Lago Mar of Naples is a 16-apartment cooperative of 1963 on Hurricane Harbor, across Gulf Shore Boulevard North from Lowdermilk Park in Coquina Sands, Naples. Shares plus a proprietary lease, not a deed. Talk to McGreevy and Comisar.
McGreevy and Comisar are the team Lago Mar of Naples owners call first when it is time to sell their shares, and the team buyers call when they want the building’s real record before they sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and for this guide they read every recorded Lago Mar transfer on the Collier County roll, the state’s registration for the association and the statutes that govern a Florida cooperative sale.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Lago Mar of Naples is a 16-apartment cooperative of two low-rise buildings inside the neighborhood of Coquina Sands in Naples, Florida. It stands at 1550 Gulf Shore Boulevard North, ZIP 34102, on the east side of the boulevard, with Hurricane Harbor at the back of its parcel and the north end of Lowdermilk Park across the road in front. It is the least expensive way into Coquina Sands on every county measure: the lowest median assessed value of all seventeen associations in the neighborhood.
Lago Mar is a cooperative under Florida Chapter 719, not a condominium. A Lago Mar owner holds shares in LAGO MAR OF NAPLES, INC. plus a proprietary lease to one apartment, and the corporation owns the two buildings and the land beneath them. That single fact changes how a Lago Mar apartment is financed, approved, taxed, insured and sold, and it is why a Lago Mar sale needs an agent who has closed cooperative transfers rather than one who treats the building like the condominiums on either side of it. Florida’s own record for the association is titled “LAGO MAR OF NAPLES INC (A COOP ASSN)” and bills it the $4-per-unit annual fee for exactly 16 units (DBPR condominium and cooperative project extract; Florida Statute 719.501).
Two facts belong at the top of this page because Lago Mar is easy to misdescribe. First, it is not on the beach. The City of Naples’ address point, parcel layer and building footprints put both Lago Mar buildings on the east side of Gulf Shore Boulevard North, and the City’s water-body layer shows open water beginning at the east wall of the eastern building: the property backs onto Hurricane Harbor, not the Gulf (City of Naples address points; City of Naples building footprints). The beach is across the street, through the northern end of Lowdermilk Park. Second, it is small. Sixteen apartments, every one of them 817 square feet on the county roll, in two buildings of fewer than three stories.
This page is built from the Collier County Property Appraiser’s bulk roll for all 16 Lago Mar apartments and every recorded Lago Mar transfer since May 1983 (files dated 29 August 2026); the Florida DBPR registration for the association; the Florida Division of Corporations record for LAGO MAR OF NAPLES, INC.; the City of Naples 2024 milestone building list and its zoning, parcel, address, park, water-body and floodplain layers; FEMA’s National Flood Hazard Layer; Florida DEP’s coastal construction line; Collier County’s evacuation, wind and milestone-buffer layers; Chapters 719, 553, 196 and 201 of the Florida Statutes; the Fannie Mae Selling Guide’s cooperative rules; and Collier County Public Schools’ attendance zones. Where the public record stops, we say so and name the document that would answer the question.
If you own at Lago Mar and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on what a cooperative buyer actually owns, how Lago Mar apartments are financed, what the reserve rules allow the owners to do, and what the association must hand you before you sign will tell you whether Lago Mar fits before you tour.
McGreevy and Comisar are the best realtor for Lago Mar of Naples because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Lago Mar read built on every recorded Lago Mar transfer and Florida’s cooperative statutes.
If you’re searching for the best realtor for Lago Mar of Naples in Coquina Sands, Naples, whether you’re ready to sell your Lago Mar of Naples 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 Lago Mar for a specific reason: it is the smallest, most uniform and thinnest market of any building we cover on Gulf Shore Boulevard North. The county roll carries all 16 apartments at the same 817 square feet and the same 1963 build year, and values them on a four-step ladder: $269,610 and $279,610 for the apartments in the “W” series, $329,610 and $339,610 for the apartments in the “E” series (Collier County Property Appraiser roll, tax years 2026 preliminary and certified, files dated 29 August and 27 October 2026). The market has not followed that ladder. The three qualified resales of the last five years were $335,000, $350,000 and $625,000, and the highest of them was an apartment the county values in its lowest tier. A listing agent who prices a Lago Mar apartment off that one high sale, or off a condominium down the street, without separating the county’s qualified sales from the priced transfers it set aside, will miss most of what the record says.
Recent Lago Mar of Naples track record (last 60 months): In the last 60 months Lago Mar of Naples recorded three qualified resales in the county’s records, $335,000, $350,000 and $625,000, a median of $350,000, and none in the last 24 months (Collier County Property Appraiser roll and sales history, files dated 29 August 2026). No window short of the building’s whole recorded history reaches ten qualified sales, so we list all three rather than lean on a median. The highest qualified Lago Mar sale on record is $625,000, for apartment 3W, recorded 7 August 2024 (Official Records Book 6390, Page 1316, on file with the Collier Clerk). No instrument of any kind has recorded on a Lago Mar parcel since 18 September 2024. In the Southwest Florida MLS Matrix, pulled 26 September 2026, Lago Mar shows 8 closings in the last 60 months, from $270,000 to $625,000 at a median of $345,000, with a median 64.5 days on market and a median 87.91% of list price; none closed in the last 12 months, and two residences were listed, at $355,000 and $429,000, on the pull date. The sales here are the county’s recorded transfers of Lago Mar’s cooperative parcels. Ask us and we will walk you through every sale one by one.
For Lago Mar of Naples sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Lago Mar the marketing has to reach a buyer who can close on cooperative terms. Most Southwest Florida retail lenders do not make co-op share loans, so the buyer pool leans toward cash and portfolio lenders, and the listing has to say so up front (Fannie Mae Selling Guide B4-2.3-02). We build the cooperative file before the first showing: the articles, bylaws, rules and question and answer sheet, which the buyer must receive before signing or gains a seven-day right to cancel (Florida Statute 719.503); the association’s estoppel certificate, which states any transfer fee, approval requirement and right of first refusal (Florida Statute 719.108); the budget and its reserve schedule, including whether the owners have voted to waive or reduce reserves; and your own parcel’s tax and homestead facts.
For Lago Mar of Naples buyers: the first question at Lago Mar is how you will pay, because a co-op share loan is a specialist product and the building’s own documents may set a minimum down payment or require board approval of any financing. The second is the reserves, because a building of fewer than three stories sits outside Florida’s structural integrity reserve study law, and its owners may lawfully vote to fund less than the full reserves. The third is the water: Lago Mar is in FEMA Zone AE on the harbor, in the City’s lowest storm-surge band and in Evacuation Zone A, and the master insurance that follows from that drives the monthly maintenance. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Lago Mar apartment; we answer them below.
Honors and recognition:
Selling your Lago Mar of Naples home? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Lago Mar of Naples? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Lago Mar of Naples means an 817-square-foot apartment in one of two low-rise buildings on Gulf Shore Boulevard North, Hurricane Harbor at the back of the property and the north end of Lowdermilk Park’s beach, restrooms and showers across the road, inside the City of Naples and about six minutes by car from Fifth Avenue South.
Lago Mar is a quiet building by design and by size. Sixteen households share one parcel of about six-tenths of an acre, most of them seasonal, and the boulevard in front is the main traffic most owners see. What follows is what daily life there looks like, drawn from the county roll, the City’s records and Florida’s cooperative law.
Lago Mar of Naples is a residential cooperative. LAGO MAR OF NAPLES, INC., a Florida not-for-profit corporation (Division of Corporations document 704048, filed 16 May 1962, active), holds the property at 1550 Gulf Shore Boulevard North (Sunbiz corporate search). Each of the 16 apartments is held by a shareholder under a proprietary lease, and each carries its own county parcel number, from 10980040002 to 10980640004, under the property’s master folio 10980000000. The county records every apartment as built in 1963.
The City’s parcel layer places Lago Mar on City parcel 06287200009, about 0.6 acre (26,137 square feet), in Section 33, Township 49, Range 25, and its property-zoning service places it in Coquina Sands Unit 2, Block J (City of Naples parcels layer; City of Naples CityView property and zoning service). The parcel runs from the boulevard east to the water. Its neighbors on the same side of the road are The Reef Club at 1568, immediately north, and the Ocean Terrace redevelopment site at 1500, immediately south. The City’s own neighborhood layer places the property inside Coquina Sands (City of Naples neighborhoods layer).
On the City’s GIS, the Lowdermilk Park polygon ends at its northern tip almost exactly opposite Lago Mar. Measured from the City’s own layers, the west wall of Lago Mar’s western building sits roughly 90 to 130 feet (about 27 to 40 meters) east of the park boundary, and that gap is Gulf Shore Boulevard North and its verges (City of Naples parks layer). The park’s beach-side edge lies about 620 feet west of the building in a straight line. The park’s main entrance and parking, at 1301 Gulf Shore Boulevard North, are about a fifth of a mile to the south. We have not measured a walking route to the sand and we do not publish a walking time.
The back of the Lago Mar parcel is water. The City’s water-body layer shows open water beginning at the east wall line of the eastern building, which puts Lago Mar on Hurricane Harbor, the dredged basin east of this stretch of the boulevard (City of Naples water bodies layer). Hurricane Harbor opens into Moorings Bay, and the City notes that Doctors Pass “is the ONLY inlet that connects Moorings Bay to the Gulf of Mexico” (City of Naples, Moorings Bay). Whether a Lago Mar owner may keep or tie up a boat is set by the cooperative’s documents, which are not published, so we make no claim about docking.
The City’s footprint layer shows two separate buildings on the parcel: a western building of roughly 4,936 square feet of footprint facing the boulevard, and an eastern building of roughly 5,109 square feet against the harbor. The county roll labels the apartments in two series of eight, 1E to 8E and 1W to 8W. At 817 square feet each, eight apartments take about 6,536 square feet, more than either footprint, so each building has more than one floor. Neither building appears on the City’s list of three-story-and-taller condominium and cooperative buildings, so both are fewer than three stories. The roll does not map apartment numbers to floors, and we do not either. One corporation, one board and one set of documents govern both buildings.
Florida defines a cooperative “unit owner” as “the person holding a share in the cooperative association and a lease or other muniment of title or possession of a unit that is granted by the association as the owner of the cooperative property” (Florida Statute 719.103). The same statute says an interest in a unit “is an interest in real property.” So a Lago Mar buyer does not receive a deed to apartment 4E; the buyer receives the seller’s shares and an assignment of, or a new, proprietary lease for apartment 4E. Florida then treats that interest much like real estate: each apartment is assessed and taxed as its own parcel and can carry a homestead exemption (Florida Statute 719.114).
Mostly second-home owners from the Midwest and Northeast. Of the 16 Lago Mar parcels, 9 mail their tax bills outside Florida: two to Ohio, one each to Pennsylvania, New York, New Jersey, Minnesota, Illinois and Indiana, and one to Canada. Only 2 of 16 apartments, 1E and 7W, carry a homestead exemption (Collier County Property Appraiser roll, 2026 certified). Seven owners mail to a Florida address, so a handful of Lago Mar apartments are held by Floridians who have not claimed homestead on them. In a building this small, a change of two or three owners changes the character of the annual meeting.
A morning walk takes you out to the boulevard, across Gulf Shore Boulevard North and into the northern end of Lowdermilk Park. The park opens at 5:00 a.m. and closes at 11:00 p.m., and the City lists handicap access, beach showers, parking, a concession, volleyball courts, children’s playgrounds, picnic tables, benches, restroom and shower facilities and gazebos for rent (City of Naples, Lowdermilk Park). With the Naples Pier, it is one of only two City beach locations with full restrooms. Behind the building is the harbor. Fifth Avenue South is about six minutes by car, NCH Baker Hospital about five, and the Village Shops on Venetian Bay about eight (road-network routing from the City address point, 26 September 2026).
Lago Mar has no public website that we could find, and its cooperative documents are not posted online. Monthly maintenance, any capital contribution or transfer fee, the approval process, leasing minimums, pet rules, parking, storage, laundry, any pool, and any dock or boat privileges are not in any primary public source. Earlier descriptions of Lago Mar, including an earlier version of this page, stated amenity and rule details that we could not confirm in a primary record for this edition, and we have not repeated them here. That is common for a small, older Naples cooperative, and it is not a warning sign in itself. It does mean the buyer’s file comes from the association, through the documents Florida law requires it to hand over, and we list each one below.
A 1963 low-rise building on the harbor side of the boulevard is old enough to have seen every major storm in modern Naples history, and small enough to fall outside Florida’s post-Surfside inspection laws. Florida’s milestone inspection law and its cooperative structural integrity reserve study requirement both reach cooperatives, but only buildings of three habitable stories or more (Florida Statute 553.899; Florida Statute 719.106). Lago Mar is below that line. The ordinary reserve rules still apply, and so does the owners’ right to vote them down, which is why we read the budget first.
Lago Mar of Naples is the entry point to Coquina Sands: the lowest median county value of the neighborhood’s seventeen associations, $304,610, and three qualified resales in five years, the last of them in August 2024. In a market that thin, the seller who prices to the county’s qualified record, with the proprietary lease, the estoppel certificate and the reserve schedule already in the file, is the seller who sets the next benchmark.
Selling a Lago Mar of Naples home? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying at Lago Mar of Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Lago Mar of Naples recorded three qualified resales in the 60 months to 29 August 2026: $335,000 for apartment 2E, $350,000 for 5E and $625,000 for 3W, all in 2024, a median of $350,000 (Collier County Property Appraiser sales history). None has recorded since. Because no recent window reaches ten sales, we list each one.
Data updated: October 2026 (Collier County recorded sales through 29 August 2026)
Southwest Florida MLS Matrix, pulled 26 September 2026: 8 closings at Lago Mar in the last 60 months, at a median of $345,000. The sales below are the county’s recorded transfers of Lago Mar’s cooperative parcels. We tracked every recorded Lago Mar of Naples sale in the Collier County roll through 29 August 2026: 16 apartment parcels, 85 recorded instruments since May 1983, each with the county’s own “qualified” flag and its Official Records book and page. A qualified sale is one the county treats as an open-market, arm’s-length price. A transfer the county does not qualify (a family transfer, a trust or estate transfer, a corrective filing, or a priced transfer the county set aside for its own reasons) is reported separately and never mixed into a median.
In a cooperative nobody records a deed to an apartment. Florida taxes the occupancy document instead: its documentary stamp statute reaches “documents by which the right is granted to a tenant-stockholder to occupy an apartment in a building owned by a cooperative apartment corporation,” and provides that the tax “shall be paid by the purchaser, and the document recorded in the office of the clerk of the circuit court as evidence of ownership” (Florida Statute 201.02). The Property Appraiser then determines ownership of each cooperative parcel from the documents “as evidenced in the official records of the clerk” (Florida Statute 719.114). So every row in Lago Mar’s sales history is a recorded instrument transferring one cooperative parcel, the shares plus the proprietary lease, with the recorded consideration and the county’s own judgment of whether it was a market sale. The corporation remains the owner of the land and buildings throughout.
Collier County Property Appraiser sales history, files dated 29 August 2026, qualified sales at 1550 Gulf Shore Boulevard North recorded 29 August 2021 to 29 August 2026. Price per square foot uses the roll’s 817 square feet, which is the same for all 16 apartments.
Recorded | Apartment | Sale price | $ per roll sq ft | 2026 county just value | Price to value | Official Records |
|---|---|---|---|---|---|---|
7 August 2024 | 3W | $625,000 | $765 | $269,610 | 2.32 | 6390/1316 |
26 March 2024 | 5E | $350,000 | $428 | $329,610 | 1.06 | 6346/556 |
27 February 2024 | 2E | $335,000 | $410 | $339,610 | 0.99 | 6338/619 |
Three sales, a median of $350,000, which with an odd count is an observed price (apartment 5E). The Official Records instruments are on file with the Collier Clerk; the county roll carries the book and page. The 60-month window just misses apartment 7E’s qualified sale of 21 June 2021 at $285,000.
Window to 29 August 2026 | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
12 months | 0 | none | ||
24 months | 0 | none | ||
36 months | 3 | $350,000 | $335,000 | $625,000 |
60 months | 3 | $350,000 | $335,000 | $625,000 |
10 years | 9 | $230,000 | $180,000 | $625,000 |
All recorded history, October 1994 to August 2024 | 27 | $160,000 | $30,000 | $625,000 |
The card rule is to widen the window 12, 24, 36, then 60 months until it holds ten qualified sales, and if none does, list the sales. At Lago Mar only the building’s entire recorded history clears ten, and a median that mixes 1994 and 2024 prices says nothing about today, so the three 2024 sales are the headline and the long history is the trend.
The highest qualified sale in Lago Mar’s recorded history is $625,000 for apartment 3W, recorded 7 August 2024 (Official Records 6390/1316), about $765 per roll square foot. Three facts belong beside it. Every other qualified sale on Lago Mar’s record is $350,000 or less. The same apartment recorded a $350,000 transfer eight months earlier, on 4 December 2023 (Official Records 6314/1797), which the county did not qualify. And the county values 3W at $269,610 for 2026, in the building’s lowest tier. The roll does not say what the buyer paid for, whether renovation, furnishings or terms, and we do not guess. A seller should read the $625,000 sale as the top of the record, not as the building’s price. Set it aside and the record is $350,000.
Recorded | Apartment | Amount | Qualified | Official Records |
|---|---|---|---|---|
18 September 2024 | 5W | $630,000 | No | 6402/1627 |
7 August 2024 | 3W | $625,000 | Yes | 6390/1316 |
28 May 2024 | 2E | $0 | No | 6365/3207 |
26 March 2024 | 5E | $350,000 | Yes | 6346/556 |
1 March 2024 | 4E | $340,000 | No | 6336/2842 |
27 February 2024 | 2E | $335,000 | Yes | 6338/619 |
19 January 2024 | 5W | $350,000 | No | 6323/737 |
4 December 2023 | 3W | $350,000 | No | 6314/1797 |
30 October 2023 | 5E | $270,000 | No | 6304/1001 |
20 October 2023 | 7E | $325,000 | No | 6302/675 |
Ten instruments in 36 months: three qualified sales, six priced transfers the county did not qualify, and one at $0. Just before the window, apartment 7W recorded a $255,000 transfer on 19 April 2023 (Official Records 6244/1039), also not qualified. The roll shows the county’s flag but not its reason, so we do not characterize any individual unqualified transfer, and we never use one as a comparable.
The largest priced transfer of any kind on Lago Mar’s record is $630,000 for apartment 5W on 18 September 2024, and the county did not qualify it. It is not a sale price we can rely on and it is not the record. It is also the last instrument of any kind recorded on a Lago Mar parcel through 29 August 2026.
Between April 2023 and September 2024 Lago Mar recorded ten priced transfers across seven of its sixteen apartments in seventeen months: 7W, 7E, 5E twice, 3W twice, 5W twice, 2E and 4E. That is heavy turnover for a building this size. Three apartments show a pair of transfers inside that run: 3W at $350,000 and then $625,000; 5W at $350,000 and then $630,000; and 5E at $270,000 and then $350,000. The roll does not connect any of it to a cause or a buyer, and we do not either. Since September 2024 nothing has recorded at all. For a buyer that means the most recent prices are two years old; for a seller it means the next sale will set the benchmark.
The county holds 27 qualified Lago Mar sales from October 1994 to August 2024. We show them by period rather than as a single median.
Period | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1994 to 1999 | 6 | $66,350 | $30,000 | $70,000 |
2000 to 2004 | 6 | $161,250 | $115,000 | $180,000 |
2005 to 2008 | 0 | none qualified | ||
2009 to 2013 | 5 | $130,000 | $123,000 | $158,000 |
2014 to 2017 | 3 | $185,000 | $180,000 | $194,500 |
2018 to 2021 | 4 | $225,000 | $218,300 | $285,000 |
2022 to 2026 | 3 | $350,000 | $335,000 | $625,000 |
Source: Collier County Property Appraiser sales history, qualified sales only, files dated 29 August 2026; periods and medians are our arithmetic. The 1998 sale of apartment 4W at $30,000 is an outlier recorded alongside a same-day $0 instrument (Official Records 2461/2392 and 2461/2393). Lago Mar recorded no qualified sale at all from 2005 to 2008, the years of the last Naples peak, which is why the building has no peak-price history to recover from.
Repeat sales strip out the differences between apartments. Five Lago Mar chains from the county roll, qualified unless marked:
Apartments 7W and 8W show the 2003 to 2010 decline clearly: both resold in 2010 below their 2003 prices. Apartment 7E is the steady one, four qualified sales in eighteen years, each higher than the last.
Twenty-seven qualified resales in thirty-two years across sixteen apartments is fewer than one a year. No qualified sale recorded in 2004 to 2008, 2013, 2014, 2016, 2018, 2022, 2023, 2025 or 2026 to date. Reaching back ten years gives nine qualified sales at a median of $230,000; fifteen years gives eleven at a median of $220,000. Owners hold, and when they sell, the county often does not qualify the transfer.
The 2026 certified roll values the 16 apartments at a combined $4,873,760, a median and a mean of $304,610 and a range of $269,610 to $339,610 (Collier County Property Appraiser roll, files dated 29 August 2026). Two of the three recent qualified sales closed very close to the county’s value for the same apartment, at 0.99 and 1.06 times it; the third, 3W, closed at 2.32 times. Just value is an assessment concept, not a market price, and an online automated estimate built on the county roll can miss an apartment’s condition in either direction.
The Naples Area Board of REALTORS reports a July 2026 median closed price of $950,000 for condominiums in its “Naples Beach” area, ZIPs 34102, 34103 and 34108, with 7.1 months of supply, 147 days on market and 92.5% of list price received (NABOR July 2026 statistics). That is an MLS monthly median for condominiums across three ZIP codes; Lago Mar’s figures are county-recorded cooperative transfers over 60 months in one building. The two are different metrics, property types, periods and geographies, so we set them side by side for context only and do not call one higher or lower than the other.
Three things stand out. First, the market is two years stale: the last qualified sale was August 2024 and the last instrument of any kind September 2024, so any price today is a fresh test. Second, the typical recorded price is the $335,000 to $350,000 pair, close to the county’s own values, with one sale at $625,000 standing well above everything else on record. Third, the county’s values put a $60,000 gap between the “E” and “W” apartments, and the one high sale was a “W” apartment, so the market has not yet shown whether that gap holds. That is exactly why a Lago Mar price has to be built apartment by apartment.
Before we put a number on a Lago Mar apartment we pull its own parcel on the roll (series, just value, homestead, tax bill), its full recorded chain, every qualified Lago Mar sale since 2014, and every unqualified transfer that a buyer’s appraiser might mistake for a comparable. Then we ask the association for the estoppel certificate, the budget and reserve schedule, any reserve-waiver vote, the insurance declarations and the last two years of board minutes, because at a sixteen-apartment cooperative those documents move the price as much as the harbor does.
Lago Mar of Naples came to be in the early 1960s, when the east side of Gulf Shore Boulevard North filled with small apartment buildings backing onto the newly dredged Hurricane Harbor. LAGO MAR OF NAPLES, INC. was filed with the State of Florida on 16 May 1962, and the county records both buildings as built in 1963.
The land under Lago Mar was part of the northern Naples holdings of The Naples Company, the Watkins family firm that in 1946 bought the Naples Hotel, the golf course and roughly 2,200 acres, about 90 percent of the land in Naples (Gulfshore Life, the Watkins family). The Naples Company developed Coquina Sands in two platted units, and Hurricane Harbor was dredged as part of the second, Coquina Sands Unit 2, in the late 1950s (Coquina Sands Association history). Lago Mar’s parcel sits in Unit 2, Block J. The company also gave the City the beachfront land that became Lowdermilk Park, in place of the beach access points the original town plat had shown on every block; the park is named for Fred Lowdermilk, the City’s first City Manager. That bargain is why the land in front of Lago Mar across the boulevard is a public park.
The state’s records put Lago Mar’s organization in 1962. The Florida Division of Corporations shows LAGO MAR OF NAPLES, INC., document 704048, filed 16 May 1962 (Sunbiz corporate search). The Florida DBPR file for the project carries a recorded date of 4 April 1962 (DBPR condominium and cooperative project extract). The county roll records all sixteen apartments as built in 1963. Those dates are not in conflict: the association and its documents came first, and the buildings were completed the following year. We describe Lago Mar as built in 1963 (county roll) with the association incorporated in 1962.
Many of the multifamily buildings on this corridor went up between the late 1950s and the late 1960s, and a striking number of them were organized as cooperatives, in which a corporation owns the building and residents hold shares. Lago Mar was one of them, alongside Calusa Club, Del Mar Club, Kona Kai and The Reef Club, the four other cooperatives that remain in Coquina Sands today. Several former cooperatives on the same boulevard have since been sold whole to developers and cleared, among them Bahama Club, whose site sold for $102.6 million in 2024, and Harbour Club, two doors north of Lago Mar (Naples Daily News, Miracle Mile sale for redevelopment; Naples Daily News, Gulf Shore Boulevard redevelopment). Lago Mar, at sixteen apartments, is still standing and still a residence.
LAGO MAR OF NAPLES, INC. is an active Florida not-for-profit corporation. Its last corporate event on the state’s record is an Amended and Restated Articles of Incorporation filed on 9 November 2017, and its registered agent is Cambridge Property Management of SWFL, 2335 Tamiami Trail North, Suite 402, Naples, which is also the address DBPR carries for the association’s managing entity (Florida Division of Corporations). The corporation should not be confused with similarly named Florida entities, including Lago Mar North associations elsewhere in the state and a Fort Lauderdale cooperative called Lago Mar Place; none of them is this building.
One wrinkle in the state’s paperwork deserves a plain explanation because it confuses buyers. Florida DBPR’s Division of Florida Condominiums, Timeshares and Mobile Homes keeps Lago Mar’s registration, project PR1S020394, in its condominium project file, not its cooperative file, yet the project name DBPR itself records is “LAGO MAR OF NAPLES INC (A COOP ASSN)” (DBPR condominium and cooperative project extract). DBPR has billed the association $64 a year from 2022 through 2026 (DBPR payment-history extract). The cooperative annual fee is “$4 for each residential unit” (Florida Statute 719.501), the condominium fee is the same $4, and $64 divided by $4 is exactly 16, the count on the county roll. The state’s cooperative payment file carries no Lago Mar row. The Collier County Property Appraiser codes all sixteen apartments as cooperative parcels, and our Coquina Sands research counts Lago Mar among the neighborhood’s five surviving cooperatives. The practical reading: a filing category at the state does not change what an owner holds. Lago Mar’s recorded cooperative documents govern, and those documents, under Florida Statute 719.1035, “are enforceable equitable servitudes, run with the land, and are effective until the cooperative is terminated” (Florida Statute 719.1035).
Sixty-three years on, Lago Mar is the least expensive association in Coquina Sands on the county’s values and one of the few pre-1965 buildings on the harbor side of the boulevard still operating as a residence. On both sides of it, the parcels are being reset: the Ocean Terrace site to the south sold as a single parcel in 2023 and has a proposal for four residences, and the Harbour Club site to the north is becoming Harbour House. Lago Mar’s future is its owners’ to decide under its documents. The public record shows no offer for the property and no vote to sell it.
Lago Mar of Naples holds 16 apartments in two low-rise buildings, and the county roll records every one of them at 817 square feet and a 1963 build year. The differences that matter at Lago Mar are which series an apartment belongs to, “E” or “W”, and what each owner has done inside it since 1963.
The roll carries eight apartments in each series, 1E to 8E and 1W to 8W, all under the same cooperative code, all at a base and adjusted area of 817 square feet (Collier County Property Appraiser roll, tax years 2026 preliminary and certified, files dated 29 August and 27 October 2026). DBPR’s own address for the association uses the same labels, “APT 5W”. We verified every one of the sixteen rows against the address and the cooperative code; none was dropped.
Series and number | Apartments | 2026 just value | Median total taxes in the tier |
|---|---|---|---|
W, odd numbers | 1W, 3W, 5W, 7W | $269,610 | about $2,255 (includes homesteaded 7W) |
W, even numbers | 2W, 4W, 6W, 8W | $279,610 | $2,241.14 |
E, odd numbers | 1E, 3E, 5E, 7E | $329,610 | about $2,774 (includes homesteaded 1E) |
E, even numbers | 2E, 4E, 6E, 8E | $339,610 | about $2,939 |
The ladder is mechanical. Every “E” apartment is valued $60,000 above the matching “W” apartment, and on each side the even-numbered apartments are valued $10,000 above the odd-numbered ones. The roll does not say why, whether it is the harbor, the floor, the outlook or the layout, and we do not assert a reason. What the City’s footprints do show is geography: the eastern building sits against Hurricane Harbor and the western building faces Gulf Shore Boulevard North (City of Naples building footprints). The roll’s labels are the county’s, and it does not map them to buildings or floors, so ask the manager which building and floor an apartment is in before you compare two of them.
Of the three qualified resales of the last 60 months, two were “E” apartments (2E at $335,000 and 5E at $350,000) and one was a “W” apartment (3W at $625,000). The two “E” sales closed almost exactly at the county’s values. The “W” sale closed at more than twice its value. Three sales cannot measure a premium for either series, and the one high sale runs the opposite way from the county’s ladder. What the record does support is that condition and terms can outweigh the county’s series premium at Lago Mar.
The county roll records square footage, not bedrooms or baths, and no association website, City record or state record publishes Lago Mar floor plans. We have seen bedroom and bath counts in listing descriptions, but a listing’s count is the seller’s description, not a public record, and sixty years of owner alterations can change a layout. The only reliable way to know an apartment’s layout is to see it and to read the proprietary lease and any board approvals for alterations.
In a cooperative the corporation owns the walls, the structure and the building systems, and the proprietary lease sets what an owner may change inside the apartment and what needs board consent. Lago Mar’s alteration rules are not published. For a buyer planning a kitchen, bath or flooring project, the practical steps are the same in any Naples cooperative: read the lease and rules, ask the manager for the alteration application, and expect any work touching plumbing, electrical, windows or the structure to need both board approval and a City of Naples building permit (City of Naples permit search portal). In a 1963 building in flood Zone AE, a large enough renovation can also trigger the City’s floodplain rules, discussed below.
Not on the county roll. All sixteen parcels are 817 square feet. If a listing describes a larger apartment, ask whether two apartments were combined, how the shares and the proprietary lease reflect it, and whether the county roll still carries two parcels. For a buyer who needs more space on this block, the neighboring cooperative, The Reef Club, carries apartments from 713 to 2,263 square feet on the same roll; we compare the two buildings in detail below.
The amenities that come with a Lago Mar of Naples apartment, on the primary record, are a harbor-side parcel on Hurricane Harbor and Lowdermilk Park across Gulf Shore Boulevard North. Pool, dock, parking, storage, laundry and guest arrangements are set by the cooperative’s rules, which are not published, so buyers confirm each one with the association.
Item | What the primary record shows | Source |
|---|---|---|
Buildings | Two low-rise buildings, footprints of about 4,936 and 5,109 sq ft | |
Height | Fewer than three stories; not on the City’s 2024 list of three-story-plus buildings | |
Elevators | None on file with the state at 1550 Gulf Shore Blvd N | |
Parcel | About 0.6 acre, City parcel 06287200009 | |
Water frontage | Hurricane Harbor on the east side of the parcel | |
Pool | No state pool record located | Ask the association |
Dock, seawall, boat use | Not documented in any primary source | Ask the association and read the rules |
Parking, storage, laundry, bicycles | Not published | Ask the association and read the rules |
Beach frontage | None; the property is on the east side of the boulevard | City of Naples GIS |
The absence of an elevator record is consistent with a low-rise building; buyers who need step-free access to an upper apartment should see the stairs before making an offer.
Lowdermilk Park is Lago Mar’s real amenity package, and Lago Mar faces its quiet northern end rather than its main parking lot. The City lists handicap access, beach showers, parking spaces, a concession, volleyball courts, children’s playgrounds, picnic tables, benches, restroom and shower facilities, and gazebos for rent (City of Naples, Lowdermilk Park). The park is open from 5:00 a.m. to 11:00 p.m., and with the Naples Pier it is one of only two City beach locations with full restrooms. ADA beach mats and beach wheelchairs are available. The park’s north-side playground was lost to Hurricane Ian in 2022, and the City has taken up a replacement (WINK News, Lowdermilk Park upgrade); check the City for the current status.
The water behind Lago Mar is part of the Moorings Bay system, which the City describes as “considered a completely artificial waterbody” with “no public boat access ramps” (City of Naples, Moorings Bay). A boat leaving Hurricane Harbor reaches the Gulf through Moorings Bay and Doctors Pass, which Collier County dredges on a maintenance cycle (Collier County, Wiggins Pass and Doctors Pass maintenance dredging). The route passes under the Mooring Line Drive bridge, and we publish no clearance figure because no authoritative one exists. Whether Lago Mar has a dock, and whether owners may use it, are questions for the cooperative’s documents.
Coquina Sands has no mandatory neighborhood association, no clubhouse, no gate and no golf membership attached to its homes. The Coquina Sands Association is a voluntary civic association that charges $90 a year per household and has no lien authority over any Lago Mar apartment (Coquina Sands Association). Membership is a choice. The Naples Beach Club, A Four Seasons Resort, at the neighborhood’s southern edge, is a private resort and residence club; a Lago Mar apartment carries no rights there.
Beyond Lowdermilk, City of Naples residents use Cambier Park downtown, Fleischmann Park for sports fields, Baker Park on the Gordon River and the River Park Aquatic Center, all run by City Parks and Recreation (City of Naples, Fleischmann Park; City of Naples, Baker Park). Clam Pass Park, a Collier County beach park with a boardwalk through mangroves, is a short drive north (Collier County Parks, Clam Pass Park).
Lago Mar of Naples’ monthly maintenance is not published by the cooperative, the state or any public source, so no figure appears on this page. Property taxes are public: each apartment has its own county tax bill, the median across all 16 apartments is $2,423.17, and bills run from $2,026.43 to $3,052.31 on the 2026 roll extract.
In a cooperative the monthly maintenance charge covers the corporation’s whole budget: master property, wind and flood insurance, reserves, management, common-area utilities, any seawall or dock upkeep, and any debt the corporation carries. Lago Mar publishes none of it, and the state’s key financial indicators file carries no Lago Mar row (DBPR key financial indicators extract). We will not print a figure we cannot source. The number, and anything else owed, comes from three documents: the estoppel certificate, which the association must issue within ten business days of a request (Florida Statute 719.108); the current annual budget; and the annual financial report. Florida requires a cooperative association to prepare that report within 90 days after the end of its fiscal year and deliver it, or offer it, to members within 21 days after it is completed and no later than 120 days after year end; an association with total annual revenues under $150,000 prepares a report of cash receipts and expenditures that must show its reserves (Florida Statute 719.104). Lago Mar’s revenue is not published, so which report it prepares is a question for the manager.
Measure | Lago Mar of Naples, 16 parcels |
|---|---|
Median total taxes | $2,423.17 |
Lowest bill | $2,026.43 (apartment 1E, homesteaded) |
Highest bill | $3,052.31 (apartments 2E and 4E) |
Total taxes, all 16 apartments | $40,156.13 |
Non-homestead bills as a share of just value | about 0.76% to 0.90% |
Apartments with homestead | 2 of 16 (1E and 7W) |
Source: Collier County Property Appraiser roll extract, files dated 29 August 2026; total and ratios are our arithmetic. The two homesteaded apartments carry the two lowest bills in the building. Where a non-homestead bill sits below 0.90% of just value, the county’s assessed value is capped below its just value by the non-homestead limitation.
Florida law puts cooperative apartments on the tax roll one by one: “Each cooperative parcel shall be separately assessed for ad valorem taxes and special assessments as a single parcel,” and “the taxes and special assessments levied against each cooperative parcel shall constitute a lien only upon the cooperative parcel assessed” (Florida Statute 719.114). The land and common areas are not taxed separately. In practice a Lago Mar owner is billed much like a condominium owner, and a neighbor’s unpaid tax bill does not become a lien on your apartment.
A Coquina Sands parcel carries roughly 8.98 mills of ad valorem tax on the 2026 certified roll, down from roughly 9.05 on tax year 2025 adopted rates built line by line from each levying authority, of which the City of Naples’ own 2025 operating rate was 1.2300 mills (City of Naples millage page). The City rate replaces the unincorporated county’s municipal services levy and a fire-district levy, because the City runs its own police and fire-rescue. There is no community development district inside the City of Naples. Lago Mar also sits inside the City’s Moorings Bay Special Taxing District, which funds water quality, navigability and dredging work in the Moorings Bay system (City of Naples, Moorings Bay Special Taxing District).
Florida extends homestead to cooperative owners in two statutes. The exemption statute allows “an exemption up to the assessed valuation of $25,000 … on each apartment or mobile home occupied by a tenant-stockholder or member of a cooperative corporation” (Florida Statute 196.031). And for homestead purposes only, a tenant-stockholder “is deemed to have beneficial title in equity to said apartment and a proportionate share of the land on which the building is situated” (Florida Statute 196.041). Two Lago Mar owners use it today. The additional homestead exemption on non-school levies and the Save Our Homes cap, which limits the annual rise in a homesteaded assessment to the lower of 3% or inflation, follow from the homestead (Florida Department of Revenue, homestead guidance PT-113; Florida Statute 193.155). The exact exemption stack for any one apartment is a question for the Collier County Property Appraiser.
The number that matters to a buyer is not the seller’s bill. A non-homestead apartment’s assessment is capped at a 10% annual rise for non-school levies (Florida Statute 193.1554), and either cap ends at a change of ownership: the assessment resets to just value on 1 January after the purchase. A buyer moving homestead from another Florida home may be able to port up to $500,000 of accumulated Save Our Homes benefit (Florida Department of Revenue, portability guidance PT-112). At Lago Mar, where just values sit between $269,610 and $339,610, the reset is modest in dollars compared with most of Coquina Sands.
We found no public record of a Lago Mar special assessment. That is absence of evidence, not evidence of absence: associations levy special assessments by board action and notice to owners, and none of that is published for Lago Mar. The estoppel certificate must state any special assessment levied or pending on the apartment (Florida Statute 719.108), and the last 24 months of board minutes show whether one is being discussed.
Lago Mar of Naples’ cost stack is short. There is the cooperative’s monthly maintenance, the apartment’s own county tax bill, and nothing else mandatory: no master association, no community development district, and a Coquina Sands Association that is voluntary. The one-time costs of buying and selling are where a Lago Mar transfer differs from a condominium sale.
Layer | Mandatory? | What is known |
|---|---|---|
LAGO MAR OF NAPLES, INC. monthly maintenance | Yes | Not published; estoppel certificate and budget |
County tax bill for the apartment’s parcel | Yes | Median $2,423.17 on the 2026 roll extract |
Moorings Bay Special Taxing District | Yes, on the tax bill | A City dependent district; appears inside the tax bill |
Community development district | Does not exist | No CDD inside the City of Naples |
Coquina Sands Association | No, voluntary | $90 a year per household, no lien authority |
City stormwater utility fee | Billed by the City | Set by City ordinance; ask how it is billed at Lago Mar |
Owner’s unit-owner insurance policy | Lender and prudence | Contents, improvements, liability, loss assessment |
The City of Naples raised its stormwater utility rate for 2026 (Gulfshore Business, Naples stormwater rate); ask the manager how it reaches Lago Mar owners.
No gatehouse, no golf equity, no club dues, no master association, no CDD bond line. Compared with a North Naples golf-community condominium, the absence of layers is Lago Mar’s cost advantage; compared with the Gulf-front condominiums across the boulevard, the smaller apartment and the lower county value keep both the price and the tax bill lower. The cost that is hardest to see from outside is the master insurance on two 1963 buildings on the harbor, and it lives inside the maintenance.
Lago Mar of Naples is governed by its articles of incorporation, as amended and restated in 2017, its bylaws, the proprietary lease each shareholder signs and the board’s rules, read together with Florida’s Cooperative Act, Chapter 719. None of the Lago Mar documents is posted publicly, so Florida law’s disclosure rules decide what a buyer sees, and when.
Document | What it does | Where it is |
|---|---|---|
Articles of incorporation, amended and restated 9 November 2017 | Creates LAGO MAR OF NAPLES, INC. and its powers | Florida Division of Corporations filings |
Bylaws | Board, meetings, elections, budgets, assessments, reserve votes | Association records; recorded instruments on file with the Collier Clerk |
Proprietary lease | The owner’s right to occupy one apartment, and the owner’s obligations | Association records; one per apartment |
Share or membership certificate | Evidence of the ownership interest that goes with the lease | Held by the owner or the owner’s lender |
Rules and regulations | Leasing, pets, alterations, parking, use of the common areas and any dock | Association records |
Question and answer sheet | The statutory summary a buyer must receive | Association records (Florida Statute 719.504) |
Florida requires the cooperative documents to be recorded in the county before property may be conveyed to the cooperative, and makes every provision of them an enforceable equitable servitude that runs with the land (Florida Statute 719.1035). That is why the rules bind every future owner and tenant, and why a buyer must read them rather than rely on anyone’s summary, including ours.
Every Florida contract to resell a cooperative interest must contain, in conspicuous type, either the buyer’s acknowledgment of having received “a current copy of the articles of incorporation of the association, bylaws, rules of the association, and the question and answer sheet” more than seven days (excluding weekends and legal holidays) before signing, or a clause letting the buyer void the contract within seven days of receiving them (Florida Statute 719.503). The statute adds a second disclosure, covering the milestone inspection summary and the structural integrity reserve study, for buildings that must have them. Lago Mar is outside both requirements because of its height, so the seven-day document package is the one that governs a Lago Mar resale.
Florida requires a cooperative association to keep its official records, including the question and answer sheet and its financial records, and gives an owner the right to inspect them (Florida Statute 719.104). A seller can use that right to build a complete file before listing: the current budget with its reserve schedule, the most recent annual financial report, insurance declarations and the board minutes that record any reserve vote or special assessment.
Many Florida cooperatives require the board to approve a purchaser before shares transfer, and many interview applicants and review finances. The structural reason is simple: in a condominium the association screens a deed transfer between two owners, while in a cooperative the corporation owns the building and admits the buyer as a shareholder and tenant. Lago Mar’s own approval procedure, including any interview, financial minimum, cash requirement or right of first refusal, is not published. Florida caps any approval fee at $100 per applicant, and only where the documents require approval and provide for the fee (Florida Statute 719.106). The statute caps the fee, not the scrutiny.
The statutory estoppel form asks the association in writing whether its rules require board approval of the transfer and whether “a right of first refusal [is] provided to the members or the association” (Florida Statute 719.108). If either answer is yes, the contract has to leave time for it. We order the estoppel certificate at listing rather than at contract, so a Lago Mar seller knows both answers before the first offer arrives.
Lago Mar’s documents set their own amendment votes. Where a cooperative’s documents are silent, Florida’s default rules apply, and the statute also governs material alterations of the common areas (Florida Statute 719.1055). A buyer should ask whether any amendment to the leasing, pet or financing rules is pending, because an amendment adopted after closing binds the new owner.
Rules for renovation seasons, contractor hours, move-ins and deliveries are building rules at Lago Mar and are not published. Plan for them anyway: in a sixteen-apartment building of two low-rise structures, a renovation next door is felt, and many Naples associations restrict heavy work during the winter season.
Financing a Lago Mar of Naples purchase means a co-op share loan, secured by the shares and the proprietary lease rather than by a deed, from one of the relatively few lenders approved to make them, or paying cash. Fannie Mae buys co-op share loans only from specially approved lenders and only in qualifying cooperative projects.
Because the corporation owns the buildings, a Lago Mar buyer has no deed to mortgage. A lender instead takes a security interest in the shares and an assignment of the proprietary lease, usually documented with a financing statement, the share certificate, a stock power and a recognition agreement signed by the cooperative. Fannie Mae’s documentation list for Florida co-op share loans names the file-stamped UCC-1 financing statement, the share certificate, the original recognition agreement, a blank stock power, the security agreement, the original proprietary lease and continuation statements (Fannie Mae co-op share loan documentation requirements). The loan behaves like a mortgage from the borrower’s side (a rate, a term, a monthly payment) but the paperwork and the lender pool are different.
Fannie Mae’s Selling Guide states that it “purchases or securitizes co-op share loans for units in co-op projects from lenders specially approved to sell such loans to Fannie Mae,” and that the project “must qualify as a cooperative housing corporation under Section 216 of the Internal Revenue Service Code” (Fannie Mae Selling Guide B4-2.3-02). Loan terms for share loans are set out separately (Fannie Mae Selling Guide B4-2.3-04), and Fannie Mae will not buy loans in an ineligible project, including one where a single entity holds more than 20 percent of the shares (Fannie Mae Selling Guide B4-2.1-03).
Small buildings meet that concentration rule fast. At Lago Mar, if shares are allocated equally, one owner holding four apartments would hold 25 percent, over Fannie Mae’s single-entity limit; three apartments would be 18.75 percent, under it. The county extract we used omits owner names, so we cannot say whether any owner holds several Lago Mar apartments. A lender’s project review will ask, and a buyer relying on a conforming share loan should ask the manager first.
Most Southwest Florida retail lenders do not hold the special approval to sell share loans, which is why a cooperative buyer often hears “we don’t do co-ops” even though Florida co-op financing is legal and available. Many cooperative buyers pay cash or borrow from a portfolio lender, a bank that keeps the loan on its own books, and some borrow against other assets. The Federal Housing Administration’s old Section 203(n) co-op program should not be assumed available (HUD archives, Section 203(n)). Lago Mar’s own documents may cap financing, set a minimum down payment or bar financing altogether; that is not published, so we ask before an offer is written.
At closing the seller’s shares are assigned or surrendered and reissued, the proprietary lease is assigned or a new one issued, the association’s approval is delivered, the documentary stamp tax is paid by the purchaser, and the occupancy document is recorded as evidence of ownership (Florida Statute 201.02). A share lender files its own security documents. Title insurance for a cooperative interest is a different product from a standard owner’s policy on a deed; ask your closing attorney or title agent what coverage is available on a Florida cooperative interest.
Selling a Lago Mar of Naples apartment to a financed buyer? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying at Lago Mar with a share loan? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Lago Mar of Naples is not published anywhere as a 55-and-over community. We found no public document restricting occupancy by age. Any age restriction would have to appear in the cooperative’s own documents and meet the federal and Florida housing-for-older-persons rules, so ask the association in writing before you rely on the answer either way.
Housing that claims the older-persons exemption under Florida’s Fair Housing Act must meet the statute’s requirements, including the 80% occupancy rule for 55-and-over housing and published policies showing the intent to serve older persons (Florida Statute 760.29). If Lago Mar’s documents contain an age provision, the question and answer sheet and the rules will show it. Until then, the honest description is that the owner profile skews to seasonal owners from the Midwest and Northeast, and that no public record makes Lago Mar an age-restricted building.
Lago Mar of Naples’ own leasing rules, including any minimum term, cap on leases a year, first-year restriction or board approval of tenants, are not published in any primary source. What is certain is the City of Naples floor under any rule: rentals must run 30 days or longer, except three shorter rentals a year.
The City’s guidance reads: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals” (City of Naples short-term rental guidelines). Transient lodging is not a permitted use in the City’s residential districts, including the R3-15-CS district where Lago Mar sits (City of Naples code compliance handout). Nightly rentals are out; seasonal leases of a month or more are the Naples norm.
A Florida cooperative’s documents can be stricter than the City, never looser: a longer minimum, a cap on leases per year, a rule against leasing in the first year of ownership, and board approval of each tenant with an application fee capped by statute at $100 per applicant (Florida Statute 719.106). We have seen specific Lago Mar leasing limits described in marketing, but not in a primary document, so we do not repeat them. Today’s rules are in the proprietary lease and rules; read them before you count on rental income.
Lago Mar of Naples’ pet rules are not published in any primary source. Whether owners or tenants may keep a dog or a cat is set by the cooperative’s proprietary lease and rules, which a buyer receives under Florida law before the contract becomes binding. Ask in writing before you offer if a pet is part of your plan.
Statements about Lago Mar’s pet policy have circulated, including on an earlier version of our own page, but none of them traces to a primary document we could read, so this edition makes no claim either way. Two legal points apply regardless of the building’s rules. Florida and federal fair housing law require housing providers to consider reasonable accommodation requests for assistance animals, and Florida sets out what documentation a provider may request for an emotional support animal (Florida Statute 760.27). And a building rule on pets binds tenants as well as owners, so a buyer who plans to rent should read the rule from both sides.
Lago Mar of Naples is outside Florida’s milestone inspection and structural integrity reserve study laws because both reach only cooperative buildings of three habitable stories or more, and the City’s list of such buildings does not include Lago Mar. Florida’s ordinary cooperative reserve rules still apply, and Lago Mar’s owners may lawfully vote to waive or reduce them.
Florida’s milestone inspection statute covers “a building that is three habitable stories or more in height” that is subject to condominium or cooperative ownership, including “a residential cooperative under chapter 719” (Florida Statute 553.899). The ownership form is not the issue; the height is. The City of Naples applies a 25-year trigger to buildings within three miles of the coastline and set 31 December 2024 as the deadline for buildings already past their milestone year (City of Naples milestone inspection program). Collier County’s milestone buffer layer places Lago Mar inside that three-mile band (Collier County milestone buffer layer), so a 1963 building of three or more stories there would certainly have been due.
The City’s 2024 list names every condominium and cooperative building in Naples of three stories or more that had already reached its milestone age, and it includes 1960s cooperatives such as Calusa Club (three stories, 1969) and Del Mar Club (two seven-story buildings, 1966) (City of Naples 2024 Milestone Buildings). Lago Mar is not on it, and neither is The Reef Club next door. Florida DBPR’s elevator records show no elevator at 1550 Gulf Shore Boulevard North (DBPR elevator records). On the public record, Lago Mar’s buildings are fewer than three stories and no milestone inspection is required of them under state law. The association remains responsible for the buildings’ structure under its own documents.
“A residential cooperative association must have a structural integrity reserve study completed at least every 10 years for each building on the cooperative property that is three habitable stories or higher in height” (Florida Statute 719.106). Pre-2022 cooperatives that meet that test had to complete the study by 31 December 2024, and “in no event may the structural integrity reserve study be completed after December 31, 2026.” Lago Mar does not meet the height test, so no study is required of it, and a Lago Mar contract carries no statutory reserve-study disclosure.
Florida still requires a cooperative’s budget to carry reserves: “In addition to annual operating expenses, the budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but not be limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and for any other items for which the deferred maintenance expense or replacement cost exceeds $25,000” or the inflation-adjusted amount the Division sets (Florida Statute 719.106). At a harbor-side property that list can reach beyond the roof and the paint, to any seawall or dock the association maintains; whether Lago Mar has either is a question for its reserve schedule.
Because Lago Mar does not have to obtain a structural integrity reserve study, its owners keep a power that owners of taller buildings lost in 2024: “The members of a unit-owner-controlled association may determine, by a majority vote of the total voting interests of the association, for a fiscal year to provide no reserves or reserves less adequate than required by this subsection” (Florida Statute 719.106). The statute’s later ban on waivers applies only to “a unit-owner-controlled association that must obtain a structural integrity reserve study.” A waiver or reduction vote is taken by limited proxy or in person. A waiver is legal here; an undisclosed one on a 1963 waterfront building is the risk. Ask four questions: what the current budget’s reserve schedule shows for roof, painting, pavement and every item over $25,000; whether the members voted to waive or reduce reserves in each of the last three fiscal years; what reserve balance the most recent annual financial report shows; and whether the corporation carries any loan or line of credit.
“SB 4-D” of 2022 and “SB 154” of 2023 are the popular names for Florida’s post-Surfside building laws. The operative law for Lago Mar is Florida Statute 553.899 (milestone inspections), 719.106(1)(k) (cooperative reserve studies), 719.106(1)(j) (reserves and the waiver), 719.104 (records and the annual financial report) and 719.503 (buyer disclosure), as amended by chapter 2024-244 and chapter 2025-175, known as HB 913 of 2025 (Florida Senate, HB 913 of 2025). For Lago Mar the practical message is short: the inspection and reserve-study rules do not reach this building because of its height; the reserve rules still do, and the owners can vote them down.
In a taller building the milestone report and the reserve study put a number on the building’s condition. At Lago Mar there is no statutory report, so the budget, the reserve balance, the waiver history and the minutes carry that weight alone. A buyer who reads them can price the building’s condition; a buyer who does not is pricing the paint. We read them before we price a Lago Mar apartment, and we put them in front of buyers early.
Selling at Lago Mar with the reserve history in hand? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying at Lago Mar and want the budget read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Lago Mar of Naples sits in FEMA flood Zone AE with a base flood elevation of 10 feet NAVD88 on panel 12021C0391J, effective 8 February 2024. It is in Evacuation Zone A and the City’s Tropical Storm surge band, the band that floods first, and FEMA maps its Limit of Moderate Wave Action at about the property’s western edge.
We queried FEMA’s National Flood Hazard Layer at the Lago Mar buildings and westward across Gulf Shore Boulevard North and Lowdermilk Park to the beach on 26 September 2026 (FEMA National Flood Hazard Layer).
Point | Zone | Static base flood elevation (ft NAVD88) |
|---|---|---|
City address point for 1550 Gulf Shore Blvd N | AE | 10 |
Western building | AE | 10 |
Eastern building | AE | 10 |
East wall, harbor side | AE | 10 |
Gulf Shore Blvd N in front | AE | 11 |
Inside Lowdermilk Park | AE | 11 |
Park, toward the beach | AE | 10 |
Beach | VE | 11 |
Every point tested on the Lago Mar parcel is Zone AE with a base flood elevation of 10 feet, on FIRM panel 12021C0391J, effective 8 February 2024. The City of Naples is NFIP community 125130 and holds a Community Rating System Class 5, which gives NFIP policies in the special flood hazard area a 25% discount (FEMA Community Status Book, Florida; FEMA Community Rating System).
FEMA’s Limit of Moderate Wave Action, the line landward of which waves are expected to be under 1.5 feet in the base flood, runs along the west and southwest edge of Lago Mar’s western building at map scale. At the precision of the map, that building sits at the line rather than clearly landward of it. Whether any part of either building is treated as a Coastal A Zone for construction purposes is a determination for the City’s floodplain staff; the City’s Floodplain Coordinator is at 239-213-5039 (City of Naples flood zone maps). It matters for any future rebuild or substantial improvement, because Coastal A Zone construction rules are stricter than plain Zone AE.
We found no elevation certificate, letter of map amendment or letter of map revision for the Lago Mar footprint in the City’s floodplain records (City of Naples CityView floodplain management service). A 1963 building with ground-level apartments predates modern base flood elevation rules, but its actual floor elevations are not public and we do not state them. They matter to the corporation’s flood premium and to any substantial-improvement question after a storm. The association’s elevation certificate, if it has one, or a surveyor’s certificate answers it. FEMA’s preliminary map service shows panel 12021C0391J in its preliminary index but returned no preliminary flood zone at Lago Mar for this edition, so check the preliminary maps before closing (FEMA preliminary National Flood Hazard Layer; Collier County, proposed Flood Insurance Rate Map).
Hurricane Ian on 28 September 2022 drove water to 6.18 feet above mean higher high water at the NOAA Naples gauge before the gauge failed, the highest level ever recorded there (NOAA Tides and Currents, Naples), and the National Hurricane Center reported 6 to 9 feet of inundation above ground in Naples (National Hurricane Center, Hurricane Ian report). Hurricane Milton in 2024 flooded many areas of the city, and Hurricane Irma in 2017 pushed water 4.25 feet above mean higher high water at the same gauge (National Hurricane Center, Hurricane Milton report; National Hurricane Center, Hurricane Irma report). We found no primary record describing Ian’s effects at Lago Mar specifically, and we do not claim damage or its absence. Ask the association what Ian did to the ground-floor apartments, the grounds and any seawall, what was repaired, how it was paid for, and whether any City permit covered the work.
In a cooperative the corporation owns the buildings, so the master property, wind and flood policies insure the structure, and the owner’s unit-owner policy covers contents, the owner’s improvements, liability and loss assessments, as the proprietary lease allocates them. Lago Mar’s master carriers, wind deductible and flood coverage are not published. The statutory estoppel form asks the association to provide contact information for all insurance it maintains, and the declarations pages come from the manager (Florida Statute 719.108). Zone AE, Evacuation Zone A and the Tropical Storm surge band together mean flood and wind drive the master premium, and the master premium drives the maintenance. A lender making a Fannie Mae share loan will also require the cooperative’s master coverage to meet its insurance rules (Fannie Mae Selling Guide B4-2.3-02).
For the owner’s own policy, the Florida Office of Insurance Regulation’s published Collier County averages as of 31 March 2025 were $3,545 a year for a condominium unit-owner policy including wind and $1,858 excluding wind; cooperative owners typically buy a comparable unit-owner form (Florida Office of Insurance Regulation, Property Insurance Stability Report). Those are countywide averages, not a Lago Mar quote. A new NFIP policy carries a 30-day waiting period, and NFIP pricing under Risk Rating 2.0 uses distance to water, elevation and replacement cost (FEMA Risk Rating 2.0). Wind-mitigation credits apply to building features the corporation controls, such as opening protection and roof attachment (Florida Office of Insurance Regulation, wind mitigation).
Lago Mar of Naples is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, the same three Collier County public schools that serve all of Coquina Sands, and each earned an A from the Florida Department of Education for 2025-26. All three are about two driving miles or less from the building.
Lake Park Elementary | Gulfview Middle | Naples High School | |
|---|---|---|---|
Address | 1295 14th Ave N | 255 6th St S | 1100 Golden Eagle Cir |
Grades | PK to 5 | 6 to 8 | 9 to 12 |
FLDOE grade, 2025-26 | A | A | A |
Drive from Lago Mar | 2.02 mi, about 6 min | 2.11 mi, about 6 min | 1.74 mi, about 5 min |
Drive times are free-flow road-network routes from the City address point for 1550 Gulf Shore Blvd N, run 26 September 2026; season traffic is slower. School grades: Florida Department of Education school grades.
The assignment was verified against Collier County Public Schools’ 2026-27 attendance-zone tool at 212 Banyan Boulevard, inside Coquina Sands, and no split zone was found anywhere in the neighborhood. Lago Mar’s own address was not separately run, so enter 1550 Gulf Shore Blvd N in the district’s tool and confirm with the district before an offer depends on it (Collier County Public Schools attendance zone locator; Collier County Public Schools attendance boundaries). Naples High School runs Cambridge AICE and AP Capstone programs (Naples High School advanced studies). With 2 of 16 apartments homesteaded and every apartment 817 square feet, few Lago Mar households have school-age children, but the zoning matters to the resale pool.
Lago Mar of Naples’ building permits are held by the City of Naples Building Department, not the county, because the property is inside the city limits. The City’s permit search is an interactive portal that could not be queried programmatically for this edition, so no Lago Mar permit list appears here; a search by address shows it.
Search the City of Naples permit portal for “1550 Gulf Shore Blvd N” and look for five kinds of work: roofing; window and door replacement, which decides wind-mitigation credits; any seawall, dock or shoreline work on the harbor side; structural or concrete repair; and any post-Ian repair. A permit shows scope and date; the association’s records show cost and how it was funded. Shoreline work can also involve Florida DEP, so ask the manager for any state authorization on file.
Interior renovations that touch plumbing, electrical, walls or windows need a City permit as well as the cooperative’s consent. After Hurricane Ian the City issued emergency repair permitting orders (City of Naples, Hurricane Ian emergency repair permitting order), and floodplain rules on substantial improvement apply to buildings in the special flood hazard area (City of Naples, development in the floodplain). For a 1963 building in Zone AE, a large enough improvement or repair can trigger floodplain compliance for the whole structure, which is a corporation-level question, and the City publishes answers to its most common questions about the 50 percent rule (City of Naples, 50 percent rule and FEMA questions).
Lago Mar of Naples is zoned R3-15-CS, the City of Naples multifamily district written for Coquina Sands, which caps new buildings at two habitable stories and 35 feet and at 15 dwelling units per net acre. The 1963 buildings predate the district. Florida’s 1989 Coastal Construction Control Line is mapped across the site.
Sixteen apartments on about 0.6 acre is roughly 27 units per acre, against today’s limit of 15 per net acre, which on that acreage would allow about nine. The buildings came first; the district came in 1998. Whether Lago Mar is legally nonconforming for density, and what could be rebuilt after a casualty, are City Planning questions answered by a zoning verification letter. We do not state the answer, but any buyer thinking about the long term, and any owner thinking about a future sale of the whole property, should ask it. The same district is why the redevelopment proposals on either side of Lago Mar are for a handful of two-story residences.
Florida DEP’s statewide Coastal Construction Control Line for Collier County, set in 1989, runs diagonally through this block, and at GIS precision it crosses the Lago Mar parcel and its buildings (Florida DEP Coastal Construction Control Line layer; City of Naples CCCL layer). Because the line is mapped across the site, some exterior work may need a Florida DEP coastal construction permit, and DEP’s Map Direct shows the exact line for any project (Florida DEP, locate the CCCL). We do not describe any part of the property as seaward or landward of the line; a surveyor or DEP does that for a specific project.
Lago Mar of Naples sits between two redevelopment sites on its own side of the boulevard: the Ocean Terrace parcel at 1500, proposed for four residences, and the former Harbour Club at 1624 to 1672, approved as Harbour House. Rosewood Residences rises across the boulevard at 1601, and the Four Seasons resort opened in November 2025.
Project | Address | What it is | Status |
|---|---|---|---|
1500 Gulf Shore Blvd N (former Ocean Terrace) | Immediately south of Lago Mar | 4 residences, two stories over parking, boat docks on Hurricane Harbor | Design Review Board petition signed 9 December 2024 |
Harbour House (former Harbour Club cooperative) | 1624 to 1672 Gulf Shore Blvd N, two doors north | 14 residences | Unanimous Design Review Board approval 25 March 2026 |
Rosewood Residences Naples | 1601 Gulf Shore Blvd N, Gulf side | 42 residences in two buildings | Under construction |
Olana Naples Residences (former Bahama Club site) | 1121 Gulf Shore Blvd N | 12 estate residences | Approved, pre-construction |
Sources: Naples Daily News, design board approves Harbour House; Gulfshore Business, Harbour House; Gulfshore Business, Rosewood Residences Naples; Kolter Urban, Olana Naples Residences.
The Ocean Terrace property at 1500 Gulf Shore Boulevard North now sits on a single county parcel that recorded a $16,000,000 transfer on 8 June 2023 (Official Records 6257/2716, not qualified by the county) to 1500 GSB LLC of St. Louis. Its association was administratively dissolved on 27 September 2024, and a Design Review Board petition signed 9 December 2024 proposes four residences designed by MHK Architecture. It is the clearest local example of what the R3-15-CS district allows on a harbor-side parcel today.
The Harbour Club, a twenty-apartment cooperative on about 1.41 acres at 1624 to 1672 Gulf Shore Boulevard North, beyond The Reef Club, sold for $17.5 million in June 2025, and the City’s Design Review Board unanimously approved Harbour House, fourteen residences, on 25 March 2026 (Naples Daily News, design board approves Harbour House). Construction on both sides of Lago Mar means trucks and noise on this stretch of the boulevard for several seasons, and a new, much higher price level for harbor-side living around it.
The 125-acre former Naples Beach Hotel and Golf Club at the south edge of Coquina Sands reopened as Naples Beach Club, A Four Seasons Resort, on 17 November 2025, with golf scheduled for 2027 and 153 residences (Four Seasons opening release). The buyer was a joint venture of The Athens Group and MSD Partners (PR Newswire, Athens Group and MSD Partners acquisition). On 29 June 2022 the owner and the City executed a perpetual conservation easement, held by the North American Land Trust, over 104.6 acres, 84% of the site (City of Naples, conservation easement release).
Several former cooperatives on this boulevard were sold whole, because a cooperative corporation already holds title to the entire property and a sale is a corporate decision under its own documents and Chapter 719 rather than a condominium termination. That history is public. We found no offer for Lago Mar, no sale of the property and no vote to sell in any news source or City record, and nothing on this page suggests one. What vote Lago Mar’s documents would require is not published. Two public facts would shape any such conversation: the parcel is about 0.6 acre on the harbor, and the R3-15-CS district would allow about nine units there today.
The City’s stormwater beach outfall project and the Naples Pier rebuild have closed several downtown beach ends and the pier for stretches of 2026, which concentrates beachgoers at the accesses that remain open, Lowdermilk among them (City of Naples, beach outfalls; City of Naples, Naples Pier rebuild). The City’s Naples 2045 comprehensive plan rewrite was open for public comment in 2026 (Naples 2045).
Daily life at Lago Mar of Naples runs on the north end of Lowdermilk Park across the street and a short drive to everything else: NCH Baker Hospital about five minutes away, Fifth Avenue South about six, Naples Airport about eleven and Southwest Florida International about 44. Parking, storage, laundry, trash and mail are set by the cooperative.
Destination | Driving distance | Free-flow time |
|---|---|---|
Lowdermilk Park main entrance, 1301 Gulf Shore Blvd N | 0.35 mi | about 1 min |
NCH Baker Hospital, 350 7th St N | 1.68 mi | about 5 min |
Naples High School, 1100 Golden Eagle Cir | 1.74 mi | about 5 min |
Lake Park Elementary, 1295 14th Ave N | 2.02 mi | about 6 min |
Gulfview Middle, 255 6th St S | 2.11 mi | about 6 min |
Fifth Avenue South, 500 block | 2.14 mi | about 6 min |
Naples Pier, 25 12th Ave S | 2.45 mi | about 7 min |
Village Shops on Venetian Bay, 4200 Gulf Shore Blvd N | 3.05 mi | about 8 min |
Naples Airport, 160 Aviation Dr N | 4.82 mi | about 11 min |
Southwest Florida International Airport | 32.3 mi | about 44 min |
Method: road-network routing on OpenStreetMap roads from the City of Naples address point for 1550 Gulf Shore Blvd N, destinations geocoded with the United States Census Bureau geocoder, run 26 September 2026, free-flow. January to April traffic is slower, and the airport run in season can take well over the free-flow figure.
Lago Mar owners on foot reach the park’s northern end directly across the boulevard. For the car, Lowdermilk’s lot is a metered beach access at $5.00 an hour, and vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information). Because each Lago Mar apartment carries its own county tax bill, ask the City what documents a cooperative owner should bring for a permit (City of Naples beach parking permits). The Naples Police Department’s Beach Patrol publishes the beach rules (Naples Police Department Beach Patrol).
NCH Baker Hospital at 350 7th Street North, about five minutes from Lago Mar, runs a 24-hour emergency department. For major trauma, the nearest state-designated trauma center is in Fort Myers, and patients travel there by ground or air.
None of these is documented for Lago Mar in any primary source, and we do not describe them. Ask the manager four specific questions: how many parking spaces go with the apartment and whether any are covered or assigned; whether there is a storage locker or bicycle storage; where laundry is done and whether in-apartment machines are permitted; and how trash, recycling and mail are handled. City of Naples solid waste collection serves multifamily properties, and the building’s own arrangements are the association’s (City of Naples Solid Waste Division).
From Lago Mar the beach, the park and the Gulf Shore Boulevard sidewalk are on foot. Downtown, Fifth Avenue South and Third Street South are about two miles south, an easy bicycle ride in the cool months. Naples Airport handles private and charter aviation about eleven minutes away; commercial flights leave from Southwest Florida International, about 44 minutes north in free-flow traffic.
Lago Mar of Naples has the lowest median county just value of all seventeen associations in Coquina Sands, $304,610 per apartment, and the lowest recorded resale median of 2024 to 2026, $350,000 on three sales. It is one of five cooperatives in the neighborhood, and every one of its sixteen apartments is the same 817 square feet.
The yardstick below is the same for every building: the Collier County Property Appraiser’s 2026 preliminary and certified rolls, files dated 29 August and 27 October 2026, with the median just value per parcel, the median total tax bill, the homestead share, the year built, the median roll square footage and the building’s status on the City of Naples milestone lists. It measures assessment, not sale price, and it is the one measure available for every building on identical terms.
Building | Form | Parcels | Median just value | Median taxes | Homestead | Year built (roll) | Median sq ft | City milestone list |
|---|---|---|---|---|---|---|---|---|
Lago Mar of Naples | Cooperative | 16 | $304,610 | $2,423 | 2 of 16 | 1963 | 817 | Not listed (under 3 stories) |
The Reef Club | Cooperative | 14 | $504,520 | $4,265 | 3 of 14 | 1959 | 1,106 | Not listed (under 3 stories) |
Del Mar Club | Cooperative | 82 | $422,500 | $3,604 | 7 of 82 | 1966 | 850 | 2024 list, 7 stories |
Calusa Club | Cooperative | 19 | $454,600 | $3,956 | 5% | 1969 | 988 | 2024 list, 3 stories |
Kona Kai | Cooperative | 6 | $421,500 | $3,634 | 17% | 1960 | 1,100 | Not listed |
Coquina Cove | Condominium | 18 | $407,440 | $3,662 | 6% | 1973 | 864 | Not listed |
Surfside Club | Condominium | 64 | $792,000 | $6,211 | 9% | 1963 | 1,015 | Not listed (two stories) |
Charleston Square | Condominium | 24 | $1,896,512 | $14,984 | 50% | 2004 | 2,728 | 2029 list |
Naples Casamore | Condominium | 12 | $4,663,998 | $40,905 | 33% | 2011 | 3,940 | Nothing due yet |
Source: Collier County Property Appraiser roll, tax year 2026 certified, our arithmetic; City of Naples 2024 Milestone Buildings; City of Naples 2029 Milestone Buildings. Sorted across all seventeen Coquina Sands associations by median just value, the five lowest are Lago Mar ($304,610), Coquina Cove ($407,440), Eleven Hundred Gulf Shore ($413,000), Kona Kai ($421,500) and Del Mar Club ($422,500). Lago Mar sits more than $100,000 below the next association on the list.
Among the five Coquina Sands cooperatives, Lago Mar is the least expensive by a wide margin and the third smallest, after Kona Kai and The Reef Club. The Reef Club next door is valued about $200,000 higher per apartment at the median, with larger and more varied apartments. Del Mar Club, down the boulevard, is the neighborhood’s big seven-story cooperative, and Calusa Club on Banyan Boulevard is the three-story one; both carry Florida’s milestone and reserve-study obligations, which Lago Mar does not. At the other end of the scale, Charleston Square, the 2004 condominium two doors south on the same side of the boulevard, and the villas of Naples Casamore on Hurricane Harbor carry median values six and fifteen times Lago Mar’s on apartments three to five times its size.
On county qualified resales from 2024 through 2026, Coquina Sands associations ranged from Lago Mar at $350,000 (three sales) to Naples Casamore at $5,550,000 (two sales), a factor of nearly sixteen inside one neighborhood (Collier County Property Appraiser sales history, our arithmetic, as published in our Coquina Sands guide). Del Mar Club’s six sales had a median of $518,750 and Coquina Cove’s single sale was $499,000. Counts that small are a list of sales, not a market rate, which is why we show n beside every median.
On the City’s lists, Del Mar Club and Calusa Club, the two taller cooperatives, were on the 2024 milestone list, Charleston Square is on the 2029 list, Naples Casamore has nothing due yet, and Lago Mar, The Reef Club, Kona Kai, Coquina Cove and Surfside Club are on neither. For a cooperative buyer that line divides the neighborhood in two: above it, statutory inspections and mandatory reserve studies; below it, the ordinary reserve rules and the owners’ right to waive them.
Lago Mar of Naples and The Reef Club are next-door cooperatives on Hurricane Harbor, across from the north end of Lowdermilk Park, with the same flood zone and zoning. Choose Lago Mar for the lowest entry price in Coquina Sands and the most recent recorded pricing; choose The Reef Club for more space and a choice of apartment sizes.
The Reef Club stands at 1568 Gulf Shore Boulevard North, immediately north of Lago Mar on the City’s address points, also on the east side of the boulevard with Hurricane Harbor behind it. It is a cooperative under Chapter 719, registered with DBPR as a Cooperative Project, PR2S017844, and billed $56 a year, which at $4 a unit is exactly 14 apartments (DBPR cooperative payment-history extract). Its corporation, THE REEF CLUB OF NAPLES, INC., was filed in 1988 (Sunbiz corporate search), and the county records its buildings as built in 1959.
Yardstick | Lago Mar of Naples | The Reef Club |
|---|---|---|
Ownership | Cooperative (Chapter 719): shares plus a proprietary lease | Cooperative (Chapter 719): shares plus a proprietary lease |
State registration | DBPR project PR1S020394, filed under the condominium program, named “A COOP ASSN” | DBPR Cooperative Project PR2S017844 |
Corporation | LAGO MAR OF NAPLES, INC., document 704048, filed 1962 | THE REEF CLUB OF NAPLES, INC., document N27056, filed 1988 |
Address and side | 1550 Gulf Shore Blvd N, east side, on Hurricane Harbor | 1568 Gulf Shore Blvd N, east side, on Hurricane Harbor |
Parcel | About 0.6 acre | About 1.19 acres |
Built (county roll) | 1963 | 1959 |
Height | Fewer than three stories | Fewer than three stories |
Apartments | 16 | 14 |
Size on the county roll | 817 sq ft, every apartment | 713, 1,106, 1,443, 2,198 and 2,263 sq ft |
Median 2026 just value | $304,610 | $504,520 |
Just value range | $269,610 to $339,610 | $299,460 to $1,020,460 |
Median total taxes | $2,423.17 | $4,264.83 |
Homestead | 2 of 16 | 3 of 14 |
Owners mailing outside Florida | 9 of 16 | 6 of 14 |
Qualified resales, 60 months | 3: $335,000, $350,000, $625,000; median $350,000 | 2: $630,000 (May 2023) and $805,000 (June 2023) |
Qualified resales, 36 months | 3 | 0 |
Last qualified sale | 7 August 2024 | 19 June 2023 |
Record qualified sale | $625,000, apartment 3W (817 sq ft) | $805,000, unit 15 (1,106 sq ft) |
Flood zone | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft at the address point |
City surge band | Tropical Storm, 4.1 to 6.2 ft | Tropical Storm, 4.1 to 6.2 ft |
Evacuation zone | A | A |
Zoning | R3-15-CS | R3-15-CS |
Milestone inspection and reserve study | Not required (under three stories) | Not required (under three stories) |
Reserve waiver | Available by majority of total voting interests | Available by majority of total voting interests |
Management of record | Cambridge Property Management of SWFL | Putnam Property Management |
Leasing, pets, dock rules | Not published | Not published |
Sources: Collier County Property Appraiser roll and sales history, files dated 29 August 2026; City of Naples GIS and milestone lists; FEMA National Flood Hazard Layer; DBPR extracts; Florida Division of Corporations; Florida Statute 719.106. Just value is compared to just value and county qualified sales to county qualified sales, with n shown.
The two buildings share almost every risk and rule, so the price gap is mostly about space. The Reef Club’s $805,000 record was for a 1,106-square-foot unit, about $728 per roll square foot; Lago Mar’s $625,000 record was for 817 square feet, about $765. Per square foot the two record sales sit close together; per apartment Lago Mar is the cheaper door. Both records are single transactions in thin markets, and neither building has recorded a qualified sale in the last two years, so both need to be priced from first principles.
Choose Lago Mar if you want the least expensive way to own on Hurricane Harbor within sight of the beach, a one-size apartment suits you, you are comfortable paying cash or using a co-op lender, and you want a tax bill near $2,400 rather than $4,300. Accept co-op board approval, unpublished rules on pets, leasing and the water, and the need to read the reserve and waiver history before you commit.
Choose The Reef Club if you need more space, want a choice of apartment sizes up to more than 2,000 square feet, and prefer a larger parcel for fewer households. Accept a higher entry price and tax bill, recorded pricing that is now more than three years old, and the same co-op financing, approval and document questions as Lago Mar.
Weighing a Lago Mar sale against a move next door? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Comparing the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning at Lago Mar of Naples trades space, height and conventional financing for the lowest entry price in Coquina Sands, a harbor-side parcel and Lowdermilk Park across the street. The honest list below is what we tell every Lago Mar buyer and seller before they commit, drawn from the county roll, the City’s records and Florida co-op law.
Selling at Lago Mar? Get a free Lago Mar of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying at Lago Mar? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Lago Mar of Naples listing agent, or thinking, ‘I need someone to sell my Lago Mar of Naples home…’ start here. We tracked every recorded Lago Mar transfer on the Collier County roll through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from it.
Data updated: October 2026 (Collier County recorded sales through 29 August 2026)
Lago Mar is the Coquina Sands building where a seller has the most identical neighbors, the fewest recent comparables and the longest silence since the last sale. Sixteen apartments share the same 817 square feet, three recorded a qualified sale in five years, and nothing has recorded since September 2024. The buyer walking through yours needs to know how to pay for a cooperative apartment before falling in love with it. 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 Lago Mar listing along with the cooperative file a Lago Mar buyer will ask for.
Honors and recognition:
The widest window we needed at Lago Mar is 60 months, and it holds three sales, so we list them. In the 60 months to 29 August 2026 Lago Mar of Naples recorded three qualified resales (Collier County Property Appraiser sales history, files dated 29 August 2026). We will walk you through each sale on request.
When every apartment is 817 square feet, price comes from four things: series, condition, furnishings and terms. The county values the top “E” apartments $70,000 above the bottom “W” apartments, and the three recent qualified sales ran from 0.99 to 2.32 times the county’s value for the same apartment. We price your apartment against the $335,000 to $350,000 pair, weigh the $625,000 record only for what its condition and terms can support, and set aside every unqualified transfer, including the $630,000 transfer of September 2024 that some sellers will mistake for a comparable. An online automated estimate built on the county roll cannot see any of that.
Start with a free Lago Mar of Naples home valuation. It takes about a minute, and Jesse follows up with the Lago Mar sales that actually fit your apartment: the same series, adjusted for condition, furnishings and any lease in place, with the unqualified transfers set aside.
(239) 898-6072, text or call. Confidential conversations welcome.
For an apartment priced to Lago Mar’s own record, the next sale will set the benchmark, because nothing has recorded since September 2024. Construction on both sides of the building is raising the price level of harbor-side property around it. Listing in the fall reaches the winter buyer pool, which for Lago Mar is mostly seasonal buyers from the Midwest and Northeast.
Not by itself. It is the only qualified Lago Mar sale above $350,000, it was an apartment the county values in its lowest tier, and the same apartment had transferred for $350,000 eight months earlier. It shows what one buyer paid for one apartment in 2024; the $335,000 to $350,000 pair shows what two others paid.
No. A condominium sale reflects deeded title and conventional financing that a Lago Mar buyer does not get, and most nearby condominiums are far larger. Nearby sales are a useful check on the neighborhood’s direction; your apartment should be priced on Lago Mar’s own qualified sales.
Yes, with the right lender. The buyer needs a co-op share loan from a lender approved to make them, and Lago Mar’s documents may set their own financing rules. We ask the association for its financing policy before listing and screen buyers accordingly.
It can, if it surprises the buyer. A waiver is lawful at Lago Mar, but a buyer’s lender, attorney and insurer will read the budget. Disclose the reserve history up front, with the balance and any plan for roof, painting, paving and any seawall, and it becomes a price point rather than a deal-breaker.
Homestead ends with your ownership, and the buyer’s assessment resets on the next 1 January. If you are buying another Florida home, you may be able to carry up to $500,000 of your Save Our Homes benefit with you through portability; file with the property appraiser in your new county (Florida Department of Revenue, portability guidance PT-112).
Lago Mar of Naples 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 Lago Mar’s state registration, the county roll for all 16 apartments and every recorded Lago Mar transfer since 1983.
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 Lago Mar of Naples guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples beach market, cooperatives and condominiums alike.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Lago Mar page the credential that matters more is narrower than any award. Before writing this guide we read:
Honors and recognition:
Jesse McGreevy is a top-reviewed Lago Mar of Naples realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling a Lago Mar of Naples home? Get a free Lago Mar of Naples home valuation, or call Jesse direct at (239) 898-6072.
Buying at Lago Mar of Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
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.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Lago Mar, see our guide to Coquina Sands and our Naples guide. Our guides to Lago Mar’s neighbors are live: The Reef Club, Charleston Square, Del Mar Club and Naples Casamore. Kona Kai, the neighborhood’s smallest cooperative, is covered in our Coquina Sands guide.
These Lago Mar of Naples buyer questions are answered from the Collier County roll and sales history (files dated 29 August 2026), the Florida DBPR registration, City of Naples and FEMA records, and Florida’s Cooperative Act, Chapter 719. Each answer names its source, and where the public record stops, we say so and name the document that answers it.
A cooperative. Owners hold shares in LAGO MAR OF NAPLES, INC. and a proprietary lease under Chapter 719; the corporation owns the buildings and land. The county codes all sixteen apartments as cooperative parcels, and the state’s own project name is “LAGO MAR OF NAPLES INC (A COOP ASSN)” (DBPR project extract).
DBPR keeps Lago Mar’s registration, project PR1S020394, in its condominium project file while naming it a cooperative association. A filing category does not change what an owner holds; the recorded cooperative documents govern (Florida Statute 719.1035).
At 1550 Gulf Shore Boulevard North, Naples 34102, inside Coquina Sands, on the east side of the boulevard. Hurricane Harbor is at the back of the parcel and the north end of Lowdermilk Park is across the road. The Reef Club is immediately north and the Ocean Terrace site immediately south.
No. Both buildings are on the east side of Gulf Shore Boulevard North (City of Naples building footprints). The beach is across the street, through the northern end of Lowdermilk Park, whose boundary sits roughly 90 to 130 feet from the western building on the City’s map.
Yes, on the harbor side. The City’s water-body layer shows Hurricane Harbor beginning at the east wall line of the eastern building. Hurricane Harbor connects through Moorings Bay and Doctors Pass to the Gulf (City of Naples, Moorings Bay).
That is a question for the cooperative’s documents, which are not published. We found no primary record of a Lago Mar dock, slip or tie-up right, so we make no claim either way. Ask the association in writing and read the rules before an offer depends on it.
Sixteen. The county roll carries sixteen cooperative parcels, and DBPR bills the association $64 a year at $4 a unit, which is exactly sixteen (DBPR payment-history extract).
The county roll records both buildings as built in 1963. LAGO MAR OF NAPLES, INC. was filed with the state on 16 May 1962, and DBPR’s file carries a recorded date of 4 April 1962. The association came first and the buildings the following year.
Fewer than three. Lago Mar is not on the City of Naples list of every three-story-and-taller condominium and cooperative building past its milestone age, a list that includes 1960s cooperatives (City of Naples 2024 Milestone Buildings). No primary source states the exact count.
Every apartment is 817 square feet on the county roll. Bedroom and bath counts are not in any public record, and owner alterations over sixty years can change a layout, so see the apartment and read the proprietary lease.
Florida DBPR’s elevator records show none at 1550 Gulf Shore Boulevard North (DBPR elevator records). That is consistent with low-rise buildings. A buyer who needs step-free access should see the stairs to any upper apartment.
We found no state pool record for Lago Mar and no primary source describing one. Ask the association. If a pool exists, it is an association facility governed by the rules.
Three qualified resales in the last 60 months: $335,000, $350,000 and $625,000, all in 2024, a median of $350,000 (Collier County Property Appraiser sales history). Nothing has recorded since September 2024. Southwest Florida MLS Matrix, pulled 26 September 2026: 8 closings at Lago Mar in the last 60 months, at a median of $345,000.
The highest qualified sale is $625,000 for apartment 3W, recorded 7 August 2024 (Official Records 6390/1316). A $630,000 transfer of apartment 5W in September 2024 was not qualified by the county and is not treated as a sale price.
The county record does not say. It shows the price, the date and the qualified flag, and that the same apartment transferred for $350,000 eight months earlier without qualification. Condition, furnishings and terms are the usual explanations, and only the parties know which applied.
The median total bill across the sixteen apartments is $2,423.17 on the 2026 roll extract, with bills from $2,026.43 to $3,052.31. The two homesteaded apartments carry the two lowest bills. Your own bill resets after purchase.
Yes. “Each cooperative parcel shall be separately assessed for ad valorem taxes and special assessments as a single parcel,” and the lien attaches only to that parcel (Florida Statute 719.114).
Yes. Florida allows the homestead exemption on an apartment occupied by a tenant-stockholder of a cooperative, and treats that owner as holding beneficial title for homestead purposes (Florida Statute 196.031; Florida Statute 196.041). Two Lago Mar owners claim it today.
A condominium owner holds a deed to a unit and a share of the common elements under Chapter 718. A cooperative owner holds shares in a corporation that owns the building, plus a proprietary lease, under Chapter 719. Financing, approval and closing documents differ; taxation and homestead work much the same.
Narrower financing, board approval of buyers, documents that are often not public, and, in a small building like Lago Mar, the chance that owners vote to reduce reserves. The upside is usually a lower entry price and a building whose owners are screened.
Harder than for a condominium. Fannie Mae buys co-op share loans only from specially approved lenders (Fannie Mae Selling Guide B4-2.3-02), and many local lenders do not make them. Cash and portfolio lenders are common. Lago Mar’s own financing rules are not published.
A share loan is secured by the shares and the proprietary lease instead of a deed. The recognition agreement is the cooperative’s written acknowledgment of the lender’s interest, and it sits in the loan file with the financing statement and share certificate (Fannie Mae co-op documentation requirements).
Lago Mar’s approval process is not published. Many Florida cooperatives do require board approval, and the statutory estoppel certificate must say whether Lago Mar’s documents require it and whether a right of first refusal exists (Florida Statute 719.108).
No more than $100 per applicant, with a husband and wife or a parent and dependent child counted as one, and only if the documents require approval and provide for a fee (Florida Statute 719.106).
Not published anywhere public. The estoppel certificate, the current budget and the annual financial report give the figure and what it covers. We do not print a number we cannot source.
Within the City of Naples floor of 30 days or longer, with three shorter rentals a year allowed (City of Naples short-term rental guidelines), and within whatever stricter limits the cooperative’s rules set. Lago Mar’s own leasing rules are not published.
Lago Mar’s pet rules are not published in any primary source, so we make no claim. Read the proprietary lease and rules, which you receive before the contract becomes binding. Assistance-animal requests are handled under fair housing law (Florida Statute 760.27).
No public record makes it one. Any age restriction would have to appear in the cooperative’s documents and meet the housing-for-older-persons rules (Florida Statute 760.29).
Zone AE with a base flood elevation of 10 feet NAVD88, FIRM panel 12021C0391J, effective 8 February 2024, at every point tested on the parcel (FEMA National Flood Hazard Layer). FEMA’s wave-action line runs at about the western building’s edge.
Yes, Collier County Evacuation Zone A (Collier County hurricane evacuation zones), and in the City’s Tropical Storm surge band, the lowest-threshold band on the City’s map.
The corporation insures the buildings, including flood if it carries a master flood policy. Your own policy covers contents and improvements, and a lender may require flood coverage. Lago Mar’s master coverage is not published; the estoppel form asks for the association’s insurance contacts.
No. Florida’s milestone law covers condominium and cooperative buildings of three habitable stories or more (Florida Statute 553.899), and Lago Mar is not on the City’s list of such buildings.
No. The cooperative study requirement applies to buildings three habitable stories or higher (Florida Statute 719.106). The ordinary reserve requirement for roof, painting, pavement and large items still applies.
Yes. Because Lago Mar is not required to obtain a structural integrity reserve study, a majority of the total voting interests may vote, for a fiscal year, to provide no reserves or less than full reserves (Florida Statute 719.106). Ask for the last three years’ votes.
Lake Park Elementary, Gulfview Middle and Naples High School, each graded A for 2025-26. Confirm the address in the district’s locator (Collier County Public Schools attendance zone locator).
About 32 miles and 44 minutes in free-flow traffic from the City address point; longer in season. Naples Airport, for private and charter flights, is about eleven minutes away.
Same side, same harbor, same flood zone, surge band and zoning. Lago Mar has sixteen 817-square-foot apartments at a median county value of $304,610; The Reef Club has fourteen apartments from 713 to 2,263 square feet at a median of $504,520. Lago Mar’s last qualified sale was in 2024, The Reef Club’s in 2023.
No. It is a voluntary civic association, $90 a year per household, with no lien authority over any Lago Mar apartment (Coquina Sands Association).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. This guide is built on every recorded Lago Mar transfer on the county roll, the state’s registration and the Florida statutes that govern a cooperative sale. Call Marc at (239) 287-5873 to buy, or Jesse at (239) 898-6072 to sell.
These Lago Mar of Naples seller questions are answered from the Collier County roll and sales history, Florida’s Cooperative Act and the City of Naples’ records. Lago Mar sellers face cooperative questions a condominium seller never meets, so each answer names the document that settles it, and where the record is silent we say so.
Start with Lago Mar’s own qualified sales: $335,000, $350,000 and $625,000 in 2024, median $350,000. Then adjust for series, condition, furnishings and terms. The county’s 2026 value for your apartment is a reference point, not a price. Request a Lago Mar valuation for your apartment.
You can. You would handle the cooperative package, the buyer’s financing, any board approval, the estoppel certificate and the share transfer yourself. At Lago Mar an agent earns the fee because the buyer pool is narrow and each step has a statutory clock. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, assemble that file before the first showing.
One who has closed cooperative transfers and knows Chapter 719. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Lago Mar apartments from every recorded Lago Mar transfer and build the statutory cooperative file before listing. Call Jesse at (239) 898-6072.
Across its 8 MLS-marketed closings in the last 60 months, Lago Mar sold after a median 64.5 days on market at a median 87.91% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). What the county record shows is turnover: 27 qualified resales in 32 years across sixteen apartments, and none since August 2024. Plan for a buyer search plus the approval and document timelines the estoppel certificate sets.
Often, because of board approval, share-loan underwriting and the cooperative documents. Ordering the estoppel certificate at listing, and qualifying buyers on financing before showings, removes most of the delay.
The articles, bylaws, rules and question and answer sheet for the buyer (Florida Statute 719.503), the estoppel certificate, your share certificate and proprietary lease, the current budget and reserve schedule, the insurance declarations, and your parcel’s tax and homestead records.
No. Those disclosures apply to buildings that must have the reports, and Lago Mar is under three stories. Buyers will still ask about reserves, so have the budget, the reserve balance and any waiver votes ready.
Only if it surprises the buyer. A waiver is lawful at Lago Mar (Florida Statute 719.106), and the estoppel certificate must disclose any special assessment. Disclosed early, both become points of price rather than reasons to walk away.
List every qualified sale, set aside every unqualified transfer, and adjust from the pair of sales closest to your apartment. At Lago Mar that means the $335,000 to $350,000 pair first, the $625,000 record second, and the county’s series values as the reference.
The roll shows the county’s flag, not its reason. Family, trust, estate and corrective transfers are usually unqualified, and the county also sets aside some priced transfers. The instruments are on file with the Collier Clerk.
The county does not say. The roll values each “E” apartment $60,000 above its “W” counterpart. The City’s footprints place the eastern building against Hurricane Harbor, but we do not treat that as the stated reason, and the one high 2024 sale was a “W” apartment.
Period medians of qualified sales rose from $66,350 in 1994 to 1999 to $161,250 in 2000 to 2004, $130,000 in 2009 to 2013, $225,000 in 2018 to 2021 and $350,000 in 2022 to 2026 (our arithmetic on the county sales history). Repeat sales of apartment 7E rose from $180,000 in 2003 to $285,000 in 2021.
On the roll’s 817 square feet, the 2024 qualified sales were about $410, $428 and $765 per square foot. Those are county-record figures per sale, not MLS figures.
Fewer than one on average: 27 qualified resales in 32 years. Nine qualified resales recorded in the last ten years, and none since August 2024.
If Lago Mar’s documents give the board approval power or a right of first refusal, it can decline a buyer under those documents. The estoppel certificate tells you whether either exists. Qualifying your buyer early is the best protection.
A right, if the documents grant it, for the association or its members to buy on the same terms before the sale goes to your buyer. The statutory estoppel form asks whether one exists (Florida Statute 719.108).
Up to $250 when nothing is delinquent, plus $100 for delivery within three business days, plus up to $150 if a delinquency exists. The association must issue it within ten business days, and the fee is refunded if the sale does not close (Florida Statute 719.108).
Possibly, from a share lender, subject to Lago Mar’s own financing rules and the lender’s project review. Fannie Mae’s single-entity limit is 20 percent; at Lago Mar, one owner of four apartments would exceed it if shares are equal (Fannie Mae Selling Guide B4-2.1-03).
Florida’s statute says the tax on a cooperative occupancy document “shall be paid by the purchaser” (Florida Statute 201.02). Income tax on your gain is a question for your CPA.
It ends with your ownership. If you buy another Florida home you may be able to port up to $500,000 of Save Our Homes benefit (Florida Department of Revenue, portability guidance PT-112).
Your shares are assigned or surrendered and reissued, the proprietary lease is assigned or a new one issued, the association delivers any approval, and the buyer pays documentary stamp tax and records the occupancy document. Use a closing attorney or title agent experienced in Florida cooperatives.
Only within the City’s 30-day floor and Lago Mar’s own leasing rules, which are not published. A tenant in place narrows the buyer pool to those willing to take the lease, so time it with care.
Florida sellers must disclose known facts that materially affect value and are not readily observable. Flood history on a Zone AE harbor-side property is a question for your real estate attorney; the association’s records show building-level repairs.
A cooperative corporation holds title to the whole property, so a sale would be a corporate decision under its documents and Chapter 719. We found no offer, sale or vote for Lago Mar, and the vote its documents require is not published.
They show what harbor-side land on this block trades for when sold whole: $16,000,000 for the Ocean Terrace parcel in 2023 (not qualified by the county) and $17.5 million for Harbour Club in 2025. They say nothing certain about any single Lago Mar apartment.
The R3-15-CS district caps new building at two habitable stories, 35 feet and 15 units per net acre, about nine units on Lago Mar’s acreage (Naples Code of Ordinances, R3-15-CS). Rebuild rights after a casualty are a City Planning question.
The Reef Club sells larger and more varied apartments at a higher price band, $630,000 and $805,000 qualified in 2023. Lago Mar sells identical 817-square-foot apartments with more recent pricing. They draw overlapping buyers, so price Lago Mar on Lago Mar and use The Reef Club as context.
An investor offers speed and certainty, usually at a discount. The open market reaches seasonal buyers who pay for Lago Mar’s location across from the park. We show you both numbers before you decide.
A one-time charge some associations collect at a transfer, set by their documents. Whether Lago Mar has one is not published; the estoppel certificate must list any such fee.
Brokerage commission, which is negotiable, plus the estoppel certificate, any association fees at transfer, title or closing-agent charges and prorated taxes. For a cooperative, add the share-transfer paperwork; the buyer pays the documentary stamp tax on the occupancy document.
Late summer and early fall usually bring the fewest buyers, because the seasonal buyer pool arrives from late fall through spring. For Lago Mar, whose owners are mostly seasonal, listing ahead of the winter season reaches the most buyers.
It saves a listing commission and costs you reach, pricing and the cooperative paperwork. In a building with three qualified sales in five years, pricing errors cost more than commissions.
Only where the county record suggests it pays. The 2024 sales show condition can matter a great deal at Lago Mar, but any work needs board consent and City permits and adds time. We walk the apartment with you and say which items buyers will pay for.
Yes, and many Naples seasonal buyers prefer it. Furnishings should be listed separately in the contract so the buyer, the lender and the county record see the price of the cooperative interest clearly.
Every Lago Mar of Naples fact on this page comes from a state, county, city or federal record, a Florida statute, FEMA or NOAA data, Fannie Mae’s published guide, the association filings on record, or reputable news. The primary sources below are numbered continuously and grouped by the authority that issued them.
County roll and sales figures come from the Collier County Property Appraiser’s own bulk files dated 29 August 2026, read directly. Recorded instruments are cited by their Official Records book and page and are on file with the Collier Clerk. Where a record names a private owner, we do not reproduce the name.
The official Lago Mar of Naples documents below are published by the City of Naples, the Florida Legislature, the Florida DBPR, Fannie Mae and FEMA. They are the public documents a Lago Mar of Naples buyer or seller should read before signing, and each opens from the issuing authority’s own site.
The cooperative’s own proprietary lease, bylaws and rules are not public and come from the association through its manager.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Department | 2024 | Every three-story-plus condominium and cooperative building past its milestone age; Lago Mar is not on it | |
Short-term rental guidelines | City of Naples | Current | The 30-day minimum and the three-times-a-year exception | |
Condominium and cooperative project extract | Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes | Downloaded 26 September 2026 | Project PR1S020394, LAGO MAR OF NAPLES INC (A COOP ASSN), 16 units, recorded 4 April 1962 | |
Payment-history extract J | Florida DBPR | Downloaded 26 September 2026 | Lago Mar billed $64 a year, 2022 to 2026 | |
Chapter 719, Cooperatives: sections 719.106 and 719.503 | The Florida Legislature | 2026 statutes | Transfer fee cap, reserves and the reserve waiver, and what a buyer must receive before signing | Read 719.106 and 719.503 |
Sections 196.031 and 196.041, cooperative homestead | The Florida Legislature | 2026 statutes | Homestead on a cooperative apartment | |
Co-op share loan documentation requirements | Fannie Mae | Current | The documents a lender needs for a co-op share loan, Florida included | |
Flood Insurance Rate Map panel 12021C0391J | FEMA | Effective 8 February 2024 | Zone AE, base flood elevation 10 ft, at Lago Mar of Naples |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for Lago Mar of Naples. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
