The Dunes of Naples - Cayman

McGreevy and Comisar are the team Cayman (The Dunes of Naples III) sellers call first, and the team Cayman buyers call when they want to know what this tower’s four floor plans really sell for, what the February 21, 2019 leasing line means for a new owner and what Hurricane Ian did to the building. Cayman is an 84-residence, twelve-story condominium tower inside the master-planned community of The Dunes of Naples in Naples, Florida. It is the most traded building at The Dunes over the last four years and the Island Cove tower with the lowest 2026 quarterly assessment, and Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, price it sale by sale and plan by plan rather than from a ZIP-code average.

This page goes deeper on one building than any other source we know of. It is built from the recorded 2001 Declaration of Condominium and the 2022 Amended and Restated Declaration, Articles and Bylaws (read in full), the two recorded leasing amendments of 2015 and 2019, every notice of commencement the Cayman association has filed with the Collier County Clerk, the association’s 2026 Q&A sheet and the nine documents in its Cayman library, Collier County’s live milestone inspection record, FEMA’s flood map, the Collier County tax roll (2026 preliminary) and every Cayman closing in the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the public record does not answer a question, we say so.

Cayman at The Dunes of Naples stands at 325 Dunes Blvd, Naples, Florida 34110, the northernmost of the three Island Cove towers and Building 3 on the association’s own numbering. If you own here and are thinking about a sale, start with the market snapshot and then call Jesse. If you are buying, the fee, rules, flood and storm detail below will tell you whether Cayman is your tower before you tour it.

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

Why McGreevy and Comisar Are the Best Realtor for Cayman

McGreevy and Comisar are the best realtor for Cayman because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Cayman market read built on all 22 closings of the last 48 months, the recorded declaration and the association’s 2026 documents.

Data updated: September 2026

If you’re searching for the best realtor for Cayman in The Dunes of Naples, Naples, whether you’re ready to sell your Cayman home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That depth matters in a building like Cayman, where four floor plans that differ by only 301 square feet sold for anywhere from $862,500 to $1,675,000 in four years, and where a seller who prices from last year’s comp instead of this year’s buyer can sit on the market for a year.

In the last 12 months we tracked 8 Cayman closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026 (a small sample). The median sold price was $1,087,500 (n=8, so the median is the mean of the middle pair, $1,000,000 and $1,175,000), against a median list price of $1,144,250 (the mean of $1,088,500 and $1,200,000). The median price per square foot was $517.79 (the mean of $488.64 and $546.95, each a per-sale ratio on MLS living area). The median sold-to-list ratio was 89.81% (the mean of 88.89% and 90.73%), and the median time on market was 95 days (n=7; one sale was entered at closing with no marketing time). Total sold volume was $8,511,360. The highest sales were $1,200,000, reached three times: a 10th-floor 2,187 square foot residence and an 11th-floor 2,194 square foot residence, both in December 2025, and a 4th-floor 1,893 square foot residence recorded in August 2026. The fastest sale took 16 days, a 6th-floor 1,950 square foot residence that closed at $1,175,000 in March 2026. Today 0 Cayman residences are active and 0 are pending, so a Cayman seller who lists now has the building to themselves.

For Cayman sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Cayman sale also runs on paperwork that most listing agents treat as an afterthought. The Dunes of Naples III purchase application requires the complete package, a $150 non-refundable application fee, criminal background checks for all occupants and board approval, delivered at least 30 days before closing, and it puts a duty on you: “The seller (current owner) must provide the purchaser with a copy of the current Rules and Regulations and Condominium documents,” per the Dunes of Naples III 2026 purchase application. The master association’s Resale Capital Assessment is now the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, which is $15,000 at Cayman’s 48-month median of $1,200,000 (our arithmetic). The declaration bars “For Sale” and “Open House” signs anywhere on the condominium property, and a buyer inherits the once-per-90-days leasing rule no matter when you bought. We put every one of those facts in front of buyers before they write, which is how a Cayman contract survives the inspection period.

For Cayman buyers: Cayman gives you the Island Cove floor plans, a private heated pool and spa, the full Club at the Dunes and the lowest quarterly assessment of the three Island Cove towers, $7,663.50 all-in per the association’s 2026 Q&A sheet for Dunes of Naples III. What you should check before you write: whether the residence’s windows and sliders have been replaced with large-missile impact glass under the association’s July 2021 specification, where your single assigned garage space sits, and whether the leasing rule you will live under (once per 90 days, 30-day minimum) fits your plans. Marc reads the estoppel, the milestone status and the Ian repair record with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

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

Buying at Cayman? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Living in Cayman as a Homebuyer

Living in Cayman means an 84-residence Island Cove tower at 325 Dunes Blvd inside the gates of The Dunes of Naples, with its own heated pool, spa and gas grills, one assigned garage space per residence, the Club at the Dunes a short walk away and a gated path to a public state park beach. There is no Gulf frontage.

Data updated: September 2026

Cayman at a Glance

Where Is Cayman Inside The Dunes of Naples?

Cayman sits at 325 Dunes Blvd in the Island Cove neighborhood, the original 2001 corner of The Dunes of Naples. The association’s Cayman page describes it as “located in the Island Cove neighborhood of The Dunes of Naples,” and its Bylaws name 325 Dunes Blvd as the condominium’s location. The three Island Cove towers line Dunes Boulevard from south to north: Antigua (The Dunes of Naples I) at 300, Barbados (The Dunes of Naples II) at 315 and Cayman (The Dunes of Naples III) at 325. On Collier County’s address points Cayman is the northernmost of the three, roughly 370 feet north of Barbados and about 0.15 mile north of Antigua (our measurement), which puts it at the north end of Island Cove and a little farther from the pedestrian gate that leads to the beach.

The association numbers its towers, and Cayman is “Bldg 3.” That number shows up everywhere once you know to look: on Collier County’s milestone record (“325 Dunes BLVD 3, (BLDG)”), on the 2023 roofing notice of commencement and in the association’s Hurricane Ian notices, which routed “Buildings 1, 2, 3 & Seagrove” to Site Management. Site Management works from 310 Dunes Blvd, the Club parcel, a short walk south.

The views are the building’s selling line. The association says “Cayman residences offer wide views of the surrounding nature preserve, Wiggins Pass and the Gulf of Mexico.” Which of those a given residence sees depends on its stack and floor, and the corner plans on the upper floors see the most water. We walk every Cayman showing with the stack diagram in hand for that reason.

What Is a Cayman Residence Like Day to Day?

Every Cayman residence has three bedrooms (the third drawn as a “Den/Bedroom” on the developer’s plans), two or three baths, a screened lanai or balcony and 1,893 to 2,194 square feet of air-conditioned living area. Seven residences share each floor. The association’s page lists “a newly renovated lobby, private heated swimming pool, spa and outdoor gas grills,” and the building’s rules add the texture of daily life: grocery and luggage carts go back to the garage immediately, children are supervised at the pool with no running, jumping or diving, residents dry off before entering the elevator from the pool, and front entryways stay clear of bikes, shoes and towels, per the Cayman lease application’s rule summary.

The state lists two elevator certificates for the building, and one elevator is designated as the service elevator and protected during remodeling season under the association’s 2026 contractor rules. Trash chutes serve the floors. Each owner has one assigned space in the ground-level garage, which has two garage doors including a north entrance, with a surface lot on the north side next to the garage.

The declaration sets the tone as well. It requires “the highest standards for a first class condominium” (Section 14.2), bars hot tubs on balconies, requires owners to shut off all water valves whenever the residence will be empty overnight (Section 9.10) and requires carpet or Board-approved sound-deadening underlayment for hard floors above the terrace level (Section 9.4). Those are the rules of a building that takes noise and water seriously, and buyers coming from single-family homes should read them before they fall for a unit.

How Do Cayman Residents Get to the Beach?

The association calls Cayman “a short walk to the beach,” and that is accurate with one caveat: The Dunes is not a Gulf-front community, and no Dunes-owned beach exists. Residents walk south along the Island Cove towers, out a side gate by Conner Park and Bluebill Avenue, and into either Delnor-Wiggins Pass State Park or the county’s Bluebill beach access. The association’s guide for the Barbados building next door times the trip at “a short 8-minute walk” from the Barbados front entry, per the Barbados guest and renter guide; Cayman sits about 370 feet farther north, so add a minute or two (our estimate).

Delnor-Wiggins is a paid state park: pedestrians and cyclists pay $2.00 and vehicles $6.00, open 8 a.m. to sundown, per Florida State Parks’ Delnor-Wiggins hours and fees page. The county’s Bluebill Beach Access is drop-off only and posts no dogs. Owners who drive to Vanderbilt Beach Park, about 2.3 road miles from the community, can use a free Collier County resident beach parking permit, which part-time owners can get with a current Collier tax bill or a recent deed, per the county’s beach parking rules. Gate access details come from the association and are never published on this page.

The Club at the Dunes From a Cayman Address

Cayman owners do not join a club; they already belong. “All residences in The Dunes have membership privileges at The Club,” in the association’s words, and every 2026 Q&A sheet, Cayman’s included, answers “No” to rent or land-use fees for recreational facilities. The Club at the Dunes is a 25,000 square foot clubhouse the association rebuilt in a $9.2 million Amenities Center project completed in 2019, per the association’s Club page, managed by Troon Privé. It is at 310 Dunes Blvd, the amenity parcel closest to the Island Cove towers.

The one Club charge a Cayman owner carries is the $1,000 annual food and beverage minimum. The Cayman 2026 Q&A sheet says the prepaid minimum will not be charged in advance this year, and that if an owner spends less than $1,000 on food and beverage (before tax and gratuity) “you will be billed the difference on your December 2026 Club Statement.” The amenities section below covers dining, tennis, pickleball and the Wellness Center.

Who Owns at Cayman?

The Collier County tax roll, 2026 preliminary, answers this better than any brochure. Of Cayman’s 84 residences, 22 (26.2%) carry a homestead exemption, which places Cayman between Antigua (15, 17.9%) and Barbados (30, 35.7%) in Island Cove and below the community-wide 37.7%. Owner mailing addresses split 37 in Florida, 1 outside the United States and the remaining 46 in other states (our arithmetic from the roll counts). In plain terms, about three of every four Cayman owners are seasonal or second-home owners, which shapes everything from the sales calendar to the rental pool.

There is no age restriction. The Cayman 2026 Q&A sheet says so in four words: “There are no age restrictions.” Families visit, and the pool rules are written with children in mind.

The Seasonal Rhythm at Cayman

Cayman runs on the Southwest Florida calendar. Of Cayman’s 22 closings in the 48 months to September 23, 2026, nine closed in March, April or May, three in December and three in July (Southwest Florida MLS Matrix). Rentals are seasonal: every active Cayman rental listing in the MLS rental search asked $10,500 to $13,000 a month in season. The building’s own calendar runs the other way for remodeling: major work is limited to the off-season, May 1 to mid-November, under the association’s April 2026 contractor rules, so a buyer who closes in spring has the summer to renovate and a buyer who closes in December waits until May.

Club programming peaks from January through April. For sellers, that means listing photos and video should be done by early winter; for buyers, late summer and fall bring fewer competing buyers, and two of Cayman’s long-listed residences closed in July, after the season ended.

What Cayman Does Not Have

Buyers should know five things before they tour. No Gulf frontage: the view is across preserve and bay water to the Gulf, and the beach is reached through a gate. One parking space: each residence has “the exclusive use of one (1) parking space,” and the declaration says assigned spaces may not be transferred separately from the unit. No guest cottages or cabanas: those exist only in the Grande Preserve towers. No advertised fitness room: the declaration’s pet rule mentions a “fitness center,” but the association does not list one in the building; Cayman owners use the Club’s Wellness Center. No golf or marina: no Dunes document provides either, and Cayman’s declaration bars boats, trailers, golf carts and motorcycles from the common elements.

Which Cayman Residence Fits You?

The four plans suit different buyers, and at Cayman the price gaps between them are smaller than the floor plans suggest. If the view is the point, look at the 2,187 square foot corner plan in stacks 01 and 07: a 29 foot great room and a 520 square foot wraparound balcony, and at Cayman it has traded at the lowest median price per square foot of the four plans over four years. If you want the most interior space, the 2,194 square foot plan in stacks 02 and 06 gives you three full baths, a long great room and a 318 square foot lanai. If you want the best value per dollar, the 1,893 square foot plan has a separate family room many buyers use as a den, and at Cayman it has sold as low as $925,000. If you like a square, open living room, the 1,950 square foot center plan has a great room about 23 feet 6 inches on a side, and only 12 exist in the building. Every plan pays the same $7,663.50 quarterly fee, so the larger plans cost less per square foot to carry.

What Buyers Ask First About Cayman

In our showings the same four questions come up before any other. Are the windows impact glass? Original Island Cove windows are not, per the association, so it depends on the residence; replacements since July 2021 must be large-missile impact glass. Is there an assessment coming? None is published for Cayman as of September 23, 2026, unlike Barbados next door; the estoppel and the minutes are where to confirm it. Can I rent it? Yes, once in any 90-day period with a 30-day minimum, after board approval. Where do I park the second car? You have one assigned garage space, and additional parking “may be limited or further regulated” under the declaration, so plan around one. Each question has a full answer further down this page.

Shopping, Dining and Healthcare Near Cayman

Everyday errands stay close. The nearest Publix, at Riverchase Shopping Center on Tamiami Trail North, is about 1.8 road miles from the community, and Mercato, with its restaurants and a Whole Foods, is about 3.2 miles and 9 minutes by car (our estimates). Waterside Shops is about 12 minutes south, and Fifth Avenue South in downtown Naples about 20 minutes. For healthcare, NCH North Naples Hospital, with adult and pediatric emergency departments open 24 hours, is about 2.6 miles and 7 minutes away, and NCH Vanderbilt Immediate Care about 8 minutes. A new Publix at US 41 and Wiggins Pass Road, expected in mid-2027, will add a second grocery option to the north. The full drive-time table is in the logistics section below.

An Ordinary Week at Cayman

A February week at Cayman might start with an early class at the Club’s Wellness Center or league tennis on the clay courts, then a walk out the side gate to the state park beach before the midday crowd. Afternoons are the building pool or the Club’s resort pool, and evenings are happy hour at the SandBar or dinner in the Royal Palm Room, all charged to the owner’s account. Weekends in season bring the free Paradise Beach Trolley, which starts at the Conner Park lot beside the community’s side gate. In summer the rhythm flips: the building is quieter, owners are away with water valves shut off as the declaration requires, and contractors work through the approved remodeling window from May 1.

Thinking of Selling or Buying at Cayman? Talk to McGreevy and Comisar

Cayman has no residence listed and none pending today, and its last eight buyers paid a median 89.81% of list. That combination rewards a seller who prices from the current buyer and punishes one who prices from 2023. Sellers: start with a free Cayman home valuation or call Jesse direct at (239) 898-6072, and we will show you the Cayman sales in your plan and floor band, not a North Naples average. Buyers: call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, and we will tell you which stacks fit your view, budget and leasing plans before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Cayman figure on this page is one we would defend across the table.

Cayman Market Snapshot: What Residences Actually Sell For

Cayman closed 22 residential sales in the 48 months to September 23, 2026, more than any other building at The Dunes of Naples, at a median of $1,200,000 and $606.41 per square foot. The last 12 months were softer: eight sales at a median of $1,087,500 and 89.81% of list, and no Cayman residence is listed today.

Data updated: September 2026

Every number in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, unless another source is named. The 12-month window is closings dated 09/24/2025 to 09/23/2026; the 48-month window is 09/24/2022 to 09/23/2026. Price per square foot is the median of per-sale ratios on MLS living area. For every Cayman sale in this period the MLS living area equals one of the four developer plan sizes (1,893, 1,950, 2,187 and 2,194 square feet), which are also the county roll’s base areas for this building, so the two size measures agree here. Where a sample holds fewer than ten sales we say “small sample,” and where the count is even we give the middle pair. We describe residences by floor and plan, never by unit number.

What Did Cayman Residences Sell For in the Last 12 Months?

Cayman was the busiest building at The Dunes in the last year: its eight closings were two-thirds of Island Cove’s 12, against two each at Antigua and Barbados. The price picture was softer than the volume. Cayman’s 12-month median of $1,087,500 sits below the Island Cove median of $1,187,500 (n=12, the mean of $1,175,000 and $1,200,000), and its $517.79 median price per square foot sits below Island Cove’s $547.82. Seven of the eight sales closed between 84.98% and 95.36% of list, and the deepest discounts went to the listings that sat longest.

Every Cayman Sale in the Last 48 Months

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Floors and plans are as entered on the MLS; the August 2026 sale was entered after closing at its contract price, so it carries no marketing time.

Cayman’s 48-Month Statistics

• Closed sales: 22, the most of any building at The Dunes (Barbados and Grande Geneva 15 each, Grande Excelsior and Grande Phoenician 13 each, Antigua and Grande Dominica 12 each, Sea Grove 3).
• Median sold price: $1,200,000 (n=22; the middle pair, the 11th and 12th sales by price, were both $1,200,000).
• Median list price: $1,325,000 (n=22; the middle pair were both $1,325,000).
• Median price per square foot: $606.41 (the mean of $602.56 and $610.26).
• Median sold-to-list: 91.28% (the mean of 90.79% and 91.76%).
• Median days on market: 80 (n=21, one sale entered at closing excluded).
• Range: $862,500 to $1,675,000. Volume: $27,167,360.
• At or above list: 2 of 22: a 4th-floor 2,194 square foot residence that sold for $1,366,000 against a $1,325,000 list after 3 days in April 2024, and the August 2026 sale entered at closing.

Over 48 months Cayman’s median price per square foot ($606.41) is the highest of the three Island Cove towers (Antigua $560.13, Barbados $603.92), even though its 12-month figure is the lowest. Cayman had more sales in the strong 2023 and 2024 market than its neighbors did, and those sales hold the four-year median up.

How Have Cayman Prices Moved Since 2023?

Every year is a small sample, so read direction, not precision. From 2023 to 2026 to date, Cayman’s median sale fell about 30% and its median price per square foot about 30% (our arithmetic), a steeper slide than Island Cove as a whole, whose median moved from $1,400,000 in 2023 (n=11) to $1,087,500 in 2026 (n=8). The mix explains part of it: 2026’s six sales include a terrace-level residence, a 2nd-floor residence, two 4th-floor residences and two 6th-floor residences, and nothing higher. No sales record states why buyers paid less, and we do not guess at motive. What the public documents do show is that buyers across Island Cove are pricing the post-Ian questions: original windows that the association says are “not impact glass,” carrier window notices at the neighboring towers, and a resale capital assessment that rose to 1.25% in 2026. A Cayman residence with replaced impact windows and a clean estoppel answers those questions, and it should be marketed that way.

Price Per Square Foot by Floor Plan

Cayman breaks a pattern its neighbors follow. In Antigua and Barbados, the 2,187 square foot corner plan with its 520 square foot balcony carries the highest median price per square foot of the four plans ($674.44 and $680.16 over 48 months, per the Southwest Florida MLS Matrix). At Cayman the same plan has the lowest, $548.70, because four of its five sales were on the 3rd, 4th and 10th floors between 2023 and 2026, and the fifth, an 8th-floor corner at $761.32 in November 2023, came before the slide. The 1,950 square foot center plan, of which Cayman has only 12, has the highest median price per square foot. With five or six sales per plan, one sale moves any of these medians, so we price a Cayman residence from its own plan, floor band and window status, not from a plan average.

Does a Higher Floor Pay at Cayman?

The middle floors led over four years. The highest sale in the building was an 11th-floor 2,194 square foot residence at $1,675,000 in May 2024, but the three other upper-floor sales (9th, 10th and 11th floors) closed at $1,190,000 to $1,200,000 after 66 to 235 days, at 85.30% to 88.89% of list. The lesson for a Cayman seller on a high floor is that the view premium is real only when the list price leaves room for it; the upper-floor listings that opened too high are the ones that sold at the deepest discounts. Four sales are a small sample, and no penthouse-level sale appears in the 48 months.

List Price vs Sold Price at Cayman

Across all 22 sales, sold-to-list ratios ran from 84.98% to 103.09%: one sale below 85%, six between 85% and 89.99%, seven between 90% and 94.99%, six between 95% and 99.99% and two at or above 100%. The median, 91.28%, means a typical Cayman buyer paid about $9 of every $100 below the final list price over four years, and about $10 in the last 12 months. That is a wider gap than the community’s 93.76% 48-month median, and it is the single most important number for a Cayman seller setting a first price.

How Long Do Cayman Residences Take to Sell?

Of the 21 marketed sales, six went under contract in under 30 days (3, 5, 16, 16, 17 and 23 days), eight took 30 to 90 days, two took 91 to 180 days and five took more than 180 days (185, 192, 235, 365 and 624). The quick sales were priced to the market on day one: all six closed at 90.73% to 103.09% of list. The long ones mostly were not: the 365-day and 624-day listings closed at 84.98% and 86.25% of their final list prices, and the 624-day sale, a 4th-floor 2,187 square foot residence at $862,500 in March 2026, is the lowest-priced residential sale anywhere at The Dunes in 48 months apart from a single Barbados sale. Time on market at Cayman costs money.

Residences That Sold Twice in Four Years

Three Cayman residences appear twice in the 48-month record, and they are the cleanest price evidence the building has, because the residence is the same:

• A 2nd-floor 1,950 square foot center residence sold for $1,350,000 in May 2023 and for $948,860 in July 2026, about 30% lower (our arithmetic).
• A 3rd-floor 2,187 square foot corner residence sold for $1,200,000 in June 2023 and for $1,170,000 in March 2025, about 2.5% lower.
• A 4th-floor 1,893 square foot residence sold for $950,000 in May 2025 and was recorded at $1,200,000 in August 2026, about 26% higher, a sale entered at closing.

The MLS rows do not say what changed inside those residences between sales, and condition, windows and furnishings can explain a gap in either direction. They do show why we never price a Cayman residence from its own last sale without walking it.

What Is for Sale and Pending at Cayman Today?

On September 23, 2026 the Southwest Florida MLS Matrix showed no active Cayman listing and no pending Cayman sale. Island Cove as a whole had two listings: a 2nd-floor 1,893 square foot residence at Antigua at $995,000 (50 days on market) and a 7th-floor 2,187 square foot residence at Barbados at $1,449,000 (119 days). Against Island Cove’s 12 closings in the last year, those two listings are about 2.0 months of supply, the tightest neighborhood at The Dunes. For the community-wide listing table, see the market section of our complete guide to The Dunes of Naples.

What Do Cayman Rentals Ask?

The MLS rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days) holds five Cayman rows, four active and one rented. Seasonal monthly asks on the four active listings were $10,500, $12,000, $12,000 and $13,000, a median of $12,000 (n=4, the middle pair both $12,000), with off-season asks of $4,000 to $8,000. The one closed rental was a 2,194 square foot residence entered as “2 + Den / 3 baths” at $13,000 a month in season. By plan, the 2,194 square foot residences asked $10,500 to $13,000 and the 1,893 square foot residences $12,000. These are asks, not achieved rents, and the leasing section below explains how often a new owner may rent.

How Cayman’s Market Compares to the Other Dunes Towers

Cayman is the entry point to The Dunes by price and the most liquid building by count. Its 48-month median of $1,200,000 (n=22) sits between Antigua’s $1,175,000 (n=12, the mean of $1,150,000 and $1,200,000) and Barbados’s $1,325,000 (n=15), and far below the four Grande Preserve towers, whose 48-month medians run from $2,125,000 at Grande Dominica and Grande Excelsior to $2,175,000 at Grande Phoenician; Sea Grove’s three sales had a median of $1,465,000 (Southwest Florida MLS Matrix, pulled September 23, 2026). A Grande Preserve residence sold for roughly 1.8 times a Cayman residence at the 48-month medians (our arithmetic), for about 1.2 to 2 times the living area. The full eight-building benchmark table is in the comparison section below, and the tower-by-tower market tables sit in our complete guide to The Dunes of Naples.

How Did Cayman Come to Be?

Cayman was built as the third of three identical Island Cove towers at The Dunes of Naples. Vanderbilt Partners II, Ltd. started it under a September 2000 notice of commencement and submitted it to condominium ownership as The Dunes of Naples III on August 30, 2001; the county tax roll dates it to 2001 and the association to 2002.

The Recorded Name, the Declaration and the Association

The legal name is “The Dunes of Naples III, a Condominium.” The original Declaration of Condominium was recorded August 30, 2001 at Official Records Book 2884, Page 1958, an 83-page instrument, per the Collier Clerk’s index record for the original Cayman declaration. Article 2 of the current declaration records that “On August 30, 2001, Vanderbilt Partners II, LTD (‘Developer’) submitted the property … to condominium ownership.” The clerk’s index lists the developer, its general partner CG&S Investors, Inc. and Comerica Bank, the construction lender, as parties.

The association is The Dunes of Naples III Condominium Association, Inc., a Florida not-for-profit corporation filed January 23, 2001 and still active, whose Amended and Restated Articles were filed May 2, 2022. The current governing text is the Amended and Restated Declaration, Articles and Bylaws adopted at a special membership meeting on April 5, 2022 and recorded May 1, 2022 at OR Book 6119, Page 3532 (82 pages), per the Collier Clerk’s record of the 2022 restatement, with the full text posted as the Dunes III amended and restated governing documents. The Florida Division of Condominiums carries the project as an 84-unit condominium recorded August 30, 2001. Cayman is also part of the master community governed by The Dunes of Naples Property Owners Association, Inc. under the Declaration of Covenants and Easements recorded at OR 2777, Page 3027.

Who Built Cayman?

The developer of record is Vanderbilt Partners II, Ltd., a Florida limited partnership (renamed Vanderbilt GFG II, Ltd in December 2025) whose general partner was CG&S Investors, Inc., a Detroit-based corporation. Signature Communities, Inc. was the Naples company that developed and marketed The Dunes, and the records point to Detroit’s Soave Enterprises as the parent group. Bayside Builders, Inc. is the general contractor of record on every recorded notice of commencement for The Dunes from 1999 to 2006, and Comerica Bank financed construction under a $63,000,000 mortgage recorded in 1999, per the Collier Clerk’s record of the Comerica construction mortgage. The recorded exhibits credit Architects Consortium, Inc. with the design of three Grande Preserve towers; we did not read an architect’s credit on the Island Cove sheets, so we do not extend it to Cayman.

Construction and the First Sales, 2000 to 2002

Cayman went up under the notice of commencement dated September 14, 2000 for the second phase of the community, which described “Clubhouse, guardhouse and gates, one pumphouse, four swimming pools, six tennis courts, seven guest cottages and three condominium buildings containing 84 units each,” per the notice of commencement at OR 2721, Page 2917. Collier County’s milestone list gives Cayman a certificate of occupancy date of August 23, 2001, one week before the declaration was recorded, per the county’s list of milestone buildings by year.

The first owners moved fast. The recorded developer deeds show 70 Cayman closings in 2001 and 12 more in 2002, which means the building was essentially sold out within about a year of its declaration. That is why the association’s “constructed in 2002” and the roll’s 2001 can both feel right: the building was finished and certified in 2001, and much of its first occupancy came in the 2002 season. Launch prices were not published in any record we read.

Twenty-Five Years of Recorded Change

The recorded history after the developer left is short and specific:

• 2012: the association granted Comcast of the South an easement for a broadband communications system tied to a services agreement dated March 1, 2012.
• 2013 to 2015: owners voted on September 16, 2013 to tighten leasing to four leases a year with a 90-day minimum; the amendment was recorded July 2, 2015.
• 2016: the pool and spa were resurfaced.
• 2018: the roof was torn off and replaced with a GAF SBS heat-welded modified-bitumen system.
• 2019: owners, by written consent, returned the minimum lease to 30 days but limited new owners to one lease per 90 days, recorded February 21, 2019.
• 2022: the full restatement of the declaration, articles and bylaws.
• 2023 to 2025: the post-Ian cycle of lobby drywall replacement and a full re-roof.
• 2023 to 2026: Collier County’s milestone inspection cycle, completed, with the next milestone in 2036.

Each of these is covered in its own section below, with the recording references.

The Residences: Floor Plans, Sizes and Views

Cayman’s 84 residences come in four floor plans shared with the other two Island Cove towers at The Dunes of Naples: 1,893, 1,950, 2,187 and 2,194 square feet of air-conditioned space, all with three bedrooms and two or three baths, seven to a floor across 12 residential levels over a ground-level garage.

Data updated: September 2026

The plan set the association links from the Cayman page is the developer’s Island Cove floor plan sheet, shared by all three Island Cove towers. Every Cayman closing in the last 48 months carries one of its four living areas on the MLS, and the Collier County tax roll carries Cayman’s 84 residences at the same four base areas: 24 at 1,893, 12 at 1,950, 24 at 2,187 and 24 at 2,194 square feet.

The Four Plans at a Glance

Sources: the Island Cove floor plan sheet for plan data; the Collier County tax roll, 2026 preliminary, for counts.

The 2,187 Square Foot Corner Plan (Stacks 01 and 07)

The corner plan is the Island Cove showpiece: a great room of about 29 feet by 26 feet 6 inches, a 12 by 12 foot dining room, a breakfast area, a 9 by 17 foot kitchen, a 15 by 18 foot master, a 14 by 11 foot den/bedroom and a 14 by 12 foot guest suite, with a wraparound balcony of about 10 by 40 feet plus a 5 by 9 foot return, 520 square feet in all. It is the plan with the most glass and the widest view at each end of the building. At Cayman it has not carried the premium it carries next door (see the market section), so a buyer who wants the corner plan has had more room to negotiate here than at Antigua or Barbados.

The 2,194 Square Foot Plan (Stacks 02 and 06)

The largest living area in the building, laid out long rather than wide: a great room of about 16 by 28 feet, 11 by 11 foot 6 inch dining, a breakfast nook, a 15 by 11 foot kitchen, a 15 by 15 foot master, a 14 by 13 foot den/bedroom, a guest suite of about 13 by 13 feet and a 10 by 31 foot lanai. Some rental listings describe this plan as “2 + Den / 3 baths” because the plan labels the third room “Den/Bedroom.” This plan produced both the highest sale in the building ($1,675,000, 11th floor, May 2024) and the only terrace-level sale ($1,000,000, January 2026).

The 1,893 Square Foot Plan (Stacks 03 and 05)

The most efficient plan, with a split layout: a 16 by 14 foot great room plus a separate 16 by 10 foot family room, a 10 by 13 foot kitchen, 12 by 11 foot dining, a master of about 13 by 15 feet 6 inches, a den/bedroom of about 13 by 15 feet and a guest suite of about 11 feet 6 inches by 13 feet 10 inches, with a 10 by 17 foot lanai. Two baths. At Cayman it has sold for $925,000 to $1,550,000, the top being an 8th-floor residence in September 2024 at $818.81 per square foot, the highest price per square foot in the building’s 48-month record.

The 1,950 Square Foot Center Plan (Stack 04)

One per floor, 12 in the building. Its great room is square, about 23 feet 6 inches on each side, with a 12 foot 6 inch by 12 foot kitchen, a 16 by 14 foot master, a 14 by 12 foot den/bedroom, a guest suite of about 12 feet 6 inches by 13 feet and an 11 by 16 foot lanai. Two baths. It trades more often than its count suggests: six of the 22 Cayman sales in 48 months were center residences, including both the 7th-floor $1,550,000 sale in March 2023 and the 2nd-floor $948,860 sale in July 2026.

Terrace, Typical Floors and Penthouse Level

The association calls Cayman “twelve-story.” On the recorded Island Cove plan, the stack is 12 residential levels, a Terrace level, floors 2 through 11 and a Penthouse level, over a ground-level garage, and Cayman’s county roll numbering follows the same stack. The Collier Clerk’s index labels Cayman’s top-floor residences “P/H,” and the MLS labels a terrace residence “T.” No separate penthouse plan is published: penthouse and terrace residences carry the same four floor areas on the county roll. We did not read Cayman’s own elevation sheet, so we give no penthouse floor elevation for this building; at Antigua, whose stack is the same, the recorded penthouse floor is 126.04 feet on the NGVD 1929 datum.

Terrace residences carry their terraces as limited common elements. Residences above the terrace level must follow the flooring rule: wall-to-wall carpet over high-quality pad except in kitchens, baths, balconies, foyers and laundry areas, or hard floors with prior written Board approval over approved sound-deadening material (Declaration Section 9.4).

Ceilings, Structure and What You Own

Cayman’s slabs are post-tensioned concrete. The association’s scanning notice posted to the Cayman library says “The towers at the Dunes were all built with post tension cables (PTC) poured into the concrete slabs,” and requires X-ray or ground-penetrating radar scanning before any floor or ceiling penetration, from flooring and shutters to chandeliers and window-treatment anchors, per the association’s post-tension cable notice for Cayman. Scanning “typically begins around $500+”; past tendon repairs ran “$20k-$50k.”

No document states Cayman’s ceiling height. On the recorded Antigua elevation sheet, the identical stack’s floor-to-floor spacing works out to roughly 9.6 to 9.7 feet (our arithmetic), which is floor-to-floor, not finished ceiling height.

What you own is set by Section 8.1 of the declaration: the unit runs from the unfinished upper surface of the concrete floor to the unfinished lower surface of the ceiling slab, and to the unfinished interior surface of the perimeter drywall. Windows, doors, screens and their frames are excluded from the unit boundaries, but Section 9.2.1 still makes the owner responsible for maintaining “the window installations originally installed by the Developer or subsequent replacement thereof.” That split is covered in the special assessments section below.

Garage Space, Storage and Elevators

Each residence has “the exclusive use of one (1) parking space” in the garage, assigned by the developer in the original deed and passing with title whether or not a later deed mentions it (Section 1.30.1), and “An assigned parking space may not be transferred” separately (Section 23.1). Spaces are numbered. The declaration also treats air-conditioning equipment outside the unit that serves only that unit, and any attached balcony, terrace or lanai, as limited common elements.

Storage is a gap in the public record. The declaration requires owners to give the association keys or codes to any “storage unit,” and the association’s Ian account says storage lockers “were significantly affected in many buildings,” but no public document says whether Cayman residences have assigned lockers or how many. Ask the seller and Site Management before closing.

Florida DBPR lists two elevator certificates at Dunes III, searchable through the state’s license and elevator certificate search. The elevators run on the building generator, and one is designated the service elevator during remodeling season.

No Guest Cottages or Cabanas at Cayman

Cayman has no guest cottage or cabana units. Those exist only at Grande Excelsior (10), Grande Phoenician (6) and Grande Geneva (6) as separate small condominium units, and at Grande Dominica as 14 plaza-deck cabanas assigned to residences as limited common elements. Every Cayman parcel on the county roll is a full residence, so no Cayman residential statistic on this page is affected by a small-unit sale.

What Amenities Come With a Cayman Residence?

A Cayman residence comes with two layers of amenities at The Dunes of Naples: the building’s own private heated pool, spa, outdoor gas grills and renovated lobby, and full privileges at The Club at the Dunes, a 25,000 square foot clubhouse with dining, a Wellness Center, clay tennis and pickleball, all inside the gate.

Data updated: September 2026

The Building: Pool, Spa, Grills and Lobby

The Cayman page lists “a newly renovated lobby, private heated swimming pool, spa and outdoor gas grills.” The pool and spa were resurfaced in 2016 under a notice of commencement with Finishing by Baker, per the Collier Clerk’s record of the 2016 pool and spa notice, and the association’s Ian account says “All pool pumps were lost to the surge” community-wide in 2022, so the pool equipment in service today postdates the storm (our inference). The declaration keeps pets off the pool deck, and the lease rules keep diving, running and jumping out of it. There is no lifeguard; the Barbados guide next door sets pool hours at dawn to dusk, and Cayman’s own rules booklet is not posted publicly, so confirm hours with Site Management.

The lobby is the other visible change. After Ian, the Cayman association recorded notices of commencement with Prestige Coating and Construction for “2ft of Drywall replacement throughout lobbies” in November and December 2023 and again in March 2025, and the association now describes the lobby as “newly renovated.” Its completion date is not published.

Cayman has no advertised fitness room, business center or social room of its own. For those, owners walk to the Club.

The Club at the Dunes: Dining, Wellness and Events

The association’s Club page describes “an all new 25,000 square-foot clubhouse” completed in 2019 in a $9.2 million Amenities Center renovation and expansion. Dining runs through four venues listed on the Club’s dining page: the Royal Palm Room (“Resort Casual Indoor Dining”), the Terrace, the SandBar and the poolside Tiki Bar, home of the Friday Night Happy Hour. The Club caters private events for up to 250 guests. Cash is not accepted; everything charges to the owner’s account.

The Wellness Center came online in 2019 with classes in “Strength, Balance, Flexibility, Cardio, Pilates, Yoga and Aqua formats,” two therapy rooms, personal trainers and two infrared saunas in the locker rooms. The Club also has a large resort-style pool with Tiki Bar service, separate from Cayman’s own pool.

Tennis and Pickleball

Racquets are a large part of life at The Dunes. Cliff Drysdale Tennis, a Troon company, runs the program on six Har-Tru clay courts, and the association announced four new regulation-size pickleball courts, per the association’s racquets page. The program fields 11 league teams rated 2.5 to 3.5 plus a 7.5 mixed doubles team. For a county-wide view of racquet communities, see our guide to tennis and pickleball communities in Collier County.

What Cayman Owners Do Not Get

Three amenities at The Dunes are not Cayman amenities. The Grande Preserve Concierge Center at 280 Grande Way, with its concierge, business center and package service, belongs to the Grande Preserve at The Dunes Community Association and serves only the four Grande towers; Cayman owners work through Site Management at 310 Dunes Blvd instead. The Floridian Club, a private beach club on Vanderbilt Beach, attaches only to “select units” in the four Grande Preserve towers, per the association’s Grande tower pages; no Cayman residence carries it. Golf is not part of The Dunes at all. If golf is on your list, compare our guide to Naples golf communities.

The Food and Beverage Minimum

Every Cayman owner carries the POA’s $1,000 calendar-year food and beverage minimum at the Club, adopted December 1, 2023 and effective January 1, 2024 under Section 6.11 of the master Declaration of Covenants and Easements, per the POA’s food and beverage minimum policy. Any shortfall is billed as a “Deficiency Amount” treated as “an Assessment subject to a lien.” On a resale, the buyer’s minimum for the year of closing is reduced by what the seller already spent. For 2026, the Cayman Q&A sheet says the minimum will not be charged in advance and any shortfall appears on the December 2026 Club statement.

What Are the HOA Fees at Cayman?

The 2026 regular assessment at Cayman is $7,663.50 per quarter for every one of its 84 residences, or $30,654 a year, per the association’s 2026 Q&A sheet, which says the master POA assessment is included in that condominium budget. It is the lowest all-in fee of the three Island Cove towers at The Dunes of Naples.

Data updated: September 2026

The 2026 All-In Quarterly Assessment

Cayman is simple where the Grande towers are not: every residence pays the same share. Article 6 of the declaration gives each of the 84 units a 1/84 share of the common elements, common expenses and common surplus, so the 1,893 square foot residence and the 2,194 square foot residence pay the same fee. The statutory Cayman 2026 Q&A sheet, “as of January 1, 2026,” answers:

• “The quarterly assessments for the year 2026 are $7,663.50,” payable quarterly in advance on January 1, April 1, July 1 and October 1.
• The association is a member of The Dunes of Naples Property Owners Association, Inc., and “Unit owners are liable for the assessments of the Property Owners Association which assessments are included in the Condominium budget. In 2026 the quarterly assessment for the Dunes of Naples Property Owners Association is $2,380.50.”
• No rent or land-use fees for recreational facilities.
• No court case in which the association may face liability over $100,000.

Because the fee is flat, the larger plans are the better value per square foot on carrying cost, which is worth weighing when you compare plans.

What the Assessment Covers

The Q&A sheet names one thing inside the Cayman budget in so many words: the POA assessment of $2,380.50 a quarter, which funds the master association’s Club, gate and grounds. That leaves $5,283.00 a quarter for Dunes III’s own operating budget and reserves (our arithmetic). The declaration tells you what that budget has to pay for, because Section 9.1 assigns the association the building’s exterior painting and waterproofing, structure, roofing, parking facilities, shared plumbing, electrical from the unit breaker panel outward, all fire-sprinkler and life-safety equipment and all drywall “regardless of where located.” Section 12 requires replacement-cost insurance on the building and reasonable efforts to carry flood insurance.

The Q&A sheet does not itemize utilities, cable or internet, and Cayman’s 2026 budget is posted only in the owners’ portal. A bulk broadband agreement with Comcast dated March 1, 2012 is recited in a recorded easement, and the declaration lets the board treat communications services as a common expense, but whether that service is in the current budget is not stated publicly. Ask for the adopted budget before you rely on it.

How MLS Listings Split the Same Fee

Cayman listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, enter the fee as a “condo fee” of $5,283.25 (or $5,283.00) a quarter plus a “master” fee of $2,381 a quarter. Add $5,283.00 and $2,381 and you get $7,664, which is the Q&A sheet’s $7,663.50 with the POA’s $2,380.50 rounded up to $2,381; the $5,283.25 entries run 25 cents higher (our arithmetic). So the master fee is not an extra charge on top of the condo fee; it is a slice of the same total. The same listings show “total annual recurring fees” of $31,652, about $998 more than four times the quarterly total; that gap appears to include the Club’s $1,000 food and beverage minimum, which is our reading of the numbers, not a statement in the listings.

An older Cayman row entered in 2025 shows a condo fee of $5,100 and a master fee of $2,282, a $7,382 quarter. Taken at face value, the all-in quarter rose about 3.8% from 2025 to 2026 (our arithmetic on listing entries, not on the association’s 2025 budget, which we did not read).

Cayman’s Fee Against Antigua and Barbados

Sources: the Dunes of Naples I 2026 Q&A sheet, the Dunes of Naples II 2026 Q&A sheet and the Cayman sheet above. Three identical buildings, three different budgets. Whether Cayman’s lower figure reflects lower reserve funding, a different reserve schedule or the recent roof replacement is not stated in any public document, and we draw no conclusion from it. A buyer should read the reserve schedule and any structural integrity reserve study before treating the lower fee as a saving.

The 1.25% Resale Capital Assessment

The master POA collects a Resale Capital Assessment on every Cayman resale. The Cayman page carries the POA’s notice that the assessment rose “from the greater of .75% of the gross sales price to 1.25% of the gross sales price,” effective for sales contracts approved after May 31, 2026, with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements. The Cayman purchase application states it as “the greater of the following: (a) $1,000.00 or (b) the total of 1.25% of the gross selling price,” collected in the estoppel.

Worked examples at Cayman’s own medians (our arithmetic):

The contract decides who pays; no association document we read assigns it to buyer or seller. It is collected at closing through the estoppel.

Application, Lease and Transponder Fees

Section 16.6 of the declaration says Dunes III will not charge for a lease extension or renewal; the POA’s separate renewal fee is a master-association charge.

Property Taxes at Cayman

On the Collier County tax roll, 2026 preliminary, Cayman’s 84 parcels carry a median total just value of $977,084 and a median total tax bill of $9,185.21, with just values from $587,817 to $1,218,986. Millage in the district is 9.8670 mills before any voted debt (county 4.3943, school 4.1470 and other 1.3257, which includes the Vanderbilt Beach MSTU, levied at 0.465 mills in 2024 per the Florida Department of Revenue’s 2024 Collier taxing authority table). Non-ad valorem assessments are $0.00 on every Cayman parcel, so there is no community development district. Because only 22 of 84 Cayman parcels are homesteaded, most owners pay on full assessed value, and a buyer’s first bill resets after the sale; at 9.867 mills, a $1,087,500 taxable value produces about $10,730 before exemptions (our arithmetic).

Special Assessments, Reserves and Florida Condo Law at Cayman

Cayman has completed its Collier County milestone inspection, with the next one due in 2036, and no special assessment has been announced publicly as of September 23, 2026. Its structural integrity reserve study is not posted publicly, and whether The Dunes of Naples III is among the associations told to replace windows is not stated.

Data updated: September 2026

Milestone Inspection: Completed, Next in 2036

Collier County’s live milestone record for Cayman, queried September 23, 2026 from the county’s milestone status map service, shows permit PL20230006670, application “The Dunes of Naples III Condo,” location “325 Dunes BLVD 3, (BLDG),” status “Milestone Completed” and cycle “Cycle Completed,” with a next milestone inspection year of 2036. The same status appears on the county’s Milestone Status dashboard. Under Collier County’s milestone inspection program, buildings within three miles of saltwater reach their first milestone at 25 years and recertify every ten years, which is consistent with a first cycle closed in the mid-2020s and a 2036 next date.

“Milestone Completed” tells you the county closed the cycle. It does not tell you what the engineer found or whether a Phase 2 inspection or repair list followed; that report sits in the county permit file under PL20230006670, and we have not read it. A buyer should ask the association for it by name.

SIRS and Reserves

Florida’s structural integrity reserve study requirement (section 718.112(2)(g), Florida Statutes) applies to Cayman because it is well over three stories. No Dunes III SIRS is posted publicly, and the state’s SIRS reporting database could not be read for this page. The only Dunes tower with a publicly confirmed SIRS is Barbados, whose January 2026 newsletter describes a 2026 study by Dreux Isaacs & Associates; whether the same firm or cycle covers Cayman is not stated. The Cayman Bylaws (Section 7.1) still contain the older text allowing owners to waive or reduce reserves by majority vote; for SIRS components, Florida law no longer allows that after December 31, 2024, so that clause is limited by statute (our reading of the statute).

Special Assessments: None Announced

As of September 23, 2026, the Cayman page carries no special-assessment notice and no window-replacement notice, unlike its neighbors: the Barbados association “has settled a window claim from Hurricane Ian” and will adopt a special assessment for total window replacement (amount not yet set), and Antigua’s page reports a carrier notice that window replacement is necessary to safeguard insurability. The association’s general real estate page says “some Dunes associations” received such carrier notices without naming them, so whether Dunes III is one of them is not public. Budgets and minutes are in the owners’ portal. The estoppel is where any assessment will show, and a buyer should read the last 12 months of minutes before the inspection period ends.

Windows: Who Pays, and What Qualifies

This is the most important due-diligence item at Cayman. The association’s hurricane FAQ says “Island towers and Sea Grove windows if original, are not impact glass,” per the association’s Hurricane Ian frequently asked questions. Under Section 9.2.1 of the declaration, “The Unit Owner shall Maintain the window installations originally installed by the Developer or subsequent replacement thereof,” including frame, glass and locks, and owners also maintain sliding glass doors (9.2.4) and hurricane shutters (9.2.8). Section 9.11 lets the board, with any vote the statute requires, install code-compliant protection “including, but not limited to, code compliant impact glass, windows, and/or doors” whether or not it is a material alteration, with costs and credits as the Condominium Act provides. That is the clause an association-wide window program would run under.

Since July 20, 2021, every replacement window or slider at Cayman must meet the board’s specification: fixed and single-hung windows only, “Bone White, Kynar finish” frames, “Large Missile Impact-rated, Single Pane, Evergreen, Low E Coating” glass, no muntins on west-facing windows, a solar heat gain coefficient of 0.25 or less and a U-factor of 0.65 or lower, installed by a Florida-licensed commercial window installer with engineer-prepared drawings, per the Cayman window, slider, shutter and lanai enclosure specifications. Roll-down shutters must be extruded aluminum with white 50 or 55 mm slats, and lanai glass enclosures need 9/16 inch impact glass if no shutters are installed. How many Cayman residences have already replaced their windows is not published.

Florida’s My Safe Florida Condominium program can reimburse association hardening, but under 2025 changes only where windows are common elements under the declaration and the association complies with milestone and SIRS rules, per the Florida Senate summary of CS/CS/HB 393. Cayman’s declaration puts window maintenance on the owner, so whether Cayman windows qualify is a question for the association’s counsel.

Post-Tension Cables: Scan Before You Drill

Every Dunes tower, Cayman included, was built with post-tensioned slabs. The Cayman library’s scanning notice requires X-ray or GPR scanning before any floor or ceiling penetration and warns that tendon repairs have run “$20k-$50k,” borne by the contractor or owner. Budget about $500 or more per scan.

Amendment, Emergency and Termination Powers

A few provisions matter to anyone buying for the long term. Declaration amendments need only a majority of the entire voting interests, 43 of 84 (Section 18.3). Material alterations by the association that cost more than 6% of the annual budget in a year need a majority of all voting interests; necessary maintenance needs no owner vote at any cost (9.8). Under a hurricane watch or warning the board may shut down elevators, electricity and air conditioning, dry out units and replace air conditioning at owner cost, and adopt emergency assessments (Article 21). If a casualty leaves more than half the units uninhabitable, the building is rebuilt unless 75% of all voting interests agree otherwise (13.2).

The Cayman Declaration and Rules, Article by Article

Cayman is governed by the 2022 Amended and Restated Declaration of The Dunes of Naples III, recorded at OR 6119, Page 3532, plus board rules and the master covenants of The Dunes of Naples. The articles below are the ones that change how owners live, rent, renovate, park and sell, quoted from the recorded text.

Data updated: September 2026

Use and Occupancy (Article 14.1)

Each residence is a single-family residence only, with no commercial use; a home office or telecommuting is allowed if no clients come on site and there is no signage. On occupancy, the declaration is more generous than the Q&A summary: “No more than two (2) Persons per bedroom plus two (2) may reside in a Unit. No more than two (2) Persons per bedroom plus four (4) … may sleep overnight in a Unit.” For a three-bedroom Cayman residence that is eight residents and ten overnight sleepers by our arithmetic, while the Q&A sheet condenses the rule to “not … regularly occupied by more than two persons per bedroom.” The declaration is the controlling text; ask the association which reading it applies. Anyone other than an owner or family member who stays overnight more than 30 days in a calendar year needs board approval, and the definition of “Family” limits unrelated occupants to two natural persons.

Alterations and Floors (Articles 9.4 to 9.8)

Every residence above the terrace level must have wall-to-wall carpet over high-quality pad except kitchens, baths, balconies, foyers and laundry rooms; hard floors elsewhere need prior written board approval over approved sound-deadening material, inspected before the new floor goes down. The current specification is Proflex RCU 250 under tile, marble or wood, and Proflex LV200 or LV100 under luxury vinyl tile, per the Dunes of Naples III contractor guidelines effective April 8, 2026. Anything visible from outside, moving walls, relocating plumbing, electrical or ductwork, raising ceilings, or any work needing a permit counts as structural and needs written board consent; like-for-like replacement of cabinets, appliances and fixtures does not, unless a permit is required.

Remodeling Season and Contractor Rules

Major remodeling (hard-floor work, wall changes, substantial mechanical, electrical or plumbing work, slider replacement, concrete penetrations, kitchens and baths) may run only in the off-season. The contractor guidelines say May 1 to November 20; the Cayman remodeling and delivery rules dated April 8, 2026 say the board “will vote to limit Major Remodeling projects … to the timeframe from May 1st through November 15th each year.” Both carry the same date, so plan on November 15 and confirm with Site Management. Work hours are 8:00 a.m. to 4:30 p.m. Monday to Friday and 8:00 a.m. to 1:00 p.m. Saturday, never Sundays or holidays. Contractors need $1,000,000 per occurrence and $1,000,000 aggregate liability coverage naming the association, workers’ compensation proof and copies of all permits; they enter through the garage, give 24 hours’ notice for elevator drapes, use only the service elevator, haul debris daily (never through the trash chutes) and finish floor removal within four days.

Windows, Shutters and Lanai Enclosures (Articles 9.2, 9.3 and 9.11)

Owners maintain windows, sliders, entry doors and locks, shutters, screens and balcony floor coverings; the association maintains structural balcony floors, ceilings and railings. Screen doors at the front entry are prohibited. No one may puncture a balcony floor, wall or ceiling without written board approval, hot tubs on balconies are prohibited, and lanai enclosures follow a board-approved basic plan. The July 2021 specification described above governs every replacement.

Parking and Vehicles (Articles 1.30.1, 14.5, 14.6 and 23)

One assigned garage space per residence, passing with title and not separately transferable. Barred from the common elements, including garage spaces: commercial vehicles (any lettering, logos, racks or ladders), trucks other than “Permitted Pick-up Trucks,” ATVs, golf carts, RVs, boats and jet skis, “Motorcycles, motorized scooters, mopeds or similar vehicles,” and all trailers. A permitted pickup is rated 3/4 ton or less at factory height, with no lift kit or oversized tires, a box of 8 feet or less and no hitch attached while parked. One vehicle per space, no repairs beyond minor emergencies, and inoperable vehicles may be towed after 24 hours. The purchase application repeats that “Motorcycles are not allowed on Dunes Property at any time.”

Electric Vehicle Charging

Cayman’s board adopted an EV policy by resolution dated March 29, 2022 and approved in April 2022. Owners may install an outlet and charging equipment in their assigned garage space at their own cost, through architectural review (review fee up to $500), with a licensed electrician and permits, and no cords or chargers on the garage floor. Because the building has no sub-meters, EV users pay a flat $300 a year (full-time) or $150 a year (seasonal, under six months), billed each January, per the Cayman electric vehicle policy. Unlike Barbados, Cayman’s policy has no separate trickle-charger fee. On a sale, the equipment is removed or the buyer signs onto the policy before transfer.

Signs (Article 14.4)

“No Person may post or display any signs anywhere on the Condominium Property, including ‘For Sale,’ ‘For Rent,’ ‘Open House’ and other similar signs.” A Cayman listing is marketed without a sign in the window or on the grounds.

Sales and Transfers (Article 17)

Every sale, gift, inheritance, agreement for deed or lease-option needs prior written board approval, which may include a criminal background check, past-residency verification and an interview of buyers and all occupants. The board has 30 days after a complete application; if it disapproves an arm’s-length sale without good cause, the association must deliver a buyer (or buy itself) at the contract price within 30 days or the sale is deemed approved. Entity or non-spouse co-owners must designate one natural-person “Primary Occupant,” changeable once per 12 months, and timeshare, “Unit Sharing” and “Fractional Ownership” are prohibited. Buyers are jointly and severally liable with the seller for the seller’s unpaid assessments (10.1), which is why the estoppel matters.

Guests (Article 15)

Owners may have overnight guests while away only with prior written notice to the association. Guests staying more than 30 days in a calendar year become residents subject to approval. Tenants may not have guests when the tenant is absent. The board may suspend or ban a guest after a 14-day-notice hearing and may demand proof that a “guest” stay is not a disguised rental.

Board, Fines and Voting

Five directors serve staggered two-year terms under the Bylaws; one-third of the voting interests is a quorum; and fines run up to $100 per violation and $1,000 for a continuing violation after 14 days’ notice and a committee hearing. Each residence has one vote.

Is Cayman a 55+ Community?

No. Cayman has no age restriction. The association’s 2026 Q&A sheet for The Dunes of Naples III says, in its answer on use restrictions, “There are no age restrictions,” and nothing in the 2022 Amended and Restated Declaration sets a 55-and-over rule. Families may own, rent and visit, subject to the occupancy limits.

Data updated: September 2026

What the Documents Say About Age

The Q&A answer reads in full: “A unit may be used only for residential use and may not be regularly occupied by more than two persons per bedroom. There are no age restrictions. Pets must be controlled. Other restrictions may be found in Section 14 of the Declaration of Condominium.” The declaration’s use restrictions in Article 14 address occupancy, pets, signs and vehicles, not age. The community as a whole is not age-restricted either; six of the eight Dunes associations say so in their Q&A sheets.

Who Actually Lives Here

Not being a 55+ building does not make Cayman a family building. The tax roll shows most owners are seasonal (62 of 84 parcels without a homestead exemption), and the house rules are written for a quiet, adult-leaning tower: supervised children at the pool, clothing and shoes required in common areas, and no disturbing noise. The zoned public schools are covered below.

Can You Rent Out a Cayman Condo?

Yes, with limits. Every Cayman lease needs board approval, runs at least 30 days and at most one year, and an owner who took title after February 21, 2019 may lease only once in any 90-day period. Owners who took title on or before that date keep up to 12 leases a year. Tenants may not keep pets.

Data updated: September 2026

The Current Rule (Article 16)

All leases must be in writing to natural persons, and the association has 30 days from a complete application (and interview, if required) to approve or disapprove, after which the lease is “deemed approved.” “No individual rooms may be rented and no transient tenants may be accommodated. ‘Rent-sharing’ and subleasing are prohibited.” Then the key sentence: “The minimum lease term is thirty (30) days. No Unit may be leased more than one (1) time in any ninety (90) day period.” The first day of occupancy decides which 90-day period a lease falls in. The maximum term is one year, with extensions or renewals by board approval, and no one may advertise a lease shorter than the minimum. The board may require a security deposit of up to one month’s rent, held in escrow, and may act as the owner’s agent to evict a tenant who breaks the rules.

The February 21, 2019 Line, and Why It Matters to Buyers

The 2022 declaration writes the date into the text: the once-per-90-days limit “shall apply only to those record title Owners who took title to their Unit after the effective date (i.e. February 21, 2019) of the applicable amendment establishing this leasing restriction. Owners who took title to their Unit on February 21, 2019 or earlier are allowed to lease their Unit no more than twelve (12) times in any calendar year for a minimum lease term of thirty (30) days.”

The right follows the owner, not the unit. Every buyer who closes today is on the once-per-90-days track, which in practice means at most about four leases a year with a 30-day minimum. The Cayman lease application says the same thing in plain words: “Units purchased after February 2019 may be rented only ONCE during a 90-day period (i.e., 4x per year).” A seller who holds the older 12-lease right should not market it as a feature of the residence, because it does not transfer. No percentage cap on the number of rented units appears in the declaration.

How the Leasing Rule Got Here

The recorded amendments show three changes in 21 years:

1. Original 2001 text: up to 12 leases per calendar year, no more than one per month, a 30-day minimum and a 28-day minimum for February leases.
2. 2015 amendment (adopted at a special members’ meeting on September 16, 2013, recorded July 2, 2015 at OR 5170, Page 2369): cut leasing to four per calendar year and raised the minimum term to 90 days, per the Collier Clerk’s record of the 2015 Cayman leasing amendment.
3. 2019 amendment (adopted by written consent, recorded February 21, 2019 at OR 5600, Page 2802): brought the minimum back to 30 days, set the once-per-90-days limit for later buyers and let then-current owners lease up to 12 times a year, per the Collier Clerk’s record of the 2019 Cayman leasing amendment.

The 2022 restatement carried the 2019 rule into Article 16. For an investor, the history says Cayman owners have moved toward flexibility on term and toward control on frequency, which is the balance most seasonal renters want: a January to March lease, then an April lease, fits the rule.

Lease Fees, Timing and Rental Demand

A Cayman lease costs $150 to the Dunes of Naples III association and $250 to the POA, plus $25 per tenant vehicle transponder, per the Cayman lease application. The application is due at least 30 days before the lease starts, with a criminal background check on every named tenant and dues current at approval and throughout the lease; tenants present the approved lease at the guard gate to enter. Demand is steady: the MLS rental search pulled September 23, 2026 showed four active Cayman listings asking $10,500 to $13,000 a month in season (median $12,000, n=4) and one rental closed at $13,000 in season. Island Cove seasonal asks ran $10,500 to $16,000 across the three towers.

Pet Rules at Cayman

Cayman owners may keep a maximum of two pets under Section 14.3 of the 2022 Amended and Restated Declaration, subject to board rules, and unlike its two Island Cove neighbors, Cayman’s declaration names no banned dog breeds. Tenants may not keep pets, and no animal may use the pool deck or other common structures.

Data updated: September 2026

What Owners May Keep

“The Owner of each Unit may keep a maximum of two (2) pets in the Unit, subject to additional Rules and Regulations.” Livestock (the declaration lists potbelly pigs, rabbits, chickens and ducks), exotic and venomous animals, breeding and commercial use are prohibited. Pets must be caged, carried or leashed on the common elements, never left unattended or tied out, and owners pick up waste and indemnify the association. “No animal or pet is permitted on or in the Association’s pool, pool deck, fitness center, or any other structure within the Common Elements.” An aggressive animal must be corrected or permanently removed from the common elements after written notice. The purchase application asks whether pets will live in the residence and their breed and weight.

How Cayman Compares on Pets

Sources: the Cayman and Antigua 2022 amended and restated declarations and the Barbados pets Q&A. For a buyer with a larger or restricted-breed dog, Cayman is the Island Cove tower to look at first, subject to any board rule the association adopts. Tenants may not have pets in any Dunes building, and the county’s Bluebill beach access posts no dogs, so plan dog walks inside the gates and along the county paths.

Hurricanes, Flood Zone and Insurance at Cayman

Cayman maps in FEMA Zone AE with a 10-foot base flood elevation, sits in Collier County Evacuation Zone A and took Hurricane Ian’s surge in its garage and elevator pits; the association warned that Buildings 1 to 3 at The Dunes of Naples would be without elevators for over four weeks. The risk sits at ground level.

Data updated: September 2026

What Hurricane Ian Did at Cayman

The association kept its own account on its Hurricane Ian Information Center page. For Cayman, the facts that matter are these:

• “Buildings 1-3 will be without elevators for over 4 weeks.” Cayman is Building 3. “All 7 towers had catastrophic damage to the elevator systems,” and elevator pits were “all full of water, most over 15’ high.”
• “All 7 towers had flooding in the lower garages and more than 450 cars were total losses.” The surge “swept in from the preserve side, overtaking the retaining walls and into the garages.”
• “Significant roof damage happened to all 7 towers,” and Crowther Roofing reviewed and stabilized every roof.
• “Electrical systems below the flood lines will have to be replaced”; “All pool pumps were lost to the surge”; storage lockers “were significantly affected in many buildings.”
• “No injuries or deaths were reported in the Dunes.”

The recorded repairs at Cayman match that list: lobby drywall replacement at the flood line (notices of November 2023, December 2023 and March 2025) and a full re-roof by Crowther Roofing and Sheet Metal of Florida (notice of December 12, 2023, “325 DUNES BLVD … BLDG 3”). The association also keeps a Cayman photo gallery from the storm, images only. The nearest federal storm-tide sensor, at the Delnor-Wiggins boat ramp, peaked at 10.24 feet NAVD88 in Ian and 3.91 feet in Irma, per the USGS storm-tide peak summaries for Collier County; against about 6.67 feet of ground at Cayman’s address point, that is roughly 3.6 feet of water at grade in Ian (our arithmetic, an order of magnitude, not a measurement inside the building).

Flood Zone at 325 Dunes Blvd

On FEMA’s National Flood Hazard Layer, panel 12021C0189J, effective February 8, 2024, both of Collier County’s address points for 325 Dunes Blvd read Zone AE with a base flood elevation of 10 feet NAVD88, and 100% of the condominium parcel reads AE 10, per FEMA’s National Flood Hazard Layer map service. That is a map screen, not an official determination; lenders order a flood zone determination per building. Ground at the Cayman address point is about 6.67 feet NAVD88 on USGS lidar, roughly 3.3 feet below the base flood elevation. The building is about 1,650 feet landward of the state’s Coastal Construction Control Line, the farthest of the three Island Cove towers from it, and no VE zone or Coastal Barrier Resources System unit touches it. Collier County’s Class 5 Community Rating System rating gives eligible NFIP policies a 25% premium discount, per the Collier County 2026 Floodplain Protection Newsletter. Collier County’s elevation certificate layer shows no certificate on file for 325 Dunes Blvd, so ask the association whether it holds one.

Evacuation, Surge and Generators

Every Dunes building, Cayman included, is in Collier County Hurricane Evacuation Zone A, per Collier County’s evacuation zone lookup. The National Hurricane Center’s worst-case surge maps show more than 3 feet of water above ground at Cayman in a Category 1, more than 6 feet in a Category 2 and more than 9 feet from Category 3 up, per the National Storm Surge Risk Maps. When Zone A is called, leave, and move your car out of the garage before the surge.

The building generators “supply power to only the elevators, garage doors and emergency lighting,” per the association’s hurricane FAQ, so a storm outage means no in-unit air conditioning until utility power returns; Irma’s 29 hours was the good outcome. The same FAQ says that if a storm is upgraded to Category 3 or 4, management will have a place in the Grande Preserve for residents to ride it out, and it records two Irma lessons for the Island towers: “falling tile breaking windows” and water intrusion at the front entrance doors. Under Article 21 of the declaration, the board may shut down elevators, electricity and air conditioning when a watch or warning is posted.

Wind Design and Windows

Collier County’s Florida Building Code 8th Edition wind layer puts the Cayman point in the 162 mph ultimate design wind speed band, per the county’s FBC 8th Edition wind load layer, which makes the site a wind-borne debris region by our reading of the code, so any new or replacement window or exterior door must be impact-rated or protected. Cayman was built to the pre-2002 local code (county roll year 2001; Florida’s statewide code took effect March 1, 2002), and its original windows are not impact glass per the association. That is why Cayman’s July 2021 specification requires large-missile impact glass on every replacement.

Insurance Posture

The association insures all “Insurable Improvements” at full replacement value with a board-set deductible and an independent appraisal at least every 36 months, and must make “reasonable efforts” to carry flood insurance up to NFIP-type limits (Declaration 12.2.1 and 12.2.2). Owners insure their own alterations and additions. Under section 718.111, Florida Statutes, deductibles and uninsured losses are a common expense, which is how a large hurricane deductible becomes a special assessment. Florida’s HO-6 floor of $2,000 in loss assessment coverage, per section 627.714, Florida Statutes, is not enough here; buy well above it. Cars in the garage are covered only by your auto policy’s comprehensive coverage.

Dunes III’s master carrier, limits and wind and flood deductibles are not in any public document. Insurance certificate requests for every Dunes association go to an Arthur J. Gallagher mailbox listed on the association’s real estate page, which suggests Gallagher is the broker. A theoretical NFIP master flood cap for an 84-unit building is 84 x $250,000 = $21.0 million under the federal Residential Condominium Building Association Policy formula, per the federal bank regulators’ RCBAP explainer (our arithmetic); whether Cayman carries one, and at what limit, is not public.

Storm Questions to Ask Before You Buy at Cayman

1. Are this residence’s windows and sliders original or replaced, and if replaced, do the permits show the July 2021 impact specification?
2. Has the Cayman board received a carrier notice on window replacement, and is any assessment planned?
3. Where is the assigned garage space, and what is the master policy’s hurricane deductible?
4. What did the milestone inspection report under PL20230006670 find?
5. Does the association carry an NFIP or private master flood policy, and does it hold an elevation certificate for the building?

Which Schools Serve Cayman?

Cayman at 325 Dunes Blvd is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027 in the Collier County Public Schools attendance zones tool, and all three schools earned an A for 2025-2026 in the district’s 2026 accountability brief. Several private schools sit within about 15 minutes.

Data updated: September 2026

The Zoned Public Schools

Zoning comes from the district’s CCPS Attendance Zones 2026-2027 tool, which returned the same three schools for every Dunes address record, including 325 Dunes Blvd, for both 2025-2026 and 2026-2027. Grades come from the CCPS 2026 Accountability Brief; enrollment from the National Center for Education Statistics; distances from our routing from the community’s gate. Older listings that name Gulf Coast High are out of date: the high school assignment changed to Aubrey Rogers for the 2023-2024 school year.

Private Schools Nearby

The nearest private options by road are First Baptist Academy (PK to 12, about 6.5 miles), The Village School of Naples (PK to 12, about 6.6 miles), Royal Palm Academy (PK to 8, about 7.3 miles) and Community School of Naples (PK to 12, about 8.3 miles), per the NCES private school search near ZIP 34110 and our routing. For admissions calendars and a wider list, see our guide to Naples private schools.

Colleges Within Reach

Florida Gulf Coast University is about 31 minutes north off I-75 and the Florida SouthWestern State College Collier Campus about 32 minutes south, by our off-peak routing. Hodges University closed in 2024 and is no longer an option.

County Permits and Recorded Work at Cayman

The Collier County Clerk’s Official Records show the Cayman association’s own work since 2012: a broadband easement, a 2016 pool and spa resurfacing, a 2018 roof replacement, post-Ian lobby drywall replacement and a 2023 re-roof. No association-filed window, balcony, elevator or concrete restoration notice appears in the index.

Data updated: September 2026

Notices of Commencement and Related Instruments

Source: Collier County Clerk of Courts, Official Records, document search under “DUNES OF NAPLES III.” Owner-filed notices (for an individual residence’s windows, for example) are indexed under owner names and are not listed here.

What the Record Tells a Buyer

Two roofs in five years. Cayman replaced its modified-bitumen roof with a GAF SBS system in 2018, then re-roofed again after Ian under the December 2023 notice. Completion dates, cost and warranty terms are in the permit file and board minutes, not the public record; ask for the roofing warranty. The lobby work was flood work. The scope, the bottom two feet of drywall, is the flood line. What is absent matters too. No association-filed window replacement, balcony restoration, elevator modernization or concrete restoration notice appears in the index for Dunes III, which is consistent with the absence of any public special-assessment notice. The recorded history also shows the association has used the lien process for unpaid assessments (claims of lien in 2003 and 2019), which the declaration permits after 45 days’ notice.

What Is Being Built Near Cayman?

Nothing new is being built inside The Dunes of Naples, which Collier County lists as built out at 640 approved units. Around Cayman, Kalea Bay’s last tower is finishing to the north, Kinsale Golf Club has opened, Wiggins Pass is due for dredging and the state has a draft plan for the park next door.

Data updated: September 2026

Directly North and East

Kalea Bay, the tower community directly north, is completing its fifth and final tower, Tower 500, approved in October 2023 at 20 stories. For north-facing Cayman residences, that is the skyline the approved plans allow; see our Kalea Bay guide. East of Vanderbilt Drive, Kinsale Golf Club, a private 18-hole club, opened in 2025. Neither is a Dunes amenity.

The Beach and the Pass

The Florida Department of Environmental Protection posted a draft unit management plan for Delnor-Wiggins Pass State Park in June 2026 that would evaluate a reservation system and a capacity gate for drivers, rebuild four of five beach parking lots and replace five bathhouses with three restrooms. Residents who walk in through the side gate are affected less than drivers. Collier County also has Wiggins Pass maintenance dredging on its 2026 agenda, with an award of about $2.07 million on the September 22, 2026 county commission agenda, and has agreed with the state to place the sand on the Delnor-Wiggins beach.

Roads and Paths

The Vanderbilt Beach MSTU approved a $845,066 purchase order on January 13, 2026 to raise and rebuild the Vanderbilt Drive greenway path “from The Dunes of Naples north to the Marina Bay Club of Naples,” per the county commission’s January 13, 2026 meeting record. Vanderbilt Beach Road is being widened east of US 41 from July 2026, per the county’s construction-start release, which affects trips to Mercato more than trips north or east. The fuller pipeline, including the Ritz-Carlton Residences and Paraiso Beach Club to the south, is in our guide to The Dunes of Naples.

Daily Logistics at Cayman

Daily life at Cayman runs through Site Management at 310 Dunes Blvd, the staffed gatehouse on Vanderbilt Drive and the building’s garage, with deliveries and contractors routed through a north-side lot and a designated service elevator. Drive times from The Dunes of Naples to the beach, Mercato and NCH North Naples are all under ten minutes.

Data updated: September 2026

Parking, Deliveries and Contractors

Cayman’s garage has two garage doors, including a north entrance. The Cayman remodeling and delivery rules keep “Both garage doors … open during daily remodeling periods to allow contractors to park on both sides of the building,” bar contractor parking in front of the building, and reserve the lot on the north side next to the garage, immediately to the right of the north garage entrance, for delivery and unloading only. Contractors register at the front gate and enter through the garage. Residents with more than one car should know that parking beyond the assigned garage space “may be limited or further regulated” under Section 14.5.

Move-Ins, Trash, Mail and Utilities

Schedule a move with Site Management and give 24 hours’ notice so the service elevator can be draped; no move-in fee or elevator deposit appears in any public Cayman document. Trash goes down the chutes, but never construction debris. How packages are received at Cayman is not described in a public document, so ask Site Management before your first delivery. Power comes from Florida Power and Light and water from the Collier County Water-Sewer District; whether Cayman’s water is master-metered is not stated. Owners must keep electricity on at all times and shut off all water valves whenever the residence will be empty overnight (Section 9.10).

Gate, Guests and Transponders

Every vehicle that uses the resident lane needs a POA transponder ($25). Guests are registered through the association’s dwellingLIVE visitor system, per the association’s visitor management page. Estoppel certificates and lender questionnaires are ordered through CondoCerts, in place since May 26, 2025 per the association’s CondoCerts announcement letter.

Drive Times From The Dunes of Naples

These are free-flow estimates from the OSRM public routing service on September 23, 2026, measured from 300 Dunes Blvd; Cayman is about 0.15 mile north of that point, so add well under a minute. January to April traffic is heavier. The nearest Publix, at Riverchase Shopping Center on Tamiami Trail North, is about 1.8 road miles away (our estimate).

How Does Cayman Compare to the Other Dunes of Naples Towers?

Cayman is the value and liquidity tower of The Dunes of Naples: the lowest Island Cove fee, the most sales in four years and a 48-month median of $1,200,000, against Grande Preserve medians above $2,100,000. It shares its plans, flood zone and milestone year with Antigua and Barbados, and differs from them on leasing, pets and pending assessments.

Data updated: September 2026

The Eight Condominiums on the Same Yardsticks

Sources: each association’s 2026 Q&A sheet; the recorded declarations and lease applications; FEMA National Flood Hazard Layer panel 12021C0189J (a map screen, not an official determination; lenders order a flood zone determination per building); the Southwest Florida MLS Matrix, pulled September 23, 2026; the Collier County tax roll, 2026 preliminary. Sibling pages: Antigua at The Dunes, Barbados at The Dunes, Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva and Sea Grove at The Dunes.

Where Cayman Stands Out

Against its twin towers, Cayman wins on three yardsticks: the lowest quarterly fee ($318.75 a quarter below Antigua and $406.50 below Barbados), the only Island Cove pet rule without a breed list, and no published window assessment or carrier notice, where Barbados has an assessment adopted in principle and Antigua a carrier notice. It gives up one thing against Antigua: a buyer at Antigua can lease up to 12 times a year, while a new Cayman owner is limited to once per 90 days. Against the Grande Preserve, Cayman trades smaller plans, one garage space instead of two, no private elevator foyer in any Island Cove document we read and no Concierge Center for a price roughly half of a Grande residence and a fee about $1,900 to $7,600 a quarter lower than typical Grande residences. The overview of all eight sits in our complete guide to The Dunes of Naples.

Honest Pros and Cons of Owning at Cayman

Cayman’s strengths are price, liquidity, the lowest Island Cove fee, flexible pet rules and a building with a completed milestone inspection and a post-Ian roof. Its weaknesses are original non-impact windows in many residences, one parking space, an AE 10 flood zone with an Ian record and a 12-month price trend that favors buyers at The Dunes of Naples.

Data updated: September 2026

The Pros

• The entry price to The Dunes. A 48-month median of $1,200,000 (n=22) buys the same gate, Club and beach walk as a Grande residence at roughly half the price.
• The most liquid building. Twenty-two sales in 48 months and eight in the last 12, more than any other Dunes tower, so there is always a recent comp.
• The lowest Island Cove fee. $7,663.50 a quarter all-in, $1,275 to $1,626 a year below Antigua and Barbados.
• A completed milestone and a new roof. “Milestone Completed” on the county record, next due 2036, and a full re-roof recorded in December 2023.
• Pet flexibility. Two pets, no breed list in the declaration.
• Thirty-day leasing for owners. A 30-day minimum lets a new owner lease a season in two pieces, within the once-per-90-days limit.
• No active competition today. No Cayman listing is active or pending, and Island Cove has about 2.0 months of supply.
• No special assessment announced on the Cayman page or in the Q&A as of September 23, 2026.

The Cons

• Original windows are not impact glass. The association says so for the Island towers; replacements are the owner’s cost under Section 9.2.1 unless the board runs a program under 9.11.
• One parking space. Two-car households must plan around a single assigned garage space.
• AE 10 flood zone and an Ian record. The garage and elevator pits flooded in Ian, and the association warned that Buildings 1 to 3 would be without elevators for over four weeks.
• A buyer’s market in this tower. The 12-month median sold-to-list was 89.81% and the calendar-year median fell from $1,400,000 in 2023 to $974,430 in 2026 to date (small samples).
• Once-per-90-days leasing for new owners. Investors who want monthly winter rentals will find Antigua’s rule looser.
• Public records gaps. The SIRS, budget, insurance deductible and milestone report are not public; you must ask for them.
• A strict remodeling window. Major work only from May 1 to mid-November, with scanning before any slab penetration.
• No building fitness room, no concierge, no guest cottages. Those are Club or Grande Preserve features.

How We Weigh the List

For a seasonal buyer who wants The Dunes lifestyle at the lowest carrying cost, Cayman is the first building to tour, and the price trend works in that buyer’s favor. For a seller, the same trend means the first price has to be right. Either way, window status is the swing factor in value, and it is the first thing we document.

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

If you’re searching for a Cayman listing agent, or thinking, ‘I need someone to sell my Cayman home…’ you are selling into a building with no competing listing today, eight sales last year at a median 89.81% of list, and Dunes of Naples buyers who ask about windows, assessments and leasing first.

Data updated: September 2026

A Cayman listing is different from a generic North Naples condo listing in five ways, and we build all five into the plan before your first showing. First, price to the current buyer: Cayman’s quick sales closed at 90.73% to 103.09% of list, while four of its five listings that sat more than 180 days closed at 84.98% to 89.29%. Second, document the windows: a residence with permitted large-missile impact glass under the July 2021 specification is a different product from one with original windows, and the listing should say so with the permits in hand. Third, no signs: the declaration bars “For Sale” and “Open House” signs, so the marketing has to reach buyers directly. Fourth, the approval package: the buyer needs board approval with background checks at least 30 days before closing, and you must hand the buyer the current rules and condominium documents. Fifth, the net sheet: the 1.25% resale capital assessment, the club minimum proration and the estoppel all belong in it from day one. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

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

What Cayman Residences Sold For in the Last 12 Months

• Closed sales: 8 (small sample), 09/24/2025 to 09/23/2026, Southwest Florida MLS Matrix, pulled September 23, 2026.
• Median sold price: $1,087,500 (the mean of $1,000,000 and $1,175,000).
• Median price per square foot: $517.79 (the mean of $488.64 and $546.95).
• Median sold-to-list: 89.81%. Median days on market: 95 (n=7).
• By plan: 1,893 square feet, two sales ($925,000 and $1,200,000); 1,950 square feet, two sales ($1,175,000 and $948,860); 2,187 square feet, two sales ($1,200,000 and $862,500); 2,194 square feet, two sales ($1,200,000 and $1,000,000).
• Active and pending today: none.

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

Start with a free Cayman home valuation. It takes about a minute, and Jesse follows up with the Cayman sales that fit your plan, floor band and window status, not an automated estimate. If your residence has replaced impact windows, a renovated kitchen or a corner view, we will show you exactly which comps it beats.

(239) 898-6072, text or call. Confidential conversations welcome.

How Should I Price My Cayman Residence Against the Last Year’s Sales?

Start from the 12-month sales in your plan and floor band, then adjust for windows, condition and view. The 48-month record shows it plainly: the six Cayman listings that went under contract in under 30 days closed at 90.73% to 103.09% of list, while four of the five that sat more than 180 days closed at 84.98% to 89.29%, after six months to nearly two years on the market. With no competing Cayman listing today, a well-priced residence gets the building’s whole buyer pool.

When Is the Best Time to List a Cayman Condo?

Nine of Cayman’s 22 sales in 48 months closed in March, April or May, which means contracts were written in January to April. List by early January with photos and video done in the fall, so your residence is ready when seasonal buyers are on site. A late-summer listing can work too, because Cayman buyers who shop in the off-season can close before the next season and renovate between May and mid-November.

Do I Have to Disclose That My Windows Are Original?

Florida sellers must disclose known facts that materially affect value, and at Cayman window status is one of them. Since the association’s own FAQ says original Island tower windows are not impact glass, and Section 9.2.1 puts window maintenance on the owner, buyers will ask. We recommend documenting window status with permits or invoices up front; a buyer who learns it during the inspection period will renegotiate.

Who Pays the 1.25% Resale Capital Assessment When I Sell at Cayman?

The contract decides. The assessment is the greater of 1.25% of the gross sale price or $1,000 for contracts approved after May 31, 2026, collected at closing through the estoppel; at $1,087,500 it is $13,593.75 (our arithmetic). No association document assigns it to buyer or seller, so it is a negotiating point, and it belongs on your net sheet before you set a price.

Can I Sell My Cayman Condo Furnished or to an LLC?

Yes to both, with conditions. Furnished sales are common in seasonal towers, and the furniture should be listed in the contract. An entity buyer must designate a natural-person Primary Occupant under Section 17.1.2, and the board may require background checks and an interview; the board has 30 days after a complete application.

Does My Buyer Keep My Right to Lease 12 Times a Year?

No. If you took title on or before February 21, 2019, you may lease up to 12 times a year, but that right is personal and ends at the sale. Every new owner is limited to one lease in any 90-day period. Market the residence on its own merits, not on a leasing right the buyer will not have.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this guide to Cayman at The Dunes of Naples: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples high-rise condominium market that Cayman sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up US 41 from the Vanderbilt Drive gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Cayman page the credential that matters more is narrower than any award: we read the Dunes of Naples III declaration and its 2022 restatement, both recorded leasing amendments, every notice of commencement the association has filed, the 2026 Q&A sheet, the purchase and lease applications, the contractor, remodeling, window and EV policies, the county’s milestone record, the FEMA flood layer and all 22 Cayman closings in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Cayman residence, start with a Cayman home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Our Clients Say

McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

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

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

Contact McGreevy and Comisar

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

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

Buying at Cayman? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For a wider view of the market around Cayman, see our guide to The Dunes of Naples, our Naples guide, our Pelican Bay guide, our Naples Park guide for the neighborhood just south, and our roundup of the best real estate agents in Naples.

Frequently Asked Questions, Buyer Edition

The Cayman buyer questions below are answered from the recorded Dunes of Naples III declaration and amendments, the association’s 2026 Q&A sheet and forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Each answer names its source, and where the public record is silent, the answer says so plainly.

What is the address of Cayman at The Dunes of Naples?

Cayman is at 325 Dunes Blvd, Naples, Florida 34110, in the Island Cove neighborhood of The Dunes of Naples. The association numbers it Building 3, and it is the northernmost of the three Island Cove towers.

Is Cayman the same building as The Dunes of Naples III?

Yes. “Cayman” is the marketing name, and “The Dunes of Naples III, a Condominium” is the recorded legal name in the declaration (OR 2884, Page 1958, and the 2022 restatement at OR 6119, Page 3532). The association is The Dunes of Naples III Condominium Association, Inc. Condominiums named Cayman and Cayman West in East Naples (ZIP 34114) are a different community.

When was Cayman built, 2001 or 2002?

Both dates appear. The Collier County tax roll says 2001, the county’s milestone list gives a certificate of occupancy date of August 23, 2001, and the declaration was recorded August 30, 2001. The association’s page says “Cayman was constructed in 2002,” which matches when much of its first occupancy began.

How many floors and residences does Cayman have?

84 residences, seven per floor, on 12 residential levels (a Terrace level, floors 2 through 11 and a Penthouse level) over a ground-level garage. The association calls it a “twelve-story luxury tower.”

What floor plans are available at Cayman?

Four: 1,893 square feet (3 bedrooms, 2 baths), 1,950 square feet (3 bedrooms, 2 baths, the center stack), 2,187 square feet (3 bedrooms, 3 baths, the corner plan with a 520 square foot balcony) and 2,194 square feet (3 bedrooms, 3 baths), per the Island Cove floor plan sheet. The third bedroom in every plan is drawn as a den/bedroom.

How much does a Cayman condo cost?

Over the 48 months to September 23, 2026, 22 Cayman residences sold at a median of $1,200,000 (range $862,500 to $1,675,000). In the last 12 months, eight sold at a median of $1,087,500, the mean of $1,000,000 and $1,175,000 (Southwest Florida MLS Matrix, small sample).

Are any Cayman condos for sale right now?

Not on September 23, 2026: the Southwest Florida MLS Matrix showed no active and no pending Cayman listing. Island Cove had two listings, one at Antigua and one at Barbados. Call Marc at (239) 287-5873 if you want to hear about a Cayman residence as soon as one comes up.

What are the HOA fees at Cayman?

$7,663.50 per quarter for every residence in 2026, or $30,654 a year, per the association’s 2026 Q&A sheet. The sheet says the master POA assessment of $2,380.50 a quarter is included in the condominium budget, so do not add the MLS “master” fee on top.

Is there a club fee on top of the Cayman condo fee?

No initiation or equity fee. Every owner carries the POA’s $1,000 annual food and beverage minimum at the Club, and in 2026 any shortfall is billed on the December 2026 Club statement, per the Cayman Q&A sheet.

What does it cost to buy at Cayman beyond the price?

The master POA’s Resale Capital Assessment (the greater of 1.25% of the price or $1,000 for contracts approved after May 31, 2026, collected through the estoppel; the contract decides who pays), a $150 application fee to the Dunes of Naples III association and $25 per vehicle for a gate transponder, per the 2026 purchase application.

Can I rent out my Cayman condo?

Yes, with board approval, a 30-day minimum and a one-year maximum. An owner who takes title today may lease no more than once in any 90-day period. Owners who took title on or before February 21, 2019 may lease up to 12 times a year, but that right does not pass to a buyer.

What do Cayman rentals ask?

Four active Cayman listings in the MLS rental search pulled September 23, 2026 asked $10,500 to $13,000 a month in season (median $12,000, n=4) and $4,000 to $8,000 off-season. One closed at $13,000 in season.

Can I have a dog at Cayman?

Yes. Owners may keep a maximum of two pets under Section 14.3 of the declaration, and Cayman’s declaration names no banned breeds, unlike Antigua and Barbados. Pets are not allowed on the pool deck, and tenants may not keep pets.

How many parking spaces come with a Cayman residence?

One assigned garage space, under Section 1.30.1 of the declaration. It passes with the unit and may not be transferred separately. Motorcycles, golf carts, boats, trailers and commercial vehicles are barred.

Can I put tile or wood floors in a Cayman residence?

Above the terrace level, only with prior written board approval over approved sound-deadening underlayment (Proflex RCU 250 under tile, marble or wood under the 2026 contractor guidelines), inspected before installation. Floor work is major remodeling, allowed only from May 1 to mid-November.

Are Cayman’s windows impact glass?

Original windows are not, per the association’s hurricane FAQ for the Island towers. Replacements since July 2021 must be large-missile impact-rated under the board’s specification. Window status varies residence by residence, so ask for the permits.

Who pays for window replacement at Cayman?

Under Section 9.2.1 of the declaration, the owner maintains the windows originally installed by the developer or their replacements. Section 9.11 lets the board install code-compliant impact windows association-wide with any vote the statute requires. No Cayman window assessment has been announced publicly.

Has Cayman passed its milestone inspection?

Collier County’s milestone record shows “Milestone Completed” for 325 Dunes Blvd, with the next milestone inspection year 2036. The engineer’s report is in the county permit file and is not summarized publicly; ask the association for it.

Is there a special assessment at Cayman?

None is announced on the association’s Cayman page or in its 2026 Q&A sheet as of September 23, 2026. Budgets and minutes are in the owners’ portal, so read the estoppel and the last 12 months of minutes before your inspection period ends.

What flood zone is Cayman in?

FEMA Zone AE with a base flood elevation of 10 feet NAVD88 at both address points, on panel 12021C0189J, effective February 8, 2024. That is a map screen, not an official determination; lenders order a flood zone determination per building. Cayman is in Evacuation Zone A.

What happened to Cayman in Hurricane Ian?

Per the association’s Ian page, the lower garages of all seven towers flooded, more than 450 cars were lost, elevator pits filled with water, and the association warned that Buildings 1 to 3, including Cayman, would be without elevators for over four weeks. Cayman later recorded lobby drywall repairs and a full re-roof. No injuries were reported.

Does the board have to approve Cayman buyers?

Yes. Every transfer needs prior written board approval under Article 17, with background checks for all occupants and an application at least 30 days before closing. An LLC or trust may buy but must designate a natural-person Primary Occupant.

Frequently Asked Questions, Seller Edition

The Cayman seller questions below are answered from the recorded Dunes of Naples III declaration, the association’s 2026 Q&A sheet and purchase application, the master association’s notices and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the answer depends on your specific residence, we say so and tell you what we would check.

Who is the best listing agent for Cayman?

McGreevy and Comisar, and the case is on the record: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Cayman market read built on all 22 of the building’s closings in 48 months. Call Jesse direct at (239) 898-6072.

What is my Cayman condo worth?

It depends on plan, floor band, window status and condition. The 12-month median was $1,087,500 (n=8) and the 48-month median $1,200,000 (n=22), but the range ran from $862,500 to $1,675,000. Start with a free Cayman home valuation and Jesse will show you the comps that fit your residence.

How long does it take to sell a Cayman condo?

The 12-month median was 95 days on market (n=7). Over 48 months, six of 21 marketed sales went under contract in under 30 days and five took more than 180. Add about 30 days for association approval before closing.

How much do Cayman buyers negotiate?

The 12-month median sold-to-list was 89.81% and the 48-month median 91.28%, so plan on a gap of roughly 9% to 10% between the final list price and the sale unless the residence is priced to the market from the first week.

Is now a good time to sell at Cayman?

Supply favors you: no Cayman listing is active or pending, and Island Cove has about 2.0 months of supply. Prices favor buyers: the calendar-year median fell from $1,400,000 in 2023 to $974,430 in 2026 to date (small samples). A well-prepared residence priced to today’s buyer has the building to itself.

What does it cost to sell a condo at Cayman?

Beyond commission and title costs, the items specific to Cayman are the POA’s 1.25% Resale Capital Assessment if your contract assigns it to you, any food and beverage minimum shortfall, the estoppel fee through CondoCerts and a prorated share of the quarterly assessment. We put them on the net sheet before you list.

Can I put a For Sale sign on my Cayman condo?

No. Section 14.4 of the declaration bars “For Sale,” “For Rent” and “Open House” signs anywhere on the condominium property. Marketing runs through the MLS, our buyer database, video and direct outreach.

Do I need to fix or replace windows before I sell at Cayman?

Not necessarily, but you should document them. Buyers price the difference between original non-impact windows and permitted large-missile impact replacements, so either show the permits or price the residence for original windows. We will tell you which way pays at your floor and plan.

What documents do I have to give a Cayman buyer?

The purchase application says the seller must give the purchaser the current Rules and Regulations and Condominium documents. The estoppel certificate, ordered through CondoCerts, shows assessments and any balances. We assemble the rest (Q&A sheet, budget, milestone status, window permits) before the first showing.

Will my Cayman buyer be able to rent the condo?

Yes, but only once in any 90-day period with a 30-day minimum, whatever your own leasing rights were. That limits monthly winter investors and suits seasonal owners who rent part of the year.

How is Cayman priced against Antigua and Barbados?

Cayman’s 48-month median ($1,200,000, n=22) sits between Antigua ($1,175,000, n=12) and Barbados ($1,325,000, n=15), and its 48-month median price per square foot ($606.41) is the highest of the three. Its lower fee and lack of a published window assessment are selling points we lead with.

Should I renovate before listing my Cayman condo?

Usually not a full renovation: major work is limited to May 1 to mid-November, needs board approval and post-tension scanning, and rarely returns its cost on a quick sale. Paint, lighting, a deep clean and staging usually pay; windows and flooring are case by case.

Does the club food and beverage minimum transfer to my buyer?

Yes, for the year of closing, reduced by what you already spent. Under the POA policy, a seller who spent $600 leaves the buyer $400 to spend; any year-end shortfall is billed as an assessment.

Can I list my Cayman condo off-market?

Yes. We handle discreet sales through our buyer database and agent network without public marketing, which fits a building where signs are barred anyway. Off-market can cost exposure, so we weigh it with you.

How do you market a Cayman condo to qualified buyers?

Cinematic video, drone, professional photography, a floor-plan-first listing that shows the stack and view, our qualified-buyer database and a document package that answers the window, assessment and leasing questions before a buyer asks them. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and that package is why.

What if the Cayman board rejects my buyer?

If the board disapproves an arm’s-length sale without good cause, Section 17.4.1 requires the association to deliver another purchaser, or buy the residence itself, at the contract price within 30 days, or the sale is deemed approved, unless you opted out of that protection in the application. “Good cause” is limited to the grounds the declaration lists.

How should I price an upper-floor Cayman residence?

Price the view inside the evidence, not above it. Over 48 months, Cayman’s 5th to 8th floors led at a median $681.94 per square foot (n=6), while the 9th to 11th floors came in at $579.48 (n=4, small sample), per the Southwest Florida MLS Matrix, pulled September 23, 2026. One 11th-floor residence reached $1,675,000, but the other three upper-floor sales closed at $1,190,000 to $1,200,000 after 66 to 235 days, at 85.30% to 88.89% of list. Those listings opened too high. We set an upper-floor ask the recent same-plan sales can defend.

Does my floor plan change what Cayman buyers will pay per square foot?

Yes, and not the way it does next door. Over 48 months the 1,950 square foot center plan led Cayman at a median $625.65 per square foot, the 2,194 plan followed at $622.61 and the 1,893 plan at $603.54, while the 2,187 corner plan trailed at $548.70, each on five or six sales (Southwest Florida MLS Matrix, pulled September 23, 2026). At Antigua and Barbados the corner plan leads. Because every Cayman residence pays the same $7,663.50 quarterly fee, per the 2026 Q&A sheet, we also show buyers what the larger plans save per square foot to carry.

Who pays documentary stamp tax when I sell my Cayman condo?

The contract allocates it, so read that line before you sign. Florida’s deed stamp tax runs $0.70 per $100 of price, the rate shown by the $10,500 in stamps on the POA’s $1,500,000 Marina Property deed of June 2026 in the Collier Clerk’s records. On Cayman’s 48-month median of $1,200,000 that is $8,400, and on the 12-month median of $1,087,500 it is $7,612.50 (our arithmetic). Title charges are split as the contract says. We put the stamps, the 1.25% Resale Capital Assessment and the prorations on your net sheet before we set a price.

How does the once-per-90-days leasing rule shape the buyers I will attract?

It favors seasonal owners and part-year renters over monthly winter investors. Under Article 16 of the 2022 declaration, every buyer who closes today may lease only once in any 90-day period, with a 30-day minimum, which the Cayman lease application calls “4x per year.” A January to March lease followed by an April lease fits. Seasonal Cayman rentals asked $10,500 to $13,000 a month (median $12,000, n=4) in the MLS rental search pulled September 23, 2026. Investors who want a new tenant every month will look at Antigua, whose owners may lease up to 12 times a year.

What happens if the Cayman board adopts a special assessment while I am under contract?

The contract decides who pays, so it needs a clause before it is signed. None is announced for Cayman on the association’s page or in its 2026 Q&A sheet as of September 23, 2026. Once the board adopts one, it appears on the estoppel ordered through CondoCerts, and Section 10.1 of the declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, which is why it is settled at closing. We write the treatment of an assessment adopted between contract and closing into every Cayman contract by name.

What will my buyer’s lender and insurer ask about Cayman?

Four things, and we gather them at listing. The lender questionnaire and estoppel come through the association’s CondoCerts portal. The lender orders its own flood zone determination; FEMA’s map screen shows Zone AE 10 at 325 Dunes Blvd on panel 12021C0189J. The underwriter reads the master insurance certificate, requested through the Arthur J. Gallagher mailbox on the association’s real estate page, because section 718.111, Florida Statutes, makes deductibles a common expense. And the insurer asks about windows: original Island tower windows “are not impact glass,” per the association’s hurricane FAQ. Dunes III’s carrier and deductibles are not public.

Do I have to disclose Cayman’s flood zone and Hurricane Ian history when I sell?

Disclose what you know, because much of it is already public. The association’s Ian page says the lower garages of all seven towers flooded and that Buildings 1 to 3, Cayman included, would be without elevators for over four weeks, and FEMA’s layer shows Zone AE 10 at the building. The records behind this page do not set out Florida’s current seller flood disclosure form or its exact triggers, so confirm with your closing attorney whether your contract needs one. Tell us about any flood claim on your residence and we will present it plainly, with the repair record.

What should I tell buyers about Cayman’s milestone inspection and SIRS?

Lead with the milestone and be plain about the SIRS. Collier County’s milestone record shows “Milestone Completed” for 325 Dunes Blvd, next due in 2036, under PL20230006670, and the engineer’s report sits in that county permit file. No Dunes III structural integrity reserve study is posted publicly, even though Florida’s SIRS requirement applies to the building, so we ask the association for it when we list. You do not commission either report; the association does. A buyer who gets both early rarely reopens price over them.

How do showings work in a gated building like Cayman?

Every showing starts at the gatehouse on Vanderbilt Drive, so we schedule visitors ahead through the association’s dwellingLIVE visitor system and meet buyers at the building. Section 14.4 of the declaration bars “For Sale” and “Open House” signs on the condominium property. Under the association’s open house rules, requests are due by the Thursday before, an agent or the owner must be present, staff place one sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m., and agents may not wait in lobbies. Gate access details are never published.

What happens to my garage space, transponders and Club access at closing?

Your assigned garage space goes with the residence: Section 1.30.1 passes it with title, and Section 23.1 says it may not be transferred separately. Transponders do not transfer; the buyer buys one from the POA at $25 per vehicle under the 2026 purchase application. If you installed an EV charger, the Cayman EV policy requires you to remove it or have the buyer sign onto the policy before transfer. Club privileges come with every Dunes residence, with no separate membership to sell. How building keys and fobs are handed over is not in a public document, so we confirm it with Site Management.

Can I sell my Cayman condo while a tenant is living in it?

Yes, but the lease rides with the sale. A board-approved Cayman lease can run up to a year under Article 16, and while it runs the tenant, not the owner, holds the use rights (Section 16.8). Showings need the tenant’s cooperation, and the buyer will want the lease terms in the contract. Your buyer then leases under the once-per-90-days rule, whatever your own rights were. Seasonal leases here run in winter, so we usually time the listing so the residence shows vacant when buyers are in town.

How does an estate or trust sell a Cayman residence?

The same way any owner does, with the same board approval for the buyer. Article 17 of the declaration requires prior written board approval for every sale, gift or inheritance, so an heir who takes title also needs approval, and the 30-day purchase package still applies to the buyer. While the residence sits empty, Section 9.10 requires water valves off overnight and electricity kept on. Probate and trust authority questions are for the estate’s attorney and title company; the association records do not address them. Call Jesse direct at (239) 898-6072 for a confidential estate conversation.

Which listings will a buyer tour alongside my Cayman residence?

Today, only two, and neither is at Cayman. On September 23, 2026 the Southwest Florida MLS Matrix showed a 2nd-floor 1,893 square foot residence at Antigua asking $995,000 after 50 days and a 7th-floor 2,187 square foot residence at Barbados asking $1,449,000 after 119 days, about 2.0 months of Island Cove supply. Buyers weigh the same four plans, different fees ($7,663.50 a quarter at Cayman, $7,982.25 at Antigua, $8,070 at Barbados, per each association’s 2026 Q&A sheet) and the Barbados window assessment adopted in principle. Grande Preserve medians start at $2,125,000, a different buyer.

Can I replace my Cayman windows before I list?

Only if you start early. Under the board’s July 20, 2021 specification, each residence applies separately, the board decides within 20 days, engineer-prepared drawings and a Florida-licensed commercial installer are required, and the permit is posted on the door. Slider replacement counts as major remodeling, allowed only in the off-season from May 1 to mid-November under the 2026 contractor rules. Replacements must be large-missile impact glass. If the timing does not fit your listing date, we price for original windows and show buyers the specification instead.

Does Cayman’s lower quarterly fee help my sale?

It helps, and we put it in the first line of the listing. Cayman’s 2026 all-in fee is $7,663.50 a quarter per the association’s Q&A sheet, $1,275 a year below Antigua and $1,626 below Barbados. Informed buyers will ask why three identical buildings carry different budgets, and no public document says whether it reflects reserve funding, a different schedule or the post-Ian roof. So we pair the fee with the adopted budget and any reserve study from the association, which turns a question into a selling point.

What do I need to do with my Cayman condo while it is on the market?

Keep it ready to show and within the rules. Section 9.10 of the declaration requires you to shut off all water valves whenever the residence will be empty overnight and to keep electricity on at all times. Guests who stay while you are away need prior written notice to the association (Section 15.4). Hurricane shutters are the owner’s to install and operate under Section 9.11, so arrange someone for storm season. We coordinate showing access with Site Management at 310 Dunes Blvd so an empty residence still shows well. Start with a free Cayman home valuation.

Sources and Authoritative References

The Cayman guide above rests on primary records: the Collier Clerk’s official records for The Dunes of Naples III, the association’s own posted documents, state and federal agency data, Collier County government pages and school operators. Every link below points to the publisher of record, and no brokerage, listing portal or appraiser site is cited anywhere on this page.

Cayman Association Documents

• The association’s Cayman tower page
• The Cayman document library listing
• 2026 Q&A sheet, The Dunes of Naples III (Cayman)
• Dunes of Naples III amended and restated declaration, articles and bylaws, 2022
• Dunes of Naples III purchase application, 2026
• Cayman lease application
• Dunes of Naples III contractor guidelines, effective April 8, 2026
• Cayman remodeling and delivery rules, April 8, 2026
• Post-tension cable scanning notice, Cayman library
• Window, slider, shutter and lanai enclosure specifications, approved July 20, 2021
• Cayman electric vehicle policy, approved April 2022
• Island Cove floor plans

Master Association and Community Documents

• The association’s real estate page with the Resale Capital Assessment notice
• The Club at the Dunes and the 2019 Amenities Center project
• The Club at the Dunes dining venues
• The Club at the Dunes wellness center
• The Dunes racquets program, tennis and pickleball
• The association’s visitor management page
• The association’s Hurricane Ian Information Center
• The association’s Hurricane Ian frequently asked questions
• POA food and beverage minimum policy, effective January 1, 2024
• CondoCerts estoppel announcement letter, May 2025
• Barbados Guest and Renter Guide 2026
• Barbados pets Q&A
• Antigua tower page and window notice
• Barbados tower page and window special assessment notice
• 2026 Q&A sheet, The Dunes of Naples I (Antigua)
• 2026 Q&A sheet, The Dunes of Naples II (Barbados)

Recorded Documents, Collier County Clerk

• Original Declaration of Condominium, The Dunes of Naples III, OR 2884 PG 1958 (August 30, 2001)
• 2015 Certificate of Amendment on leasing, OR 5170 PG 2369
• 2019 Certificate of Amendment on leasing, OR 5600 PG 2802
• 2022 Amended and Restated Declaration, OR 6119 PG 3532
• Declaration of Covenants and Easements for The Dunes of Naples, OR 2777 PG 3027
• Notice of commencement for the clubhouse, pools, tennis courts and three 84-unit towers, OR 2721 PG 2917
• 1999 construction mortgage to Comerica Bank, OR 2534 PG 1190
• 2012 Comcast broadband easement, OR 4835 PG 3830
• 2013 Comcast broadband easement re-recording, OR 4877 PG 762
• 2016 pool and spa resurfacing notice of commencement, OR 5279 PG 1538
• 2018 roof replacement notice of commencement, OR 5503 PG 901
• November 2023 lobby drywall notice of commencement, OR 6308 PG 2648
• December 2023 re-roof notice of commencement, OR 6312 PG 3846
• December 2023 re-recorded lobby notice, OR 6315 PG 1975
• March 2025 re-recorded lobby notice, OR 6448 PG 3457

State Agencies and Statutes

• Florida Division of Corporations articles filing, The Dunes of Naples III Condominium Association
• Florida DBPR condominium project extract
• Florida DBPR license and elevator certificate search
• Section 718.111, Florida Statutes, condominium association insurance
• Section 718.113, Florida Statutes, hurricane protection specifications
• Section 627.714, Florida Statutes, unit owner loss assessment coverage
• Florida Senate summary of CS/CS/HB 393 (2025), My Safe Florida Condominium changes
• Florida Department of Revenue 2024 Collier taxing authority codes
• Florida State Parks, Delnor-Wiggins Pass hours and fees
• Florida DEP, Delnor-Wiggins Pass State Park draft unit management plan, June 2026

Federal Agencies

• FEMA National Flood Hazard Layer map service (panel 12021C0189J)
• Federal bank regulators’ explainer on the Residential Condominium Building Association Policy
• National Hurricane Center storm surge risk maps viewer
• USGS storm-tide sensor peaks for Hurricane Ian in Collier County

Collier County Government

• Collier County milestone status map service (Cayman record)
• Collier County milestone inspection status dashboard
• Collier County milestone inspection program
• Collier County milestone buildings by year
• Collier County elevation certificates layer
• Collier County Floodplain Protection Newsletter, 2026
• Collier County hurricane evacuation zone lookup
• Collier County Florida Building Code 8th Edition wind speed layer
• Collier County Parks, Bluebill Beach Access
• Collier County Parks, beach parking permit rules
• Collier County Board of County Commissioners, January 13, 2026 meeting
• Collier County Board of County Commissioners, September 22, 2026 meeting
• Collier County news, Vanderbilt Beach Road widening, July 2026
• OSRM public routing service used for drive times

Schools

• Collier County Public Schools attendance zones tool, 2026-2027
• Collier County Public Schools 2026 Accountability Brief, 2025-2026 grades
• National Center for Education Statistics, Naples Park Elementary
• National Center for Education Statistics, North Naples Middle
• National Center for Education Statistics, Aubrey Rogers High

Downloadable Documents

Cayman buyers and sellers can read the core documents for The Dunes of Naples III themselves before they write or accept an offer. Each link below goes to the official publisher, whether the association, the Collier Clerk or FEMA, with one line on the question each document answers for a Cayman owner.

Data updated: September 2026

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Cayman. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.