Falling Waters is a gated community of 786 condominiums in nine associations off Davis Boulevard in Naples, with a resort pool, Zone X flood maps and no CDD. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a condominium in Falling Waters and are thinking about selling, or you are comparing Falling Waters with the other gated communities along Davis Boulevard, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Falling Waters is a gated condominium community of 786 homes in Naples, Florida. It sits at 7275 Falling Waters Boulevard off Davis Boulevard in ZIP 34112, about 11 free-flow minutes from Fifth Avenue South, on a 165.8-acre planned unit development of lakes, waterfalls and nine separate condominiums built from 1992 to 2002 (Falling Waters Master Association; Florida DBPR condominium registry). It is not Falling Waters Beach Resort, a separate condominium community south of US 41, and it has no golf course, no marina and no community development district.
McGreevy and Comisar are the best realtor for Falling Waters in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a section-by-section read of Falling Waters itself: nine condominium associations, eight MLS names, the gate credential rules and 40 closings.
If you’re searching for the best realtor for Falling Waters, whether you’re ready to sell your Falling Waters condo or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
The Falling Waters market, last 12 months: We tracked 40 Falling Waters closings in the Southwest Florida MLS, $13,517,500 in volume, at a $332,000 median and a range of $250,000 to $465,000 (closed sales Aug 11, 2025 to Aug 11, 2026).
Those 40 sales are spread across nine condominiums that the MLS files under eight different names. A Rosewood condo from 1993 and a Magnolia Falls condo with a garage from 2001 are both “Falling Waters” to a buyer scrolling a search page, but their section medians were $300,000 and $384,000 over the same 12 months (Southwest Florida MLS). Each section also has its own association, its own manager, its own fee and its own rental rules (Falling Waters FAQ). A Falling Waters seller who prices from the community median, without separating the section, the floor, the lake view and the garage, misprices the home. As the leaders of Domain Realty Group, whose team has closed over $2.5 billion in real estate, we read the section, the association documents and the comparable sales together before we set a list price. Sellers across the city compare the best real estate agents in Naples before they sign a listing agreement, and this page is our case for Falling Waters in particular. You can read more about McGreevy and Comisar and how the team works.
For Falling Waters sellers: professional photography, video and drone, a qualified-buyer database built over two decades, seasonal and international buyer outreach, and quiet, off-market options when you want discretion. Falling Waters’ Zone X flood maps and its resort pool are selling points we put in front of every buyer who is also touring coastal condominiums.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Falling Waters realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
Selling your Falling Waters condo? Get a free Falling Waters home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Falling Waters seller page walks through pricing and preparing a Falling Waters home, and the Falling Waters home value page shows what drives the number.
Buying a condo in Falling Waters? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Falling Waters buyer page covers buying in Falling Waters step by step.
Contact McGreevy and Comisar:
Falling Waters, Naples is a finished, gated community of 786 condominium homes in nine associations on Davis Boulevard, with no golf, no CDD and a resort pool at its center. The eight facts below change a Falling Waters buying or selling decision most, each with its source and date.
Living in Falling Waters, Naples means a gated, lake-and-waterfall condominium community with one clubhouse and one resort pool shared by 786 homes, a 15 mph speed limit, a staffed gate by day, nine separate condominium associations underneath one master, and downtown Naples about 11 minutes west on Davis Boulevard.
Falling Waters is finished. The ninth and last condominium, Amelia Lake, was recorded on December 17, 2002, and the state registry has listed the same nine condominiums and 786 units ever since (DBPR registry). There is no developer selling against you, no construction traffic inside the gates and no lot inventory left. Every home is a resale, and every buyer is choosing among nine sections that look alike from the street but differ in age, parking, lake orientation, manager and fee.
The community describes itself in its own words: Falling Waters “is proud of its lush landscape, stately palm trees, and tropical flowers and shrubs. It is nestled among numerous waterfalls and lakes” (community information sheet). The master association’s website is built for owners who live elsewhere part of the year: owners register for a login to see the financials and documents, and the home page links “Closing Your Seasonal Home/Condo” guidance (Falling Waters Master Association).
If you are just starting, our guide to buying a home in Naples covers the steps from pre-approval to the condominium document package Florida requires, and our Naples seller guide covers listing.
Selling a Falling Waters condo? Start with a free Falling Waters home valuation, or Call Jesse direct at (239) 898-6072. Buying in Falling Waters? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.
A Falling Waters day runs through the clubhouse at 7275 Falling Waters Boulevard. The clubhouse is open 8 a.m. to 10 p.m., the pool from 8 a.m. to sunset with the deck open to 9 p.m., and quiet hours run from 10 p.m. to 7 a.m. (community information sheet). The Activities Committee keeps a monthly calendar on the website, color-coded for pool activities, clubhouse activities and outside activities such as walking, with paid events booked through the site (Falling Waters FAQ; calendar). Bocce and tennis leagues, a bowling league and social evenings on the clubhouse deck fill the season.
Walking and cycling are part of the routine. The rules ask drivers to keep to 15 mph because “we have several joggers, bikers, and walkers in our community,” and they warn walkers about brick pavers and tree roots lifting the paths, a sign of a mature landscape (community information sheet).
Falling Waters has one entrance on Falling Waters Boulevard off Davis Boulevard. A gate attendant is on duty from 7 a.m. to 10 p.m.; after 10 p.m. entry is only by a vehicle bar code, a proximity card or fob at the kiosk reader, or an eight-digit PIN the Member Center assigns (community information sheet). Owners buy up to two bar codes and two proximity cards at $15 each, or a fob at $20 in place of a card (owner credential application). The same proximity card opens the pool gates and the clubhouse. Video surveillance is part of the community, and the gatehouse and the Sheriff’s non-emergency line are posted on the welcome sheet.
The master association states it plainly: “We are organized into nine sub-communities, and a master community with each having its own HOA” (Falling Waters FAQ). The nine are Rosewood (144 homes), Magnolia Falls (144), Cascades (110), Amelia Lake (104), Water Crest (98), Falling Waters II (90), Jasmine Court (50), Magnolia Cove (26) and Falling Waters I (20), which the community calls the Orchid Falls section (DBPR registry). Every owner belongs to two associations: the condominium for the building and the master for the gate, roads, clubhouse and pool. The section inventory below takes each one in turn.
Falling Waters is not age-restricted in any public record we found: no 55-and-over rule appears in the master association’s published rules, and the pool rules address children directly (“Children under age 14 must be accompanied by an adult under Florida law”) (community information sheet). The owner base is international and seasonal: the Magnolia Falls association writes that its owners “hail from all over the world including Canada, Germany, France, England and the United States” (Magnolia Falls). Full-time residents, snowbirds who rent within each section’s rules, and buyers looking for a lock-and-leave condominium close to downtown all buy here. The zoned public schools are Calusa Park Elementary, East Naples Middle and Lely High (Collier County Public Schools lookup, school year 2026 to 2027).
Three other names share the words. Falling Waters Beach Resort is a separate condominium community with four associations and 430 units south of US 41; Falling Waters North Preserve is a separate 90-unit condominium with its own state registration; and Falling Waters State Park is in the Florida panhandle (DBPR registry). This page covers only the Davis Boulevard community, which its own association calls “Falling Waters Davis.” When you search, pair the name with Davis Boulevard or 34112.
The Falling Waters market over the 12 months to August 11, 2026 recorded 40 closed sales at a $332,000 median, from $250,000 to $465,000, with $13,517,500 in volume, all in ZIP 34112, across eight MLS names that map onto the nine condominiums (Southwest Florida MLS).
Data updated: August 2026
Measure | Falling Waters, last 12 months |
|---|---|
Closed sales | 40 (39 standard records and 1 flagged SDE, which counts as a recorded sale) |
Median sold price | $332,000 (the mean of the middle pair, $330,000 and $334,000) |
Lowest and highest sale | $250,000 and $465,000 |
Sales volume | $13,517,500 |
Days to contract | |
Sale-to-list ratio | |
Median price per square foot | |
Active listings |
Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026, pulled Aug 11, 2026.
Section (MLS name) | Homes (DBPR) | Closed sales | Median or sales | Low | High |
|---|---|---|---|---|---|
Magnolia Falls | 144 | 9 | $384,000 | $334,000 | $465,000 |
Amelia Lake | 104 | 8 | $348,500 | $300,000 | $405,000 |
Rosewood | 144 | 8 | $300,000 | $250,000 | $330,000 |
Water Crest | 98 | 4 | $362,500 | $295,000 | $415,000 |
Jasmine Court | 50 | 4 | $305,000 | $250,000 | $329,000 |
Filed under the community name | n/a | 3 | $290,000 | $267,500 | $300,000 |
Cascades | 110 | 2 | two sales, $300,000 and $318,000 (too thin to read as a rate) | $300,000 | $318,000 |
Orchid Falls (Falling Waters I) | 20 | 2 | two sales, $265,000 and $365,000 (too thin to read as a rate) | $265,000 | $365,000 |
Magnolia Cove | 26 | 0 | no sale in the window | n/a | n/a |
Sources: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026; home counts from the DBPR registry. Falling Waters II’s 90 homes have no MLS name of their own in the extract; the three sales filed under the community name itself cannot be assigned to a section without the address field.
The $332,000 median is the middle of 40 condominium sales in nine sections built over eleven years. The newest sections trade near the top: Magnolia Falls, recorded in 2001 with garages, posted a $384,000 median and the community high of $465,000 on June 15, 2026, and Amelia Lake, recorded in 2002, a $348,500 median. The oldest large section, Rosewood from 1993, posted $300,000 (Southwest Florida MLS; DBPR registry). That $84,000 gap between two sections of the same size is why we never price a Falling Waters condo from the community median.
Forty sales against 786 homes means about 5.1 percent of the community changed hands in 12 months (our arithmetic: 40 / 786). Turnover differs by section: Jasmine Court 8.0 percent (4 of 50), Amelia Lake 7.7 percent (8 of 104), Magnolia Falls 6.3 percent (9 of 144), Rosewood 5.6 percent (8 of 144), Water Crest 4.1 percent (4 of 98) and Cascades 1.8 percent (2 of 110), with no Magnolia Cove sale at all (Southwest Florida MLS; our arithmetic). In a small section, one or two sales a year is normal, which is why a buyer waiting for a specific Cascades or Magnolia Cove floor plan may wait a season.
The extract behind these figures holds MLS number, status, ZIP, section name, sold price and close date. It does not hold list price, days on market, square footage, bedrooms, floor level, garage or carport, association fees or active inventory, so this page does not estimate any of them. They are queued for the next MLS pull and will be filled where the comments sit.
Selling a Falling Waters condo? We price from your section’s own closings first. Get a free Falling Waters valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Falling Waters began as a Hubschman family project in the early 1990s: Collier County zoned it as the Falling Waters planned unit development under petition PUD-92-13, Falling Waters Development Corporation built nine condominiums from 1992 to 2002, and the owners’ master association has run the community since the developer finished.
The family behind Falling Waters had been building in East Naples since the 1960s. Florida Weekly reported in 2021 that “In 1965, the Hubschman family purchased the land for what is now known as The Glades, Winter Park, Lakewood,” and that the family’s builder “began his construction career working with his family in the development of The Glades in 1977” (Florida Weekly, 2021). The same article continues: “In the early 1990s, Mr. Hubschman oversaw the development and construction of Falling Waters, a residential project the family was developing. He managed all building and development aspects of the project from the beginning through to completion for a total of about 1,500 homes.” That 1,500 figure counts the family’s whole run of Falling Waters projects, including the separate Beach Resort and North Preserve condominiums; the Davis Boulevard community itself holds 786 homes (DBPR registry).
The developer of record was Falling Waters Development Corporation, Florida document L20680, now inactive, with a companion Falling Waters Recreations, Inc. (L37611, inactive) on the recreation side (Sunbiz, L20680; Sunbiz, L37611). The owners’ Falling Waters Master Association, Inc., document N41842, is active today (Sunbiz, N41842). The condominium filings give 7200 Davis Boulevard as the project address, the corner of the community on Davis.
The state registry dates each condominium by its recording: Falling Waters I on February 14, 1992, Falling Waters II on May 27, 1992, Rosewood on February 25, 1993, Jasmine Court on March 16, 1993, Water Crest on February 11, 1994, Cascades on December 5, 1994, Magnolia Cove on April 22, 1999, Magnolia Falls on August 8, 2001 and Amelia Lake on December 17, 2002 (DBPR registry). Roughly, the community was built from the clubhouse pool outward: the Orchid Falls homes around the pool came first, and the Magnolia and Amelia sections at the south end came last.
Collier County’s zoning layer records the land as the FALLING WATERS planned unit development, Ordinance 03-50, petition PUD-92-13, status active, with a polygon of about 165.8 acres (Collier PUD layer). The petition number dates the original rezoning request to 1992, and the 2003 ordinance number is the controlling version on the county layer today. At 786 homes on 165.8 acres, Falling Waters holds about 4.7 homes per gross acre (our arithmetic), a low figure for a condominium community, because so much of the land is lakes, waterfalls and landscaped common area.
The Falling Waters master plan is complete: nine low-rise condominiums, 786 homes in total, arranged around lakes, waterfalls and one central clubhouse and pool on the 165.8-acre Falling Waters planned unit development, with the last condominium recorded in December 2002 and no land left for new homes.
Water is the organizing idea. The association describes Falling Waters as “nestled among numerous waterfalls and lakes” (community information sheet), and several sections are named for it. Cascades sits around two lakes (Cascades); Amelia Lake’s homes “surround a beautiful lakes” (Amelia Lake); Rosewood has “an island within our lake,” reached by “dual bridges” with “a paved walkway and seating area” (Rosewood). The pool itself carries a waterfall, an island and a moat. For a buyer, the practical consequence is that lake and waterfall views are common here, and they are one of the reasons two condos in the same building can sell for different prices.
The street grid tells you which section you are in. Falling Waters Boulevard is the entry road and clubhouse address. Rosewood lies along Windy Pines Drive; Water Crest, Falling Waters I, Falling Waters II and Jasmine Court share Hidden Lake Drive; Magnolia Falls is on Hidden Lake Court, Magnolia Avenue and part of Magnolia Lane; Magnolia Cove is on Magnolia Lane; Cascades has Cascades Drive to itself; and Amelia Lake is on Bayou Lane (Collier County site address points by condominium code, address point layer). When you see a Hidden Lake Drive address in a listing, check the condominium name, because four associations share that street.
Section | Street(s) | Recorded | Homes |
|---|---|---|---|
Falling Waters I (Orchid Falls) | Hidden Lake Dr | Feb 14, 1992 | 20 |
Falling Waters II | Hidden Lake Dr | May 27, 1992 | 90 |
Rosewood | Windy Pines Dr | Feb 25, 1993 | 144 |
Jasmine Court | Hidden Lake Dr | Mar 16, 1993 | 50 |
Water Crest | Hidden Lake Dr | Feb 11, 1994 | 98 |
Cascades | Cascades Dr | Dec 5, 1994 | 110 |
Magnolia Cove | Magnolia Ln | Apr 22, 1999 | 26 |
Magnolia Falls | Hidden Lake Ct, Magnolia Ave, Magnolia Ln | Aug 8, 2001 | 144 |
Amelia Lake | Bayou Ln | Dec 17, 2002 | 104 |
Sources: DBPR registry for homes and dates; Collier address points for streets.
Collier’s address layer returns 994 address points inside the Falling Waters zoning polygon, more than the 786 homes on the state registry (address point layer). The difference is building-level, garage and common-area points, plus four master parcels on Falling Waters Boulevard, Hidden Lake Drive and Davis Boulevard and two edge parcels on Cope Lane and Bayou Lane. The state registry’s 786 is the number of homes; the address count is not.
Falling Waters has been built out since the early 2000s. No developer entity is active (Falling Waters Development Corporation is inactive on the state register), no plat for new homes is pending, and the only building work inside the gates is maintenance: roofs, paint, pavers and landscaping run by each condominium and the master (Sunbiz, L20680). The change a buyer will see is outside the gate, on Davis Boulevard, covered in the civic pipeline section.
Falling Waters has 786 homes and nine associations, and in the last 12 months its section medians ran from $290,000 to $384,000 (Southwest Florida MLS). Selling? Get a free Falling Waters valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Falling Waters is governed in two tiers: Falling Waters Master Association, Inc. runs the gate, roads, clubhouse, pool and common landscape for all 786 homes, and nine separate condominium associations run their own buildings, budgets, insurance and rules, each under Florida’s condominium act, Chapter 718.
The master association is Falling Waters Master Association, Inc., Florida not-for-profit document N41842, active (Sunbiz, N41842), at 7275 Falling Waters Boulevard. Its posted property manager is Guardian Property Management, 6704 Lone Oak Boulevard, Naples (master board contact sheet). The master runs the Member Center in the clubhouse, which registers every guest and renter and issues every bar code and proximity card. Its owner document library holds “a folder for the master association and one for each of the nine sub-associations” (Falling Waters FAQ).
Condominium | Association on the state registry | Sunbiz | Homes | Manager listed on the state registry |
|---|---|---|---|---|
Rosewood | Rosewood of Falling Waters, Inc. | N47954 | 144 | Guardian Property Management address |
Magnolia Falls | Magnolia Falls, Inc. | N99000002689 | 144 | Cambridge Management of SWFL |
Cascades | Cascades of Falling Waters, Inc. | N93000003841 | 110 | Guardian Property Management |
Amelia Lake | Amelia Lake, Inc. | not matched | 104 | Sand Castle Community Management |
Water Crest | Water Crest of Falling Waters, Inc. | N50257 | 98 | Guardian Property Management address |
Falling Waters II | Falling Waters II, Inc. | N35750 | 90 | Guardian Property Management |
Jasmine Court | Jasmine Court Condominium Association | not matched | 50 | PMI Gulf Coast |
Magnolia Cove | Magnolia Cove of Falling Waters, Inc. | not matched | 26 | owner-addressed |
Falling Waters I | Falling Waters I, Inc. | N35749 | 20 | Collier Financial Inc |
Sources: DBPR registry; Sunbiz, N47954; Sunbiz, N99000002689; Sunbiz, N93000003841; Sunbiz, N50257; Sunbiz, N35750; Sunbiz, N35749.
Managers change more often than associations, so treat the registry’s manager column as a dated starting point, not a promise. The current manager of any section is named in the estoppel certificate and the resale documents the seller delivers, and that is the document we rely on in a contract. What the registry does show is that Falling Waters is not one management company: at least five firms appear across the nine sections, so the rental application, the approval timeline and the document request differ by section.
No. Collier County’s community development district layer returns no district over Falling Waters (Collier CDD layer). A Falling Waters tax bill carries ordinary county, school and district millage with no CDD debt service or operations line. The community’s infrastructure was paid for by the developer and is maintained through the master and condominium budgets.
Falling Waters sits in unincorporated Collier County, not the City of Naples. Fire and rescue come from the Greater Naples Fire Rescue District, and the community is in County Commission District 1 (Collier fire district layer; Collier commission district layer). Unincorporated Collier is a Community Rating System Class 5 community for flood insurance (Collier floodplain management).
Each of the nine associations is a condominium association under Chapter 718. Section 718.112 sets board, budget, reserve and structural integrity reserve study duties (s. 718.112), and section 553.899 requires milestone structural inspections for condominium buildings “three habitable stories or more in height” (s. 553.899). The Cascades association describes its section as “nine two story buildings” (Cascades); for every other section, the buyer should confirm each building’s story count and its milestone and reserve-study status in the association’s official records before closing.
The Falling Waters fee stack has two association layers, the master assessment and the condominium assessment, plus credential charges for renters and guests and the ordinary Collier tax bill; there is no CDD and no club dues. The dollar amounts of the two association assessments are not published on the community’s public website.
Layer | Who bills it | What it covers | Amount and source |
|---|---|---|---|
Master assessment | Falling Waters Master Association | gate, roads, clubhouse, pool, courts, common landscape, Member Center | not published publicly; in the master budget in the owner library |
Condominium assessment | each of the nine associations | the building, its insurance, roof, exterior, reserves | not published publicly; differs by section |
Owner credentials | master association | up to two bar codes and two proximity cards, $15 each; fob $20 | |
Renter or unaccompanied guest credentials | master association | bar code and proximity card per stay | $160 up to 30 days, $210 for 31 to 60, $230 beyond 60 (amenity rates) |
Guest with owner in residence | master association | bar code and proximity card | $30 |
CDD | none | n/a | |
Club dues | none | no club membership exists | association amenity list |
Property tax | Collier County | county, school and district millage | the Collier tax roll for each unit |
The master association’s credential schedule is one of the few Falling Waters charges in print. An owner who takes two bar codes and two proximity cards pays $60 (four credentials at $15). A seasonal renter staying three months pays $230 for the stay, and an annual lease “must be renewed on anniversary date at fee noted above” (rental-gate entry form). A family guest staying three weeks without the owner pays $160 (guest form). Each proximity card earns a $5.00 refund if it is returned to the office before departure. The forms must reach the Member Center two weeks before arrival.
Neither the master assessment nor any condominium’s assessment appears on the public pages of the community website; budgets and financial statements are filed in the owner-only document library (Falling Waters FAQ). A buyer receives them from the seller under Florida’s condominium resale rules, and the estoppel certificate states the exact amounts owed. We do not estimate them on this page. When we represent a Falling Waters buyer, we read the master and the condominium budgets side by side, including the reserve schedule and any special assessment, before the inspection period ends.
Selling a Falling Waters condo? We gather both associations’ documents at listing. Get a free Falling Waters valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
The master pays for what every owner uses: the gate attendants, the clubhouse staff, the pool, the courts and the boulevard landscape. The condominium pays for the building: its roof, paint, structure, insurance and reserves, and in most sections the lawn and shrubs around it. A section with a new roof and a funded reserve study can carry a different monthly cost from its neighbor across Hidden Lake Drive, even though both owners use the same pool. That is why the condominium’s own budget, not the master’s, usually explains the price gap between two similar units.
Taxes follow the Collier tax roll for each unit and reset toward market value after a sale, because Florida’s Save Our Homes cap belongs to the seller’s homestead, not the condominium. No CDD line appears (Collier CDD layer). Any open special assessment, for example for roofs or structural reserves, is disclosed in the estoppel certificate.
Falling Waters’ nine condominiums range from 20 homes around the pool in Falling Waters I to 144 homes each in Rosewood and Magnolia Falls, recorded between 1992 and 2002. Each has its own association, rules and fee; the MLS medians below are closed sales from August 11, 2025 to August 11, 2026.
Rosewood is the largest section with 144 homes, recorded February 25, 1993, on Windy Pines Drive at the north side of the community (DBPR registry). The association highlights its landscape: “mature trees and an island within our lake,” reached by “dual bridges” with “a paved walkway and seating area” (Rosewood). Rosewood posted 8 sales at a $300,000 median, from $250,000 to $330,000 (Southwest Florida MLS), the most accessible price band among the large sections. All four sampled Rosewood addresses are FEMA Zone X.
A dedicated Rosewood of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
Magnolia Falls holds 144 homes, recorded August 8, 2001, on Hidden Lake Court, Magnolia Avenue and Magnolia Lane. Its association writes: “We have 144 condos in 12 separate buildings with garages” (Magnolia Falls). It is the price leader: 9 sales at a $384,000 median, from $334,000 to the community high of $465,000 (Southwest Florida MLS). The state registry lists Cambridge Management of SWFL as manager. All nine sampled points are Zone X.
A dedicated Magnolia Falls neighborhood page is coming, with its own market snapshot and its association details.
Amelia Lake is the newest section, recorded December 17, 2002, with 104 homes on Bayou Lane, “many of which surround a beautiful lakes” in the association’s words (Amelia Lake). It recorded 8 sales at a $348,500 median, from $300,000 to $405,000 (Southwest Florida MLS). The registry lists Sand Castle Community Management as manager.
A dedicated Amelia Lake neighborhood page is coming, with its own market snapshot and its association details.
Cascades has 110 homes, recorded December 5, 1994: “Within Cascades there are 110 condos in nine two story buildings located around two lakes” (Cascades). It traded only twice in the window, at $300,000 and $318,000, too few sales to read as a market rate (Southwest Florida MLS). Its 1.8 percent turnover is the lowest of the sections with a sale.
A dedicated Cascades of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
Water Crest has 98 homes on Hidden Lake Drive, recorded February 11, 1994 (DBPR registry; Water Crest). It posted 4 sales at a $362,500 median, from $295,000 to $415,000 (Southwest Florida MLS), second only to Magnolia Falls. Its sampled addresses fall on FEMA panel 12021C0414J, the community’s east edge, and all are Zone X.
A dedicated Water Crest of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
Falling Waters II has 90 homes on Hidden Lake Drive, recorded May 27, 1992, and is managed by Guardian Property Management on the state registry (DBPR registry; Falling Waters II). The MLS has no separate name for it in the window; three sales filed under the community name itself, at a $290,000 median from $267,500 to $300,000, may include Falling Waters II homes, but the extract cannot prove which section they are in.
A dedicated Falling Waters II neighborhood page is coming, with its own market snapshot and its association details.
Jasmine Court has 50 homes on Hidden Lake Drive, recorded March 16, 1993, with PMI Gulf Coast named as manager on the registry (DBPR registry; Jasmine Court). It recorded 4 sales at a $305,000 median, from $250,000 to $329,000 (Southwest Florida MLS), and the highest turnover of any section at 8.0 percent.
A dedicated Jasmine Court neighborhood page is coming, with its own market snapshot and its association details.
Magnolia Cove is a 26-home condominium on Magnolia Lane, recorded April 22, 1999, between the older Hidden Lake sections and Magnolia Falls (DBPR registry; Magnolia Cove). No Magnolia Cove home closed in the 12-month window (Southwest Florida MLS). With so few homes, a buyer who wants one should be ready to act when a listing appears; we cover it alongside Magnolia Falls on this page.
Falling Waters I is the smallest and first section: 20 homes recorded February 14, 1992. The association describes it as “located in the Orchid Falls section of the Falling Waters Community … The section surrounds the large island pool, with most units having a direct sight line to the pool” (Falling Waters I). The MLS files it as Orchid Falls: two sales, at $265,000 and $365,000, too few to read as a rate (Southwest Florida MLS). Buyers who want to be steps from the pool look here first.
Two condominium communities with similar names are not part of the Davis Boulevard community and do not share its gate, pool or master association: Falling Waters Beach Resort, four associations and 430 units, and Falling Waters North Preserve, 90 units under its own association, document N96000004857 (DBPR registry; Sunbiz, N96000004857). The master association’s own forms list only the nine sections: “Amelia Lake, Cascades, FW I, FW II, Jasmine, Mag. Cove, Mag. Falls, Rosewood, Water Crest” (rental-gate entry form).
The Falling Waters clubhouse and resort pool are the community’s center: a furnished clubhouse with the Member Center and library, a pool with a waterfall, island and moat that the association describes as the largest in Southwest Florida, and the courts and greens around them, all owned by the master association and open to every owner.
The pool is the Falling Waters signature, and the association’s own sheet calls it “a spacious pool, the largest in Southwest Florida” (community information sheet). We have found no independent measurement, so treat that as the association’s description. Its design shows in the rules: “No running, diving, climbing on the waterfall or island and no playing in the moat.” Swimming runs 8 a.m. to sunset and the deck stays open to 9 p.m.; a proximity card opens the gates on either side of the clubhouse; there is “NO LIFEGUARD ON DUTY”; glass, pets and food in the water are banned, bottled water is fine, and smoking or vaping is allowed only on the smoking side of the clubhouse deck (same sheet). Falling Waters I’s 20 homes surround it (Falling Waters I).
The clubhouse is open 8 a.m. to 10 p.m. and is described as “elegantly furnished … with daily and weekly activities.” Inside is the Member Center, “the location to register all guests and renters for the Community,” and a library; free WiFi runs on the “FW Club House” and “FW Member Center” networks (community information sheet). The clubhouse deck is where players gather after evening bocce, and the overflow lot behind it is the only place a visitor’s RV may sit, for 24 hours.
The amenities belong to the master association, and every owner is a member by owning a Falling Waters condominium; there is no separate club, no equity membership and no initiation fee. Access is through the master’s credentials: owners pay $15 per bar code or proximity card, and renters and unaccompanied guests pay $160 to $230 per stay (amenity rates). The operating cost is inside the master assessment.
The association’s published amenity list names a clubhouse, the pool, two lighted tennis courts, two bocce courts, an 18-hole putting green, two shuffleboard lanes and horseshoe pits. It does not list pickleball courts, a fitness room or a spa (community information sheet). Buyers who want an on-site gym should plan on one nearby.
There is no golf course in Falling Waters: the community’s only golf feature is an 18-hole putting green beside the clubhouse, and there is no golf membership to buy or carry. Private and public golf are a short drive away, with Naples Heritage about 0.8 mile from the community’s edge and Lely Resort about 19 minutes south.
The 18-hole putting green is part of the master association’s recreation core and is open to owners and registered guests under the posted rules (community information sheet). It is a practice green, not a course, and it costs nothing beyond the master assessment.
The nearest golf community by county zoning is Naples Heritage Golf and Country Club, whose zoning polygon lies about 0.8 mile from Falling Waters’ edge; it is a private club, so a Falling Waters owner would need a separate membership there (Collier PUD layer). Lely Resort’s Flamingo Island golf area is 6.8 road miles, about 19 free-flow minutes (OSRM routing). For buyers who want golf inside the gate, our Glen Eagle page covers a golf community about half a mile away.
Falling Waters has no marina, boat slips or beach access of its own; boats and trailers are not allowed on the property unless they fit inside a garage. The Gulf beaches are about 14 minutes away at the Naples Pier, and the nearest public boat ramp in our drive table is about 25 minutes south.
From the community center, the Naples Pier is 6.3 road miles, about 14 free-flow minutes; Tigertail Beach on Marco Island is 17.8 miles, about 35 minutes; and South Marco Beach is 19.7 miles, about 39 minutes (OSRM routing, Oct 2026). Downtown’s beach-end streets are the easiest beach trip from Falling Waters.
The Collier Boulevard Boating Park is 13.7 road miles, about 25 minutes, and the Rookery Bay Environmental Learning Center 9.1 miles, about 19 minutes (OSRM routing; Rookery Bay). Because “RV’s, Boats, Trailers, and any type of recreational vehicles are not allowed on Falling Waters property unless they can be placed inside a garage (not a carport),” boat owners need outside storage (community information sheet).
Falling Waters has two lighted Har-Tru tennis courts with social and league play, two bocce courts with organized couples and fall leagues, two shuffleboard lanes and horseshoe pits, all beside the clubhouse and all run by resident committees under the master association.
The association describes “two lighted Har-Tru tennis courts” used for “social tennis as well as competitive league play … singles and doubles up thru the USTA 4.0 level” (Falling Waters tennis). Because “a Tennis team can play in the USTA league only if they have three (3) Tennis Courts,” the Falling Waters team plays its USTA matches under the YMCA name at the Greater Naples YMCA Tennis Center on YMCA Road (tennis league sheet). Har-Tru is a crushed-stone, clay-type surface that is easier on knees than hard courts.
Bocce is the community’s busiest league. The Couples League aims “to register approximately 60 to 72 couples per season, which allows us to create 6 groups of 10 to 12 couples,” playing evenings on Wednesday, Thursday and Friday; the couples league is free (bocce couples sheet). The Fall 2026 league opened registration October 3, plays Mondays from October 12 through November 9 with a playoff on November 10, and charges $20 per person; it is open to residents and non-residents, with residents given first registration (Fall 2026 bocce sheet; bocce).
Two shuffleboard lanes and the horseshoe pits sit near the clubhouse (community information sheet), and a resident bowling league plays off site in season (bowling).
Social life at Falling Waters runs through an Activities Committee, a website calendar, resident leagues and clubhouse events, built for a community where many owners are seasonal and some live abroad; the master association’s website is the main channel for notices, documents and event registration.
The master website’s calendar color-codes recurring events, “blue are pool activities, those that are black are clubhouse activities, and the green are outside activities, like walking,” and “events” you register for are highlighted in purple and paid through a card interface (Falling Waters FAQ; calendar). The welcome sheet promises “a large Welcoming Community” ready to answer questions.
“The main means of sharing information and important notices is our website,” the rules sheet says; owners register for a website ID, renters and guests can view most of the site, and “There are also a few sites on Facebook” for community news (community information sheet). The site also links things to do in Naples (things to do).
Falling Waters’ storm posture is inland and wind-driven: the community sits about four miles from the Gulf on Davis Boulevard, outside FEMA’s high-risk flood zone and in hurricane evacuation Zone C, so wind, rain and roofs, not storm surge, are the hazards that matter most to an owner here.
Hurricane Ian on September 28, 2022 pushed “maximum inundation of 6 to 9 ft AGL” into coastal Naples, according to the National Hurricane Center (NHC Ian report). That surge was coastal; we found no public report of surge reaching Falling Waters, which every sampled point places in Zone X and evacuation Zone C. Hurricane Irma struck Collier County as a Category 3 storm on September 10, 2017, with wind damage across the county. Per-building repair history, such as roofs replaced after Irma, is held in each association’s records and in listing remarks, not in a public file.
Collier’s Florida Building Code wind maps put Falling Waters at 151 mph for Risk Category I, 164 mph for Category II (ordinary residential), 177 mph for Category III and 185 mph for Category IV (Collier GIS services). Those are today’s design speeds; the Falling Waters buildings were permitted from 1992 to 2002 under the codes of their day, so impact windows, shutters and roof straps vary by building and by owner upgrade. The wind-mitigation report is the document that proves what a building has.
Falling Waters drains to the Lely Canal Basin, a 5,850-acre county basin with an allowable discharge of 0.06 cubic feet per second per acre, approved in 2001 (Collier basins layer). The community’s lakes are its stormwater system, which is why they are maintained by the associations and not open for swimming.
Falling Waters is outside FEMA’s Special Flood Hazard Area: 39 of 40 sampled addresses, including every one of 34 addresses inside the nine condominiums, are Zone X, an area of minimal flood hazard, on FIRM panels effective February 8, 2024, and the preliminary county map shows no change.
Section | Points sampled | Zone X | Zone AE |
|---|---|---|---|
Magnolia Falls | 9 | 9 | 0 |
Rosewood | 4 | 4 | 0 |
Cascades | 3 | 3 | 0 |
Falling Waters II | 3 | 3 | 0 |
Jasmine Court | 3 | 3 | 0 |
Falling Waters I | 3 | 3 | 0 |
Magnolia Cove | 3 | 3 | 0 |
Water Crest | 3 | 3 | 0 |
Amelia Lake | 3 | 3 | 0 |
Master parcels | 3 | 3 | 0 |
Edge parcels outside the condominiums | 3 | 2 | 1 |
Source: FEMA NFHL layer 28 point queries, Oct 17, 2026. The single AE result is an edge parcel on Cope Lane outside the nine condominiums.
Two FIRM panels cover Falling Waters: 12021C0413J for 36 of the sampled points and 12021C0414J for 4 on the east side, both effective February 8, 2024 (FEMA NFHL). Collier’s own copy of the 2024 map agrees at the community’s center: Zone X, minimal hazard, no base flood elevation (Collier FEMA24 layer).
FEMA’s preliminary maps for Collier, panels 12021C0413K and 12021C0414K, keep all 34 condominium points in Zone X (FEMA preliminary NFHL). Collier County opened the 90-day appeal period on the proposed maps on August 19, 2026 (Collier County news release).
Every sampled point is in Collier hurricane evacuation Zone C, not A or B (Collier evacuation zones), and none of 40 points is in the Coastal High Hazard Area (Collier CHHA layer). Check your zone each season at Know Your Zone. Collier’s elevation-certificate library holds no certificates for Falling Waters addresses (Collier elevation certificates), which is normal for Zone X buildings of this age; a buyer who wants one commissions a survey.
Selling a Falling Waters condo? Zone X is a selling point we lead with. Get a free Falling Waters valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Insurance in Falling Waters splits in two: each condominium association insures its buildings under its master policy, paid through the condominium fee, and each owner carries an HO-6 policy for the interior and contents. Because Falling Waters is in Zone X, a lender will not require personal flood insurance.
Zone X means flood insurance is optional for the owner, not mandated by the lender, and policies in Zone X are usually far cheaper than in AE zones. Unincorporated Collier’s CRS Class 5 rating earns NFIP policyholders a discount (Collier floodplain management). Many owners still buy contents flood coverage, because Zone X is minimal hazard, not no hazard.
For condominium buyers, the larger insurance cost is inside the condominium fee: the association’s property and wind coverage on the building. Its premium and deductible are in the association’s budget, delivered with the resale documents. The owner library keeps a “06-Wind Mitigation Reports” folder for the sections (Falling Waters FAQ); a buyer’s HO-6 carrier will ask for the building’s report.
The Florida market has eased: Citizens Property Insurance expected its policy count to fall to 385,000 by the end of 2025, down 73 percent from its October 2023 peak, as private carriers took policies back (Citizens release, Dec 10, 2025). The state regulator lists the carriers approved to take policies out of Citizens (Florida OIR). We introduce buyers to local agents before the inspection period ends.
Falling Waters is zoned to Calusa Park Elementary, East Naples Middle and Lely High for the 2026 to 2027 school year, at every sampled address that returned a result; the elementary and middle schools earned A grades for 2025 to 2026 and Lely High a B.
School | 2021 to 2022 | 2022 to 2023 | 2023 to 2024 | 2024 to 2025 | 2025 to 2026 |
|---|---|---|---|---|---|
A | A | A | A | A | |
C | B | A | A | A | |
C | B | B | A | B |
Sources: CCPS 2026 Accountability Brief; zoning from the CCPS address lookup for school year 2026 to 2027. The district itself earned an A for 2025 to 2026, its ninth consecutive A, ranking sixth of Florida’s 67 districts (same brief). Lely High is 4.8 road miles from the community center, about 13 minutes (OSRM routing).
The closest private school is next door: Seacrest Country Day School at 7100 Davis Boulevard, an independent college-preparatory school for preschool through grade 12 founded in 1983 (Seacrest location; Seacrest about). Its campus zoning is about 0.17 mile from Falling Waters’ edge.
Healthcare near Falling Waters is close in two directions: Physicians Regional on Collier Boulevard and the NCH Southeast campus are about 12 free-flow minutes east, and NCH Baker Hospital downtown is about 14 minutes west, with Physicians Regional Pine Ridge about 15 minutes north.
Facility | Road miles | Free-flow minutes |
|---|---|---|
Physicians Regional Medical Center, Collier Blvd | 5.0 | 12 |
NCH Healthcare Southeast, Collier Blvd | 5.1 | 12 |
NCH Baker Hospital Downtown | 6.0 | 14 |
Physicians Regional Medical Center, Pine Ridge | 6.7 | 15 |
NCH North Naples Hospital | 13.9 | 24 |
Source: OSRM routing from the Falling Waters community center, Oct 2026; Physicians Regional. Season traffic on Davis and Collier boulevards adds time.
Falling Waters is about 11 free-flow minutes from Fifth Avenue South, 14 from the Naples Pier, 8 from I-75 at Exit 101 and 46 from Southwest Florida International Airport, which makes it one of the closest gated condominium communities to downtown on the Davis Boulevard corridor.
Destination | Road miles | Free-flow minutes |
|---|---|---|
Fifth Avenue South, downtown Naples | 5.1 | 11 |
Naples Pier and beach | 6.3 | 14 |
Coastland Center | 7.0 | 15 |
Waterside Shops | 10.5 | 21 |
Mercato | 12.4 | 24 |
I-75 Exit 101 (Collier Blvd) | 3.1 | 8 |
Southwest Florida International Airport (RSW) | 33.6 | 46 |
Marco Island (Jolley Bridge) | 14.2 | 25 |
Tigertail Beach, Marco Island | 17.8 | 35 |
Everglades City | 36.0 | 52 |
Source: OSRM free-flow routing from the Falling Waters community center, Oct 2026. Season traffic adds time, most of all on US 41 and at the Collier Boulevard interchange.
Davis Boulevard carries “two pharmacies,” “niche food markets and restaurants” in Gulfshore Business’s 2026 description of the corridor (Gulfshore Business, April 2026), and the South Regional Library is 4.9 road miles, about 12 minutes; the Publix at Freedom Square in our routing table is 8.1 miles, about 16 minutes (OSRM routing). Collier Area Transit runs the county bus system (Collier Area Transit). The larger change is coming: a Whole Foods Market is proposed at Davis and Santa Barbara boulevards, covered in the next section.
The biggest change near Falling Waters is Vitano, a proposed 82-acre mixed-use plan at Davis and Santa Barbara boulevards with a Whole Foods Market, about 0.26 mile from the community’s edge, alongside the Davis Boulevard landscape project, the I-75 interchange rebuild and a wave of redevelopment at the corridor’s west end.
Vitano is the renamed Taormina Reserve mixed-use planned unit development, Ordinance 09-48, 82.8 acres, whose zoning edge is about 0.26 mile from Falling Waters (Collier PUD layer). Naples Press describes it as “an 82-acre master planned unit development proposed for 86,904 square feet of retailers and restaurants, 200 townhomes and 422 units in four-story apartment buildings,” with “a 31,995-square-foot Whole Foods Market on the hard corner of Davis and Santa Barbara,” and Amazon confirmed “a Whole Foods Market store is in development at this location” (Naples Press). The developer, SJC Ventures, applied to amend the existing zoning to cut allowable commercial space from 262,000 to 100,000 square feet and raise residential units from 478 to 622, with “a large nature preserve” on a site that was once a rock-crushing operation (Gulfshore Business). The site is the southeast corner of the intersection.
The developer “hopes to break ground on Vitano in 2027,” with the retail portion opening about 20 months after construction starts and residential occupancy at 24 to 30 months (Naples Press). The project remains in planning and permitting; the county hearings on the amendment decide what is built. For Falling Waters owners, the likely trade is construction traffic on Davis Boulevard during the build in exchange for a full-service grocery about 0.26 mile from the community's edge.
Collier County’s Davis Boulevard Landscape Beautification Project runs 2.5 miles from Santa Barbara Boulevard to Collier Boulevard, past the Falling Waters entrance: “a pilot project developed in partnership with the Naples Botanical Garden,” with “Florida Department of Transportation grants of approximately $965,000” for landscape and irrigation (Collier landscape projects; Naples Botanical Garden). Its Phase 4A plan set covers one segment of that run (Phase 4A plans).
FDOT’s rebuild of the I-75 and Collier Boulevard (SR 951, Exit 101) interchange includes “a single-lane flyover ramp extension [that] will carry I-75 southbound traffic over Davis Boulevard,” with completion expected at the end of 2026 (FDOT project 425843-2). Falling Waters is 3.1 road miles from that interchange, about 8 free-flow minutes.
Gulfshore Business describes the “6.8-mile four-lane street connecting Collier Boulevard and its Interstate 75 exit with U.S. 41” as “an eclectic real estate mixture,” and quotes Collier’s facilities and redevelopment director: “this is a buy-and-hold neighborhood for sure” (Gulfshore Business, April 2026). At the west end, the 15-story Ascent apartments and Avra condominium tower are complete or nearly so, and a 66-unit Halcyon low-rise with docks and a 12-story hotel are planned (same article; Naples Press). None of it changes Falling Waters’ own zoning.
Neighbor (county zoning name) | Ordinance | Acres | Distance from Falling Waters’ edge |
|---|---|---|---|
Freestate | 08-39 | 16.8 | 0.15 mi |
Seacrest Upper and Lower Schools | 05-09 | 39.9 | 0.17 mi |
Russell Square RPUD | 18-51 | 32.9 | 0.26 mi |
Taormina Reserve MPUD (Vitano) | 09-48 | 82.8 | 0.26 mi |
County Barn Road RPUD | 17-31 | 40.1 | 0.27 mi |
Avalon of Naples | 15-31 | 23.4 | 0.31 mi |
Berkshire Lakes | 98-5 | 1,085.3 | 0.43 mi |
Bretonne Park (Embassy Woods and Glen Eagle) | 01-32 | 336.0 | 0.46 mi |
Naples Heritage Golf and Country Club | 95-74 | 555.9 | 0.80 mi |
Twelve Lakes | 03-20 | 260.5 | 0.84 mi |
Source: Collier PUD layer, nearest-edge distances computed Oct 17, 2026.
Falling Waters rules come in two layers: the master association’s community rules on the gate, credentials, vehicles, speed, quiet hours and the pool, and each condominium’s own declaration and rules on leasing minimums, pets and approval, which a buyer must read section by section.
Every renter is registered with the master: “It is the responsibility of the Owner/Real Estate Agent to provide the following information two (2) weeks prior to arrival,” with $160, $210 or $230 depending on the stay, and “The Owner is responsible for submitting a separate rental application form to their association for approval” (rental-gate entry form). The minimum lease term and the number of leases a year are set by each condominium’s declaration, not by the master, and they are not published on the public site. Ask for the section’s rules before you write an offer if you plan to rent.
Guests staying while the owner is in residence pay $30 for credentials. Guests without the owner register on the Guest Without Owner in Residence form and pay the renter rates; “Any falsification of information by owner on this form will result in the deactivation of the bar code and proximity card” (guest form).
RVs, boats, trailers and other recreational vehicles are not allowed “unless they can be placed inside a garage (not a carport),” and a visiting RV may stay 24 hours in the clubhouse overflow lot before it is subject to towing (community information sheet). Owners register up to two vehicles on the credential application (owner credential application).
The master rules bar pets from the pool area; how many pets and what size each condominium allows is set in that section’s declaration and rules (community information sheet). The Declaration and Rules of each condominium govern, and we read them for the buyer before an offer.
The speed limit is 15 mph, quiet hours run 10 p.m. to 7 a.m., the clubhouse is open 8 a.m. to 10 p.m., and the pool rules ban glass, saving lounges and loud music except at master-sponsored events (same sheet).
Each condominium’s declaration governs whether a buyer needs that association’s approval and how long it may take; the master issues credentials once the sale closes. Because nine associations and at least five management firms are involved, we confirm the section’s approval process and its forms the day a contract is signed.
Falling Waters and Berkshire Lakes are 0.43 mile apart on the Davis and Santa Barbara corridor and answer different buyers: Falling Waters is a gated, all-condominium community of 786 homes in Zone X with one resort pool, while Berkshire Lakes is a much larger lake community of about 2,156 homes mixing single-family homes and condominiums under two master associations.
Question | Falling Waters | Berkshire Lakes |
|---|---|---|
Homes | 786 condominiums in nine associations | about 2,156 homes in two master associations |
Product | low-rise condominiums only | single-family homesites plus condos, villas and coach homes |
Gate | attended 7 a.m. to 10 p.m. | see our Berkshire Lakes page |
Golf | none (putting green) | none |
CDD | none | none |
Master fee | not published publicly | $690 per unit for 2026 (master-association units) |
Amenity center | clubhouse, resort pool, 2 tennis, 2 bocce | clubhouse campus, pool, 2 tennis courts striped for pickleball, fishing pier |
Flood | Zone X at all 34 condominium points | about 25 percent of address points in AE or AH |
Evacuation zone | C | D |
12-month market | 40 sales, $332,000 median | 108 sales, $320,000 median (Oct 2025 to Oct 2026) |
Sources: Falling Waters rows from this page’s sources; Berkshire Lakes rows from the Berkshire Lakes Master Association, its 2026 budget and our Berkshire Lakes page, which carries its MLS figures and flood detail.
Choose Falling Waters if you want a condominium behind an attended gate, a Zone X flood map, a resort pool and a short drive downtown, and you are comfortable with two association layers and section-by-section rental rules. Choose Berkshire Lakes if you want a single-family home or more product choice, a published master fee, and you are comfortable checking flood zone address by address.
Selling a Falling Waters condo? We know both communities’ records. Get a free Falling Waters valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Glen Eagle, inside the Bretonne Park zoning about half a mile away, adds golf; Kings Lake is another established lake community off Davis Boulevard. Buyers who want a beach-side condominium instead of an inland one should know that the similarly named Falling Waters Beach Resort is a separate community entirely.
Falling Waters’ strengths are its Zone X flood maps, its attended gate, its resort pool and its short drive to downtown Naples; its trade-offs are condominium-only product, two layers of association fees that are not published, buildings from 1992 to 2002, no golf or fitness room, and section-by-section rules.
Seven of Falling Waters’ nine condominiums are large enough, and different enough in age, manager and price, to carry their own neighborhood pages: Rosewood, Magnolia Falls, Amelia Lake, Cascades, Water Crest, Falling Waters II and Jasmine Court, each a separate association with its own budget, rules and MLS record.
A dedicated Rosewood of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Magnolia Falls neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Amelia Lake neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Cascades of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Water Crest of Falling Waters neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Falling Waters II neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Jasmine Court neighborhood page is coming, with its own market snapshot and its association details.
Document | What it is | Official link |
|---|---|---|
Community information and rules, with pool rules | gate, hours, vehicles, pool rules | |
Bar code and proximity card amenity rates, effective Jan 1, 2025 | credential charges for owners, renters and guests | |
Rental-gate entry form | renter registration and fees | |
Owner bar code and proximity card application | owner credentials | |
Guest without owner in residence form | guest registration | |
Florida condominium registry extract | units, recording dates, managers | |
CCPS 2026 Accountability Brief | school grades | |
Davis Boulevard Phase 4A landscape plans | beautification plans for one segment of the Davis Boulevard project | |
NHC Hurricane Ian report | storm surge record |
Selling a Falling Waters condo means pricing one section against eight others, delivering two associations’ documents on time, handling the section’s approval and the master’s credentials, and reaching seasonal and international buyers. McGreevy and Comisar plan all of it before the Falling Waters home is listed, so it reaches the buyers who fit it.
If you’re searching for the best Falling Waters listing agent, or thinking, ‘I need to sell my house in Falling Waters,’ McGreevy and Comisar is the team to call. We lead Domain Realty Group:
The Falling Waters market, last 12 months: we tracked 40 closed sales at a $332,000 median, from $250,000 to $465,000, $13,517,500 in volume (Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026).
McGreevy and Comisar is a top-reviewed Falling Waters realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Start with our free home valuation. Tell us your section, floor, view and parking, and we compare your condo with the closings in its own section first, then the community. (239) 898-6072, text or call. Confidential conversations welcome.
It depends first on the section: in the 12 months to August 11, 2026, section medians ran from $290,000 to $384,000, and the whole community from $250,000 to $465,000 (Southwest Florida MLS). Floor, view, garage, updates and the building’s reserve position move it from there.
The agent who prices by section and handles two associations’ documents without delays. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
The condominium’s declaration, articles, bylaws, rules, recent financial information and the question-and-answer sheet under s. 718.503, plus the estoppel certificate. We order them at listing.
That depends on your condominium’s declaration. We confirm the section’s process and forms before we list and build its timeline into the contract.
In Collier County the buyer customarily pays for the owner’s title policy; the contract controls.
Within your section’s leasing rules and the master’s registration rules. Renters pay $160 to $230 per stay for credentials (amenity rates).
These are the questions buyers ask most about Falling Waters in Naples, answered from the master association’s own documents, the state condominium registry, FEMA, Collier County and the Southwest Florida MLS, each with its source.
Falling Waters is a gated condominium community of 786 homes in nine separate condominiums on Davis Boulevard in East Naples, ZIP 34112, built from 1992 to 2002 around lakes, waterfalls and a resort pool (DBPR registry). One master association runs the gate, roads, clubhouse and pool, and each condominium runs its own buildings. There is no golf course, no marina and no community development district, and every sale is a resale.
The entrance is on Falling Waters Boulevard off Davis Boulevard, and the clubhouse is at 7275 Falling Waters Boulevard, Naples, FL 34112 (community information sheet). The community lies between Santa Barbara and Collier boulevards, next to Seacrest Country Day School, about 3.1 road miles from I-75 Exit 101 and 5.1 miles from Fifth Avenue South (OSRM routing). It is in unincorporated Collier County, not the City of Naples.
Falling Waters is in ZIP 34112. Every one of the 40 MLS closings in the 12 months to August 11, 2026 carried 34112 (Southwest Florida MLS), and the master association’s address is 7275 Falling Waters Blvd, Naples, FL 34112. Some third-party directories place the condominiums in other ZIP areas; use 34112 when you search or send mail.
No. Falling Waters Beach Resort is a separate condominium community of four associations and 430 units south of US 41, with its own zoning and its own MLS development name (DBPR registry). The Davis Boulevard community covered on this page shares only a builder family and a name. Its association’s forms list nine sections, none of them the Beach Resort.
No. Falling Waters North Preserve is a separate 90-unit condominium with its own state registration and its own association, Florida document N96000004857 (Sunbiz). It does not share the Davis Boulevard gate, pool or master association.
Yes. A gate attendant is on duty from 7 a.m. to 10 p.m.; after 10 p.m. entry is only with a vehicle bar code, a proximity card or fob, or an eight-digit PIN entered at the guest kiosk (community information sheet). The Member Center issues credentials to owners, renters and guests, and video surveillance is part of the community.
The Falling Waters planned unit development covers about 165.8 acres on Collier County’s zoning layer, Ordinance 03-50, petition PUD-92-13 (Collier PUD layer). That works out to about 4.7 homes per gross acre (our arithmetic), low for a condominium community, because much of the land is lakes and landscape.
The developer of record was Falling Waters Development Corporation, now inactive, and the builder was the Hubschman family, which Florida Weekly reported “oversaw the development and construction of Falling Waters” in the early 1990s (Florida Weekly, 2021; Sunbiz, L20680). The same family developed The Glades in East Naples from the 1970s.
From 1992 to 2002. The first condominium, Falling Waters I, was recorded February 14, 1992, and the last, Amelia Lake, on December 17, 2002 (DBPR registry). Magnolia Falls (2001) and Amelia Lake (2002) are the newest sections, and the sections on Hidden Lake Drive and Windy Pines Drive date from 1992 to 1994.
No. Falling Waters is built out; the developer entity is inactive and no plat for new homes is pending. Every sale is a resale from an owner. New construction nearby is outside the gate: the proposed Vitano plan at Davis and Santa Barbara boulevards would add 200 townhomes and 422 apartments if approved (Naples Press).
Rosewood, Magnolia Falls, Cascades, Amelia Lake, Water Crest, Falling Waters II, Jasmine Court, Magnolia Cove and Falling Waters I, the Orchid Falls section around the pool. The master association’s forms list them as “Amelia Lake, Cascades, FW I, FW II, Jasmine, Mag. Cove, Mag. Falls, Rosewood, Water Crest” (rental-gate entry form). Each is a separate condominium association.
Orchid Falls is the community’s name for Falling Waters I, the first and smallest condominium, 20 homes recorded in 1992. Its association describes it as surrounding “the large island pool, with most units having a direct sight line to the pool” (Falling Waters I). The MLS files its sales as Orchid Falls: two sales in the 12 months to August 11, 2026, at $265,000 and $365,000 (Southwest Florida MLS).
Magnolia Falls is the section whose association states it: “144 condos in 12 separate buildings with garages” (Magnolia Falls). Parking in the other sections, whether garage, carport or open space, is shown in each listing and is not published by the associations. Garages matter for value and for storage, because boats and trailers are allowed only inside a garage.
We tracked 40 closed sales from August 11, 2025 to August 11, 2026 at a $332,000 median, from $250,000 to $465,000 (Southwest Florida MLS). Section medians ran from $290,000 for the three sales filed under the community name to $384,000 in Magnolia Falls, with Rosewood at $300,000, Amelia Lake at $348,500 and Water Crest at $362,500.
Magnolia Falls, at a $384,000 median on 9 sales, with the community high of $465,000 on June 15, 2026 (Southwest Florida MLS). It is one of the two newest sections, recorded in 2001, and its 12 buildings have garages (Magnolia Falls). Water Crest followed at a $362,500 median on 4 sales.
Among the large sections, Rosewood posted the lowest median, $300,000 on 8 sales, from $250,000 to $330,000 (Southwest Florida MLS). Jasmine Court’s median was $305,000 on 4 sales, and the three sales filed under the community name carried a $290,000 median. Lower section medians usually reflect building age, parking and floor plan, not location inside the gate.
Forty, in the 12 months from August 11, 2025 to August 11, 2026, for $13,517,500 in volume (Southwest Florida MLS). That is about 5.1 percent of the 786 homes (our arithmetic). Magnolia Falls had the most sales, 9, followed by Amelia Lake and Rosewood with 8 each; Magnolia Cove had none.
Falling Waters owners pay two association assessments, the master and their condominium’s, and neither amount is published on the community’s public website; budgets sit in the owner-only document library (Falling Waters FAQ). The exact figures for any unit are in the seller’s resale documents and the estoppel certificate, which we read before the inspection period ends.
No. Collier County’s community development district layer shows no district over Falling Waters (Collier CDD layer), so there is no CDD debt or operations line on a Falling Waters tax bill. The cost of the community’s roads, lakes and amenities sits in the master and condominium budgets.
No. There is no separate club, no equity membership and no initiation fee; the clubhouse, pool and courts belong to the master association, and every owner has access by owning a home. Owners pay $15 per bar code or proximity card, up to two of each, and $20 for a fob (owner credential application).
The association describes it as “the largest in Southwest Florida” (community information sheet); we have found no published measurement to confirm or size it. The pool rules describe its features: a waterfall, an island and a moat, none of which may be climbed or played in. It is open 8 a.m. to sunset, with the deck open to 9 p.m.
No. The posted rules read “WARNING: NO LIFEGUARD ON DUTY,” and “Children under age 14 must be accompanied by an adult under Florida law” (community information sheet). A pool attendant enforces the rules, approves floats and water games and may remove items used to save lounges.
Yes, two lighted Har-Tru courts used for social play and league play “up thru the USTA 4.0 level” (Falling Waters tennis). Because USTA league play requires three courts, the Falling Waters team plays its league matches under the YMCA name at the Greater Naples YMCA Tennis Center (tennis league sheet).
The master association’s published amenity list does not include pickleball courts; it lists two tennis courts, two bocce courts, an 18-hole putting green, two shuffleboard lanes and horseshoe pits (community information sheet). Buyers for whom pickleball matters should ask the association whether any court has since been converted.
No. The only golf feature is an 18-hole putting green beside the clubhouse (community information sheet). The nearest golf community by county zoning is Naples Heritage Golf and Country Club, about 0.8 mile away and private; Lely Resort’s Flamingo Island golf is about 19 minutes south (OSRM routing).
The published amenity list does not include a fitness room or gym (community information sheet). Residents walk and cycle the community’s roads, which the rules note are used by “several joggers, bikers, and walkers,” and use gyms along Davis and Collier boulevards.
Bocce leagues, tennis, shuffleboard, horseshoes, the putting green, a bowling league, pool and clubhouse activities, and outdoor events such as group walks, all posted on a monthly calendar (calendar; Falling Waters FAQ). The bocce Couples League aims for 60 to 72 couples a season (bocce couples sheet).
No 55-and-over restriction appears in any public Falling Waters record we found, and the pool rules address children under 14 directly (community information sheet). Many owners are retirees and seasonal residents, but age rules, if any, would be in a condominium’s recorded declaration, which a buyer receives before closing.
Yes, within your section’s leasing rules and the master’s registration rules. Renters must be registered two weeks before arrival with the master’s rental-gate form and fees of $160 to $230, and “The Owner is responsible for submitting a separate rental application form to their association for approval” (rental-gate entry form). Lease minimums are set by each condominium.
Each of the nine condominiums sets its own minimum lease term and lease frequency in its declaration and rules, and those terms are not published on the community’s public site (community information sheet). The master’s renter fee bands, up to 30 days, 31 to 60 days and over 60 days, show that stays of all three lengths occur.
Renters and guests without the owner pay $160 for a stay of up to 30 days ($80 bar code and $80 proximity card), $210 for 31 to 60 days and $230 for more than 60 days, effective January 1, 2025 (amenity rates). Annual leases renew the fee on the lease anniversary, and a returned proximity card earns a $5.00 refund.
Pets are governed condominium by condominium; the master rules bar pets from the pool area (community information sheet). Limits on number, size and breed are in each section’s declaration and rules, which are not on the public site. The Declaration and Rules govern, and we read them for a buyer before an offer.
Only inside a garage. “RV’s, Boats, Trailers, and any type of recreational vehicles are not allowed on Falling Waters property unless they can be placed inside a garage (not a carport)”; a visiting RV may stay 24 hours in the clubhouse overflow lot (community information sheet). Boat owners use outside storage.
The master association’s posted manager is Guardian Property Management (master board contact sheet). The condominiums use several firms: the state registry lists Guardian for Cascades, Falling Waters II, Rosewood and Water Crest, Cambridge Management for Magnolia Falls, Sand Castle for Amelia Lake, PMI Gulf Coast for Jasmine Court and Collier Financial for Falling Waters I (DBPR registry).
Falling Waters is in FEMA Zone X, an area of minimal flood hazard: every one of 34 sampled addresses inside the nine condominiums returned Zone X on panels 12021C0413J and 0414J, effective February 8, 2024 (FEMA NFHL). One edge parcel outside the condominiums on Cope Lane is AE. Check any single address before you buy.
A lender will not require it, because Falling Waters is outside FEMA’s Special Flood Hazard Area. Zone X is minimal hazard, not no hazard, so many owners carry an inexpensive contents policy, and unincorporated Collier’s CRS Class 5 rating discounts NFIP premiums (Collier floodplain management). The building’s flood coverage is the association’s decision.
Zone C at every sampled address (Collier evacuation zones). Zone C is ordered to evacuate only in stronger storms with higher surge forecasts, after Zones A and B. Zones are reviewed, so confirm yours each season at Know Your Zone.
We found no public report of storm surge reaching Falling Waters. The National Hurricane Center recorded maximum inundation of 6 to 9 feet above ground in coastal Naples during Ian (NHC Ian report), but Falling Waters is about four miles inland in Zone X and evacuation Zone C. For any building, the association’s records and the seller’s disclosure are the documents that answer it.
Not on the preliminary maps: FEMA’s preliminary panels 12021C0413K and 0414K keep all 34 condominium points in Zone X (FEMA preliminary NFHL). Collier opened the 90-day appeal period on the proposed maps on August 19, 2026 (Collier County news release).
Today’s Florida Building Code design speed at Falling Waters is 164 mph for ordinary residential buildings (Risk Category II), with 151, 177 and 185 mph for Categories I, III and IV (Collier GIS services). The buildings were permitted from 1992 to 2002 under older codes, so each building’s wind-mitigation report shows what protection it actually has.
Florida’s milestone inspection law applies to condominium buildings “three habitable stories or more in height” (s. 553.899). Cascades’ association describes nine two-story buildings (Cascades). For other sections, confirm each building’s height and its milestone and structural-reserve status in the association’s official records before closing.
Calusa Park Elementary, East Naples Middle and Lely High for the 2026 to 2027 school year (CCPS address lookup). For 2025 to 2026, Calusa Park earned an A, as it has every year since 2021 to 2022; East Naples Middle an A, its third straight; and Lely High a B (CCPS 2026 Accountability Brief). Zoning can change, so check each address.
Yes, next door. Seacrest Country Day School, 7100 Davis Boulevard, is an independent college-preparatory school for preschool through grade 12 founded in 1983 (Seacrest location; Seacrest about). Its campus is about 0.17 mile from Falling Waters’ edge on the county zoning layer.
Physicians Regional Medical Center on Collier Boulevard is about 5.0 road miles, 12 free-flow minutes, and the NCH Healthcare Southeast campus about 5.1 miles, also 12 minutes; NCH Baker Hospital downtown is 6.0 miles, about 14 minutes (OSRM routing; Physicians Regional). Season traffic adds time.
Fifth Avenue South is 5.1 road miles, about 11 free-flow minutes, and the Naples Pier beach is 6.3 miles, about 14 minutes (OSRM routing, Oct 2026). Tigertail Beach on Marco Island is about 35 minutes. Falling Waters is one of the closest gated condominium communities to downtown on the Davis Boulevard corridor.
Southwest Florida International Airport is 33.6 road miles, about 46 free-flow minutes, and I-75 at Exit 101 (Collier Boulevard) is 3.1 miles, about 8 minutes (OSRM routing). FDOT expects its interchange rebuild at Exit 101, with a flyover over Davis Boulevard, to finish at the end of 2026 (FDOT project 425843-2).
A Whole Foods Market of about 31,995 square feet is planned as the anchor of Vitano, the proposed mixed-use plan at Davis and Santa Barbara boulevards, about 0.26 mile from Falling Waters’ zoning edge; Amazon confirmed a store “is in development at this location” (Naples Press). The developer hopes to break ground in 2027, with retail about 20 months later.
Greater Naples Fire Rescue District (Collier fire district layer). Falling Waters is in unincorporated Collier County, County Commission District 1 (Collier commission district layer), and the Collier County Sheriff’s Office provides law enforcement.
Owners apply through the Member Center with the owner bar code and proximity card application, vehicle registration and photo ID: up to two bar codes and two proximity cards at $15 each, or a fob at $20 (owner credential application). The form notes that under section 718.103 of the condominium act, a trustee or LLC manager holds legal title to a unit owned that way.
The master association’s website, fallingwatersdavis.com, posts the community rules, credential forms and section pages publicly; owners who register for a website ID get the document library, with folders for the master and each of the nine associations, including wind mitigation reports (Falling Waters FAQ). Buyers receive the governing documents from the seller under Florida’s condominium resale rules.
For a buyer who wants a gated condominium in Zone X, close to downtown, with a resort pool and no golf dues, Falling Waters fits well, with a $332,000 median over the last 12 months (Southwest Florida MLS). The trade-offs are older buildings, two unpublished fee layers and section-by-section rules. Collier’s redevelopment director calls the Davis corridor “a buy-and-hold neighborhood for sure” (Gulfshore Business). Buying? Call Marc at (239) 287-5873.
These are the questions Falling Waters owners ask before they sell, answered from the community’s documents, Florida statutes and the Southwest Florida MLS. A Falling Waters seller’s first job is to separate the section from the community median.
Start with a section-level price: compare your condo with the closings in its own section first, then the community. Gather the condominium’s governing documents, budget and the master’s rules, order the estoppel certificate, and confirm your section’s approval process. Then market to seasonal and international buyers as well as local ones. McGreevy and Comisar run every step; Call Jesse direct at (239) 898-6072.
In the 12 months to August 11, 2026, Falling Waters closings ran from $250,000 to $465,000 with a $332,000 median, and section medians from $290,000 to $384,000 (Southwest Florida MLS). Your section, floor, view, garage or carport, updates and your building’s reserve and roof position decide where you land. Ask for a free home valuation for a section-level number.
We tracked 40 sales for $13,517,500: Magnolia Falls 9 at a $384,000 median, Amelia Lake 8 at $348,500, Rosewood 8 at $300,000, Water Crest 4 at $362,500, Jasmine Court 4 at $305,000, three filed under the community name at $290,000, and two each in Cascades ($300,000 and $318,000) and Orchid Falls ($265,000 and $365,000) (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026).
The extract behind this page does not hold days on market, so we do not estimate it here. What it shows is pace: 40 sales in 12 months, about 5.1 percent of the community, with the busiest months in late winter and spring (Southwest Florida MLS; our arithmetic). A condo priced to its section, with documents ready, sells faster.
Season. Of the 40 closings in the 12 months to August 11, 2026, more than half closed between January and June (Southwest Florida MLS), the months seasonal buyers are in Naples and can tour. Listing in late fall, with photography done and documents ordered, puts a Falling Waters condo in front of those buyers when they arrive.
Both sell in Falling Waters, where many buyers are seasonal owners who want to move in or rent out right away. Furnishings can be included in the price or sold separately on a bill of sale; we advise listing the furnishings clearly and leaving lender appraisals out of the furniture value.
Magnolia Falls, the section whose association states its buildings have garages, posted the highest median at $384,000 (Southwest Florida MLS; Magnolia Falls). A garage also matters because boats, trailers and RVs are allowed only inside a garage (community information sheet). We price it from paired sales in the next MLS pull.
Usually, and in Falling Waters many homes face a lake, a waterfall or the pool; the Orchid Falls homes have “a direct sight line to the pool” (Falling Waters I). The MLS view field is not in the extract behind this page, so we measure the premium from listing records when we price your condo.
That depends on your condominium’s declaration, and the nine sections are not identical. We confirm your section’s approval requirement, its forms and its timeline before listing, and we write that timeline into the contract so the closing date holds.
Under Florida’s condominium act, a resale seller gives the buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and the frequently asked questions and answers sheet, along with other records the statute lists (s. 718.503). Because Falling Waters also has a master association, we include its rules and credential forms.
Request it from your condominium’s manager; Florida’s s. 718.116 sets what it must state, how fast it must be delivered and the fee caps. Because Falling Waters has a master association as well, we confirm whether the master issues its own statement of amounts owed. We order both at listing.
In a Collier County resale the seller customarily pays the deed documentary stamp tax at $0.70 per $100 of price (Florida DOR). Worked: $1,750 on a $250,000 sale, $2,324 on the $332,000 median and $3,255 on a $465,000 sale (our arithmetic). The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy, and the seller does not. The contract controls, so we confirm the title provisions in every Falling Waters offer before you accept it.
The listing commission, the deed documentary stamps, the estoppel certificate, prorated taxes and association assessments, any payoff of an open special assessment, and title and settlement charges the contract assigns to the seller. There is no CDD payoff, because Falling Waters has no CDD (Collier CDD layer). Ask us for a net sheet before you list.
The closing agent prorates the master and condominium assessments to the closing date using the estoppel certificate, and taxes for the calendar year using the Collier tax roll. Any special assessment due before closing is usually paid by the seller unless the contract says otherwise.
Disclose it and price for it. An open or approved special assessment appears on the estoppel certificate, and buyers will ask who pays it. We help you decide whether to pay it at closing, credit the buyer or price around it, and we read your association’s minutes for any assessment under discussion.
Florida’s s. 689.302 requires a written flood disclosure on residential sales. For Falling Waters, the disclosure is a strength: every sampled condominium address is FEMA Zone X, unchanged on the preliminary map (FEMA NFHL). Answer the statute’s questions about claims and assistance honestly for your unit.
Yes. Many Naples condominium buyers tour coastal buildings in AE or VE zones; Falling Waters is Zone X at all 34 sampled condominium addresses and in evacuation Zone C (FEMA NFHL; Collier evacuation zones). No lender flood requirement means lower carrying costs for the buyer, and we say so in the listing.
Yes, within your section’s leasing rules. Investor buyers will ask for the lease minimum, the number of leases allowed each year and the renter credential fees, $160 to $230 per stay (amenity rates). We put those answers in the listing file so the right buyers come forward.
Usually, within your section’s rules, but a tenant in residence limits showings and the condo shows best empty or owner-occupied. If a lease runs past the expected closing, the buyer takes the home subject to it. We set showing rules with the tenant in writing before listing.
The gate is attended from 7 a.m. to 10 p.m. (community information sheet). We schedule showings in daylight and give the gatehouse notice so buyers and their agents are admitted without delay.
Sign rules are set by your condominium’s rules and the master’s, and they are not published on the public site; most condominium communities restrict signs on the common elements. We confirm your section’s rule before listing and rely on online marketing and the buyer-agent network instead.
Targeted work usually pays: paint, lighting and a fresh look in a dated kitchen or bath. Full renovations rarely return their cost before a sale. The section’s median sets the ceiling: a renovated Rosewood condo competes with a $300,000 section median, a Magnolia Falls condo with $384,000 (Southwest Florida MLS). Ask for association approval before any work.
You can, but the two associations, the documents and the section-level pricing make it harder than it looks, and a mispriced condo sits. A listing with McGreevy and Comisar reaches agents and seasonal buyers across Southwest Florida and beyond, with professional photography and a complete document file from day one.
Credentials belong to the master association and are tied to owners and vehicles; your buyer applies for new ones through the Member Center after closing (owner credential application). Return proximity cards to the office; renters’ cards carry a $5.00 refund when returned.
Buyers ask about it. Vitano would put a Whole Foods Market and other shops about 0.26 mile from Falling Waters’ edge, with groundbreaking hoped for in 2027 (Naples Press). A full-service grocery nearby is generally an amenity; construction traffic is a temporary trade. We present both honestly.
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable. Roof work, water intrusion and insurance claims on your unit or building belong in your disclosure, and your association’s records will show building repairs. Disclosing early prevents a contract from falling apart in inspection.
That depends on your basis, your holding period and whether the condo was your primary residence; federal rules allow an exclusion on a primary home for owners who qualify. Florida has no state income tax. Talk to your tax adviser before you list, and give us the closing date that works for your tax year.
Yes. Falling Waters has many international owners (Magnolia Falls). A foreign seller’s closing is subject to federal FIRPTA withholding unless an exemption or reduced withholding certificate applies, so start with your tax adviser early. We coordinate remote signing and the closing agent’s requirements.
At $0.70 per $100, the $332,000 median sale carries $2,324 in deed stamps, a $300,000 Rosewood median sale $2,100 and a $384,000 Magnolia Falls median sale $2,688 (our arithmetic; Florida DOR). The seller customarily pays deed stamps in Collier County.
An agent who prices by section, reads both association layers and markets to seasonal and international buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Get a section-level valuation, pull your condominium’s latest budget and rules, and check your building’s roof age and reserve position. Then decide timing against the season. Start with a free home valuation, or Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
McGreevy and Comisar are your Falling Waters real estate experts: Jesse has sold Southwest Florida real estate since 2004, the team has worked together since 2008, and they know the Falling Waters record section by section, from the nine condominiums and their managers to the credential rules, the Zone X maps and 40 MLS closings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about the full team at Domain Realty Group. Selling? Call Jesse direct at (239) 898-6072 or get a free valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
577 people live in Falling Waters, where the median age is 74 and the average individual income is $75,641. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Falling Waters, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including 7-Eleven, Sage Events, and Mobil.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining · $ | 0.48 miles | 3 reviews | 4/5 stars | |
| Dining | 0.77 miles | 8 reviews | 4.8/5 stars | |
| Dining | 0.95 miles | 0 reviews | 0/5 stars | |
| Dining | 1.37 miles | 0 reviews | 0/5 stars | |
| Dining | 1.46 miles | 34 reviews | 4.8/5 stars | |
| Dining | 1.66 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.61 miles | 0 reviews | 0/5 stars | |
| Active | 0.41 miles | 5 reviews | 5/5 stars | |
| Active | 0.69 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.53 miles | 0 reviews | 0/5 stars | |
| Active | 1.55 miles | 1 review | 5/5 stars | |
| Active | 1.66 miles | 4 reviews | 4.8/5 stars | |
| Active | 1.66 miles | 0 reviews | 0/5 stars | |
| Nightlife | 1.57 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.81 miles | 4 reviews | 5/5 stars | |
| Beauty | 0.84 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.46 miles | 8 reviews | 1.9/5 stars | |
| Beauty | 1.58 miles | 3 reviews | 2.3/5 stars | |
| Beauty | 1.58 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.59 miles | 49 reviews | 2.5/5 stars | |
| Beauty | 1.65 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.66 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.66 miles | 0 reviews | 0/5 stars | |
|
|
||||
|
|
||||
|
|
||||
|
|
||||
|
|
||||
|
|
Falling Waters has 415 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Falling Waters do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
