Coquina Sands - Surfside Club

McGreevy and Comisar are the team Surfside Club owners call first when they are ready to sell, and the team buyers call when they want the building’s real record before they tour. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. For this guide we read every recorded Surfside Club sale in the Collier County roll back to 1989, the association’s published rules and forms, the City of Naples milestone lists and FEMA’s flood map at the two buildings.

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

Surfside Club of Naples is a 64-unit, two-story beachfront condominium inside the neighborhood of Coquina Sands in Naples, Florida. It sits at 1065 Gulf Shore Boulevard North on the Gulf side of the road, directly on the sand, immediately north of Naples Beach Club, A Four Seasons Resort, and it is the only two-story, Gulf-front condominium among the Coquina Sands buildings compared on this page.

The association calls itself “one of the first condos to be built directly on the beach” (Surfside Club of Naples, About Us). The corporation behind it, The Surfside Club of Naples, Inc., was incorporated on 26 January 1962, and the Collier County roll records every one of its 64 units as built in 1963. Two long walk-up buildings run from the boulevard to the beach, the units come in four floor plans from 650 to 1,690 square feet, and the rules are published: leases of at least 30 days, no more than two a year, board approval for every sale and lease, and no pets other than assistance animals.

If you own at Surfside and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan and rule-by-rule detail below will tell you whether Surfside fits before you tour, and which of its 64 units fits best.

Why McGreevy and Comisar Are the Best Realtor for Surfside Club

McGreevy and Comisar are the best realtor for Surfside 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 Surfside Club market read built on all 71 qualified sales the county has recorded there since 1989.

If you’re searching for the best realtor for Surfside Club in Coquina Sands, Naples, whether you’re ready to sell your Surfside 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 Surfside for a specific reason: it is one of the thinnest markets on Gulf Shore Boulevard North, and its most recent sale is an outlier that can mislead a seller in either direction. Sixty-four units produced only two qualified resales in the five years to 29 August 2026, and the second of them, $2,925,000 for Unit 301 in December 2025, is the highest price ever recorded at the building and more than double the county’s own 2026 value for that unit (Collier County Property Appraiser roll, bulk files dated 29 August 2026). The four floor plans are valued very differently by the county, from $503,750 for the smallest 650 square foot units to $1,476,500 for the largest 1,690 square foot units, and the building has no public dues figure, a single MLS closing in five years, and no qualified sale since 2021 in two of its four plans. A listing agent who prices a Surfside unit off “the last Surfside sale” misses all of it.

Recent Surfside Club track record (Collier County recorded sales): In the 12 months to 29 August 2026 Surfside Club recorded 1 qualified resale: $2,925,000 for Unit 301 on 19 December 2025 (OR 6540/1398, on file with the Collier Clerk). In the 60 months to the same date it recorded 2 qualified resales, that sale and $1,050,000 for Unit 104 on 28 March 2025 (OR 6452/3853). No window up to 60 months holds ten sales, so the headline window is all recorded history: 71 qualified sales from October 1989 to December 2025, at a median of $400,000, a figure dominated by pre-2015 prices that must never be read as today’s value. In the Southwest Florida MLS Matrix, pulled 26 September 2026, Surfside Club shows one closing in the last 60 months: $2,925,000 on 23 December 2025 after 40 days on market, at 92.86% of list price; none was listed for sale on the pull date.

For Surfside 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 Surfside the paperwork starts early. Every buyer files the association’s Application for Purchase or Lease at least 20 days before closing, with two character references, a screening authorization, the full contract and a $100 non-refundable fee (Application Check-Off Sheet). Renovation before a sale is allowed only from 1 May to 1 December (Rules and Regulations), and 41 of the 64 owners mail their tax bills outside Florida, so we are set up to sell a unit whose owner is a thousand miles away.

For Surfside Club buyers: the first question is the plan, because it decides the size, the price and the county’s value: 650, 830, 1,015 or 1,690 square feet. The second is position, because Surfside’s two buildings run perpendicular to the beach, so some units sit at the Gulf end and some at the boulevard end, and the county does not record which is which. The third is the document file: the budget and reserve schedule, whether reserves have been waived, the insurance summary and the association’s Hurricane Ian history. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Surfside unit number; we answer them below.

Honors and recognition:

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

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

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

Living in Surfside Club as a Homebuyer

Living in Surfside Club means a low-rise condominium on the Gulf of Mexico: your own unit in one of two long two-story buildings, a shared pool and deck steps from the sand, sunsets on the beach, the Four Seasons resort next door to the south, and Lowdermilk Park a short walk north.

Surfside is a building of 64 households, most of them seasonal. The association says so itself: “Watching sunsets daily over the gulf is one of the special times we enjoy. It is a wonderful time for socializing and developing friendships” (About Us). What follows is what daily life at Surfside looks like, drawn from the association’s own documents, the City of Naples and Collier County records, and the county roll.

What Is Surfside Club of Naples?

Surfside Club of Naples is a residential condominium governed by Chapter 718 of the Florida Statutes (Chapter 718, Online Sunshine). Florida’s Division of Condominiums carries it as project PR1S018726, file 62812, “SURFSIDE CLUB OF NAPLES,” Collier County, 64 units, status Approved and Recorded, managed by the association itself, SURFSIDE CLUB OF NAPLES INC, in care of Southwest Property Management Corp. at 1044 Castello Drive, Naples (DBPR condominium extract, read 26 September 2026). The Florida Division of Corporations lists the association as THE SURFSIDE CLUB OF NAPLES, INC., document number 703520, filed 26 January 1962, status active (Sunbiz corporate search).

The unit count reconciles three ways: 64 on the DBPR record, 64 unit parcels on the Collier County roll, and “64 units (two stories high)” on the association’s own website. Because Surfside is a condominium, every owner holds a deed to a unit plus an undivided share of the common elements, and can mortgage it like any other Florida real property. That is the single largest difference between Surfside and its nearest rival, Del Mar Club, a cooperative across the boulevard, which we cover in its own section below.

Searchers who look for the name will find decoys. A SURFSIDE CLUB CONDOMINIUM OWNER’S ASSOCIATION exists on Marco Island with 50 units, a SURFSIDE CLUB MANAGEMENT ASSOCIATION exists in Daytona Beach Shores, and a SURFSIDE CLUB INC was dissolved in 1945. None of them is the Naples building.

Which Side of Gulf Shore Boulevard Is Surfside Club On?

Surfside Club is on the Gulf side, the west side, of Gulf Shore Boulevard North, and its land runs all the way to the beach. Three independent City of Naples map layers agree. The City’s address point for 1065 Gulf Shore Blvd N sits roughly 85 metres west of the street centerline (City of Naples address points). The City’s centerline segment for the 1001 to 1099 block carries the odd addresses on its west side (City of Naples street centerlines). And the City’s parcel for the condominium’s common land, folio 06230340000, 2.80 acres, runs from the road edge to the beach, entirely west of the centerline (City of Naples parcels).

That fact matters more than it sounds. On this stretch of the boulevard the even-numbered buildings sit on the east side, across the road from the Gulf, and some of them are marketed as “beach” buildings because the sand is a crosswalk away. Surfside does not need the crosswalk.

Two Buildings, 64 Units, Four Floor Plans

The City’s building-footprint layer shows two long buildings of about 21,541 and 21,353 square feet on the ground, side by side, running east to west from the boulevard toward the Gulf (City of Naples building footprints). The association describes the property as “64 units (two stories high),” and its rules refer to units grouped in “quads” and to stairways “which are attached to and which exclusively serve the Units” (Rules and Regulations).

The county numbers the units 101 to 116, 201 to 216, 301 to 316 and 401 to 416, four groups of sixteen, and each group repeats the same four plans: one 1,690 square foot unit, nine 1,015 square foot units, three 650 square foot units and three 830 square foot units. The residences section below sets out every plan with its county value.

Who Owns at Surfside Club?

Surfside is a second-home building. Only 6 of the 64 units, 9.4%, carry a homestead exemption on the 2026 roll, and 41 owners, 64.1%, mail their tax bills outside Florida, two of them to Canada. After Florida, the most common mailing states are Minnesota, Michigan and Ohio with four owners each, then Maryland, Iowa and Wisconsin with three (Collier County Property Appraiser roll, tax years 2026 preliminary and certified, files dated 29 August and 27 October 2026). The association’s hurricane plan says it plainly: “most Surfside Owners are not present during Hurricane Season” (Surfside Club Hurricane Plan).

That profile matches much of the Gulf Shore Boulevard corridor. On the same county roll, Coquina Cove, Calusa Club, Del Mar Club, Eleven Hundred and Lago Mar run between 5% and 12% homesteaded, against 162 of 278 parcels, 58%, in the two Coquina Sands single-family plats (Collier County Property Appraiser roll, 2026).

A Day at Surfside Club

A Surfside day starts and ends on the beach. The pool deck is open around the clock, the pool from dawn to dusk, and the rules mention stepping off the deck “to take a dip in the Pool or the Gulf.” Guests and renters sign the registration book in the on-site office, laundry is coin-operated in common laundry rooms, bikes go in the designated storage “at the rear of the buildings,” and the gas grill and common garden are shared (Rules and Regulations). Quiet hours run from 10 PM to 8 AM. The City collects trash on Monday and Thursday and recycling on Friday.

Walk north along the boulevard and Lowdermilk Park, with restrooms, showers and pavilions, is about 0.42 miles by road. Walk south and the resort at Naples Beach Club is next door. Fifth Avenue South and the Naples Pier are each about a five-minute drive.

What Surfside Club Does Not Have

Six things buyers sometimes assume. No elevator: the rules list stairs and pathways, not elevators, among the common elements, so a second-floor unit is a walk-up. No pets: “No pets of any kind are allowed on the premises,” with registered assistance animals handled under a separate policy (Rules and Regulations). No short-term rentals: leases must run at least 30 days, and no unit may be rented more than twice a calendar year. No published dues figure: the budget sits behind the owners’ login. No garage stated: each unit has a designated parking space, and the documents describe no garage or covered space. No age restriction: nothing in the published rules or the purchase application limits occupancy by age. Each point is covered in its own section below.

Surfside Club Market Snapshot: What Units Actually Sell For

Surfside Club recorded two qualified resales in the 60 months to 29 August 2026: Unit 104 at $1,050,000 in March 2025 and Unit 301 at a record $2,925,000 in December 2025. Across all recorded history, 71 qualified sales from 1989 to 2025, the median is $400,000, a long-run figure, not a current value.

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

We tracked every recorded Surfside Club sale in the Collier County roll through 29 August 2026: 370 recorded instruments against the 64 unit parcels since 1986, of which 151 carry a price above $100 and 71 are flagged by the county as qualified, open-market sales (Collier County Property Appraiser roll and sales file, bulk files dated 29 August 2026). Southwest Florida MLS Matrix, pulled 26 September 2026: one Surfside Club closing in the last 60 months, $2,925,000 in December 2025. The sales below are the county’s recorded deeds. The newest priced sale is 19 December 2025, and the newest recorded instrument of any kind is 15 May 2026, a $0 transfer of Unit 307 (OR 6589/3841 and OR 6589/3839).

Surfside is one of the thinnest markets on Gulf Shore Boulevard North. Sixty-four units produced no qualified sale at all in 2022, 2023 or 2024, and two in 2025. So we follow a fixed rule: use the first window, 12 months, then 24, 36 and 60 months, then all history, that holds ten or more qualified sales; name the window beside every figure; and where a window holds fewer than ten, list the sales one by one instead of quoting a median.

The Two Sales in the Last 60 Months

Collier County Property Appraiser sales file, qualified sales at 1065 Gulf Shore Blvd N, 29 August 2021 to 29 August 2026:

Both deeds are on file with the Collier Clerk. Two sales are two data points, not a market rate. The midpoint of the pair, $1,987,500, is what a “24-month median” would show, and it is not a price anyone paid: it is the average of a 1,015 square foot unit and a 1,690 square foot unit, and it should never be read as typical. The sale-to-value ratios are our arithmetic on the county’s own 2026 certified roll.

One more priced deed sits in the window and outside the figures: Unit 102 transferred for $550,000 on 26 January 2024 (OR 6326/2421), and the county coded it not qualified. We treat it as the county does, not as a comparable. Two other non-qualified priced transfers from 2021, Unit 104 at $750,000 in March and Unit 303 at $175,000 in October, are excluded for the same reason.

Why All History Is the Headline Window

No window up to 60 months reaches ten qualified sales, so the headline window is the whole recorded history.

Collier County Property Appraiser sales file, qualified flag as recorded by the county. The all-history median is dominated by prices from 1990 to 2014 and sits far below the county’s own 2026 median value for the building ($792,000), so it describes the building’s long record, not what a unit is worth in 2026. For reference only, outside the window ladder, the ten years to 29 August 2026 hold 13 qualified sales with a median of $550,000.

The $2,925,000 Record for Unit 301, Explained

The highest price ever recorded at Surfside Club is $2,925,000 for Unit 301 on 19 December 2025 (OR 6540/1398), a county-qualified sale. It is $1,731 per county square foot and 2.01 times the county’s 2026 certified value for the same unit. Because it is the most recent sale and the one a seller will hear about first, it deserves an honest reading.

Is it a combined unit? The county record shows no sign of one. Unit 301 remains a single parcel (20211320009) at 1,690 square feet of base and adjusted area, the same size as its three twins, Units 101, 201 and 401, and no neighboring parcel sold on the same date. The 1,690 square foot plan is Surfside’s standard largest plan, not a merger.

Is it evidence of redevelopment interest? Nothing in the public record says so. It is one unit of 64. A condominium can be redeveloped only through a termination under section 718.117 of the Florida Statutes (s. 718.117), no other Surfside parcel has sold since December 2025, and every 2026 instrument on the roll is a $0 transfer. We see no basis to suggest an assemblage, and we do not.

Is it plausible for the unit? It has a four-step qualified history, set out below, and the county itself values the 1,690 square foot units at a premium per foot ($868 against about $790 for the other plans). The last step more than doubled the 2019 price in six years. The price may reflect the unit’s position in the building, a renovation or a buyer’s particular demand; the county record shows none of those things, so we do not assert any of them.

What it means for a seller. Treat $2,925,000 as the ceiling of the building’s record, set by the largest plan, not as the value of a typical Surfside unit. A 650 or 1,015 square foot unit does not inherit it, and a buyer’s appraiser will not let it.

Unit 301’s Four Sales

All four are county-qualified sales. The 1,690 square foot plan has recorded six qualified sales in total: Unit 101 at $950,000 in August 2009, Unit 201 at $915,000 in December 2010, and Unit 301’s four. With six sales the all-history median for the plan is $1,025,000, the average of the middle pair, $950,000 and $1,100,000, not an observed price.

Surfside Club Prices Over Time, 1989 to 2026

Qualified sales by period, Collier County Property Appraiser sales file:

Period medians mix plans, so a period with more small units reads lower. Read them with the count beside them. The calendar years with the most qualified sales were 2005 (8 sales, median $522,500), 2012 (7, median $287,500) and 2014 (6, median $398,950), and 2022 to 2024 is the longest run without a qualified sale since the first one the county recorded, in October 1989.

Repeat Sales Show the Long Arc

The cleanest way to see Surfside’s price history without the plan mix is to follow the same unit through several sales:

• Unit 104 (1,015 sq ft): $158,000 in 1993, $517,500 in 2004, $630,000 in 2007, $1,050,000 in 2025.
• Unit 415 (650 sq ft): $275,000 in 2005, $365,000 in 2015, $402,000 in 2016, $425,000 in 2020.
• Unit 301 (1,690 sq ft): $925,000 in 2010, $1,100,000 in 2014, $1,400,000 in 2019, $2,925,000 in 2025.

Collier County Property Appraiser sales file, qualified sales only. None of these is a forecast. They show that each plan has its own track, and that a 650 square foot unit’s history says little about a 1,690 square foot unit’s price.

Prices by Floor Plan, All Recorded History

Our arithmetic on the Collier County Property Appraiser sales file and roll. Three of the four plans have not recorded a qualified sale in more than a year, and the 650 and 830 square foot plans not since 2020 and 2021. A seller of one of those units is pricing without a recent same-plan comparable, which is why the county’s current values and the repeat-sale arcs matter so much here.

What the County Says a Surfside Unit Is Worth

The Collier County Property Appraiser’s 2026 certified roll values the 64 units at a median of $792,000, with a mean of $764,094 and a range from $503,750 (the six 650 square foot units numbered 111, 113, 115, 311, 313 and 315) to $1,476,500 (Units 201 and 401). Quartiles run $648,250, $792,000 and $812,000, and the whole building totals $48,902,000, about $801 per county square foot. Twelve units are valued under $600,000, twelve from $600,000 to $699,999, thirty-six from $700,000 to $899,999 and four at $900,000 or more.

Two sales in five years both closed well above the county’s value: 1.31 times for Unit 104 and 2.01 times for Unit 301. Two sales cannot make a rule, and the county’s just value is an assessment, not an appraisal. Online automated estimates that start from the county value will miss in both directions at Surfside, which is why a real valuation starts from the plan, the position and the condition.

How Often Surfside Units Change Hands

Rarely, on the open market. In the 36 months to 29 August 2026 the roll records thirteen instruments against Surfside units: two qualified resales, one priced transfer the county did not qualify, and ten $0 transfers such as trust, estate, family or corrective deeds. The ten years to 29 August 2026 hold 13 qualified sales in a building of 64 units, about two a year, and the last five years hold two. Owners tend to keep Surfside units for a long time and pass them within families, which keeps supply thin and gives the few listings that do appear a lot of attention.

Surfside Against the Wider Naples Beach Market

The Naples Area Board of REALTORS reports a “Naples Beach” area covering ZIP codes 34102, 34103 and 34108. Its condominium median closed price was $950,000 in July 2026 (NABOR, condominium, Naples Beach, one month, NABOR July 2026 statistics). That is a one-month, three-ZIP, all-condominium figure from MLS closings; Surfside’s figures above are county-recorded qualified sales for one building over different windows. The two are not the same metric, period or geography, so we do not compare them as if they were. What the NABOR figure does tell a Surfside seller is the price level of the condominium market their buyer is also shopping.

Within Coquina Sands, the parent research’s table of condominium and cooperative resale medians from 2024 to 2026 put Surfside at $1,987,500 on two sales, against Del Mar Club at $518,750 on six, Eleven Hundred at $560,000 on seven and Via Delfino at $5,212,500 on four (Collier County Property Appraiser sales file). Every one of those figures rests on a handful of sales, and the building decides the number far more than the neighborhood does.

First-Hand: What We Check Before We Price a Surfside Unit

Before we put a number on a Surfside unit we pull its own sales history and the history of its same-plan twins (three for the 1,690 square foot plan, eleven or thirty-five for the others) from the county roll, set the county’s 2026 value beside it, and read the two recent sales against their plans. We confirm the unit’s position in its building from the association’s site plan, check the association’s application timeline and fee, ask for the budget and reserve schedule, the insurance summary and the Hurricane Ian repair history, and check the flood zone and evacuation zone for the building. Then we price the unit to its plan and position, not to the building record.

Ready to Sell or Buy at Surfside Club? Talk to the Team That Read All 71 Qualified Sales

Surfside Club is a two-story, beachfront condominium in Coquina Sands, and in the five years to 29 August 2026 only two of its 64 units recorded a qualified resale, one of them the $2,925,000 building record. In a market that thin, the seller who prices to the plan and the position, with the association’s application package and the building’s flood facts already in the file, is the seller who sets the next benchmark.

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

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

How Did Surfside Club Come to Be?

Surfside Club began as The Surfside Club of Naples, Inc., incorporated on 26 January 1962, and the Collier County roll records all 64 of its units as built in 1963. It was one of the earliest condominiums on the Naples beach, built when Gulf Shore Boulevard North was mostly cooperatives and cottages.

Incorporated in 1962, Built in 1963

The Florida Division of Corporations record for THE SURFSIDE CLUB OF NAPLES, INC., document 703520, shows a filing date of 26 January 1962 (Sunbiz). The DBPR condominium extract carries the same date in its “Recorded Date” field for project PR1S018726 (DBPR condominium extract). The Collier County Property Appraiser records every one of the 64 units as built in 1963 (roll, tax year 2026 certified).

Why 1962 Is the Incorporation Date, Not the Condominium Date

Some summaries give 1962 as the year the condominium itself was created. That cannot be right as stated. Florida’s first condominium statute, the Condominium Act, was enacted by chapter 63-35, Laws of Florida, in 1963; every section of chapter 711 in the 1967 Florida Statutes carries that history note (1967 Florida Statutes, chapter 711, Florida State University College of Law), and chapter 711 was later replaced by today’s Chapter 718. A declaration under Florida’s condominium act could not have been recorded before the act existed. The 1962 date is the association’s incorporation date, which DBPR’s extract repeats; the same field behaves the same way for other pre-1963 Gulf Shore buildings. The accurate statement is the one we use: incorporated 1962, built 1963.

The declaration’s recording reference is not in any public record we are permitted to cite, and the association keeps its condominium documents in the owners’ area of its website (Rules and Regulations, page 3). A buyer receives them under section 718.503 of the Florida Statutes before closing.

“One of the First Condos to Be Built Directly on the Beach”

The association’s own claim is careful, and we repeat it as written: Surfside is “one of the first condos to be built directly on the beach” (About Us). The parent research dated other early Gulf Shore entities from their Florida filings, Bahama Club’s corporation in 1956 and Canterbury Court’s in 1958, and found this stretch unusually cooperative-heavy because much of it was built before Florida’s Condominium Act took hold. Surfside’s condominium form, rather than a cooperative’s shares and proprietary lease, is part of why it is still standing as 64 separately deeded units while several of its cooperative neighbors have been sold to developers.

The 1986 Building-Wide Instruments

The county roll shows a single series of recorded instruments dated 1 January 1986 against 57 of the 64 units in one consecutive run, Official Records Book 1175, Pages 2074 to 2137, with Units 305 and 311 carrying instruments in the same run on 13 and 22 January 1986. Each carries $0 and a not-qualified flag. The instruments are on file with the Collier Clerk. The roll does not say what they are, and we do not characterize them; a title search or the association’s document set will.

The Association Today

The association is run by its board of directors and managed by Southwest Property Management Corporation, 1044 Castello Drive, Suite 206, Naples, telephone (239) 261-3440, extension 112 for sales and leases, per the association’s own forms (Application Check-Off Sheet). Its website carries public pages for the association’s story, contacts, rules, online forms and units for sale or rent, and an owners’ area for documents, the owner directory, board information, newsletters and a message board (Surfside Club of Naples home page). Florida requires an association of 25 or more units to post its key documents digitally for owners, which Surfside does through that owners’ area (s. 718.111); the public cannot read the budget or the declaration there, and neither can we.

A 1963 Building in a Corridor of Change

Surfside has outlasted most of its generation on the boulevard. Next door to the north, the former Bahama Club cooperative at 1121 Gulf Shore Blvd N has become the site of Olana Naples Residences, and next door to the south the old Naples Beach Hotel and Golf Club has become Naples Beach Club, A Four Seasons Resort. A condominium of 64 deeded units does not change hands the way a cooperative can, as the zoning and law sections below explain, so Surfside’s future is decided unit by unit, sale by sale.

The Residences: Four Floor Plans From 650 to 1,690 Square Feet

Surfside Club’s 64 condominiums come in four floor plans on the county roll: twelve units of 650 square feet, twelve of 830, thirty-six of 1,015 and four of 1,690. The plans repeat in four groups of sixteen, numbered 101 to 116, 201 to 216, 301 to 316 and 401 to 416.

The Four Plans on the County Roll

Collier County Property Appraiser roll, tax year 2026 certified, all 64 units:

The building totals 61,060 square feet of base living area, 15,265 in each group of sixteen. The county values three of the four plans at almost the same rate per foot, about $790 to $799, and the largest plan at a premium of about $868. Inside the 1,015 square foot plan the county steps its values in $10,000 increments by unit number, from $832,000 down to $772,000, a pattern consistent with position in the building, although the county does not publish its reasons.

Ground Floor or Second Floor? What the Roll Suggests

The county roll does not record which floor or which building a unit is in. What it does record is a clean pattern. The 100 and 300 groups carry identical totals, $12,065,500 each, and the 200 and 400 groups carry identical, higher totals, $12,385,500 each; every 2xx or 4xx unit is valued $10,000 to $20,000 above its 1xx or 3xx twin (our arithmetic on the 2026 certified roll). With two two-story buildings of 32 units each, the pattern fits a layout in which the 1xx and 3xx units are on the ground floor and the 2xx and 4xx units are on the second floor, in two mirror-image buildings. That is an inference from the values, not a recorded fact, and we label it as one. Confirm any unit’s floor and building from the association’s site plan or a showing before you rely on it.

The distinction matters in practice. A second-floor unit at Surfside is a walk-up, and a ground-floor unit sits closer to the base flood elevation, as the flood section below explains.

Which Units Face the Gulf?

The two buildings run east to west, perpendicular to the beach, so their west ends face the Gulf and their east ends face Gulf Shore Boulevard North (City of Naples building footprints). The four 1,690 square foot “01” units carry the highest values per foot on the roll, which is consistent with Gulf-end positions, but no plan we can cite confirms it. The same caution applies to every “Gulf view” claim in a listing: ask which end of which building the unit sits at, and see the view from inside before you price it.

Bedrooms and Occupancy

Surfside’s published rules confirm one-, two- and three-bedroom units: “Except with the approval of the Board, the maximum occupancy of a one-bedroom Unit is four persons, and the maximum occupancy of a two-bedroom Unit is six persons. The maximum occupancy of a three-bedroom Unit shall be limited so as not to create a nuisance” (Rules and Regulations, page 4). The association does not publish which plan carries how many bedrooms, and we do not map square footage to bedrooms without a floor plan. The purchase application states the building’s use plainly: “SURFSIDE CLUB is Single Family Residence ONLY” (Application for Purchase or Lease).

How to Read a Surfside Unit Number

A Surfside address is always 1065 Gulf Shore Blvd N, Naples, FL 34102, with a three-digit unit number. The first digit is the group of sixteen, 1 to 4. The last two digits give the plan: 01 is the 1,690 square foot plan; 02 to 10 the 1,015 square foot plan; 11, 13 and 15 the 650 square foot plan; and 12, 14 and 16 the 830 square foot plan. So Unit 104 is a 1,015 square foot unit and Unit 415 a 650 square foot unit. The county’s unit parcels run from folio 20210040005 (Unit 101) to 20212560004 (Unit 416), and the common land is folio 06230340000.

Built in 1963, and What That Means in 2026

Every Surfside unit is on the roll as built in 1963, which puts the buildings decades ahead of Florida’s statewide building code of 2002 and of the modern flood rules. The association’s hurricane plan describes a shingle roof (“inspecting the roof shingles”) and hurricane shutters that staff put down before a storm (Hurricane Plan). What has been replaced since 1963, and when, is a question for the association’s records and the City’s permit history, which this edition did not pull. A buyer’s inspector and insurer will ask for the roof age, the opening protection and the electrical and plumbing updates in the unit.

Own one of the four plans and thinking of selling? Get a free Surfside Club home valuation or call Jesse direct at (239) 898-6072.

Choosing between the four plans? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Amenities Come With a Surfside Club Condo?

A Surfside Club condominium comes with the Gulf beach at the end of the property, a shared pool and deck, an on-site office, coin-operated laundry, storage rooms, bike storage, a gas grill, a common garden and one designated parking space per unit, all common elements under the association’s Rules and Regulations.

The rules list the common elements in one line: “THE POOL AND DECK, THE OFFICE, THE STORAGE AREAS, THE PARKING AREAS, THE WASHERS AND DRYERS, THE GRILL, THE FRONT AND REAR ENTRY WAYS, THE LAWNS, THE STAIRS AND THE PATHWAYS” (Rules and Regulations).

The Beach Itself

The condominium’s land runs from Gulf Shore Boulevard North to the beach. On the City’s parcel polygon the lot is roughly 245 feet wide along its Gulf-facing west boundary and about 500 feet deep along its north boundary, 121,816 square feet or 2.80 acres (City of Naples parcels). Those are GIS measurements, not a survey. The beach below mean high water belongs to the State of Florida, so exactly where the private parcel ends is a survey question.

The Pool and Deck

“The deck is open 24 hours a day … Pool use is permitted only between dawn and dusk.” There is no lifeguard, children under 14 must be with an adult, and glass, food and coolers are not allowed except at association events (Rules and Regulations). Before a storm, staff remove “all property from the pool deck” (Hurricane Plan).

Office, Laundry and Storage

Guests and renters register in the on-site office: “Sign the Registration Book located in the office upon arrival.” “Coin-operated laundry facilities are provided for all residents.” There are two storage rooms for owners and renters, and bikes go in the designated storage “at the rear of the buildings” (Rules and Regulations). The rules do not say whether any unit has its own washer and dryer; the shared laundry suggests some or all do not, so confirm it unit by unit.

Grill, Garden and the Sunset Habit

A gas grill and a common garden are shared. The association’s own description of the social life is the sunset: owners gather to watch it “daily over the gulf” (About Us). Surfside has no clubhouse, fitness room or tennis court of its own, and the documents name none.

Parking

“Vehicles must be parked only in the space designated for the particular Unit.” Guest parking is in an area “adjacent to Gulfshore Blvd,” permits are required, the speed limit is 10 mph, trailers, RVs and commercial vehicles are not allowed, and motorcycles may park only in the guest area (Rules and Regulations). The documents describe no garages or covered spaces, so we do not claim any.

No Elevator

The common-element list names stairs and pathways and no elevator, and the stairways are described as attached to and exclusively serving the units. Surfside is a two-story walk-up. A buyer who needs step-free access should confirm the floor of a specific unit before writing an offer.

What Are the Condo Fees and Property Taxes at Surfside Club?

Surfside Club’s condominium fees are not published on any public page, so the only reliable figure is the one on the association’s estoppel certificate or budget. Property taxes are public: the 64 units carry a median total tax of $6,211.05 on the county’s 2026 certified roll, from $2,652.66 to $13,251.88.

Dues Are Not Published, and We Will Not Guess

No public page from the association, the manager or any source we are permitted to cite states Surfside’s regular assessment. The budget sits in the owners’ area of the association website. So the honest answer is the route, not a number:

• The estoppel certificate under section 718.116(8) of the Florida Statutes states the regular assessment, what is owed on the unit and any special assessment levied or pending (s. 718.116).
• The budget and reserve schedule come to a buyer with the condominium documents under section 718.503.
• Southwest Property Management, the association’s manager, at (239) 261-3440, extension 112 for sales and leases (Application Check-Off Sheet).

We found no special assessment for Surfside in any public record, and that is an absence of evidence, not evidence of absence. Ask the association in writing.

Property Taxes on the 2026 Roll

Collier County Property Appraiser roll, tax years 2026 preliminary and certified, bulk files dated 29 August and 27 October 2026. Non-homestead units pay about 0.86% of the county’s just value in total taxes (the median of the per-unit ratios, our arithmetic). The City of Naples tax stack on the 2026 certified roll is 4.8282 non-school mills and 4.1470 school mills, about 8.98 mills in all, the same for every Coquina Sands condominium and cooperative (City of Naples, property taxes and millage).

What a Buyer’s First Tax Bill Looks Like

A seller’s tax bill is not the buyer’s. Florida’s assessment caps, Save Our Homes, which holds a homestead’s assessed value to at most 3% a year, and the 10% annual cap for non-homestead residential property, reset to just value on a change of ownership (s. 193.155; s. 193.1554). So a buyer should estimate the first full year’s tax from the county’s just value for the unit and the current millage, not from the seller’s bill. A buyer who will live at Surfside full time can file for the homestead exemption (s. 196.031), and only six units do today. The Collier County Tax Collector bills and collects (Collier County Tax Collector, real estate taxes).

No District Fees Inside the City

Surfside is inside the City of Naples, so there is no community development district, no county municipal service taxing unit and no separate fire district millage on the bill; the City runs its own fire rescue. The parent research found no City special assessment district in Coquina Sands (City of Naples special assessments).

Surfside Club’s Layered Costs: Association, City, Insurance and Voluntary Dues

Owning at Surfside Club means one mandatory association, the condominium itself, plus City of Naples taxes and utilities, your own unit insurance, and a voluntary neighborhood association you may join for $90 a year. There is no master association, no homeowners association above Surfside and no district assessment.

The Layers, One Table

The Coquina Sands Association Is Voluntary

The Coquina Sands Association is a voluntary neighborhood association, Sunbiz 745253, with dues of $90 per household per year and no lien authority. It is not a homeowners association, and a Surfside owner owes it nothing unless they choose to join (Coquina Sands Association). Neither Surfside nor any other building in Coquina Sands sits under a mandatory master association.

Transaction Costs at a Sale

Florida caps a condominium association’s transfer or approval fee at $184 per applicant (s. 718.112); Surfside’s published $100 fee sits under that cap. Who pays which cost at closing is set by the contract.

Why the Insurance Layer Is the One to Watch

On a 1963 building on the sand, insurance is the cost most likely to move. The association insures the building and the common elements; each owner insures the unit’s interior, contents and loss assessment exposure, and a lender will require flood coverage in Surfside’s zone. The storm and insurance section below explains each layer, and the county averages we can cite.

The Surfside Club Rules and Documents, Section by Section

Surfside Club publishes its Official Rules and Regulations, approved by the board on 17 February 2016, together with its purchase and lease application, its assistance-animal policy, its architectural change form and its hurricane plan. The declaration and bylaws sit in the owners’ area, and a buyer receives them before closing.

This section walks through the published rules in the order a buyer or seller meets them. The rules PDF is dated 2016; the declaration and any later board resolutions control, so confirm the current version with the association and the document package before you rely on any single line (Rules and Regulations).

What Governs a Surfside Unit

Four layers, in order of authority: Chapter 718 of the Florida Statutes; the recorded declaration of condominium, with its articles and bylaws; the board’s rules and resolutions; and the forms that implement them. The association states that “a full copy of Surfside’s Condo Documents may be found on the web site,” which means the owners’ Documents tab. Florida law requires a seller to give a buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and a question-and-answer sheet, and gives the buyer a period to review them (Chapter 718).

Single-Family Residence Only

The purchase and lease application says it in capitals: “SURFSIDE CLUB is Single Family Residence ONLY” (Application for Purchase or Lease). The application asks for every occupant and the “Age (if under 21)” of additional occupants, and an Occupancy Form is part of the package.

Occupancy Limits

Four persons in a one-bedroom unit and six in a two-bedroom unit, except with board approval; a three-bedroom unit is limited “so as not to create a nuisance” (Rules and Regulations, page 4).

Quiet Hours and Common Courtesy

Quiet hours run from 10 PM to 8 AM. Garbage is bagged and “deposited in wheeled bins behind each quad,” with City pickup on Monday and Thursday and recycling on Friday.

Construction, Remodeling and the Winter Moratorium

“Construction, remodeling or major repair is allowed between 8 AM and 5 PM only. There is a moratorium on such activity (4-22-15 Board resolution) between December 1 and May 1, except in the case of an emergency” (Rules and Regulations). In practice a Surfside renovation happens between May and November, which shapes both a seller’s pre-listing work and a buyer’s post-closing plans.

The Architectural Change Form

Any change needs the board’s written approval before work begins. The form requires that “All required permits must be obtained and displayed by owner prior to work beginning,” that contractors be licensed and insured, and that work follow the “Surfside Club of Naples, Inc. Construction Standards” (Architectural Change Form). The construction standards themselves are not on the public site; ask for them with the document package.

Sale and Lease Approval

Every sale and every lease goes through the same form, titled “APPLICATION FOR PURCHASE OR LEASE,” with an approval or disapproval block signed by a board member. “Applications must be received by Southwest Property Management at least 20 days prior to occupancy or closing.” The package is: the completed application signed by the applicants and the owner; two Character Reference Forms (not required for previously approved renters or current Surfside owners); the Occupancy Form; a signed Residential Screening Authorization for each applicant; a copy of the complete sales contract or lease; and a “$100 non-refundable application fee” (Application Check-Off Sheet).

A condominium association has approval rights only as its declaration grants them. Whatever they are, the estoppel certificate must say in writing whether board approval is required for the transfer, whether it has been given, and whether a right of first refusal exists and has been exercised (s. 718.116). A condominium buyer still receives a deed; approval is a step in the transfer, not a change in what is owned.

What the Owners’ Area Holds, and What It Does Not Tell the Public

The association’s website lists owner-only tabs for documents, the owner directory, board information, newsletters and a message board (Surfside Club of Naples home page). We do not cite or describe member-only material. A buyer gets the budget, the financial statements and the declaration through the statutory disclosure package, and a seller can request them from the manager for the listing file.

Is Surfside Club a 55+ Community?

Surfside Club is not a 55+ community on any published record. No age restriction appears in the association’s rules or its purchase and lease application, the application asks for the “Age (if under 21)” of other occupants, and the pool rules address “Children under 14.” Confirm in the declaration before you rely on it.

Florida’s housing-for-older-persons exemption requires specific policies, surveys and published intent, and nothing in Surfside’s public documents points to one (Application for Purchase or Lease; Rules and Regulations). In practice the building is quiet and seasonal: 41 of 64 owners mail their tax bills outside Florida, and only six units are homesteaded, so most of the year the population is small.

Can You Rent Out a Surfside Club Condo?

You can rent out a Surfside Club condominium, with limits. The published rules require a written lease of at least 30 days, allow no more than two rentals per unit per calendar year and no lease longer than one year without board approval, and require every lease to be submitted and approved at least 20 days before occupancy.

The Leasing Rules, Word for Word

From the Official Rules and Regulations:

• “Any occupancy for rent, barter or other form of consideration shall be considered renting, and must be reflected in a lease.”
• “All leases must be in writing and furnished to the Association c/o Southwest Property Management not less than 20 days prior to the occupancy.”
• “No lease may be for a shorter duration than 30 days.”
• “No Unit may be rented more than twice per calendar year.”
• “No lease may extend beyond one year, or renewed, without the express approval of the Board of Directors.”
• “When a Unit is occupied by a Renter, the Owner may not make use of the facilities.”

The association’s own summary is “a limited rental policy” (About Us).

What the Two-Lease Cap Means for an Owner

Two leases a year of at least 30 days fits the seasonal pattern Naples owners use most: a winter tenant for one to three months and, perhaps, a spring or summer tenant. It does not fit weekly vacation rental. Every tenant goes through the same application as a buyer, with the $100 fee and the screening authorization, and while a tenant is in residence the owner may not use the pool, deck or other facilities. The association’s For Sale and Rent page showed no rentals listed on 26 September 2026 (Surfside Club of Naples home page).

The Zoning Says the Same Thing

Surfside’s land is zoned R3-18 Multifamily by the City of Naples, and the parent research found that transient lodging is not a permitted use in the R3-18 district (Naples Code of Ordinances, R3-18 district). So nightly and weekly rentals are ruled out twice, by the association and by the City.

Buying for Rental Income?

An investor should model Surfside as a seasonal, monthly-minimum rental with two tenancies a year at most, board approval for each, and no owner use while a tenant is there. The rule set suits an owner who uses the unit part of the year and rents part of the year; it does not suit a pure short-term rental strategy. Confirm the current rule with the association, because the declaration and later resolutions control over the 2016 rules document.

Pet Rules at Surfside Club

Surfside Club does not allow pets. The published rules say “No pets of any kind are allowed on the premises,” and a separate association policy governs assistance animals, which “are not pets,” so a resident with a documented service animal or emotional support animal registers it with the manager at least 20 days before arriving.

The Rule and the Policy

The rule in full: “No pets of any kind are allowed on the premises. Bona fide Service Animals and legally recognized Emotional Support Animals must be registered as such with Southwest Property Management at least 20 days prior to arriving at Surfside with appropriate documentation” (Rules and Regulations).

The association’s Reasonable Accommodation Policy for Assistance Animals adds: “Assistance Animals are not pets under the Association’s policies, and Assistance Animals will be governed by this policy and not by the Association’s no-pet policy” (Assistance Animal Policy). The policy follows the federal Fair Housing Act framework; a resident who needs an accommodation should follow its documentation steps exactly.

Dogs and the Naples Beach

The same answer holds on the sand. City of Naples beach rules prohibit animals on the beach, and the Naples Police Beach Patrol lists pets on the beach among its prohibitions (Naples Police Beach Patrol). Dog owners who love the Naples beach generally live in a pet-friendly building and drive to a dog park. Surfside is the wrong building for a buyer with a pet who is not an assistance animal.

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

Surfside Club’s two-story buildings fall below the three-habitable-story threshold of Florida’s milestone inspection law and its structural integrity reserve study law, and neither City of Naples milestone list names Surfside. The statutory reserve requirement in section 718.112(2)(f) still applies to Surfside’s budget, so reserves still matter.

Not on Either City of Naples List

The City of Naples Building Department publishes the Naples condominium and cooperative buildings due for milestone inspections by year (Milestone Inspections by Year). We read both lists directly on 26 September 2026. The 2024 list names Eleven Hundred, The Parador, Via Delfino, The Whitehall, Colonial Club, The Laurentians I and II, Del Mar Club (twice, one row per building), Embassy Club and Calusa Club among its Coquina Sands entries, and Surfside Club is not on it. The 2029 list carries Bella Baia and Charleston Square among its Gulf Shore Boulevard North rows, and Surfside Club is not on it either.

What Section 553.899 Says

Florida’s milestone inspection law applies to “a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership,” with a first inspection due by 31 December of the year the building reaches 30 years of age, and a local option to move that to 25 years near salt water (s. 553.899). The association describes Surfside as “64 units (two stories high)” (About Us), and the City’s lists, which cover buildings of three or more stories, omit it. A two-story building is below the threshold, so Surfside’s buildings are not required to have a state milestone inspection.

What Section 718.112(2)(g) Says

The structural integrity reserve study law requires a study “at least every 10 years after the condominium’s creation for each building on the condominium property that is three habitable stories or higher in height,” and says plainly that the paragraph “does not apply to buildings less than three stories in height” (s. 718.112). The Surfside association is therefore not required to have a structural integrity reserve study. “SB-4D” of 2022 and “SB 154” of 2023 are the bill names people use for these laws; the statutes are what govern, as later amended by HB 913 of 2025 (Florida Senate, HB 913 (2025)).

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

Being below the SIRS threshold is not an exemption from reserves. Every condominium budget must include reserve accounts: “In addition to annual operating expenses, the budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but are not limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000” (s. 718.112(2)(f)).

The difference is in the waiver. The newer rule that bars owners from voting to waive or redirect reserves applies to the structural components of associations that must obtain a SIRS. An association that is not required to have a SIRS, like Surfside, keeps the statutory ability to waive or reduce reserves by a vote of the owners. So the questions for a Surfside buyer are practical: is the budget fully funding its reserves, have the owners voted to waive or reduce them in recent years, and what does the reserve schedule assume for the roof, painting, paving and any other item over $25,000?

Insurance Appraisal Every Three Years

Section 718.111(11)(a) requires the association’s replacement cost for adequate property insurance to “be determined at least once every 3 years, at minimum” (s. 718.111). That appraisal applies at Surfside regardless of height, and it is one of the documents a buyer’s lender and insurer may ask for.

What a Surfside Buyer Should Ask For

• The current budget, with the reserve line for each component and whether it is fully funded.
• The minutes or ballots of any owner vote to waive or reduce reserves in the last three years.
• Any engineer’s report, roof report or structural review the board has commissioned, even though the milestone law does not require one.
• The most recent insurance replacement cost appraisal and the master policy declarations.
• The Hurricane Ian repair history and any insurance claims.
• Any special assessment, line of credit or loan approved or under discussion.

We found no City of Naples building-safety or recertification program for two-story condominiums beyond the state law; confirm that with the City Building Department before you close.

Could Surfside Be Terminated or Redeveloped?

Only through Florida’s condominium termination statute, section 718.117, which sets owner votes, protections and procedures (s. 718.117). The parent research explains why the Gulf Shore Boulevard deals next door used cooperatives instead: Bahama Club, Mansion House and Harbour Club were Chapter 719 cooperatives, which avoided the condominium statute’s 5% blocking minority, its 24-month bar on a second attempt and its homestead fair-market-value and relocation entitlements. Surfside is a condominium of 64 separately deeded units, so an assemblage would be harder here than it was next door. No record of any termination plan, offer or vote was found for Surfside.

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

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

Hurricanes, Flood Zone and Insurance at Surfside Club

Surfside Club’s two buildings map in FEMA flood Zone AE with a 9-foot base flood elevation on panel 12021C0391J, effective 8 February 2024, and Zone VE begins a few metres off their Gulf ends. The whole parcel lies seaward of Florida’s Coastal Construction Control Line, in Collier County evacuation Zone A.

Zone AE at the Buildings, Zone VE at the Gulf Ends

We queried FEMA’s National Flood Hazard Layer point by point across the Surfside parcel on 26 September 2026 (FEMA NFHL map service):

Both buildings map AE with a 9-foot base flood elevation, not VE. The VE line, where FEMA expects wave action of 3 feet or more, runs within a few metres of the buildings’ west ends. Whether any part of a structure touches VE, and the lowest-floor elevation of each ground-floor unit, need a structure-specific determination and an elevation certificate. We found no Limit of Moderate Wave Action segment crossing the parcel; the nearest mapped segment lies south. The City of Naples adopted the 2024 panels and holds a Community Rating System Class 5 rating, which earns a 25% NFIP discount inside the special flood hazard area (FEMA Community Status Book, Florida; City of Naples 2024 Flood Insurance Rate Maps).

The Preliminary Map

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

Seaward of the Coastal Construction Control Line

Florida’s Coastal Construction Control Line for Collier County, set in 1989, runs at about 81.80842 degrees west past Surfside, east of the parcel’s road edge (Florida DEP CCCL map service). The whole Surfside parcel and both buildings are seaward of the line. Major work seaward of the CCCL needs a separate permit from the Florida Department of Environmental Protection in addition to the City’s (Florida DEP, locate the CCCL). That matters for any major repair, a rebuild after a storm, and dune or beach work.

Evacuation Zone A

Collier County’s hurricane evacuation zone layer places 1065 Gulf Shore Blvd N in Zone A, the first zone ordered out when storm surge threatens (Collier County evacuation zone service; Collier County evacuation zone lookup). Every beachfront building in Coquina Sands shares that answer.

Hurricane Ian

Hurricane Ian struck on 28 September 2022. The Naples tide gauge measured 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reported maximum inundation of 6 to 9 feet above ground level in Naples (NHC Tropical Cyclone Report, Hurricane Ian). The City counted 708 buildings with major damage, 22 destroyed and 1,937 with minor damage (Naples Daily News, 17 October 2022).

We found no primary source describing Ian damage at Surfside, so we claim neither damage nor its absence. With a 9-foot base flood elevation at the buildings, and Ian’s inundation range in Naples, ground-floor units in a 1963 building at grade were plainly exposed. Ask the association for its Ian repair history, its insurance claims and any related assessments; a seller should gather the same record for the listing file.

The Association’s Hurricane Plan

Surfside publishes a hurricane plan. “Surfside employee(s) will place all hurricane shutters down prior to the hurricanes arrival,” staff remove property from the pool deck and trim trees, and after the storm a walk-through covers the roof shingles, windows, doors “and all interior units,” with updates posted on the website (Surfside Club Hurricane Plan). For a building whose owners are mostly away in hurricane season, that staff-led process is a real benefit.

The 50 Percent Rule

Inside the special flood hazard area the City applies FEMA’s substantial improvement rule: if improvements or repairs reach 50% of the structure’s market value, cumulatively over a rolling 12 months, the structure must be brought into compliance with current flood rules (City of Naples, 50 percent rule FAQ; City of Naples, development in the floodplain). For a condominium, the structure is the building, so a unit owner’s interior remodel counts toward the building’s total. Confirm with the City’s floodplain coordinator before planning major work.

Insuring a 1963 Beach Condominium

Three layers of coverage, each with its own owner:

• The association’s master policy. Florida requires “adequate property insurance” on the condominium property, with replacement cost appraised at least every three years (s. 718.111). Ask for the declarations page, the hurricane deductible and the flood policy.
• The owner’s HO-6 policy for the unit interior, improvements, contents and liability, with loss assessment coverage; Florida requires at least $2,000 of loss assessment coverage on every unit-owner policy, a floor rather than an adequate limit (s. 627.714).
• Flood. Lenders require flood coverage in Zone AE. The association’s building flood policy and the owner’s unit and contents flood policy work together; FEMA prices National Flood Insurance Program policies under Risk Rating 2.0 (FEMA Risk Rating 2.0).

For scale, not as a Surfside quote: the Florida Office of Insurance Regulation reported a Collier County average condominium unit-owner premium of $3,545 a year including wind, as of 31 March 2025, and a condominium unit-owner market that was 94.52% voluntary and 5.48% Citizens in the first quarter of 2025 (FLOIR Property Insurance Stability Report, July 2025). A beachfront 1963 unit will be underwritten on its own facts: roof age and covering, opening protection, electrical and plumbing updates and the ground-floor elevation. A four-point and wind mitigation inspection is the practical first step, and Florida requires insurers to offer credits for documented mitigation features (FLOIR, premium discounts for hurricane loss mitigation).

Beach Renourishment and the Easement Question

Collier County announced on 7 April 2026 that Naples Beach is scheduled for renourishment in November 2026 and that it needs Temporary Beach Renourishment Easements from beachfront owners to place sand, remove debris and maintain dunes (Collier County, upcoming beach renourishment project needs help with easements). Surfside is a beachfront owner, so its association is one of the parties the County is asking. A buyer should ask how the board responded.

Which Schools Serve Surfside Club?

Every Surfside Club unit is zoned to Lake Park Elementary School, Gulfview Middle School and Naples High School for the 2026-27 school year. Collier County Public Schools’ zone lookup returned all 64 unit addresses at 1065 Gulf Shore Blvd N to those three schools, with no rezoning flags.

We ran the address through the district’s attendance-zone tool for school year 2026-27 (CCPS attendance zones 2026-2027); all 64 unit records returned the same assignment. Del Mar Club across the boulevard returned the same three schools for all 82 of its addresses.

Drive times are our free-flow calculations with the OSRM router over OpenStreetMap from the City’s address point, with no traffic adjustment. The parent research reports all three schools graded A by the Florida Department of Education for 2025-26 (FLDOE school grades), and Naples High offers Cambridge AICE and Advanced Placement programs (Naples High School advanced studies). Assignments can change; confirm with the district’s attendance boundaries page before you enroll.

With only six homesteaded units and most owners seasonal, few Surfside households use the schools, but the assignment still matters to a full-time buyer and to resale.

City Permits and Zoning at Surfside Club

Surfside Club sits in the City of Naples R3-18 Multifamily zoning district under Ordinance 02-9497. R3-18 allows up to 18 dwelling units per net acre and 75 feet of height; Surfside’s 64 units on a 2.80-acre parcel work out to about 22.9 per gross acre, above that cap, which likely makes the building legally nonconforming as to density.

What R3-18 Allows

The City’s zoning layer puts the address in R3-18, “MULTIFAMILY,” adopted by Ordinance 02-9497 (City of Naples zoning map service; Ordinance 02-9497). The City code describes R3-18 as “an apartment district in which the city’s tallest buildings are permitted,” with a minimum lot area of 25,000 square feet, a maximum height of 75 feet (with an additional 12 feet only under stated conditions) and “The maximum allowable density imposed upon lands and property zoned R3-18 is 18 dwelling units per net acre” (Naples Code of Ordinances, Chapter 58, Division 15). That is not the R3-15-CS district that governs two-story multifamily elsewhere in Coquina Sands.

The Density Arithmetic, Labeled as Ours

Sixty-four units on 2.80 gross acres of City GIS parcel is about 22.9 units per acre. At 18 per acre, 2.80 acres supports about 50 units. On that arithmetic the building appears to be legally nonconforming as to density, and the City’s nonconforming-structure rules would decide what could be rebuilt after major damage. This is our inference from public numbers: net acreage and the nonconforming provisions must be confirmed with the City Planning Department. It matters to a buyer weighing a post-storm rebuild, and it cuts against any speculation that the land could simply be redeveloped with more units.

Height Headroom

R3-18 allows buildings up to 75 feet. Surfside is two stories. The difference is real on paper, but the density cap, the CCCL, the flood rules and Chapter 718’s termination statute all stand between that headroom and any new building on this site.

Permits

The association requires every owner to obtain and display permits before work begins (Architectural Change Form). The City of Naples Building Department issues permits for work at 1065 Gulf Shore Blvd N; its permit history for the building, including roofs, windows and any Ian repairs, was not pulled for this edition. A buyer should ask the association for its capital work history and search the City’s permit records for the unit, and after Ian the City’s emergency repair order set out how storm repairs were permitted (Mayor’s Hurricane Ian Emergency Repair Permitting Order).

What Is Being Built Near Surfside Club?

Surfside Club sits between two of the biggest projects on Gulf Shore Boulevard North: Naples Beach Club, A Four Seasons Resort, open since 17 November 2025, directly to the south, and Olana Naples Residences, approved and selling on the former Bahama Club site directly to the north. Rosewood Residences and Harbour House are rising farther up the boulevard.

Naples Beach Club, A Four Seasons Resort, Next Door to the South

Immediately south of Surfside is the Naples Beach Club parcel, now Naples Beach Club, A Four Seasons Resort. The hotel opened on 17 November 2025 with 220 guest accommodations including 57 suites (Four Seasons press release, now open). The Residences at Naples Beach Club total 153 homes, 58 beachside and 95 golfside (The Residences at Naples Beach Club), and the Tom Fazio golf course is slated for 2027 (Four Seasons, Naples Beach Club). The owner is Naples Beach Club Holdings, a joint venture of The Athens Group and MSD Partners (The Athens Group, Naples Beach Club).

The fact that protects the neighborhood is a conservation easement: on 29 June 2022 the City and the owner executed an easement that keeps 104.6 acres, 84% of the 125-acre site, as recreation and open space in perpetuity, held by the North American Land Trust (City of Naples, conservation easement release). The association itself describes Surfside as “immediately north of the brand new and beautiful new Four Seasons hotel” (About Us). What the resort does to Surfside values is not something the public record measures, and we do not claim a causal effect; what it plainly adds is dining, a spa and a restored stretch of public shoreline next door.

Olana Naples Residences, Next Door to the North

Immediately north, at 1121 Gulf Shore Blvd N, the former Bahama Club cooperative has become the site of Olana Naples Residences by Kolter Urban with BH Group: 12 estate residences over six stories, zoned R3T-18, approved and selling pre-construction, with final Design Review Board approval reported on 22 January 2026 and no groundbreaking confirmed as of the parent research (Kolter Urban, Olana Naples Residences; Olana Naples). When construction starts, Surfside’s north-side units will live beside a construction site for a period, and a six-story building will replace a lower one next door. We do not predict the timing.

Rosewood Residences and Harbour House, Farther North

At 1601 Gulf Shore Blvd N, Rosewood Residences Naples, 42 residences by The Ronto Group, topped off on 1 August 2025 with completion targeted for late 2026 (The Ronto Group, Rosewood Residences Naples). At 1624 to 1672 Gulf Shore Blvd N, Harbour House, 14 residences in three two-story buildings on the bay side, won unanimous Design Review Board approval on 25 March 2026 (Gulfshore Business, Harbour House). Both show where new beachfront product on this boulevard is priced, and why a 1963 condominium on the sand draws attention.

The Beach Outfall Project

The City’s $86,224,216 Naples Beach Restoration and Water Quality Improvements Project removes the remaining stormwater outfall pipes on the beach and builds pump stations, along the Gulf Shore Boulevard right-of-way between Oleander Drive and just south of 2nd Avenue South, with contractual completion on 4 June 2027 (Naples Beach Improvements project site; City of Naples beach outfalls project). Owners along the route should expect construction impacts in the right-of-way while it is built.

Selling a Surfside Club unit while the boulevard changes? Get a free Surfside Club home valuation or call Jesse direct at (239) 898-6072.

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

Daily Logistics at Surfside Club

Daily life at Surfside Club runs on foot to the beach and by short drives to everything else: Lowdermilk Park is about 0.42 miles north by road, Fifth Avenue South and the Naples Pier are each about a five-minute drive, and NCH Baker Hospital downtown is under four minutes away in free-flow traffic.

Drive Times From Surfside

Origin: the City of Naples address point for 1065 Gulf Shore Blvd N. Destinations geocoded with the US Census Bureau Geocoder or OpenStreetMap, routed with the OSRM public router over OpenStreetMap, free-flow times with no traffic or seasonal adjustment, measured 26 September 2026.

Winter season traffic adds time to most of these drives; treat the table as best cases.

Lowdermilk Park

Lowdermilk Park at 1301 Gulf Shore Blvd N is the nearest public beach park, about 0.42 miles north along the boulevard, roughly an 8 to 9 minute walk at an easy pace. It is open from 5:00 a.m. to 11:00 p.m., has full restrooms and showers, pavilions and metered visitor parking, and City or County beach permit holders park free; its north-side playground was destroyed by Hurricane Ian in 2022 (Lowdermilk Park, City of Naples). Surfside owners do not need Lowdermilk to reach the beach, but it is the nearest place for a public restroom, a pavilion or a concession.

Parking, Guests and Registration

Each unit has one designated space. Guests park in the guest area by the boulevard with a permit, and guests and renters sign the registration book in the office on arrival (Rules and Regulations). Visitors who arrive without a guest permit can use the City’s metered beach parking (City of Naples beach parking information).

Trash, Recycling and Utilities

The City of Naples collects trash on Monday and Thursday and recycling on Friday; bagged garbage goes to the wheeled bins behind each quad (City of Naples Solid Waste Division). Surfside is inside the City, so water, sewer and solid waste are City services and the out-of-city utility surcharge does not apply.

Healthcare and Emergency Services

NCH Baker Hospital downtown is the nearest hospital, 1.16 miles by road. The City of Naples runs its own police, with a Beach Patrol Division, and its own fire rescue, and the Beach Patrol works the City’s beaches seven days a week (Naples Police Beach Patrol).

How Does Surfside Club Compare to Del Mar Club, Embassy Club, Via Delfino and The Whitehall?

Surfside Club is the lowest and oldest Gulf-front condominium in this set: two stories, built 1963, 64 units, a 2026 median county value of $792,000 per unit, and no milestone inspection due. Its neighbors are taller, newer or cooperatives, and most sit on the City’s 2024 milestone list.

Yardstick: the Collier County Property Appraiser’s 2026 certified median just value per unit parcel, with units, year built and stories from the roll and the City of Naples milestone lists (2024 list; 2029 list). Just value is the county’s assessment, the same measure for every building in the table, not a sale price.

Collier County Property Appraiser roll, tax years 2026 preliminary and certified, bulk files dated 29 August and 27 October 2026; City of Naples milestone lists read 26 September 2026. Three readings stand out. Surfside is the only Gulf-front building in the set below three stories, and so the only one outside both the milestone and the structural reserve study laws. Its median county value sits between Del Mar Club’s and Embassy Club’s, a lower rung than the newer and taller Gulf-front towers. And it has the most units of any condominium here, which spreads fixed costs across more owners, though its budget is not public.

What the Table Does Not Say

A just value per unit mixes very different units: Surfside’s median unit is 1,015 square feet, Del Mar’s every unit 850 on the roll, and the towers’ units far larger. Per county square foot, Surfside’s 64 units average about $801 on the 2026 roll and Del Mar’s about $497 at its median (our arithmetic on the same roll). Recorded sales tell a thinner story in every building here; each sibling page lists its own sales.

Surfside Club vs Del Mar Club: Which Should You Choose?

Surfside Club and Del Mar Club sit 0.16 miles apart on Gulf Shore Boulevard North and are both 1960s buildings, but Surfside is a deeded condominium on the sand with two stories and no elevator, while Del Mar is a seven-story cooperative across the boulevard from Lowdermilk Park with elevators and a lower entry price.

The first difference is what you own. At Surfside you receive a deed to a condominium unit and an undivided share of the common elements under Chapter 718 (Chapter 718). At Del Mar Club you buy shares in DEL MAR CLUB, INC. plus a proprietary lease under Chapter 719, and the corporation holds title to the real estate (Chapter 719). Florida treats a cooperative unit interest as an interest in real property, and each cooperative parcel is separately assessed for taxes, so a Del Mar owner still gets a tax bill and can claim homestead (s. 719.103). The county roll carries a parcel for each Del Mar unit, but what changes hands in a Del Mar “sale” is shares and a lease, not a deed.

The Decision Table

Sources: Collier County Property Appraiser roll and sales file, bulk files dated 29 August 2026; City of Naples milestone lists; DBPR cooperative extract (Del Mar Club, project PR2S019067); association rules for Surfside. Del Mar’s leasing and pet rules are not in our Surfside research, so we do not state them here; our Del Mar Club page covers its own documents.

Financing Is the Quiet Decider

A Surfside buyer can use a conventional condominium mortgage, subject to the lender’s review of the condominium project, its budget, reserves and insurance. A Del Mar buyer needs a lender that makes cooperative share loans. Fannie Mae buys Florida cooperative share loans only from lenders specially approved to sell them, and only on projects that qualify (Fannie Mae Selling Guide, co-op project eligibility; loan eligibility for co-op share loans), and most retail lenders in Southwest Florida do not carry that approval. The practical result is that many Del Mar purchases are cash or portfolio loans.

Approval and Scrutiny

Both buildings screen buyers. At Surfside the association approves a transfer of a deeded unit that will happen under Florida condominium law; at Del Mar the corporation is admitting a new shareholder to a building it owns, which gives its board structurally more leverage. Either way, the estoppel certificate must say in writing whether approval is required and whether a right of first refusal exists (s. 718.116; s. 719.108).

How They Compare

Choose Surfside Club if you want sand at the door rather than across the road, a deed and conventional mortgage financing, a low-rise building with a choice of four plan sizes, and a building outside the milestone and SIRS regimes, and you can accept a walk-up with no elevator, a 30-day minimum and two-leases-a-year rental cap, and no pets.

Choose Del Mar Club if you want the lower entry price, elevator access and the height of a seven-story building, and you are comfortable with cooperative ownership, share-loan financing or cash, and a walk across Gulf Shore Boulevard North to Lowdermilk Park for the beach.

For the rest of the neighborhood’s Gulf-front choices, our pages on Embassy Club of Naples, Via Delfino and The Whitehall cover the taller condominium towers up the boulevard.

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

Weighing Surfside against Del Mar? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Surfside Club

Surfside Club’s strengths are rare: a deeded unit directly on the Gulf beach in the City of Naples, a Four Seasons resort next door, low-rise scale and no milestone or SIRS obligation. Its trade-offs are as specific: no elevator, no pets, a 1963 structure in Zone AE and Evacuation Zone A, strict rental limits and a thin sales record.

Pros

• On the sand. The parcel runs from Gulf Shore Boulevard North to the beach, confirmed by three City of Naples map layers, and the association calls Surfside “one of the first condos to be built directly on the beach.”
• A deed, not shares. Condominium ownership under Chapter 718 means conventional mortgage financing and a recorded title.
• Four plan sizes. From 650 to 1,690 square feet, with 2026 county values from $503,750 to $1,476,500, Surfside offers a Gulf-front entry point that the towers up the boulevard do not.
• Outside the milestone and SIRS laws. Two stories puts both buildings below the statutes’ three-story threshold, and neither City list names Surfside.
• Published rules. Leasing, pets, approvals and construction season are posted publicly, which few Coquina Sands associations do.
• Next door to Naples Beach Club. Dining, spa and restored public shoreline at the resort to the south, and a perpetual conservation easement over 104.6 acres of its land.
• City of Naples services. City police, fire rescue, utilities and beach patrol, with no community development district on the tax bill.

Cons

• No elevator. Second-floor units are walk-ups.
• No pets. Only registered assistance animals.
• Rental limits. A 30-day minimum, two leases a year, board approval for each, and no owner use of facilities while rented.
• Flood and storm exposure. Zone AE with a 9-foot base flood elevation at the buildings, Zone VE a few metres off the Gulf ends, seaward of the CCCL and in Evacuation Zone A, in a building from 1963.
• Nonconforming density. On our arithmetic the building exceeds its district’s density cap, which could limit a rebuild after major damage; confirm with the City.
• Opaque costs. Dues, reserves and any special assessments are not public; the estoppel and budget are the only reliable figures.
• A very thin market. Two qualified resales in five years, one of them a record far above every other price, so pricing requires care in both directions.
• Construction next door. Olana’s six-story residences are planned on the lot to the north.

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

If you’re searching for a Surfside Club listing agent, or thinking, ‘I need someone to sell my Surfside Club home…’ start here. We tracked all 71 qualified Surfside Club sales in the Collier County roll, 1989 to 2025, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from them.

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

Surfside Club is the kind of building where a seller has few comparables and a lot to explain. Two units sold in five years, one of them at a record that no ordinary unit will match, and the county values the four plans from $503,750 to $1,476,500. 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 Surfside listing along with the building’s full recorded history, sale by sale.

Honors and recognition:

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

What Surfside Club Units Sold For: the Recorded Record

The widest window we needed to reach ten Surfside sales is all recorded history; no window up to 60 months holds more than two. The Southwest Florida MLS Matrix, pulled 26 September 2026, shows one Surfside Club closing in the last 12 months and in the last 60: $2,925,000 on 23 December 2025 after 40 days on market, at 92.86% of list price. The county’s recorded deeds give the rest.

• Last 12 months to 29 August 2026: 1 qualified resale, Unit 301, $2,925,000, 19 December 2025 (OR 6540/1398).
• Last 60 months to 29 August 2026: 2 qualified resales, Unit 104 at $1,050,000 (28 March 2025, OR 6452/3853) and Unit 301 at $2,925,000; together $3,975,000 of recorded volume (our arithmetic).
• All recorded history, October 1989 to December 2025: 71 qualified sales, median $400,000, range $83,500 to $2,925,000. That median describes the long record, not today’s value.
• Ten years to 29 August 2026 (reference only): 13 qualified sales, median $550,000.
• By plan, all history: 650 sq ft, 18 sales, median $275,000; 830 sq ft, 17 sales, median $369,900; 1,015 sq ft, 30 sales, median $444,000; 1,690 sq ft, 6 sales, median $1,025,000.
• County value, 2026 certified roll: median $792,000 per unit.

Selling a Surfside Unit Is Different in Seven Ways

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

• The 20-day application. Your buyer must file the association’s Application for Purchase or Lease, two character references, the occupancy form, a screening authorization and the full contract, with a $100 non-refundable fee, at least 20 days before closing (Application Check-Off Sheet). We build that into the contract timeline from day one.
• The renovation calendar. Construction and remodeling are barred from 1 December to 1 May. Pre-listing work has to be finished by late November or wait until May.
• The plan and the position. Your unit’s plan sets the county’s value; its position, Gulf end or boulevard end, ground or second floor, moves the price. We confirm both from the site plan.
• The record sale. Buyers and appraisers will both see $2,925,000. We explain why it belongs to a 1,690 square foot unit’s history, not yours, before anyone else does.
• The document file. Budget, reserve schedule, reserve waiver votes, insurance declarations, the Ian repair history and the estoppel certificate. A lender will ask for most of them.
• Your flood facts. Zone AE with a 9-foot base flood elevation at the buildings, panel 12021C0391J; an elevation certificate for a ground-floor unit answers the buyer’s insurer.
• The owner is often away. 41 of 64 owners mail their tax bills outside Florida. We are set up to list, show and close for an owner who is not in Naples.

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

Start with a free Surfside Club home valuation. It takes about a minute, and Jesse follows up with the Surfside sales that actually fit your unit: the same plan, a comparable position, adjusted for renovation, furnishings and any lease in place. An online automated estimate cannot see that the county’s 2026 values sit well below both recent sales, or that the record belongs to a different plan. We price to the record.

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

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

For a unit priced to its own plan and position, yes. Surfside supply is thin: two qualified resales in five years, and the association’s own listing page showed nothing for rent on 26 September 2026. NABOR’s Naples Beach condominium median closed price was $950,000 in July 2026 (one month, three ZIP codes, all condominiums). Listing in the fall reaches the winter buyer pool.

Does the $2,925,000 sale mean my unit is worth that?

Almost certainly not. It was one 1,690 square foot unit, 2.01 times its own 2026 county value, and a buyer’s appraiser will compare your unit to sales of its own plan. It proves that a top-of-building Surfside unit can command a premium; it does not set a price for a 650, 830 or 1,015 square foot unit.

How long does the association’s approval take?

Plan for at least 20 days. The association requires the complete application package at Southwest Property Management at least 20 days before closing or occupancy, and a board member signs the approval. We submit the package as soon as the contract is signed.

Can I renovate before I list?

Only between 1 May and 1 December, between 8 AM and 5 PM, with written board approval, displayed permits and licensed, insured contractors. Anything planned for winter has to wait, so decide on pre-listing work early.

Do I need an elevation certificate to sell?

Not by law, but a ground-floor Surfside unit sells more easily with one. Both buildings sit in Zone AE with a 9-foot base flood elevation, and the buyer’s flood insurer will price from the lowest floor’s elevation. If the association or a prior owner has one, put it in the file.

Can I sell my unit with a tenant in it?

Yes, but plan around the lease. Surfside leases run at least 30 days, at most two a year and no longer than a year without board approval, and while a tenant is in residence the owner may not use the facilities. The buyer takes the unit subject to the lease, so disclose its terms and end date from the start.

Your Local Real Estate Experts

Surfside Club owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read Surfside’s published rules and forms, the county’s unit roll and every recorded Surfside sale since 1989.

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 Surfside 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 beachfront condominium market that Surfside sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Surfside page the credential that matters more is narrower than any award. Before writing this guide we read:

• the association’s Official Rules and Regulations, its Application for Purchase or Lease and check-off sheet, its assistance-animal policy, architectural change form and hurricane plan
• the DBPR condominium record and the Florida Division of Corporations record for The Surfside Club of Naples, Inc.
• the City of Naples 2024 and 2029 milestone lists, zoning layer, parcel, address, centerline and building-footprint layers
• FEMA’s flood map point by point across the parcel, Florida DEP’s Coastal Construction Control Line and Collier County’s evacuation zones
• Collier County Public Schools’ zone assignments for all 64 unit addresses
• the county’s unit-by-unit roll and every recorded Surfside instrument since 1986, including all 71 qualified sales

What Our Clients Say

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

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

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

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Surfside, see our guide to Coquina Sands and our Naples guide.

Frequently Asked Questions, Buyer Edition

These Surfside Club buyer questions are answered from the association’s published rules and forms, the Collier County roll and recorded sales through 29 August 2026, City of Naples, state and FEMA records. Each answer names its source, and where the public record stops, we say so and give the route to the answer.

What is the Surfside Club of Naples?

Surfside Club of Naples is a 64-unit condominium in two two-story buildings at 1065 Gulf Shore Blvd N, Naples, FL 34102, directly on the Gulf beach in Coquina Sands. The Surfside Club of Naples, Inc. was incorporated on 26 January 1962, and the county roll records every unit as built in 1963. DBPR lists it as project PR1S018726 with 64 units (DBPR condominium extract).

Where is Surfside Club, and is it in Coquina Sands?

Yes. Surfside is at 1065 Gulf Shore Boulevard North inside the Coquina Sands neighborhood of the City of Naples, immediately north of Naples Beach Club, A Four Seasons Resort, and immediately south of the former Bahama Club site where Olana Naples Residences is planned. Lowdermilk Park is about 0.42 miles north by road.

Is Surfside Club directly on the beach?

Yes. The City of Naples parcel for the condominium runs from Gulf Shore Boulevard North to the beach, and the association calls Surfside “one of the first condos to be built directly on the beach” (About Us). The City’s GIS shows roughly 245 feet of Gulf-facing lot width; that is a map measurement, not a survey.

Which side of Gulf Shore Boulevard is Surfside Club on?

The Gulf side, the west side. The City’s address point sits about 85 metres west of the street centerline, the odd 1001 to 1099 address range runs on the west side of the block, and the condominium parcel lies entirely west of the road (City of Naples street centerlines).

Is Surfside Club a condo or a co-op?

A condominium under Chapter 718 of the Florida Statutes. Each owner holds a deed to a unit and an undivided share of the common elements, and can finance it with a condominium mortgage. Del Mar Club across the boulevard is the nearby cooperative, where buyers acquire shares and a proprietary lease instead.

How many units are at Surfside Club?

Sixty-four. The number reconciles three ways: 64 on the DBPR registration, 64 unit parcels on the Collier County roll, and “64 units (two stories high)” on the association’s own website.

When was Surfside Club built?

The Collier County roll records all 64 units as built in 1963. The association was incorporated on 26 January 1962. Florida’s Condominium Act dates from 1963, so 1962 is the corporation’s filing date, not the date of the condominium itself.

How many stories are the buildings, and is there an elevator?

Two stories, and no elevator is named. The association’s common-element list names stairs and pathways, not elevators, and says the stairways exclusively serve the units (Rules and Regulations). Second-floor units are walk-ups.

What are the unit sizes at Surfside Club?

Four plans on the county roll: 650 square feet (12 units), 830 (12 units), 1,015 (36 units) and 1,690 (4 units). Each group of sixteen units, 101 to 116, 201 to 216, 301 to 316 and 401 to 416, repeats the same four plans.

How many bedrooms do Surfside units have?

The rules confirm one-, two- and three-bedroom units by setting occupancy limits for each, but the association does not publish which plan has how many bedrooms. Confirm from the floor plan or a showing, not from square footage alone.

How much do Surfside Club condos sell for?

In the 60 months to 29 August 2026 two units recorded qualified sales: Unit 104 (1,015 sq ft) at $1,050,000 in March 2025 and Unit 301 (1,690 sq ft) at $2,925,000 in December 2025. The county’s 2026 median value per unit is $792,000. All recorded history, 71 qualified sales since 1989, has a median of $400,000, a long-run figure only.

What was the highest sale ever at Surfside Club?

$2,925,000 for Unit 301 on 19 December 2025, a county-qualified sale recorded at OR 6540/1398, $1,731 per county square foot. Unit 301 is one of the four 1,690 square foot units, the building’s largest plan.

Why did a Surfside Club unit sell for $2,925,000?

The public record does not say. What it shows is that Unit 301 is a single, uncombined 1,690 square foot parcel with a four-sale history, $925,000 in 2010, $1,100,000 in 2014, $1,400,000 in 2019 and $2,925,000 in 2025, and that no other unit sold that day. Position, renovation or a buyer’s particular demand may explain it; treat it as the building’s ceiling, not a typical price.

What are the HOA or condo fees at Surfside Club?

Not published. Surfside is a condominium, not an HOA, and its budget sits in the owners’ area of the association website. The reliable figure comes from the estoppel certificate under section 718.116(8), the budget in the disclosure package, or the manager, Southwest Property Management, at (239) 261-3440.

Have there been special assessments at Surfside Club?

We found none in public records, which is not the same as none at all. The estoppel certificate must disclose any special assessment levied or pending (s. 718.116), and the board minutes will show any under discussion. Ask for both.

Can I rent out my Surfside Club condo?

Yes, within the published limits: a written lease of at least 30 days, no more than two rentals per unit per calendar year, no lease beyond one year without board approval, and every lease submitted at least 20 days before occupancy with the association’s application.

What is the minimum rental period at Surfside Club?

Thirty days. “No lease may be for a shorter duration than 30 days” (Rules and Regulations). The City’s R3-18 zoning also bars transient lodging, so nightly and weekly rentals are ruled out twice.

Are pets allowed at Surfside Club?

No. “No pets of any kind are allowed on the premises.” Registered service animals and emotional support animals are handled under the association’s separate Reasonable Accommodation Policy, which says assistance animals “are not pets” (Assistance Animal Policy).

Is Surfside Club a 55+ community?

No age restriction appears in the association’s published rules or its purchase and lease application. The application asks the “Age (if under 21)” of other occupants and the pool rules address children under 14. Confirm in the declaration.

Does the Surfside Club board approve buyers?

Yes. Every sale and lease uses the association’s Application for Purchase or Lease, with an approval block signed by a board member, and the complete package must reach the manager at least 20 days before closing (Application for Purchase or Lease).

What does the Surfside Club purchase application require?

The signed application, two Character Reference Forms (not needed for current owners or previously approved renters), an Occupancy Form, a signed Residential Screening Authorization for each applicant, a copy of the full contract and a $100 non-refundable fee, all at least 20 days before closing (Application Check-Off Sheet).

Does Surfside Club have a pool?

Yes. The pool and deck are common elements. The deck is open 24 hours; the pool is open from dawn to dusk, with no lifeguard, children under 14 accompanied by an adult, and no glass, food or coolers except at association events.

What parking comes with a Surfside Club unit?

One designated space per unit, plus a guest area beside the boulevard with permits required. No trailers, RVs or commercial vehicles; motorcycles only in the guest area. The documents describe no garages or covered parking (Rules and Regulations).

Is there laundry in the units?

The rules say “Coin-operated laundry facilities are provided for all residents,” and list the washers and dryers among the common elements. Whether a given unit also has its own washer and dryer is not published; confirm it for the unit you are considering.

How far is Surfside Club from Lowdermilk Park?

About 0.42 miles by road along Gulf Shore Boulevard North, roughly an 8 to 9 minute walk, or 2.1 minutes by car in free-flow traffic (OSRM routing from the City address point). Lowdermilk has restrooms, showers, pavilions and metered parking (Lowdermilk Park, City of Naples).

How far is Surfside Club from Fifth Avenue South and the Naples Pier?

Fifth Avenue South is about 1.80 miles by road and the Naples Pier about 1.93 miles, each about a five-minute free-flow drive. The beach is the walk here; downtown is a short drive or bike ride.

What flood zone is Surfside Club in?

Zone AE with a base flood elevation of 9 feet NAVD88 at both buildings, on FEMA panel 12021C0391J effective 8 February 2024. Zone VE, with an 11-foot and then 14-foot base flood elevation, begins on the beach within a few metres of the buildings’ Gulf ends (FEMA NFHL). An elevation certificate settles a specific unit.

Is Surfside Club in a hurricane evacuation zone?

Yes, Collier County Evacuation Zone A, the first zone ordered to evacuate in a storm surge threat (Collier County evacuation zone lookup).

Is Surfside Club seaward of the Coastal Construction Control Line?

Yes. Florida’s 1989 Collier County CCCL runs east of the parcel’s road edge, so the whole Surfside parcel and both buildings are seaward of it. Major work there needs a Florida DEP permit as well as the City’s (Florida DEP CCCL).

How did Surfside Club fare in Hurricane Ian?

No primary source we found describes Ian damage at Surfside, so we claim neither damage nor its absence. Naples saw 6 to 9 feet of inundation above ground in Ian, and Surfside’s buildings sit in Zone AE with a 9-foot base flood elevation. Ask the association for its Ian repair history, claims and any assessments.

Does Surfside Club need a milestone inspection?

No. Florida’s milestone law, section 553.899, applies to buildings of three habitable stories or more, and Surfside’s buildings are two stories. Neither the City of Naples 2024 list nor its 2029 list names Surfside (City milestone lists).

Does Surfside Club need a structural integrity reserve study?

No. Section 718.112(2)(g) “does not apply to buildings less than three stories in height.” But section 718.112(2)(f) still requires reserve accounts for roof replacement, painting, paving and any item over $25,000, and a non-SIRS association’s owners can vote to waive or reduce them, so ask whether they have.

What insurance do I need for a Surfside Club condo?

An HO-6 policy for the interior, improvements, contents and liability, with loss assessment coverage well above Florida’s $2,000 minimum, plus flood coverage for the unit and contents, which a lender requires in Zone AE. The association carries the master property and building flood policies. FLOIR’s Collier County average condo unit-owner premium was $3,545 a year including wind, as of March 2025.

What schools serve Surfside Club?

Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, for all 64 unit addresses, per Collier County Public Schools’ zone lookup (CCPS attendance zones 2026-2027).

What is Surfside Club zoned, and could it be redeveloped?

R3-18 Multifamily under City Ordinance 02-9497, with an 18-units-per-net-acre density cap and a 75-foot height limit. At about 22.9 units per gross acre, Surfside appears to exceed the density cap, on our arithmetic. Any redevelopment would require a condominium termination under section 718.117, and no plan, offer or vote has been recorded.

Surfside Club or Del Mar Club: which is better for me?

Surfside if you want a deed, conventional financing, direct beach access and a low-rise walk-up; Del Mar if you want a lower entry price, elevators and a seven-story building, and are comfortable with a cooperative and a walk across the boulevard to Lowdermilk Park. The decision table above sets out the differences line by line.

Is a Gulf-front two-story condo in Naples a good investment?

It depends on what you want from it. Surfside offers deeded, low-rise Gulf-front ownership with a rental cap of two leases a year and no short-term rentals, so it suits an owner-user more than a pure income investor. Its recorded prices have risen over decades, but two sales in five years is too thin a record to project from.

What are the red flags when buying an older beachfront condo in Naples?

Waived or thin reserves, an unexplained special assessment, an old roof, undocumented opening protection, a ground floor below base flood elevation, no Ian repair record, and insurance the association cannot renew on good terms. At Surfside add the density question if you are counting on a rebuild. Each is answered by a document, not a conversation.

Who is the best realtor to buy a Surfside Club condo?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. For this guide we read every recorded Surfside sale since 1989 and the association’s published rules and forms. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Frequently Asked Questions, Seller Edition

These Surfside Club seller questions are answered from the association’s published forms and rules, the Collier County roll and recorded sales through 29 August 2026, and Florida law. Apart from that single MLS closing of December 2025, every market figure here is a county-recorded sale or value.

Who is the best realtor for Surfside Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. We tracked all 71 qualified Surfside sales in the county roll and price every unit to its own plan and position. Call Jesse at (239) 898-6072.

Can I sell my Surfside Club condo without a realtor?

You can; Florida does not require an agent. But a Surfside sale carries a 20-day board application, a winter renovation moratorium, a record sale that will confuse your buyer’s pricing, and a buyer pool that is mostly out of state. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it; ask us for a valuation before you decide.

What is my Surfside Club condo worth?

Start from your plan and position. The county’s 2026 values run $503,750 to $523,750 for the 650 square foot plan, $643,250 to $683,250 for 830, $772,000 to $832,000 for 1,015 and $1,456,500 to $1,476,500 for 1,690, and both recent sales closed well above the county’s value. Request a free Surfside Club home valuation for a real number.

How many Surfside Club units sold in the last year?

One qualified resale in the 12 months to 29 August 2026: Unit 301 at $2,925,000 on 19 December 2025. In 60 months there were two. Every other instrument recorded in that period was a $0 transfer or a sale the county did not qualify.

What is the Surfside Club record sale?

$2,925,000 for Unit 301, a 1,690 square foot unit, on 19 December 2025 (OR 6540/1398). The previous high was $1,400,000 for the same unit in November 2019.

Does the $2,925,000 sale mean my unit is worth that?

No. It is one sale of the building’s largest plan at 2.01 times the county’s value for that unit. Appraisers compare like with like: a 650, 830 or 1,015 square foot unit will be valued against sales of its own plan, adjusted for time and condition.

How do the four Surfside floor plans compare in value?

On the 2026 certified roll the county values the 650, 830 and 1,015 square foot plans at about $790 to $799 per square foot and the 1,690 square foot plan at about $868. All-history qualified medians run $275,000, $369,900, $444,000 and $1,025,000 respectively, but most of those sales are old.

Are second-floor units worth more than ground-floor units at Surfside Club?

The county values every 2xx and 4xx unit $10,000 to $20,000 above its 1xx or 3xx twin, which fits a layout with the 2xx and 4xx units upstairs. That is our inference from the roll, not a recorded fact; confirm your unit’s floor from the site plan. Buyers weigh views and privacy upstairs against the stairs.

How long does it take to sell a Surfside Club condo?

Surfside Club has one MLS closing in the last 60 months, $2,925,000 after 40 days on market at 92.86% of list price in December 2025; one sale is too few for a meaningful average (Southwest Florida MLS Matrix, pulled 26 September 2026). What the county record shows is that supply is thin: two qualified resales in five years. Add at least 20 days for the association’s approval after the contract.

How often do Surfside Club units come up for sale?

Rarely. The ten years to 29 August 2026 hold 13 qualified sales in a 64-unit building, and 2022 to 2024 held none. Many units pass within families through $0 transfers instead.

What does the Surfside Club association require before closing?

The buyer’s complete application package at Southwest Property Management at least 20 days before closing: the signed application, character references, occupancy form, screening authorizations, the full contract and the $100 fee, plus a board member’s signed approval (Application Check-Off Sheet).

How long does Surfside Club board approval take?

The association asks for the package at least 20 days before closing or occupancy. Build at least that into the contract, and submit the package the day the contract is signed.

What is the Surfside Club application fee?

$100, non-refundable, per the association’s check-off sheet. Florida caps a condominium association’s approval fee at $184 per applicant, so Surfside’s fee is under the cap.

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

The declaration, articles, bylaws and rules, the latest financial information and the condominium question-and-answer sheet for the buyer under section 718.503; the estoppel certificate; the association’s application package; your unit’s permits and any elevation certificate; and any lease in place.

What is an estoppel certificate and who pays for it?

A statutory statement from the association of what is owed on your unit, any special assessments, and whether approval or a right of first refusal applies (s. 718.116). The statute sets base fees of $250, plus $100 if expedited and $150 if delinquent, which the Department of Business and Professional Regulation has adjusted for inflation to $299, $119 and $179. Who pays is set by the contract.

Can I sell my Surfside Club unit with a tenant in place?

Yes, subject to the lease. Surfside leases run at least 30 days and at most a year without board approval, so a tenancy usually ends within a season. Disclose the lease terms and coordinate showings and the closing date around them.

Can I renovate before selling, and when?

Only from 1 May to 1 December, between 8 AM and 5 PM, with written board approval, displayed permits and licensed, insured contractors (Architectural Change Form). Plan pre-listing work before the winter moratorium.

Will the 50 percent rule limit a renovation?

It can. In the special flood hazard area the City counts improvements cumulatively over a rolling 12 months against the structure’s value, and for a condominium the structure is the whole building (City of Naples 50 percent rule FAQ). Check with the City before major work.

Do buyers need flood insurance for Surfside Club?

A buyer using a mortgage does: both buildings are in Zone AE, and federally backed lenders require flood coverage there. Cash buyers are not required to carry it, but most do on a beachfront building.

Does the milestone law affect my sale price?

Not directly. Surfside’s two-story buildings are outside the milestone and SIRS laws, which spares the building the inspection costs many taller Gulf Shore buildings have faced. Buyers will still ask about reserves, because section 718.112(2)(f) applies and non-SIRS owners can vote to waive them.

How do reserves at Surfside Club affect buyers and lenders?

Lenders review a condominium’s budget, reserves and insurance before they lend. A budget that funds its reserves for the roof, painting, paving and big-ticket items reassures both; a history of waived reserves raises questions about future assessments. Have the budget and reserve schedule ready.

Is Surfside Club a teardown or redevelopment target?

Nothing in the public record says so. Surfside is a condominium of 64 deeded units, which can be redeveloped only through a termination under section 718.117, and on our arithmetic it exceeds its zoning’s density cap. No termination plan, offer or vote has been found.

Could a developer buy out Surfside Club like the Bahama Club?

It would be much harder. The Bahama Club next door was a cooperative, where the corporation held title and the condominium termination statute’s protections did not apply. Surfside’s owners each hold a deed, and a termination under section 718.117 comes with owner votes and protections a cooperative sale does not.

What does the Four Seasons next door do to Surfside Club values?

The public record does not measure it, so we claim no effect. What is on the record is that the resort opened on 17 November 2025, restored public access to more than 1,000 feet of shoreline, and sits under a perpetual easement over 104.6 acres, and that Surfside’s only two recent sales came in 2025.

What does Olana next door mean for my unit?

Olana Naples Residences at 1121 Gulf Shore Blvd N is approved for 12 residences over six stories and selling pre-construction. North-side units will sit beside a construction site when work starts and a taller building afterwards. Disclose what you know and price your unit’s position honestly.

How are Surfside Club property taxes calculated for a buyer?

From the county’s just value at the buyer’s first January 1, times the millage, less any exemption the buyer qualifies for. Assessment caps reset at a sale, so the buyer’s bill can be higher than yours (s. 193.1554).

Should I sell in season or off season?

List ahead of the winter season when you can. Surfside is a seasonal building, with 41 of 64 owners mailing their tax bills outside Florida, and a listing that is photographed, documented and priced before the season meets seasonal buyers while they are in Naples. The renovation window closes on 1 December, so finish work first.

How do I price a Surfside Club condo when there are only two recent sales?

Use every tool the record offers: your plan’s full sales history, repeat-sale arcs for units like yours, the county’s 2026 value for your unit and its twins, and the two recent sales read against their own plans. Then adjust for position, condition and furnishings. That is how we price at Surfside.

What is the difference in value between Surfside Club and Del Mar Club?

On the county’s 2026 certified roll, Surfside’s median value per unit is $792,000 against Del Mar Club’s $422,500, and about $801 against $497 per county square foot. Del Mar recorded six qualified sales in 60 months at a median of $518,750; Surfside recorded two. Different ownership forms and unit sizes explain much of the gap.

Do out-of-state owners sell Surfside Club units remotely?

Often. Forty-one of Surfside’s 64 owners mail their tax bills outside Florida. We list, show, handle the association’s application and close for owners who are not in Naples, with electronic signing and a mail-away closing.

Can I list my Surfside Club unit for rent while it is for sale?

Yes, within the rules: a lease of at least 30 days, no more than two a year, approved through the association’s application. Tell prospective buyers about any lease, and remember you may not use the facilities while a tenant is in residence.

What should I disclose about hurricane history?

What you know about damage, repairs, claims and assessments affecting your unit and the building, including Hurricane Ian. Florida sellers must disclose known facts that materially affect value and are not readily observable. The association’s records fill in the building’s side.

Does my unit need an elevation certificate to sell?

Not legally, but a ground-floor Surfside unit sells more smoothly with one, because the buyer’s flood insurer prices from the lowest floor’s elevation relative to the 9-foot base flood elevation. Ask the association whether a building certificate exists.

What commission do Naples listing agents charge?

Commission is negotiable and set by agreement between you and your listing brokerage; no rate is fixed by law or by any board. Ask each agent what the fee buys: marketing, pricing work, document preparation and handling the association’s approval.

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

A cash offer can simplify a Surfside closing, but at a building with this few sales an open-market listing is how you find the best buyer. We can market quietly off-market first if privacy matters, and still test the price against the full buyer pool.

Sources and Authoritative References

Every Surfside Club fact on this page comes from the association’s own published documents, a state, county, City or federal record, FEMA flood map data, the Collier County Property Appraiser roll (tax years 2026 preliminary and certified, bulk files dated 29 August and 27 October 2026), or a named news or developer source, grouped below by issuer and numbered continuously.

Recorded instruments are cited by Official Records book and page and are on file with the Collier County Clerk. Where a document names a private owner, we cite it in plain text and do not link it.

Surfside Club of Naples Association

1. Surfside Club of Naples, association home page
2. Surfside Club of Naples, About Us (“one of the first condos to be built directly on the beach”; “64 units (two stories high)”)
3. Surfside Club of Naples, Online Forms
4. Official Rules and Regulations, Board-approved 17 February 2016
5. Application for Purchase or Lease
6. Application Check-Off Sheet (20-day submission, $100 fee, Southwest Property Management contact)
7. Surfside Club Hurricane Plan
8. Reasonable Accommodation Policy for Assistance Animals
9. Architectural Change Form

Florida Department of Business and Professional Regulation and Division of Corporations

10. DBPR condominium extract, Condo_CW.csv (Surfside Club of Naples, project PR1S018726, 64 units)
11. DBPR cooperative extract, coopmailing.csv (Del Mar Club, project PR2S019067)
12. DBPR, condominium and cooperative SIRS reporting
13. Florida Division of Corporations, Sunbiz corporate name search (The Surfside Club of Naples, Inc., document 703520)

Florida Statutes and Legislature

14. Chapter 718, Florida Statutes, condominiums
15. Section 718.111, association powers, records and insurance
16. Section 718.112, bylaws, budgets, reserves and structural integrity reserve studies
17. Section 718.116, assessments and estoppel certificates
18. Section 718.117, termination of condominium
19. Chapter 719, Florida Statutes, cooperatives
20. Section 719.103, cooperative definitions
21. Section 719.106, cooperative bylaws and reserve requirements
22. Section 719.108, cooperative assessments and estoppel certificates
23. Section 719.104, cooperative records and insurance
24. Section 553.899, milestone inspections
25. Section 627.714, condominium unit owner loss assessment coverage
26. Section 193.155, homestead assessments and Save Our Homes
27. Section 193.1554, nonhomestead residential assessment limitation
28. Section 196.031, homestead exemption
29. Section 201.02, documentary stamp tax
30. Section 720.301, homeowners association definitions
31. Florida Senate, HB 913 (2025), condominium and cooperative reforms
32. Florida Senate, SB 180 (2025)
33. 1967 Florida Statutes, chapter 711, Condominium Act, history ch. 63-35, Florida State University College of Law digital collection

City of Naples

34. City of Naples, Milestone Inspections by Year
35. City of Naples, 2024 milestone inspection list
36. City of Naples, 2029 milestone inspection list
37. City of Naples, milestone inspection program
38. City of Naples GIS, address and unit points
39. City of Naples GIS, parcels (folio 06230340000)
40. City of Naples GIS, street centerlines
41. City of Naples GIS, building footprints
42. City of Naples GIS, zoning
43. City of Naples GIS, planning neighborhoods
44. City of Naples Ordinance 02-9497, Gulf Shore Boulevard North corridor rezone
45. Naples Code of Ordinances, Chapter 58, Division 15, R3-18 Multifamily District
46. Naples Code of Ordinances, Chapter 58, Division 13, R3-15 Multifamily District, Coquina Sands
47. Naples Code of Ordinances, Chapter 16, Article IV, Floodplain Management
48. City of Naples, 50 percent rule and FEMA frequently asked questions
49. City of Naples, development in the floodplain
50. City of Naples, 2024 Flood Insurance Rate Maps
51. City of Naples, flood zone maps
52. City of Naples, Mayor’s Hurricane Ian Emergency Repair Permitting Order, 19 October 2022
53. City of Naples, property taxes and millage rate
54. City of Naples, special assessments
55. City of Naples, beach parking information
56. City of Naples, beach parking permits
57. Naples Police Department, Beach Patrol
58. Lowdermilk Park, City of Naples Parks and Recreation
59. Naples Pier, City of Naples Parks and Recreation
60. City of Naples, public beach accesses and beach end seawall projects
61. City of Naples and Naples Beach Club Holdings sign historic conservation easement
62. City of Naples, Naples Beach Club filings
63. City of Naples, beach outfalls project
64. City of Naples, Coquina Sands neighborhood, Streets and Stormwater
65. City of Naples Solid Waste Division
66. City of Naples, Code Compliance frequently asked questions
67. Naples 2045 Comprehensive Plan rewrite

Collier County

68. Collier County, hurricane evacuation zone map service
69. Collier County, evacuation zone lookup
70. Collier County, upcoming beach renourishment project needs help with easements, April 2026
71. Collier County, proposed Flood Insurance Rate Map reflects changes to local flood risk, August 2026
72. Collier County, Floodplain Management
73. Collier County, substantial damage determinations
74. Collier County Tax Collector, real estate taxes

Florida Department of Environmental Protection and Other State Agencies

75. Florida DEP, Coastal Construction Control Line map service
76. Florida DEP, locate the Coastal Construction Control Line
77. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2025
78. Florida Office of Insurance Regulation, premium discounts for hurricane loss mitigation
79. Florida Office of Insurance Regulation, flood insurance
80. Citizens Property Insurance, 2026 Rate Kit
81. Florida Department of Revenue, Save Our Homes assessment limitation
82. Florida Department of Revenue, PT-113 homestead exemption information
83. Florida Department of Revenue, property tax information for taxpayers

Federal

84. FEMA National Flood Hazard Layer map service (panel 12021C0391J)
85. FEMA preliminary National Flood Hazard Layer
86. FEMA Map Service Center, search by address
87. FEMA Community Status Book, Florida
88. FEMA Community Rating System
89. FEMA Risk Rating 2.0
90. National Hurricane Center Tropical Cyclone Report, Hurricane Ian
91. National Hurricane Center Tropical Cyclone Report, Hurricane Milton
92. National Hurricane Center Tropical Cyclone Report, Hurricane Helene
93. National Hurricane Center Tropical Cyclone Report, Hurricane Irma
94. NOAA sea level trends, Naples gauge 8725110
95. US Census Bureau Geocoder
96. Fannie Mae Selling Guide B4-2.3-02, co-op project eligibility
97. Fannie Mae Selling Guide B4-2.3-04, loan eligibility for co-op share loans
98. Fannie Mae Selling Guide B4-2.1-03, ineligible projects
99. HUD archives, Section 203(n) cooperative program description

Schools

100. Collier County Public Schools, attendance zones 2026-2027
101. Collier County Public Schools, attendance boundaries
102. Florida Department of Education, school grades
103. Naples High School, advanced studies, AICE and AP

Market Data

104. NABOR July 2026 statistics (Naples Beach condominium median closed price)
105. NABOR market statistics index
106. NABOR July 2026 market report release

Developer and Project Sources

107. Four Seasons, Naples Beach Club
108. Four Seasons press room, Naples Beach Club now open, 17 November 2025
109. The Residences at Naples Beach Club
110. The Athens Group, Naples Beach Club
111. Kolter Urban, Olana Naples Residences
112. Olana Naples
113. The Ronto Group, Rosewood Residences Naples
114. Naples Beach Restoration and Water Quality Improvements Project
115. Coquina Sands Association
116. Coquina Sands Association, membership benefits
117. Coquina Sands Association, history

News Coverage

118. Naples Daily News, Naples Council on repair permits, beaches and generators after Ian, 17 October 2022
119. Gulfshore Business, luxury development Harbour House set to begin construction
120. Gulfshore Business, The Ronto Group hits new heights with Rosewood Residences Naples
121. Gulfshore Business, iconic Naples Beach Club sells for $362 million
122. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
123. Business Observer, Naples Beach Club nears opening
124. Florida Weekly, Naples Beach Club Four Seasons resort opens
125. Naples Daily News, Gulf Shore Boulevard Miracle Mile development, what to know

Routing and Mapping Tools

126. OSRM public routing server, OpenStreetMap driving profile

Records Cited in Plain Text

127. Collier County Property Appraiser bulk roll, tax years 2026 preliminary and certified, files dated 29 August and 27 October 2026: all 64 Surfside Club unit parcels (condominium code 143500), just values, homestead flags, owner mailing states and total taxes (owner names not published)
128. Collier County Property Appraiser sales file, every recorded instrument against the 64 Surfside Club parcels from 1986 to 29 August 2026, with the county’s qualified flag
129. Collier County Clerk Official Records, Unit 301 sale of 19 December 2025, OR 6540/1398; Unit 104 sale of 28 March 2025, OR 6452/3853 (on file with the Collier Clerk)
130. Collier County Clerk Official Records, building-wide instruments dated 1 January 1986, OR 1175/2074 to OR 1175/2137 (on file with the Collier Clerk)
131. Collier County Property Appraiser roll, Del Mar Club, 82 parcels at 1300 Gulf Shore Blvd N, tax year 2026 certified, and its qualified sales to 29 August 2026

Downloadable Documents

The Surfside Club documents below are published by the association, the City of Naples, FEMA or the State of Florida. They are the documents we read for this page, and the ones a Surfside buyer or seller should read before signing; each link opens the issuer’s own copy.

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

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