Cove Towers

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

Cove Towers is a gated group of five high-rise condominium towers built by WCI Communities on Cove Tower Drive in Naples, Florida: Aruba, Bequia and Caribe at Cove Towers, finished from 1999 to 2001, and Montego and Nevis at Cove Towers Preserve, finished in 2002, with 272 residences in all (271 tax parcels, because two Caribe penthouses were combined). Cove Towers sits inside the gated Wiggins Bay community in unincorporated Collier County, reached off Wiggins Pass Road by way of Wiggins Bay Drive between Vanderbilt Drive and US 41. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the towers themselves, Collier County shows 22 qualified recorded sales across the five towers in the 24 months through mid-October 2026, from $650,000 to $2,185,000, at a $1,137,500 median.

McGreevy and Comisar are the team Cove Towers sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page sets out what Cove Towers is, what the county record shows about its sales by tower and by association, the two condominium associations and the Wiggins Bay Foundation, the fee stack, the leasing and pet rules from the recorded declarations, the milestone and SIRS picture, the flood map tower by tower, storms, taxes, schools and drive times, and the comparison with The Residences at Pelican Isle Yacht Club.

Cove Towers is not Tarpon Cove, the neighboring single-family community, and it is not any of the other condominiums inside Wiggins Bay; WCI marketed the five towers as 'Cove Towers at Tarpon Cove', but they sit in the Wiggins Bay planned unit development and belong to the Wiggins Bay Foundation. Cove Towers has two condominium associations: Cove Towers Condominium Association, Inc. runs Aruba, Bequia and Caribe, 156 units, and Cove Towers Preserve Condominium Association, Inc. runs Montego and Nevis, 116 units; both belong to the Wiggins Bay Foundation, Inc., the master association for all of Wiggins Bay. Tarpon Cove club membership is optional and separate.

Why McGreevy and Comisar Are the Best Realtor for Cove Towers

Cove Towers is five towers on one short street, and the right agent prices each residence against its own tower, its stack and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, tower by tower, before we talk about a price.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Cove Towers in Naples, whether you're ready to sell your Cove Towers condo 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. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Cove Towers market (Collier County recorded sales, county records through mid-October 2026): We tracked 705 qualified recorded sales across the five Cove Towers condominiums since 1999, 22 of them in the 24 months through mid-October 2026, at a $1,137,500 median.

These are county recorded sales the county marks as qualified, and every figure is a market total across all brokerages. We tracked every qualified recorded sale the county file holds for the 271 Cove Towers tax parcels, 705 sales since 1999, we read the 2026 county tax roll for all 271 parcels, we checked all five towers against the county's copy of the February 8, 2024 FEMA flood map panels and its evacuation zones, we matched every county unit number to its tower and stack, we read the Cove Towers Condominium Association's published declarations, articles, bylaws, 2024 amendments, rules revised July 23, 2026 and the three 2024 milestone reports, we read the Wiggins Bay Foundation's recorded declaration, amendments, gate procedures and 2025 and 2026 newsletters, we read WCI Communities' SEC filings from 2001 and 2002, we compared Cove Towers with The Residences at Pelican Isle Yacht Club, Aqua at Pelican Isle and Regatta at Vanderbilt Beach on one county yardstick, and we measured road distances from 425 Cove Tower Drive on November 4, 2026.

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 Cove Towers condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a condo in Cove Towers? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.

What does a Cove Towers seller get from us?

A Cove Towers seller gets a price built from the county record for the right tower, stack and county living area, not from a five-tower average. The 24-month window leads, with 22 qualified sales, and we say plainly which window we are quoting.

At listing we gather what a buyer will ask for: the s. 718.503 resale disclosure package, the milestone inspection summary, the answer on the structural integrity reserve study and the s. 689.302 flood disclosure. We also handle the association's sale approval, escort and open-house rules for the seller, because buyers are escorted, for-sale signs are not allowed on association property and building security codes go only to licensed brokers.

What does a Cove Towers buyer get from us?

A Cove Towers buyer gets the questions that matter before the offer. Which association governs the unit? What does the fee stack come to, and what must be confirmed on the estoppel? Which flood figure does the county map give the exact tower? Which leasing and pet rules apply?

We also state the club, boat and slip facts plainly: Tarpon Cove club membership is optional, the beach boat is the club's, and boat slips belong to the Wiggins Bay Dock Owners Association and are bought or rented separately.

Why do county recorded sales matter here?

County recorded sales matter at Cove Towers because the county file is long and specific. It holds 705 qualified sales since 1999 for the 271 tax parcels, 22 in the last 24 months and 9 in the last 12, so a buyer or seller can see the whole record, not a handful of listings.

These counts cover recorded sales over $100,000 through October 16, 2026 that the county marks as qualified; a priced deed the county does not mark as qualified is left out of every count and median.

Why does the 24-month window lead?

The 24-month window leads because it is the shortest window with at least 10 qualified sales: 22 sales from October 2024 to October 2026, $650,000 to $2,185,000, median $1,137,500, or $556 per county living sq ft. The 12-month window holds 9 sales, from $725,000 to $2,185,000, which is too few for a median.

We state the window every time we quote a figure, so a reader always knows which sales sit behind a number.

Why does the tower matter?

The tower matters because the five towers differ in size, in sales depth, in association, in flood figure and in milestone timetable. Over 60 months the tower medians run from $900,000 at Bequia to $1,547,500 at Nevis, and from $505 per county living sq ft at Montego to $625 at Aruba.

Aruba, Bequia and Caribe belong to Cove Towers Condominium Association; Montego and Nevis belong to Cove Towers Preserve Condominium Association. The base flood elevation is 10 ft at the first three and 9 ft at the last two, and the county shows Montego and Nevis not yet due for their milestone inspection, with 2027 as the year.

Why do the condo safety laws matter here?

The condo safety laws matter because they decide what a buyer receives and what a seller must hand over. Aruba, Bequia and Caribe each passed a Phase 1 milestone inspection in November 2024, and Montego and Nevis show as not yet due, with 2027 as their milestone year.

Completion of the structural integrity reserve study is not confirmed for any of the five towers. Under s. 718.503 a resale buyer is entitled to the most recent study or a statement that none exists, so we raise it at the first conversation.

Why does the county square footage matter here?

The county square footage matters because, for these condominiums, the county's living area matches the sizes WCI marketed, so it is a fair measure of the residence; listings sometimes quote larger figures that include lanais or use other measurements.

Every per square foot figure on this page is per county living sq ft, which keeps one tower, one stack and one rival on the same yardstick.

Key Takeaways

Cove Towers' five towers are best understood through ten facts drawn from the county roll, the county sales file, the association and Foundation documents and the county's map layers. Each bullet names its figure and the tower it belongs to, so nothing is averaged across places that differ.

Data updated: November 2026 (Collier County public data files, county GIS layers read November 4, 2026, association and Wiggins Bay Foundation documents).

• Five WCI high-rise condominium towers, 272 residences (271 tax parcels), stand on Cove Tower Drive inside gated Wiggins Bay, Naples 34110, in unincorporated Collier County, off Wiggins Pass Road by way of Wiggins Bay Drive.
• Aruba was built in 1999, Bequia in 2000, Caribe in 2001 and Montego and Nevis in 2002, and county living area runs from 1,519 to 8,540 sq ft, median 2,379.
• In the last 24 months the county recorded 22 qualified sales, $650,000 to $2,185,000, median $1,137,500, or $556 per county living sq ft.
• In the last 12 months the county recorded 9 qualified sales, $725,000 to $2,185,000, too few for a median.
• Two condominium associations sit under the Wiggins Bay Foundation, whose 2026 assessment is $1,915; there is no CDD, and the county shows no non-ad valorem charge on any of the 271 parcels.
• The 2026 millage is 9.3696 mills, and the median 2026 tax bill is $7,035.
• All five towers are in Zone AE, with a 10 ft base flood elevation at Aruba, Bequia and Caribe and 9 ft at Montego and Nevis, and all are in Evacuation Zone A.
• Aruba, Bequia and Caribe passed Phase 1 milestone inspections in November 2024; Montego and Nevis are due in 2027; structural integrity reserve study completion is not confirmed for any tower.
• In Aruba, Bequia and Caribe a lease must run at least 30 consecutive days, with no more than 4 leases a year.
• Tarpon Cove club membership is optional, the Endless Summer is the club's boat, boat slips belong to the Wiggins Bay Dock Owners Association, and there is no golf course and no beach at Cove Towers.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Cove Towers
• Key Takeaways
• What Is Cove Towers, and Where Is It?
• Who Built Cove Towers, and What Does the Record Show?
• What Are Aruba, Bequia, Caribe, Montego and Nevis Like, Tower by Tower?
• How Do Cove Towers' Two Condominium Associations and the Wiggins Bay Foundation Work?
• How Big Are Cove Towers Condos, and Which Have Penthouses?
• What Is the Cove Towers Real Estate Market Doing?
• What Are Cove Towers Condo Fees, and Is There a CDD?
• What Rules Apply at Cove Towers: Leasing, Pets, Sales and Renovations?
• What Do Milestone Inspections, SIRS and Florida Condo Law Mean at Cove Towers?
• What Are Property Taxes at Cove Towers?
• Is Cove Towers Gated, and What Amenities Does Each Association Have?
• Is Tarpon Cove Club Membership Included, and Is There a Beach Boat, Boat Slip or Golf?
• Is Cove Towers in a Flood Zone?
• What Do Storm and Building Records Show for Cove Towers?
• How Does Insurance Work for a Cove Towers Condo?
• Which Schools Are Near Cove Towers?
• How Far Is Cove Towers From Beaches, Hospitals and Shopping?
• What Is Planned Around Cove Towers?
• Cove Towers vs Pelican Isle: Which Fits You?
• Why Buy at Cove Towers: Honest Pros and Cons
• Thinking of Selling Your Cove Towers Condo? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Cove Towers, and Where Is It?

Cove Towers is five recorded high-rise condominiums on Cove Tower Drive, inside the gated Wiggins Bay community in Naples, ZIP code 34110, in unincorporated Collier County. WCI Communities built Aruba, Bequia and Caribe from 1999 to 2001 and Montego and Nevis in 2002, for 272 residences in all.

Data updated: November 2026 (Collier County public data files, download dated October 27, 2026, county GIS layers read November 4, 2026, Wiggins Bay Foundation and association documents).

Is Cove Towers the same as Tarpon Cove?

Cove Towers is not Tarpon Cove, the neighboring single-family community, and it is not any of the other condominiums inside Wiggins Bay; WCI marketed the five towers as 'Cove Towers at Tarpon Cove', but they sit in the Wiggins Bay planned unit development and belong to the Wiggins Bay Foundation.

Where exactly is Cove Towers?

Cove Towers sits inside the gated Wiggins Bay community in unincorporated Collier County, reached off Wiggins Pass Road by way of Wiggins Bay Drive between Vanderbilt Drive and US 41; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34110.

How do you get in?

Cove Tower Drive connects to Wiggins Bay Drive, which runs north to Wiggins Pass Road; from there Vanderbilt Drive lies to the west and US 41, Tamiami Trail North, about 0.95 road miles away to the east, about 3 minutes with no traffic.

Wiggins Bay has a staffed gatehouse at its entrance (hours not published), and the Foundation's gate procedures describe how attendants check visitors against the dwellingLIVE guest system.

Is Cove Towers inside Wiggins Bay?

Yes. Cove Towers sits inside the Wiggins Bay planned unit development, adopted by Collier County Ordinance 82-121 on December 23, 1982 for land at the southeast corner of Wiggins Pass Road and Vanderbilt Drive, with a cap of 693 dwelling units; the PUD's streets are private, and a 2013 county staff summary listed Wiggins Bay among PUDs whose development was complete (Ordinance 82-121, Foundation copy; 2013 close-out summary).

The Wiggins Bay Foundation, Inc., incorporated in October 1983, is the master association for all of Wiggins Bay, and each Cove Towers declaration says its owners are members of the Foundation and must pay its assessments (Foundation home).

Is Cove Towers inside the City of Naples?

No. Cove Towers is in unincorporated Collier County. The tax-roll proof is in the levies: millage area 143, which covers all 271 Cove Towers parcels, carries the Unincorp Gen Mstd levy of 0.6844 mills and no municipal levy. The mailing city is Naples, which is why addresses read "Naples" even though the City of Naples does not tax them.

What ZIP code is Cove Towers in?

Cove Towers is in ZIP code 34110, and the mailing city is Naples. The county roll lists all five towers, 271 parcels, under Naples 34110, in millage area 143 for tax year 2026.

How many towers and residences are there?

There are five towers and 272 residences. Collier County's 2026 roll records 271 Cove Towers tax parcels for 272 declared residences: 50 in Aruba, 50 in Bequia, 56 in Caribe (55 parcels, because penthouses 1701 and 1702 are one combined residence), 58 in Montego and 58 in Nevis.

Why does the county count 271 and not 272?

Caribe was declared with 56 residences; penthouses 1701 and 1702 are now one combined 8,540 sq ft residence on a single tax parcel, so the county roll counts 55. The combination shows in the county's legal text for the parcel and in the county's condominium index, which still counts 56.

So 272 is the number of residences, and 271 is the number of tax parcels.

What are the five towers called?

Aruba is 430 Cove Tower Drive, Bequia 420, Caribe 425, Montego 445 and Nevis 455; the association common parcels are 426 (Cove Towers Condominium Association) and 465 (Cove Towers Preserve, home of the Calypso Club). Aruba, Bequia and Caribe are Cove Towers; Montego and Nevis carry the name Cove Towers Preserve.

How are the towers arranged on Cove Tower Drive?

The five towers share one short street, Cove Tower Drive: Bequia is the westmost tower, nearest the bay, followed by Caribe, Montego and Nevis to the east along the south side of the street, with Aruba north of Bequia and Caribe.

What is Cove Towers Preserve?

Cove Towers Preserve is the name WCI gave its last two towers, Montego and Nevis, already used in a December 2000 construction loan agreement; it is a separate condominium association with its own amenity building, the Calypso Club, not a separate master association and not a different community (WCI 10-Q exhibit; Cove Towers Preserve).

The Preserve's 116 units sit in Montego and Nevis, and the association belongs to the Wiggins Bay Foundation like the other.

How many associations govern Cove Towers?

Cove Towers has two condominium associations: Cove Towers Condominium Association, Inc. runs Aruba, Bequia and Caribe, 156 units, and Cove Towers Preserve Condominium Association, Inc. runs Montego and Nevis, 116 units; both belong to the Wiggins Bay Foundation, Inc., the master association for all of Wiggins Bay.

KW Property Management and Consulting manages Aruba, Bequia and Caribe from an on-site management office on Cove Tower Drive, and Guest Services Property Management is the contact the Cove Towers Preserve association lists for Montego and Nevis (Cove Towers Condominium Association; Cove Towers Preserve).

What does Cove Towers look out on?

Cove Towers looks over Wiggins Bay and the Cocohatchee River estuary, with Delnor-Wiggins Pass State Park on the barrier island across the water to the southwest; upper-floor views of the bay and the Gulf are described in listings for all five towers, and the view from a given unit depends on its tower, stack and floor.

How big is the property?

WCI described Cove Towers as an 18-acre community; the county roll carries two association common parcels, 3.08 acres at 426 Cove Tower Dr (Cove Towers Condominium Association) and 8.06 acres at 465 Cove Tower Dr (Cove Towers Preserve). The 18 acres is WCI's figure, and the two common parcels are county records.

What zoning applies?

Cove Towers sits inside the Wiggins Bay planned unit development, adopted by Collier County Ordinance 82-121 on December 23, 1982 for land at the southeast corner of Wiggins Pass Road and Vanderbilt Drive, with a cap of 693 dwelling units; the PUD's streets are private, and a 2013 county staff summary listed Wiggins Bay among PUDs whose development was complete.

The towers are recorded on the Wiggins Bay Phase 1 plat.

Which neighboring communities have their own pages?

Nearby communities with their own McGreevy and Comisar pages include Eden on the Bay, Villas of Vanderbilt and Pelican Bay; each is a separate community with its own rules and market.

Interstate 75 is about 6.0 road miles away at Exit 111, Immokalee Road, about 12 minutes with no traffic.

Who Built Cove Towers, and What Does the Record Show?

Cove Towers was developed by WCI Communities, which pre-sold each tower before building it; the recorded history runs from the 1982 Wiggins Bay PUD to the November 2024 milestone inspections. Aruba, Bequia and Caribe were finished from 1999 to 2001, and Montego and Nevis in 2002.

Data updated: November 2026 (WCI Communities SEC filings, 2001 to 2008, Wiggins Bay Foundation and association documents, county records).

Cove Towers on the record

Who developed Cove Towers?

WCI Communities developed all five towers. Its filings describe a builder that pre-sold each tower before starting it, hired bonded third-party general contractors under guaranteed maximum price contracts, and ran each project through turnover of the condominium association to the owners (WCI Form S-1, 2001; WCI 424B4 prospectus, 2002).

When was each tower finished?

WCI's filings report Aruba completed in May 1999, Bequia in January 2000 and Caribe in March 2001; its March 2002 prospectus scheduled Montego for completion in May 2002 and reported Nevis, offered for pre-sale in January 2001, under construction (WCI Form S-4, 2001; WCI Form S-1, 2001; WCI 424B4 prospectus, 2002).

Nevis is 2002 on the county roll; its declaration was recorded January 2, 2003. Elsewhere on this page the towers are dated by the county roll: Aruba 1999, Bequia 2000, Caribe 2001, Montego 2002 and Nevis 2002.

What did the towers cost when new?

These were WCI's published launch ranges while the towers were selling, and every cell names its filing.

What WCI's filings said at launch

These were WCI's published ranges while the towers were selling, not county figures; the county's recorded sale prices begin in the market section.

What did WCI call the project?

WCI's own filings called the project 'Cove Towers at Tarpon Cove', an 18-acre community of five towers with 50 to 58 residences each (WCI Form S-1, 2001).

The legal location is the Wiggins Bay planned unit development, and the owners belong to the Wiggins Bay Foundation; Cove Towers is not the Tarpon Cove single-family community.

Where does the name Cove Towers Preserve come from?

Cove Towers Preserve is the name WCI gave its last two towers, Montego and Nevis, already used in a December 2000 construction loan agreement; it is a separate condominium association with its own amenity building, the Calypso Club, not a separate master association and not a different community (WCI 10-Q exhibit; Cove Towers Preserve).

What was the Calypso Club meant to be?

WCI planned the Calypso Club, with a pool, fitness center, spa facility and two poolside guest suites, as the amenity for its last two towers; the Cove Towers Preserve association lists two guest suites, a social room with kitchen and bar, a fitness facility and a private pool and spa today (WCI Form S-1, 2001; Cove Towers Preserve).

Who developed Wiggins Bay before WCI?

Wiggins Bay is older than Cove Towers: its original developer, Wiggins Bay Associates, Ltd., recorded the Wiggins Bay declaration in June 1984, and WCI's subsidiary Bay Colony-Gateway, Inc. later held the developer rights, which it assigned to the Wiggins Bay Foundation on June 27, 2007 (Foundation declaration, articles and bylaws; 2007 assignment).

When did developer control end?

The recorded assignment of the Wiggins Bay developer rights to the Foundation is dated June 27, 2007, which is the master-level date. At the tower level, owners of Aruba, Bequia and Caribe amended and restated all three declarations, the articles and the bylaws together in 2011 on a 67 percent vote, recorded May 12, 2011 (Aruba declaration).

How are the towers built?

The 2024 milestone reports describe Aruba, Bequia and Caribe as reinforced concrete towers with prestressed concrete floor slabs, masonry block, and pile foundations with pile caps; the engineer recorded no concrete spalling, no rebar corrosion and no previous patching or repairs, and each building passed Phase 1 (Aruba; Bequia; Caribe).

In Aruba and Bequia the balconies face west toward the water, with open-air corridors and the elevator cores on the east face; in Caribe the balconies face south and north. The reports count four carports at Aruba, five at Bequia and one at Caribe.

What happened to WCI?

WCI Communities filed for Chapter 11 on August 4, 2008, years after all five towers were finished and sold (WCI Form 8-K, 2008). That is company history; each tower's association has run its own building since turnover.

Is there any litigation or defect history?

No court case or construction-defect claim naming these towers turned up in the public sources we checked; ask the association and the seller in writing.

The architect and general contractor of each tower, the recorded deed by which WCI's subsidiary acquired the tower land, the dates owners took control of each association, and Montego's and Nevis's construction reports: Information not available at time of publishing (checked 2026-11-04). The Collier County Clerk's official records, Collier County's building permit files and each association hold them.

What did the first sales look like?

The county file's busiest years, 1999 to 2005, are mostly WCI's original closings: 54 qualified sales in 1999, 58 in 2000, 65 in 2001, 62 in 2002, 60 in 2003, 60 in 2004 and 49 in 2005. Those rows are developer closings, not resales, so they say little about the resale market today.

Thinking About Cove Towers? Start With a County-Based Number

For a Cove Towers condo, a county-based number starts with the 24-month median, $1,137,500 on 22 qualified sales, and then narrows to the tower: over 60 months the medians run from $900,000 at Bequia to $1,547,500 at Nevis.

Selling? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.

What Are Aruba, Bequia, Caribe, Montego and Nevis Like, Tower by Tower?

Aruba, Bequia, Caribe, Montego and Nevis at Cove Towers are 50 to 58 residences each, with county living area from 1,519 sq ft in Aruba to 8,540 sq ft in Caribe's combined penthouse. Floors, stacks, associations, flood figures and milestone timetables differ by tower, by tower.

Data updated: November 2026 (Collier County 2026 roll and recorded sales, county records through mid-October 2026, county GIS layers read November 4, 2026).

Every tower has four residences on each typical floor, numbered 01 to 04, and every residence in a numbered stack is the same size on the county record from the lowest floor to the highest; the top floor holds two penthouses (Caribe has penthouses on two floors).

Aruba at Cove Towers

Aruba at Cove Towers, 430 Cove Tower Drive, was built in 1999 and holds 50 residences on floors 2 to 12 and 14, with its penthouses on floor 15. It belongs to Cove Towers Condominium Association. County living area runs from 1,519 to 3,222 sq ft, median 1,754.

Aruba passed its Phase 1 milestone inspection, inspected November 20, 2024. It sits in Zone AE with a 10 ft base flood elevation on panel 12021C0187J. Over 60 months the county recorded 12 qualified sales from $870,000 to $1,380,000, median $1,047,500.

Aruba's floor plans by stack

Aruba has 12 residences in each of its four typical stacks, 01 to 04, plus two penthouses. The sizes are county living area; the last column adds only what listing descriptions say.

Bequia at Cove Towers

Bequia at Cove Towers, 420 Cove Tower Drive, was built in 2000 and holds 50 residences with the same floor numbering as Aruba: floors 2 to 12 and 14, penthouses on floor 15. It is the westmost tower, nearest the bay. County living area runs from 1,621 to 3,222 sq ft, median 1,762.

Bequia passed its Phase 1 milestone inspection, inspected November 14, 2024, and sits in Zone AE with a 10 ft base flood elevation. Over 60 months the county recorded 12 qualified sales from $650,000 to $2,185,000, median $900,000.

Bequia's floor plans by stack

Bequia has 12 residences in each typical stack and two penthouses of equal size.

How do Aruba and Bequia differ?

Aruba and Bequia are near twins: the same numbering and four stacks within 1 to 102 sq ft of each other; the material differences on the county record are Aruba's smaller 02 stack, 1,519 sq ft against Bequia's 1,621, and Aruba's smaller PH 1502, 3,010 sq ft.

Caribe at Cove Towers

Caribe at Cove Towers, 425 Cove Tower Drive, was built in 2001. It was declared with 56 residences and carries 55 tax parcels, on floors 3 to 12 and 14 to 16, with penthouses on floors 17 and 18. County living area runs from 1,854 to 8,540 sq ft, median 2,491.

Caribe passed its Phase 1 milestone inspection, inspected November 6, 2024, and sits in Zone AE with a 10 ft base flood elevation. Over 60 months the county recorded 11 qualified sales from $800,000 to $1,500,000, median $1,175,000.

Caribe's floor plans by stack

Caribe has 13 residences in each typical stack, on floors 3 to 12 and 14 to 16.

What is the combined Caribe penthouse?

Caribe was declared with 56 residences; penthouses 1701 and 1702 are now one combined 8,540 sq ft residence on a single tax parcel, so the county roll counts 55. It is the largest residence in Cove Towers.

Montego at Cove Towers Preserve

Montego at Cove Towers Preserve, 445 Cove Tower Drive, was built in 2002 and holds 58 residences on floors 3 to 12 and 14 to 17, with penthouses on floor 18. It belongs to Cove Towers Preserve Condominium Association. County living area runs from 2,379 to 4,811 sq ft, median 2,645.

Montego shows as not yet due for its milestone inspection, with 2027 as its year on the county map. It sits in Zone AE with a 9 ft base flood elevation on panel 12021C0191J, beside the line where the 9 ft and 10 ft areas meet; confirm a Montego unit's figure on FEMA's Flood Map Service Center or an elevation certificate. Over 60 months the county recorded 12 qualified sales from $900,000 to $1,875,000, median $1,312,500.

Montego's floor plans by stack

Montego has 14 residences in each typical stack and two penthouses of equal size.

How does Montego's layout differ from Caribe's?

Caribe's larger plans, 2,491 sq ft, are its end stacks, 01 and 04; Montego reverses that, with its larger 2,645 sq ft plans in the interior stacks 02 and 03 and 2,379 sq ft wraparound end plans.

Nevis at Cove Towers Preserve

Nevis at Cove Towers Preserve, 455 Cove Tower Drive, is 2002 on the county roll; its declaration was recorded January 2, 2003. It holds 58 residences with the same floor numbering as Montego. County living area runs from 2,556 to 5,350 sq ft, median 2,760.

Nevis shows as not yet due for its milestone inspection, with 2027 as its year, and sits in Zone AE with a 9 ft base flood elevation. Over 60 months the county recorded 12 qualified sales from $725,000 to $2,450,000, median $1,547,500. The newest Nevis sale was August 21, 2026.

Nevis's floor plans by stack

Nevis has 14 residences in each typical stack and two penthouses.

Which tower has the largest residences?

Caribe has the largest residence in Cove Towers, the combined penthouse at 8,540 sq ft. Among single-unit residences, Nevis's PH 1801 at 5,350 sq ft is the largest in the Preserve, and Nevis has the largest typical plans overall, with a 2,760 sq ft median.

Which tower has the smallest plans?

Aruba has the smallest plans. Its 02 stack, 12 residences, measures 1,519 sq ft on the county record, the smallest plan in Cove Towers.

Why is there no 13th floor?

By floor numbering, Aruba and Bequia rise to a 15th floor and Caribe, Montego and Nevis to an 18th; the 2024 milestone filings record 15, 15 and 18 stories for Aruba, Bequia and Caribe, and no tower has a floor numbered 13.

Montego's and Nevis's 18th floor comes from the county's own unit numbering: penthouses PH 1801 and PH 1802, with residential floors 3 to 12 and 14 to 17.

How many residences are on each floor?

Every tower has four residences on each typical floor, numbered 01 to 04, and every residence in a numbered stack is the same size on the county record from the lowest floor to the highest; the top floor holds two penthouses (Caribe has penthouses on two floors).

How do the Preserve towers differ from the original three?

The smallest residence in Montego or Nevis, 2,379 sq ft, is larger than the median residence in Aruba, Bequia or Caribe (1,754 to 2,491 sq ft).

The Preserve towers also differ in association (Cove Towers Preserve Condominium Association), in amenity building (the Calypso Club), in milestone timetable (2027 on the county map, against completed Phase 1 inspections at the original three) and in flood figure (a 9 ft base flood elevation, against 10 ft).

Which towers have the most homesteaded units?

Homestead exemption is a tax fact, counted on the 2026 roll: 22 of 50 in Aruba, 28 of 50 in Bequia, 25 of 55 in Caribe, 34 of 58 in Montego and 35 of 58 in Nevis. Nevis has the largest count and Aruba the smallest; across all five towers, 144 of the 271 parcels carry the exemption.

What do the towers look out on?

Cove Towers looks over Wiggins Bay and the Cocohatchee River estuary, with Delnor-Wiggins Pass State Park on the barrier island across the water to the southwest; upper-floor views of the bay and the Gulf are described in listings for all five towers, and the view from a given unit depends on its tower, stack and floor.

Per listing descriptions, Caribe's 04 stack has a southwest exposure and Montego's 04 stack has southwest views of the Gulf, Wiggins Pass and the Cocohatchee River. Nevis's bedroom mix in WCI's filings, the plan names WCI used for any stack, and the compass exposure of each stack in Aruba, Bequia and Nevis: Information not available at time of publishing (checked 2026-11-04). The recorded plot plans attached to each declaration hold the floor plans.

How old are the towers?

Aruba was built in 1999, Bequia in 2000, Caribe in 2001 and Montego and Nevis in 2002, per the county roll.

Florida's first statewide building code took effect on March 1, 2002, replacing local codes; Aruba, Bequia and Caribe were finished before it, and Montego and Nevis were already under construction by March 2002, so all five were designed under the local code of their time (Florida Building Commission report, 2004).

Selling a Cove Towers condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072.

Buying a condo in Cove Towers? Call Marc at (239) 287-5873 for a tower-by-tower buyer consultation, and see how we represent buyers.

How Do Cove Towers' Two Condominium Associations and the Wiggins Bay Foundation Work?

Cove Towers has two condominium associations: Cove Towers Condominium Association, Inc. runs Aruba, Bequia and Caribe, 156 units, and Cove Towers Preserve Condominium Association, Inc. runs Montego and Nevis, 116 units; both belong to the Wiggins Bay Foundation, Inc., the master association for all of Wiggins Bay.

Data updated: November 2026 (Cove Towers Condominium Association and Wiggins Bay Foundation published documents; Collier County Property Appraiser public data files, download dated October 27, 2026).

This table sets the three layers side by side, using only what each association or the county publishes:

What is the legal name of each association?

The two legal names are Cove Towers Condominium Association, Inc., which runs Aruba, Bequia and Caribe, and Cove Towers Preserve Condominium Association, Inc., which runs Montego and Nevis. The first covers 156 units and the second 116. Both are members of the Wiggins Bay Foundation, Inc. A unit's governing association depends on its tower, so confirm the tower before you ask for documents.

Who manages each association?

KW Property Management and Consulting manages Aruba, Bequia and Caribe from an on-site management office on Cove Tower Drive, and Guest Services Property Management is the contact the Cove Towers Preserve association lists for Montego and Nevis (Cove Towers Condominium Association; Cove Towers Preserve). The Foundation runs the gate and the private roads through Paramont Property Management.

Is Cove Towers Preserve a separate master association?

No. Cove Towers Preserve is the name WCI gave its last two towers, Montego and Nevis, already used in a December 2000 construction loan agreement; it is a separate condominium association with its own amenity building, the Calypso Club, not a separate master association and not a different community (WCI 10-Q exhibit; Cove Towers Preserve). Both associations sit under the one Wiggins Bay Foundation.

What does the Wiggins Bay Foundation do?

The Wiggins Bay Foundation, Inc., incorporated in October 1983, is the master association for all of Wiggins Bay; each Cove Towers declaration says its owners are members of the Foundation and must pay its assessments, and the Foundation runs the community gate and the private roads through its manager, Paramont Property Management (Foundation home; Foundation declaration, articles and bylaws; Aruba declaration). The annual assessment is the same for every completed residential unit in Wiggins Bay and is collected through each condominium association; a 1997 amendment also lets the Foundation bill every unit for a bulk basic cable contract (1997 amendment).

How do the associations share the inner gate?

Cove Towers Preserve describes itself as "a gated community within a gated community in the Wiggins Bay Foundation", and the recorded Aruba declaration places the inner gatehouse entrance area on the Preserve's land, with upkeep shared 58 percent and 42 percent between the two associations; how the inner gate is operated is not published (Aruba declaration; Cove Towers Preserve). The 58 percent share belongs to Cove Towers Condominium Association and the 42 percent share to the Preserve.

How are budgets set for Aruba, Bequia and Caribe?

The Cove Towers Condominium Association prepares a budget for each of its three condominiums, drawn up by that tower's director with the treasurer, and the board may not cut a tower's own line items (Bylaws). In practice each tower's budget is prepared for that condominium, so an owner asks for the budget of the specific tower, not an association-wide figure.

Which documents govern Cove Towers?

Three layers of documents govern a unit: the Wiggins Bay master declaration with its amendments, the declaration of the unit's own tower, and the association's articles, bylaws and rules. The Cove Towers Condominium Association posts its declarations, articles, bylaws, rules, lease application, pet registration form, amendments and the 2024 milestone reports on a public documents page (Public Documents); Cove Towers Preserve keeps its documents behind an owner login, and the Foundation posts its declaration, amendments, policies and newsletters on its own site (Foundation documents). This table lists each document, with recording references as the documents or the county's legal text give them:

The Montego and Nevis recording references come from the county's legal descriptions; the documents themselves are not public.

When were the original three declarations restated?

Owners of Aruba, Bequia and Caribe amended and restated all three declarations, the articles and the bylaws together in 2011 on a 67 percent vote, recorded May 12, 2011 (Aruba declaration). The restated documents are the ones now posted on the association's public documents page, so a buyer reads the 2011 versions together with the 2024 amendments.

What did the 2024 amendments add?

After a February 29, 2024 member vote, the association recorded a high-risk components amendment to each of the three declarations covering leak detection, water heaters and hoses; owners must close the unit's water valve whenever the unit is empty more than 48 hours, use steel-braided washer hoses and replace water heaters about every 10 years, and the association runs an IntelliSensor leak detection program (Leak detection and high-risk components amendment; IntelliSensor program). The amendments were recorded in March 2024.

Can the Wiggins Bay master documents change?

They can be rewritten: the Foundation's board noticed a document rewrite workshop for November 4, 2026; ask whether the master documents have changed (Foundation board notice, November 4, 2026). A buyer should request the master declaration and amendments as they stand on the date of the offer, because a rewrite would apply to every Cove Towers unit through the Foundation.

What other associations belong to the Foundation?

The Wiggins Bay Foundation's members also include other condominiums, among them Harbourside, Princeton Place, The Colony at Wiggins Bay and Wiggins Bay Villas, plus Bermuda Cove, the Wiggins Bay Dock Owners Association and the Tarpon Cove club; each is separate from Cove Towers, with its own documents.

What conservation land sits on the property?

A 1996 conservation easement in favor of the South Florida Water Management District covers part of the property, and owners, tenants and guests may not enter or use it (Aruba declaration). The county roll also carries two association common parcels, 3.08 acres at 426 Cove Tower Dr (Cove Towers Condominium Association) and 8.06 acres at 465 Cove Tower Dr (Cove Towers Preserve).

How Big Are Cove Towers Condos, and Which Have Penthouses?

Cove Towers condos run from 1,519 sq ft at Aruba to 8,540 sq ft for Caribe's combined penthouse by county living area, with a median of 2,379 sq ft across all five towers. By county living area, 122 residences are 1,500 to 1,999 sq ft and 7 are 3,300 sq ft or more.

Data updated: November 2026 (Collier County Property Appraiser public data files, 2026 roll and building records, download dated October 27, 2026; WCI Communities SEC filings; Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026).

This table groups the 271 tax parcels by county living area:

Re-added: 122 + 68 + 74 + 7 = 271.

How big are Cove Towers condos?

Collier County's records give Cove Towers residences a county living area of 1,519 to 3,222 sq ft in Aruba (median 1,754), 1,621 to 3,222 in Bequia (median 1,762), 1,854 to 8,540 in Caribe (median 2,491, where the 8,540 is the combined penthouse), 2,379 to 4,811 in Montego (median 2,645) and 2,556 to 5,350 in Nevis (median 2,760); the median for all five is 2,379 sq ft.

Does the county square footage match what WCI sold?

For these condominiums the county's living area matches the sizes WCI marketed, so it is a fair measure of the residence; listings sometimes quote larger figures that include lanais or use other measurements. One difference exists: WCI's filings said Aruba's plans started at about 1,621 sq ft; the county records the twelve Aruba 02-stack residences at 1,519 sq ft (WCI Form S-4, 2001).

How many penthouses are there, and how big are they?

Cove Towers has 12 declared penthouses on 11 tax parcels: two each in Aruba (3,222 and 3,010 sq ft), Bequia (3,222 each), Montego (4,811 each) and Nevis (5,350 and 5,325), and four in Caribe, where 1801 and 1802 are 4,270 sq ft each and 1701 and 1702 are now one 8,540 sq ft residence. In this page, "penthouse" means the county's PH units only.

How are sizes spread across the five towers?

By county living area, 122 residences are 1,500 to 1,999 sq ft, 68 are 2,000 to 2,599, 74 are 2,600 to 3,299 and 7 are 3,300 sq ft or more. The smallest residence in Montego or Nevis, 2,379 sq ft, is larger than the median residence in Aruba, Bequia or Caribe (1,754 to 2,491 sq ft).

How many bedrooms do Cove Towers condos have?

WCI's filings described Aruba and Bequia as 50 two- and three-bedroom and penthouse residences each and Caribe as 56 two- and three-bedroom and penthouse residences; WCI's September 2001 filing described Montego as 58 three- and four-bedroom residences and penthouses; the county roll carries no bedroom counts. Nevis's mix is not in WCI's filings; per listing descriptions, Nevis's 04 stack and its PH 1802 are three-bedroom plans.

Do units come with parking and storage?

Parking spaces and storage lockers at Aruba, Bequia and Caribe are common elements whose use is assigned to units: the rules describe assigned under-building and covered spaces, a lower garage and carports, one vehicle per space, and an assigned storage locker for every unit; Cove Towers Preserve lists upper and lower garage parking and private storage lockers (Caribe declaration; Rules; Cove Towers Preserve). No separate garage or parking parcel exists on the county roll.

What are the elevators like?

Each of the original three towers has more than one elevator, and the manager designates a padded elevator for moves; Cove Towers Preserve lists full elevator accessibility (Rules). The rules describe no elevator reserved to a single unit.

Where are the air handler, water heater and shut-off valve?

In the original three towers each unit's air handler and water heater sit in a utility closet outside the unit with the unit's water shut-off valve, and the condensers are on the roof, serviced only by board-approved contractors (Rules). Under the 2024 amendment, owners must close that valve whenever the unit is empty more than 48 hours.

What building code applied?

Florida's first statewide building code took effect on March 1, 2002, replacing local codes; Aruba, Bequia and Caribe were finished before it, and Montego and Nevis were already under construction by March 2002, so all five were designed under the local code of their time (Florida Building Commission report, 2004). Permit dates for Montego and Nevis are not public.

What Is the Cove Towers Real Estate Market Doing?

Cove Towers recorded 22 qualified sales in the 24 months through October 16, 2026, from $650,000 to $2,185,000, at a median of $1,137,500, or $556 per county living sq ft. The newest qualified sale in the county file is $1,100,000 at Nevis on August 21, 2026. No MLS figures are in hand.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

We tracked every qualified recorded sale the county file holds for the 271 Cove Towers tax parcels: 705 sales since 1999. These are Collier County recorded, qualified sales over $100,000 through October 16, 2026, from the county file dated October 27, 2026; priced deeds the county did not mark qualified are left out of every count and median. Every dollar-per-foot figure in this table is per county living sq ft:

What happened in the last 12 months?

In the 12 months to October 16, 2026, Collier County recorded 9 qualified Cove Towers sales from $725,000 to $2,185,000, too few for a median; the newest was $1,100,000 at Nevis on August 21, 2026. The county file shows no Aruba sale in that window, 2 at Bequia, 2 at Caribe, 3 at Montego and 2 at Nevis.

What do the last 24 months show?

The 24-month window leads because it is the shortest window with at least 10 qualified sales: 22 sales from October 2024 to October 2026, $650,000 to $2,185,000, median $1,137,500, or $556 per county living sq ft. The same window gives the Cove Towers Condominium Association towers 15 sales at a $1,030,000 median and the Preserve towers 7 sales, too few for a median.

Why does the 24-month window lead?

A median needs enough sales to mean something. The 12-month window holds 9 qualified sales, under 10, so the county tables print no median for it; the 24-month window holds 22, the first window that clears 10. A shorter window reflects newer prices but fewer sales, and a longer one reaches back to a different market, so 24 months is the balance this page uses.

Every qualified sale in the last 36 months

The county file holds 32 qualified Cove Towers sales in the last 36 months, listed here by date, price, county living area and tower:

32 qualified sales; the last 22 rows, from January 20, 2025, are the 24-month window, and the last 9, from November 19, 2025, the 12-month window.

What do 36, 60 and 120 months show?

Over 36 months the county file records 32 qualified sales at a $1,057,500 median, or $556 per county living sq ft. Over 60 months it records 59 sales at $1,175,000, or $555. Over 120 months it records 152 sales from $490,000 to $2,450,000 at an $816,500 median, or $397 per county living sq ft. The longer the window, the more it reaches back to lower prices.

How do the two associations compare?

For the Cove Towers Condominium Association towers (Aruba, Bequia, Caribe) the 24-month window shows 15 sales at a $1,030,000 median, $585 per county living sq ft, and the 60-month window 35 sales at $1,025,000, $566. For the Preserve towers (Montego, Nevis) the 24-month window shows 7 sales from $725,000 to $1,750,000, too few for a median, and the 60-month window 24 sales at $1,357,500, $517 per county living sq ft.

How does each tower compare?

Each tower has 11 or 12 qualified sales in 60 months and under 10 in shorter windows, so medians appear only for 60 months. Under 10 sales, ranges only; one or two sales are shown as the sales themselves, too few to read as a market rate.

When did each tower last sell?

The newest qualified sale in each tower is: Aruba, October 2, 2025; Bequia, April 29, 2026; Caribe, April 30, 2026; Montego, April 14, 2026; and Nevis, August 21, 2026. The county file holds no qualified Cove Towers sale recorded after August 21, 2026, through October 16, 2026.

What was the highest sale?

The highest qualified sale in the county file is $2,450,000, recorded in 2022 at Nevis; in the last 36 months the highest was $2,185,000 on April 29, 2026, a 3,222 sq ft Bequia residence, by county living area.

What does the full county file show?

The county file holds 705 qualified Cove Towers sales since 1999, from $271,000 to $2,450,000, at a $630,000 median, or $284 per county living sq ft. That figure spans 27 years of prices, including the original WCI closings, so it describes the record as a whole and not the current market.

Every year in the county file

The 1999 to 2005 rows are mostly WCI's original closings, not resales: 54 qualified sales in 1999, 58 in 2000, 65 in 2001, 62 in 2002, 60 in 2003, 60 in 2004 and 49 in 2005. Medians appear only for years with 10 or more sales, and every per-foot figure is per county living sq ft.

Do larger condos sell for more?

In the county file, larger residences have higher 60-month medians. By county living area, the 1,500 to 1,999 sq ft band had 27 sales at a $985,000 median, the 2,000 to 2,599 band 17 sales at $1,225,000 and the 2,600 to 3,299 band 15 sales at $1,475,000; no residence of 3,300 sq ft or more sold in 60 months. This table shows both windows:

Are prices rising or falling?

Calendar-year medians rose from $773,750 in 2021 to $1,280,000 in 2022 and $1,210,000 in 2023; 2025's 14 qualified sales had a $1,047,500 median, and 2026's 8 sales through mid-October ran from $725,000 to $2,185,000. This page makes no forecast, and a median moves with the mix of towers and sizes that sold in a given year.

How have resales moved?

Among Cove Towers residences that resold in the last 60 months, the median change from the previous recorded sale was +75 percent over 59 pairs, nominal, before improvements. The figure compares each residence's two recorded sale prices and does not adjust for renovations, which the county file does not record.

Were any deeds left out of the counts?

Seven priced deeds recorded in the last 36 months were not marked qualified by the county and are left out of every count and median here. The same rule applies to every window in the tables, so the counts describe qualified sales only.

What does the MLS show?

Days on market, active listings and list-to-sale ratios from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-11-04).

For current Wiggins Bay listings, including any Cove Towers condos on the market, see our Domain Realty Group page.

County living area is the measure behind every per square foot figure here, so compare like with like: $556 per county living sq ft over 24 months for all five towers, $585 for Aruba, Bequia and Caribe, and $517 over 60 months for Montego and Nevis.

Selling your condo at Cove Towers? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a condo at Cove Towers? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Are Cove Towers Condo Fees, and Is There a CDD?

Cove Towers condo fees stack three layers: the condominium assessment, the Wiggins Bay Foundation's $1,915 for 2026, per the Foundation's January 2026 newsletter, and optional extras such as Tarpon Cove club membership. There is no CDD, and the 2026 tax roll shows $0 in non-ad valorem charges on all 271 parcels. Confirm every figure with the association and the estoppel.

Data updated: November 2026 (Wiggins Bay Foundation January 2026 newsletter; Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026; Collier County 2026 tax roll).

This table sets out each layer, with the document that supports it:

Quarterly condominium assessments shown in 2025 and 2026 listing records ran about $3,091 to $6,243 for Aruba, Bequia and Caribe residences and about $5,853 to $5,935 for Montego and Nevis; these are per listing records, not association figures, and vary by unit size.

How much are condo fees at Cove Towers?

Quarterly condominium assessments shown in 2025 and 2026 listing records ran about $3,091 to $6,243 for Aruba, Bequia and Caribe residences and about $5,853 to $5,935 for Montego and Nevis; these are per listing records, not association figures, and vary by unit size. Each association's adopted 2026 budget, the official quarterly assessment for each unit, the reserve balances, any special assessment, and Cove Towers Preserve's transfer, estoppel and capital contribution charges: Information not available at time of publishing (checked 2026-11-04). Ask for the current budget and estoppel, and confirm with the association and the estoppel before you write an offer.

What is the Wiggins Bay Foundation assessment?

The Foundation's 2026 annual assessment is $1,915 per unit, due January 1, per the Foundation's January 2026 newsletter (January 2026 newsletter). Worked example: $1,915 a year equals about $478.75 a quarter ($1,915 ÷ 4), on top of the condominium's own quarterly assessment. Confirm with the association and the estoppel before you write an offer.

What does the Foundation's bulk contract provide?

The Foundation's bulk contract with Summit Broadband, effective March 1, 2025, covers every Wiggins Bay home with 2 gig fiber internet, a Wi-Fi router, two TiVo TV boxes and set channel tiers; the Foundation's July 2026 newsletter said the old cable system could be turned off any day and that the board was weighing an internet-only bulk contract to lower cost (Summit presentation, December 6, 2024; welcome kit; July 2026 newsletter). The Foundation paused upgrades in January 2025, restarted them in August 2025 and reported about half of households converted by January 2026 (January 16, 2025 notice; January 2026 newsletter).

Is water and sewer part of the condo fee?

The Cove Towers declarations make water and sewer a common expense of the condominium (Aruba declaration). Confirm with the association and the estoppel before you write an offer.

Is the Tarpon Cove club in the fees?

No. Membership in the Tarpon Cove Beach and Racquet Club (long known as Tarpon Cove Yacht and Racquet Club) is optional and separate from the condominium and Foundation assessments. The club does not publish its initiation fee or dues; it gives a dues and fees schedule on inquiry (club join page).

Is a boat slip in the fees?

No. The boat slips at Wiggins Bay belong to the Wiggins Bay Dock Owners Association, not to Cove Towers; no slip is tied to a Cove Towers unit, and a slip is bought or rented separately from its owner (WBDOA). A slip is its own purchase or rental.

What does a buyer pay at closing?

The Cove Towers Condominium Association's declarations, bylaws and 2026 rules set no capital contribution at resale; confirm on the estoppel (Aruba declaration). The association's sale application carries a preset fee not above the legal maximum, and the amount is not published. Cove Towers Preserve's transfer and capital contribution charges are not published. Confirm with the association and the estoppel before you write an offer.

What do the estoppel and lender questionnaire cost?

The Cove Towers Condominium Association's manager posts an estoppel at $335 standard, $446 rush, plus $179 if the account is delinquent, and a lender questionnaire at $135 standard, $234 rush: the manager's posted fees (checked 2026-11-04) (KWPMC estoppel page). Worked example: an estoppel at the standard fee plus a lender questionnaire at the standard fee comes to $470 ($335 + $135); rush service for both is $680 ($446 + $234). Cove Towers Preserve's estoppel fees are not published. Confirm with the association and the estoppel before you write an offer.

Are there special assessments?

No special assessment notice is public; ask for 12 months of minutes and the estoppel. Florida's standard contract forms treat special assessments by what has been levied or is pending at contract; who pays installments after closing depends on the contract, so ask your agent to fill in that section (Florida Realtors, 2023). The Cove Towers rules require every owner to carry an HO-6 unit-owner policy that includes at least $2,000 of special assessment (loss assessment) coverage (Rules).

Is there a CDD?

Collier County's community development district map shows no district at Cove Tower Drive, and the 2026 tax roll shows $0 in non-ad valorem charges on all 271 Cove Towers parcels. The Wiggins Bay Foundation assessment and each condominium's own assessment are the recurring charges outside the tax bill.

What does it cost to lease a unit out?

A unit leased at the Cove Towers Condominium Association's limits could be rented up to 4 times in a calendar year, each lease at least 30 consecutive days, and each new lease costs $150 per applicant: a two-applicant lease costs $300 ($150 x 2) (Lease application). The association's lease form notes that rentals of six months or less owe Florida's 6 percent sales tax and Collier County's tourist development tax.

Selling your condo at Cove Towers? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a condo at Cove Towers? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Rules Apply at Cove Towers: Leasing, Pets, Sales and Renovations?

Cove Towers rules differ by association. In Aruba, Bequia and Caribe, leases need approval, run at least 30 consecutive days and number no more than 4 a year, and a unit may have one dog up to 15 inches or two cats. Montego and Nevis follow the Preserve's own recorded documents, which are not public.

Data updated: November 2026 (Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026; the tower declarations; Wiggins Bay Foundation posted policies).

Can I rent out a Cove Towers condo?

In Aruba, Bequia and Caribe every lease needs association approval: the owner gives written notice 20 days before occupancy, the board has 20 days to decide, the minimum term is 30 consecutive days, no unit may be leased more than 4 times in a calendar year, the longest term is 1 year with no renewal options, and subleasing is not allowed; a new lease costs $150 per applicant (Rules; Aruba declaration; Lease application).

Can I rent by the week or month?

In Aruba, Bequia and Caribe a lease must run at least 30 consecutive days, so a weekly rental is outside the rules; a monthly lease is the shortest term, and each one needs approval. The association's lease form notes that rentals of six months or less owe Florida's 6 percent sales tax and Collier County's tourist development tax (Lease application). Leasing and pet rules for Montego and Nevis at Cove Towers Preserve: Information not available at time of publishing (checked 2026-11-04).

What are the rules at Montego and Nevis?

The Preserve's recorded declarations and rules govern; ask the association for them before you write an offer. The Montego declaration and the Nevis declaration are recorded with the county and kept behind the Preserve's owner login, and the Preserve's own site lists its amenities and contact (Cove Towers Preserve). The tower rules on this page for leasing, pets and sales apply to Aruba, Bequia and Caribe only.

Are pets allowed?

Aruba, Bequia and Caribe allow one dog no taller than 15 inches at the shoulder, or two cats, plus up to two birds; guests and tenants may not keep pets, pets are leashed on the common elements and kept out of the pool area, and the registration form says dogs are breed restricted (Rules; Pet registration). The Wiggins Bay declaration allows household pets in reasonable numbers, and the stricter tower rule governs inside the towers.

Does the association approve buyers?

Every sale in Aruba, Bequia and Caribe needs association approval, and no buyer may end up owning more than two units in the same condominium; owners notify the manager before listing, for-sale signs are not allowed on association property, and prospective buyers are escorted (Aruba declaration; Rules).

Who registers with the manager?

Anyone other than the owner who occupies a unit, including guests using it while the owner is away, registers with the manager before arrival, and their vehicles are registered on arrival (Rules).

How do I get into the building?

Building security codes are given only to licensed real estate brokers, and common-area keys are duplicated only through the manager (Rules).

Can I hold an open house?

The Wiggins Bay Foundation allows open houses only on Saturday and Sunday from 1 to 5 p.m., with the gate told by noon the Friday before; inside Aruba, Bequia and Caribe the association's own rule is tighter, 1 to 4 p.m. with 48 hours' notice and a form (Foundation open house policy; Rules). The stricter tower rule governs inside the towers.

How do moves and deliveries work?

Moves need 72 hours' notice, run Monday to Saturday from 8 a.m. to 5 p.m., use the padded elevator the manager designates and carry a $500 refundable deposit; large deliveries need 24 hours' notice (Rules).

When can contractors work?

Contractors work Monday to Friday from 8:30 a.m. to 4:30 p.m. and Saturday from 8:30 a.m. to 12:30 p.m., and the Foundation bars contractor work on New Year's Day, Memorial Day, the 4th of July, Labor Day, Thanksgiving and Christmas except emergencies (Foundation no-contractor-work notice). Contractors also carry $1,000,000 in general liability and workers' compensation.

What do renovations need?

Any work beyond routine painting needs written approval, with a 30-day review on a complete application; hard flooring requires removal to the slab and sound underlayment at least equal to 1/4 inch cork; bathroom remodels need cement board and a shower pan liner; contractors carry $1,000,000 in general liability and workers' compensation (Rules). Window coverings are white or off-white or lined in those colors, no laundry may be visible, and nothing is fixed to the outside without board consent; antennas and exterior wiring need board consent.

Where can I park a boat, trailer or work vehicle?

Commercial vehicles, trucks, campers, RVs, trailers, boats and boat trailers may stay no more than 4 hours with notice to the manager and never overnight; cars are washed only in the designated area (Rules). The Wiggins Bay declaration also bars parking boats, boat trailers, campers and RVs unless enclosed, limits commercial vehicles to 4 hours, lets the Foundation withhold approval of for-rent and for-sale signs, and binds tenants and guests (Foundation declaration).

What are the fines?

Rule fines run up to $100 a day and $1,000 per violation, reviewed by a three-owner committee (Rules). Smoking is banned on lanais, in garages and storage rooms and on the pool deck, and drones may not fly over the property without a board exception. Gas grills are banned on lanais under the fire code; the association provides gas grills for each building in designated areas. No music practice after 10 p.m. or before 9 a.m., and audio at the pool only with earphones. Private poolside gatherings are capped at 15 guests with a $100 refundable deposit and notice to the manager; guests at the pool must be with a resident.

What Do Milestone Inspections, SIRS and Florida Condo Law Mean at Cove Towers?

At Cove Towers, Aruba, Bequia and Caribe each passed a Phase 1 milestone inspection in November 2024, with no deterioration observed, and the county's milestone map shows their next cycle in 2034; Montego and Nevis show as not yet due, with 2027 as their milestone year.

Data updated: November 2026 (county milestone inspection map read November 4, 2026; the three 2024 milestone reports posted by the Cove Towers Condominium Association; Florida Statutes and the state condominium division).

This table shows each tower's milestone status:

Have the Cove Towers buildings passed their milestone inspections?

Aruba, Bequia and Caribe each passed a Phase 1 milestone inspection in November 2024. The 2024 milestone reports describe them as reinforced concrete towers with prestressed concrete floor slabs, masonry block, and pile foundations with pile caps; the engineer recorded no concrete spalling, no rebar corrosion and no previous patching or repairs, and each building passed Phase 1 (Aruba; Bequia; Caribe).

When are Montego's and Nevis's inspections due?

The county's milestone map lists Montego and Nevis as "Not Due", with 2027 as the next inspection year, and no public Phase 1 report exists for either tower. The county's status for Aruba, Bequia and Caribe is "Milestone Completed", with 2034 as their next year. This page states the map's status and does not state Collier County's adopted inspection rule.

What does Florida's milestone law require?

Florida requires a milestone inspection of a condominium building three or more habitable stories tall by December 31 of the year it turns 30, or 25 if the local building official requires it, and every 10 years after; a Phase 2 inspection follows only if Phase 1 finds substantial structural deterioration; the association must send the inspector's summary to every owner within 45 days and start any required repairs within 365 days (s. 553.899).

What is a structural integrity reserve study?

Florida requires a structural integrity reserve study at least every 10 years for buildings three or more stories tall, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors; reserves for those items may not be waived or reduced for budgets adopted on or after December 31, 2024, and the state's condominium division says associations that existed on or before July 1, 2022 had to complete their first study by December 31, 2025 (s. 718.112; state condominium division, inspections).

Has each tower finished its SIRS?

Whether each of the five towers has completed its structural integrity reserve study, and how each funds it: Information not available at time of publishing (checked 2026-11-04). Ask the seller and the association for the most recent study, the funding plan and the current budget; Florida law makes the study part of the resale disclosure. Gulfshore Business reported in July 2026 that 83 percent of Naples' 245 identified condominium buildings had completed their structural integrity reserve study as of mid-2025, per the Gulf Shore Association of Condominiums (Gulfshore Business, July 2026).

What must a seller give a buyer?

Florida law entitles a resale buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the most recent structural integrity reserve study or a statement that none exists, and the association's question and answer sheet, with 7 days to cancel after receiving them, not counting weekends and legal holidays (s. 718.503).

Am I liable for a seller's unpaid assessments?

A buyer is jointly and severally liable with the seller for unpaid assessments; the association must issue an estoppel certificate within 10 business days of a request, and it stays effective for 30 days, or 35 if delivered by mail (s. 718.116). Lenders and buyers read the estoppel for unpaid balances and pending assessments before closing (The Close, July 2026).

Can new rental rules apply to me?

A later amendment restricting rentals binds only owners who voted for it and owners who take title after it is adopted (s. 718.110). A buyer who closes after an amendment takes the unit subject to it, so read the current declaration and any recorded amendments before you rely on a rental plan.

Which laws changed Florida condos after 2021, and who oversees associations?

Florida's condominium safety laws came in three steps: SB 4-D in 2022 created milestone inspections and limited reserve waivers, HB 1021 in 2024 added reporting, financial and director-education rules, and HB 913 in 2025 amended the milestone, reserve and hurricane protection sections again (SB 4-D, 2022; HB 1021, 2024; HB 913, 2025). Associations with 25 or more units must post official records on a website or app; each Cove Towers condominium has 50 to 58 units (s. 718.111). The Division of Florida Condominiums, Timeshares and Mobile Homes in the Department of Business and Professional Regulation oversees condominium associations and takes owner complaints (state condominium division).

What Are Property Taxes at Cove Towers?

Cove Towers' 271 tax parcels share one millage area, 143, at 9.3696 mills for 2026, with a median 2026 total tax of $7,035 and $0 in non-ad valorem charges. The median just value is $932,284, and 144 of the 271 parcels, 53 percent, carry a homestead exemption on the 2026 roll.

Data updated: November 2026 (Collier County 2026 tax roll, county file dated October 27, 2026).

This table shows the 2026 roll by group:

This table shows each levy in millage area 143 for tax year 2026:

Which authorities levy on Cove Towers?

Ten levies make up the 9.3696 mills: the Collier County General Fund (3.0107), School Board Local Board (2.2480), School Board State Law (1.8990), North Collier Fire Control (1.0000), Unincorp Gen Mstd (0.6844), Conservation Collier (0.1772), Collier Mosquito Control (0.1331), Big Cypress Basin (0.0978), Water Management Fund South Fl (0.0948) and C.C. Water Pollution Ctrl Pgm (0.0246). North Collier Fire Control levies 1.0000 mill on Cove Towers parcels. The Unincorp Gen Mstd levy and the absence of a municipal levy are the tax-roll proof that Cove Towers is outside the City of Naples.

What does a typical condo pay?

The median 2026 total tax across all 271 Cove Towers parcels is $7,035. Median 2026 total taxes run $6,799 in Caribe, $7,004 in Bequia, $7,021 in Nevis, $7,220 in Aruba and $7,311 in Montego. Worked example, illustrative: at 9.3696 mills, a $1,000,000 taxable value owes $9,369.60 a year before exemptions ($1,000,000 ÷ 1,000 x 9.3696); an illustration, not any unit's bill.

What would a new buyer's bill look like?

If a buyer's taxable value were the 24-month median price, $1,137,500, the bill at 9.3696 mills would be about $10,657.92 before exemptions ($1,137,500 ÷ 1,000 x 9.3696); the property appraiser sets the actual taxable value after a sale, so ask for an estimate on the specific unit. This is an illustration and not a prediction for any unit.

What does each $100,000 of taxable value cost?

Each $100,000 of taxable value costs $936.96 a year at 9.3696 mills. That rate applies to taxable value, which can differ from the county's just value and from a sale price, and exemptions change the result.

How much of Cove Towers is homesteaded?

144 of the 271 Cove Towers parcels, 53 percent, carry a homestead exemption on the 2026 roll: 22 of 50 in Aruba, 28 of 50 in Bequia, 25 of 55 in Caribe, 34 of 58 in Montego and 35 of 58 in Nevis. That is a tax fact about the roll. No Cove Towers parcel carries a non-ad valorem charge on the 2026 roll: no CDD, special district or solid-waste line.

Is Cove Towers Gated, and What Amenities Does Each Association Have?

Cove Towers sits behind a staffed gatehouse at the Wiggins Bay entrance (hours not published): attendants check visitors against the dwellingLIVE guest system and photo ID, residents and registered tenants enter by barcode, exit gates stay closed so drivers stop fully, and the community speed limit is 15 mph (Gate Procedures).

Data updated: November 2026 (Wiggins Bay Foundation Gate Procedures and October 2025 newsletter; Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026; Cove Towers Preserve website).

Two associations hold the amenities at Cove Towers, so the answer depends on the tower. Aruba, Bequia and Caribe use the amenities named in the Cove Towers Condominium Association's 2026 rules, and Montego and Nevis use the list on the Cove Towers Preserve website (Rules; Cove Towers Preserve).

How does the Wiggins Bay gate work?

Wiggins Bay has a staffed gatehouse at its entrance, with hours not published. Gate attendants check visitors against the dwellingLIVE guest system and photo ID. Residents and their registered tenants enter by barcode, and a tenant is added to dwellingLIVE to be issued one, per the Foundation's October 2025 newsletter. The exit gates stay closed so drivers stop fully, and the community speed limit is 15 mph (Gate Procedures; October 2025 newsletter). The Wiggins Bay Foundation runs the community gate and the private roads through its manager, Paramont Property Management (Foundation).

How do guests, deliveries and ride-shares get in?

Residents register guests and vendors in dwellingLIVE. A visitor the resident cannot reach is turned around. Marked delivery vehicles enter automatically, unmarked couriers show company ID, and ride-share passengers show photo ID (Gate Procedures). For a seller's open house, the Foundation allows open houses only on Saturday and Sunday from 1 to 5 p.m., with the gate told by noon the Friday before (Foundation open house policy).

Is there a second gate at Cove Towers?

Cove Towers Preserve describes itself as "a gated community within a gated community in the Wiggins Bay Foundation", and the recorded Aruba declaration places the inner gatehouse entrance area on the Preserve's land, with upkeep shared 58 percent Cove Towers Condominium Association and 42 percent Preserve (Cove Towers Preserve; Aruba declaration). How the inner gate is operated is not published.

What hours is the Wiggins Bay gatehouse staffed?

The Foundation's posted procedures describe what the attendants check, not when the gatehouse is staffed. The hours a person staffs the Wiggins Bay gatehouse and how the inner Cove Towers gate operates: Information not available at time of publishing (checked 2026-11-04). Ask the Foundation's manager and the associations, and ask for the answer in writing before you write an offer.

What amenities do Aruba, Bequia and Caribe have?

The Cove Towers Condominium Association's 2026 rules name one pool area with a hot tub and a pool house, open dawn to dusk, plus association gas grills for each building in designated areas, assigned storage lockers, assigned covered and under-building parking, a lower garage, carports, bike storage, kayak racks at $100 a year, trash chutes and an on-site management office (Rules). Private poolside gatherings are capped at 15 guests with a $100 refundable deposit and notice to the manager, and guests at the pool must be with a resident. The rules do not name a social room, a fitness room or guest suites.

What is the Calypso Club at Cove Towers Preserve?

WCI planned the Calypso Club, with a pool, fitness center, spa facility and two poolside guest suites, as the amenity for its last two towers; the Cove Towers Preserve association lists two guest suites, a social room with kitchen and bar, a fitness facility and a private pool and spa today (WCI Form S-1, 2001; Cove Towers Preserve). On the county roll, the Preserve's 8.06-acre common parcel at 465 Cove Tower Drive carries a 2002 building of about 3,458 sq ft, a second building of about 992 sq ft, a carport, a pool of about 1,633 sq ft and tile decking.

Is there electric vehicle charging?

Electric vehicle rules differ by association: Aruba, Bequia and Caribe allow only 110-volt trickle charging in an owner's own space, up to 8 continuous hours with the manager's written permission, and a permanent outlet needs board approval and a licensed electrician at the owner's cost; Cove Towers Preserve advertises electric car charging capability without listing chargers or fees (Rules; Trickle charging amendment; Cove Towers Preserve).

Is there on-site staff?

The Cove Towers Condominium Association has on-duty maintenance staff, who may not do private work for owners while on duty (Rules). KW Property Management and Consulting manages Aruba, Bequia and Caribe from an on-site management office on Cove Tower Drive, and Guest Services Property Management is the contact the Cove Towers Preserve association lists for Montego and Nevis (Cove Towers Condominium Association; Cove Towers Preserve). The association's property includes a generator building; what it powers is not stated in the rules.

How do trash and recycling work?

At Aruba, Bequia and Caribe, trash chutes serve every floor, and recycling goes to each building's trash room. Contractors may not use the association's dumpsters, per the rules (Rules). The Cove Towers Preserve site does not list a trash arrangement for Montego and Nevis.

What TV and internet come with the condo?

The Foundation's bulk contract with Summit Broadband, effective March 1, 2025, covers every Wiggins Bay home with 2 gig fiber internet, a Wi-Fi router, two TiVo TV boxes and set channel tiers; the Foundation's July 2026 newsletter said the old cable system could be turned off any day and that the board was weighing an internet-only bulk contract to lower cost (Summit presentation, December 6, 2024; welcome kit; July 2026 newsletter).

Is Tarpon Cove Club Membership Included, and Is There a Beach Boat, Boat Slip or Golf?

Cove Towers owners are not obliged to join the Tarpon Cove club: the Wiggins Bay declaration says a resident "shall not be obliged to be a member", and the club sells membership separately. There is no golf course and no beach at Cove Towers, and the beach boat and the boat slips belong to other organizations (Foundation declaration).

Data updated: November 2026 (Tarpon Cove club website; Wiggins Bay Foundation declaration; Wiggins Bay Dock Owners Association website; Coastal Angler, August 2018; WINK News, February 4, 2025).

Is Tarpon Cove club membership included with a Cove Towers condo?

No. Membership in the Tarpon Cove Beach and Racquet Club (long known as Tarpon Cove Yacht and Racquet Club), 471 Bay Club Drive, is optional for Cove Towers owners: the Wiggins Bay declaration says a resident "shall not be obliged to be a member", and the club offers social membership to residents and non-residents of Wiggins Bay and Tarpon Cove, with a discounted initiation fee for buyers who join within 30 days of closing and a transfer fee when a home already carries a membership (club join page; Foundation declaration). None of the three Cove Towers declarations, the association's bylaws or its 2026 rules mention the club.

What is the club called today?

The club now titles itself Tarpon Cove Beach and Racquet Club on its own site, while older material calls it the Tarpon Cove Yacht and Racquet Club. The address is 471 Bay Club Drive, the same address where the Wiggins Bay Foundation held its first organizational meeting in 1983, at what was then called the Wiggins Bay Club (club site; Foundation declaration). The club is separate from Cove Towers and from the Foundation, and this page calls it the Tarpon Cove club.

What does the club offer?

The club, set beside the Cocohatchee River, lists six Har-Tru lighted tennis courts with league play, round robins, clinics and lessons, a pool deck with a poolside tiki bar, casual and fine dining, a fitness center with Life Fitness equipment and spin bikes, poolside bocce and clubhouse event spaces (club lifestyle page; club tennis page; the club page). Those are the club's facilities, available through club membership, not through ownership at Cove Towers.

What does membership cost?

The club does not publish its initiation fee or dues; it gives a dues and fees schedule on inquiry (club join page). A buyer who wants a number should ask the club in writing, including the discounted initiation fee for joining within 30 days of closing and the transfer fee that applies when a home already carries a membership.

Who has owned the club?

Escalante Golf listed the Tarpon Cove Yacht and Racquet Club among its Florida clubs in 2011; the club's site does not name a current owner (World Property Journal, 2011). Ask the club who owns and operates it today before you pay an initiation fee.

Is there a boat to the beach?

Club members can ride the club's boat, the Endless Summer, to the beach at Delnor-Wiggins Pass State Park, per the club's own site; it is a club amenity, not a Cove Towers or Wiggins Bay Foundation service (club lifestyle page). A Cove Towers owner who is not a club member has no claim on the boat, and the club publishes no schedule or fare.

Can I get a boat slip?

The boat slips at Wiggins Bay, about 93 to 96 of them at the club on the Cocohatchee River, belong to the Wiggins Bay Dock Owners Association, not to Cove Towers: per the WBDOA, the docks were built in 1982 by the original developer, and the WBDOA, formed in 2002, bought the uplands and the submerged land lease. No slip is tied to a Cove Towers unit; a slip is bought or rented separately from its owner, and owner-posted slips on the WBDOA site run 30 to 48 ft with lifts of 13,000 to 40,000 lb, listings the WBDOA marks as not final (WBDOA; WBDOA about; WBDOA sales and rentals). A 1996 amendment to the Wiggins Bay declaration gave the docks gate and road access with no Foundation assessment on the docks (1996 amendment). The WBDOA posted a finger pier extension drawing dated September 25, 2023 (WBDOA 2023 construction).

How do boats reach the Gulf?

Wiggins Pass is a natural pass that needs repeated dredging: Coastal Angler reported in August 2018 on a dredge that straightened the channel from the Cocohatchee River mouth, and said that the management plan allows only a 3-foot channel at mean low water; ask a marine professional about current depth and bridge clearance before you buy for a boat (Coastal Angler, August 2018). Cocohatchee River Park, the county boat ramp at 13531 Vanderbilt Drive, is about 0.7 road miles away, about 3 minutes.

Is there golf or a beach at Cove Towers?

There is no golf course at Cove Towers or in Wiggins Bay: the Wiggins Bay Foundation's community list names condominiums, a dock owners association and the Tarpon Cove club, and no golf club (Foundation). There is no beach at Cove Towers; the nearest Gulf beach by road is Delnor-Wiggins Pass State Park, about 2.7 road miles, about 8 minutes with no traffic, which WINK News reported reopened on February 4, 2025 after a five-month closure following Hurricanes Helene and Milton (WINK News). Check Florida State Parks for current hours and fees.

Is Cove Towers in a Flood Zone?

Cove Towers' five buildings all sit in Zone AE on the county's copy of FEMA's flood maps, effective February 8, 2024: Aruba, Bequia and Caribe with a 10 ft base flood elevation on panel 12021C0187J, and Montego and Nevis with a 9 ft base flood elevation on panel 12021C0191J.

Data updated: November 2026 (county copy of the February 8, 2024 FEMA flood map panels, read November 4, 2026; Collier County hurricane evacuation zones, read November 4, 2026; Federal Register, December 18, 2025).

The flood figure belongs to the tower, not to the community as a whole, so the table gives each one.

Which flood zone is each tower in?

All five towers are in Zone AE on the county's copy of the 2024 flood map panels. Aruba, Bequia and Caribe carry a 10 ft base flood elevation on panel 12021C0187J, and Montego and Nevis carry a 9 ft base flood elevation on panel 12021C0191J, with the panels effective February 8, 2024. Zone and base flood elevation are read tower by tower, and a single figure for the whole of Cove Towers would be wrong.

What does Zone AE mean?

Zone AE is a Special Flood Hazard Area, the 1 percent annual chance floodplain, with a base flood elevation set by FEMA; Zone VE is the coastal high-velocity zone with wave action (FEMA flood zones). The base flood elevation is the height FEMA expects floodwater to reach in a 1 percent annual chance flood.

Why do Aruba, Bequia and Caribe carry 10 ft and Montego and Nevis 9 ft?

The county's copy of the map carries the two figures on two panels: 12021C0187J holds the 10 ft area at Aruba, Bequia and Caribe, and 12021C0191J holds the 9 ft area at Montego and Nevis. Montego sits beside the line where the 9 ft and 10 ft areas meet; confirm a Montego unit's figure on FEMA's Flood Map Service Center or an elevation certificate.

Is any tower in Zone VE?

A Zone VE area with an 11 ft base flood elevation lies on the bay side west of the towers, and no tower footprint falls inside it; all five footprints sit on the landward side of FEMA's Limit of Moderate Wave Action line. That describes the buildings' footprints on the county's copy of the map. It says nothing about how a surge or a storm would affect a given unit.

Where are the living floors?

By the county's unit numbering, residential floors begin on the 2nd floor in Aruba and Bequia and the 3rd in Caribe, Montego and Nevis. The ground and garage levels are what flood rating looks at, so the elevation certificate for the building is the document to ask for, not a general statement about the upper floors.

Are there elevation certificates?

The county's elevation certificate index lists certificates for addresses at Caribe and Nevis and for two common structures on the Preserve's land, and none for Aruba, Bequia or Montego; ask the association or seller for the building's certificate. The lowest floor, garage slab and ground elevations of each tower measured against its base flood elevation: Information not available at time of publishing (checked 2026-11-04). The elevation certificate holds them.

What evacuation zone is Cove Towers in?

Every Cove Tower Drive address is in Collier County Hurricane Evacuation Zone A, the first zone ordered out for storm surge, and the Wiggins Bay Foundation tells residents the same; owners who stay should make sure someone at their association knows (July 2026 newsletter; Know Your Zone).

Is Cove Towers in the Coastal High Hazard Area?

The county's Coastal High Hazard Area line appears to place Cove Towers inside that area; confirm with Collier County. This is a likely reading of the county map and is not confirmed, so treat it as a question to put to the county's floodplain staff.

What are the preliminary new flood maps?

FEMA published notice of Collier County's preliminary new flood maps, dated March 20, 2025, in the Federal Register on December 18, 2025, with comments due by March 18, 2026 (Federal Register, December 18, 2025). Collier County has said in its own August 2026 announcement that a 90-day appeal period opened August 19, 2026 and that the new map is targeted for summer 2027; ask the county's floodplain staff which notice governs. How the preliminary map treats Cove Tower Drive is not yet published; check FEMA's Flood Map Service Center and the county before you buy. The tower figures on the county's map are the FIRM panels effective February 8, 2024.

How do I check a specific unit?

Search the address on FEMA's Flood Map Service Center for the panel and zone, look up the evacuation zone on Know Your Zone, and ask the seller or the association for the building's elevation certificate. Because Montego sits beside the 9 ft and 10 ft line, a Montego buyer should confirm the figure on the map or the certificate.

Does a lender require flood insurance?

Whether a lender requires flood insurance on a Cove Towers unit is the lender's decision, based on the flood map and the loan; ask your lender before you write an offer.

What Do Storm and Building Records Show for Cove Towers?

Cove Towers' public storm record is short. No public storm report we checked names damage at the five Cove Towers buildings; ask the seller and the association for the building's storm, claim, repair and special assessment history. The public sources cover Wiggins Pass surge, the Foundation's landscape losses and the 2024 milestone reports.

Data updated: November 2026 (National Hurricane Center reports for Ian, Irma, Helene and Milton; National Weather Service Miami; Wiggins Bay Foundation Ian update; Florida Building Commission; Cove Towers Condominium Association Rules, July 23, 2026; county copy of the 2023 Florida Building Code wind map, read November 4, 2026).

What did Hurricane Ian do around Wiggins Pass?

The National Hurricane Center reports that during Hurricane Ian on September 28, 2022, several water level sensors measured greater than 9 ft above MHHW from San Carlos Island southward through Delnor-Wiggins State Park; the National Weather Service in Miami reports significant to major surge flooding over almost all of Collier County south and west of US 41 and $2.2 billion in county damage (NHC Ian report; NWS Miami Ian summary). Those readings describe the Wiggins Pass area, not a measurement at Cove Towers. The Wiggins Bay Foundation reported in November 2023 that salt water from Ian devastated the community's landscaping, with more than 50 damaged trees and 15,000 sq ft of shrubs removed (Foundation Ian update).

How strong were Ian's winds at tower height?

The Weather Service estimated Ian's gusts at 100 to 110 mph at 100 to 150 ft above ground over western Collier County, higher than the 80 to 90 mph it estimated near the surface (NWS Miami Ian summary). The estimate is a county-level figure and not a reading at any Cove Towers building.

What did Hurricanes Irma, Helene and Milton do?

Hurricane Irma made landfall near Marco Island on September 10, 2017; the Naples airport reported a 123-knot gust, and the hurricane center lists 3 to 5 ft of inundation from Marco Island north through Naples (NHC Irma report). During Hurricane Helene in September 2024 the hurricane center reports 2 to 4 ft of surge inundation in Naples, with the Naples Bay gauge at 4.02 ft above MHHW (NHC Helene report). During Hurricane Milton in October 2024 the hurricane center reports 3 to 5 ft of inundation from Bonita Beach through Marco Island, and the Weather Service reports 2 to 4 ft across much of Collier's beach and bayfront and power lost to 85 percent of customers (NHC Milton report; NWS Miami Milton narratives). These are county and city-level figures, not Cove Towers measurements.

What did the 2024 milestone reports find after Ian?

The November 2024 Phase 1 milestone reports for Aruba, Bequia and Caribe, made after Ian, found no deterioration and no previous patching or repairs. The 2024 milestone reports describe those three as reinforced concrete towers with prestressed concrete floor slabs, masonry block, and pile foundations with pile caps; the engineer recorded no concrete spalling and no rebar corrosion, and each building passed Phase 1 (Aruba; Bequia; Caribe). Montego and Nevis have no public milestone report yet; their inspections are due in 2027 on the county's map.

What wind speed applies here today?

Collier County's map of the 2023 Florida Building Code shows a 162 mph ultimate design wind speed for Risk Category II buildings at Cove Tower Drive. Since the 2010 code, areas where the ultimate design wind speed is 140 mph or more are wind-borne debris regions, per the Florida Building Commission (Florida Building Commission, 2012).

Which building code were the towers designed under?

Florida's first statewide building code took effect on March 1, 2002, replacing local codes; Aruba, Bequia and Caribe were finished before it, and Montego and Nevis were already under construction by March 2002, so all five were designed under the local code of their time (Florida Building Commission report, 2004). Montego's and Nevis's permit dates are not public.

What are the hurricane shutter and garage rules?

In Aruba, Bequia and Caribe, hurricane shutters must meet the coastal-zone code for buildings over 60 feet, need board approval and are the only approved protection for balconies; other windows are laminated impact glass and are not shuttered unless the law or the board requires it. Owners without shutters clear their lanais when away in season, and every vehicle must leave the ground-level garages before a hurricane, which is the owner's or home watch's job (Rules).

Where can cars go before a storm?

The Foundation suggests the Mercato garage as high-ground storm parking and warned in July 2026 that high-ground parking would be scarce while the Gateway Publix is under construction (July 2026 newsletter). Owners who are not in residence year-round should name a home watch person or service, who handles storm preparation and moving vehicles out of the ground-level garages.

What should a buyer ask after a storm?

Florida sellers answer three questions under s. 689.302 about known flood damage, flood insurance claims and flood assistance (s. 689.302). A buyer should also ask for:

• any insurance claim filed on the unit or the building;
• the association's storm, repair and special assessment history;
• the milestone inspection summary and the structural integrity reserve study;
• the building's elevation certificate;
• the shutter approvals for the unit.

How Does Insurance Work for a Cove Towers Condo?

At Cove Towers, under Florida law each condominium association insures the building as originally installed at replacement cost, re-appraised at least every 3 years, and each unit owner insures the floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments inside the unit, plus personal property (s. 718.111).

Data updated: November 2026 (Florida Statutes ss. 718.111 and 627.714; FEMA NFIP condominium brochure and Risk Rating 2.0; Citizens Property Insurance; My Safe Florida Condo Pilot Program; Cove Towers Condominium Association Rules, July 23, 2026).

Who insures the building and who insures the unit?

Under Florida law each condominium association insures the building as originally installed at replacement cost, re-appraised at least every 3 years, and each unit owner insures the floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments inside the unit, plus personal property (s. 718.111).

What policy must an owner carry?

The Cove Towers rules require every owner to carry an HO-6 unit-owner policy that includes at least $2,000 of special assessment (loss assessment) coverage (Rules). Florida law sets the same floor: every Florida unit-owner policy must include at least $2,000 of loss assessment coverage with a deductible of no more than $250 (s. 627.714). Ask an insurance agent whether more fits a high-rise in Zone AE.

What is the master policy's hurricane deductible?

Each association's property and wind carriers, its hurricane deductible and its flood policy limits: Information not available at time of publishing (checked 2026-11-04). The association's insurance declarations pages hold them; ask before you write an offer.

How is flood insurance priced now?

NFIP pricing under Risk Rating 2.0 uses flood frequency, flood types including storm surge, distance to water, elevation and rebuilding cost rather than the zone alone, with most rates rising no more than 18 percent a year (FEMA Risk Rating 2.0). Because the zone is not the only input, two units in the same Zone AE tower can be priced differently, and a quote for the specific unit is the only reliable figure.

What does an association flood policy cover per unit?

An association's NFIP condominium policy can pay up to $250,000 in building loss for any one unit and does not cover owners' belongings (FEMA condominium brochure). Owners' contents need their own policy, and the association's flood policy limits are part of the information to ask for.

What is Citizens' flood rule for condo owners?

Citizens Property Insurance lists condominium unit-owner policies among those not required to buy flood coverage under its flood rule, per Citizens (Citizens flood requirement). That is Citizens' own rule for its own policies, and a mortgage lender sets its own requirement separately.

What are Citizens' 2026 condo association rates?

For condominium associations, Citizens' 2026 changes average plus 7.7 percent for multiperil and plus 14.1 percent for wind-only policies effective on or after July 1, 2026, per Citizens (Citizens 2026 rate changes). Whether any Cove Towers association is a Citizens policyholder is not public.

What is My Safe Florida Condo?

Florida's My Safe Florida Condo Pilot Program is open to associations in buildings three or more stories tall within 15 miles of the coast: the state matches $2 for every $1 the association spends on recommended opening and roof work, up to $175,000 per association, after a free inspection; the association applies by board vote (My Safe Florida Condo Pilot Program; My Safe Florida Home). All five Cove Towers buildings are three or more stories, and each association should confirm eligibility with the program.

How do I get a real number?

For a real number, collect the elevation certificate, the association's insurance declarations, the most recent structural integrity reserve study and an HO-6 and flood quote for the unit.

Which Schools Are Near Cove Towers?

Cove Towers' nearest public school by road is Naples Park Elementary, about 3.1 road miles away, and the nearest high school is Barron Collier, about 8.4. Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools, because the district decides which schools a Cove Tower Drive address is assigned to.

Data updated: November 2026 (Florida Department of Education school directory; road-distance estimates from 425 Cove Tower Drive, measured November 4, 2026).

Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools. The table lists public schools by road distance from 425 Cove Tower Drive, with addresses from the state's school directory (FLDOE school directory).

How do I confirm a school for a Cove Towers address?

Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools. The elementary, middle and high schools assigned to Cove Tower Drive: Information not available at time of publishing (checked 2026-11-04). The district can confirm the assignment from the street address, and it should be confirmed in writing before an offer, since boundaries are the district's to set and change.

Which elementary schools are nearest by road?

By road from 425 Cove Tower Drive, Naples Park Elementary is about 3.1 miles, Pelican Marsh Elementary about 6.0, Laurel Oak Elementary about 8.0 and Veterans Memorial Elementary about 8.3. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Which middle schools are nearest by road?

North Naples Middle is about 7.2 road miles away, about 14 minutes with no traffic, and Oakridge Middle is about 10.2 road miles, about 19 minutes. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Which high schools are nearest by road?

Barron Collier High is about 8.4 road miles, Gulf Coast High about 8.5 and Aubrey Rogers High about 9.5. Aubrey Rogers High opened in 2023 at the west end of the first phase of the Veterans Memorial Boulevard extension, which runs from Livingston Road; because that road does not yet reach US 41, the drive from Cove Towers loops north, about 9.5 road miles (Gulfshore Business, July 2023). Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Which private schools are nearby?

Community School of Naples, 13275 Livingston Rd, is about 9.1 road miles; Seacrest Country Day School, 7100 Davis Blvd, about 17.1; Saint John Neumann Catholic High School, 3000 53rd St SW, about 14.4 (Community School of Naples; Seacrest Country Day School; Saint John Neumann Catholic High School). These are the nearest by road, not a statement of assignment; confirm public school zoning with the district and ask each private school about its own admissions.

How Far Is Cove Towers From Beaches, Hospitals and Shopping?

Cove Towers is about 2.7 road miles from the Delnor-Wiggins Pass State Park gate, about 3.4 from NCH North Naples Hospital and about 2.9 from the nearest Publix in operation, at Riverchase Shopping Center, measured from 425 Cove Tower Drive on November 4, 2026; the season range runs longer.

Data updated: November 2026 (road-distance and no-traffic time estimates from 425 Cove Tower Drive, measured November 4, 2026; NCH and Physicians Regional directories; Gulfshore Business, June 2026; WINK News).

Distances are road miles from 425 Cove Tower Drive, measured November 4, 2026, with no-traffic minutes; the season range adds about 25 to 60 percent for signals and January to April traffic, so drives will run longer in season.

Where is the nearest beach?

Delnor-Wiggins Pass State Park is the nearest Gulf beach by road: its gate is about 2.7 road miles from Cove Towers, about 8 minutes with no traffic and 9 to 12 in season. WINK News reported that the park reopened on February 4, 2025 after a five-month closure following Hurricanes Helene and Milton (WINK News). Check Florida State Parks for current hours and fees.

Vanderbilt Beach

Vanderbilt Beach public access, at the west end of Vanderbilt Beach Road, is about 3.9 road miles from Cove Towers, about 10 minutes with no traffic and 13 to 16 in season. McGreevy and Comisar's page on Vanderbilt Beach covers that area on its own terms.

Barefoot Beach and Clam Pass Park

Barefoot Beach Preserve sits just across Wiggins Pass, but the only road in runs north to Bonita Beach Road and back south along the island, about 8.1 road miles. Barefoot Beach Boulevard at Bonita Beach Road is about 5.9 road miles, about 12 minutes, and the preserve's south-end parking is about 23 minutes with no traffic. Clam Pass Park is about 7.1 road miles, about 13 minutes. The table also lists Veterans Community Park at about 3.9 road miles, about 8 minutes, and North Collier Regional Park at about 7.0, about 16 minutes.

Where is the nearest emergency room?

The closest emergency department by road is NCH North Naples Hospital, 11190 Health Park Blvd, about 3.4 road miles, about 8 minutes with no traffic (NCH directory; NCH emergency services). In an emergency, call 911; the drive time is a planning figure and not a response time.

Which hospitals serve the area?

NCH Baker Hospital downtown, 350 7th St N, is about 11.1 road miles; Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, about 11.0, an emergency department and comprehensive stroke center per Physicians Regional; Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, about 20.0, with an emergency department; Physicians Regional Medical Center, North, 1285 Creekside Blvd, about 3.1 road miles (Physicians Regional). NCH opened cardiac catheterization and electrophysiology labs at North Naples Hospital in March 2023 (NCH North Naples Hospital). NCH also runs a freestanding emergency department at 15420 Collier Blvd, Naples 34120 (NCH directory).

Where is walk-in care?

NCH Medical Group Immediate Care, Vanderbilt, 801 Vanderbilt Beach Rd, is about 4.3 road miles, about 8 minutes, with X-ray on site; NCH sends chest pain and breathing trouble to the emergency department (NCH urgent care). Physicians Regional also runs an urgent care network (Physicians Regional urgent care).

Where is the nearest grocery store?

Today the nearest Publix in operation is at Riverchase Shopping Center, 11200 Tamiami Trail North, about 2.9 road miles, about 7 minutes, with a pharmacy (Publix Riverchase). Whole Foods Market, 9101 Strada Pl at Mercato, is about 3.8 road miles, about 8 minutes, and is listed as open 8 a.m. to 10 p.m. daily (Whole Foods Market). Publix at Naples Walk, 2450 Vanderbilt Beach Rd, is about 6.1 road miles, about 11 minutes, with a pharmacy (Publix Naples Walk). Publix Marketplace at Pelican Bay is at 8833 Tamiami Trl N (Publix Marketplace at Pelican Bay).

When does the Gateway Shoppes Publix open?

A 55,674 sq ft Publix is under construction at Gateway Shoppes at North Bay, 13585 Tamiami Trail North, at the northwest corner of US 41 and Wiggins Pass Road, with opening expected in mid-2027, per Gulfshore Business; it is about 1.8 road miles from Cove Towers, about 5 minutes with no traffic (Gulfshore Business, June 2026). It is a planned store, not a current one, and the Riverchase Publix is the nearest in operation today.

Mercato and Waterside Shops

Mercato is about 3.9 road miles from Cove Towers, about 8 minutes with no traffic and 10 to 13 in season. Waterside Shops, 5415 Tamiami Trail N, is about 6.6 road miles, about 12 minutes and 15 to 20 in season (Waterside Shops). For a meal on the water, The Bay House, 799 Walkerbilt Road, sits on the Cocohatchee River, and The Turtle Club is at 9225 Gulf Shore Drive (The Bay House; The Turtle Club).

Coconut Point and Fifth Avenue South

Coconut Point, 23106 Fashion Dr in Estero, is about 8.9 road miles from Cove Towers, about 16 minutes with no traffic and 20 to 25 in season (Coconut Point). Fifth Avenue South in downtown Naples is about 11.6 road miles, about 22 minutes and 27 to 35 in season.

How close is I-75?

Interstate 75 is about 6.0 road miles away at Exit 111, Immokalee Road, about 12 minutes with no traffic and 16 to 20 in season. US 41, Tamiami Trail North, is much closer: about 0.95 road miles away at Wiggins Pass Road, about 3 minutes with no traffic.

How far are the airports?

Southwest Florida International is about 22.5 road miles, about 32 minutes with no traffic and 40 to 52 in season; the Naples Airport, mostly general aviation, is about 12.3.

Selling a home at Cove Towers? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Cove Towers? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Is Planned Around Cove Towers?

Cove Towers has four dated changes nearby: a Publix under construction at Gateway Shoppes at North Bay with opening expected in mid-2027, the first phase of Veterans Memorial Boulevard, preliminary flood maps in the county's review, and Foundation decisions about Summit internet service and the master documents. Nothing is under way inside the towers.

Data updated: November 2026 (Gulfshore Business, June 2026 and July 2023; WINK News, December 2024; Federal Register, December 18, 2025; Wiggins Bay Foundation notices and July 2026 newsletter).

What is opening at US 41 and Wiggins Pass Road?

A 55,674 sq ft Publix is under construction at Gateway Shoppes at North Bay, 13585 Tamiami Trail North, at the northwest corner of US 41 and Wiggins Pass Road, with opening expected in mid-2027, per Gulfshore Business; it is about 1.8 road miles from Cove Towers (Gulfshore Business, June 2026). WINK News reported in December 2024 that site work had begun, in a plaza built in 2008 (WINK News, December 2024).

What changed on Veterans Memorial Boulevard?

Aubrey Rogers High opened in 2023 at the west end of the first phase of the Veterans Memorial Boulevard extension, which runs from Livingston Road. Because that road does not yet reach US 41, the drive from Cove Towers to the school loops north, about 9.5 road miles (Gulfshore Business, July 2023). Only the first phase is described here.

Are the flood maps changing?

FEMA published notice of Collier County's preliminary new flood maps, dated March 20, 2025, in the Federal Register on December 18, 2025, with comments due by March 18, 2026 (Federal Register). Collier County has said in its own August 2026 announcement that a 90-day appeal period opened August 19, 2026 and that the new map is targeted for summer 2027; ask the county's floodplain staff which notice governs. The flood figures for each tower are the panels effective February 8, 2024.

Is anything changing inside Wiggins Bay or Cove Towers?

In a December 2025 grant recorded for 2026, the Wiggins Bay Foundation gave Cove Towers Preserve an easement to plant a clusia hedge separating the condominium from Wiggins Bay Drive (2026 easement). The Foundation's board noticed a document rewrite workshop for November 4, 2026; ask whether the master documents have changed (Foundation board notice, November 4, 2026). The July 2026 newsletter said the board was weighing an internet-only bulk contract to lower cost (July 2026 newsletter). No construction is under way inside Cove Towers; Montego's and Nevis's milestone inspections are due in 2027 on the county's map.

Cove Towers vs Pelican Isle: Which Fits You?

Cove Towers' 24-month median was $1,137,500, or $556 per county living sq ft, on 22 sales, against $1,812,000 and $646 at The Residences at Pelican Isle Yacht Club on 10 sales; both use Collier County qualified recorded sales over $100,000 and county living area, so the comparison is like for like.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

Per square foot figures are per county living sq ft. Same yardstick for every row: Collier County qualified recorded sales over $100,000 through October 16, 2026, and county living area. Regatta at Vanderbilt Beach is a mid-rise group near Vanderbilt Beach, shown for context only.

What is The Residences at Pelican Isle Yacht Club?

The Residences I, II and III at Pelican Isle Yacht Club are 138 residences built from 1995 to 1997, with county living area of 720 to 4,516 sq ft and a median of 2,862 sq ft. Over 60 months the county recorded 24 qualified sales there. Everything this page says about them comes from the county's sale and size records; their fees, rules and amenities belong to their own association.

How do prices compare?

Over 24 months, Cove Towers' median was $1,137,500, or $556 per county living sq ft, on 22 sales, against $1,812,000 and $646 at The Residences at Pelican Isle Yacht Club on 10 sales. Over 36 months the medians were $1,057,500 ($556) and $1,999,500 ($654), and over 60 months $1,175,000 ($555) and $1,912,000 ($671).

How does sales activity compare?

Cove Towers recorded more qualified sales in every window: 9 against 7 in 12 months, 22 against 10 in 24 months, 32 against 12 in 36 months and 59 against 24 in 60 months. Cove Towers has 272 residences to the Residences' 138, so the larger count partly reflects the larger number of homes.

How do sizes compare?

Cove Towers' county living area runs 1,519 to 8,540 sq ft with a median of 2,379; The Residences at Pelican Isle Yacht Club run 720 to 4,516 sq ft with a median of 2,862. The Residences reach smaller sizes at the low end, and Cove Towers reaches larger sizes at the top because of Caribe's combined 8,540 sq ft penthouse.

How do the build years compare?

Cove Towers was built from 1999 to 2002, with Aruba in 1999, Bequia in 2000, Caribe in 2001 and Montego and Nevis in 2002, per the county roll. The Residences at Pelican Isle Yacht Club were built from 1995 to 1997.

Where does Aqua at Pelican Isle fit?

Aqua at Pelican Isle is a newer, larger, higher-priced tower pair: 80 residences built in 2008 and 2017, 3,514 to 6,834 sq ft, with 11 qualified sales over 60 months at a $3,500,000 median, $909 per county living sq ft. In the 12 months to October 16, 2026 the county recorded 1 sale there at $4,550,000.

Where does Regatta at Vanderbilt Beach fit?

Regatta at Vanderbilt Beach I to III is a mid-rise group near Vanderbilt Beach, built from 1999 to 2000, with 271 residences and county living area of 420 to 2,320 sq ft (median 1,750). Over 24 months the county recorded 18 qualified sales at a $1,150,000 median, $693 per county living sq ft, and over 60 months 47 at $1,200,000, $710. It is context only, because its size range and building type differ from the Cove Towers high-rises, so it is not a like-for-like comparison.

What the county numbers cannot compare

County records give sales and sizes, not fees, rules, gate operation, amenities, flood figures or milestone and SIRS status. For Cove Towers those are in the association and Foundation documents and in the flood figures by tower; for The Residences at Pelican Isle Yacht Club, Aqua at Pelican Isle and Regatta, ask each association for them. Any comparison of monthly cost, rental rules or building condition needs those documents first.

Which fits?

The table compares the two like-for-like rows by size, build year, price band, documented fees and sales depth, not by person.

Selling a home at Cove Towers? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Cove Towers? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Why Buy at Cove Towers: Honest Pros and Cons

Cove Towers offers five WCI high-rise towers with 272 residences, a $1,137,500 24-month median on 22 qualified sales and no CDD, with trade-offs that include Zone AE in all five towers, unconfirmed SIRS completion and condominium fees that are not public. Both lists are facts from county, association and public records.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; county copy of the February 8, 2024 FEMA flood map panels, read November 4, 2026; Cove Towers Condominium Association Rules, July 23, 2026; Wiggins Bay Foundation documents; road-distance estimates measured November 4, 2026).

Pros

• Five WCI high-rise towers with 272 residences, from 1,519 sq ft to an 8,540 sq ft combined penthouse.
• Inside the gated Wiggins Bay community with a staffed gatehouse (hours not published) and a second, inner gate at Cove Towers.
• Aruba, Bequia and Caribe passed Phase 1 milestone inspections in November 2024 with no deterioration observed.
• No CDD and no non-ad valorem charges on the 2026 roll.
• Calypso Club amenities for Montego and Nevis, and pool, spa, assigned storage and assigned parking under the buildings and in carports at the original three.
• Leases in Aruba, Bequia and Caribe are allowed from 30 days, up to 4 a year.
• Delnor-Wiggins Pass State Park about 2.7 road miles away, NCH North Naples Hospital about 3.4 and I-75 about 6.0.
• Optional Tarpon Cove club membership, with a discount for buyers who join within 30 days of closing.
• The Foundation's bulk Summit fiber contract.
• 22 qualified sales in 24 months at a $1,137,500 median, $556 per county living sq ft, below the 24-month median at The Residences at Pelican Isle Yacht Club ($1,812,000) and Aqua at Pelican Isle's 60-month median ($3,500,000).

Cons

• Every tower is in Zone AE (base flood elevation 10 ft or 9 ft) and Evacuation Zone A, and likely inside the Coastal High Hazard Area.
• SIRS completion is not confirmed for any tower, and Montego and Nevis milestone inspections are due in 2027.
• Official condominium assessments and budgets are not public, and the Foundation assessment of $1,915 for 2026 comes on top.
• Preserve leasing and pet rules are not public.
• One dog to 15 inches in the original three towers, and guests and tenants may not keep pets.
• All five towers were designed under the local code of their time, before the March 1, 2002 statewide Florida Building Code.
• The club, the beach boat and any boat slip are separate costs and decisions.
• Wiggins Pass needs repeated dredging and allows a 3-foot channel at mean low water, per Coastal Angler in August 2018.
• No golf and no beach on site.
• The Gateway Shoppes Publix is not expected to open until mid-2027.
• Days on market from the MLS are not on this page.

Thinking of Selling Your Cove Towers Condo? List With the #1 Team in Southwest Florida Since 2012

Cove Towers sellers get the strongest result when a condo is priced from Collier County's recorded sales, because county records through mid-October 2026 show 22 qualified sales in 24 months across the five towers at a $1,137,500 median. McGreevy and Comisar price from the county record, not a portal estimate.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the February 8, 2024 FEMA flood map panels, read November 4, 2026; our analysis).

If you're searching for the best Cove Towers listing agent, or thinking, "I need to sell my condo in Cove Towers...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the 271 Cove Towers tax parcels, 705 sales since 1999, we read the 2026 county tax roll for all 271 parcels, and we checked all five towers against the county's copy of the February 8, 2024 FEMA flood map panels and its evacuation zones. We matched every county unit number to its tower and stack, read the Cove Towers Condominium Association's published declarations, bylaws, 2024 amendments and rules revised July 23, 2026, and compared Cove Towers with The Residences at Pelican Isle Yacht Club on one county yardstick. Jesse McGreevy and Marc Comisar price each condo by tower, stack and county living area, and put the flood record and the association paperwork in front of a buyer before the buyer has to ask.

• 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

Collier County's file shows these qualified recorded sales across the five Cove Towers condominiums, with the window named beside each figure.

These counts cover sales over $100,000 that the county marks as qualified, so a deed the county does not mark as qualified is not in them.

What Is Your Cove Towers Condo Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, and we will follow up with a number built on the county's qualified recorded sales, adjusted for tower, stack and county living area. Our Naples home valuation page explains our method.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full process, read our guide to selling a home in Naples.

Buying at Cove Towers instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.

How do you price a Cove Towers condo?

We start with the windows the record can support. The 24-month window leads because it is the shortest one with 10 or more qualified sales: 22 sales from $650,000 to $2,185,000 at a $1,137,500 median. We weigh it against the 60-month window, 59 sales at a $1,175,000 median, then narrow to your tower and your stack's county living area, and test the result against The Residences at Pelican Isle Yacht Club on the same county yardstick. Calendar-year medians were $1,280,000 in 2022 and $1,210,000 in 2023, and 2025's 14 sales had a $1,047,500 median, so we price from today's record. We make no forecast.

Does my tower change the price?

It can, so we start with your own tower. Over 60 months the medians ran $900,000 at Bequia (12 sales), $1,047,500 at Aruba (12), $1,175,000 at Caribe (11), $1,312,500 at Montego (12) and $1,547,500 at Nevis (12), and the per county living sq ft figures ran from $505 at Montego to $625 at Aruba. Shorter windows hold fewer than 10 sales in every tower, so those are ranges only. We compute no new statistic from these counts.

Does my stack, floor or size change the price?

Size comes next. By county living area, 122 residences are 1,500 to 1,999 sq ft (11 sales in 24 months at a $985,000 median, $585 per county living sq ft), 68 are 2,000 to 2,599 (5 sales, no median), 74 are 2,600 to 3,299 (6 sales, no median) and 7 are 3,300 sq ft or more (no sales). Every residence in a numbered stack is the same size on the county record, so your stack's county living area, from Aruba's 1,519 sq ft 02 stack to Caribe's combined 8,540 sq ft penthouse, is the starting point. We state no floor premium and make no value claim from a stack.

What will a buyer ask me for?

A buyer will ask for the resale package that s. 718.503 requires: the declaration, rules, budget, milestone inspection summary, the structural integrity reserve study or a statement that none exists, and the association's question and answer sheet. Expect requests for the estoppel, the association's sale approval, the seller flood disclosure under s. 689.302, the elevation certificate, shutter approvals, and the status of any Tarpon Cove club membership or boat slip. We gather these at listing.

How do the sale approval, sign and open-house rules affect my listing?

In Aruba, Bequia and Caribe every sale needs association approval, owners notify the manager before listing, for-sale signs are not allowed on association property, prospective buyers are escorted, and building security codes go only to licensed real estate brokers. Open houses run Saturday and Sunday from 1 to 4 p.m. with 48 hours' notice and a form, tighter than the Wiggins Bay Foundation's 1 to 5 p.m. We plan showings around those rules and market your condo online and by appointment.

Your Local Real Estate Experts

Cove Towers owners call McGreevy and Comisar when a condo has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

• 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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a condo at Cove Towers? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Cove Towers? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Cove Towers realtors, and the reviews on the team's Google Business Profile describe what a Cove Towers seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review

★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review

★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review

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

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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Cove Towers buyers ask what the five towers are, what has sold, which association governs a unit, what the flood map says tower by tower and which documents to read before an offer. Each answer draws on a county record, a statute or a published document, and where a fact is not published we say what to ask for.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the February 8, 2024 FEMA flood map panels, read November 4, 2026; Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026; Wiggins Bay Foundation documents and newsletters; Florida Statutes; our analysis).

What is Cove Towers in Naples, FL?

Cove Towers is a gated group of five high-rise condominium towers built by WCI Communities on Cove Tower Drive in Naples, Florida: Aruba, Bequia and Caribe at Cove Towers, finished from 1999 to 2001, and Montego and Nevis at Cove Towers Preserve, finished in 2002, with 272 residences in all (271 tax parcels, because two Caribe penthouses were combined). Collier County's 2026 roll records 271 tax parcels for 272 declared residences: 50 in Aruba, 50 in Bequia, 56 in Caribe (55 parcels), 58 in Montego and 58 in Nevis.

Where is Cove Towers located?

Cove Towers sits inside the gated Wiggins Bay community in unincorporated Collier County, reached off Wiggins Pass Road by way of Wiggins Bay Drive between Vanderbilt Drive and US 41; it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34110. Aruba is 430 Cove Tower Drive, Bequia 420, Caribe 425, Montego 445 and Nevis 455.

What ZIP code is Cove Towers in, and is it in the City of Naples?

Cove Towers is in ZIP code 34110, and its mailing city is Naples, but it is in unincorporated Collier County, not the City of Naples. The tax roll proves it: millage area 143 carries the Unincorp Gen Mstd levy of 0.6844 mills and no municipal levy.

How many towers are in Cove Towers, and what are they called?

Cove Towers has five towers, not three: Aruba at Cove Towers (430 Cove Tower Drive, 1999), Bequia at Cove Towers (420, 2000), Caribe at Cove Towers (425, 2001), Montego at Cove Towers Preserve (445, 2002) and Nevis at Cove Towers Preserve (455, 2002 on the county roll). Bequia is the westmost tower, nearest the bay, followed by Caribe, Montego and Nevis to the east, with Aruba north of Bequia and Caribe.

How many residences are in Cove Towers?

Cove Towers has 272 residences (271 tax parcels, because two Caribe penthouses were combined): 50 in Aruba, 50 in Bequia, 56 in Caribe, 58 in Montego and 58 in Nevis. Caribe was declared with 56 residences; penthouses 1701 and 1702 are now one combined 8,540 sq ft residence on a single tax parcel, so the county roll counts 55.

Is Cove Towers part of Wiggins Bay or Tarpon Cove?

Cove Towers is part of Wiggins Bay. Cove Towers is not Tarpon Cove, the neighboring single-family community, and it is not any of the other condominiums inside Wiggins Bay; WCI marketed the five towers as 'Cove Towers at Tarpon Cove', but they sit in the Wiggins Bay planned unit development and belong to the Wiggins Bay Foundation. The county's Ordinance 82-121 adopted that PUD on December 23, 1982, per the Foundation's copy.

What is Cove Towers Preserve?

Cove Towers Preserve is the name WCI gave its last two towers, Montego and Nevis, and the name of their condominium association, Cove Towers Preserve Condominium Association, Inc., with 116 units and its own amenity building, the Calypso Club. It is a separate condominium association, not a separate master association and not a different community; the original three towers, 156 units, belong to Cove Towers Condominium Association, Inc., and both belong to the Wiggins Bay Foundation, Inc. See Cove Towers Preserve.

What road is the Cove Towers entrance on?

Cove Tower Drive connects to Wiggins Bay Drive, which runs north to Wiggins Pass Road; from there Vanderbilt Drive lies to the west and US 41, Tamiami Trail North, about 0.95 road miles away to the east, about 3 minutes with no traffic. The entrance is off Wiggins Pass Road by way of Wiggins Bay Drive.

Is Cove Towers a gated community?

Yes, Wiggins Bay has a staffed gatehouse at its entrance (hours not published): attendants check visitors against the dwellingLIVE guest system and photo ID, residents and registered tenants enter by barcode, and the community speed limit is 15 mph, per the Foundation's Gate Procedures. Cove Towers Preserve describes itself as "a gated community within a gated community in the Wiggins Bay Foundation", and the recorded Aruba declaration places the inner gatehouse entrance area on the Preserve's land, with upkeep shared 58 percent and 42 percent between the two associations; how the inner gate is operated is not published.

Who staffs the Wiggins Bay gate, and when?

The Wiggins Bay Foundation runs the community gate and the private roads through its manager, and the gatehouse is staffed, but the hours are not published. Ask the Foundation's manager for the current staffing hours, and ask each association how the inner Cove Towers gate is run. We do not describe the gate as staffed at all times because no document says so.

How do guests and contractors get past the gate?

Residents register guests and vendors in dwellingLIVE; a visitor the resident cannot reach is turned around, marked delivery vehicles enter automatically, unmarked couriers show company ID, and ride-share passengers show photo ID, per the Foundation's Gate Procedures. Contractors work Monday to Friday from 8:30 a.m. to 4:30 p.m. and Saturday from 8:30 a.m. to 12:30 p.m., and the Foundation bars contractor work on six holidays except emergencies.

Who built Cove Towers, and when?

WCI Communities developed all five towers. Its filings describe a builder that pre-sold each tower before starting it, hired bonded third-party general contractors under guaranteed maximum price contracts, and ran each project through turnover of the condominium association to the owners. Aruba was built in 1999, Bequia in 2000, Caribe in 2001 and Montego and Nevis in 2002, per the county roll; Nevis's declaration was recorded January 2, 2003.

How many floors does each tower have?

By floor numbering, Aruba and Bequia rise to a 15th floor and Caribe, Montego and Nevis to an 18th; the 2024 milestone filings record 15, 15 and 18 stories for Aruba, Bequia and Caribe, and no tower has a floor numbered 13. Every tower has four residences on each typical floor, numbered 01 to 04, and the top floor holds two penthouses.

Are the Cove Towers buildings concrete?

The 2024 milestone reports describe Aruba, Bequia and Caribe as reinforced concrete towers with prestressed concrete floor slabs, masonry block, and pile foundations with pile caps; the engineer recorded no concrete spalling, no rebar corrosion and no previous patching or repairs, and each building passed Phase 1. Montego's and Nevis's construction reports are not public.

How big are Cove Towers condos?

Collier County's records give Cove Towers residences a county living area of 1,519 to 3,222 sq ft in Aruba (median 1,754), 1,621 to 3,222 in Bequia (median 1,762), 1,854 to 8,540 in Caribe (median 2,491, where the 8,540 is the combined penthouse), 2,379 to 4,811 in Montego (median 2,645) and 2,556 to 5,350 in Nevis (median 2,760); the median for all five is 2,379 sq ft. For these condominiums the county's living area matches the sizes WCI marketed, so it is a fair measure of the residence.

How many bedrooms do Cove Towers condos have?

The county roll carries no bedroom counts. WCI's filings described Aruba and Bequia as 50 two- and three-bedroom and penthouse residences each and Caribe as 56 two- and three-bedroom and penthouse residences; WCI's September 2001 filing described Montego as 58 three- and four-bedroom residences and penthouses. Per listing descriptions, Aruba's 01 stack is a three-bedroom, two-bath corner plan, Caribe's 01 stack has three bedrooms and three full baths, and Montego's 02 stack holds three-bedroom plans.

Are there penthouses at Cove Towers?

Cove Towers has 12 declared penthouses on 11 tax parcels: two each in Aruba (3,222 and 3,010 sq ft), Bequia (3,222 each), Montego (4,811 each) and Nevis (5,350 and 5,325), and four in Caribe, where 1801 and 1802 are 4,270 sq ft each and 1701 and 1702 are now one 8,540 sq ft residence. The county's PH units are the penthouses.

Why does the county record show a different square footage than a listing?

Cove Towers listings sometimes quote larger figures that include lanais or use other measurements, while the county's living area is a single consistent measure across all 271 parcels and matches the sizes WCI marketed. We price from the county figure, so every per square foot number we give is per county living sq ft. Ask the seller which measurement a listing quotes.

Do Cove Towers condos have garage parking and storage?

Parking spaces and storage lockers at Aruba, Bequia and Caribe are common elements whose use is assigned to units: the rules describe assigned under-building and covered spaces, a lower garage and carports, one vehicle per space, and an assigned storage locker for every unit. Cove Towers Preserve lists upper and lower garage parking and private storage lockers. No separate garage or parking parcel exists on the county roll.

What amenities does Cove Towers have?

Amenities differ by association. Aruba, Bequia and Caribe name one pool area with a hot tub and pool house open dawn to dusk, association gas grills, assigned storage lockers, bike storage, kayak racks at $100 a year, trash chutes and an on-site management office, per the 2026 rules. Cove Towers Preserve lists a private pool and spa, a social room with kitchen and bar, a fitness facility and two guest suites at the Calypso Club, plus outdoor dining with BBQ.

What is the Calypso Club?

The Calypso Club is the amenity building of Cove Towers Preserve, for Montego and Nevis. WCI planned it with a pool, fitness center, spa facility and two poolside guest suites, and the Preserve association lists two guest suites, a social room with kitchen and bar, a fitness facility and a private pool and spa today. It sits on the Preserve's 8.06-acre common parcel at 465 Cove Tower Drive.

Is Tarpon Cove club membership mandatory?

No. Membership in the Tarpon Cove Beach and Racquet Club (long known as Tarpon Cove Yacht and Racquet Club), 471 Bay Club Drive, is optional for Cove Towers owners: the Wiggins Bay declaration says a resident "shall not be obliged to be a member", and the club offers social membership to residents and non-residents of Wiggins Bay and Tarpon Cove, with a discounted initiation fee for buyers who join within 30 days of closing and a transfer fee when a home already carries a membership. None of the three Cove Towers declarations, the bylaws or the 2026 rules mention the club.

How much does the Tarpon Cove club cost?

The club does not publish its initiation fee or dues; it gives a dues and fees schedule on inquiry, per its join page. We print no club figure because none is published. Ask the club in writing for the current schedule, and for the transfer fee if the home you are buying already carries a membership.

Is there a boat shuttle from Cove Towers to the beach?

Club members can ride the club's boat, the Endless Summer, to the beach at Delnor-Wiggins Pass State Park, per the club's own site; it is a club amenity, not a Cove Towers or Wiggins Bay Foundation service. Cove Towers itself has no beach.

Can I get a boat slip at Cove Towers?

The boat slips at Wiggins Bay, about 93 to 96 of them at the club on the Cocohatchee River, belong to the Wiggins Bay Dock Owners Association, not to Cove Towers. No slip is tied to a Cove Towers unit; a slip is bought or rented separately from its owner, and owner-posted slips on the WBDOA site run 30 to 48 ft with lifts of 13,000 to 40,000 lb, listings the WBDOA marks as not final.

Is Wiggins Pass shallow, and can big boats get out?

Wiggins Pass is a natural pass that needs repeated dredging: Coastal Angler reported in August 2018 that a dredge straightened the channel from the Cocohatchee River mouth to the safe water mark, and that the management plan allows only a 3-foot channel at mean low water. Ask a marine professional about current depth and bridge clearance before you buy for a boat.

What are the condo fees at Cove Towers?

Quarterly condominium assessments shown in 2025 and 2026 listing records ran about $3,091 to $6,243 for Aruba, Bequia and Caribe residences and about $5,853 to $5,935 for Montego and Nevis; these are per listing records, not association figures, and vary by unit size. The association's budget and the estoppel give the official figure, so confirm with the association and the estoppel before you write an offer.

Is there a master association fee on top of the condo fee?

Yes. The Wiggins Bay Foundation's 2026 annual assessment is $1,915, due January 1, per its January 2026 newsletter, about $478.75 a quarter ($1,915 ÷ 4), on top of the condominium's own assessment. It is the same for every completed unit and is collected through each condominium association.

Are there special assessments at Cove Towers?

No special assessment notice is public; ask for 12 months of minutes and the estoppel. Cove Towers rules require every owner to carry an HO-6 unit-owner policy that includes at least $2,000 of special assessment (loss assessment) coverage, and Florida law requires that minimum on every unit-owner policy, per s. 627.714.

Is there a CDD at Cove Towers?

Collier County's community development district map shows no district at Cove Tower Drive, and the 2026 tax roll shows $0 in non-ad valorem charges on all 271 Cove Towers parcels. No Cove Towers parcel carries a CDD, special district or solid-waste line on its 2026 bill.

How much are property taxes on a Cove Towers condo?

The median 2026 total tax bill across the 271 Cove Towers parcels is $7,035, at 9.3696 mills in millage area 143. At that rate a $1,000,000 taxable value owes $9,369.60 a year before exemptions, an illustration and not any unit's bill, and each $100,000 of taxable value costs $936.96 a year. The property appraiser sets taxable value after a sale, so ask for an estimate on the specific unit.

Has Cove Towers completed its milestone inspections?

Aruba, Bequia and Caribe each passed a Phase 1 milestone inspection in November 2024, with no deterioration observed, and the county's milestone map shows their next cycle in 2034; Montego and Nevis show as not yet due, with 2027 as their milestone year.

Has each Cove Towers association finished its SIRS?

Completion is not confirmed for any of the five towers. Florida requires a structural integrity reserve study at least every 10 years for buildings three or more stories tall, and the state's condominium division says associations that existed on or before July 1, 2022 had to complete their first study by December 31, 2025. Ask the seller and the association for the study, the funding plan and the current budget.

What flood zone is Cove Towers in?

On the county's copy of FEMA's flood maps, effective February 8, 2024, all five Cove Towers buildings sit in Zone AE: Aruba, Bequia and Caribe with a 10 ft base flood elevation on panel 12021C0187J, and Montego and Nevis with a 9 ft base flood elevation on panel 12021C0191J. Whether a lender requires flood insurance on a Cove Towers unit is the lender's decision, based on the flood map and the loan; ask your lender before you write an offer.

What hurricane evacuation zone is Cove Towers in?

Every Cove Tower Drive address is in Collier County Hurricane Evacuation Zone A, the first zone ordered out for storm surge, and the Wiggins Bay Foundation tells residents the same, per its July 2026 newsletter. Look up any address on Know Your Zone.

Did Cove Towers flood or take damage in Hurricane Ian?

No public storm report we checked names damage at the five Cove Towers buildings; ask the seller and the association for the building's storm, claim, repair and special assessment history. The National Hurricane Center reports water level sensors measuring greater than 9 ft above MHHW from San Carlos Island southward through Delnor-Wiggins State Park, and the November 2024 Phase 1 milestone reports for Aruba, Bequia and Caribe, made after Ian, found no deterioration and no previous patching or repairs.

What does the master policy cover versus my HO-6?

Under Florida law each condominium association insures the building as originally installed at replacement cost, re-appraised at least every 3 years, and each unit owner insures the floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments inside the unit, plus personal property, per s. 718.111. Every unit-owner policy must include at least $2,000 of loss assessment coverage with a deductible of no more than $250.

Can I rent out my Cove Towers condo, and for how long?

In Aruba, Bequia and Caribe every lease needs association approval: the owner gives written notice 20 days before occupancy, the board has 20 days to decide, the minimum term is 30 consecutive days, no unit may be leased more than 4 times in a calendar year, the longest term is 1 year with no renewal options, and subleasing is not allowed; a new lease costs $150 per applicant. A later amendment restricting rentals binds only owners who voted for it and owners who take title after it is adopted, per s. 718.110. Montego's and Nevis's rules are in their recorded documents, which are not public; ask the Preserve association for them.

Are pets allowed at Cove Towers?

Aruba, Bequia and Caribe allow one dog no taller than 15 inches at the shoulder, or two cats, plus up to two birds; guests and tenants may not keep pets, and the registration form says dogs are breed restricted. The Wiggins Bay declaration allows household pets in reasonable numbers, and the stricter tower rule governs inside the towers. Montego's and Nevis's pet rules are in the Preserve's recorded documents, which are not public.

How far is Cove Towers from the beach, the hospital and the airport?

Distances are road miles from 425 Cove Tower Drive, measured November 4, 2026, with no-traffic minutes. Delnor-Wiggins Pass State Park is about 2.7 road miles, about 8 minutes; Vanderbilt Beach public access is about 3.9, about 10 minutes; NCH North Naples Hospital is about 3.4, about 8 minutes; and Southwest Florida International is about 22.5 road miles, about 32 minutes. Drives run longer in season.

Frequently Asked Questions: Seller Edition

Cove Towers sellers ask what a condo is worth, how tower, stack and county living area change the price, what a buyer will request and which statutes shape the sale. Each answer draws on a county record, a statute, a published association document or our analysis, and where a figure is not published we print none.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; county copy of the February 8, 2024 FEMA flood map panels, read November 4, 2026; Cove Towers Condominium Association Rules and Regulations, revised effective July 23, 2026; Florida Statutes; our analysis).

How do I sell my Cove Towers condo?

Start with a price built from the county's recorded sales for your tower and stack, then gather the resale package that Florida law requires, the seller flood disclosure and the estoppel, and plan the association's sale approval into your closing date. We handle each step with you; our guide to selling a home in Naples lays out the full process, and Jesse is at (239) 898-6072.

What is my Cove Towers condo worth?

We give no number for one unit without looking at it, but the record frames the range. Over 24 months, 22 qualified sales across the five towers ran from $650,000 to $2,185,000 at a $1,137,500 median, and your tower's 60-month median and your stack's county living area narrow that. Our free home valuation starts from those sales.

What have Cove Towers condos sold for in the past year?

In the 12 months to October 16, 2026, Collier County recorded 9 qualified Cove Towers sales from $725,000 to $2,185,000, too few for a median; the newest was $1,100,000 at Nevis on August 21, 2026. Nine sales is a small sample, so we read it beside the 24-month window.

Why do you lead with a 24-month window?

The 24-month window leads because it is the shortest window with at least 10 qualified sales: 22 sales from October 2024 to October 2026, $650,000 to $2,185,000, median $1,137,500, or $556 per county living sq ft. The 12-month window holds only 9 sales, too few for a median, so a shorter window would be a guess.

Which Cove Towers building sells for the most per square foot?

Over 60 months, per county living sq ft, Aruba ran $625, Nevis $593, Bequia $552, Caribe $506 and Montego $505, each on 11 or 12 sales. These are county records, not a value claim for your unit: a higher figure in one tower does not set the price of a condo in another, and your stack's size and the tower's own sales matter more.

Should I price against my own tower or all five?

Start with your own tower and stack, then widen. Each tower has 11 or 12 qualified sales in 60 months and fewer than 10 in shorter windows, so same-tower, same-stack sales come first, then the association (15 sales at a $1,030,000 median over 24 months for Aruba, Bequia and Caribe; 7 sales, no median, for Montego and Nevis), then all five towers.

Does my stack or floor change the value?

Your stack sets the size, and size sets the starting comparison. Every residence in a numbered stack is the same size on the county record, from 1,519 sq ft in Aruba's 02 stack to 8,540 sq ft for Caribe's combined penthouse, and 122 residences sit at 1,500 to 1,999 sq ft against 68 at 2,000 to 2,599, 74 at 2,600 to 3,299 and 7 at 3,300 or more. We state no floor premium and make no value claim.

Which comparable sales do you use?

We use sales in your tower and stack first, matched on county living area and recording date, then the rest of your association, then all five towers, and we test the result against The Residences at Pelican Isle Yacht Club on the same county yardstick: qualified recorded sales over $100,000 and county living area. We exclude priced deeds the county did not mark qualified.

How does price per square foot work here?

We divide price by the county's living area, which for these condominiums matches the sizes WCI marketed. Across all five towers that is $556 per county living sq ft over 24 months and $555 over 60 months. Compare like with like, because listings sometimes quote larger figures that include lanais or use other measurements.

Are Cove Towers prices up or down?

Calendar-year medians rose from $773,750 in 2021 to $1,280,000 in 2022 and $1,210,000 in 2023; 2025's 14 qualified sales had a $1,047,500 median, and 2026's 8 sales through mid-October ran from $725,000 to $2,185,000. Those are county records, not a forecast, and we give no percent change.

Were any deeds left out of the county numbers?

Seven priced deeds recorded in the last 36 months were not marked qualified by the county and are left out of every count and median here. The sales we count are the qualified recorded sales over $100,000 through October 16, 2026, from the county file dated October 27, 2026.

How long do Cove Towers condos take to sell?

Days on market comes from the Southwest Florida MLS, and we do not print it here because the county record does not hold it. Ask us for the current report for your tower, and we will pull the days on market for the condos that matched yours.

How many condos are competing with mine?

The active count changes week to week and lives in the MLS, not in the county's recorded sales. Ask us for the current count for your tower and size band, and we will show you which listings a buyer is comparing with yours and how long each has been on the market.

When is the best time to list?

We give no calendar rule because the county record does not support one. Buyer traffic and showing activity can shift with the time of year, so ask us for the current MLS report and we will set a listing date around your closing date, the association's 20-day lease and sale approval timelines and the open-house rules.

Can I put a sign up or hold an open house?

Not a sign. In Aruba, Bequia and Caribe for-sale signs are not allowed on association property, and the Wiggins Bay declaration lets the Foundation withhold approval of for-rent and for-sale signs. The Foundation allows open houses only on Saturday and Sunday from 1 to 5 p.m., with the gate told by noon the Friday before; inside those three towers the association's rule is tighter, 1 to 4 p.m. with 48 hours' notice and a form.

Who is the best listing agent for Cove Towers?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every qualified recorded sale the county file holds for Cove Towers since 1999. Call Jesse at (239) 898-6072.

How do I choose a listing agent?

Ask each candidate to show the sales behind the price, name the window, and say what the county does and does not record. Ask how the agent will handle your tower and stack, the flood zone, the elevation certificate, the milestone and SIRS paperwork and the association's sale approval. An agent who quotes one price with no sales is guessing.

How do I check a Florida agent's license?

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). Ask any agent for a license number and confirm it with the Commission before you sign a listing agreement.

What condo documents must I give a buyer?

Florida law entitles a resale buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the most recent structural integrity reserve study or a statement that none exists, and the association's question and answer sheet, with 7 days to cancel after receiving them, not counting weekends and legal holidays, per s. 718.503.

What if my building has not finished its SIRS?

Then the buyer's package carries a statement that no study exists, and the buyer will ask why and when. Ask the association now for the most recent study, the funding plan and the current budget. The state's condominium division says associations that existed on or before July 1, 2022 had to complete their first study by December 31, 2025, and Gulfshore Business reported in July 2026 that 83 percent of Naples' 245 identified condominium buildings had completed theirs as of mid-2025.

Can a buyer back out after reading the documents?

Yes, within the window the law gives. A resale buyer has 7 days to cancel after receiving the condominium documents, not counting weekends and legal holidays, so we deliver the full package at listing and put the date of delivery in the contract file. A complete package shortens the uncertainty on both sides.

What is an estoppel certificate, and what does it cost here?

An estoppel certificate states what the owner owes the association. The association must issue it within 10 business days of a request, and it stays effective for 30 days, or 35 if delivered by mail, per s. 718.116. For Aruba, Bequia and Caribe the manager's posted fees (checked 2026-11-04) are $335 standard and $446 rush, plus $179 if delinquent; with a $135 lender questionnaire the standard total is $470 ($335 + $135). Preserve fees are not published.

Does the association approve my buyer?

In Aruba, Bequia and Caribe, yes: every sale needs association approval, and no buyer may end up owning more than two units in the same condominium. The association's sale application fee is a preset fee, and its amount is not published. Plan your closing date around the approval, and ask the Preserve association for its own process if you own at Montego or Nevis.

Do I have to disclose a pending special assessment?

Florida's standard contract forms treat special assessments by what has been levied or is pending at contract; who pays installments after closing depends on the contract, so ask your agent to fill in that section, per Florida Realtors. No special assessment notice is public for Cove Towers; ask for 12 months of minutes and the estoppel so you know what to disclose.

What flood disclosure must I give?

Florida sellers answer three questions under s. 689.302: known flood damage, flood insurance claims including NFIP, and flood assistance including FEMA. Answer them from your own records and the association's, and gather any elevation certificate before you list.

What will buyers ask about flood and storms?

They will ask which flood zone the tower is in: Aruba, Bequia and Caribe are in Zone AE with a 10 ft base flood elevation, and Montego and Nevis in Zone AE with 9 ft, effective February 8, 2024. They will ask for the elevation certificate, and the county's index lists certificates for addresses at Caribe and Nevis and for two common structures on the Preserve's land, none for Aruba, Bequia or Montego. No public storm report we checked names damage at the five Cove Towers buildings; buyers will ask for the building's storm, claim, repair and special assessment history.

Will a buyer's lender approve my building?

We make no approval claim, because the lender decides. Lenders review the condominium questionnaire (the Cove Towers Condominium Association manager's posted fee is $135, or $234 rush), the association's insurance and the structural integrity reserve study. Lenders and buyers read the estoppel for unpaid balances and pending assessments before closing, per The Close. Ask the buyer's lender early.

Can I sell while my unit is rented?

Yes, but have the lease in hand. In Aruba, Bequia and Caribe leases need association approval and run no longer than 1 year, and the buyer takes the unit subject to the lease terms the contract describes. Give the buyer the lease, the approval and the rent status at contract so the closing date is not a surprise.

Can I sell my Tarpon Cove club membership with the condo?

Ask the club in writing. The club charges a transfer fee when a home already carries a membership, and it does not publish its fees, so we print no figure. Membership is optional for Cove Towers owners, and none of the three Cove Towers declarations, the bylaws or the 2026 rules mention the club.

Can I sell my boat slip with my condo?

A slip is a separate asset. The boat slips at Wiggins Bay belong to the Wiggins Bay Dock Owners Association, not to Cove Towers, and no slip is tied to a Cove Towers unit; a slip is bought or rented separately from its owner. Treat a slip sale as its own transaction, and ask the WBDOA about its own transfer process.

Should I renovate before selling?

Plan the approvals first. In Aruba, Bequia and Caribe any work beyond routine painting needs written approval, with a 30-day review on a complete application; hard flooring requires removal to the slab and sound underlayment at least equal to 1/4 inch cork, and bathroom remodels need cement board and a shower pan liner. We make no value claim for a renovation; ask us how a project fits your listing date.

What does it cost to sell?

We give no figure here because the contract sets who pays what. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Your costs depend on your association's estoppel and resale package fees, the Foundation's open-house and gate rules, and your agreement with us, so ask us for a net sheet built for your unit.

Do I owe capital gains tax when I sell?

We give no figure. The answer depends on how long you owned the condo, how you used it and your basis, so ask a tax professional before you list. We can give your accountant the recorded sale price history from the county file.

What happens to my homestead exemption when I sell?

Your homestead exemption ends with the sale, and a portability benefit moves only by application. 144 of the 271 Cove Towers parcels carry a homestead exemption on the 2026 roll, a tax fact only. Ask the Collier County Property Appraiser's office and a tax professional how it applies to your sale and your next purchase.

Downloadable Documents

Cove Towers documents are public PDFs, federal and state lookup tools and the associations' own published copies, each linked to the office or publisher that issues it. Open them for the full text behind the flood, association, gate, milestone and Foundation facts we cite, and read each as it stands today.

Data updated: November 2026 (all documents accessed November 4, 2026).

Sources and Authoritative References

Cove Towers facts come from county, state and federal records, Florida statutes, Foundation and association documents, WCI Communities' SEC filings and news reports. Each entry names the publisher and the item, with its date where the file gives one, so you can check any number. County data files and map layers are listed in words without a link.

Data updated: November 2026 (all linked entries accessed November 4, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026).

The Cove Towers associations and managers

1. Cove Towers Condominium Association home page, hosted by KW Property Management and Consulting (accessed November 4, 2026)
2. Cove Towers public documents page, Cove Towers Condominium Association (accessed November 4, 2026)
3. Aruba at Cove Towers declaration, amended and restated 2011, Cove Towers Condominium Association (accessed November 4, 2026)
4. Bequia at Cove Towers declaration, amended and restated 2011, Cove Towers Condominium Association (accessed November 4, 2026)
5. Caribe at Cove Towers declaration, amended and restated 2011, Cove Towers Condominium Association (accessed November 4, 2026)
6. Bylaws, Cove Towers Condominium Association (accessed November 4, 2026)
7. Articles of Incorporation, Cove Towers Condominium Association (accessed November 4, 2026)
8. Rules and Regulations, revised effective July 23, 2026, Cove Towers Condominium Association (accessed November 4, 2026)
9. Lease application, Cove Towers Condominium Association (accessed November 4, 2026)
10. Pet registration, Cove Towers Condominium Association (accessed November 4, 2026)
11. Trickle charging rule amendment, Cove Towers Condominium Association (accessed November 4, 2026)
12. Leak detection and high-risk components amendment, 2024, Cove Towers Condominium Association (accessed November 4, 2026)
13. Wiggins Bay Foundation Summit update, August 28, 2025, posted by Cove Towers Condominium Association (accessed November 4, 2026)
14. Aruba milestone Phase 1 report, November 2024, Cove Towers Condominium Association (accessed November 4, 2026)
15. Bequia milestone Phase 1 report, November 2024, Cove Towers Condominium Association (accessed November 4, 2026)
16. Caribe milestone Phase 1 report, November 2024, Cove Towers Condominium Association (accessed November 4, 2026)
17. IntelliSensor leak detection notifications page, Cove Towers Condominium Association (accessed November 4, 2026)
18. Cove Towers Preserve Condominium Association website, Cove Towers Preserve (accessed November 4, 2026)
19. Estoppel request and payment page, KW Property Management and Consulting (accessed November 4, 2026)
20. Guest Services Property Management website, Guest Services Property Management (accessed November 4, 2026)

The Wiggins Bay Foundation

21. Wiggins Bay Foundation home page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
22. Foundation documents page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
23. Foundation policies page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
24. Foundation property management page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
25. Foundation newsletters page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
26. Foundation other documents page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
27. Declaration of Covenants for Wiggins Bay with articles of incorporation and bylaws, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
28. 1996 amendment to the Wiggins Bay declaration, July 23, 1996, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
29. 1997 certificate of amendment, August 28, 1997, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
30. Assignment of developer rights, 2007, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
31. Preservation of use restrictions, 2015, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
32. Amendment to the declaration with legal description, 1984 supplemental declaration, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
33. 1989 dock parking restriction, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
34. Easement for Cove Towers planting, January 2026, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
35. Ian assessment update, Wiggins Bay Foundation, Inc., November 2023 (accessed November 4, 2026)
36. Wiggins Bay PUD Ordinance 82-121, revised, Collier County ordinance, Foundation copy (accessed November 4, 2026)
37. Wiggins Bay PUD close-out summary, 2013, Collier County staff summary, Foundation copy (accessed November 4, 2026)
38. Wiggins Bay plat, Plat Book 13, page 89, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
39. Wiggins Bay Gate Procedures, Wiggins Bay Foundation, Inc., 2024 (accessed November 4, 2026)
40. Wiggins Bay Foundation open house policy, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
41. No contractor work notice, 2024, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
42. Board meeting notice, November 4, 2026, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
43. Summit Broadband page, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
44. Summit Broadband welcome kit, bulk service, July 29, 2024, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
45. Current Summit channels, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
46. Summit Broadband presentation, December 6, 2024, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
47. Summit upgrade suspension notice, January 16, 2025, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
48. October 2026 Foundation newsletter, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
49. July 2026 Foundation newsletter, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
50. April 2026 Foundation newsletter, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
51. January 2026 Foundation newsletter, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)
52. October 2025 Foundation newsletter, Wiggins Bay Foundation, Inc. (accessed November 4, 2026)

The developer and the state condominium record

53. WCI Communities Form S-4, April 6, 2001, U.S. Securities and Exchange Commission (accessed November 4, 2026)
54. WCI Communities Form S-1, September 6, 2001, U.S. Securities and Exchange Commission (accessed November 4, 2026)
55. WCI Communities Form 10-K405 for 2001, U.S. Securities and Exchange Commission (accessed November 4, 2026)
56. WCI Communities 424B4 prospectus, March 12, 2002, U.S. Securities and Exchange Commission (accessed November 4, 2026)
57. WCI Communities Form 10-K for 2002, U.S. Securities and Exchange Commission (accessed November 4, 2026)
58. WCI Communities 10-Q exhibit 4.1, loan agreement recitals, U.S. Securities and Exchange Commission (accessed November 4, 2026)
59. WCI Communities Form 8-K, August 6, 2008, U.S. Securities and Exchange Commission (accessed November 4, 2026)
60. Florida condominium extract, Florida Department of Business and Professional Regulation (accessed November 4, 2026)

The club, the docks and the water

61. Tarpon Cove Beach and Racquet Club home page, Tarpon Cove club (accessed November 4, 2026)
62. Join the club, Tarpon Cove club (accessed November 4, 2026)
63. The club, Tarpon Cove club (accessed November 4, 2026)
64. Club lifestyle page, Tarpon Cove club (accessed November 4, 2026)
65. Club tennis page, Tarpon Cove club (accessed November 4, 2026)
66. World Property Journal, Tarpon Cove Yacht and Racquet Club column, 2011, World Property Journal (accessed November 4, 2026)
67. Wiggins Bay Dock Owners Association home page, Wiggins Bay Dock Owners Association (accessed November 4, 2026)
68. About the Wiggins Bay Dock Owners Association, Wiggins Bay Dock Owners Association (accessed November 4, 2026)
69. Wiggins Bay Dock Owners Association sales and rentals, Wiggins Bay Dock Owners Association (accessed November 4, 2026)
70. Wiggins Bay Dock Owners Association 2023 construction page, Wiggins Bay Dock Owners Association (accessed November 4, 2026)
71. Finally the end of the 2018 Wiggins Pass dredge, Coastal Angler, August 2018 (accessed November 4, 2026)

Florida law and the state's condominium division

72. Florida Statutes s. 553.899, milestone inspections, Florida Legislature (accessed November 4, 2026)
73. Florida Statutes s. 718.112, bylaws and structural integrity reserve studies, Florida Legislature (accessed November 4, 2026)
74. Florida Statutes s. 718.503, developer and resale disclosures, Florida Legislature (accessed November 4, 2026)
75. Florida Statutes s. 718.116, assessments and estoppel, Florida Legislature (accessed November 4, 2026)
76. Florida Statutes s. 718.110, amendments, Florida Legislature (accessed November 4, 2026)
77. Florida Statutes s. 718.111, association records and insurance, Florida Legislature (accessed November 4, 2026)
78. Florida Statutes s. 689.302, flood disclosure, Florida Legislature (accessed November 4, 2026)
79. Florida Statutes s. 627.714, unit-owner coverage, Florida Legislature (accessed November 4, 2026)
80. Florida Senate Bill 913, 2025 session, Florida Senate (accessed November 4, 2026)
81. Florida Senate Bill 1021, 2024 session, Florida Senate (accessed November 4, 2026)
82. Florida Senate Bill 4-D, 2022 special session, Florida Senate (accessed November 4, 2026)
83. Condominium inspections page, Florida Department of Business and Professional Regulation (accessed November 4, 2026)
84. Division of Florida Condominiums, Timeshares and Mobile Homes, Florida Department of Business and Professional Regulation (accessed November 4, 2026)
85. What's special about special assessments, Florida Realtors, April 2023 (accessed November 4, 2026)
86. Florida condo estoppel checks, The Close, July 2026 (accessed November 4, 2026)
87. Naples market sweet spot sees sales up 22 percent this year, Gulfshore Business, July 2026 (accessed November 4, 2026)

Flood, storms and insurance

88. FEMA Flood Map Service Center, Federal Emergency Management Agency (accessed November 4, 2026)
89. Know Your Zone, Florida Division of Emergency Management (accessed November 4, 2026)
90. Flood zones glossary, Federal Emergency Management Agency (accessed November 4, 2026)
91. Risk Rating 2.0, Federal Emergency Management Agency (accessed November 4, 2026)
92. NFIP flood insurance for condominium associations brochure, January 2025, Federal Emergency Management Agency (accessed November 4, 2026)
93. Federal Register notice of preliminary flood maps for Collier County, December 18, 2025, U.S. Government Publishing Office (accessed November 4, 2026)
94. Citizens flood requirement, Citizens Property Insurance Corporation (accessed November 4, 2026)
95. Citizens 2026 rate and rule changes, April 30, 2026, Citizens Property Insurance Corporation (accessed November 4, 2026)
96. My Safe Florida Condo Pilot Program, Florida Department of Financial Services (accessed November 4, 2026)
97. My Safe Florida Home, Florida Department of Financial Services (accessed November 4, 2026)
98. Florida Building Code wind flyer, January 2012, Florida Building Commission (accessed November 4, 2026)
99. Florida Building Commission legislative report, 2004, Florida Building Commission (accessed November 4, 2026)
100. Hurricane Ian summary, National Weather Service Miami (accessed November 4, 2026)
101. Hurricane Milton impact narratives, National Weather Service Miami (accessed November 4, 2026)
102. Tropical Cyclone Report, Hurricane Ian, National Hurricane Center (accessed November 4, 2026)
103. Tropical Cyclone Report, Hurricane Irma, National Hurricane Center (accessed November 4, 2026)
104. Tropical Cyclone Report, Hurricane Helene, National Hurricane Center (accessed November 4, 2026)
105. Tropical Cyclone Report, Hurricane Milton, National Hurricane Center (accessed November 4, 2026)

Schools, healthcare and places

106. Florida school directory, Collier County, Florida Department of Education (accessed November 4, 2026)
107. Community School of Naples, Community School of Naples (accessed November 4, 2026)
108. Seacrest Country Day School, Seacrest Country Day School (accessed November 4, 2026)
109. Saint John Neumann Catholic High School, Saint John Neumann Catholic High School (accessed November 4, 2026)
110. Veterans Memorial Boulevard extension Phase 1 nears completion in Collier County, Gulfshore Business, July 5, 2023 (accessed November 4, 2026)
111. NCH locations in Naples, NCH Healthcare System (accessed November 4, 2026)
112. NCH emergency services, NCH Healthcare System (accessed November 4, 2026)
113. NCH North Naples Hospital, NCH Healthcare System (accessed November 4, 2026)
114. NCH urgent care locations, NCH Healthcare System (accessed November 4, 2026)
115. Physicians Regional Healthcare System, Physicians Regional Healthcare System (accessed November 4, 2026)
116. Physicians Regional urgent care, Physicians Regional Healthcare System (accessed November 4, 2026)
117. New Publix at Gateway Shoppes expected to open in mid-2027, Gulfshore Business, June 2026 (accessed November 4, 2026)
118. Work begins for new Publix at Wiggins and U.S. 41, WINK News, December 6, 2024 (accessed November 4, 2026)
119. Delnor-Wiggins Pass State Park reopens after hurricane damage, WINK News, February 4, 2025 (accessed November 4, 2026)
120. Publix, Riverchase Shopping Center, Publix Super Markets (accessed November 4, 2026)
121. Publix, Naples Walk, Publix Super Markets (accessed November 4, 2026)
122. Publix, Marketplace at Pelican Bay, Publix Super Markets (accessed November 4, 2026)
123. Whole Foods Market, Naples, Whole Foods Market (accessed November 4, 2026)
124. Waterside Shops, Waterside Shops (accessed November 4, 2026)
125. Coconut Point, Simon Property Group (accessed November 4, 2026)
126. The Bay House, The Bay House (accessed November 4, 2026)
127. The Turtle Club, The Turtle Club (accessed November 4, 2026)

County data, drive times and listing descriptions (no link)

128. Collier County Property Appraiser public data files (parcel roll, building records, legal descriptions, condominium index and recorded sales), download dated October 27, 2026, sales through October 16, 2026
129. Collier County GIS public layers, read November 4, 2026: site address points, the county copy of the February 8, 2024 FEMA flood map panels (zones, panels, base flood elevations and the Limit of Moderate Wave Action), hurricane evacuation zones, the Coastal High Hazard Area, the elevation certificate index, the 2023 Florida Building Code wind map, the milestone inspection map and community development districts
130. Road-distance and no-traffic time estimates from 425 Cove Tower Drive, measured November 4, 2026
131. Published listing descriptions for Cove Towers residences, 2024 to 2026 (stack bedrooms, baths, views and the quarterly condominium fee ranges; not association statements)