The Reef Club is a 14-apartment 1959 cooperative on the east side of Gulf Shore Boulevard North in Coquina Sands, Naples, on a parcel that runs to Hurricane Harbor. Shares plus a proprietary lease, not a deed. Talk to McGreevy and Comisar.
McGreevy and Comisar are the team Reef Club owners call when it is time to sell their shares, and the team buyers call when they want the building’s real record before they sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and for this guide they read every recorded Reef Club transfer on the Collier County roll, the state’s cooperative registration, the City of Naples’ parcel and easement maps, and the statutes that govern a Florida co-op sale.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Reef Club is a 14-apartment cooperative inside the neighborhood of Coquina Sands in Naples, Florida. It stands at 1568 Gulf Shore Boulevard North, ZIP 34102, on the east side of the boulevard, on a 1.19-acre parcel that runs back from the street to the water of Hurricane Harbor. Built in 1959, it carries the earliest year built of any association in Coquina Sands on the county roll, and at 14 apartments it is one of the smallest.
The Reef Club is a cooperative under Florida Chapter 719, not a condominium. An owner holds shares in THE REEF CLUB OF NAPLES, INC. plus a proprietary lease to one apartment, and the corporation owns the building and the land. That single fact changes how a Reef Club apartment is financed, approved, insured, taxed and sold. The Florida Department of Business and Professional Regulation registers the property as a Cooperative Project, number PR2S017844, “REEF CLUB, THE”, and bills the association $56 a year, which at the statutory fee of $4 per unit is exactly 14 units (DBPR cooperative payment-history extract; Florida Statute 719.501).
One fact belongs at the top of this page: The Reef Club is not on the beach. The City of Naples’ address point for 1568 Gulf Shore Boulevard North plots on the east side of the boulevard, and the City’s parcel and water-body layers show the Reef Club parcel running east from the right of way to open water (City of Naples address points; City of Naples parcels). The Gulf is across the street, reached along the north edge of Lowdermilk Park, where the City maps a 4-foot platted walkway on a small parcel whose owner of record is R Corporation in care of The Reef Club of Naples, Inc. (City of Naples easements layer). What rights a Reef Club share carries on that walkway is not stated in any public record we could read, and we say so every time it comes up.
This page is built from the Collier County Property Appraiser’s bulk roll for all 14 Reef Club apartments and every recorded Reef Club transfer since 1985 (files dated 29 August 2026); the Florida DBPR cooperative registration; the Florida Division of Corporations record for THE REEF CLUB OF NAPLES, INC.; the City of Naples 2024 milestone building list and its zoning, parcel, easement, address, park, water-body, Moorings Bay district and floodplain layers; FEMA’s National Flood Hazard Layer; Florida DEP’s coastal construction line; Collier County’s evacuation, wind and milestone-buffer layers; Chapters 719, 553, 201, 196 and 193 of the Florida Statutes; the Fannie Mae Selling Guide’s co-op rules; and Collier County Public Schools’ attendance zones. Where the public record stops, we say so and name the document that would answer the question.
If you own at The Reef Club and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on what a co-op buyer actually owns, how Reef Club shares are financed, the walkway parcel and what the association must hand you before you sign will tell you whether The Reef Club fits before you tour.
McGreevy and Comisar are the best realtor for The Reef Club because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Reef Club read built on every recorded Reef Club transfer and Florida’s cooperative statutes.
If you’re searching for the best realtor for The Reef Club in Coquina Sands, Naples, whether you’re ready to sell your Reef Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at The Reef Club for a specific reason: it is one of the thinnest markets in Naples. Fourteen apartments in five sizes, from 713 to 2,263 square feet, produced two county-qualified sales in the last five years and none at all since June 2023. The county roll values the apartments from $299,460 to $1,020,460 for 2026, a spread of more than three to one inside one small building (Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026). A listing agent who prices a Reef Club apartment off one old sale, or off a condominium down the boulevard with deeded title and conventional financing, will miss most of what moves a Reef Club price: size, water outlook, condition, the co-op’s terms and the buyer’s ability to pay for a share.
Recent Reef Club track record (last 60 months): In the 60 months to 29 August 2026 The Reef Club recorded two qualified resales in the county’s records: $630,000 for 1,443-square-foot unit 4, recorded 17 May 2023, and $805,000 for 1,106-square-foot unit 15, recorded 19 June 2023, a median of $717,500 (Collier County Property Appraiser roll and sales history, files dated 29 August 2026). No window reaches ten sales: 12, 24 and 36 months hold none, 60 months two and 120 months three, so we list the sales rather than lean on a median. The highest qualified Reef Club sale on record is $805,000, for unit 15 (Official Records Book 6287, Page 1460, on file with the Collier Clerk). Every instrument recorded on a Reef Club parcel since then, six of them through March 2026, was a $0 transfer. In the Southwest Florida MLS Matrix, pulled 26 September 2026, The Reef Club shows one closing in the last 60 months, $630,000 on 22 May 2023 after 7 days on market, at 84.11% of list price, and none was listed for sale on the pull date. The sales here are the county’s recorded deeds (for a co-op, the recorded transfer of shares and proprietary lease). We tracked every recorded Reef Club sale in the Collier County roll through 29 August 2026 and will walk you through each one.
For Reef Club sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At The Reef Club the marketing has to reach a buyer who can close on co-op terms. Most Southwest Florida retail lenders do not make co-op share loans, so the buyer pool leans toward cash and portfolio lenders, and the listing has to say so up front (Fannie Mae Selling Guide B4-2.3-02). We build the co-op file before the first showing: the articles, bylaws, rules and the question and answer sheet, which the buyer must receive before signing or gains a seven-day right to cancel (Florida Statute 719.503); the association’s estoppel certificate, which states any transfer fee, approval requirement and right of first refusal (Florida Statute 719.108); the budget and any vote to waive or reduce reserves; written confirmation of what the walkway parcel means for a shareholder; and your own parcel’s tax and homestead facts.
For Reef Club buyers: the first question at The Reef Club is how you will pay, because a co-op share loan is a specialist product and the building’s own documents may set a minimum down payment or require board approval of any financing. The second is the apartment, because five sizes and a range of positions on a parcel that runs from the boulevard to the harbor make every one of the 14 different. The third is the document file: the proprietary lease and rules for leasing and pets, the budget and reserves, the master insurance declarations, and what the corporation holds and does not hold, including the walkway strip. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Reef Club unit number; we answer them below.
Honors and recognition:
Selling your Reef Club home? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying a home in The Reef Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in The Reef Club means one of 14 apartments in a low-rise 1959 cooperative on the east side of Gulf Shore Boulevard North, on a parcel that reaches Hurricane Harbor, with Lowdermilk Park and the Gulf across the street, inside the City of Naples and about six minutes by car from Fifth Avenue South.
The Reef Club is the kind of building Naples used to be made of: small, low and owned by the people who live in it. What follows is what daily life there looks like, drawn from the county roll, the City’s maps, the state’s cooperative registration and Florida’s cooperative law, with every gap in the public record named as a gap.
The Reef Club is a residential cooperative. THE REEF CLUB OF NAPLES, INC., a Florida not-for-profit corporation (Division of Corporations document N27056, filed 21 June 1988, active, principal address 1568 Gulfshore Blvd. N.), holds the property at 1568 Gulf Shore Boulevard North, and each of the 14 apartments is held by a shareholder under a proprietary lease (Sunbiz corporate search). The state registers it as a Cooperative Project, PR2S017844. The county carries each apartment as its own parcel, numbered 1 to 12, 14 and 15; there is no unit 13 on the roll. DBPR’s condominium file also carries an unrelated “Reef Club” in Pinellas County, which is not this building.
The Reef Club sits on the east side of Gulf Shore Boulevard North in the north half of Coquina Sands, between Lago Mar of Naples at 1550 immediately south and the former Harbour Club site at 1624 immediately north. The City’s parcel layer shows the Reef Club parcel, City parcel 06287120008, at 1.19 acres, running from the boulevard right of way east to the water (City of Naples parcels). Across the boulevard to the west are the Rosewood Residences construction site, on the former Mansion House parcel, and the north end of Lowdermilk Park. The City’s own neighborhood layer places the property inside Coquina Sands (City of Naples CityView property and zoning service).
This is the fact that shapes The Reef Club’s price, its insurance and its daily life. East of the building, the City’s water-body layer returns open water, the same mapped water body that holds Hurricane Harbor, the basin dredged under the Coquina Sands Unit 2 plat (City of Naples water bodies and emergency layers). The City’s Moorings Bay Special Taxing District layer includes the Reef Club parcel, described as Coquina Sands Unit 2, Block J, Lots 1 to 10, the same block polygon as Lago Mar (City of Naples Moorings Bay taxing district layer). So The Reef Club is a water-edge building on the harbor side and a walk-to-the-beach building on the Gulf side, and it is neither Gulf-front nor on a canal.
Florida defines a cooperative as “that form of ownership of real property wherein legal title is vested in a corporation or other entity and the beneficial use is evidenced by an ownership interest in the association and a lease or other muniment of title or possession granted by the association as the owner of all the cooperative property” (Florida Statute 719.103). The same statute defines the “cooperative parcel” as the shares representing an undivided share in the association’s assets together with the lease, and it says an interest in a unit “is an interest in real property.” So a Reef Club buyer does not receive a deed to unit 7; the buyer receives the seller’s shares and an assignment of, or a new, proprietary lease for unit 7. Florida then treats that interest much like real estate: each apartment is assessed and taxed as its own parcel and can carry a homestead exemption (Florida Statute 719.114).
A mix of full-time Floridians and second-home owners, with more full-timers than the other Coquina Sands cooperatives. Of the 14 parcels, 3 (units 4, 6 and 10, 21%) carry a homestead exemption, the highest share among the neighborhood’s five cooperatives. Eight of the 14 owners mail their tax bills to Florida addresses; the other six mail to Kentucky, Indiana, Vermont, Massachusetts, Maryland and Virginia, one each (Collier County Property Appraiser roll, 2026 preliminary). In a 14-apartment building, that means the annual meeting is a room of neighbors who know each other by unit number.
A morning walk takes you out to the boulevard, across Gulf Shore Boulevard North and west along the north edge of Lowdermilk Park to the sand, about 740 feet on the City’s maps, roughly a three-minute walk (our measurement from the City’s address point and park and easement layers). Lowdermilk opens at 5:00 a.m. and closes at 11:00 p.m., and with the Naples Pier it is one of only two City beach locations with full restroom and shower facilities (City of Naples, Lowdermilk Park). Behind the building, the east side of the parcel meets Hurricane Harbor. NCH Baker Hospital is about five minutes by car, Fifth Avenue South about six and the Village Shops on Venetian Bay about eight (road-network routing from the City address point, run 26 September 2026).
The Reef Club has no public website that we could find, and its cooperative documents are not posted online. Monthly maintenance, any capital contribution or transfer fee, the approval process, leasing minimums, pet rules, parking, storage and laundry arrangements, and whether there is a pool or a dock are not in any primary public source. Descriptions of those things circulate online, including on an earlier version of our own page, and none of them is sourced to a record we could read, so we do not repeat them here. That is common for a small older Naples co-op and is not a warning sign in itself. It does mean the buyer’s file comes from the association, through the documents Florida law requires it to hand over, and we list each one below.
A 1959 building on the Gulf coast is 67 years old. Because The Reef Club is under three stories, Florida’s milestone inspection and co-op structural integrity reserve study statutes do not reach it by their terms, and the City of Naples’ 2024 milestone list, which includes every covered cooperative of three stories or more past its milestone age, does not include it (City of Naples 2024 Milestone Buildings). That is not a clean bill of health. Chapter 719 still requires reserve accounts for the roof, painting and paving unless the members vote to waive them (Florida Statute 719.106), and at a building this age the reserve schedule is the first page a buyer should read.
The Reef Club recorded two qualified resales in the 60 months to 29 August 2026: $630,000 for unit 4 in May 2023 and $805,000 for unit 15 in June 2023, a median of $717,500 (Collier County Property Appraiser sales history). No qualified sale has recorded since, so below we list every sale rather than publish a rate.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Southwest Florida MLS Matrix, pulled 26 September 2026: one closing at The Reef Club in the last 60 months, $630,000 on 22 May 2023 after 7 days on market, at 84.11% of list price. The sales below are the county’s recorded deeds (for a co-op, the recorded transfer of shares and proprietary lease). We tracked every recorded Reef Club transfer in the Collier County roll through 29 August 2026: 14 apartment parcels, 63 recorded instruments since 1985, each with the county’s own “qualified” flag and its Official Records book and page. A qualified sale is one the county treats as an open-market, arm’s-length price. A transfer the county does not qualify (a family transfer, a trust or estate deed, a corrective filing, or a priced transfer the county set aside for its own reasons) is reported separately and never mixed into a median.
The Reef Club is about as thin as a Naples market gets. Fifteen of the 63 instruments on record are county-qualified sales, spread across 1988 to 2023, and it takes 28 years of history, back to January 1998, to reach ten of them. So we follow the card rule: widen the window 12, 24, 36, then 60 months until it holds ten sales, and if none does, list the sales. None does.
In a condominium the county records a deed. In a cooperative there is no deed to the apartment, so why does each Reef Club unit carry its own sales history? Because Florida’s documentary stamp statute reaches the co-op transfer document by name: the tax “shall also be payable upon documents by which the right is granted to a tenant-stockholder to occupy an apartment in a building owned by a cooperative apartment corporation,” and the tax “shall be paid by the purchaser, and the document recorded in the office of the clerk of the circuit court as evidence of ownership” (Florida Statute 201.02). Combined with the rule that each cooperative parcel is “separately assessed” (Florida Statute 719.114), that gives the Property Appraiser a price and a date for each unit. A roll “sale” at The Reef Club is therefore the recorded transfer of a cooperative interest, shares plus proprietary lease, for that unit.
Collier County Property Appraiser sales history, files dated 29 August 2026, qualified sales at 1568 Gulf Shore Boulevard North recorded 29 August 2021 to 29 August 2026. Price per square foot uses the roll’s current living area for the unit.
Recorded | Unit | Roll sq ft | Sale price | $ per roll sq ft | 2026 county just value | Price to value | Official Records |
|---|---|---|---|---|---|---|---|
19 June 2023 | 15 | 1,106 | $805,000 | $728 | $544,520 | 1.48 | 6287/1460 |
17 May 2023 | 4 | 1,443 | $630,000 | $437 | $606,060 | 1.04 | 6250/1167 |
Two sales, total $1,435,000, median $717,500 (an even count, so the median is the average of the two and is not itself an observed price). The Official Records instruments are on file with the Collier Clerk; the county roll carries the book and page.
Each of the two was recorded alongside a $0 instrument on the same unit: unit 4 has a $0 instrument dated 17 May 2023 (Official Records 6250/1156), and unit 15 has a $0 instrument dated 14 June 2023, five days before its sale (Official Records 6287/1436). The roll does not describe either one. We report them because a buyer’s appraiser will see them.
Window to 29 August 2026 | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
12 months | 0 | none | ||
24 months | 0 | none | ||
36 months | 0 | none | ||
60 months | 2 | $717,500 (even n) | $630,000 | $805,000 |
120 months | 3 | $630,000 (odd n, an observed sale) | $625,000 | $805,000 |
The 120-month window adds unit 5 at $625,000, recorded 1 November 2019 (Official Records 5691/395), a 1,106-square-foot apartment, about $565 per roll square foot. No other qualified Reef Club sale recorded between April 2016 and May 2023.
The county recorded six instruments on Reef Club parcels in the 36 months to 29 August 2026, and every one was a $0 transfer. There has been no priced transfer of any kind on a Reef Club parcel since 19 June 2023.
Recorded | Unit | Amount | Qualified | Official Records |
|---|---|---|---|---|
31 March 2026 | 11 | $0 | No | 6582/2343 |
31 March 2026 | 11 | $0 | No | 6580/3173 |
12 March 2026 | 14 | $0 | No | 6580/2867 |
20 October 2025 | 11 | $0 | No | 6525/2492 |
18 June 2024 | 12 | $0 | No | 6394/3183 |
15 September 2023 | 5 | $0 | No | 6305/3413 |
A $0 instrument in a co-op is usually a transfer into or out of a trust, an estate, a family member or a corrective filing. The roll shows the county’s flag but not its reason, so we do not characterize any individual transfer. What the pattern does tell a seller is that the building’s most recent market evidence is now more than three years old.
The highest qualified sale in The Reef Club’s recorded history is $805,000 for unit 15, recorded 19 June 2023 (Official Records 6287/1460), about $728 per roll square foot on 1,106 square feet. It is also the highest priced transfer of any kind on the Reef Club roll. The county’s 2026 just value for unit 15 is $544,520, about 68% of that price, which is the gap every Reef Club seller should understand: the county’s number is an assessment, and the one recorded market price for that apartment sits well above it.
Recorded | Unit | Roll sq ft | Price | $ per roll sq ft | Official Records |
|---|---|---|---|---|---|
19 June 2023 | 15 | 1,106 | $805,000 | $728 | 6287/1460 |
17 May 2023 | 4 | 1,443 | $630,000 | $437 | 6250/1167 |
1 November 2019 | 5 | 1,106 | $625,000 | $565 | 5691/395 |
27 April 2016 | 2 | 713 | $324,000 | $454 | 5268/3519 |
30 December 2015 | 14 | 713 | $296,000 | $415 | 5230/3842 |
30 December 2014 | 14 | 713 | $232,800 | $327 | 5111/960 |
23 July 2010 | 14 | 713 | $220,000 | $309 | 4588/2088 |
13 January 2005 | 3 | 1,106 | $425,000 | $384 | 3715/1866 |
9 January 2004 | 3 | 1,106 | $279,000 | $252 | 3480/3483 |
24 April 2002 | 1 | 1,106 | $133,800 | $121 | 3024/3003 |
8 January 1998 | 14 | 713 | $100,000 | $140 | 2378/530 |
9 May 1996 | 3 | 1,106 | $126,500 | $114 | 2181/236 |
1 March 1996 | 6 | 1,106 | $126,200 | $114 | 2164/404 |
17 March 1995 | 7 | 2,263 | $225,000 | $99 | 2039/1509 |
1 June 1988 | 3 | 1,106 | $103,000 | $93 | 1323/1948 |
Source: Collier County Property Appraiser sales history, qualified sales only, files dated 29 August 2026. Price per square foot uses the roll’s current living area, which may differ from the area at the time of sale.
A single median across 35 years would mix 1980s and 2020s prices and say nothing about today, so we show the history by period instead.
Period | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1988 to 1999 | 5 | $126,200 | $100,000 | $225,000 |
2000 to 2009 | 3 | $279,000 | $133,800 | $425,000 |
2010 to 2016 | 4 | $264,400 (even n) | $220,000 | $324,000 |
2017 to 2026 | 3 | $630,000 | $625,000 | $805,000 |
Source: Collier County Property Appraiser sales history, qualified sales only; periods and medians are our arithmetic. Small counts in each period, and a mix of 713-, 1,106-, 1,443- and 2,263-square-foot apartments, make these period medians a rough guide to direction, not a price index.
Repeat sales strip out the differences between apartments. Two Reef Club chains carry enough qualified sales to read:
Unit 14 roughly tripled over 18 years; unit 3 quadrupled over 17, with most of the gain in the 2004 to 2005 run-up. Neither apartment has a qualified sale since.
Eleven Reef Club transfers carry a price but were not qualified by the county, from $7,500 (unit 4, June 1992) to $625,000 (unit 8, November 2009, Official Records 4574/229). The others: unit 2, $420,000, July 2005 (3850/1336); unit 15, $142,500, December 2004 (3700/2921); unit 5, $320,000, December 2003 (3456/3331); unit 6, $175,000, October 1999 (2603/2170); unit 7, $321,000, September 1997 (2350/3392); unit 4, $153,500, July 1992; unit 11, $145,000, September 1990; unit 10, $140,000, December 1988; and unit 9, $110,000, May 1988. We never use an unqualified transfer as a comparable. Thirty-seven of the 63 Reef Club instruments on record are $0.
The 2026 preliminary roll values all 14 apartments at a combined $7,892,360, a median of $504,520 and a range of $299,460 (unit 2, 713 square feet) to $1,020,460 (unit 7, 2,263 square feet). Per square foot of roll living area, the county’s values run from about $420 to $492, with a median of about $428 (Collier County Property Appraiser roll, files dated 29 August 2026; per-foot figures are our arithmetic). The three recent qualified sales closed at 1.04, 1.35 and 1.48 times the county’s current value for the same apartment. Just value is an assessment concept, not a market price, and an online automated estimate built on the county roll will tend to understate a Reef Club apartment that has been updated or has the better outlook.
The Naples Area Board of REALTORS reports a July 2026 median closed price of $950,000 for condominiums in its “Naples Beach” area, ZIPs 34102, 34103 and 34108, with 7.1 months of supply, 147 days on market and 92.5% of list price received (NABOR July 2026 statistics). That is an MLS monthly median for condominiums across three ZIP codes; The Reef Club’s figures are county-recorded cooperative transfers over 60 months in one building. The two are different metrics, periods and geographies, so we set them side by side for context only and do not call one higher or lower than the other.
Three things stand out. First, the two 2023 sales were the building’s highest on record, and nothing has tested them since, so the next seller sets the market rather than follows it. Second, the county’s values sit below all three recent sales, which helps a buyer’s property-tax picture and hurts a seller who lets an automated estimate anchor the conversation. Third, the neighborhood around The Reef Club has moved: the Harbour Club cooperative next door sold whole for $17.5 million in 2025 (Naples Daily News, Harbour Club co-op to be demolished and redeveloped), and Rosewood Residences is rising across the street. That is context for a Reef Club price, not a valuation of it.
Before we put a number on a Reef Club apartment we pull its own parcel on the roll (size, just value, homestead, tax bill), its full recorded chain, every qualified sale in the building since 1988 adjusted for size, and every unqualified or $0 transfer that a buyer’s appraiser might misread. Then we ask the association for the estoppel certificate, the budget, the reserve schedule and any reserve-waiver votes, the insurance declarations and a written statement of what access a shareholder has along the walkway parcel, because at The Reef Club those documents move the price as much as the view does.
The Reef Club is the oldest association building in Coquina Sands on the county roll, and in the 60 months to 29 August 2026 only two of its 14 apartments recorded a qualified sale, the last in June 2023 at a record $805,000. In a market that thin, the seller who prices to the apartment’s size and outlook, with the proprietary lease, the estoppel certificate, the reserve schedule and a written answer on the walkway already in the file, is the seller who sets the next benchmark.
Selling a Reef Club home? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying at The Reef Club? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club came to be in 1959, when the county roll records its build year, on land The Naples Company had platted as Coquina Sands Unit 2, the plat that also created Hurricane Harbor. The corporation that holds it today, THE REEF CLUB OF NAPLES, INC., was filed with the State of Florida on 21 June 1988.
The land under The Reef Club was part of the northern Naples holdings that passed in 1946 to The Naples Company, the Watkins family firm that bought the Naples Hotel, the golf course and roughly 2,200 acres, about 90 percent of the land in Naples (Gulfshore Life, the Watkins family). The Naples Company laid out Coquina Sands with a curvilinear replat in 1954, and Unit 2 followed in 1956 and included the dredging of Hurricane Harbor (Coquina Sands Association history). The Company gave the City the Gulf-side land that became Lowdermilk Park in place of the beach access points the original town plat had shown on every block; the park is named for Fred Lowdermilk, the City’s first City Manager. Those two decisions, a harbor on one side and a public park on the other, are why The Reef Club’s parcel looks the way it does.
Every one of the 14 Reef Club parcels carries a 1959 build year on the county roll. Across the seventeen associations in Coquina Sands, the next earliest are Kona Kai (1960) and Lago Mar and Surfside Club (both 1963), which makes The Reef Club the oldest association building in the neighborhood by the county’s own record (Collier County Property Appraiser roll, 2026 preliminary, as tabulated in our Coquina Sands guide). It predates Florida’s statewide building code, today’s R3-15-CS zoning district and the modern flood maps by decades.
THE REEF CLUB OF NAPLES, INC. was filed on 21 June 1988 as a Florida not-for-profit corporation, document N27056, and is active, with its principal address recorded at 1568 Gulfshore Blvd. N. and a change logged on 27 April 2019 (Florida Division of Corporations). The registered agent of record is Putnam Property Management of Naples, which is the management contact for document requests. The county roll, however, carries recorded Reef Club unit transfers back to 1985 (unit 5, Official Records 1140/2342) and 1987 (unit 1, Official Records 1244/940), and the building dates from 1959, so the 1988 corporation is not the building’s origin. What entity held the property before 1988, and how “R Corporation”, the owner of record of the walkway parcel, fits in, is not in any record we could read; the cooperative documents answer it. We re-read the filing on 29 September 2026 and it is unchanged: active, with its 2026 annual report filed on 26 April 2026.
The Florida Division of Florida Condominiums, Timeshares and Mobile Homes registers The Reef Club as a Cooperative Project, project number PR2S017844, “REEF CLUB, THE”, at 1568 Gulf Shore Blvd N, and has billed it $56 in each year from 2022 through 2026, paid in full each year (DBPR cooperative payment-history extract; DBPR public records index). Florida sets the cooperative annual fee at “$4 for each residential unit” (Florida Statute 719.501), and $56 divided by $4 is exactly 14, the same count the county roll carries. Two independent records agree on the size of the building.
Many of the multifamily buildings on this corridor went up between the late 1950s and the late 1960s, and a striking number were organized as cooperatives. The Reef Club is one of five that remain in Coquina Sands, with Calusa Club, Del Mar Club, Kona Kai and Lago Mar, 137 cooperative parcels in all. Several former cooperatives on the same boulevard, among them Bahama Club, Mansion House and Gulf Shore Colony Club, have been sold to developers for redevelopment (Naples Daily News, Gulf Shore Boulevard redevelopment), and in 2025 the Harbour Club cooperative next door to the north joined them (Naples Daily News, Harbour Club sale). The Reef Club is still a residence, owned apartment by apartment by its shareholders.
Sixty-seven years on, The Reef Club is the oldest and one of the smallest associations in Coquina Sands, registered and current with the state, on a 1.19-acre parcel that runs from the boulevard to the harbor, and between two of the neighborhood’s biggest redevelopments. Its future is its owners’ to decide. What we can say from the public record is where it stands today, and the rest of this page lays that out.
Weighing what that history means for your unit’s price? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying into a 1959 co-op and want the documents read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club holds 14 apartments, numbered 1 to 12, 14 and 15, and the county roll records them in five sizes: 713, 1,106, 1,443, 2,198 and 2,263 square feet. That range, inside one small 1959 building, is what sets The Reef Club apart from its uniform neighbors and what makes each apartment’s price its own.
Unit | Roll sq ft | 2026 just value | Just value per sq ft | Homestead | Owner mails to | Total taxes |
|---|---|---|---|---|---|---|
1 | 1,106 | $534,520 | $483 | Florida | $4,704.43 | |
2 | 713 | $299,460 | $420 | Florida | $2,660.34 | |
3 | 1,106 | $464,520 | $420 | Vermont | $4,126.70 | |
4 | 1,443 | $606,060 | $420 | Yes | Florida | $5,112.49 |
5 | 1,106 | $464,520 | $420 | Florida | $4,190.02 | |
6 | 1,106 | $464,520 | $420 | Yes | Florida | $1,996.61 |
7 | 2,263 | $1,020,460 | $451 | Massachusetts | $9,204.64 | |
8 | 2,198 | $1,003,160 | $456 | Maryland | $9,048.60 | |
9 | 1,106 | $474,520 | $429 | Virginia | $4,280.21 | |
10 | 1,443 | $616,060 | $427 | Yes | Florida | $4,269.23 |
11 | 1,443 | $616,060 | $427 | Kentucky | $5,556.93 | |
12 | 1,106 | $474,520 | $429 | Indiana | $4,280.21 | |
14 | 713 | $309,460 | $434 | Florida | $2,791.36 | |
15 | 1,106 | $544,520 | $492 | Florida | $4,911.63 |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026; parcels 17760040005 through 17760560006, all under master folio 17760000003. Per-foot figures are our arithmetic. Owner names are omitted.
Total roll living area across the 14 parcels is 17,958 square feet.
Most Reef Club apartments are valued at about $420 to $434 per roll square foot. Units 1 and 15, both 1,106-square-foot apartments, are valued at $483 and $492, and units 7 and 8 at about $451 to $456. The roll does not say why, whether it is position on the parcel, outlook toward the harbor or the boulevard, condition or a recorded sale the county gave weight to (unit 15 carries the building’s record sale). We do not guess; we show buyers the difference in person, apartment by apartment.
The county records units 7 and 8 at 2,263 and 2,198 square feet, about twice the 1,106-square-foot plan. Whether either was created by combining two apartments is not in the public record we could read, and the roll still carries each as a single parcel. If a listing describes a combined apartment, ask how the shares and the proprietary lease reflect it, whether the board approved the combination, and whether a City permit covers the work.
The county roll records square footage, not bedrooms, and no association website, City record or state record publishes Reef Club floor plans. The building is under three stories on the City’s record; today’s R3-15-CS district caps new construction at two habitable stories. The roll’s total living area of 17,958 square feet against the City’s mapped footprint of roughly 13,245 square feet is consistent with a building that is partly or wholly two stories, but that is our inference, not a record, and we do not assign apartments to floors. The only reliable way to know an apartment’s layout and floor is to see it and to read the proprietary lease.
The City’s building-footprint layer maps one connected residential footprint of about 13,245 square feet on the Reef Club parcel, plus smaller structures at the north edge of the parcel that the layer classes as garages, and a third on or near the Lago Mar line (City of Naples building footprints). The layer’s symbol classes are generic, so we read it for shape and size only. How many structures the corporation considers “buildings”, and how the garage structures are assigned or used, is set by the cooperative’s documents.
In a cooperative the corporation owns the walls, the structure and the building systems, and the proprietary lease sets what an owner may change inside the apartment and what needs board consent. The Reef Club’s alteration rules are not published. For a buyer planning a kitchen, bath or flooring project, the practical steps are the same in any Naples co-op: read the lease and rules, ask the manager for the alteration application, and expect any work touching plumbing, electrical, windows or the structure to need both board approval and a City of Naples building permit (City of Naples permit search portal). In a 1959 building in a flood zone, a large enough project can also raise a floodplain question for the whole structure, which we explain in the permits section.
On the primary record, a Reef Club apartment comes with an undivided share of a 1.19-acre parcel running from Gulf Shore Boulevard North to Hurricane Harbor (City of Naples parcels) and its garage structures; Lowdermilk Park is across the street. A pool, a dock, parking, storage and laundry are not in any primary source; buyers confirm them with the association.
Item | What the record shows | Source |
|---|---|---|
Land | City parcel 06287120008, 1.19 acres, Coquina Sands Unit 2, Block J | |
Water frontage | East side of the parcel meets the mapped water body that holds Hurricane Harbor | |
Building | One connected footprint of about 13,245 sq ft, under three stories | |
Garage structures | Mapped at the north edge of the parcel | City building footprints; use set by the association |
Walkway parcel toward the beach | 4-foot platted walkway, owner of record R Corporation, in care of the corporation | |
Pool | Not verified in any primary source | Ask the association; Florida Department of Health pool records |
Boat dock or slips | Not verified in any primary source | Ask the association; City permit portal for dock permits |
Parking, storage, laundry | Not published | Ask the association and read the rules |
The City’s parcel and easement maps show a small parcel, City parcel 06287360004, of about 0.04 acre (roughly 1,946 square feet), carrying the site address 1568 Gulf Shore Boulevard North but lying on the west side of the boulevard. It is a thin east-west strip that runs from Gulf Shore Boulevard North toward the Gulf along the north edge of Lowdermilk Park, between the City’s park parcel to the south and the Rosewood Residences parcel to the north (City of Naples parcels; City of Naples parks layer). The City’s easement layer maps the same strip as a “Platted Access Easement”, titled “WALKWAY”, 4 feet wide (City of Naples easements layer). The owner of record is R Corporation, in care of The Reef Club of Naples, Inc.
What the record does not show: who R Corporation is, the exact rights each Reef Club shareholder holds over the walkway, and whether it is open and usable while the Rosewood site next to it is under construction. Ask the association to confirm in writing what access rights come with a Reef Club share, and have your closing attorney read the recorded plat and easement instruments before you rely on them.
Lowdermilk Park is The Reef Club’s public amenity package. The City’s park parcel covers 6.89 acres at 1301 Gulf Shore Boulevard North and is owned by the City of Naples, and the park’s north edge runs along the same line as the Reef Club walkway strip (City of Naples parks layer). The City lists handicap access, beach showers, parking, a concession, volleyball courts, a children’s playground, picnic tables, benches, restroom and shower facilities and gazebos for rent (City of Naples, Lowdermilk Park). The park’s north-side playground was lost to Hurricane Ian in 2022, and a $699,787 replacement playground contract went before City Council (WINK News, Lowdermilk Park upgrade); check the City for current status. Lowdermilk is a public park open to everyone, whatever the walkway question’s answer.
The water behind The Reef Club is Hurricane Harbor, part of the Moorings Bay system. The City describes Doctors Pass as “the ONLY inlet that connects Moorings Bay to the Gulf of Mexico” and notes that Moorings Bay has no public boat ramps (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. We found no authoritative clearance figure for that bridge and do not publish one. Whether a Reef Club shareholder can keep a boat at all, and on what terms, is a question for the cooperative’s documents and the City’s dock permit records.
Coquina Sands has no mandatory neighborhood association, no clubhouse, no gate and no golf membership attached to its homes. The Coquina Sands Association is a voluntary civic association that charges $90 a year per household and has no lien authority over any Reef Club apartment (Coquina Sands Association). The City’s GIS labels the neighborhood’s association area “Coquina Sands” on a layer titled for homeowner associations, but the association itself is voluntary. The Naples Beach Club, A Four Seasons Resort, at the neighborhood’s southern edge, is a private resort and residence club; a Reef Club apartment carries no rights there.
Beyond Lowdermilk, City of Naples residents use Cambier Park downtown, Fleischmann Park for sports fields, Baker Park on the Gordon River and the River Park Aquatic Center, all run by City Parks and Recreation (City of Naples, Fleischmann Park; City of Naples, Baker Park). Clam Pass Park, a Collier County beach park with a boardwalk through mangroves, is a short drive north (Collier County Parks, Clam Pass Park).
The Reef Club’s monthly maintenance is not published by the cooperative or by any public source, so no figure appears on this page. Property taxes are public: each apartment has its own county tax bill, the median across all 14 apartments on the county roll is $4,280.21, and bills run from $1,996.61 to $9,204.64.
In a cooperative the monthly maintenance charge covers the corporation’s whole budget: building insurance, reserves, management, utilities for the common areas, grounds, any seawall or waterfront upkeep, and debt service if the corporation carries any. The Reef Club publishes none of it, and we will not print a figure we cannot source. The number, and anything else owed, comes from three documents: the estoppel certificate, which the association must issue within ten business days of a written request; the current annual budget; and the most recent annual financial report (Florida Statute 719.108; Florida Statute 719.104). In a 14-apartment building, every dollar of the budget is shared by 14 households, so a single repair shows up in the maintenance quickly.
Measure | The Reef Club, 14 parcels |
|---|---|
Median total taxes | $4,280.21 |
Lowest bill | $1,996.61 (unit 6, homesteaded) |
Highest bill | $9,204.64 (unit 7) |
Total taxes, all 14 apartments | $67,133.40 |
Typical non-homestead bill per $1,000 of just value | about $8.80 to $9.02 |
Apartments with homestead | 3 of 14 (units 4, 6 and 10) |
Source: Collier County Property Appraiser roll extract, files dated 29 August 2026; total and ratios are our arithmetic. Unit 1, for example, carries a non-homestead bill of $4,704.43 against a 2026 just value of $534,520, about $8.80 per $1,000.
Florida law puts co-op apartments on the tax roll one by one: “Each cooperative parcel shall be separately assessed for ad valorem taxes and special assessments as a single parcel,” the property appraiser must be given the documents needed “to make a determination as to the ownership of a cooperative parcel for assessment and homestead tax exemption purposes,” and the taxes levied on each cooperative parcel “shall constitute a lien only upon the cooperative parcel assessed and upon no other portion of the cooperative property” (Florida Statute 719.114). In practice a Reef Club owner is taxed much like a condominium owner, and one neighbor’s unpaid tax bill does not become a lien on yours.
A Coquina Sands parcel carried roughly 9.05 mills of ad valorem tax on tax year 2025 adopted rates, built line by line from each levying authority, of which the City of Naples’ own operating rate was 1.2300 mills (City of Naples millage page). The City rate replaces the unincorporated county’s municipal services levy and a fire-district levy, because the City runs its own police and fire-rescue. The Reef Club adds one line most of Coquina Sands does not carry: the Moorings Bay Special Taxing District, a dependent City district created by Ordinance 87-5328 in 1987 for the bay-front parcels from Seagate Drive south to Banyan Boulevard, at a millage of 0.0125 (City of Naples Moorings Bay taxing district layer). At that rate the district line is about $12.50 per $1,000,000 of taxable value. Read the TRIM notice for your unit’s folio for the “Moorings Bay” line.
Florida gives a co-op shareholder homestead rights by statute: a “tenant-stockholder or member of a cooperative apartment corporation” is, “for the purpose of homestead exemption from ad valorem taxes and for no other purpose, … deemed to have beneficial title in equity to said apartment and a proportionate share of the land on which the building is situated” (Florida Statute 196.041). Three Reef Club owners use it today. The exemption removes $25,000 of assessed value from all levies and an additional, inflation-indexed amount ($26,411 for 2026) from non-school levies, and Save Our Homes then caps the annual rise in the homesteaded assessment at the lower of 3% or inflation (Florida Department of Revenue, homestead guidance PT-113; Florida Statute 193.155). A non-homestead apartment’s assessment is capped at a 10% annual rise for non-school levies (Florida Statute 193.1554).
The number that matters to a buyer is not the seller’s bill. A homestead parcel that changes hands is reassessed at just value the following 1 January, and the seller’s Save Our Homes benefit does not pass to the buyer. Unit 6’s $1,996.61 bill is a homestead bill; the other 1,106-square-foot apartments, none of them homesteaded, carry bills of $4,126.70 to $4,911.63. A buyer moving homestead from another Florida home may be able to port up to $500,000 of accumulated benefit (Florida Department of Revenue, portability guidance PT-112).
For underwriting, a buyer can estimate the first stabilized-year bill at roughly the assessed value times the City stack of about 9.05 mills, plus the Moorings Bay line, less any homestead exemption. If the county assessed at a purchase price of $805,000, that would be about $7,300 a year before homestead. In practice the county’s just values at The Reef Club have run below recent prices (unit 15 is valued at $544,520 against its $805,000 sale), so the actual bill has been lower. Ask us to run the estimate for the specific unit and price.
We found no public record of a Reef Club special assessment. That is absence of evidence, not evidence of absence: associations levy special assessments by board action and notice to owners, and none of that is published for The Reef Club. The estoppel certificate states any special assessment levied or pending on the apartment (Florida Statute 719.108), and the board and member minutes show what is under discussion.
Selling and want your unit’s tax and homestead facts in the listing file? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying and want the first-year tax estimate for a specific unit? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club’s cost stack is short. There is the cooperative’s monthly maintenance, the apartment’s own county tax bill with its small Moorings Bay district line, and nothing else mandatory: no master association, no community development district, and a Coquina Sands Association that is voluntary. The one-time costs of buying and selling are where a co-op differs from a condominium.
Layer | Mandatory? | What is known |
|---|---|---|
The Reef Club of Naples, Inc. monthly maintenance | Yes | Not published; estoppel certificate and budget |
County tax bill for the apartment’s parcel | Yes | Median $4,280.21 on the 2026 roll extract |
Moorings Bay Special Taxing District | Yes, on the tax bill | 0.0125 mills |
Community development district | Does not exist | No CDD inside the City of Naples |
Coquina Sands Association | No, voluntary | $90 a year per household, no lien authority |
City stormwater utility fee | Billed by the City | Set by City ordinance; ask how it is billed at The Reef Club |
Owner’s unit-owner insurance policy | Lender and prudence | Contents, improvements, liability, loss assessment |
The City of Naples raised its stormwater utility rate for 2026 (Gulfshore Business, Naples stormwater rate); ask the manager how it is billed at The Reef Club.
No gatehouse, no golf equity, no club dues, no master association, no CDD bond line. Compared with a North Naples golf-community condominium, the absence of layers is The Reef Club’s cost advantage. In a 14-apartment building, though, the maintenance itself carries more weight per household than it does in a large building: a roof, a seawall repair or an insurance renewal is divided 14 ways.
The Reef Club is governed by the articles of incorporation of THE REEF CLUB OF NAPLES, INC., its bylaws, the proprietary lease each shareholder holds and the board’s rules, read together with Florida’s Cooperative Act, Chapter 719. None of the Reef Club documents is posted publicly, so Florida law’s disclosure rules decide what a buyer sees, and when.
Document | What it does | Where it is |
|---|---|---|
Articles of incorporation | Creates THE REEF CLUB OF NAPLES, INC. and its powers | Florida Division of Corporations filings, document N27056 |
Bylaws | Board, meetings, elections, budgets, assessments | Association records; recorded instruments on file with the Collier Clerk |
Proprietary lease | The owner’s right to occupy one apartment, and the owner’s obligations | Association records; one per apartment |
Stock or membership certificate | Evidence of the shares that go with the lease | Held by the owner or the owner’s lender |
Rules and regulations | Leasing, pets, alterations, parking, use of common areas and the waterfront | Association records |
Question and answer sheet | The statutory summary a buyer must receive | Association records (Florida Statute 719.504) |
Plat and easement instruments for the walkway parcel | What the walkway strip is and who may use it | Recorded instruments on file with the Collier Clerk |
Every Florida contract to resell a cooperative interest must contain, in conspicuous type, either the buyer’s acknowledgment of having received “a current copy of the articles of incorporation of the association, bylaws, rules of the association, and the question and answer sheet” more than seven days, excluding weekends and legal holidays, before signing, or a clause making the agreement “voidable by buyer by delivering written notice of the buyer’s intention to cancel within 7 days” of receiving them (Florida Statute 719.503). The statute adds a separate milestone and structural integrity reserve study disclosure for buildings that require them; The Reef Club, under three stories, is outside both, so the core package is the four documents above plus whatever the proprietary lease itself adds.
Florida requires a cooperative association to keep its official records, including its budgets, financial reports, minutes, insurance policies and the question and answer sheet, and gives every owner a right to inspect them (Florida Statute 719.104). A seller can use that right to build a complete file before listing, and a buyer’s agent can ask the seller to do exactly that.
Many Florida cooperatives require the board to approve a purchaser before shares transfer, and many interview applicants and review finances. The Reef Club’s own approval procedure, including any interview, financial minimum, cash requirement or right of first refusal, is not published. Florida caps any approval fee at $100 per applicant, with a married couple or a parent and dependent child counted as one applicant, and only where the documents require approval and provide for the fee (Florida Statute 719.106). The statutory estoppel form asks the association whether its rules “require approval by the board of directors of the association for the transfer of the unit” and whether “a right of first refusal [is] provided to the members or the association” (Florida Statute 719.108). Those two answers set the contract timeline. In a condominium, the association’s approval overlays a deed; in a cooperative, the corporation is admitting a new shareholder, so expect a fuller application. The statute caps the fee, not the scrutiny.
At a Reef Club closing the seller’s shares are assigned or surrendered and reissued, the proprietary lease is assigned or a new one issued, the association’s approval is delivered if the documents require it, the purchaser pays the documentary stamp tax on the transfer document and it is recorded “as evidence of ownership” (Florida Statute 201.02), and the buyer’s lender, if any, files its security documents. That recorded document is what later appears on the county roll as a Reef Club “sale”.
Rules for renovation seasons, contractor hours, move-ins and deliveries are building rules at The Reef Club and are not published. Plan for them anyway: many Naples associations restrict heavy work during the winter season, and in a 14-apartment building every project is noticed by every neighbor.
Financing a Reef Club purchase means a co-op share loan, secured by the shares and the proprietary lease rather than by a deed, from one of the relatively few lenders approved to make them, or paying cash. Fannie Mae buys co-op share loans only from specially approved lenders and only in qualifying cooperative projects.
Because the corporation owns the building, a Reef Club buyer has no deed to mortgage. A lender instead takes a security interest in the shares and the proprietary lease, documented with a filed financing statement, the stock or membership certificate, a blank stock power, a security agreement, the proprietary lease and a recognition agreement signed by the cooperative; Fannie Mae’s co-op documentation list names Florida specifically (Fannie Mae co-op share loan documentation requirements). The loan behaves like a mortgage from the borrower’s side, with a rate, a term and a monthly payment, but the paperwork and the lender pool are different.
Fannie Mae’s Selling Guide states that it “purchases or securitizes co-op share loans for units in co-op projects from lenders specially approved to sell such loans to Fannie Mae,” and that for a share loan to be eligible “the co-op project in which the secured unit is located must qualify as a cooperative housing corporation under Section 216 of the Internal Revenue Service Code” (Fannie Mae Selling Guide B4-2.3-02). Loan terms for share loans are set out separately (Fannie Mae Selling Guide B4-2.3-04). Fannie Mae also lists co-op project types it will not finance, among them “leasing co-ops”, where the land and improvements are leased to the co-op corporation, projects where a sponsor keeps rights beyond its unsold units, and projects where one entity holds more than 20 percent of the shares (Fannie Mae Selling Guide B4-2.1-03). Whether any lender has reviewed or approved The Reef Club as a project is not published.
The walkway strip toward the beach is held of record by a separately named entity, R Corporation, in care of the Reef Club corporation. We are not suggesting that affects lending; we simply do not know what R Corporation is, and a lender’s project review will want to know what the co-op corporation owns, what it leases and what anyone else holds. Ask your lender to review the co-op’s title and documents before you write the offer, not after.
Most Southwest Florida retail lenders do not hold the special approval to sell share loans, which is why a co-op buyer often hears “we don’t do co-ops” even though Florida co-op financing is legal and available. Many co-op buyers pay cash or borrow from a portfolio lender, a bank that keeps the loan on its own books, and some borrow against other assets. The Federal Housing Administration’s old Section 203(n) cooperative program should not be assumed available; HUD’s program page is archived (HUD archives, Section 203(n)). We found nothing that confirms VA financing for a Reef Club share and do not suggest it. The Reef Club’s own documents may cap financing or require a minimum down payment; that is not published, so we ask.
Title insurance for a co-op interest is a different product from a standard owner’s policy on a deed; ask your closing attorney or title agent what coverage is available on a Florida cooperative interest, and ask the same attorney to read the walkway plat and easement.
Selling a Reef Club apartment to a financed buyer? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying at The Reef Club with a share loan? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club is not published anywhere as a 55-and-over community. We found no public document restricting occupancy by age. Any age restriction would have to appear in the cooperative’s own documents and meet the federal and Florida housing-for-older-persons rules, so ask the association in writing before you rely on either answer.
Housing that claims the older-persons exemption under Florida’s Fair Housing Act must meet the statute’s requirements, including the 80% occupancy rule for 55-and-over housing and published policies showing the intent to serve older persons (Florida Statute 760.29). If The Reef Club’s documents contain an age provision, the question and answer sheet and the rules will show it. Until then, the honest description is that the owner profile is a mix of full-time Floridians and second-home owners, and that no public record makes The Reef Club an age-restricted building.
The Reef Club’s own leasing rules, including whether leasing is allowed at all, any minimum term, cap on leases a year, first-year restriction or board approval of tenants, are not published in any primary source. What is certain is the City of Naples floor under any rule: rentals must run 30 days or longer, except three shorter rentals a year.
The City’s guidance reads: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals” (City of Naples short-term rental guidelines). The Reef Club’s zoning district adds its own layer: transient lodging is neither a permitted use nor a conditional use in the R3-15-CS district (Naples Code of Ordinances, Division 13, R3-15-CS). Nightly rentals are out; seasonal leases of a month or more are the Naples norm where a building allows them.
A Florida cooperative’s documents can be stricter than the City, up to prohibiting leasing: a longer minimum, a cap on leases per year, a rule against leasing in the first year of ownership, board approval of each tenant and a tenant application fee, capped by statute at $100 per applicant, with no charge for renewing a lease with the same tenant (Florida Statute 719.106). Statements about whether Reef Club owners may rent circulate online, including on an earlier version of our own page, and none is sourced to the documents, so we do not repeat any of them. Read the proprietary lease and rules before you count on rental income, or on living next to none.
The Reef Club’s pet rules are not published in any primary source. Whether owners may keep a dog or a cat, and whether tenants may, is set by the cooperative’s proprietary lease and rules, which a buyer receives under Florida law before the contract becomes binding. Ask before you write an offer if a pet is part of your plan.
Claims about The Reef Club’s pet policy appear online, including on an earlier version of our own page, but they are not a primary source and we do not repeat them. Two legal points apply regardless of the building’s rules. Florida and federal fair housing law require housing providers to consider reasonable accommodation requests for assistance animals, and Florida sets out what documentation a provider may request for an emotional support animal (Florida Statute 760.27). And a building rule on pets binds tenants as well as owners, so a buyer who plans to rent should read the rule from both sides.
The Reef Club is under three stories, so Florida’s milestone inspection and the cooperative structural integrity reserve study do not apply to it by their terms, and the City of Naples does not list it. Chapter 719 still requires reserves for the roof, painting, paving and large items, which the members can vote to waive.
Florida’s milestone inspection applies to “a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership as a residential condominium under chapter 718 or a residential cooperative under chapter 719” (Florida Statute 553.899). The City of Naples applies a 25-year trigger to covered buildings within three miles of the coast and published the list of buildings due by 31 December 2024 (City of Naples milestone inspection program; City of Naples milestone inspections by year). That 2024 list includes cooperatives from Calusa Club (three stories, 1969) and Del Mar Club (seven stories, 1966) to Kings Port Club, La Tour Rivage, Port Au Villa, Royal Palm Club, Spindrift Club and Town Manor Club, and it includes buildings as old as The Shores of Naples (1960). It does not include The Reef Club or Lago Mar (City of Naples 2024 Milestone Buildings). A 1959 building of three or more stories would have been on it, so the City’s own list corroborates that The Reef Club is under three stories.
Collier County’s milestone-buffer layer places The Reef Club inside the three-mile coastal band (Collier County milestone buffer layer). That would matter only if the building were three stories or more.
“A residential cooperative association must have a structural integrity reserve study completed at least every 10 years for each building on the cooperative property that is three habitable stories or higher in height” (Florida Statute 719.106). For covered pre-2022 cooperatives the deadline was 31 December 2024, with an outer limit of 31 December 2026. The Reef Club, under three stories, is outside the requirement, and so a Reef Club buyer will not receive a study as part of the statutory disclosure package.
This is the part of Chapter 719 that does reach The Reef Club. The budget “must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but not be limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and for any other items for which the deferred maintenance expense or replacement cost exceeds $25,000 or the inflation-adjusted amount” (Florida Statute 719.106). But “the members of a unit-owner-controlled association may determine, by a majority vote of the total voting interests of the association, for a fiscal year to provide no reserves or reserves less adequate than required.” The post-2024 ban on waiving reserves applies only to an association “that must obtain a structural integrity reserve study”, which The Reef Club is not. Votes to waive or reduce reserves must use limited proxies.
So for a Reef Club buyer the question is simple and important: has the membership voted to waive or reduce reserves, and for which years? The last two budgets, the annual financial report and the board and member minutes answer it.
Being outside the milestone and study statutes is not the same as having no structural questions. The Reef Club is a 67-year-old building in a coastal flood zone, beside a harbor, and the statutes that would have forced an engineer’s report onto the public record simply do not apply to it. The substitute is diligence: ask for any engineering or roof reports the association has commissioned, the reserve schedule and its funding, the insurance inspection reports, and the permit history since Hurricane Ian.
“SB 4-D” of 2022, “SB 154” of 2023 and “HB 913” of 2025 are the popular names. The operative law for The Reef Club is Florida Statute 553.899 (milestone inspections, which do not apply), 719.106(1)(j) (reserves, which do), 719.106(1)(k) (reserve studies, which do not), 719.104 (records) and 719.503 (buyer disclosure), as amended through 2025 (Florida Senate, HB 913 of 2025).
In a small older building, reserves are the difference between a predictable maintenance charge and a surprise. A Reef Club with a funded reserve schedule supports a seller’s number; a Reef Club that has waived reserves for years, facing a roof or seawall bill divided 14 ways, becomes a special assessment the buyer will price in. We read the budgets and the waiver history before we price a Reef Club apartment, and we put them in front of buyers early.
Selling at The Reef Club with the reserve history in hand? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying at The Reef Club and want the budgets read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club sits in FEMA flood Zone AE with a base flood elevation of 10 feet NAVD88 at every point we tested on the building, panel 12021C0391J, effective 8 February 2024, landward of the beach’s VE zone. It is in Collier County Evacuation Zone A and the City’s mapped Coastal High Hazard Area.
We queried FEMA’s National Flood Hazard Layer at the Reef Club building and westward along the walkway strip to the beach on 26 September 2026 (FEMA National Flood Hazard Layer).
Point | Zone | Static base flood elevation (ft NAVD88) |
|---|---|---|
Building center | AE | 10 |
West wall | AE | 10 |
East side, toward the harbor | AE | 10 |
South edge | AE | 10 |
North edge | AE | 10 |
Gulf Shore Blvd N in front | AE | 10 |
Walkway strip, east end | AE | 11 |
Walkway strip, middle | AE | 10 |
Walkway strip, west end | VE | 11 |
Beach | VE | 14 |
Lago Mar, next door at 1550 | AE | 10 |
The whole Reef Club footprint is Zone AE, not VE. The City of Naples is NFIP community 125130 and holds a Community Rating System Class 5, which gives NFIP policies in the special flood hazard area a 25% discount (FEMA Community Status Book, Florida; FEMA Community Rating System). The City’s Floodplain Coordinator confirms the reading for any specific structure (City of Naples flood zone maps).
We found no elevation certificate, LOMA or LOMR for The Reef Club in the City’s floodplain-management layers (City of Naples floodplain management service). A 1959 building predates modern base flood elevation rules by decades, and whether the ground-level apartments sit above or below the 10-foot base flood elevation is not public. It matters to the building’s flood premium and to any substantial-improvement question after a storm. The association’s elevation certificate, if it has one, or a surveyor’s certificate answers it. FEMA issued preliminary revised flood maps for Collier County in 2025; we could not confirm a preliminary zone at 1568 for this edition, so check the preliminary map before closing (Collier County, proposed Flood Insurance Rate Map; FEMA preliminary flood hazard layer).
Hurricane Ian on 28 September 2022 drove water to 6.18 feet above mean higher high water at the NOAA Naples gauge before the gauge failed, the highest level ever recorded there (NOAA Tides and Currents, Naples), and the National Hurricane Center reported 6 to 9 feet of inundation above ground in Naples (National Hurricane Center, Hurricane Ian report). That is above the City’s 1991 surge band for The Reef Club’s location. Hurricane Irma in 2017 pushed water 4.25 feet above mean higher high water at the same gauge (National Hurricane Center, Hurricane Irma report), and Hurricane Milton flooded parts of the city in 2024 (National Hurricane Center, Hurricane Milton report).
On The Reef Club’s own block, the Harbour Club cooperative immediately north was “Ravaged by the deadly and destructive storm in 2022,” in the Naples Daily News’ words (Naples Daily News, Harbour Club sale), and Lowdermilk Park’s north playground was destroyed. We found no primary record describing Ian’s effects at The Reef Club itself, and we do not claim damage or its absence. The roll’s run of $0 transfers since 2023 is not tied to Ian in any record we could read, and we do not connect them. Ask the association what Ian did to the building and the seawall, what was repaired, how it was paid for and what permits cover the work.
In a cooperative the corporation owns the building, so the master property, wind and flood policies insure the structure, and the owner’s unit-owner policy covers contents, the owner’s improvements, liability and loss assessments, as the proprietary lease allocates them. The Reef Club’s master carriers, wind deductible and flood coverage are not published. The statutory estoppel form asks the association for contact information for all insurance it maintains (Florida Statute 719.108), and the declarations pages come from the manager. A share lender will also require the co-op project to meet its insurance requirements (Fannie Mae Selling Guide B4-2.3-02). Zone AE, Evacuation Zone A and 1959 construction together mean flood and wind are the two drivers of the master premium, and the master premium drives the maintenance.
For the owner’s own policy, the Florida Office of Insurance Regulation’s published Collier County averages as of 31 March 2025 were $3,545 a year for a condominium unit-owner policy including wind and $1,858 excluding wind; co-op owners typically buy a comparable unit-owner form (Florida Office of Insurance Regulation, Property Insurance Stability Report). Those are countywide averages, not a Reef Club quote. A new NFIP policy carries a 30-day waiting period, and NFIP pricing under Risk Rating 2.0 uses distance to water, elevation and replacement cost (FEMA Risk Rating 2.0); a building on the harbor has water on two sides by that measure. Wind-mitigation credits apply to building features the corporation controls, such as opening protection and roof attachment (Florida Office of Insurance Regulation, wind mitigation).
Selling and want the insurance questions answered before a buyer asks? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying and want the flood and insurance file read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, the same three Collier County public schools that serve all of Coquina Sands, and each earned an A from the Florida Department of Education for 2025-26. The elementary and middle schools are about two driving miles from the building.
Lake Park Elementary | Gulfview Middle | Naples High School | |
|---|---|---|---|
Address | 1295 14th Ave N | 255 6th St S | 1100 Golden Eagle Cir |
Grades | PK to 5 | 6 to 8 | 9 to 12 |
FLDOE grade, 2025-26 | A | A | A |
Drive from The Reef Club | 1.98 mi, about 6 min | 2.08 mi, about 6 min | Not separately routed from 1568 |
Drive times are free-flow road-network routes from the City address point for 1568 Gulf Shore Blvd N, run 26 September 2026; season traffic is slower. The geocoder did not match Naples High School’s address, so we did not route it from The Reef Club. School grades: Florida Department of Education school grades.
The assignment was verified against Collier County Public Schools’ attendance-zone tool for Coquina Sands, and the Lake Park Elementary zone covers the whole Gulf-front strip through the neighborhood with no split zone. The Reef Club’s own address was not separately run, so enter 1568 Gulf Shore Blvd N in the district’s tool before an offer depends on it (Collier County Public Schools attendance zone locator; Collier County Public Schools attendance boundaries). Naples High School runs Cambridge AICE and AP Capstone programs (Naples High School advanced studies). With three of 14 apartments homesteaded, few Reef Club households have school-age children, but the zoning matters to the resale pool and to families who winter here.
The Reef Club’s building permits are held by the City of Naples Building Department, not the county, because the property is inside the city limits. The City’s permit search is an interactive portal that could not be queried programmatically for this edition, so no Reef Club permit list appears here; a search by address shows it.
Search the City of Naples permit portal for “1568 Gulf Shore Blvd N” and look for five kinds of work since 2022: roofing; window and door replacement, which decides wind-mitigation credits; any post-Ian repair; structural or concrete work; and dock or seawall permits on the harbor side, which also tell a buyer whether there is a permitted dock at all. A permit shows scope and date; the association’s records show cost and how it was funded. The City publishes seawall guidance for owners in the Moorings Bay district (City of Naples seawall guidance).
Interior renovations that touch plumbing, electrical, walls or windows need a City permit as well as the cooperative’s consent. After Hurricane Ian the City issued emergency repair permitting orders (City of Naples, Hurricane Ian emergency repair permitting order), and floodplain rules on substantial improvement apply to buildings in the special flood hazard area (City of Naples, development in the floodplain). For a 1959 building in Zone AE, a large enough improvement or repair can trigger floodplain compliance for the whole structure, which is a corporation-level question, not one owner’s.
The Reef Club is zoned R3-15-CS, the City of Naples’ Coquina Sands multifamily district, which caps new buildings at two habitable stories and 35 feet. Its future land use is Residential, High Density Low Rise, Coquina Sands, it sits inside the Moorings Bay Special Taxing District, and the building is landward of Florida’s coastal construction line.
The district’s standards, from the City Code: a purpose of “a mid-rise apartment district”; single-family, multifamily and accessory uses permitted; transient lodging neither permitted nor conditional; a minimum lot of 15,000 square feet and 100 feet of width; front and rear yards of 25 feet and side yards of 15 feet, plus a foot for each foot of height over 30 feet; a maximum height of two habitable stories and 35 feet, plus 6 feet to the roof peak or parapet; and a maximum density of 15 dwelling units per net acre. The Reef Club’s 14 apartments on 1.19 gross acres work out to about 11.8 per acre, under that cap on a gross-acre reading; what net acreage the City would use, and the building’s conformity status on every standard, are City Planning questions answered by a zoning verification letter. The district’s lot-coverage table, added by Ordinance 2023-15082, has an unsettled legal status after a 2025 repeal vote failed, and state law froze more restrictive land-use changes to 1 October 2027, so we do not assume it applies or that it was repealed.
The City’s Moorings Bay Taxing District layer returns “COQUINA SANDS, Unit 2, Block J, Lots 1-10, MOORINGS BAY” at The Reef Club and at Lago Mar (City of Naples Moorings Bay taxing district layer). It is a dependent City district created by Ordinance 87-5328 on 5 August 1987, covering bay-front parcels from Seagate Drive south to Banyan Boulevard, with a purpose that includes navigability and maintenance dredging, Doctors Pass among it. For a shareholder it is a small line on the tax bill and a sign that the parcel counts as waterfront in the City’s own accounting.
Florida DEP’s statewide Coastal Construction Control Line for Collier County, set in 1989, runs west of Gulf Shore Boulevard North at The Reef Club’s latitude, roughly 93 meters west of the building’s west wall at GIS precision (Florida DEP Coastal Construction Control Line layer). The Reef Club building is landward of the line; the walkway strip lies partly seaward of it. Work seaward of the line may need a Florida DEP coastal construction permit, and DEP’s map tools show the exact line for any project (Florida DEP, locate the CCCL).
The Reef Club sits between two of Coquina Sands’ largest redevelopments. The Harbour Club cooperative next door to the north sold whole for $17.5 million in 2025 and is becoming Harbour House, Rosewood Residences is under construction across the street at 1601, and the Four Seasons resort opened at the neighborhood’s south edge in November 2025.
The Harbour Club, the cooperative at 1624 Gulf Shore Boulevard North on the parcel immediately north of The Reef Club, was bought by Naples investors for $17.5 million, the Naples Daily News reported in June 2025, after it was “Ravaged by” Hurricane Ian in 2022 (Naples Daily News, Harbour Club co-op to be demolished and redeveloped). Its replacement, Harbour House, is planned as 14 “boutique single-family style condominiums with private garages, elevators” with “a bayfront pool, dock lounge and limited boat slips with Gulf access,” by Borelli Construction with MHK Architecture (Gulfshore Business, Harbour House submits plans for review board; Harbour House Naples). The City’s Design Review Board approved it unanimously on 25 March 2026, with construction slated for summer 2026 (Gulfshore Business, Harbour House set to begin construction).
For a Reef Club owner that sale is the most important comparable on the block, and it is not a valuation of The Reef Club. It shows what a developer paid for a whole cooperative parcel of about 1.4 acres in the same R3-15-CS district next door; it does not say what 14 Reef Club shareholders would be offered, whether they would want an offer, or what a Reef Club apartment is worth to a buyer who wants to live in it.
The Mansion House cooperative at 1601 Gulf Shore Boulevard North became Rosewood Residences Naples, 42 residences in two buildings on a 5.35-acre parcel directly across the boulevard, which topped off on 1 August 2025 with completion targeted for late 2026 (Gulfshore Business, Rosewood Residences Naples; The Ronto Group). The Reef Club walkway strip runs along the south side of that parcel.
Project | Address | What it is | Status |
|---|---|---|---|
Harbour House | 1624 to 1672 Gulf Shore Blvd N, next door north | 14 residences in three two-story buildings | Design Review Board approval 25 March 2026 |
Rosewood Residences Naples | 1601 Gulf Shore Blvd N, across the street | 42 residences in two buildings | Under construction, topped off 1 August 2025 |
1500 Gulf Shore Blvd N (former Ocean Terrace) | Two doors south | 4 residences proposed, with boat docks on Hurricane Harbor | In City review |
Olana Naples Residences | 1121 Gulf Shore Blvd N | 12 estate residences over six stories | Approved, pre-construction |
The former Ocean Terrace property at 1500 recorded a $16,000,000 transfer on 8 June 2023 (Official Records 6257/2716, not qualified by the county) and has a Design Review Board petition for four residences. Olana is shown for context (Kolter Urban, Olana Naples Residences). New product at those levels resets the top of the neighborhood’s market; it also brings construction traffic, noise and trucks on the boulevard in front of The Reef Club, and on both sides of it, for the next few seasons.
The 125-acre former Naples Beach Hotel and Golf Club at the south edge of Coquina Sands reopened as Naples Beach Club, A Four Seasons Resort, on 17 November 2025, with golf scheduled for 2027 and 153 residences (Four Seasons opening release). The buyer was a joint venture of The Athens Group and MSD Partners (PR Newswire, Athens Group and MSD Partners acquisition). On 29 June 2022 the owner and the City executed a perpetual conservation easement, held by the North American Land Trust, over 104.6 acres, 84% of the site (City of Naples, conservation easement release).
Several former cooperatives on this boulevard were sold whole, because a cooperative corporation already holds title to the whole property and a sale is a corporate decision under its own documents rather than a condominium termination. That history is public, and it now includes the building next door. Whether The Reef Club’s owners would ever consider an offer, and on what vote, is theirs to decide under the cooperative’s documents and with counsel, and nothing in the public record suggests one. We state no vote threshold because the documents that set it are not public.
Daily life at The Reef Club runs on the beach across the street and a short drive to everything else: the sand about 740 feet away along Lowdermilk Park’s north edge, NCH Baker Hospital about five minutes by car, Fifth Avenue South about six. Parking, storage, laundry, trash and mail are set by the cooperative.
The Reef Club is on the east side of Gulf Shore Boulevard North. From the City’s address point for 1568, it is about 245 feet straight-line, including the crossing of the boulevard, to the east end of the platted walkway at the northeast corner of Lowdermilk Park, and the walkway itself runs about 495 feet west to its end at the beach, where FEMA maps Zone VE. That is about 740 feet in all, roughly a three-minute walk (our measurement on the City’s address, park and easement layers, City of Naples easements layer). The park’s own address point at 1301 Gulf Shore Boulevard North is about 710 feet from The Reef Club, and the drive to the park entrance is about a third of a mile. Whether the walkway strip is open during the Rosewood construction beside it, and who may use it, are questions for the association; the park is open to everyone.
Destination | Driving distance | Free-flow time |
|---|---|---|
Lowdermilk Park, 1301 Gulf Shore Blvd N | 0.31 mi | about 1 min |
NCH Baker Hospital, 350 7th St N | 1.64 mi | about 5 min |
Lake Park Elementary, 1295 14th Ave N | 1.98 mi | about 6 min |
Gulfview Middle, 255 6th St S | 2.08 mi | about 6 min |
Fifth Avenue South, 500 block | 2.11 mi | about 6 min |
Naples Pier, 25 12th Ave S | 2.41 mi | about 7 min |
Village Shops on Venetian Bay, 4200 Gulf Shore Blvd N | 3.01 mi | about 8 min |
Naples Airport, 160 Aviation Dr N | 4.78 mi | about 11 min |
Southwest Florida International Airport, 11000 Terminal Access Rd | 32.3 mi | about 44 min |
Method: road-network routing on OpenStreetMap roads from the City of Naples address point for 1568 Gulf Shore Blvd N, destinations geocoded with the United States Census Bureau geocoder, run 26 September 2026, free-flow. January to April traffic is slower.
Lowdermilk is a visitor and metered beach access, and vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information). Most Reef Club owners will walk. For the car, Collier County property taxpayers and full-time residents are eligible for an annual beach parking permit; because each Reef Club apartment carries its own county tax bill, ask the City what documents a co-op owner should bring (City of Naples beach parking permits). The Naples Police Department’s Beach Patrol publishes the beach rules (Naples Police Department Beach Patrol).
Hurricane Harbor reaches the Gulf only through Moorings Bay and Doctors Pass, which Collier County dredges on a maintenance cycle (Collier County, Wiggins Pass and Doctors Pass maintenance dredging). There is no public ramp on Moorings Bay, so water access from the harbor is a private-dock proposition. Whether The Reef Club has a dock, slips or a tie-up, and who may use them, is not in any primary source we could read; ask the association and check the City’s permit records for dock permits at 1568.
NCH Baker Hospital at 350 7th Street North, about five minutes from The Reef Club, runs a 24-hour emergency department. The nearest state-designated Level II trauma center is Lee Health’s Gulf Coast Medical Center in Fort Myers, about 45 minutes by road.
None of these is documented for The Reef Club in any primary source, and we do not describe them. Ask the manager four specific questions: how many parking spaces go with the apartment and whether any are in the garage structures; whether there is a storage locker; where laundry is done and whether in-apartment machines are permitted; and how trash, recycling and mail are handled. City of Naples solid waste collection serves multifamily properties, and the building’s own arrangements are the association’s (City of Naples Solid Waste Division).
From The Reef Club the beach, Lowdermilk Park and the Gulf Shore Boulevard sidewalk are on foot. Downtown, Fifth Avenue South and Third Street South are about two miles south, an easy bicycle ride in the cool months. Naples Airport handles private and charter aviation about eleven minutes away; commercial flights leave from Southwest Florida International, about 44 minutes north.
Selling a unit where the beach walk is part of the story? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying and want to walk the route with us? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Reef Club is the oldest association building in Coquina Sands and one of the smallest, with 14 of the neighborhood’s 461 association parcels. Among the five cooperatives it carries the highest median county value, the largest apartments on the roll and the highest share of homesteaded owners, and it sits in the middle of the seventeen associations on value.
The yardstick below is the same for every building: the Collier County Property Appraiser’s 2026 preliminary roll, files dated 29 August 2026, with the median just value per parcel, the median total tax bill, the homestead share, the year built and the median roll square footage, plus milestone status from the City of Naples’ lists. It measures assessment, not sale price, and it is the one measure available for every building on identical terms.
Building | Form | Parcels | Median just value | Median taxes | Homestead | Year built | Median sq ft | Milestone status |
|---|---|---|---|---|---|---|---|---|
The Reef Club | Cooperative | 14 | $504,520 | $4,280 | 21% | 1959 | 1,106 | Under three stories, not listed |
Lago Mar of Naples | Cooperative | 16 | $304,610 | $2,432 | 12% | 1963 | 817 | Under three stories, not listed |
Del Mar Club | Cooperative | 82 | $422,500 | $3,617 | 9% | 1966 | 850 | 2024 list, seven stories |
Calusa Club | Cooperative | 19 | $454,600 | $3,970 | 5% | 1969 | 988 | 2024 list, three stories |
Kona Kai | Cooperative | 6 | $421,500 | $3,646 | 17% | 1960 | 1,100 | Under three stories, not listed |
Surfside Club | Condominium | 64 | $792,000 | $6,231 | 9% | 1963 | 1,015 | Two stories, not listed |
Charleston Square | Condominium | 24 | $1,896,512 | $15,038 | 50% | 2004 | 2,728 | 2029 list |
Naples Casamore | Condominium | 12 | $4,663,998 | $41,053 | 33% | 2011 | 3,940 | Nothing due yet |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary; medians and shares are our arithmetic on the roll, as tabulated in our Coquina Sands guide. Milestone status from the City of Naples’ 2024 and 2029 lists (City of Naples 2024 Milestone Buildings; City of Naples 2029 Milestone Buildings). Sorted across all seventeen Coquina Sands associations by median just value, The Reef Club is eighth from the bottom, above Lago Mar, Coquina Cove, Eleven Hundred Gulf Shore, Kona Kai, Del Mar Club, Calusa Club and Banyan Club, and below the other nine, from Surfside Club at $792,000 up to Naples Casamore.
Among the five Coquina Sands cooperatives, The Reef Club is the most valuable per apartment and has the largest median apartment. Lago Mar of Naples, next door, is the least valuable association in the neighborhood; Del Mar Club, the seven-story cooperative directly across from Lowdermilk Park, is the largest by a factor of four; and Calusa Club, on Banyan Boulevard, is the only three-story cooperative. Down the harbor, Charleston Square, the 2004 condominium on the east side of the boulevard, and Naples Casamore, whose villas each have a private dock, show what newer construction on the same water commands: medians of $1.9 million and $4.7 million on the roll.
On county qualified resales from 2024 through 2026, Coquina Sands associations ranged from Lago Mar at $350,000 (three sales) to Naples Casamore at $5,550,000 (two sales), with Del Mar Club’s six sales at a median of $518,750 (Collier County Property Appraiser sales history, our arithmetic, as published in our Coquina Sands guide). The Reef Club recorded no qualified sale in that period at all; its most recent, at $630,000 and $805,000, were in 2023. Counts that small are a list of sales, not a market rate, which is why we show n beside every median.
The Reef Club, Lago Mar, Kona Kai and Surfside Club are all under three stories and outside Florida’s milestone and reserve-study statutes; Del Mar Club and Calusa Club were on the City’s 2024 milestone list; Charleston Square is on the 2029 list; and Naples Casamore has nothing due yet. For the three sub-three-story cooperatives, that means reserves remain waivable by a member vote, which makes the budget history the key buyer document.
The Reef Club and Lago Mar of Naples are next-door, low-rise cooperatives on the east side of Gulf Shore Boulevard North, both on Hurricane Harbor. Choose The Reef Club for a choice of apartment size and a higher value tier; choose Lago Mar for the lowest entry price in Coquina Sands and newer sale evidence.
Lago Mar of Naples sits immediately south of The Reef Club at 1550 Gulf Shore Boulevard North, on a 0.6-acre City parcel in the same R3-15-CS district, the same Moorings Bay district block and the same FEMA flood zone. LAGO MAR OF NAPLES, INC. was filed with the state on 16 May 1962 (document 704048) and its 16 apartment parcels carry a 1963 build year on the county roll. DBPR bills it under project number PR1S020394, “LAGO MAR OF NAPLES INC (A COOP ASSN)”, filed under the condominium program, at $64 a year, which is 16 units at $4 each (DBPR condominium extract; DBPR condominium payment-history extract). The county codes it as a cooperative, and it is one.
Yardstick | The Reef Club | Lago Mar of Naples |
|---|---|---|
Ownership | Cooperative (Chapter 719): shares plus a proprietary lease | Cooperative (Chapter 719): shares plus a proprietary lease |
State registration | DBPR Cooperative Project PR2S017844, $56 a year, 14 units | DBPR PR1S020394, “(A COOP ASSN)”, $64 a year, 16 units |
Corporation | THE REEF CLUB OF NAPLES, INC., N27056, filed 1988 | LAGO MAR OF NAPLES, INC., 704048, filed 1962 |
Address and side | 1568 Gulf Shore Blvd N, east side, on Hurricane Harbor | 1550 Gulf Shore Blvd N, east side, on Hurricane Harbor |
Land | 1.19 acres | 0.6 acre |
Built (county roll) | 1959 | 1963 |
Height | Under three stories (not on the City’s 2024 list) | Under three stories (not on the City’s 2024 list) |
Apartments | 14 | 16 |
Size on the county roll | 713, 1,106, 1,443, 2,198 and 2,263 sq ft | 817 sq ft, every apartment |
Median 2026 just value | $504,520 | $304,610 |
Just value range | $299,460 to $1,020,460 | $269,610 to $339,610 |
Median total taxes | $4,280.21 | $2,431.91 |
Homestead | 3 of 14 | 2 of 16 |
Owners mailing outside Florida | 6 of 14 | 9 of 16 |
Qualified resales, 36 months | 0 | 3: $335,000, $350,000 and $625,000 (2024) |
Qualified resales, 60 months | 2: $630,000 and $805,000 (2023), median $717,500 | 3, median $350,000 |
Qualified resales, 120 months | 3, median $630,000 | 9, median $230,000 |
Record qualified sale | $805,000, unit 15 (1,106 sq ft), June 2023 | $625,000, unit 3W (817 sq ft), August 2024 |
Most recent priced transfer | 19 June 2023 | 18 September 2024 |
Flood zone | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft |
City surge band | Tropical storm band, 4.1 to 6.2 ft | Tropical storm band, 4.1 to 6.2 ft |
Zoning | R3-15-CS | R3-15-CS |
Moorings Bay district | Yes | Yes |
Walkway parcel toward the beach | Yes, 4-foot platted walkway, owner of record R Corporation in care of the corporation; shareholder rights not verified | None identified |
Milestone inspection and reserve study | Not required; reserves required but waivable by member vote | Not required; reserves required but waivable by member vote |
Leasing and pet rules | Not published | Not published |
Management of record | Putnam Property Management | Cambridge Property Management of SWFL |
Sources: Collier County Property Appraiser roll and sales history, files dated 29 August 2026; City of Naples GIS and milestone list; FEMA National Flood Hazard Layer; DBPR extracts; Florida Division of Corporations. Just value is compared to just value and county qualified sales to county qualified sales, with n shown.
The two buildings share a block, a harbor, a flood zone and a zoning district, and yet the county values the median Reef Club apartment about $200,000 above the median Lago Mar apartment. Most of that is size: the typical Reef Club apartment is 1,106 square feet against Lago Mar’s uniform 817, and Reef Club units 7 and 8 are more than twice that. Per roll square foot the two are closer than the medians suggest: a median of about $428 of county value per square foot at The Reef Club against about $373 at Lago Mar (our arithmetic on the roll). The recorded sales tell the same story with thinner evidence: Lago Mar’s 2024 sales ran from $335,000 to $625,000 on identical apartments, and the $625,000 sale of unit 3W was almost double any other qualified Lago Mar sale, for reasons the roll does not give. The Reef Club’s two 2023 sales, at $630,000 and $805,000, have not been tested since.
Choose The Reef Club if you need more space than 817 square feet, want a choice among five apartment sizes, value a larger parcel for fewer households and the possibility of walkway access toward the beach once the association confirms it in writing, and are comfortable paying cash or using a co-op lender at a higher price point. Accept that the building’s last market evidence is from 2023, that the rules are unpublished, and that reserves may have been waived; read the budgets first.
Choose Lago Mar if you want the least expensive way to own on Hurricane Harbor across from the beach park, are comfortable with a single 817-square-foot plan, and want the lowest tax bills in Coquina Sands and more recent recorded sales to price from. Accept the same co-op financing and approval questions, unpublished rules and waivable reserves, and a burst of 2023 and 2024 transfers the roll does not explain.
Weighing a Reef Club sale against a move next door? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Comparing the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning at The Reef Club trades Gulf frontage, conventional financing and published rules for a small, low, old building on a large parcel between the beach park and Hurricane Harbor. The honest list below is what we tell every Reef Club buyer and seller before they commit, drawn from the county roll, the City’s records and Florida co-op law.
Selling at The Reef Club? Get a free Reef Club home valuation or call Jesse direct at (239) 898-6072.
Buying at The Reef Club? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Reef Club listing agent, or thinking, ‘I need someone to sell my Reef Club home…’ start here. We tracked every recorded Reef Club transfer on the Collier County roll through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from it.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
The Reef Club is the Coquina Sands building where a seller has the fewest recent comparables and the widest range of apartments. Fourteen units in five sizes produced two qualified sales in five years, none since June 2023, and the buyer walking through yours needs to know how to pay for a co-op share before falling in love with the harbor view. 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 Reef Club listing along with the co-op file a Reef Club buyer will ask for.
Honors and recognition:
No window at The Reef Club holds ten sales, so we list them. In the 60 months to 29 August 2026 The Reef Club recorded two qualified resales (Collier County Property Appraiser sales history, files dated 29 August 2026). We will walk you through each sale on request.
When the last qualified sale is three years old, price comes from four things: the apartment’s size and position, its condition, the terms, and the direction of the neighborhood since 2023. We price your apartment against the building’s own qualified sales adjusted for size, the county’s current values for all 14 units, qualified sales at Lago Mar and the other cooperatives on the same metric, and the redevelopment around you, and we set aside every $0 and unqualified transfer. An online automated estimate built on the county roll sees none of that, and at The Reef Club the county’s values have run well below recent prices.
Start with a free Reef Club home valuation. It takes about a minute, and Jesse follows up with the Reef Club and neighboring co-op sales that actually fit your apartment: the same size group, adjusted for outlook, condition, furnishings and any lease in place.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared apartment, a thin market is an opportunity: the next Reef Club sale sets the benchmark rather than following one. Listing in the fall reaches the winter buyer pool, and the redevelopment around the building has made this block one of the most watched on the boulevard.
No. A condominium sale reflects deeded title and conventional financing that a Reef Club buyer does not get. Nearby condominium sales show the neighborhood’s direction; your apartment should be priced on co-op evidence, starting with the building’s own qualified sales.
No. The $17.5 million paid for the whole Harbour Club parcel in 2025 was a developer’s price for land and redevelopment rights, not a price for an apartment to live in. It is context for your conversation, not a comparable.
Yes, with the right lender. The buyer needs a co-op share loan from a lender approved to make them, and the building’s documents may set their own financing rules. We ask the association for its financing policy before listing and screen buyers accordingly.
Homestead ends with your ownership, and the buyer’s assessment resets on the next 1 January. If you are buying another Florida home, you may be able to carry up to $500,000 of your Save Our Homes benefit with you through portability; file with the property appraiser in your new county (Florida Department of Revenue, portability guidance PT-112).
Every one of them. We answer with the City’s map, the recorded plat and the association’s written statement of what a shareholder may use, and nothing beyond it.
Reef Club owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this guide they read The Reef Club’s state cooperative registration, the county roll for all 14 apartments and every recorded Reef Club transfer since 1985.
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 Reef Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples beach market, cooperatives and condominiums alike.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Reef Club page the credential that matters more is narrower than any award. Before writing this guide we read:
Honors and recognition:
McGreevy and Comisar is a top-reviewed Reef Club realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling a Reef Club home? Get a free Reef Club home valuation, or call Jesse direct at (239) 898-6072.
Buying at The Reef Club? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around The Reef Club, see our guide to Coquina Sands and our Naples guide. Our guides to The Reef Club’s neighbors are live: Lago Mar of Naples next door, Del Mar Club, Calusa Club, Charleston Square and Naples Casamore. Kona Kai, the neighborhood’s smallest cooperative, is covered in our Coquina Sands guide.
These Reef Club buyer questions are answered from the Collier County roll and sales history (files dated 29 August 2026), the Florida DBPR cooperative registration, City of Naples and FEMA records, and Florida’s Cooperative Act, Chapter 719. Each answer names its source, and where the public record stops, we say so and name the document that answers it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and leaders of Domain Realty Group, the #1 team in Southwest Florida since 2012. For this guide we read every recorded Reef Club transfer on the county roll, the state’s cooperative registration and the City’s walkway and parcel maps. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.
A cooperative. Florida DBPR registers it as Cooperative Project PR2S017844, “REEF CLUB, THE”, and owners hold shares in THE REEF CLUB OF NAPLES, INC. plus a proprietary lease under Chapter 719 (Florida Statute 719.103). It is not a condominium.
Shares in the corporation and a proprietary lease to one apartment. The corporation holds legal title to the property. Florida still treats your interest as “an interest in real property,” with its own tax parcel and homestead eligibility (Florida Statute 719.114).
No. It is on the east side of Gulf Shore Boulevard North, and its parcel runs east to Hurricane Harbor. The beach is across the boulevard, about 740 feet away along the north edge of Lowdermilk Park, on the City’s maps.
The east side. The City’s address point for 1568 and its parcel layer both put the building east of the boulevard, with open water on the parcel’s east edge (City of Naples address points).
About 740 feet, roughly three minutes: about 245 feet from the address point across the boulevard to the east end of the platted walkway, then about 495 feet west along the north edge of Lowdermilk Park to the beach. Those are our straight-line measurements on the City’s layers.
The City maps a 4-foot “Platted Access Easement” titled “WALKWAY” along the north edge of Lowdermilk Park, on a parcel whose owner of record is R Corporation, in care of The Reef Club of Naples, Inc. (City of Naples easements layer). What rights a Reef Club share carries on it is not in any public record we could read. Ask the association to confirm in writing.
Yes, on the harbor side. The east side of the parcel meets the City-mapped water body that holds Hurricane Harbor, and the parcel is inside the Moorings Bay Special Taxing District (City of Naples Moorings Bay taxing district layer).
Not verified. No primary source we could read confirms a dock or slips at The Reef Club. Ask the association, and search the City’s permit portal for dock permits at 1568 Gulf Shore Blvd N. If there is a dock, the route to the Gulf is Moorings Bay and Doctors Pass.
Not verified in any primary source. Ask the association, and check Florida Department of Health public pool records for 1568 Gulf Shore Blvd N.
Fourteen. The county roll carries 14 apartment parcels, numbered 1 to 12, 14 and 15, and DBPR bills the association $56 a year, which at the statutory $4 per unit is exactly 14 (Florida Statute 719.501).
In 1959, on the county roll, which gives every one of the 14 parcels that build year. That makes it the oldest association building in Coquina Sands on the roll.
Under three. The City of Naples’ 2024 milestone list, which includes every covered cooperative of three or more stories past its milestone age, does not include it (City of Naples 2024 Milestone Buildings). No primary source we read states the exact story count.
From 713 to 2,263 square feet on the county roll: two at 713, seven at 1,106, three at 1,443, and units 8 and 7 at 2,198 and 2,263.
No, by the statute’s terms. Florida’s milestone inspection applies to condominium and cooperative buildings of three habitable stories or more (Florida Statute 553.899), and The Reef Club is under three.
No. Florida’s co-op reserve-study requirement applies to buildings “three habitable stories or higher in height” (Florida Statute 719.106).
Yes, for the roof, painting, paving and any item over $25,000, unless a majority of the total voting interests votes to waive or reduce them for a year. Because it is not a reserve-study association, that waiver remains available. Ask for the budgets and any waiver votes.
We found no public record of one, which is not proof there are none. The estoppel certificate states any assessment levied or pending (Florida Statute 719.108).
Not published, and we do not print a figure we cannot source. The estoppel certificate, the annual budget and the annual financial report give the number.
Possibly, through a co-op share loan from a lender approved to make them, secured by your shares and proprietary lease. Many co-op buyers pay cash or use a portfolio lender (Fannie Mae Selling Guide B4-2.3-02).
A loan secured by the shares and the proprietary lease rather than a deed, documented with a financing statement, the stock certificate, a stock power, a security agreement and a recognition agreement from the co-op (Fannie Mae co-op share loan documentation).
The cooperative’s signed acknowledgment of the lender’s security interest in your shares and lease, so the lender is recognized if it ever needs to act. Fannie Mae lists the original recognition agreement among its required co-op documents.
Yes, through specially approved lenders and only in projects that qualify as cooperative housing corporations under Section 216 of the Internal Revenue Code (Fannie Mae Selling Guide B4-2.3-04).
Do not plan on it. HUD’s Section 203(n) co-op program page is archived (HUD archives, Section 203(n)), and we found nothing confirming VA financing for a Reef Club share.
The Reef Club’s approval procedure is not published. The statutory estoppel form asks whether the rules “require approval by the board of directors of the association for the transfer of the unit” (Florida Statute 719.108), so the estoppel answers it.
At most $100 per applicant, with a married couple or a parent and dependent child counted as one, and only if the documents require approval and provide for a fee (Florida Statute 719.106).
Not published. The estoppel form asks whether “a right of first refusal [is] provided to the members or the association,” so the association must answer in writing.
Yes. Florida deems a co-op tenant-stockholder to have beneficial title for homestead purposes (Florida Statute 196.041), and three Reef Club owners carry homestead today.
Usually. The assessment resets to just value on 1 January after a sale (Florida Statute 193.155). Non-homestead Reef Club bills run about $8.80 to $9.02 per $1,000 of just value on the 2026 roll.
Yes. Florida’s statute reaches the document granting a co-op tenant-stockholder the right to occupy, the purchaser pays, and the rate in Collier County is $0.70 per $100 (Florida Statute 201.02). On $805,000 that is $5,635.
The Reef Club’s leasing rules are not published. The City of Naples requires rentals of 30 days or longer, with three shorter rentals a year allowed (City of Naples short-term rental guidelines), and the cooperative’s rules can be stricter, up to prohibiting leasing.
The pet rules are not published in any primary source. They are in the proprietary lease and rules, which you receive before your contract binds. Assistance-animal requests are governed by fair housing law (Florida Statute 760.27).
FEMA Zone AE, base flood elevation 10 feet NAVD88, at every point we tested on the building, panel 12021C0391J effective 8 February 2024 (FEMA National Flood Hazard Layer).
The corporation’s master policy insures the building; your unit-owner policy covers contents and improvements, and a share lender will set its own requirements. In Zone AE, flood cover on the building is the master policy’s job, so ask what the corporation carries.
Collier County Evacuation Zone A (Collier County hurricane evacuation zones).
We found no primary record describing Ian’s effects at The Reef Club and make no claim either way. The Harbour Club next door was badly damaged. Ask the association what was repaired and check the City’s permit history.
Lake Park Elementary, Gulfview Middle and Naples High School, each graded A for 2025-26. Confirm 1568 Gulf Shore Blvd N in the district’s zone tool (Collier County Public Schools attendance zone locator).
Harbour House, 14 residences on the former Harbour Club site immediately north, approved by the City’s Design Review Board on 25 March 2026, and Rosewood Residences, under construction across the street at 1601 (Gulfshore Business, Harbour House).
Yes. The City’s layer returns Coquina Sands Unit 2, Block J, Lots 1 to 10, Moorings Bay, at The Reef Club and at Lago Mar. The district levies 0.0125 mills; look for the line on the TRIM notice.
Both are low-rise co-ops on Hurricane Harbor. The Reef Club has 14 apartments in five sizes, a 1.19-acre parcel and a median county value of $504,520; Lago Mar has 16 identical 817-square-foot apartments on 0.6 acre and a median of $304,610.
The two qualified sales of the last 60 months were $630,000 (1,443 square feet, May 2023) and $805,000 (1,106 square feet, June 2023). The 2019 sale before them was $625,000. None has recorded since.
The articles, bylaws, rules, question and answer sheet and proprietary lease; the estoppel certificate; two years of budgets, the annual financial report and minutes showing any reserve waivers; the master insurance declarations; and the association’s written statement on the walkway parcel (Florida Statute 719.503).
The City’s parcel layer names “R Corporation, in care of The Reef Club of Naples, Inc.” as the owner of record of the walkway strip. Who R Corporation is, and its relationship to the cooperative, is not in any public record we could read; the cooperative documents and a title search on that parcel answer it.
These Reef Club seller questions are answered from the Collier County roll and sales history, Florida’s Cooperative Act and the City of Naples’ records. Reef Club sellers face co-op questions a condominium seller never meets and a very thin sale record, so each answer names the document that settles it, and where the record is silent we say so.
Start with the building’s own qualified sales, $630,000 and $805,000 in 2023 and $625,000 in 2019, then adjust for size, outlook, condition and terms and for three years of market movement. The county’s 2026 value for your apartment is a floor reference; all three recent sales closed above it. Request a Reef Club valuation for your unit number.
You can. You would handle the co-op package, the buyer’s financing, any board approval, the estoppel and the share transfer yourself. At The Reef Club an agent earns the fee because the buyer pool is narrow and each step has a statutory clock. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, assemble that file before the first showing.
One who has closed co-op transfers and knows Chapter 719. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Reef Club apartments from every recorded Reef Club transfer and build the statutory co-op file before listing. Call Jesse at (239) 898-6072.
We start with the building’s three qualified sales since 2019, adjusted for size, then test them against the county’s current values for all 14 units, recent qualified co-op sales next door and across the neighborhood on the same metric, and the market’s direction since 2023. We set aside every $0 and unqualified transfer.
$805,000 for unit 15, 1,106 square feet, recorded 19 June 2023, Official Records 6287/1460, about $728 per roll square foot. It is the highest priced transfer of any kind on the Reef Club roll.
The last qualified sale recorded on 19 June 2023. Six instruments have recorded since, through 31 March 2026, and every one was a $0 transfer.
The Reef Club has one MLS-marketed closing in the last 60 months, $630,000 on 22 May 2023 after 7 days on market, at 84.11% of list price; one sale is too few for a meaningful average (Southwest Florida MLS Matrix, pulled 26 September 2026). NABOR reported 147 days on market for Naples Beach condominiums in July 2026, a different metric and property type that we cite only as context.
Whatever the cooperative’s documents require, which is not published: typically an application, financial disclosure and sometimes an interview. The approval fee is capped at $100 per applicant (Florida Statute 719.106). We ask the manager for the current application before listing.
The Reef Club’s timeline is set by its documents, which are not published. Build the approval window into the contract and deliver the buyer’s application early.
A cooperative’s documents can give the board approval rights over transfers, and many do. Whether The Reef Club’s do, and on what terms, is a question the estoppel certificate must answer.
Not published. The statutory estoppel form requires the association to say whether one exists (Florida Statute 719.108).
The association’s written statement of what is owed on your apartment and the transfer terms, issued within ten business days of a written request. The fee is capped at $250, plus $100 if expedited and up to $150 if a delinquency is owed, and it is refundable if the sale does not close. The contract says who pays.
$0.70 per $100 of consideration in Collier County, paid by the purchaser under the statute (Florida Statute 201.02): $4,410 on $630,000, $5,635 on $805,000.
The articles, bylaws, rules and question and answer sheet, more than seven days (excluding weekends and holidays) before the buyer signs, or the buyer gets a seven-day right to cancel (Florida Statute 719.503).
Not for The Reef Club. Those disclosures apply to buildings that must have a milestone inspection or a structural integrity reserve study, and The Reef Club is under three stories. Buyers will still ask for the budgets and reserve history, so have them ready.
Some will, with a co-op share loan from a lender approved to make them; many will pay cash. We ask the association for its financing policy before listing so we can tell lenders, and buyers, what to expect.
Market to both, but qualify early. At The Reef Club a cash buyer shortens the timeline, and a financed buyer needs a lender who does co-ops and a project the lender will accept.
No. The buyer’s assessment resets to just value the next 1 January, and your Save Our Homes benefit does not pass with the shares.
Often yes, up to $500,000, if you establish homestead on a new Florida home within the statutory window (Florida Department of Revenue, portability guidance PT-112).
Because a homestead or long-held assessment is capped, and a sale resets it. Unit 6’s homestead bill is $1,996.61; comparable non-homestead Reef Club apartments pay about $4,100 to $4,900.
It sets it. Buyers pay more for Gulf-front title, and The Reef Club is not Gulf-front; in exchange it has harbor water, a short walk to the sand and a lower price and tax bill. We market it as what it is.
With the City’s map and a measured distance, about 740 feet, and with the association’s written statement of what the walkway parcel means for shareholders. We do not describe access rights beyond that statement.
Water frontage generally supports value, and the City counts the parcel as bay-front in its Moorings Bay district. Whether it adds value to your apartment depends on its outlook and on whether owners have any dock rights, which the documents decide.
It showed that a developer paid $17.5 million for a whole cooperative parcel of about 1.4 acres next door in 2025. It is context for the neighborhood, not a price for your apartment.
Several Gulf Shore Boulevard co-ops have sold whole, because the corporation already holds title. Whether The Reef Club’s owners would consider it, and on what vote, is set by its documents and is theirs to decide; nothing in the public record suggests an offer.
The corporation, which owns the property, sells it under the authority its articles and bylaws give, rather than through the condominium termination process. The vote required is in the cooperative’s documents; talk to counsel before any conversation with a buyer.
Usually, when they are approved by the board and permitted by the City. Unapproved or unpermitted work can slow a sale. Keep the approvals and permits in your listing file.
Probably, for anything beyond cosmetic work, under the proprietary lease, plus a City permit for plumbing, electrical, window or structural work (City of Naples permit search portal).
Against other co-op sales where possible, with adjustments for size, condition and terms, and with attention to the cooperative’s finances. With so few Reef Club sales, an appraiser will reach to neighboring co-ops; we give the appraiser the full recorded set.
The recorded transfer of your cooperative interest, shares and proprietary lease, for your unit, because Florida requires that document to be recorded and taxed. The county’s qualified flag marks the ones it treats as market sales.
Most Naples second-home buyers look between January and April, so listing in the fall puts a prepared apartment in front of them. A well-priced Reef Club apartment can sell in any month.
Florida added a flood disclosure requirement for residential sales in 2024 (Florida Statute 689.302), and buyers will see Zone AE on the FEMA map regardless. Your closing attorney will tell you exactly what applies to a cooperative interest.
Who insures the building, with what wind deductible and flood coverage, and what the unit-owner policy must cover. Have the master declarations pages ready before you list.
Request them in writing from the manager of record, Putnam Property Management, and exercise your owner’s right to inspect the official records (Florida Statute 719.104). We do it for you when we list.
The commission, the estoppel certificate, your share of closing costs as negotiated, any transfer or capital contribution fee the documents set, and your attorney. The buyer pays the documentary stamp tax on the transfer document under the statute.
Only if The Reef Club’s documents allow it, and never for less than 30 days except three times a year under the City’s rule (City of Naples short-term rental guidelines).
On the roll’s living area, the three qualified sales since 2019 ran about $437 (unit 4), $565 (unit 5) and $728 (unit 15) per square foot. Three sales are a list, not a rate.
Every Reef Club fact on this page comes from a state, county, city or federal record, a Florida statute, FEMA or NOAA data, Fannie Mae’s published guide, the association filings on record, or reputable news. The primary sources below are numbered continuously and grouped by the authority that issued them.
County roll and sales figures come from the Collier County Property Appraiser’s own bulk files dated 29 August 2026, read directly. Recorded instruments are cited by their Official Records book and page and are on file with the Collier Clerk. Where a record names a private owner, we cite it in plain text and do not link it.
The official documents below for The Reef Club are published by the City of Naples, the Florida Legislature, the Florida DBPR, Fannie Mae and FEMA. They are the public documents a Reef Club buyer or seller should read before signing a contract for shares and a proprietary lease at 1568 Gulf Shore Boulevard North.
The cooperative’s own proprietary lease, bylaws and rules are not public and come from the association.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Department | 2024 | Lists the covered cooperatives of three stories or more; The Reef Club is absent | |
Cooperative payment-history extract | Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes | Downloaded 26 September 2026 | Project PR2S017844, REEF CLUB, THE, billed $56 a year, 2022 to 2026 | |
Short-term rental guidelines | City of Naples | Current | The 30-day minimum and the three-times-a-year exception | |
Seawall guidance for Moorings Bay district owners | City of Naples | Current | Seawall standards on the Moorings Bay system, including Hurricane Harbor | |
Chapter 719, Cooperatives: sections 719.106 and 719.503 | The Florida Legislature | 2026 statutes | Transfer fee cap, reserves and waivers, and what a buyer must receive before signing | Read 719.106 and 719.503 |
Co-op share loan documentation requirements | Fannie Mae | Current | The documents a lender needs for a co-op share loan, Florida included | |
Flood Insurance Rate Map panel 12021C0391J | FEMA | Effective 8 February 2024 | Zone AE, base flood elevation 10 ft, at The Reef Club |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for The Reef Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
