Brittany at Park Shore

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, and The Brittany at 4021 Gulf Shore Boulevard North is the Gulf-front building in Park Shore, Naples, that we get asked about most, for a reason that has nothing to do with the view. The Brittany is the only tower in its Park Shore peer group whose association publishes its own governing documents, its own dated assessment schedule and its own purchase and lease applications. That means a buyer can know things here that are simply unknowable next door. We are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc and 4,000+ transactions behind the team. Seller calls reach Jesse McGreevy directly on (239) 898-6072. Marc Comisar handles buyer representation on (239) 287-5873.

Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the About McGreevy and Comisar page.

Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC) and practise through Domain Realty at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar is a top-reviewed Park Shore realtor team, and The Brittany sits inside the City of Naples market we work every week.

Why McGreevy and Comisar Are the Best Realtor for The Brittany at Park Shore

The Brittany is a building where the paperwork decides the deal. A ninety-day minimum lease, a Membership Committee interview, three non-family references, a right of first refusal, an application that must be complete thirty days before closing and a rent-back that counts as a lease all sit between a signed contract and a recorded deed.

McGreevy and Comisar work that sequence for a living, and we read the association's own documents first.

We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc and 4,000+ transactions closed. McGreevy and Comisar and the Domain Realty Group team have sold over $2.5 Billion in real estate.

Park Shore-wide market record, trailing twelve months. We tracked every closed residential sale inside the Park Shore geography of the Southwest Florida MLS for the twelve months ended August 31, 2026, pulled September 7, 2026. Park Shore-wide, that returned 525 closings, $1,394,839,134 in volume, a $1,650,000 median sold price, 257 active listings and 5.9 months of supply. Those are Park Shore-wide figures, not The Brittany's. Building-level sales figures are not on this page, and we run them for any owner or buyer on request.

What do we actually bring to a Brittany transaction?

We bring the documents. The Association's current section 718.504 Frequently Asked Questions and Answers sheet is dated as of June 17, 2026, and it names every assessment class in the building, including nine storage units numbered S21 through S29 that we have not seen explained anywhere else. The Rules and Regulations carry an effective date of January 17, 2024. The purchase and lease applications in circulation sit in the Association's July and August 2026 upload folders. We work from those, not from a portal summary.

We also publish a side by side comparison of the best real estate agents in Naples, twelve agents measured on the public record, Google reviews, state licence dates and production, with a September 7, 2026 data date, so you can check our standing against the rest of the Naples market for yourself.

What is our record?

• 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 a residence at The Brittany?

Our free Naples home valuation tool is the fastest first step, and Jesse answers (239) 898-6072 himself, by call or text, the same day. Bring us the unit's stack number, because at The Brittany the assessment follows the stack rather than the floor, and the stack is the first thing a serious buyer's agent will ask you for.

Buying at The Brittany?

Marc handles buyer representation on (239) 287-5873, and our Naples buyer guide is a useful place to begin. Budget thirty days of board process before your target closing date and assume the clock does not start until the file is one hundred percent complete.

Key Takeaways

The short version of what follows, for the reader who wants the answer before the evidence. Every figure below is repeated further down with its source, its source date and the date we read it.

• The Brittany is not a Lutgert building. The Lutgert Companies' own published Park Shore timeline runs from Horizon House in 1971 to Aria in 2006 and The Brittany does not appear on it, even though its declaration was recorded between Le Ciel Venetian Tower's and Le Rivage's.
• It is the only one of its peer group that publishes its own governing documents. Le Rivage, Provence, The Regent and Aria publish nothing; two of their candidate domains do not resolve and one is parked.
• 127 residential units on the state's record, 136 taxable parcels on the county's. The gap is exactly nine, and the Association itself names them: storage units S21 through S29.
• 6.14 acres, the largest Gulf-side parcel on the entire Gulf Shore Boulevard North row, and a building that is also fourth-largest by unit count. No other building on that row is in the top four on both.
• Three connecting towers, not one slab. 114 of the 127 units are through-floor, with views to both Venetian Bay and the Gulf of Mexico.
• The assessment is published, dated and split three ways. Operating, Reserve and Insurance, as of June 17, 2026, by unit class.
• Zone AE, base flood elevation 10 feet NAVD88 across the parcel, with Zone VE at 12 feet beginning immediately west of the parcel line, on FIRM panel 12021C0379J.
• The state's coastal permits for this site name Aubrey J. Ferrao, founder of the Gulf Bay Group of Companies. Pilings were permitted in December 1992 and the declaration was recorded in September 1995, a thirty-three month build.
• A rent-back after closing is legally a lease here, which triggers the ninety-day minimum and full Membership Committee approval.
• No open houses are permitted at The Brittany. That is a published rule, and it changes how a unit gets marketed.
• The pet rule turns on which product you buy. One dog or one cat, 25 pounds at maturity in a tower unit, 35 pounds in a garden unit or villa, none for lessees or guests, under Rules and Regulations effective January 17, 2024.
• Leases run a minimum of 90 days, no more than twice a year, with a $5,000.00 common area damage deposit on every lease under the Association's 2026 lease application.

Table of Contents

Jump to any section. Everything below carries a source and an as-of date, and everything numeric comes from a government record, the Association's own published documents, or our own dated Park Shore-wide pull.

The building:Identity and records · The non-Lutgert building · Who built it · The unit count · The nine storage units · The 6.14-acre parcel · Through-floor units · The layout

The money:Assessments and fees · Operating, Reserve and Insurance · What changed since 2023 · Transfer costs · Property taxes

The rules:Three associations · Leasing · Pets · Renovation and moving · Hurricane and absence rules · Purchase approval

The risk:Flood zone · The 50 percent rule · Milestone inspections and the SIRS · Storm record

Living there:Amenities, guest suites and social life · Parking and storage · Beach access and the Park Shore Association · Compared with Le Rivage, Provence, Aria and The Regent · Park Shore-wide market · Pros and cons

Working with us:What we check first · Preparing to sell · Selling at The Brittany · Buying at The Brittany · Your local real estate experts

Reference:Buyer FAQ · Seller FAQ · What we could not verify · Sources and authoritative references · Downloadable documents

What Is The Brittany at 4021 Gulf Shore Boulevard North?

The Brittany is a 1995 Gulf-front condominium at 4021 Gulf Shore Boulevard North in the Park Shore neighborhood of Naples, Florida 34103, recorded on the state's condominium register as BRITTANY, THE A CONDOMINIUM. The Brittany occupies 6.14 acres, carries 127 residential units on the Florida DBPR record and 136 separately taxed parcels on the Collier County roll, and is governed by Club Brittany at Park Shore, Inc.

What are the verified identity records for The Brittany?

Every line below comes from a state or county record rather than from a listing description.

Is The Brittany really in Park Shore, or just near it?

The Brittany is really in Park Shore, and that was tested rather than assumed. The Brittany's parcel polygon centroid was tested for containment inside the recorded PARK SHORE UNIT 2 plat polygon, not admitted on a name match. Park Shore is a name that gets attached to a good deal of ground that is not on any Park Shore plat, including a resort on Tamiami Trail North that sits on unplatted land, so the plat test matters. The Brittany passes it on geometry.

What is the difference between Club Brittany and The Brittany?

The building is The Brittany. The governing corporation is Club Brittany at Park Shore, Inc., a Florida Not For Profit Corporation, document number N51288, EIN 65-0364523, filed with the State of Florida on October 9, 1992 and still active. The Brittany is one of the few condominiums on the boulevard where the DBPR managing entity of record is a separately named club entity rather than a same-name condominium association, which is a small record-keeping fact that turns out to be the visible edge of a much larger structure set out further down.

Who manages The Brittany day to day?

The Brittany has full-time on-site professional management, a twenty-four hour staffed front desk, and its own maintenance and housekeeping crews, which the Association states on its own About page. The mailing address of record with the State of Florida is the building's own Managers Office at 4021 Gulf Shore Blvd N, and the officer roster filed on the state annual report includes a General Manager and an Assistant General Manager based in the building. The management email published on the Association's own forms is at a Guest Services domain, which points to a contracted on-site management arrangement rather than a purely self-managed one. We have not confirmed the contract or its start date and we will not state one.

Why Is The Brittany the Non-Lutgert Building on a Lutgert Boulevard?

The Brittany is the conspicuous gap in the Lutgert sequence on Park Shore beach. The Lutgert Companies publish their own Park Shore project timeline, running from Horizon House in 1971 to Aria in 2006, and The Brittany is not on it, even though its 1995 declaration falls squarely between two Lutgert towers. A different developer, working from a Pelican Bay address, built it.

The published timeline runs Horizon House 1971, Surfsedge 1973, Gulfside 1974, La Mer and Venetian Villas 1976, Esplanade 1981, Park Plaza 1983, Terraces 1986, Le Parc 1988, Vistas 1990, Enclave 1991, Le Ciel Park Tower 1994, Le Ciel Venetian Tower 1995, Le Rivage 1996, Le Jardin 1998, Provence 2000, Regent 2002 and Aria 2006, and the company itself closes it by calling Aria the final addition to the Lutgert legacy on Park Shore Beach.

How strong is that absence as evidence?

Strong, because it is corroborated by a second, independent state record. Thirteen of the condominiums on Gulf Shore Boulevard North list a Florida DBPR developer of record whose mailing address is 4200 Gulf Shore Boulevard North, one of the Village Shops on Venetian Bay parcels, and one of those thirteen names Raymond L. Lutgert personally. The Brittany's DBPR developer of record is PARK SHORE BEACH JOINT VENTURE, at 6401 Pelican Bay Boulevard, a Pelican Bay address rather than a Village Shops one. The absence from the timeline and the difference in the state developer record agree with each other.

What is the chronology that makes the point?

Three declaration dates, all from the same Florida DBPR extract, tell the story in one line. Le Ciel Venetian Tower's declaration was recorded on March 31, 1995. The Brittany's was recorded on September 14, 1995. Le Rivage's was recorded on July 15, 1996. The two on either side are Lutgert projects on the Lutgert timeline. The one in the middle, standing a few hundred yards away on the same beach, was developed by a different organisation working out of a different part of Naples.

Why should a buyer care who developed it?

Because it explains the building. A single developer building out a boulevard across four decades tends to repeat a formula: a tight parcel, a single slab oriented to the Gulf, an amenity deck sized to the footprint. The Brittany does none of that. It sits on 6.14 acres, the largest Gulf-side parcel on the row, it is three connecting towers rather than one, its ordinary units face both water bodies, and it spends its surplus land on two Har-Tru tennis courts, a bocce court and a drive-through car wash. That is a different design brief, and the different developer is the reason it exists.

What does the corporate record show about when the project began?

Club Brittany at Park Shore, Inc. was chartered with the State of Florida on October 9, 1992, almost three full years before the declaration of condominium was recorded on September 14, 1995. The corporate shell went up first, the building followed, and the sale of units followed that. The earliest annual report imaged on the state record dates to May 1, 1996. The Association's articles have been amended and restated twice on the state record, in 2004 and again on February 19, 2021.

Who Actually Built The Brittany?

The Brittany's own association answers the question its state record could not. The homepage of Club Brittany at Park Shore, Inc. states that the property was "Built by Gulf Bay Development and completed in 1996." The Florida DBPR Developer Summary Report names PARK SHORE BEACH JOINT VENTURE of 6401 Pelican Bay Boulevard as developer of record.

A Florida corporate name search returns no entity called Park Shore Beach Joint Venture at all.

How do those three records fit together?

A joint venture or general partnership can operate on a state licensing record without ever filing under that name in the corporate name index, which is the most economical reading of the gap. The state's corporate index begins its result list at the first entity at or after the search term, and a search on "PARK SHORE BEACH" returns Park Shore Beach Realty and then Park Shore Cafe, with nothing in between. So the DBPR developer record is the surviving state trace of a single-purpose development vehicle. What links that vehicle to Gulf Bay is the Association's own statement plus a much better piece of evidence, which is the state's coastal permit file.

What do the state's coastal construction permits show?

Florida's Department of Environmental Protection publishes its Coastal Construction Control Line permit register as open data, and the record for this stretch of beach reconstructs the build almost month by month.

Aubrey J. Ferrao is the founder and chief executive of the Gulf Bay Group of Companies, and Gulf Bay's own materials name The Brittany high rise on Park Shore Beach among its developments. The same state dataset carries a 1998 coastal permit to Aubrey Ferrao for a hotel structure adjacent to 500 Collier Boulevard on Marco Island, which matches Gulf Bay's published resort there. The applicant identity, the timing and the monument range line up.

How certain is the permit attribution?

Certain enough to publish with its caveat attached, and not one inch further. The four 1992 to 1993 permits sit in Department of Environmental Protection monument range CO-050 S0267/S0750. The Brittany's own later field permit, the only one in the dataset that names the building outright, sits at CO-050 S0500/S0550, inside that span. Timing interlocks too: pilings permitted December 1992, the association chartered October 1992, the dwelling permit running to January 1996 and the declaration recorded September 1995. The caveat is that the state's free-text location field describes the multi-family dwelling as "immediately north of 4031 Gulf Shore Blvd," and street numbers on that boulevard increase northward, which would put it at 4041 rather than 4021. Our reading is that a 1993 paper file digitised later carries an imprecise free-text description and the monument range is the authoritative locator. We say so rather than hiding it.

How long did The Brittany take to build?

Pilings were permitted on December 9, 1992. The declaration of condominium was recorded on September 14, 1995. That is a thirty-three month span from the first structural permit to the recorded declaration, which is the arithmetic on two verified state dates rather than a construction schedule anyone has published. The City of Naples records the certificate-of-occupancy year as 1995, three of the county's 136 parcels carry a 1996 year built, and the Association dates completion to 1996. All four of those records are correct about different things.

What does the 2017 dune walkover permit tell a buyer?

The permit tells a buyer that The Brittany's direct beach access is a permitted coastal structure regulated by the State of Florida, not an informal path worn across a dune. The only permit in the state dataset that names the building explicitly is the August 10, 2017 field permit for walkways, boardwalks and stairs at Brittany Condominium, 4021 Gulf Shore Blvd N. Every permit associated with this site carries a thirty-year erosion flag of NO, meaning the permitted work was not sited seaward of the state's thirty-year erosion projection. Note also that The Brittany was permitted and built under the pre-2010 control line; Collier County's current Coastal Construction Control Line was established by Florida Administrative Code rule 62B-34.160, effective April 7, 2010 and recorded at Official Record Book 4566, Page 1950.

When Should a Brittany Owner Start Preparing to Sell?

A Brittany owner should start preparing a sale at least a season before the listing date, because three published rules at The Brittany change the marketing plan on day one: no open houses are permitted, soliciting on the premises is prohibited, and any buyer must clear a Membership Committee interview and a thirty-day board review that does not begin until the application file is complete.

Thinking of Selling Your Brittany Residence? Talk to Jesse First

The Brittany at Park Shore publishes a dated assessment schedule, as of June 17, 2026, so start with a number and a timeline. Our free Naples home valuation tool gives you the number and Jesse gives you the timeline on (239) 898-6072, by call or text, the same day. Buyers working with us reach Marc Comisar on (239) 287-5873 or start with our Naples buyer guide.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a Brittany listing is one of the few in Naples where the sequencing of the association's approval process is worth as much to a seller as the pricing.

Three things we will want from you before we price: the stack number, because assessments at The Brittany follow the stack rather than the floor; whether the unit is a tower unit, a garden unit, a villa or a penthouse, because each is assessed as its own class; and whether a storage unit conveys with the residence, because storage at The Brittany is separately assessed property with its own annual charge of $1,920.04 on the Association's schedule as of June 17, 2026, and the deed and the estoppel certificate, not the listing sheet, say what transfers.

How Many Units Does The Brittany Have, and Why Do the State and the County Disagree?

The Brittany carries 127 residential units on the Florida DBPR condominium record and 136 separately taxed parcels on the Collier County 2026 preliminary roll. Both numbers are correct. The state counts condominium units; the county counts anything separately assessed. The nine-parcel difference at The Brittany is not a clerical error and it is not a mystery, because the Association itself publishes the answer.

What is the correct way to state the unit count?

The honest sentence names both counts and explains the gap: 127 residential units on the state's condominium record, and 136 separately taxed parcels on the county roll, the difference being nine separately assessed storage units. A page that simply says "136 units" is wrong. A page that says "127 units" and stops is incomplete for anybody reading a tax bill or a title commitment.

How does the Association's own breakdown add up?

Two independent first-party routes both land on 127. The Association's About page states that the property "offers three connecting residential towers with 127 individual units on 21 floors, as well as six villas and four garden units with their own outdoor spaces." The homepage breaks the same total down differently: 121 residential units in the high-rise, comprising 4 garden units, 114 residential units and 3 penthouses, plus 6 villas outside the tower. Four plus 114 plus three is 121, and 121 plus six is 127, which is exactly the state's figure.

Does the assessment schedule confirm it?

Yes, and by a third route. The Association's section 718.504 disclosure bills six tower stacks numbered 01 through 06, four garden units G7 through G10, three penthouses numbered PH11, PH12 and PH14, and six villas V15 through V20. Six stacks across nineteen distinct floors produces 114 tower units. Add three penthouses, six villas and four garden units and the total is 127. The county's own parcel-level data records nineteen distinct implied floors at this address with a ninety-fifth-percentile implied floor of 21, which is the same nineteen the Association's designation list produces.

Why is there no PH13?

Because the Association's own billing schedule skips it. The three penthouses are designated PH11, PH12 and PH14. That is a small thing, and it is the sort of small thing that tells you the schedule was transcribed from the building rather than assembled from a database.

What Are the Nine Storage Units, S21 Through S29?

The Brittany's current section 718.504 Frequently Asked Questions and Answers sheet, dated as of June 17, 2026, lists every class of property the Association assesses. The final row reads S21-S29. That is nine storage units, numbered S21 through S29, and 136 taxable county parcels minus 127 residential units on the state record is exactly nine. The parcel-count gap at The Brittany is now closed on the Association's own statutory disclosure.

Why does that matter to a buyer rather than to a statistician?

Because a storage unit at The Brittany is assessed property in its own right, with its own annual charge split into Operating, Reserve and Insurance components totalling $1,920.04 as of June 17, 2026. It can convey with a residence or it can not. It carries its own recurring cost. It shows up on the county roll as a parcel. If you are buying and you assume storage is a limited common element that simply comes along with the unit, you will be wrong at The Brittany, and you will find out at closing.

Does the G in "G-7" mean garage?

No, and this is a correction worth publishing. A county sample legal description at this condominium reads "UNIT G-7," which reads naturally as a garage. It is not. G7 is a Garden unit, and the Association bills G7 alongside G8, G9 and G10 as garden units, each carrying an additional Exterior Garden Maintenance charge that tower units do not pay. The nine extra parcels are the storage units, not garages, and the villas already have their own two-car garages.

What about the twenty-six cabanas?

The Association's homepage states that "the 26 privately owned cabanas at the pool deck round out ownership scenarios at Club Brittany." Because the parcel arithmetic already closes exactly at 127 units plus nine storage units equals 136, the cabanas are most likely limited common elements with exclusive-use rights appurtenant to units rather than separate tax parcels. That is our reading of the arithmetic, not a fact we have confirmed against a county legal description, and we flag it as such. The Rules and Regulations do refer to "Cabana Owners" in a noise rule, so the ownership interest is real whatever form it takes on the roll.

What Does 6.14 Acres Buy at The Brittany?

The Brittany sits on 6.14 acres, which is the largest single parcel on the Gulf side of Gulf Shore Boulevard North. The next largest are Esplanade Club at 4.55 acres, Le Ciel Park Tower at 4.53, Monaco Beach Club at 4.37, Le Parc at 4.21 and Park Plaza at 4.20.

The Brittany's parcel is roughly thirty-five percent larger than the next one down the row, and that surplus is the whole reason the site plan looks the way it does.

How does The Brittany rank on the row overall?

Across the twenty-five Gulf-side condominiums in Park Shore, The Brittany is first by land area at 6.14 acres, tied fourth-tallest at 22 storeys alongside Meridian Club, and fourth-largest by unit count at 127 behind Savoy at 141, Monaco Beach Club at 138 and Vistas at 131. Almost every other building on the row trades one for the other. Le Rivage has 37 units on 4.18 acres, Enclave has 28 on 3.87. Surfsedge packs 112 units onto 1.49 acres and Gulfside 112 onto 1.59. The Brittany is the only building on the Gulf side that is in the top four on both land and unit count at once.

What is the density, expressed plainly?

Dividing the state's 127 units by the county's 6.14 acres gives 20.7 units per acre. For comparison on the same arithmetic, Surfsedge runs at 75.2, Gulfside at 70.4, Vistas at 38.0, Savoy at 36.5, The Regent at 14.3, Le Rivage at 8.9 and Enclave at 7.2. The Brittany sits in the middle of that spread while carrying one of the largest unit counts on the row, which is only possible because of the land.

Is The Brittany actually on the sand?

Yes. The recorded west boundary of the parcel runs to longitude -81.81559, which reaches the beach parcel line. The Brittany is on the sand rather than one parcel back from it, and the Federal Emergency Management Agency's own flood mapping confirms the geometry from the other direction: the Zone VE strip begins immediately west of that boundary, on the dune and the beach, rather than anywhere inside the parcel.

What does the building spend the surplus land on?

Two Har-Tru tennis courts with a shade station, a bocce court, a lap-lane pool, a Jacuzzi, a grill pavilion with an industrial range hood and fire suppression, a fire pit with crescent bench seating, and an on-site drive-through car wash. The Association documents every one of those on its own amenities page. On a Gulf-front Naples parcel, tennis and bocce are a land decision before they are an amenity decision.

What Are the Through-Floor Units at The Brittany?

The Brittany is not a single slab facing the Gulf. The Association describes one condominium building composed of three connecting towers, and states in its own words that the 114 residential units in the high-rise each have "front and back views towards both Venetian Bay and The Gulf of Mexico."

That is the single best design fact about the building, and it is corroborated three ways in the Association's own material.

What corroborates the through-floor claim?

Three separate first-party passages. The homepage states the front-and-back orientation outright. The amenities page describes two upper plaza decks on opposite faces of the building, one on the Bay side and one on the Gulf side. The Rules and Regulations refer separately to a "Bay Side Upper Plaza Deck" and a "Gulf Side Upper Plaza Deck" when setting reservation rules. A building with amenity decks on both faces is a building oriented to both faces.

Why does dual orientation change what a residence is worth?

Because it changes what you own for a given square footage. A one-sided Gulf-front slab gives you sunsets and a corridor. A through-floor plan gives you sunsets on one side and the morning over Venetian Bay and the Park Shore Marina on the other, plus cross-ventilation and two exposures of natural light. In a resale conversation the practical consequence is that a lower-floor unit at The Brittany is not simply a discounted version of a higher one, because the bay exposure does not disappear with elevation the way a partial Gulf view does.

Does that apply to every unit?

No, and the Association's own arithmetic says so. The through-floor description covers the 114 residential units in the high-rise. The three penthouses are described separately as having grand unobstructed views and large outdoor balcony spaces. The four garden units have their own large outdoor garden spaces at ground level. The six villas sit in front of the property with private outdoor gardens, two-car garages and, notably, their own elevators. Four different products, four different propositions.

How Is The Brittany Laid Out?

The Brittany is organised as six tower stacks numbered 01 through 06 running up nineteen distinct floors, three penthouses at the top designated PH11, PH12 and PH14, four garden units G7 through G10 at ground level, and six villas V15 through V20 sitting in front of the building. Every one of those designations comes from the Association's own assessment schedule, which bills each class separately.

How many floors does The Brittany have, 21 or 22?

Both figures are on the record and they are measuring different things. The City of Naples Building Department's 2024 Milestone Buildings workbook records the building as 22 stories, year 1995. The Association's own About page says "127 individual units on 21 floors." Our reading is that the City counts building storeys under the Florida Building Code, which includes non-residential levels such as a lobby or an amenity level, while the Association is describing residential floors. We name both and we say which body counts what, rather than silently picking the taller number.

What floor plans does The Brittany publish?

The Association publishes a Floor Plans PDF on its own site and prints a warning alongside it: "Please note that actual floor plans may have changed due to owner renovations." The plan types the About page lists are three bedroom condominiums, villas, and penthouse suites with four bedrooms. One plan on the published PDF carries an air-conditioned area of 3,614 square feet, with a Grand Salon at 23 feet by 24 feet, a Den at 15 feet by 18 feet 6 inches and a dining room at 16 feet by 11 feet. Those are the developer's plan figures, not a measured survey of any particular residence, and the Association itself says they may no longer match what is behind the door.

Are there five-bedroom units at The Brittany?

Not confirmed, and we will not say there are. What we can say is that the Association's own occupancy schedule, printed identically on both the purchase application and the lease application, contemplates them: three-bedroom units are capped at six adults plus children, four-bedroom units at eight adults plus children, and five-bedroom units at ten adults plus children. A five-bedroom tier in a published occupancy table is suggestive of at least one such configuration, most plausibly a villa or a combined residence, but the About page lists only three-bedroom condominiums, villas and four-bedroom penthouses. The Floor Plans PDF read plan by plan would settle it.

What is the practical difference between a tower unit, a garden unit and a villa?

Cost, pets and outdoor space, in that order of financial consequence. Garden units and villas pay an additional quarterly Exterior Garden Maintenance charge that tower units do not. Garden unit and villa owners have a published exception to the building's pet weight limit. Villas have private two-car garages and private elevators, while tower units have two deeded parking spaces and penthouses have three. And the assessment spread across those classes inside one building runs more than 2.7 to 1, which is set out in full below.

What Do Assessments and Fees Cost at The Brittany?

The Brittany publishes its own assessment schedule, dated on its face, in the Frequently Asked Questions and Answers sheet that section 718.504 of the Florida Statutes requires a condominium to furnish. The current version is dated as of June 17, 2026 and sets out three named components for every unit class: Operating, Reserve and Insurance, with an additional Garden line for the garden units and villas.

No other Park Shore tower in our research publishes anything comparable.

What does the current schedule actually say?

These are annual figures billed in quarterly instalments. The document's prose says assessments are levied quarterly while its table headers read "ANNUAL ASSESSMENTS" and "YEARLY TOTAL," and the arithmetic settles the conflict: the three components sum exactly to the total column, so the columns are annual.

Source: Club Brittany at Park Shore, Inc., Frequently Asked Questions and Answers sheet required by section 718.504, Florida Statutes, as of June 17, 2026, read September 16, 2026. Confirm the current schedule with the Association before relying on any figure for a transaction.

How wide is the spread inside one building?

Wider than most buyers expect. The lowest residential class, G-08 at $43,636.71 a year, and the highest, PH12 and PH14 at $117,890.56, are a 2.70 to 1 range inside a single condominium. Within the tower stacks alone the range runs from $49,690.68 for an 02 or 04 unit to $67,585.47 for an 01 unit. Assessment classes at The Brittany are stack-based, which means two units on different floors in the same stack carry the same assessment. Elevation changes the view and the price; it does not change the assessment.

Why do assessments follow the stack rather than the floor?

Because a condominium assessment is a share of common expense, and at The Brittany that share was allocated by unit type and position rather than by height. The practical consequence is worth stating for both sides of a deal. A buyer comparing a fourth-floor 03 unit with a seventeenth-floor 03 unit is comparing two residences with identical annual carrying costs from the Association. A seller in an 02 or 04 stack has the lowest tower assessment in the building and should say so.

What Does The Brittany's Operating, Reserve and Insurance Split Reveal?

The Brittany is the only building in our Park Shore research that lets an outsider see the inside of its assessment. Because the Association publishes Operating, Reserve and Insurance as three named lines rather than one combined number, a buyer can read the cost of insuring a Gulf-front tower in Naples after Ian, Helene and Milton as an actual figure rather than as a rumour.

How much of a Brittany assessment is insurance?

For an 01 unit as of June 17, 2026, insurance alone is $15,350.17 a year against a total of $67,585.47, which is about 22.7 percent of the assessment. For a PH12 or PH14 penthouse it is $26,775.57 out of $117,890.56, the same 22.7 percent. The proportion holds in every class that carries no Garden line, which is itself informative: the insurance burden at The Brittany is shared on the same percentage basis as the operating and reserve lines. In the garden units and villas the extra Garden charge lowers the insurance share, to about 19.3 percent for G-07 and about 21.1 percent for V15 and V20.

How much goes to reserves?

For that same 01 unit, $22,315.30 a year, or about 33.0 percent of the total assessment. Roughly a third of what an owner at The Brittany pays the Association is going into reserves rather than into current operations. In a Florida condominium market where the structural integrity reserve study regime has forced a hard conversation about underfunded reserves, a published reserve line running at a third of the assessment is a number a buyer should weigh rather than skip.

What can a buyer do with those percentages that they cannot do elsewhere?

Compare like with like, and ask the right question next door. When a buyer is weighing The Brittany against a building that quotes a single combined monthly figure, the two numbers are not comparable until the other building's insurance and reserve components are broken out. The Brittany's published split gives a buyer the vocabulary and the benchmark to demand the same breakdown from any other association, and to notice when an apparently lower fee is lower because it is not reserving.

Is the 22.7 percent insurance share high or low?

We are not going to pretend to a benchmark we do not have. No comparable published split exists for Le Rivage, Provence, The Regent or Aria, because none of the four publishes an assessment schedule at all. What we can say is that the figure is real, dated and sourced to a statutory disclosure, which is more than can be said for any insurance estimate circulating about the boulevard as a whole.

How Have The Brittany's Disclosures Changed Since 2023?

The Brittany has published two versions of its statutory Frequently Asked Questions sheet that we have read, one dated as of January 11, 2023 and the current one dated as of June 17, 2026. Comparing them is one of the few places in Park Shore where a buyer can watch a building's finances change over three and a half years using the association's own words on both dates.

What did the 2023 disclosure say?

The 2023 sheet presented four quarterly figures per unit class rather than three annual components, and it stated in its own words that the quarterly amounts "include the hurricane assessment for Quarters 1, 2 and 3." Quarter one was the heaviest in every class. An 01 unit was billed $32,705.53 in the first quarter and $21,485.53 in the fourth. The penthouses ran at roughly 1.7 times the highest-assessed regular tower stack on the fourth-quarter comparison, a ratio that reflects share of common expense rather than price level and is therefore the least perishable figure in the older table.

What changed by 2026?

Three things. The presentation moved from four quarterly figures to three named annual components, Operating, Reserve and Insurance, plus a Garden line. The hurricane assessment line disappeared from the disclosure. And the storage class, previously shown as a single undifferentiated "Storage Units" row, was itemised as S21-S29, which is what made the county parcel reconciliation possible.

Does the missing hurricane line mean there is no special assessment?

No, and we will not write that it does. What the record supports is precise and narrower: the Association's current statutory disclosure, as of June 17, 2026, carries no hurricane assessment line. It does not establish when a hurricane assessment ended, what it funded, or whether any other assessment exists today. A buyer should ask the Association directly and read the most recent budget and the estoppel certificate. That is the correct question, and it is exactly the question a seller should have the answer to before a listing goes live.

What else changed between the two disclosures?

The court-case answer. The 2023 sheet answered the litigation question with a bare "No." The 2026 sheet states that "Club Brittany is currently not a party to any court cases for which the Association may face liability." Same substance, more careful drafting, and the kind of change that usually follows a lawyer reading a form.

What Does It Cost to Transfer a Unit at The Brittany?

The Brittany publishes its own Estoppel Certificate form, which is unusual, and the form carries the Association's transfer costs on its face. The figures below sit in the Association's 2023 upload folder and the form is undated on its face, so treat 2023 as the as-of year and confirm currency with the Association office before a closing. These are the Association's charges, separate from title, recording and any prorations.

What else is on the estoppel form that matters?

Two provisions that change how a sale runs. Board approval is required for the transfer of a unit under Article 12.2 of the Amended and Restated Declaration of Condominium. And there is a right of first refusal, also under Article 12.2, described on the Association's own form as "not triggered unless Association disapproves." Those are not administrative details. They are conditions on the conveyance, and they belong in the contract timeline rather than in a footnote.

How long is a Brittany estoppel certificate good for?

Thirty days if delivered electronically or by hand, and thirty-five days by regular mail, as stated on the Association's own form. On a transaction that is already carrying a thirty-day board review that does not start until the application is complete, an estoppel with a thirty-day life needs to be ordered against the closing date rather than against the contract date.

Who else is named on the form?

The Association's collection counsel is Goede, DeBoest & Cross, PLLC, which is also its registered agent with the State of Florida. Its insurance agent of record is Assured Partners, at 8950 Fontana Del Sol Way #200, Naples. The Office Administrator signs the estoppel form, the published association telephone number on it is 239.263.4916, and the published office email is a Club Brittany address. Those are published business contacts on a published form, which is why we name them.

What Is The Brittany's Three-Association Ownership Structure?

A Brittany owner sits inside three associations, not one, and this is the single most under-reported legal fact about the building. The unit owner is a member of Club Brittany at Park Shore, Inc. That condominium association is in turn a member of two further corporations, Commons "S" Association, Inc. and Access Commons "A" Association, Inc., which provide and maintain a shared recreational park area and a shared access parcel.

Where is that structure documented?

In two of the Association's own documents. The section 718.504 Frequently Asked Questions sheet states that "by virtue of ownership of a Condominium unit, each unit owner is a member of the Club Brittany at Park Shore, Inc. This Condominium Association is a member in the Commons "S" Association, Inc., and Access Commons "A" Association, Inc., which provide and maintain a recreational park/landscaped area and an access parcel, both shared by adjoining Condominium parcels." The Estoppel Certificate restates the same structure from the other direction, confirming that unit owners are not required to be members of the two commons entities while the condominium association is.

Where are the commons parcels physically?

The Rules and Regulations locate them in ordinary operational language. Overflow parking goes to "the Commons Area south of the building" and to the "Commons A parking lot." Pets are permitted in the pool area only "as needed to access the first exit gate leading to the Commons S property." So the commons are real ground immediately adjacent to the building, used daily, governed a level above the condominium.

Why does a three-association structure matter to a buyer?

Because it means part of what you use is governed by a body your association votes in, not by a body you vote in. Decisions about the shared recreational park and the access parcel are made at the commons level, funded through the condominium association's membership, and shared with adjoining condominium parcels. It also means a full due diligence file at The Brittany is larger than a single set of condominium documents. A buyer should ask for the commons governing documents and budgets alongside the Brittany ones.

How unusual is this on the boulevard?

Unusual enough that we found no comparable structure anywhere in the thirty-condominium Park Shore inventory we hold. Every one of the four benchmark buildings records the condominium association itself as its DBPR managing entity; The Brittany records a separately named club entity. We are careful here: Florida's corporate index cannot be searched by address, so a commons entity operating under an unrelated name at another building could exist unseen. We have not found one, which is not the same as proving there is none.

How Does Leasing Work at The Brittany?

The Brittany allows leasing, but only on the Association's terms: a minimum lease of 90 days, no more than two leases a year, Board approval of every lease, a Membership Committee interview for every lessee, and a $5,000.00 common area damage deposit. Those terms come from Rule 2.2 of the Rules and Regulations effective January 17, 2024 and the Association's 2026 lease application.

What is the minimum lease term, and how often can a unit be leased?

Rule 2.2.2 sets a minimum of 90 days and says no unit may be leased or sublet more than two times per calendar year. The 2026 lease application states it as 90 continuous days and no more than two leases in a 12-month period, and it adds that renewals, extensions and multi-year leases are each subject to re-approval. The Association's section 718.504 disclosure repeats the restriction. The City of Naples zoning floor is thirty days; The Brittany's own floor is three times that.

What does a lease application at The Brittany require?

A $150 non-refundable processing fee per applicant, three letters of personal reference that must be non-family and non-professional, a copy of the lease, an interview with the Membership Committee, and submission at least 30 days before the desired occupancy date. The lessee also posts a $5,000.00 common area damage deposit payable to the Association, held in a non-interest-bearing account and refundable on written request within 15 days after the lease expires. Occupancy before approval is prohibited.

Who can and cannot lease a unit?

The application is explicit that no corporation, company, partnership or trust may lease a unit, that only an entire unit may be leased, and that room rental and sub-leasing are not allowed. Use is single-family residential. No person under 21 may occupy permanently unless in residence with an adult, and the owner and lessee are jointly liable for any damage to the common elements.

Can I lend my Brittany unit to friends while I am away?

No. The Association's forms state that occupancy of the apartment in the owner's absence is prohibited, and that the owner must be physically present when guests, relatives, visitors or children under 21 occupy the apartment or use the recreational facilities. Rule 16.2 adds that units may be used only by owners, their guests and servants as a residence. This is one of the strictest published guest rules we have read on the boulevard, and it matters to anyone who pictured a family rotation through the winter.

Does a lessee take over the owner's amenity rights?

For the guest suites, yes. Rule 11.1.1 states that an owner's rights are subordinated to the lessee's while the unit is leased, so the lessee, not the owner, has the booking position. Time-share use or sale is prohibited outright by the section 718.504 disclosure.

What Are the Pet Rules at The Brittany?

The Brittany allows owners one dog or one cat, with a 25-pound weight limit at maturity for tower units and a published 35-pound exception for garden unit and villa owners, and it allows no animals at all for lessees or guests. Those rules sit in Section 14 of the Rules and Regulations, effective January 17, 2024, and they change which unit a dog owner should buy.

What exactly does Section 14 say?

Rule 14.1 reads: "Owners may have only one dog or one cat at the Brittany. No other animals of any type may be brought onto Brittany property." Rule 14.1.2 states that lessees and guests may not have animals, and the 2026 lease application repeats that no pets are allowed by lessees or guests at any time. Every animal must be registered with the Association, leashed in common areas, housebroken, with any mess cleaned up at once and reported to the Manager, and vaccinated unless a Florida-licensed veterinarian certifies an allergy waiver.

Who qualifies for the 35-pound exception?

Rule 14.2 allows garden unit and villa owners a cat or dog of no more than 35 pounds at maturity, provided the animal has no access to the interior common areas. In practical terms, a buyer with a 30-pound dog can own at The Brittany, but only in one of the four garden units or six villas, not in any of the 114 tower units or the three penthouses.

Is insurance required for a pet?

Yes. Rule 14.7 requires the owner to carry at least $50,000 of liability insurance for the animal. Pets are also barred from the pool and spa area except as needed to reach the first exit gate leading to the Commons S property, under Rules 14.8 and 5.16. A Fair Housing reasonable accommodation policy for assistance animals follows Section 14, and a buyer who needs one should read it before contract.

What Are the Renovation and Moving Rules at The Brittany?

The Brittany bans noisy remodeling from December 15 through April 15, plus Thanksgiving week and the weeks before and after Easter, and limits all contractor work to 8:00 am to 4:00 pm on weekdays. Those limits come from Section 18 of the Rules and Regulations effective January 17, 2024, and they decide when a buyer can realistically start a renovation.

What counts as noisy work during the season moratorium?

Rule 18.3 defines excessive noise as including drilling, hammering, and floor or wall removal or installation. It states that painting, marble refinishing, carpet installation and similar work that does not require the elevators to be padded would typically not be caught. Emergency repairs can be waived in by the Building Manager under Rule 18.4. The practical consequence: close on a Brittany residence in March and a noisy renovation cannot begin until April 16.

What are the working hours and the flooring rule?

Rule 18.5 sets work hours of 8:00 am to 4:00 pm Monday through Friday, with no holidays or weekends, no noisy work before 9:00 am and all workers out by 4:00 pm. Rule 18.7 requires a specified sound underlayment under any hard-surface floor: quarter-inch corkboard adhered to the slab, a Laticrete application, or a SAMS-type underlayment. The Association also publishes separate Contractor Rules, which a buyer's contractor should read before bidding.

What are the moving rules?

The Association's published rules state: "Moving of furniture in or out of an apartment is not permitted on weekends or holidays. Hours for moving are from 8:00 am to 4:00 pm, Monday through Friday; advanced notice to Brittany management is required." Under Rule 6.9, elevator reservations need 48 hours' notice, no trucks may unload in the garage, and nobody may unload in the fire lanes. Schedule the closing and the move together, because a Friday afternoon closing can leave the furniture waiting until Monday.

What other day-to-day rules should an owner know?

The trash chute closes from 9:00 pm to 8:00 am, owner notices run on in-house Channel 195, and amenity booking runs through BuildingLink, which the Association expressly does not use for guest registration or guest suite reservations. Rule 16.14 asks that a unit left empty be set at 78 degrees Fahrenheit. The maximum fine under Rule 20.2 is $100 per violation and $1,000 in aggregate, and the rule states a fine may not become a lien against a unit.

What Do The Brittany's Hurricane and Absence Rules Require?

The Brittany requires any owner absent for 24 hours between June and November to close the hurricane shutters and bring porch furniture indoors, under Rule 1.4 of the Rules and Regulations effective January 17, 2024. That rule sits inside the most detailed published storm and absence regime we found on any Park Shore building, and it describes exactly what hurricane season at 4021 asks of an owner.

What must an owner do before leaving?

Rule 1.4 is the 24-hour shutter rule, and Rule 1.5 repeats the porch furniture requirement. Rule 1.3 asks owners leaving overnight to leave a set of car keys for each garaged vehicle with the front desk. Rule 1.6 requires every resident, and every pet, to sign in on arrival and sign out before leaving overnight, expressly to aid evacuation. Rule 19.2 requires an owner absent more than three days to shut the master water valve, turn off the hot water recirculating pump and the ice maker, and unplug the water heater.

What about long absences?

Rule 19.7 requires an owner absent for more than four weeks to engage a Home Watch provider who enters the unit at least every two weeks and documents each visit against Club Brittany's Home Watch Checklist. For a seasonal owner, that is a recurring cost to budget, not an optional service.

What happens during an evacuation order?

Rule 9.6(a) states that owners who choose to disregard a government-mandated evacuation order are advised that staff may not be deployed to assist them, because the staff's primary responsibility is to protect the property. Rule 9.6(d) says staff are not responsible for protecting windows that are not protected by storm shutters. During an Evacuation Period no new guest suite reservations are taken, existing ones are cancelled and refunded in full, and the Board's declared policy is that the suites are occupied only by Club Brittany staff and, if applicable, their families.

Is there a sea turtle rule?

Yes. Rule 5.22 states that the fire table may not be ignited during sea turtle nesting season, May 1 to October 31. A Gulf-front building writing nesting season into its own fire feature rule is a small, specific detail, and it tells you the building takes its beach seriously.

How Does Purchase Approval Work at The Brittany?

The Brittany requires every buyer to be approved by the Board before closing, under Article 12.2 of the Amended and Restated Declaration of Condominium, through a membership application that must be complete at least 30 days before the scheduled closing. The Association's 2026 application sets out the process, and the Board's 30-day review does not start until the file is one hundred percent complete.

What goes into the membership application?

A $150 non-refundable processing fee per applicant, where a husband and wife count as one applicant, as do a parent and dependent child. Three letters of personal reference, which the Association marks "NON-FAMILY & NON-PROFESSIONAL ONLY, otherwise will be rejected." A background and credit check through SafeRent Solutions, LLC. An informal interview with the Membership Committee, in person or by video conference. A copy of the purchase contract, and a copy of the warranty deed within ten days of closing.

Can the Board refuse, and will it say why?

The application states that the Board's decision is final and that no reason will be given for any action it takes. The Association's Estoppel Certificate form adds that there is a right of first refusal under Article 12.2, described as "not triggered unless Association disapproves." Occupancy before Board approval is prohibited.

Why does a rent-back matter so much here?

Because the Membership Committee memo treats it as a lease. In its words: "All contracts of sale which have 'rent back' provisions that allow the seller to remain in the sold unit past the closing date must adhere to the leasing requirements of The Brittany, 90-day minimum lease." A seller who wants to stay two weeks after closing cannot simply write that into the contract. Either the seller stays 90 days under an approved lease or the seller moves before closing.

Are the application forms themselves reliable?

The substance is Brittany-specific throughout, but one document detail is worth knowing: the published lease and membership application PDFs carry another association's name in their document properties, which means the forms were adapted from a template. We read every clause against the Rules and the estoppel form rather than assuming a stray line was written for The Brittany.

What Flood Zone Is The Brittany In?

The Brittany is in FEMA Zone AE with a base flood elevation of 10 feet NAVD88 across the full width of its own parcel, on FIRM panel 12021C0379J, effective February 8, 2024. Zone VE, with a base flood elevation of 12 feet, begins immediately west of the parcel line on the dune and the beach. We confirmed both by direct FEMA queries on September 16, 2026.

What did the point queries return, step by step?

We stepped west across the parcel at latitude 26.19414, starting from the US Census Geocoder's location for 4021 Gulf Shore Blvd N.

Source: FEMA National Flood Hazard Layer, flood hazard zones layer, point queries read September 16, 2026. Every point is inside the Special Flood Hazard Area.

Why is The Brittany's base flood elevation lower than the mid-row towers'?

Because base flood elevation varies along the boulevard. The same query run in mid-Park Shore, roughly 1.2 kilometres north at latitude 26.205, returns Zone AE with a base flood elevation of 11 feet. The Brittany's figure is a foot lower. Never accept a single base flood elevation quoted for "Park Shore" as a whole; ask for the one at the address.

Is The Brittany on the majority FIRM panel for Park Shore?

No, and that is an easy mistake to make. Two panels cover Park Shore: 12021C0383J covers about 72.2 percent of the footprint and 12021C0379J about 27.8 percent, both effective February 8, 2024. The Brittany sits on the minority panel, 12021C0379J, by direct query. A flood document for 4021 that cites the majority panel is citing the wrong one.

What is the Coastal A Zone question?

Two Limit of Moderate Wave Action lines, both drawn on the printed FIRM, intersect a 200-metre envelope around the parcel. Our reading is that the line runs at or very near The Brittany, which would put part or all of the site in a Coastal A Zone, where V-zone style construction detailing is expected even though the mapped letter is AE. We have not resolved whether the line crosses the parcel itself. Separately, the mapped primary frontal dune along this stretch sets the landward limit of the VE zone, so the VE strip in front of The Brittany is limited by the dune crest rather than by a set distance.

Does the City of Naples flood rating help an owner?

Yes. The City of Naples holds Community Rating System class 5, which earns a 25 percent discount on National Flood Insurance Program premiums, effective April 1, 2025 on FEMA's April 2026 list. The City also runs an interactive flood tool for checking any address.

Does the 50 Percent Rule Apply at The Brittany?

The Brittany sits in a Special Flood Hazard Area, Zone AE with a 10-foot base flood elevation, so the City of Naples substantial improvement and substantial damage rule governs work there. Whether the rule practically constrains a renovation depends on the building's lowest floor elevation, which is recorded on an Elevation Certificate that the Association does not publish. That document, not a rule of thumb, settles it.

What does the City's rule actually say?

The City defines substantial improvement as any reconstruction, rehabilitation, addition or other improvement whose cost equals or exceeds 50 percent of the market value of the structure before work starts, and substantial damage as damage whose restoration would equal or exceed 50 percent of the market or replacement value. A structure that crosses either line must be brought into compliance with the City's flood regulations, including elevating to or above the base flood elevation. The rule sits in the Floodplain Management Code, Chapter 16, Article IV, of the Naples Code of Ordinances.

How does the City measure the 50 percent?

The City uses the county property appraiser's assessed value of the structure, excluding land, pool or spa and anything not a permanent part of the structure. An owner who disagrees may submit an appraisal of depreciated replacement cost from a Florida-licensed appraiser, dated no more than six months before permit submittal, and the City warns that an insurance appraisal may not be valid if it omits depreciation. A licensed contractor must sign a detailed cost estimate covering all improvements or all damage, not only the structural items, and an Elevation Certificate is required once the threshold is crossed.

What does that mean for a unit owner at The Brittany?

For an ordinary interior renovation in a tower unit, the 50 percent test is measured against the structure, and The Brittany is a 1995 tower built in a post-1992 Florida code environment with its living levels well above grade. We do not assert that the rule constrains renovation here, and we do not assert that it does not. Floodproofing below base flood elevation is not permitted for residential buildings under the NFIP. Questions go to the City's Floodplain Review office in the Building Department at 295 Riverside Circle, telephone 239-213-5020, as the City's own Development in the Floodplain page directs.

Where Does The Brittany Stand on Milestone Inspections and the SIRS?

The Brittany is on the City of Naples 2024 Milestone Buildings workbook as BRITTANY, THE A CONDOMINIUM, 22 stories, year 1995, which placed it in the past-due cohort with a compliance deadline of December 31, 2024, alongside 25 other Park Shore buildings. The City publishes who owes an inspection, not who has filed one, so The Brittany's filing status and results are not public.

Why was a 1995 building due in 2024 rather than 2025?

Because the 25-year trigger is a local option, not the statewide rule. Section 553.899(3)(a) of the Florida Statutes requires a milestone inspection by December 31 of the year a building of three habitable stories or more reaches 30 years of age. Section 553.899(3)(b) lets the local enforcement agency pull that forward to 25 years where local circumstances, including proximity to salt water, require it. The City of Naples uses 25 years. Under the statewide default The Brittany's first milestone would have fallen due in 2025; the City brought it forward because the building sits on salt water.

What does a milestone inspection involve?

A Florida-licensed architect or engineer performs a structural inspection attesting to the life safety and adequacy of the structural components. Phase one is a visual examination; if it finds no signs of substantial structural deterioration, phase two is not required. Phase one must be completed within 180 days of the owner receiving written notice from the local agency. Within 45 days of receiving the report, the association must distribute the inspector's summary to every unit owner, post it on the property and publish it on its website if it is required to have one. A local ordinance must require repairs for substantial deterioration to begin within 365 days of a phase two report.

What is the structural integrity reserve study?

Under section 718.112(2)(g), a residential condominium association must complete a structural integrity reserve study at least every 10 years for each building three habitable stories or higher. The study rests on a visual inspection by a licensed engineer or architect or a certified reserve specialist, and it itemises any component whose deferred maintenance or replacement cost exceeds $25,000. A milestone inspection performed within the past five years may be used in place of the study's visual inspection. Willful failure to complete the study is a breach of fiduciary duty, and the association must file a completion statement with the state within 45 days.

Has The Brittany published its milestone report or its SIRS?

Not on its public website. The Association publishes its rules, its section 718.504 disclosure and its applications, but no milestone report and no study. That absence is not an adverse finding: the documents may sit behind an owner portal, or the Association may not be required to host them publicly. What we can say is that reserves run at about 33.0 percent of an 01 unit's assessment as of June 17, 2026, and that a buyer should request both reports during the inspection period.

What Is The Brittany's Storm Record?

The Brittany, completed in 1995 and 1996, has stood through Hurricanes Wilma in 2005, Irma in 2017, Ian in 2022, and Helene and Milton in 2024. No source we reached documents storm damage at 4021 Gulf Shore Boulevard North in any of them, and no source documents that it came through undamaged either. The storm figures below are regional records, and we label them that way.

What do the federal storm reports say about this stretch?

These are regional readings, not measurements at The Brittany. Read September 2, 2026.

Why can a Naples gauge not tell you what happened at The Brittany?

There has never been a tide gauge in Park Shore. The old Naples, Gulf of Mexico gauge sat on the Naples Pier, about three miles south, and was removed on January 12, 2024. Its replacement, installed January 8, 2024, is an inner-bay gauge at the Naples City Dock. The closest open-beach analogue for Ian is a USGS sensor at Delnor-Wiggins Pass State Park, about ten miles north, which recorded 10.24 feet of storm surge. That is an analogue, never a Park Shore measurement.

Which storm story is often wrongly attached to The Brittany?

The Wilma report about a 21-story Park Shore tower losing walls concerns Park Shore Towers at 4251 Gulf Shore Boulevard North, a different building. The two are confused because both are Park Shore towers of similar height. The report says nothing about 4021.

How does a buyer find out what actually happened at 4021?

Ask the Association for its post-storm board minutes and any related special assessment history, and search the City of Naples permit portal by address for roof, window, balcony or structural permits after 2022. The Association's 2023 disclosure did carry a hurricane assessment in three of four quarters, and its 2026 disclosure carries none; what that assessment funded is not stated in either document.

What Do Property Taxes Look Like at The Brittany?

The Brittany sits in Collier County millage area 33, the Gulf side of Gulf Shore Boulevard North, where tax year 2025 rates add to roughly 9.08 mills, about $9,080 per $1,000,000 of taxable value before exemptions. A Brittany owner does not pay the City's Moorings Bay System special taxing district, which the Venetian Bay side of the same boulevard does pay.

Which rates make up the millage?

The Mosquito Control figure was published under its 2022 to 2023 funding heading and the current-year rate is not confirmed. A City bond debt line may apply on top of the operating rate, and no rate for it was found. Straight addition gives roughly 9.08 mills.

What does the county roll say about The Brittany's values?

The Collier County Property Appraiser's tax year 2026 preliminary roll carries a median just value of $2,444,850 across The Brittany's 136 parcels, a total of $313,512,485, which is the sixth-highest total just value of any Park Shore project. That is assessed value on a tax roll, not market value and not a sales figure.

What would a tax bill look like at the median?

At roughly 9.08 mills, a parcel assessed at $2,444,850 would carry roughly $22,200 a year in ad valorem tax before any homestead exemption or Save Our Homes cap. That arithmetic mixes a 2026 preliminary assessed value with 2025 millage, so treat it as an order of magnitude rather than a quote. A buyer's first bill is built from the purchase price, not from the seller's capped value.

Why does the Moorings Bay district not apply?

Millage area 33 does not levy the City of Naples Moorings Bay System special taxing district. Millage area 239, the Venetian Bay side of the same boulevard, levies it at 0.0125 mills for tax year 2026. So an owner at The Brittany does not pay a line that an owner across the street at Venetian Cove Club does.

What Amenities Does The Brittany Have?

The Brittany documents two Har-Tru tennis courts, a bocce court, a lap-lane pool and Jacuzzi, a grill pavilion, a fire pit, an on-site drive-through car wash, a 24-hour fitness room, four rentable guest suites and its own direct beach access. Every item comes from the Association's own amenities page and Rules and Regulations, read September 16, 2026, and the outdoor courts depend on the 6.14-acre parcel.

What is inside the building?

Per the Association's amenities page: lobby-level reception seating in two areas, a piano gathering area with floor-to-ceiling windows onto the Gulf-side plaza deck, a card room with three four-person game tables, a large living area, a common kitchen with a full-size refrigerator, ice machine, sink and dishwasher, a library, a conference room used for board meetings and movie nights, a massage room reservable for an owner's own therapist, and a fitness room with a Technogym circuit open 24 hours a day.

What is outside?

Two Har-Tru tennis courts with a shade station, a bocce court, a lap-lane pool that the Association describes as the largest lap lane pool on Park Shore, a Jacuzzi, showers at the pool, the Gulf gate and the beach entrance, a grill pavilion with two grills, an industrial range hood with fire suppression, a stone prep counter, ice maker, sink and mini fridge, a fire pit with crescent bench seating, a drive-through car wash, and a garage common area with paddle board, kayak and bike racks. Two upper plaza decks face the Bay and the Gulf. We describe the pool claim as the Association's own; we have not seen it measured.

What are the amenity hours and booking rules?

Pool and spa run 8:00 am to dusk with no night swimming and no lifeguard. Tennis runs 8:00 am to dusk in one-hour singles and two-hour doubles slots booked up to 48 hours ahead through the front desk or BuildingLink. Bocce is 8:00 am to dusk, underhand throws only. The fire table and pavilion run 8:00 am to 10:00 pm, and even when the pavilion is reserved one of the two grills must stay open to other owners.

How do the four guest suites work?

The Association calls the guest suites "definitely our most popular amenity." Suite 1 has one king, Suite 2 two full beds, Suite 3 one queen, and Suite 4 one king plus a living room with a queen sleeper sofa, a full kitchen, a stacking laundry closet and a dining area. Reservations open six months ahead, require full prepayment within seven business days, are non-refundable and run a maximum of one week. In Season, November 1 to May 1, an owner may book only one suite at a time and only twice, and colliding holiday requests go to a lottery. The nightly rate and cleaning fee are not published: Rule 11.5 says the Board sets them.

What does the social calendar look like?

The Association publishes a programme of bridge, book club, mahjong, bocce, coffee in the living room, ladies' luncheons in season, Tuesday night socials on the Gulf-side plaza deck, Thursday night socials in the living room, fire pit gatherings, catered Welcome Back, Winter and Annual owners' socials, movie nights, weekday aqua aerobics, pickleball clinics at the Naples Pickleball Center and sunset painting classes on the beach in front of the building. Common rooms are for owners only, capped at four hours a day and three reservations a week.

Can an owner host a private event?

Only a private milestone celebration on the upper rear terrace, capped at 50 people, 11:00 am to 10:00 pm, six hours maximum, with no tents, heaters or music and no more than two owner celebrations a month. The Rules set a $1,500 non-refundable supervisory fee, a $2,500 refundable damage and cleaning deposit, a $4,000 refundable over-attendance deposit, and $250 per person above the cap.

How Do Parking and Storage Work at The Brittany?

The Brittany assigns two deeded parking spaces to each tower unit and three to each penthouse, and each of the six villas has its own two-car garage, according to Rule 6.2 of the Rules and Regulations and the Association's homepage. Storage is separate property: nine storage units, S21 through S29, each assessed $1,920.04 a year as of June 17, 2026.

Where do extra cars and guests park?

Rule 6.2 sends all other cars to the Commons Area south of the building or the designated spaces in front of the villas, and the Rules also refer to a Commons A parking lot. Rule 6.3 allows one-hour guest parking at the porte cochere, and Rule 6.10 confirms guest spaces are short-term only. Bicycles belong in the bicycle area on the lower parking level under Rule 16.10.1.

What can a storage unit be used for?

Rule 16.2 states that storage units are to be used only for storage. Each of the nine is billed its own Operating, Reserve and Insurance components, $850.00, $633.96 and $436.08, on the Association's schedule as of June 17, 2026.

How does a buyer confirm what parking and storage come with a unit?

Read the deed and the estoppel certificate, which is where the assigned spaces and any storage unit are identified, and match the storage designation to the S21 to S29 list in the Association's section 718.504 disclosure. The listing sheet is not the document of record. The 26 privately owned cabanas at the pool deck are a separate question again, and we cover what is and is not known about them above.

How Does a Brittany Owner Reach the Beach, and What Is the Park Shore Association?

The Brittany has its own direct beach access across a dune walkover permitted by the Florida Department of Environmental Protection in August 2017, so an owner does not need any outside membership to reach the sand. The Park Shore Association's private beach park is a separate, voluntary option, costing $1,000 to join plus $300 a year in fiscal 2027.

What is the Park Shore Association?

A voluntary neighborhood association, not a homeowners association. In its own words, it "owns, equips, controls and maintains a park for the use of the members." The park is one park, the Raymond L. Lutgert Beach Park, 2.7 acres with 200 feet of beachfront at 4061 Gulf Shore Boulevard North. Property owners of residential condominium units within the Map of Park Shore boundaries are eligible to join, and a Brittany unit, inside the recorded PARK SHORE UNIT 2 plat, qualifies. The Park Shore Association membership questions page sets out the terms.

What does membership cost?

A $1,000 initiation fee and $300 annual dues, both held for fiscal 2027 by board vote announced May 30, 2026. The Association's own join flow prices a new membership at $1,300.00, and a $100 late fee applies to renewals after December 31. The fiscal year begins September 1. The "$100 a year" figure still circulating about Park Shore beach access is out of date and most likely a confusion with the late fee.

Where is the beach park relative to The Brittany?

A short way north on the same side of the boulevard. On the county address sequence, Allegro at 4031, The Savoy at 4041 and La Mer at 4051 sit between 4021 and the park at 4061. We have not measured the walking distance and will not quote one.

What are the beach park rules?

Entry by vehicle, bike or on foot requires an active membership card, the park is open dawn to dusk, only service animals are allowed and emotional support animals are expressly not permitted, and smoking, vaping, fires, cooking and camping are prohibited. Two cards are issued per household membership.

Does membership pass to a buyer when a Brittany unit sells?

Eligibility passes with ownership; membership itself is voluntary, annual and paid, and whether an existing membership transfers at closing is not published by the Association. One call to the Association settles it for a specific sale, and we make that call during the inspection period.

How Does The Brittany Compare With Le Rivage, Provence, Aria and The Regent?

The Brittany is older than all four of its nearest Gulf-front siblings, larger by unit count and land, and the only one of the five that publishes its own governing documents. Le Rivage, Provence, Aria and The Regent are all Lutgert towers; The Brittany is not. The table compares the five on state and municipal records of record as at September 16, 2026.

How do the five buildings line up on the record?

Sources: Florida DBPR Condominiums by County extract, page stamped September 12, 2026; Florida Division of Corporations detail pages; City of Naples Milestone Buildings workbooks for 2024, 2025, 2027 and 2031; Collier County tax year 2026 preliminary roll for acreage; Lutgert Companies portfolio pages. All read September 16, 2026, except acreage, read September 1, 2026.

What stands out in the comparison?

Three things. The Brittany carries more than three times the units of Le Rivage or The Regent while sitting on the largest parcel of the five, so its density lands in the middle of the group. Its association was chartered earliest, and its charter-to-declaration gap of two years eleven months matches Aria's as the longest. And it is the only building of the five where a buyer can read the assessment schedule, the rules and the applications before making an offer.

Is the Provence unit count 85 or 84?

Both are on government records. The DBPR extract says 85 and the City of Naples 2025 workbook says 84, and we print both rather than pick one. By contrast, the DBPR counts for Le Rivage, The Regent and Aria match each developer's published unit mix exactly, and The Brittany's 127 is confirmed four ways.

Where can I read about the sibling buildings?

We have dedicated pages for Le Rivage, Provence at Park Shore and Aria at Park Shore. The Regent does not yet have its own page. For the whole row, start with our Park Shore neighborhood guide.

What Do We Check First When a Brittany Residence Comes to Market?

When a Brittany residence comes to market, we check the Association's current assessment class for that exact stack, the estoppel timing, what storage and parking the deed actually carries, and whether the seller's plans need a rent-back, before we talk about price. The Brittany publishes enough that those answers exist on paper, so we get them first. Data updated: September 2026.

Which documents do we pull on day one?

The section 718.504 disclosure as of June 17, 2026, to confirm the unit's class and its Operating, Reserve and Insurance lines. The Rules and Regulations effective January 17, 2024. The current membership and lease applications from the Association's 2026 upload folders. The deed, to confirm the parking spaces and any storage unit from the S21 to S29 list. And we request the most recent budget, the milestone inspection summary and the structural integrity reserve study from the Association office.

What do we ask the Association directly?

Whether any special assessment is levied or planned, since the current disclosure carries no hurricane assessment line and says nothing either way about anything else. Whether the unit has any open violation. What the commons associations, Commons "S" Association, Inc. and Access Commons "A" Association, Inc., currently budget. And whether a Park Shore Association membership exists on the unit.

In what order do we run the timeline?

Backwards from closing. The membership application must be complete at least 30 days before closing, and the estoppel certificate lives 30 days if delivered by hand or electronically, so we order the estoppel against the closing date, not the contract date. If the seller needs to stay on, we price and paper a 90-day approved lease instead of a short rent-back. Moving days are weekdays only, 8:00 am to 4:00 pm, so the closing day is chosen with the move in mind.

What traps do we look for?

A buyer with a dog over 25 pounds looking at tower units. A buyer planning a winter renovation. A buyer who assumes family can use the unit in the owner's absence. A listing that quotes the wrong FIRM panel. And a storage unit described in marketing that is not on the deed. Each of those is answered in The Brittany's own documents, before a contract is signed rather than after.

How do we start?

Sellers start with our free Naples home valuation tool and a call or text to Jesse on (239) 898-6072. Buyers start with our Naples buyer guide and Marc on (239) 287-5873.

What Is the Park Shore-Wide Market Doing Around The Brittany?

The Brittany sits inside a Park Shore-wide market that recorded 525 closed residential sales, $1,394,839,134 in volume, a $1,650,000 median sold price, 257 active listings and 5.9 months of supply in the twelve months ended August 31, 2026. Those are Park Shore-wide figures from the Southwest Florida MLS, pulled September 7, 2026, not The Brittany's own. Data updated: September 2026.

What exactly did we measure?

We tracked every closed residential sale inside the Park Shore geography of the Southwest Florida MLS for the twelve months ended August 31, 2026, condominium and single family together, and pulled the dataset ourselves on September 7, 2026. Active listings and months of supply are from the same pull.

What did The Brittany's own closed sales look like?

In the last 12 months, 13 homes sold at The Brittany. The median sale price was $2,700,000, with sales ranging from $2,000,000 to $5,150,000, and the median price per square foot was $918. The median home spent 64 days on the market (the average was 103, pulled up by a few long listings), and sales totaled $39.75 million, at about 91% of list price on average. These are The Brittany's own closed sales from the Southwest Florida MLS, September 29, 2025 to September 29, 2026, pulled September 29, 2026. Unit-by-unit comparisons, matched to stack, floor and view, are available on request. For neighboring Park Shore buildings, see Park Shore Landings and Venetian Cove Club. Data updated: September 2026.

What does 5.9 months of supply mean for a Brittany seller?

A balanced market with real depth, where buyers have choices and a list price has to be defended rather than hoped for. At The Brittany the defence is unusually strong, because a seller can hand a buyer the dated assessment schedule and rules on day one. Sellers can start with our free Naples home valuation tool; buyers with our Naples buyer guide.

What Are the Honest Pros and Cons of Owning at The Brittany?

The Brittany's strengths are land, transparency and design: the largest Gulf-side parcel on the row, published governing documents, and through-floor units facing both the Gulf and Venetian Bay. Its drawbacks are the flip side of the same rules: a 90-day leasing minimum, a strict guest policy, a tight pet limit in the towers, and assessments that run from $43,636.71 to $117,890.56 a year as of June 17, 2026.

What are the strongest reasons to own at The Brittany?

• 6.14 acres, the largest Gulf-side parcel on Gulf Shore Boulevard North, spent on tennis, bocce, a lap-lane pool and a car wash.
• 114 through-floor tower units with views to both Venetian Bay and the Gulf of Mexico.
• A published, dated assessment schedule with separate Operating, Reserve and Insurance lines, and reserves at about a third of the assessment.
• Two deeded parking spaces per tower unit, three per penthouse, and private two-car garages and elevators for the villas.
• Four rentable guest suites, a 24-hour staffed front desk and full-time on-site management.
• Its own FDEP-permitted beach walkover, and no Moorings Bay taxing district line on the tax bill.

What are the honest drawbacks?

• Leasing is limited to 90-day minimum terms, twice a year, with Board approval and a $5,000.00 deposit.
• Family and friends cannot use the unit while the owner is away.
• Tower owners are limited to one pet of 25 pounds or less.
• No noisy renovation from December 15 to April 15.
• Insurance alone runs about 22.7 percent of the assessment, and no milestone report or reserve study is on the public website.
• The building is in the City's past-due milestone cohort, and its filing status is not public.

Who is The Brittany right for?

A full-season or long-season owner who wants space, staff and a social calendar, values documents over promises, and does not need rental income from short lets. It suits a buyer with a larger dog only in a garden unit or villa. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will tell you plainly if it is not the right building. Sellers start with our free Naples home valuation tool; buyers with our Naples buyer guide.

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

If you are thinking "I need to sell my Brittany condo," or searching for the best Brittany listing agent, start with the document a buyer will read first: The Brittany's own assessment schedule, as of June 17, 2026, which prices your stack's carrying cost to the cent. A Brittany sale is won on preparation, because the Association's approval rules decide the calendar before the market decides the price.

Why does a Brittany listing need a specialist?

Because the building's own rules shape the sale. No open houses are allowed, so showings are private and scheduled. Every buyer needs Board approval with a complete file 30 days before closing, a Membership Committee interview and three non-family references. A rent-back is a 90-day lease. And the assessment follows the stack, so a seller in an 02 or 04 stack, at $49,690.68 a year, has a carrying-cost advantage over an 01 stack at $67,585.47 that belongs in the marketing.

What are your Brittany listing agent's credentials?

• 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

★★★★★ "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, Katharine Shea, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

What Is Your Brittany Home Worth? Get a Free Valuation in 60 Seconds

Run our free Naples home valuation tool, then text or call Jesse on (239) 898-6072 so the automated figure can be replaced with a real one built from comparable sales matched on stack, floor, view and product type. Same-day response. If you are buying your next home at the same time, Marc starts that side with our Naples buyer guide.

What will it cost me to sell a Brittany residence?

Commission as negotiated in your listing agreement, documentary stamp tax on the deed, title and closing costs, and prorated taxes. The Association's own estoppel form, from its 2023 upload folder, lists a $250.00 estoppel fee, $150.00 more if the account is delinquent, $100.00 for expedited handling and a $150.00 transfer fee; confirm current figures with the office.

Can I stay in my unit after closing?

Only under an approved lease of at least 90 days. The Membership Committee memo applies the leasing rules to any rent-back, so a short stay after closing is not available.

When should I list?

Ahead of season, and with the renovation calendar in mind. Buyers arriving for the winter want to see finished residences, and any noisy work has to be done before December 15 or wait until after April 15.

Should I disclose that storage or a cabana goes with the unit?

Yes, and document it. Name the S21 to S29 storage unit if one is on your deed, and bring the paperwork for any cabana right, because a buyer's attorney will ask what the deed and the Declaration actually say.

Do you sell Brittany residences for owners who live out of state?

Constantly. We handle access, the front desk sign-in rules, private showings, photography and closing logistics remotely, with electronic signature throughout.

Thinking of Buying at The Brittany?

Buying at The Brittany means choosing a product type first and a floor second, because the tower units, garden units, villas and penthouses carry different assessments, pet rules and parking. Marc Comisar represents Brittany buyers on (239) 287-5873, and our Naples buyer guide sets out the process end to end.

What does the purchase timeline look like?

What should a Brittany buyer check before signing?

The unit's assessment class, the pet rule for that product type, the parking and any storage on the deed, the flood zone and the Elevation Certificate, the milestone summary and reserve study, and the commons associations' budgets. If you are selling elsewhere to fund the purchase, Jesse runs that side from our free Naples home valuation tool and (239) 898-6072.

Why work with McGreevy and Comisar as a buyer?

Because we read the building's documents before we show it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and at The Brittany that experience shows up as a clean application, an estoppel ordered on time and no surprises at the interview.

Your Local Real Estate Experts

McGreevy and Comisar are the top-reviewed Southwest Florida team that works The Brittany, Park Shore and the City of Naples coastal buildings every week. Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC), and we publish our own figures with their dates attached.

What is the full record?

• 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

★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review, Rochelle Joslin, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

What did we actually do to write about The Brittany?

We tracked every closed Park Shore sale in the twelve months to August 31, 2026, all 525 of them, and we tracked The Brittany through the state and county record: the DBPR condominium and developer extracts, the Sunbiz corporate file, the Collier County roll, the City's milestone workbooks, FEMA's flood layer and the state's coastal permit register. Then we read every document the Association publishes. You can read our reviews on Google.

How do you reach us?

• Jesse McGreevy, seller calls and valuations: (239) 898-6072 · [email protected]
• Marc Comisar, buyer representation: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Follow us: McGreevy and Comisar on Facebook, Jesse McGreevy on LinkedIn, Marc Comisar on LinkedIn

Sellers begin with our free Naples home valuation tool; buyers begin with our Naples buyer guide. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com and on the About McGreevy and Comisar page. Brokered by Domain Realty.

Frequently Asked Questions, The Brittany Buyer Edition

Where exactly is The Brittany?

At 4021 Gulf Shore Boulevard North, Naples, FL 34103, on the Gulf side of the boulevard in Park Shore, on the recorded PARK SHORE UNIT 2 plat, Plat Book 8, Page 54. The parcel runs west to the beach.

How many units does The Brittany have?

127 residential units on the Florida DBPR record: 114 tower units, three penthouses, four garden units and six villas. The county roll carries 136 parcels because nine storage units, S21 to S29, are separately assessed.

How tall is The Brittany?

The City of Naples records 22 stories; the Association describes 127 units on 21 floors. The City counts building storeys and the Association counts residential floors.

When was The Brittany built?

The declaration was recorded September 14, 1995, and the City uses 1995 as the certificate-of-occupancy year. The Association dates completion to 1996, and three county parcels carry a 1996 year built.

Who developed The Brittany?

The Association says Gulf Bay Development built it. The state's developer of record is Park Shore Beach Joint Venture of 6401 Pelican Bay Blvd, and the 1992 to 1993 coastal permits name Aubrey J. Ferrao, Gulf Bay's founder.

What does the annual assessment cost?

As of June 17, 2026, from $43,636.71 a year for G-08 to $117,890.56 for PH12 and PH14. Tower stacks run from $49,690.68 for 02 and 04 to $67,585.47 for 01.

Are assessments paid monthly?

No. The figures are annual and billed in quarterly instalments, according to the Association's section 718.504 disclosure.

Is there a special assessment?

The current disclosure, as of June 17, 2026, carries no hurricane assessment line. It does not rule out any other assessment, so ask the Association and read the estoppel certificate.

Can I rent out my Brittany unit?

Yes, for a minimum of 90 days, no more than twice a year, with Board approval, a Membership Committee interview and a $5,000.00 common area damage deposit from the lessee. Corporations, partnerships and trusts may not lease, and only an entire unit may be leased.

Can I have a dog at The Brittany?

Owners may have one dog or one cat. The limit is 25 pounds at maturity in the towers and 35 pounds in a garden unit or villa, with $50,000 of liability insurance.

Can my family stay in the unit when I am not there?

No. The Association's forms prohibit occupancy in the owner's absence and require the owner to be present when guests or children under 21 use the unit or the facilities.

How long does Board approval take?

The Board has 30 days, and the clock starts only when the application is complete. Submit the full package at least 30 days before closing.

What does the application cost?

$150 per applicant, non-refundable, with a husband and wife counting as one applicant. The Association's estoppel form lists a separate $150.00 transfer fee.

What flood zone is The Brittany in?

Zone AE, base flood elevation 10 feet NAVD88, across the parcel, on FIRM panel 12021C0379J effective February 8, 2024. Zone VE at 12 feet starts just west of the parcel line.

Has The Brittany done its milestone inspection?

The City listed it in the past-due cohort with a December 31, 2024 deadline. Its filing status is not public; ask the Association for the inspector's summary.

How much parking comes with a unit?

Two deeded spaces per tower unit and three per penthouse under Rule 6.2 of the Rules and Regulations; each villa has a two-car garage. Other cars go to the Commons Area south of the building.

Does The Brittany have beach access?

Yes, its own, over a dune walkover permitted by the state in August 2017. Park Shore Association membership is a separate voluntary option.

What does Park Shore Association membership cost?

A $1,000 initiation fee plus $300 a year in dues for fiscal 2027, $1,300 in the first year. Membership is voluntary and annual, and a $100 late fee applies to renewals after December 31.

What amenities does The Brittany have?

Two Har-Tru tennis courts, bocce, a lap-lane pool and Jacuzzi, a grill pavilion, a fire pit, a drive-through car wash, a 24-hour fitness room, a library, card room and four guest suites. The Association lists every one on its own amenities page.

Can I renovate right after buying?

Noisy work is barred from December 15 to April 15 and during Thanksgiving week and the weeks around Easter, and all work runs 8:00 am to 4:00 pm on weekdays. Hard floors need an approved sound underlayment under Rule 18.7.

What are property taxes likely to be?

The Gulf-side millage adds to roughly 9.08 mills for tax year 2025, about $9,080 per $1,000,000 of taxable value before exemptions, with no Moorings Bay district line. Your bill is built from your purchase price, not the seller's capped value.

Is The Brittany managed on site?

Yes. The Association has full-time on-site professional management, a 24-hour staffed front desk and its own maintenance and housekeeping crews.

Frequently Asked Questions, The Brittany Seller Edition

Who is the best Realtor to sell my Brittany condo?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, who read The Brittany's own documents before pricing. Call or text Jesse on (239) 898-6072.

What is my Brittany residence worth?

Start with our free Naples home valuation tool, then let Jesse refine it against sales matched on stack, floor, view and product type.

Can I hold an open house at The Brittany?

No. Rule 16.8 states that no open houses are allowed and soliciting is not allowed on the premises. Showings are private.

How long before closing must my buyer apply?

At least 30 days, with a complete package. The Board's 30-day clock does not start until references and the background check are in.

Can my buyer be turned down?

Yes. The Board's decision is final and no reason is given, and the Association holds a right of first refusal under Article 12.2 if it disapproves.

Can I rent back after closing?

Only under a lease of at least 90 days approved by the Membership Committee, as the Association's rent-back memo requires.

What does the estoppel certificate cost?

The Association's form lists $250.00 for an account in good standing, $150.00 more if delinquent and $100.00 for expedited handling, from its 2023 upload folder; confirm current fees.

How long is an estoppel certificate valid?

Thirty days if delivered by hand or electronically and thirty-five days by regular mail, per the Association's form.

Is there a transfer fee at The Brittany?

Yes, $150.00, on the Association's estoppel form. Confirm it is current with the office before closing.

Does my assessment depend on my floor?

No. Assessment classes follow the stack, so the same stack carries the same assessment on every floor.

Which stack has the lowest assessment?

The 02 and 04 stacks, at $49,690.68 a year as of June 17, 2026, the lowest of the six tower stacks.

What share of my assessment is insurance?

About 22.7 percent in every tower and penthouse class; for an 01 unit, $15,350.17 of $67,585.47 as of June 17, 2026. In garden units and villas the extra Garden line lowers the share.

What share goes to reserves?

About 33.0 percent in the tower and penthouse classes; for an 01 unit, $22,315.30 a year as of June 17, 2026.

Should I sell my storage unit with my residence?

Decide early and document it on the deed and the estoppel certificate. Each storage unit carries its own $1,920.04 annual assessment as of June 17, 2026.

How do I describe my unit count correctly in a listing?

127 residential units on the state record and 136 parcels on the county roll, the difference being nine storage units. Never "136 units."

Is The Brittany a Lutgert building?

No. It is absent from the Lutgert Companies' Park Shore timeline, and its developer of record is Park Shore Beach Joint Venture, a Pelican Bay address.

What should I tell buyers about the milestone inspection?

That the City placed The Brittany in the 2024 past-due cohort and that you will request the Association's inspector summary and reserve study for the buyer's review.

Does the 50 percent flood rule affect my buyer's renovation plans?

It governs work in Zone AE, and whether it bites depends on the building's lowest floor elevation, which the Elevation Certificate records. Ask the Association for it.

What flood panel should my listing cite?

FIRM panel 12021C0379J, effective February 8, 2024, the minority panel for Park Shore. Citing 12021C0383J for this address is wrong.

Can my buyer bring a large dog?

Only in a garden unit or villa, up to 35 pounds. Tower units are limited to 25 pounds.

Should I renovate before I list?

Only if noisy work can finish between April 16 and December 14, because Rule 18.3 bars it in season. A buyer will also face the same moratorium, which is worth pricing into the conversation.

When is the best time to list a Brittany residence?

Before the winter season, so the unit is photographed and live when seasonal buyers arrive and any work finishes before the December 15 moratorium.

Will my buyer need to meet the Membership Committee?

Yes, informally, in person or by video conference, as part of the application.

How do I sell if I live out of state?

We handle keys, front desk sign-in, private showings and closing remotely, with electronic signature throughout.

What does the storage unit designation look like?

S21 through S29 on the Association's schedule. Match the number on your deed to that list.

Are garden units assessed differently?

Yes. Garden units and villas pay an extra Exterior Garden Maintenance line, from $6,157.50 to $11,002.50 a year as of June 17, 2026.

What should I know about the cabanas?

The Association states there are 26 privately owned cabanas at the pool deck. Document any cabana right you hold. Our reading of the parcel arithmetic is that the county roll does not carry cabanas as separate parcels, so the paperwork, not the tax bill, proves the right.

Will a hurricane season showing be a problem?

Plan around Rule 1.4: an owner absent 24 hours from June to November must close the shutters, so coordinate access for showings in advance.

What do buyers ask about most at The Brittany?

The assessment, the pet rule, the lease minimum, the guest rule and the milestone status. Having the Association's documents ready shortens every one of those conversations.

Do I need a Home Watch provider while listed?

If you are away more than four weeks, Rule 19.7 requires one to enter at least every two weeks against the Club Brittany Home Watch Checklist.

What paperwork goes to the Association after closing?

A copy of the warranty deed within ten days of closing, as the membership application requires.

Can I list with a lower price than my neighbour's same stack?

You can, and the assessment will be identical, so a price gap must be explained by floor, view, condition or renovation, not carrying cost.

What happens if my buyer's application is incomplete?

The Board's review does not start, and the closing date can slip. We check the package before it goes in.

What is the first step?

Call or text Jesse on (239) 898-6072 or run our free Naples home valuation tool, and have your stack number ready.

What We Could Not Verify

Publishing what we do not know is part of publishing what we do. Every item below was researched and left open rather than filled with a plausible answer, and each carries the route that would close it.

• Unit-by-unit sales comparisons for The Brittany. The building figures above are a twelve-month summary; we run comparisons matched to stack, floor and view from the Southwest Florida MLS on request.
• The Brittany's milestone inspection filing and its structural integrity reserve study results. The City publishes who owes an inspection, not who has filed one, and the Association's public website carries neither report. A public-records request to the City of Naples Building Department, or a call to the Association office on 239.263.4916, would settle it.
• City of Naples permit history for 4021 Gulf Shore Blvd N. Not reviewed, because the City's permit portal is a session-driven search that requires a manual check in a browser.
• The recorded book and page of the declaration of condominium and its amendments. We have the recording date, September 14, 1995, from the state; the Clerk's official records search requires a manual browser session, and we will not cite a book and page we have not read.
• Documentary proof that Park Shore Beach Joint Venture was a Gulf Bay vehicle. The Association's own statement, Gulf Bay's own website and the state coastal permits all point that way; the recorded declaration or the original deeds out of the developer would prove it.
• The state corporate records for Commons "S" Association, Inc. and Access Commons "A" Association, Inc. Not pulled. Two state corporate searches would add their filing dates and status.
• Whether any of the 26 cabanas is a separate tax parcel. The parcel arithmetic says probably not; a filtered read of the county's legal descriptions for the condominium would say for certain.
• Whether five-bedroom units exist. The occupancy schedule contemplates them; the Floor Plans PDF read plan by plan, or a call to the office, would answer it.
• Whether the Limit of Moderate Wave Action crosses the parcel itself. It runs at or very near The Brittany; a geometric test against the parcel, or a reading of FIRM panel 12021C0379J, would resolve it.
• The building's Elevation Certificate and lowest floor elevation. Not published; the Association or a City records request can supply it.
• Any storm damage or repair at 4021. Not documented in any source we reached, in either direction.
• Whether Guest Services holds the management contract, and since when. The management email on the Association's forms points to it; the Association office can confirm.
• Whether a Park Shore Association membership transfers at closing. Not published; one call to the Association settles it.
• The guest suite nightly rate and cleaning fee. Not published; the Board sets them.
• The walking distance from The Brittany to the Park Shore Association beach park. Not measured, so not quoted.
• The FDEP permit detail pages for the 1992 and 1993 coastal permits. Not opened; they would confirm the site attribution, which today rests on the monument range, the dates and the applicant, with one street-number caveat in the state's free-text field.

Sources and Authoritative References

Every source below was read between September 1 and September 16, 2026, as each entry states. Government, first-party association and primary data sources only.

Club Brittany at Park Shore, Inc.

• Association homepage, developer statement and unit breakdown, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany at Park Shore homepage
• About page, 127 units, three connecting towers, staff, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany about page
• Amenities page, full amenity inventory, guest suites and social programme, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany amenities page
• Realtors page, document library and management contact, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany realtors page
• Section 718.504 Frequently Asked Questions and Answers, as of June 17, 2026, Club Brittany at Park Shore, Inc., read September 16, 2026: 2026 assessment schedule and disclosure PDF
• Section 718.504 Frequently Asked Questions and Answers, as of January 11, 2023, Club Brittany at Park Shore, Inc., read September 16, 2026: 2023 disclosure with hurricane assessment PDF
• Rules and Regulations, revised January 5, 2024, effective January 17, 2024, Exhibit F to the Amended and Restated Declaration, read September 16, 2026: Club Brittany Rules and Regulations PDF
• Estoppel Certificate form, transfer fees and right of first refusal, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany Estoppel Certificate PDF
• Application for Membership, Purchase, Transfer or Inheritance Approval, 2026, read September 16, 2026: Club Brittany membership application PDF
• Application for Lease Approval, 2026, read September 16, 2026: Club Brittany lease application PDF
• Floor Plans, 2023 edition, Club Brittany at Park Shore, Inc., identified September 16, 2026: Club Brittany floor plans PDF
• Floor Plans, earlier edition with the 3,614 square foot plan, Club Brittany at Park Shore, Inc., read September 16, 2026: Club Brittany earlier floor plans PDF

Florida Division of Corporations and Florida DBPR

• Entity list for Club Brittany, Florida Division of Corporations, read September 16, 2026: Sunbiz search results for Club Brittany
• Club Brittany at Park Shore, Inc. detail, document N51288, Florida Division of Corporations, read September 16, 2026: Sunbiz detail for Club Brittany at Park Shore, Inc.
• Absence check for Park Shore Beach Joint Venture, Florida Division of Corporations, read September 16, 2026: Sunbiz search results for Park Shore Beach
• Entity name search, Florida Division of Corporations, read September 2026: Sunbiz corporation search by name
• Condominium public records extract index, Florida DBPR, page stamped September 12, 2026, read September 16, 2026: DBPR condominium public records
• Condominiums by County, Central Florida West extract, Florida DBPR, file of August 29, 2026, read September 1 and 16, 2026: DBPR Condominiums by County extract
• Developer Summary Report, Florida DBPR, read September 1, 2026: DBPR developer summary extract
• Condominium milestone and reserve timeline, Florida DBPR, read September 2026: DBPR condominium safety timeline
• Condominium inspections portal, Florida DBPR, read September 2026: DBPR condominium inspections portal

City of Naples

• Milestone inspections by year, City of Naples Building Department, read September 16, 2026: City of Naples milestone inspections by year
• 2024 Milestone Buildings workbook, The Brittany row, City of Naples, read September 16, 2026: 2024 milestone buildings workbook
• 2025 Milestone Buildings workbook, Provence row, City of Naples, read September 16, 2026: 2025 milestone buildings workbook
• 2027 Milestone Buildings workbook, The Regent row, City of Naples, read September 16, 2026: 2027 milestone buildings workbook
• 2031 Milestone Buildings workbook, Aria row, City of Naples, read September 16, 2026: 2031 milestone buildings workbook
• Development in the Floodplain, the 50 percent rule and its procedure, City of Naples, read September 16, 2026: City of Naples development in the floodplain
• Floodplain Management Code, Chapter 16, Article IV, City of Naples Code of Ordinances on Municode, read September 16, 2026: Naples floodplain management code
• Substantial Improvement and Substantial Damage Desk Reference, City of Naples, cited September 16, 2026: substantial improvement desk reference
• Answers to Questions about Substantially Improved and Substantially Damaged Buildings, City of Naples, cited September 16, 2026: substantial improvement questions and answers
• Interactive flood hazard tool, City of Naples, cited September 16, 2026: City of Naples flood tool
• Electronic permitting and permit search, City of Naples, read September 16, 2026: City of Naples permit search page
• Permit locator, City of Naples, reached September 16, 2026: City of Naples permit locator
• Floods, storms and hurricane facts, City of Naples, read September 2, 2026: City of Naples storm facts
• Flood zone maps, City of Naples, read September 2026: City of Naples flood zone maps
• Floodplain information, City of Naples, read September 2026: City of Naples floodplain information
• FIRM panel index, City of Naples, read September 2026: City of Naples FIRM panel index
• Moorings Bay special taxing district, City of Naples, read September 2026: Moorings Bay special taxing district

Florida Statutes and legislative record

• Section 553.899, milestone inspections, 2025 Florida Statutes, Florida Senate, read September 16, 2026: section 553.899, 2025 edition
• Section 718.112, structural integrity reserve study, 2025 Florida Statutes, Florida Senate, read September 16, 2026: section 718.112, 2025 edition
• Section 553.899, current edition, Florida Senate, read September 2026: section 553.899, current edition
• Section 718.112, current edition, Florida Senate, read September 2026: section 718.112, current edition
• Section 718.503, developer and resale disclosure, Florida Senate, read September 2026: section 718.503
• 2025 condominium bill, Florida Senate, read September 2026: 2025 session bill 913
• Legislative oversight report on condominium inspections, OPPAGA, July 2026, read September 2026: OPPAGA report 26-04 PDF

FEMA

• Flood hazard zone point queries across The Brittany's parcel, FEMA National Flood Hazard Layer, read September 16, 2026: NFHL flood hazard zones query
• FIRM panel 12021C0379J, effective February 8, 2024, FEMA National Flood Hazard Layer, read September 16, 2026: NFHL FIRM panels query
• Limit of Moderate Wave Action features near the parcel, FEMA National Flood Hazard Layer, read September 16, 2026: NFHL LiMWA query
• National Flood Hazard Layer map service, FEMA, read September 2026: NFHL map service
• Effective flood maps, FEMA Map Service Center, read September 2026: FEMA Map Service Center
• Community Rating System, FEMA, read September 2026: FEMA Community Rating System
• CRS eligible communities list, April 2026, FEMA, read September 2026: FEMA CRS eligible communities PDF
• Risk Rating 2.0, FEMA, read September 2026: FEMA flood insurance risk rating

Florida Department of Environmental Protection

• Coastal environmental permits service directory, FDEP, read September 16, 2026: FDEP coastal permits service
• Coastal Construction Control Line permits for the site, FDEP, read September 16, 2026: FDEP CCCL permits query
• Coastal permit activities and monument ranges, FDEP, read September 16, 2026: FDEP coastal permit activities query
• Permit CO000385, construction trailer, 1992, FDEP permit detail, identified September 16, 2026: FDEP permit detail CO000385
• Permit CO000390, multi-family dwelling, 1993, FDEP permit detail, identified September 16, 2026: FDEP permit detail CO000390
• Permit CO000390 M1, modification, 1993, FDEP permit detail, identified September 16, 2026: FDEP permit detail CO000390 M1
• Permit CO000396, pilings, 1992, FDEP permit detail, identified September 16, 2026: FDEP permit detail CO000396
• Field permit for the Brittany walkway, 2017, FDEP permit detail, identified September 16, 2026: FDEP permit detail for the 2017 walkway
• Coastal Construction Control Line program, FDEP, read September 2026: FDEP coastal construction control line program
• How to determine if a property is seaward of the control line, FDEP, read September 2026: FDEP control line determination guide

Geocoding, storms and tides

• Geocode for 4021 Gulf Shore Blvd N, US Census Bureau, read September 16, 2026: Census geocoder result for 4021
• Geocode control point for 4351 Gulf Shore Blvd N, US Census Bureau, read September 16, 2026: Census geocoder result for 4351
• Hurricane Ian tropical cyclone report, revised March 12, 2026, National Hurricane Center, read September 2, 2026: NHC Ian report PDF
• Hurricane Helene tropical cyclone report, February 17, 2026, National Hurricane Center, read September 2, 2026: NHC Helene report PDF
• Hurricane Milton tropical cyclone report, March 31, 2025, National Hurricane Center, read September 2, 2026: NHC Milton report PDF
• Hurricane Irma tropical cyclone report, revised July 8, 2026, National Hurricane Center, read September 2, 2026: NHC Irma report PDF
• Hurricane Wilma tropical cyclone report, January 12, 2006, National Hurricane Center, read September 2, 2026: NHC Wilma report PDF
• Hurricane Donna 1960, National Weather Service Miami, read September 2, 2026: NWS Miami Donna summary
• Naples Bay North gauge 8725114, NOAA Tides and Currents, read September 2, 2026: NOAA station 8725114
• Former Naples Gulf of Mexico gauge 8725110, NOAA Tides and Currents, read September 2, 2026: NOAA station 8725110
• Wilma repairs at Park Shore Towers, 4251, a different building, Naples Daily News archive, read September 16, 2026: Naples Daily News Wilma repairs archive

Collier County

• Official records search, Collier County Clerk of the Circuit Court, reached September 16, 2026: Collier Clerk official records access
• Official records landing page, Collier County Clerk, reached September 16, 2026: Collier Clerk official records
• Official records search, Collier County Clerk, read September 2026: Collier Clerk records search
• Real estate property taxes, Collier County Tax Collector, read September 2026: Collier Tax Collector real estate taxes
• Ad valorem taxing authority contacts, Collier County Tax Collector, read September 2026: Collier ad valorem contacts

Developer and neighborhood first-party

• About the Gulf Bay Group of Companies, Aubrey J. Ferrao, The Brittany named among its developments, Gulf Bay, page modified March 17, 2025, read September 16, 2026: Gulf Bay about page
• Park Shore project timeline, The Lutgert Companies, site modified July 30, 2025, read September 1 and 16, 2026: Lutgert legacy timeline
• Le Rivage portfolio page, The Lutgert Companies, read September 16, 2026: Lutgert Le Rivage page
• Provence portfolio page, The Lutgert Companies, read September 16, 2026: Lutgert Provence page
• The Regent portfolio page, The Lutgert Companies, read September 16, 2026: Lutgert Regent page
• Aria portfolio page, The Lutgert Companies, read September 16, 2026: Lutgert Aria page
• Park Shore Association homepage, read September 2026: Park Shore Association
• About the Park Shore Association, page modified April 17, 2024, read September 1, 2026: Park Shore Association about page
• Membership questions, eligibility, initiation and dues, Park Shore Association, page modified August 8, 2026, read September 1, 2026: Park Shore Association membership questions
• Dues and initiation fee for 2027, Park Shore Association, published May 30, 2026, read September 1, 2026: Park Shore Association 2027 dues notice
• New member join flow, $1,300.00, Park Shore Association, read September 1, 2026: Park Shore Association membership portal
• Raymond L. Lutgert Beach Park, Park Shore Association, page modified June 3, 2025, read September 1, 2026: Park Shore Association beach park
• Park rules, Park Shore Association, page modified April 1, 2025, read September 1, 2026: Park Shore Association park rules
• Boundary maps, Park Shore Association, read September 2026: Park Shore Association maps

Our own data

• Park Shore-wide market figures: Southwest Florida MLS, closed residential sales inside the Park Shore geography for the twelve months ended August 31, 2026, pulled by McGreevy and Comisar on September 7, 2026. Parcel, acreage, millage and just value figures: Collier County tax year 2026 preliminary roll, county files dated August 29 and August 31, 2026.
• The Brittany building sales figures: Southwest Florida MLS, 13 closed residential sales under sub/condo name BRITTANY, September 29, 2025 to September 29, 2026, pulled by McGreevy and Comisar on September 29, 2026.

Downloadable Documents

Each document below is linked at its own official authority address rather than re-hosted, so you always reach the current version.

• The Brittany's section 718.504 disclosure, as of June 17, 2026, the current assessment schedule by unit class: 2026 assessment schedule PDF
• The Brittany Rules and Regulations, effective January 17, 2024, leasing, pets, renovation, storm and amenity rules: Rules and Regulations PDF
• Club Brittany Estoppel Certificate form, transfer fees, Board approval and right of first refusal: Estoppel Certificate PDF
• Membership, purchase and transfer application, 2026, the buyer approval package: membership application PDF
• Lease approval application, 2026, the lessee approval package and deposit: lease application PDF
• The Brittany floor plans, published by the Association, subject to owner renovations: floor plans PDF
• City of Naples 2024 Milestone Buildings workbook, the obligation register that lists The Brittany: 2024 milestone workbook
• City of Naples Substantial Improvement and Substantial Damage Desk Reference, the 50 percent rule in practice: desk reference
• Florida Statutes section 553.899, milestone inspections: section 553.899
• Florida Statutes section 718.112, including the structural integrity reserve study: section 718.112

Market data from Southwest Florida MLS, pulled September 7, 2026, for closed residential sales in the Park Shore geography for the twelve months ended August 31, 2026; building records from the sources listed above. Page last updated September 2026 by Jesse McGreevy and Marc Comisar.

McGreevy and Comisar, Best Realtor for The Brittany at Park Shore. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.