Eden on the Bay

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

Eden on the Bay is a community of 94 single-family homes on five streets off Vanderbilt Drive in Naples, Florida, ZIP code 34110, built and sold from 2000 to 2006, with county heated areas from 1,719 to 2,872 sq ft. 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 community itself, Collier County shows 10 qualified recorded sales in the 36 months through mid-October 2026, from $650,000 to $1,225,000, at a $797,500 median.

McGreevy and Comisar are the team Eden on the Bay 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 Eden on the Bay is, what the county record shows about its sales by street, the fee record on listings, the flood map home by home, storms, taxes, schools by distance and the comparison with Glen Eden.

Eden on the Bay is not Glen Eden, the separate 97-home community on Glen Eden Drive next door, and not Eden at the Strand, Eden Park or any other Collier County community with Eden in its name. Eden on the Bay sits off Vanderbilt Drive, just north of Wiggins Pass Road, in the unincorporated North Naples area of Collier County (North Naples); it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34110. Eden on the Bay takes its name from the bay, but no home site touches open bay water or the Gulf of Mexico: the community's water is three lake tracts on the county roll, which drain through a private stormwater outfall the county lists for the development.

Why McGreevy and Comisar Are the Best Realtor for Eden on the Bay

Eden on the Bay is 94 single-family homes on 94 home sites, and the right agent prices each one against its own street, its county heated size and the thin sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, home by home, 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 Eden on the Bay in Naples, whether you're ready to sell your Eden on the Bay home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Eden on the Bay market (Collier County recorded sales, county records through mid-October 2026): 10 qualified recorded sales in 36 months across all brokerages · median $797,500 · $650,000 to $1,225,000 · 14 qualified recorded sales in 60 months, median $822,500

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 94 homes, 165 sales from 2000 on, we read the 2026 county tax roll for all 94 homes, we checked all 94 home addresses against the county's copy of the February 8, 2024 FEMA flood maps and its evacuation zones, we read three elevation certificates on file with the county for homes here, we matched the county's zoning list and stormwater records to the community's name, we compared Eden on the Bay with Glen Eden, Tarpon Cove and Willoughby Preserve on one county yardstick, and we measured road distances from the community 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 Eden on the Bay home? 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 home in Eden on the Bay? 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 an Eden on the Bay seller get from us?

An Eden on the Bay seller gets a price built from the county record for the right street and county heated size, not from a community-wide average. With only 10 qualified sales in the last 36 months, the 36-month window leads, and we say plainly that one sale moves the numbers.

Before the listing goes live we gather what a buyer will ask for: the Chapter 720 disclosure summary, the flood disclosure form Florida sellers have given since October 1, 2025, and the home's elevation certificate pulled from the county where one is on file. A seller who has those in hand negotiates from a stronger position.

What does an Eden on the Bay buyer get from us?

An Eden on the Bay buyer gets the questions that matter before the offer. What does the fee record on listings show, and what must be confirmed with the association? Which flood zone does the county map put the exact address in, and which evacuation zone applies?

We also send buyers to the documents to request from the association before an offer: the recorded declaration, the rules, the budget and the estoppel certificate. Each of those answers a question the county tax roll and the sales file cannot.

Why do county recorded sales matter here?

County recorded sales matter at Eden on the Bay because the county file is long and specific. It holds 165 qualified recorded sales for the 94 homes from 2000 on, and 93 of them fall in the 2000 to 2005 original sales years, so the recent record is short: 2 sales in the last 12 months.

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. That limit matters most in a community where a single sale can change a median.

Why does the 36-month window lead?

The 36-month window leads because it is the shortest window with 10 or more qualified sales: 10 sales from $650,000 to $1,225,000, at a median of $797,500. The 12-month window holds 2 sales and the 24-month window holds 7, and neither is large enough for a median.

Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers. We state the window every time we quote a figure.

Why does the street matter?

The street matters because the five streets carry very different sales depth. Over the last 60 months the county file shows 7 qualified sales on Mallory Court, 3 on Chartwell Place, 2 on Steerforth Court, 1 on Eden Bay Drive and 1 on Tullamore Lane.

Tullamore Lane also has the smallest median county heated size of the five streets, 2,273 sq ft, and seven of its homes sit in a different flood zone from the rest of the community. A price that ignores the street is a price built on very few sales.

Why do the flood records matter here?

The flood records matter because the county copy of the 2024 FEMA flood map puts 87 Eden on the Bay homes in shaded Zone X and 7 homes on Tullamore Lane in Zone AH, and because every address is in Evacuation Zone A. Two homes a few streets apart can carry different flood answers.

Citizens Property Insurance requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone (Citizens flood requirement). We check the exact address before we talk about insurance.

Why does the record behind the name matter?

The record behind the name matters because the names do not line up. The county zoning name is Glen Eden on the Bay, the association appears in business directory listings under a similar name, and Glen Eden itself is a separate neighbor with its own association and its own sales.

The county roll also shows later effective years on 13 homes, which reflects renovation or rebuilding, not new lots. Reading names and dates against the recorded sources keeps a buyer or seller from pricing the wrong community or the wrong home.

Key Takeaways

Eden on the Bay comes down to nine facts that carry the county record for its homes, sales, fees, taxes, flood zones and amenities. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; county copy of the February 8, 2024 FEMA flood maps, read November 4, 2026; listing records, 2014 to 2026, not association statements).

• 94 single-family homes on 94 home sites. They sit on Chartwell Place, Eden Bay Drive, Mallory Court, Steerforth Court and Tullamore Lane, Naples ZIP 34110, in unincorporated Collier County, off Vanderbilt Drive just north of Wiggins Pass Road.
• Built and sold 2000 to 2006. County heated areas run from 1,719 to 2,872 sq ft, with a median of 2,324.
• Last 36 months. Collier County shows 10 qualified recorded sales from $650,000 to $1,225,000, at a $797,500 median; the last 24 months show 7 sales from $650,000 to $825,000 and the last 12 months show 2, at $757,500 and $775,000, so one sale moves the numbers.
• The name on the county record. The county zoning name is Glen Eden on the Bay (PUD-98-9, Ordinance 99-03, January 26, 1999); Glen Eden is a separate neighbor with its own association.
• Association fee history on listing records. $765 a quarter on 2014 and 2015 sales, $1,004 a quarter on a June 2023 sale and about $1,100 a quarter on recent listing pages; confirm the current figure with the association.
• The CDD question. The 2026 county roll shows non-ad valorem charges on all 94 homes with a maximum of $270; the tax bill names each line.
• Taxes. The 2026 millage is 9.3696 mills and the median 2026 total tax bill is $5,173.
• Flood. 87 homes are in shaded Zone X and 7 Tullamore Lane homes are in Zone AH on the 2024 map, and every address is in Evacuation Zone A.
• Gate, amenities and water. Listing records describe a gated community, with a clubhouse, community pool with spa and fitness room per listing descriptions; there is no golf course, no marina, no boat docks and no beach of its own, and the community's water is three lake tracts with no open bay water.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Eden on the Bay
• Key Takeaways
• What Is Eden on the Bay, and Where Is It?
• Who Built Eden on the Bay, and What Does the Record Show?
• Who Runs Eden on the Bay, and What Rules Apply?
• What Are the Homes at Eden on the Bay Like?
• Which Streets Make Up Eden on the Bay?
• What Is the Eden on the Bay Real Estate Market Doing?
• What Are Eden on the Bay HOA Fees, and Is There a CDD?
• What Does Florida HOA Law Mean for an Eden on the Bay Buyer?
• What Are Property Taxes at Eden on the Bay?
• Is Eden on the Bay Gated, and What Is in the Clubhouse?
• Is Eden on the Bay on the Water, and Where Are the Nearest Beaches and Boat Ramps?
• Is There Golf at Eden on the Bay?
• Is Eden on the Bay in a Flood Zone?
• What Do Storm and Building Records Show for Eden on the Bay?
• How Does Insurance Work for an Eden on the Bay Home?
• Which Schools Are Near Eden on the Bay?
• How Far Is Eden on the Bay From Beaches, Hospitals and Shopping?
• What Is Planned Around Eden on the Bay?
• Eden on the Bay vs Glen Eden: Which Fits You?
• Why Buy at Eden on the Bay: Honest Pros and Cons
• Thinking of Selling Your Eden on the Bay Home? 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 Eden on the Bay, and Where Is It?

Eden on the Bay is 94 single-family homes on 94 home sites on five streets, Naples 34110, in unincorporated Collier County off Vanderbilt Drive. The county roll, the zoning list and the address records agree on the count, and the table sets out the record facts that every other answer builds on.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County zoning and stormwater records; county copy of the February 8, 2024 FEMA flood maps and evacuation zones, read November 4, 2026; listing records, 2014 to 2026, not association statements).

The five streets hold the homes in these counts, and the county address points show how they are laid out.

Is Eden on the Bay the same as Glen Eden or Eden at the Strand?

No. Eden on the Bay is not Glen Eden, the separate 97-home community on Glen Eden Drive next door, and not Eden at the Strand, Eden Park or any other Collier County community with Eden in its name.

Each of those is a different place with its own plat, its own association and its own sales. Every figure on this page belongs to the 94 homes on the one recorded Eden on the Bay plat, and a search for Eden in a county database returns several unrelated communities.

Where exactly is Eden on the Bay?

Eden on the Bay sits off Vanderbilt Drive, just north of Wiggins Pass Road, in the unincorporated North Naples area of Collier County (North Naples); it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34110.

The county address points show Eden Bay Drive running east to west along the north edge of the community, with three cul-de-sacs running south off it and Tullamore Lane running south along the east edge.

How do you reach it from I-75?

Interstate 75 is about 6.9 road miles away at Exit 111, Immokalee Road, about 14 minutes with no traffic. From the interstate, Eden Bay Drive meets Vanderbilt Drive directly, so the community needs no long approach road of its own.

Because road work along Vanderbilt Beach Road and US 41 changes routes from month to month, we give no turn-by-turn directions here. Check a live map on the day you drive.

Which streets belong to Eden on the Bay?

Five streets belong to Eden on the Bay: Steerforth Court with 24 homes, Chartwell Place and Mallory Court with 22 each, Eden Bay Drive with 14 and Tullamore Lane with 12. That is 24 + 22 + 22 + 14 + 12 = 94 homes.

Eden Bay Drive runs along the north edge, Steerforth Court, Mallory Court and Chartwell Place run south off it from west to east, and Tullamore Lane runs south along the east edge. House numbers on Eden Bay Drive are even only, which puts its homes on one side of the street.

How many homes are there?

Collier County's 2026 roll records 94 single-family homes on 94 home sites in Eden on the Bay: 24 on Steerforth Court, 22 on Chartwell Place, 22 on Mallory Court, 14 on Eden Bay Drive and 12 on Tullamore Lane. There are no vacant buildable lots; the county's zoning list approved the community for 94 units.

Three records agree on 94: the county roll, the county's zoning row and the county's address points. One broker description gives a different count, and we use the county figure.

Are there vacant lots?

No. There are no vacant buildable lots in Eden on the Bay; the county's zoning list approved the community for 94 units, and the county roll shows 94 homes.

Beside the 94 homes, the county roll lists 13 common parcels: the 3,600 sq ft clubhouse building at 390 Eden Bay Drive, three lake tracts, two road tracts and other common tracts, all conveyed together on October 12, 2000, per the county sales file. Those parcels are community property, not home sites.

What is the ZIP code?

The ZIP code is 34110, and the mailing city is Naples. ZIP 34110 also covers other North Naples addresses, so the ZIP alone does not identify Eden on the Bay.

Because the community is in unincorporated Collier County, the mailing city is not the same as the taxing authority: the county tax roll, not the postal address, shows who levies on these 94 homes.

Is Eden on the Bay inside the City of Naples?

No. The 2026 tax roll places all 94 homes in millage area 143, which carries the Unincorp Gen Mstd levy of 0.6844 mills and no municipal levy. That is the tax-roll proof that Eden on the Bay is in unincorporated Collier County, outside the City of Naples.

The practical result is that Collier County, not a city government, is the local authority for zoning, permits and road records here.

Why does the county call it Glen Eden on the Bay?

Collier County's zoning records list the community as the Glen Eden on the Bay planned unit development (PUD-98-9), approved by Ordinance 99-03 on January 26, 1999, for 94 units on about 40.93 acres (county PUD master list), and the county's stormwater records list the same development as 'PUD: Glen Eden on the Bay, Development: Eden on the Bay'.

The Land Development Code's list of PUD ordinances records it as Glen Eden, Ordinance 99-3 (Appendix F). The zoning name is a record name; the community is Eden on the Bay.

What is at 390 Eden Bay Drive?

The 3,600 sq ft clubhouse building the county roll records at 390 Eden Bay Drive. It is one of the 13 common parcels beside the 94 homes.

Listing descriptions name a clubhouse, a community pool with spa and a fitness room, and a 2014 broker description calls the clubhouse renovated. What stands there today, and what the association permits residents to use, is a question for the association.

Is Eden on the Bay gated?

Listing records describe Eden on the Bay as a gated community, and one describes key card entry; how the gate operates and how guests are admitted is set by the association, so confirm it with the association.

We say what the listings say and no more. The county roll records two road tracts among the common parcels, which fits a community with its own internal streets, but a county record does not show a gate.

Is Eden on the Bay on the bay?

Eden on the Bay takes its name from the bay, but no home site touches open bay water or the Gulf of Mexico: the community's water is three lake tracts on the county roll, which drain through a private stormwater outfall the county lists for the development.

Many listing descriptions mention lake views. The nearest public boat ramp is at Cocohatchee River Park on Vanderbilt Drive, about 0.9 road miles away.

Is there golf at Eden on the Bay?

Eden on the Bay has no golf course and no golf membership, and none of the county records for its 94 homes ties it to a golf club.

Nearby golf clubs exist and run their own memberships. A buyer who wants golf should treat membership as a separate decision made with the club, not as part of owning a home here.

Which neighboring communities have their own pages?

Collier County's stormwater records list Emerald Bay to the north-west, Arbor Trace to the south and Retreat to the south-east as neighboring developments. Nearby communities with their own McGreevy and Comisar pages include Naples Park, Villas of Vanderbilt and Aqua at Pelican Isle; each is a separate community with its own association and market.

Coconut Point is in Estero, in Lee County, about 8.1 road miles north of Eden on the Bay, about 16 minutes with no traffic (Estero).

Who Built Eden on the Bay, and What Does the Record Show?

Eden on the Bay's recorded history runs from a 1999 county zoning approval through first sales that ended in 2006. The table lists each dated event with the record that shows it, and no event rests on a source we could not name.

Data updated: November 2026 (Collier County zoning and stormwater records; elevation certificates on file with Collier County; Collier County recorded sales, county records through mid-October 2026, our analysis; National Hurricane Center; National Weather Service; the county's preliminary flood map notice).

Eden on the Bay on the record

Who developed Eden on the Bay?

The earliest elevation certificate on file with the county for a home here, dated November 18, 1999 for 436 Chartwell Place, names REVCO GE Joint Venture as the building owner and records a construction start of October 27, 1999 (elevation certificate). The records name REVCO GE Joint Venture; the developer of record is not otherwise stated in the documents available to us.

We print what the certificate shows and stop there, because a name on a certificate is not the same as a recorded statement of who developed the community.

Who built the homes?

One 2004 elevation certificate, for 451 Tullamore Lane, lists Damon Custom Structures as the building owner (elevation certificate); no document names the builder of the other homes.

Listing descriptions name floor plans such as the Jacaranda and the Lantana, described as 3 bedrooms plus a den and 3 baths. The county roll does not record bedrooms or baths, so confirm a home's layout with the seller.

When was the zoning approved?

Collier County approved the planned unit development by Ordinance 99-03 on January 26, 1999, for 94 units on about 40.93 acres. The county PUD master list carries the row (county PUD master list).

That is a density of 94 ÷ 40.93 = about 2.3 homes per acre. The Land Development Code's list of PUD ordinances records the same ordinance as Glen Eden, 99-3, so a reader who searches the county's ordinance list should search that spelling.

When were the homes built and first sold?

Eden on the Bay's homes were built and sold from 2000 to 2006: the county sales file records every one of the 94 homes selling as a finished home by 2006. The county roll shows later effective years on 13 homes, which reflects renovation or rebuilding, not new lots.

That is 14 + 13 + 10 + 8 + 22 + 26 + 1 = 94 homes. The peak came in 2004 and 2005, when 48 of the 94 homes first sold.

What do the later roll years on 13 homes mean?

The county roll shows later effective years on 13 homes, and all 13 had already sold as finished homes between 2000 and 2005. A later effective year therefore reflects renovation or rebuilding, not new lots.

The 436 Chartwell Place certificate is the clearest example: it records a construction start of October 27, 1999, which fits an original-era home. A later effective year on the roll usually follows renovation or rebuilding; ask the seller for the permits behind it.

How were the home sites first sold?

The county sales file records 67 of the 94 home sites conveyed as vacant land in a single recorded instrument on October 12, 2000; the other 27 first appear as finished homes.

The 13 common parcels were conveyed together the same day, per the county sales file. We draw no conclusion about who bought the 67 home sites, because the file records the transfer and not the buyer's business.

What did the first sales show?

The county file shows the original sales of 2000 to 2005, mostly new homes: 13 qualified sales in 2000 at a $372,500 median, 11 in 2001 at $380,200, 11 in 2002 at $425,000, 9 in 2003 from $415,000 to $540,200 with no median, 19 in 2004 at $488,500 and 30 in 2005 at $517,100.

Those 93 qualified sales are more than half of the 165 qualified sales in the county file since 2000. They are original sales and are not comparable to resale prices today.

How did prices move after 2005?

After 2005 the county file shows only 1 to 6 qualified sales a year, so no year carries a median. In 2006 two sales ran from $687,000 to $826,000. In 2009 one sale recorded $562,000. In 2012 four sales ran from $380,000 to $630,000. In 2021 five sales ran from $620,000 to $1,151,000. In 2024 two sales recorded $980,000 and $1,225,000.

We report those ranges and no percentage change, because a year with a handful of sales cannot support a trend.

What does the public record not show?

The recorded plat's book and page, the declaration of covenants and its amendments, the developer's legal entity and the builders of most homes: Information not available at time of publishing (checked 2026-11-04).

The Collier County Clerk's official records hold the recorded plat and the declaration, and the Florida Division of Corporations holds the filings of the entities involved. A buyer who wants the declaration should ask the association for it and check the Clerk's records.

Thinking About Eden on the Bay? Start With a County-Based Number

Eden on the Bay has 10 qualified recorded sales in the last 36 months, at a $797,500 median, and 7 sales in the last 24 months from $650,000 to $825,000. That range is where a county-based conversation about your home begins.

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

Who Runs Eden on the Bay, and What Rules Apply?

Eden on the Bay's homeowners association is the kind of association Florida's Chapter 720 governs, and the recorded declaration and the association's rules set what an owner may do. No association-published rule or fee schedule was available to us, so each answer names what governs and where to get it.

Data updated: November 2026 (Florida Statutes Chapter 720, ss. 189.061, 190.005; Collier County 2026 tax roll; listing records, 2014 to 2026, not association statements).

Who governs Eden on the Bay?

Eden on the Bay's homeowners association is the kind of association Florida's Chapter 720 governs; before a buyer signs a contract, the seller must give a written disclosure summary covering mandatory membership, the recorded covenants, assessments and the association's lien rights (s. 720.401).

The recorded declaration of covenants is the governing document, and the association enforces it. Owners vote in the association under the rules the declaration sets.

What is the association's legal name?

The homeowners association appears as Glen Eden on the Bay Homeowners Association, per business directory listings; confirm the exact legal name with the Florida Division of Corporations.

The name uses the same Glen Eden on the Bay spelling as the county's zoning list. It is a separate body from the association of Glen Eden, the neighboring community, so a buyer who asks for documents should name Eden on the Bay and the five streets in the request.

Who manages the association?

The association's management company, its current budget and reserve figures: Information not available at time of publishing (checked 2026-11-04).

Ask the association, in writing, who manages it and where assessments are paid. We print no phone number or address for the association, because listing records change those details by year.

Is there a CDD?

The 2026 county roll shows non-ad valorem charges on all 94 Eden on the Bay homes, with a maximum of $270; the tax bill names each line. Check the bill for any community development district or other special assessment before you buy.

In Florida, a community development district smaller than 2,500 acres is created by county ordinance (s. 190.005), and the state keeps an official list of every special district by county (s. 189.061).

What does Florida law require of the association at a sale?

Before a buyer signs a contract, the seller must give a written disclosure summary covering mandatory membership, the recorded covenants, assessments and the association's lien rights (s. 720.401).

A buyer is jointly and severally liable with the prior owner for unpaid assessments, which bear interest at the rate in the governing documents or 18 percent simple interest if none is stated; the estoppel certificate shows what is owed (s. 720.3085).

Can I rent my home?

Eden on the Bay's leasing rules, pet limits, vehicle and parking rules and architectural review standards: Information not available at time of publishing (checked 2026-11-04).

Florida law lets an association amend its documents to bar rentals shorter than six months or more than three times a year, and since July 1, 2021 such an amendment binds only owners who take title after it takes effect or who consent to it (s. 720.306). The recorded declaration and the association's rules govern; ask the association for them before an offer.

Are pets allowed?

Listings describe pets as permitted with conditions; the recorded rules govern.

We print no number, weight or breed limit, because no recorded rule was available to us. A buyer with a pet should ask the association for the pet rules in writing and confirm them before the offer goes in.

What rules cover vehicles, exterior changes and landscaping?

The recorded declaration and the association's rules govern vehicle and parking rules, exterior changes and landscaping. Ask the association for them before an offer, and ask whether any change you plan needs written approval before work starts.

Where the rules require architectural approval, a project started without it can bring a violation notice from the association. The seller can usually tell a buyer which approvals past work received.

How are the governing documents amended?

Most amendments to the governing documents need two-thirds of the voting interests and take effect when recorded (s. 720.306).

An amendment changes the rules for the owners it binds, so a buyer should ask for the declaration with every recorded amendment, not only the original, and should ask whether any amendment is pending.

Is there a special assessment?

No special assessment is published for Eden on the Bay that we could find. The estoppel certificate, which the association issues at closing, states the assessments owed on the home, and Florida law caps what associations may charge for it (s. 720.3085).

A buyer is jointly and severally liable with the prior owner for unpaid assessments, so ask the association in writing whether any special assessment has been approved or is under discussion.

Who maintains the roads and street lights?

The county roll lists two road tracts among the community's common parcels, and listing records name road maintenance and street lights among the items the association fee covered, per the 2018 and 2023 listing records.

Those are listing records, not an association statement. Whether the association or the county maintains a given road is a question for the declaration and the association, and the current budget shows what the fee pays for today.

How do I see the documents before I buy?

Start with the written disclosure summary the seller must give before the contract is signed (s. 720.401). If it is late, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first; that right cannot be waived and ends at closing.

Then ask the association for the declaration, the rules, the budget and the latest minutes. Read them before the offer, not after.

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

What Are the Homes at Eden on the Bay Like?

Eden on the Bay's 94 single-family homes were built and sold from 2000 to 2006, and the 2026 county roll records heated areas from 1,719 to 2,872 sq ft with a median of 2,324. We counted every home by size band, street and first-sale year. The roll does not record bedrooms or baths, so layouts need the seller's confirmation.

Data updated: November 2026 (Collier County Property Appraiser public data files, 2026 roll, download dated October 27, 2026, sales through October 16, 2026, our analysis; listing descriptions, 2014 to 2026).

This table shows how the 94 homes spread across county heated area, from our count of the 2026 roll:

Re-added: 8 + 34 + 37 + 12 + 3 = 94.

How big are the homes?

The 2026 county roll records heated areas from 1,719 to 2,872 sq ft across the 94 homes, with a median of 2,324 sq ft; half the homes fall between 2,263 and 2,410 sq ft. The mean is 2,336 sq ft, close to the median, which says the sizes cluster rather than stretch toward one extreme. County heated area is the roll's measure of conditioned living space. It is not the same figure a listing may print, so compare homes on the county figure first.

How do sizes spread across the 94 homes?

Thirty-seven homes sit in the 2,300 to 2,499 band, the largest of the five, and 34 sit in the 2,000 to 2,299 band. Another 12 homes are 2,500 to 2,699 sq ft, 8 are under 2,000 and only 3 reach 2,700 sq ft or more. The roll shows a tight middle and short tails: a home of 2,700 sq ft or more is the exception here, and so is one under 2,000.

Which sizes repeat?

The county roll repeats ten heated sizes across 40 of the 94 homes, among them 2,403, 2,409 and 2,560 sq ft five times each, a sign of a small menu of floor plans repeated across the streets. Repetition is a useful pricing tool: two homes with the same county heated area are a like-for-like pair in the sales record, though the roll does not name the plan behind any size.

What floor plans do listings name?

Listing descriptions name floor plans such as the Jacaranda and the Lantana, each described as 3 bedrooms plus a den and 3 baths; the county roll does not record bedrooms or baths, so confirm a home's layout with the seller. These are plan names taken from listing descriptions, not roll facts, and this page does not match a plan to a size or to a street. Treat a plan name as a starting point for the seller's floor plan, not as a measurement.

How many bedrooms and baths do the homes have?

The county roll leaves the bedroom and bath fields blank for Eden on the Bay. Listing descriptions name plans such as the Jacaranda and the Lantana, described as 3 bedrooms plus a den and 3 baths, and that is the only layout wording available to us. Confirm the bedroom count, the den and the baths for a specific home with the seller, and match them to the home's permit history if any walls were moved.

How old are the homes?

Eden on the Bay's homes were built and sold from 2000 to 2006: the county sales file records every one of the 94 homes selling as a finished home by 2006. The county roll shows later effective years on 13 homes, which reflects renovation or rebuilding, not new lots. This table shows the first recorded sale of each home as a finished home, by year, from the county sales file:

Re-added: 14 + 13 + 10 + 8 + 22 + 26 + 1 = 94. The busiest years were 2004, with 22 first sales, and 2005, with 26. The county roll's own year field gives a similar picture for the 81 homes that carry an original-era year: 2000 has 8, 2001 has 8, 2002 has 6, 2003 has 10, 2004 has 18, 2005 has 23 and 2006 has 8, which adds up as 8 + 8 + 6 + 10 + 18 + 23 + 8 = 81.

What do later roll years mean for a buyer?

A later effective year on the roll usually follows renovation or rebuilding; ask the seller for the permits behind it. Thirteen of the 94 homes carry later effective years, and 81 carry an original-era year, so 81 + 13 = 94. The county sales file shows that all 13 had already sold as finished homes between 2000 and 2005, so the later year describes work done to an existing home rather than a new home on a new lot. The 436 Chartwell Place elevation certificate, with a construction start of October 27, 1999, is a record of the original era for that address. For a buyer, the practical step is to ask what was done, when, by whom and under which permit, and to see the permit record for the address.

Do the homes have pools and garages?

Listing descriptions for individual homes often mention a private screened pool and an attached two-car garage; confirm each home's features with the seller. This page gives no share or count of homes with pools or garages, because the county roll figures we used do not record them. A pool and its screen enclosure are features to check against the permit record for the address.

What do the home sites look out on?

Many listing descriptions mention lake views; the community's three lake tracts sit among the streets. No home site touches open bay water or the Gulf of Mexico, so the water a buyer sees from a given home is one of the three lake tracts or none at all. Views vary by home site and street, and the county roll does not record a view for any home. Look at the specific home from the yard and from the street before you rely on a listing description.

What building code applied when the homes went up?

The homes were built under codes older than the 2010 Florida Building Code, which moved to ultimate design wind speeds and redrew the wind-borne debris region (within 1 mile of the coast where the ultimate design wind speed is 130 mph or more, or anywhere it is 140 mph or more), per the Florida Building Commission 2010 wind flyer. How a given home's windows, doors and roof were protected or updated is a question for its wind mitigation report and its permits.

What is still unpublished about the plans?

The original builder for most homes, the full list of floor plans with their sizes, and which plan sits on which home site: Information not available at time of publishing (checked 2026-11-04). The seller, the home's permit history and any original sales materials the seller kept are the places to look. One 2004 elevation certificate, for 451 Tullamore Lane, lists Damon Custom Structures as the building owner (elevation certificate); no document names the builder of the other homes.

Which Streets Make Up Eden on the Bay?

Eden on the Bay's 94 homes sit on five streets: Steerforth Court (24), Chartwell Place (22), Mallory Court (22), Eden Bay Drive (14) and Tullamore Lane (12). Eden Bay Drive runs along the north edge, three cul-de-sacs run south off it, and Tullamore Lane runs south along the east edge. The county roll and address points give each street's size and sales record.

Data updated: November 2026 (Collier County Property Appraiser public data files, 2026 roll, download dated October 27, 2026, sales through October 16, 2026; Collier County GIS public layers, read November 4, 2026; our analysis).

This table shows each street's home count, house numbers and layout from the county roll and address points:

Re-added: 24 + 22 + 22 + 14 + 12 = 94. This table shows county heated area by street, in sq ft, from the 2026 roll:

Chartwell Place

Chartwell Place has 22 homes at 404 to 445, on both sides of the street, with county heated areas from 1,719 to 2,808 sq ft and a median of 2,400. All of its homes are in shaded Zone X on the 2024 flood map. The county file shows 37 qualified sales on this street since 2000, at a median of $505,000, and 3 in the last 60 months, from $750,000 to $1,225,000. The $1,225,000 sale, recorded May 2, 2024, is the highest qualified price in the county file for the whole community.

Eden Bay Drive

Eden Bay Drive has 14 homes, numbered 398 to 466 on even numbers only, with homes on one side of the street. County heated areas run from 2,256 to 2,496 sq ft, with a median of 2,402, the narrowest spread of any street. The street runs along the north edge and also holds the 3,600 sq ft clubhouse building the county roll records at 390 Eden Bay Drive. All of its homes are in shaded Zone X. The county file shows 22 qualified sales here since 2000, at a median of $486,500, and 1 in the last 60 months, at $925,000.

Mallory Court

Mallory Court has 22 homes at 360 to 401, with county heated areas from 1,727 to 2,872 sq ft and a median of 2,284; the 2,872 figure is the largest on the roll. All of its homes are in shaded Zone X. It has the deepest sales record of any street: 48 qualified sales since 2000, at a median of $562,500, 7 in the last 60 months from $650,000 to $1,050,000, and 4 in the last 24 months from $650,000 to $825,000.

Steerforth Court

Steerforth Court has the most homes, 24, at 312 to 357, with county heated areas from 1,725 to 2,620 sq ft and a median of 2,332. It is the westernmost street: the Coastal High Hazard Area boundary runs about 360 feet west of the westernmost homes, which sit on its landward side. All of its homes are in shaded Zone X. The county file shows 37 qualified sales since 2000, at a median of $542,000, and 2 in the last 24 months and in the last 60 months, at $775,000 and $825,000.

Tullamore Lane

Tullamore Lane has 12 homes at 451 to 495, on odd numbers only, with county heated areas from 1,728 to 2,403 sq ft and a median of 2,273, the smallest median of the five streets. It is the one street with homes in a special flood hazard area: 451 to 475 Tullamore Lane are in Zone AH, with a 9.5 ft base flood elevation line along those homes on the county copy of the map, while 479 to 495 Tullamore Lane are in shaded Zone X. The county file shows 21 qualified sales since 2000, at a median of $409,000, and 1 in the last 60 months, at $820,000.

How are the streets laid out?

Eden Bay Drive runs east to west along the north edge and meets Vanderbilt Drive directly. Steerforth Court, Mallory Court and Chartwell Place run south off it as three parallel cul-de-sacs, west to east, and Tullamore Lane runs south along the east edge. House numbers climb across the plat in the same direction as the streets: 312 to 357 on Steerforth Court, 360 to 401 on Mallory Court, 404 to 445 on Chartwell Place, and 451 to 495 on Tullamore Lane. Eden Bay Drive, numbered 398 to 466, has homes on one side only.

Which street sells most often?

Mallory Court, with 48 of the 165 qualified sales in the county file since 2000, and 7 of the 14 in the last 60 months. Chartwell Place and Steerforth Court follow with 37 each since 2000, then Eden Bay Drive with 22 and Tullamore Lane with 21; the totals add up as 37 + 22 + 48 + 37 + 21 = 165. In the last 60 months the counts are Mallory Court 7, Chartwell Place 3, Steerforth Court 2, Eden Bay Drive 1 and Tullamore Lane 1, which adds up as 7 + 3 + 2 + 1 + 1 = 14. These are counts and ranges, not medians, because no street reaches 10 sales in 60 months, and one sale moves a street's figures.

What Is the Eden on the Bay Real Estate Market Doing?

Eden on the Bay's county sales file shows 10 qualified sales in the 36 months through mid-October 2026, from $650,000 to $1,225,000, at a median of $797,500, or $342 per county heated sq ft. With only 94 homes, the record is thin, and one sale moves these numbers. The windows, the full list of recent sales and every calendar year are laid out here.

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

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. This table shows each window, with the median only where a window has 10 or more qualified sales:

Active listings, days on market and list-to-sale ratios were not pulled for this edition; ask us for the current Southwest Florida MLS report.

What happened in the last 12 months?

The county file shows 2 qualified sales in the last 12 months: $757,500 and $775,000. The newest, $757,500 on Mallory Court, was recorded May 11, 2026, and the other, $775,000 on Steerforth Court, was recorded March 6, 2026. Two sales are too few for a median, so the window table prints the two prices and no median. Read them as two data points, not as a trend.

What do the last 24 months show?

The county file shows 7 qualified sales in the last 24 months, from $650,000 to $825,000, with no median because the window holds fewer than 10 sales. The seven are the sales recorded from June 6, 2025 on: $825,000, $775,000, $825,000, $750,000, $650,000, $775,000 and $757,500. Their range of $650,000 to $825,000 is the band to price against if you want the most recent evidence.

Why does the 36-month window lead?

The 36-month window leads because it is the shortest window with 10 or more qualified sales: 10 sales from $650,000 to $1,225,000, at a median of $797,500, or $342 per county heated sq ft. A median needs enough sales to mean something, and the 12-month and 24-month windows are under that line. Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers.

The median re-checks from the list of 10 sales: sorted from low to high, the fifth and sixth prices are $775,000 and $820,000, and ($775,000 + $820,000) ÷ 2 = $797,500.

Every qualified sale in the last 36 months

This table lists all 10 qualified sales recorded in the last 36 months, with the street and the county heated area; it shows the street and not the house number:

The last 12 months are the two 2026 rows; the last 24 months are the seven rows from June 6, 2025 on.

What was the highest recent sale?

The highest qualified price in the county file is $1,225,000, recorded May 2, 2024 on Chartwell Place for a home of 2,320 county heated sq ft. It is the top of the 36-month range and of the 60-month range, and it is also the top of the full file, which runs back to 2000. The county file does not say why one sale reached that price, and a single sale is not a pattern.

What do 60 and 120 months show?

Over 60 months the county file shows 14 qualified sales, from $650,000 to $1,225,000, at a median of $822,500. Over 120 months it shows 36, from $489,000 to $1,225,000, at a median of $677,750. The 36-month median of $797,500 sits below the 60-month median of $822,500 and above the 120-month median of $677,750, so the three longer windows do not move in one direction. The per-square-foot medians for these windows are printed in the window table.

What does the full county file show?

The county file holds 165 qualified sales since 2000, from $311,700 to $1,225,000, at a median of $518,900. Of those, 93 were recorded in the 2000 to 2005 original-sale years: 13 + 11 + 11 + 9 + 19 + 30 = 93. That is why the all-time median sits well below the recent windows: 93 of the 165 sales are the first sale of homes that were new at the time.

Every year in the county file

This table lists every calendar year in the county file, with the medians printed only for years that have 10 or more qualified sales. For a year with one sale, the single price appears in both the low and the high column:

Re-added: 13 + 11 + 11 + 9 + 19 + 30 + 2 + 4 + 2 + 1 + 4 + 4 + 4 + 6 + 2 + 4 + 3 + 4 + 3 + 6 + 5 + 5 + 1 + 3 + 2 + 5 + 2 = 165.

What did the original sales look like?

The 2000 to 2005 rows are original sales, mostly new homes, and they are the only years with enough sales for a median: $372,500 on 13 sales in 2000, $380,200 on 11 in 2001, $425,000 on 11 in 2002, $488,500 on 19 in 2004 and $517,100 on 30 in 2005. The 2003 row has 9 sales, from $415,000 to $540,200, and so no median. After 2005 the file never again reaches 10 sales in one calendar year. A 2005 median describes new homes selling for the first time, so use these rows as history and not as a pricing guide for a resale.

How do the five streets compare?

This table shows the county file by street, with the all-time figures and the recent windows. Counts under 10 are shown as counts and ranges only:

Re-added: 37 + 22 + 48 + 37 + 21 = 165 all-time; 3 + 1 + 7 + 2 + 1 = 14 over 60 months; 1 + 0 + 4 + 2 + 0 = 7 over 24 months. The all-time street medians are dominated by the 2000 to 2005 original sales, so they describe the first sale of each street's homes more than today's market.

How have resales moved?

Among resales in the last 60 months, the county file pairs 14 homes with an earlier qualified sale; the median change across those 14 pairs is +31 percent, in nominal dollars, not adjusted for inflation, improvements or holding period. The pairs are different homes held for different lengths of time, so the figure is a description of the file and not a forecast for any one home.

Were any deeds left out of the counts?

The county file also shows one priced deed in the last 36 months that it did not mark as qualified: $900,000 on Chartwell Place, recorded August 26, 2024. It is not in any count or median on this page. This page follows the county's own marking.

Are prices rising or falling?

The 36-month median of $797,500 sits below the 60-month median of $822,500 and above the 120-month median of $677,750; the 7 qualified sales of the last 24 months all fell between $650,000 and $825,000, below the $980,000 and $1,225,000 sales of 2024. That is a description of where the recent sales landed, not a cause and not a forecast. With 7 sales in 24 months, a single new sale at either end of the range would change the picture.

What does the MLS show?

Active listings, days on market and list-to-sale ratios were not pulled for this edition; ask us for the current Southwest Florida MLS report. The figures on this page come from Collier County recorded sales, which show what closed and at what price, across all brokerages. The MLS adds what is on the market now and how long homes took to sell, and we can send that report for Eden on the Bay on request.

How thin is the sales record?

Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers. The county file shows a single sale in 2009 and in 2022, 6 in 2013 and in 2019, and 5 in 2025. A seller should expect the sales evidence for any one home to be a handful of sales, and a buyer should expect the same.

How should a seller read these numbers?

Start with the 36-month and 60-month windows, then narrow to the street and the county heated size using the 10-sale table. Ask whether the home has a later effective year on the roll, because a renovated or rebuilt home may price differently from an original one, and a buyer will ask for the permits. Remember that one sale moves the numbers, and do not read the two sales of the last 12 months as a trend. This page does not forecast prices, and no window here is a valuation of your home.

Selling your home at Eden on the Bay? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Eden on the Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Are Eden on the Bay HOA Fees, and Is There a CDD?

Eden on the Bay's listing records show an association fee of $765 per quarter on 2014 and 2015 sales, $925 on a 2018 listing, $1,004 on a June 2023 sale and about $1,100 on recent listing pages. These are listing records, not association statements. The county roll shows non-ad valorem charges on all 94 homes, with a maximum of $270.

Data updated: November 2026 (listing records, 2014 to 2026; not an association statement; Collier County 2026 tax roll; Florida Statutes).

This table shows the association fee as listing records show it, with the items each listing names:

These are listing records, not an association statement. Confirm the current assessment, any capital contribution and any transfer fee with the association before you write an offer.

How much are the HOA fees?

Listing records show about $1,100 per quarter on recent listing pages, and the other listing records show lower figures for 2014 to 2023. No association-published fee schedule was available to us, so the quarterly figure is a listing record and not a current assessment. The association's budget sets the real number, and the estoppel certificate at closing states what is owed on a specific home. Confirm the current assessment with the association before you write an offer.

What did fees look like in earlier years?

Listing records show $765 per quarter on 2014 and 2015 sales, $925 per quarter on a 2018 listing and $1,004 per quarter on a sale of June 13, 2023, with about $1,100 per quarter on recent listing pages. Each figure comes from a different home and a different year, so this page does not compute a percent change from one to the next. The association sets each year's assessment.

What does a year of fees come to?

A quarterly fee of $1,004 comes to $1,004 × 4 = $4,016 a year, the figure on the June 2023 sale's listing record; at about $1,100 a quarter, recent listing pages imply about $1,100 × 4 = $4,400 a year. The association's current budget sets the real figure. Neither number is an association statement, and both leave out any capital contribution, transfer fee or special assessment that the association may charge at a sale or during ownership.

What have the fees covered?

Per the 2014 and 2015 listing records, the fee covered legal and accounting, grounds, pest control, recreation facilities, street lights and trash. Per the 2018 listing, it covered cable TV, legal and accounting, grounds, a reserve fund, road maintenance, street lights and irrigation. Per the June 2023 sale's listing record, it covered road maintenance and street lights, with irrigation included in the assessment. Each list is as listed on that sale's listing record; not an association statement. The lists differ by year, so ask the association what the current assessment includes.

Is the fee billed monthly or quarterly?

Every listing record we found quotes a quarterly figure: $765, $925, $1,004 and about $1,100 per quarter. The association's billing practice sets how a given owner is billed, and the listing records do not state it. Ask the association whether it bills quarterly, whether it offers other payment schedules and what a late payment costs, and get the answer in writing with the current assessment.

Is there a capital contribution or transfer fee?

The association's current quarterly assessment, any capital contribution or transfer fee, and any special assessment in progress: Information not available at time of publishing (checked 2026-11-04). The estoppel certificate and the association's budget are the documents that answer it. Ask for both before an offer, and ask the seller whether any special assessment has been proposed or levied.

Is there a CDD?

The 2026 county roll shows non-ad valorem charges on all 94 Eden on the Bay homes, with a maximum of $270; the tax bill names each line. Check the bill for any community development district or other special assessment before you buy. In Florida, a community development district smaller than 2,500 acres is created by county ordinance, and the state keeps an official list of every special district by county.

What non-ad valorem charges are on the tax bill?

The 2026 county roll shows a non-ad valorem charge on 94 of 94 homes, with a maximum of $270. A non-ad valorem charge is a charge on the tax bill that is not based on the home's value, and the bill names each line. Pull the bill for the address and read each line before you close, because the roll figure is a maximum and not the amount on any one home.

What is an estoppel certificate here?

At closing, the association's estoppel certificate states the assessments owed on the home; Florida law caps what associations may charge for it, per s. 720.3085. A buyer is jointly and severally liable with the prior owner for unpaid assessments, which bear interest at the rate in the governing documents or 18 percent simple interest if none is stated; the estoppel certificate shows what is owed. This page prints no estoppel dollar figure, because the association's own number is the one that applies.

How do I get the current numbers?

Ask the association for its current budget, the current assessment and an estoppel certificate for the specific home, and ask the seller for the written disclosure summary Florida law requires before the contract is signed. Confirm any capital contribution, transfer fee and special assessment in the same request. We can help you draft the request and read the answers against the listing records.

Selling your home at Eden on the Bay? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Eden on the Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Does Florida HOA Law Mean for an Eden on the Bay Buyer?

Eden on the Bay's homeowners association is the kind of association Florida's Chapter 720 governs, and the law gives a buyer rights before closing. The seller must provide a disclosure summary, a buyer who receives it late can cancel, and unpaid assessments follow the home to the new owner. Each statute is cited to the Florida Legislature's own text.

Data updated: November 2026 (Florida Statutes, as published by the Florida Legislature; Florida Realtors, 2024).

What must a seller give a buyer before the contract?

Before a buyer signs a contract, the seller must give a written disclosure summary covering mandatory membership, the recorded covenants, assessments and the association's lien rights, as s. 720.401 provides. For Eden on the Bay, that summary should name the association, the assessment and the documents that bind the home. Ask the seller for it at the start of negotiations, not at closing.

Can a buyer cancel if the summary comes late?

If the summary is not given before the contract is signed, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first; that right cannot be waived and ends at closing (s. 720.401). The practical lesson is to read the summary the day it arrives. A buyer who closes without cancelling gives up the right.

What does a buyer owe for a seller's unpaid dues?

A buyer is jointly and severally liable with the prior owner for unpaid assessments, which bear interest at the rate in the governing documents or 18 percent simple interest if none is stated, per s. 720.3085. The estoppel certificate shows what is owed, so a buyer who orders one before closing knows the balance. Compare the estoppel to the association's current assessment to see whether the amounts make sense.

How can rental rules change?

Florida law lets an association amend its documents to bar rentals shorter than six months or more than three times a year, and since July 1, 2021 such an amendment binds only owners who take title after it takes effect or who consent to it (s. 720.306). Eden on the Bay's own leasing rules are in its recorded declaration and the association's rules, and a buyer should read them before an offer if renting the home may matter.

How are the governing documents amended?

Most amendments to the governing documents need two-thirds of the voting interests and take effect when recorded, per s. 720.306. So the declaration a buyer reads today can change later by a vote of the members. Ask the association for the recorded amendments to the declaration and for any amendment that has been proposed but not yet recorded.

What is a CDD, and how is one created?

A community development district is a special district that can levy assessments to build and maintain community infrastructure. In Florida, a community development district smaller than 2,500 acres is created by county ordinance, per s. 190.005, and the state's list of special districts is kept under s. 189.061. The Eden on the Bay tax roll shows non-ad valorem charges on all 94 homes, up to $270, and the tax bill names each line.

Where is the state's list of special districts?

Under s. 189.061 and s. 189.064, the state's Special District Accountability Program keeps the official list of special districts, sorted by county. A buyer who wants to know whether any special district other than the ones on the tax bill reaches an Eden on the Bay home can check that list for Collier County, and can check the tax bill for each line.

How do the 2024 buyer-agreement changes work?

Since August 17, 2024, Florida Realtors forms require a written buyer agreement, or the Property Pre-Touring Agreement (PPTA-1), before an agent tours a home with a buyer, and offers of buyer-agent compensation no longer appear in MLS listings; compensation is negotiable. Florida Realtors explains the change on its NAR settlement page and in a July 2024 article, and its August 2024 article and FAQ give the details.

What Are Property Taxes at Eden on the Bay?

Eden on the Bay's 2026 county roll puts all 94 homes in millage area 143, at 9.3696 mills, with a median total tax bill of $5,173 and a range of $3,189 to $6,964. The roll records a median just value of $591,977. Worked examples with the multiplication shown follow the tables.

Data updated: November 2026 (Collier County 2026 tax roll, download dated October 27, 2026, our analysis; Collier County millage rates, 2026).

This table shows the 2026 roll measures for all 94 homes:

This table shows each levy in millage area 143, in mills, as the county roll labels them:

Re-added: 3.0107 + 0.0948 + 0.0978 + 1.8990 + 2.2480 + 0.1331 + 1.0000 + 0.6844 + 0.0246 + 0.1772 = 9.3696.

Which authorities levy on Eden on the Bay?

Ten levies make up the 9.3696 mills, from five authorities: Collier County, South Florida Water Management, the School Board, Collier Mosquito Control and North Collier Fire Control. The two School Board levies are the largest block, at 1.8990 and 2.2480 mills, and the Collier County General Fund is next, at 3.0107. The roll carries the Unincorp Gen Mstd levy of 0.6844 mills and no municipal levy, which is the tax-roll proof that Eden on the Bay is outside the City of Naples.

What does a typical home pay?

The 2026 roll shows a median total tax bill of $5,173, with a range of $3,189 to $6,964 across the 94 homes. If a home's taxable value equaled the 2026 median just value of $591,977, 9.3696 mills would levy $591,977 × 9.3696 ÷ 1,000 = about $5,546.59 in property taxes. The actual 2026 median total tax bill is $5,173, because taxable value is often below just value, for example after a homestead exemption.

What would a new buyer's bill look like?

On a taxable value of $700,000, 9.3696 mills comes to $700,000 × 9.3696 ÷ 1,000 = $6,558.72, plus any non-ad valorem charges (up to $270 on the 2026 roll). This is an illustration, not a quote; the Collier County Tax Collector bills the actual amount. A buyer's taxable value is set by the property appraiser's own process, and the tax bill for the specific address is the place to confirm it.

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

Each $100,000 of taxable value costs $100,000 × 9.3696 ÷ 1,000 = $936.96 a year at the 2026 rate. The rate is the 2026 total of 9.3696 mills, and the millage rates are set each year by the taxing authorities. Naples Press reported in July 2026 that Collier County proposed no change to its 3.0107 general fund rate for the 2026-27 budget, with 0.6844 mills for the unincorporated area general fund (Naples Press).

Which fire district levies here?

North Collier Fire Control, at 1.0000 mills, is the fire levy on the 2026 roll for Eden on the Bay, and it is one of the ten lines that add up to 9.3696 mills. On a $100,000 taxable value, that line comes to $100,000 × 1.0000 ÷ 1,000 = $100.00 a year. The fire levy appears on the tax bill under its own name.

How much of Eden on the Bay is homesteaded?

On the 2026 roll, 63 of the 94 homes carry a homestead exemption, which is 67 percent. Florida's homestead exemption reduces a primary residence's taxable value by as much as $50,000, per the Florida Department of Revenue; 63 of the 94 Eden on the Bay homes carry it on the 2026 roll. That is a tax fact about the roll, and it explains why median taxes of $5,173 sit below the figure that the median just value alone would produce.

Is there a CDD or non-ad valorem charge?

The 2026 county roll shows non-ad valorem charges on all 94 Eden on the Bay homes, with a maximum of $270; the tax bill names each line. Check the bill for any community development district or other special assessment before you buy. The non-ad valorem charge is separate from the 9.3696 mills, so a buyer adds it to the millage calculation, as the $700,000 example does.

Selling your home at Eden on the Bay? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Eden on the Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Is Eden on the Bay Gated, and What Is in the Clubhouse?

Eden on the Bay is described as a gated community in listing records, one of which names key card entry, and listing descriptions name a clubhouse, a community pool with spa and a fitness room. The county roll records a 3,600 sq ft clubhouse building at 390 Eden Bay Drive. How the gate works is set by the association.

Data updated: November 2026 (listing records, 2014 to 2026; not an association statement; Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026).

The facilities here come from two kinds of records: the county roll, which records buildings and parcels, and published listing descriptions, which are marketing wording and not association statements. Where a listing record is the source, each row says so and gives its year.

Is Eden on the Bay a gated community?

Listing records describe Eden on the Bay as a gated community, and one describes key card entry. How the gate operates and how guests are admitted is set by the association, so confirm it with the association.

How do guests get in?

Guest entry is set by the association, not by the county or by a listing. Whether the gate is staffed, its hours and the guest-entry procedure: Information not available at time of publishing (checked 2026-11-04). Ask the association how visitors, vendors and movers are admitted, and ask for the procedure in writing before an offer.

What is in the clubhouse?

Listing descriptions name a clubhouse, a community pool with spa and a fitness room, and a 2014 broker description calls the clubhouse renovated, with a dining room, kitchen, lounge area and party room. The county roll records the 3,600 sq ft clubhouse building at 390 Eden Bay Drive, on Eden Bay Drive along the north edge of the community. Hours, reservation rules and the current condition of the rooms are the association's to state.

Is there a community pool and spa?

Listing descriptions for Eden on the Bay homes name a community pool with spa. That is listing wording, not an association statement, so ask the association about hours, guest rules and any maintenance or renovation work planned or in progress. Individual homes are a separate matter: listing descriptions for individual homes often mention a private screened pool, and a buyer should confirm each home's features with the seller.

Is there a fitness room?

A 2014 broker description and later listing descriptions name a fitness room at the clubhouse. The county roll does not break the 3,600 sq ft clubhouse building into rooms, so the layout, equipment and hours are questions for the association.

Are there street lights, and who maintains the roads?

The county roll lists two road tracts among the community's common parcels, and listing records name road maintenance and street lights among the items the association fee covered. Street lights appear on the 2014, 2015, 2018 and 2023 listing records, and road maintenance on the 2018 and 2023 records. These are listing records, not an association statement, and the association's current budget sets what the fee pays for today.

Who maintains the common areas?

The county roll lists 13 common parcels beside the 94 homes: the clubhouse building, three lake tracts, two road tracts and other common tracts, all conveyed together on October 12, 2000. County stormwater records list a private outfall for the development, which drains the community's lakes. What the association maintains, and what the current fee pays for, is set by the recorded declaration and the association's budget, which the association can provide.

What should a buyer ask about the amenities?

Ask the association for the hours and rules for the clubhouse, pool, spa and fitness room; whether any renovation, repair or special assessment is in progress; what the current fee covers, per the association's own budget; and how the gate and guest entry work. The estoppel certificate shows what is owed on a given home at closing, and the association's budget shows what the fee is meant to pay for.

Is Eden on the Bay on the Water, and Where Are the Nearest Beaches and Boat Ramps?

Eden on the Bay takes its name from the bay, but no home site touches open bay water or the Gulf of Mexico: the community's water is three lake tracts on the county roll, which drain through a private stormwater outfall the county lists for the development. Public boat access and Gulf beaches are a short list of named places nearby.

Data updated: November 2026 (county copy of the February 8, 2024 FEMA flood maps and Collier County GIS public layers, read November 4, 2026; Delnor-Wiggins Pass State Park, Cocohatchee River Park, Vanderbilt Beach, Barefoot Beach Preserve and Wiggins Pass dredging pages and reports as linked; distances approximate).

Does any Eden on the Bay home touch the bay?

No. Eden on the Bay takes its name from the bay, but no home site touches open bay water or the Gulf of Mexico: the community's water is three lake tracts on the county roll, which drain through a private stormwater outfall the county lists for the development. Collier County's Coastal High Hazard Area boundary runs about 360 feet west of the westernmost Eden on the Bay homes, which sit on its landward side, and no home sits seaward of FEMA's Limit of Moderate Wave Action line.

What water is inside the community?

The county roll lists three lake tracts among the common parcels, and Collier County's stormwater records list a private outfall for the development, which drains the community's lakes. Many listing descriptions mention lake views; the community's three lake tracts sit among the streets. A lake view is a listing description, so confirm what a given home looks out on with the seller.

Do any homes have boat docks?

Eden on the Bay has no marina, no boat docks and no beach of its own; the nearest public boat ramp is at Cocohatchee River Park on Vanderbilt Drive, about 0.9 road miles away. Boat and vehicle parking rules are set in the recorded declaration, so ask the association before bringing a boat to a home here.

Where is the nearest public boat ramp?

Cocohatchee River Park is at 13531 Vanderbilt Drive, Naples 34110, with a boat ramp on the Cocohatchee River at Little Hickory Bay, parking and restrooms (How's Your River). A ramp directory citing Florida Fish and Wildlife data lists an $8 launch fee (ramp directory); confirm the current fee with Collier County Parks. The ramp is about 0.9 road miles from Eden on the Bay, about 2 minutes.

Delnor-Wiggins Pass State Park

Delnor-Wiggins Pass State Park is a barrier-island state park with access to the Cocohatchee River and the Gulf, bought by the state in 1970 (Wikipedia), and it is open 8 a.m. to sundown. Florida Rambler's 2026 update says the park closed after Hurricanes Helene and Milton and reopened February 4, 2025, with parking limited to lots 1 and 2 and overflow at Connor Park with a free shuttle (Florida Rambler). It lists $6 per vehicle, up to eight people, with $5 extra for power boats at the ramp. Confirm current fees and lots with Florida State Parks. The park is about 2.9 road miles from Eden on the Bay, about 8 minutes.

Vanderbilt Beach

Vanderbilt Beach Park is at 280 Vanderbilt Beach Road, open daily 8 a.m. to dusk, with a garage of about 375 spaces, restrooms and showers; a visitor guide lists parking at $10 a day on 2022 rates, so confirm the current fee (Vanderbilt Beach Park guide; Vanderbilt Beach). The public access at the west end of Vanderbilt Beach Road is about 4.1 road miles from Eden on the Bay, about 10 minutes. We also have a page on Vanderbilt Beach.

Barefoot Beach Preserve

Barefoot Beach Preserve is at 505 Barefoot Beach Blvd.: 342 acres with about 8,200 feet, about 1.5 miles, of undeveloped Gulf beach, no lifeguards, credit-card-only parking and sea turtle nesting from May to October (Visit Florida). The preserve's south-end parking is about 5.7 road miles from Eden on the Bay, about 19 minutes, because the road inside the Barefoot Beach community is slow.

How has Delnor-Wiggins changed since the storms?

Florida Rambler's 2026 update says the park reopened February 4, 2025, with temporary restrooms and the boardwalk and coastal hammock deck gone, and ranks it No. 6 in Dr. Beach's 2026 list; check conditions before you go. WGCU reported that 500 mangroves were planted on December 12, 2023 to rebuild Hurricane Ian damage at the park (WGCU).

What is happening at Wiggins Pass?

Collier County put Wiggins Pass maintenance dredging out to bid in 2026, with sand to be placed on the beach south of the pass along Delnor-Wiggins Pass State Park, per a published bid summary (bid summary). The previous round, reported in March 2022, moved about 65,000 cubic yards at Wiggins Pass and 25,700 at Doctors Pass for about $2 million, and the county described major dredging as generally every four years with smaller interim work (2022 update).

Is There Golf at Eden on the Bay?

Eden on the Bay has no golf course and no golf membership, and none of the county records for its 94 homes ties it to a golf club. Golf is available at private and semi-private clubs nearby, each with its own membership or access rules that are separate from owning a home here.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; club profile, Rees Jones and tee-time directory pages as linked, read November 2026).

Does Eden on the Bay have a golf course?

No. Eden on the Bay has no golf course and no golf membership, and none of the county records for its 94 homes ties it to a golf club. The county roll lists no golf parcel among the 94 homes and their common tracts, and the zoning approved 94 units on about 40.93 acres.

Does any club membership come with a home?

No. Membership at any club is separate from owning in Eden on the Bay. A buyer who wants golf asks each club about its own membership, waiting list and costs; none of that is part of a home here.

Vanderbilt Country Club

Vanderbilt Country Club is at 8250 Danbury Blvd. It is private and member-owned, with a course by Gordon G. Lewis that has water on 16 of 18 holes (club profile). Access is by membership.

Olde Florida Golf Club

Olde Florida Golf Club is at 9393 Vanderbilt Beach Rd. It is private, and its course is a Rees Jones design of 1993 (Rees Jones). Access is by membership.

Naples Grande Golf Club

Naples Grande Golf Club is semi-private and a Rees Jones design (tee-time directory). Ask the club about current access, since semi-private terms differ from club to club.

What other outdoor options are close?

The Cocohatchee River Park boat ramp is about 0.9 road miles from Eden on the Bay, Delnor-Wiggins Pass State Park about 2.9 and Barefoot Beach Preserve about 5.7. Delnor-Wiggins and Barefoot Beach Preserve are Gulf beaches with their own access and parking rules, and Cocohatchee River Park is a public ramp on the Cocohatchee River.

Is Eden on the Bay in a Flood Zone?

Eden on the Bay has two flood zones on the current FEMA map: 87 of its 94 homes are in shaded Zone X, the 0.2 percent annual chance flood area, and 7 homes on Tullamore Lane are in Zone AH, a special flood hazard area. Check any single address on FEMA's Flood Map Service Center.

Data updated: November 2026 (county copy of the February 8, 2024 FEMA flood maps, Collier County GIS public layers and elevation certificates on file with the county, read November 4, 2026; FEMA and Collier County pages as linked).

We checked all 94 home addresses against the county's copy of the February 8, 2024 FEMA flood maps and its evacuation zones, and we read three elevation certificates on file with the county for homes here.

What flood zones apply to Eden on the Bay?

On Collier County's copy of the current FEMA flood map (panel 12021C0187J, effective February 8, 2024), 87 of the 94 Eden on the Bay homes are in shaded Zone X, the 0.2 percent annual chance flood area, and 7 homes, 451 to 475 Tullamore Lane, are in Zone AH, a special flood hazard area; a 9.5 ft base flood elevation line runs along those homes on the county copy of the map. Check any single address on FEMA's Flood Map Service Center.

Which homes are in Zone AH?

The 7 Zone AH homes are 451, 455, 459, 463, 467, 471 and 475 Tullamore Lane. The other homes on Tullamore Lane, 479 to 495 Tullamore Lane, are in shaded Zone X on the same map. Homes near a zone line should get a flood determination for the exact address.

What does shaded Zone X mean?

FEMA labels special flood hazard areas Zone A, AO, AH, A1 to A30, AE and similar; shaded Zone X marks moderate hazard, between the base flood limit and the 0.2 percent annual chance flood (FEMA flood zones; FloodSmart). Shaded Zone X describes a flood area on a map. It is not a statement that a home cannot flood.

What does Zone AH mean?

Zone AH is one of the zones FEMA treats as a special flood hazard area (FEMA flood zones). On the county copy of the map, a 9.5 ft base flood elevation line runs along the Tullamore Lane homes in Zone AH. The map is the county's copy, so confirm an address on FEMA's own service center.

What base flood elevation applies on Tullamore Lane?

A 9.5 ft base flood elevation line runs along these homes on the county copy of the map. The Zone AH areas themselves carry no stored value on that copy, so the line is the figure to read, and the exact elevation for one address belongs on a flood determination or an elevation certificate.

Which map panel applies?

Panel 12021C0187J, effective February 8, 2024, is the panel for Eden on the Bay on the county's copy of the current map. Confirm the panel and zone for any address on FEMA's Flood Map Service Center.

How have the flood maps changed since 1992?

Three elevation certificates on file with the county show the map history for three addresses, each with its own datum.

Each elevation is shown with its own datum and is not compared across datums. A home's zone can change from one map to the next, so a buyer should check the current map for the exact address.

What do the elevation certificates show?

The January 14, 2004 elevation certificate for 451 Tullamore Lane records the top of the bottom floor at 12.25 ft NGVD 1929, against the 11.00 ft base flood elevation of the 1992 map (451 Tullamore Lane certificate). The May 15, 2015 certificate for 364 Mallory Court records the top of the bottom floor at 11.1 ft NAVD 1988, against the 9 ft base flood elevation of the 2012 map, with two engineered flood openings in the garage (364 Mallory Court certificate). The county holds elevation certificates for at least 60 addresses on the five streets; ask the seller or the county for the one on file for a home.

Is Eden on the Bay in the Coastal High Hazard Area?

Collier County's Coastal High Hazard Area boundary runs about 360 feet west of the westernmost Eden on the Bay homes, which sit on its landward side, and no home sits seaward of FEMA's Limit of Moderate Wave Action line. The boundary is a county planning line, separate from the FEMA flood zones for each address.

What are the new preliminary flood maps?

Collier County released preliminary new flood maps on March 20, 2025, held an open house on June 17, 2025, opened a 90-day appeal period on August 19, 2026, and targets summer 2027 for the new maps to take effect (Collier County). How the preliminary maps treat each Eden on the Bay address: Information not available at time of publishing (checked 2026-11-04). FEMA's Flood Map Service Center and the county's flood map pages are the places to look.

Does a lender require flood insurance?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer.

What Do Storm and Building Records Show for Eden on the Bay?

Eden on the Bay's 94 homes were built and sold from 2000 to 2006, and every address is in Evacuation Zone A. No storm damage to these streets was documented in the sources we read. The hurricane figures here are regional, from the National Hurricane Center and the National Weather Service, not street records.

Data updated: November 2026 (Collier County evacuation zones and GIS public layers, read November 4, 2026; National Hurricane Center, National Weather Service Miami, WGCU, Florida Building Commission and Florida Senate pages as linked).

What evacuation zone is Eden on the Bay in?

Collier County's hurricane evacuation zone records place every Eden on the Bay address in Evacuation Zone A, the first zone ordered to leave for storm surge (Collier County Emergency Management; Florida Know Your Zone). Look up your own address on the state's Know Your Zone tool before the season.

What did Hurricane Irma do in Collier County?

Hurricane Irma made landfall near Marco Island on September 10, 2017 at 100 knots, per the National Hurricane Center, whose report lists a gust of 123 knots at a Naples station (NHC Irma report). WGCU's reporting put the heart of the Collier damage in South Naples and Lely (WGCU).

What did Hurricane Ian do in North Naples?

Hurricane Ian made landfall at Cayo Costa on September 28, 2022. The National Hurricane Center reports maximum inundation of 8 to 12 ft above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the most severe impacts contained to the immediate coastline, and a storm surge of 10.24 ft at the Delnor-Wiggins Pass gauge (NHC Ian report). The National Weather Service in Miami reports surge flooding over almost all of Collier County south and west of US 41, reaching inland along the Cocohatchee River, $2.2 billion in county damage ($1.7 billion residential), 33 buildings destroyed and 3,515 with major damage (NWS Miami Ian summary).

Did Hurricane Ian reach Eden on the Bay's streets?

The public reports are regional, so they do not settle the question for a single address. What a buyer can ask instead is specific to the home: the seller's flood disclosure, whether the seller filed an insurance claim, and the elevation certificate where one is on file. Those answers belong to each home and each seller, and a buyer should ask for them in writing.

What did Hurricane Milton do?

For Hurricane Milton in October 2024, the National Weather Service in Miami reports 2 to 4 ft of inundation across much of Collier's beach and bayfront, power loss for 85 percent of customers, $280 million in property damage, and 88 structures with major damage and 224 with minor damage (NWS Miami Milton narratives).

How were the homes built for wind?

The homes were built under codes older than the 2010 Florida Building Code, which moved to ultimate design wind speeds and redrew the wind-borne debris region (within 1 mile of the coast where the ultimate design wind speed is 130 mph or more, or anywhere it is 140 mph or more) (Florida Building Commission 2010 wind flyer). How a given home's windows, doors and roof were protected or updated is a question for its wind mitigation report and its permits.

What do later roll years say about storm repair?

The county roll shows later effective years on 13 homes, which reflects renovation or rebuilding, not new lots. The roll does not say why a home was renovated or rebuilt, so a later year is a prompt to ask the seller for the permits behind it, not a conclusion about storm repair.

Where do the lakes drain in heavy rain?

Collier County's stormwater records list a private outfall for the development, which drains the community's lakes. The South Florida Water Management District permit for the community's lakes and outfall, with its control elevations: Information not available at time of publishing (checked 2026-11-04). The association is the place to ask who maintains the lakes and outfall.

What should a buyer ask after a storm?

Ask for the seller's answers on the Florida flood disclosure form, which since October 1, 2025 covers a notice that homeowners insurance does not cover flood, whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller filed a flood insurance claim, including with the NFIP, and whether the seller received federal flood assistance, including from FEMA (SB 948 committee substitute; SB 948 as filed). Ask also for roof and opening updates with permits, the association's repair history and any special assessment, and the wind mitigation report.

How Does Insurance Work for an Eden on the Bay Home?

Eden on the Bay homes are priced for insurance one house at a time, by elevation, roof, openings and rebuild cost, so a quote on the specific home is the honest number. Citizens Property Insurance requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone.

Data updated: November 2026 (FEMA, Citizens Property Insurance, Florida Office of Insurance Regulation and My Safe Florida Home pages as linked, read November 2026; Citizens Detail by County, September 30, 2026).

How is flood insurance priced now?

FEMA's current NFIP pricing does not use flood zones to set the price; it weighs flood frequency, flood types including storm surge and heavy rain, distance to water, elevation and rebuild cost, and most rates cannot rise more than 18 percent a year (FEMA Risk Rating 2.0). Flood zones still drive the lender purchase rule.

Do shaded Zone X homes need flood insurance?

That is a lender's call and an insurer's call, not a zone's. A lender decides from its flood determination for the address, so check the address on FEMA's Flood Map Service Center before you write an offer. A buyer who wants a Citizens policy with wind coverage should know that Citizens requires flood coverage on those policies by January 1, 2027, regardless of flood zone (Citizens flood requirement).

What is Citizens' flood rule?

Citizens Property Insurance requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone; homes in a special flood hazard area need it now, and since January 1, 2026 it applies outside that area to dwellings insured for $400,000 or more. The flood limit must equal the dwelling coverage or the NFIP maximum of $250,000, and NFIP or approved private flood policies both qualify (Citizens flood requirement).

How many Citizens policies are in Collier County?

On September 30, 2026, Citizens had 1,738 personal residential multiperil policies in Collier County, $3,620,645 in premium, and 937 personal residential wind-only policies, $3,586,991 in premium (Citizens Detail by County, September 30, 2026; policies in force). As a worked example, $3,620,645 ÷ 1,738 = about $2,083 average premium per Citizens multiperil policy across Collier County, all home types; it is not a quote for any Eden on the Bay home.

Are homeowners rates falling?

Citizens' 2026 rates cut homeowners multiperil premiums an average 8.8 percent and wind-only 5.5 percent, effective July 1, 2026 for new policies and at renewal (Citizens 2026 rates). Florida's Office of Insurance Regulation announced on October 29, 2026 major homeowners rate decreases effective that month, with more pending for November and December (Florida Office of Insurance Regulation). These are statewide and company announcements, not a quote for one home.

What is a wind mitigation inspection?

My Safe Florida Home offers free wind-mitigation inspections and grants of up to $10,000 for roof, opening and garage-door hardening, subject to funding by the Legislature (My Safe Florida Home). With homes built and sold from 2000 to 2006 under codes older than the 2010 Florida Building Code, each home's wind mitigation report matters, because it records what protects the roof and openings today.

What does the CRS discount mean for Eden on the Bay owners?

The Community Rating System is a county program that can discount flood premiums. Collier County's current Community Rating System class and the flood-premium discount it carries for Eden on the Bay owners: Information not available at time of publishing (checked 2026-11-04). The county's 2026 flood protection newsletter is the place to look (newsletter), and so is an insurance agent.

What should a buyer collect before closing?

Collect the elevation certificate where one is on file, the wind mitigation report, a flood quote for the address, the Florida flood disclosure form and the estoppel certificate. Each one answers a different question: where the floor sits against the map, what protects the roof and openings, what the premium will be, what the seller knows about past flooding and what is owed to the association.

How do I get a real number?

Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its elevation certificate and wind mitigation report, is the honest number. Ask an insurance agent for quotes before the inspection period ends.

Which Schools Are Near Eden on the Bay?

Eden on the Bay sits within a short list of public schools by road distance, from Naples Park Elementary at about 2.7 road miles to Gulf Coast High at about 9.4. Nearest is not the same as assigned: confirm zoning for your address with Collier County Public Schools before you rely on any school.

Data updated: November 2026 (Florida Department of Education school directory addresses; Collier County Public Schools, Gulfshore Business, WINK News and district grade pages as linked; distances approximate).

Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools.

Addresses are from the FLDOE directory.

How do I confirm a school for an Eden on the Bay address?

Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools. A school's distance from Eden on the Bay does not tell you which school a home is assigned to, and the district's address lookup is the answer.

Naples Park Elementary

Naples Park Elementary is at 685 111th Ave N, Naples 34108, about 2.7 road miles from Eden on the Bay, about 7 minutes with no traffic. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Veterans Memorial Elementary

Veterans Memorial Elementary is at 15960 Veterans Memorial Blvd, Naples 34110, about 7.5 road miles from Eden on the Bay, about 14 minutes with no traffic. Veterans Memorial Elementary is closer in a straight line than its 7.5 road miles suggest, because the Cocohatchee River and the road grid force a loop. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Pelican Marsh Elementary

Pelican Marsh Elementary is at 9480 Airport Rd N, Naples 34109, about 6.9 road miles from Eden on the Bay, about 14 minutes with no traffic. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

North Naples Middle

North Naples Middle is at 16165 Learning Ln, Naples 34110, about 8.2 road miles from Eden on the Bay, about 15 minutes with no traffic; Oakridge Middle, at 14975 Collier Blvd, Naples 34119, is about 11.1 road miles, about 21 minutes. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Which high schools are near Eden on the Bay by road?

Aubrey Rogers High, 15100 Veterans Blvd, is about 8.7 road miles away, Barron Collier High, 5600 Cougar Dr, about 9.3 and Gulf Coast High, 7878 Shark Way, about 9.4. Nearest is not the same as assigned; confirm zoning with Collier County Public Schools.

Which private schools are nearby?

Community School of Naples is at 13275 Livingston Rd., with lower, middle and upper school divisions, about 10.0 road miles from Eden on the Bay (Community School of Naples). Seacrest Country Day School is at 7100 Davis Blvd., early learning through grade 12, about 18.0 road miles (Seacrest). Admission and tuition are set by each school.

How are Collier County schools graded?

Collier County Public Schools earned an A for 2025-26, sixth of Florida's 67 districts, with 51 of 52 traditional public schools graded A or B (Gulfshore Business, July 2, 2026; WINK News, August 7, 2026; 2026 district grades). That is a district grade; this page gives no grade for any individual school.

How Far Is Eden on the Bay From Beaches, Hospitals and Shopping?

Eden on the Bay is about 2.9 road miles from Delnor-Wiggins Pass State Park, about 4.1 from the public access at Vanderbilt Beach, about 4.3 from NCH North Naples Hospital and about 4.8 from Mercato. These are road miles and no-traffic minutes, with a separate estimate for signals and January to April traffic.

Data updated: November 2026 (road-distance and no-traffic time estimates from 466 Eden Bay Drive, measured November 4, 2026; store, hospital and library pages as linked; hours as each publishes them, checked November 2026).

Distances are road miles and no-traffic minutes from 466 Eden Bay Drive, measured November 4, 2026. The season column adds 25 to 60 percent for signals and January to April traffic, an estimate, not measured traffic.

Delnor-Wiggins Pass State Park

Delnor-Wiggins Pass State Park is about 2.9 road miles from Eden on the Bay, about 8 minutes with no traffic and 10 to 13 minutes in the season estimate. Confirm current fees and lots with Florida State Parks.

Vanderbilt Beach

The public access at the west end of Vanderbilt Beach Road is about 4.1 road miles from Eden on the Bay, about 10 minutes with no traffic and 12 to 16 minutes in the season estimate.

Barefoot Beach Preserve

Barefoot Beach Preserve's south-end parking is about 5.7 road miles from Eden on the Bay, about 19 minutes with no traffic and 24 to 30 minutes in the season estimate; the road inside the Barefoot Beach community is slow.

Mercato and Whole Foods

Mercato, 9110 Strada Place on US 41 just north of Vanderbilt Beach Road, is about 4.8 road miles from Eden on the Bay, about 10 minutes. It is open Monday to Saturday 10 a.m. to 9 p.m. and Sunday noon to 6 p.m., and has an Alamo Drafthouse cinema (Mercato). Whole Foods Market, 9101 Strada Place, is about 4.6 road miles away and open daily 8 a.m. to 10 p.m. (store page). Store hours as each publishes them, checked November 2026.

Waterside Shops

Waterside Shops, 5415 Tamiami Trail N, is about 7.5 road miles from Eden on the Bay, about 14 minutes with no traffic. It is open Monday to Saturday 10 a.m. to 6 p.m. and Sunday 11 a.m. to 5 p.m., and its retailers include Saks Fifth Avenue, Cartier, Gucci and Tiffany (Waterside Shops). Store hours as each publishes them, checked November 2026.

Publix

Publix Naples Walk, 2450 Vanderbilt Beach Road, is about 7.0 road miles from Eden on the Bay, about 13 minutes with no traffic and 16 to 21 minutes in the season estimate (store page).

Coconut Point

Coconut Point is in Estero, in Lee County, about 8.1 road miles north of Eden on the Bay, about 16 minutes with no traffic (Estero). In the season estimate the drive is 20 to 26 minutes.

Fifth Avenue South

Fifth Avenue South in downtown Naples is about 12.9 road miles from Eden on the Bay, about 25 minutes with no traffic and 31 to 40 minutes in the season estimate.

I-75

Interstate 75 is about 6.9 road miles away at Exit 111, Immokalee Road, about 14 minutes with no traffic, and 18 to 22 minutes in the season estimate.

Naples Airport and Southwest Florida International Airport

Naples Airport (APF) is about 13.2 road miles from Eden on the Bay, about 24 minutes with no traffic and 30 to 38 minutes in the season estimate. Southwest Florida International Airport (RSW) is about 21.8 road miles, about 32 minutes, and 40 to 51 minutes in the season estimate.

Which hospitals are near Eden on the Bay?

NCH North Naples Hospital, 11190 Health Park Blvd., Naples 34110, is about 4.3 road miles away, about 10 minutes, with an emergency department on the campus, per NCH (NCH North Naples Hospital; NCH emergency services; county tourism directory). NCH announced new cardiac catheterization and electrophysiology labs at North Naples on March 10, 2023. Physicians Regional Medical Center North, 1285 Creekside Blvd., about 3.9 road miles and about 8 minutes, is a campus of the Physicians Regional system; the system's two full emergency hospitals are Pine Ridge, 6101 Pine Ridge Rd., about 12.0 road miles and called a Comprehensive Stroke Center by the system, and Collier Boulevard, 8300 Collier Blvd., about 20.9 road miles (Physicians Regional). NCH Baker Hospital, 350 7th St. N, is about 12.0 road miles away (NCH locations). In an emergency, call 911.

Where is walk-in care, and where is a library?

NCH Medical Group Immediate Care, Vanderbilt, 801 Vanderbilt Beach Rd., is about 5.2 road miles from Eden on the Bay, about 10 minutes (NCH locations); NCH says online check-in opens for Urgent Care at 8:30 a.m. and Immediate Care at 9:30 a.m. (NCH urgent care). Physicians Regional Pine Ridge Urgent Care, 6376 Pine Ridge Rd., about 8.7 road miles and about 16 minutes, is open daily 7 a.m. to 7 p.m., and the system notes urgent care "is not intended for life-threatening emergencies" (Physicians Regional urgent care). Collier County Public Library branches include Vanderbilt Beach Branch, 788 Vanderbilt Beach Rd., about 3.9 road miles and about 10 minutes, and Headquarters Regional, 2385 Orange Blossom Dr., about 7.8 road miles and about 15 minutes (Collier County Public Library locations).

Selling a home at Eden on the Bay? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

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

What Is Planned Around Eden on the Bay?

Eden on the Bay has no road project named on Wiggins Pass Road or on the stretch of Vanderbilt Drive beside it in the sources we checked, but several county and state projects are dated nearby: Vanderbilt Beach Road widening from July 2026, US 41 resurfacing, Airport-Pulling Road widening and the Vanderbilt Beach Road Extension.

Data updated: November 2026 (Gulfshore Business, Naples News Now, Naples Press, FDOT project pages and Collier County pages as linked, checked November 4, 2026; no value claim and no forecast).

Is anything planned on Vanderbilt Drive or Wiggins Pass Road?

No county or state road project naming Wiggins Pass Road or the stretch of Vanderbilt Drive beside Eden on the Bay appeared in the project pages and news reports we checked on November 4, 2026. A project can be announced after that date, so check the county and state project pages before relying on this.

What is happening on Vanderbilt Beach Road?

Widening of Vanderbilt Beach Road from US 41 to just east of Goodlette-Frank Road, about 1.8 miles from four lanes to six, a $28.4 million project, began the week of July 7, 2026 and is expected to take about two years, with one lane each way for about two months in spring 2027 for a box culvert (Gulfshore Business). A $6.05 million rebuild of the Vanderbilt Beach Road and Logan Boulevard intersection was under construction in December 2025 (Naples News Now, December 17, 2025).

What is planned on US 41?

FDOT project 441512-1 will mill and resurface US 41 from north of Old US 41 to south of Gulf Park Drive, 4.707 miles, with drainage, signal mast arms and lighting; construction is estimated at $22.6 million, with letting set for February 24, 2027 (FDOT 441512-1). A separate FDOT resurfacing of US 41 from the Lee County line to north of Old US 41, 1.195 miles, is listed as completed at a construction cost of $3.2 million, with the project page updated July 7, 2026 (FDOT 451272-1).

What is planned on Airport-Pulling Road?

Collier County's $37.3 million plan to widen Airport-Pulling Road between Vanderbilt Beach Road and Immokalee Road to six lanes, with a raised median and sidewalks on both sides, could start construction as early as fall 2026, per an April 2025 report (Naples News Now, April 8, 2025). It is a plan, and the start date is not confirmed.

What is planned on Veterans Memorial Boulevard?

The Veterans Memorial Boulevard extension toward US 41 was set for design in fiscal 2026, funding in fiscal 2027 and work in fiscal 2028, per Naples Press, which also reported the Planning Commission's March 5, 2026 approval of Imperial Lakes, 313 homes on about 78 acres north of Imperial Golf Club (Naples Press, March 2026; Naples News Now, 2023).

What opened east of I-75?

Phase I of the Vanderbilt Beach Road Extension, about 7 miles from Collier Boulevard to 16th Street NE, east of I-75, opened to traffic on June 12, 2026; Phase II is in final design (Collier County).

What is the Wiggins Pass dredging?

Wiggins Pass maintenance dredging was put out to bid in 2026, per a published bid summary, with the sand placed on the beach south of the pass along Delnor-Wiggins Pass State Park (bid summary). Reporting from 2022 described major dredging at the pass as generally every four years, with smaller work in between.

Is anything being built inside Eden on the Bay?

With 94 homes on 94 home sites and no vacant buildable lots, any building inside Eden on the Bay is renovation or rebuilding of existing homes. Collier County runs curbside collection in the unincorporated area; check the county's collection page for the schedule on these streets.

Eden on the Bay vs Glen Eden: Which Fits You?

Eden on the Bay and Glen Eden are neighbors off Vanderbilt Drive with similar-era homes and separate associations. On one county yardstick, Eden on the Bay shows 14 qualified sales over 60 months at a $822,500 median, and Glen Eden shows 19 at $850,000. The choice comes down to size, street, price band, sales depth and flood zone by address.

Data updated: November 2026 (Collier County recorded sales over $100,000 that the county marks as qualified, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Glen Eden on the Lakes association page as linked).

Same county yardstick for every row: qualified recorded sales over $100,000, county records through mid-October 2026. Tarpon Cove and Willoughby Preserve are shown for context and are not like-for-like with Eden on the Bay.

What is Glen Eden?

Glen Eden, whose association calls itself Glen Eden on the Lakes, describes itself as a private, gated community of 97 homes west of US 41, off Vanderbilt Drive near Wiggins Pass Road (Glen Eden on the Lakes association). The county roll records it as two plats, Glen Eden Phase 1 with 46 homes and Phase 2 with 51, on Glen Eden Drive, Satin Leaf Lane and Juniper Point Lane. Eden on the Bay is not Glen Eden, and the two are separate communities.

How do prices compare?

Over 24 months, Glen Eden shows 10 qualified sales at an $857,500 median, while Eden on the Bay shows 7 qualified sales from $650,000 to $825,000, with no median because there are fewer than 10. Over 60 months, Glen Eden shows 19 qualified sales at a $850,000 median against Eden on the Bay's 14 at $822,500. Both use the same county yardstick.

How does sales activity compare?

Over 12 months, Eden on the Bay shows 2 qualified sales and Glen Eden 5. Over 24 months the counts are 7 and 10, and over 60 months 14 and 19. Glen Eden has more recorded sales in each window, and both are thin enough that one sale moves the numbers.

How do home sizes compare?

The county roll records heated areas of 1,719 to 2,872 sq ft at Eden on the Bay and 1,728 to 2,833 sq ft at Glen Eden. The two ranges overlap almost entirely.

How do the build eras compare?

Eden on the Bay's homes were built and sold from 2000 to 2006. Glen Eden's county roll years begin in 1998. That is all the county roll supports for Glen Eden, and this page makes no claim about its later effective years.

How do the associations compare?

They are two separate associations. Glen Eden's association describes the community as private and gated, and Eden on the Bay is described as gated in listing records. This page gives no fee, rule or amenity for Glen Eden, because no primary source for them was read; ask each association for its own documents.

Where do Tarpon Cove and Willoughby Preserve fit?

Tarpon Cove and Willoughby Preserve are shown for context on the same county yardstick. Tarpon Cove has 71 parcels and 1,622 to 2,204 sq ft, and Willoughby Preserve has 19 parcels, county roll years of 2018 to 2023 and 2,454 to 4,363 sq ft. They are not like-for-like with Eden on the Bay, so the table does not rank them.

What do the county numbers not compare?

Fees, rules, gate operation, amenities, insurance and flood zones by address are not in the county sales file. For Eden on the Bay, those questions are answered by the fee record, the flood line (87 homes in shaded Zone X and 7 in Zone AH on the 2024 map) and the association's documents. For Glen Eden, check the flood zone by address and ask its association.

Which fits?

Decide by size, street, price band, sales depth and flood zone by address, not by person.

Selling a home at Eden on the Bay? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

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

Why Buy at Eden on the Bay: Honest Pros and Cons

Eden on the Bay offers 94 single-family homes on 94 home sites, a 36-month median of $797,500 on 10 qualified sales and 87 of 94 homes in shaded Zone X, with trade-offs that include thin sales, a Zone AH strip on Tullamore Lane and no open bay water despite the name. Both lists are facts from the county and listing 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 maps, read November 4, 2026; listing records, 2014 to 2026, not an association statement; Citizens and county project pages as linked).

Pros

• 94 single-family homes on 94 home sites, all built and sold 2000 to 2006, with no vacant lots.
• Gated per listing records, with a clubhouse, a community pool with spa and a fitness room per listing descriptions.
• Three lake tracts inside the community.
• 87 of 94 homes are in shaded Zone X on the 2024 map, and every home is landward of the Coastal High Hazard Area boundary.
• Cocohatchee River Park's boat ramp is about 0.9 road miles away and Delnor-Wiggins Pass State Park about 2.9.
• NCH North Naples Hospital is about 4.3 road miles away.
• Median 2026 taxes are $5,173 at 9.3696 mills.
• The 36-month median of $797,500 on 10 qualified sales sits above the 120-month median of $677,750.

Cons

• Thin sales: 2 in the last 12 months and 7 in 24, so one sale moves the numbers.
• The 24-month range of $650,000 to $825,000 sits below the 2024 sales of $980,000 and $1,225,000.
• 7 Tullamore Lane homes are in Zone AH.
• Every address is in Evacuation Zone A.
• No association-published fee, leasing rule or pet limit, so the documents must be requested before an offer.
• The 2000 to 2006 homes predate the 2010 Florida Building Code wind changes, so each home's wind mitigation report matters.
• Citizens policies with wind coverage need flood coverage by January 1, 2027.
• No golf course, no marina, no docks and no open bay water despite the name.
• Vanderbilt Beach Road widening between US 41 and Goodlette-Frank Road is expected to take about two years from July 2026.

Thinking of Selling Your Eden on the Bay Home? List With the #1 Team in Southwest Florida Since 2012

Eden on the Bay sellers get the strongest result when a home is priced from Collier County's recorded sales, because county records through mid-October 2026 show 10 qualified sales in 36 months at a $797,500 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 maps, read November 4, 2026; our analysis).

If you're searching for the best Eden on the Bay listing agent, or thinking, "I need to sell my house in Eden on the Bay...", 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 94 homes, 165 sales from 2000 on, we read the 2026 county tax roll for all 94 homes, and we checked all 94 home addresses against the county's copy of the February 8, 2024 FEMA flood maps and its evacuation zones. We also read three elevation certificates on file with the county for homes here, and we compared Eden on the Bay with Glen Eden, Tarpon Cove and Willoughby Preserve on one county yardstick. Jesse McGreevy and Marc Comisar price each home by street and county heated size, 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 of the 94 homes, 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 Eden on the Bay Home 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 street and county heated size. 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 Eden on the Bay instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.

How do you price with only 2 sales in 12 months?

We state what the record holds and then price from the windows. The county shows 2 qualified sales in the 12 months through mid-October 2026, $757,500 and $775,000, too few for a median, so the 36-month window leads: 10 qualified sales from $650,000 to $1,225,000 at a $797,500 median. We weigh it against the 60-month window, 14 sales at a $822,500 median, narrow it by street, and test it against Glen Eden, the separate neighbor, on the same county yardstick. Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers. We make no forecast.

Does my street change the price?

It can, so we match your street first. Over 60 months the county shows 7 qualified sales on Mallory Court from $650,000 to $1,050,000, 3 on Chartwell Place from $750,000 to $1,225,000, 2 on Steerforth Court at $775,000 and $825,000, 1 on Eden Bay Drive at $925,000 and 1 on Tullamore Lane at $820,000. Those counts are under 10, so they are context, not street medians. Tullamore Lane also has the smallest median county heated size of the five streets, 2,273 sq ft, and its 7 homes at 451 to 475 Tullamore Lane sit in Zone AH on the county copy of the flood map. We compute no new street statistic from a handful of deeds.

Does my home's size or roll year change the price?

Size is the first adjustment after the street. The county roll records heated areas from 1,719 to 2,872 sq ft across the 94 homes, with a median of 2,324 sq ft, and we compare your home with qualified sales of a similar county heated size on a similar street. A later effective year on the roll usually follows renovation or rebuilding, not a new lot, and buyers will ask for the permits behind it. We make no value claim from a roll year.

What will a buyer ask me for?

A buyer will ask for the association's recorded declaration, rules and current budget, and for the disclosure summary that s. 720.401 requires a seller to give before the contract is signed. Expect a request for the estoppel certificate under s. 720.3085 and, since October 1, 2025, for the seller flood disclosure under SB 948. Buyers also ask for the home's elevation certificate where one is on file with the county, a wind mitigation report and the permits for any renovation. We gather these at listing.

How do the flood zone and insurance affect my sale?

Buyers ask both. On Collier County's copy of the 2024 FEMA flood map, 87 of the 94 homes are in shaded Zone X and 7 homes, 451 to 475 Tullamore Lane, are in Zone AH, and every address is in Evacuation Zone A. Whether a lender requires flood insurance is the lender's decision, based on its flood determination for the address; check an address on FEMA's Flood Map Service Center. Citizens requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone, so an elevation certificate and a flood quote help a buyer price your home.

Your Local Real Estate Experts

Eden on the Bay owners call McGreevy and Comisar when a home 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 home at Eden on the Bay? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Eden on the Bay? 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 Eden on the Bay realtors, and the reviews on the team's Google Business Profile describe what an Eden on the Bay seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" 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

Eden on the Bay buyers ask what the 94 homes are, what has sold, what the flood record says and which documents govern a purchase. Each answer draws on a county record, a statute or a public report, 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 maps, read November 4, 2026; listing records, 2014 to 2026, not an association statement; Florida Statutes; our analysis).

What is Eden on the Bay in Naples, FL?

Collier County's 2026 roll records 94 single-family homes on 94 home sites in Eden on the Bay: 24 on Steerforth Court, 22 on Chartwell Place, 22 on Mallory Court, 14 on Eden Bay Drive and 12 on Tullamore Lane. There are no vacant buildable lots; the county's zoning list approved the community for 94 units. The homes were built and sold from 2000 to 2006, and the community sits off Vanderbilt Drive in ZIP 34110.

Where is Eden on the Bay?

Eden on the Bay sits off Vanderbilt Drive, just north of Wiggins Pass Road, in the unincorporated North Naples area of Collier County (North Naples); it is not inside the City of Naples, its mailing city is Naples and its ZIP code is 34110.

Is Eden on the Bay in the City of Naples?

No. Eden on the Bay is in unincorporated Collier County. The 2026 county tax roll puts all 94 homes in millage area 143, which carries the Unincorp Gen Mstd levy at 0.6844 mills and no municipal levy, and that is the tax-roll proof that the community is outside the City of Naples. The mailing city is still Naples.

What ZIP code is Eden on the Bay in?

Eden on the Bay is in ZIP code 34110, and all 94 homes carry a Naples mailing address on the county roll. The ZIP code is a mail routing code; the community's taxing authorities come from unincorporated Collier County, not from the City of Naples.

Is Eden on the Bay the same as Glen Eden or Eden at the Strand?

No. Eden on the Bay is not Glen Eden, the separate 97-home community on Glen Eden Drive next door, and not Eden at the Strand, Eden Park or any other Collier County community with Eden in its name. Each has its own plat and its own association, so check the full name and the street on any document before you rely on it.

Why do county records call it Glen Eden on the Bay?

Collier County's zoning records list the community as the Glen Eden on the Bay planned unit development (PUD-98-9), approved by Ordinance 99-03 on January 26, 1999, for 94 units on about 40.93 acres (county PUD master list), and the county's stormwater records list the same development as 'PUD: Glen Eden on the Bay, Development: Eden on the Bay'. The homeowners association appears as Glen Eden on the Bay Homeowners Association, per business directory listings; confirm the exact legal name with the Florida Division of Corporations.

How many homes are in Eden on the Bay?

There are 94 single-family homes on 94 home sites: 24 on Steerforth Court, 22 on Chartwell Place, 22 on Mallory Court, 14 on Eden Bay Drive and 12 on Tullamore Lane. The county roll lists 13 common parcels beside the 94 homes, among them the clubhouse building, three lake tracts and two road tracts, and none of them is a home.

Who built Eden on the Bay?

The earliest elevation certificate on file with the county for a home here, dated November 18, 1999 for 436 Chartwell Place, names REVCO GE Joint Venture as the building owner and records a construction start of October 27, 1999 (elevation certificate). The records name REVCO GE Joint Venture; the developer of record is not otherwise stated in the documents available to us. One 2004 elevation certificate, for 451 Tullamore Lane, lists Damon Custom Structures as the building owner (elevation certificate); no document names the builder of the other homes.

When were the homes built?

Eden on the Bay's homes were built and sold from 2000 to 2006: the county sales file records every one of the 94 homes selling as a finished home by 2006. The county roll shows later effective years on 13 homes, which reflects renovation or rebuilding, not new lots.

How big are the homes?

The 2026 county roll records heated areas from 1,719 to 2,872 sq ft across the 94 homes, with a median of 2,324 sq ft; half the homes fall between 2,263 and 2,410 sq ft.

How many bedrooms do the homes have?

The county roll does not record bedrooms or baths. Listing descriptions name floor plans such as the Jacaranda and the Lantana, each described as 3 bedrooms plus a den and 3 baths; confirm a home's layout with the seller.

Are there any vacant lots?

No. There are no vacant buildable lots in Eden on the Bay; the county's zoning list approved the community for 94 units, and the roll shows 94 homes. Beside the 94 homes, the county roll lists 13 common parcels: the 3,600 sq ft clubhouse building at 390 Eden Bay Drive, three lake tracts, two road tracts and other common tracts, all conveyed together on October 12, 2000.

Is Eden on the Bay gated?

Listing records describe Eden on the Bay as a gated community, and one describes key card entry; how the gate operates and how guests are admitted is set by the association, so confirm it with the association.

Does Eden on the Bay have a clubhouse and pool?

Listing descriptions name a clubhouse, a community pool with spa and a fitness room, and a 2014 broker description calls the clubhouse renovated, with a dining room, kitchen, lounge area and party room. The county roll records the 3,600 sq ft clubhouse building at 390 Eden Bay Drive. Ask the association for current rules and hours.

Is Eden on the Bay waterfront or on the Gulf?

Eden on the Bay takes its name from the bay, but no home site touches open bay water or the Gulf of Mexico: the community's water is three lake tracts on the county roll, which drain through a private stormwater outfall the county lists for the development.

Can I keep a boat at Eden on the Bay?

Eden on the Bay has no marina, no boat docks and no beach of its own; the nearest public boat ramp is at Cocohatchee River Park on Vanderbilt Drive, about 0.9 road miles away. Whether a boat or trailer may be parked at a home is a vehicle and parking rule in the recorded declaration, so ask the association for it before an offer.

Is there golf at Eden on the Bay?

Eden on the Bay has no golf course and no golf membership, and none of the county records for its 94 homes ties it to a golf club. Nearby clubs include Vanderbilt Country Club, Olde Florida Golf Club and Naples Grande Golf Club. Membership at any club is separate from owning in Eden on the Bay.

What have homes sold for recently?

Collier County's file shows 10 qualified sales in the 36 months through mid-October 2026, from $650,000 to $1,225,000, at a median of $797,500. The newest qualified sale was $757,500 on Mallory Court, recorded May 11, 2026. The 12-month window holds only 2 sales, $757,500 and $775,000, too few for a median.

What is the price per square foot?

Over 36 months the median is $342 per county heated sq ft on 10 qualified sales, and over 60 months it is $355 on 14. County heated area is the roll's figure, not a listing's total square footage, and with sales this thin one sale moves the number.

Are prices going up or down?

The 36-month median of $797,500 sits below the 60-month median of $822,500 and above the 120-month median of $677,750; the 7 qualified sales of the last 24 months all fell between $650,000 and $825,000, below the $980,000 and $1,225,000 sales of 2024. We state no percent, no cause and no forecast.

How many homes sell each year?

Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers.

How long do homes take to sell?

Days on market were not pulled for this edition, and we print no figure we have not checked. Ask us for the current Southwest Florida MLS report, which shows active listings, days on market and list-to-sale ratios for Eden on the Bay.

How much are the HOA fees?

No association-published fee was available to us, so these are listing records, not an association statement: $765 per quarter on sales in 2014 and 2015, $925 per quarter on a 2018 listing, $1,004 per quarter on a sale of June 13, 2023, and about $1,100 per quarter on recent listing pages. Confirm the current assessment, any capital contribution and any transfer fee with the association before you write an offer.

What do the HOA fees cover?

Only what each listing record names, and those are not association statements. Listings from 2014 and 2015 name legal and accounting, grounds, pest control, recreation facilities, street lights and trash; a 2018 listing names cable TV, legal and accounting, grounds, reserve fund, road maintenance, street lights and irrigation; and the June 2023 sale's listing names road maintenance and street lights, with irrigation in the assessment. Confirm today's list with the association.

Is there a CDD at Eden on the Bay?

The 2026 county roll shows non-ad valorem charges on all 94 Eden on the Bay homes, with a maximum of $270; the tax bill names each line. Check the bill for any community development district or other special assessment before you buy.

Is there a capital contribution or transfer fee?

We found no published capital contribution or transfer fee figure for Eden on the Bay, so we print none. Ask the association for its current charges in writing, and read the estoppel certificate and the budget before you write an offer.

Are pets allowed?

Listings describe pets as permitted with conditions; the recorded rules govern.

Can I rent out my Eden on the Bay home?

The recorded declaration and the association's rules govern leasing, so ask for them before an offer. Florida law lets an association amend its documents to bar rentals shorter than six months or more than three times a year, and since July 1, 2021 such an amendment binds only owners who take title after it takes effect or who consent to it (s. 720.306).

What are the property taxes?

The 2026 county roll shows a median total tax bill of $5,173 across the 94 homes, from $3,189 to $6,964, at 9.3696 mills. As an illustration, a taxable value of $700,000 comes to $700,000 × 9.3696 ÷ 1,000 = $6,558.72, plus any non-ad valorem charges of up to $270. It is not a quote; the Collier County Tax Collector bills the actual amount.

What flood zone is Eden on the Bay in?

On Collier County's copy of the current FEMA flood map (panel 12021C0187J, effective February 8, 2024), 87 of the 94 homes are in shaded Zone X, the 0.2 percent annual chance flood area, and 7 homes, 451 to 475 Tullamore Lane, are in Zone AH, a special flood hazard area. Check any single address on FEMA's Flood Map Service Center.

Do I need flood insurance?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. Separately, Citizens requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone.

What evacuation zone is Eden on the Bay in?

Collier County's hurricane evacuation zone records place every Eden on the Bay address in Evacuation Zone A, the first zone ordered to leave for storm surge (Collier County Emergency Management; Florida Know Your Zone).

Did Eden on the Bay flood in Hurricane Ian?

The public storm reports we checked do not document storm damage to these five streets. For the region, the National Hurricane Center reports maximum inundation of 8 to 12 ft above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and the National Weather Service in Miami reports surge flooding over almost all of Collier County south and west of US 41, reaching inland along the Cocohatchee River. Ask the seller of any home for the flood disclosure Florida now requires.

How much is homeowners insurance?

Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its elevation certificate and wind mitigation report, is the honest number. For scale only, Citizens' September 30, 2026 county report works out to $3,620,645 ÷ 1,738 = about $2,083 average premium per multiperil policy across Collier County, all home types, not a quote for any Eden on the Bay home. My Safe Florida Home offers free wind-mitigation inspections and grants of up to $10,000, subject to funding by the Legislature.

What must I receive about the HOA before I sign?

Eden on the Bay's homeowners association is the kind of association Florida's Chapter 720 governs; before a buyer signs a contract, the seller must give a written disclosure summary covering mandatory membership, the recorded covenants, assessments and the association's lien rights (s. 720.401). If the summary is not given before the contract is signed, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first; that right cannot be waived and ends at closing.

What do I owe if the seller is behind on dues?

A buyer is jointly and severally liable with the prior owner for unpaid assessments, which bear interest at the rate in the governing documents or 18 percent simple interest if none is stated; the estoppel certificate shows what is owed (s. 720.3085).

Which schools are near Eden on the Bay?

Naples Park Elementary, 685 111th Ave N, is about 2.7 road miles away, about 7 minutes with no traffic, and Pelican Marsh, Veterans Memorial, Laurel Oak and other schools are listed with distances in the school table. Nearest is not the same as assigned. Confirm zoning for your address with Collier County Public Schools.

How far is the beach?

From 466 Eden Bay Drive, measured November 4, 2026, Delnor-Wiggins Pass State Park is about 2.9 road miles, Vanderbilt Beach public access at the west end of Vanderbilt Beach Road is about 4.1 and Barefoot Beach Preserve's south-end parking is about 5.7. Delnor-Wiggins reopened February 4, 2025 with limited parking, per Florida Rambler's 2026 update; check before you go.

How far is the airport?

Southwest Florida International Airport is about 21.8 road miles away, about 32 minutes with no traffic and 40 to 51 minutes in season, and Naples Airport is about 13.2 road miles, about 24 minutes. These are no-traffic estimates measured from 466 Eden Bay Drive on November 4, 2026; the season figure adds 25 to 60 percent.

How is Eden on the Bay different from Glen Eden?

They are separate communities with separate associations. Eden on the Bay has 94 homes on 94 home sites with county heated areas of 1,719 to 2,872 sq ft; Glen Eden has 97 homes on 116 county parcels, with 1,728 to 2,833 sq ft. Over 60 months the county file shows 14 qualified sales at a $822,500 median at Eden on the Bay and 19 at $850,000 at Glen Eden.

Frequently Asked Questions: Seller Edition

Eden on the Bay sellers ask what a home is worth, how the street and county heated size change the price, what a buyer will request and which statutes shape the sale. Each answer draws on a county record, a statute 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 maps, read November 4, 2026; Florida Statutes; our analysis).

How do I sell my house in Eden on the Bay?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read from the county record by street and county heated size, gather the association's documents and an estoppel certificate, prepare the Chapter 720 disclosure summary and the Florida flood form, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples walks through the steps.

What is my Eden on the Bay home worth?

We give no number for one home on a page, because it depends on the street, the county heated size and the condition. We answer from the record: the 36-month and 60-month windows, then your street and size. Start with a free home valuation or call Jesse at (239) 898-6072.

What have homes sold for recently?

County records through mid-October 2026 show 10 qualified sales in the last 36 months, from $650,000 to $1,225,000, at a $797,500 median. The last 24 months hold 7 qualified sales from $650,000 to $825,000, too few for a median, and the newest was recorded May 11, 2026.

Why use a 36-month window?

The 36-month window leads because it is the shortest window with 10 or more qualified sales: 10 sales from $650,000 to $1,225,000, at a median of $797,500, or $342 per county heated sq ft. The 12-month and 24-month windows hold only 2 and 7 sales, too few for a median.

How do you price with so few sales?

We state the thin record and then widen the lens. Eden on the Bay has 94 homes and the county file shows 1 to 6 qualified sales in each calendar year since 2006, and 7 in the last 24 months, so one sale moves these numbers. We lean on the 60-month window, 14 sales at a $822,500 median, narrow it by street, and test it against Glen Eden on the same county yardstick.

Which comparable sales do you use?

We start with the same plat, then match street, county heated size and recording date. We then test the answer against Glen Eden, the separate neighbor, on the same county yardstick. Glen Eden is a different community, so it checks a price and never sets it, and we compute no new statistic from a few deeds.

Does my street change the price?

It can. Over 60 months Mallory Court shows 7 qualified sales from $650,000 to $1,050,000 and Chartwell Place 3 from $750,000 to $1,225,000, while Steerforth Court, Eden Bay Drive and Tullamore Lane show 2, 1 and 1. Counts under 10 are counts and ranges only, so we use them as context, not medians.

How does price per square foot work here?

The county's per-square-foot figure divides a qualified sale price by the roll's county heated area: $342 per county heated sq ft over 36 months on 10 sales and $355 over 60 months on 14. County heated area is not a listing's total square footage, so a listing's number will differ, and with sales this thin one sale moves the figure.

Are prices down from the peak?

The highest qualified price in the county file is $1,225,000, recorded May 2, 2024 on Chartwell Place for a home of 2,320 county heated sq ft. The 7 qualified sales of the last 24 months ran from $650,000 to $825,000. We state no percent, no cause and no forecast.

Were any deeds left out of the county numbers?

Yes, one. The county file also shows one priced deed in the last 36 months that it did not mark as qualified: $900,000 on Chartwell Place, recorded August 26, 2024. It is not in any count or median we print.

How have resales moved?

We compare windows rather than quote a change. The 36-month median is $797,500 on 10 qualified sales and the 120-month median is $677,750 on 36, in nominal dollars. We state no percent here because the homes, the years and the improvements differ.

What does the MLS show for days on market and list-to-sale ratio?

Days on market and list-to-sale ratios were not pulled for this edition, and we print no figure we have not checked. Ask us for the current Southwest Florida MLS report, and we will show active listings, days on market and list-to-sale ratios for Eden on the Bay.

When is the best time to list?

We state no date and no figure, because the county file shows only 1 to 6 qualified sales in each calendar year since 2006, too few to read a pattern. Ask us, and we will place your home against the current Southwest Florida MLS report and the county record.

Who is the best listing agent for Eden on the Bay?

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 Eden on the Bay from 2000 on. 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 street, the flood zone, the elevation certificate and the association paperwork. 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 HOA documents must I give a buyer?

Eden on the Bay's homeowners association is the kind of association Florida's Chapter 720 governs; before a buyer signs a contract, the seller must give a written disclosure summary covering mandatory membership, the recorded covenants, assessments and the association's lien rights (s. 720.401). Order the association's current documents at listing so the summary is accurate.

What is an estoppel certificate, and who orders it?

At closing, the association's estoppel certificate states the assessments owed on the home; Florida law caps what associations may charge for it (s. 720.3085). It is requested from the association, usually through the title or closing agent, and the contract decides who pays. We print no fee figure.

Does the association approve buyers?

Any approval step is set by the recorded declaration and the association's rules, so ask the association before you list. If the documents require approval, build that time into the contract dates.

Is there a transfer or capital fee when I sell?

We found no published transfer or capital contribution figure for Eden on the Bay. Confirm any charge with the association in writing before you list, and read the estoppel certificate, because the buyer will ask.

What flood disclosure must I give?

Since October 1, 2025, a Florida seller of residential property gives the buyer a flood disclosure at or before contract: a notice that homeowners insurance does not cover flood, whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller filed a flood insurance claim, including with the NFIP, and whether the seller received federal flood assistance, including from FEMA (SB 948).

Do I have to disclose a flood claim or FEMA aid?

The form asks both: whether you filed a flood insurance claim, including with the NFIP, and whether you received federal flood assistance, including from FEMA, as the SB 948 text sets out. Answer from your own records and ask your agent and attorney about the current form.

What will buyers ask about the flood zone?

Buyers ask for the zone at the exact address. On Collier County's copy of the 2024 FEMA map, 87 of the 94 homes are in shaded Zone X and 7 homes, 451 to 475 Tullamore Lane, are in Zone AH, with a 9.5 ft base flood elevation line along those homes; 479 to 495 Tullamore Lane are in shaded Zone X. An elevation certificate helps, and FEMA's Flood Map Service Center shows any address.

Will buyers ask about insurance and roof age?

Yes. Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost, so buyers ask for a quote on the specific home. Citizens requires flood coverage on every personal residential policy with wind coverage by January 1, 2027, regardless of flood zone. A wind mitigation inspection documents the roof and openings.

Should I get a wind mitigation report before listing?

It helps a buyer price the home. My Safe Florida Home offers free wind-mitigation inspections, subject to funding by the Legislature (My Safe Florida Home). The homes were built under codes older than the 2010 Florida Building Code, so how a given home's windows, doors and roof were protected or updated is a question for its wind mitigation report and its permits.

Do I have to disclose problems with the home?

The flood form is required. Other disclosure duties follow current Florida law and forms, so ask your agent and your attorney before you list; we do not give legal advice on a page, and we cite no case.

Can I sell my home as is?

You can offer a home as is, but an as-is sale still carries the flood disclosure, and the buyer can still inspect. The contract sets the terms, so have your agent and attorney review any as-is language.

Who pays the buyer's agent now?

Since August 17, 2024, Florida Realtors forms require a written buyer agreement, or the Property Pre-Touring Agreement (PPTA-1), before an agent tours a home with a buyer, and offers of buyer-agent compensation no longer appear in MLS listings; compensation is negotiable (Florida Realtors; FAQ).

What does it cost to sell?

We print no cost figure, because costs depend on your price, your loan payoff and your contract. The contract sets who pays what; in Collier County the buyer customarily pays the owner's title policy, and the contract controls. Call Jesse at (239) 898-6072 and we will build a net sheet from your own numbers.

Do I owe capital gains tax?

The IRS excludes up to $250,000 of gain for a single filer, or $500,000 on a joint return, if you owned and used the home as your main home for 24 of the last 60 months (IRS Topic 701). Rules have conditions, so ask a tax professional about your own facts.

What happens to my homestead exemption when I sell?

Florida's homestead exemption reduces a primary residence's taxable value by as much as $50,000, per the Florida Department of Revenue. It attaches to the home you live in, so ask the county property appraiser's office and a tax professional how it applies to your sale and your next home. We state no Save Our Homes figure.

Can I sell with a tenant in place?

The lease and the recorded rules govern, so have the lease in hand before you list. Florida law lets an association amend its documents to bar rentals shorter than six months or more than three times a year, and since July 1, 2021 such an amendment binds only owners who take title after it takes effect or who consent to it (s. 720.306).

Does the Vanderbilt Beach Road widening affect a sale?

Widening of Vanderbilt Beach Road from US 41 to just east of Goodlette-Frank Road, about 1.8 miles from four lanes to six, a $28.4 million project, began the week of July 7, 2026 and is expected to take about two years (Gulfshore Business). We make no value claim and no forecast; ask us how buyers are reading it.

Downloadable Documents

Eden on the Bay documents are public PDFs, statute pages and county notices, each linked to the office or publisher that issues it. Open them for the full text behind the flood, zoning, storm and homeowners association law facts we cite, and read each as it stands today.

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

Sources and Authoritative References

Eden on the Bay facts come from county, state and federal records, statutes, news reports and public project pages. Each entry names the publisher and the item, with the date where the file gives one, so you can check any number yourself. 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).

County, zoning and county records

1. Collier County PUD Master List and Maps, Collier County (accessed November 4, 2026)
2. Collier County PUD Master List (PDF), Collier County (accessed November 4, 2026)
3. Collier County PUD Map (PDF), Collier County (accessed November 4, 2026)
4. Land Development Code Appendix F, PUD ordinances (PDF), Collier County, Municode-hosted (accessed November 4, 2026)
5. Collier County Special Districts, Collier County Office of Management and Budget (accessed November 4, 2026)
6. Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk, Collier County, August 2026 (accessed November 4, 2026)
7. 2026 Flood Protection Newsletter (PDF), Collier County, 2026 (accessed November 4, 2026)
8. Emergency Assistance and evacuation information, Collier County Emergency Management (accessed November 4, 2026)
9. Elevation certificate, 451 Tullamore Lane, January 14, 2004 (PDF), filed with Collier County (accessed November 4, 2026)
10. Elevation certificate, 364 Mallory Court, May 15, 2015 (PDF), filed with Collier County (accessed November 4, 2026)
11. Elevation certificate, 436 Chartwell Place, November 18, 1999 (PDF), filed with Collier County (accessed November 4, 2026)
12. Residential Collections Services, Collier County Solid Waste (accessed November 4, 2026)
13. Vanderbilt Beach Road Extension Project Phase I ribbon cutting, Collier County, June 2026 (accessed November 4, 2026)
14. Collier County Public Library locations, Collier County Public Library (accessed November 4, 2026)
15. No change to Collier County's millage rate for 2026-27 budget, Naples Press, July 2026 (accessed November 4, 2026)

Florida law and state agencies

16. Florida Statutes s. 720.401, disclosure summary for prospective buyers, Florida Legislature (accessed November 4, 2026)
17. Florida Statutes s. 720.306, meetings, voting and amendments, Florida Legislature (accessed November 4, 2026)
18. Florida Statutes s. 720.3085, assessments and estoppel certificates, Florida Legislature (accessed November 4, 2026)
19. Florida Statutes s. 190.005, establishment of a community development district, Florida Legislature (accessed November 4, 2026)
20. Florida Statutes s. 189.061, special district list, Florida Legislature (accessed November 4, 2026)
21. Florida Statutes s. 189.064, Special District Accountability Program, Florida Legislature (accessed November 4, 2026)
22. SB 948 (2025), committee substitute bill text, Florida Senate (accessed November 4, 2026)
23. SB 948 (2025), bill text as filed, Florida Senate (accessed November 4, 2026)
24. Property tax exemptions for taxpayers, Florida Department of Revenue (accessed November 4, 2026)
25. Topic No. 701, Sale of your home, Internal Revenue Service (accessed November 4, 2026)
26. NAR settlement information, Florida Realtors (accessed November 4, 2026)
27. Are you ready for the Aug. 17 NAR changes, Florida Realtors, July 2024 (accessed November 4, 2026)
28. Are you ready for the NAR settlement new practices, Florida Realtors, August 2024 (accessed November 4, 2026)
29. NAR settlement FAQs, Florida Realtors (accessed November 4, 2026)
30. Florida Building Commission 2010 wind flyer (PDF), Florida Building Commission (accessed November 4, 2026)
31. My Safe Florida Home, My Safe Florida Home program (accessed November 4, 2026)
32. Florida Know Your Zone, Florida Division of Emergency Management (accessed November 4, 2026)

Flood and insurance

33. FEMA Flood Map Service Center, Federal Emergency Management Agency (accessed November 4, 2026)
34. Risk Rating 2.0, Federal Emergency Management Agency (accessed November 4, 2026)
35. Flood zones glossary, Federal Emergency Management Agency (accessed November 4, 2026)
36. Flood zones and maps, FloodSmart, FEMA (accessed November 4, 2026)
37. Citizens flood coverage requirement, Citizens Property Insurance (accessed November 4, 2026)
38. Citizens policies in force, Citizens Property Insurance (accessed November 4, 2026)
39. Citizens Detail by County, September 30, 2026 (PDF), Citizens Property Insurance, September 30, 2026 (accessed November 4, 2026)
40. Citizens 2026 multiperil rates to drop statewide, Citizens Property Insurance, 2026 (accessed November 4, 2026)
41. Florida Office of Insurance Regulation, Florida Office of Insurance Regulation, October 29, 2026 announcement (accessed November 4, 2026)

Storms

42. Tropical Cyclone Report, Hurricane Ian (PDF), National Hurricane Center (accessed November 4, 2026)
43. Tropical Cyclone Report, Hurricane Irma (PDF), National Hurricane Center (accessed November 4, 2026)
44. Hurricane Ian summary (PDF), National Weather Service Miami (accessed November 4, 2026)
45. Hurricane Milton impact narratives (PDF), National Weather Service Miami, October 2024 (accessed November 4, 2026)
46. Collier County residents assess damage after Irma, WGCU, September 11, 2017 (accessed November 4, 2026)
47. Delnor-Wiggins Pass State Park gets new mangroves to rebuild damage from Hurricane Ian, WGCU, December 12, 2023 (accessed November 4, 2026)

Schools

48. Florida school directory, Collier County, Florida Department of Education (accessed November 4, 2026)
49. Southwest Florida schools post strong state grades, Gulfshore Business, July 2, 2026 (accessed November 4, 2026)
50. School grades are in: how the region's largest school districts performed, WINK News, August 7, 2026 (accessed November 4, 2026)
51. 2026 district grades (PDF), Florida school district grades, July 2026 (accessed November 4, 2026)
52. FLDOE releases school district grades, Collier County Public Schools (accessed November 4, 2026)
53. Community School of Naples, Community School of Naples (accessed November 4, 2026)
54. Seacrest Country Day School, Seacrest Country Day School (accessed November 4, 2026)

Healthcare

55. NCH North Naples Hospital, NCH Healthcare System (accessed November 4, 2026)
56. NCH Healthcare System, NCH Healthcare System (accessed November 4, 2026)
57. NCH urgent care locations, NCH Healthcare System (accessed November 4, 2026)
58. NCH emergency services, NCH Healthcare System (accessed November 4, 2026)
59. NCH locations in Naples, NCH Healthcare System (accessed November 4, 2026)
60. Physicians Regional Healthcare System, Physicians Regional Healthcare System (accessed November 4, 2026)
61. Physicians Regional urgent care, Physicians Regional Healthcare System (accessed November 4, 2026)
62. NCH North Naples Hospital business directory listing, Paradise Coast, Collier County tourism (accessed November 4, 2026)

Beaches, parks, shopping, golf and places

63. Delnor-Wiggins Pass State Park, Wikipedia (accessed November 4, 2026)
64. Delnor-Wiggins Pass State Park guide, Florida Rambler, 2026 update (accessed November 4, 2026)
65. Beach guide: Barefoot Beach, Naples, Visit Florida (accessed November 4, 2026)
66. Vanderbilt Beach Park guide, MustDo (accessed November 4, 2026)
67. Cocohatchee River Park Marina access site, How's Your River (accessed November 4, 2026)
68. Cocohatchee River Park Marina boat ramp, Boat Ramp Guide (accessed November 4, 2026)
69. Mercato, Mercato (accessed November 4, 2026)
70. Whole Foods Market, Naples, Whole Foods Market (accessed November 4, 2026)
71. Waterside Shops, Waterside Shops (accessed November 4, 2026)
72. Publix Naples Walk store page, Publix (accessed November 4, 2026)
73. Olde Florida Golf Club, Rees Jones, Inc. (accessed November 4, 2026)
74. Vanderbilt Country Club club profile, PrivateIQ (accessed November 4, 2026)
75. Naples Grande Golf Club, TeeTimesUSA (accessed November 4, 2026)
76. North Naples, Florida, Wikipedia (accessed November 4, 2026)
77. Estero, Florida, Wikipedia (accessed November 4, 2026)
78. Vanderbilt Beach, Florida, Wikipedia (accessed November 4, 2026)
79. Glen Eden on the Lakes association, Glen Eden on the Lakes association (accessed November 4, 2026)

Roads and the civic pipeline

80. FDOT project 441512-1, US 41 resurfacing, Florida Department of Transportation (accessed November 4, 2026)
81. FDOT project 451272-1, US 41 resurfacing, Florida Department of Transportation, updated July 7, 2026 (accessed November 4, 2026)
82. Vanderbilt Beach Road widening work begins, Gulfshore Business, 2026 (accessed November 4, 2026)
83. Why so many roads are under construction in Naples right now, Naples News Now, December 17, 2025 (accessed November 4, 2026)
84. Collier County unveils new plan for $37.3M Airport-Pulling Road widening project, Naples News Now, April 8, 2025 (accessed November 4, 2026)
85. The North Naples Veterans Memorial Blvd enlargement project is nearly finished, Naples News Now, 2023 (accessed November 4, 2026)
86. North Naples sees progress in long-awaited development, Naples Press, March 2026 (accessed November 4, 2026)
87. Wiggins Pass dredge 2026 bid summary, ConstructConnect, 2026 (accessed November 4, 2026)
88. Collier County's 2022 Wiggins Pass and Doctors Pass dredge project update, Fifth Avenue South, March 2022 (accessed November 4, 2026)

Plain text entries, no URL

89. Collier County Property Appraiser public data files (parcel roll and recorded sales), download dated October 27, 2026, sales through October 16, 2026
90. Collier County GIS public layers, read November 4, 2026: site address points, the county copy of the February 8, 2024 FEMA flood maps (zones, panels, base flood elevation lines and the Limit of Moderate Wave Action), hurricane evacuation zones, the Coastal High Hazard Area, the elevation certificate index and private stormwater outfalls
91. Road-distance and no-traffic time estimates from 466 Eden Bay Drive, measured November 4, 2026
92. Published listing descriptions for Eden on the Bay homes, 2014 to 2026 (gate, amenity, pet and association-fee wording; not association statements)