Canopy Naples

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

Canopy, marketed as Canopy Naples, is a gated community of 108 single-family homes on one loop street, Canopy Circle, in Naples, Florida, built by Neal Communities from 2014 to 2018 around three lakes and a wetland preserve. Canopy sits east of Collier Boulevard off Tree Farm Road, entered by Nature Walk Drive, between Immokalee Road and Vanderbilt Beach Road, in unincorporated Collier County. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 12 qualified recorded sales in the 24 months through mid-October 2026, from $510,000 to $1,100,000, at a $647,500 median.

McGreevy and Comisar are the team Canopy sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page sets out what Canopy is, what the county record shows about its sales and price history, the homes and the two plan names tied to them, the lakes and preserve, the recorded declaration and its rules, the fees and what the association does not publish, taxes, the flood zone, storms, schools and drives on the Tree Farm Road row, and the comparison with Bent Creek Preserve.

This page is about the Canopy on Tree Farm Road in Naples 34120. It is not Canopy at Ave Maria, the Canopy Community Development District in Tallahassee, Canopy Reserve, Canopy Walk, Canopy Place at Lakewood Ranch or any apartment complex called Canopy, and the Tree Farm development at Collier Boulevard and Immokalee Road is a separate place that shares only the road's name. Neal Communities built Canopy: its August 2017 release described 'a gated, 53.75-acre community of 108 single-family homes' in French Colonial and Mediterranean styles, nearly complete with two homes left (Neal Communities release, Patch, August 29, 2017).

Why McGreevy and Comisar Are the Best Realtor for Canopy

Canopy is 108 single-family homes on one loop street, and the right agent prices each one against its own size family, its county adjusted area and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, home by home, before we talk about a price.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Canopy in Naples, whether you're ready to sell your Canopy home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Canopy market (Collier County recorded sales, county records through mid-October 2026): 12 qualified recorded sales in 24 months across all brokerages · median $647,500 · $510,000 to $1,100,000 · 27 qualified recorded sales in 60 months, median $717,000

These are county recorded sales the county marks as qualified, and every figure is a market total across all brokerages. We tracked every qualified recorded sale the county file holds for the 108 homes, 163 sales since the first closings in 2014; we read the 2026 county tax roll for all 108 homes; we read the recorded declaration the association posts, with its articles, bylaws and notice to buyers; we checked every Canopy address against the county's copy of the current FEMA flood maps (panel effective May 16, 2012) and its evacuation zones; and we compared Canopy with Bent Creek Preserve, Heritage Bay, Valencia Lakes and Bristol Pines on one county yardstick.

Honors and recognition:

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

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

Buying a home in Canopy? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.

What does a Canopy seller get from us?

A Canopy seller gets a price built from the county record for the right size family and county adjusted area, not from a community-wide average. The 24-month window leads, with 12 qualified sales, and we say plainly which window we are quoting, because a one-story home in the most common footprint and one of the six largest two-story homes do not trade at the same price.

At listing we gather what a buyer will ask for: the Chapter 720 disclosure summary (s. 720.401), the seller's flood disclosure under s. 689.302 and the recorded declaration the association posts. Because the association and its manager do not publish the current assessment, we have the closing agent order the estoppel certificate early, so the buyer sees what the home owes before the inspection period runs out (s. 720.30851).

What does a Canopy buyer get from us?

A Canopy buyer gets the questions that matter before the offer. What does the home owe the association, when the current assessment is not published? Which flood zone does the county map put the exact address in, and what will the lender decide? Which rules govern leasing, pets, parking and shutters?

We read those answers from the recorded declaration: leases cover the whole home, run at least six consecutive months and need the association's prior written approval; pets are leashed outside fenced areas; there is no overnight street parking; and shutters go up only after a government storm warning (Declaration). We also set Canopy beside Bent Creek Preserve on the same county yardstick.

Why do county recorded sales matter here?

County recorded sales matter at Canopy because the county file is long and specific. It holds 163 qualified sales for the 108 homes since the first closings in 2014, 12 in the last 24 months and 7 in the last 12, so a buyer or seller can see the whole record, not a handful of listings.

The counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them. The figures on this page are Collier County recorded sales, which include sales the MLS never sees.

Why does the 24-month window lead?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 12 sales from $510,000 to $1,100,000, at a median of $647,500. The 12-month window holds 7 sales, from $510,000 to $1,100,000, which is too few for a median.

Why does home size need care here?

Home size needs care because the smaller square footage some county records show for a Canopy home counts only the ground floor. For a one-story home that ground-floor figure matches the living area listings describe, but for a two-story home it leaves out the second floor, so it is not a home size.

We use the county adjusted area instead: 1,978 to 3,678 sq ft, median 2,532, across about 97 one-story and about 11 two-story homes. Every price per square foot we quote is per county adjusted sq ft.

Why does the flood map matter at Canopy?

The flood map matters because, on Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012), every Canopy home address falls in Zone AH, a special flood hazard area for shallow flooding. Address points are placed along the street, so the exact lot still needs an official determination.

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. Citizens Property Insurance says that by January 1, 2027, all of its personal residential policies with wind coverage, regardless of value, must carry flood insurance, and that inside a special flood hazard area that rule already applies (Citizens flood requirement).

Why do the two-story homes change the price picture?

The two-story homes change the price picture because the largest of them sit in a different price band from the one-story homes that make up most of Canopy. The highest qualified price in the county file is $1,100,000, recorded May 28, 2026 for the former two-story model, 3,615 sq ft of county adjusted area.

Over 60 months, the six largest homes, 3,400 sq ft and up of county adjusted area, recorded 4 sales from $910,000 to $1,100,000, while the 77 homes of 2,300 to 2,799 sq ft carried a $695,000 median on 21 qualified sales. A community-wide median says little about a two-story home, so we price each one against its own size band.

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

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

Key Takeaways

Canopy comes down to ten facts that carry the county record for its homes, sales, fees, taxes, flood zone and common land. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one against the record it comes from.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panel, read November 4, 2026; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association).

• 108 single-family homes on Canopy Circle. Built from 2014 to 2018 by Neal Communities, ZIP 34120, unincorporated Collier County, east of Collier Boulevard off Tree Farm Road.
• County adjusted area. 1,978 to 3,678 sq ft, median 2,532; about 97 homes are one story and about 11 are two stories.
• Sales windows. The last 24 months show 12 qualified sales from $510,000 to $1,100,000, median $647,500; the last 12 months show 7 sales, too few for a median.
• Prices have eased. One-story resale prices have eased from the 2022 to 2023 high; one-story sales in 2025 and 2026 mostly ran from $510,000 to $734,000.
• One association. Canopy Neighborhood Association, Inc. governs every home; its current assessment is not published, so ask for the estoppel certificate before you write an offer.
• No CDD. The 2026 county tax roll shows no community development district charge on any Canopy home.
• Taxes. The 2026 millage is 10.3696 mills and the median 2026 total tax bill is $4,784.
• Flood. Every Canopy address is in FEMA Zone AH on the May 16, 2012 panel, and every address is in Evacuation Zone E.
• Gate, water and preserve. An electronic, monitored gate, three lakes of 14.15 acres, preserve tracts of 12.75 acres on the county roll (18 acres of wetland preserve per Neal Communities), a 0.75-acre park tract and 88 private pools at the homes; there is no clubhouse, community pool, fitness center, courts, golf, marina or beach.
• Leases. Leases run at least six consecutive months, cover the whole home and need the association's prior written approval.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Canopy
• Key Takeaways
• What Is Canopy, and Where Is It?
• Who Built Canopy, and What Does the Record Show?
• What Are the Homes and Floor Plans at Canopy Like?
• What Are the Lots, Lakes and Preserve at Canopy?
• What Is the Canopy Real Estate Market Doing?
• What Is the Price History at Canopy, Year by Year?
• Who Runs Canopy, and What Documents Govern It?
• What Are Canopy HOA Fees, and Is There a CDD?
• What Rules Apply at Canopy: Leasing, Pets, Parking and Changes?
• What Does Florida HOA Law Mean for a Canopy Buyer or Owner?
• What Are Property Taxes at Canopy?
• Is Canopy Gated, and What Amenities Does It Have?
• Is Canopy in a Flood Zone?
• What Do Storm and Building Records Show for Canopy?
• How Does Insurance Work for a Canopy Home?
• Which Schools Are Near Canopy?
• Where Is Healthcare Near Canopy?
• How Far Is Canopy From Beaches, Shopping and the Airport?
• What Is Planned Around Canopy: Roads and New Development?
• Canopy vs Bent Creek Preserve: Which Fits You?
• How Does Canopy Compare With Nearby Communities?
• Why Buy at Canopy: Honest Pros and Cons
• Thinking of Selling Your Canopy Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Canopy, and Where Is It?

Canopy is a gated community of 108 single-family homes on one loop street, Canopy Circle, in Naples, Florida, built by Neal Communities from 2014 to 2018 around three lakes and a wetland preserve. The county roll and the recorded declaration agree on the count, and the table sets out the facts every other answer builds on.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County GIS public layers, read November 4, 2026; Collier County 2026 tax roll; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association).

Is Canopy the same as Canopy at Ave Maria or the Canopy CDD in Tallahassee?

No. This page is about the Canopy on Tree Farm Road in Naples 34120. It is not Canopy at Ave Maria, the Canopy Community Development District in Tallahassee, Canopy Reserve, Canopy Walk, Canopy Place at Lakewood Ranch or any apartment complex called Canopy, and the Tree Farm development at Collier Boulevard and Immokalee Road is a separate place that shares only the road's name.

Where exactly is Canopy?

Canopy sits east of Collier Boulevard off Tree Farm Road, entered by Nature Walk Drive, between Immokalee Road and Vanderbilt Beach Road, in unincorporated Collier County; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34120.

How do you get in?

The only street into Canopy is Nature Walk Drive, which leaves the south side of Tree Farm Road about half a mile east of Collier Boulevard and runs a short way south to Canopy Circle, the loop every home sits on; the entrance of Warm Springs meets Tree Farm Road at the same point from the north. Neal Communities' 2017 release placed Canopy 'off Tree Farm Road Extension, just east of CR 951, north of Vanderbilt Beach Road and south of Immokalee Road' (Patch).

Tree Farm Road is a collector road from Collier Boulevard to Canopy's entrance and continues east as a local street, per Collier County's road records.

Is Canopy inside the City of Naples?

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

The recorded bylaws say the same thing in words, describing Canopy as "a subdivision located in the unincorporated area of Collier County, Florida" (Declaration).

What ZIP code is Canopy in?

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

Is "Canopy Naples" the official name?

No. Canopy Naples is the marketed name, the one the builder's sales years and many searches use. The recorded plat is named CANOPY, and the recorded declaration is the Declaration of Covenants, Conditions and Restrictions for Canopy.

The association that governs the homes is Canopy Neighborhood Association, Inc. When you search the county's records or read a title report, look for "Canopy", Canopy Circle and ZIP code 34120.

What zoning applies?

Collier County's zoning file calls the site Buttonwood Preserve: the Buttonwood Preserve residential planned unit development, approved by Ordinance 07-42 on April 24, 2007 and amended by Ordinance 13-18 on January 22, 2013. It is not the Buttonwood Preserve on Pine Island in Lee County.

How many homes are in Canopy?

Collier County's 2026 roll records 108 single-family homes in Canopy, on lots 1 to 108, every one addressed on Canopy Circle. Every one of the 108 lots carries a home; no vacant home lot remains.

Are there vacant lots?

No. Every one of the 108 lots carries a home; no vacant home lot remains. Three small parcels on the county roll that are not home lots are open-space tracts, small landscape and buffer strips owned by the association, not building sites.

With a home on every one of the 108 lots, any building inside Canopy is renovation or replacement of existing homes and common facilities.

How big is the property?

Canopy covers about 54 acres: 53.75 acres per the developer and the recorded declaration. The recorded legal description covers 53.754 acres in Section 35, Township 48 South, Range 26 East, including parts of Tracts 1 and 2 of Green Heron Acres, beginning on the south line of Tree Farm Road (Declaration).

What are the common tracts?

Beside the 108 homes, the county roll lists 11 association tracts: three lakes, three preserve tracts, the road tract that carries Nature Walk Drive and Canopy Circle, a park tract on Nature Walk Drive and three small open-space tracts. The association owns all 11.

No building stands on any of the 11 tracts in the county's records.

Who owns the lakes, preserve and streets?

Canopy Neighborhood Association, Inc. owns all 11 tracts on the county roll, and the recorded declaration's budget exhibit carried lines for lake, fountain, preserve and park maintenance (Declaration).

The streets belong to the association: the road tract that carries Nature Walk Drive and Canopy Circle is one of those association tracts, at 4.83 acres on the county's parcel records.

Which neighborhoods border Canopy?

Canopy's neighbors are Bristol Pines, the townhome community just west on Tree Farm Road; Warm Springs across Tree Farm Road to the north; Soluna to the east; and Vanderbilt Country Club to the south. Each is a separate community with its own association, rules and market.

Is Canopy part of Tree Farm Plaza or the Tree Farm development?

No. Canopy is not part of Tree Farm Plaza or the Tree Farm development at Collier Boulevard and Immokalee Road; its entrance road shares the Tree Farm name only (Naples News Now).

How close is I-75?

Interstate 75 is about 5.3 road miles away at Exit 111, Immokalee Road, about 10 minutes with no traffic, measured from Bristol Pines next door. Canopy is a little farther east on Tree Farm Road, so a trip from a Canopy home runs slightly longer.

Who Built Canopy, and What Does the Record Show?

Canopy was built by Neal Communities from 2014 to 2018, on land a Neal Communities entity bought in January 2013, under a declaration recorded on August 28, 2013. The table lists what the records show, in order, with the agency, publication or record behind each row, so each date can be checked.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; Neal Communities' 2017 release and blog; Business Observer).

Canopy on the record

Who built Canopy?

Neal Communities built Canopy: its August 2017 release described 'a gated, 53.75-acre community of 108 single-family homes' in French Colonial and Mediterranean styles, nearly complete with two homes left (Neal Communities release, Patch, August 29, 2017). The recorded declaration names Neal Communities of Southwest Florida, LLC as declarant (Declaration).

Neal's August 2017 homeowner story describes Canopy as maintenance-assisted homes behind a gated entry, with most homes on lake or preserve views, and names the Starlight plan at Canopy (Neal Communities, 2017).

Who bought the land, and when?

On January 17, 2013, the Business Observer reported that a Neal Communities entity had bought 54.2 acres at 3500, 3550, 3636 and 3710 Tree Farm Road, then called Buttonwood Cove, for $3.9 million, with 112 home sites planned; the recorded plat holds 108 homes (Business Observer, January 17, 2013).

The recorded declaration followed in August 2013, and the first homes closed in August 2014.

How many homes were planned versus built?

The 2013 purchase report planned 112 home sites; the recorded plat holds 108 homes. Every one of those 108 lots carries a home today, and the county roll lists 11 association tracts beside them, so the finished community has no lot left to build on.

When was the declaration recorded?

The Declaration of Covenants, Conditions and Restrictions for Canopy was recorded on August 28, 2013, with Neal Communities of Southwest Florida, LLC as declarant. The recorded instrument runs 82 pages and carries the association's articles and bylaws, a notice to buyers and the developer's 2013 budget (Declaration).

Canopy Neighborhood Association, Inc. had been filed with the Florida Department of State on April 26, 2013, per the certificate recorded inside the declaration. The association's website posts the recorded declaration, with its articles, bylaws and notice to buyers, and the board's policy resolutions (Forms and Docs).

When did the first homes close?

The first home closings on the county file came in August 2014, and the 14 qualified sales recorded in 2014 ran from $328,200 to $460,500.

Those were original closings from Neal Communities, so they show what buyers paid the builder then, not what a home is worth now.

What did homes cost when new?

From 2014 to 2017 the county file records 105 qualified sales at calendar-year medians of $405,000 to $425,000, mostly original closings from Neal. Year by year, the medians were $410,050 on 14 sales in 2014, $405,000 on 41 in 2015, $409,600 on 31 in 2016 and $425,000 on 19 in 2017.

In August 2017 Neal Communities' release put Canopy prices from the upper $400,000s, and its own blog the next day said homes started at $449,189 and that only two opportunities remained (Patch; Neal Communities, August 30, 2017).

When did Neal finish selling?

Neal Communities' release of August 29, 2017 said two homes were left, and its blog the next day said only two opportunities remained. The county file shows the last first sale of a new home in March 2018; every sale since then is a resale between owners.

Why do some homes show later years on the county roll?

Canopy's 108 homes were built from 2014 to 2018. A number of homes show later years on the county roll, 2018 to 2025, because the county updated an effective year after a pool, addition or remodel, not because the home was built then: each of those homes first sold between 2015 and 2017.

When a listing or a county printout shows a later year for a Canopy home, ask the seller for the permits behind it; that year marks work on the home, not its construction.

Where was the sales center?

Neal's sales center was at 3783 Canopy Circle, a two-story model home, per its 2017 release (Patch).

What else was Neal building in Naples then?

Canopy was among Neal Communities' early Collier County communities: the Business Observer reported Neal passing 65 monthly sales in early 2014 (Business Observer, 2014), the grand opening of its Avalon of Naples community in January 2017 (Business Observer, 2017) and its Marquesa Isles community in January 2019 (Business Observer, 2019).

Each of those is a separate community with its own records; none of their facts apply to Canopy.

When did the association take over the common tracts?

The county sales file shows all 11 common tracts passing to the association in one transfer recorded in May 2017, and the board was adopting its own policy resolutions by January 2018.

The board's first policy resolutions of 2018 covered vehicles and parking (18-1, January 18, 2018), due process for violations (18-2, March 9, 2018) and storm shutters (18-3, March 9, 2018).

What does the record not show?

The recorded plat book and page, the approved unit count in the zoning ordinances, the land's use and owner before the 2007 rezoning, and the date owners took control of the board: Information not available at time of publishing (checked 2026-11-04).

The Collier County Clerk's official records, Collier County's zoning files and the association hold those documents; ask a title company or the association's manager for copies.

Thinking About Canopy? Start With a County-Based Number

Canopy has 12 qualified recorded sales in the last 24 months at a $647,500 median, and 7 in the last 12 months from $510,000 to $1,100,000. Those are the numbers we start from, then we match them to your home's size family and its county adjusted area.

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

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

What Are the Homes and Floor Plans at Canopy Like?

Canopy homes are single-family houses with a county adjusted area of 1,978 to 3,678 sq ft, median 2,532: about 97 are one story and about 11 are two stories. Neal Communities built them from 2014 to 2018, and 88 of the 108 have a private pool on the county building file.

Data updated: November 2026 (Collier County Property Appraiser public data files, building records, download dated October 27, 2026; published listing descriptions for Canopy homes, 2024 to 2026; Neal Communities' 2017 release and blog).

Collier County's building records give Canopy homes a county adjusted area (it counts the garage and covered areas at a fraction) of 1,978 to 3,678 sq ft, median 2,532; half of the homes fall between 2,338 and 2,619 sq ft.

Listing descriptions vary from listing to listing; confirm each home's layout and size with the seller.

How big are Canopy homes?

Canopy homes run from 1,978 to 3,678 sq ft of county adjusted area, median 2,532, with half between 2,338 and 2,619 sq ft. By the county's size bands, 21 homes are under 2,300 sq ft, 77 run from 2,300 to 2,799, 4 from 2,800 to 3,399 and 6 from 3,400 to 4,499 (21 + 77 + 4 + 6 = 108). County adjusted area is the yardstick for every size and every price comparison we make at Canopy.

Why do some county records show a smaller size?

Some county records show a smaller square footage, the ground-floor base area. For a one-story Canopy home that figure matches the living area listings describe; for a two-story home it is only the ground floor, so it is not a home size.

The county adjusted area runs larger than listed living area because it counts the garage and covered areas at a fraction, so compare homes on one yardstick.

How many homes are one story, and how many two?

About 97 Canopy homes are one story and about 11 are two stories, judging by how their county adjusted area compares with their ground floor.

The two-story homes fall into three size groups on the county building records: 2 with a smaller ground floor at 2,591 to 2,603 sq ft, 3 at 3,229 sq ft and the 6 largest at 3,575 to 3,678 sq ft of county adjusted area (2 + 3 + 6 = 11).

What sizes do listings describe?

Listing descriptions of individual Canopy homes, matched to the county size groups, describe about 1,946 sq ft of living area with 3 bedrooms and 2 baths in the 25-home one-story group of 2,316 to 2,426 sq ft of county adjusted area, and about 2,002 sq ft with 3 bedrooms plus a den, 2.5 baths and a 2-car garage in the 10-home group of 2,385 to 2,665 sq ft.

In the most common footprint, 31 one-story homes of 2,598 to 2,673 sq ft, a matched listing describes about 2,227 sq ft with 3 bedrooms and 3 baths; in the 3,229 sq ft two-story group, about 2,930 sq ft with 5 bedrooms and 4 baths. Confirm each home's layout and size with the seller.

How many floor plans did Neal offer?

Marketing copy from the sales years described eight floor plans of about 1,772 to 2,708 sq ft of living area with two- or three-car garages; listing descriptions of two-story homes run to about 2,930 sq ft.

Only two plan names are tied to Canopy in the records we could read: the Starlight and the Silver Mist. The other six names are not published in any record we could read.

What is the Starlight plan?

The Starlight, named at Canopy on Neal Communities' own 2017 page, is a one-story plan of 3 bedrooms and 2.5 baths plus a den, about 2,233 sq ft, with a two-car garage, per listing descriptions (Neal Communities, August 30, 2017).

Neal's page names the plan; the size, baths and garage come from listing descriptions, so confirm them on the specific home.

What is the Silver Mist plan?

The Silver Mist is a two-story plan of 4 bedrooms and 3.5 baths, about 2,913 sq ft, with a three-car garage, per listing descriptions.

The Business Observer's 2013 purchase report said Neal planned its Celebration model for the site; whether it was built at Canopy is not shown in the records we could read (Business Observer, January 17, 2013).

How many bedrooms and baths do Canopy homes have?

Canopy homes run from 3 to 5 bedrooms, per listing descriptions. The Starlight is described with 3 bedrooms and 2.5 baths plus a den, and the Silver Mist with 4 bedrooms and 3.5 baths.

Among matched listings, one-story homes are described with 2 to 3 baths, and a two-story home in the 3,229 sq ft group with 5 bedrooms and 4 baths. Confirm the count on the home you are considering.

Do Canopy homes have two-car or three-car garages?

Listing descriptions show two-car garages on the one-story homes read and three-car garages on the two-story homes read. Marketing copy from the sales years described two- or three-car garages across the eight plans.

What are Canopy homes built of?

Listing descriptions describe Canopy homes as concrete block with stucco and tile roofs. Neal Communities described its Canopy homes as custom-designed in French Colonial and Mediterranean styles (Patch).

Canopy's homes were permitted from about 2013 to 2017 under the Florida Building Code then in force; ask the seller for the permits. Window and shutter protection varies by home: some resale listings describe impact windows or electric lanai shutters added since, so ask the seller for the wind mitigation report and the permits.

Do Canopy homes have private pools and screened lanais?

Collier County's building records show a private pool at 88 of the 108 homes (81 percent), a spa at 18, a screen enclosure at 93 and brick paver decking at 89.

The pools are at the homes, on each owner's lot: Canopy has no community pool on any of its association tracts.

What is the largest home in Canopy?

The largest homes, about 3,575 to 3,678 sq ft of county adjusted area, include the former two-story model, which sold in May 2026 for $1,100,000, the highest qualified sale in the county file.

Six homes sit in that largest two-story family, and the former model's sale is recorded at 3,615 sq ft of county adjusted area. Use the county adjusted area when you compare any two Canopy homes.

What Are the Lots, Lakes and Preserve at Canopy?

Canopy's 108 home lots take up 20.83 acres of the county's parcel records, and the association holds the rest: three lakes of 14.15 acres, three preserve tracts of 12.75 acres, the road tract, a 0.75-acre park tract and three small open-space tracts. The table sets out each tract.

Data updated: November 2026 (Collier County Property Appraiser public data files, parcel records, download dated October 27, 2026; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; Neal Communities' 2017 release).

The county's parcel records add to 53.83 acres: 20.83 acres of home lots, 14.15 acres of lakes, 12.75 acres of preserve tracts, 4.83 acres of road, the 0.75-acre park tract and 0.52 acre of open-space tracts (20.83 + 14.15 + 12.75 + 4.83 + 0.75 + 0.52 = 53.83). The association's tracts total 14.15 + 12.75 + 4.83 + 0.75 + 0.52 = 33.00 acres, about 61 percent of the site (33.00 ÷ 53.83 = 0.61).

How big are Canopy lots?

Canopy lots run from 0.16 to 0.48 acre on the county file, most of them 0.16 to 0.19 acre: 36 lots of about 0.16 acre, 35 of about 0.18 and 11 of about 0.19, with a handful larger.

The 108 home lots add to 20.83 acres on the county's parcel records. Lot size and the view behind it vary around the loop, so check the specific lot on the county's parcel record and on the survey.

How much of Canopy is lakes and preserve?

The water and preserve tracts together are about 27 acres of the site: 14.15 acres of lakes and 12.75 acres of preserve tracts on the county roll (14.15 + 12.75 = 26.90).

With the road, the park tract and the open-space strips, the association's tracts total 33.00 acres, about 61 percent of the site.

How many lakes are there, and how big is the main lake?

Canopy has three lakes: the 7.46-acre main lake inside the Canopy Circle loop, which matches the '7-acre lake' in Neal Communities' 2017 release, and two smaller lakes of 3.84 and 2.85 acres, 14.15 acres of water in all (Patch).

How much preserve is there: 12.75 or 18 acres?

The county roll shows three preserve tracts of 12.75 acres in all; Neal Communities' 2017 release described 18 acres of wetland preserve. The difference may be wetland counted inside other tracts, such as lake banks and buffers; the recorded plat and the community's water management permit would settle it.

The three preserve tracts on the roll are 10.04 acres at the west end, between Bristol Pines and Canopy, 1.98 acres at the northeast corner and 0.73 acre in a strip along Tree Farm Road.

Is it 54 acres of preserve or 54 acres in all?

It is 54 acres in all. The 54 acres are the whole community, homes and streets included; the water and preserve tracts together are about 27 acres of it (14.15 + 12.75 = 26.90).

Do homes back onto the lakes or the preserve?

Neal Communities' 2017 homeowner story said most Canopy homes have lake or preserve views; the three lakes and three preserve tracts ring the loop, so check the view for a specific home (Neal Communities, 2017).

Can I use a boat or kayak on the lakes?

No. Section 10.28 of the recorded declaration bars docks, ramps, boats, canoes and every other kind of watercraft on the property and its lakes (Declaration).

What rules protect the preserve and lake banks?

The recorded notice to buyers bars work in buffer areas or drainage easements without South Florida Water Management District approval, removal of the planted shelves along the lake banks, and any work in preserve or conservation easement areas without Collier County's consent (Declaration).

Who maintains the lakes and preserve?

Canopy Neighborhood Association, Inc. owns all 11 tracts on the county roll, and the recorded declaration's budget exhibit carried lines for lake, fountain, preserve and park maintenance (Declaration).

What is the park on Nature Walk Drive?

A 0.75-acre park tract on Nature Walk Drive at the entry is the 'serenity park' Neal's 2017 copy described; no building stands on it in the county's records.

The park tract is one of the 11 association tracts, and the recorded declaration's budget exhibit carried a line for park maintenance (Declaration).

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

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

What Is the Canopy Real Estate Market Doing?

Canopy recorded 12 qualified sales in the 24 months through mid-October 2026, from $510,000 to $1,100,000, at a median of $647,500, or $276 per county adjusted sq ft. The newest qualified sale in the county file is July 15, 2026, and one-story resale prices have eased from the 2022 to 2023 high.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

We tracked every qualified recorded sale the county file holds for the 108 homes: 163 sales since the first closings in 2014. These counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them. This table shows each window, with its median per county adjusted sq ft where the window has 10 or more sales:

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 12 sales from $510,000 to $1,100,000, at a median of $647,500, or $276 per county adjusted sq ft.

What happened in the last 12 months?

In the 12 months through mid-October 2026 the county recorded 7 qualified Canopy sales, from $510,000 to $1,100,000, too few for a median; the newest was July 15, 2026. By date recorded, the seven were October 27, 2025 at $635,000; January 15, 2026 at $510,000; March 6, 2026 at $550,000; May 13, 2026 at $717,000; May 28, 2026 at $1,100,000, the 3,615 county adjusted sq ft former model; July 6, 2026 at $550,000; and July 15, 2026 at $660,000. The county file holds no qualified sale recorded between July 15 and October 16, 2026. Seven sales in a community of 108 homes is a thin year, which is why the 12-month window shows a range and no median.

What do the last 24 months show?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 12 sales from $510,000 to $1,100,000, at a median of $647,500, or $276 per county adjusted sq ft. Every headline figure for Canopy uses the same wording: 12 qualified sales in the 24 months through mid-October 2026, median $647,500. The window starts with a $723,000 sale recorded February 7, 2025 and ends with the $660,000 sale of July 15, 2026.

Why does the 24-month window lead?

A median needs enough sales behind it to mean something, and the county tables hold the line at 10. The 12-month window has 7 sales, three short, so it shows a range and no median. The 24-month window is the next step out and has 12, so it is the most recent window that supports a median. The 24-month median re-checks from the sorted prices: the 6th and 7th of the 12 values are $635,000 and $660,000, and ($635,000 + $660,000) ÷ 2 = $647,500.

Every qualified sale in the last 36 months

This table lists the 16 qualified sales recorded in the 36 months through October 16, 2026, by date, price and county adjusted sq ft. The last 24 months are the 12 rows from February 7, 2025 on, and the last 12 months are the 7 rows from October 27, 2025 on.

Sizes are county adjusted area, which counts the garage and covered areas at a fraction; the row at 3,615 sq ft is the former two-story model.

What do 36 and 60 months show?

The 36-month window holds 16 qualified sales from $510,000 to $1,100,000, at a median of $668,250, or $282 per county adjusted sq ft. Its median re-checks from the sorted prices: the 8th and 9th of the 16 values are $660,000 and $676,500, and ($660,000 + $676,500) ÷ 2 = $668,250. The 60-month window holds 27 qualified sales from $510,000 to $1,100,000, at a median of $717,000, or $280 per county adjusted sq ft. The 60-month window reaches back to October 2021 and so takes in the 2022 and 2023 sales that ran higher than most one-story resales since.

Why does the 120-month window look so different?

The 120-month window reaches back into 2016 and 2017, when most sales were original closings from Neal, so its $487,500 median mixes new-home prices with resales. It holds 86 qualified sales from $353,000 to $1,100,000, at $184 per county adjusted sq ft. Read it as the community's decade-long record, not as today's price level; the 24-month and 60-month windows are the ones that describe recent resales.

What does the full county file show?

The full county file holds 163 qualified sales since the first closings in 2014, from $328,200 to $1,100,000, at a median of $430,000, or $172 per county adjusted sq ft. That total is the sum of every calendar year in the county file. It includes the 105 qualified sales of 2014 to 2017, mostly original closings from Neal, so it describes the whole record of the 108 homes rather than what a home trades for now.

What was the highest sale?

The highest qualified price in the county file is $1,100,000, recorded May 28, 2026 for the former two-story model, 3,615 sq ft of county adjusted area. The largest homes, about 3,575 to 3,678 sq ft of county adjusted area, include that former model, and it sits at the top of every window from 12 months to the full county file. Because it is one of the six largest homes in Canopy, its price says more about the two-story homes than about the one-story homes that make up most sales.

Do larger homes sell for more?

Most Canopy sales are homes of 2,300 to 2,799 sq ft of county adjusted area, where 21 qualified sales in 60 months carry a $695,000 median; the six largest homes, 3,400 sq ft and up, recorded 4 sales from $910,000 to $1,100,000 in that time. This table gives each county size band:

Re-added: 21 + 77 + 4 + 6 = 108 homes; 2 + 9 + 0 + 1 = 12 sales in 24 months; 2 + 21 + 0 + 4 = 27 sales in 60 months. The 2,300 to 2,799 band carries a 60-month median because it has 21 sales there; the other bands stay under 10 in both windows, and the 2,800 to 3,399 band recorded no qualified sale in either.

How have resales moved?

Among resales in the last 60 months, the county file pairs 26 homes with an earlier qualified sale; the median change across those 26 pairs is +64 percent, in nominal dollars, before improvements, costs or inflation. The figure describes pairs of sales in the county record, not an annual rate and not a prediction for any single home. A pair that began with an original closing from Neal measures the change from a new-home price to a resale price.

Were any transfers left out of the counts?

The county recorded one other priced transfer it did not mark qualified; it is not in any count or median on this page. A buyer or seller comparing a home against these tables is comparing against qualified sales over $100,000 only.

What does the MLS show?

Days on market, active listings, list prices and list-to-sale ratios from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-11-04). The figures on this page are Collier County recorded sales, which include sales the MLS never sees.

For current Naples listings, see our Domain Realty Group page.

What does a sale look like per square foot?

Over 24 months the median is $276 per county adjusted sq ft, over 36 months $282 and over 60 months $280 per county adjusted sq ft; the full county file sits at $172 per county adjusted sq ft. County adjusted area counts the garage and covered areas at a fraction, so the figure is a yardstick for comparing Canopy homes with one another, not the price per square foot of living area a listing quotes. Compare like with like: a one-story home against one-story sales of a similar county adjusted size, and a two-story home against the largest homes.

How should a seller read these numbers?

Start with the 24-month and 60-month windows: 12 sales at a median of $647,500 and 27 at $717,000. Then narrow to the home's size group and county adjusted area, because the 2,300 to 2,799 band carries a 60-month median of $695,000, while the two-story homes trade in a different band: the six homes of 3,400 sq ft and up recorded 4 sales from $910,000 to $1,100,000 in 60 months. The numbers describe past recorded sales; they do not forecast a future price, and a county median is a starting point for pricing, not a valuation of any one home.

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

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

What Is the Price History at Canopy, Year by Year?

Canopy's county file holds 163 qualified sales since the first closings in August 2014: 105 from 2014 to 2017, mostly original closings from Neal at calendar-year medians of $405,000 to $425,000, then thin resale years, a 2021 median of $515,000 and a 2022 range of $695,000 to $969,000, the highest calendar-year range before 2026.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

Every year in the county file

This table gives qualified sales by calendar year, with a median only where a year has 10 or more sales. The rows for 2014 to 2017 are labeled mostly original closings from Neal, because those years carried the builder's sales of new homes.

Re-added: 14 + 41 + 31 + 19 + 4 + 4 + 11 + 13 + 7 + 4 + 3 + 6 + 6 = 163 qualified sales, the full county file; the four builder years add to 14 + 41 + 31 + 19 = 105. Six years carry a median: 2014, 2015, 2016, 2017, 2020 and 2021.

What did the builder years look like?

From 2014 to 2017 the county file records 105 qualified sales at calendar-year medians of $405,000 to $425,000, mostly original closings from Neal. The first home closings on the county file came in August 2014, and the 14 qualified sales recorded in 2014 ran from $328,200 to $460,500. The busiest year was 2015, with 41 qualified sales at a $405,000 median, followed by 31 in 2016 at $409,600 and 19 in 2017 at $425,000. In August 2017 Neal Communities' release put Canopy prices from the upper $400,000s, and its own blog the next day said homes started at $449,189 and that only two opportunities remained (Patch; Neal Communities, August 30, 2017).

What happened from 2018 to 2020?

From 2018 through 2020 Canopy resales stayed close to their original prices: 4 qualified sales in 2018 from $390,000 to $460,000, 4 in 2019 from $353,000 to $493,000, and 11 in 2020 at a $409,000 median. The county file shows the last first sale of a new home in March 2018, so these are the first years in which nearly every recorded sale was a resale. The 2020 median of $409,000 sits inside the $405,000 to $425,000 band of the builder years.

When did prices jump?

Prices climbed in 2021, when 13 qualified sales carried a $515,000 median, and in 2022, when 7 sales ran from $695,000 to $969,000. The 2021 range of $475,000 to $660,000 was already higher than every builder-year median, and the low of 2022, $695,000, was higher than the high of 2021. The county tables record the move; they do not give a cause for it.

Where was the peak?

The 7 qualified sales of 2022 ran from $695,000 to $969,000, the highest calendar-year range in the county file before 2026, and the 4 sales of 2023 ran from $630,000 to $940,000. Neither year has 10 or more sales, so neither carries a median, and a range is the honest way to describe them. The single highest price in the county file came later, the $1,100,000 sale of the former two-story model in May 2026.

Are prices rising or falling now?

Canopy's one-story resale prices have eased from the 2022 to 2023 high: the 7 qualified sales of 2022 ran from $695,000 to $969,000 and the 4 of 2023 from $630,000 to $940,000, while one-story sales in 2025 and 2026 mostly ran from $510,000 to $734,000. The county tables give no cause for the move and make no forecast. A buyer or seller should read the 24-month and 60-month windows together and price a specific home against recent sales of its own size.

What has 2026 brought so far?

The 6 qualified sales recorded in 2026 through mid-October ran from $510,000 to $1,100,000, the top being the former two-story model. The newest qualified sale in the county file is July 15, 2026, at $660,000. Six sales is under 10, so 2026 carries no median.

Why do some years show no median?

A year with fewer than 10 qualified sales gets a range, not a median, because a handful of homes cannot set a reliable midpoint. Seven of the 13 years in the county file, 2018, 2019 and 2022 to 2026, fall under that line. In a community of 108 homes, a single large home or a single quick sale can swing a small year's midpoint, so the range and the multi-year windows tell the story better.

Who Runs Canopy, and What Documents Govern It?

Canopy's 108 homes are governed by one association, Canopy Neighborhood Association, Inc., under the Declaration of Covenants, Conditions and Restrictions for Canopy recorded August 28, 2013, and Guardian Property Management of Naples manages it, per the association's contact page. We read the recorded declaration the association posts, with its articles, bylaws and notice to buyers.

Data updated: November 2026 (Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; the association's Forms and Docs, contact and Pay Dues pages; Florida Statutes sections 720.303 and 720.305).

This table lists the documents the association posts, with the recording reference its copy of the declaration carries:

What is the association's legal name?

The association's legal name is Canopy Neighborhood Association, Inc., a Florida not-for-profit corporation. Its Florida document number is N13000003989, filed April 26, 2013, per the Department of State certificate recorded inside the declaration (Declaration). Use that name in an offer, an estoppel request or a records search, because it is the entity the recorded declaration names.

Is it called Canopy HOA?

Only as a brand. The association's website calls itself Canopy Naples HOA (association site), but the name on the recorded declaration, the articles and the Department of State certificate is Canopy Neighborhood Association, Inc. Searchers type several shorter names; the legal name is the one that matters on a contract, a title commitment or an estoppel certificate.

Is there a master association or a sub-association?

No. Membership comes automatically with each lot, one vote per lot, and there is no master association and no sub-association, under the recorded declaration (Declaration). One association, one declaration and one set of board policies cover all 108 homes, so a listing that mentions a second association should be checked against the recorded documents before a buyer relies on it.

Who manages Canopy?

Guardian Property Management of Naples manages the association, per the association's contact page, and owners pay dues through the manager's online portal linked from the association's Pay Dues page (contact page; Guardian Property Management; Pay Dues page). The manager is the office a buyer, seller or closing agent asks for the latest assessment statement and the estoppel certificate.

Who was the developer, legally?

Neal Communities built Canopy, and its August 2017 release described "a gated, 53.75-acre community of 108 single-family homes" (Neal Communities release, Patch, August 29, 2017). The recorded declaration names Neal Communities of Southwest Florida, LLC as declarant (Declaration).

Where are the governing documents posted?

The association's website posts the recorded declaration, with its articles, bylaws and notice to buyers, and the board's policy resolutions (Forms and Docs). The declaration was recorded August 28, 2013 and runs 82 pages, including the 2013 developer budget. Policy Resolution 18-1, adopted January 18, 2018, covers vehicle registration, prohibited parking areas and towing; Policy Resolutions 18-2 and 18-3, adopted March 9, 2018, cover due process for violations and storm shutters and windows. The site also posts the Architectural Review Committee's note on Modification Requests, the Design Criteria Manual and the board's later policy resolutions.

How is the declaration amended?

The declaration may be amended by the vote of owners of two-thirds of all lots, with further consents the declaration lists; its Collier County article cannot change without the county's consent, and its surface water provisions need the South Florida Water Management District's. The association's site posts no recorded amendment; its board rules are policy resolutions (Declaration). A board policy resolution can set procedures and standards, but it is not a recorded change to the covenants.

Who controls the board now?

The county sales file shows all 11 common tracts passing to the association in one transfer recorded in May 2017, and the board was adopting its own policy resolutions by January 2018. The policy resolutions the association posts are numbered from 2017 to 2021, from 17-1 through 21-1. The association can confirm when owners took control of the board and who sits on it today; ask the manager, and read the minutes the association must keep for owners.

How does the board enforce the rules?

The board's Policy Resolution 18-2 sets aside the declaration's conflicting enforcement text and follows Florida's s. 720.305 process: written notice, a hearing before a committee of at least three members, and no fine if the violation is cured before the hearing. Florida law caps a fine at $100 per violation and $1,000 in total unless the governing documents say otherwise (Policy Resolution 18-2; s. 720.305).

What must the association post online?

Since January 1, 2025, Florida requires an association with 100 or more parcels, which includes Canopy's 108, to post its governing documents, rules, contracts, budgets, financial report, insurance policies and director certifications on a website or app; the association's public documents page posts the declaration and the board's policies (s. 720.303). Owners may inspect the association's records, which it must keep for 7 years and produce within 10 business days of a written request.

What Are Canopy HOA Fees, and Is There a CDD?

Canopy's association does not publish its current regular assessment, so a buyer asks the seller for the latest statement and has the closing agent order the estoppel certificate. Canopy has no master association, no club membership and no community development district, and the 2026 county tax roll shows no district charge on any Canopy home.

Data updated: November 2026 (Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, with its 2013 developer budget, as posted by the association; Neal Communities' August 29, 2017 release; Collier County 2026 tax roll).

This table, "What a Canopy owner or buyer pays, by layer," lists each layer with its source (Declaration; Patch):

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

How much are Canopy HOA fees?

The association's current regular assessment and billing period, any resale capital contribution, the manager's transfer, application and estoppel fees, and the current budget and reserves: Information not available at time of publishing (checked 2026-11-04). Ask the seller for the latest assessment statement and have the closing agent order the estoppel certificate, which states what a given home owes; owners can see the association's records under s. 720.303. A fee quoted in a listing is the listing's figure, not an association statement, so the estoppel certificate is the number to rely on.

What did the developer's 2013 budget show?

The recorded declaration's 2013 developer budget estimated $2,055 per lot for 2013, "subject to change" by the developer; that was a 2013 projection, not today's fee (Declaration). The budget is a recorded exhibit of the declaration, written before the first home closed, so it shows what the association was set up to pay for rather than what owners pay now.

Do all Canopy lots pay the same?

Under section 5.06 of the recorded declaration, assessments are shared by lot class, partly by each lot's nominal frontage, so two Canopy homes may not pay exactly the same amount; the estoppel certificate states a given home's figure (Declaration). A buyer comparing two Canopy homes should ask for the assessment statement on each one rather than assume a single community-wide figure.

What do the dues cover?

The recorded budget lines include common landscape and irrigation upkeep, park and preserve maintenance, the lakes and fountain, the entry gate's monitoring, repairs, electric and internet, the entrance monument and mailboxes, street lights, sidewalks and roads, management, insurance and legal costs, and Neal Communities' 2017 release said lawn maintenance was included; confirm the current list with the association before you write an offer (Declaration; Patch). Canopy's dues pay for the gate, lakes, preserve, park, street lights and lawn care rather than a clubhouse, per the recorded budget lines and Neal Communities' 2017 release.

Is lawn care included?

The recorded declaration lets the association provide lawn mowing, fertilizing, yard pest control, tree trimming and landscape maintenance to the lots as part of the regular assessment, and Neal Communities' 2017 release said lawn maintenance was included (Declaration; Patch). Which of those services the association provides today, and how often, is set by the board and its contracts, so ask the manager for the current scope before you write an offer.

How does irrigation work?

Every Canopy lot connects to the community's central irrigation system, which is common property on a watering schedule the association sets, and owners must connect to Collier County reclaimed water if and when it becomes available, under sections 10.17 and 10.18 of the recorded declaration (Declaration). Ask the association which water source the system uses today and how a broken head on a lot gets fixed.

What does a buyer pay the association at closing?

Section 5.17 of the recorded declaration set a one-time Initial Assessment, equal to one year of regular assessment, for each owner who bought a lot from the declarant; whether any contribution applies on a resale today is not published, so ask the manager and read the estoppel certificate (Declaration). Florida law requires the association to deliver the estoppel certificate within 10 business days of a request, and it states what is owed on the home at closing (s. 720.30851). The purchase contract says who pays the estoppel fee.

Are there special assessments?

After turnover, a special assessment for improvements needs 60 percent of the votes of the regular members under section 5.05(c) of the recorded declaration; the association's public pages show no special assessment, and the estoppel certificate states any amount owed on a given home (Declaration). A buyer who wants to know whether one is planned should ask for the current budget and the board's minutes, which owners can inspect under s. 720.303.

Is there a CDD?

Neal Communities' 2017 release said Canopy residents are not required to pay community development district fees, the recorded declaration, its notice to buyers and its budget name no district, and the 2026 county tax roll shows no district charge on any Canopy home (Patch; Declaration). The 2026 county roll shows $270 in county non-ad valorem charges, such as solid waste, on every Canopy home; the tax bill names each line.

Why does a Canopy CDD website come up in searches?

A website for a Canopy Community Development District belongs to a different Canopy, in Tallahassee; it has nothing to do with Canopy in Naples. Canopy on Tree Farm Road has no district line on its 2026 tax roll, and its recorded declaration and notice to buyers name no district, so a district fee figure found under the Canopy name does not apply to a Canopy Circle home.

What is the $270 line on a Canopy tax bill?

The 2026 county roll shows $270 in county non-ad valorem charges, such as solid waste, on every Canopy home; the tax bill names each line. Those charges are county charges on the yearly property tax bill, not association dues and not a district assessment, and they are part of the median 2026 total tax bill of $4,784 across the 108 homes. The Collier County Tax Collector bills the actual amount each year.

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

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

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

Canopy's recorded declaration sets the main rules: leases of the whole home only, at least six consecutive months, with the association's prior written approval; common household pets, leashed outside fenced areas; no overnight street parking; boats and campers only in an enclosed garage or with approval; and written approval for every exterior change.

Data updated: November 2026 (Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; Policy Resolutions 18-1, 18-2 and 18-3; the Architectural Review Committee note; Florida Statutes sections 720.3035, 720.3045, 720.305, 720.306 and 720.3075).

Can I rent out my Canopy home?

Canopy leases cover the whole home only, must be in writing and need the association's prior written approval, which is deemed given if the association does not deny the lease within 15 days; no lease may run less than six consecutive months, the leasing owner gives the association a landscaping and irrigation service contract, and the board may require a damage escrow of up to $500, under section 10.29 of the recorded declaration (Declaration). An owner who plans to lease should read the whole leasing section before the first lease goes out.

What is the minimum lease at Canopy?

Six consecutive months. No Canopy lease may run less than six consecutive months under the recorded declaration, so a stay of a few weeks or a single season shorter than that cannot be written as a lease. Florida law makes a rental restriction adopted after July 1, 2021 binding only on owners who take title later or who consent, except limits on leases shorter than 6 months or more than 3 times a year; Canopy's six-month minimum comes from the 2013 recorded declaration (s. 720.306).

How many times a year can a Canopy home be leased?

The recorded leasing section also limits how many times a home may be leased in a year, but that clause is not legible in the association's posted copy: Information not available at time of publishing (checked 2026-11-04). Ask the association for the current rule before you sign a lease. The six-month minimum and the approval requirement are legible and apply either way.

Does the association approve tenants?

Yes, the association approves each lease. Its prior written approval is deemed given if the association does not deny the lease within 15 days, and the leasing owner gives the association a landscaping and irrigation service contract; the board may also require a damage escrow of up to $500 under section 10.29 of the recorded declaration (Declaration). The recorded declaration requires the association's approval of leases; ask the manager what the association needs from a buyer and seller at closing.

Are pets allowed at Canopy?

Canopy allows common domesticated household pets, not kept in unreasonable numbers, not bred or kept for any commercial purpose, and leashed outside fenced areas, under section 10.08 of the recorded declaration (Declaration). The declaration sets those terms in words rather than a number, so an owner with more than a typical household's pets should ask the association how the board reads that limit.

Where can I park?

Canopy bars overnight street parking and parking on the grass, asks owners to register their vehicles with the association, holds owners responsible for their guests' parking and allows towing at the owner's expense, under the recorded declaration and the board's Policy Resolution 18-1 (Policy Resolution 18-1). Household vehicles go in the garage and on the driveway; listing descriptions show two-car garages on the one-story homes read and three-car garages on the two-story homes read, so count the household's vehicles before you write an offer.

Can I keep a boat, RV or trailer?

Boats, boat trailers, trailers, campers and motor homes may be kept at Canopy only inside an enclosed garage, apart from temporary loading on a paved driveway, or with the architectural committee's approval. Florida's s. 720.3045 bars restrictions on items that cannot be seen from the frontage, an adjacent parcel or the common area (s. 720.3045). Section 10.28 of the recorded declaration bars docks, ramps, boats, canoes and every other kind of watercraft on the property and its lakes, so a boat owner needs storage and water access elsewhere.

Can I park a pickup or work truck in the driveway?

Yes. Florida's s. 720.3075(3)(d) bars an association from prohibiting a personal pickup truck or a non-commercial work vehicle parked in the owner's driveway, which overrides the declaration's older one-pickup limit (s. 720.3075). The statute covers the driveway, not the street, so Canopy's ban on overnight street parking still applies, and a commercial vehicle falls outside the protection.

What are the hurricane shutter rules?

Under section 10.34 of the recorded declaration, storm shutters go up only after a government storm warning and come down within 7 days. The board's Policy Resolution 18-3 (March 9, 2018) bars new permanent shutter systems on front and side elevations other than those the developer installed, keeps roll-down housings out of sight of neighboring lots and bars awnings. Florida's s. 720.3035(6) now requires the board to adopt hurricane protection specifications and to approve an application that meets them; ask the association for its current specifications before you buy or install anything (Policy Resolution 18-3; s. 720.3035).

Do exterior changes need approval?

Every exterior change at Canopy needs the Architectural Review Committee's written approval first; the committee meets on the second Tuesday of each month and wants Modification Requests one week before, and the association posts its Design Criteria Manual and policy resolutions on satellite dishes, decorative stones, front entry storm doors, canopy and street trees, fences and driveway expansion (ARC note; Forms and Docs). Florida law requires an association to apply its architectural standards reasonably and equitably and bars rules on interiors or on equipment not visible from the frontage, an adjacent parcel or the common area (s. 720.3035). A seller who has changed the exterior should have the approval letter on hand.

What must I do about street trees?

The recorded notice to buyers makes each owner keep the street trees Collier County requires on the lot and replace one within 30 days if it dies (Declaration). The association also posts a policy resolution on canopy and street trees on its Forms and Docs page, so check it before removing, moving or replacing a tree, and file a Modification Request where the policy calls for one.

Can I run a business from a Canopy home?

The recorded declaration limits lots to residential use, with no business, commercial, religious or charitable enterprise run from a lot, and no renting of part of a home (Declaration). An owner who works from home and has questions about client visits, signs or deliveries should ask the association how the board applies the clause before the work starts.

What happens if a rule is broken?

The board's Policy Resolution 18-2 follows Florida's s. 720.305 process: written notice, a hearing before a committee of at least three members, and no fine if the violation is cured before the hearing; Florida law caps a fine at $100 per violation and $1,000 in total unless the governing documents say otherwise. Before a fine, the owner gets 14 days' notice and a hearing within 90 days before a committee of at least three members who are not on the board; no fine may be imposed for garbage cans left out within 24 hours of pickup, or for holiday decorations unless they stay up more than a week after notice (Policy Resolution 18-2; s. 720.305).

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

Canopy's association is governed by Chapter 720 of the Florida Statutes, which gives a buyer a disclosure summary before the contract and an estoppel certificate on a 10-business-day deadline, and, with 108 parcels, puts the association over the 100-parcel line for posting its documents online. Each rule names its statute; confirm the current text with an attorney.

Data updated: November 2026 (Florida Statutes sections 720.401, 720.30851, 720.303, 720.3033, 720.305, 720.306 and 190.048; Florida Senate bill pages for CS/CS/HB 1203 (2024) and CS/SB 1498 (2026)).

What must a seller give a buyer before the contract?

Before a buyer signs a contract for a home in an association like Canopy's, the seller must give a written disclosure summary of mandatory membership, the recorded covenants, assessments and the association's lien rights; if it comes after signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). For Canopy, the summary points the buyer to Canopy Neighborhood Association, Inc. and its recorded declaration of August 28, 2013.

Can a buyer cancel if the summary comes late?

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

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

Florida law requires the association to deliver an estoppel certificate within 10 business days of a request, effective for 30 days (35 if delivered by mail), stating what is owed on the home; the statute caps the fee and adjusts the cap for inflation every five years (s. 720.30851; Florida Statutes 720.30851). Because Canopy's association does not publish its current assessment, the estoppel certificate is where a buyer sees the home's actual figure, so order it early; the purchase contract says who pays for it.

What must Canopy's association post online?

Since January 1, 2025, Florida requires an association with 100 or more parcels, which includes Canopy's 108, to post its articles, bylaws, declaration and amendments, rules, contracts, annual and proposed budgets, financial report, insurance policies and director certifications on a website or app, and to post notice of a members' meeting with its agenda on the homepage 14 days ahead. The association's public documents page posts the declaration and the board's policies (s. 720.303). An owner who needs a document the public page does not show can ask the manager for it.

What notice do board meetings need?

Board meetings are open to members, with notice posted in the community 48 hours ahead or mailed 7 days ahead, and the board cannot levy an assessment unless the notice says so. Owners may inspect the association's records, which it must keep for 7 years and produce within 10 business days of a written request (s. 720.303). For a Canopy buyer, the minutes and the budget are the records that show what the board has been deciding.

What training must directors take?

New directors must complete an education certificate within 90 days of election, and directors of associations under 2,500 parcels take at least 4 hours of continuing education a year (s. 720.3033). Canopy's 108 parcels put its board under the 2,500-parcel line, so the 4-hour yearly requirement is the one that applies.

How are fines limited?

Florida law caps a fine at $100 per violation and $1,000 in total unless the governing documents say otherwise, and no fine may be imposed if the violation is cured before the hearing. Before a fine, the owner gets 14 days' notice and a hearing within 90 days before a committee of at least three members who are not on the board; no fine may be imposed for garbage cans left out within 24 hours of pickup, or for holiday decorations unless they stay up more than a week after notice (s. 720.305). Canopy's board adopted that process in Policy Resolution 18-2.

Can the association change the rental rules?

Florida law makes a rental restriction adopted after July 1, 2021 binding only on owners who take title later or who consent, except limits on leases shorter than 6 months or more than 3 times a year; Canopy's six-month minimum comes from the 2013 recorded declaration (s. 720.306). This is a frame, not a legal opinion on any board rule; an owner weighing a lease plan should read the declaration and ask an attorney how a later change would apply.

What did recent sessions change?

Florida's 2024 HOA law, CS/CS/HB 1203, became law as Chapter 2024-221 and took effect July 1, 2024, per the Florida Senate's bill page; Chapter 720 as it reads in 2026 is what governs Canopy today (Florida Senate, HB 1203). A 2026 Senate bill on community association records, CS/SB 1498, died in committee on March 13, 2026 (Florida Senate, SB 1498). Florida's community development district disclosure, s. 190.048, applies to property inside a district; no district charge appears on any Canopy home's 2026 tax roll entry (s. 190.048).

What Are Property Taxes at Canopy?

Canopy homes are taxed at 10.3696 mills in millage area 103 for 2026, and the median 2026 total tax bill across the 108 homes is $4,784, with the highest at $8,781. The median just value is $592,956, and 82 of the 108 homes carry a homestead exemption. We read the 2026 county tax roll for all 108 homes.

Data updated: November 2026 (Collier County 2026 tax roll, all 108 homes; county file dated October 27, 2026).

This table shows the 2026 roll for all 108 homes:

Which authorities levy on Canopy?

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

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

What does a typical Canopy home pay?

The median 2026 total tax bill across the 108 Canopy homes is $4,784, and the highest is $8,781. If a home's taxable value equaled the 2026 median just value of $592,956, 10.3696 mills would levy $592,956 x 10.3696 ÷ 1,000 = about $6,148.72. The actual 2026 median total tax bill is $4,784, because taxable value is often below just value, for example after a homestead exemption. Just values on the 2026 roll run from $475,802 to $822,926.

What would a new buyer's bill look like?

On a taxable value of $550,000, 10.3696 mills comes to $550,000 x 10.3696 ÷ 1,000 = $5,703.28 a year, plus $270 in county non-ad valorem charges. This is an illustration, not a quote; the Collier County Tax Collector bills the actual amount. On a taxable value of $647,500, the 24-month median price, 10.3696 mills comes to $647,500 x 10.3696 ÷ 1,000 = $6,714.32, plus $270 in county non-ad valorem charges, $6,984.32 in all. This is an illustration, not a quote. A purchase can change the taxable value, so a buyer should not assume the seller's bill carries over.

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

Each $100,000 of taxable value costs $100,000 x 10.3696 ÷ 1,000 = $1,036.96 a year at the 2026 rate. Divide a home's taxable value by $100,000 and multiply by that figure for a rough estimate, then add the $270 in county non-ad valorem charges. The millage is the 2026 rate; the taxing authorities set the rate each year, and no forecast of a later rate is made here.

Which fire district levies here?

Canopy sits in the Greater Naples Fire Rescue District, which levies 2.0000 mills on the 2026 roll. The levy is one of the ten lines in the levy table, and the fire district, not the association, sets it each year.

How much of Canopy is homesteaded?

82 of the 108 Canopy homes carry a homestead exemption on the 2026 roll; Florida's homestead exemption lowers a primary residence's taxable value, and the Collier County Property Appraiser's office handles applications. That is 76 percent of the homes, a tax fact about the roll. A buyer who plans to apply should ask the Collier County Property Appraiser's office about the amount, the deadline and the documents it needs.

Is there a district or special charge on the bill?

No community development district charge appears on any Canopy home's 2026 tax roll entry, and the recorded declaration, its notice to buyers and its budget name no district. The 2026 county roll shows $270 in county non-ad valorem charges, such as solid waste, on every Canopy home; the tax bill names each line.

Is Canopy Gated, and What Amenities Does It Have?

Canopy has an electronic, monitored gate, three lakes covering 14.15 acres, three preserve tracts of 12.75 acres on the county roll, a 0.75-acre park tract, sidewalks and street lights. It has no clubhouse, community pool, fitness center, courts, golf, marina or beach; private pools sit at 88 of the 108 homes.

Data updated: November 2026 (Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; board Policy Resolution 18-1; Collier County Property Appraiser public data files, download dated October 27, 2026; Neal Communities' 2017 release; park pages as linked).

We read the recorded declaration the association posts, with its articles, bylaws and notice to buyers, and the table sets out what those documents and the county's parcel and building records show for each feature.

Canopy has no clubhouse, no community pool, no fitness center, no tennis or pickleball courts, no dog park, no golf course, no club membership, no marina, no boat access and no beach of its own; no building stands on any of its 11 association tracts in the county's records.

How does the Canopy gate work?

Canopy has an electronic, monitored gate: the recorded declaration gives the association the right to build, operate and maintain electronic access gates, the declaration's budget exhibit carries lines for gate monitoring, gate repairs, gate electric and gate internet, and the board's Policy Resolution 18-1 provides for registered resident vehicles that operate the entry gate automatically (Declaration; Policy Resolution 18-1). The only street into Canopy is Nature Walk Drive, which leaves the south side of Tree Farm Road about half a mile east of Collier Boulevard and runs a short way south to Canopy Circle, the loop every home sits on.

Is the Canopy gate staffed?

The recorded documents describe electronic access gates, and the declaration's budget exhibit carries lines for gate monitoring, gate repairs, gate electric and gate internet; no recorded budget line names a person posted at the gate. So the accurate description is an electronic, monitored gate. How visitors and deliveries are admitted and how the gate is monitored day to day: Information not available at time of publishing (checked 2026-11-04). The association sets both; ask the manager, Guardian Property Management, for the current visitor procedure in writing before you write an offer, and ask how a seller arranges entry for showings and inspections.

How do residents' cars get through the gate?

The board's Policy Resolution 18-1, adopted January 18, 2018, provides for registered resident vehicles that operate the entry gate automatically, and it asks owners to register their vehicles with the association (Policy Resolution 18-1). The same resolution and the recorded declaration bar overnight street parking and parking on the grass, hold owners responsible for their guests' parking and allow towing at the owner's expense. A new owner registers each car with the association soon after closing so the gate recognizes it.

What amenities does Canopy have?

Canopy's shared features are the electronic, monitored gate, three lakes of 7.46, 3.84 and 2.85 acres (14.15 acres of water), three preserve tracts of 12.75 acres on the county roll, a 0.75-acre park tract on Nature Walk Drive, and sidewalks and street lights that are recorded budget lines. Listing descriptions add underground utilities. Neal Communities' 2017 release described 18 acres of wetland preserve; the difference from the county's 12.75 acres may be wetland counted inside other tracts, such as lake banks and buffers. The pools here are private: the county's building records show a pool at 88 of the 108 homes.

Is there a clubhouse?

No. Canopy has no clubhouse, and no building stands on any of its 11 association tracts in the county's records. The 11 tracts are three lakes, three preserve tracts, the road tract that carries Nature Walk Drive and Canopy Circle, the park tract on Nature Walk Drive and three small open-space tracts, and the association owns all 11.

Is there a community pool or fitness center?

No. Canopy has no community pool and no fitness center. Collier County's building records show a private pool at 88 of the 108 homes (81 percent), a spa at 18, a screen enclosure at 93 and brick paver decking at 89. A buyer who wants a pool checks the specific home's county building record and the listing before writing an offer.

Are there tennis or pickleball courts?

No. Canopy has no tennis or pickleball courts. The public courts in this part of Collier County are at county parks: Big Corkscrew Island Regional Park, east on Immokalee Road north of Oil Well Road, about 150 acres, lists pickleball, tennis and softball (Naples Press). No distance is given for Big Corkscrew. Collier County Parks sets each park's hours and court rules.

Is there golf or a club membership?

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

Is there a marina, boat access or a beach?

No. Canopy has no marina, no boat access and no beach of its own. Section 10.28 of the recorded declaration bars docks, ramps, boats, canoes and every other kind of watercraft on the property and its lakes (Declaration). The nearest Gulf beach drive on the Tree Farm Road row is Vanderbilt Beach public access, about 10.0 road miles and about 19 minutes with no traffic, a straight run west on Vanderbilt Beach Road, measured from Bristol Pines next door; Delnor-Wiggins Pass State Park is also about 10.0 road miles and Clam Pass Park about 11.1.

Are there sidewalks and street lights?

Yes. Sidewalks and street lights are recorded budget lines, and listing descriptions name both. The recorded budget lines include common landscape and irrigation upkeep, park and preserve maintenance, the lakes and fountain, the entry gate's monitoring, repairs, electric and internet, the entrance monument and mailboxes, street lights, sidewalks and roads, management, insurance and legal costs, and Neal Communities' 2017 release said lawn maintenance was included (Declaration; Patch); confirm the current list with the association before you write an offer. The road tract under Nature Walk Drive and Canopy Circle is 4.83 acres and belongs to the association.

What is the park on Nature Walk Drive used for?

A 0.75-acre park tract on Nature Walk Drive at the entry is the "serenity park" Neal's 2017 copy described; no building stands on it in the county's records. The recorded declaration's budget exhibit carried a line for park maintenance, and the association owns the tract. What the park holds today is the association's to describe, so ask the manager before relying on any feature there.

Which public parks fill the gaps?

North Collier Regional Park, 15000 Livingston Road, about 213 acres per its designer, has the Sun-N-Fun Lagoon water park, tournament soccer and softball fields and about 2.5 miles of walking trail, about 7.1 road miles from Bristol Pines next door, about 16 minutes. Big Corkscrew Island Regional Park, east on Immokalee Road north of Oil Well Road, about 150 acres, lists pickleball, tennis and softball, opened its aquatic facility in October 2023, and its second phase adds a gym, a kayak lake, baseball fields and a dog park; no distance (GAI Consultants; Paradise Coast; Naples Press).

What do the dues pay for instead of a clubhouse?

Canopy's dues pay for the gate, lakes, preserve, park, street lights and lawn care rather than a clubhouse, per the recorded budget lines and Neal Communities' 2017 release (Declaration; Patch). The recorded declaration lets the association provide lawn mowing, fertilizing, yard pest control, tree trimming and landscape maintenance to the lots as part of the regular assessment. The current regular assessment is not published by the association or its manager, so the seller's latest statement and the estoppel certificate carry the figure for a given home.

Is Canopy in a Flood Zone?

Canopy is in Zone AH. On Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012), every Canopy home address falls in Zone AH, a special flood hazard area for shallow flooding. Address points are placed along the street, so confirm your own lot with an official determination on FEMA's Flood Map Service Center.

Data updated: November 2026 (county copy of the May 16, 2012 FEMA flood map panel, read November 4, 2026; FEMA and Collier County pages as linked; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013; Florida Statutes s. 689.302).

We checked every Canopy address against the county's copy of the current FEMA flood maps (panel effective May 16, 2012) and its evacuation zones.

Which flood zone applies to Canopy?

On Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012), every Canopy home address falls in Zone AH, a special flood hazard area for shallow flooding. Address points are placed along the street, so confirm your own lot with an official determination on FEMA's Flood Map Service Center.

What does Zone AH mean?

FEMA defines Zone AH as areas with a 1 percent annual chance of shallow flooding, usually ponding, with average depths of 1 to 3 feet, and a 26 percent chance of flooding over a 30-year mortgage; special flood hazard areas are where federal lender flood requirements apply (FEMA flood zones; FEMA Zone AH). Zone AH is part of the Special Flood Hazard Area, which is why the zone matters to a lender's flood determination for a Canopy address.

What base flood elevation applies?

14.5 ft base flood elevation lines run through Canopy on the county copy of the map; confirm the datum and the home's floor on its elevation certificate.

Which map panel applies, and is it the 2024 map?

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

Is every Canopy home in Zone AH?

On the county copy of the effective map, every Canopy home address falls in Zone AH. Address points are placed along the street, not on each building, so a point can sit a little off the house it stands for. Confirm your own lot with an official determination on FEMA's Flood Map Service Center, and treat the lender's flood determination for the exact address as the document that decides the lender's rule.

Do Canopy homes have elevation certificates?

Ask the seller whether the home has an elevation certificate; Collier County keeps an index of certificates filed with permits, and a surveyor can prepare one where none exists. The certificate records the home's floor against the base flood elevation, and an elevation certificate can help price a flood policy under FEMA's current pricing.

What floor height did the declaration require?

The recorded declaration required each home's finished floor to sit at least 18 inches above the adjacent road crown, or one foot above the 100-year flood elevation where a lot is in the floodplain; the home's elevation certificate shows what was actually built (Declaration).

How does the flood map look next door?

Next door on Tree Farm Road, 96 of the 133 homes in Bristol Pines' second phase, the part nearest Canopy, are also mapped in Zone AH. That is the Tree Farm Road row read on the same county copy of the 2012 panel. Each community is mapped address by address, so a Canopy buyer checks the Canopy address itself on FEMA's Flood Map Service Center rather than relying on a neighbor's result.

How far inland is Canopy?

Canopy sits outside Collier County's Coastal High Hazard Area on the Tree Farm Road row, about 8 to 9 miles inland of the Gulf. Inland location does not change the flood zone on the map, which is Zone AH at every Canopy address, and shallow ponding is the flood type that zone describes.

What are the preliminary new flood maps?

Collier County released preliminary new flood maps on March 20, 2025, held an open house on June 17, 2025, opened a 90-day appeal period on August 19, 2026, and targets summer 2027 for the new maps to take effect (Collier County). How the preliminary maps treat each Canopy address: Information not available at time of publishing (checked 2026-11-04). FEMA's Flood Map Service Center and the county's notice are where a buyer looks up an address, and until new maps take effect the May 16, 2012 panel governs.

Does a lender require flood insurance at Canopy?

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

What Do Storm and Building Records Show for Canopy?

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

Data updated: November 2026 (county evacuation zones, Coastal High Hazard Area, private stormwater outfalls and 2023 Florida Building Code wind map, read November 4, 2026; National Hurricane Center and National Weather Service reports as linked; recorded declaration).

What evacuation zone is Canopy in?

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

What did Hurricane Irma do in Collier County?

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

What did Hurricane Ian do in Collier County?

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

What did Hurricane Milton do?

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

What should a buyer ask after a storm?

Ask for the seller's flood disclosure under s. 689.302, including any flood insurance claim or federal flood assistance; the home's storm, claim and repair history; any roof, window or shutter work and its permits; the wind mitigation report; and the association's repair history for the gate, lakes, preserve and other common tracts. After turnover, a special assessment for improvements needs 60 percent of the votes of the regular members under section 5.05(c) of the recorded declaration; the association's public pages show no special assessment, and the estoppel certificate states any amount owed on a given home.

What wind speed are homes designed for on this row?

On the Tree Farm Road row, Collier County's building code map gives a design wind speed of 160 mph for Risk Category II buildings under the 2023 Florida Building Code, as read at Bristol Pines next door. That figure is the wind map's current design standard, not a rating of any one Canopy home; the home's wind mitigation report and permit history show what the house has today.

Which building code applied?

Canopy's homes were permitted from about 2013 to 2017 under the Florida Building Code then in force; ask the seller for the permits. Later work, such as a roof replacement, new windows or added shutters, follows the code in force when that work was permitted.

What are the walls, roofs and windows made of?

Listing descriptions describe Canopy homes as concrete block with stucco and tile roofs. Window and shutter protection varies by home: some resale listings describe impact windows or electric lanai shutters added since, so ask the seller for the wind mitigation report and the permits. The wall system, roof covering and window or shutter protection of each plan as built, and the upgrades made since: Information not available at time of publishing (checked 2026-11-04). The seller, the home's permits and its wind mitigation report answer it for a specific home.

Where does stormwater go?

Canopy's three lakes are its surface water system: the recorded declaration bars work in drainage easements and buffers without South Florida Water Management District approval and makes its surface water provisions unchangeable without the district's consent, and Collier County's stormwater records list private outfalls for the Buttonwood Preserve development (Declaration). The recorded notice to buyers also bars removal of the planted shelves along the lake banks. The South Florida Water Management District permit number and control elevations for the Canopy lakes: Information not available at time of publishing (checked 2026-11-04).

How Does Insurance Work for a Canopy Home?

Canopy homes are detached single-family houses on their own lots, and every Canopy address falls in Zone AH on the county copy of the May 16, 2012 FEMA map. Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost, so a quote on the specific home decides it.

Data updated: November 2026 (FEMA, FloodSmart, Citizens Property Insurance, My Safe Florida Home and Florida Statutes pages as linked; Citizens Detail by County, September 30, 2026; recorded declaration and board Policy Resolution 18-3).

What kind of policy does a Canopy home need?

A Canopy home is a detached single-family house on its own lot; talk to an insurance agent about the policy form, and ask the association what its own coverage on the common tracts includes. Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost. The association's recorded budget lines carry insurance as a common expense, which is separate from the owner's own policy on the house.

How is flood insurance priced now?

FEMA's current NFIP pricing does not use flood zones to set the price; it weighs flood frequency, flood types, distance to water, elevation and rebuild cost, and most rates cannot rise more than 18 percent a year (FEMA Risk Rating 2.0; FloodSmart). Flood zones still drive the lender purchase rule, and an elevation certificate can help price a policy. For a Canopy home in Zone AH, that makes the elevation certificate and a flood quote for the address two of the first documents to collect.

What is Citizens' flood rule?

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

How many Citizens policies are in Collier County?

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

Does roof age affect insurance?

Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old, and for a roof 15 or more years old it must accept an inspection showing at least 5 years of useful life left (s. 627.7011). A roof installed with a Canopy home in 2014 is 2026 minus 2014 = 12 years old in 2026, and one from 2018 is 8; both are under the 15-year line, unless the roof has been replaced or the insurer's inspection finds otherwise. Ask the seller for the roof's permit date.

How do the shutter rules affect storm protection?

Under section 10.34 of the recorded declaration, storm shutters go up only after a government storm warning and come down within 7 days. The board's Policy Resolution 18-3 (March 9, 2018) bars new permanent shutter systems on front and side elevations other than those the developer installed, keeps roll-down housings out of sight of neighboring lots and bars awnings (Policy Resolution 18-3). Florida's s. 720.3035(6) now requires the board to adopt hurricane protection specifications and to approve an application that meets them (s. 720.3035); ask the association for its current specifications before you buy or install anything.

What is My Safe Florida Home, and how does its age test apply here?

My Safe Florida Home offers wind-mitigation inspections and matching grants for homesteaded, site-built homes; the statute requires a building permit application for the home's initial construction before January 1, 2008 and an insured value of $700,000 or less, and Canopy's homes were built from 2014 to 2018 (My Safe Florida Home; s. 215.5586). The program site says it is taking contact information while the Legislature considers new funding. Confirm eligibility with the program.

What does the Community Rating System discount mean here?

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

How do I get a real number?

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

Which Schools Are Near Canopy?

Canopy homes sit a short drive from public elementary, middle and high schools on Collier Boulevard and Immokalee Road, by road distance measured from Bristol Pines next door. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools and the district's school zone locator.

Data updated: November 2026 (Florida Department of Education school directory addresses; road estimates measured November 4, 2026 from Bristol Pines next door; school and news pages as linked).

The schools are listed by road distance, measured from Bristol Pines, about half a mile west on Tree Farm Road; Canopy is a little farther east. Addresses come from the FLDOE directory, and the order shows drive length only, not attendance.

How do I confirm a school for a Canopy address?

Nearest is not the same as assigned; confirm zoning with Collier County Public Schools and the district's school zone locator. The district's attendance-zone record for the exact Canopy Circle address is the document that settles the assignment. A buyer deciding on a school asks the district before writing an offer, not after closing, because zones can change from year to year.

Which schools do Canopy listings name?

Listing descriptions for Canopy homes name Big Cypress Elementary, Oakridge Middle and Gulf Coast High, and one names Barron Collier High instead; Bear Creek Elementary opened nearby in August 2025, and only the district's attendance-zone record settles which school serves a given address. Listing descriptions are marketing wording, not district statements. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Oakridge Middle

Oakridge Middle is at 14975 Collier Blvd, Naples 34119, about 1.1 road miles and about 3 minutes with no traffic, measured from Bristol Pines next door; it is the shortest drive of these public schools on the Tree Farm Road row. Listing descriptions for Canopy homes name it. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools for the address under contract.

Gulf Coast High

Gulf Coast High is at 7878 Shark Way, Naples 34119, about 3.1 road miles and about 6 minutes with no traffic, measured from Bristol Pines next door. Listing descriptions for Canopy homes name it, and one names Barron Collier High instead, which is why the district's record matters. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Big Cypress Elementary

Big Cypress Elementary, in Naples 34120, is about 3.6 road miles and about 7 minutes with no traffic, measured from Bristol Pines next door, at the FLDOE directory address. Listing descriptions for Canopy homes name it. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools, because the district's attendance-zone record for the address is the deciding document.

Bear Creek Elementary

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

Laurel Oak Elementary and Barron Collier High

Laurel Oak Elementary is at 7800 Immokalee Rd, Naples 34119, about 3.3 road miles and about 6 minutes with no traffic. Barron Collier High is at 5600 Cougar Dr, Naples 34109, about 8.7 road miles and about 17 minutes; it is the high school one Canopy listing names in place of Gulf Coast High. Both distances are measured from Bristol Pines next door. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools for each.

Which charter and private schools are nearby?

Public charter schools nearby enroll by application: Naples Classical Academy, 10270 Immokalee Rd, about 4.1 road miles; Mason Classical Academy, whose Northbrooke campus at 2647 Professional Cir runs grades 7 to 12, about 4.8 road miles, and whose Vanderbilt campus at 7170 Vanderbilt Beach Rd offers kindergarten to grade 6 (FLDOE directory; Mason Classical Academy). Private schools include Community School of Naples, 13275 Livingston Rd, about 7.5 road miles; St. John Neumann Catholic High School, 3000 53rd St SW, about 7.6 road miles; and Seacrest Country Day School, 7100 Davis Blvd, early learning through grade 12, about 10.8 road miles (Community School of Naples; St. John Neumann; Seacrest). Admission and tuition are set by each school. Nearest is not the same as assigned; confirm any public school with Collier County Public Schools.

Where Is Healthcare Near Canopy?

Canopy's closest emergency department by road is NCH's Northeast freestanding emergency department at 15420 Collier Blvd, about 1.9 road miles from Bristol Pines next door; Physicians Regional Pine Ridge is about 6.5, NCH North Naples Hospital and Physicians Regional North about 7.9 each, and NCH Baker Hospital downtown about 14.8 road miles.

Data updated: November 2026 (road estimates measured November 4, 2026 from Bristol Pines next door; NCH, Physicians Regional, Medical Construction and Design and WINK News pages as linked).

Where is the nearest emergency room?

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

Which hospitals serve the area?

Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, is about 6.5 road miles away. NCH North Naples Hospital, 11190 Health Park Blvd, is about 7.9 road miles. Physicians Regional Medical Center North, 1285 Creekside Blvd, is also about 7.9 road miles. Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, is about 11.0 road miles straight south on Collier Boulevard, and NCH Baker Hospital downtown, 350 7th St N, is about 14.8 road miles (Physicians Regional; Physicians Regional locations; NCH). All distances are measured from Bristol Pines next door.

What does NCH North Naples Hospital offer?

NCH North Naples Hospital, 11190 Health Park Blvd, is about 7.9 road miles and about 15 minutes with no traffic from Bristol Pines next door, 18 to 24 minutes in season. NCH's directory lists an emergency department, a pediatric emergency department and an obstetric emergency department there, and NCH opened new cardiac catheterization and electrophysiology labs in March 2023 (NCH North Naples Hospital).

What is Physicians Regional Medical Center North?

Physicians Regional Medical Center North, 1285 Creekside Blvd, is an orthopedic and spine surgical hospital of 55,000 sq ft with four operating suites and 20 licensed medical and surgical beds, about 7.9 road miles and about 14 minutes from Bristol Pines next door (Physicians Regional North). Physicians Regional describes it as a surgical hospital; for an emergency, use an emergency department and call 911.

Where is walk-in care?

NCH Medical Group Immediate Care, Vanderbilt, at 801 Vanderbilt Beach Rd, is about 8.9 road miles from Bristol Pines next door, about 17 minutes with no traffic and 21 to 27 minutes in season. It is walk-in care, a different service from an emergency department. For an emergency, call 911 and use an emergency department; for a minor illness or injury, check the clinic's hours before you go.

How far is NCH Baker Hospital downtown?

NCH Baker Hospital, 350 7th St N, downtown Naples, is about 14.8 road miles and about 27 minutes with no traffic from Bristol Pines next door, 33 to 43 minutes in season, and NCH's directory lists an emergency department there (NCH).

How Far Is Canopy From Beaches, Shopping and the Airport?

Canopy is a short drive from daily errands and a longer one from the coast: on the Tree Farm Road row, a Publix is about 1.7 road miles, I-75 at Exit 111 about 5.3, Mercato about 8.5, Vanderbilt Beach about 10.0 and RSW about 24.3, measured from Bristol Pines next door.

Data updated: November 2026 (road estimates measured November 4, 2026 from Bristol Pines next door; business, airport and FDOT pages as linked).

Distances are road miles and no-traffic minutes measured November 4, 2026 from 7326 Bristol Circle in Bristol Pines, about half a mile west of Canopy on Tree Farm Road; Canopy is a little farther east, so trips from Canopy run slightly longer. The season column adds 25 to 60 percent for signals and January to April traffic on Collier Boulevard, Immokalee Road, Vanderbilt Beach Road and I-75, an estimate, not measured traffic.

Where is the nearest grocery store?

Publix at The Shoppes at Pebblebrooke, 15265 Collier Blvd, is about 1.7 road miles and about 4 minutes with no traffic, measured from Bristol Pines next door. Store hours vary, so check the store before you go.

How far is Vanderbilt Beach?

Vanderbilt Beach public access, at the west end of Vanderbilt Beach Road, is about 10.0 road miles, about 19 minutes with no traffic and 24 to 31 minutes in season, a straight run west on Vanderbilt Beach Road, measured from Bristol Pines next door. The Vanderbilt Beach Road Extension opened east of Collier Boulevard on June 12, 2026, but the beach drive runs west of Collier Boulevard. Check parking and access rules at the beach before you go.

How far are Delnor-Wiggins Pass State Park and Clam Pass Park?

Delnor-Wiggins Pass State Park is about 10.0 road miles, about 19 minutes with no traffic and 24 to 30 minutes in season, via Immokalee Road and 111th Avenue North; Florida State Parks runs it. Clam Pass Park is about 11.1 road miles, about 20 minutes and 25 to 32 minutes in season. Both distances are measured from Bristol Pines next door. Check each park for its own entry terms and hours before you go.

How far is Mercato?

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

How far is Waterside Shops?

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

How far is Coconut Point?

Coconut Point is in Estero, about 17.7 road miles via I-75, about 28 minutes with no traffic and 35 to 45 minutes in season, measured from Bristol Pines next door.

How far is Fifth Avenue South?

Fifth Avenue South, downtown Naples, is about 15.1 road miles, about 26 minutes with no traffic and 33 to 42 minutes in season, measured from Bristol Pines next door. Check Fifth Avenue South's own listings for parking and store hours.

How close is I-75?

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

How far are the airports?

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

How do season drive times change?

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

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

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

What Is Planned Around Canopy: Roads and New Development?

Canopy's 108 homes sit on a corridor that is changing: the Vanderbilt Beach Road Extension opened June 12, 2026, the I-75 interchange at Collier Boulevard is being rebuilt, and new retail and housing are going up at Collier Boulevard and Immokalee Road. Each item carries its date, with no value claim and no forecast.

Data updated: November 2026 (Naples Press, Gulfshore Business, FDOT, WGCU, Naples News Now, REBusiness, Florida Construction News, Barron Collier Companies and Business Observer reports as linked).

What opened on Vanderbilt Beach Road?

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

What changed east of Canopy at Tree Farm Road and Massey Street?

Tree Farm Road continues east past Canopy's entrance to a roundabout where Massey Street meets Woodcrest Drive, Tree Farm Road and Calusa Pines Drive; Massey Street, which runs south to Vanderbilt Beach Road, was closed to through traffic from February 2024 and rebuilt with a west-side shared-use path as part of the extension work, and the original access road was renamed Old Vanderbilt Beach Road (Gulfshore Business, 2023; Gulfshore Business, May 2026). Tree Farm Road is a collector road from Collier Boulevard to Canopy's entrance and continues east as a local street, per Collier County's road records.

When does Vanderbilt Beach Road Phase 2 start?

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

What is happening on I-75?

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

Is Collier Boulevard being widened?

The Collier Boulevard widening Collier County lists, from four to six lanes, runs from City Gate Boulevard North to Green Boulevard, south of I-75 (Gulfshore Business, roads). On the stretch Tree Farm Road feeds onto, Collier County's signal coordination covers the five intersections on Collier Boulevard from Immokalee Road to Vanderbilt Beach Road, and 17 signals on Immokalee Road (Naples News Now).

What is being built on the Tree Farm land?

Tree Farm MPUD, about 59 acres at the northwest corner of Collier Boulevard and Immokalee Road, is a separate development whose cap commissioners raised from 460 to 580 units in 2023; inside it, Habitat for Humanity began clearing 9.7 acres for Las Palmas at Tree Farm condominiums in June 2025, and a 180-unit apartment site of three four-story buildings at Collier Boulevard and Broken Back Road had its site plan approved in summer 2024 (Naples News Now, June 2023; Gulfshore Business, July 2025). Canopy's entrance road shares the Tree Farm name only. Canopy is not part of Tree Farm Plaza or the Tree Farm development at Collier Boulevard and Immokalee Road.

What retail is at Collier Boulevard and Immokalee Road?

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

What other homes are planned or built nearby?

Commissioners approved 305 rental homes on 37.2 acres on the south side of Immokalee Road just east of Woodcrest Drive on September 24, 2024 (Naples Press, October 2024). A 2023 report described a proposed gated community of 50 single-family homes by Seagate Development Group near the Vanderbilt Beach Road and Massey Street corner; its current status was not reported (Gulfshore Business, 2023). Warm Springs across Tree Farm Road and Soluna to the east are newer neighbors on the county roll, so Tree Farm Road east of Canopy's entrance now serves more homes than when Canopy was built.

Is anything being built inside Canopy?

With a home on every one of the 108 lots, any building inside Canopy is renovation or replacement of existing homes and common facilities. Every exterior change needs the Architectural Review Committee's written approval first. Farther out, Collier County's $438 million Northeast water and wastewater plants, east of the county fairgrounds, are planned for a 2028 construction award and service by 2031, driven by growth farther east along Immokalee Road and Oil Well Road (Naples Press).

Canopy vs Bent Creek Preserve: Which Fits You?

Canopy and Bent Creek Preserve are both single-family communities in Naples 34120, measured on one county yardstick. Over 24 months, Bent Creek Preserve shows 40 qualified sales at a $690,000 median against Canopy's 12 at $647,500, and Canopy is about a quarter the size by home count, 108 homes against 423.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

We compared Canopy with Bent Creek Preserve, Heritage Bay, Valencia Lakes and Bristol Pines on one county yardstick, and the table gives Canopy and Bent Creek Preserve side by side.

Same county yardstick for both rows: qualified recorded sales over $100,000, county records through mid-October 2026, sizes as county adjusted area.

What is Bent Creek Preserve?

Bent Creek Preserve is a single-family community of 423 homes on the county roll, roll years 2014 to 2025; see the Bent Creek Preserve guide for its amenities. Its county adjusted areas run from 1,724 to 4,713 sq ft, median 2,383. Bent Creek Preserve is a separate community with its own association, rules and market, and the comparison here uses the county sales and roll figures only.

How do the two compare in size?

Canopy is about a quarter the size of Bent Creek Preserve by home count, 108 homes against 423, so it records fewer sales in any window. Every one of Canopy's 108 lots carries a home, on one loop street, Canopy Circle. A smaller community means thinner sales windows: Canopy needs the 24-month window to reach 10 or more qualified sales, while Bent Creek Preserve passes 10 inside 12 months.

How do home sizes compare?

Canopy homes run from 1,978 to 3,678 sq ft of county adjusted area, median 2,532, while Bent Creek Preserve homes run from 1,724 to 4,713 sq ft, median 2,383. The county adjusted area counts the garage and covered areas at a fraction, and it is the same measure for both rows. Canopy's median is the larger of the two, while Bent Creek Preserve's range reaches both smaller and larger homes.

How do prices compare?

Over 24 months, Bent Creek Preserve shows 40 qualified sales at a $690,000 median, $266 per county adjusted sq ft, against Canopy's 12 at $647,500, $276; over 60 months the per-square-foot figures meet at $276 for Bent Creek Preserve and $280 for Canopy. Over 36 months the medians are $740,000 for Bent Creek Preserve and $668,250 for Canopy, and over 60 months $730,000 against $717,000. Over 12 months Bent Creek Preserve's median is $690,000 on 22 sales, while Canopy's 7 sales ran from $510,000 to $1,100,000 with no median.

How does sales activity compare?

Bent Creek Preserve has more recorded sales in every window on this yardstick: 22 against Canopy's 7 over 12 months, 40 against 12 over 24 months, 71 against 16 over 36 months and 101 against 27 over 60 months.

How do the build years compare?

Canopy's homes were built from 2014 to 2018 by Neal Communities. Bent Creek Preserve's homes carry roll years 2014 to 2025 on the county file. Both communities started in the same year on the roll; Bent Creek Preserve's roll years run later.

What the county numbers cannot compare

Fees, rules, gate operation, amenities and flood zones by address are not in the county sales file. For Canopy, those answers come from the recorded declaration, the absence line and the flood line: an electronic, monitored gate; three lakes, preserve tracts and a 0.75-acre park tract; no clubhouse, community pool or fitness center; a current assessment the association does not publish; and every address in Zone AH on the county copy of the 2012 FEMA map. For Bent Creek Preserve, see its guide, ask its association for its documents and check the flood zone by address.

Which fits?

Decide by community size, home size, build years, price band, amenity model, fees and sales depth, not by person.

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

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

How Does Canopy Compare With Nearby Communities?

Canopy's 24-month median of $647,500 on 12 qualified sales sits between Valencia Lakes at $504,500 and Heritage Bay's single-family plats at $992,500, on one county yardstick. Bristol Pines next door is shown for context only, because it is a townhome community and not like-for-like with Canopy's single-family homes.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

Same county yardstick for every row. Bristol Pines is a townhome community next door on Tree Farm Road, shown for context; it is not like-for-like with Canopy's single-family homes.

How does Canopy compare with Heritage Bay's single-family homes?

Heritage Bay's single-family plats recorded 19 qualified sales in 24 months at a $992,500 median, $405 per county adjusted sq ft. On the county roll those plats hold 198 homes with roll years 2006 to 2025 and county adjusted areas of 2,223 to 3,555 sq ft, and over 60 months they recorded 35 sales at a $995,000 median, $382. Canopy's 24-month figures are 12 sales at $647,500, $276 per county adjusted sq ft, on homes of 1,978 to 3,678 sq ft.

How does Canopy compare with Valencia Lakes?

Valencia Lakes, 456 homes on the roll, recorded 26 qualified sales in 24 months at a $504,500 median, $198 per county adjusted sq ft. Its roll years run from 1999 to 2025 and its county adjusted areas from 1,821 to 4,294 sq ft, and over 60 months it recorded 113 sales at a $590,000 median, $218. Canopy's 60-month figures are 27 sales at a $717,000 median, $280 per county adjusted sq ft.

Where does Bristol Pines fit?

Bristol Pines is a townhome community next door on Tree Farm Road, shown for context; it is not like-for-like with Canopy's single-family homes. On the county roll it holds 289 homes with roll years 2006 to 2024 and county adjusted areas of 1,274 to 2,159 sq ft. Over 24 months it recorded 18 qualified sales at a $392,500 median, $204 per county adjusted sq ft, and over 60 months 71 at $418,000, $222. Its row facts, such as the drive times on Tree Farm Road, are the ones measured from Bristol Pines next door.

What about Black Bear Ridge?

Black Bear Ridge, 100 homes in ZIP 34119, recorded 8 qualified sales in 24 months, from $700,000 to $1,450,000, too few for a median.

Which other nearby communities have their own guides?

Other nearby communities with their own guides include Orange Blossom Ranch; each is a separate community with its own rules and market. Canopy's own neighbors on the county road and roll data are Bristol Pines to the west, Warm Springs across Tree Farm Road to the north, Soluna to the east and Vanderbilt Country Club to the south, each with its own association.

Why Buy at Canopy: Honest Pros and Cons

Canopy offers 108 single-family homes under one association with no CDD, an electronic, monitored gate, three lakes and preserve tracts, and a 24-month median of $647,500 on 12 qualified sales, with trade-offs that include every address in Zone AH, an unpublished assessment and no clubhouse. Both lists are facts from the county and association records.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; county copy of the May 16, 2012 FEMA flood map panel and county evacuation zones, read November 4, 2026; recorded declaration and board policy resolutions; road estimates measured November 4, 2026 from Bristol Pines next door; project pages as linked).

Pros

• 108 single-family homes under one association, with no master association and no CDD on the 2026 county tax roll.
• An electronic, monitored gate; Nature Walk Drive is the only street into Canopy.
• Three lakes of 14.15 acres and preserve tracts of 12.75 acres, with about 61 percent of the site in association tracts.
• 88 of the 108 homes have a private pool on the county building file.
• Lots of 0.16 to 0.48 acre on the county file.
• Lawn maintenance in the recorded budget lines, and Neal Communities' 2017 release said lawn maintenance was included.
• Evacuation Zone E, outside the Coastal High Hazard Area.
• NCH's Northeast emergency department about 1.9 road miles and Publix about 1.7, measured from Bristol Pines next door.
• Oakridge Middle about 1.1 road miles, measured from Bristol Pines next door; nearest is not the same as assigned, so confirm zoning with Collier County Public Schools.
• The Vanderbilt Beach Road Extension opened June 12, 2026, and Massey Street links Tree Farm Road to it.
• The 24-month median of $647,500 is lower than the 60-month median of $717,000.

Cons

• Every address is mapped in Zone AH, so a lender's flood determination matters.
• The current assessment is not published, so the estoppel certificate and the seller's statement carry the number.
• No clubhouse, community pool, fitness center, courts, golf, marina or beach.
• Leases run at least six consecutive months and need the association's approval.
• Boats, RVs and trailers only inside an enclosed garage or with the architectural committee's approval.
• Policy Resolution 18-3 limits permanent shutters on front and side elevations.
• A small community, with 7 qualified sales in 12 months, so medians need the 24-month window.
• Growth at Collier Boulevard and Immokalee Road, including Tree Farm MPUD's 580-unit cap and Founders Square's 400 apartments.
• Days on market from the MLS are not in hand.

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

Canopy sellers get the strongest result when a home is priced from Collier County's recorded sales, because the county shows 12 qualified sales in the 24 months through mid-October 2026, median $647,500. McGreevy and Comisar price each Canopy home from the county record, not a portal estimate.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panel, read November 4, 2026; Declaration of Covenants, Conditions and Restrictions for Canopy, recorded August 28, 2013, as posted by the association; our analysis).

If you're searching for the best Canopy listing agent, or thinking, "I need to sell my house in Canopy...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the 108 homes, 163 sales since the first closings in 2014, we read the 2026 county tax roll for all 108 homes, and we checked every Canopy address against the county's copy of the current FEMA flood maps (panel effective May 16, 2012) and its evacuation zones. We also read the recorded declaration the association posts, with its articles, bylaws and notice to buyers, and we compared Canopy with Bent Creek Preserve, Heritage Bay, Valencia Lakes and Bristol Pines on one county yardstick. Jesse McGreevy and Marc Comisar price each home by size group and county adjusted area, and put the flood record and the association paperwork in front of a buyer before the buyer has to ask.

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

Collier County's file shows these qualified recorded sales of the 108 homes, with the window named beside each figure.

Only sales over $100,000 that the county marks as qualified are in these counts.

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

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

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

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

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

How do you price a Canopy home?

We start with the windows the record can support. The 24-month window leads because it is the shortest one with 10 or more qualified sales: 12 sales from $510,000 to $1,100,000 at a $647,500 median. We weigh it against the 60-month window, 27 sales at a $717,000 median, narrow to a similar county adjusted area and the same number of stories, and test the result against Bent Creek Preserve on the same county yardstick, 40 sales in 24 months at a $690,000 median. We make no forecast.

Does a one-story or two-story plan change the price?

It can. About 97 Canopy homes are one story and about 11 are two stories. Over 60 months, homes of 2,300 to 2,799 sq ft of county adjusted area, 77 of the 108, recorded 21 qualified sales at a $695,000 median, while the six largest homes, 3,400 sq ft and up, recorded 4 sales from $910,000 to $1,100,000. The four homes of 2,800 to 3,399 sq ft recorded no sale in that time. We compute no new statistic from these counts.

Do the lot, the view and the pool change the price?

We look at each one for the specific home. Canopy lots run from 0.16 to 0.48 acre on the county file, most of them 0.16 to 0.19 acre. Neal Communities' 2017 homeowner story said most Canopy homes have lake or preserve views. Collier County's building records show a private pool at 88 of the 108 homes (81 percent), so most comparable sales include one. We make no value claim from a lot, a view or a pool.

What will a buyer ask me for?

A buyer will ask for the disclosure summary that s. 720.401 requires a seller to give before the contract is signed, the seller flood disclosure under s. 689.302, and the estoppel certificate under s. 720.30851. Expect requests for the latest assessment statement, the elevation certificate if the home has one, the wind mitigation report, the roof's age and the permits behind any replacement, and the recorded declaration with the board's policy resolutions. We gather these at listing.

How does the flood map affect my listing?

Every Canopy home address falls in Zone AH, a special flood hazard area for shallow flooding, on Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012). Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address, so a buyer will want a flood quote early, and you give the s. 689.302 flood disclosure from your own records.

Selling a Canopy home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Canopy? Call Marc at (239) 287-5873, or read about how we represent buyers.

Your Local Real Estate Experts

Canopy owners call McGreevy and Comisar when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Canopy home from Collier County's recorded sales.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a home at Canopy? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Canopy? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Canopy realtors, and the reviews on the team's Google Business Profile describe what a Canopy seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review

★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review

★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Canopy buyers ask what the 108 homes are, who built them, what has sold, what the association charges and allows, and what the flood map says. Each answer draws on a county record, a statute, the association's posted documents or a public report, and where a fact is not published we say what to ask for.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panel; the recorded declaration as posted by the association; listing descriptions, 2024 to 2026; road estimates measured November 4, 2026 from Bristol Pines next door; our analysis).

What is Canopy in Naples, FL?

Canopy is a gated community of 108 single-family homes on one loop street, Canopy Circle, in Naples, Florida, built by Neal Communities from 2014 to 2018 around three lakes and a wetland preserve. One association, Canopy Neighborhood Association, Inc., governs them under a declaration recorded August 28, 2013.

Is "Canopy Naples" the official name, and what is Buttonwood Preserve?

"Canopy Naples" is the marketed name. The recorded plat is named CANOPY, the recorded declaration calls the community Canopy, and the association's legal name is Canopy Neighborhood Association, Inc. Collier County's zoning file calls the site Buttonwood Preserve: the Buttonwood Preserve residential planned unit development, approved by Ordinance 07-42 on April 24, 2007 and amended by Ordinance 13-18 on January 22, 2013. It is not the Buttonwood Preserve on Pine Island in Lee County.

Where is Canopy located?

Canopy sits east of Collier Boulevard off Tree Farm Road, entered by Nature Walk Drive, between Immokalee Road and Vanderbilt Beach Road, in unincorporated Collier County; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34120. Interstate 75 is about 5.3 road miles away at Exit 111, Immokalee Road, measured from Bristol Pines next door.

What road is the Canopy entrance on?

The only street into Canopy is Nature Walk Drive, which leaves the south side of Tree Farm Road about half a mile east of Collier Boulevard and runs a short way south to Canopy Circle, the loop every home sits on; the entrance of Warm Springs meets Tree Farm Road at the same point from the north.

Is Canopy in the City of Naples?

No. Canopy is in unincorporated Collier County. The 2026 county tax roll puts all 108 homes in millage area 103, which carries the Unincorp Gen Mstd levy at 0.6844 mills and no municipal levy. The recorded bylaws describe Canopy as "a subdivision located in the unincorporated area of Collier County, Florida" (Declaration). The mailing city is still Naples.

What ZIP code is Canopy in?

Canopy is in ZIP code 34120, and every home carries a Naples mailing address on Canopy Circle. Its taxing authorities come from unincorporated Collier County, not the City of Naples.

What is next to Canopy?

Canopy's neighbors are Bristol Pines, the townhome community just west on Tree Farm Road; Warm Springs across Tree Farm Road to the north; Soluna to the east; and Vanderbilt Country Club to the south. Each is a separate community with its own association, rules and market.

Is Canopy part of Tree Farm Plaza or the Tree Farm development?

No. Canopy is not part of Tree Farm Plaza or the Tree Farm development at Collier Boulevard and Immokalee Road; its entrance road shares the Tree Farm name only (Naples News Now).

How many homes are in Canopy?

Canopy has 108 single-family homes, every one addressed on Canopy Circle, per Collier County's 2026 roll. Beside the 108 homes, the county roll lists 11 association tracts: three lakes, three preserve tracts, the road tract that carries Nature Walk Drive and Canopy Circle, a park tract on Nature Walk Drive and three small open-space tracts. The association owns all 11.

How many acres is Canopy?

Canopy covers 53.75 acres, per the developer and the recorded declaration. That acreage is the whole community, homes and streets included; the water and preserve tracts together are about 27 acres of it (14.15 + 12.75 = 26.90).

Who built Canopy?

Neal Communities built Canopy: its August 2017 release described "a gated, 53.75-acre community of 108 single-family homes" in French Colonial and Mediterranean styles, nearly complete with two homes left (Neal Communities release, Patch, August 29, 2017). The recorded declaration names Neal Communities of Southwest Florida, LLC as declarant.

When was Canopy built?

Canopy's 108 homes were built from 2014 to 2018. A number of homes show later years on the county roll, 2018 to 2025, because the county updated an effective year after a pool, addition or remodel, not because the home was built then: each of those homes first sold between 2015 and 2017. The first home closings on the county file came in August 2014, and the county file shows the last first sale of a new home in March 2018.

What did Canopy homes cost when new?

From 2014 to 2017 the county file records 105 qualified sales at calendar-year medians of $405,000 to $425,000, mostly original closings from Neal. In August 2017 Neal Communities' release (Patch) put Canopy prices from the upper $400,000s, and its own blog the next day (Neal Communities, August 30, 2017) said homes started at $449,189 and that only two opportunities remained.

How many floor plans were offered, and what are their names?

Marketing copy from the sales years described eight floor plans of about 1,772 to 2,708 sq ft of living area with two- or three-car garages; listing descriptions of two-story homes run to about 2,930 sq ft. Only two plan names are tied to Canopy in the records we could read: the Starlight and the Silver Mist. The other six names are not published in any record we could read.

How big is the Starlight plan?

The Starlight, named at Canopy on Neal Communities' own 2017 page (Neal Communities, August 30, 2017), is a one-story plan of 3 bedrooms and 2.5 baths plus a den, about 2,233 sq ft, with a two-car garage, per listing descriptions. Confirm each home's layout and size with the seller.

What are the largest and smallest homes in Canopy?

Collier County's building records give Canopy homes a county adjusted area (it counts the garage and covered areas at a fraction) of 1,978 to 3,678 sq ft, median 2,532. The smallest one-story group, 21 homes, runs 1,978 to 2,254 sq ft. The six largest homes, 3,575 to 3,678 sq ft of county adjusted area, are two-story and include the former model.

Are there two-story homes in Canopy?

Yes. About 97 Canopy homes are one story and about 11 are two stories, judging by how their county adjusted area compares with their ground floor. The Silver Mist is a two-story plan of 4 bedrooms and 3.5 baths, about 2,913 sq ft, with a three-car garage, per listing descriptions. Confirm each home's layout and size with the seller.

Do Canopy homes have two-car or three-car garages?

Listing descriptions show two-car garages on the one-story homes read and three-car garages on the two-story homes read. Confirm the garage on a specific home with the seller.

Are there vacant lots left in Canopy?

No. Every one of the 108 lots carries a home; no vacant home lot remains. With a home on every one of the 108 lots, any building inside Canopy is renovation or replacement of existing homes and common facilities.

What are Canopy homes built of, and do they have impact windows?

Listing descriptions describe Canopy homes as concrete block with stucco and tile roofs, and Neal Communities described its Canopy homes as custom-designed in French Colonial and Mediterranean styles (Patch). Window and shutter protection varies by home: some resale listings describe impact windows or electric lanai shutters added since, so ask the seller for the wind mitigation report and the permits.

Is Canopy gated, and how does the gate work?

Canopy has an electronic, monitored gate: the recorded declaration gives the association the right to build, operate and maintain electronic access gates, the declaration's budget exhibit carries lines for gate monitoring, gate repairs, gate electric and gate internet, and the board's Policy Resolution 18-1 provides for registered resident vehicles that operate the entry gate automatically. Ask the manager how visitors and deliveries are admitted.

Does Canopy have a clubhouse, community pool or fitness center?

No. Canopy has no clubhouse, no community pool, no fitness center, no tennis or pickleball courts, no dog park, no golf course, no club membership, no marina, no boat access and no beach of its own; no building stands on any of its 11 association tracts in the county's records. Pools are at the homes: Collier County's building records show a private pool at 88 of the 108 homes.

How many lakes are in Canopy, and how big is the main lake?

Canopy has three lakes: the 7.46-acre main lake inside the Canopy Circle loop, which matches the "7-acre lake" in Neal Communities' 2017 release (Patch), and two smaller lakes of 3.84 and 2.85 acres, 14.15 acres of water in all. The association owns all three lake tracts.

How much preserve is in Canopy?

The county roll shows three preserve tracts of 12.75 acres in all; Neal Communities' 2017 release described 18 acres of wetland preserve. The difference may be wetland counted inside other tracts, such as lake banks and buffers. Neal Communities' 2017 homeowner story (Neal Communities, 2017) said most Canopy homes have lake or preserve views, so check the view for a specific home.

Can you boat or kayak on the Canopy lakes?

No. Section 10.28 of the recorded declaration bars docks, ramps, boats, canoes and every other kind of watercraft on the property and its lakes (Declaration).

Do Canopy homes have private pools?

Most do. Collier County's building records show a private pool at 88 of the 108 homes (81 percent), a spa at 18, a screen enclosure at 93 and brick paver decking at 89. Confirm a pool's equipment, age and permits with the seller.

How much are Canopy HOA fees?

The association and its manager do not publish the current regular assessment. The recorded declaration's 2013 developer budget estimated $2,055 per lot for 2013, "subject to change" by the developer; that was a 2013 projection, not today's fee. Ask the seller for the latest assessment statement and have the closing agent order the estoppel certificate, which states what a given home owes. Confirm every figure with the association before you write an offer.

What do the HOA fees cover, and is lawn care included?

The recorded budget lines include common landscape and irrigation upkeep, park and preserve maintenance, the lakes and fountain, the entry gate's monitoring, repairs, electric and internet, the entrance monument and mailboxes, street lights, sidewalks and roads, management, insurance and legal costs (Declaration). The recorded declaration lets the association provide lawn and landscape maintenance to the lots as part of the regular assessment, and Neal Communities' 2017 release (Patch) said lawn maintenance was included; confirm the current list with the association before you write an offer.

Who manages Canopy, and is there a master association?

Guardian Property Management of Naples manages the association, per the association's contact page, and owners pay dues through the manager's online portal linked from the association's Pay Dues page. Membership comes automatically with each lot, one vote per lot, and there is no master association and no sub-association.

Does Canopy have a CDD?

No district charge appears. Neal Communities' 2017 release said Canopy residents are not required to pay community development district fees, the recorded declaration, its notice to buyers and its budget name no district, and the 2026 county tax roll shows no district charge on any Canopy home. A website for a Canopy Community Development District belongs to a different Canopy, in Tallahassee; it has nothing to do with Canopy in Naples.

Is there a capital contribution or transfer fee when buying?

Section 5.17 of the recorded declaration set a one-time Initial Assessment, equal to one year of regular assessment, for each owner who bought a lot from the declarant; whether any contribution applies on a resale today is not published, so ask the manager and read the estoppel certificate.

Does Canopy allow pets?

Yes. Canopy allows common domesticated household pets, not kept in unreasonable numbers, not bred or kept for any commercial purpose, and leashed outside fenced areas, under section 10.08 of the recorded declaration.

Can I rent out a Canopy home, and what is the minimum lease?

Yes, within the rules. Canopy leases cover the whole home only, must be in writing and need the association's prior written approval, which is deemed given if the association does not deny the lease within 15 days; no lease may run less than six consecutive months, and the board may require a damage escrow of up to $500, under section 10.29 of the recorded declaration. Ask the association how many leases a year it allows.

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

Boats, boat trailers, trailers, campers and motor homes may be kept at Canopy only inside an enclosed garage, apart from temporary loading on a paved driveway, or with the architectural committee's approval. Florida's s. 720.3075(3)(d) bars an association from prohibiting a personal pickup truck or a non-commercial work vehicle parked in the owner's driveway, which overrides the declaration's older one-pickup limit, and s. 720.3045 bars restrictions on items that cannot be seen from the frontage, an adjacent parcel or the common area.

How much do homes in Canopy cost now?

Over the 24 months through mid-October 2026, Collier County shows 12 qualified recorded sales from $510,000 to $1,100,000, at a median of $647,500, or $276 per county adjusted sq ft. Over the last 12 months there were 7 sales from $510,000 to $1,100,000, too few for a median. Active listings and list prices come from the MLS and change week to week, so ask us for the current list.

What flood zone is Canopy in, and do I need flood insurance?

Every Canopy home address falls in Zone AH, a special flood hazard area for shallow flooding, on Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012). Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. Citizens Property Insurance says that by January 1, 2027, all of its personal residential policies with wind coverage must carry flood insurance, and that inside a special flood hazard area that rule already applies.

Did Canopy flood during Hurricane Ian or Irma?

The public storm reports we checked do not name damage on Canopy Circle. For Hurricane Ian on September 28, 2022, the National Weather Service in Miami reports significant to major surge flooding over almost all of Collier County south and west of US 41 and $2.2 billion in county damage. Ask the seller and the association for the home's storm, claim and repair history, and read the seller's s. 689.302 flood disclosure.

What evacuation zone is Canopy in?

Collier County's hurricane evacuation zone records place every Canopy address in Evacuation Zone E, one of the county's inland surge zones, and Canopy sits outside Collier County's Coastal High Hazard Area on the Tree Farm Road row. The state's Know Your Zone page notes that storm surge is the greatest threat to life in a hurricane; follow the county's evacuation orders by zone.

Which schools are near Canopy?

Measured from Bristol Pines next door, Oakridge Middle is about 1.1 road miles away, Gulf Coast High about 3.1 and Big Cypress Elementary about 3.6. Listing descriptions for Canopy homes name Big Cypress Elementary, Oakridge Middle and Gulf Coast High, and one names Barron Collier High instead; Bear Creek Elementary opened nearby in August 2025, and only the district's attendance-zone record settles which school serves a given address. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools and the district's school zone locator.

How far is Canopy from the beach, I-75 and the airport?

Measured from Bristol Pines next door, Vanderbilt Beach public access is about 10.0 road miles, about 19 minutes with no traffic, and I-75 Exit 111 at Immokalee Road about 5.3 road miles. Naples Airport is about 12.6 road miles and Southwest Florida International Airport (RSW) about 24.3 road miles, about 32 minutes. Trips from Canopy run slightly longer, and January to April traffic adds time.

What are property taxes on a Canopy home?

The 2026 county roll puts every Canopy home in millage area 103 at 10.3696 mills, and the median 2026 total tax bill is $4,784. As an illustration, a buyer whose taxable value equals the 24-month median price of $647,500 would owe $647,500 x 10.3696 ÷ 1,000 = $6,714.32, plus $270 in county non-ad valorem charges, $6,984.32 in all; the Collier County Tax Collector bills the actual amount. 82 of the 108 homes carry a homestead exemption on the 2026 roll.

Who pays for title insurance in a Collier County purchase?

In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Read the closing-cost section of your purchase contract before you sign.

Is the Vanderbilt Beach Road extension open?

Yes. Phase 1 of the Vanderbilt Beach Road Extension, about 7 miles from Collier Boulevard east to 16th Street NE, opened to traffic on June 12, 2026 (Naples Press). East of Canopy's entrance, Tree Farm Road meets Massey Street at a roundabout, and Massey Street, which runs south to Vanderbilt Beach Road, was rebuilt as part of the extension work (Gulfshore Business, May 2026). Phase 2, about 2 miles to Everglades Boulevard, was expected to start construction between late 2026 and early 2027.

Frequently Asked Questions: Seller Edition

Canopy sellers ask what a home is worth, how size, stories, lot and pool change the price, what a buyer will request and which statutes shape the sale. Each answer draws on a county record, a statute, the association's posted documents or our analysis, and where a figure is not published we print none.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the May 16, 2012 FEMA flood map panel; the recorded declaration as posted by the association; Florida Statutes; our analysis).

How do I sell my Canopy home?

Start with a price built from the county record by county adjusted area. Then gather the s. 720.401 disclosure summary, the s. 689.302 flood disclosure, the recorded declaration, the policy resolutions and the latest assessment statement, and order the estoppel certificate early, because the current assessment is not published. Our guide to selling a home in Naples lays out the full process.

What is my Canopy home worth?

We give no number for one home without looking at it. The county record supports these windows: 12 qualified sales in 24 months at a $647,500 median, 16 in 36 months at $668,250 and 27 in 60 months at $717,000. Your home is priced from the sales that match its size group, stories and county adjusted area. Start with our free home valuation.

What did Canopy homes sell for in 2026?

The 6 qualified sales recorded in 2026 through mid-October ran from $510,000 to $1,100,000, the top being the former two-story model. In recording order they were $510,000 on January 15, $550,000 on March 6, $717,000 on May 13, $1,100,000 on May 28, $550,000 on July 6 and $660,000 on July 15, the newest qualified sale in the county file.

How many homes sold in Canopy in the last 12 months?

In the 12 months through mid-October 2026 the county recorded 7 qualified Canopy sales, from $510,000 to $1,100,000, too few for a median; the newest was July 15, 2026. They were $635,000 on October 27, 2025, then $510,000, $550,000, $717,000, $1,100,000, $550,000 and $660,000 in 2026.

Why do you lead with a 24-month window?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 12 sales from $510,000 to $1,100,000, at a median of $647,500. The 12-month window has only 7 sales, too few for a median.

Why do Canopy sale prices range so widely?

Because the 108 homes are not one size. Collier County's building records give them a county adjusted area of 1,978 to 3,678 sq ft, with about 97 one-story and about 11 two-story homes. The highest qualified price in the county file is $1,100,000, recorded May 28, 2026 for the former two-story model, 3,615 sq ft of county adjusted area, while the one-story homes that sold in 2025 and 2026 mostly ran from $510,000 to $734,000.

Does a two-story home sell for more?

The record does not let us say so for one home. Over 60 months, homes of 2,300 to 2,799 sq ft of county adjusted area recorded 21 qualified sales at a $695,000 median, and the six largest homes, 3,400 sq ft and up, recorded 4 sales from $910,000 to $1,100,000. We compare like with like and make no value claim from stories alone.

Does a lake or preserve view add value?

The county file does not separate sales by view, so the record cannot put a figure on one. Neal Communities' 2017 homeowner story said most Canopy homes have lake or preserve views, and the three lakes and three preserve tracts ring the loop. We price against the specific lot and make no value claim.

Does a private pool add value?

Collier County's building records show a private pool at 88 of the 108 Canopy homes, so most comparable sales include one. We make no value claim from a pool; buyers will ask for its age, equipment and permits.

Is the online estimate for my Canopy home accurate?

An online estimate is a model, not a record. Collier County's qualified recorded sales are the record of what Canopy homes sold for, and a valuation from us reads them for your home's stories, county adjusted area, lot and pool.

How does price per square foot work here?

Over 24 months Canopy shows $276 per county adjusted sq ft and over 60 months $280. County adjusted area counts the garage and covered areas at a fraction, so it is a county yardstick and not the living area in a listing. Compare like with like: the same window, the same stories and a similar county adjusted area.

Are Canopy prices going up or down?

Canopy's one-story resale prices have eased from the 2022 to 2023 high: the 7 qualified sales of 2022 ran from $695,000 to $969,000 and the 4 of 2023 from $630,000 to $940,000, while one-story sales in 2025 and 2026 mostly ran from $510,000 to $734,000. We make no forecast.

Should I price against Bent Creek Preserve or other communities?

Price against Canopy's own sales first. Over 24 months, Bent Creek Preserve shows 40 qualified sales at a $690,000 median against Canopy's 12 at $647,500, and over 60 months 101 at $730,000 against 27 at $717,000. On the same county yardstick, Heritage Bay's single-family plats show 19 sales at a $992,500 median over 24 months, Valencia Lakes 26 at $504,500, and the Bristol Pines townhomes next door 18 at $392,500, which are not like-for-like with Canopy's single-family homes.

How long do Canopy homes take to sell?

Days on market come from the Southwest Florida MLS, and we do not print a figure here. Ask us for the current report for homes like yours.

When is the best time to list?

We print no figure for timing. Collier Boulevard, Immokalee Road, Vanderbilt Beach Road and I-75 carry heavier traffic from January to April. Ask us for the current picture.

Who is the best realtor for selling in Canopy?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every qualified recorded sale the county file holds for Canopy since the first closings in 2014. Call Jesse at (239) 898-6072.

How do I pick a listing agent for a small gated community like Canopy?

Ask each candidate to show the sales behind the price and name the window. With 7 qualified sales in 12 months, a Canopy price needs the 24-month and 60-month windows and a match by county adjusted area. Ask how the agent will handle the Zone AH map, the elevation certificate and the estoppel. An agent who quotes one price with no sales is guessing.

How do I check a Florida agent's license?

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Ask any agent for a license number and confirm it before you sign.

What HOA documents must I give a buyer?

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

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

Florida law requires the association to deliver an estoppel certificate within 10 business days of a request, effective for 30 days (35 if delivered by mail), stating what is owed on the home; the statute caps the fee and adjusts the cap for inflation every five years (s. 720.30851). The manager's estoppel fee is not posted, so ask when you order it.

Does the Canopy association need to approve my buyer?

The recorded declaration requires the association's approval of leases; ask the manager what the association needs from a buyer and seller at closing. Ask early, so the association's paperwork does not delay closing.

What does my buyer pay the association at closing?

Section 5.17 of the recorded declaration set a one-time Initial Assessment, equal to one year of regular assessment, for each owner who bought a lot from the declarant; whether any contribution applies on a resale today is not published, so ask the manager and read the estoppel certificate.

What flood disclosure must I give?

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

What will buyers ask about the flood zone?

Buyers will see that every Canopy home address falls in Zone AH on Collier County's copy of the current FEMA flood map (panel 12021C0218H, effective May 16, 2012). They will ask whether the home has an elevation certificate; a surveyor can prepare one where none exists. Whether a lender requires flood insurance is the lender's decision for the address, checked on FEMA's Flood Map Service Center.

Will my roof's age hurt the sale?

Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old (s. 627.7011). A roof installed with a Canopy home in 2014 is 2026 minus 2014 = 12 years old in 2026, and one from 2018 is 8; both are under the 15-year line, unless the roof has been replaced or the insurer's inspection finds otherwise. Have the roof's permit date ready.

Should I get a wind mitigation inspection before listing?

A wind mitigation report gives a buyer's insurance quote something specific to price; ask your insurance agent whether one fits your home. Window and shutter protection varies at Canopy, and some resale listings describe impact windows or electric lanai shutters added since, so have the permits ready. My Safe Florida Home offers wind-mitigation inspections, but its statute (s. 215.5586) requires a permit application for initial construction before January 1, 2008, and Canopy's homes were built from 2014 to 2018; confirm eligibility with the program.

Do I need approval for exterior repairs before listing?

Yes. Every exterior change at Canopy needs the Architectural Review Committee's written approval first; the committee meets on the second Tuesday of each month and wants Modification Requests one week before (ARC note), and the association posts its Design Criteria Manual and policy resolutions on satellite dishes, decorative stones, front entry storm doors, canopy and street trees, fences and driveway expansion.

Can I sell my Canopy home with a tenant in it?

Yes, but have the lease and the association's approval in hand. Canopy leases cover the whole home only, need the association's prior written approval and run at least six consecutive months under section 10.29 of the recorded declaration. The lease affects when the buyer can occupy.

What are seller closing costs in Naples?

The purchase contract sets who pays what. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Florida's documentary stamp tax on a deed is 70 cents per $100 of the price; at the 24-month median of $647,500 that is $4,532.50, and the contract says who pays it. Ask us for a net sheet built on your price and your contract terms.

How much is the Florida documentary stamp tax on a sale?

Florida's documentary stamp tax on a deed is 70 cents per $100 of the price, per the Florida Department of Revenue; at the 24-month median of $647,500 that is $647,500 ÷ 100 x $0.70 = $4,532.50. The purchase contract says who pays it.

Do I pay capital gains tax when I sell my Canopy home?

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

Does the Vanderbilt Beach Road extension or nearby building affect a sale?

Buyers ask about it. Phase 1 of the Vanderbilt Beach Road Extension opened to traffic on June 12, 2026, and Massey Street, which links Tree Farm Road to it, was rebuilt as part of that work. At Collier Boulevard and Immokalee Road, Tree Farm MPUD, a separate development with a 580-unit cap, is adding condominiums and apartments (Naples News Now), and Tree Farm Plaza and Founders Square are adding retail, medical space and 400 apartments. We make no value claim and no forecast.

Downloadable Documents

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

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

Sources and Authoritative References

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

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

The association and its manager

1. Canopy Neighborhood Association website, Canopy Neighborhood Association, Inc. (accessed November 4, 2026)
2. Contact page, Canopy Neighborhood Association, Inc. (accessed November 4, 2026)
3. Pay Dues page, Canopy Neighborhood Association, Inc. (accessed November 4, 2026)
4. Forms and Docs page, Canopy Neighborhood Association, Inc. (accessed November 4, 2026)
5. Declaration of Covenants, Conditions and Restrictions for Canopy, with articles, bylaws, notice to buyers and the 2013 developer budget, Canopy Neighborhood Association, Inc., recorded August 28, 2013 (accessed November 4, 2026)
6. Architectural Review Committee note on Modification Requests, Canopy Neighborhood Association, Inc. (accessed November 4, 2026)
7. Policy Resolution 18-1, vehicles and parking, Canopy Neighborhood Association, Inc., January 18, 2018 (accessed November 4, 2026)
8. Policy Resolution 18-3, storm shutters and windows, Canopy Neighborhood Association, Inc., March 9, 2018 (accessed November 4, 2026)
9. Policy Resolution 18-2, due process, Canopy Neighborhood Association, Inc., March 9, 2018 (accessed November 4, 2026)
10. Guardian Property Management, Guardian Property Management (accessed November 4, 2026)

History and the builder

11. Neal Communities release on Canopy nearing completion, Neal Communities via Patch, August 29, 2017 (accessed November 4, 2026)
12. Canopy blog post, Neal Communities, August 30, 2017 (accessed November 4, 2026)
13. Canopy homeowner story, Neal Communities, August 2017 (accessed November 4, 2026)
14. Neal Communities buys land in Collier County, Business Observer, January 17, 2013 (accessed November 4, 2026)
15. Neal Communities surpasses 65 monthly sales, Business Observer, March 10, 2014 (accessed November 4, 2026)
16. Neal Communities continues push into Naples market, Business Observer, January 4, 2017 (accessed November 4, 2026)
17. Regional homebuilder debuts new community, Business Observer, January 28, 2019 (accessed November 4, 2026)
18. Barron Collier Companies and Metro Commercial plan Founders Square, Business Observer, September 11, 2020 (accessed November 4, 2026)

Florida law and state agencies

19. CS/CS/HB 1203 (2024), homeowners associations, Florida Senate (accessed November 4, 2026)
20. CS/SB 1498 (2026), community association records, Florida Senate (accessed November 4, 2026)
21. Florida Statutes s. 720.303, Florida Legislature (accessed November 4, 2026)
22. Florida Statutes s. 720.3035, Florida Legislature (accessed November 4, 2026)
23. Florida Statutes s. 720.3033, director education, Florida Legislature (accessed November 4, 2026)
24. Florida Statutes s. 720.305, enforcement and fines, Florida Legislature (accessed November 4, 2026)
25. Florida Statutes s. 720.3045, Florida Legislature (accessed November 4, 2026)
26. Florida Statutes s. 720.30851, estoppel certificates, Florida Legislature (accessed November 4, 2026)
27. Florida Statutes s. 720.306, Florida Legislature (accessed November 4, 2026)
28. Florida Statutes s. 720.3075, Florida Legislature (accessed November 4, 2026)
29. Florida Statutes s. 720.401, disclosure summary, Florida Senate (accessed November 4, 2026)
30. Florida Statutes s. 720.30851, estoppel certificates, Florida Senate (accessed November 4, 2026)
31. Florida Statutes s. 689.302, flood disclosure, Florida Senate (accessed November 4, 2026)
32. Florida Statutes s. 190.048, community development district disclosure, Florida Senate (accessed November 4, 2026)
33. Documentary stamp tax, Florida Department of Revenue (accessed November 4, 2026)
34. 2025 non-ad valorem assessments by county (PDF), Florida Department of Revenue, 2025 (accessed November 4, 2026)
35. Publication 523, Selling Your Home, Internal Revenue Service (accessed November 4, 2026)
36. Florida Statutes s. 215.5586, My Safe Florida Home program, Florida Senate (accessed November 4, 2026)
37. Florida Statutes s. 627.7011, homeowners policies and roof age, Florida Senate (accessed November 4, 2026)
38. 2023 Florida Building Code effective dates (PDF), Florida Building Commission (accessed November 4, 2026)
39. My Safe Florida Home, Florida Department of Financial Services program (accessed November 4, 2026)
40. Know Your Zone, Florida Division of Emergency Management (accessed November 4, 2026)

Flood and insurance

41. FEMA Flood Map Service Center, Federal Emergency Management Agency (accessed November 4, 2026)
42. Risk Rating 2.0, Federal Emergency Management Agency (accessed November 4, 2026)
43. Flood zones glossary, Federal Emergency Management Agency (accessed November 4, 2026)
44. Zone AH glossary entry, Federal Emergency Management Agency (accessed November 4, 2026)
45. Flood insurance cost, FloodSmart, National Flood Insurance Program (accessed November 4, 2026)
46. Flood insurance requirement, Citizens Property Insurance Corporation (accessed November 4, 2026)
47. Policies in force, Citizens Property Insurance Corporation (accessed November 4, 2026)
48. Detail by County, September 30, 2026 (PDF), Citizens Property Insurance Corporation, September 30, 2026 (accessed November 4, 2026)
49. Proposed Flood Insurance Rate Map reflects changes to local flood risk, Collier County, August 2026 (accessed November 4, 2026)

Storms

50. Tropical Cyclone Report, Hurricane Irma (PDF), National Hurricane Center (accessed November 4, 2026)
51. Hurricane Ian summary (PDF), National Weather Service Miami (accessed November 4, 2026)
52. Hurricane Milton impact narratives (PDF), National Weather Service Miami, 2024 (accessed November 4, 2026)
53. Collier County residents assess damage after Irma, WGCU, September 11, 2017 (accessed November 4, 2026)

Schools

54. School directory, Collier County, Florida Department of Education (accessed November 4, 2026)
55. Bear Creek Elementary opening report, Naples News Now, 2025 (accessed November 4, 2026)
56. New Collier school helps combat overcrowding, WGCU, August 14, 2025 (accessed November 4, 2026)
57. District announcement, Collier County Public Schools (accessed November 4, 2026)
58. Mason Classical Academy, Mason Classical Academy (accessed November 4, 2026)
59. Community School of Naples, Community School of Naples (accessed November 4, 2026)
60. St. John Neumann Catholic High School, St. John Neumann Catholic High School (accessed November 4, 2026)
61. Seacrest Country Day School, Seacrest Country Day School (accessed November 4, 2026)

Healthcare

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

Shopping, parks and places

71. Mercato, Mercato (accessed November 4, 2026)
72. Experience Mercato, Mercato (accessed November 4, 2026)
73. Waterside Shops, Waterside Shops (accessed November 4, 2026)
74. Naples Airport, Naples Airport Authority (accessed November 4, 2026)
75. North Collier Regional Park, GAI Consultants (accessed November 4, 2026)
76. North Collier Regional Park, Paradise Coast (accessed November 4, 2026)
77. Phase 2 to begin soon at Big Corkscrew Island Park, Naples Press, November 24, 2023 (accessed November 4, 2026)
78. Partnership breaks ground on 55-acre mixed-use development in Naples, Florida, REBusiness (accessed November 4, 2026)
79. Metro and Barron Collier begin construction on Founders Square in Naples, Florida Construction News (accessed November 4, 2026)
80. Founders Square news release, Barron Collier Companies (accessed November 4, 2026)
81. Founders Square project page, Barron Collier Companies (accessed November 4, 2026)

Roads and the civic pipeline

82. Vanderbilt Beach Road Extension opening report, Naples Press, June 2026 (accessed November 4, 2026)
83. Vanderbilt Beach Road Extension nears completion this summer, Gulfshore Business, May 2026 (accessed November 4, 2026)
84. Tim Aten knows: Vanderbilt Beach Road Extension making progress, Gulfshore Business, 2023 (accessed November 4, 2026)
85. Collier County launches costliest road project with Vanderbilt Beach Road Extension, Gulfshore Business, 2022 (accessed November 4, 2026)
86. Collier struggles to keep roads in step with growth, Gulfshore Business (accessed November 4, 2026)
87. Vanderbilt Beach Road extension eases traffic in Naples area, Gulfshore Business (accessed November 4, 2026)
88. Express lanes among other improvements part of I-75 improvement project to begin later this fall, WGCU, September 20, 2026 (accessed November 4, 2026)
89. FDOT project 452544-1, I-75 from Golden Gate Parkway to Alico Road, Florida Department of Transportation (accessed November 4, 2026)
90. FDOT factsheet 425843-2, I-75 at Collier Boulevard, Florida Department of Transportation (accessed November 4, 2026)
91. Is help on the way for Immokalee Road, Naples News Now (accessed November 4, 2026)
92. Tree Farm Plaza retail report, Naples News Now (accessed November 4, 2026)
93. Tree Farm MPUD condominiums and apartments approval report, Naples News Now, June 2023 (accessed November 4, 2026)
94. Tim Aten knows: Habitat breaks ground on condos, Gulfshore Business, July 2025 (accessed November 4, 2026)
95. Commissioners approve 305-unit development on Immokalee Road, Naples Press, October 4, 2024 (accessed November 4, 2026)
96. Collier NE wastewater and water treatment plants proceed, Naples Press (accessed November 4, 2026)

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

97. Collier County Property Appraiser public data files (parcel roll, building records and recorded sales), download dated October 27, 2026, sales through October 16, 2026
98. Collier County GIS public layers, read November 4, 2026: planned unit developments and zoning, parcels and common tracts, road centerlines, the county copy of the May 16, 2012 FEMA flood map panel (zones, panels and base flood elevation lines), hurricane evacuation zones, the Coastal High Hazard Area, private stormwater outfalls and the 2023 Florida Building Code wind map
99. Road-distance and no-traffic time estimates from 7326 Bristol Circle in Bristol Pines, about half a mile west of Canopy on Tree Farm Road, measured November 4, 2026
100. Published listing descriptions for Canopy homes, 2024 to 2026 (living areas, bedrooms, baths, garages, construction and the Starlight and Silver Mist plan details; not association or builder statements)