Coquina Sands - Banyan Club

McGreevy and Comisar are the team Banyan Club sellers call first, and the team its buyers call when they want the building’s record rather than its reputation. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. For this guide we read every recorded Banyan Club of Naples deed back to the 1970s, the state’s condominium file for the building, the City of Naples zoning code for its district and FEMA’s flood map at its address. If you own one of the 24 residences at 252 to 298 Banyan Boulevard and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, what follows tells you whether this building fits before you tour it.

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

Banyan Club of Naples is a 24-residence, two-story condominium inside the neighborhood of Coquina Sands in Naples, Florida. It sits on the south side of Banyan Boulevard, one short block east of Gulf Shore Boulevard North, in the City of Naples, ZIP 34102, about a five-minute walk from the sand at Lowdermilk Park. Unlike the towers on the boulevard, it is an interior, low-rise building: each residence carries its own even street number from 252 to 298, 22 of them measure 1,064 square feet on the county roll and two measure 1,534, and the whole building dates from 1970 (Florida DBPR condominium project extract).

That combination explains most of what makes Banyan Club different from its neighbors. At two stories it sits below the three-story line that triggers Florida’s milestone inspection and structural integrity reserve study laws. At 24 units it sits one unit below the line that requires a condominium association to post its documents online. And at 24 residences on a 1.08-acre City parcel, it is a denser building than its own zoning district would allow if it were built today, which is a question for the City of Naples, not a conclusion, and one we explain carefully below.

Why McGreevy and Comisar Are the Best Realtor for Banyan Club

McGreevy and Comisar are the best realtor for Banyan Club of Naples 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 market read built on every recorded Banyan Club deed in the Collier County roll.

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

That matters at Banyan Club for a specific reason: it is a small building where the comparables are few but unusually clean. Twenty-two of the 24 residences are the same 1,064-square-foot plan on the county roll, so a recent sale of one is a genuine comparable for most of the others. The county values those 22 units within a narrow band of $478,800 to $496,800, and the two larger 1,534-square-foot units at the east end at $698,300 and $708,300 (Collier County Property Appraiser roll, files dated 29 August 2026). The recorded sales run well ahead of those values: the last three qualified sales, all in 2026, closed at $570,000 to $620,000. And the two larger units have not traded at arm’s length since 2005, so a seller of one of them is pricing a plan with no recent public comparable at all. A listing agent who reads only the last sale misses both points.

Recent Banyan Club track record: In the Southwest Florida MLS Matrix, pulled 26 September 2026, Banyan Club shows 8 closings in the last 60 months, from $500,000 to $685,000 at a median of $600,000, with a median 44 days on market and a median 96.3% of list price; 3 of them closed in the last 12 months, at a median of $580,000, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. In the five years to 29 August 2026, Banyan Club recorded 7 qualified resales in the Collier County roll, from $500,000 to $685,000, median $580,000. The highest price the building has ever recorded is $685,000, residence 260, on 16 September 2024 (OR 6402/1045). In the 12 months to 29 August 2026 it recorded three qualified sales at a median of $580,000. Ask us and we will walk you through all seven.

For Banyan Club 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. At Banyan Club the listing also has to answer questions a Gulf-front tower never gets. Is it true the building needs no milestone inspection? What does the association fund in reserves if it is not required to have a structural study? Is it a condominium or a cooperative, given its 1970 corporate name? What could be rebuilt on this lot after a hurricane? We build that file before the first showing: the estoppel certificate and resale disclosure package from the association’s manager, the recorded declaration, the reserve line in the budget, the FEMA flood facts for 252 to 298 Banyan Boulevard and your own residence’s recorded sale history.

For Banyan Club buyers: the first question at Banyan Club is the plan, because it decides size, price and taxes: 22 residences share one county size and two are half again as large. The second is the documents, because at 24 units the association is not required to keep a document website, so the rules on pets, leasing and buyer approval come to you in the resale package, not from a search engine. The third is the building itself: a 1970 two-story structure in FEMA Zone AE, with a base flood elevation of 9 to 10 feet, whose ground-floor elevation is not in any public record. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Banyan Club residence; we answer what the public record allows below, and name the document for the rest.

Honors and recognition:

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

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

Buying a home in Banyan Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Banyan Club as a Homebuyer

Living in Banyan Club of Naples means a condominium residence in a quiet, two-story, 24-home building on a residential side street of Coquina Sands, with single-family houses behind it, a cooperative next door and the public beach at Lowdermilk Park about five minutes away on foot. It is small-building living, a block off the boulevard.

Banyan Club is what Coquina Sands looked like before the towers: a low building on a tree-lined street, finished in 1970, when most of the neighborhood’s condominiums and cooperatives were going up. Its setting is residential on three sides. What follows is what daily life there looks like, drawn from the state’s condominium file, the City of Naples maps, the county roll and FEMA’s flood data, with every gap in the public record named as a gap.

What Is Banyan Club of Naples?

Banyan Club of Naples is a condominium recorded with the Florida Department of Business and Professional Regulation (DBPR) as “BANYAN CLUB OF NAPLES”, project PR1S016746, file 61477, at “252-298 BANYAN BOULEVARD, NAPLES, FL 33940” (the building’s pre-1990s ZIP code; today it is 34102), with 24 units and a recorded date of 9 September 1970, primary status Approved and secondary status Recorded (DBPR condominium project extract). The same state file names the managing entity as Banyan Club, Inc., in care of Newell Property Management in Naples. The Collier County Property Appraiser roll carries all 24 residences as built in 1970, under one condominium code and one use code for condominiums, at 24 consecutive even street numbers from 252 to 298 Banyan Boulevard.

A Condominium, Not a Cooperative

Buyers new to Coquina Sands sometimes assume a 1970 building called “Club, Inc.” must be a cooperative, because several of the neighborhood’s older buildings are. The name alone does not settle it: “Club, Inc.” was a common corporate naming pattern for both forms before Florida’s modern condominium act. For Banyan Club the form is settled by the state and the county. DBPR carries it as a condominium project (the PR1 prefix is the condominium file series), and the county roll carries it under a condominium code with a separate, deeded parcel for each residence (DBPR condominium project extract). So a Banyan Club buyer takes a deed to a unit plus a share of the common elements, under Florida’s Chapter 718 (Florida Statutes, Chapter 718). Next door, Calusa Club is a cooperative, where a buyer takes shares and a proprietary lease under Chapter 719 instead; the two buildings share a block and a year, not a legal form.

Two Stories, No Elevator on File

Banyan Club is a low-rise walk-up. Three public records point the same way. The City of Naples 2024 milestone buildings list, which names every Naples condominium or cooperative building of three or more stories, does not list it (City of Naples 2024 milestone buildings list). The state’s Bureau of Elevator Safety file shows no elevator at any address from 252 to 298 Banyan Boulevard, while it does show one at Calusa Club next door (DBPR elevator extract). And the City’s zoning code limits a multifamily building in this district that sits “immediately adjacent to … any R1 zoned property” to two stories, with single-family R1-15 lots on Banyan Club’s south and east sides (Naples Code of Ordinances, R3-12 district). If you need an elevator, Banyan Club is not your building; if you want stairs and a small building, it may be.

Every Residence Has Its Own Street Address

Most condominiums use one street number and a unit number. Banyan Club does not. Each of the 24 residences carries its own even-numbered Banyan Boulevard address, 252, 254, 256 and so on to 298, with no gaps, and the City of Naples address layer ties all 24 unit folios to one parent parcel, City folio 06230640001 (City of Naples address and unit points layer). The same layer carries one extra folio at 252 Banyan Boulevard with no unit number, consistent with a master record for the common elements. For a buyer that means mail, deliveries and ride shares find your door by street number, and it means a search for “Banyan Club” needs to cover 24 addresses, not one.

Who Owns at Banyan Club?

Banyan Club is mostly a second-home building with a year-round core. Four of the 24 residences carry a homestead exemption on the county roll (272, 274, 284 and 294), or 17 percent. Fourteen owners receive their tax mail at a Florida address; ten, 42 percent, mail elsewhere: two to Maryland and one each to Virginia, Georgia, New Hampshire, West Virginia, Ohio, New Jersey, Tennessee and Minnesota (Collier County Property Appraiser roll, files dated 29 August 2026). Across the street at Coquina Cove the same roll shows 1 homesteaded residence of 18 and 12 owners mailing out of state. Banyan Club is not a year-round building in the way some boulevard condominiums are, but it has more full-time neighbors than the building opposite.

A Day at Banyan Club

Coffee on a quiet street, a walk west down Banyan Boulevard past Calusa Club, across Gulf Shore Boulevard North and onto the beach at Lowdermilk Park. Our walking route on OpenStreetMap footpaths puts that walk at about 0.21 mile, roughly five minutes, from the Banyan Club frontage to the park’s address point at the foot of Banyan, and about six minutes to the sand. Lowdermilk opens at 5:00 a.m. and closes at 11:00 p.m., with restrooms, showers, a playground, sand volleyball, picnic tables and two rentable gazebos (City of Naples, Lowdermilk Park). By car, NCH Baker Hospital, Coastland Center and Naples High School are each about four minutes away at free-flow speeds, and Fifth Avenue South about six. The daily logistics section has the full table and how it was measured.

How Banyan Club Residents Reach the Beach

On foot, to a public park. Banyan Club has no beach, dock or water frontage of its own. Coquina Sands has one flagship beach park rather than a beach access at every street end: The Naples Company gave the land for Lowdermilk Park in lieu of the per-block accesses the original plat showed (Coquina Sands Association, history). Lowdermilk is a metered visitor access, and holders of a valid City or County beach parking permit park free (City of Naples beach parking information). From Banyan Club you will rarely need the lot: the walk is shorter than the search for a space in season.

A Residential Block on Three Sides

The neighbors shape the building. To the west is Calusa Club, a three-story 1969 cooperative at 212 to 250 Banyan Boulevard. Across the street to the north is Coquina Cove, an 18-unit, two-story condominium at 261 Banyan Boulevard. To the south, along Yucca Road, and to the east, toward Crayton Road, are single-family homes zoned R1-15 (City of Naples zoning layer). Farther east on Banyan are Banyan Corners, a five-unit condominium completed in 2018 at 345 Banyan Boulevard, and the entrance signs at US 41 that the voluntary Coquina Sands Association maintains. The practical result is a quieter street than Gulf Shore Boulevard North, with no commercial frontage and no tower next door.

Built in 1970, and What That Means in 2026

Banyan Club, Inc. was filed with the Florida Division of Corporations on 7 May 1970, and the state recorded the condominium four months later, on 9 September 1970 (Sunbiz corporate search, Banyan Club, Inc.). At 56 years old in 2026, the building predates the statewide Florida Building Code and predates the City’s current R3-12 density and lot coverage limits. None of that is a defect in itself: the building was legally built under the rules of its day. It does mean a buyer should read the roof, window, plumbing and electrical history in the association’s records and the City’s permit file, because a 1970 building is only as current as its last round of capital work.

What Banyan Club Does Not Have, and What We Could Not Confirm

Five things buyers sometimes assume. No beach or dock: the parcel has no water frontage and is not in the Moorings Bay Special Taxing District, unlike Coquina Cove across the street (City of Naples Moorings Bay taxing district layer). No elevator on file: see above. No statutory association website: Florida requires one only of an association “managing a condominium with 25 or more units” (Florida Statute 718.111), and Banyan Club has 24. No published fees, pet, leasing or approval rules: those live in the recorded declaration and the association’s rules. No published amenity list: a pool, covered parking, storage and laundry arrangements are not confirmed in any public record we could read. We do not publish them as facts; we ask the manager and put the answers in writing for our clients.

Ready to Sell or Buy at Banyan Club? Talk to the Team That Read Every Deed

Banyan Club is the two-story, 24-residence condominium of interior Coquina Sands, and in the 12 months to 29 August 2026 three of its residences recorded qualified sales at $570,000, $580,000 and $620,000. In a building where 22 homes share one plan, the seller who prices from those recorded sales, with the declaration, the reserve line and the flood facts already in the file, is the seller who sets the next benchmark.

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

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

Banyan Club Market Snapshot: What Residences Actually Sell For

Banyan Club recorded 7 qualified sales in the 60 months to 29 August 2026, from $500,000 to $685,000, at a median of $580,000, in the Collier County sales file. Three recorded in the last 12 months, at a median of $580,000. The building record is $685,000 for residence 260 in September 2024.

Data updated: September 2026 (Collier County recorded sales through 29 August 2026)

Southwest Florida MLS Matrix, pulled 26 September 2026: 8 closings at Banyan Club in the last 60 months, at a median of $600,000. The sales below are the county’s recorded deeds. We tracked every recorded Banyan Club sale in the Collier County roll through 29 August 2026: 157 recorded instruments across the 24 residences from 1971 to 2026, of which 65 are sales the county codes as qualified (Collier County Property Appraiser roll and sales file, files dated 29 August 2026). The rest are transfers the county does not treat as market sales, such as deeds between family members or trusts, and a handful of priced deeds it codes as not qualified. Every price per square foot below uses the county roll’s size for the residence, 1,064 or 1,534 square feet, because that is the one measure published for all 24 homes.

A “qualified” sale is the county’s own label for a sale it treats as an arm’s-length market transaction. We use the county’s flag as it stands. Where a priced deed is not coded qualified, we list it separately and leave it out of every median.

The Window Rule, and Why This Page Lists the Sales

Our rule for a small building is to use the first window, counting back from the newest data, that holds ten or more qualified sales, and to name the window beside every figure. At Banyan Club no window through five years reaches ten: 3 sales in 12 months, 6 in 24, 6 in 36 and 7 in 60. The first window with ten or more is 120 months, with 15 sales. So we list all seven five-year sales one by one, and we give the ten-year figure as context.

Source: Collier County Property Appraiser sales file, files dated 29 August 2026; medians, ranges and per-foot figures are our arithmetic on the county’s qualified sales. The 24- and 36-month medians are the average of the middle two prices, $580,000 and $620,000.

Every Qualified Sale in the Last Five Years

These are all seven qualified Banyan Club sales in the 60 months to 29 August 2026, with the recorded instrument for each (instruments on file with the Collier County Clerk of Courts). All seven were 1,064-square-foot residences.

Seven sales, an odd number, so the median is an observed price: $580,000, residence 268 in March 2026. The seven total $4,140,000, a mean of about $591,400 (our arithmetic). The spread inside a single plan, from $500,000 to $685,000, is the useful fact: in a building where the plan is fixed, a gap of $185,000 is condition, position, timing and presentation.

The Record: $685,000 for Residence 260

The highest price ever recorded at Banyan Club is $685,000 for residence 260, recorded 16 September 2024 at OR 6402/1045, about $644 per county square foot. It is the highest priced instrument of any kind on the building’s roll. The same residence sold for $375,000 in June 2017 (OR 5414/784), so it recorded a gain of about 83 percent in a little over seven years, roughly 8.7 percent a year compounded (our arithmetic, month granularity). Its 2026 county just value is $478,800, so the 2024 sale closed at about 1.43 times the county’s current value.

The Newest Sale: $570,000 for Residence 290

The most recent qualified sale is $570,000 for residence 290, recorded 21 May 2026 at OR 6591/1101, about $536 per county square foot. It followed $580,000 for residence 268 in March and $620,000 for residence 292 in January, so all three 2026 sales landed between $570,000 and $620,000. Residence 290 last sold at arm’s length for $303,000 in March 2015 (OR 5133/3029).

Recorded Deeds That Are Not in the Medians

One priced deed in the last five years sits outside the qualified set, and we list it because a buyer or seller will hear about it: residence 262, $650,000, recorded 12 August 2022 at OR 6163/3481, which the county codes as not qualified. The county does not publish its reason for that code, and we do not guess. It is not a record sale and it is in no median on this page. The roll also shows seven $0 instruments recorded on the same day, 10 July 2024, against residence 298 (OR 6383/3456 through OR 6383/3468), and single $0 instruments on several other residences; those are non-market transfers, and the roll does not say why they were recorded.

Banyan Club Prices Over Time

Source: Collier County Property Appraiser sales file, files dated 29 August 2026; our arithmetic. No qualified sales recorded in 2006 to 2008 or in 2022. Periods with an even count report the average of the middle two prices. Samples are small, so read the table as a shape, not a rate.

The shape is plain. Banyan Club doubled in the early 2000s, gave back part of that gain after 2005, sat near $200 to $375 a square foot through the 2010s, and then stepped up: about $350 a foot on the 2017 to 2021 sales and about $545 on the 2023 to 2026 sales. The 2026 sales sit a little below the 2024 and 2025 peak, which is consistent with a market that has leveled rather than one that is still climbing, but three sales cannot prove a trend in either direction.

What the County Says a Banyan Club Residence Is Worth

The roll values the 24 residences at a combined $12,082,200, a median of $488,800, and a range of $478,800 to $708,300. The 22 residences of 1,064 square feet sit in a tight band: nine at $478,800, nine at $488,800, two at $486,800 and two at $496,800. The two residences of 1,534 square feet, 296 and 298, are valued at $698,300 and $708,300. Per county square foot the median is about $458 (Collier County Property Appraiser roll, files dated 29 August 2026).

The roll alternates $478,800 and $488,800 from one address to the next along most of the building, which suggests two positions of the same plan, perhaps upper and lower or interior and end, but the roll does not say which, and we do not guess. Just value is the county’s estimate for tax purposes as of 1 January, and in a rising market it lags: the three 2026 sales closed at about 1.17 to 1.27 times their residences’ current values. Never price from the roll alone; use it to compare residences with each other.

How Often Banyan Club Residences Change Hands

Seven qualified sales in five years on 24 residences is about 1.4 a year, roughly 6 percent of the building annually. Three of the seven recorded in the first five months of 2026, in January, March and May, which is the Naples season. Across the building’s recorded history the county counts 65 qualified sales since 1977, with the busiest single year 1999, at five. Owners hold: several residences show gaps of a decade or more between sales.

Long Holds: What Banyan Club Owners Have Made

Repeat sales of the same residence, qualified at both ends, show what owners have actually realized (our arithmetic on the county sales file, approximate compound rates):

• Residence 282: $105,000 in October 1991 to $500,000 in April 2025, about 4.8 percent a year over 33 years.
• Residence 272: $285,000 in July 2004 to $650,000 in April 2025, about 4.1 percent a year, through the 2006 to 2011 downturn.
• Residence 268: $219,000 in February 2013 to $580,000 in March 2026, about 7.7 percent a year.
• Residence 290: $303,000 in March 2015 to $570,000 in May 2026, about 5.8 percent a year.
• Residence 260: $375,000 in June 2017 to $685,000 in September 2024, about 8.7 percent a year.
• Residence 292: $301,000 in October 2019 to $440,000 in April 2020, then $620,000 in January 2026.

The counter-example matters as much. Residence 274 sold for $420,000 in October 2005 and for $300,000 in March 2015, a loss of nearly 29 percent over a decade, before selling again for $490,000 in June 2021. Timing, not the building, decided that outcome.

The Larger Plan Has No Recent Public Comparable

The two 1,534-square-foot residences at 296 and 298 last traded at arm’s length long ago: residence 298 for $573,500 in October 2005 (OR 3913/2625), and residence 296 for $132,500 in February 1985 (OR 1123/431). Neither has recorded a qualified sale since. Their county values, $698,300 and $708,300, are about 43 to 45 percent above the smaller plan’s median value, roughly in line with the 44 percent difference in size. A seller of one of the two larger residences is pricing a plan with no recent public sale, which is exactly when a careful valuation matters most.

The Wider Naples Beach Market, Labeled

NABOR, the Naples Area Board of REALTORS, reported a July 2026 median closed price of $950,000 for condominiums in its Naples Beach area (ZIPs 34102, 34103 and 34108), with 7.1 months of supply, 92.5 percent of list price received and 147 days on market (NABOR market statistics). That is a one-month MLS figure for three ZIP codes of condominiums of every size and age; Banyan Club’s median is a five-year county-deed figure for one building of 1,064-square-foot residences. They are not the same measure, and the gap between them says more about product, size and age than about price direction.

Where Banyan Club Sits on the Coquina Sands Ladder

On one yardstick, the median qualified resale price recorded from 2024 through 2026 in the Collier County sales file, as reported in our Coquina Sands neighborhood guide, Banyan Club recorded a median of $600,000 on six sales. That is the same figure as its 24- and 36-month medians here. Across the street, Coquina Cove recorded one qualified sale in that period, $499,000 in January 2026. The towers on the boulevard trade in the millions; the interior low-rise buildings on Banyan Boulevard are where Coquina Sands still trades in the hundreds of thousands.

Our Read of the Banyan Club Market

Three things stand out. First, the plan is fixed, so the comparables are real: a seller of a 1,064-square-foot residence has seven recent sales of the same size to price against, which is more than most Coquina Sands buildings can offer. Second, the building repriced between 2019 and 2024, from about $350 to about $545 a square foot on the median, and its 2026 sales have held near that level. Third, the two larger residences are the pricing puzzle, with no arm’s-length sale since 2005.

First-Hand: What We Check Before We Price a Banyan Club Residence

Before we put a number on a Banyan Club residence, we pull its own recorded sale history and the building’s seven recent sales; we confirm the county size, 1,064 or 1,534 square feet; we separate qualified from not-qualified deeds; we request the estoppel certificate and the association’s budget, with its reserve line, because a buyer’s lender and insurer will ask; we confirm the FEMA zone and base flood elevation across the footprint, which changes from 9 to 10 feet along the building; and we look at the City’s permit file for roof, window and repiping work. Then we price to the plan, the position, the condition and the documents, in that order.

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

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

How Did Banyan Club Come to Be?

Banyan Club of Naples was organized as a Florida corporation, Banyan Club, Inc., on 7 May 1970, and the state recorded the 24-unit condominium on 9 September 1970. It was built on a Coquina Sands lot zoned for apartments, beside single-family streets, in the neighborhood’s first building boom.

The Coquina Sands Building Boom

Most of the condominium and cooperative buildings in Coquina Sands, on Gulf Shore Boulevard North and on the interior streets near Lowdermilk Park, date from the 1960s and 1970s. On Banyan Boulevard alone, three of the four multifamily buildings date from that window: Calusa Club, a cooperative, in 1969; Banyan Club, a condominium, in 1970; and Coquina Cove, a condominium declared in December 1972 and completed in 1973 (DBPR condominium project extract; City of Naples 2024 milestone buildings list). The fourth, Banyan Corners at 345 Banyan Boulevard, is a five-unit condominium from 2018 on the site of an earlier association that was administratively dissolved in 2016.

From Corporation to Condominium

The corporate record shows Banyan Club, Inc., Sunbiz document number 718465, filed 7 May 1970, active, with Amended and Restated Articles filed on 13 April 2006 (Sunbiz corporate search). The state recorded the condominium four months after the corporation was formed, on 9 September 1970, and Florida’s condominium division still carries it, 56 years later, as an approved and recorded project (DBPR condominium project extract). We re-read the Sunbiz record on 29 September 2026: the corporation is active, its 2026 annual report was filed on 15 April 2026, and its registered agent is Newell Property Management Services LLC, 5435 Jaeger Road, Naples.

The First Sales

The earliest priced deed on the roll is residence 294 at $39,500 in 1977 (OR 675/411), and by the late 1980s residences were trading around $100,000 to $130,000. The two larger residences, 296 and 298, recorded $132,500 in 1985 and $127,500 in 1987. The earliest qualified sale in the county file is that 1977 deed, so the original 1970 prices are not in the qualified record.

Name Decoys

Several unrelated properties share part of the name. “Banyan Bay Club” is a Longboat Key condominium with its own state project number, and “Banyan Club Apartments” is a public housing property in Palm Beach County. Closer to home, “The Carlyle on Banyan Club, Inc.” was a separate corporation at 345 Banyan Boulevard, administratively dissolved in 2016; its site is now Banyan Corners. None of them is Banyan Club of Naples, DBPR project PR1S016746, at 252 to 298 Banyan Boulevard. When you read a fee, a review or a sale described only as “Banyan Club”, check the address first.

A Building That Would Be Built Differently Today

Banyan Club was built under the rules of 1970. Today its land is zoned R3-12 Multifamily, which caps density at “12 dwelling units per net acre” and lot coverage for multifamily buildings at 25 percent (Naples Code of Ordinances, Sec. 58-300 and 58-301). The City parcel under Banyan Club is 1.08 acres (City of Naples parcels layer), and the City’s building footprint layer maps a footprint of about 22,000 square feet (City of Naples building footprints). On our arithmetic that is about 22 units per acre and roughly 47 percent coverage. Whether that makes the building legally nonconforming, and what could be rebuilt, is a question for the City of Naples; the permits and zoning section explains why it matters.

The Residences: Two Sizes in One Low-Rise Building at Banyan Club

Banyan Club of Naples has 24 residences in two county sizes: 22 of 1,064 square feet and 2 of 1,534 square feet, the larger pair at 296 and 298, the east end of the address run. Total county living area is 26,476 square feet across one two-story building fronting Banyan Boulevard.

The county roll is the only public source that measures every Banyan Club residence the same way, so we use it. Its figure is the Property Appraiser’s adjusted living area; a floor plan in the declaration, or a listing that measures a lanai, can show a different number.

The 1,064-Square-Foot Plan

Twenty-two of the 24 residences, every address from 252 to 294, carry 1,064 square feet on the roll (Collier County Property Appraiser roll, files dated 29 August 2026). That uniformity is unusual in Coquina Sands, where Charleston Square, for example, carries nine distinct plan sizes. It makes Banyan Club’s recent sales directly comparable with one another: when residence 268 sells, it tells the owner of residence 280 something real. It also makes each unit’s differences, its position in the building, its floor, its renovation and its outlook, the whole story of price.

The 1,534-Square-Foot Residences at 296 and 298

The two larger residences at the east end of the building, 296 and 298, carry 1,534 square feet each, about 44 percent more than the standard plan. They are also the two most valuable residences on the roll, at $698,300 and $708,300. As the market snapshot explains, neither has recorded a qualified sale since 2005, so their market value rests on reasoning from the smaller plan’s sales rather than on a comparable of their own.

Stacked Flats or Townhomes? Ask for the Floor Plans

The public record does not say how the residences are arranged inside the two stories: whether each is a single-level flat stacked over another, or a two-level residence, and it does not give bedroom and bathroom counts. The alternating county values along the address run hint at two positions of the same plan, but we do not publish a guess. The recorded declaration carries floor plan exhibits, and the association or the seller can supply them; we read them with our buyers before a showing, not after.

How the Building Sits on Its Lot

The City’s building footprint layer maps one irregular footprint of about 22,000 square feet, roughly 90 metres from east to west and about 40 metres deep, fronting Banyan Boulevard with rear wings stepping south toward Yucca Road (City of Naples building footprints). The City parcel under it, folio 06230640001, is 1.08 acres in Section 33, Township 49, Range 25 (City of Naples parcels layer). The building faces north onto Banyan, toward Coquina Cove, and backs onto single-family gardens.

What a 1970 Residence May Need

A 56-year-old building has had, or will need, the big systems replaced: roof coverings, windows and doors, electrical service and plumbing. In a condominium some of those are common elements and some belong to the unit, as the declaration allocates them. Before an offer we ask the association for its capital history (roof dates, window or shutter programs, repiping), search the City’s permit portal by street address for the residence and the building (City of Naples permit search), and order a four-point and wind mitigation inspection, which Florida insurers use to price a policy (Florida Office of Insurance Regulation, hurricane loss mitigation discounts).

Renovating a Banyan Club Residence

Interior renovation in a condominium runs through two approvals: the association’s, under its declaration and rules, and the City’s building permit. Because Banyan Club sits in a special flood hazard area, the City counts improvements toward FEMA’s substantial improvement threshold for the building, so a large remodel can raise flood compliance questions (City of Naples, development in the floodplain). Ask the manager for the alteration rules and contractor hours before you plan a kitchen.

Selling a renovated Banyan Club residence? Get a free Banyan Club home valuation or call Jesse direct at (239) 898-6072.

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

What Amenities Come With a Banyan Club Condo?

Banyan Club’s verified amenity is its location: a five-minute walk to the public beach at Lowdermilk Park on a quiet residential street. The building has no elevator on file and no water frontage. A pool, covered parking and storage are not confirmed in any public record, so we list them as questions, not features.

That is a short answer, and it is deliberate. Buyers read amenity lists in listing remarks every day; we publish only what a primary record supports.

Pool

Florida licenses public and semi-public pools, including condominium pools, through the Department of Health, and the Collier County office runs the local program (Florida Department of Health in Collier County, swimming pools). We could not retrieve a pool permit record for 252 to 298 Banyan Boulevard. City of Naples aerial imagery from 2020 appears to show a pool on the site (City of Naples 2020 aerial imagery), but an aerial photograph does not tell you whether a pool is heated, open or in good repair. Ask the manager, and ask the Department of Health for the inspection history.

Parking

The same imagery, and the open map data, show small roofed structures along the south side of the parcel that are consistent with covered parking. Whether spaces are assigned, whether each residence has one, and where guests park are rules the association sets, and none is published. Street parking on Banyan Boulevard is a City matter; ask before you assume.

Storage, Laundry and Common Rooms

Not documented in any public source. Ask the manager for the current common-element list and any limited common element assigned to a residence, such as a storage closet or a parking space, and make sure any assignment is in writing in the closing file.

The Beach Park Next Door, Almost

Lowdermilk Park is the amenity that matters most, and it is the City’s: sand volleyball, a playground, picnic tables, full restrooms and showers, two rentable gazebos, ADA beach mats, beach wheelchairs and a concession (City of Naples, Lowdermilk Park). It is about 0.21 mile from Banyan Club’s frontage on our walking route.

The Neighborhood Association, Which Is Optional

The Coquina Sands Association is the neighborhood’s voluntary civic association, Sunbiz document 745253, at $90 per household per year, with no lien authority. It is not a homeowners association, it has no power over Banyan Club, and joining is optional (Coquina Sands Association; membership benefits). Among other things it maintains the neighborhood entrance signs at Banyan Boulevard and US 41.

What Are the Condominium Fees and Property Taxes at Banyan Club?

Banyan Club’s condominium assessment is not published in any public source, so we do not print a number; the estoppel certificate and the association’s budget give the exact figure. Property taxes are public: the 24 residences carry a median total tax bill of $4,348.87 on the county roll, and the non-homestead median is $4,402.90.

The Assessment: Where the Number Lives

Florida requires every condominium association to adopt an annual budget, with reserves, and to give owners a copy (Florida Statute 718.112). For a buyer, the estoppel certificate is the document that states what is owed on a specific residence, including regular and special assessments, and Florida caps its fee at $250, plus $100 for delivery within three business days and $150 where a delinquency exists (Florida Statute 718.116). The manager of record, Newell Property Management, routes estoppel and lender questionnaire requests through an online document service (Newell Property Management). We found no special assessment in any public primary source, City agenda or news report; that is an absence of evidence, and the estoppel certificate must state any special assessment adopted.

Property Taxes on the 24 Residences

A quick cross-check: the 2025 total City of Naples millage stack in our parent research is 9.0514 mills, and $488,800 times 9.0514 per thousand is about $4,424, close to the non-homestead bill on a $488,800 residence; the small gap reflects taxable value on the bill against just value on the roll (City of Naples, property taxes and millage rate). Banyan Club is not in the Moorings Bay Special Taxing District, so its bills carry no dredging district levy (City of Naples Moorings Bay taxing district layer).

Why the Homesteaded Bill Is So Much Lower

Residence 294’s bill of $1,237.79 is about a quarter of its neighbors’. The roll shows the homestead flag but not the assessed value, so we do not state the capped figure. Florida’s homestead exemption and the Save Our Homes cap on assessed-value growth explain the pattern generally (Florida Statute 193.155; Florida Department of Revenue, Save Our Homes). The benefit belongs to the owner, not the residence: when a homesteaded residence sells, the buyer’s assessment resets at just value on the next 1 January.

What a Buyer Should Budget for Taxes

A buyer who will not homestead should budget from the non-homestead bills, about $4,000 to $4,400 on a 1,064-square-foot residence at current values, rising after a sale reassessment if the purchase price runs ahead of just value. Florida caps annual assessment increases on non-homestead residential property at 10 percent for non-school levies (Florida Statute 193.1554). A buyer who will homestead should file with the Property Appraiser by the statutory deadline and model the exemption from the Department of Revenue’s guidance (Florida Department of Revenue, PT-113 homestead exemption).

The Layered Costs of Owning at Banyan Club

Owning at Banyan Club of Naples carries four layers of cost: the condominium assessment, which funds operations, insurance and reserves; City of Naples and county property taxes; the owner’s own insurance and flood policies; and, optionally, $90 a year to the voluntary Coquina Sands Association. Only the taxes and the $90 are public.

The Insurance Layer

Florida requires the association to insure the condominium property at replacement cost, with replacement cost determined at least once every three years (Florida Statute 718.111). The owner’s HO-6 policy covers what the statute and the declaration leave to the owner, and Florida requires at least $2,000 of loss assessment coverage on every unit-owner policy, a floor rather than an adequate limit (Florida Statute 627.714). What Banyan Club’s master policy covers, its hurricane deductible and whether the association carries a building flood policy are not published; ask for the declarations pages.

The Reserve Layer

At two stories, Banyan Club is outside the structural integrity reserve study law, but not outside the reserve law. Section 718.112(2)(f) requires reserve accounts for “roof replacement, building painting, and pavement resurfacing, regardless of the amount,” and for any other item costing more than $25,000, while allowing the owners of an association that is not required to have a structural study to vote to fund less or none (Florida Statute 718.112). Whether Banyan Club’s owners have waived or reduced reserves is not public. It is the single most useful line in the budget: a fully funded roof reserve and an unfunded one can mean very different assessments after you close.

The Closing Layer

Florida’s documentary stamp tax on a deed is $0.70 per $100 of price, and the statute does not say which party pays it, so the purchase contract allocates it (Florida Statute 201.02). Any association transfer, application or capital contribution fee is set by the declaration and is not published; the estoppel certificate lists what the association will collect at closing.

Selling and want the cost file ready for your buyer? Get a free Banyan Club home valuation or call Jesse direct at (239) 898-6072.

Buying and want every cost in writing before you sign? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Who Governs Banyan Club? The Declaration, the Association and the Manager

Banyan Club of Naples is governed by its Declaration of Condominium, recorded 9 September 1970, and by Banyan Club, Inc., the owners’ association, which the state lists as managed in care of Newell Property Management. The declaration, bylaws and rules are not published online, so a buyer reads them in the resale package.

The Association

Banyan Club, Inc. is a Florida not-for-profit corporation, Sunbiz document 718465, filed 7 May 1970 and active, with Amended and Restated Articles filed 13 April 2006. Our Coquina Sands research recorded five officer and director seats on its last annual report read: a president, vice president, secretary, treasurer and one director (Sunbiz corporate search). DBPR lists the managing entity as MA00010606, Banyan Club, Inc., in care of Newell Property Management Corp. at 5435 Jaeger Road in Naples (DBPR condominium project extract). Directors and officers change; confirm the current board with the manager.

No Statutory Website at 24 Units

Florida requires an association “managing a condominium with 25 or more units” to post its official records on a website or app (Florida Statute 718.111). Banyan Club has 24, one below the line, and we found no association website. That does not mean the records are secret: the same statute keeps official records open to owners, and the resale disclosure statute gives a buyer the core documents before closing. It does mean due diligence at Banyan Club starts with a request, not a download.

What a Seller Must Hand a Buyer

A condominium owner who is not the developer must deliver to a prospective purchaser the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial information and the frequently asked questions and answers document, and the buyer has a short statutory period to cancel after receiving them (Florida Statute 718.503). Florida also requires a property tax disclosure summary in the contract (Florida Statute 689.261). At Banyan Club, where nothing is posted publicly, that package is the buyer’s first real look at the rules.

Questions the Declaration Answers

• Buyer approval and right of first refusal. Many 1970 declarations give the association a right to approve buyers or to buy first. Whether Banyan Club’s does is not public; if it does, the approval timeline belongs in the contract.
• Leasing. Minimum term, number of leases a year and any approval step.
• Pets. Whether pets are allowed, how many and how large.
• Occupancy and guests. Who may stay when the owner is away.
• Alterations. What owners may change inside a residence and on the exterior.
• Common element allocation. Which parts of the building are common, which are limited common elements assigned to a residence, and which belong to the unit, including windows, doors and parking.
• Casualty and termination. What happens after a major loss, which matters more than usual at Banyan Club for the zoning reasons explained below.

How Amendments Reach You

Florida protects owners from some rule changes. An amendment that prohibits or regulates rental of units applies only to owners who consent and to owners who acquire title after the amendment takes effect (Florida Statute 718.110). So a buyer who closes after a rental amendment is bound by it, even if the seller was not. Ask for every recorded amendment, not only the original declaration.

Where to Get the Documents

The manager of record is the practical route: Newell Property Management routes estoppel certificates and lender questionnaires through an online document service and gives owners a login portal (Newell Property Management). The Declaration of Condominium itself is recorded with the Collier County Clerk of Courts; DBPR does not publish declaration text (DBPR public records). When we represent a Banyan Club buyer, we order the package at contract and read it with you inside the review period.

Is Banyan Club a 55+ Community?

We found no evidence that Banyan Club of Naples is an age-restricted 55+ community, and no evidence that it is not. Its age rules, if any, would be in the declaration and rules, which are not public. Do not assume either way; ask for the documents before you write an offer.

Housing that claims the older-persons exemption under Florida’s Fair Housing Act must meet the statute’s requirements, including the 80 percent occupancy rule for 55-and-over housing and published policies showing the intent to serve older persons (Florida Statute 760.29). If Banyan Club’s documents contain an age provision, the frequently asked questions and answers sheet and the rules will show it. If they do not, the building is open to buyers of any age, subject to the ordinary rules on occupancy.

Can You Rent Out a Banyan Club Condo?

You can rent a Banyan Club condominium within two sets of limits: the association’s leasing rules, which are not published, and the City of Naples rule that residential rentals run 30 days or longer, with up to three shorter rentals a year that may not be advertised. Weekly vacation renting does not fit either.

The City’s 30-Day Floor

The City of Naples short-term rental guidelines set rental terms of 30 days or longer, except that a property may be rented for less than 30 days three times per year, and may not be advertised as available for under 30 days (City of Naples Short-Term Rental Guidelines; City of Naples transient lodging handout). Separately, the R3-12 district lists only single-family residences, multifamily residences and accessory structures as permitted uses; transient lodging is not among them (Naples Code of Ordinances, Sec. 58-292).

The Association’s Rules

Banyan Club’s own leasing rules, a minimum term, a cap on leases per year, an approval step or a fee, are not published. The declaration and any leasing amendment control, and under section 718.110(13) a rental amendment binds owners who acquire title after it takes effect (Florida Statute 718.110). Read the leasing article before you model rental income.

Buying for Rental Income?

Model Banyan Club as a seasonal, monthly-minimum rental until the documents say otherwise. Naples season runs roughly January to April, and a 1,064-square-foot residence a five-minute walk from Lowdermilk Park is the kind of home seasonal tenants look for. The same tenant screening, notice and approval steps you would expect from a 1970 declaration may apply, and a tenant’s occupancy may limit the owner’s own use. We never quote a rent figure without a signed lease to support it.

Selling With a Tenant in Place

A lease does not stop a sale, but the buyer takes the residence subject to it. Coordinate the lease term, showing rights and closing date, and check the declaration for any notice to the association.

Pet Rules at Banyan Club

Banyan Club’s pet rules are not published. Whether pets are allowed, and in what number, size or kind, is set by the declaration and the association’s rules, which a buyer receives in the resale package. Assistance animals are governed by fair housing law rather than by a pet rule.

Where the Rule Lives

Ask the manager for the current rules and any pet registration form, and read the declaration’s use restrictions. A pet rule binds tenants and guests as well as owners, so a buyer who plans to rent should read it from both sides.

Assistance Animals Are Not Pets

Florida and federal fair housing law require housing providers to consider reasonable accommodation requests for assistance animals, and Florida sets out what documentation a provider may request for an emotional support animal (Florida Statute 760.27). A resident who needs an accommodation should follow the association’s documentation steps.

Dogs and the Beach

City of Naples beach rules prohibit animals on the beach, and the Naples Police Beach Patrol lists pets on the beach among its prohibitions (Naples Police Beach Patrol). Lowdermilk Park’s lawns and walks are a different question from the sand; check the posted park rules.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Banyan Club

Banyan Club is a two-story condominium, so Florida’s milestone inspection and structural integrity reserve study mandates, which start at three stories, do not reach it, and neither City of Naples milestone list names it. Its reserve funding is governed by the ordinary reserve rules of section 718.112(2)(f), which owners may vote to reduce or waive.

Not on Either City of Naples List

The City of Naples Building Department publishes the Naples condominium and cooperative buildings of three or more stories due for milestone inspections by year (Milestone Inspections by Year; City of Naples milestone inspections). The 2024 list names Calusa Club, the cooperative next door at 236 Banyan Boulevard, at three stories and built in 1969, and Banyan Club is not on it. The 2029 list does not name Banyan Club either. So the building next door carries the milestone obligation and Banyan Club does not.

What Section 553.899 Says

Florida’s milestone inspection law applies to “a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership” (Florida Statute 553.899). At two stories, Banyan Club is below the threshold, so it is not required to have a state milestone inspection.

What Section 718.112(2)(g) Says

The structural integrity reserve study law requires a study “at least every 10 years … for each building on the condominium property that is three habitable stories or higher in height” (Florida Statute 718.112). A two-story Banyan Club is outside that sentence, so the association is not required to have a structural integrity reserve study. “SB-4D” of 2022 and “SB 154” of 2023 are the bill names people use for these laws; the statutes are what govern, as later amended by HB 913 of 2025 (Florida Senate, HB 913 (2025)).

Reserves Still Apply Under Section 718.112(2)(f)

Being below the study threshold is not an exemption from reserves. The budget must include reserve accounts for “roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000.” For an association not subject to the study law, “The members of a unit-owner-controlled association may determine, by a majority vote of the total voting interests of the association, to provide no reserves or less reserves than required” (Florida Statute 718.112). So at Banyan Club the questions are practical: is the budget fully funding its reserves, have the owners voted to waive or reduce them recently, and what does the reserve schedule assume for the roof, painting and paving?

Insurance Appraisal Every Three Years

Section 718.111(11) requires the association’s replacement cost for property insurance to be determined at least once every three years (Florida Statute 718.111). That applies at Banyan Club regardless of height, and a buyer’s lender and insurer may ask for it.

What a Banyan Club Buyer Should Ask For

• The current budget, with the reserve line for each component and whether it is fully funded.
• The minutes or ballots of any owner vote to waive or reduce reserves in the last three years.
• Any engineer’s, roof or structural report the board has commissioned, even though no statute requires one.
• The most recent insurance replacement cost appraisal and the master policy declarations.
• The Hurricane Ian repair history and any insurance claims.
• Any special assessment, loan or line of credit approved or under discussion.

What the Lender Will Ask

Because Banyan Club is under three stories, a lender’s Florida condominium questionnaire items about milestone inspections and structural studies should come back not applicable. The underwriter will still review reserves, insurance, litigation and owner concentration. We do not promise that any lender will approve a particular building; we get the questionnaire answered early so a buyer finds out before the inspection period ends.

Could Banyan Club Be Terminated or Sold to a Developer?

Only through Florida’s condominium termination statute, section 718.117, which sets owner votes, protections and procedures (Florida Statute 718.117). We found no record of any offer, plan or vote. What makes the question more interesting at Banyan Club than at most buildings is the zoning: a new building on this lot under today’s R3-12 rules would, on our arithmetic, hold about half as many homes, so a developer’s math is not simple. The permits and zoning section explains the numbers and why they need the City’s confirmation. DBPR’s structural reporting page is the state’s route for associations that do owe a study (DBPR SIRS reporting).

Selling and fielding reserve questions from buyers? Get a free Banyan Club home valuation or call Jesse direct at (239) 898-6072.

Buying and want the reserve file read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Hurricanes, Flood Zone and Insurance at Banyan Club

Banyan Club maps in FEMA flood Zone AE on panel 12021C0391J, effective 8 February 2024, with a base flood elevation of 9 feet on most of the building and 10 feet on its western third. It lies landward of Florida’s Coastal Construction Control Line and inside Collier County hurricane evacuation Zone A.

Zone AE, With the Base Flood Elevation Changing Along the Building

We queried FEMA’s National Flood Hazard Layer on a grid across the Banyan Club footprint on 26 September 2026 (FEMA NFHL map service):

Zone AE is FEMA’s coastal special flood hazard area where the one-percent-annual-chance flood is mapped with a base flood elevation; it is not the V zone, where waves of three feet or more are expected. The VE band begins inside Lowdermilk Park, about 0.2 mile west. The City of Naples adopted the 2024 panels and holds a Community Rating System Class 5 rating, which earns a 25 percent National Flood Insurance Program discount in the special flood hazard area (FEMA Community Status Book, Florida; City of Naples 2024 Flood Insurance Rate Maps).

The Missing Number: Ground-Floor Elevation

What matters most for a ground-floor residence is how high its floor sits against the 9- or 10-foot base flood elevation, and that number is not public. The City’s elevation certificate layer returned no certificate at the Banyan Club footprint (City of Naples elevation certificates layer). Ask the association whether it holds an elevation certificate for the building; if not, a surveyor can produce one, and a flood insurer will price from it. Across the street, federal lidar from the USGS elevation point query service puts the bare ground around Coquina Cove at roughly 5.4 to 6.6 feet, several feet below the base flood elevation; a floor can sit higher than the ground around it, which is exactly why the certificate matters.

The Preliminary Map

FEMA issued preliminary maps for Collier County in 2025, with a target effective date in 2027, and Collier County announced the proposed map’s changes in August 2026 (Collier County, proposed Flood Insurance Rate Map, August 2026). FEMA’s preliminary data service returned no zone polygon near Banyan Club when we queried it (FEMA preliminary NFHL). Check the address on the FEMA Map Service Center before closing.

Landward of the Coastal Construction Control Line

Florida’s Coastal Construction Control Line for Collier County, set in 1989, runs at about 81.8084 degrees west at this latitude (Florida DEP CCCL map service). Banyan Club’s west wall sits roughly 86 metres east of that line, so the building is landward of the CCCL, and ordinary repair and rebuilding work here does not need the state coastal construction permit that Gulf-front buildings need (Florida DEP, locate the CCCL).

Evacuation Zone A and the Coastal High Hazard Area

Collier County’s hurricane evacuation zone layer places Banyan Club in Zone A, the first zone ordered out when storm surge threatens (Collier County evacuation zone service; Collier County evacuation zone lookup). The City’s Coastal High Hazard Area layer, dated June 1991, places the site in a storm category 2 polygon with modeled surge elevations of 7.4 to 11.9 feet (City of Naples Coastal High Hazard Area layer).

Wind Design Today

The Florida Building Code design wind speed at the site is 166 miles per hour for Risk Category II buildings and 179 for Risk Category III (Collier County Florida Building Code wind speed map, Risk Category II; Risk Category III). The 1970 building predates the statewide code; replacement windows, doors and roofs are designed to the code in force when they are permitted, which is why the permit history matters.

Hurricane Ian

Hurricane Ian struck on 28 September 2022. The Naples tide gauge measured 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reported inundation of 6 to 9 feet above ground level in Naples (NHC Tropical Cyclone Report, Hurricane Ian). The City counted 708 buildings with major damage, 22 destroyed and 1,937 with minor damage (Naples Daily News, 17 October 2022), and the Mayor issued an emergency order on how storm repairs would be permitted (Mayor’s Hurricane Ian Emergency Repair Permitting Order).

We found no primary source describing Ian damage at Banyan Club, so we claim neither damage nor its absence. Ask the association for its Ian repair history, insurance claims and any related assessments; a seller should gather the same record for the listing file.

The 50 Percent Rule

Inside the special flood hazard area the City applies FEMA’s substantial improvement and substantial damage rule: a building substantially damaged or improved must be brought into compliance with the City’s flood rules, including elevation to or above the base flood elevation (City of Naples, development in the floodplain; City of Naples, 50 percent rule FAQ). For a condominium, the structure is the building, so a unit owner’s large remodel counts toward the building’s total. At Banyan Club that rule sits alongside the zoning question below: after a major loss, both decide what comes back.

Insuring a 1970 Condominium in Zone AE

Three layers of coverage, each with its own owner:

• The association’s master policy. Florida requires the association to insure the condominium property, with replacement cost determined at least every three years (Florida Statute 718.111). Ask for the declarations page, the hurricane deductible and whether a building flood policy is in force.
• The owner’s HO-6 policy for the interior, improvements, contents and liability, with loss assessment coverage (Florida Statute 627.714).
• Flood. Lenders require flood coverage in Zone AE. FEMA prices National Flood Insurance Program policies under Risk Rating 2.0 (FEMA Risk Rating 2.0).

For scale, not as a Banyan Club quote: the Florida Office of Insurance Regulation reported a Collier County average condominium unit-owner premium of $3,545 a year including wind, as of 31 March 2025 (FLOIR Property Insurance Stability Report, July 2025). Zone AE, evacuation Zone A and the Coastal High Hazard Area make flood and wind the two drivers of the master policy’s cost. A four-point and wind mitigation inspection is the practical first step for the owner’s policy.

Selling after a storm season? Get a free Banyan Club home valuation or call Jesse direct at (239) 898-6072.

Buying and want the flood file read before you commit? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Banyan Club?

Banyan Club is zoned to Lake Park Elementary School, Gulfview Middle School and Naples High School for the 2026-27 school year. Collier County Public Schools’ zone tool returned those three schools for 212 Banyan Boulevard, the adjoining parcel on the same block, and our parent research found no split zone anywhere in Coquina Sands.

We did not run 252 Banyan Boulevard itself through the district’s map, which answers one address at a time in the browser; our parent research ran the adjoining parcel at 212 Banyan Boulevard (CCPS attendance zone tool). The district’s own caution applies: its maps “are intended to provide general information as to schools of assignment” and their accuracy “is not guaranteed”. Confirm with the district’s attendance boundaries page before you enroll.

Drive times are our free-flow calculations with the OSRM router over OpenStreetMap from the Banyan Club frontage, with no traffic adjustment. Our parent research reports all three schools graded A by the Florida Department of Education for 2025-26 (FLDOE school grades), and Naples High offers Cambridge AICE and Advanced Placement programs (Naples High School advanced studies). Controlled open enrollment, which the district calls Parental Choice, is available when seats allow, without transportation.

With four homesteaded residences, few Banyan Club households use the schools today, but the assignment matters to a full-time buyer and to resale.

Permits, Zoning and What Could Be Rebuilt at Banyan Club

Banyan Club sits in the City of Naples R3-12 Multifamily district, which today allows 12 units per net acre, 25 percent lot coverage and two stories beside single-family land. On our arithmetic the 1970 building has about 22 units per acre and 47 percent coverage, so rebuild rights are a question for the City.

What R3-12 Allows

The City’s zoning layer returns R3-12 Multifamily at three points across the footprint (City of Naples zoning layer). The code describes the district as “a residential district which is designed to accommodate a mixture of single-family homes and one-, two- and three-story apartments” (Naples Code of Ordinances, Chapter 58, Division 10). Its key numbers:

• Permitted uses: single-family residences, multifamily residences and accessory structures (Sec. 58-292).
• Minimum lot: 6,000 square feet and 40 feet wide (Sec. 58-294 and 58-295).
• Yards: front 25 feet; side 10 feet for a two-story building; rear 20 feet (Sec. 58-296).
• Minimum floor area: 600 square feet per unit in a building of three or more units (Sec. 58-297); Banyan Club’s 1,064 square feet clears it easily.
• Height: 30 feet, “except that the development on any R3-12 property immediately adjacent to, or across an alley from, any R1 zoned property will be limited to two stories in height” (Sec. 58-298).
• Lot coverage: 25 percent for multifamily buildings (Sec. 58-300(b)).
• Density: 12 dwelling units per net acre (Sec. 58-301).

The Future Land Use map designates the site Residential, Medium Density (City of Naples future land use layer), and the site is not in a City historic district.

The Arithmetic, Labeled as Ours

The City parcel is 1.08 acres (City of Naples parcels layer). Twenty-four units on 1.08 acres is about 22 units per acre; at 12 per net acre, 1.08 acres supports about 13. The City’s footprint layer maps about 22,000 square feet of building on a parcel of about 46,900 square feet, roughly 47 percent coverage against a 25 percent limit (City of Naples building footprints). On those numbers the 1970 building appears to exceed today’s density and coverage limits.

Two cautions. “Net acre” is a defined term in the code and may not equal GIS parcel area. And a building that was legal when built and no longer meets the code is generally treated as nonconforming, with its own rules for repair and reconstruction. Whether Banyan Club is nonconforming, and what could be rebuilt after a total casualty, must be confirmed by the City of Naples Planning Department, ideally in a zoning verification letter, and read alongside the declaration’s casualty article and the condominium termination statute (Florida Statute 718.117).

Why a Buyer or Seller Should Care

For an owner, the answer frames the worst case: after a catastrophic loss, the building that comes back is decided by the City’s nonconforming rules, the flood rules and the declaration, not by today’s R3-12 numbers alone. For anyone imagining a redevelopment sale, it cuts the other way: a new building on this lot under today’s rules would, on our arithmetic, hold about half the homes. That is not a reason to avoid Banyan Club; it is a reason to ask the question before you buy, which almost nobody does.

Permits

The City of Naples Building Department issues permits for work at 252 to 298 Banyan Boulevard; its permit history for the building, including roofs, windows and any Ian repairs, was not pulled for this edition because the City’s portal answers address searches interactively (City of Naples permit search). Search each street number you are considering, and ask the association for its capital work history.

What Is Being Built Near Banyan Club?

Banyan Club’s own block is settled and residential; the change is on Gulf Shore Boulevard North and at the south end of Coquina Sands. Naples Beach Club, A Four Seasons Resort, opened on 17 November 2025, and several boulevard sites are being redeveloped with smaller numbers of larger homes.

Naples Beach Club, A Four Seasons Resort

At the south end of Coquina Sands, Naples Beach Club, A Four Seasons Resort, opened on 17 November 2025 (Four Seasons press release, now open). The Residences at Naples Beach Club total 153 homes (The Residences at Naples Beach Club), and the golf course is slated for 2027 (Four Seasons, Naples Beach Club). The owner is a joint venture of The Athens Group and MSD Partners (The Athens Group, Naples Beach Club). On 29 June 2022 the City and the owner executed a conservation easement that keeps 104.6 acres, 84 percent of the 125-acre site, as recreation and open space in perpetuity, held by the North American Land Trust (City of Naples, conservation easement release).

Redevelopment on the Boulevard

At 1121 Gulf Shore Boulevard North, the former Bahama Club cooperative site is planned for Olana Naples Residences, 12 estate residences by Kolter Urban (Kolter Urban, Olana Naples Residences). At 1601, Rosewood Residences Naples, 42 residences by The Ronto Group, topped off in August 2025 (The Ronto Group, Rosewood Residences Naples). At 1624 to 1672, Harbour House, 14 residences in three two-story buildings on the bay side, won Design Review Board approval in March 2026 (Gulfshore Business, Harbour House). And at 1500, Ocean Terrace now sits on a single parcel that recorded a $16,000,000 transfer in June 2023, with a design petition proposing four residences. The pattern is fewer, larger homes replacing older multifamily buildings, which is the context for Banyan Club’s zoning arithmetic above.

On Banyan Boulevard Itself

City Council took up a Banyan Boulevard Median Landscape Restoration Project on 15 April 2026, item 14.B, awarding the work to Hannula Landscaping and Irrigation for $370,719.20 plus a $5,000 City contingency (City Council agenda, 15 April 2026). The agenda does not state which blocks of Banyan are included, so we do not claim the work is in front of Banyan Club. The City’s bicycle and pedestrian master plan update also lists, at planning level and unfunded, a sidewalk transition fix and a pedestrian hybrid beacon at Banyan Boulevard and US 41.

The Beach Outfall Project

The City’s Naples Beach Restoration and Water Quality Improvements Project removes beach stormwater outfall pipes and builds pump stations along the Gulf Shore Boulevard right-of-way, with contractual completion in 2027 (Naples Beach Improvements project site; City of Naples beach outfalls project). Expect construction impacts on the boulevard, a block west, while it is built.

Daily Logistics at Banyan Club

Daily life at Banyan Club is walkable to the beach and a short drive to everything else: about five minutes on foot to Lowdermilk Park, about four minutes by car to NCH Baker Hospital and Coastland Center, and about 43 minutes to Southwest Florida International Airport at free-flow speeds.

Drive and Walk Times

We measured routes from the Banyan Club frontage on 26 September 2026 with the OSRM routers over OpenStreetMap roads and paths, destinations geocoded with the US Census Bureau Geocoder where possible (OSRM routing). Free-flow times; season traffic from January to April will be longer.

Parking at the Beach

Lowdermilk is a metered visitor access, $5.00 per hour with a $2.50 minimum, and vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information; City of Naples beach parking permits). A Banyan Club resident walking over needs neither.

The Naples Pier

The Naples Pier, about six minutes south by car, has been closed for rebuilding since its groundbreaking on 5 January 2026, a project of about 18 months (Naples Pier, City of Naples Parks and Recreation).

Trash, Mail, Moves and Guests

The City of Naples provides solid waste service (City of Naples Solid Waste Division); how Banyan Club organizes collection, mail delivery, move-ins, contractor hours and guest parking is set by the association and is not published. There is no gate. Ask the manager for the current rules and any move-in requirement before you book a truck.

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

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

How Does Banyan Club Compare to Its Coquina Sands Neighbors?

Banyan Club is one of the interior low-rise buildings of Coquina Sands, and on the county roll its median value per residence, $488,800, is the second highest of the six buildings compared here, behind only Surfside Club on the Gulf. It is also one of three buildings in this set that fall outside the milestone law.

The table uses one yardstick for every building: the Collier County Property Appraiser roll, files dated 29 August 2026, for parcels and median just value, and the City of Naples milestone lists for stories and year built. Data updated September 2026. Median just value per parcel compares what the county thinks a typical residence in each building is worth; it is not a sale price, and for a cooperative the county’s per-unit parcels do not carry the same legal meaning as a deeded condominium unit.

Sources: Collier County Property Appraiser roll, files dated 29 August 2026; City of Naples 2024 milestone list; City of Naples 2029 milestone list; DBPR condominium project extract.

Against Calusa Club Next Door

Calusa Club is Banyan Club’s closest neighbor, one year older and one story taller, and a different legal product: a cooperative, where a buyer takes shares and a proprietary lease under Chapter 719 rather than a deed (Florida Statute 719.103). At three stories it is on the City’s 2024 milestone list and carries the state’s structural study obligation; the state’s elevator file shows an elevator at 226 Banyan Boulevard (DBPR elevator extract). A buyer choosing between the two is choosing between a deed and no elevator, and shares with an elevator and a milestone file.

Against the Boulevard Low-Rises and Co-ops

Eleven Hundred Gulfshore Club, a 1972 three-story condominium on the east side of the boulevard, and Del Mar Club, a 1966 cooperative of two seven-story buildings facing Lowdermilk Park, both carry lower median county values per residence than Banyan Club and both were on the 2024 milestone list. Surfside Club, a 1963 two-story condominium on the Gulf, is the one building in the set with a higher median value, $792,000, and like Banyan Club it is outside the milestone law. The difference is the sand: Surfside is on it, and it pays for that with a Gulf-front flood and coastal construction profile that Banyan Club, landward of the control line, does not share.

Against the Building Across the Street

Coquina Cove, directly opposite at 261 Banyan Boulevard, is Banyan Club’s natural rival: the same street, the same zoning, the same two stories, the same walk to Lowdermilk and the same exemption from the milestone law. The next section compares the two line by line.

Banyan Club vs Coquina Cove: Which Should You Choose?

Banyan Club and Coquina Cove face each other across Banyan Boulevard: two-story condominiums from the early 1970s, both zoned R3-12, both a short walk from Lowdermilk Park. Banyan Club offers larger residences and a deeper resale record; Coquina Cove offers a lower entry value and a seawalled basin behind the building.

Coquina Cove is DBPR project PR1S019032, 18 units, declared on 21 December 1972 and completed in 1973, managed in care of Sandcastle Community Management (DBPR condominium project extract). Its parcel on the north side of Banyan runs back to a seawalled tidal basin of the Moorings Bay water system, and the City places it inside the Moorings Bay Special Taxing District, the dredge-maintenance district for bay-front lots; Banyan Club, on the south side, has no water frontage and is outside that district (City of Naples Moorings Bay taxing district layer; City of Naples, Moorings Bay Special Taxing District).

The Decision Table

Sources: Collier County Property Appraiser roll and sales file, files dated 29 August 2026; DBPR condominium project extract; DBPR elevator extract; FEMA NFHL; City of Naples zoning layer; City of Naples parcels layer.

What the Numbers Say

On a like-for-like basis, the same metric, the same window and the same source, Banyan Club recorded 7 qualified sales in the 60 months to 29 August 2026 at a median of $580,000 on 1,064-square-foot residences; Coquina Cove recorded 1, at $499,000 on an 864-square-foot residence. Per square foot the single Coquina Cove sale, about $578, sits above Banyan Club’s 60-month median of $545, but one sale against seven is not a market comparison, and we say so. On the county roll Coquina Cove is the lower entry value by about $81,000 at the median, and slightly higher per square foot. Banyan Club has more space per residence, a deeper record of comparable sales and a larger share of full-time owners.

The Water Behind Coquina Cove

The basin is the one real physical difference. City aerial imagery shows a seawall with finger piers along Coquina Cove’s north edge and a pool on the water side; how dock space is allocated is set by that association’s documents and is not public. Banyan Club has no equivalent. A buyer who wants to look at water, or who hopes to keep a small boat, should read Coquina Cove’s declaration closely; a buyer who does not care about the basin gains nothing from paying for its district levy and its seawall.

Who Should Choose Banyan Club

Choose Banyan Club if you want about 200 more square feet than Coquina Cove offers (or 1,534 square feet in one of the two end residences), a building with enough recent sales to price and finance with confidence, your own street address, more full-time neighbors, and a five-minute walk to Lowdermilk Park, and you do not need water frontage or an elevator. It suits a seasonal owner who wants a simple, low-rise building and a full-time buyer who wants a quiet street at a Coquina Sands entry price.

Who Should Choose Coquina Cove

Choose Coquina Cove if you want the lower entry value by county assessment, an 864-square-foot residence that is easy to lock and leave, a smaller 18-unit association, and a building backing onto tidal water with a pool on the water side, and you accept very thin resale liquidity and a walk-up second floor. Both buildings share the same flood zone family, the same schools, the same zoning, the same exemption from the milestone law and the same unpublished rules, so get both estoppel certificates and both rule books before you choose.

Honest Pros and Cons of Owning at Banyan Club

Banyan Club’s strengths are its quiet interior street, a five-minute walk to Lowdermilk Park, a single dominant plan that makes pricing clear, no milestone or structural study mandate, and a Coquina Sands entry price. Its weaknesses are a 1970 walk-up with no elevator, Zone AE with an unknown floor elevation, unpublished documents and a zoning question over rebuilding.

We state both lists from the public record. Where a con depends on documents we have not seen, we say so.

The Pros

• The beach on foot. About 0.21 mile to Lowdermilk Park’s entrance at the foot of Banyan, with restrooms, showers and a playground (City of Naples, Lowdermilk Park).
• A quiet street. Single-family homes behind and beside the building, no commercial frontage, no tower next door.
• Clean comparables. Twenty-two residences share one county size, and seven sold in five years.
• Outside the milestone law. At two stories, no state milestone inspection or structural integrity reserve study is required (Florida Statute 553.899).
• Landward of the CCCL. Ordinary repair and rebuilding work needs no state coastal construction permit.
• Your own address. Every residence has its own street number.
• An affordable way into 34102. A five-year median of $580,000 in a neighborhood whose boulevard towers trade in the millions.
• Moderate taxes. A median bill of $4,348.87 on the county roll.
• Top schools by assignment. Lake Park, Gulfview and Naples High, all graded A.

The Cons

• No elevator. A walk-up building, per the state’s elevator records and the City’s lists.
• Flood Zone AE with a base flood elevation of 9 to 10 feet and no public elevation certificate for the building.
• Evacuation Zone A, the first zone ordered out.
• A 56-year-old building. Roof, windows, plumbing and electrical history must be read, not assumed.
• Documents on request only. At 24 units the association has no statutory website.
• Reserves can be waived. Owners of an association outside the study law may vote to fund less or none; check the budget.
• The rebuild question. On our arithmetic the building exceeds today’s density and coverage limits; confirm with the City.
• No water, no private beach. Unlike Coquina Cove across the street.
• The larger plan is hard to price. No arm’s-length sale of a 1,534-square-foot residence since 2005.

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

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

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

If you’re searching for a Banyan Club listing agent, or thinking, ‘I need someone to sell my Banyan Club home…’ start here. We tracked every qualified Banyan Club sale in the Collier County record, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from that record.

Data updated: September 2026 (Collier County recorded sales through 29 August 2026)

Banyan Club is the Coquina Sands building where a seller has real comparables and has to explain a building buyers do not know. Three residences sold in the first five months of 2026; the next buyer will have seen those prices and will ask about the milestone law, the reserves, the flood zone and what could be rebuilt. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Banyan Club listing, along with the file a Banyan Club buyer will ask for.

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 Banyan Club Residences Sold For: the Recorded Set

Southwest Florida MLS Matrix, pulled 26 September 2026: 8 closings at Banyan Club in the last 60 months, at a median of $600,000. The sales below are the county’s recorded deeds. In the last 12 months Banyan Club has seen 3 qualified resales.

• Last 12 months: 3 qualified sales, $570,000 (290, May 2026), $580,000 (268, March 2026) and $620,000 (292, January 2026), median $580,000, total $1,770,000.
• Last 60 months: 7 qualified sales, median $580,000, low $500,000, high $685,000, total $4,140,000.
• Last 120 months: 15 qualified sales, median $490,000, low $301,000, high $685,000.
• Record: $685,000, residence 260, 16 September 2024, OR 6402/1045, about $644 per county square foot.
• Days on market and sale-to-list ratio: Across its 7 MLS-marketed closings in the last 60 months, Banyan Club sold after a median 44 days on market at a median 96.3% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026).

What Makes Selling at Banyan Club Different

• The plan is your comparable. With 22 residences at 1,064 square feet, your price is set by position, condition and presentation against seven recent sales of the same size.
• The larger residences need a case. At 296 and 298, with no arm’s-length sale since 2005, we build the value from the smaller plan and the size difference, and we show the buyer the reasoning.
• The milestone answer is a selling point. Buyers arrive worried about Florida’s condominium laws; at two stories Banyan Club is outside the inspection and study mandates, and we say so with the statute in hand.
• The reserve line decides the objection. Because owners may vote to reduce reserves, we put the budget and any waiver vote in the file before the first showing.
• Documents on request. With no statutory website, we order the resale package and estoppel certificate early, so the buyer’s review period starts with documents in hand.
• Approval, if the declaration requires it. We build any approval timeline into the contract.
• Season matters. All three 2026 sales recorded between January and May.

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

Request a free Banyan Club home valuation. We will pull your residence’s recorded history, the building’s seven recent sales, the county’s current value and the association’s documents, and give you a number and the reasoning behind it.

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

A dedicated Banyan Club seller guide is in preparation; until it is live, this section and a call to Jesse are the fastest route.

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

How should I price my Banyan Club residence?

Start with the seven qualified sales of 1,064-square-foot residences in the last five years, $500,000 to $685,000, and weight the three 2026 sales, $570,000 to $620,000, most heavily. Adjust for your residence’s position, floor, condition and updates, and use the county value only to compare residences with each other.

Do the larger Banyan Club residences sell for more?

On the county roll, yes: 296 and 298 are valued at $698,300 and $708,300, about 44 percent above the smaller plan’s median value, in line with their extra size. In recorded sales there is no recent evidence, because neither has sold at arm’s length since 2005.

Will Florida’s milestone law hurt my Banyan Club sale?

No. At two stories Banyan Club is outside the milestone inspection and structural integrity reserve study mandates, and it is not on either City of Naples milestone list. Buyers will still ask about reserves, which are governed by section 718.112(2)(f).

What documents should I gather before listing?

The estoppel certificate, the recorded declaration and amendments, the rules, the current budget with its reserve line, the master insurance declarations, your renovation permits, any parking or storage assignment and your own tax bill. We order the association documents for you.

Can I sell my Banyan Club condo with a tenant in place?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, so coordinate the lease term, showing rights and closing date, and check the declaration for any notice or approval requirement.

Do I have to disclose that Banyan Club is in a flood zone?

Florida now requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance (Florida Statute 689.302). Buyers’ lenders will see Zone AE on their own determination; disclose your history and let the file answer the question.

Your Local Real Estate Experts

Banyan Club owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read the building’s state records, its zoning code and every recorded Banyan Club deed in the county roll.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Banyan Club guide: 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 Naples beach-corridor condominium market that Banyan Club 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 from Naples to Fort Myers, and Jesse has lived in Estero since 2003.

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 Banyan Club page the credential that matters more is narrower than any award. Before writing this guide we read:

• the state’s condominium project file and elevator file for 252 to 298 Banyan Boulevard
• the City of Naples R3-12 zoning code, parcel, footprint, zoning and address layers for the building
• the City of Naples 2024 and 2029 milestone lists
• FEMA’s effective flood map across the building’s footprint, and the state’s Coastal Construction Control Line
• Florida’s condominium statutes on records, reserves, estoppel, rentals and termination
• the Collier County Property Appraiser’s unit-by-unit roll and every recorded Banyan Club instrument back to 1971
• the same records for Coquina Cove across the street

What Our Clients Say

Jesse McGreevy is a top-reviewed Banyan Club realtor, and McGreevy and Comisar’s clients say so on Google in their own words. The quotes below are genuine five-star client reviews reproduced verbatim. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, 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 Banyan Club home? Get a free Banyan Club home valuation, or call Jesse direct at (239) 898-6072.

Buying at Banyan Club? 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. Our guides to Banyan Club’s Coquina Sands neighbors, Coquina Cove, Calusa Club, Eleven Hundred Gulfshore Club, Del Mar Club and Surfside Club, are linked in the comparison sections above.

Frequently Asked Questions, Buyer Edition

These Banyan Club buyer questions are answered from the state’s condominium and elevator files, the City of Naples zoning code and map layers for 252 to 298 Banyan Boulevard, FEMA’s flood map and the Collier County Property Appraiser roll and sales file dated 29 August 2026. Each answer names its source, and where the record stops, we say so.

Where is Banyan Club of Naples?

Banyan Club is at 252 to 298 Banyan Boulevard, Naples, FL 34102, on the south side of the street, one short block east of Gulf Shore Boulevard North. It is inside the City of Naples and inside the Coquina Sands neighborhood, between Calusa Club to the west and single-family homes on Yucca and Crayton Roads.

Is Banyan Club of Naples a condo or a co-op?

A condominium. The state carries it as condominium project PR1S016746, and the county roll gives each of the 24 residences its own deeded parcel under a condominium code (DBPR condominium project extract). Its “Club, Inc.” corporate name follows a 1970 naming pattern shared by both forms; Calusa Club next door is the cooperative.

How many units are in Banyan Club?

Twenty-four, confirmed by the state’s condominium file and the county roll, at 24 consecutive even street numbers from 252 to 298 Banyan Boulevard.

When was Banyan Club built?

In 1970. Banyan Club, Inc. was filed with the state on 7 May 1970, the condominium was recorded on 9 September 1970, and the county roll carries every residence as built in 1970.

How many stories is Banyan Club, and does it have an elevator?

Two stories, and no elevator is on file. The building is absent from the City of Naples list of condominium buildings of three or more stories, and the state’s elevator file shows no elevator at 252 to 298 Banyan Boulevard (City of Naples 2024 milestone list; DBPR elevator extract).

How big are the condos at Banyan Club?

Twenty-two residences measure 1,064 square feet on the county roll and two, at 296 and 298, measure 1,534 square feet. Bedroom and bathroom counts are not in the public record; the declaration’s floor plan exhibits show them.

How much does a Banyan Club condo cost?

In the 60 months to 29 August 2026, Banyan Club recorded 7 qualified sales from $500,000 to $685,000, at a median of $580,000. The three sales in the last 12 months recorded at $570,000, $580,000 and $620,000 (Collier County Property Appraiser sales file).

What is the highest price ever paid at Banyan Club?

$685,000, for residence 260, recorded 16 September 2024 at OR 6402/1045, about $644 per county square foot. It is the highest priced instrument of any kind on the building’s roll.

What was the most recent sale at Banyan Club?

Residence 290, $570,000, recorded 21 May 2026 at OR 6591/1101, about $536 per county square foot.

How far is Banyan Club from the beach?

About 0.21 mile on foot, roughly five minutes, west along Banyan Boulevard and across Gulf Shore Boulevard North to Lowdermilk Park, and about six minutes to the sand, on our walking route over OpenStreetMap paths.

Is Lowdermilk beach public?

Yes. Lowdermilk Park is a City of Naples public beach park at 1301 Gulf Shore Boulevard North, open 5:00 a.m. to 11:00 p.m., with restrooms, showers, a playground, volleyball, picnic tables and gazebos (City of Naples, Lowdermilk Park).

Do you have to pay for parking at Lowdermilk beach?

Visitors pay the meter, $5.00 per hour with a $2.50 minimum; vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information). From Banyan Club you can walk.

Does Banyan Club have a pool?

Not confirmed in any public record we could read. City aerial imagery from 2020 appears to show one on the site, but we could not retrieve a Department of Health pool record, and an aerial cannot tell you whether it is heated or open. Ask the manager.

Does Banyan Club have covered or assigned parking?

The imagery shows small roofed structures consistent with covered parking along the south side of the parcel, but assignment, number of spaces and guest parking are association rules that are not published. Ask for the parking rules and any written assignment.

What flood zone is Banyan Club in?

FEMA Zone AE on panel 12021C0391J, effective 8 February 2024, with a base flood elevation of 9 feet on most of the building and 10 feet on its western third (FEMA NFHL).

What flood zone is Naples in?

It varies by street. Most of the Coquina Sands beach corridor maps in Zones AE and VE; Banyan Club, a block inland, is AE. Check any address on the FEMA Map Service Center.

Is my Banyan Club address in a flood zone?

Yes: every Banyan Club residence sits in Zone AE, a special flood hazard area, so a federally backed mortgage will require flood insurance. The base flood elevation depends on where along the building your residence sits.

Does Banyan Club need a milestone inspection?

No. Florida’s milestone inspection law applies to condominium buildings of three habitable stories or more, and Banyan Club has two (Florida Statute 553.899). Neither City of Naples milestone list names it.

Does Banyan Club need a structural integrity reserve study?

No. The study requirement applies to buildings three habitable stories or higher (Florida Statute 718.112). Ordinary reserve rules still apply, and owners may vote to reduce or waive them, so read the budget.

What are the HOA fees at Banyan Club?

Banyan Club is a condominium, so the charge is a condominium assessment, not an HOA fee, and it is not published. The estoppel certificate and the association’s budget give the exact figure (Florida Statute 718.116).

Is Banyan Club part of a Coquina Sands HOA?

No. The Coquina Sands Association is a voluntary civic association at $90 per household per year with no lien authority; it is not a homeowners association and has no power over Banyan Club (Coquina Sands Association).

Are there special assessments at Banyan Club?

We found none in any public primary source, which is an absence of evidence, not proof. The estoppel certificate must state any special assessment the association has adopted.

Can I rent out my Banyan Club condo?

Yes, within the association’s leasing rules, which are not published, and the City of Naples 30-day floor, which allows up to three shorter rentals a year that may not be advertised (City of Naples Short-Term Rental Guidelines).

Can I do short-term rentals at Banyan Club?

Not as a business. Transient lodging is not a permitted use in the R3-12 district, and the City limits rentals under 30 days to three a year without advertising. Weekly vacation renting does not fit.

Are pets allowed at Banyan Club?

The pet rule is not published; it lives in the declaration and the association’s rules, which come in the resale package. Assistance animals are handled under fair housing law, not the pet rule (Florida Statute 760.27).

Is Banyan Club a 55+ community?

We found no evidence either way. An age restriction would be written in the declaration and rules, and a building claiming the older-persons exemption must meet Florida’s requirements (Florida Statute 760.29).

Can the Banyan Club board reject a buyer?

Only if the declaration gives it that power. Many older Florida declarations include a buyer approval or right of first refusal; whether Banyan Club’s does is not public. Read the declaration before you sign, and put any approval period in the contract.

What schools serve Banyan Club?

Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, per Collier County Public Schools’ zone tool at the adjoining parcel; all three graded A by the state for 2025-26 (FLDOE school grades). Confirm on the district’s tool before enrolling.

How much is property tax on a Banyan Club condo?

The median total bill on the county roll is $4,348.87 across the 24 residences, and $4,402.90 for residences without a homestead exemption. The larger residences run about $5,700 to $6,400.

How many Banyan Club owners live there full time?

Four of the 24 residences carry a homestead exemption on the county roll, 17 percent, and ten owners mail their tax bills outside Florida. It is mainly a second-home building.

Does Banyan Club have a website where I can read the documents?

No association website was found, and at 24 units Florida does not require one; the website rule starts at 25 units (Florida Statute 718.111). The documents come through the seller’s resale disclosure package and the manager.

Who manages Banyan Club?

The state’s condominium file lists the managing entity as Banyan Club, Inc., in care of Newell Property Management in Naples (Newell Property Management). Confirm the current manager when you request the estoppel certificate.

Could Banyan Club be torn down and redeveloped?

Only through the condominium termination statute, with owner votes and protections (Florida Statute 718.117). No plan or offer is on record, and on our arithmetic today’s R3-12 rules would allow about half the current homes on this lot, a question for the City of Naples.

How long is the drive from Banyan Club to the airport?

About 43 minutes to Southwest Florida International Airport at free-flow speeds, and about 10 minutes to Naples Airport; season traffic is longer.

Is Banyan Club landward of the Coastal Construction Control Line?

Yes. The line runs roughly 86 metres west of the building’s west wall (Florida DEP CCCL map service), so ordinary repair work does not need the state’s coastal construction permit.

What is the difference between Banyan Club and Coquina Cove?

Both are two-story condominiums on Banyan Boulevard. Banyan Club has 24 residences of mainly 1,064 square feet and 7 qualified sales in five years; Coquina Cove, across the street, has 18 residences of 864 square feet, one sale in five years, and a seawalled basin behind it inside the Moorings Bay taxing district.

Who is the best realtor for Banyan Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. For this guide we read every recorded Banyan Club deed, the building’s state records and its zoning code. Call Marc at (239) 287-5873 to buy, or Jesse at (239) 898-6072 to sell.

Frequently Asked Questions, Seller Edition

These Banyan Club seller questions are answered from the Collier County Property Appraiser roll and sales file dated 29 August 2026, the City of Naples records for 252 to 298 Banyan Boulevard, and Florida’s condominium statutes. Tax and legal questions are answered at the level of the public rule; your CPA and attorney answer them for your own sale.

What is my Banyan Club condo worth?

Start with the recorded range. Seven qualified sales in the last five years run from $500,000 to $685,000, median $580,000, and the three 2026 sales from $570,000 to $620,000. Your position in the building, condition and updates adjust from there; for 296 and 298, the size difference does.

Who is the best realtor for Banyan Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that read every recorded Banyan Club deed, the state’s condominium file and the City’s zoning code for this guide. Call Jesse direct at (239) 898-6072.

Can I sell my Banyan Club home without a realtor?

Yes, Florida allows an owner to sell without an agent. You would still need to deliver the resale disclosure documents, order the estoppel certificate, handle any association approval, price against seven sales of the same plan and answer a buyer’s questions about reserves and flood (Florida Statute 718.503). McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will tell you honestly whether you need us.

How many Banyan Club condos sold in the last year?

Three qualified sales recorded in the 12 months to 29 August 2026: residence 292 in January, 268 in March and 290 in May 2026, at a median of $580,000.

What is the price per square foot at Banyan Club?

The median of the seven qualified sales in the last 60 months is about $545 per county square foot, from about $470 to about $644. The 120-month median is about $461.

Why is my Banyan Club just value lower than recent sales?

Because just value is the county’s assessment estimate as of 1 January, not a market price, and in a rising market it lags. The three 2026 sales closed at about 1.17 to 1.27 times their residences’ current county values.

How do I price a Banyan Club condo with so few sales?

Use the window rule: count back until a window holds enough sales, name the window, and list the sales. At Banyan Club that means the seven five-year sales, weighted toward the three from 2026, then adjusted for position, floor and condition.

Do the larger Banyan Club units sell for more?

The county values them about 44 percent higher, in line with their size, but neither 296 nor 298 has recorded a qualified sale since 2005, so there is no recent market proof. We build that case from the smaller plan’s sales.

How long does it take to sell a condo in Naples?

NABOR reported 147 days on market for Naples Beach condominiums in July 2026 (NABOR market statistics). That is a three-ZIP, all-condominium MLS figure, not a Banyan Club number; Banyan Club’s own figure is a median 44 days on market across its seven MLS-marketed closings of the last 60 months (Southwest Florida MLS Matrix, pulled 26 September 2026).

What documents do I need to sell a Banyan Club condo?

The declaration, articles, bylaws and rules, the most recent year-end financial information and the association’s frequently asked questions and answers document, which Florida requires a seller to deliver, plus the estoppel certificate, your permits and your tax bill (Florida Statute 718.503).

How much does an estoppel certificate cost in Florida?

Florida caps the fee at $250, plus $100 for delivery within three business days and $150 if the account is delinquent (Florida Statute 718.116).

Does the Banyan Club board have to approve my buyer?

Only if the declaration requires it, and that provision is not public. If it does, we build the approval period into the contract so it does not delay closing.

Do I have to disclose that Banyan Club is in a flood zone?

Florida requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance (Florida Statute 689.302). Zone AE will show up on the buyer’s lender determination regardless; disclose your history plainly.

Will the milestone law hurt my Banyan Club sale?

No. At two stories the building is outside the milestone inspection and structural study mandates. It helps to say so early, with the statute and the City’s lists, because many buyers assume every older Florida condominium is caught by them.

Can my buyer get a mortgage at Banyan Club?

Most likely, subject to the lender’s condominium review of reserves, insurance, litigation and owner concentration. The milestone and study items should be not applicable at two stories. We get the lender questionnaire answered early.

Are Banyan Club buyers mostly cash buyers?

The county roll does not record financing, so we cannot say from public data. Plan for both, and have the lender questionnaire ready.

How much tax do you pay when you sell a condo in Florida?

Florida has no state income tax. The deed carries documentary stamp tax of $0.70 per $100 of price, allocated by the contract (Florida Statute 201.02). Federal capital gains tax is a question for your CPA.

What are the closing costs on a Banyan Club sale?

Typically the documentary stamp tax, title charges as the contract allocates them, the estoppel certificate, any association transfer fee set by the declaration, prorated taxes and assessments, and the listing commission. Your settlement statement itemizes them.

What percentage do realtors charge in Florida?

Commissions are negotiable, not set by law, and they vary with the property and the service. Ask any agent what the fee buys: the marketing, the document file and who negotiates the buyer’s inspection and appraisal.

Is it cheaper to sell without a realtor?

It can be, if the price holds and nothing goes wrong. At Banyan Club the price is set against seven known sales, so the difference an agent makes is in reaching the buyer who pays at the top of that range and in keeping the document and approval steps on time.

What is the best month to list a Banyan Club condo?

All three 2026 sales recorded between January and May, and three of the seven five-year sales recorded in the first half of 2026. Listing ahead of the Naples season, in the fall, gives the most showings in the busiest months.

Is it a good time to sell a Banyan Club condo?

The recorded sales say prices have held: the three 2026 sales, $570,000 to $620,000, sit near the building’s 2024 and 2025 level, well above the 2017 to 2021 median of $372,500. Whether it is a good time for you depends on your next move.

Are home prices dropping in Naples?

NABOR reported a July 2026 median closed price of $950,000 for Naples Beach condominiums with 7.1 months of supply. At Banyan Club the three 2026 sales sit slightly below the 2024 record and above every earlier period. Neither figure is a forecast.

What should I not do before selling my Banyan Club condo?

Do not start unpermitted work, do not sign a long lease without a sale clause, and do not list before you have the estoppel certificate and the budget in hand. Those three mistakes cost more time than any price reduction.

Should I renovate before selling?

Usually only the basics: paint, lighting, repairs and anything an inspector will flag. A major remodel needs association and City approval, counts toward the building’s flood improvement threshold, and rarely returns its cost in a building where the plan is fixed.

Should I sell my Banyan Club condo or rent it out?

It depends on the association’s leasing rules, which are not public, the City’s 30-day floor and your tax position. A seasonal monthly rental is the realistic model; compare its net after assessment, taxes and insurance with the sale proceeds.

Does my homestead exemption transfer when I sell?

The exemption stays with the property only until the sale, but Florida lets you port up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you apply in time (Florida Department of Revenue, portability guidance PT-112).

How does Banyan Club compare with Coquina Cove for resale?

Banyan Club has the deeper record: 7 qualified sales in five years against 1 at Coquina Cove, and 15 in ten years against 3. That makes a Banyan Club listing easier to price and to appraise.

What sells faster in Coquina Sands, a condo or a co-op?

The public record does not measure days on market; the MLS does, and it puts Banyan Club at a median 44 days and 96.3% of list price across seven marketed closings in the last 60 months (Southwest Florida MLS Matrix, pulled 26 September 2026). What we can say is that financing and approval are usually simpler for a condominium like Banyan Club than for a Chapter 719 cooperative.

Could a developer buy all of Banyan Club?

Only through the condominium termination statute, which requires owner votes and protects dissenting owners (Florida Statute 718.117). No offer is on record, and today’s zoning would allow fewer homes on this lot than stand there now.

What happens to my Banyan Club unit after a hurricane?

The association’s master policy and its declaration govern repairs to the building, your HO-6 policy covers what the declaration leaves to you, and flood coverage responds to flood. A building substantially damaged must meet the City’s current flood rules when it is repaired.

Can I list Banyan Club as a lease and a sale at the same time?

You can, subject to the declaration’s leasing rules and any approval requirement. A lease signed during marketing binds the buyer, so any lease should allow showings and anticipate a sale.

What makes Banyan Club different from other Coquina Sands condos?

It is a 1970, two-story, 24-residence condominium on a quiet interior street, with one dominant plan, no elevator, no milestone mandate, a five-minute walk to Lowdermilk Park and a zoning history that makes rebuild rights a real question. Those are the facts a listing has to explain, and the reasons the right buyer chooses it.

Sources and Authoritative References

Every Banyan Club fact on this page comes from a Florida state file or statute, a City of Naples record or map layer, a Collier County agency, a federal source, the Collier County Property Appraiser roll dated 29 August 2026, a developer’s release or a named news report. Southwest Florida MLS Matrix, pulled 26 September 2026: 8 closings at Banyan Club in the last 60 months, at a median of $600,000.

The primary sources are grouped below by who issued them and numbered continuously. Recorded instruments are cited by Official Records book and page and are on file with the Collier County Clerk of Courts. Owner names on the county roll are not published here.

Florida Department of Business and Professional Regulation and Division of Corporations

1. DBPR condominium project extract, Condo_CW.csv (Banyan Club of Naples, project PR1S016746, file 61477, 24 units, recorded 9 September 1970; Coquina Cove, project PR1S019032)
2. DBPR Bureau of Elevator Safety extract, elevator.csv (no elevator at 252 to 298 Banyan Blvd; Calusa Club elevator at 226 Banyan Blvd)
3. DBPR, condominiums, timeshares and mobile homes public records
4. DBPR, condominium and cooperative SIRS reporting
5. DBPR, public licensee search
6. Florida Division of Corporations, Sunbiz name search, Banyan Club, Inc., document 718465
7. Florida Division of Corporations, Sunbiz name search, Coquina Cove Condominium Apts, Inc., document 721650

Florida Statutes and Legislature

8. Chapter 718, Florida Statutes, condominiums
9. Section 718.110, amendments, including rental amendments
10. Section 718.111, association records, website threshold and insurance
11. Section 718.112, bylaws, budgets, reserves and structural integrity reserve studies
12. Section 718.116, assessments and estoppel certificates
13. Section 718.117, termination of condominium
14. Section 718.503, resale disclosure
15. Section 718.501, powers of the Division
16. Section 719.103, cooperative definitions
17. Chapter 719, Florida Statutes, cooperatives
18. Section 553.899, milestone inspections
19. Section 627.714, condominium unit owner loss assessment coverage
20. Section 689.261, property tax disclosure
21. Section 689.302, flood disclosure
22. Section 760.27, emotional support animals
23. Section 760.29, housing for older persons
24. Section 193.155, homestead assessments and Save Our Homes
25. Section 193.1554, non-homestead residential assessment limitation
26. Section 196.031, homestead exemption
27. Section 201.02, documentary stamp tax
28. Section 720.301, homeowners association definitions
29. Florida Senate, HB 913 (2025), condominium and cooperative reforms

City of Naples: Building, Milestone and Flood Records

30. City of Naples 2024 Milestone Buildings list (Calusa Club, 3 stories, 1969; Banyan Club not listed)
31. City of Naples 2029 Milestone Buildings list
32. City of Naples, Milestone Inspections by Year
33. City of Naples Building Department, milestone inspections
34. City of Naples, development in the floodplain
35. City of Naples, 50 percent rule and FEMA frequently asked questions
36. City of Naples, 2024 Flood Insurance Rate Maps
37. City of Naples, public portal and electronic permitting, permit search
38. City of Naples, Mayor’s Hurricane Ian Emergency Repair Permitting Order, 19 October 2022

City of Naples: Zoning Code, Map Layers and Imagery

39. Naples Code of Ordinances, Chapter 58, Article II, Division 10, R3-12 Multifamily District (Sec. 58-291 to 58-301)
40. City of Naples GIS, address and unit points (24 Banyan Club unit folios, parent folio 06230640001)
41. City of Naples GIS, parcels (folio 06230640001, 1.08 acres)
42. City of Naples GIS, building footprints
43. City of Naples GIS, zoning (R3-12 at the building; R1-15 to the south and east)
44. City of Naples GIS, future land use (Residential, Medium Density)
45. City of Naples GIS, neighborhoods layer (Coquina Sands)
46. City of Naples GIS, neighborhood association area layer (Coquina Sands)
47. City of Naples GIS, Moorings Bay Special Taxing District layer (Banyan Club outside; Coquina Cove inside)
48. City of Naples GIS, Coastal High Hazard Area layer
49. City of Naples GIS, elevation certificates layer
50. City of Naples aerial imagery, 2020
51. City of Naples aerial imagery, 1973
52. City of Naples aerial imagery, 1962

City of Naples: Council, Finance, Parks and Services

53. City Council agenda, 15 April 2026, item 14.B, Banyan Boulevard Median Landscape Restoration Project
54. City of Naples, Short-Term Rental Guidelines
55. City of Naples, transient lodging handout
56. City of Naples, property taxes and millage rate
57. City of Naples, Moorings Bay Special Taxing District
58. City of Naples, beach parking information
59. City of Naples, beach parking permits
60. Lowdermilk Park, City of Naples Parks and Recreation
61. Naples Pier, City of Naples Parks and Recreation
62. Naples Police Department, Beach Patrol
63. City of Naples Solid Waste Division
64. City of Naples, beach outfalls project
65. City of Naples and Naples Beach Club Holdings sign historic conservation easement

Collier County Government and Schools

66. Collier County, hurricane evacuation zone map service
67. Collier County, evacuation zone lookup
68. Collier County, Florida Building Code wind speed, Risk Category II
69. Collier County, Florida Building Code wind speed, Risk Category III
70. Collier County, proposed Flood Insurance Rate Map reflects changes to local flood risk, August 2026
71. Collier County, Floodplain Management
72. Collier County Tax Collector, real estate taxes
73. Collier County Public Schools, attendance zone tool
74. Collier County Public Schools, attendance zones 2026-2027
75. Collier County Public Schools, attendance boundaries
76. Naples High School, advanced studies, AICE and AP
77. Florida Department of Health in Collier County, swimming pools

Other Florida State Agencies

78. Florida Department of Education, school grades
79. Florida DEP, Coastal Construction Control Line map service
80. Florida DEP, locate the Coastal Construction Control Line
81. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2025
82. Florida Office of Insurance Regulation, premium discounts for hurricane loss mitigation
83. Florida Office of Insurance Regulation, flood insurance
84. Florida Department of Revenue, Save Our Homes assessment limitation
85. Florida Department of Revenue, PT-113 homestead exemption
86. Florida Department of Revenue, PT-112 portability
87. Florida Department of Revenue, property tax information for taxpayers

Federal

88. FEMA National Flood Hazard Layer map service (flood hazard zones and FIRM panel 12021C0391J)
89. FEMA preliminary National Flood Hazard Layer
90. FEMA Map Service Center, 252 Banyan Blvd search
91. FEMA Map Service Center, search by address
92. FEMA Community Status Book, Florida (City of Naples, CRS Class 5)
93. FEMA Community Rating System
94. FEMA Risk Rating 2.0
95. National Hurricane Center Tropical Cyclone Report, Hurricane Ian
96. NOAA Tides and Currents, Naples gauge 8725110 inundation history
97. USGS Elevation Point Query Service, 3DEP
98. USGS National Hydrography Dataset, large-scale areas
99. US Census Bureau Geocoder

Market Data

100. NABOR market statistics (July 2026 Naples Beach condominium figures)
101. NABOR July 2026 market report release

Associations and Managers

102. Coquina Sands Association
103. Coquina Sands Association, history (Lowdermilk Park in lieu of street-end beach accesses)
104. Coquina Sands Association, membership benefits
105. Newell Property Management, manager of record for Banyan Club, Inc.
106. Sandcastle Community Management, manager of record for Coquina Cove

Developer and Project Sources

107. Four Seasons, Naples Beach Club
108. Four Seasons press room, Naples Beach Club now open, 17 November 2025
109. The Residences at Naples Beach Club
110. The Athens Group, Naples Beach Club
111. Kolter Urban, Olana Naples Residences
112. The Ronto Group, Rosewood Residences Naples
113. Naples Beach Restoration and Water Quality Improvements Project

News Coverage

114. Naples Daily News, Naples Council on repair permits, beaches and generators after Ian, 17 October 2022
115. Gulfshore Business, luxury development Harbour House set to begin construction
116. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
117. Business Observer, Naples Beach Club nears opening

Routing and Mapping Method

118. OSRM public routing server, OpenStreetMap driving profile, routes run 26 September 2026 from the Banyan Club frontage
119. OpenStreetMap foot routing, walking routes to Lowdermilk Park run 26 September 2026

Records Cited in Plain Text

120. Collier County Property Appraiser bulk roll, files dated 29 August 2026: all 24 Banyan Club parcels (2330040000 to 2330960009), condominium code 8500, just values, homestead flags, owner mailing states and total taxes (owner names not published); and the 18 Coquina Cove parcels
121. Collier County Property Appraiser sales file, files dated 29 August 2026: all 157 recorded instruments against the 24 Banyan Club parcels from 1971 to 2026, 65 coded qualified
122. Recorded instruments cited by Official Records book and page, on file with the Collier County Clerk of Courts: OR 6591/1101, 6575/3327, 6547/2420, 6462/2556, 6456/3448, 6402/1045, 6224/911, 6163/3481, 6383/3456 to 3468, 5414/784, 5133/3029, 3913/2625, 1123/431 and 675/411; Coquina Cove OR 6545/259
123. Declaration of Condominium of Banyan Club of Naples, recorded 9 September 1970 per the state’s condominium file, on file with the Collier County Clerk of Courts

Downloadable Documents

The official Banyan Club documents below are issued by the Florida Department of Business and Professional Regulation, the City of Naples and federal agencies. They are the public documents we read for this page, and the ones a Banyan Club buyer or seller should read before signing.

The Declaration of Condominium is recorded with the Collier County Clerk of Courts and comes to buyers through the seller’s resale disclosure package.

Market data from Collier County recorded sales, pulled September 2026.

McGreevy and Comisar, Best Realtor for Banyan Club of Naples. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.