol Circle is one loop: Phase 1 holds house numbers 7302 to 7670 on the west and central part of the loop, with the clubhouse near the gate, and Phase 2, The Preserve, holds 7678 to 8001 on the east end.

Is Bristol Pines part of Golden Gate Estates?

No. Bristol Pines sits east of Collier Boulevard off Tree Farm Road, beside Golden Gate Estates, not inside it. The two have separate records, separate rules and separate markets, and the address, the plat and the association tell a reader which one a home belongs to.

Is Bristol Pines inside the City of Naples?

No. The 2026 tax roll puts every Bristol Pines home in millage area 103, which carries the "Unincorp Gen Mstd" levy (0.6844 mills) and no municipal levy. That is the tax-roll proof that Bristol Pines is outside the City of Naples, even though its mailing city is Naples.

What ZIP code is Bristol Pines in?

Bristol Pines is in ZIP code 34120, and its mailing city is Naples. The ZIP code is a mail routing label, not a city boundary: the community is in unincorporated Collier County.

How many homes are in Bristol Pines?

Collier County's 2026 roll records 289 townhomes in Bristol Pines: 156 in Phase 1 and 133 in Phase 2, The Preserve at Bristol Pines. Every one of the 289 lots carries a home in the county's building records; no vacant home lot remains.

Are Bristol Pines homes condos or townhomes?

Bristol Pines homes are fee-simple townhomes on platted lots, not a condominium: each owner holds a lot with a unit on it, and the walls shared between units are party walls under the recorded declaration (Amended and Restated Declaration).

Is Bristol Pines one community or two?

Bristol Pines was planned as one community: the county numbers its lots 1 to 289 straight through both phases, and one association, one declaration, one gate and one quarterly assessment cover every home, with no separate association for The Preserve.

Is Bristol Circle the only street?

Yes. Bristol Circle is one loop, and Bristol Street is the short entry road that connects it to Tree Farm Road at the gate. Phase 1 holds house numbers 7302 to 7670 on the west and central part of the loop, and Phase 2, The Preserve, holds 7678 to 8001 on the east end.

How big is the property?

Bristol Pines covers about 42.5 acres on the county's parcel records; Collier County's PUD records list about 42.61 acres. The recorded legal description puts Phase I at about 22.8 acres and Phase II at about 20.2 acres, with Phase II running south of Phase I to the edge of the Vanderbilt Country Club 2 plat (Amended and Restated Declaration).

What are the common tracts?

Beside the 289 homes, the county roll lists the community's common tracts: the clubhouse tract at 7461 Bristol Circle, the court tract at 7456 Bristol Circle, a small entry structure tract on Bristol Street, two lake tracts, two road tracts, three preserve tracts and several small open-space tracts.

Is Bristol Pines gated?

Yes. Bristol Pines has a gated two-lane entry: a resident lane opened by vehicle transponders and a visitor lane that uses entry passes residents issue through an app. The association's 2027 Sales and Lease Package lists overnight roving security officers among the services the assessment covers (2027 Sales and Lease Package).

What zoning applies?

Collier County's zoning records list the Bristol Pines planned unit development, petition PUD-2003-AR-6084, approved by Ordinance 05-64 on November 15, 2005, on about 42.61 acres (county PUD master list).

Are there vacant lots?

No. Every one of the 289 lots carries a home in the county's building records; no vacant home lot remains. Any construction inside Bristol Pines is renovation or replacement of existing homes and common facilities.

Which neighboring communities have their own pages?

Summit Place in Naples, a separate condominium community, shares the Collier Boulevard frontage beside Bristol Pines, and Phase II's southern edge meets the Vanderbilt Country Club 2 plat. Nearby communities with their own McGreevy and Comisar pages include Vanderbilt Country Club, Valencia Lakes, Indigo Lakes and Golden Gate Estates; each is a separate community with its own rules and market.

Interstate 75 is about 5.3 road miles away at Exit 111, Immokalee Road, about 10 minutes with no traffic.

Who Built Bristol Pines, and What Does the Record Show?

Bristol Pines was started by a recorded declarant in 2005, built in two phases, with Phase 2 built by Sobel Co., and the public record names each handoff. The table lists what the records show, in order, with the entity or agency behind each row.

Data updated: November 2026 (Bristol Pines Community Association recorded documents; Business Observer; 13th Floor Homes; Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026).

Bristol Pines on the record

Who was the original developer?

The recorded declaration names Waterways Joint Venture IV, a Florida general partnership with an address on Summit Place Circle, as the original declarant in 2005 and 2006 (Amended and Restated Declaration).

Who took over after the first developer?

Goodland Bristol Summit, LLC recorded two amendments as successor developer in 2010 (2010 amendment), and Bristol Pines, LLC signed a certificate of amendment as declarant in January 2017 (2017 certificate).

The January 2017 amendment was signed while the declarant still had board-election rights.

What did 13th Floor Homes buy?

13th Floor Homes' own portfolio page lists Bristol Pines as '13 Townhomes & 133 Homesites' and says it sold the townhome inventory at retail and the homesites to an 'active Naples builder'; the page gives no date or price (13th Floor Homes).

13th Floor Homes, founded in 2009, lists Bristol Pines as one of two Naples communities among the 23 Florida communities in its portfolio (13th Floor Homes; portfolio); in 2011 the Business Observer reported its Miami affiliate buying the partly built Sierra Grande development in Naples, the same kind of stalled-project purchase (Business Observer, 2011).

Who built Phase 2, The Preserve?

Sobel Co. built the 133 Phase 2 townhomes (The Preserve): the Business Observer listed 'Bristol Pines, a 133-unit townhome community in Naples' among Sobel Co.'s Southwest Florida projects in May 2020 (Business Observer). The numbers match: 133 homesites on 13th Floor's page, 133 units on Sobel's list and 133 Phase 2 homes on the county roll; no deed we have names the buyer of the homesites.

Who is Sobel Co.?

Sobel Co. is a family-owned Boca Raton builder founded in 1958, per its own site (Sobel Co.); in 2013 the Business Observer reported a Sobel entity buying a stalled Fort Myers townhome community, Portofino Springs, to finish it, the same pattern as Phase 2 here (Business Observer, 2013).

Who built Phase 1?

The builder and floor-plan names of the Phase 1 homes, Sobel Co.'s plan names for Phase 2, the recorded Phase 2 plat reference, the PUD ordinance's approved unit count and the date owners took control of the board: Information not available at time of publishing (checked 2026-11-04).

The Collier County Clerk's official records, Collier County's zoning files and the association hold those documents.

When were the homes built?

Phase 1's 156 homes were built in 2006 and 2007, and Phase 2's 133 homes, The Preserve, in 2015 and 2016. The county's building records show 60 Phase 1 homes in 2006 and 96 in 2007, and 40 Phase 2 homes in 2015 and 93 in 2016.

Why do a few Phase 2 homes show later years?

A few Phase 2 homes show later years on the county roll because a screen enclosure or deck was added later, not because the home was built then. The homes themselves were built in 2015 and 2016.

What happened to the Phase 2 lots between 2008 and 2013?

County sales records show the 133 unbuilt Phase 2 lots changing hands in bulk several times between 2008 and 2013, before the first finished Phase 2 homes sold in 2015.

The original declarant gave an address on Summit Place Circle, and a single 2008 recorded instrument covered both the 133 unbuilt Phase 2 lots and 98 lots in Summit Place in Naples next door; 13th Floor Homes' portfolio lists Summit Place too, as '30 Townhomes & 98 Homesites' (13th Floor Homes, Summit Place).

When was the zoning approved?

Collier County's zoning records list the Bristol Pines planned unit development, petition PUD-2003-AR-6084, approved by Ordinance 05-64 on November 15, 2005, on about 42.61 acres (county PUD master list).

What did the first sales look like?

The original Phase 1 sales, mostly new homes, ran at a $235,600 median on 34 qualified sales in 2006 and a $274,300 median on 102 in 2007. The original Phase 2 sales, also mostly new homes, ran at a $264,050 median on 30 qualified sales in 2015 and a $275,050 median on 84 in 2016.

These are county recorded sales the county marks as qualified; they say what buyers paid then, not what a home is worth now.

What does the recorded declaration say about the entrance bridge?

The recorded declaration describes a bridge the declarant was to build from Collier Boulevard to the property and says that if Tree Farm Road were ever opened to the public, a Bridge Agreement with Collier County could require the bridge's removal, funded by a Bridge Relocation Reserve; ask the association whether any obligation or reserve remains (Amended and Restated Declaration).

Thinking About Bristol Pines? Start With a County-Based Number

Bristol Pines has 18 qualified recorded sales in the last 24 months at a $392,500 median, and 9 in the last 12 months from $320,000 to $418,000. Those are the numbers we start from, then we match them to your phase and your home's county adjusted size.

Selling? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying? Call Marc at (239) 287-5873 or see how we represent buyers.

What Is The Preserve at Bristol Pines?

The Preserve at Bristol Pines is Phase 2 of Bristol Pines, 133 townhomes built in 2015 and 2016 by Sobel Co., under the same association, gate, amenities and quarterly assessment as Phase 1. The table sets the two phases side by side on the county record.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026).

Is The Preserve a separate community?

No. The Preserve at Bristol Pines is not a separate community: it is Phase 2 of Bristol Pines, 133 townhomes built in 2015 and 2016 by Sobel Co., under the same association, gate, amenities and quarterly assessment as Phase 1. Bristol Pines was planned as one community, with lots numbered 1 to 289 straight through both phases.

Does The Preserve have its own HOA or fee?

No. The recorded documents and the association's 2027 package show one association for both phases, with no separate association for The Preserve. Every Bristol Pines home carries the same 2027 assessment, $1,461.84 per quarter, per the association's 2027 Sales and Lease Package (2027 Sales and Lease Package); confirm with the association before you write an offer.

Why is it called The Preserve?

The name follows the preserve tracts of Phase 2, which the recorded declaration's Preserve Area Management Plan covers with 'Nature Preserve' signage. On the county roll Phase 2 carries preserve tracts of 3.83 and 0.31 acres, and Phase 1 carries one of 1.00 acre.

Who built The Preserve, and when?

Sobel Co. built the 133 Phase 2 townhomes (The Preserve), per the Business Observer's May 2020 list of Sobel Co.'s Southwest Florida projects (Business Observer). County building records put 40 of the homes in 2015 and 93 in 2016.

Where is The Preserve on Bristol Circle?

The Preserve holds house numbers 7678 to 8001 on the east end of the Bristol Circle loop. Phase 1 holds 7302 to 7670 on the west and central part of the loop, with the clubhouse near the gate.

How big are The Preserve's homes?

Collier County's building records give Phase 2 a county adjusted area (it counts the garage at a fraction) of 1,551 to 2,159 sq ft, median 1,972; half of Phase 2 falls between 1,957 and 1,978 sq ft.

Listing descriptions describe two-story Phase 2 homes of about 1,870, 1,945 and 2,025 sq ft under air, with two-car garages, 3 bedrooms in most and 4 bedrooms in the largest; listing descriptions vary from listing to listing, so confirm each home's layout and size with the seller.

How do Phase 1 homes differ?

Collier County's building records give Phase 1 a county adjusted area (it counts the garage at a fraction) of 1,274 to 2,148 sq ft, median 1,814; half of Phase 1 falls between 1,625 and 2,040 sq ft. Listing descriptions describe one-car or two-car garages in Phase 1.

16 Phase 1 homes are a one-story plan of about 1,268 sq ft, per county building records and listing descriptions.

Do both phases share the gate and amenities?

Yes. Bristol Pines has a gated two-lane entry for both phases, and the clubhouse tract at 7461 Bristol Circle and the court tract at 7456 Bristol Circle serve every home. The clubhouse and courts sit on the Phase 1 side of the loop, and a Phase 2 owner uses the same amenity set under the same association.

How do sale prices compare by phase?

Over 24 months, Phase 1 shows 7 qualified sales from $320,000 to $445,000 with no median, and Phase 2 shows 11 with a $400,000 median. Over 60 months, Phase 1 shows 29 at a $400,000 median and Phase 2 shows 42 at a $432,500 median.

Seven sales is too few for a median, so a Phase 1 price rests on the 60-month window until more sales record.

How do flood zones differ by phase?

On Collier County's copy of the current FEMA flood maps (panels 12021C0218H and 12021C0214H, effective May 16, 2012), all 156 Phase 1 homes are in unshaded Zone X, outside the special flood hazard area. Phase 2, The Preserve, splits three ways: 96 of its 133 homes are in Zone AH, a special flood hazard area for shallow flooding, 15 are in shaded Zone X and 22 are in unshaded Zone X. Check any single address on FEMA's Flood Map Service Center.

Collier County's elevation certificate records list a certificate for each of the 133 Phase 2 homes and none for the 156 Phase 1 homes.

How do taxes compare by phase?

The 2026 median total tax bill is $3,008 in Phase 1 and $3,880 in Phase 2. Median just value is $347,096 in Phase 1 and $366,722 in Phase 2, and both phases sit in millage area 103 at 10.3696 mills.

How much of each phase is homesteaded?

On the 2026 roll, 88 of the 156 Phase 1 homes (56 percent) and 63 of the 133 Phase 2 homes (47 percent) carry the homestead exemption. That is a tax fact about the roll, and it says nothing about any one home.

Does The Preserve have a lake?

The county roll lists two lake tracts, 2.30 acres in Phase 1 and 2.06 acres in Phase 2. The community's two lake tracts and three preserve tracts sit among the buildings, so some homes back up to water or preserve; check the view for a specific home.

Where do I find Preserve listings?

Current listings for both phases are on the same Bristol Pines page our Domain Realty Group team keeps. The Preserve is Phase 2 of Bristol Pines, so a search for Bristol Pines covers both phases.

Selling in The Preserve? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Bristol Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.

What Are the Townhomes at Bristol Pines Like?

Bristol Pines' 289 townhomes have a county adjusted area of 1,274 to 2,148 sq ft in Phase 1 and 1,551 to 2,159 sq ft in Phase 2, and listing descriptions give them 3 or 4 bedrooms with 2.5 to 3 baths. Plan type, garages and screen enclosures come from the county's building records.

Data updated: November 2026 (Collier County Property Appraiser public data files, 2026 roll and building records, download dated October 27, 2026; published listing descriptions for Bristol Pines homes, 2024 to 2026).

This table shows the spread of county adjusted area in each phase, from the county's building records:

How big are Bristol Pines townhomes?

Collier County's building records give Bristol Pines homes a county adjusted area (it counts the garage at a fraction) of 1,274 to 2,148 sq ft in Phase 1, median 1,814, and 1,551 to 2,159 sq ft in Phase 2, median 1,972; half of Phase 1 falls between 1,625 and 2,040 sq ft and half of Phase 2 between 1,957 and 1,978. Phase 2, marketed as The Preserve at Bristol Pines, is the tighter group: its middle half spans only 21 sq ft.

Why do some county records show a smaller size?

The smaller square footage some county records show for these homes is the ground-floor base area, not the living area, so it is not a home size. Compare homes on the county adjusted area, which counts the garage at a fraction, and confirm the exact layout and living area with the seller.

What sizes do listings describe?

Listing descriptions for Bristol Pines homes give under-air sizes of about 1,667 to 1,701 sq ft for Phase 1 inside units, about 1,922 sq ft for a matched Phase 1 end unit, and about 1,870, 1,945 and 2,025 sq ft for Phase 2 plans. This table matches each plan type, by county footprint, to its county adjusted area and its listing description:

Re-added: 16 + 58 + 82 = 156; 57 + 30 + 30 + 16 = 133; 156 + 133 = 289. Listing descriptions vary from listing to listing, especially on baths; confirm each home's layout and size with the seller.

How many bedrooms and baths?

Listing descriptions describe Bristol Pines townhomes as 3 or 4 bedrooms with 2.5 to 3 baths, mostly two stories, with one-car or two-car garages in Phase 1 and two-car garages in Phase 2. The county roll leaves the bedroom and bath fields blank, so the listing descriptions are the layout wording available, and they are not association statements. The four-bedroom wording attaches to the Phase 2 interior pairs, the largest county footprint.

Are there one-story homes?

16 Phase 1 homes are a one-story plan of about 1,268 sq ft, per county building records and listing descriptions. Their county adjusted area is 1,274 sq ft, the smallest in the community, and listing descriptions give them 3 bedrooms and 2 baths on one level. The county's records do not identify a one-story plan in Phase 2, so a buyer who wants a single level should ask for the floor plan of each Phase 2 home before assuming one.

Do the homes have garages?

Per listing descriptions, Phase 1 two-story homes have a one-car or two-car garage, and every Phase 2 two-story plan has a two-car garage. In Phase 1 the inside units are described with a one-car garage and the end and next-to-end units with two. The listing descriptions available say nothing about a garage for the one-story plan, so this page makes no garage claim for it; ask the seller.

Do the homes have private pools or screened lanais?

Collier County's building records show a screen enclosure on 73 Phase 1 homes and 52 Phase 2 homes; no home parcel carries a private pool, and the community pool and spa sit on the clubhouse tract. A screen enclosure is a permitted addition, so a buyer should ask the seller for the permit and for the date it went up. A few Phase 2 homes show later years on the county roll because a screen enclosure or deck was added later, not because the home was built then.

What do homes look out on?

The community's two lake tracts and three preserve tracts sit among the buildings, so some homes back up to water or preserve; check the view for a specific home. The two lake tracts are 2.30 acres in Phase 1 and 2.06 acres in Phase 2, and the three preserve tracts total 5.14 acres. Views differ by building and by unit within a building, and the county roll records no view for any home, so stand in the yard before you rely on a listing description.

What building code applied?

Phase 1 homes went up in 2006 and 2007, while the 2004 Florida Building Code was in effect (October 1, 2005, with supplements to July 1, 2007). Phase 2 homes carry 2014 and 2015 permit dates on the county's elevation certificate records, inside the period the 2010 Florida Building Code was in effect (March 15, 2012 to June 29, 2015), per the Florida Building Commission effective dates. Those are the code periods, not an inspection of any one home.

What should I ask about the roof and windows?

Roof covering, wall construction and window or shutter protection vary by home and by any replacement since; ask the seller for the roof type and age, the wind mitigation report and the permits. Because the recorded declaration and the association's 2027 package describe roof duty differently, also ask the association in writing who is responsible for a given roof today. A roof replaced under a permit leaves a record the seller or the county can produce.

What Is the Bristol Pines Real Estate Market Doing?

Bristol Pines recorded 18 qualified sales in the 24 months through mid-October 2026, from $320,000 to $500,000, at a median of $392,500, which is $204 per county adjusted sq ft. The newest qualified sale in the county file is August 27, 2026. Prices have eased from the 2023 to 2024 peak.

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 289 homes: 536 sales since 2006. These counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them. This table shows each window, with its median per county adjusted sq ft where the window has 10 or more sales:

What happened in the last 12 months?

The county file records 9 qualified sales in the 12 months through October 16, 2026, from $320,000 to $418,000. Nine is under 10, so the county tables give no median for the window. Five of the nine were Phase 1 homes and four were Phase 2 homes. The newest qualified sale is August 27, 2026, a Phase 1 home at $325,000, so the file holds no qualified sale recorded in September or the first half of October 2026.

What do the last 24 months show?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $320,000 to $500,000, at a median of $392,500, or $204 per county adjusted sq ft. Seven of the 18 were Phase 1 homes and 11 were Phase 2 homes. Every headline figure on this page uses the same wording: 18 qualified sales in the 24 months through mid-October 2026, median $392,500.

Why does the 24-month window lead?

A median needs enough sales behind it to mean something, and the county tables hold the line at 10. The 12-month window has 9 sales, one short, so it shows a range and no median. The 24-month window is the next step out and has 18, so it is the most recent window that supports a median. The 24-month median also re-checks from the sorted prices: the 9th and 10th values are $385,000 and $400,000, which average to $392,500.

Every qualified sale in the last 36 months

This table lists the 33 qualified sales recorded in the 36 months through October 16, 2026, by date, price, county adjusted sq ft and phase. The last 24 months are the 18 rows from October 22, 2024 on, and the last 12 months are the 9 rows from January 8, 2026 on.

What was the highest sale?

The highest qualified price in the county file is $535,000, recorded August 13, 2024 for a Phase 2 home of 1,972 county adjusted sq ft. It is the top of the 36-month and 60-month ranges. The 24-month range tops out at $500,000, a Phase 2 home recorded December 3, 2024 at 2,153 county adjusted sq ft.

What do 36, 60 and 120 months show?

The 36-month window holds 33 qualified sales from $320,000 to $535,000, at a median of $410,000, or $215 per county adjusted sq ft. The 60-month window holds 71 from $302,000 to $535,000, at a median of $418,000, or $222 per county adjusted sq ft. The 120-month window holds 222 from $179,000 to $535,000, at a median of $305,450, or $157 per county adjusted sq ft. The 120-month window reaches back to late 2016, when Phase 2 original sales were still being recorded.

What does the full county file show?

The full county file holds 536 qualified sales since 2006, from $101,000 to $535,000, at a median of $270,000, or $144 per county adjusted sq ft. That total is the sum of every year in the county file, 536 in all. It includes the original sales of both phases and the resale years between them, so it describes the community's whole record, not today's price level.

Every year in the county file

This table gives qualified sales by calendar year, with a median only where a year has 10 or more sales. The rows for 2006 and 2007 are original Phase 1 sales, mostly new homes, and the rows for 2015 and 2016 include original Phase 2 sales, mostly new homes.

Re-added: 34 + 102 + 17 + 3 + 11 + 8 + 13 + 6 + 12 + 44 + 92 + 28 + 14 + 19 + 30 + 40 + 21 + 10 + 17 + 6 + 9 = 536. Of the 2015 and 2016 sales, the county file shows 30 original Phase 2 sales in 2015 at a median of $264,050 and 84 in 2016 at a median of $275,050.

How do Phase 1 and Phase 2 compare?

Phase 2 has the deeper recent record: 11 qualified sales in 24 months at a median of $400,000, against 7 in Phase 1 with no median. Over 60 months, Phase 1 has 29 sales at $400,000 and Phase 2 has 42 at $432,500. This table sets the phases side by side by window:

Re-added: 5 + 4 = 9; 7 + 11 = 18; 11 + 22 = 33; 29 + 42 = 71; 87 + 135 = 222.

Do larger homes sell for more?

Within the county file, the largest band has the most sales and the highest medians. In the 1,900 to 2,199 sq ft band, 185 homes, the 24-month window shows 12 sales at a median of $405,000, or $204 per county adjusted sq ft, and the 60-month window shows 49 at $437,000, or $221. The 1,600 to 1,899 band shows 6 sales in 24 months from $320,000 to $445,000 with no median, and 14 in 60 months at $382,500. This table gives all three bands:

Re-added: 45 + 59 + 185 = 289; 0 + 6 + 12 = 18; 8 + 14 + 49 = 71.

Are prices rising or falling?

Bristol Pines prices have eased from the 2023 to 2024 peak: calendar-year medians were $437,000 in 2022, $470,000 in 2023 and $440,000 in 2024, and the 9 qualified sales recorded in 2026 ran from $320,000 to $418,000. The county tables give no cause for the move and this page makes no forecast. A buyer or seller should read the 24-month and 60-month windows together and price a specific home against recent sales of its own phase and size.

How have resales moved?

Among resales in the last 60 months, the county file pairs 71 homes with an earlier qualified sale; the median change across those 71 pairs is +55 percent, in nominal dollars, not adjusted for inflation, improvements or holding period. The figure describes pairs of sales in the county record, not an annual rate and not a prediction for any single home.

Were any deeds left out of the counts?

The county file also shows two priced deeds on Phase 1 homes in 2025, at $375,000 and $250,000, that it did not mark as qualified; they are not in any count or median on this page. A buyer or seller comparing against these tables should know that those two deeds were left out.

What does the MLS show?

Active listings, days on market and list-to-sale ratios from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-11-04).

For current Bristol Pines listings, see our Domain Realty Group page.

What does a sale look like per square foot?

Over 24 months the median is $204 per county adjusted sq ft, and over 60 months it is $222 per county adjusted sq ft. County adjusted area counts the garage at a fraction, so the figure is a yardstick for comparing Bristol Pines homes with one another, not the price per square foot of living area. Compare like with like: a Phase 2 home against Phase 2 sales of a similar county adjusted size, and a Phase 1 home against Phase 1.

How should a seller read these numbers?

Start with the 24-month and 60-month windows: 18 sales at a median of $392,500 and 71 at $418,000. Then narrow to the home's phase and county adjusted size, because Phase 2 carries a higher 60-month median ($432,500) than Phase 1 ($400,000) and the 1,900 to 2,199 band sells at a higher median than the smaller bands. The numbers describe past recorded sales; they do not forecast a future price, and a county median is a starting point for pricing, not a valuation.

Selling your home at Bristol Pines? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Bristol Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Who Runs Bristol Pines, and What Documents Govern It?

Bristol Pines Community Association, Inc. governs both phases under one recorded declaration, and KW Property Management and Consulting manages it from an on-site office in the clubhouse at 7461 Bristol Circle. We read the association's published declaration, its 2010 and 2017 amendments, its rules and its 2027 sales and lease package.

Data updated: November 2026 (Bristol Pines Community Association documents as published by its manager, including the 2027 Sales and Lease Package, updated October 30, 2026).

This table lists the association's published documents, with the recording references the association's own copies carry:

What is the association's legal name?

Bristol Pines Community Association, Inc., a Florida not-for-profit corporation, governs both phases under the Amended and Restated Declaration of Covenants and Restrictions of Bristol Pines (Amended and Restated Declaration; Articles). Use that name in an offer, an estoppel request or a records search, because it is the entity that holds the assessment lien and approves sales.

Is there a separate association for The Preserve?

The recorded documents and the association's 2027 package show one association for both phases, with no separate association for The Preserve. Phase 2 owners pay the same quarterly assessment, use the same gate and amenities and answer to the same declaration as Phase 1 owners. A listing that shows a separate fee line for Phase 2 should be checked against the association's package before a buyer relies on it.

Why might I see the name Tuscany Preserve?

The association's articles were first filed under the name Tuscany Preserve Community Association, Inc. and were amended and restated in June 2006 under the name Bristol Pines Community Association, Inc. (Articles). A reader who finds the older name in a records search is looking at the same corporation.

Who manages Bristol Pines?

KW Property Management and Consulting manages the association from an on-site office in the clubhouse at 7461 Bristol Circle, and the association publishes its governing documents, rules and sales and lease package on its manager-hosted site (association site; 2027 Sales and Lease Package). Owners and buyers request estoppel certificates, applications and gate transponders through that office.

Who were the declarants?

The recorded declaration names Waterways Joint Venture IV, a Florida general partnership, as the original declarant in 2005 and 2006; Goodland Bristol Summit, LLC recorded two amendments as successor developer in 2010; and Bristol Pines, LLC signed a certificate of amendment as declarant in January 2017 (Amended and Restated Declaration; 2010 amendment; 2017 certificate). The January 2017 amendment was signed while the declarant still had board-election rights.

How are the documents amended?

Since January 2017, the declaration may be amended by two-thirds of the owners present at a meeting with a quorum (2017 certificate). The same certificate sets an odd-numbered board of 3 or more. A buyer should read the current recorded amendments, not just the 2006 restatement, because the 2010 and 2017 amendments changed leasing, transfer approval, assessments and voting.

Who handles roofs and painting?

The recorded 2006 declaration describes association painting and roof work, while the association's 2027 package says owners are responsible for roofs and painting; ask the association which governs today and get it in writing. The 2027 package adds that owners also handle pressure washing of the home, roof, pavers and entry, and repaint in the existing color with association approval (2027 Sales and Lease Package).

What does the 2010 amendment change for lenders?

A March 2010 amendment limits a foreclosing first mortgage lender's liability for past-due assessments to the lesser of six months of assessments or 1 percent of the original mortgage debt (2010 amendment, OR 4551). The same amendment addresses lien priority. A buyer using a mortgage can give the lender this amendment along with the manager's lender questionnaire.

Can I see the budget and reserves?

The association's 2027 budget, reserve schedule and any special assessment in progress: Information not available at time of publishing (checked 2026-11-04). Owners see them on the association's owner portal; buyers ask for them and read the estoppel certificate, which states what is owed on the account.

What Are Bristol Pines HOA Fees, and Is There a CDD?

Bristol Pines' 2027 association assessment is $1,461.84 per quarter, or $5,847.36 a year, for every home in both phases, and there is no community development district on the county's district map. The other charges are one-time or on request. Confirm with the association before you write an offer.

Data updated: November 2026 (Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026; the manager's posted estoppel fees, checked 2026-11-04; Collier County 2026 tax roll).

This table, "What a Bristol Pines owner or buyer pays, by layer," lists each charge with its source (2027 Sales and Lease Package; KWPMC estoppel page):

Confirm every figure with the association before you write an offer.

How much are the HOA fees?

The association's 2027 Sales and Lease Package sets the assessment at $1,461.84 per quarter, due January 1, April 1, July 1 and October 1, with a $25 late fee plus interest. Listing records show $1,425 per quarter for 2026, which is a listing figure, not an association statement. One assessment applies to every home in both phases; confirm with the association before you write an offer.

What does a year of fees come to?

$1,461.84 a quarter comes to 4 x $1,461.84 = $5,847.36 a year, or $5,847.36 ÷ 12 = $487.28 a month, at the 2027 rate; confirm with the association before you write an offer. The monthly figure is an equivalent for comparing with other communities, not a billing schedule, because the association bills by the quarter.

What do the fees cover?

The 2027 assessment covers lawn care, irrigation maintenance and repair, lawn pesticide, herbicide and fertilizer treatment, bi-monthly basic pest control, basic cable, basic Wi-Fi and overnight roving security officers, along with the clubhouse, pool and hot tub, fitness center, tennis and pickleball court, basketball court and the on-site management office, per the association's 2027 Sales and Lease Package; confirm with the association before you write an offer.

What is not covered?

The association's 2027 package lists roof maintenance and leak repair, exterior painting and pressure washing as the owner's responsibility. The recorded declaration also makes each owner responsible for insuring the unit, and the recorded 2006 text describes roof and paint duty differently, so ask the association which governs today and get the answer in writing. Insurance on the building is a separate cost.

What does a buyer pay at closing?

A resale buyer pays the capital contribution of 2 x $1,461.84 = $2,923.68 at the 2027 rate, plus the $75 application for each adult applicant; with two adult applicants that is $2,923.68 + $150 = $3,073.68 in association charges at closing. The purchase contract says who pays the estoppel certificate; confirm every figure with the association before you write an offer.

What does the estoppel cost?

The manager's posted estoppel fee is $335 for standard delivery within 10 business days and $446 for rush delivery within 3, plus $179 if the account is delinquent (checked 2026-11-04); confirm with the association before you write an offer. The manager also posts a lender questionnaire fee of $135, or $234 rush, with the same attribution and date. The purchase contract decides who pays for each.

Are there special assessments?

The association's public documents show no special assessment; the declaration lets the board levy one, and the estoppel certificate states any amount owed on a given home. A buyer who wants to know whether one is planned should ask for the budget, the reserve schedule and the board's minutes through the owner portal, and should read the estoppel certificate when it arrives.

Is there a CDD?

Collier County's community development district map shows no district at Bristol Circle, and the recorded declaration, its amendments and the association's 2027 package never mention one. The 2026 county roll shows county non-ad valorem charges, such as solid waste, on every Bristol Pines home, with a maximum of $270; the tax bill names each line.

What do Bristol Pines homes cost to carry each year?

The 2027 assessment of $5,847.36 plus the 2026 median total tax bill of $3,478 comes to $5,847.36 + $3,478 = $9,325.36 a year, before insurance and utilities; a specific home's tax bill can be higher or lower. Insurance on the building is the owner's cost under the recorded declaration, and a quote for the specific address is how to put a number on it.

How do Bristol Pines fees compare with Naples?

Gulfshore Business reported in July 2026 a median association fee of $711 a month in the Naples-Marco Island area, with local fees rising about 8 percent a year since the pandemic (Gulfshore Business). Bristol Pines' monthly equivalent is $487.28. The two figures are not like for like: the Gulfshore number is a regional median across many communities, and Bristol Pines' assessment is a quarterly charge with the services listed in the association's package.

Selling your home at Bristol Pines? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Bristol Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Rules Apply at Bristol Pines: Leasing, Pets, Parking and Changes?

Bristol Pines leases run at least 6 months, a unit may be leased no more than twice in any 12 months, and short-term or Airbnb rentals are not allowed. Pets, parking, signs and exterior changes have their own recorded rules. Each rule comes from the declaration, its amendments, the rules or the 2027 package.

Data updated: November 2026 (Bristol Pines Community Association declaration, 2010 amendment, Rules and Regulations and 2027 Sales and Lease Package, updated October 30, 2026).

Can I rent out my Bristol Pines townhome?

Bristol Pines leases run at least 6 months, a unit may be leased no more than twice in any 12 months, subleasing is not allowed, and short-term or Airbnb rentals are not allowed. Every lease applicant needs a 700 credit score, tenants re-apply every year, and the application costs $75 per adult, filed 20 days before the lease starts; the board acts within 5 business days on a complete file (2010 amendment; Rules; 2027 package).

Are short-term or seasonal rentals allowed?

No. Short-term and Airbnb rentals are not allowed, the minimum lease is 6 months, and a unit may be leased no more than twice in any 12 months. A seasonal arrangement of a few months therefore cannot be written as a short rental; a lease of at least 6 months is the shortest the recorded documents allow. A buyer who plans to lease a unit should read the leasing sections of the declaration and the 2010 amendment first.

What does a tenant need to qualify?

Every lease applicant needs a 700 credit score and files an application at $75 per adult, 20 days before the lease starts, and tenants re-apply every year at the lease anniversary. The board acts within 5 business days on a complete lease file, per Declaration section 9(t) as amended. The association approves every purchase and lease on an application filed 20 days ahead, so an owner should file early.

How many people may live in a leased unit?

Under section 9(t) of the recorded declaration, a leased unit may house no more than 6 persons in a 3-bedroom unit or 4 in a 2-bedroom unit. That is the recorded occupancy limit for a leased unit, and it is the number to check against a lease before an application goes in.

Are pets allowed?

Bristol Pines allows common household pets, no more than two per unit without written consent; pit bull terriers are excluded by name, owners have documented a pet's breed under the 2010 amendment's insurance-guideline rule, and pets stay leashed outdoors, never tied out or kenneled outside. A buyer with a pet should confirm breed and number with the association before closing, because the exclusion is by name.

Does the association approve buyers?

The association approves every sale: buyers file an application 20 days before closing, at $75 per adult. The approval timing matters for a closing date, because a contract that closes sooner than 20 days after the application leaves no room. Ask the manager what the application needs, and file it as soon as the contract is signed.

Where can I park?

Residents park in their garage and driveway only, with no street parking. Each household has two guest hang tags, and the clubhouse lot is available overnight only with a hang tag. A driveway fits the household's own vehicles, so a buyer with more vehicles than the garage and driveway hold should count them before making an offer.

Can I keep a boat, RV or trailer?

Commercial vehicles, recreational vehicles, boats, campers and trailers may be kept only inside a garage, small non-motorized "Permitted Boats" only where the association allows, and there is no boat or RV storage lot. A buyer with a boat, camper or trailer needs a plan for storage off site, because the community has no lot, no docks and no waterway access.

Do exterior changes need approval?

Every exterior change, from windows, screens and landscaping to paint, satellite dishes, fences and solar devices, needs the Architectural Control Committee's written approval first. Owners who repaint do so in the existing color with association approval, per the 2027 package. A seller who has made an exterior change should have the approval letter on hand, because a buyer and a lender may ask for it.

What are the sign and open-house rules?

For-sale signs are not allowed anywhere in Bristol Pines; open houses run Saturday and Sunday from 9 a.m. to 6 p.m., with signs only at the front entrance outside the gate on Tree Farm Road and one in the front yard, and security must be told the address and times beforehand. A seller plans an open house around those hours and the gate, since guests enter through the visitor lane.

What are the fines?

A second violation of the same rule within 12 months draws a $100 fine and a third $100 a day up to $1,000; misusing guest entry passes can draw a fine of up to $1,000.

When do trash bins go out?

Bins go out no earlier than 5 p.m. the day before pickup and come back in by 9 p.m. on pickup day, and the rules warn that cans left out invite bears and other wildlife.

What Does Florida HOA Law Mean for a Bristol Pines Buyer or Owner?

Bristol Pines sits under Chapter 720 of the Florida Statutes, which gives a buyer a disclosure summary, an estoppel certificate on a deadline and a flood disclosure, and gives owners added rights under HB 1203. Each rule names its statute or source; confirm the current text with an attorney.

Data updated: November 2026 (Florida Statutes sections 720.401, 720.30851, 689.302 and 720.306; HB 1203 summaries from UF/IFAS, Becker and the National Law Review; Florida Department of Business and Professional Regulation).

What must a seller give a buyer before the contract?

Before a buyer signs a contract for a home in an association like Bristol Pines, the seller must give a written disclosure summary of mandatory membership, the recorded covenants, assessments and the association's lien rights; if it comes after signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401).

Can a buyer cancel if the summary comes late?

Yes, within the statute's window. If the disclosure summary reaches the buyer after the contract is signed, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). A seller who hands the summary over with the first offer closes that question, which is why we gather it at listing for Bristol Pines sellers.

What is an estoppel certificate, and how fast must it come?

Florida law requires the association to deliver an estoppel certificate within 10 business days of a request, effective for 30 days (35 if delivered by mail), stating what is owed and whether transfer approval applies; the statute caps the fee (s. 720.30851; Florida Statutes 720.30851). The manager's posted Bristol Pines estoppel fees are $335 standard and $446 rush, plus $179 if the account is delinquent (checked 2026-11-04), and the purchase contract says who pays.

What flood disclosure does a Florida seller give?

A Florida seller of residential property gives the buyer a flood disclosure at or before the contract: whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or has received federal flood assistance, and a notice that homeowners insurance does not cover flood (s. 689.302). It applies to a Bristol Pines sale in either phase.

Can the association change the rental rules?

Florida law makes a rental restriction adopted after July 1, 2021 binding only on owners who take title later or who consent, except limits on rentals shorter than 6 months or more than 3 times a year; Bristol Pines' 6-month and twice-a-year limits come from the 2006 declaration and the 2010 amendment (s. 720.306). This is a frame, not a legal opinion on any board rule.

What did HB 1203 change for owners?

Florida's 2024 HOA law, HB 1203, effective July 1, 2024, requires associations with 100 or more parcels to post their documents on a website or app by January 1, 2025, protects parking a personal pickup truck in a driveway, limits fines for leaving trash cans out and for holiday decorations, and lets an owner fix a violation before the hearing; owners may request a detailed accounting of what they owe (UF/IFAS; Becker; National Law Review). Bristol Pines' 289 homes put it over the 100-parcel line.

Which state agency oversees HOAs?

The state's Division of Florida Condominiums, Timeshares and Mobile Homes regulates condominiums, cooperatives, timeshares and mobile home parks; a homeowners association like Bristol Pines' is governed by Chapter 720 and its own documents (DBPR). A dispute with the association therefore turns on the recorded documents and the statute.

What Are Property Taxes at Bristol Pines?

Bristol Pines homes are taxed at 10.3696 mills in millage area 103, and the median 2026 total tax bill across the 289 homes is $3,478. Phase 1 homes have a median bill of $3,008 and Phase 2 homes $3,880. We read the 2026 county tax roll for all 289 homes.

Data updated: November 2026 (Collier County 2026 tax roll, all 289 homes; county file dated October 27, 2026).

This table shows the 2026 roll for all 289 homes and for each phase:

Which authorities levy on Bristol Pines?

Ten levies make up the 10.3696 mills on the 2026 roll, from Collier County, the South Florida Water Management District, the School Board, Collier Mosquito Control and Greater Naples Fire Rescue. The Unincorp Gen Mstd levy of 0.6844 mills and the absence of any municipal levy show that Bristol Pines is outside the City of Naples. This table lists each levy:

Re-added: 3.0107 + 0.0948 + 0.0978 + 1.8990 + 2.2480 + 0.1331 + 2.0000 + 0.6844 + 0.0246 + 0.1772 = 10.3696.

What does a typical home pay?

The median 2026 total tax bill is $3,478, with a range of $270 to $4,930 across the 289 homes; Phase 1 has a median of $3,008 and Phase 2 $3,880. If a home's taxable value equaled the 2026 median just value of $358,810, 10.3696 mills would levy $358,810 x 10.3696 ÷ 1,000 = about $3,720.72 in property taxes. The actual 2026 median total tax bill is $3,478, because taxable value is often below just value, for example after a homestead exemption.

What would a new buyer's bill look like?

On a taxable value of $392,500, the 24-month median price, 10.3696 mills comes to $392,500 x 10.3696 ÷ 1,000 = $4,070.07, plus county non-ad valorem charges (up to $270 on the 2026 roll). This is an illustration, not a quote; the Collier County Tax Collector bills the actual amount. A purchase can change the taxable value, so a buyer should not assume the seller's bill carries over.

What does each $100,000 of taxable value cost?

Each $100,000 of taxable value costs $100,000 x 10.3696 ÷ 1,000 = $1,036.96 a year at the 2026 rate. Divide a home's taxable value by $100,000 and multiply by that figure for a rough estimate. The millage is the 2026 rate; the rate for a later year is set by the taxing authorities each year, and this page makes no forecast of it.

Which fire district levies here?

Bristol Pines sits in the Greater Naples Fire Rescue District, which levies 2.0000 mills on the 2026 roll. The levy is one of the ten lines in the levy table, and the county's roll and map show Greater Naples Fire Rescue for every home.

How much of Bristol Pines is homesteaded?

Florida's homestead exemption reduces a primary residence's taxable value by up to $50,000, per the Florida Department of Revenue, and a Save Our Homes benefit can be carried to a new Florida homestead by application; 151 of the 289 Bristol Pines homes carry the exemption on the 2026 roll (Florida Department of Revenue). By phase, 88 of 156 Phase 1 homes and 63 of 133 Phase 2 homes carry it. The 2026 roll also shows county non-ad valorem charges, such as solid waste, on every Bristol Pines home, with a maximum of $270; the tax bill names each line.

Is Bristol Pines Gated, and What Amenities Does It Have?

Bristol Pines has a gated two-lane entry: residents use a resident lane opened by vehicle transponders, $25 each from the management office in the clubhouse, and guests and delivery drivers use a visitor lane with entry passes that residents issue through the MyQ Community app (2027 Sales and Lease Package).

Data updated: November 2026 (Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026; association Rules and Regulations, posted 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026).

The association's rules refer to a Security/Guardhouse that must be told about open houses, and the 2027 package lists overnight roving security officers among the services the assessment covers (Rules; myQ Community). The amenities belong to one association and cover both phases; the table gives what the association's documents say about each.

How does the Bristol Pines gate work?

Bristol Pines has a gated two-lane entry. Residents use a resident lane opened by a vehicle transponder, $25 each from the management office in the clubhouse. Guests and delivery drivers use a visitor lane with entry passes that residents issue through the MyQ Community app. The only street into the community is Bristol Street, which leaves Tree Farm Road at the gate, so every vehicle, resident or visitor, passes through one of the two lanes before reaching Bristol Circle. Both phases share the same entry, because the recorded documents show one association for all 289 homes.

How do guests and delivery drivers get in?

Guests and delivery drivers use the visitor lane with entry passes that residents issue through the MyQ Community app, so a resident decides who receives a pass and when. The association's rules treat the misuse of guest entry passes seriously: a fine of up to $1,000 can follow (Rules). For parking, the rules give each home two guest hang tags, and parking is in the garage and driveway only, with no street parking. A seller holding an open house tells security the address and the hours beforehand, because the rules name that contact among the open-house requirements.

Is there security on site?

The 2027 package lists overnight roving security officers among the services the assessment covers, and the rules name a Security/Guardhouse that open-house hosts must notify. The recorded declaration gives the association the right, but not the obligation, to run entry gates and hire entry personnel, so how the gate operates is the board's choice (Amended and Restated Declaration). Whether a person staffs the visitor lane, and at what hours: Information not available at time of publishing (checked 2026-11-04). The association sets it; ask the manager, KW Property Management and Consulting, in the clubhouse office at 7461 Bristol Circle, and ask for the answer in writing before an offer.

What is in the clubhouse?

The association describes a main room and kitchen that owners can rent for $300 plus a $500 deposit, with events running 9 a.m. to 11 p.m. The on-site management office is inside the clubhouse at 7461 Bristol Circle. Collier County's building records show the clubhouse building (2007), a pool of about 2,250 sq ft, a spa and a deck on the clubhouse tract at 7461 Bristol Circle, and a tennis court with paved hard courts on the court tract at 7456 Bristol Circle. The rules also mention a social committee, and association functions take precedence over private clubhouse rentals.

What are the pool and hot tub hours?

The pool and hot tub are open dawn to dusk, with no lifeguard on duty. Each household may bring up to 4 guests with a resident. The county's building records place the pool and spa on the clubhouse tract and show no private pool on any home parcel (Rules).

What are the fitness center rules?

The fitness center is open from 5 a.m. to 10 p.m. daily, with fob access, and it is open to residents 16 and up. It is one of the amenities the 2027 package lists with the clubhouse, pool and hot tub, tennis and pickleball court and basketball court. Ask the association whether the rules have changed since the 2026 posting before relying on any hour.

Is there tennis or pickleball?

Bristol Pines has one tennis court that also hosts pickleball. The rules permit tennis or pickleball on that court from 8 a.m. to 10 p.m., with no advance reservations and a one-hour limit when others are waiting. Collier County's building records place a tennis court and paved hard courts on the court tract at 7456 Bristol Circle. Because there is a single court, the one-hour limit when others wait is the rule that matters.

Is there a basketball court?

Yes. The association lists a basketball court, open 8 a.m. to 10 p.m., the same hours as the tennis court. It is covered by the same quarterly assessment of $1,461.84 in 2027, per the association's 2027 Sales and Lease Package; confirm hours with the association before you write an offer.

Are there lakes, preserves or walking areas?

The county roll lists two lake tracts, 2.30 acres in Phase 1 and 2.06 acres in Phase 2 (2.30 + 2.06 = 4.36 acres), and three preserve tracts of 1.00, 3.83 and 0.31 acres (1.00 + 3.83 + 0.31 = 5.14 acres). The recorded declaration carries a wetland mitigation plan and a Phase II Preserve Area Management Plan, and conservation areas must stay in their natural state (Amended and Restated Declaration). The documents we read name lake and preserve tracts, not a path system. The association maintains the irrigation system and owners may not drill wells; the declaration anticipated treated effluent where available and lets the association irrigate common areas from the lakes. The assessment also includes basic cable and basic Wi-Fi, per the 2027 package.

Is There Golf, a Marina or a Beach at Bristol Pines?

Bristol Pines has no golf course, no club membership, no marina, no boat docks and no beach of its own; its amenities are the association's clubhouse, pool and hot tub, fitness center and courts. Beaches, parks and golf are a drive away, and the distances here are road miles from 7326 Bristol Circle.

Data updated: November 2026 (Bristol Pines Community Association recorded declaration and 2027 Sales and Lease Package; Collier County Property Appraiser public data files, download dated October 27, 2026; road-distance estimates measured November 4, 2026; park pages as linked).

Does Bristol Pines have a golf course?

No. Bristol Pines has no golf course and no golf membership. Golf in this part of Naples is at separate private or public clubs; membership at any club is separate from owning in Bristol Pines. A buyer who wants golf asks each club about its own membership terms.

Can I keep a boat at Bristol Pines?

Not outside a garage, with one narrow exception. The recorded declaration bars boat houses, docks, ramps and mooring piles on any lot and bars filling the lakes. Commercial vehicles, recreational vehicles, boats, campers and trailers may be kept only inside a garage, small non-motorized "Permitted Boats" only where the association allows, and there is no boat or RV storage lot (Amended and Restated Declaration). A boat owner plans for storage and launching off the property.

How far is the nearest beach?

Vanderbilt Beach public access, at the west end of Vanderbilt Beach Road, is about 10.0 road miles from 7326 Bristol Circle, about 19 minutes with no traffic, a straight run west on Vanderbilt Beach Road. Delnor-Wiggins Pass State Park is also about 10.0 road miles, about 19 minutes, via Immokalee Road and 111th Avenue North. Clam Pass Park is about 11.1 road miles, about 20 minutes. These are no-traffic minutes; the season estimate in the drive table adds time from January to April. Check each beach's own fees and hours before you go.

Which big parks are nearby?

North Collier Regional Park, at 15000 Livingston Road, covers about 213 acres per its designer and has the Sun-N-Fun Lagoon water park and tournament soccer and softball fields; it is about 7.1 road miles from Bristol Pines, about 16 minutes (GAI Consultants; Paradise Coast). Big Corkscrew Island Regional Park sits east on Immokalee Road north of Oil Well Road on about 150 acres; its aquatic facility opened in October 2023 and its second phase adds a gym, kayak lake, baseball fields and a dog park (Naples Press). No distance is given for Big Corkscrew.

Is there water inside the community?

Yes, in the form of lakes that are part of the drainage system. The county roll lists two lake tracts, 2.30 acres in Phase 1 and 2.06 acres in Phase 2, about 4.4 acres together (2.30 + 2.06 = 4.36). The recorded declaration makes the surface water management system one integrated common area the association maintains; its stormwater plan drains the site by curb, gutter and storm sewer to a detention lake system that discharges to the canal along Collier Boulevard through a control structure.

What does Bristol Pines offer instead?

Bristol Pines offers the association's shared amenity set: a clubhouse with a rentable main room and kitchen, a pool and hot tub, a fitness center, one tennis court that also hosts pickleball, a basketball court and an on-site management office, all within a gated two-lane entry. Two lake tracts and three preserve tracts sit among the buildings. The assessment is $1,461.84 per quarter in 2027 per the association's 2027 Sales and Lease Package, with no separate club membership fee.

Is Bristol Pines in a Flood Zone?

Bristol Pines is not mapped as one flood zone. On Collier County's copy of the current FEMA flood maps (panels 12021C0218H and 12021C0214H, effective May 16, 2012), all 156 Phase 1 homes are in unshaded Zone X, while 96 of the 133 Phase 2 homes, The Preserve, are in Zone AH.

Data updated: November 2026 (county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; FEMA and Collier County pages as linked; Florida Statutes s. 689.302).

Which flood zones apply to Bristol Pines?

On Collier County's copy of the current FEMA flood maps (panels 12021C0218H and 12021C0214H, effective May 16, 2012), all 156 Phase 1 homes are in unshaded Zone X, outside the special flood hazard area. Phase 2, The Preserve, splits three ways: 96 of its 133 homes are in Zone AH, a special flood hazard area for shallow flooding, 15 are in shaded Zone X and 22 are in unshaded Zone X. Check any single address on FEMA's Flood Map Service Center.

Is Phase 1 in a flood zone?

All 156 Phase 1 homes are in unshaded Zone X on the county's copy of the current FEMA maps. FEMA describes unshaded Zone X as lying outside the 0.2 percent annual chance flood area (FEMA flood zones). A buyer still checks the exact address, asks the seller for the flood disclosure and gets an insurance quote for the home.

How is Phase 2, The Preserve, mapped?

Phase 2, marketed as The Preserve at Bristol Pines, has 133 homes and three mapped conditions. Ninety-six homes are in Zone AH, 15 are in shaded Zone X and 22 are in unshaded Zone X. Because the split runs through the phase, two neighbors on the same street can sit in different zones, and the only reliable answer is by address. We do not print lists of addresses by zone; ask us for the zone of a specific Bristol Circle address, or check it on FEMA's Flood Map Service Center.

What does Zone AH mean?

FEMA defines Zone AH as areas with a 1 percent annual chance of shallow flooding, usually ponding, with average depths of 1 to 3 feet, and a 26 percent chance of flooding over a 30-year mortgage (FEMA Zone AH). Shaded Zone X lies between the 1 percent and 0.2 percent annual chance flood limits, and unshaded Zone X lies outside the 0.2 percent annual chance flood area (FEMA flood zones). Zone AH is a special flood hazard area; the two Zone X shadings are not.

What base flood elevation applies?

14.5 ft base flood elevation lines run along and through Phase 2 on the county copy of the map; confirm the datum and the home's floor on its elevation certificate. The comparison of a home's floor with that elevation lives on its elevation certificate, which is why the certificates matter for Phase 2.

Which map panels apply, and are they the 2024 maps?

The panels are 12021C0218H and 12021C0214H, effective May 16, 2012. The county's flood map service republishes the May 16, 2012 panels here; this inland area was not redrawn by the county's 2024 coastal map update. So the current effective map for Bristol Pines is the 2012 map, and a reference to a newer coastal map elsewhere in Collier County does not change the zones printed here.

Are there elevation certificates?

Collier County's elevation certificate records list a certificate for each of the 133 Phase 2 homes and none for the 156 Phase 1 homes; ask the seller or the county for the certificate on file for a Phase 2 home, and a Phase 1 owner who needs one orders it from a surveyor. We have not opened the certificates, so this page prints no finished-floor figure. An elevation certificate can also help price a flood policy, per FEMA's description of its current pricing.

How far inland is Bristol Pines?

Bristol Pines sits outside Collier County's Coastal High Hazard Area, about 8.7 miles inland of the Gulf at Vanderbilt Beach. No Coastal High Hazard Area feature falls inside the community. Inland location does not change the zones on the map, which are set address by address.

How do I check a specific address?

A home near a zone line should get a flood determination for its exact address; ask us for the zone of a specific Bristol Circle address. FEMA's Flood Map Service Center shows the effective map for any address, and a lender's flood determination is the document that decides the lender's rule. Because the Zone AH homes and the Zone X homes in Phase 2 share one loop street, a buyer should not assume a neighbor's zone applies to the home under contract.

What are the preliminary new flood maps?

Collier County released preliminary new flood maps on March 20, 2025, held an open house on June 17, 2025, opened a 90-day appeal period on August 19, 2026, and targets summer 2027 for the new maps to take effect (Collier County). How the preliminary maps treat each Bristol Pines address: Information not available at time of publishing (checked 2026-11-04). FEMA's Flood Map Service Center and the county's notice are where a buyer looks for an address.

Does a lender require flood insurance?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. A Florida seller also gives the buyer a flood disclosure at or before the contract: whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or has received federal flood assistance, and a notice that homeowners insurance does not cover flood (s. 689.302).

What Do Storm and Building Records Show for Bristol Pines?

Bristol Pines sits east of Collier Boulevard in Evacuation Zone E. No public storm report we checked names damage on Bristol Circle; ask the seller and the association for the home's storm, claim and repair history. County records add the design wind speed, the building-code era and the drainage facts.

Data updated: November 2026 (county copy of the May 16, 2012 FEMA flood map panels, county evacuation zones and 2023 Florida Building Code wind map, read November 4, 2026; National Hurricane Center and National Weather Service reports as linked).

What evacuation zone is Bristol Pines in?

Collier County's hurricane evacuation zone records place every Bristol Pines address in Evacuation Zone E, one of the county's inland surge zones. The state's Know Your Zone page notes that storm surge is the greatest threat to life in a hurricane and that people outside an ordered zone, not in a low-lying area, mobile home or unsafe structure, may consider sheltering in place (Florida Know Your Zone). Residents follow the county's evacuation orders for the zone named in each order.

What did Hurricane Irma do in Collier County?

Hurricane Irma made landfall near Marco Island on September 10, 2017 at 100 knots, per the National Hurricane Center, whose report lists a 106-knot gust at the Collier County Emergency Operations Center and 11.46 inches of rain at its Naples 7 E station (NHC Irma report). WGCU's next-day reporting put the heaviest damage in South Naples (WGCU).

What did Hurricane Ian do in Collier County?

For Hurricane Ian on September 28, 2022, the National Weather Service in Miami reports significant to major surge flooding over almost all of Collier County south and west of US 41, with inland surge along the Gordon River, Rock Creek, the Cocohatchee River and the Palm River; wind damage mainly to trees, fences and screens; a measured gust of 89 mph in East Naples; and $2.2 billion in county damage, $948 million of it in unincorporated Collier County (NWS Miami Ian summary). Bristol Pines sits east of Collier Boulevard, in Evacuation Zone E.

What did Hurricane Milton do?

For Hurricane Milton in October 2024, the National Weather Service in Miami reports 2 to 4 ft of inundation across much of Collier's beach and bayfront, power loss for 85 percent of customers, $280 million in property damage, and 88 structures with major damage and 224 with minor damage (NWS Miami Milton narratives). The beach and bayfront figures describe the coast; Bristol Pines is about 8.7 miles inland of the Gulf at Vanderbilt Beach, outside the Coastal High Hazard Area.

What should a buyer ask after a storm?

Ask for the seller's flood disclosure under s. 689.302, including any insurance claim or federal flood assistance; the home's repair and claim history; any roof, window or shutter work and its permits; the wind mitigation report; the association's repair history for common areas; and whether any special assessment is in progress. The association's public documents show no special assessment, and the estoppel certificate states any amount owed on a given home. Phase 2 buyers also ask for the elevation certificate the county holds.

What wind speed are homes designed for here?

Collier County's building code map gives the site a design wind speed of 160 mph for Risk Category II buildings under the 2023 Florida Building Code. It is a design standard, not a rating of any one home; the home's wind mitigation report and permit history show what the building has today.

Which building codes applied?

Phase 1 homes went up in 2006 and 2007, while the 2004 Florida Building Code was in effect (October 1, 2005, with supplements to July 1, 2007). Phase 2 homes carry 2014 and 2015 permit dates on the county's elevation certificate records, inside the period the 2010 Florida Building Code was in effect (March 15, 2012 to June 29, 2015) (Florida Building Commission effective dates). The code era sets the baseline, and later replacements under newer codes vary by home.

What are the walls, roofs and windows made of?

The wall system, roof covering and window or shutter protection of each phase as built: Information not available at time of publishing (checked 2026-11-04). Roof covering, wall construction and window or shutter protection vary by home and by any replacement since; ask the seller for the roof type and age, the wind mitigation report and the permits. The seller, the home's permits and its wind mitigation report are the places that answer it for a specific home.

Who takes down the shutters after a storm?

Each owner does. The recorded declaration requires owners to take down hurricane shutters within ten days after a storm warning is lifted (Amended and Restated Declaration).

Where does stormwater go?

The recorded declaration makes the surface water management system one integrated common area the association maintains; its stormwater plan drains the site by curb, gutter and storm sewer to a detention lake system that discharges to the canal along Collier Boulevard through a control structure, and Collier County's stormwater records list a private outfall for the Bristol Pines development (Amended and Restated Declaration). The South Florida Water Management District permit number and control elevations for the lakes and outfall: Information not available at time of publishing (checked 2026-11-04).

How Does Insurance Work for a Bristol Pines Townhome?

Bristol Pines owners insure their own buildings: section 12(h) of the recorded declaration requires each owner to insure the unit, including any party wall and shared roof, at full replacement cost, while the association insures the common areas. Talk to an insurance agent about the right policy form.

Data updated: November 2026 (recorded Amended and Restated Declaration; association 2027 Sales and Lease Package, updated October 30, 2026; FEMA, Citizens Property Insurance and Florida Statutes pages as linked).

Who insures the building, roof and party walls?

Section 12(h) of the recorded declaration requires each owner to insure the unit, including any party wall and shared roof, at full replacement cost; the association insures the common areas. Talk to an insurance agent about the right policy form (Amended and Restated Declaration). Under the recorded declaration, a wall shared by two units is a party wall owned by both neighbors, who share the cost of structural repair, and a roof over a party wall is divided at the wall's center line.

What policy form fits a fee-simple townhome?

Bristol Pines homes are fee-simple townhomes on platted lots, not a condominium. Because the recorded declaration puts the building, the shared roof and the party wall on the owner's policy, a Bristol Pines owner insures more than a condominium owner does; talk to an insurance agent about the right policy form. This page does not name a form a Bristol Pines owner needs, since that is the agent's call after reading the declaration, the lender's terms and the home itself.

Who handles roof repairs and painting?

The recorded 2006 declaration describes association painting and roof work, while the association's 2027 package says owners are responsible for roofs and painting; ask the association which governs today and get it in writing. The 2027 package lists roof maintenance and leak repair, exterior painting and pressure washing as the owner's responsibility, and adds that owners also handle pressure washing of the home, roof, pavers and entry, and repaint in the existing color with association approval (2027 package).

How is flood insurance priced now?

FEMA's current NFIP pricing does not use flood zones to set the price; it weighs flood frequency, flood types, distance to water, elevation and rebuild cost, and most rates cannot rise more than 18 percent a year (FEMA Risk Rating 2.0; FloodSmart). Flood zones still drive the lender purchase rule, and an elevation certificate can help price a policy. That is why the Phase 2 certificates matter even to an owner whose zone is Zone X.

What is Citizens' flood rule?

Citizens Property Insurance says that by January 1, 2027, all of its personal residential policies with wind coverage, regardless of value, must carry flood insurance, and that inside a special flood hazard area that rule already applies; condominium unit-owner and wind-excluded policies are exempt (Citizens flood requirement). That is Citizens' rule for its own policies. Ask your insurance agent how this applies to a given home.

How many Citizens policies are in Collier County?

On September 30, 2026, Citizens had 1,738 personal residential multiperil policies in Collier County, $3,620,645 in premium, and 937 personal residential wind-only policies, $3,586,991 in premium (Citizens Detail by County, September 30, 2026; policies in force). Worked example: $3,620,645 ÷ 1,738 = about $2,083 average premium per Citizens multiperil policy across Collier County, all home types; it is not a quote for any Bristol Pines home.

Does roof age affect insurance?

Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old, and for a roof 15 or more years old it must accept an inspection showing at least 5 years of useful life left (s. 627.7011). If a Phase 1 roof is original from 2006 or 2007, its age and condition will matter to an insurer. Phase 2 homes date from 2015 and 2016, so the roof question there turns on any replacement and its permit.

What is My Safe Florida Home?

My Safe Florida Home offers wind-mitigation inspections and matching grants for homesteaded, site-built homes, including townhouses; the statute requires a building permit application for the home's initial construction before January 1, 2008 and an insured value of $700,000 or less, and townhouse grants may be used only for opening protection (My Safe Florida Home; s. 215.5586). The program site says it is taking contact information while the Legislature considers new funding. Confirm eligibility with the program.

What does the Community Rating System discount mean here?

The Community Rating System is a FEMA program that can lower flood premiums in participating communities. Collier County's current class and the flood-premium discount it carries for Bristol Pines owners: Information not available at time of publishing (checked 2026-11-04). An insurance agent sees any discount on the flood quote for the specific address, and that quote is the number to rely on.

How do I get a real number?

Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its elevation certificate where one exists and its wind mitigation report, is the honest number. For a Phase 2 home, collect the elevation certificate; for any home, collect the wind mitigation report, a flood quote for the address, the seller's flood disclosure and the estoppel certificate before the contract deadlines run.

Which Schools Are Near Bristol Pines?

Bristol Pines homes sit within a short drive of public elementary, middle and high schools, listed here by modeled road distance from 7326 Bristol Circle, with their FLDOE directory addresses. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Data updated: November 2026 (Florida Department of Education school directory addresses; road-distance estimates measured November 4, 2026; school and news pages as linked).

The table lists schools by road distance, using the addresses in the FLDOE directory, and does not say which school a Bristol Pines address is zoned for.

How do I confirm a school for a Bristol Pines address?

Nearest is not the same as assigned; confirm zoning with Collier County Public Schools. The district's attendance-zone record for the exact address is the only document that settles which school a home is zoned for. A buyer who is deciding on a school asks the district for the zone before writing an offer, not after closing.

Why do listings name two different elementary schools?

Listing descriptions for Bristol Pines homes name two different elementary schools, Big Cypress Elementary and Bear Creek Elementary; Bear Creek opened in August 2025, and only the district's attendance-zone record settles which serves a given address. The listing descriptions are marketing wording, not district statements. Laurel Oak Elementary sits on a shorter road distance than either, which is another reason to confirm zoning with Collier County Public Schools instead of assuming.

Laurel Oak Elementary

Laurel Oak Elementary is at 7800 Immokalee Rd, Naples 34119, about 3.3 road miles from 7326 Bristol Circle, about 6 minutes with no traffic. It has the shortest drive of the three elementary schools in the table, but nearest is not the same as assigned; confirm zoning with Collier County Public Schools before treating any elementary school as the home's school.

Big Cypress Elementary

Big Cypress Elementary is at 3250 Golden Gate Blvd W, Naples 34120, about 3.6 road miles away, about 7 minutes with no traffic. Listing descriptions for Bristol Pines homes name it, but nearest is not the same as assigned; confirm zoning with Collier County Public Schools, because the district's attendance-zone record for the address is the deciding document.

Bear Creek Elementary

Bear Creek Elementary, Collier County's 32nd elementary school, opened August 11, 2025 on 22 acres at Immokalee Road and Moulder Drive in a two-story, 128,000 sq ft building, initially enrolling about 600 students from pre-K through 5th grade with room for 1,000; WGCU reported it was built to relieve crowding at neighboring schools (Naples News Now; WGCU). Its address is 2400 Cub Court, Naples 34120, about 4.5 road miles, about 9 minutes. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Oakridge Middle

Oakridge Middle is at 14975 Collier Blvd, Naples 34119, about 1.1 road miles from 7326 Bristol Circle, about 3 minutes with no traffic, the shortest drive of any school in the table. It sits on Collier Boulevard, the road Bristol Pines reaches from Tree Farm Road. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Gulf Coast High

Gulf Coast High is at 7878 Shark Way, Naples 34119, about 3.1 road miles away, about 6 minutes with no traffic. It is the shortest drive among the high schools in the table, followed by Golden Gate High at about 7.7 road miles. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools for the address under contract.

Which charter schools are nearby?

Public charter schools nearby enroll by application: Naples Classical Academy, 10270 Immokalee Rd, about 4.1 road miles; Mason Classical Academy, whose Northbrooke campus at 2647 Professional Cir runs grades 7 to 12, about 4.8 road miles, and whose Vanderbilt campus at 7170 Vanderbilt Beach Rd offers kindergarten to grade 6 (FLDOE directory; Mason Classical Academy). Enrollment is by application, so distance does not decide admission.

Which private schools are nearby?

Community School of Naples is at 13275 Livingston Rd, about 7.5 road miles; St. John Neumann Catholic High School is at 3000 53rd St SW, about 7.6 road miles; and Seacrest Country Day School is at 7100 Davis Blvd, early learning through grade 12, about 10.8 road miles (Community School of Naples; St. John Neumann; Seacrest). Admission and tuition are set by each school. This page gives no grades of any kind for any school.

How Far Is Bristol Pines From Beaches, Hospitals and Shopping?

Bristol Pines is about 1.7 road miles from a Publix, about 1.9 from an NCH emergency department, about 5.3 from I-75 at Exit 111 and about 10.0 from Vanderbilt Beach. The table gives road miles and no-traffic minutes from 7326 Bristol Circle, with a season estimate.

Data updated: November 2026 (road-distance and no-traffic time estimates from 7326 Bristol Circle, measured November 4, 2026; business, hospital, airport and FDOT pages as linked).

Distances are road miles and no-traffic minutes from 7326 Bristol Circle, measured November 4, 2026. The season column adds 25 to 60 percent for signals and January to April traffic on Collier Boulevard, Immokalee Road, Vanderbilt Beach Road and I-75, an estimate, not measured traffic.

Where is the nearest grocery store?

Publix at The Shoppes at Pebblebrooke, 15265 Collier Blvd, is about 1.7 road miles from 7326 Bristol Circle, about 4 minutes with no traffic, and has a pharmacy and drive-thru pharmacy (Publix store 781). Publix at Naples Walk, 2450 Vanderbilt Beach Rd, is another store in the area, with no distance given on this page (Publix store 676). Store hours vary, so check the store.

Where is the nearest emergency room?

The closest emergency department by road is NCH's Northeast freestanding emergency department at 15420 Collier Blvd, at Immokalee Road, about 1.9 road miles and about 5 minutes away. NCH calls it Collier County's only freestanding emergency department; it was completed in November 2015 as a 12,000 sq ft full-service emergency department inside a 43,000 sq ft building with physician offices, after a February 2015 groundbreaking on a $24 million facility (NCH locations; NCH emergency services; Medical Construction and Design, 2015; WINK News, 2015). A freestanding emergency department is not a hospital; serious cases transfer. In an emergency, call 911.

Which hospitals serve the area?

Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, is about 6.5 road miles away. NCH North Naples Hospital, 11190 Health Park Blvd, is about 7.9 road miles; NCH's directory lists an emergency department, a pediatric emergency department and an obstetric emergency department there, and NCH opened new cardiac catheterization and electrophysiology labs in March 2023 (NCH North Naples Hospital). Physicians Regional Medical Center North, 1285 Creekside Blvd, is an orthopedic and spine surgical hospital of 55,000 sq ft with four operating suites and 20 licensed medical and surgical beds, about 7.9 road miles (Physicians Regional North). Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, is about 11.0 road miles straight south on Collier Boulevard, and NCH Baker Hospital downtown, 350 7th St N, is about 14.8 road miles (Physicians Regional; NCH).

Where is walk-in care?

NCH Medical Group Immediate Care, Vanderbilt, at 801 Vanderbilt Beach Rd, is about 8.9 road miles from Bristol Pines, about 17 minutes with no traffic and 21 to 27 minutes in season. It is walk-in care, a different service from an emergency department. For an emergency, call 911 and use an emergency department; for a minor illness or injury, the immediate care address is the one this page lists.

Vanderbilt Beach

The public access at the west end of Vanderbilt Beach Road is about 10.0 road miles from Bristol Pines, about 19 minutes with no traffic and 24 to 31 minutes in season, a straight run west on Vanderbilt Beach Road. The Vanderbilt Beach Road Extension opened east of Collier Boulevard on June 12, 2026, but the beach drive runs west of Collier Boulevard. We also keep a page on Vanderbilt Beach for the area around the beach.

Delnor-Wiggins Pass State Park and Clam Pass Park

Delnor-Wiggins Pass State Park is about 10.0 road miles from Bristol Pines, about 19 minutes with no traffic and 24 to 30 minutes in season, via Immokalee Road and 111th Avenue North. Clam Pass Park is about 11.1 road miles, about 20 minutes and 25 to 32 minutes in season. Fees and hours are not printed here; check each park before you go.

Mercato

Mercato is at 9110 Strada Place, about 8.5 road miles from Bristol Pines, about 17 minutes with no traffic and 21 to 27 minutes in season (Mercato). Mercato's posted hours are Monday to Saturday 10 a.m. to 9 p.m. and Sunday noon to 6 p.m., and store hours may vary.

Waterside Shops

Waterside Shops is at 5415 Tamiami Trail N, about 11.1 road miles from Bristol Pines, about 20 minutes with no traffic and 25 to 33 minutes in season (Waterside Shops). The season estimate reflects signals and January to April traffic. Check the shopping center for current store hours.

Coconut Point

Coconut Point is in Estero, about 17.7 road miles from Bristol Pines via I-75, about 28 minutes with no traffic and 35 to 45 minutes in season. It is the farthest shopping destination in the table.

Fifth Avenue South

Fifth Avenue South, downtown Naples, is about 15.1 road miles from Bristol Pines, about 26 minutes with no traffic and 33 to 42 minutes in season. No parking or hours are printed here; check Fifth Avenue South's own listings.

How close is I-75?

Interstate 75 is about 5.3 road miles away at Exit 111, Immokalee Road, about 10 minutes with no traffic and 13 to 16 minutes in season. Exit 107, Pine Ridge Road, is about 7.5 road miles, about 14 minutes. There is no I-75 interchange at Vanderbilt Beach Road today; the nearest are Exit 111 at Immokalee Road and Exit 107 at Pine Ridge Road. FDOT's I-75 project from Golden Gate Parkway to Alico Road lists direct express-lane access at Vanderbilt Beach Road (FDOT 452544-1).

How far are the airports?

Naples Airport (APF) is about 12.6 road miles from Bristol Pines, about 22 minutes with no traffic and 27 to 35 minutes in season; it is a general aviation airport with more than 100,000 general aviation takeoffs and landings a year, and scheduled airline service is at RSW (Naples Airport Authority). Southwest Florida International Airport (RSW) is about 24.3 road miles, about 32 minutes with no traffic and 41 to 52 minutes in season.

How do season drive times change?

The season column adds 25 to 60 percent for signals and January to April traffic on Collier Boulevard, Immokalee Road, Vanderbilt Beach Road and I-75, an estimate, not measured traffic. Collier County's signal coordination covers the five intersections on Collier Boulevard from Immokalee Road to Vanderbilt Beach Road, the stretch Bristol Pines feeds onto from Tree Farm Road, and 17 signals on Immokalee Road (Naples News Now).

Selling a home at Bristol Pines? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Bristol Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Is Planned Around Bristol Pines?

Bristol Pines' 289 townhomes sit beside a corridor that is changing: the Vanderbilt Beach Road Extension opened June 12, 2026, Collier Boulevard and I-75 interchange work is under way, and new retail and housing projects are located at the Collier Boulevard and Immokalee Road intersection. Each item here carries its date.

Data updated: November 2026 (Naples Press, Gulfshore Business, FDOT, WGCU and Naples News Now reports as linked; no value claim and no forecast).

What opened on Vanderbilt Beach Road?

Phase 1 of the Vanderbilt Beach Road Extension, about 7 miles from Collier Boulevard east to 16th Street NE, opened to traffic on June 12, 2026, six lanes from Collier Boulevard to Wilson Boulevard and two lanes on a wider footprint beyond, with new signals at Wilson Boulevard, 8th Street NE and 16th Street NE (Naples Press, June 2026; Gulfshore Business, June 2026). Its construction contract was $153 million and the total project over $200 million, the most expensive road project Collier County has undertaken, with more than $75 million from the 2018 voter-approved infrastructure sales tax (Gulfshore Business, 2022; Gulfshore Business, roads).

What changed at Tree Farm Road and Massey Street?

Tree Farm Road ends on the east at a roundabout where Massey Street meets Woodcrest Drive, Tree Farm Road and Calusa Pines Drive; Massey Street, which runs south to Vanderbilt Beach Road, was closed from February 2024 and rebuilt with curbs, gutters and a west-side shared-use path as part of the extension work (Gulfshore Business, 2023; Gulfshore Business, May 2026). Bristol Pines enters from Tree Farm Road through Bristol Street.

When does Vanderbilt Beach Road Phase 2 start?

Vanderbilt Beach Road Phase 2, about 2 miles from 16th Street NE to Everglades Boulevard with a bridge over the Golden Gate Main Canal, has a $49.5 million budget including right of way; construction was expected to start between late 2026 and early 2027 (Gulfshore Business, May 2026). Because the reports give a range, treat the start date as a range and check the county for the current schedule.

What is happening on I-75?

FDOT's $97 million rebuild of the I-75 interchange at Collier Boulevard (Exit 101), begun in early 2023, is estimated to finish in early 2027 (FDOT factsheet 425843-2). FDOT's 21-mile I-75 project from Golden Gate Parkway to Alico Road adds express lanes, a diverging diamond interchange at Immokalee Road and direct express-lane access at Vanderbilt Beach Road; WGCU reported in September 2026 that it was set to begin that fall, with the first phase between Bonita Beach Road and Immokalee Road on an early 2027 timeline (FDOT 452544-1; WGCU, September 2026).

What is being built on the Tree Farm land?

Tree Farm MPUD, about 59 acres at the northwest corner of Collier Boulevard and Immokalee Road, is a separate development whose cap commissioners raised from 460 to 580 units in 2023; inside it, Habitat for Humanity began clearing 9.7 acres for Las Palmas at Tree Farm condominiums in June 2025, and a 180-unit apartment site of three four-story buildings at Collier Boulevard and Broken Back Road had its site plan approved in summer 2024 (Naples News Now, June 2023; Gulfshore Business, July 2025). Tree Farm MPUD is a separate development; Bristol Pines' entrance road shares the Tree Farm name only.

What retail is opening at Collier Boulevard and Immokalee Road?

Tree Farm Plaza, a single-story retail center at Collier Boulevard and Immokalee Road between ALDI and CVS, broke ground in spring 2024 with Chipotle and Cava among its announced tenants (Naples News Now). Founders Square, 55 acres at the southeast corner of Immokalee Road and Collier Boulevard, combines The Pointe, about 40,000 sq ft of dining and retail, a 35,000 sq ft medical office building, a 110,000 sq ft self-storage building and a 400-unit apartment community, under construction from 2020 (REBusiness; Florida Construction News).

What other homes are planned nearby?

Commissioners approved 305 rental homes on 37.2 acres on the south side of Immokalee Road just east of Woodcrest Drive on September 24, 2024 (Naples Press, October 2024). A 2023 report described a proposed gated community of 50 single-family homes north and east of the Vanderbilt Beach Road and Massey Street corner; its current status was not reported (Gulfshore Business, 2023). Collier County's $438 million Northeast water and wastewater plants, east of the county fairgrounds, are planned for a 2028 construction award and service by 2031, driven by growth farther east along Immokalee Road and Oil Well Road (Naples Press).

Is anything being built inside Bristol Pines?

With a home on every one of the 289 lots, any building inside Bristol Pines is renovation or replacement of existing homes and common facilities. Collier County's building records show a home on every lot, and the common tracts hold the clubhouse, pool and spa, courts, lakes and preserves. Exterior changes by owners go through the Architectural Control Committee, whose written approval comes first.

Bristol Pines vs Vanderbilt Reserve: Which Fits You?

Bristol Pines and Vanderbilt Reserve are both fee-simple townhome communities in the 34120 area, and Sobel Co. built Vanderbilt Reserve and Bristol Pines' Phase 2. Over 24 months, Vanderbilt Reserve shows 29 qualified sales at a $445,000 median against Bristol Pines' 18 at $392,500.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Vanderbilt Reserve association site as linked).

Same county yardstick for every row: qualified recorded sales over $100,000, county records through mid-October 2026. Summit Place in Naples is a condominium, a different ownership form, and is shown for context; it is not like-for-like with Bristol Pines and has no per square foot figure on this yardstick.

What is Vanderbilt Reserve?

Vanderbilt Reserve's own association site describes a gated community of townhomes by SobelCo, a family-owned builder since 1958, set around two lakes with a modern clubhouse, a lifestyle pool with a paver sundeck and a fitness center, five open-plan models, three with first-floor master suites, managed by Associa Gulf Coast (Vanderbilt Reserve association). We keep a page on Vanderbilt Reserve for the community itself. On the county roll it has 212 townhomes built from 2019 to 2023.

Do the two share a builder?

Sobel Co. built both Vanderbilt Reserve and Bristol Pines' Phase 2, so the two communities share a builder and the fee-simple townhome form; Vanderbilt Reserve's homes are newer, 2019 to 2023 against 2015 and 2016 for The Preserve and 2006 and 2007 for Phase 1. Phase 1's builder is not named in the documents available to us. Sharing a builder does not mean sharing an association, rules or fees; each community has its own.

How do prices compare?

Over 24 months, Vanderbilt Reserve shows 29 qualified sales at a $445,000 median, $244 per county adjusted sq ft, against Bristol Pines' 18 at $392,500, $204; over 60 months the medians sit closer, $405,000 against $418,000. Over 12 months Vanderbilt Reserve's median is $427,500 on 16 sales, while Bristol Pines had 9 sales from $320,000 to $418,000 with no median. Over 36 months the medians are $477,500 for Vanderbilt Reserve and $410,000 for Bristol Pines.

How does sales activity compare?

Vanderbilt Reserve has more recorded sales in every window on this yardstick: 16 against Bristol Pines' 9 over 12 months, 29 against 18 over 24 months, 41 against 33 over 36 months and 189 against 71 over 60 months.

How do home sizes compare?

Bristol Pines homes run from 1,274 to 2,159 county adjusted sq ft across both phases, while Vanderbilt Reserve homes run from 1,715 to 2,050 sq ft, median 1,841. The county adjusted area counts the garage at a fraction, and it is the same measure for both rows. Bristol Pines' range is wider because it includes 16 one-story Phase 1 homes at the low end and the Phase 2 interior pairs at the high end.

How do the build eras compare?

Bristol Pines' Phase 1 was built in 2006 and 2007, Phase 2 in 2015 and 2016, and Vanderbilt Reserve from 2019 to 2023. The build era matters for the building code in effect: Phase 1 went up under the 2004 Florida Building Code, Phase 2 permits fall inside the 2010 code period, and Vanderbilt Reserve is later than both. The code era sets a baseline; each home's roof, windows and permits are the working record.

Where does Summit Place in Naples fit?

Summit Place in Naples, a condominium of 410 units on the county roll, shares the Collier Boulevard frontage beside Bristol Pines. It is shown for context only. Over 24 months it shows 37 qualified sales at a $412,000 median, and over 60 months 97 at $430,000, but it is a condominium, a different ownership form from fee-simple townhomes, and it has no county adjusted area on file, so there is no per square foot figure on this yardstick.

What the county numbers cannot compare

Fees, rules, gate operation, amenities and flood zones by address are not in the county sales file. For Bristol Pines, those questions are answered by the association's 2027 Sales and Lease Package ($1,461.84 per quarter), the recorded rules and the flood line (Phase 1 unshaded Zone X; Phase 2 96 Zone AH, 15 shaded Zone X and 22 unshaded Zone X). For Vanderbilt Reserve, ask its association for its documents and check the flood zone by address.

Which fits?

Decide by size, phase, build year, price band, fees, flood zone and sales depth, not by person.

Selling a home at Bristol Pines? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Bristol Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Why Buy at Bristol Pines: Honest Pros and Cons

Bristol Pines offers 289 fee-simple townhomes under one association, a 24-month median of $392,500 on 18 qualified sales and all 156 Phase 1 homes in unshaded Zone X, with trade-offs that include 96 Phase 2 homes in Zone AH, owner-paid roofs and painting and firm leasing rules. Both lists are facts from the county and association records.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026; road-distance estimates measured November 4, 2026; project pages as linked).

Pros

• 289 fee-simple townhomes under one association with one quarterly assessment, $1,461.84 in 2027, that includes lawn care, irrigation maintenance, basic pest control, basic cable and Wi-Fi and overnight roving security officers, per the association's 2027 Sales and Lease Package.
• A gated two-lane entry with a transponder lane for residents and an app-based guest lane.
• A clubhouse, pool and hot tub, fitness center, tennis and pickleball court and basketball court.
• No CDD appears on the county's district map for Bristol Circle.
• All 156 Phase 1 homes are in unshaded Zone X on the current FEMA map.
• Every address is in Evacuation Zone E, outside the Coastal High Hazard Area.
• NCH's Northeast emergency department is about 1.9 road miles away and a Publix about 1.7.
• Oakridge Middle is about 1.1 road miles away; confirm zoning with Collier County Public Schools.
• The 24-month median of $392,500 sits below the 2022 to 2024 calendar-year medians of $437,000 to $470,000.
• The Vanderbilt Beach Road Extension opened June 12, 2026.

Cons

• 96 of 133 Phase 2 homes are in Zone AH.
• Owners carry roof repair, painting and pressure washing under the 2027 package and insure the building, shared roof and party wall under the recorded declaration.
• Leases run at least 6 months, no more than twice in 12 months, with a 700 credit score for tenants and annual re-application.
• No for-sale signs are allowed anywhere in the community.
• Boats, RVs and work vehicles are allowed only inside a garage, and there is no storage lot.
• If Phase 1 roofs are original, they date from 2006 or 2007.
• No golf, no marina, no docks and no beach, with the beach about 10.0 road miles away.
• Growth around Collier Boulevard and Immokalee Road, including Tree Farm MPUD's 580-unit cap and Founders Square's 400 apartments.
• Days on market from the MLS are not on this page.

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

Bristol Pines sellers get the strongest result when a home is priced from Collier County's recorded sales, because county records through mid-October 2026 show 18 qualified sales in 24 months at a $392,500 median. McGreevy and Comisar price 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; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; our analysis).

If you're searching for the best Bristol Pines listing agent, or thinking, "I need to sell my house in Bristol Pines...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the 289 homes, 536 sales since 2006, we read the 2026 county tax roll for all 289 homes, and we checked all 289 home addresses against the county's copy of the current FEMA flood maps (panels effective May 16, 2012) and its evacuation zones. We also read the association's published declaration, its 2010 and 2017 amendments, its rules and its 2027 sales and lease package, and we compared Bristol Pines with Vanderbilt Reserve and Summit Place in Naples on one county yardstick. Jesse McGreevy and Marc Comisar price each home by phase and county adjusted size, and put the flood record and the association paperwork in front of a buyer before the buyer has to ask.

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

Collier County's file shows these qualified recorded sales of the 289 homes, with the window named beside each figure.

These counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them.

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

Start with our free home valuation, and we will follow up with a number built on the county's qualified recorded sales, adjusted for phase and county adjusted size. Our Naples home valuation page explains our method.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full process, read our guide to selling a home in Naples.

Buying at Bristol Pines instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.

How do you price a Bristol Pines townhome?

We start with the windows the record can support. The 24-month window leads because it is the shortest one with 10 or more qualified sales: 18 sales from $320,000 to $500,000 at a $392,500 median. We weigh it against the 60-month window, 71 sales at a $418,000 median, then narrow to the same phase and a similar county adjusted size, and test the result against Vanderbilt Reserve on the same county yardstick. Calendar-year medians were $437,000 in 2022, $470,000 in 2023 and $440,000 in 2024, and the 9 qualified sales in 2026 ran from $320,000 to $418,000, so we price from today's record. We make no forecast.

Does my phase change the price?

It can, so we match your phase first. Phase 1 shows 7 qualified sales in 24 months from $320,000 to $445,000, too few for a median, and 29 sales in 60 months at a $400,000 median. Phase 2, The Preserve at Bristol Pines, shows 11 sales in 24 months at a $400,000 median and 42 in 60 months at $432,500. Phase 1 homes were built in 2006 and 2007 and Phase 2 homes in 2015 and 2016, and the flood map differs by phase too. We compute no new statistic from these counts.

Does my plan type or size change the price?

Size is the next adjustment after phase. Homes of 1,900 to 2,199 county adjusted sq ft number 185, with 12 qualified sales in 24 months at a $405,000 median and 49 in 60 months at $437,000. Homes of 1,600 to 1,899 number 59, with 6 sales in 24 months from $320,000 to $445,000 and 14 in 60 months at $382,500. Homes of 1,200 to 1,599 number 45, with no sales in 24 months and 8 in 60 months from $302,000 to $420,000. Sixteen Phase 1 homes are a one-story plan, per county building records and listing descriptions. We make no value claim from a plan type.

What will a buyer ask me for?

A buyer will ask for the association's recorded declaration, rules and 2027 Sales and Lease Package, and for the disclosure summary that s. 720.401 requires a seller to give before the contract is signed. Expect a request for the estoppel certificate under s. 720.30851 and for the seller flood disclosure under s. 689.302. Buyers also file the association application 20 days before closing, ask for the elevation certificate where one is on file for a Phase 2 home, and ask for the wind mitigation report, the roof's age and the permits behind any replacement. We gather these at listing.

How do the sign and open-house rules affect my listing?

For-sale signs are not allowed anywhere in Bristol Pines. Open houses run Saturday and Sunday from 9 a.m. to 6 p.m., with signs only at the front entrance outside the gate on Tree Farm Road and one in the front yard, and security must be told the address and times beforehand. We plan showings and open houses around those rules so your listing is marketed online and by appointment instead of by yard sign.

Your Local Real Estate Experts

Bristol Pines owners call McGreevy and Comisar when a townhome has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

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.

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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a home at Bristol Pines? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bristol Pines? 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 Bristol Pines realtors, and the reviews on the team's Google Business Profile describe what a Bristol Pines seller or buyer needs most: honest advice, steady communication and a team that sells.

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

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

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

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.

Frequently Asked Questions: Buyer Edition

Bristol Pines buyers ask what the 289 townhomes are, what has sold, what the flood record says by phase and which documents govern a purchase. Each answer draws on a county record, a statute, the association's published documents 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, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026; listing records, 2024 to 2026, not an association statement; Florida Statutes; our analysis).

What is Bristol Pines in Naples, FL?

Bristol Pines is a gated community of 289 fee-simple townhomes on one loop street, Bristol Circle, in Naples, Florida: 156 homes in Phase 1, built in 2006 and 2007, and 133 in Phase 2, built in 2015 and 2016 and marketed as The Preserve at Bristol Pines. Collier County's 2026 roll records 289 townhomes: 156 in Phase 1 and 133 in Phase 2. Every one of the 289 lots carries a home in the county's building records; no vacant home lot remains.

Where is Bristol Pines located?

Bristol Pines sits east of Collier Boulevard off Tree Farm Road, entered by Bristol Street, in unincorporated Collier County; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34120. It sits beside Golden Gate Estates, not inside it. The only street into Bristol Pines is Bristol Street, which leaves Tree Farm Road at the gate; Tree Farm Road meets Collier Boulevard to the west.

Is Bristol Pines in the City of Naples?

No. Bristol Pines is in unincorporated Collier County. The 2026 county tax roll puts all 289 homes in millage area 103, which carries the Unincorp Gen Mstd levy at 0.6844 mills and no municipal levy, and that is the tax-roll proof that the community is outside the City of Naples. The mailing city is still Naples.

What ZIP code is Bristol Pines in?

Bristol Pines is in ZIP code 34120, and the homes carry a Naples mailing address. The ZIP code is a mail routing code; the community's taxing authorities come from unincorporated Collier County, not from the City of Naples.

Is Bristol Pines the same as Bristol Place or Bristol Lake?

No. Bristol Pines is not Bristol Place, Bristol Lake, Bristol Cove, Bristol Park or Bristol Square Condominium, and the Tree Farm development at Collier Boulevard and Immokalee Road is a separate place that shares only the road's name. Check the full name and the street on any document before you rely on it.

Is The Preserve at Bristol Pines a separate community?

No. The Preserve at Bristol Pines is not a separate community: it is Phase 2 of Bristol Pines, 133 townhomes built in 2015 and 2016 by Sobel Co., under the same association, gate, amenities and quarterly assessment as Phase 1. The recorded documents and the association's 2027 package show one association for both phases, with no separate association for The Preserve.

Is The Preserve inside the Bristol Pines gate?

Yes. Bristol Pines has one gate and one amenity set for both phases. Bristol Circle is one loop: Phase 1 holds house numbers 7302 to 7670 on the west and central part of the loop, with the clubhouse near the gate, and Phase 2, The Preserve, holds 7678 to 8001 on the east end. Residents of both phases use the same resident lane and the same clubhouse, pool, fitness center and courts.

How many homes are in Bristol Pines?

Bristol Pines has 289 homes: 156 in Phase 1 plus 133 in Phase 2 equals 289. Beside the 289 homes, the county roll lists the community's common tracts: the clubhouse tract at 7461 Bristol Circle, the court tract at 7456 Bristol Circle, a small entry structure tract on Bristol Street, two lake tracts, two road tracts, three preserve tracts and several small open-space tracts.

Who built Bristol Pines?

Sobel Co. built the 133 Phase 2 townhomes (The Preserve): the Business Observer listed "Bristol Pines, a 133-unit townhome community in Naples" among Sobel Co.'s Southwest Florida projects in May 2020. The documents available to us do not name the builder of the 156 Phase 1 homes. The recorded declaration names Waterways Joint Venture IV, a Florida general partnership, as the original declarant in 2005 and 2006.

Did 13th Floor Homes build Bristol Pines?

No record we have says so. 13th Floor Homes lists Bristol Pines on its portfolio page as "13 Townhomes & 133 Homesites" and says it sold the townhome inventory at retail and the homesites to an "active Naples builder"; the page gives no date or price. The 133 homesites match the 133 Phase 2 homes Sobel Co. built, but no deed we have names the buyer of the homesites.

What year were the homes built?

Phase 1's 156 homes were built in 2006 and 2007, and Phase 2's 133 homes, The Preserve, in 2015 and 2016. County building records show 60 Phase 1 homes in 2006 and 96 in 2007, and 40 Phase 2 homes in 2015 and 93 in 2016. A few Phase 2 homes show later years on the county roll because a screen enclosure or deck was added later, not because the home was built then.

Are any lots left to build on in Bristol Pines?

No. Every one of the 289 lots carries a home in the county's building records; no vacant home lot remains. Any building inside Bristol Pines is renovation or replacement of existing homes and common facilities.

Are Bristol Pines homes townhomes or condos?

Bristol Pines homes are fee-simple townhomes on platted lots, not a condominium: each owner holds a lot with a unit on it, and the walls shared between units are party walls under the recorded declaration. Summit Place in Naples, a separate community beside Bristol Pines, is a condominium.

How big are Bristol Pines townhomes?

Collier County's building records give Bristol Pines homes a county adjusted area (it counts the garage at a fraction) of 1,274 to 2,148 sq ft in Phase 1, median 1,814, and 1,551 to 2,159 sq ft in Phase 2, median 1,972; half of Phase 1 falls between 1,625 and 2,040 sq ft and half of Phase 2 between 1,957 and 1,978.

Why does the county list a smaller square footage than a listing?

The smaller square footage some county records show for these homes is the ground-floor base area, not the living area, so it is not a home size. Use the county adjusted area for a county-based comparison, and use the listing's under-air figure, which varies from listing to listing, only after you confirm the home's layout and size with the seller.

How many bedrooms and baths do the homes have?

Listing descriptions describe Bristol Pines townhomes as 3 or 4 bedrooms with 2.5 to 3 baths, mostly two stories, with one-car or two-car garages in Phase 1 and two-car garages in Phase 2. 16 Phase 1 homes are a one-story plan of about 1,268 sq ft, per county building records and listing descriptions. Listing descriptions vary from listing to listing, especially on baths.

Do the townhomes have garages?

Per listing descriptions, Phase 1 two-story homes have a one-car or two-car garage and Phase 2 two-story homes have a two-car garage. The listing descriptions we have say nothing about a garage for the one-story Phase 1 plan, so ask the seller. Confirm each home's layout and size with the seller.

How does the Bristol Pines gate work?

Bristol Pines has a gated two-lane entry: residents use a resident lane opened by vehicle transponders, $25 each from the management office in the clubhouse, and guests and delivery drivers use a visitor lane with entry passes that residents issue through the MyQ Community app. The recorded declaration gives the association the right, but not the obligation, to run entry gates and hire entry personnel, so how the gate is run is the board's choice. The 2027 package lists overnight roving security officers.

What amenities does Bristol Pines have?

The association's amenities are a clubhouse with a rentable main room and kitchen ($300 rental plus a $500 deposit), a pool and hot tub open dawn to dusk with no lifeguard on duty, a fitness center open 5 a.m. to 10 p.m. with fob access, a tennis court that also hosts pickleball, a basketball court and the on-site management office, per the association's Rules and Regulations and 2027 Sales and Lease Package. Tennis and basketball hours are 8 a.m. to 10 p.m.

What does a Bristol Pines townhome cost?

Over the 24 months through mid-October 2026, Collier County shows 18 qualified recorded sales from $320,000 to $500,000, at a median of $392,500, or $204 per county adjusted sq ft. Over the last 12 months there were 9 sales from $320,000 to $418,000, too few for a median. These counts cover qualified sales over $100,000 only. Ask us for a price on a specific home.

Are prices going up or down?

Bristol Pines prices have eased from the 2023 to 2024 peak: calendar-year medians were $437,000 in 2022, $470,000 in 2023 and $440,000 in 2024, and the 9 qualified sales recorded in 2026 ran from $320,000 to $418,000. We make no forecast.

How do Phase 1 and Preserve prices compare?

Over 60 months Phase 1 shows 29 qualified sales at a $400,000 median and Phase 2, The Preserve, 42 at $432,500. Over 24 months Phase 1 shows 7 sales from $320,000 to $445,000, too few for a median, and Phase 2 shows 11 at a $400,000 median. Phase 1 homes were built in 2006 and 2007 and Phase 2 homes in 2015 and 2016, so compare within a phase first.

How much are the HOA fees?

The association's 2027 assessment is $1,461.84 per quarter, due January 1, April 1, July 1 and October 1, per the association's 2027 Sales and Lease Package. That comes to 4 x $1,461.84 = $5,847.36 a year, or $5,847.36 ÷ 12 = $487.28 a month, at the 2027 rate. Listing records show $1,425 per quarter for 2026. Confirm with the association before you write an offer.

What do the HOA fees cover?

The 2027 assessment covers lawn care, irrigation maintenance and repair, lawn pesticide, herbicide and fertilizer treatment, bi-monthly basic pest control, basic cable, basic Wi-Fi and overnight roving security officers, along with the clubhouse, pool and hot tub, fitness center, tennis and pickleball court, basketball court and the on-site management office, per the association's 2027 Sales and Lease Package; confirm with the association before you write an offer.

What will I pay the association at closing?

A resale buyer pays the capital contribution of 2 x $1,461.84 = $2,923.68 at the 2027 rate, plus the $75 application for each adult applicant; with two adult applicants that is $2,923.68 + $150 = $3,073.68 in association charges at closing, per the 2027 Sales and Lease Package. The purchase contract says who pays the estoppel certificate; confirm every figure with the association before you write an offer.

Does Bristol Pines have a CDD?

Collier County's community development district map shows no district at Bristol Circle, and the recorded declaration, its amendments and the association's 2027 package never mention one. The 2026 county roll shows county non-ad valorem charges, such as solid waste, on every Bristol Pines home, with a maximum of $270; the tax bill names each line.

Who is responsible for the roof and exterior painting?

The recorded 2006 declaration describes association painting and roof work, while the association's 2027 package says owners are responsible for roofs and painting; ask the association which governs today and get it in writing. The 2027 package also puts pressure washing of the home, roof, pavers and entry on the owner, and owners repaint in the existing color with association approval.

How should I insure a Bristol Pines townhome?

Section 12(h) of the recorded declaration requires each owner to insure the unit, including any party wall and shared roof, at full replacement cost; the association insures the common areas. Talk to an insurance agent about the right policy form. Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its elevation certificate where one exists and its wind mitigation report, is the honest number.

Does Bristol Pines allow pets?

Bristol Pines allows common household pets, no more than two per unit without written consent; pit bull terriers are excluded by name, owners have documented a pet's breed under the 2010 amendment's insurance-guideline rule, and pets stay leashed outdoors, never tied out or kenneled outside.

Can I rent out my Bristol Pines townhome?

Bristol Pines leases run at least 6 months, a unit may be leased no more than twice in any 12 months, subleasing is not allowed, and short-term or Airbnb rentals are not allowed. Every lease applicant needs a 700 credit score, tenants re-apply every year, and the application costs $75 per adult, filed 20 days before the lease starts; the board acts within 5 business days on a complete file.

Does the association have to approve my purchase?

The association approves every sale: buyers file an application 20 days before closing, at $75 per adult. Plan the closing date around that timing, and confirm the current process with the association before you write an offer.

Can I park a boat, RV or work truck at Bristol Pines?

Residents park in their garage and driveway only, with no street parking; commercial vehicles, recreational vehicles, boats, campers and trailers may be kept only inside a garage, small non-motorized "Permitted Boats" only where the association allows, and there is no boat or RV storage lot. Florida's HB 1203 protects parking a personal pickup truck in a driveway, so ask the association how the recorded rule applies to a given truck.

Is there golf or a marina at Bristol Pines?

No. Bristol Pines has no golf course, no club membership, no marina, no boat docks and no beach of its own; its amenities are the association's clubhouse, pool and hot tub, fitness center and courts. Golf in this part of Naples is at separate private or public clubs; membership at any club is separate from owning in Bristol Pines.

What flood zone is Bristol Pines in?

It depends on the phase. On Collier County's copy of the current FEMA flood maps (panels 12021C0218H and 12021C0214H, effective May 16, 2012), all 156 Phase 1 homes are in unshaded Zone X. Phase 2, The Preserve, splits three ways: 96 of its 133 homes are in Zone AH, 15 are in shaded Zone X and 22 are in unshaded Zone X. Check any single address on FEMA's Flood Map Service Center or ask us.

Do I need flood insurance at Bristol Pines?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. Citizens Property Insurance says that by January 1, 2027, all of its personal residential policies with wind coverage, regardless of value, must carry flood insurance. FEMA's current pricing weighs flood frequency, distance to water, elevation and rebuild cost. Ask your insurance agent how this applies to a given home.

Did Bristol Pines flood in Hurricane Ian?

The public storm reports we checked do not name damage on Bristol Circle; ask the seller and the association for the home's storm, claim and repair history. For Hurricane Ian on September 28, 2022, the National Weather Service in Miami reports significant to major surge flooding over almost all of Collier County south and west of US 41 and $2.2 billion in county damage. Bristol Pines sits east of Collier Boulevard, in Evacuation Zone E. A Florida seller also gives a flood disclosure under s. 689.302.

What evacuation zone is Bristol Pines in?

Collier County's hurricane evacuation zone records place every Bristol Pines address in Evacuation Zone E, one of the county's inland surge zones, and the community sits outside Collier County's Coastal High Hazard Area. The state's Know Your Zone page notes that storm surge is the greatest threat to life in a hurricane.

Which schools are near Bristol Pines?

By road, Oakridge Middle is about 1.1 road miles away, Gulf Coast High about 3.1 and Laurel Oak Elementary about 3.3 road miles. Listing descriptions for Bristol Pines homes name two different elementary schools, Big Cypress Elementary and Bear Creek Elementary; Bear Creek opened in August 2025, and only the district's attendance-zone record settles which serves a given address. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

How far is Bristol Pines from the beach and the airport?

Distances are road miles and no-traffic minutes from 7326 Bristol Circle, measured November 4, 2026. Vanderbilt Beach public access is about 10.0 road miles, about 19 minutes. Naples Airport is about 12.6 road miles, about 22 minutes, a general aviation airport. Southwest Florida International Airport (RSW) is about 24.3 road miles, about 32 minutes, or 41 to 52 minutes in season.

What are property taxes at Bristol Pines?

The 2026 county roll puts every home in millage area 103 at 10.3696 mills, and the median 2026 total tax bill is $3,478. As an illustration, on a taxable value of $392,500, the 24-month median price, 10.3696 mills comes to $392,500 x 10.3696 ÷ 1,000 = $4,070.07, plus county non-ad valorem charges (up to $270 on the 2026 roll); the Collier County Tax Collector bills the actual amount. Florida's homestead exemption reduces a primary residence's taxable value by up to $50,000, per the Florida Department of Revenue; 151 of the 289 homes carry it on the 2026 roll.

Frequently Asked Questions: Seller Edition

Bristol Pines sellers ask what a townhome is worth, how phase and county adjusted size change the price, what a buyer will request and which statutes shape the sale. Each answer draws on a county record, a statute, the association's published documents or our analysis, and where a figure is not published we print none.

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; county copy of the May 16, 2012 FEMA flood map panels, read November 4, 2026; Bristol Pines Community Association 2027 Sales and Lease Package, updated October 30, 2026; Florida Statutes; our analysis).

How do I sell my Bristol Pines townhome?

Start with a price built from the county record by phase and county adjusted size. Then gather the seller disclosure summary, the flood disclosure and the association's documents, expect the buyer's association application 20 days before closing, and order the estoppel certificate when the contract is signed. We handle each step, and our guide to selling a home in Naples lays out the full process.

What is my Bristol Pines townhome worth?

We give no number for one home without looking at it. The county record supports these windows: 18 qualified sales in 24 months at a $392,500 median, 33 in 36 months at $410,000 and 71 in 60 months at $418,000. Your home is priced from the sales that match its phase and county adjusted size. Start with our free home valuation.

What did Bristol Pines townhomes sell for in the past year?

In the 12 months through mid-October 2026, Collier County shows 9 qualified recorded sales from $320,000 to $418,000, too few for a median. The newest qualified sale in the file is August 27, 2026, at $325,000 for a Phase 1 home. These counts cover sales over $100,000 that the county marks as qualified.

Why do you lead with a 24-month window?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $320,000 to $500,000, at a median of $392,500. The 12-month window has only 9 sales, too few for a median, so we read it as context and weigh the 24-month and 60-month windows together.

Should I price against Phase 1 or Preserve sales?

Price against your own phase first. Over 60 months Phase 1 shows 29 qualified sales at a $400,000 median and Phase 2, The Preserve, 42 at $432,500; over 24 months Phase 1 shows 7 sales, too few for a median, and Phase 2 shows 11 at $400,000. We then match county adjusted size and recording date, and use the other phase only as context.

Does an end unit or a larger plan sell for more?

The record does not let us say so for one home. Homes of 1,900 to 2,199 county adjusted sq ft show a $405,000 median over 24 months on 12 sales and $437,000 over 60 months on 49, while homes of 1,600 to 1,899 show a $382,500 median over 60 months on 14 sales. Those bands mix two phases and two build eras, so we compare like with like and make no value claim from a plan type.

Which comparable sales do you use?

We use the same phase first, then a similar county adjusted size, then the recording date, with the sale price taken from the county's qualified recorded sales. Then we test the result against Vanderbilt Reserve, a Sobel Co. townhome community built 2019 to 2023, on the same county yardstick, and note that Summit Place in Naples is a condominium and not like-for-like.

How does price per square foot work here?

Over 24 months Bristol Pines shows $204 per county adjusted sq ft and over 60 months $222. County adjusted area counts the garage at a fraction, so it is a county yardstick and not the under-air size in a listing. Compare like with like: the same phase, the same window and the same county adjusted size.

Are prices down from the peak?

Bristol Pines prices have eased from the 2023 to 2024 peak: calendar-year medians were $437,000 in 2022, $470,000 in 2023 and $440,000 in 2024, and the 9 qualified sales recorded in 2026 ran from $320,000 to $418,000. The highest qualified price in the county file is $535,000, recorded August 13, 2024 for a Phase 2 home. We make no forecast.

Were any deeds left out of the county numbers?

Yes. The county file also shows two priced deeds on Phase 1 homes in 2025, at $375,000 and $250,000, that it did not mark as qualified; they are not in any count or median on this page. Counts cover only sales over $100,000 that the county marks as qualified.

How long do Bristol Pines townhomes take to sell?

Days on market come from the Southwest Florida MLS, and we do not print a figure here. Ask us for the current report for your phase and home type, and we will walk you through what it means for your price.

How many townhomes are competing with mine?

The count of active listings changes week to week, so ask us for the current MLS count for Bristol Pines. We will show you which active homes match your phase and county adjusted size, which is the competition that matters to your buyer.

When is the best time to list?

We print no figure for timing. Collier Boulevard, Immokalee Road, Vanderbilt Beach Road and I-75 carry heavier traffic from January to April, so plan showings and open houses with that in mind. Ask us for the current picture on your phase.

Can I put a for-sale sign in my yard?

No. For-sale signs are not allowed anywhere in Bristol Pines. Open houses are allowed, with signs only at the front entrance outside the gate on Tree Farm Road and one in the front yard, and the rules require telling security the address and times beforehand.

How do open houses work at Bristol Pines?

Open houses run Saturday and Sunday from 9 a.m. to 6 p.m. Signs are allowed only at the front entrance outside the gate on Tree Farm Road and one in the front yard, and security must be told the address and times beforehand. Guests enter through the visitor lane with entry passes that residents issue through the MyQ Community app, and misusing entry passes can draw a fine of up to $1,000.

Who is the best listing agent for Bristol Pines?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every qualified recorded sale the county file holds for Bristol Pines since 2006. Call Jesse at (239) 898-6072.

How do I choose a listing agent?

Ask each candidate to show the sales behind the price, name the window, and say what the county does and does not record. Ask how the agent will handle your phase, the flood zone, the elevation certificate and the association paperwork. An agent who quotes one price with no sales is guessing.

How do I check a Florida agent's license?

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). Ask any agent for a license number and confirm it with the Commission before you sign a listing agreement.

What HOA documents must I give a buyer?

Before a buyer signs a contract for a home in an association like Bristol Pines, the seller must give a written disclosure summary of mandatory membership, the recorded covenants, assessments and the association's lien rights; if it comes after signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). Buyers also ask for the declaration, rules and 2027 package.

What is an estoppel certificate, and what does it cost here?

Florida law requires the association to deliver an estoppel certificate within 10 business days of a request, effective for 30 days (35 if delivered by mail), stating what is owed and whether transfer approval applies; the statute caps the fee (s. 720.30851). The manager's posted estoppel fee is $335 for standard delivery within 10 business days and $446 for rush delivery within 3, plus $179 if the account is delinquent (checked 2026-11-04); confirm with the association before you write an offer.

Does the association approve my buyer?

Yes. The association approves every sale: buyers file an application 20 days before closing, at $75 per adult. Plan the closing date around that timing, and give your buyer the application at contract so the clock starts early.

Who pays the capital contribution?

The buyer taking title pays it at closing: two quarters of assessments, 2 x $1,461.84 = $2,923.68 at the 2027 rate, per the association's 2027 Sales and Lease Package and the 2010 amendment. The purchase contract controls who pays other closing charges; confirm every figure with the association before you write an offer.

What flood disclosure must I give?

A Florida seller of residential property gives the buyer a flood disclosure at or before the contract: whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or has received federal flood assistance, and a notice that homeowners insurance does not cover flood (s. 689.302). Answer it from your own knowledge and records.

What will buyers ask about the flood zone?

Buyers ask by phase. All 156 Phase 1 homes are in unshaded Zone X on Collier County's copy of the current FEMA maps (effective May 16, 2012). Of the 133 Phase 2 homes, 96 are in Zone AH, 15 in shaded Zone X and 22 in unshaded Zone X, and the county's records list an elevation certificate for each Phase 2 home. Buyers check an address on FEMA's Flood Map Service Center, and we help you gather the certificate on file.

Will buyers ask about the roof and insurance?

Yes. Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old, and for a roof 15 or more years old it must accept an inspection showing at least 5 years of useful life left (s. 627.7011). If a Phase 1 roof is original from 2006 or 2007, its age and condition will matter to an insurer. The recorded declaration puts the building, shared roof and party wall on the owner's policy, and the 2027 package says owners handle roofs and painting.

Should I get a wind mitigation report before listing?

A wind mitigation report gives a buyer's insurance quote something specific to price; ask your insurance agent whether one fits your home. Phase 1 homes went up in 2006 and 2007, while the 2004 Florida Building Code was in effect, and Phase 2 permit dates fall inside the period when the 2010 code was in effect. My Safe Florida Home offers wind-mitigation inspections and matching grants for eligible homesteaded, site-built homes, including townhouses; confirm eligibility with the program.

Do I need approval for repairs before listing?

Every exterior change, from windows, screens and landscaping to paint, satellite dishes, fences and solar devices, needs the Architectural Control Committee's written approval first. Paint is done in the existing color with association approval, so get approval before the work, not after the listing goes live.

Can I sell while my tenant is still in the unit?

Yes, but have the lease in hand. Bristol Pines leases run at least 6 months, a unit may be leased no more than twice in any 12 months, and the association approves every tenant on an application filed 20 days ahead. The buyer's association application is separate, and your lease terms affect when the buyer can occupy.

Will HOA fees affect my sale?

Buyers will weigh them. The 2027 assessment of $5,847.36 plus the 2026 median total tax bill of $3,478 comes to $5,847.36 + $3,478 = $9,325.36 a year, before insurance and utilities; a specific home's tax bill can be higher or lower. Gulfshore Business reported in July 2026 a median association fee of $711 a month in the Naples-Marco Island area. We make no value claim.

Does nearby construction affect my sale?

Buyers ask about it. Tree Farm MPUD, a separate development at the northwest corner of Collier Boulevard and Immokalee Road, is adding condominiums and apartments, and Tree Farm Plaza and Founders Square are adding retail and medical space at that corner. We make no value claim and no forecast.

What does it cost to sell?

The purchase contract sets who pays what, so we print no figure here. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Ask us for a net sheet built on your price and your contract terms.

Do I owe capital gains tax?

Under IRS Publication 523, you may exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly, if you owned and lived in the home as your main home for at least 2 of the 5 years before the sale. Your situation can differ, so ask a tax professional.

What happens to my homestead exemption when I sell?

Florida's homestead exemption reduces a primary residence's taxable value by up to $50,000, per the Florida Department of Revenue, and a Save Our Homes benefit can be carried to a new Florida homestead by application. Ask the county property appraiser's office and a tax professional how it applies to your sale.

Does the Vanderbilt Beach Road extension affect a sale?

Phase 1 of the Vanderbilt Beach Road Extension opened to traffic on June 12, 2026, six lanes from Collier Boulevard to Wilson Boulevard, and Massey Street, which runs south to Vanderbilt Beach Road, was rebuilt as part of that work. Buyers ask about it. We make no value claim and no forecast.

Downloadable Documents

Bristol Pines documents are public PDFs, statute pages, county notices and the association's own published copies, each linked to the office or publisher that issues it. Open them for the full text behind the flood, zoning, storm, association and homeowners association law facts we cite, and read each as it stands today.

Data updated: November 2026 (all documents accessed November 4, 2026).

Sources and Authoritative References

Bristol Pines facts come from county, state and federal records, statutes, the association's published documents, news reports and public project pages. Each entry names the publisher and the item, with the date where the file gives one, so you can check any number yourself. County data files and map layers are listed in words without a link.

Data updated: November 2026 (all linked entries accessed November 4, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026).

The association and its manager

1. Bristol Pines public documents page, Bristol Pines Community Association, hosted by KW Property Management and Consulting (accessed November 4, 2026)
2. Bristol Pines Community Association home page, Bristol Pines Community Association, hosted by KW Property Management and Consulting (accessed November 4, 2026)
3. Amended and Restated Declaration of Covenants and Restrictions of Bristol Pines, Bristol Pines Community Association, July 11, 2006 (accessed November 4, 2026)
4. Amendment to the declaration, February 17, 2010, Bristol Pines Community Association (accessed November 4, 2026)
5. Amendment to the declaration, March 31, 2010, Bristol Pines Community Association (accessed November 4, 2026)
6. Articles of Incorporation, amended and restated June 2006, Bristol Pines Community Association (accessed November 4, 2026)
7. Certificate of Amendment, January 2017, Bristol Pines Community Association (accessed November 4, 2026)
8. 2027 Sales and Lease Package, Bristol Pines Community Association, updated October 30, 2026 (accessed November 4, 2026)
9. Rules and Regulations, Bristol Pines Community Association, posted 2026 (accessed November 4, 2026)
10. Estoppel request page, KW Property Management and Consulting (accessed November 4, 2026)
11. Membership information, KW Property Management and Consulting (accessed November 4, 2026)
12. HomeWiseDocs, HomeWiseDocs (accessed November 4, 2026)
13. TenantEv, TenantEv, the tenant evaluation service named in the association's package (accessed November 4, 2026)
14. myQ Community, myQ (accessed November 4, 2026)

History and builders

15. Bristol Pines portfolio page, 13th Floor Homes (accessed November 4, 2026)
16. Properties portfolio, 13th Floor Homes (accessed November 4, 2026)
17. About 13th Floor Homes, 13th Floor Homes (accessed November 4, 2026)
18. Summit Place portfolio page, 13th Floor Homes (accessed November 4, 2026)
19. Builder buys land, plans new townhome community, Business Observer, May 5, 2020 (accessed November 4, 2026)
20. Boca Raton developer buys restarting Portofino Springs townhomes, Business Observer, August 16, 2013 (accessed November 4, 2026)
21. Business Observer report on the Sierra Grande purchase, Business Observer, July 2, 2011 (accessed November 4, 2026)
22. Sobel Co., Sobel Co. (accessed November 4, 2026)

Collier County

23. Collier County PUD master list (PDF), Collier County, February 26, 2026 (accessed November 4, 2026)
24. Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk, Collier County, August 2026 (accessed November 4, 2026)

Florida law and state agencies

25. Florida Statutes s. 720.401, prospective purchasers subject to association membership requirement, Florida Senate, 2025 (accessed November 4, 2026)
26. Florida Statutes s. 689.302, flood disclosure, Florida Senate, 2025 (accessed November 4, 2026)
27. Florida Statutes s. 720.30851, estoppel certificates, Florida Senate, 2025 (accessed November 4, 2026)
28. Florida Statutes 720.30851, Florida Legislature (accessed November 4, 2026)
29. Florida Statutes 720.306, meetings of members and amendments, Florida Legislature (accessed November 4, 2026)
30. Florida Statutes s. 215.5586, My Safe Florida Home Program, Florida Senate, 2025 (accessed November 4, 2026)
31. Florida Statutes s. 627.7011, homeowners policies, Florida Senate, 2025 (accessed November 4, 2026)
32. Property tax exemptions, Florida Department of Revenue (accessed November 4, 2026)
33. Publication 523, Selling Your Home, Internal Revenue Service (accessed November 4, 2026)
34. Key changes for HOAs under House Bill 1203, UF/IFAS Extension, June 14, 2024 (accessed November 4, 2026)
35. HB 1203: changes to the Homeowners' Association Act, Becker, Florida Community Association Journal (accessed November 4, 2026)
36. Florida House Bill 1203 includes broad changes for HOAs, National Law Review (accessed November 4, 2026)
37. Condominiums, timeshares and mobile homes, Florida Department of Business and Professional Regulation (accessed November 4, 2026)
38. Florida Building Code 2023 effective dates (PDF), Florida Building Commission (accessed November 4, 2026)
39. My Safe Florida Home, My Safe Florida Home Program (accessed November 4, 2026)
40. Know Your Zone, Florida Division of Emergency Management (accessed November 4, 2026)

Flood and insurance

41. FEMA Flood Map Service Center, FEMA (accessed November 4, 2026)
42. Risk Rating 2.0, FEMA (accessed November 4, 2026)
43. Flood zones glossary, FEMA (accessed November 4, 2026)
44. Zone AH glossary entry, FEMA (accessed November 4, 2026)
45. Flood insurance cost, FloodSmart, FEMA (accessed November 4, 2026)
46. Flood insurance requirement, Citizens Property Insurance (accessed November 4, 2026)
47. Policies in force, Citizens Property Insurance (accessed November 4, 2026)
48. Detail by County, September 30, 2026 (PDF), Citizens Property Insurance (accessed November 4, 2026)

Storms

49. Tropical Cyclone Report: Hurricane Irma (PDF), National Hurricane Center, NOAA (accessed November 4, 2026)
50. Hurricane Ian summary (PDF), National Weather Service Miami, NOAA (accessed November 4, 2026)
51. Hurricane Milton impact narratives (PDF), National Weather Service Miami, NOAA (accessed November 4, 2026)
52. Collier County residents assess damage after Irma, WGCU, September 11, 2017 (accessed November 4, 2026)

Schools

53. Florida school directory, Florida Department of Education (accessed November 4, 2026)
54. Fresh start in North Naples, Naples News Now (accessed November 4, 2026)
55. New Collier school helps combat overcrowding, WGCU, August 14, 2025 (accessed November 4, 2026)
56. District announcements: FLDOE releases school district grades, Collier County Public Schools (accessed November 4, 2026)
57. Mason Classical Academy, Mason Classical Academy (accessed November 4, 2026)
58. Community School of Naples, Community School of Naples (accessed November 4, 2026)
59. St. John Neumann Catholic High School, St. John Neumann Catholic High School (accessed November 4, 2026)
60. Seacrest Country Day School, Seacrest Country Day School (accessed November 4, 2026)

Healthcare

61. NCH locations in Naples, NCH Healthcare System (accessed November 4, 2026)
62. Emergency services, NCH Healthcare System (accessed November 4, 2026)
63. NCH North Naples Hospital, NCH Healthcare System (accessed November 4, 2026)
64. NCH Healthcare System, NCH Healthcare System (accessed November 4, 2026)
65. Physicians Regional Healthcare System, Physicians Regional Healthcare System (accessed November 4, 2026)
66. Physicians Regional locations, Physicians Regional Healthcare System (accessed November 4, 2026)
67. Physicians Regional Medical Center North, Physicians Regional Healthcare System (accessed November 4, 2026)
68. DeAngelis Diamond Healthcare Group completes first freestanding ED in Collier County, Medical Construction and Design, November 2015 (accessed November 4, 2026)
69. NCH breaks ground on new Naples facility, WINK News, February 6, 2015 (accessed November 4, 2026)

Shopping, parks and the rival

70. Publix at The Shoppes at Pebblebrooke, store 781, Publix (accessed November 4, 2026)
71. Publix Naples Walk, store 676, Publix (accessed November 4, 2026)
72. Mercato, Mercato (accessed November 4, 2026)
73. Waterside Shops, Waterside Shops (accessed November 4, 2026)
74. Naples Airport, Naples Airport Authority (accessed November 4, 2026)
75. North Collier Regional Park, GAI Consultants (accessed November 4, 2026)
76. North Collier Regional Park, Paradise Coast (accessed November 4, 2026)
77. Phase 2 to begin soon at Big Corkscrew Island Park, Naples Press, November 24, 2023 (accessed November 4, 2026)
78. Vanderbilt Reserve association website, Vanderbilt Reserve association (accessed November 4, 2026)

Roads, the civic pipeline and HOA context

79. Vanderbilt Beach Road Extension opens June 12 in Collier County, Gulfshore Business, June 2026 (accessed November 4, 2026)
80. New six-lane roadway now open in Golden Gate Estates area, Naples Press, June 2026 (accessed November 4, 2026)
81. Collier County launches costliest road project with Vanderbilt Beach Road Extension, Gulfshore Business, 2022 (accessed November 4, 2026)
82. Vanderbilt Beach Road Extension nears completion this summer, Gulfshore Business, May 2026 (accessed November 4, 2026)
83. Collier struggles to keep roads in step with growth, Gulfshore Business (accessed November 4, 2026)
84. Tim Aten knows: Vanderbilt Beach Road Extension making progress, Gulfshore Business, 2023 (accessed November 4, 2026)
85. Express lanes among other improvements part of I-75 improvement project to begin later this fall, WGCU, September 20, 2026 (accessed November 4, 2026)
86. FDOT project 452544-1, I-75 from Golden Gate Parkway to Alico Road, Florida Department of Transportation (accessed November 4, 2026)
87. FDOT factsheet 425843-2, I-75 at Collier Boulevard, Florida Department of Transportation (accessed November 4, 2026)
88. Is help on the way for Immokalee Road, Naples News Now (accessed November 4, 2026)
89. Tree Farm Plaza, a retail oasis blooms in North Naples, Naples News Now (accessed November 4, 2026)
90. Condos and market-rate apartments in North Naples approved by Collier Commission, Naples News Now, June 2023 (accessed November 4, 2026)
91. Tim Aten knows: Habitat breaks ground on condos, Gulfshore Business, July 2025 (accessed November 4, 2026)
92. Commissioners approve 305-unit development on Immokalee Road, Naples Press, October 4, 2024 (accessed November 4, 2026)
93. Partnership breaks ground on 55-acre mixed-use development in Naples, Florida, REBusiness (accessed November 4, 2026)
94. Metro and Barron Collier begin construction on Founders Square in Naples, Florida Construction News (accessed November 4, 2026)
95. Collier NE wastewater and water treatment plants proceed, Naples Press (accessed November 4, 2026)
96. HOA fees in Florida: what homebuyers need to know upfront, Gulfshore Business, July 2026 (accessed November 4, 2026)

County data, map layers, drive estimates and listing records (no link)

97. Collier County Property Appraiser public data files (parcel roll, building records and recorded sales), download dated October 27, 2026, sales through October 16, 2026
98. Collier County GIS public layers, read November 4, 2026: site address points, the county copy of the May 16, 2012 FEMA flood map panels (zones, panels and base flood elevation lines), hurricane evacuation zones, the Coastal High Hazard Area, the elevation certificate index, private stormwater outfalls, the 2023 Florida Building Code wind map, planned unit developments and community development districts
99. Road-distance and no-traffic time estimates from 7326 Bristol Circle, measured November 4, 2026
100. Published listing descriptions for Bristol Pines homes, 2024 to 2026 (plan sizes, bedrooms, baths, garages and the 2026 quarterly fee; not association statements)