Coquina Sands - Naples Casamore

McGreevy and Comisar are the team Naples Casamore sellers call first, and the team its buyers call when they want the recorded facts rather than the brochure. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, and we built this guide the way we price a Casamore home: from the recorded declaration and its two amendments, the City of Naples resolutions that approved the site, and every recorded Casamore deed since May 2012.

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

Naples Casamore is a condominium of 12 detached bayfront homes inside the neighborhood of Coquina Sands in Naples, Florida. It is a condominium in law and a short street of private houses in practice: each home stands on its own, with its own pool, its own elevator and its own four-car garage, and since a 2022 amendment each owner, not the association, insures the entire house and roof.

Naples Casamore sits at 1720 to 1764 Gulf Shore Boulevard North, Naples, FL 34102, on the east (bay) side of the boulevard, where the site backs onto Hurricane Harbor. BCB Homes built all twelve homes at once in 2010 and 2011 on the land once occupied by two small cooperatives, the Shoreline Club and Canterbury Court, and the condominium was declared in May 2012. BCB described six homes on the waterway and six facing Gulf Shore Boulevard. The recorded documents assign 16 boat slips across the 12 units through a mandatory marina association, and the builder marketed a private, gated beach walk to the Gulf directly across the street. The Collier County Property Appraiser values the twelve homes at $4,255,285 to $4,992,890 each on the tax year 2026 preliminary roll, the highest median of any condominium in Coquina Sands, and in the ten years to 29 August 2026 the homes recorded 12 qualified resales at a median of $4,595,000, with a record of $5,995,000.

This page goes deeper on Naples Casamore than any other source we know of. It is built from the Declaration of Condominium of Naples Casamore, a Condominium, and its Bylaws (Official Records Book 4794, Page 1820), the owners’ 2016 amendment that created the Naples Casamore Marina Association (OR 5332/3044) and their 2022 amendment that moved structure insurance to each owner (OR 6085/3943); City of Naples Resolutions 09-12490 and 10-12708 and the Council workshop minutes of March 2010; the Florida Division of Corporations records for both associations; the Florida Division of Condominiums project record; BCB Homes’ own 2009 to 2013 releases and newsletters; the Collier County Property Appraiser’s bulk roll files dated 29 August 2026, with every recorded sale on all twelve parcels; FEMA’s National Flood Hazard Layer and USGS lidar read inside the site; the Florida Statutes on milestone inspections and structural reserve studies; and Collier County Public Schools’ zoning tool. Where the public record stops, we say so, and we name the document that would answer the question.

If you own a Casamore home and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the insurance, marina and document sections below will tell you what a Casamore home costs to own before you tour.

Why McGreevy and Comisar Are the Best Realtor for Naples Casamore

McGreevy and Comisar are the best realtor for Naples Casamore 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 Naples Casamore market read built on every recorded deed on all twelve homes since 2012.

If you’re searching for the best realtor for Naples Casamore in Coquina Sands, Naples, whether you’re ready to sell your Naples Casamore 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 Naples Casamore for a specific reason: it is twelve homes, and twelve homes produce a market of a sale or two in a typical year. From 2016 through 2025 the homes recorded between none and three qualified resales a year, four of those ten calendar years recorded none, and the twelve months to 29 August 2026 recorded none at all (Collier County Property Appraiser sales file, files dated 29 August 2026). A listing agent who prices a Casamore home off “the last Casamore sale” alone is pricing off a single deed that may be four years old. The county’s own values split the twelve homes into two clean groups of six, one at $1,216 to $1,241 of just value per square foot and one at $1,119 to $1,137, a gap that lines up with the builder’s description of six homes on the waterway and six facing the boulevard. The recorded documents add three things no brochure mentions: each owner insures the whole house and roof at full replacement value, each new owner pays a one-time Marina Association joining fee of up to $5,000 at closing, and twelve units share sixteen boat slips, so some homes hold more than one. Each of those moves a price, and each has to be in the file before the first showing.

Recent Naples Casamore track record (10 years to 29 August 2026): In the Southwest Florida MLS Matrix, pulled 26 September 2026, Naples Casamore shows 3 closings in the last 60 months, from $5,400,000 to $5,700,000 at a median of $5,600,000, with a median 52 days on market and a median 94.12% of list price; none closed in the last 12 months, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. In the 10 years to 29 August 2026, Naples Casamore recorded 12 qualified resales; the most recent were $5,400,000 in March 2025 and $5,700,000 in July 2025. The twelve resales carry a median of $4,595,000 (with an even count the median is the average of the middle pair, $4,495,000 and $4,695,000, not an observed price), a low of $3,875,000 and a high of $5,995,000, for $57,295,000 in recorded volume. The highest Casamore sale on record is $5,995,000 for 1764 Gulf Shore Blvd N, recorded 29 April 2021 (Collier Clerk, OR 5940/1310). Ask us and we will walk you through every one of the twelve deeds.

For Naples Casamore 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 Casamore the file matters as much as the photography. We assemble it before the first showing: the estoppel certificate from the Naples Casamore Association, which must disclose any amount owed and the Marina Association joining fee the buyer will pay; your certificate of insurance on the whole structure, because the 2022 amendment requires one and the buyer’s lender and insurer will ask how the house has been insured; which boat slip or slips are assigned to your unit, and their size; the pool, hot tub and elevator service records you, not the association, are responsible for; your Elevation Certificate; and any permits for work since 2011. Seven of the twelve owners mail their tax bills outside Florida (Collier County Property Appraiser roll, 2026), and we are set up to sell a Casamore home whose owner is not in Naples.

For Naples Casamore buyers: the first question at Casamore is the row, because the homes on Hurricane Harbor and the homes facing Gulf Shore Boulevard sit in different value groups on the county roll. The second is the slip: which slip is assigned to the unit, how long a boat it will take, and how the route out through Moorings Bay and Doctors Pass fits your boat. The third is the insurance, because a Casamore owner prices dwelling, wind and flood cover like a single-family owner, not like a condominium owner under a master policy. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Casamore address; we answer them below.

Honors and recognition:

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

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

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

Living in Naples Casamore as a Homebuyer

Living in Naples Casamore means a detached, three-level house on Hurricane Harbor or facing Gulf Shore Boulevard North, with a private pool, a private elevator, a four-car garage and an assigned boat slip, eleven neighbors, association-kept grounds and docks, a gated beach walk across the street described by the builder, and Lowdermilk Park half a mile south.

Naples Casamore is the smallest condominium in Coquina Sands by unit count and the newest built, and for a condominium it is unusually private. There is no lobby, no shared hallway, no shared pool and no clubhouse. One association of twelve owners keeps the landscaping, the drives, the entry features and the docks, and a second association, which every owner must join, runs the docks. What follows is what daily life at Casamore looks like, drawn from the recorded documents, the City’s approvals and the county’s records.

What Is Naples Casamore?

Naples Casamore is a residential condominium governed by Chapter 718 of the Florida Statutes. Its governing instrument is the Declaration of Condominium of Naples Casamore, a Condominium, with the Bylaws of Naples Casamore Association, Inc., recorded in May 2012 at Official Records Book 4794, Page 1820 with the Collier County Clerk of the Circuit Court. Florida’s Division of Condominiums lists it as project PR75630, “NAPLES CASAMORE, A CONDO,” with 12 units and a recorded date of 05/07/2012 (DBPR condominium extract). The association is Naples Casamore Association, Inc., a Florida not-for-profit corporation filed 4 February 2011 and active, document number N11000001243 (Sunbiz record), and its dock companion is Naples Casamore Marina Association, Inc., document N18000005342, filed 7 May 2018 (Sunbiz record).

Naples Casamore is not a homeowners’ association community in the Chapter 720 sense, which covers communities where owners hold title to lots and the association holds common areas (F.S. 720.301). Each Casamore home is a condominium unit, and the ground around it is common or limited common element. Nor is Casamore governed by the Coquina Sands Association, which is a voluntary neighborhood civic association with $90 per household annual dues and no lien authority (Coquina Sands Association).

Where Is Naples Casamore, and Which Side of the Boulevard?

The twelve homes run from 1720 Gulf Shore Blvd N at the south end to 1764 at the north end, on the east side of the boulevard, the side that backs onto Hurricane Harbor. The unit numbers run the other way: Unit 1 is 1764 and Unit 12 is 1720 (Collier County Property Appraiser roll, 2026). Legally the site is Lots 1, 2 and 3, Block “J”, Coquina Sands Unit 2, Plat Book 3, pages 53 and 54 (City Resolution 09-12490). The City of Naples neighborhoods layer returns “Coquina Sands” at the site (City of Naples PropertyZoning map service), and the neighborhood’s north boundary is 1785 Gulf Shore Blvd N; from 1801 northward is The Moorings. Casamore is the northernmost condominium on the bay side of Coquina Sands.

Before the homes were built the parcel carried the addresses 1676 to 1708 Gulf Shore Boulevard North, the Shoreline Club and Canterbury Court cooperatives, and the City’s 2009 approval still uses those numbers (Resolution 09-12490). The parcel was re-addressed 1720 to 1764 when the homes went up. Anyone researching the site’s history should search both ranges.

A Condominium That Lives Like a Street of Houses

BCB Homes marketed Casamore as “12 detached residential units,” and the City approved exactly that: a site plan for “12 detached residential units” with a deviation that let the homes sit closer together than the code’s building-separation rule would otherwise require (Resolution 09-12490). Each home has a ground-level garage for four cars with an entry lobby and an elevator, a main living floor of more than 2,000 square feet of great room, kitchen and dining, and a suite floor above (BCB Homes release, 28 December 2009). The county roll records 3,743 to 4,106 square feet of living area per home.

The legal form still matters every day. A Casamore owner holds a condominium unit and an undivided share of the common elements, the association maintains the grounds and the docks, and the board approves exterior changes. What the 2022 amendment changed is the split of risk: the owner now maintains the private pool and hot tub and insures “the entire residential structure, roof, and the personal property therein” at full replacement value (OR 6085/3943, Section 15.1). That is closer to owning a house than a typical condominium flat.

Who Owns at Naples Casamore?

The Collier County Property Appraiser’s tax year 2026 preliminary roll shows 4 of the 12 homes carrying a homestead exemption (1728, 1732, 1744 and 1756), so a third of the owners claim Casamore as their permanent Florida residence. Five owners mail their tax bills to Florida addresses and seven to other states: two to Missouri and one each to Delaware, Massachusetts, Minnesota, Ohio and Pennsylvania. No Casamore owner mails a bill abroad. Four homes, 1728, 1732, 1736 and 1756, have recorded no qualified resale since their first sale in 2013 and 2014, which points to long-hold owners.

The Water Side: Hurricane Harbor and the Docks

Hurricane Harbor is the basin dredged under the Coquina Sands Unit 2 plat, and it reaches the Gulf through Moorings Bay and Doctors Pass, the only inlet connecting the bay to the Gulf (City of Naples, Moorings Bay). Casamore’s dock facility, including a floating dock, is a common element, and its 16 boat slips are assigned to units as limited common elements (Marina Association Bylaws, Sections 3.1 and 3.2, attached to OR 5332/3044). BCB described each home’s dock as able to take a 40-foot boat (BCB Homes newsletter, 2011). The boating section below covers the route, the bridge and the rules.

The Gulf Side: The Gated Beach Walk

In July 2010 BCB Homes wrote: “Naples Casamore also owns a gated beach walk to the Gulf right across the street and each owner will have a private code for entry” (BCB Homes newsletter, July 2010). In 2013 it repeated that “the community has private, gated beach access across the street” (BCB Homes newsletter, July 2013). That is the builder’s claim, and we quote it as such. Which strip of land it is, and in whose name it is held today, is not confirmed on the public record we are permitted to cite; the daily logistics section below sets out what the City’s maps show and what a buyer should ask for. The public beach at Lowdermilk Park is 0.52 mile south by road.

What a Casamore Buyer Should Understand on Day One

Four facts shape every Casamore purchase, and all four come from recorded documents rather than listing remarks.

• You insure the house. Since the 2022 amendment each owner insures the whole structure and roof at full replacement value, gives the association a certificate at least annually and 30 days’ notice before any lapse; if an owner fails to insure, the association may buy the cover and lien the unit (OR 6085/3943, Section 15.1).
• You join the Marina Association. Membership is mandatory and appurtenant to the unit, and each new owner pays a one-time joining fee set by the board, not to exceed $5,000, at closing (OR 5332/3044, Sections 9.4 and 10.14).
• You maintain your pool. The owner maintains the private pool and hot tub and their equipment and carries the liability for them, while the association keeps landscaping, landscape lighting, entry features, roadways, drives and walkways (OR 6085/3943, Sections 11.1(G) and 11.2(I)).
• Nothing about dues is published. No Casamore budget, assessment or reserve figure appears in any source we may cite. The estoppel certificate and the resale document package answer it (F.S. 718.116; F.S. 718.503).

Ready to Sell or Buy at Naples Casamore? Talk to the Team That Read the Recorded Documents

Naples Casamore is the smallest and newest condominium in Coquina Sands: twelve detached homes sharing sixteen boat slips on Hurricane Harbor, with each owner insuring the whole house since 2022. In the ten years to 29 August 2026 it recorded twelve qualified resales, and none in the last twelve months. In a market that thin, the seller who prices to the row, the slip and the condition, with the insurance certificate and the estoppel already in the file, is the seller who sets the next benchmark.

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

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

Naples Casamore Market Snapshot: What the Twelve Homes Actually Sell For

Naples Casamore recorded 12 qualified resales in the ten years to 29 August 2026, at a median of $4,595,000 and a range of $3,875,000 to $5,995,000 (Collier County Property Appraiser sales file). The two most recent closed in 2025, at $5,400,000 and $5,700,000, and no qualified Casamore sale recorded in the last twelve months.

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

We tracked every recorded Naples Casamore sale in the Collier County roll through 29 August 2026: 27 qualified sales on the twelve parcels since the first closing in May 2012, twelve of them first sales from the developer and fifteen of them resales, plus every non-qualified and nominal transfer, which we set aside. Southwest Florida MLS Matrix, pulled 26 September 2026: 3 closings at Naples Casamore in the last 60 months, at a median of $5,600,000. The sales below are the county’s recorded deeds. The county file carries recorded prices and dates only; days on market and sale-to-list ratios come from the MLS, where the three closings of the last 60 months took a median 52 days and sold at a median 94.12% of list price. Every price per square foot below is stated per county square foot of living area from the tax year 2026 preliminary roll, the one measure that is the same for all twelve homes.

One housekeeping note, because it changes the numbers. A search of the county files by house number alone also returns a thirteenth parcel, 1725 Gulf Shore Boulevard South, a separate 2015 home about 2.8 miles south in Old Naples; the City of Naples address layer places it at latitude 26.126, while every Casamore address sits between 26.1658 and 26.1668 (City of Naples address points). Its value and its sales, including a $5,750,000 sale in 2019, are not Casamore’s, and none of the figures on this page include them.

The Windows We Checked, and Why Ten Years Leads

Our rule is to widen the window until it holds ten or more qualified sales, name the window beside every figure, and list the sales one by one when a window holds fewer than ten. At Casamore the first window with ten or more is ten years.

Source: Collier County Property Appraiser sales file, qualified flag “Y” only, files dated 29 August 2026; medians and windows are our arithmetic. The 60-month window holds three sales: $5,600,000 for 1724 in April 2022 and the two 2025 sales below. The all-history median mixes builder closings with resales and is shown for completeness, not as a market rate.

The Headline Window: 12 Recorded Resales in Ten Years

Collier County Property Appraiser sales file and roll, files dated 29 August 2026; Official Records book and page as the county records them, with the instruments on file with the Collier County Clerk.

The twelve deeds total $57,295,000 (our arithmetic). With twelve sales the median is the average of the sixth and seventh, $4,495,000 and $4,695,000, which gives $4,595,000, a figure no Casamore home actually sold for. Measured per county square foot, the mean of the twelve per-sale figures is $1,227.80 and their median is $1,152.35; we average the per-sale ratios rather than dividing total dollars by total square feet, and we say so because the two methods give different answers. By calendar year the twelve resales fell one in 2016, three in 2019, three in 2020, two in 2021, one in 2022 and two in 2025, with none in 2017, 2018, 2023 or 2024.

The Two Most Recent Sales, Both in 2025

The latest two recorded Casamore resales set the current level. 1724 Gulf Shore Blvd N (Unit 11), 3,789 square feet, sold for $5,400,000, recorded 12 March 2025 (OR 6448/1901), $1,425 per county square foot. 1752 Gulf Shore Blvd N (Unit 4), 3,953 square feet, sold for $5,700,000, recorded 9 July 2025 (OR 6490/112), $1,442 per county square foot. Two sales are two data points, not a median; their average, $5,550,000, is the figure the Coquina Sands neighborhood research carries for Casamore’s 2024 to 2026 resales, with the count of two beside it. The newest recorded transfer of any kind on a Casamore parcel was a $0 deed on 1756 Gulf Shore Blvd N on 19 December 2025 (OR 6539/2234), a nominal transfer, not a sale.

The Record: $5,995,000 at 1764 Gulf Shore Boulevard North

The highest price ever recorded for a Naples Casamore home is $5,995,000 for 1764 Gulf Shore Blvd N (Unit 1), recorded 29 April 2021 (Collier Clerk, OR 5940/1310). At 3,953 county square feet that is $1,517 per square foot, also the highest price per square foot on record at Casamore. It closed at the height of the 2021 market, three days after 1724 sold for $4,400,000, which shows how far two Casamore homes can sit apart in the same week. The same home had sold for $2,896,600 as a first sale in April 2013 (OR 4913/3050) and for $4,335,000 in June 2016 (OR 5284/1240).

First Sales From the Builder, 2012 to 2014

Every Casamore parcel’s first qualified sale ran from May 2012 to June 2014. The county extract does not carry grantor names, so we identify these as the original developer closings from their sequence rather than from the deed text. BCB Homes’ July 2013 newsletter said it had “started construction of the last four residences,” which fits closings running into mid-2014 (BCB Homes newsletter, July 2013).

The twelve first sales carry a median of $3,170,600 (the average of $3,150,000 and $3,191,200), a range of $2,387,300 to $3,676,200, $38,117,900 in total, and a mean of about $807 per county square foot. The first deed, for 1752, sits at OR 4794/1896, seventy-six pages after the Declaration at OR 4794/1820, so the first closing was recorded right behind the declaration. For context, the Naples Daily News reported in May 2010 that the homes were “priced at $4 million to $5 million” (BCB Homes reprint of the Naples Daily News report); the recorded first sales closed below that launch band, as many Naples projects launched into the 2009 to 2011 downturn did.

Repeat Sales: What the Same Home Sold For More Than Once

Repeat sales of the same home are the cleanest read of the Casamore market, because the house is held constant. From the county sales file:

• 1724 (Unit 11): $2,387,300 in 2013, $4,400,000 in April 2021, $5,600,000 in April 2022, $5,400,000 in March 2025. Its 2025 sale closed $200,000 below its 2022 sale; one pair is a data point, not a trend.
• 1764 (Unit 1): $2,896,600 in 2013, $4,335,000 in 2016, $5,995,000 in 2021, the record.
• 1752 (Unit 4): $3,390,000 in 2012, $4,700,000 in January 2020, $5,700,000 in July 2025.
• 1760 (Unit 2): $2,730,600 in 2013, $3,875,000 in April 2019, $4,100,000 in August 2020.
• 1748 (Unit 5): $3,150,000 in 2012, $4,250,000 in 2015, $4,100,000 in February 2020.
• 1744 (Unit 6): $3,605,600 in 2013, $4,000,000 in 2014, $4,695,000 in 2019.

Two more deeds carried market-looking prices but were coded not qualified by the county: $4,950,000 for 1752 in October 2016 (OR 5319/1681) and $3,900,000 for 1728 in April 2015 (OR 5146/776). A non-qualified sale is one the county did not treat as an open-market transaction, so we do not use either as a comparable and neither is in any figure above.

County Just Value Versus Recorded Price

The Collier County Property Appraiser’s 2026 preliminary just values for the twelve homes run from $4,255,285 (1724) to $4,992,890 (1744), a median of $4,663,998 and a total of $55,502,675. Just value is an assessment concept, not a sale price, and at Casamore it has run well below recent deeds: 1752’s just value of $4,879,945 is about 86% of its July 2025 sale price, and 1724’s $4,255,285 is about 79% of its March 2025 sale price (our arithmetic). That is why an online automated estimate built on the county roll will usually understate a Casamore home, and why we price from deeds.

Why the Twelve Homes Value in Two Groups of Six

The county does not value the twelve homes as one block. Divided by each home’s county square footage, the roll falls into two clean groups of six:

BCB Homes described six homes abutting the waterway and six abutting Gulf Shore Boulevard (BCB Homes newsletter, July 2010). The obvious reading is that the higher-valued middle six are the waterfront row, but we have not confirmed from the recorded site plan which six addresses sit on the water, so we publish the county’s grouping and not a waterfront list. When we price a Casamore home we confirm its row, its view corridor and its slip from the survey exhibits before we compare it to anything.

Turnover: About One Resale per Home per Decade

Twelve qualified resales in ten years across twelve homes is roughly one resale per home per decade. The turnover is not even: 1724 has sold four times since 2013, while 1728, 1732, 1736 and 1756 have recorded no qualified resale since their first sale. For a seller, that means your buyer pool is usually looking at one Casamore home at a time, and at larger houses on other streets. For a buyer, it means waiting for a specific row or plan can take years.

Casamore Against the Rest of Coquina Sands

On one yardstick, the median qualified resale price for condominium and cooperative associations inside Coquina Sands from 2024 to 2026 on the same county roll, Casamore sits at the top: $5,550,000 on two sales, ahead of Via Delfino at $5,212,500 on four, The Whitehall at $3,912,500 on four, Charleston Square at $2,675,000 on two, and far above Lago Mar at $350,000 on three. Several of those figures rest on one or two sales and are single transactions rather than medians in any useful sense, so read the count beside every figure. Single-family homes are a different metric and a different market; the Coquina Sands neighborhood record is a single-family house on Banyan Boulevard at $17,060,000 in April 2026 (Gulfshore Business), and we do not set Casamore’s condominium prices beside it as if they were comparable.

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

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

How Did Naples Casamore Come to Be?

Naples Casamore came to be when a developer bought two late-1950s cooperatives on Gulf Shore Boulevard North, the Shoreline Club and Canterbury Court, demolished them, won City approval in 2009 for twelve detached homes instead of a denser condominium, and had BCB Homes build all twelve at once in 2010 and 2011.

The Shoreline Club and Canterbury Court

BCB Homes’ own announcement of 28 December 2009 said it plainly: “Naples Casamore will be located on the site formerly occupied by the Shoreline Club and Canterbury Court” (BCB Homes release). Both were small bayside cooperatives of the late 1950s and early 1960s, at the addresses the City’s 2009 resolution still uses, 1676 to 1708 Gulf Shore Boulevard North. Canterbury Court also held a 10-foot strip of land on the Gulf side of the boulevard: in 2006 it granted the City a beach-renourishment easement over “S 10’ Lot 1, Blk ‘S’,” folio 12787520008, recorded at OR 4017/0219 (City Resolution 06-11272, Exhibit A). That strip matters to the beach-walk question discussed below.

A $22 Million Assemblage, and a Switch From 29 Condominiums to 12 Homes

The Naples Daily News reported in May 2010, in a story BCB Homes reproduced, that the two cooperatives were “acquired a year apart for a total of $22 million. They were cooperatives with 37 owners between them” (BCB Homes reprint). The same report said the site had been allowed 29 condominium units before the developer switched to twelve single-family homes, and that “the Naples City Council voted 5-2 for the change to a single-family development.” One dissenting councilman was quoted: “My thought was that the project was too dense and intense in a community of condominiums.” The resolution itself does not record the vote tally, so we attribute the 5 to 2 figure to the newspaper.

The reason a cooperative could be bought and cleared is structural. In a cooperative the corporation already holds title to the land and the members hold shares and proprietary leases, so an assemblage does not face the statutory hurdles of terminating a condominium (F.S. 718.117 governs condominium termination). The same pattern has since cleared the Harbour Club cooperative next door for Harbour House.

City Approvals: Two Resolutions, Not One

Resolution 09-12490, 19 August 2009 approved Petition 09-SPD2, a site plan with deviations for Naples Casamore, “12 detached residential units,” on Lots 1 to 3 of Block J (naplesgov.com/media/47921). The deviation was from Code Section 56-54(b), the minimum separation between principal buildings, which let the twelve homes sit closer together than the code would otherwise allow. The owners of record were Gulfshore Development, LLC and Gulfshore Development II, LLC; the site plan was by Sardinas Architects; the Planning Advisory Board recommended approval 7 to 0. The City attached five conditions: no more than the allowable lot coverage; two additional guest parking spaces; guest parking built with turf blocks, a minimum of 8 and a maximum of 10 spaces; perimeter landscaping and irrigation installed with the first home; and no parking in the City right-of-way, with the curb designed to discourage it.

Resolution 10-12708, 16 June 2010 granted Variance Petition 10-V6 from Code Section 56-45(b), which requires pools in multifamily districts to meet the structure setbacks (naplesgov.com/media/46646). It let eleven of the twelve swimming pools encroach between 4 feet 1 3/4 inches and 9 feet 4 3/8 inches into the required front and rear yards at 1720 to 1764 Gulf Shore Blvd N; one building needed no relief. The Planning Advisory Board recommended approval 6 to 1. The resolution numbers the buildings 1 to 12, and that numbering may not match the county’s unit numbers, so a buyer who wants to know how close a particular pool sits to the property line should read Attachment A against the survey.

At a City Council workshop on 15 March 2010 the project architect “provided a brief update regarding the non-phased construction schedule for the complex as well as noting that property maintenance vehicles would be provided parking within its confines of the project, not along Gulf Shore Boulevard” (Council workshop minutes, 15 March 2010). The developer also quoted the City’s Design Review Board: “The architecture is playful and interesting with depth of character!” (BCB Homes release).

From Groundbreaking to Grand Opening

The county roll records all twelve homes as built in 2011, which is the year we publish. BCB called it “a speculative project, meaning none of the homes were sold before construction started,” and built all twelve shells at once, finishing interiors for their buyers (BCB Homes reprint).

Who Designed and Built Naples Casamore

The developer was Gulf Shore Development II, LLC; the general contractor was BCB Homes, Inc.; the architecture was by Stofft Cooney Architects, in what BCB called a “white-washed, French-Caribbean style”; the site plan was by Sardinas Architects (BCB Homes release; Resolution 09-12490). The furnished models were designed by Collins and DuPont Interior Design and Godfrey Design Consultants (BCB Homes newsletter, July 2010). The same architectural lineage appears across the boulevard’s other post-1990 bay-side project: the City’s planned development documents for Charleston Square name John Cooney of Randall Stofft Architects (City Ordinance 03-9966).

The Condominium’s Two Amendments

The owners have amended the 2012 Declaration twice, and both amendments change what a buyer owns and pays.

• 2016, OR 5332/3044 (recorded 10 November 2016): approved at a special members’ meeting on 18 August 2016 by at least two-thirds of the voting interests present. It created the Naples Casamore Marina Association as a mandatory, appurtenant membership for every unit, added the one-time Marina Association joining fee of up to $5,000 at closing, delegated dock maintenance to the Marina Association, and let the board contract uniform exterior maintenance such as painting, window washing, roof cleaning and pressure washing as a common expense.
• 2022, OR 6085/3943 (recorded 16 February 2022): approved at a special members’ meeting on 6 December 2021. It moved the whole-structure insurance obligation to each owner, set dock costs as an equal one-twelfth share for every owner, made the private pools and hot tubs the owner’s to maintain, and let the association self-insure windstorm on the docks if wind cover is not economically feasible.

Both certificates of amendment were prepared by the association’s counsel, Adamczyk Law Firm, PLLC, which is also the registered agent of both associations on the Sunbiz record. The next section takes the homes themselves, and the declaration section below takes the documents clause by clause.

The Residences: Twelve Detached Homes on Three Levels

Naples Casamore’s twelve residences are detached homes of 3,743 to 4,106 square feet of county-recorded living area, each built on three levels: a ground-level four-car garage and entry lobby with an elevator, a main living floor above it, and a suite floor on top, all finished by BCB Homes between 2010 and 2014.

BCB offered “three individualized floor plans” with alternate elevations, and the county roll bears that out: the twelve homes carry only six different living-area figures, four of them repeated in pairs and threes. BCB’s own figures were 3,800 to 4,100 square feet under air and 5,500 to 6,400 square feet in total in 2009, later “start at 4,000 square feet under air and 6,000-6,500 square feet total” (BCB Homes release, December 2009; BCB Homes newsletter, July 2013). The difference between “under air” and “total” is the garage, lobby, lanais and covered terraces. We use the county’s living area throughout, because it is the one measure recorded the same way for all twelve.

Three Levels: Garage, Living Floor, Suite Floor

BCB’s release walks a buyer through the house from the ground up. “The ground floor of your home will accommodate four cars in the garage,” with space for storage and a private lobby. “Step into the elevator and let it take you to the first living area,” a great room of more than 2,000 square feet with a chef’s kitchen, dining, breakfast nook, powder room, a guest or second master suite and outdoor living. “Proceed to the second floor” for the master suite with split baths and the guest suites with a covered terrace, under a vaulted ceiling that BCB described as “soaring all the way to the third floor” (BCB Homes release). BCB’s 2013 newsletter called them “12 three-story single-family residences” (BCB Homes, July 2013). The accurate description, and the one that matters under Florida’s condominium safety laws, is three levels: a garage level and two habitable living floors above it.

That layout is not an accident of style. The site is zoned R3-15-CS, the City’s Coquina Sands multifamily district, which caps height at two habitable stories and 35 feet to the ceiling of the highest story and requires ground-floor parking to be enclosed (Naples Code of Ordinances, Chapter 58, Division 13). Garage below, two living floors above, is the envelope the zoning allows, and the flood map rewards it, because the ground level is used only for parking, access and storage.

The Twelve Homes on the County Roll

Collier County Property Appraiser bulk roll, tax year 2026 preliminary, files dated 29 August 2026; per-square-foot figures are our arithmetic. Owner names are omitted on purpose. The twelve homes total 47,195 square feet of county living area, a median of 3,939.5 square feet per home. Three homes carry 4,106 square feet (1720, 1744, 1756), three carry 3,953 (1732, 1752, 1764), two carry 3,926 (1728, 1740), two carry 3,817 (1736, 1748), and two stand alone at 3,789 (1724) and 3,743 (1760).

How the Homes Were Built

BCB built Casamore in “all concrete block construction, and impact glass throughout,” with spray foam insulation and energy-efficient air conditioning, on driven pilings, and planned to certify the model homes as “Green” (BCB Homes release; BCB Homes reprint of the Naples Daily News). All twelve were permitted and built after Florida adopted its statewide building code in 2002, which is the threshold the state’s wind-mitigation inspection form asks about (FLOIR wind mitigation resources). Impact glass, a documented roof-to-wall connection and the roof’s permit date are what a Casamore owner’s insurer will price, and because the owner now insures the whole structure, those credits go straight to the owner’s premium rather than to a master policy.

Units, Not Lots

BCB described each home as sitting on “a lavish 8,000 square foot site.” In condominium form each home is a unit, not a platted lot, and the land around it is common element or limited common element under the Declaration. Pools, lanais and boat slips are the limited common elements the recorded amendments name. The exact boundary of each unit and of its limited common elements is drawn in the Declaration’s survey exhibits at OR 4794/1820, which a buyer should read with the survey for the specific home.

What Amenities Come With a Naples Casamore Home?

A Naples Casamore home comes with its own swimming pool and spa, its own elevator, a four-car garage, an assigned boat slip on Hurricane Harbor with use of a common floating dock, association-maintained grounds and drives, guest parking, and a gated beach walk across Gulf Shore Boulevard that the builder described as owned by the community.

What Casamore does not have matters as much. No source we may cite shows a community pool, clubhouse, fitness room or on-site staff, and we do not claim any. Each home is its own amenity package, and the association’s role is the grounds and the docks.

Private Pool and Spa at Every Home

“Every home at Naples Casamore will have its own boat slip, pool and spa,” the Naples Daily News reported in 2010 (BCB Homes reprint). The City’s 2010 variance let eleven of the twelve pools sit closer to the property lines than the multifamily code allows (Resolution 10-12708). Since 2022 the owner maintains “the individual swimming pools and hot tubs serving such Owner’s Unit exclusively” and their equipment, subject to the association’s right to contract cleaning and routine maintenance, and is “solely responsible for any injury, death or other liability” connected with the pool, hot tub and exclusive lanai (OR 6085/3943, Section 11.2(I)). That makes the pool a line in the owner’s own liability policy.

A Private Elevator in Every Home

Each home has its own elevator from the ground-level lobby to both living floors: “private lobbies with elevators on the first floor” (BCB Homes reprint) and “a grand lobby with an elevator and stairs to all floor levels” (BCB Homes newsletter, July 2010). Unlike the shared elevators in Coquina Sands’ tower condominiums, a Casamore elevator serves one household. Its service contract, inspection and repair history belong in the seller’s file.

Four-Car Garage and Guest Parking

The ground floor takes four cars “and still have space for storage” (BCB). The City required 8 to 10 guest spaces built with turf blocks and barred parking in the City right-of-way (Resolution 09-12490), and the project architect told Council in 2010 that maintenance vehicles would park inside the project rather than on Gulf Shore Boulevard (Council workshop minutes).

The Boat Slip and the Floating Dock

The dock facility, including the floating dock, is a common element available to all owners, and the boat slips are assigned to specific units as limited common elements (Marina Association Bylaws, Sections 3.1 and 3.2, OR 5332/3044). There are 16 slips for 12 units, so some units hold more than one. The next section covers the slips, the rules and the route to the Gulf.

The Gated Beach Walk

BCB’s claim, in its own words: “Naples Casamore also owns a gated beach walk to the Gulf right across the street and each owner will have a private code for entry” (BCB Homes newsletter, July 2010). The daily logistics section explains which strip the City’s maps suggest it is and why that identification is unconfirmed.

Grounds, Drives and Exterior Care

The association maintains “all landscaping, landscape lighting, entry features, roadways, common drives, and walkways” (OR 6085/3943, Section 11.1(G)), and since 2016 the board may contract uniform exterior maintenance, painting, window washing, roof cleaning and pressure washing, as a common expense (OR 5332/3044, Section 11.1(K)). The original 2009 marketing line, “The exterior of each home, landscaping, pool and dock area is maintained by the association,” describes the plan at launch; the recorded 2022 amendment now controls, and under it the pool is the owner’s. Whether the vehicle entry is gated is not confirmed in any source we may cite.

Boating From Naples Casamore: Hurricane Harbor to Doctors Pass

Boating from Naples Casamore starts at a private slip on Hurricane Harbor and runs north through Moorings Bay, under the City’s Mooring Line Drive bridge, and out to the Gulf through Doctors Pass, the only inlet serving the bay. Casamore’s 16 slips are run by a mandatory Marina Association, and the builder marketed each dock for a 40-foot boat.

Sixteen Slips for Twelve Homes

The 2016 amendment allocated dock costs by the number of slips “assigned to such Owner or such Owner’s Unit as a Limited Common Element, and the denominator is 16” (OR 5332/3044). The 2022 amendment replaced that with “an equal one-twelfth (1/12th) share for all Unit Owners” (OR 6085/3943). So twelve units share sixteen slips, some units hold two, and since 2022 every owner pays the same dock share regardless of how many slips the unit holds. Which units hold the extra four slips is shown in the association’s slip assignments and the Declaration exhibits, not in any public record we may cite. For a buyer that is a question to put in writing; for a seller who holds two slips, it is a selling point to document.

How Big a Boat?

BCB wrote that “each home also has its own private boat dock able to accommodate a 40’ boat” (BCB Homes newsletter, 2011) and, in 2013, “a 40-foot boat dock on the Intracoastal Waterway with gulf access” (BCB Homes, July 2013). We treat 40 feet as the builder’s marketing figure. The usable length, beam, depth at low water and lift capacity of a particular slip need to be measured, and the route out matters as much as the slip.

The Route to the Gulf, and the Bridge

The City of Naples confirms that Doctors Pass is the only inlet connecting Moorings Bay to the Gulf (City of Naples, Moorings Bay). A boat leaving Hurricane Harbor runs north up Moorings Bay and passes under the City-maintained Mooring Line Drive bridge before reaching the pass. No authoritative clearance figure for that bridge is published by the City, the Coast Guard, a NOAA chart or the National Bridge Inventory that we could verify, so we do not publish one. Measure your boat’s air draft and check the clearance at the tide you will run before you buy for a specific boat. Doctors Pass is narrower and shallower than Gordon Pass and it shifts, which is why Collier County dredges it on a maintenance cycle; the 2026 Wiggins Pass and Doctors Pass maintenance dredging project was out for bid this year (Collier County procurement 26-8661R).

The Moorings Bay Special Taxing District

The City’s GIS places the Casamore site inside the Moorings Bay Special Taxing District (City layer 3), a dependent City district created by Ordinance 87-5328 on 5 August 1987 (Ordinance 87-5328). It levies 0.0125 mills, about $12.50 per $1,000,000 of taxable value, to fund water quality, navigability and maintenance dredging in the bay, including Doctors Pass (City of Naples, Moorings Bay Special Taxing District). On a Casamore home that is well under $100 a year, and it buys the channel the docks depend on.

Dock Rules in the Recorded Documents

The Marina Association Bylaws, recorded with the 2016 amendment, set the baseline rules (Section 3.4): other than in its assigned slip, no vessel may stay in any slip or dock facility overnight for more than three consecutive nights without written consent; no one may alter the docks without consent; no storage bins or fishing gear may be kept on the docks; and the association may adopt further dock rules. Slip electricity and water are separately metered and are the owner’s cost. The Declaration as amended in 2022 lets the association self-insure windstorm on the dock facilities if the board finds wind cover not economically feasible (Section 15.3), which is a line a buyer should look for in the budget and reserves.

Seawalls on Moorings Bay

BCB reported a new seawall under construction in May 2010 and the seawall refurbishment complete by July 2010 (BCB Homes newsletter, July 2010). We did not find a City dock or seawall resolution specific to Casamore; dock and seawall permits sit in the City’s permit portal. The City publishes a Seawall Owners Manual for Moorings Bay district owners (City of Naples Seawall Owners Manual), and City Code caps new and replacement seawall cap elevation at 4.8 feet NAVD88, with taller existing walls maintainable at their current height. Ask for the dock and seawall reserve line in the budget and for any engineering report on them.

If You Trailer a Boat

Public ramps do not put you into Moorings Bay. The nearest, Naples Landing, is about 1.9 miles away by road and launches into Naples Bay, which exits at Gordon Pass (City of Naples, Naples Landing); Bayview Park is the county’s ramp on the same water (Collier County Parks, Bayview Park). At Casamore the private slip is the boating.

What Are the HOA Fees and Property Taxes at Naples Casamore?

Naples Casamore has no published HOA or condominium assessment: the association publishes no budget, fee or reserve figure in any source we may cite, and the number comes from the estoppel certificate. Property taxes are on the county roll: $32,918 to $44,018 per home on the 2026 preliminary roll, a median of $41,053.

Casamore is a condominium association under Chapter 718, not a homeowners’ association, so the right words are “condominium assessment” and “Marina Association assessment,” and there is no separate master HOA above it. The Coquina Sands Association’s $90 a year is voluntary.

Assessments: Not Published, and How to Get Them

We will not print a Casamore dues figure, because none exists in any source we are permitted to cite, and a number copied from a listing remark is how buyers end up underwriting the wrong home. What closes the gap is statutory:

• The estoppel certificate (F.S. 718.116(8)) states the regular assessment, what is owed on the unit and any special assessment levied or pending. Its base fee is capped at $250, with $100 more for expedited delivery and $150 more if the unit is delinquent, and it is refundable if the sale does not close.
• The resale document package (F.S. 718.503) gives a buyer the declaration, bylaws, rules, the most recent year-end financial information and the frequently asked questions and answers document, with a right to cancel within the statutory review period.
• The adopted budget shows the assessment for the condominium and the dock budget and reserves, which the condominium association assesses and collects for the Marina Association.

Casamore, at twelve units, is below the 25-unit threshold at which Florida requires a condominium association to post its documents on a website (F.S. 718.111(12)(g)), which is one reason nothing is online. Ask the association, through its counsel’s office, for the documents.

The One Fee That Is Published: the Marina Joining Fee

The only Casamore charge fixed in a recorded document is the Marina Association joining fee: one-time, set by the board, not to exceed $5,000, payable by each new owner at closing and secured by a lien (OR 5332/3044, Section 10.14). The estoppel certificate will state the current amount.

Property Taxes on the 2026 Preliminary Roll

Total taxes on the twelve homes run from $32,918.46 (1728, homesteaded) to $44,017.61 (1752, not homesteaded), a median of $41,052.73 and a total of $479,272.92 (Collier County Property Appraiser roll, tax year 2026 preliminary; our arithmetic). The eight non-homesteaded homes carry taxes of about 0.90% of just value; the homesteaded homes carry less because of the homestead exemption and the Save Our Homes cap.

A Coquina Sands parcel sits inside the City of Naples, and its tax year 2025 adopted millage builds to about 9.05 mills line by line: 4.8024 non-school and 4.2490 school (City of Naples millage page). The City’s own published total, 8.9566 mills, carries a single water-management line, which is why the two figures differ. Casamore adds the Moorings Bay district’s 0.0125 mills. There is no community development district inside the City of Naples and no unincorporated-area MSTU or separate fire district millage, because the City runs its own police and fire-rescue.

The Reset on Resale

The seller’s tax bill is not your tax bill. When a Florida home changes hands it is reassessed at just value as of the next 1 January, and the seller’s Save Our Homes benefit ends (F.S. 193.155). A non-homestead home’s assessed value is capped at 10% a year thereafter, but that cap does not cover school levies (F.S. 193.1554), which are nearly half the bill.

A simple underwriting rule: first stabilized-year tax is roughly the purchase price times 0.0090514, plus 0.0000125 times the price for the Moorings Bay district, less the homestead exemptions if you will homestead. On a $5,700,000 purchase, the price of the latest Casamore resale, that is about $51,660 a year before any homestead exemption (our arithmetic on the tax year 2025 adopted rates). If you will make Casamore your Florida domicile, the homestead exemption is $25,000 against all levies plus an additional $26,411 against non-school levies for 2026, and Save Our Homes then caps annual assessed growth at 2.7% for 2026 (Florida Department of Revenue, Save Our Homes; CPI adjustment to the additional homestead exemption; F.S. 196.031). Ownership and residence must exist on 1 January, and the application is due 1 March. Taxes are paid to the Collier County Tax Collector.

Naples Casamore’s Layered Costs: Condominium, Marina Association, Insurance and City

Naples Casamore’s costs come in layers: the condominium assessment, the Marina Association’s dock budget and one-time joining fee, the owner’s own whole-house insurance, the owner’s pool and elevator upkeep, City of Naples taxes and utilities, and the small Moorings Bay levy. At Casamore the insurance layer is the owner’s, not the association’s.

The Stack, Layer by Layer

Transaction Costs at a Sale

A Casamore sale carries the standard Florida and Collier costs: documentary stamp tax on the deed at $0.70 per $100 of consideration (F.S. 201.02), which on a $5,700,000 sale is $39,900 and is allocated between the parties by contract; the estoppel certificate fee; any association transfer or approval fee, which Florida caps at $150 per applicant for a condominium (F.S. 718.112); the Marina Association joining fee paid by the buyer; and a City lien search. Whether the Declaration requires board approval of a sale is not published; the resale package will show it.

Insurance Is the Layer That Moves

Because each owner insures the whole house, the insurance line at Casamore behaves like a single-family home’s, not like a condominium unit owner’s policy sitting under a master policy. The Florida Office of Insurance Regulation’s county averages give the scale of the difference: in Collier County the average homeowners premium including wind was $5,524 and the average condominium unit owner premium including wind was $3,545, as of 31 March 2025 (FLOIR Property Insurance Stability Report). Those are countywide averages across all housing stock; a 4,000-square-foot home on the bay in Zone AE, insured at full replacement value, is likely to price above them, and only a quote on the specific home answers it. The hurricanes and insurance section below covers flood, wind and the Citizens question.

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

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

The Naples Casamore Declaration and Amendments, Section by Section

The Naples Casamore Declaration of Condominium, recorded in May 2012 at OR 4794/1820 with the association’s Bylaws, is the governing document, as amended by the owners in 2016 (OR 5332/3044) and 2022 (OR 6085/3943). The amendments are the parts of the record we could read clause by clause; the base declaration’s leasing, pet and transfer clauses are not published.

The table below sets out every Casamore provision we can cite to a recorded instrument, and says plainly where the public record stops. The recorded instruments are on file with the Collier County Clerk of the Circuit Court under the book and page numbers shown.

What the 2022 Amendment Changed for a Buyer

The 2022 amendment is the single most consequential document at Casamore for anyone buying today. Before it, the Casamore model was closer to the builder’s 2009 description, with the association carrying more of the exterior and the pools. After it, a Casamore owner insures and repairs the house like a single-family owner, maintains the pool and hot tub, and carries the pool’s liability, while the association keeps the grounds, drives and docks. When you compare an insurance quote, a maintenance budget or a listing’s description of “what the association covers,” compare it against OR 6085/3943, not against a brochure.

What Is Not in the Public Record

The base Declaration’s clauses on leasing, pets, use restrictions, guest occupancy and approval of sales and leases are not published in any source we may cite, and we do not guess at them. They are in the Declaration at OR 4794/1820 and in any rules the board has adopted since. A buyer receives them in the resale document package under F.S. 718.503, and the association’s counsel, Adamczyk Law Firm, PLLC, which is also the registered agent on both Sunbiz records, is the route to them. Florida’s Division of Condominiums still lists the association’s managing-entity address as “c/o Collier Financial” (DBPR condominium extract), while Sunbiz lists counsel’s office, updated 17 April 2025; which company manages Casamore today is a question for the association.

Board and Corporate Record

Naples Casamore Association, Inc. has filed an annual report with the Division of Corporations every year from 2012 through 2025, and the Marina Association filed annual reports in 2023, 2024 and 2025, both at the same address, with the same registered agent and the same three officers (Sunbiz, N11000001243; Sunbiz, N18000005342). An earlier corporation, Naples Casamore, Inc., a Condominium, was filed in 2010 and administratively dissolved in September 2011, before the Declaration was recorded; it is not the association. Buyers who search Sunbiz will also find unrelated private companies using the Casamore name; they are not part of the condominium’s governance.

Is Naples Casamore a 55+ Community?

Naples Casamore is not a 55+ community on any public record we found. No recorded Casamore instrument we read restricts ownership or occupancy by age, the City’s R3-15-CS zoning does not, and no age restriction appears in the builder’s marketing.

For a condominium to qualify as housing for older persons under Florida and federal fair housing law, it must be intended and operated for occupancy by persons 55 or older, with at least 80% of occupied units holding at least one such person and published policies showing that intent (F.S. 760.29). Nothing we read at Casamore sets that up. The base Declaration’s use clauses are unpublished, so a buyer who needs certainty either way should confirm it in the resale package. On the county roll four of the twelve homes are homesteaded, and seven owners mail their tax bills outside Florida, the profile of a mix of full-time and seasonal owners. The assigned schools for the address are covered in the schools section below.

Can You Rent Out a Naples Casamore Home?

Whether and how you can rent out a Naples Casamore home is set by the Declaration at OR 4794/1820 and any board rules, and those leasing clauses are not published in any source we may cite. Separately, the City’s R3-15-CS zoning does not permit transient lodging, so nightly or weekly hotel-style rentals are not a Casamore use.

Three rules apply whatever the Declaration says:

• The zoning line. The City’s R3-15-CS district lists single-family and multifamily dwellings as permitted uses and does not permit transient lodging (Naples Code of Ordinances, Chapter 58, Division 13). Florida law defines a transient public lodging establishment by rentals of fewer than 30 days or one calendar month (F.S. 509.242). The City’s code compliance office handles complaints about short-term rentals (City of Naples Code Compliance FAQ).
• Rental amendments bind new owners. If the owners amend the Declaration to prohibit or regulate rentals, the amendment applies to owners who consent and to anyone who takes title after it, which means a buyer is bound by any rental amendment already recorded (F.S. 718.110(13)).
• The resale package tells you. The leasing minimum, the number of leases a year and whether the board approves tenants are in the documents a seller must deliver (F.S. 718.503). If renting matters to your plan, make the contract contingent on reading them.

In practice, twelve owners, eight of whom claim no homestead there, sharing docks and a gated beach walk tend to value quiet. We ask the association for the current leasing rules before any client writes an offer that depends on rental income.

Pet Rules at Naples Casamore

Pet rules at Naples Casamore live in the unpublished Declaration at OR 4794/1820 and in any board rules, and no source we may cite states them. We therefore publish no pet limit for Casamore; a buyer with a dog or cat should read the use restrictions in the resale package before signing.

Two points are settled by law rather than by the documents. A condominium must make reasonable accommodations for an assistance animal, including an emotional support animal, for a person with a disability, under the rules Florida set out in 2020 (F.S. 760.27). And whatever the Declaration says about pets inside the home, the common elements are the association’s to regulate, which at Casamore means the drives, the grounds and the docks. Because every home has its own private pool and lanai, a Casamore pet’s daily life is more like a house dog’s than a tower condominium dog’s, and the Marina Bylaws’ rules for the docks apply to anyone walking a dog on them.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Naples Casamore

Florida’s milestone-inspection and structural integrity reserve study (SIRS) laws very likely do not apply to Naples Casamore, because both statutes exclude single-family dwellings with three or fewer habitable stories above ground, and each Casamore home is a detached house with two living floors over a garage. Buyers should confirm the association’s position with the association.

What the Statutes Say

Florida’s milestone law reaches a building “that is three habitable stories or more in height” and subject to condominium or cooperative ownership, and then says: “This section does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground” (F.S. 553.899). The SIRS law requires a study “for each building on the condominium property that is three habitable stories or higher in height,” and then excludes “buildings less than three stories in height; single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground; any portion or component of a building that has not been submitted to the condominium form of ownership; or any portion or component of a building that is maintained by a party other than the association” (F.S. 718.112(2)(g)). The Legislature revised these laws again in 2025 (HB 913 of 2025); the carve-out language quoted here is from the 2026 statutes.

How Those Words Fit Casamore

Each Casamore home is a detached single-family dwelling, with a ground-level garage and lobby and two habitable living floors above, the envelope R3-15-CS zoning allows. On the statutes’ own words, both carve-outs appear to apply. The SIRS law’s last exclusion points the same way: since 2022 the structure and roof of each home are insured and maintained by the owner, not the association (OR 6085/3943). The City of Naples’ milestone lists are consistent with that reading. Casamore does not appear on the City’s 2024 list or its 2029 list of buildings due for milestone inspection (City of Naples 2024 milestone list; 2029 list; Milestone Inspections by Year).

That is why we say “very likely” and not “certainly.” No City, state or court ruling on Casamore specifically was found, the “three-story” language BCB used in its marketing is not the statute’s test of habitable stories, and the answer for any building is ultimately the building official’s and the association’s counsel’s. Ask the association, in writing, whether it has treated the homes as exempt from both laws, and ask for any opinion letter it relies on.

The Docks Are a Different Question

The SIRS law’s component list is building-based, so Casamore’s dock facility and seawall are a budgeting and reserves question rather than a SIRS item. They are still the association’s largest shared structures, and since 2016 the condominium association assesses and collects the dock budget and reserves for the Marina Association. Ask for the dock and seawall reserve line, how it is funded, and whether the board has used the 2022 power to self-insure dock windstorm.

How That Compares With Casamore’s Neighbors

Most of Casamore’s sibling buildings are squarely inside both laws. Via Delfino, The Whitehall and Embassy Club of Naples, towers of nine to ten stories, are on the City’s 2024 milestone list, and Charleston Square, three stories built in 2004, is on the 2029 list (City of Naples 2024 list; 2029 list). A buyer comparing Casamore with a tower condominium should put the milestone report, any phase two report and the SIRS on the tower side of the ledger, and the owner’s own roof, structure and insurance on the Casamore side. Florida’s Division of Condominiums keeps a SIRS reporting portal for covered associations (DBPR SIRS reporting).

Other Florida Condominium Law That Does Apply

Casamore is still a Chapter 718 condominium. The estoppel rules (F.S. 718.116), the resale disclosure rules (F.S. 718.503), the official-records and financial-reporting duties (F.S. 718.111) and the board and budget rules (F.S. 718.112) all apply, and a unit owner’s policy must carry at least $2,000 of loss-assessment coverage under Florida law (F.S. 627.714). At a small association the owners are also the board, which makes the minutes short and worth reading.

Hurricanes, Flood Zone and Insurance at Naples Casamore

Naples Casamore sits in FEMA flood Zone AE with a base flood elevation of 10 feet NAVD88 on panel 12021C0391J, effective 8 February 2024, on ground that USGS lidar puts at about 6.3 to 7.3 feet. Each owner insures the whole house, so flood, wind and dwelling cover are the owner’s to buy.

The Flood Zone, Read Inside the Site

We read FEMA’s National Flood Hazard Layer at the north end of the site (26.1665 N, 81.8097 W, the 1756 and 1760 end) and at five surrounding points from the boulevard to the water, and every one returned Zone AE, static base flood elevation 10 feet NAVD88, Coastal Floodplain, FIRM panel 12021C0391J, effective 8 February 2024 (FEMA National Flood Hazard Layer). FEMA’s service stopped answering queries partway through our session, so the southern homes and the dock rows at the south end were not separately confirmed; a flood zone determination for the specific address settles it, and FEMA’s own address search is public (FEMA Map Service Center). The prior map for this panel was effective 16 May 2012, the month the condominium was declared.

Zone AE is a special flood hazard area, so a lender making a federally backed mortgage will require flood insurance. The City of Naples is a Class 5 community in FEMA’s Community Rating System, which gives NFIP policies a 25% discount inside the special flood hazard area (FEMA Community Status Book, Florida; FEMA Community Rating System).

New Flood Maps Are Coming

FEMA issued preliminary flood insurance rate maps for Collier County and the City of Naples on 20 March 2025, published the proposed flood hazard determinations in the Federal Register on 18 December 2025, and Collier County opened a 90-day appeal period on 19 August 2026, with a target effective date of Summer 2027 (Collier County notice; Federal Register). We have not characterized what the preliminary map shows for the Casamore site, and a buyer or seller should check the preliminary zone for the specific address before relying on today’s.

Ground Elevation and the Garage Level

USGS 3DEP bare-earth lidar sampled at five points inside the site reads 6.3 to 7.3 feet NAVD88 (USGS Elevation Point Query Service). Those are single interpolated points from a national model, not a survey (USGS on EPQS accuracy), but the direction is clear: the ground sits about 3 to 4 feet below the 10-foot base flood elevation. That is why Casamore’s design matters. The living floors sit above a ground-level garage and lobby, the configuration the flood program allows in Zone AE when the enclosed area below the base flood elevation is used only for parking, access and storage and has flood openings. The actual lowest-floor elevation of each home is on its Elevation Certificate, and we do not state one without it. Ask the seller for the certificate, or ask the City whether one is on file, before you pay a surveyor (City of Naples, development in the floodplain).

Hurricane Ian and Hurricane Milton

Hurricane Ian, on 28 September 2022, pushed the NOAA gauge at the Naples Pier to 6.18 feet above mean higher high water, the highest level ever recorded at Naples, before the gauge failed; the National Hurricane Center reports 6 to 9 feet of inundation above ground level in Naples (NHC Tropical Cyclone Report, Hurricane Ian; NOAA Tides and Currents, Naples). Hurricane Milton in October 2024 produced a storm surge of 5.78 feet at Naples Bay North (NHC Tropical Cyclone Report, Hurricane Milton). With the Casamore ground at about 6.3 to 7.3 feet, water at Ian’s level would have reached the garage level on the bay side.

We found no Casamore-specific damage report, insurance claim or post-Ian repair permit in any source we may cite, and we do not invent one. The former Harbour Club cooperative next door was damaged in Ian before its sale for redevelopment. For a specific home, ask the seller for the claim history and a CLUE report, and search the City’s permit portal for repair permits at the address from October 2022 on (City of Naples permit search). After Ian the City issued a Mayor’s Emergency Repair Permitting Order that governed how storm repairs were permitted (City of Naples).

What a Casamore Owner Insures

Since 2022 each Casamore owner must insure “the entire residential structure, roof, and the personal property therein” at not less than full replacement value (OR 6085/3943, Section 15.1). So a buyer shops three policies, as a single-family owner would:

• Dwelling and wind. The structure, roof and wind, from a private carrier or Citizens where eligible. Florida law bars Citizens Property Insurance from insuring a single-family home with a dwelling replacement cost of $700,000 or more outside Miami-Dade and Monroe counties (F.S. 627.351), and a 4,000-square-foot Casamore home sits far above that; whether a carrier rates a Casamore unit as a dwelling or as a condominium unit with a structure endorsement is a question for your agent.
• Flood. The NFIP caps residential building coverage at $250,000 and contents at $100,000, so excess flood above the NFIP layer is standard on this corridor. A new NFIP policy carries a 30-day waiting period, which belongs in the closing calendar, and Risk Rating 2.0 prices on distance to water, elevation and replacement cost rather than on the zone alone (FEMA, Risk Rating 2.0; FLOIR, flood insurance).
• Liability. Including the private pool and hot tub, which the owner maintains and for which the Declaration makes the owner solely responsible.

Casamore’s concrete block walls and impact glass are the features a wind-mitigation inspection credits. Florida requires insurers to give premium credits for documented wind mitigation, and the inspection form asks whether the home was built under the 2001 Florida Building Code or later, which every Casamore home was (FLOIR, premium discounts for hurricane loss mitigation; FLOIR wind mitigation resources). A current wind-mitigation report is the cheapest, highest-return item in a Casamore buyer’s diligence.

Evacuation and Storm Preparation

Collier County’s hurricane evacuation zones are set by the state’s Know Your Zone map; check the zone for your address there (Florida Division of Emergency Management, Know Your Zone). Casamore’s bay-side homes on low ground should plan to leave when the county orders the coastal zones out.

Which Schools Serve Naples Casamore?

Naples Casamore is zoned to three Collier County public schools: Lake Park Elementary, Gulfview Middle and Naples High School, each graded A by the Florida Department of Education for 2025 to 2026. The Lake Park Elementary zone runs the whole Gulf Shore Boulevard strip from The Moorings south, and Casamore sits inside it.

Assignments verified for Coquina Sands against Collier County Public Schools’ 2026 to 2027 zone tool (CCPS zone locator); grades from the Florida Department of Education (FLDOE school grades); drive times routed from the boulevard at Casamore, free-flow, no traffic. We verified the zones at the neighborhood level and did not re-run the exact 1740 Gulf Shore Blvd N address, so run your own address in the district’s tool; the district itself says its maps do not guarantee placement. Collier County Public Schools earned an A district grade for 2025 to 2026 (CCPS district grades).

Naples High runs Cambridge AICE and Advanced Placement programs, including the AP Capstone Diploma (Naples High School advanced studies); there is no International Baccalaureate program at the zoned high school. Families who want another public school can apply through the district’s controlled open enrollment, with no district transportation for choice students (CCPS Parental Choice). The nearest private school to Coquina Sands is St. Ann Catholic School on Eighth Avenue South, about 2.3 miles from the neighborhood.

City Permits and Zoning at Naples Casamore

Naples Casamore is zoned R3-15-CS, the City of Naples’ Coquina Sands multifamily district, with a Future Land Use designation of High Density Low Rise Coquina Sands, and it was built under two City resolutions: 09-12490 for the twelve-home site plan and 10-12708 for the pool setbacks. Work on a Casamore home needs a City permit and association approval.

The Zoning District

The City’s GIS returns R3-15-CS (Multifamily, Coquina Sands) and a Future Land Use of “High Density Low Rise Coquina Sands” at three points inside the site (City zoning layer; City future land use layer). The district allows single-family and multifamily homes, does not allow transient lodging, caps height at two habitable stories and 35 feet to the ceiling of the highest story plus 6 feet for roof features, sets 25-foot front and rear yards and 15-foot side yards, sets pools 15 feet from side and rear lines, caps density at 15 units per net acre and requires ground-floor parking to be enclosed with entrances not facing the street (Naples Code, Chapter 58, Division 13). Those 25-foot yards are why eleven Casamore pools needed the 2010 variance.

The Two Resolutions That Run With the Site

Resolution 09-12490 approved the twelve detached homes with the building-separation deviation and the guest-parking and landscaping conditions (City of Naples). Resolution 10-12708 let eleven pools encroach into the front and rear yards by the specific distances listed in its Attachment A (City of Naples). A buyer planning to enlarge a pool, add a structure in a yard or change the site should read both first, and expect any change beyond them to need City review as well as the association’s approval under the Declaration.

The 50 Percent Rule

Because the site is in Zone AE, any repair or improvement whose cost equals or exceeds 50% of the market value of the structure before the work is a substantial improvement, and it triggers full compliance with the City’s flood regulations, including elevation (Naples Code, Chapter 16, Article IV). The City counts improvements cumulatively over a rolling twelve months as a matter of published practice (City of Naples 50 percent rule FAQ). Casamore homes are 2011 construction with living floors over a garage, so the rule bites less here than on the neighborhood’s older slab homes, but a major renovation still needs the structure value and the cost estimate in hand before it starts (City of Naples flood mitigation guidelines).

Permit History

We did not run a permit history for the twelve addresses for this edition. The City’s permit portal is public and searchable by address (City of Naples permit search), and for a specific home we pull roof, pool, elevator, generator, window and any storm-repair permits before we list or before a client writes an offer. Dock and seawall work on Hurricane Harbor may also carry state or federal authorizations for work over submerged land.

Two State Laws That Shape What Gets Built Nearby

SB 180 of 2025 freezes new, more restrictive local land-use rules retroactively from 1 August 2024 through 1 October 2027 (SB 180), and the City is rewriting its Comprehensive Plan under the Naples 2045 process, with public comment open until 23 October 2026 (Naples 2045). Coquina Sands is a named neighborhood on the plan’s comment form. Both matter to a Casamore owner watching what the lots around the site become.

What Is Being Built Near Naples Casamore?

Naples Casamore sits beside the most active stretch of Gulf Shore Boulevard North in decades: Harbour House is approved on the former Harbour Club site immediately south, a cleared site across the boulevard at 1785 is entitled for an eight-story building, and Rosewood Residences, Olana and the Four Seasons at Naples Beach Club are all within about a mile.

Harbour House, Next Door to the South

The former Harbour Club cooperative at 1624 to 1672 Gulf Shore Blvd N, immediately south of Casamore on Hurricane Harbor, is being replaced by Harbour House: 14 residences in three separate buildings, two stories over garages, 2,174 to 2,777 square feet, each with a private garage, elevator and pool, plus a bayfront pool, a dock lounge and 11 optional 38-foot Gulf-access boat slips. The City’s Design Review Board approved it unanimously on 25 March 2026, and construction was slated for summer 2026 (Naples Daily News; Gulfshore Business). The Naples Daily News account of the approval notes a landscaping detail placed at the property line with Casamore. Two consequences for Casamore: construction noise and traffic next door through 2026 and 2027, and, once complete, a new-construction benchmark with a similar formula (private garage, elevator, pool and slip) that was marketed at $6.5 million to $10 million. Asking prices for new construction are not recorded sales, and we do not set them beside Casamore’s deeds as if they were the same metric; but buyers will make the comparison, and sellers should be ready for it.

1785 Gulf Shore Boulevard North, Across the Street

Across the boulevard and just north, the cleared site of the former Gulf Shore Colony Club at 1785 Gulf Shore Blvd N, 2.10 acres, is entitled for 24 residences averaging more than 4,600 square feet in an eight-story building and was offered for sale in 2026. The site marks the northern edge of Coquina Sands. If it is built as entitled, it will change the view west from Casamore’s boulevard-facing homes, and a buyer of one of those homes should follow its status.

1500 Gulf Shore Boulevard North

At 1500 Gulf Shore Blvd N, on the bay side south of Casamore, a proposal for four residences of two stories over parking, with a pool and boat docks on Hurricane Harbor, was in City review with a Design Review Board petition signed in December 2024. More docks on Hurricane Harbor mean more boats sharing the route to Doctors Pass.

Rosewood Residences and Olana

Rosewood Residences Naples at 1601 Gulf Shore Blvd N, 42 residences in two buildings over parking by The Ronto Group with Rosewood Hotels and Resorts, topped off in August 2025 with completion targeted for late 2026 (Gulfshore Business; The Ronto Group). Olana Naples Residences at 1121 Gulf Shore Blvd N, twelve estate residences over six stories by Kolter Urban, was approved and selling pre-construction in 2026 (Kolter Urban). Both are on the Gulf side of the boulevard, and both rise higher than Casamore because they sit in zoning districts that allow more height than R3-15-CS.

Naples Beach Club, A Four Seasons Resort

The 125-acre Naples Beach Club at 851 Gulf Shore Blvd N, 0.85 mile from Casamore by road, sits inside Coquina Sands. The Four Seasons hotel opened on 17 November 2025, the Residences at Naples Beach Club number 153 homes, and the golf course is expected in 2027 (Four Seasons opening release; Four Seasons, Naples Beach Club). The buyer was The Athens Group with MSD Partners. A perpetual conservation easement held by the North American Land Trust, executed 29 June 2022, preserves 104.6 acres, about 84% of the site, as open space (City of Naples, conservation easement). For a Casamore owner it is a two-minute drive to restaurants, a spa and tennis.

The Beach and the Boulevard

Collier County scheduled critical renourishment of Naples Beach for November 2026 and has asked Gulf-front owners for temporary beach renourishment easements (Collier County notice); whether the owner of the beach strip across from Casamore has been asked is not public. The City’s $86 million beach outfall and water quality project runs along Gulf Shore Boulevard south of the neighborhood, with contractual completion in June 2027 (Naples Beach Improvements), and the Naples Pier is being rebuilt, with reopening targeted for July 2027 (City of Naples, Naples Pier rebuild).

Daily Logistics and Beach Access at Naples Casamore

Daily life at Naples Casamore runs on a short radius: the gated beach walk across the street that the builder described, Lowdermilk Park half a mile south, the Four Seasons at Naples Beach Club and NCH Baker Hospital within about six minutes, Fifth Avenue South in about seven, and Southwest Florida International Airport about 44 minutes away.

The Beach Walk: What the City’s Maps Show, and What Is Unconfirmed

BCB Homes’ words are the only direct description we have: “Naples Casamore also owns a gated beach walk to the Gulf right across the street and each owner will have a private code for entry” (July 2010), and “The community has private, gated beach access across the street” (July 2013) (BCB Homes, July 2010; BCB Homes, July 2013).

The City’s maps point to a candidate. Canterbury Court, one of the two cooperatives the developer bought, held a 10-foot strip described as “S 10’ Lot 1, Blk ‘S’,” folio 12787520008, over which it granted the City a beach-renourishment easement in 2006 (Resolution 06-11272, Exhibit A). The City’s address layer puts that folio on the Gulf side of the boulevard, between 1785 and 1801 Gulf Shore Blvd N, directly opposite Casamore’s northern homes, and the City parcel layer measures it at 0.11 acre (City address points; City parcels). The strip lies on The Moorings plat rather than the Coquina Sands plat.

The identification is unconfirmed. We have not confirmed that this strip is the gated beach walk, who holds title to it today, or whether it is a Casamore common element, association property or an easement. Those answers are in the Declaration’s exhibits at OR 4794/1820 and in a title search. A buyer should ask the association for the recorded basis of the beach walk and confirm the entry code arrangement before closing, and a seller should have that document in the listing file.

Lowdermilk Park, the Public Beach

Lowdermilk Park, 1301 Gulf Shore Blvd N, is 0.52 mile south by road: the City’s flagship beach park, open 5 a.m. to 11 p.m., with restrooms, showers, a concession grill and volleyball, metered parking at $5.00 an hour or free with a City or County beach parking permit (City of Naples, Lowdermilk Park; City beach parking information). Collier County property taxpayers and full-time residents are eligible for the annual beach parking permit (City beach parking permits).

Drive Times From Naples Casamore

Method: origin on Gulf Shore Blvd N at Naples Casamore, geocoded with the US Census Bureau Geocoder (OpenStreetMap where the Census geocoder failed), routed with the public OSRM car profile on 26 September 2026. Free-flow times with no traffic; in season, anything that touches US 41 or Goodlette-Frank Road will take longer.

Parking, Trash, Utilities and Mail

• Parking: four enclosed spaces in each home’s garage, plus 8 to 10 turf-block guest spaces; no parking in the City right-of-way along Gulf Shore Boulevard (Resolution 09-12490).
• Trash and recycling: the City of Naples Solid Waste Division collects in the City (City of Naples Solid Waste); whether the association contracts a common pickup is a question for the association.
• Utilities: the site is inside the City, so City water, sewer, solid waste and stormwater are billed on the City’s bi-monthly schedule; slip electricity and water are separately metered to the owner.
• Mail: each home has its own street address, 1720 to 1764 Gulf Shore Blvd N; the association’s mail goes through its counsel’s office.
• Management: the Division of Condominiums still lists “c/o Collier Financial,” while Sunbiz lists counsel’s office; confirm the current manager with the association.

Healthcare Close By

NCH Baker Hospital at 350 7th Street North, 1.85 miles and about six minutes from Casamore, runs a 24-hour emergency department and is a Joint Commission-certified Comprehensive Stroke Center. The nearest state-designated Level II trauma center is Gulf Coast Medical Center in Fort Myers, about 45 minutes by ground, a fact a buyer planning a full-time move should weigh alongside the short drive to Baker.

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

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

How Does Naples Casamore Compare to Via Delfino, The Whitehall, Embassy Club and Charleston Square?

Naples Casamore is the only condominium of detached houses among the Coquina Sands buildings we cover, and on the county roll it carries the highest median just value per residence, $4,663,998, ahead of Via Delfino at $4,216,800. It is also the newest and the smallest by unit count.

The sibling condominiums on Gulf Shore Boulevard North are mostly towers on the Gulf side of the road. Via Delfino and The Whitehall are nine-story Gulf-front buildings of large flats, Embassy Club of Naples is a ten-story Gulf-front building of mid-size flats, and Charleston Square is Casamore’s bay-side neighbor to the south, 24 flats over ground-floor shops and offices. Del Mar Club, a cooperative across the boulevard from Lowdermilk Park, and Surfside Club, a two-story Gulf-front condominium near the south end of the neighborhood, round out the set.

The Benchmark Table

Yardstick: each association’s median just value per residence and median county living area on the Collier County Property Appraiser’s tax year 2026 preliminary roll (files dated 29 August 2026, pulled September 2026), with year built, units, stories and the City of Naples milestone list.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; City of Naples milestone lists (2024; 2029). Del Mar Club is a cooperative, so its roll parcels represent shares and proprietary leases rather than deeded units, and its value is not a like-for-like measure of a condominium unit’s; we show it for scale.

What the Table Says

Per residence, Casamore leads because each residence is a whole house of about 3,940 square feet with its own land, pool, elevator, garage and slip. Per county square foot the gap to Via Delfino narrows: Casamore’s median just value works out to about $1,177 a square foot on the roll, and Via Delfino’s median value and median living area work out to about $1,113, on flats of similar size. The trade is the Gulf versus the bay. Via Delfino, The Whitehall and Embassy Club put a buyer on the sand, in a tower with shared elevators, a milestone inspection and a SIRS; Casamore puts a buyer on the water behind the boulevard, in a house with a private slip, and a walk across the road to the beach.

On recorded resales the order holds: Casamore’s 2024 to 2026 resale median was $5,550,000 on two sales, Via Delfino’s $5,212,500 on four and The Whitehall’s $3,912,500 on four (Collier County roll; each count is small, so read the n). Via Delfino’s own record is $7,300,000 for a single unit in May 2023 (Collier County roll), above Casamore’s $5,995,000 record, which shows that a top Gulf-front flat can out-price a Casamore house.

Naples Casamore vs Charleston Square: Which Should You Choose?

Naples Casamore and Charleston Square are the only two Coquina Sands condominiums built since 2000, both on the bay side of Gulf Shore Boulevard North and both inside Block J and the Moorings Bay taxing district. They are opposite products: twelve detached villas with private everything, against twenty-four flats over shops at well under half the price.

Both trace to the same architectural lineage. BCB Homes named Stofft Cooney Architects for Casamore, and the City’s planned development documents for Charleston Square name John Cooney of Randall Stofft Architects (City Ordinance 03-9966). Charleston Square sits 0.69 mile south of Casamore by road, across from Lowdermilk Park. Its residential condominium units occupy the second and third floors above ground-floor commercial space, and the ground and the commercial space belong to a separate company, not to the residential association.

The Decision Table

Sources: Collier County Property Appraiser roll and sales file, files dated 29 August 2026 (medians and per-square-foot figures our arithmetic); City of Naples 2029 milestone list and Ordinance 03-9966; recorded Casamore amendments; DBPR elevator records. Charleston Square also recorded a $3,400,000 transfer in August 2026 that the county had not yet coded as qualified or not; we leave it out of the qualified figures until it is coded.

Who Should Choose Which

Choose Naples Casamore if you want a detached house in everything but title: your own pool and spa, your own elevator, a four-car garage and an assigned slip on Gulf-access water, with the grounds and docks kept for you, and you are ready to insure the whole house like a single-family owner and to pay taxes of about $40,000 a year on the current roll. Casamore suits a boater and a buyer who wants privacy and space more than a lobby.

Choose Charleston Square if you want single-level, lock-and-leave living in an elevator building across the street from Lowdermilk Park, at roughly 40% of Casamore’s per-residence county value, and you are comfortable with shops and offices below, a shared building with a milestone inspection due on the City’s 2029 list, and the structural reserve obligations that come with a three-story condominium.

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

Honest Pros and Cons of Owning at Naples Casamore

Naples Casamore’s strengths are privacy, space and water: a detached house with its own pool, elevator, garage and slip, on the bay behind the boulevard with a walk to the Gulf. Its weaknesses are the ones that come with that: whole-house insurance on low ground, a thin resale market, unpublished rules and dues, and new construction next door.

Pros

• A house, not a flat. Each residence stands alone, with a private pool and spa, a private elevator and a four-car garage, on three levels of about 3,740 to 4,110 county square feet.
• Gulf-access boating from home. Sixteen assigned slips on Hurricane Harbor for twelve units, marketed for 40-foot boats, with the docks maintained through the Marina Association.
• The Gulf across the street. A gated beach walk described by the builder, and Lowdermilk Park half a mile south.
• Very likely outside the milestone and SIRS laws. Single-family dwellings with three or fewer habitable stories are excluded by both statutes, and Casamore is on neither City list.
• Small and private. Twelve owners, one association for the grounds and one for the docks, no shared hallways.
• Built after the 2002 building code. Concrete block, impact glass and 2010 to 2011 construction, which is what wind-mitigation credits reward.
• Strong recorded prices. The highest condominium resale median in Coquina Sands for 2024 to 2026 (two sales), and a ten-year resale median of $4,595,000.
• Minutes from everything. The Four Seasons, Lowdermilk Park, NCH Baker Hospital and Fifth Avenue South are all within about seven minutes.

Cons

• You insure the whole house. Dwelling, wind, flood and liability are the owner’s, not a master policy’s, and at Casamore values on AE ground that is a significant annual cost.
• Low ground. Lidar puts the site at about 6.3 to 7.3 feet NAVD88, about 3 to 4 feet below the base flood elevation, and Ian-level water would reach the garage level.
• A thin market. Twelve qualified resales in ten years and none in the last twelve months; waiting for a particular row or plan can take years.
• Rules and dues unpublished. Leasing, pets, sale approval and the assessment are not in any public source; the resale package is the only answer.
• A bridge and a pass. The route to the Gulf passes under the Mooring Line Drive bridge, with no published clearance, and out through Doctors Pass, which shoals.
• Construction next door. Harbour House is approved immediately south, and the entitled site across the street at 1785 could rise to eight stories.
• The beach walk’s title is unconfirmed. Until the recorded basis is in hand, it is the builder’s description.
• High taxes. About $41,000 a year at the median on the current roll, and a new owner’s first full-year bill resets to the purchase price.

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

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

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

Naples Casamore is the Coquina Sands condominium where a seller has the fewest comparables and the most documents to explain. Twelve homes, one or two resales in a typical year, none in the last twelve months, and a buyer who has usually just toured larger single-family houses on other streets. Row, slip, condition and the insurance file each move a Casamore price, and the buyer’s lender, insurer and the association will each ask for a document before closing. 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 Casamore listing along with the file a Casamore buyer will ask for.

Honors and recognition:

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

What Naples Casamore Homes Sold For: the Ten-Year Recorded Set

The widest window we needed to reach ten Casamore sales is ten years. The 12-month window holds none, the 24- and 36-month windows hold two, the 60-month window three and the 84-month window eight. Southwest Florida MLS Matrix, pulled 26 September 2026: 3 closings at Naples Casamore in the last 60 months, at a median of $5,600,000. The sales below are the county’s recorded deeds.

• Resales, ten years to 29 August 2026: 12, median $4,595,000, low $3,875,000, high $5,995,000. With twelve sales the median is the average of the middle two, $4,495,000 and $4,695,000, not an observed price.
• Dollar volume, same ten years: $57,295,000, our total of the twelve qualified deeds.
• The current level: the two most recent resales, $5,400,000 for 1724 in March 2025 and $5,700,000 for 1752 in July 2025, at $1,425 and $1,442 per county square foot.
• The record: $5,995,000 for 1764 Gulf Shore Blvd N, recorded 29 April 2021 (OR 5940/1310), $1,517 per county square foot.
• Days on market and sale-to-list: Across its 3 MLS-marketed closings in the last 60 months, Naples Casamore sold after a median 52 days on market at a median 94.12% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026).

Selling a Casamore Home Is Different in Seven Ways

Each difference is a document, and we put each one in the file before the first showing.

• The insurance certificate. Your buyer’s lender and insurer will want to see how the whole structure has been insured, because since 2022 you, not the association, have insured it (OR 6085/3943). Your certificate and declarations page go in the file.
• The Marina joining fee. Your buyer pays a one-time Marina Association joining fee of up to $5,000 at closing (OR 5332/3044). The estoppel states the amount; we disclose it early so it never surprises a buyer at the closing table.
• Your slip, or slips. Sixteen slips for twelve units means some homes hold two. Which slip is assigned to your unit, its length and any lift are selling points to document, not to describe from memory.
• The beach walk. Buyers will ask what the gated beach walk is and whether it conveys. We ask the association for the recorded basis before we list.
• The pool, spa and elevator. They are yours to maintain, so the service records and inspection history are yours to produce.
• The flood file. Your Elevation Certificate, any flood claims and your wind-mitigation report. Florida now requires a seller to disclose known flood history and insurance claims on a residential sale (F.S. 689.302).
• The neighbors. Harbour House construction next door and the entitled site across the street are the first things a buyer’s agent will raise. We address them in the listing, with the approvals in hand.

Row, Slip and Condition: What Moves a Casamore Price

The county values the twelve homes in two groups of six, $1,216 to $1,241 of just value per square foot against $1,119 to $1,137, and the recorded resales show that the market also pays for condition and timing: two Casamore homes sold three days apart in April 2021 at $4,400,000 and $5,995,000. An online automated estimate built on the county roll will understate most Casamore homes, because recent deeds have run well above just value, 1752’s July 2025 sale by about 17%. We price your home against the Casamore sales that match its row, its size, its slip and its finish, and we tell you where the record is thin.

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

Start with a free Naples Casamore home valuation. It takes about a minute, and Jesse follows up with the Casamore deeds that actually fit your home: the same row and plan size, adjusted for renovation, finishes, furnishings, the slip and the insurance file. An online automated estimate cannot see that the county’s values sit well below Casamore’s recent deeds. We price to the record.

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

Is now a good time to sell a Naples Casamore home?

For a home priced to Casamore’s own recorded sales, yes. No qualified Casamore sale recorded in the twelve months to 29 August 2026, so a well-presented listing meets buyers who have had nothing to buy at Casamore for over a year, and the two 2025 resales at $5,400,000 and $5,700,000 set the current level. Listing in the fall reaches the winter buyer pool.

How do you price a Casamore home when only one or two sell a year?

With the whole recorded set, not the last sale. We start from the ten-year window of twelve resales, weight the 2025 sales most heavily, adjust for row, size, slip and condition, and check the result against repeat sales of the same homes. Where the Casamore record is silent, we say so and use the nearest honest comparison.

Does the buyer or the seller pay the Marina Association joining fee?

The Declaration puts the one-time joining fee, up to $5,000, on each new owner at closing (OR 5332/3044, Section 10.14), so the buyer pays it unless the contract shifts it. The estoppel certificate states the amount.

Will Harbour House construction next door hurt my price?

It is a factor a buyer will raise, not a reason to wait. Construction noise through 2026 and 2027 is a showing-day issue we plan around. Once built, Harbour House’s new homes, with a similar private garage, elevator, pool and slip, will be marketed well above Casamore’s recorded prices, which is as likely to support Casamore values as to compete with them.

Can I sell my Casamore home while I live out of state?

Yes. Seven of the twelve Casamore owners mail their tax bills outside Florida, and we routinely list, show and close for owners who are not in Naples, with remote signing and a local team handling access, vendors and the association.

Your Local Real Estate Experts

Naples Casamore 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 Casamore’s recorded declaration history, both City resolutions, the builder’s own releases and every recorded Casamore deed since 2012.

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 Naples Casamore 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 waterfront condominium and single-family market that Casamore straddles.

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

• the 2016 and 2022 certificates of amendment to the Naples Casamore Declaration, with the Marina Association’s articles and bylaws
• City of Naples Resolutions 09-12490 and 10-12708 and the Council workshop minutes of March 2010
• the Division of Condominiums project record and both associations’ Division of Corporations records
• BCB Homes’ 2009 release and its 2010, 2011 and 2013 newsletters
• the City’s zoning, address, parcel and taxing-district layers and its 2006 beach-easement schedule
• FEMA’s flood map and USGS lidar read inside the site
• the county’s unit-by-unit roll and every recorded Casamore deed since May 2012

What Our Clients Say

Jesse McGreevy is a top-reviewed Naples Casamore realtor on Google, and the quotes below are genuine five star client reviews of the McGreevy and Comisar team 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.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Casamore, start with the Coquina Sands and Naples guides linked at the top of this page. Our guides to Casamore’s Coquina Sands neighbors go live alongside this one: Charleston Square, Via Delfino, The Whitehall and Embassy Club of Naples; Del Mar Club and Surfside Club are covered in our Coquina Sands guide.

Frequently Asked Questions, Buyer Edition

These Naples Casamore buyer questions are answered from the recorded amendments to the Declaration (OR 5332/3044 and OR 6085/3943), City of Naples resolutions and maps, state and federal records, BCB Homes’ own releases and the county roll and sales file dated 29 August 2026. Where the record stops, we say so.

Who is the best realtor for Naples Casamore?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. For Casamore specifically, the test is whether an agent can tell you which row a home is in, which slip goes with it, what the Marina joining fee is and how the owner insures the house. We answer all four from the recorded documents and every recorded Casamore deed since 2012. Call Marc at (239) 287-5873 to buy, or Jesse at (239) 898-6072 to sell.

What is Naples Casamore?

Naples Casamore is a condominium of 12 detached homes at 1720 to 1764 Gulf Shore Blvd N in the Coquina Sands neighborhood of Naples, ZIP 34102, built by BCB Homes in 2010 and 2011 and declared a condominium in May 2012. Florida’s Division of Condominiums lists it as project PR75630 with 12 units (DBPR condominium extract). Each home has its own pool, elevator, four-car garage and an assigned boat slip on Hurricane Harbor.

Where is Naples Casamore in Naples, Florida?

On the east (bay) side of Gulf Shore Boulevard North, between the former Harbour Club site to the south and the northern edge of Coquina Sands at 1785, about half a mile north of Lowdermilk Park and just south of The Moorings. Downtown Naples and Fifth Avenue South are about seven minutes by car. The City of Naples neighborhoods layer places the site in Coquina Sands (City of Naples map service).

Is Naples Casamore a condo or single-family homes?

Both, in different senses. Legally it is a condominium under Chapter 718, so each home is a condominium unit with a share of the common elements and an association. Physically each home is a detached single-family house, and the City approved it as “12 detached residential units” (Resolution 09-12490). Since 2022 each owner insures the whole structure and roof, as a single-family owner would (OR 6085/3943).

What is the difference between a condo and a villa?

“Villa” is a marketing word, not a legal form in Florida. A condominium is a legal form of ownership under Chapter 718, whatever the buildings look like. Casamore’s homes are often called villas because they are detached houses, but the ownership is condominium: you own a unit and a share of the common elements, the association governs, and the Declaration controls what you maintain and insure (F.S. 718.112).

Is Naples Casamore in Coquina Sands or The Moorings?

Coquina Sands. The homes are on Lots 1 to 3, Block J, of the Coquina Sands Unit 2 plat, and the City’s neighborhoods and associations layers both return Coquina Sands at the site (City of Naples map service). The Moorings begins at 1801 Gulf Shore Blvd N, just to the north. The small beach strip across the boulevard that we discuss below lies on The Moorings plat, even though it faces Casamore.

Is Naples Casamore on the beach or on the bay?

On the bay. Casamore is on the east side of Gulf Shore Boulevard North, backing onto Hurricane Harbor, with six homes on the waterway and six facing the boulevard as BCB described them (BCB Homes, July 2010). The Gulf beach is across the boulevard, reached by the gated beach walk the builder described or by Lowdermilk Park, 0.52 mile south.

Do Naples Casamore owners have private beach access?

The builder said so: “Naples Casamore also owns a gated beach walk to the Gulf right across the street and each owner will have a private code for entry” (BCB Homes, July 2010). The City’s maps show a 10-foot strip once held by Canterbury Court directly across the street, but we have not confirmed that it is the beach walk or who holds it today. Ask the association for the recorded basis before you close.

Does every Naples Casamore home have a boat slip?

The recorded documents assign 16 boat slips to units as limited common elements across the 12 homes, so every home can hold at least one and some hold two (OR 5332/3044). Which slip goes with which home is in the association’s assignments and the Declaration exhibits, not in a public source; confirm it in writing for the specific home.

How big a boat fits at a Naples Casamore dock?

BCB marketed each dock for “a 40’ boat” (BCB Homes newsletter, 2011). Treat that as the builder’s figure. The slip’s actual length, beam, water depth at low tide and any lift, plus your boat’s air draft under the Mooring Line Drive bridge and its draft through Doctors Pass, decide what really fits.

How do you get from Hurricane Harbor to the Gulf?

North through Moorings Bay, under the City’s Mooring Line Drive bridge, and out through Doctors Pass, which the City describes as the only inlet connecting Moorings Bay to the Gulf (City of Naples, Moorings Bay). Collier County maintains the pass by periodic dredging (Collier County procurement 26-8661R).

Is there a bridge between Naples Casamore and Doctors Pass?

Yes, the City-maintained Mooring Line Drive bridge. No authoritative clearance figure is published by the City, the Coast Guard, a NOAA chart or the National Bridge Inventory that we could verify, so we do not publish one. Measure your boat’s air draft and check the clearance at the tide you plan to run before you buy for a particular boat.

Does each Naples Casamore home have its own pool and elevator?

Yes. Each home has a private pool and spa and a private elevator from the ground-level lobby to both living floors (BCB Homes reprint of the Naples Daily News). The City’s 2010 variance let eleven of the twelve pools sit closer to the property lines than the code allows (Resolution 10-12708). Since 2022 the owner maintains the pool and hot tub (OR 6085/3943).

Who built Naples Casamore and when?

BCB Homes built it for the developer, Gulf Shore Development II, LLC, to designs by Stofft Cooney Architects. The City approved the site plan in August 2009, BCB broke ground on 10 March 2010, the grand opening was 31 March and 1 April 2011, the county records all twelve homes as built in 2011, and the Declaration was recorded in May 2012 (BCB Homes, April 2010; BCB Homes, 2011).

What was on the Naples Casamore site before it was built?

Two small cooperatives, the Shoreline Club and Canterbury Court, at the addresses 1676 to 1708 Gulf Shore Boulevard North. BCB Homes’ 2009 release says Casamore “will be located on the site formerly occupied by the Shoreline Club and Canterbury Court” (BCB Homes release), and the Naples Daily News reported the two were bought for a total of $22 million.

How many homes are in Naples Casamore?

Twelve. The Division of Condominiums lists 12 units, the City approved 12 detached homes, and the county roll carries 12 residences at 1720 to 1764 Gulf Shore Blvd N. A county search by house number alone also returns 1725 Gulf Shore Blvd South, a separate home in Old Naples that is not part of Casamore.

How big are Naples Casamore homes?

The county roll records 3,743 to 4,106 square feet of living area per home, a median of 3,939.5. BCB marketed about 4,000 square feet under air and 6,000 to 6,500 square feet in total, the difference being the garage, lobby, lanais and terraces (BCB Homes, July 2013).

How much do Naples Casamore homes sell for?

In the ten years to 29 August 2026, the 12 qualified resales ranged from $3,875,000 to $5,995,000 at a median of $4,595,000. The two most recent were $5,400,000 in March 2025 and $5,700,000 in July 2025 (Collier County Property Appraiser sales file). Southwest Florida MLS Matrix, pulled 26 September 2026: 3 closings at Naples Casamore in the last 60 months, at a median of $5,600,000.

What is the highest price ever paid at Naples Casamore?

$5,995,000 for 1764 Gulf Shore Blvd N, recorded 29 April 2021 (OR 5940/1310), $1,517 per county square foot, the record in both dollars and dollars per square foot.

How often do Naples Casamore homes come up for sale?

Rarely. Twelve qualified resales in ten years across twelve homes is about one per home per decade, and the last twelve months recorded none. Some homes have not resold since their first sale in 2013 and 2014, while 1724 has sold four times.

What are the HOA fees at Naples Casamore?

Not published. Casamore is a condominium association, not an HOA, and neither it nor the Marina Association publishes a budget or assessment in any source we may cite. The estoppel certificate states the current assessment and anything owed (F.S. 718.116), and the resale package includes the year-end financial information (F.S. 718.503).

Can you look up HOA or condo fees online?

Only where an association publishes them. Florida requires condominium associations with 25 or more units to post key documents on a website (F.S. 718.111(12)(g)); Casamore has 12, so it is not required to. Listing remarks sometimes quote a fee, but we do not rely on them. The reliable route is the estoppel certificate and the adopted budget.

Is there a boat slip or marina fee when you buy?

Yes. Each new owner pays a one-time Marina Association joining fee set by the board, not to exceed $5,000, at closing, secured by a lien (OR 5332/3044, Section 10.14). Ongoing dock costs are shared equally by all twelve owners since 2022 and are collected with the condominium assessment (OR 6085/3943).

What does the Naples Casamore association maintain?

The landscaping, landscape lighting, entry features, roadways, common drives and walkways (OR 6085/3943, Section 11.1(G)), and, through the Marina Association, the dock facility and slips. Since 2016 the board may also contract uniform exterior painting, window washing, roof cleaning and pressure washing as a common expense (OR 5332/3044). The owner maintains the private pool and hot tub.

Who insures the house at Naples Casamore, me or the association?

You do. Since the 2022 amendment each owner insures “the entire residential structure, roof, and the personal property therein” at not less than full replacement value, supplies the association a certificate at least annually and gives 30 days’ notice before any lapse; the association “is not required to insure any portion of the Owner’s Unit” (OR 6085/3943, Section 15.1). Quote dwelling, wind, flood and liability before you make an offer.

What flood zone is Naples Casamore in?

Zone AE, base flood elevation 10 feet NAVD88, FIRM panel 12021C0391J, effective 8 February 2024, at every point we read inside the north end of the site (FEMA National Flood Hazard Layer). The southern homes and docks were not separately confirmed during our session, and new preliminary maps are due to take effect around Summer 2027.

How do I check a flood zone by address in Florida?

Search the address at FEMA’s Map Service Center (FEMA flood map search), check the City of Naples flood zone maps (City of Naples), and for a purchase order a flood zone determination and ask the seller for the Elevation Certificate.

Did Naples Casamore flood in Hurricane Ian?

No Casamore-specific damage report, claim or repair permit appears in any source we may cite. Ian set a record 6.18 feet above mean higher high water at the Naples Pier gauge (NHC report on Ian), and with Casamore’s ground at about 6.3 to 7.3 feet NAVD88 water at that level would have reached the garage level. Ask the seller for the claim history and a CLUE report, and check the City permit portal for repairs.

Do I need flood insurance if I pay cash?

Not by law; lenders require flood cover in Zone AE for a federally backed mortgage, and a cash buyer can choose. At Casamore we would not skip it: the ground sits below the base flood elevation, and since 2022 you, not the association, insure the whole house. The NFIP caps residential building cover at $250,000, so many owners add excess flood (FEMA, Risk Rating 2.0).

Does Naples Casamore need a milestone inspection or SIRS?

Very likely not. Both laws exclude “a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground” (F.S. 553.899; F.S. 718.112(2)(g)), each Casamore home is a detached house with two living floors over a garage, and Casamore is not on the City’s 2024 or 2029 milestone lists. Confirm the association’s position with the association in writing.

What are the red flags when buying a condo like Naples Casamore?

At Casamore: an estoppel showing a special assessment or delinquency; no dock and seawall reserve line; a home insured below full replacement value or with a lapse; an unconfirmed slip assignment; no recorded basis for the beach walk; missing pool, elevator or roof permits; and no Elevation Certificate. In any Florida condominium, read the budget, the minutes and the resale package before the review period ends (F.S. 718.503).

Can I rent out my Naples Casamore home?

Leasing rules are in the unpublished Declaration and any board rules, so confirm them in the resale package. The City’s R3-15-CS zoning does not permit transient lodging, so nightly or weekly rentals are out (Naples Code, Chapter 58, Division 13), and any rental amendment already recorded binds a buyer (F.S. 718.110(13)).

Are pets allowed at Naples Casamore?

The pet rules are in the unpublished Declaration and any board rules, and no source we may cite states them, so we publish no pet limit. Read the use restrictions in the resale package before you sign. Assistance animals, including emotional support animals, are governed by state and federal law regardless of a pet rule (F.S. 760.27).

What schools serve Naples Casamore?

Lake Park Elementary, Gulfview Middle and Naples High School, each graded A for 2025 to 2026, verified for Coquina Sands in the district’s 2026 to 2027 zone tool (CCPS zone locator; FLDOE school grades). Naples High is about five minutes away by car. Run your exact address in the district’s tool.

How far is Naples Casamore from Fifth Avenue South and the hospital?

Fifth Avenue South is 2.44 miles, about seven minutes, and NCH Baker Hospital is 1.85 miles, about six minutes, routed free-flow from the boulevard at Casamore (OSRM routing). The Four Seasons at Naples Beach Club is 0.85 mile and Southwest Florida International Airport about 44 minutes.

What is being built next to Naples Casamore?

Harbour House, 14 residences in three buildings with private garages, elevators, pools and optional slips, on the former Harbour Club site immediately south, approved by the Design Review Board on 25 March 2026 with construction slated for summer 2026 (Naples Daily News). Across the street at 1785, a cleared site is entitled for an eight-story building of 24 residences.

Naples Casamore or Charleston Square: which is better?

It depends on what you want. Casamore gives you a detached house with a private pool, elevator, garage and slip at a ten-year resale median of $4,595,000, and you insure the whole house. Charleston Square gives you a single-level flat over shops across from Lowdermilk Park at a ten-year resale median of $1,580,000, with a milestone inspection due on the City’s 2029 list. Our comparison section above sets out both side by side.

Is buying a Naples Casamore home a good investment?

Casamore’s recorded prices have risen strongly over time on repeat sales of the same homes: 1752 went from $3,390,000 in 2012 to $5,700,000 in 2025, and 1724 from $2,387,300 in 2013 to $5,400,000 in 2025. But the market is thin, holding costs are high (taxes near $41,000 at the median plus whole-house insurance), and one 2025 resale closed below its 2022 price. Buy it as a home you want to hold, not as a trade.

Are condo prices dropping in Florida?

In the Naples Beach area (ZIPs 34102, 34103 and 34108), NABOR reported a July 2026 median closed condominium price of $950,000, down 3.7% from July 2025, with months of supply falling to 7.1 from 11.9 (NABOR July 2026 report). That is an area-wide condominium median dominated by flats, not a measure of detached Casamore homes, whose two 2025 resales were $5,400,000 and $5,700,000.

What is the Moorings Bay taxing district and do I pay it?

Yes. The Casamore site sits inside the Moorings Bay Special Taxing District, a City district created in 1987 that levies 0.0125 mills, about $12.50 per $1,000,000 of taxable value, to fund water quality, navigability and maintenance dredging in the bay, including Doctors Pass (City of Naples). At Casamore values it is well under $100 a year.

What will my property taxes be if I buy at Naples Casamore?

Plan on roughly the purchase price times 0.9%, plus the tiny Moorings Bay levy, before any homestead exemption: about $51,660 a year on a $5,700,000 purchase at the 2025 adopted rates (our arithmetic). The home is reassessed to market value on the 1 January after you buy (F.S. 193.155), so the seller’s current bill is not a guide.

Is the vehicle entry at Naples Casamore gated?

We have not verified it in any source we may cite, so we do not state it. The City’s approval required perimeter landscaping, guest parking on site and no parking in the right-of-way (Resolution 09-12490); the entry arrangement is something to see on a showing and confirm with the association.

Can I get a mortgage on a Naples Casamore home?

Yes, but the lender will underwrite it as a condominium unit, which means a review of the association as well as of you: its budget, reserves, insurance, litigation and owner occupancy. Some condominium projects are ineligible for conventional loans under the agencies’ project rules (Fannie Mae Selling Guide B4-2.1-03). Because Casamore owners insure their own structures, expect the lender to ask how that fits its insurance requirements early in the process.

Frequently Asked Questions, Seller Edition

These Naples Casamore seller questions are answered from the recorded amendments to the Declaration, the Collier County Property Appraiser roll and sales file dated 29 August 2026, and state and federal rules. Tax and legal questions are answered at the level of the public rule; your CPA and attorney answer them for your own sale.

Can I sell my Naples Casamore home without a realtor?

Yes, Florida law lets an owner sell without an agent. At Casamore the harder parts are the file and the price: the estoppel, the Marina joining fee, the insurance certificate, the slip assignment, the beach-walk documents and a price set from a handful of recorded deeds. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build that file and price from every recorded Casamore sale since 2012. Call Jesse at (239) 898-6072 before you decide.

Who is the best listing agent for Naples Casamore?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $2.5 billion sold as the Domain Realty Group team. Ask any listing agent to name your home’s value group on the county roll, your slip’s assignment and the joining fee your buyer will pay; we answer those from the recorded documents.

Who is the best realtor for Naples Casamore?

For sellers and buyers alike, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar and a Casamore read built on every recorded deed since the first closing in May 2012.

What is my Naples Casamore home worth?

Start with the recorded range: 12 qualified resales in the ten years to 29 August 2026 at a median of $4,595,000, from $3,875,000 to $5,995,000, with the two 2025 resales at $5,400,000 and $5,700,000 (Collier County Property Appraiser sales file). Your row, size, slip, condition and furnishings adjust from there. Get a free Naples Casamore home valuation or call Jesse at (239) 898-6072.

Why can’t I just price my home off the last Casamore sale?

Because at Casamore the last sale may be more than a year old, may be in the other value group, and may be a different plan size. The two 2025 resales were a 3,789-square-foot home and a 3,953-square-foot home in different value groups on the county roll. We price from the whole ten-year set, adjusted home by home.

What did the last Naples Casamore homes sell for?

$5,700,000 for 1752 Gulf Shore Blvd N, recorded 9 July 2025 (OR 6490/112), and $5,400,000 for 1724 Gulf Shore Blvd N, recorded 12 March 2025 (OR 6448/1901). No qualified Casamore sale recorded between then and 29 August 2026.

Why do homes in the two rows value differently?

The county roll values six homes, 1732 to 1752, at $1,216 to $1,241 of just value per square foot and the other six at $1,119 to $1,137. BCB described six homes on the waterway and six facing the boulevard, and the likely reading is that the higher group is the water row, though we confirm each home’s position from the survey before we price it.

Is the county’s just value what my home is worth?

No. Just value is an assessment figure, and at Casamore it has run well below recent deeds: 1752’s 2026 preliminary just value, $4,879,945, is about 86% of its July 2025 sale price. An online automated estimate built on the roll will usually understate your home.

How long does it take to sell a Naples Casamore home?

Across its 3 MLS-marketed closings in the last 60 months, Naples Casamore sold after a median 52 days on market at a median 94.12% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). What the county record shows is that Casamore trades rarely, about one resale per home per decade, so the timeline depends on pricing to the record and reaching the right buyer, often a boater from out of state.

What is the best time of year to list in Naples?

Naples buyer traffic peaks from January through April, when seasonal residents are in town, so a listing ready by late fall reaches that pool from the start. For a Casamore home with a dock, a winter listing also lets buyers see the water in use.

What documents must I give a buyer when I sell a Naples Casamore home?

Florida requires a condominium seller to deliver the Declaration, articles, bylaws and rules, the most recent year-end financial information and the association’s frequently asked questions and answers document, and the buyer has a short statutory period to cancel after receiving them (F.S. 718.503). Florida also requires a property tax disclosure summary in the contract (F.S. 689.261) and a flood disclosure (F.S. 689.302).

What is an estoppel certificate and who pays for it?

It is the association’s signed statement of what is owed on your unit, including regular and special assessments and any fees due at transfer. Florida caps the base fee at $250, plus $100 for expedited delivery and $150 if the account is delinquent, and the fee is refunded if the sale does not close (F.S. 718.116(8)). Who pays is set by the contract.

How much is the Marina Association joining fee today?

The Declaration caps it at $5,000 and lets the board set the amount (OR 5332/3044, Section 10.14). The current figure is on the estoppel certificate, and we disclose it at listing so your buyer sees it before making an offer.

Does the association have to approve my buyer?

Whether the Declaration requires board approval of a sale is in the unpublished base Declaration, and we confirm it before we list. If approval is required, Florida caps the transfer or approval fee at $150 per applicant for a condominium (F.S. 718.112), and the approval timeline goes into the contract.

How do I transfer my boat slip when I sell?

Your slip is assigned to your unit as a limited common element, and limited common elements are appurtenant to the unit, so the slip passes with the home (Marina Bylaws, Section 3.2, OR 5332/3044). Whether slips can be reassigned between units, and how, is set by the Declaration. We confirm the assignment in writing and describe it in the listing.

My unit has two slips. Does the second slip add value?

For a boating buyer it can, especially for someone with a second boat or guests who come by water. Since 2022 every owner pays an equal one-twelfth of dock costs whatever the number of slips (OR 6085/3943), so the second slip carries no extra dock share. We document the assignment and let the market price it.

Does the gated beach walk transfer with my home?

The builder described the beach walk as owned by the community, which would mean it stays with the condominium and every owner keeps access through ownership of a unit. We have not confirmed the recorded basis, so we ask the association for it before we list and put it in the buyer’s file.

Will buyers ask about Hurricane Ian damage?

Yes, every time. Florida now requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance (F.S. 689.302). Gather your claim history, repair permits and invoices before listing; a documented repair sells better than an unexplained one.

Do I need an elevation certificate to sell?

Florida does not require one to close, but at Casamore we treat it as essential: the site is in Zone AE with ground below the base flood elevation, and the buyer’s flood quote depends on the lowest-floor elevation shown on the certificate. If you do not have one, ask the City whether one is on file (City of Naples, development in the floodplain) before paying a surveyor.

How does my insurance history affect my sale?

At Casamore it matters twice. The Declaration requires you to insure the whole house at full replacement value and to certify it to the association (OR 6085/3943), so a buyer’s lender and insurer will ask how the home has been insured. A clean record, a current wind-mitigation report and documented impact glass help your buyer’s premium and your price.

Do I have to disclose that there is no SIRS?

You have to deliver the association’s documents and answer truthfully. At Casamore the likely answer is that no SIRS was required, because both statutes exclude single-family dwellings with three or fewer habitable stories (F.S. 718.112(2)(g)). Ask the association for its written position before listing so the buyer receives an answer, not a gap.

Will a tower at 1785 Gulf Shore Blvd N affect my view and value?

It could affect the boulevard-facing homes most. The cleared site across the street is entitled for an eight-story building of 24 residences and was offered for sale in 2026. Until someone builds, it is open ground; buyers of boulevard-facing homes will ask about it, and we give them the entitlement facts rather than speculation.

Should I renovate before I sell?

Usually not a major renovation. Casamore homes date from 2011; fresh paint, landscaping touches, pool and elevator service and fixing deferred items pay back better than a new kitchen. Any bigger job needs a City permit, association approval and a check against the 50% flood rule (City of Naples 50 percent rule FAQ).

Should I sell furnished?

Many Casamore buyers are seasonal, and a turnkey sale can widen the pool, but furnishings are negotiated separately and do not add their full cost to the price. We decide with you once we see the home and the likely buyer.

How do I market a home with a private dock to boaters?

Show the water: drone footage of the route from Hurricane Harbor through Moorings Bay to Doctors Pass, measured slip dimensions, lift details, and the Marina Association’s rules. We put the slip in the first line of the listing and reach boaters through our qualified-buyer database and network.

Can I sell off-market or as a pocket listing?

Yes, with discretion. Some Casamore sellers prefer a quiet sale to known buyers, and we can market privately. The trade-off is fewer buyers competing; with twelve homes and rare listings, open exposure usually sets the stronger price. We walk you through both.

How much are closing costs for a Naples seller?

The largest items are usually the brokerage commission, the documentary stamp tax on the deed, title charges set by the contract, the estoppel fee if the contract puts it on the seller, and prorated taxes. We give you a net sheet for your specific price before you sign a listing.

What is the documentary stamp tax on a Naples sale?

$0.70 per $100 of consideration on the deed (F.S. 201.02), so $39,900 on a $5,700,000 sale. Florida law does not say which party pays; the purchase contract allocates it.

Will I owe capital gains tax when I sell?

Possibly, on the gain above your basis. If the home was your principal residence for two of the last five years, federal law excludes up to $250,000 of gain, or $500,000 for a married couple filing jointly (IRS Topic 701, sale of your home); otherwise the gain is taxed under the capital gains rules (IRS Topic 409). Florida has no personal income tax. Ask your CPA for your numbers.

What happens to my homestead exemption and Save Our Homes cap when I sell?

They end for that home. Your buyer’s home is reassessed at market value the next 1 January (F.S. 193.155). If you buy another Florida homestead, you may be able to port up to $500,000 of your Save Our Homes benefit if you apply in time (Florida Department of Revenue, portability).

What is FIRPTA and does it apply to me?

FIRPTA requires a buyer to withhold part of the price when the seller is a foreign person for US tax purposes (IRS, FIRPTA withholding). No Casamore owner mails a tax bill outside the United States on the current roll, but residency for tax purposes is what counts, so tell us and the closing agent early.

How do I sell a Naples Casamore home held in a trust or LLC?

The trustee or the LLC’s authorized manager signs, and the title company will ask for the trust certification or the company’s authority documents. The county roll shows thirteen $0 transfers on Casamore parcels over the years, the kind of deed often used to move a home into a trust or company, so this is common. We line up the paperwork before listing.

Should I sell now or wait for the new FEMA maps?

FEMA’s preliminary maps for Collier County are in their appeal period, with a target effective date of Summer 2027 (Collier County notice). We have not characterized what they show for the Casamore site. Check the preliminary zone for your address; if it is unchanged, the maps are not a reason to wait.

How does Naples Casamore compare with Via Delfino and Charleston Square for resale?

On 2024 to 2026 recorded resales, Casamore’s median was $5,550,000 on two sales, Via Delfino’s $5,212,500 on four and Charleston Square’s $2,675,000 on two (Collier County roll). Via Delfino sells Gulf-front flats in a tower; Charleston Square sells flats over shops; Casamore sells detached bay-side houses. Your buyer will compare all three, and we price you against the right one.

Are condo prices dropping in Florida, and does that affect Casamore?

NABOR reported the Naples Beach area’s July 2026 median condominium price down 3.7% year over year, at $950,000 (NABOR July 2026 report). That median is dominated by flats and is a different metric from a detached Casamore house. Casamore’s own two 2025 resales, at $5,400,000 and $5,700,000, are the relevant level.

Is it better to sell a Naples Casamore home in season?

Showing in season, January through April, puts your home in front of the most buyers. Listing a little before the season, in the fall, gives you the whole season to find the right buyer rather than a few weeks.

What if a buyer’s lender treats Casamore as a condo?

It will, because Casamore is a condominium. The lender reviews the association’s budget, reserves, insurance and litigation, and will ask how the owner-insured structure fits its requirements. We ask the association to have its lender questionnaire ready so a financed buyer does not stall at underwriting.

Should I sell to a developer or list on the open market?

At Casamore there is no developer play: the homes are 2011 construction on a condominium site, so value lies in the house, not in land assembly. The open market, priced to Casamore’s recorded sales, is the route.

Can I put up a For Sale sign at Naples Casamore?

Sign rules are part of the unpublished Declaration and any board rules, and many condominiums restrict signs on common elements. We confirm the rule with the association before listing and market through photography, video, our buyer database and scheduled showings rather than drive-by traffic.

How do I get my Casamore home valued?

Request a free Naples Casamore home valuation, or call Jesse McGreevy direct at (239) 898-6072. We come back with the Casamore deeds that match your home’s row, size and slip, not an automated number.

Sources and Authoritative References

Every Naples Casamore fact on this page comes from a recorded instrument, a City of Naples, Collier County, state or federal record, FEMA and USGS data, the builder’s own published releases, reputable local news, or the Collier County Property Appraiser’s bulk roll and sales files dated 29 August 2026. Southwest Florida MLS Matrix, pulled 26 September 2026: 3 closings at Naples Casamore in the last 60 months, at a median of $5,600,000.

The primary sources are grouped below by who issued them, numbered continuously. Recorded instruments that we cite by book and page are on file with the Collier County Clerk of the Circuit Court and are listed in plain text. Where a document names a private owner, we cite it without linking it.

Recorded Naples Casamore Instruments, Collier County Clerk Official Records

1. Declaration of Condominium of Naples Casamore, a Condominium, with the Bylaws of Naples Casamore Association, Inc., OR Book 4794, Page 1820 et seq. (May 2012)
2. Certificate of Amendment to the Declaration, creating the Naples Casamore Marina Association, the Marina joining fee and uniform exterior maintenance, with the Marina Articles (Exhibit E) and Bylaws (Exhibit F), Instrument 5333319, OR Book 5332, Page 3044 (recorded 10 November 2016)
3. Certificate of Amendment to the Declaration and Bylaws, owner insurance of the entire structure, pool maintenance, dock cost sharing and dock windstorm, Instrument 6206785, OR Book 6085, Page 3943 (recorded 16 February 2022)
4. First recorded Casamore deed, 1752 Gulf Shore Blvd N, OR Book 4794, Page 1896 (May 2012)
5. Record Casamore deed, 1764 Gulf Shore Blvd N, $5,995,000, OR Book 5940, Page 1310 (29 April 2021)
6. Deed, 1724 Gulf Shore Blvd N, $5,400,000, OR Book 6448, Page 1901 (12 March 2025)
7. Deed, 1752 Gulf Shore Blvd N, $5,700,000, OR Book 6490, Page 112 (9 July 2025)
8. Deed, 1724 Gulf Shore Blvd N, $5,600,000, OR Book 6118, Page 3291 (18 April 2022)
9. Canterbury Court beach-renourishment easement to the City of Naples, S 10’ Lot 1, Block S, OR Book 4017, Page 0219 (2006)

City of Naples Resolutions, Ordinances and Minutes

10. City of Naples Resolution 09-12490, site plan with deviations for Naples Casamore, 12 detached residential units (19 August 2009)
11. City of Naples Resolution 10-12708, pool setback variance at 1720 to 1764 Gulf Shore Blvd N (16 June 2010)
12. City of Naples Resolution 06-11272, beach easement schedule, Exhibit A item 06-1007 (2006)
13. City of Naples City Council workshop minutes, 15 March 2010
14. City of Naples Ordinance 87-5328, Moorings Bay Special Taxing District (1987)
15. City of Naples Ordinance 03-9966, Charleston Square Planned Development
16. City of Naples 50 percent rule and FEMA frequently asked questions
17. City of Naples Mayor’s Hurricane Ian Emergency Repair Permitting Order, 19 October 2022
18. City of Naples Seawall Owners Manual for Moorings Bay district owners

City of Naples Building, Flood and Milestone Programs

19. City of Naples, Milestone Inspections by Year
20. City of Naples 2024 milestone buildings list
21. City of Naples 2029 milestone buildings list
22. City of Naples milestone inspection program
23. City of Naples, development in the floodplain
24. City of Naples flood zone maps
25. City of Naples, 2024 Flood Insurance Rate Maps
26. City of Naples flood mitigation guidelines and regulations for property owners
27. City of Naples public permit search portal

City of Naples GIS Services

28. City of Naples CityView Property and Zoning map service (neighborhoods, associations, zoning, future land use, taxing districts)
29. City of Naples zoning layer 11
30. City of Naples future land use layer 10
31. City of Naples Moorings Bay district layer 3
32. City of Naples address and unit points
33. City of Naples parcels layer
34. City of Naples planning neighborhoods layer

City of Naples Code of Ordinances

35. Naples Code of Ordinances, Chapter 58, Division 13, R3-15-CS Multifamily Coquina Sands District
36. Naples Code of Ordinances, Chapter 16, Article IV, Floodplain Management
37. Naples Code of Ordinances, Chapter 56, Supplemental District Regulations
38. Naples Comprehensive Plan

City of Naples Departments, Parks and Services

39. City of Naples, Moorings Bay Special Taxing District
40. City of Naples Natural Resources, Moorings Bay
41. City of Naples, property taxes and millage rate
42. City of Naples, special assessments
43. City of Naples, Lowdermilk Park
44. City of Naples, beach parking information
45. City of Naples, beach parking permits
46. City of Naples, Naples Landing Park and Public Boat Launch
47. City of Naples Solid Waste Division
48. City of Naples Code Compliance frequently asked questions
49. City of Naples, conservation easement with Naples Beach Club Holdings (29 June 2022)
50. City of Naples, Naples Pier rebuild project
51. City of Naples, public beach accesses and beach-end seawall projects
52. Naples Beach Restoration and Water Quality Improvements Project
53. Naples 2045 Comprehensive Plan update

Florida Statutes and Legislation

54. Florida Statutes 553.899, mandatory structural inspections for condominium and cooperative buildings
55. Florida Statutes 718.112, bylaws, including the structural integrity reserve study at (2)(g) and transfer fees
56. Florida Statutes 718.111, the association, official records and website requirement
57. Florida Statutes 718.110, amendment of declarations, including rental amendments at (13)
58. Florida Statutes 718.116, assessments and estoppel certificates
59. Florida Statutes 718.117, termination of condominium
60. Florida Statutes 718.503, disclosure prior to sale
61. Florida Statutes 720.301, homeowners’ association definitions
62. Florida Statutes 193.155, homestead assessments and Save Our Homes
63. Florida Statutes 193.1554, assessment of nonhomestead residential property
64. Florida Statutes 196.031, homestead exemption
65. Florida Statutes 201.02, documentary stamp tax on deeds
66. Florida Statutes 689.261, property tax disclosure summary
67. Florida Statutes 689.302, flood disclosure on residential sales
68. Florida Statutes 627.351, Citizens Property Insurance Corporation
69. Florida Statutes 627.714, condominium unit owner coverage, loss assessment
70. Florida Statutes 760.27, emotional support animals in housing
71. Florida Statutes 760.29, housing for older persons
72. Florida Statutes 509.242, transient public lodging establishments
73. Florida Senate, SB 180 (2025)
74. Florida Senate, HB 913 (2025), condominium and cooperative associations

Florida State Agencies

75. Florida DBPR, condominium project extract (project PR75630, Naples Casamore)
76. Florida DBPR, condominium and cooperative SIRS reporting
77. Florida DBPR licensee search
78. Florida Division of Corporations, Naples Casamore Association, Inc., N11000001243
79. Florida Division of Corporations, Naples Casamore Marina Association, Inc., N18000005342
80. Florida Division of Corporations, entity search
81. Florida Department of Revenue, Save Our Homes assessment limitation
82. Florida Department of Revenue, CPI adjustment to the additional homestead exemption
83. Florida Department of Revenue, PT-112, portability
84. Florida Department of Revenue, PT-113, homestead exemption
85. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2025
86. Florida Office of Insurance Regulation, wind mitigation resources
87. Florida Office of Insurance Regulation, premium discounts for hurricane loss mitigation
88. Florida Office of Insurance Regulation, flood insurance
89. Citizens Property Insurance Corporation, 2026 Rate Kit
90. Florida Department of Education, school grades
91. Florida Division of Emergency Management, Know Your Zone

Collier County Government and Schools

92. Collier County procurement 26-8661R, Wiggins Pass and Doctors Pass maintenance dredging, 2026
93. Collier County, proposed flood insurance rate map notice, August 2026
94. Collier County, beach renourishment easements notice, April 2026
95. Collier County Floodplain Management
96. Collier County Tax Collector, real estate taxes
97. Collier County Parks, Bayview Park
98. Collier County Public Schools, 2026 to 2027 attendance zone locator
99. Collier County Public Schools, attendance boundaries
100. Collier County Public Schools, district grades
101. Collier County Public Schools, Parental Choice
102. Naples High School, advanced studies

Federal Agencies

103. FEMA National Flood Hazard Layer map service
104. FEMA Map Service Center, search by address
105. FEMA Community Status Book, Florida
106. FEMA Community Rating System
107. FEMA, Risk Rating 2.0
108. Federal Register, proposed flood hazard determinations, 18 December 2025
109. NOAA Tides and Currents, Naples station 8725110 inundation history
110. NOAA Tides and Currents, Naples sea level trend
111. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
112. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
113. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
114. USGS Elevation Point Query Service (3DEP)
115. USGS, accuracy of elevations from the Elevation Point Query Service
116. US Census Bureau Geocoder
117. IRS Topic 701, sale of your home
118. IRS Topic 409, capital gains and losses
119. IRS, FIRPTA withholding
120. Fannie Mae Selling Guide B4-2.1-03, ineligible projects

Builder and Developer Publications

121. BCB Homes, “BCB Homes Announces Naples Casamore,” press release, 28 December 2009
122. BCB Homes, “Builder Starts New Home Project In Naples,” 1 May 2010, reproducing the Naples Daily News report
123. BCB Homes newsletter, April 2010 (groundbreaking, 10 March 2010)
124. BCB Homes newsletter, July 2010 (vertical construction, gated beach walk, six waterfront and six boulevard homes)
125. BCB Homes quarterly newsletter, 2011 (grand opening, 40-foot docks)
126. BCB Homes newsletter, July 2013 (last four residences, gated beach access)
127. Four Seasons, Naples Beach Club
128. Four Seasons, Naples Beach Club opening release
129. The Ronto Group, Rosewood Residences Naples
130. Kolter Urban, Olana Naples Residences

News Reports

131. Naples Daily News, Naples design board approves new Harbour House waterfront condos, 26 March 2026
132. Gulfshore Business, luxury development Harbour House set to begin construction
133. Gulfshore Business, The Ronto Group hits new heights with Rosewood Residences Naples
134. Gulfshore Business, Naples estate sale sets Coquina Sands record
135. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
136. Business Observer, Naples Beach Club nears opening, 2 July 2025
137. Naples Daily News, Naples Council on repair permits, beaches and generators after Hurricane Ian, 17 October 2022

Market Reports and Neighborhood Organizations

138. Naples Area Board of REALTORS, July 2026 market report
139. Naples Area Board of REALTORS, market statistics
140. Coquina Sands Association
141. Coquina Sands Association, history

Routing and Data Tools

142. OSRM routing service, car profile, routed 26 September 2026

Data Files Cited in Plain Text

143. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, living area, just value, homestead, owner mailing state and total taxes), files dated 29 August 2026, Naples Casamore condominium parcels 13440000026 to 13440000246
144. Collier County Property Appraiser sales file, every recorded sale on the twelve Naples Casamore parcels from May 2012 to August 2026, with the county’s qualified flag and Official Records book and page
145. Collier County Property Appraiser bulk roll, tax year 2026 preliminary, Charleston Square, Via Delfino, The Whitehall, Embassy Club of Naples, Surfside Club and Del Mar Club parcels, for the benchmark and comparison tables

Downloadable Documents

The official Naples Casamore documents below are published by the City of Naples, the State of Florida, the Division of Condominiums and the builder. They are the public documents we read for this page, and a Casamore buyer or seller should read them before signing.

The recorded Declaration and its two amendments are on file with the Collier County Clerk at OR 4794/1820, OR 5332/3044 and OR 6085/3943 and come to a buyer in the resale document package.

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

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