Coquina Sands - Colonial Club

McGreevy and Comisar are the team Colonial Club owners call first when they are ready to sell, and the team buyers call when they want the building’s real record before they tour. Colonial Club is a small Gulf-front condominium inside the neighborhood of Coquina Sands in Naples, Florida, at 1275 Gulf Shore Boulevard North, Naples, FL 34102, between The Whitehall to the south and The Laurentians to the north, a short walk down the beach from Lowdermilk Park. Coquina Sands is a City of Naples neighborhood with no mandatory homeowners association, and Colonial Club is one of its twelve condominiums and one of its oldest: the City dates it to 1967, and it was laid out as eighteen residences, three to a floor, on its own beachfront lot.

Colonial Club is also, on the county’s numbers, the most affordable way onto the sand on this stretch of Gulf Shore Boulevard North. Its median 2026 county just value is $1,369,650, about half the median next door, and after more than seven years without a single qualified sale it recorded three in four months: unit 303 at $1,600,000 in October 2025, unit 301 at $1,500,000 in November 2025 and unit 302 at $1,600,000 in January 2026. 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. This page is built from the building’s state condominium and elevator records, its Florida corporation record, the City of Naples milestone list, zoning ordinance and beach easement resolution, FEMA’s flood map queried at the building, state coastal permits, and the Collier County roll for all 17 parcels with every recorded sale since 1967. Where the public record stops, we say so and name the document that answers the question.

If you own at Colonial Club and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the unit-by-unit values, the unit count explained, the single-elevator question and the comparison with The Laurentians below will tell you whether Colonial Club fits before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for Colonial Club

McGreevy and Comisar are the best realtor for Colonial Club 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 Colonial Club market read built from all 17 county parcels and every recorded deed since 1967.

If you’re searching for the best realtor for Colonial Club in Coquina Sands, Naples, whether you’re ready to sell your Colonial 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 Colonial Club for a specific reason: it is one of the thinnest and most unusual markets on Gulf Shore Boulevard North. It is a building of 1,532 and 1,642 square foot residences in a row of towers whose homes run twice that size; it has one elevator where every neighbor has two or more; its state registration says 19 units, its unit numbers say 18 and the county roll carries 17; and for more than seven years, from March 2018 to October 2025, the county qualified no sale at all. Then three homes sold in under four months, all at $1,500,000 or $1,600,000, and every one of them closed above the county’s value for that home. A listing agent who prices a Colonial Club residence off the county value, or off the building’s 59-year median, misses all of it.

Recent Colonial Club track record (12 months to 29 August 2026): In the Southwest Florida MLS Matrix, pulled 26 September 2026, Colonial Club shows 2 closings in the last 60 months, from $1,500,000 to $1,600,000 at a median of $1,550,000, with a median 75 days on market and a median 89.9% of list price; 2 of them closed in the last 12 months, at a median of $1,550,000, and one combined residence (601 and 602) was listed at $4,200,000 on the pull date. The sales below are the county’s recorded deeds. In the 12 months to 29 August 2026 Colonial Club recorded 3 qualified resales; median $1,600,000; range $1,500,000 to $1,600,000 (Collier County roll and sales file, files dated 29 August 2026). The three are unit 303 at $1,600,000 (7 October 2025, Official Records Book 6517, Page 621), unit 301 at $1,500,000 (4 November 2025, OR 6528/554) and unit 302 at $1,600,000 (27 January 2026, OR 6549/2673). The highest qualified Colonial Club sale on record is $1,625,000, unit 503, recorded 19 January 2018 (OR 5469/836). We tracked every recorded Colonial Club sale in the Collier County roll through 29 August 2026. Ask us and we will walk you through all three deeds, and the older ones beside them, one by one.

For Colonial 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. In a building of seventeen parcels, discretion is not a luxury, and eight of the seventeen owners mail their tax bills outside Florida, to New York, Illinois, Massachusetts, Pennsylvania and Canada, so a sale has to run well with the owner out of town (Collier County roll, 2026). We build the file a Colonial Club buyer will ask for before the first showing: the declaration and rules that Florida law requires you to deliver (Fla. Stat. §718.503), the estoppel certificate with the current assessment and any special assessment, the association’s milestone inspection summary and structural integrity reserve study, the master insurance declarations, and a plain account of the elevator, the unit count and what the recent deeds do and do not prove.

For Colonial Club buyers: the first question at Colonial Club is the residence, because the building has only two plans and the county values them by level and stack. The second is the record: what the association’s milestone inspection found, how its reserves are funded, and what the budget carries for a 1968 elevator. The third is fit: seventeen households, three homes to a floor, a direct beachfront lot, and a building that trades at roughly half the county value of its neighbors because its homes are smaller and older. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Colonial Club residence; we answer them below.

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

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

Living in Colonial Club as a Homebuyer

Living in Colonial Club means a 1,532 or 1,642 square foot condominium home shared with two neighbors on its floor, in a 1967 building of seventeen households on the Gulf side of Gulf Shore Boulevard North, on a beachfront lot that runs to the water, with Lowdermilk Park a few minutes’ walk north along the sand.

Colonial Club is small, old and direct, and all three facts shape daily life. One association of owners governs the building, the grounds and the beach frontage; above it there is no master association and no community development district, because Coquina Sands has neither. What follows is what living at Colonial Club looks like, drawn from the state’s records, the City’s files and the county roll.

What Is Colonial Club?

Colonial Club is a residential condominium under Chapter 718 of the Florida Statutes, registered with the Florida Department of Business and Professional Regulation as project PR1S016189, “COLONIAL CLUB”, with a status of approved and recorded (DBPR condominium projects extract). Its association is Colonial Club, Inc., an active Florida corporation, document 711863, filed on 30 November 1966, with amended and restated articles filed in 2011 (Florida Division of Corporations). It is not a cooperative and it is not a homeowners association: each owner holds a deed to a unit and an undivided share of the common elements. The state’s condominium file carries only one project by this name, the Naples building; the “Colonial Club” condominiums in Boynton Beach and Grand Cayman, and Colonial Country Club, are unrelated.

Eighteen Residences, Three per Floor, Seventeen Parcels

Colonial Club was laid out as 18 residences, three to a floor, numbered 101, 102 and 103 up through 601, 602 and 603. The Collier County roll now carries 17 parcels, because units 202 and 203 are held as one residence: parcel 202 carries 3,174 square feet, exactly one 1,532 square foot plan plus one 1,642 square foot plan, and its 2026 just value of $2,618,550 is exactly what a stand-alone 202 and a stand-alone 203 would carry on the county’s own ladder (Collier County roll, files dated 29 August 2026; our arithmetic). Florida DBPR’s registration record lists 19 units (DBPR condominium projects extract). No public document we read explains the nineteenth. The City’s R3-18 zoning code contemplates “one manager’s dwelling” in a building of this kind, and a manager’s apartment declared as a unit is one possibility, but we have not verified it. The recorded declaration governs; we publish 17 parcels and 18 original residences because the county and the unit numbers both support them.

Five Stories on the City’s List

The City of Naples lists Colonial Club as a 5-story building built in 1967 on its 2024 milestone inspection list (City of Naples 2024 milestone buildings), and that is the only published story count. Two other public records complicate it. Unit numbers carry six floor prefixes, from the 100s to the 600s, and the building’s single state-certified elevator serves seven landings over 52 feet of travel (DBPR Bureau of Elevator Safety extract). How the unit numbering and the elevator landings map to the City’s five stories is not on any record we read; a building section drawing in the City’s permit file would settle it. We use the City’s figure, with that caveat, and the question does not change anything legal: at five stories or more, Colonial Club is well over the three-story threshold for Florida’s milestone and reserve study laws.

On the Gulf, Not Across the Street From It

On Gulf Shore Boulevard North through Coquina Sands, odd house numbers sit on the west, Gulf side of the street, and 1275 is one of them. The City’s address point for 1275 and its building footprint both sit west of the road (City of Naples GIS address points; City of Naples GIS building footprints), FEMA’s coastal high hazard zone begins on the beach roughly 40 to 65 feet west of the building’s west face (FEMA National Flood Hazard Layer), and the City’s 2006 beach renourishment resolution names “Colonial Club, Inc.” among the Gulf-front owners “whose property extends to the mean high water mark” (City of Naples Resolution 06-11272). A Colonial Club owner walks from the building to the sand without crossing a street.

Who Owns at Colonial Club?

Four of the seventeen parcels carry a Florida homestead exemption, units 101, 202, 401 and 403; thirteen do not, which means second homes, investment or entity ownership (Collier County roll, 2026). Nine owners mail their tax bills to a Florida address and eight mail outside Florida: three to New York, two to Illinois, one each to Massachusetts, Pennsylvania and Canada. Colonial Club is a seasonal building with a small year-round core, which is typical of the Gulf Shore Boulevard towers, and a homestead share of about 24 percent is lower than The Whitehall’s 25 percent next door and far below The Laurentians’ 50 percent.

A Day at Colonial Club

Morning on the beach behind the building, then a walk north along the sand past The Laurentians to Lowdermilk Park, the City’s beachfront park at 1301 Gulf Shore Boulevard North, whose southern parcel lies about 0.09 mile away in a straight line and a 1.4-minute drive by road (City of Naples, Lowdermilk Park; routes measured 26 September 2026). Lunch at Naples Beach Club, A Four Seasons Resort, about 0.3 mile south, and an evening that ends with sunset over the Gulf from the beach behind the building. NCH Baker Hospital is 1.30 road miles and about four minutes away, Fifth Avenue South about two miles, and Naples Airport 4.73 miles, all free-flow times that run longer in season.

Built in 1967, and What That Means in 2026

A 1967 building is a pre-code building in every sense a buyer should care about: it predates the Florida Building Code of 2002, the 2022 condominium safety laws, today’s flood maps and, by several years, most of its neighbors. Among the Coquina Sands buildings on the City’s 2024 milestone list, only Del Mar Club, dated 1966, is older (City of Naples 2024 milestone buildings). That is not a defect; it is a set of questions. Colonial Club’s first milestone inspection was due by 31 December 2024 (City of Naples milestone inspections by year); its structural integrity reserve study was due by 31 December 2025; its one elevator was installed in 1968; and its lot, 1.73 acres of Gulf-front R3-18 land under a low building, is the kind of land that redevelopment on this boulevard has been chasing. Each of those facts has its own section below.

One Elevator

Colonial Club has one elevator: an Otis traction passenger car, state certificate 4014, installed in 1968, rated at 2,500 pounds, serving seven landings at 150 feet per minute, under a service contract with Urban Elevator Service FL, LLC; it last passed state inspection on 1 June 2026, and its certificate of operation runs to 1 August 2027 (DBPR Bureau of Elevator Safety extract; DBPR elevator safety public records). Every neighbor on this block has at least two: The Whitehall two, The Laurentians four. A single car serving seventeen households works well day to day and is the building’s single point of failure during maintenance, modernization or a storm outage, and the state lists it as exempt from the alternate-power requirement. A buyer who needs an elevator every day should ask what the reserve study and the budget carry for its modernization.

What Colonial Club Does Not Have

Six things buyers sometimes assume. No published fee schedule: the association has no website, and Florida’s condominium website requirement applies only to associations of 25 or more units (Fla. Stat. §718.111). No master association or CDD: Coquina Sands has neither, and its neighborhood association is voluntary at $90 a year. No resort membership: the Four Seasons to the south is a separate property with its own residences and club. No short-term hotel use: the building’s R3-18 zoning does not permit transient lodging (City of Naples Ordinance 02-9497). No published pet, lease or parking rules: those live in the declaration and rules, which we list below. No boat dock: Colonial Club faces the Gulf, not Moorings Bay.

Colonial Club Market Snapshot: What Residences Actually Sell For

Colonial Club recorded 3 county-qualified resales in the 12 months to 29 August 2026: unit 303 at $1,600,000 (October 2025), unit 301 at $1,500,000 (November 2025) and unit 302 at $1,600,000 (January 2026), a median of $1,600,000. The highest qualified sale on record is $1,625,000, unit 503, January 2018.

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

Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at Colonial Club in the last 60 months, at a median of $1,550,000. The sales below are the county’s recorded deeds. We tracked every recorded Colonial Club sale in the Collier County roll through 29 August 2026, from the first unit deeds of March and April 1967 to the newest instrument of 24 March 2026, and we read each one against the county’s own qualified flag. The county qualifies a deed when it treats the transfer as an open-market sale; transfers of $100 or less, trust and estate transfers, corrective deeds and related-party sales are recorded but not qualified. Every price per square foot below uses the county’s base area for the unit sold, 1,532 or 1,642 square feet.

The Three Sales That Define Today’s Market

Seventeen parcels, and in under four months three qualified sales, all on the 300 level of unit numbers:

Source: Collier County roll and sales file, files dated 29 August 2026; instruments on file with the Collier County Clerk of Courts, cited by book and page. Price per square foot is our arithmetic on the county’s base area.

The three deeds total $4,700,000. Each closed above the county’s 2026 just value for the same home: 303 by about 17 percent, 301 by about 10 percent and 302 by about 25 percent. The smallest plan, 302, set the highest price per square foot. The January 2026 closing of 302 carried three $0 instruments recorded the same day, which is common when a trust or estate clears title before a sale; we do not read anything more into them.

Why There Were No Sales From 2018 to 2025

Between 13 March 2018, when unit 602 recorded a qualified sale at $1,525,000 (OR 5489/205), and 7 October 2025, the county qualified no Colonial Club sale at all. The roll shows the building was not frozen in that period: owners recorded trust, estate and family transfers at $0 (units 103 in 2018, 101 in 2019, 401 in 2024, and 601 and 602 in 2024), and one priced deed, $1,850,000 for unit 202 on 1 February 2019 (OR 5595/886), which the county did not qualify. What the record does not show is a single open-market sale for seven and a half years, a stretch that spans the 2021 to 2022 run-up in Naples prices and Hurricane Ian in September 2022. The county file carries no reasons and we do not assign one. The practical reading is simpler: seventeen owners, most of them seasonal, mostly held, and the building’s market reopened in the fall of 2025 with three sales in a row.

The Windows, Named Beside Every Figure

The build rule for this page is to widen the window until it holds ten or more qualified sales, and to list the sales instead of quoting a median where it does not. At Colonial Club only the full recorded history reaches ten.

In all recorded history Colonial Club has 24 county-qualified resales. That all-history median of $1,104,000 is the average of the twelfth and thirteenth prices, $1,090,000 and $1,118,000, spans 59 years and says almost nothing about today’s value, which is why the three 2025 and 2026 sales are listed in full above and lead this page. It is context, not a price.

The Highest Prices on the Record

The highest county-qualified Colonial Club sale is $1,625,000 for unit 503, recorded 19 January 2018, Official Records Book 5469, Page 836, about $990 per county square foot. Two months later unit 602 recorded at $1,525,000 (OR 5489/205), about $995 per square foot on its smaller plan. The highest amount of any kind on the county record is $1,850,000 for unit 202 on 1 February 2019 (OR 5595/886), a deed the county did not qualify as an arm’s-length sale; unit 202 is the combined 202 and 203 residence, so that figure is neither a qualified sale nor a like-for-like price for a single home, and we do not treat it as the building’s record. Next door, The Whitehall’s record is $4,900,000 for a 3,000 square foot home, which the comparison section below puts on the same yardstick.

The Deeds the County Did Not Qualify

Several Colonial Club deeds carry real prices but no qualified flag, and a seller will hear about them: unit 202 at $1,850,000 in February 2019, unit 403 at $1,250,000 in February 2018 (OR 5477/138), unit 503 at $1,350,000 in 2006, unit 502 at $1,345,000 in 2005 and unit 402 at $1,050,000 in 2004 and $215,000 in 2009, with older unqualified deeds back to the 1960s. The county’s reason codes are not in its public extract, and we do not guess at them. They are not comparables, and we treat them as the county does.

Colonial Club Prices Over Time, 1967 to 2026

Source: Collier County sales file; our arithmetic. The first priced deed on the roll is unit 601 at $55,300 in April 1967 (OR 234/955), county-qualified, the building’s first year of sales.

Same Home, Two Sales

Several Colonial Club homes have more than one qualified sale on record, which is the closest thing to a like-for-like price history a building this small has. Six pairs tell the story. Unit 303 went from $1,118,000 (20 June 2013, OR 4942/2265) to $1,600,000 (7 October 2025), up 43.1 percent in about 12.3 years. Unit 602 went from $1,080,000 (4 January 2005, OR 3709/721) to $1,525,000 (13 March 2018), up 41.2 percent in about 13.2 years. Unit 601 went from $840,000 (6 December 2003, OR 3457/2491) to $1,300,000 (8 April 2013, OR 4908/78), up 54.8 percent in about 9.3 years. Unit 502 went from $1,090,000 (14 April 2005, OR 3774/3121) to $1,250,000 (18 July 2016, OR 5352/1188), up 14.7 percent in about 11.3 years. Unit 202, as a single home, went from $1,050,000 (26 November 2013, OR 4987/242) to $1,350,000 (23 February 2017, OR 5366/1134), up 28.6 percent in about 3.2 years. Unit 302 sold at $243,000 in June 1989 (OR 1450/245) and at $1,600,000 in January 2026, 36.7 years later. Condition and renovation between sales are unknown, so treat these as six histories, not a building index.

What the County Says a Colonial Club Home Is Worth

The Collier County roll values Colonial Club on a ladder: the 01 and 03 stacks, 1,642 square feet, carry the same value on each level, and the 02 stack, 1,532 square feet, carries exactly $90,750 less (tax year 2026 roll, files dated 29 August 2026).

The seventeen values total $24,094,200, the median is $1,369,650, and the range runs from $1,163,900 (102) to $2,618,550 (the combined 202). Leaving the combined residence aside, the sixteen single homes have a median of $1,364,275. The county’s largest step is from the 100s to the 200s, $100,000, then $15,000 a level to the 500s and $50,000 more to the 600s, a 15.5 percent premium from the lowest level to the highest on the 01 and 03 stacks. Just value is the appraiser’s mass-appraisal estimate, not a price, and the three recent sales closed 10 to 25 percent above it. An online automated estimate built on the county roll will read Colonial Club’s ladder correctly and its best homes poorly.

The Wider Market That Contains Colonial Club

The Naples Area Board of REALTORS reports condominiums for its “Naples Beach” area, ZIP codes 34102, 34103 and 34108, which includes Coquina Sands along with Park Shore, The Moorings, Pelican Bay and Vanderbilt Beach. In July 2026 that area’s condominium median closed price was $950,000, down 3.7 percent from a year earlier; months of supply stood at 7.1, down from 11.9; condominiums took a median 147 days to sell and closed at 92.5 percent of list price (NABOR July 2026 statistics). Those are area-wide condominium MLS figures, not Colonial Club figures, and they are not the same metric as a building’s recorded deeds. As positioning only: Colonial Club’s recorded prices sit at about 1.6 to 1.7 times the Naples Beach condominium median, which places it closer to the area’s typical condominium than any of the Gulf-front towers from 1221 to 1285 Gulf Shore Boulevard North, and makes it the lowest-priced way onto a Gulf-front lot among them.

Our Read of the Colonial Club Market

Colonial Club is a seventeen-parcel building that went seven and a half years without a qualified sale and then sold three homes at $1,500,000 to $1,600,000 in four months. That sequence says two things. Pent-up supply met a buyer pool that wants a direct beachfront address below $2 million, and the county’s values lag what those buyers paid. A seller should expect a buyer to price against the three recent deeds and the level and stack of the home; a buyer should expect a renovated upper-level home to test $1,600,000 and a home needing work to trade below it. The seven-year gap also means there is no tested price above $1,625,000 for a single Colonial Club home, which is the question our valuation answers before a listing goes live.

Ready to Sell or Buy at Colonial Club? Talk to the Team That Read All 17 Parcels

Colonial Club is one of twelve condominiums in Coquina Sands, and after a qualified-sale gap of more than seven years it recorded three sales between October 2025 and January 2026, at $1,500,000 to $1,600,000, every one above the county’s value for that home. In a building of seventeen parcels and two floor plans, the seller who prices to the level, the stack and the condition, with the milestone summary, the reserve study and the elevator record already in the file, is the seller who sets the next benchmark.

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

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

How Did Colonial Club Come to Be?

Colonial Club came to be on a platted Coquina Sands beachfront lot: its association was incorporated in November 1966, its first unit deeds recorded in the spring of 1967, and the City lists it as built in 1967, a building of eighteen residences on Lot 4 of Coquina Sands Unit 1.

The Plat Under the Building

The land under Colonial Club is Lot 4, Coquina Sands Unit 1, recorded at Plat Book 3, Page 21 of the Collier County public records. The City’s own 2002 rezoning ordinance gives the legal description as “Lot 4, COQUINA SANDS, Unit 1, Per Plat in Plat Book 3, Page 21, Public Records of Collier County, Florida” (City of Naples Ordinance 02-9497, Attachment A), and the City publishes its copies of the plat pages (City of Naples, Plat Book 3, pages 21 and 22). Coquina Sands Unit 1 was the 1954 replat that replaced the original Naples grid with the long curving streets the neighborhood is known for. On the ground The Whitehall stands on Lot 5 next door to the south, The Laurentians’ easement row in the 2006 City resolution reads “NE corner Lot 2” to the north, and Lowdermilk Park’s City land begins at 1301 (City of Naples Resolution 06-11272). The City’s GIS carries the land parcel at 1.73 acres, about 75,490 square feet, practically the same as The Whitehall’s (City of Naples GIS parcels).

The Declaration and the Association

The state’s condominium registration carries a recorded date of 17 January 1966 for Colonial Club, and the association, Colonial Club, Inc., was incorporated on 30 November 1966 (DBPR condominium projects extract; Florida Division of Corporations). A declaration is normally recorded after the association that runs it exists, and the first unit deeds on the roll date from March 1967, so one of those two dates may be a data-entry artifact; the recording stamp on the declaration settles it. The declaration’s Official Records book and page were not on any public source we could read, and the county’s clerk site is not a source for this page. It sits among the early instruments of the building’s first year, and a title company can pull it.

First Owners, 1967

The county’s sales file opens with the first unit deeds of March 1967, for example unit 103 (OR 233/536), unit 501 (OR 233/825) and unit 401 (OR 234/274), and the first priced deed is unit 601 at $55,300 in April 1967 (OR 234/955), county-qualified. The elevator followed in 1968 (DBPR elevator extract). The developer’s name is not stated in any public record we read; it is in the declaration.

Rezoned in 2002 With the Rest of the Gulf Side

In 2002 the City rezoned the west side of Gulf Shore Boulevard North under Ordinance 02-9497 (Petition 01-R10). Section 5 rezoned “a parcel at 1275 Gulf Shore Boulevard North located on the west side of Gulf Shore Boulevard North from T3T-18 to R3-18”; the ordinance was heard on 9 January 2002 and adopted at second reading on 23 January 2002, and both City Council agendas list “Colonial Club, 1275 Gulf Shore Boulevard N.” by name (Ordinance 02-9497; City Council agenda, 9 January 2002; City Council agenda, 23 January 2002). The recitals say R3-18 “does not permit transient lodging as a permitted use” and eliminates the extra height and lot-coverage allowances of the old district. That is why Colonial Club cannot operate as a hotel or a nightly rental building, whatever its documents say.

2006: A Beach Easement to the City

When the City and County renourished the Naples beaches in 2006, the City accepted easements from the Gulf-front owners whose land runs to the mean high-water line. Resolution 06-11272, passed on 16 August 2006, lists “06-1012 | Colonial Club, Inc. | Lot 4 | 3919 | 0055 | FOLIO: 06230160002” in its Exhibit A, and recites that the renourishment “affected the property of the 115 City residents living along the Gulf of Mexico beach whose property extends to the mean high water mark” (City of Naples Resolution 06-11272). The easement instrument itself is on file with the Collier County Clerk at OR 3919/0055. It concerns sand placement and beach work, not public access through the building.

State Coastal Permits at 1275

The Florida Department of Environmental Protection’s coastal permit records list three permits at 1275 Gulf Shore Boulevard North: a 1997 field permit for excavation, a 1999 coastal construction control line permit, CO000662, for a “Paved Area more than 144” square feet, now closed, and a 2000 field permit for subgrade utilities (FDEP coastal permits layer; FDEP permit CO000662). No state coastal permit at 1275 is on file since 2000.

Colonial Club Today

Fifty-nine years on, Colonial Club is the same building on the same lot: eighteen residences as numbered, seventeen parcels as held, one association, one elevator and one stretch of beach. Around it, the Gulf side of the boulevard has been rebuilt twice over, and the next section describes the homes that make it different from every neighbor.

The Residences: Two Plans, Three Homes to a Floor

Colonial Club’s residences are condominium homes of two sizes on the Collier County roll: 1,642 square feet in the 01 and 03 stacks and 1,532 square feet in the 02 stack, three to a floor, plus one combined 3,174 square foot residence made from units 202 and 203. Level, stack, condition and view are what separate them.

The Floor Plate at a Glance

Three homes totaling 4,816 square feet on a plate of about 9,028 square feet leaves room for the elevator, stairs, corridors and exterior walkways. The footprint dimensions are our arithmetic on the City’s building polygon. Total base living area across the roll is 28,896 square feet.

How to Read a Colonial Club Unit Number

The first digit is the level and the last two are the stack. 303 is the 03 stack on the 300 level; 602 is the 02 stack on the 600 level. Every parcel on the county roll carries the same street address, 1275 Gulf Shore Blvd N, and a folio from 5780040000 (101) to 5780720003 (603), stepping by unit. The City’s address layer carries one master point for the building, condominium master folio 05780000008, rather than one per unit (City of Naples GIS address points), so title work and insurance should always carry the unit designation. Remember that the numbering and the City’s five-story count do not obviously match; a unit’s number tells you its place on the ladder, not a verified story height.

Why the 02 Stack Is Smaller

The 02 stack is 110 square feet smaller than the 01 and 03 stacks on every level, and the county values it $90,750 lower on every level. Whether the 01 and 03 homes are corner residences with wider exposures is plausible for a three-homes-per-floor plan of this shape but is not verified. What the recorded sales say is that the smaller plan is not a weaker seller: 302 closed at $1,600,000 in January 2026, matching the 303 price and $100,000 above the 301 price on the same level.

The Combined Residence, 202 With 203

One Colonial Club residence is already a double. Parcel 202 carries 3,174 square feet, the sum of a 1,532 square foot 02 plan and a 1,642 square foot 03 plan, and the county’s 2026 value of $2,618,550 is exactly the sum of those two homes on the 200-level ladder; the county file separately lists an adjusted area for 202 that does not match, an oddity in the file we do not publish. Unit 203 no longer appears as its own parcel. The instrument that combined them is not on any public record we could read. For a buyer, 202 is the only Colonial Club residence above 1,650 square feet; for an owner of two adjoining homes, it is proof that the building has done a combination before, and that the route runs through the association’s approval, the declaration and City permits.

Two Top-Level Homes With Shared Instruments

The county roll posts the same recorded instrument, OR 6527/1105, against both 601 and 602 on 14 November 2025, and consecutive instruments against the two on 24 May 2024. That indicates common ownership of the two homes; they remain two parcels on the 2026 roll, and we do not describe them as combined.

Bedrooms, Baths and Exposures: What Is Not in the Public Record

The county records area, not rooms. Bedroom and bath counts for Colonial Club plans are not in any government record we read, and exposures, while plausible from the building’s position on a Gulf-front lot, are not verified. We will not publish a room count from a listing description. We show buyers the plans in person, and we ask the association for its floor plans when a sale is under way.

Which Level Sells for More?

The county’s answer is mechanical: $100,000 more for the 200s than the 100s, $15,000 a level after that, and $50,000 more for the 600s (2026 roll). The market’s answer, on the three sales of 2025 and 2026, all on the 300 level, is that the home mattered more than the height: the same level produced $1,500,000 and $1,600,000 a few weeks apart. The highest qualified sale in the building’s history, $1,625,000 in January 2018, was a 500-level home, and a 600-level home followed at $1,525,000 two months later. Height at Colonial Club buys a longer Gulf view and more distance from the street and the beach traffic; it does not by itself set the price.

What the Association Maintains and What the Owner Maintains

Under Florida’s condominium law the association maintains the common elements and the owner maintains the unit, with the declaration drawing the line between them; the Colonial Club declaration is the document that says where the line falls for windows, balconies, air conditioning and interior plumbing. The association must carry “adequate property insurance” on the building (Fla. Stat. §718.111(11)), and each owner carries an HO-6 policy for the interior, contents and loss assessment coverage; Florida requires at least $2,000 of loss assessment coverage in an HO-6 policy (Fla. Stat. §627.714).

Renovating a 1967 Home

A Colonial Club renovation is a City of Naples permit, a condominium approval and, in Zone AE, a flood-rule calculation. The City counts a project whose cost reaches 50 percent of the structure’s market value as a substantial improvement that must bring the building into flood compliance (City of Naples, development in the floodplain); in a condominium the structure is the whole building, so a single unit renovation rarely approaches that line, but the association tracks it. Ask the association for its alteration rules and contractor requirements before you plan work, and check the City’s permit portal for the unit’s history (City of Naples permit search). In a 1,532 or 1,642 square foot home, a well-planned kitchen and bath renovation changes a Colonial Club price more than any other single decision.

What Amenities Come With a Colonial Club Residence?

Colonial Club’s amenities, on the public record, are direct Gulf beach frontage on a 1.73-acre lot, one passenger elevator and the building’s common grounds. Everything else a listing may mention, from a pool to parking, storage and an on-site manager, is unverified until the association confirms it in writing.

The Beach

Colonial Club is a Gulf beachfront parcel. The City’s 2006 resolution names the association among the owners “whose property extends to the mean high water mark” (Resolution 06-11272); FEMA’s coastal high hazard zone and the Gulf lie immediately west of the building (FEMA NFHL); and the state’s beach range monuments R-062, off The Whitehall, and R-061, off Lowdermilk Park, bracket the building (FDEP coastal open data). Florida’s beaches seaward of the mean high-water line are public, so the sand behind the building is shared with the walkers from Lowdermilk.

The Elevator

One Otis traction passenger elevator, state certificate 4014, installed in 1968, 2,500 pounds, seven landings and 52 feet of travel at 150 feet per minute; under a service contract; passed state inspection on 1 June 2026; certificate valid to 1 August 2027 (DBPR elevator extract). A 1968 traction elevator is a reserve-study item; ask what the structural integrity reserve study and the budget carry for its modernization, and whether the association has a plan for residents who need the elevator while it is out of service.

A Pool?

A pool at Colonial Club is not verified on a primary source. Florida exempts a condominium pool serving no more than 32 units from the Department of Health’s supervision except for water quality, so no state pool inspection file would exist for a building this size either way (Fla. Stat. §514.0115). Confirm it at the showing and in the association’s documents.

Parking

How many spaces each Colonial Club home has, whether they are covered, assigned, deeded or limited common elements, and whether guest parking exists are not in any public record we read. State coastal records show a 1999 permit for more than 144 square feet of paved area at 1275 (FDEP permit CO000662), which describes paving, not an allocation. The declaration and the estoppel answer it; we confirm it in writing before a buyer’s inspection period ends.

Management

The state’s condominium record gives the association’s mailing address as 5435 Jaeger Road, Suite 4, Naples 34109 (DBPR condominium projects extract), the office of Newell Property Management, which the parent research for Coquina Sands identifies as the building’s manager and registered agent. Confirm the current manager when you request the estoppel certificate. Whether the building has an on-site manager or a manager’s apartment is not verified.

What Is Not Verified

A pool, assigned or covered parking counts, guest parking, storage, cabanas, beach equipment, a lobby or social room, security staffing, a generator, bicycle storage and EV charging are all unverified for Colonial Club. Some appear in listing descriptions; listing descriptions are not a source we publish from. The association, the declaration and a showing settle them.

What the Neighborhood Adds

Beyond the building, a Colonial Club owner has Lowdermilk Park’s restrooms, showers, concession and volleyball a short walk north, the dining and spa of Naples Beach Club, A Four Seasons Resort, about 0.3 mile south, and the City’s parks, pier and downtown within about two miles. None of those is a Colonial Club amenity, and none requires a membership to walk to.

What Are the HOA Fees and Property Taxes at Colonial Club?

Colonial Club’s association fees are not published anywhere public: Colonial Club, Inc. is a condominium association, not an HOA, it has no website, and no recurring assessment figure appears in any record we read. Property taxes are public: the median 2026 roll bill across the 17 parcels is $12,202.12.

The Condominium Assessment: Where the Number Lives

Every Colonial Club owner pays a share of the association’s budget as a regular assessment. We do not publish a figure, because no primary source states one. The two documents that do are the estoppel certificate and the budget. Florida requires the association to deliver an estoppel certificate within 10 business days of a written request, and caps the fee at $250 when the account is current, plus $100 for delivery within three business days and up to $150 more if the account is delinquent; if the association misses the 10-day deadline, it may charge no fee (Fla. Stat. §718.116(8)). The estoppel states the regular assessment, its frequency, any special assessment levied and whether the board must approve the buyer.

Why the Neighbor’s Number Is Not Your Number

The Laurentians next door publishes its dues: $47,000 per unit for 2025, paid $11,750 a quarter, for 32 homes the association describes as 3,175 to 3,500 square feet in a two-tower complex with four elevators (The Laurentians, FAQ sheet 2025). That figure is not a proxy for Colonial Club. A seventeen-household building with one elevator and homes half the size carries a different budget, and a different share per home; the only honest number is the one on Colonial Club’s own estoppel.

Special Assessments

No special assessment for Colonial Club appears in any public record we read. That is absence of evidence, not evidence of absence: the association publishes no minutes online and the county lien index is not a source for this page. A 1967 building completing its first milestone inspection and its first structural integrity reserve study in 2024 and 2025 is exactly the building where a buyer should ask, in writing, whether any assessment has been levied or is under discussion. The estoppel certificate and the board minutes answer it.

Property Taxes on a Colonial Club Residence

Source: Collier County roll, files dated 29 August 2026; our arithmetic. The spread follows the county’s ladder and the homestead cap: the lowest bill belongs to a homesteaded 100-level home.

The Millage Stack

A Colonial Club residence sits inside the City of Naples and pays about 9.05 mills of total ad valorem tax on tax year 2025 adopted rates: 4.8024 mills non-school and 4.2490 school (Florida Department of Revenue, Collier County Table 1; City of Naples millage page). Colonial Club is on the Gulf side and outside the Moorings Bay Special Taxing District, which reaches only the bay-front parcels of Coquina Sands (City of Naples, Moorings Bay district). There is no community development district anywhere inside the City of Naples.

The Reset on Resale

When a Florida home changes hands it is reassessed at just value on the next 1 January, and the seller’s capped assessment does not transfer (Fla. Stat. §193.155). Non-homestead residential assessments are capped at 10 percent a year, but that cap does not cover school taxes (Fla. Stat. §193.1554). The underwriting rule for a Colonial Club buyer: first full-year taxes are about the purchase price times 0.0090514 where the county’s value moves toward the price, less the homestead exemptions if you will homestead. A $1,500,000 purchase runs about $13,577 a year and a $1,600,000 purchase about $14,482 (our arithmetic on the 2025 adopted millage). Because the county’s values sit 10 to 25 percent below the recent prices, a buyer’s first bill may start closer to today’s roll figures and climb.

Homestead and Portability

A buyer who makes a Colonial Club home a permanent Florida residence by 1 January and files by 1 March receives the homestead exemption and the Save Our Homes cap, and may carry up to $500,000 of accumulated benefit from a prior Florida homestead (Florida Department of Revenue, portability guidance PT-112; homestead exemption PT-113; Fla. Stat. §196.031). Four Colonial Club owners do this today.

Colonial Club’s Layered Costs: Association, Insurance, Taxes and Utilities

Colonial Club’s layered costs are simpler than most Naples condominiums’: one condominium association, no master association, no community development district and no mandatory neighborhood fee. The layers a Colonial Club owner does carry are the association assessment, property taxes, the owner’s own HO-6 and flood cover, and City utilities.

Layer by Layer

The Voluntary Neighborhood Association

The Coquina Sands Association is a Florida not-for-profit corporation, document 745253, with $90-a-year voluntary membership and no lien authority; it is not a homeowners association and no Colonial Club owner is required to join (Coquina Sands Association; Fla. Stat. §720.301). It follows the redevelopment of the boulevard closely, and its officers include Gulf Shore Boulevard condominium owners as well as single-family owners.

Insurance Is the Cost That Moves

The association’s master policy premium, deductible and flood coverage are not public; they are in the budget and the insurance declarations Florida requires a seller to deliver. What is public: Collier County’s average condominium unit-owner premium including wind was $3,545 a year as of 31 March 2025, against $1,858 excluding wind (FLOIR Property Insurance Stability Report); a Gulf-front home will usually run above the county average. The National Flood Insurance Program caps a condominium building policy at the lesser of replacement cost or $250,000 times the number of units (FEMA flood insurance); how much of that the association buys, and whether it carries excess flood coverage, is in its declarations.

Utilities

City of Naples water, sewer and solid waste, and Florida Power and Light for electric. Whether utilities are billed to the association or to each unit is a budget question for the estoppel. The City publishes its utility and stormwater rates, and its stormwater rate is scheduled to rise in 2026 (City of Naples Solid Waste Division; Gulfshore Business, stormwater rate plan).

What a Buyer Should Total Before Offering

Add the regular assessment from the estoppel, any special assessment balance, a first-year tax estimate at the purchase price, an HO-6 quote with loss assessment coverage, a flood quote if your lender requires one, and utilities. At Colonial Club two of those numbers, the assessment and the insurance, are only knowable from the association’s documents, so we request them before the inspection period, not after. On a $1,600,000 purchase the tax line alone runs about $14,500 a year; the assessment line is the one that decides whether Colonial Club is as affordable to carry as it is to buy.

Colonial Club Declaration, Bylaws and Rules: What Governs a Residence

Colonial Club is governed by its Declaration of Condominium, recorded in the building’s first years, together with the association’s 2011 amended and restated articles, its bylaws, its rules and any recorded amendments, all read against Chapter 718 of the Florida Statutes. None of these documents is published online; a seller must deliver them to a buyer.

The Documents, and Where Each One Lives

What Florida Law Says the Seller Must Hand Over

On a Colonial Club resale, each prospective purchaser is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, “A copy of the inspector-prepared summary of the milestone inspection report as described in s. 553.899, if applicable”, “The association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study”, and the association’s frequently asked questions document (Fla. Stat. §718.503(2)(a)). If those documents are not delivered more than seven days, excluding weekends and legal holidays, before the buyer signs, the contract is voidable by the buyer by written notice within seven days after the buyer receives them. For a seller that is a timing rule; for a buyer it is a safety valve.

Approval of a Buyer, and Rights of First Refusal

Many Florida condominiums of Colonial Club’s age require the board to approve a sale or reserve a right of first refusal. Whether Colonial Club’s declaration does, and on what timetable, is not on any public record we read. Next door, The Laurentians publishes exactly such a regime, board approval of every buyer, ten days’ notice to fellow owners before listing, and no signs or open houses (The Laurentians, Declaration of Condominium); do not assume Colonial Club’s is the same or different. The estoppel certificate states whether board approval is required, and the declaration states the process. Build the approval window into the contract, not after it.

Leasing, Pets, Vehicles and Alterations

Leasing minimums, pet limits, vehicle rules and alteration procedures at Colonial Club are set by the declaration and the rules, and no public source states them. We do not publish a figure for any of them. Two outside rules do apply regardless of the documents, and we cover them in the rental section: the City’s zoning bar on transient lodging, and Florida’s protection of existing owners when a rental amendment passes.

Combining Units

Colonial Club is one of the few buildings on the boulevard where a combination is already on the county roll: units 202 and 203 are one 3,174 square foot parcel. A combination typically needs the association’s approval, an amendment or recorded instrument that reallocates the two units’ shares of the common elements and expenses, and City building permits. How Colonial Club’s declaration handles it, and what instrument created 202 as it stands today, are questions for the declaration and a title search.

Amendments and Owner Votes

A seventeen-owner association amends its documents with very few votes, which cuts both ways: a determined majority can change a rule quickly, and a single owner’s objection weighs more than it would in a 200-unit tower. Florida protects owners from one kind of change in particular: an amendment that prohibits or restricts renting applies only to owners who consent and to owners who take title after it takes effect (Fla. Stat. §718.110(13)).

Who Runs the Association

Colonial Club, Inc. is run by an elected board of owners. The Florida Division of Corporations record lists a president, vice president, treasurer, secretary and director, and a registered agent at the property manager’s office (Florida Division of Corporations). We do not publish owner names. The state’s condominium record lists the association itself, “COLONIAL CLUB INC”, as the managing entity, at the manager’s Jaeger Road address (DBPR condominium projects extract).

Is Colonial Club a 55+ Community?

Colonial Club is not a registered 55+ community on any public record we read. No age restriction appears in the state’s condominium record, the City’s filings or the county roll, and Coquina Sands has no age-restricted housing designation. Whether the declaration limits occupancy by age is answered by the declaration itself.

How Age Restrictions Work in Florida Condominiums

A Florida condominium can operate as housing for older persons only if it meets the federal Housing for Older Persons Act, which requires, among other things, that at least 80 percent of occupied units have at least one resident aged 55 or older and that the community publish and follow policies showing that intent. A building that does not meet those tests cannot lawfully exclude families with children. Nothing in Colonial Club’s public record suggests it operates as 55+ housing; ask the association in writing if age is a factor in your purchase.

Who Actually Lives Here

The public record describes ownership, not age. Thirteen of seventeen parcels are non-homestead, eight owners mail outside Florida, and the building’s homes of about 1,500 to 1,650 square feet suit a seasonal owner or a couple more than a large household. In practice Colonial Club reads as a seasonal building of mostly mature owners, without being an age-restricted one, and the buyers of the 2025 and 2026 sales are the newest part of that mix.

Can You Rent Out a Colonial Club Condo?

Renting a Colonial Club condo is governed first by the declaration and rules, which are not published, and then by two public rules: the City of Naples bars transient lodging in the R3-18 zoning district that covers the building, and Florida law protects current owners from new rental restrictions they did not vote for.

The City’s Rule: No Transient Lodging in R3-18

Colonial Club sits in the City’s R3-18 multifamily district, and the ordinance that rezoned 1275 Gulf Shore Boulevard North into it says R3-18 “does not permit transient lodging as a permitted use” (Ordinance 02-9497). The City does not run a short-term rental permit program; it enforces through its definition of a transient lodging facility, with a published 30-day minimum and a narrow exception allowing a rental of under 30 days no more than three times in a calendar year, and it prohibits advertising a property as available for less than 30 days (City of Naples, short-term rental and code compliance handout; Code Compliance FAQ). City of Naples properties do not register with Collier County’s short-term rental program (Collier County short-term vacation rental registration).

The Association’s Rule

Whether Colonial Club’s declaration sets a longer minimum lease, limits the number of leases a year, requires board approval of tenants or bars leasing in the first years of ownership is in the declaration and rules, which we do not have in public form. The estoppel certificate and the document package answer it. A buyer who plans to rent should read the leasing article before signing, not after closing. This is the clearest practical difference from The Laurentians next door, whose declaration states plainly that “the leasing of units is prohibited” (The Laurentians, Declaration of Condominium); at Colonial Club the answer is in documents we have not read.

The Grandfather Rule

If the owners amend the declaration to prohibit rentals, change the rental term or limit how often a unit may be rented, the amendment applies only to owners who consent and to owners who acquire title after it takes effect (Fla. Stat. §718.110(13)). A buyer takes title under the rules in force at closing, including any amendment passed before it.

Taxes on Rental Income

Rentals of six months or less owe Florida sales tax and Collier County’s tourist development tax on the rent. A seasonal Colonial Club lease of a month or more, which the City’s zoning allows if the association’s documents do, is inside that window.

What Renting Means for a Buyer’s Price

Because the rental rules are unpublished, a Colonial Club buyer who needs rental income is buying an unknown until the documents arrive, and a seller whose documents allow seasonal leasing has a selling point worth putting in the listing file. Either way, the answer should be in hand before the inspection period ends.

Pet Rules at Colonial Club

Colonial Club’s pet rules are set by its declaration and rules and are not published in any public record we read, so we do not state a limit, a size or a breed rule. What is public is the City’s beach rule: no dogs on City of Naples beaches, including the beach behind the building.

What the Public Record Says

Nothing, for the building itself. The declaration and the association’s rules decide whether pets are allowed, how many, and whether tenants may keep them. Ask for the pet provisions in writing with the document package; a pet rule is one of the few that can end a purchase outright. For contrast only, The Laurentians’ declaration prohibits “the keeping of pets of any kind or description within the Condominium” (The Laurentians, Declaration of Condominium); a pet owner choosing between the two neighbors should read Colonial Club’s documents first.

Dogs and the Beach

The City of Naples prohibits animals on its beaches, and the Naples Police Beach Patrol lists pets on the beach among its enforced prohibitions (Naples Police Beach Patrol). Dog owners in Coquina Sands use the leashed loop at Baker Park and the Gordon River Greenway, each roughly two miles east (Baker Park; Gordon River Greenway).

Service and Support Animals

Florida and federal fair housing law require a condominium to make reasonable accommodations for service animals and emotional support animals regardless of a no-pets rule, and Florida sets out what documentation an association may request. A pet rule in the declaration does not override that.

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

Colonial Club is on the City of Naples 2024 milestone inspection list as a 5-story, 1967 building, so its first milestone inspection was due by 31 December 2024, and as a three-story-plus condominium it owed a structural integrity reserve study by 31 December 2025. The City publishes which buildings must inspect, not the results.

The Milestone Inspection: What Is Due and When

Florida requires a milestone inspection of every condominium or cooperative building of “three habitable stories or more in height” by 31 December of the year the building reaches 30 years of age, and every 10 years after; a building that reached 30 before 1 July 2022 had to complete its initial inspection before 31 December 2024 (Fla. Stat. §553.899). The City of Naples lists “COLONIAL CLUB (CONDO) FAMILY, 1275 GULF SHORE BLVD N, NAPLES, FL 34102” with 5 stories and 1967 on its 2024 list (City of Naples 2024 milestone buildings), and its program page applies the rule to buildings “three stories or more in height” (City of Naples milestone inspections). Phase one is a visual examination; phase two follows only if the inspector finds substantial structural deterioration. Within 45 days the association must give every owner the inspector’s summary. The story-count question does not matter here: however the unit numbering is read against the City’s five stories, Colonial Club is well over three and on the list.

What the Public Record Does Not Show

Whether Colonial Club’s milestone inspection was completed, whether it triggered a phase two, and what it recommended are not published by the City and were not on any record we could read. We do not report a completion date or a result. The next ten-year cycle would fall about 2034 if the initial inspection was completed on schedule; we do not publish a year without the record. The seller’s inspector-prepared summary is the document that answers all of it, and Florida law entitles a resale buyer to it. For contrast, The Laurentians next door publishes its milestone summary letters of 12 April 2024, which found no substantial structural deterioration and no need for a phase two (The Laurentians, East Tower milestone summary); Colonial Club’s equivalent is not public.

The Structural Integrity Reserve Study

Associations that existed on or before 1 July 2022 “must have a structural integrity reserve study completed by December 31, 2025, for each building on the condominium property that is three stories or higher in height” (Fla. Stat. §718.112(2)(g)). The study must cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over the indexed deferred-maintenance threshold. The state’s SIRS database lists associations that reported; Colonial Club’s status there is not verified (DBPR SIRS reporting and database; DBPR condominium inspections).

Reserves: What Changed in 2024 and 2025

For budgets adopted on or after 31 December 2024, owners may no longer vote to waive or reduce reserves for the study’s structural components. The 2025 law, HB 913, added flexibility for older buildings: structural reserves may be funded by regular or special assessments, lines of credit or loans; a board may borrow to fund milestone repairs without a further owner vote if the loan is disclosed; and an association that completed a milestone inspection in the prior two years may pause reserve contributions for up to two budgets to fund the recommended repairs (HB 913 of 2025). At a seventeen-owner building every one of those choices lands on seventeen households, so it matters which the board made.

Concrete, Windows and the Building Itself

No balcony or facade concrete restoration project for Colonial Club appears in the City’s Design Review Board, Planning Advisory Board or City Council records we searched, in state coastal permits since 2000 or in local news. That is absence of evidence only. The City’s permit portal carries the building’s permit history, and the milestone summary and reserve study describe its condition (City of Naples permit search). For a 1967 concrete building within sight of the Gulf, concrete, windows, the roof and the elevator are the four lines a buyer should find in the reserve study.

The Buyer’s Script

Ask for the phase one milestone report and the inspector’s summary; the phase two report if one was triggered; the structural integrity reserve study or the association’s statement that none was completed; the current budget showing reserve funding for each structural component; whether the board has approved a special assessment, line of credit or loan; whether it has paused reserve contributions; and the permits pulled to carry out any recommended repairs. At Colonial Club add three items: what the budget carries for the 1968 elevator, the instrument that created the combined 202, and a building section or permit drawing that reconciles the City’s five stories with the unit numbering.

Hurricanes, Flood Zone and Insurance at Colonial Club

Colonial Club sits in FEMA Zone AE, base flood elevation 9 feet NAVD88 with a thin 10-foot pocket at its south edge, on panel 12021C0391J, effective 8 February 2024; the VE zone begins on the beach about 40 to 65 feet west. No building-specific Hurricane Ian damage record appears in the City files we read.

The Flood Zone, Measured at the Building

We queried FEMA’s National Flood Hazard Layer on 26 September 2026 at points across Colonial Club’s footprint and to its east and west (FEMA NFHL, flood hazard zones).

The effective map is FIRM panel 12021C0391J, effective 8 February 2024 (FEMA NFHL, FIRM panels). No Letter of Map Amendment or Revision and no Limit of Moderate Wave Action line touches the parcel. The City defines Zone AE as “an area subject to inundation by the 1% annual chance flood” with wave heights under three feet, and Zone VE as “a Coastal high hazard area” where “wave action and/or high-velocity water can cause structural damage” (City of Naples flood zone maps). The Whitehall next door reads AE 10 feet at its centroid, and The Laurentians AE 9 feet at both towers; the three buildings share essentially the same flood exposure. We did not read an elevation certificate for Colonial Club and do not publish a lowest-floor elevation.

New Flood Maps Are Coming

FEMA issued a preliminary flood insurance rate map for Collier County and the City of Naples on 20 March 2025; Collier County opened a 90-day appeal period on 19 August 2026, with a target effective date of summer 2027 (Collier County, proposed flood map notice). We did not check Colonial Club’s preliminary zone for this edition; any buyer can on FEMA’s viewer (FEMA Flood Map Changes Viewer). A building whose west face sits 40 to 65 feet from the VE line is one where a map change is worth checking before you buy.

Coastal Lines on the Beach

The state’s generalized Coastal Construction Control Line runs east of the building at this latitude, which places Colonial Club seaward of it on the state’s map; confirm on a survey (FDEP CCCL layer). That matters for any future work: construction seaward of the line needs a state permit, and the City’s R3-18 code withholds its extra-height allowance from a structure “subject to the coastal construction control line”. The beach here lies inside the state’s “South of Doctor’s Pass” critically eroded segment, ranges R057.8 to R089 (FDEP critical erosion areas). Collier County scheduled Naples Beach for renourishment in November 2026 and asked beachfront owners and associations for temporary easements to place sand (Collier County renourishment notice); Colonial Club granted the City such an easement in 2006, and how its board answered in 2026 is a fair question for a buyer.

Hurricane Ian and Colonial Club

Hurricane Ian made landfall on 28 September 2022; the NOAA gauge at the Naples Pier recorded 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reports inundation of 6 to 9 feet above ground in Naples (NHC Tropical Cyclone Report, Hurricane Ian). No damage record specific to 1275 Gulf Shore Boulevard North appears in the City’s Design Review Board, Planning Advisory Board, City Council or code records we read, or in state coastal permits. That is absence of evidence, not a clean bill: Ian flooded the ground levels of Gulf-front buildings along this stretch, and next door The Whitehall’s filing with the City records that its ground-level electric room, generator room and manager’s quarters “were destroyed during Hurricane Ian as those areas were located below flood level” (City of Naples, Whitehall pre-application form). We do not transfer that damage to Colonial Club. The City’s permit history, the association’s insurance claims record and the reserve study are the route to Colonial Club’s own answer.

Irma, Helene and Milton

Hurricane Irma, 10 September 2017, pushed the Naples gauge to 4.25 feet above mean higher high water (NHC report, Hurricane Irma). Helene and Milton in 2024 brought flooding to parts of the City (NHC report, Helene; NHC report, Milton); no Colonial Club-specific damage from any of the three appears in the records we read. The Naples gauge’s long record shows sea level rising 3.35 millimetres a year from 1965 to 2023 (NOAA sea level trends, Naples).

Wind Design

The City’s wind map places 1275 Gulf Shore Blvd N in the 170-mile-per-hour ultimate design wind speed zone for Risk Category II buildings (City of Naples GIS wind speed layer). A 1967 building was designed long before that standard; replacement windows, doors and roof work are permitted to the current code, which is why a unit’s window and door permits matter for both safety and insurance.

Insurance: What Is Required and What Is Public

The association must carry adequate property insurance on the building (Fla. Stat. §718.111(11)); its carrier, deductible and premium are in the documents a seller delivers, not in public. Because the building is in Zone AE, a federally backed mortgage requires flood coverage, and a new NFIP policy carries a 30-day waiting period, so build it into the closing calendar (FEMA flood insurance). The City of Naples is a Community Rating System Class 5 community, worth a 25 percent NFIP discount inside the special flood hazard area (FEMA Community Status Book, Florida; FEMA Community Rating System). Statewide, 94.52 percent of condominium unit-owner policies were written in the voluntary market in the first quarter of 2025, with Citizens holding the rest (FLOIR stability report). Wind mitigation credits on an HO-6 depend on documented opening protection (FLOIR wind mitigation resources). For a 59-year-old building with one elevator, underwriters and lenders will ask for the milestone summary, the reserve study and roof and wind-mitigation data; have them ready.

Evacuation

We did not verify an evacuation zone for 1275 Gulf Shore Blvd N, so we do not state one. Collier County’s Know Your Zone lookup, by address, is the authority, and a Gulf-front owner should check it before the season starts.

Which Schools Serve Colonial Club?

Colonial Club is zoned to Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, the three Collier County public schools that serve all of Coquina Sands, and all three carry a Florida Department of Education grade of A for 2025-26. Confirm any address with the district’s zone tool.

The Three Assigned Schools

Sources: Collier County Public Schools 2026-27 attendance zone locator; FDOE school grades; NCES Common Core of Data; drive times routed from the building’s Census-geocoded point, free-flow, 26 September 2026 (Naples High from the next-door routing). The Lake Park zone runs down the whole Gulf-front strip from The Moorings through Coquina Sands and Old Naples; we did not run 1275 through the district tool separately, so run your exact address before you rely on it (CCPS attendance boundaries).

Advanced Programs and Choice

Naples High offers Cambridge AICE and Advanced Placement, including the AP Capstone Diploma (Naples High advanced studies). Collier runs controlled open enrollment, called Parental Choice, with no district transportation for choice students (CCPS Parental Choice). With three A-rated zoned schools, most Colonial Club families will not need it.

Private Schools Nearby

St. Ann Catholic School on Eighth Avenue South is the closest private school to Coquina Sands, about 2.3 miles away, followed by The Village School of Naples and Seacrest Country Day School, each within about six miles (St. Ann admissions; Seacrest tuition). Tuition and admissions are the schools’ to confirm.

City Permits, Zoning and Land Use at Colonial Club

Colonial Club is zoned R3-18 multifamily by the City of Naples under Ordinance 02-9497, with a Future Land Use of Residential, High Density Mid Rise. R3-18 caps height at 75 feet and density at 18 units per net acre and does not permit transient lodging; no City petition on the property appears since 2006.

The Zoning, Line by Line

A Low Building on a Big Lot

A five-story building of eighteen residences sits well below R3-18’s 75-foot cap on any count. On the gross 1.73 acres, 18 units per acre would compute to about 31 units, but the code counts net acreage, and on a beachfront lot the net figure landward of the coastal lines is lower; we do not publish a buildable-unit figure. What we can say is that Colonial Club is not a height-nonconforming tower like The Whitehall next door, which the City calls an “Existing Nonconforming Condominium Building” (City of Naples PAB agenda, 9 September 2026). Whether Colonial Club conforms in every other respect, setbacks and lot coverage included, is not verified.

Redevelopment Interest on the Boulevard

A low, older building on a large Gulf-front R3-18 lot is the profile that redevelopment buyers along Gulf Shore Boulevard North have been studying since Hurricane Ian, which the Naples Daily News reported “sped up redevelopment” along the corridor (Naples Daily News, Miracle Mile after Ian). That is general market context. No offer, petition or proposal involving Colonial Club appears on any public record we read, and we do not suggest one exists. If an offer ever came, Florida’s condominium termination statute would govern the vote and the owners’ protections (Fla. Stat. §718.117).

City Petitions and Council Items

The City records we searched show Colonial Club by name in two places since 2002: the rezoning under Ordinance 02-9497, whose January 2002 City Council agendas list “Colonial Club, 1275 Gulf Shore Boulevard N.” (9 January 2002 agenda; 23 January 2002 agenda), and the 2006 beach renourishment easement under Resolution 06-11272 (Resolution 06-11272). No Design Review Board, Planning Advisory Board or Council petition on the property appears since. Next door, The Whitehall has two recent petitions.

Permits on File

The City’s permit history for 1275 was not pulled for this edition. Look there for the milestone report submission, roof, window and impact-glass permits, elevator work, concrete restoration and any post-Ian repairs (City of Naples permit search). State coastal records carry three permits at 1275, from 1997, 1999 and 2000, and none since (FDEP coastal permits layer).

Frozen Local Rules Through 2027

Florida’s SB 180 of 2025 bars counties and cities affected by recent hurricanes from adopting more burdensome or restrictive land-use measures, retroactive to 1 August 2024, through 1 October 2027 (SB 180 of 2025). For a Colonial Club owner, that means the zoning described above is the zoning that applies to any near-term plan.

What Is Being Built Near Colonial Club?

Near Colonial Club, Coquina Sands is in the largest redevelopment cycle in its history: Naples Beach Club, A Four Seasons Resort opened in November 2025 about 0.3 mile south, Olana Naples is approved at 1121 Gulf Shore Boulevard North, Rosewood Residences Naples is under construction at 1601, and Harbour House is approved at 1624 to 1672.

Naples Beach Club, A Four Seasons Resort

The 125-acre former Naples Beach Hotel and Golf Club, bought in October 2021 by a joint venture of The Athens Group and MSD Partners, reopened as Naples Beach Club, A Four Seasons Resort on 17 November 2025, with 153 residences planned (Four Seasons opening release; PR Newswire, acquisition announcement). Its golf course is due in 2027. A perpetual conservation easement signed on 29 June 2022 and held by the North American Land Trust protects 104.6 acres, 84 percent of the site, from development (City of Naples, conservation easement). The resort is inside Coquina Sands; for a Colonial Club owner it is a dining, spa and tennis neighbor about 0.3 mile south, not an amenity included with the condominium.

Olana Naples Residences, 1121 Gulf Shore Blvd N

Twelve estate residences on six levels, more than 10,000 square feet each, from $30 million, by Kolter Urban with BH Group, on the former Bahama Club site on the Gulf side south of Via Delfino; approved and selling, pre-construction (Kolter Urban, Olana Naples). The Bahama Club land traded for $102.6 million on its way to becoming Olana, the clearest recent price signal for Gulf-front land in Coquina Sands.

Rosewood Residences Naples, 1601 Gulf Shore Blvd N

Forty-two residences in two buildings of six residential floors over parking, $12.75 million to $45 million, by The Ronto Group with Rosewood Hotels and Resorts; topped off on 1 August 2025, with completion targeted for late 2026 (The Ronto Group, Rosewood Residences Naples; Gulfshore Business).

Harbour House, 1624 to 1672 Gulf Shore Blvd N

Fourteen residences in three two-story buildings over garages on the bay side, $6.5 million to $10 million, with unanimous Design Review Board approval on 25 March 2026 (Gulfshore Business, Harbour House).

Ocean Terrace, 1500 Gulf Shore Blvd N

Farther north, the former Ocean Terrace condominium at 1500 now sits on a single county parcel that recorded a $16,000,000 transfer in June 2023, its association was administratively dissolved in September 2024, and a Design Review Board petition signed in December 2024 proposes four residences. It is the nearest example in Coquina Sands of an older condominium becoming a redevelopment site.

What the New Buildings Mean for Colonial Club

New Gulf-front product priced at $12 million to $45 million a few hundred yards away does two things for a 1967 building of 1,500 to 1,650 square foot homes. It confirms the land value under the boulevard, and it widens the gap between new and existing product, which is why Colonial Club’s buyer is usually someone who wants the Gulf-front address at a small fraction of new-construction pricing. It also means construction traffic on Gulf Shore Boulevard North through 2027. The City’s $86 million beach outfall and water quality project, the largest capital project in its history, runs along the boulevard (Naples beach improvements; City of Naples beach outfalls).

The City’s Plan Rewrite

The City’s Naples 2045 comprehensive plan rewrite is open for public comment until 23 October 2026, and Coquina Sands is a named neighborhood on the comment form (Naples 2045). A Colonial Club owner can file a comment directly.

Daily Logistics and Beach Access at Colonial Club

Daily life at Colonial Club runs on short distances: the beach behind the building, Lowdermilk Park’s southern parcel about 0.09 mile away in a straight line, NCH Baker Hospital about four minutes by car, Fifth Avenue South about five and a half minutes, and Naples Airport about eleven, all measured from 1275 Gulf Shore Boulevard North in free-flow traffic.

Drive Times From 1275 Gulf Shore Blvd N

Method: origin geocoded by the US Census Bureau Geocoder; routes from the public OSRM routing engine, free-flow with no traffic model, run 26 September 2026; some destination points approximated. In season, January through April, anything on US 41, Pine Ridge Road or the airport corridor takes longer.

Lowdermilk Park

Lowdermilk Park is the City’s beachfront park at 1301 Gulf Shore Boulevard North, open 5:00 a.m. to 11:00 p.m., with restrooms, showers, a concession grill, gazebos, volleyball and beach wheelchairs; it and the Naples Pier are the only City beach locations with full restrooms (City of Naples, Lowdermilk Park). The park exists because The Naples Company gave the land in place of per-block beach accesses. The City has moved to replace the playground lost in Hurricane Ian (WINK News, Lowdermilk playground). For a Colonial Club owner it is a two to four minute walk up the beach, past The Laurentians, not a drive.

Beach Parking and Permits

Lowdermilk is metered, and vehicles with a valid City or County beach parking permit park free; Collier County property taxpayers and full-time residents are eligible for an annual permit, which City residents obtain at City Hall, 735 8th Street South (City of Naples beach parking information; beach parking permits). A Colonial Club owner walking out the back door does not need one for the beach; guests driving in do.

The Naples Pier and Beach Closures

The Naples Pier is closed for reconstruction, with reopening targeted for July 2027, and several beach ends south of Coquina Sands are closed for the outfall project; Lowdermilk remains open and carries more of the load (City of Naples, Naples Pier rebuild; public beach accesses).

Groceries, Dining and Services

The Four Seasons’ restaurants are the nearest dining, about 0.3 mile south; Fifth Avenue South and Third Street South, downtown Naples’ dining and shopping streets, are about two miles south, and Waterside Shops about four miles north. City of Naples Police, with a dedicated Beach Patrol, and City Fire-Rescue serve the building (Naples Police Beach Patrol).

Healthcare

NCH Baker Hospital, 350 7th Street North, with a 24-hour emergency department, is 1.30 road miles from Colonial Club. The nearest state-designated Level II trauma center is Gulf Coast Medical Center in Fort Myers, well to the north, which matters for a full-time owner of advanced age and less for a seasonal one.

Parks and Recreation Within a Few Miles

Fleischmann Park, the Naples Preserve boardwalk, Baker Park on the Gordon River and the River Park Aquatic Center are all within about two miles (Fleischmann Park; Naples Preserve; River Park Aquatic Center). Boaters launch at Naples Landing, about two miles away (Naples Landing Park and boat launch).

How Does Colonial Club Compare to The Whitehall, Via Delfino, Embassy Club and Other Coquina Sands Buildings?

Colonial Club compares with its Coquina Sands siblings as the smallest-homed and lowest-valued of the Gulf-front towers from 1221 to 1285 Gulf Shore Boulevard North: a median county value of $1,369,650 against $2,830,000 at The Laurentians and $3,165,000 at The Whitehall, and the only building among them with three qualified sales in the last 12 months.

The Benchmark Table

Yardstick: the Collier County roll, tax year 2026 (files dated 29 August 2026), for units, median just value per parcel and qualified sales in the 36 months to 29 August 2026; the City of Naples milestone lists for stories and year built.

Sources: Collier County roll and sales file; City of Naples 2024 milestone list and 2029 list. Del Mar Club is a cooperative, so its roll parcels describe co-op interests, not condominium units, and its figures are not like-for-like with the condominium rows; it is included for location, not price.

Reading the Table

On the county’s yardstick Colonial Club is the entry point to the Gulf-front towers. The Laurentians of Naples next door to the north is twice its size in homes and roughly twice its size per home, and has not recorded a qualified sale in five years. The Whitehall next door to the south is a nine-story tower of sixteen 3,000 square foot homes, and Via Delfino beyond it is the newest and most valuable of the four. Embassy Club of Naples, the ten-story tower at the north end of the neighborhood, is the closest in county value per parcel. Charleston Square across the boulevard is a three-story 2004 building on the bay side, Surfside Club is a two-story Gulf-front condominium of 64 homes, Del Mar Club across the street facing Lowdermilk Park is the neighborhood’s largest cooperative, and Naples Casamore is a condominium of detached bay-side villas.

Per Square Foot, Same Metric Both Sides

On the 2026 roll, Colonial Club’s median just value per county square foot is $843; The Laurentians’ is $943 and The Whitehall’s about $1,055 (our arithmetic on each building’s county area, which is 3,000 square feet for every home at both neighbors). On recorded sales, Colonial Club’s three qualified sales since October 2025 ran $914 to $1,044 per county square foot, and The Whitehall’s two qualified sales of April 2026 ran $1,042 to $1,100. Same source, same metric, same year: Colonial Club trades a little below its southern neighbor per foot, and its much lower prices come mostly from its much smaller homes.

Colonial Club vs The Laurentians: Which Should You Choose?

Colonial Club vs The Laurentians is the choice between two Gulf-front condominiums next door to each other at 1275 and 1285 Gulf Shore Boulevard North: Colonial Club has 17 parcels of 1,532 to 1,642 square feet and one elevator, and The Laurentians has 32 homes of about 3,000 to 3,500 square feet and four.

The Decision Table

Sources: DBPR condominium projects extract; DBPR elevator extract; City of Naples 2024 milestone list; Ordinance 02-9497; The Laurentians, FAQ sheet 2025; The Laurentians, structural integrity reserve study; Collier County roll and sales file, files dated 29 August 2026. The two buildings’ sales windows cover the same period; comparing Colonial Club’s 2025 and 2026 deeds with The Laurentians’ 2017 to 2020 deeds would mix periods, which is why the table shows the same windows side by side.

Who Should Choose Colonial Club

Choose Colonial Club if you want direct beachfront at the lowest entry on this block, about half the county value per residence of the building next door; a building that is actually trading, with three qualified deeds since October 2025 and a clear recent price band; a small building of seventeen households, three to a level; lower carrying costs on the roll, a median tax bill about half The Laurentians’; and flexibility the neighbor does not offer on paper, since Colonial Club’s documents may allow leasing or pets where The Laurentians’ forbid both. You also need to be comfortable in 1,500 to 1,650 square feet and to underwrite a 1967, single-elevator building carefully, starting with its milestone summary and reserve study.

Who Should Choose The Laurentians

Choose The Laurentians if you want a home twice the size, with four bedrooms per the association; a newer, larger complex with four elevators and more land beside Lowdermilk Park; a building whose milestone summaries, reserve study, dues and rules are all published before you write an offer; more year-round neighbors, half the homes homesteaded; and you do not need to rent or keep a pet, because the declaration forbids both. You will also need patience: no qualified Laurentians sale has recorded since December 2020, and every buyer needs board approval.

What Both Share

Both are Gulf-front condominiums in R3-18, both were on the City’s 2024 milestone list, both sit in Zone AE at 9 feet, both granted the City beach renourishment easements in 2006, both are a short walk from Lowdermilk Park, both are zoned to the same A-rated schools, and both answer to Florida’s same condominium, milestone and reserve-study laws. For either one, the milestone summary, the reserve study and the insurance declarations decide more than the address does.

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

Honest Pros and Cons of Owning at Colonial Club

Colonial Club’s pros are a direct Gulf beachfront lot, the lowest entry price among the neighboring Gulf-front towers, seventeen neighbors and a market that is trading again. Its cons are a 1967 structure, one 1968 elevator, small homes by boulevard standards, unpublished fees and rules, and an unresolved unit and story count on the public record.

Pros

• On the beach. A Gulf-side parcel that runs to the mean high-water line, with Lowdermilk Park a short walk north.
• The lowest entry on the block. A median county value of $1,369,650, about half The Laurentians’ and less than half The Whitehall’s.
• A market that is moving. Three qualified sales between October 2025 and January 2026, each above the county’s value for the home.
• Small and private. Seventeen parcels, three homes to a level.
• Lower carrying costs on the roll. A median 2026 tax bill of $12,202.12.
• A combination precedent. 202 and 203 are already one residence, which shows the building has approved a larger home before.
• City of Naples services and A-rated schools. City police, fire-rescue and utilities, no CDD, no master association, three A-rated zoned schools within about two miles.

Cons

• A 1967 building. Pre-code construction, a milestone inspection due in 2024 and a structural reserve study due in 2025, with results not on the public record.
• One elevator. Working and inspected in June 2026, installed in 1968, and the building’s single point of failure.
• Small homes for the address. 1,532 or 1,642 square feet, about half the neighbors’.
• Nothing published. No association website, no public fee, pet, lease or parking rules; every answer comes from the documents.
• Record questions. DBPR counts 19 units, the roll 17; the City lists 5 stories, the unit numbers and elevator suggest more. None of it changes ownership, and all of it will be asked.
• Flood exposure. Zone AE at 9 feet, with VE 40 to 65 feet west, on a critically eroded beach.
• A thin market. Three qualified sales in five years, after a gap of seven and a half years.

If the pros outweigh the cons for you, the next step is a specific home and its documents.

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

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

If you’re searching for a Colonial Club listing agent, or thinking, ‘I need someone to sell my Colonial Club home…’ start here. We tracked every recorded Colonial Club deed through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home from that record.

Data updated: September 2026 (Collier County recorded sales through 29 August 2026; newest recorded Colonial Club sale 27 January 2026)

Colonial Club is a building where a seller has few comparables and a lot to explain. Three qualified sales in the last year after none for seven and a half years, a county value that trails every one of them, an unqualified $1,850,000 deed a buyer’s agent will find, a 1967 structure under Florida’s new condominium safety laws, one elevator, and a unit count that reads 19, 18 or 17 depending on the record. 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 Colonial Club listing along with the file a Colonial 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 Colonial Club Residences Sold For: the Recorded Set

The county’s 12-month window holds three qualified Colonial Club sales, so we list them instead of leaning on a median. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at Colonial Club in the last 60 months, at a median of $1,550,000.

• 12 months to 29 August 2026: 3 qualified resales, $1,600,000 (303, 7 October 2025), $1,500,000 (301, 4 November 2025) and $1,600,000 (302, 27 January 2026); dollar volume $4,700,000, our total.
• 120 months to 29 August 2026: 6 qualified resales, median $1,562,500, range $1,350,000 to $1,625,000.
• The highest qualified sale: $1,625,000 for unit 503, 19 January 2018 (OR 5469/836).
• Days on market and sale-to-list: Colonial Club has two MLS closings in the last 60 months, with a median 75 days on market and a median 89.9% of list price; two sales are too few for a firm average (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, Naples Beach area condominiums took a median 147 days to sell and closed at 92.5 percent of list in July 2026 (NABOR July 2026 statistics); that is an area MLS figure, not a Colonial Club figure.

Selling a Colonial Club Residence Is Different in Six Ways

• The document package is the listing. Florida requires the seller to deliver the declaration, rules, budget, financial statement, milestone summary and reserve study or a statement that none exists, and a buyer who receives them late gets a seven-day right to cancel (Fla. Stat. §718.503). We assemble it before the first showing.
• The estoppel sets the numbers. Order it early; the association has 10 business days and a capped fee (Fla. Stat. §718.116).
• The elevator, told plainly. One 1968 car that passed inspection in June 2026; we put the certificate and the reserve study’s elevator line in the file.
• The count, explained once. Nineteen on the state record, eighteen as numbered, seventeen on the roll; we explain the combined 202 before a buyer’s attorney asks.
• The unqualified deed. A buyer will find $1,850,000 for 202 in 2019; we explain what an unqualified deed is, and why it is not a comparable for a single home.
• The out-of-town owner. Eight of seventeen owners mail outside Florida, and we run showings, inspections and closing for owners who are not in Naples.

Level, Stack and Condition: What Moves a Colonial Club Price

The county adds $195,000 from the 100s to the 600s on the 01 and 03 stacks and holds the 02 stack $90,750 lower. The market paid $1,600,000 for a 02-stack home in January 2026, the same as an 03-stack home on the same level. Condition, finishes, furnishings, the season and the buyer pool each move a Colonial Club price more than the level does, and none of them is in the county’s file. We price your home against the three recent sales, the county’s ladder, the 2016 to 2018 sales, The Whitehall’s and The Laurentians’ records next door and the wider Gulf-front market, and we tell you which of those your buyer will lean on.

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

Start with a free Colonial Club home valuation. It takes about a minute, and Jesse follows up with the Colonial Club sales that actually fit your home: the same stack, a comparable level, adjusted for renovation, furnishings and terms. An online automated estimate reads the county’s ladder; it cannot read a renovation, a view or a board’s reserve plan. We price to the record.

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

Is now a good time to sell a Colonial Club condo?

For a home priced to the building’s recorded sales, the timing is as good as Colonial Club has seen in years: three qualified sales since October 2025, and Naples Beach area condominium supply down to 7.1 months in July 2026 from 11.9 a year earlier (NABOR July 2026 statistics). Listing in the fall reaches the winter buyer pool.

Should I price my Colonial Club home off The Laurentians’ sales?

No. The Laurentians’ homes are about twice the size and its newest priced sale dates from December 2020. Use it, and The Whitehall, as a per-square-foot check; your price should rest on Colonial Club’s own three recent deeds.

Which Colonial Club stack sells for the most?

On the county roll, the 01 and 03 stacks, $90,750 above the 02 stack on every level. On recorded sales, the smaller 02-stack home 302 matched the building’s recent high at $1,600,000. Condition has mattered more than the plan.

Does the single elevator hurt my sale?

It will be asked about. Show the June 2026 inspection, the certificate valid to August 2027 and what the reserve study carries for modernization; a documented answer turns a question into a checked box.

How long does a Colonial Club sale take to close?

About as long as the documents take. The estoppel has a 10-business-day clock, the buyer’s seven-day document review runs from delivery, and any board approval in the declaration adds its own window. A cash sale with documents ready can close in about a month.

Your Local Real Estate Experts

Colonial Club’s 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 Colonial Club’s state records, the City’s ordinance and beach resolution, the flood map and every deed since 1967.

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 Colonial 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 condominium market that Colonial Club sits in.

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

• the state’s condominium registration and elevator records for Colonial Club and The Laurentians
• Colonial Club’s Florida corporation record and the City’s 2002 rezoning ordinance, Council agendas and 2006 beach easement resolution
• The Laurentians’ published declaration, dues, milestone summaries and reserve study
• the City’s R3-18 zoning code and its 2024 milestone list
• FEMA’s flood map queried at the building, the state’s coastal lines and permits, and the National Hurricane Center’s Ian and Irma reports
• the Collier County roll for all 17 parcels and every recorded Colonial Club deed since 1967

What Our Clients Say

Jesse McGreevy is a top-reviewed Colonial Club realtor on Google, and so is the team he leads with Marc Comisar; the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review

★★★★★ “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

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, 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 Colonial Club home? Get a free Colonial Club home valuation, or call Jesse direct at (239) 898-6072.

Buying at Colonial 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 Colonial Club’s Coquina Sands neighbors are going live together, among them The Laurentians of Naples, The Whitehall, Via Delfino, Eleven Hundred Gulfshore Club and The Parador. Kona Kai, Banyan Corners and the neighborhood’s other buildings are covered in our Coquina Sands guide.

Frequently Asked Questions, Buyer Edition

These questions about buying at Colonial Club are answered from the state’s condominium and elevator records, the association’s Florida corporation record, the City of Naples ordinance, resolution and milestone list, FEMA’s flood map, state coastal records, and the Collier County roll and sales file dated 29 August 2026. Where the record stops, the answer says so.

Who is the best realtor for Colonial 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 a Colonial Club buyer the credential that matters is the file: we read every recorded Colonial Club deed since 1967, the City’s records on the building and FEMA’s map at the building before we show a home. Call Marc at (239) 287-5873.

Where is Colonial Club in Naples, FL?

At 1275 Gulf Shore Boulevard North, Naples, FL 34102, on the Gulf side of the street in the Coquina Sands neighborhood of the City of Naples. The Whitehall is next door to the south, The Laurentians next door to the north, and Lowdermilk Park begins at 1301.

What is 1275 Gulf Shore Blvd N?

It is Colonial Club, a condominium of seventeen parcels registered with the state as project PR1S016189 and run by Colonial Club, Inc. (DBPR condominium projects extract).

Is Colonial Club the same as Colonial Country Club?

No. Colonial Country Club is a separate golf community, and the “Colonial Club” condominiums in Boynton Beach and Grand Cayman are unrelated. The state’s condominium file carries one project by this name, the Naples building on Gulf Shore Boulevard North.

Is Colonial Club on the beach?

Yes. It sits on the Gulf side of the boulevard on a lot that runs to the mean high-water line, and the City’s 2006 renourishment resolution names the association among the Gulf-front owners (Resolution 06-11272). You walk from the building to the sand without crossing a street.

How many units are in Colonial Club?

The county roll carries 17 parcels. The building was laid out as 18 residences, three per level, and units 202 and 203 are now one combined residence. Florida DBPR’s registration record lists 19 units; no public document we read explains the difference, and the recorded declaration governs.

How many floors does Colonial Club have?

The City of Naples lists Colonial Club as a 5-story building on its 2024 milestone list, the only published story count (City of Naples 2024 milestone buildings). Unit numbers run from the 100s to the 600s and the elevator serves seven landings, so ask the association how the levels map to the City’s count.

When was Colonial Club built?

The City and the county date it to 1967. The association was incorporated in November 1966 and the first unit deeds recorded in March and April 1967.

How big are Colonial Club condos?

On the county roll, 1,642 square feet in the 01 and 03 stacks and 1,532 square feet in the 02 stack, plus one combined 3,174 square foot residence at 202. Bedroom and bath counts are not in the public record.

What do Colonial Club condos sell for?

The three qualified sales in the last year were $1,600,000 (303, October 2025), $1,500,000 (301, November 2025) and $1,600,000 (302, January 2026), all recorded deeds in the Collier County sales file.

What is the highest price ever paid at Colonial Club?

The highest county-qualified sale is $1,625,000 for unit 503 in January 2018 (OR 5469/836). The highest amount of any kind on the record is $1,850,000 for the combined 202 in February 2019, a deed the county did not qualify, so it is not treated as a comparable sale.

Why did no Colonial Club condos sell between 2018 and 2025?

The county qualified no sale between March 2018 and October 2025; owners recorded family, trust and estate transfers and one unqualified deed in that time. The record carries no reason, and we do not assign one. The market reopened with three sales in four months.

How many elevators does Colonial Club have?

One: an Otis traction passenger elevator installed in 1968, state certificate 4014, serving seven landings; it passed inspection on 1 June 2026 (DBPR elevator extract).

Does Colonial Club have a pool?

A pool is not verified on a primary source. Florida’s pool exemption for condominiums of 32 units or fewer means no state inspection file would exist either way; confirm it at the showing.

Does Colonial Club have covered parking?

Parking type and count per unit are not in the public record. The declaration and the estoppel answer it, and we confirm it in writing during the inspection period.

What are the HOA fees at Colonial Club?

Colonial Club has a condominium association, not an HOA, and its assessment is not published. The estoppel certificate and the budget state it (Fla. Stat. §718.116).

Can you look up condo fees for Colonial Club?

Not publicly. Request the estoppel certificate, which the association must deliver within 10 business days, and the budget, which the seller must provide under Florida law.

Has Colonial Club had a special assessment?

None appears in any public record we read. That is absence of evidence only; ask for the estoppel and the board minutes.

Did Colonial Club pass its milestone inspection?

Colonial Club is on the City’s 2024 milestone list, so its first inspection was due by 31 December 2024. The City does not publish results, and we could not read one. The seller must give you the inspector’s summary.

What condos need a milestone inspection in Florida?

Condominium and cooperative buildings of three habitable stories or more, by 31 December of the year they turn 30 and every 10 years after (Fla. Stat. §553.899).

Does Colonial Club have a structural integrity reserve study?

It owed one by 31 December 2025. Whether it was completed is not verified; the seller must give you the study or a statement that none was completed.

How much does a reserve study cost in Florida?

It depends on the building and the engineer; there is no statutory fee. For Colonial Club what matters is what the study says about the roof, structure, windows and elevator, and how the budget funds it.

What flood zone is Colonial Club in?

Zone AE with a base flood elevation of 9 feet NAVD88 across most of the building and 10 feet at the south edge, on FIRM panel 12021C0391J effective 8 February 2024 (FEMA NFHL).

Is Colonial Club in a VE zone?

No. The building is in Zone AE; the VE zone begins on the beach about 40 to 65 feet west of its west face.

Was Colonial Club damaged in Hurricane Ian?

No building-specific damage record for 1275 appears in the City and state records we read. Ian flooded ground levels along this stretch; ask the association for its storm repair and insurance claim history.

How far is Colonial Club from Lowdermilk Park?

About 0.09 mile in a straight line to the park’s southern parcel, a two to four minute walk up the beach past The Laurentians, and 0.28 mile by road.

Is Lowdermilk beach public?

Yes. Lowdermilk Park is a City of Naples beachfront park at 1301 Gulf Shore Boulevard North, open 5:00 a.m. to 11:00 p.m., with restrooms and showers (City of Naples, Lowdermilk Park).

Do you have to pay for parking at Lowdermilk beach?

Parking is metered; vehicles with a valid City or County beach parking permit park free (City of Naples beach parking). A Colonial Club owner walks to the beach.

Can I rent my Colonial Club condo?

The declaration and rules decide the lease terms, and they are not published. The City’s R3-18 zoning bars transient lodging, so nightly rentals are out, and a rental amendment passed after you buy binds you only if you consented (Ordinance 02-9497; Fla. Stat. §718.110).

Are pets allowed at Colonial Club?

The pet rules are in the declaration and rules, which are not published. Ask for them in writing before you sign; dogs are not allowed on City beaches in any case.

Does the Colonial Club board approve buyers?

Whether approval or a right of first refusal applies is in the declaration and is not public. The estoppel certificate states whether approval is required.

What schools serve Colonial Club?

Lake Park Elementary, Gulfview Middle and Naples High School, all graded A for 2025-26; confirm your address with the district’s zone locator.

How much are property taxes at Colonial Club?

The median 2026 bill across the 17 parcels is $12,202.12. A buyer’s bill resets toward the purchase price at about 9.05 mills: about $14,482 a year on a $1,600,000 purchase.

Is Colonial Club or The Laurentians better?

It depends on what you need. Colonial Club costs about half as much and is trading; The Laurentians has homes twice the size, four elevators, published documents and bans on leasing and pets. See the comparison above.

Is Colonial Club the cheapest Gulf-front building in Coquina Sands?

Among the Gulf-front towers from 1221 to 1285 Gulf Shore Boulevard North, it has the lowest median county value, $1,369,650. Surfside Club’s two-story Gulf-front condominium carries a lower median value on the roll.

Is buying a condo in Naples, Florida a good investment?

We do not forecast. What the record shows at Colonial Club is six repeat-sale pairs that rose between sales (not every pair does: unit 603 sold for less in 2009 than in 2005), and three recent sales above the county’s values. Condition and carrying costs decide the rest.

What are the red flags when buying a condo?

At a building of Colonial Club’s age: a missing milestone summary or reserve study, thin reserves, a pending special assessment, an insurance gap and deferred elevator or concrete work. Each is answered by the documents a seller must deliver.

Are condo prices dropping in Florida?

The Naples Beach condominium median closed price fell 3.7 percent year over year in July 2026 (NABOR July 2026 statistics). Colonial Club’s three recent sales ran above its 2016 to 2018 sales; that is three deeds, not a trend.

Can I buy two Colonial Club units and combine them?

It has been done: 202 and 203 are already one parcel on the county roll. A combination needs the association’s approval, the right recorded instrument and City permits; start with the declaration.

Is Colonial Club a cooperative?

No. It is a condominium under Chapter 718; each owner holds a deed to a unit. The cooperatives in Coquina Sands are Calusa Club, Del Mar Club, Kona Kai, Lago Mar and Reef Club.

Is Colonial Club part of the Four Seasons?

No. Naples Beach Club, A Four Seasons Resort is a separate property about 0.3 mile south, inside Coquina Sands; its residences and club are not part of Colonial Club.

Frequently Asked Questions, Seller Edition

These questions about selling at Colonial Club are answered from the Collier County roll and sales file dated 29 August 2026, Florida’s condominium statutes, the City of Naples record and our own reading of every Colonial Club deed since 1967. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at Colonial Club in the last 60 months, at a median of $1,550,000.

Who is the best realtor for Colonial Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012. We price a Colonial Club home from the building’s own recorded deeds, level by level and stack by stack, and assemble the statutory document package before the first showing. Call Jesse at (239) 898-6072.

Can I sell my Colonial Club home without a realtor?

Yes, Florida law allows it. What you give up at a seventeen-parcel building is the pricing read on three recent deeds and a seven-year gap, the statutory document package, the estoppel timing and a buyer pool that often lives out of state. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it.

Who is the best realtor to sell a Colonial Club condo?

A listing agent who can explain why three homes sold 10 to 25 percent above the county’s values, what the unqualified $1,850,000 deed means, and what the milestone summary and elevator record say. That is the conversation we start with.

What is my Colonial Club condo worth?

Start with a free Colonial Club home valuation. The county’s 2026 values run from $1,163,900 to $1,449,650 for a single home; the three recent qualified sales ran $1,500,000 to $1,600,000. Your home’s level, stack and condition decide where it belongs.

What did the last Colonial Club condo sell for?

Unit 302 recorded at $1,600,000 on 27 January 2026 (OR 6549/2673), county-qualified.

How many Colonial Club condos sold in the last year?

Three qualified resales in the 12 months to 29 August 2026: 303, 301 and 302, totaling $4,700,000.

How long do Colonial Club condos take to sell?

Colonial Club has two MLS closings in the last 60 months, with a median 75 days on market and a median 89.9% of list price; two sales are too few for a firm average (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, Naples Beach area condominiums took a median 147 days to sell in July 2026.

Do higher floors sell for more at Colonial Club?

On the county roll, yes: $195,000 more for a 600-level home than a 100-level home on the 01 and 03 stacks. On recorded sales, the home mattered more: two 300-level homes sold $100,000 apart a month apart.

Is the 02 stack worth less than the 01 and 03 stacks?

The county values it $90,750 lower on every level, for 110 fewer square feet. The market paid $1,600,000 for 302 in January 2026, the same as 303.

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

Just value is the appraiser’s mass-appraisal estimate, set on a ladder across all seventeen parcels, and it lags the market. The three recent sales closed about 10 to 25 percent above it. It is a tax figure, not a price.

What documents do I have to give a buyer when selling a Florida condo?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone inspection summary if applicable, and the most recent structural integrity reserve study or a statement that none was completed (Fla. Stat. §718.503).

Can a buyer cancel after seeing the condo documents?

Yes, if the documents were not delivered more than seven days, excluding weekends and legal holidays, before the buyer signed: the contract is voidable by written notice within seven days after receipt. Delivering early closes that window.

What is an estoppel certificate and what does it cost?

The association’s statement of what is owed on your unit and whether approval is required. It must be delivered within 10 business days of a written request; the fee is capped at $250 when the account is current, plus $100 for expedited delivery and up to $150 more if delinquent (Fla. Stat. §718.116).

Do I have to disclose the milestone inspection when I sell?

The inspector-prepared summary is on the statutory list a seller must deliver “if applicable”, and Colonial Club is on the City’s 2024 milestone list. Get the summary from the association before you list.

Do I have to give the buyer the reserve study?

Yes: the association’s most recent structural integrity reserve study, or a statement that it has not completed one.

Does a single elevator hurt resale?

Some buyers will ask about it; few walk away from a documented answer. Show the June 2026 inspection pass, the certificate valid to August 2027 and the reserve study’s elevator line.

Does the building’s 1967 age hurt my price?

It is part of why Colonial Club trades below its newer neighbors per square foot. The beachfront lot, the recent sales and a clean milestone file offset it; a missing file makes it worse.

Could a developer buy Colonial Club?

No offer or petition involving Colonial Club appears on any public record we read. Low, older buildings on large Gulf-front lots draw redevelopment interest on this boulevard, and any sale of the whole property would run under Florida’s termination statute.

How does condo termination work in Florida?

Termination of a condominium, including an optional termination to sell the property, is governed by Fla. Stat. §718.117, which sets vote thresholds and owner protections (Fla. Stat. §718.117). Read it with a Florida attorney if an offer ever arrives.

Are home prices dropping in Naples, FL?

Mixed, by type and area. The Naples Beach condominium median fell 3.7 percent year over year in July 2026, while supply tightened. Your building’s own deeds matter more.

Are real estate prices dropping in Naples, Florida?

At Colonial Club the three recent qualified sales ran above the building’s 2016 to 2018 sales. That is three deeds, not a trend line, and we do not publish a percentage from them.

Will home prices drop in 2026 in Florida?

We do not forecast. We publish recorded sales with their dates and let the record speak.

Is now a good time to sell a Naples beachfront condo?

Naples Beach area condominium supply fell to 7.1 months in July 2026 from 11.9 a year earlier, and Colonial Club has three fresh comparables. For a home priced to them, fall listing reaches the winter buyer pool.

How do I price a Colonial Club condo when so few sell?

With every deed, qualified and not, read against the level, stack and condition; with the county’s ladder as a floor, not a ceiling; and with The Whitehall’s and The Laurentians’ records as per-square-foot checks. That is the method on this page.

Should I renovate my Colonial Club condo before selling?

Talk to us first. In a 1,532 or 1,642 square foot home, a kitchen and bath refresh can move a price, but a renovation needs association approval, City permits and months. Targeted updates often beat a full remodel.

Who owns at Colonial Club, full-time or seasonal owners?

Mostly seasonal: four of seventeen parcels are homesteaded, and eight owners mail their tax bills outside Florida (Collier County roll, 2026).

Do out-of-state owners sell Colonial Club condos?

Yes, and often. We sell for owners who are not in Naples, with remote signing and managed showings.

What happens to my homestead cap when I sell?

It does not transfer to your buyer; the home is reassessed at just value on the next 1 January (Fla. Stat. §193.155). You may be able to carry up to $500,000 of the benefit to your next Florida homestead through portability.

How much will the buyer pay in property taxes?

About the purchase price times 0.0090514 in the first full year, on 2025 adopted millage, less any homestead exemption: about $14,482 on a $1,600,000 purchase.

Can I sell my Colonial Club condo furnished?

Yes. List the furnishings on an inventory and convey them by bill of sale; furnished Gulf-front homes suit seasonal buyers.

Is my Colonial Club condo in a flood zone buyers can finance?

Yes. Zone AE is financeable; a federally backed loan requires flood coverage, and a new NFIP policy has a 30-day waiting period, so the buyer should order it early.

Will the new FEMA maps change my zone?

Possibly. FEMA’s preliminary maps for Collier County and Naples are in their appeal period, with a target effective date of summer 2027; check your building on the FEMA Flood Map Changes Viewer before you list.

What are Colonial Club condo fees and will they scare buyers?

The fee is not public, so it appears first on the estoppel. What reassures a buyer is context: what the budget covers, how reserves are funded and what the milestone and reserve study found. We present all three together.

How does Colonial Club compare to The Laurentians for resale?

Colonial Club is trading and The Laurentians is not: three qualified sales in the last year against none since December 2020. The Laurentians’ homes are twice the size and priced accordingly; per county square foot the gap is about 12 percent on the roll.

I own two adjoining Colonial Club units: sell together or separately?

It depends on the buyer pool and the documents. Two homes sold separately reach more buyers; a combined residence reaches the few who want 3,000 square feet on the beach at this address. We price both paths before you decide.

Can I list my Colonial Club condo off market?

Yes. We offer discreet, off-market marketing to our qualified-buyer database when a sale needs to stay quiet, which suits a building of seventeen owners.

Sell a co-op in Naples, Florida: does that apply to Colonial Club?

No. Colonial Club is a condominium, not a cooperative; you sell a deeded unit under Chapter 718. Cooperatives such as Del Mar Club sell shares and a proprietary lease under Chapter 719.

What commission do Naples listing agents charge?

Commission is negotiable and not set by law. We explain our listing terms in person, alongside the marketing plan for your home.

How fast can I close a Colonial Club sale for cash?

About a month with documents ready: the estoppel within 10 business days, title work, any board approval the declaration requires, and the buyer’s seven-day document review.

Sources and Authoritative References

Every fact about Colonial Club on this page comes from a state, City, county or federal record, a document an association publishes itself, FEMA’s flood map, a developer’s own release or reputable local news, or the Collier County roll and sales file dated 29 August 2026. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at Colonial Club in the last 60 months, at a median of $1,550,000.

The primary sources are grouped below by who issued them and numbered continuously. Recorded instruments we could not open online are cited by Official Records book and page, and are on file with the Collier County Clerk of Courts.

Florida Department of Business and Professional Regulation

1. DBPR, condominium projects extract (Condo_CW), Colonial Club PR1S016189 and The Laurentians PR1S011313
2. DBPR Bureau of Elevator Safety, elevator extract, certificate 4014 at 1275 Gulf Shore Blvd N and certificates 23229 to 23232 at 1285
3. DBPR, Elevator Safety public records
4. DBPR, condominium and cooperative SIRS reporting and database
5. DBPR, condominium inspections and structural integrity reserve studies

Florida Division of Corporations

6. Sunbiz, entity search for Colonial Club, Inc., document 711863
7. Sunbiz, entity search for The Laurentians of Naples, Inc., document 728662
8. Sunbiz, corporation search by name (Coquina Sands Association, Inc., document 745253)

Florida Statutes

9. Fla. Stat. §553.899, milestone inspections (2026)
10. Fla. Stat. §718.110, amendment of declarations, rental amendments (2026)
11. Fla. Stat. §718.111, association powers, insurance and official records (2026)
12. Fla. Stat. §718.112, bylaws and structural integrity reserve studies (2026)
13. Fla. Stat. §718.116, assessments and estoppel certificates (2026)
14. Fla. Stat. §718.117, termination of condominium
15. Fla. Stat. §718.503, disclosure prior to sale (2026)
16. Fla. Stat. §514.0115, public pool exemptions (2026)
17. Fla. Stat. §627.714, condominium unit owner loss assessment coverage
18. Fla. Stat. §193.155, homestead assessments and reassessment on change of ownership
19. Fla. Stat. §193.1554, nonhomestead residential assessment limitation
20. Fla. Stat. §196.031, homestead exemption
21. Fla. Stat. §720.301, homeowners association definitions
22. Fla. Stat. §719.103, cooperative definitions
23. Fla. Stat. §553.899, milestone inspections, Florida Senate edition
24. Florida Senate, HB 913 of 2025, condominium and cooperative associations
25. Florida Senate, SB 180 of 2025, emergencies and land-use regulation

City of Naples, Records Naming 1275 Gulf Shore Boulevard North

26. City of Naples, Ordinance 02-9497 with Attachment A legal descriptions, Gulf Shore Boulevard North rezone to R3-18, 2002
27. City of Naples, City Council agenda, 9 January 2002, first reading, Colonial Club named
28. City of Naples, City Council agenda, 23 January 2002, second reading, Colonial Club named
29. City of Naples, Resolution 06-11272, 2006 beach renourishment easements, Colonial Club, Inc., Lot 4
30. City of Naples, 2024 milestone buildings list, Colonial Club at 5 stories and 1967

City of Naples, Records on Neighboring Buildings

31. City of Naples, Design Review Board pre-application form for 1255 Gulf Shore Blvd N, Hurricane Ian rebuild, 2023
32. City of Naples, Planning Advisory Board agenda, 9 September 2026
33. City of Naples, Planning Advisory Board upcoming items
34. City of Naples, 2026 boards and other meeting agendas

City of Naples, Building, Flood and Milestone Programs

35. City of Naples, 2029 milestone buildings list
36. City of Naples, milestone inspections
37. City of Naples, milestone inspections by year
38. City of Naples, public portal and electronic permit search
39. City of Naples, flood zone maps
40. City of Naples, 2024 flood insurance rate maps
41. City of Naples, development in the floodplain
42. City of Naples, flood mitigation guidelines and regulations for property owners
43. City of Naples, answers to frequently asked 50 percent rule and FEMA questions
44. City of Naples, Mayor’s Hurricane Ian emergency repair permitting order, 19 October 2022

City of Naples, Parks, Beaches and Neighborhood

45. City of Naples, Lowdermilk Park
46. City of Naples, beach parking information
47. City of Naples, beach parking permits
48. Naples Police Department, Beach Patrol
49. City of Naples, Naples Pier
50. City of Naples, Naples Pier rebuild project
51. City of Naples, public beach accesses and beach end seawall projects
52. City of Naples, Baker Park
53. City of Naples, Fleischmann Park
54. City of Naples, Naples Preserve and the Hedges Family Eco-Center
55. City of Naples, River Park Aquatic Center
56. City of Naples, Naples Landing Park and public boat launch
57. City of Naples, beach outfalls project
58. City of Naples, Coquina Sands neighborhood, Streets and Stormwater
59. City of Naples, conservation easement with Naples Beach Club Holdings, 29 June 2022
60. City of Naples, Plat Book 3, pages 21 and 22, Coquina Sands Unit 1
61. City of Naples, Coquina Sands plat pages, second copy

City of Naples, Finance, Districts and Code Compliance

62. City of Naples, property taxes and millage rate
63. City of Naples, Moorings Bay Special Taxing District
64. City of Naples, dependent special districts
65. City of Naples, short-term rental and code compliance handout
66. City of Naples, Code Compliance frequently asked questions
67. City of Naples, Solid Waste Division
68. City of Naples, Future Land Use Element

City of Naples GIS

69. City of Naples GIS, address and unit points
70. City of Naples GIS, parcels, land parcel 06230160002
71. City of Naples GIS, building footprints
72. City of Naples GIS, zoning
73. City of Naples GIS, future land use
74. City of Naples GIS, planning neighborhoods
75. City of Naples GIS, wind speed, Risk Category II

Naples Code of Ordinances and Comprehensive Plan

76. Naples Code, Chapter 58, Division 15, R3-18 Multifamily District
77. Naples Code, Chapter 16, Article IV, Floodplain Management
78. Naples Comprehensive Plan
79. Naples 2045 comprehensive plan rewrite
80. Naples Beach Restoration and Water Quality Improvements project

Collier County Government

81. Collier County, proposed flood insurance rate map notice, August 2026
82. Collier County, upcoming beach renourishment and easements, April 2026
83. Collier County, floodplain management
84. Collier County, short-term vacation rental registration
85. Collier County Parks, Gordon River Greenway
86. Collier County Parks, beach parking information
87. Collier County Tax Collector, real estate taxes

Schools

88. Collier County Public Schools, 2026-27 attendance zone locator
89. Collier County Public Schools, attendance boundaries
90. Collier County Public Schools, Parental Choice
91. Collier County Public Schools, district grades
92. Naples High School, advanced studies, AICE and AP Capstone
93. Florida Department of Education, school grades
94. Florida Department of Education, EduData school report cards
95. St. Ann Catholic School, admissions
96. Seacrest Country Day School, tuition

Florida Department of Revenue

97. Florida Department of Revenue, Collier County Table 1, comparison of levies, 2025
98. Florida Department of Revenue, PT-112, portability
99. Florida Department of Revenue, PT-113, homestead exemption
100. Florida Department of Revenue, Save Our Homes table

Florida Office of Insurance Regulation

101. FLOIR, Property Insurance Stability Report, July 2025
102. FLOIR, wind mitigation resources
103. FLOIR, flood insurance

FEMA

104. FEMA National Flood Hazard Layer, flood hazard zones (layer 28)
105. FEMA National Flood Hazard Layer, FIRM panels (layer 3), panel 12021C0391J
106. FEMA National Flood Hazard Layer, map service
107. FEMA Flood Map Changes Viewer
108. FEMA Map Service Center, search by address
109. FEMA Community Status Book, Florida
110. FEMA Community Rating System
111. FEMA, flood insurance and Risk Rating 2.0

Florida Department of Environmental Protection

112. FDEP, coastal permitting open data: CCCL, critically eroded beaches, range monuments and permits
113. FDEP, coastal permits layer, permits at 1275 Gulf Shore Blvd N
114. FDEP, Coastal Construction Control Line layer
115. FDEP, critically eroded beaches layer
116. FDEP, permit CO000662, paved area at 1275 Gulf Shore Blvd N, 1999
117. FDEP, field permit for excavation at 1275 Gulf Shore Blvd N, 1997
118. FDEP, field permit for subgrade utilities at 1275 Gulf Shore Blvd N, 2000

NOAA and the National Hurricane Center

119. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
120. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
121. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
122. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
123. NOAA Tides and Currents, sea level trends, Naples gauge 8725110

Federal Data and Routing

124. US Census Bureau Geocoder, 1275 Gulf Shore Blvd N, Naples, FL 34102
125. OSRM open routing engine, drive-time method

Naples Area Board of REALTORS

126. NABOR, July 2026 statistics
127. NABOR, market statistics index

The Laurentians of Naples, Association Documents

128. The Laurentians of Naples, Amended and Restated Declaration of Condominium
129. The Laurentians of Naples, Frequently Asked Questions and Answers Sheet, 2025
130. The Laurentians of Naples, Fast Facts
131. The Laurentians of Naples, Rules and Regulations, revised 19 October 2021
132. The Laurentians of Naples, structural integrity reserve study, 14 November 2024
133. The Laurentians of Naples, East Tower milestone summary letter, 12 April 2024
134. The Laurentians of Naples, West Tower milestone summary letter, 12 April 2024
135. The Laurentians of Naples, Membership Application

Developers, Resort and Associations

136. Four Seasons, Naples Beach Club now open, 17 November 2025
137. Four Seasons, Naples Beach Club property site
138. Four Seasons, The Residences at Naples Beach Club
139. PR Newswire, The Athens Group and MSD Partners announce acquisition of the Naples Beach Hotel and Golf Club
140. The Athens Group, Naples Beach Club project
141. Kolter Urban, Olana Naples Residences
142. The Ronto Group, Rosewood Residences Naples
143. Coquina Sands Association
144. Coquina Sands Association, membership
145. Coquina Sands Association, history

News

146. Naples Daily News, Miracle Mile in Naples continues to recover and evolve after Ian, 4 February 2024
147. Gulfshore Business, The Ronto Group hits new heights with Rosewood Residences Naples
148. Gulfshore Business, luxury development Harbour House set to begin construction
149. Gulfshore Business, iconic Naples Beach Club sells for $362 million
150. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
151. Gulfshore Business, Naples advances plan for 25% stormwater rate hike in 2026
152. Business Observer, Naples Beach Club nears opening
153. WINK News, Naples considers Lowdermilk Park upgrade to replace playground lost in Ian

Records and Data Files Cited in Plain Text

154. Collier County Property Appraiser bulk roll, tax year 2026, files dated 29 August 2026, the 17 parcels at 1275 Gulf Shore Blvd N (folios 5780040000 to 5780720003) and the 32 parcels at 1285 Gulf Shore Blvd N
155. Collier County Property Appraiser sales file, every recorded Colonial Club sale from March 1967 to 24 March 2026 with the county’s qualified flag and Official Records book and page
156. Recorded Colonial Club deeds cited by book and page: OR 6549/2673, OR 6528/554, OR 6517/621, OR 5469/836, OR 5489/205, OR 5595/886, OR 5477/138, OR 5366/1134, OR 5352/1188, OR 4987/242, OR 4942/2265, OR 4908/78, OR 3709/721, OR 3774/3121, OR 3457/2491, OR 1450/245 and OR 234/955, on file with the Collier County Clerk of Courts
157. Colonial Club, Inc. beach renourishment easement to the City of Naples, OR 3919/0055, 2006, on file with the Collier County Clerk of Courts
158. The Laurentians’ highest recorded sale, unit 5B, OR 5819/2412, 4 August 2020, on file with the Collier County Clerk of Courts

Downloadable Documents

The official documents below are published by the City of Naples, the State of Florida, the National Hurricane Center and, for the neighboring building, The Laurentians of Naples itself. They are the documents we read for Colonial Club, and the ones a Colonial Club buyer or seller should read before signing.

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

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