Fiddler's Creek is a gated golf community of about 2,900 homes in East Naples, FL 34114, with 35 villages, two CDDs and a Foundation Club and Spa. Selling or buying? Talk to the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Top 1% Nationally since 2008. Over $900 million in personal sales.
Fiddler’s Creek is a gated, master-planned golf community in Naples, Florida. Jesse McGreevy (in Southwest Florida real estate since 2004) and Marc Comisar help Fiddler’s Creek sellers who want a clear price, a quiet plan and a qualified buyer, and buyers who want the village-by-village record before they write an offer. If you searched “fiddlers creek naples” or “fiddlers creek naples fl,” this page is the long answer: about 2,900 homes and condominiums in ZIP 34114 on the 2026 Florida tax roll, 35 villages, two Community Development Districts, a mandatory Foundation with its own Club and Spa, an optional Golf Club. In the last 12 months we tracked 189 Fiddler’s Creek closings in the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026), and every number on this page carries its source and date so you can check it yourself.
If you’re searching for the best realtor for Fiddler’s Creek, whether you’re ready to sell your Fiddler’s Creek home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
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. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
The Fiddler’s Creek market, last 12 months: we tracked 189 closed sales in Fiddler’s Creek, $205,175,925 in total market volume, a median sold price of $770,000 and a top sale of $3,900,000, with days on market averaging 110 (median 74) and an average sale-to-list ratio (sold price over final list price) of 94.7% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026).
For luxury Fiddler’s Creek sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Fiddler’s Creek realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
Selling your Fiddler’s Creek home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Fiddler’s Creek? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples.
Contact McGreevy and Comisar:
The Fiddler’s Creek market is really 35 small markets under one gate. In the 12 months to October 13, 2026 the cheapest recorded sale was a Whisper Trace villa condominium at $250,000 and the most expensive was an Isla del Sol estate at $3,900,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). A single community-wide median ($770,000) tells a seller almost nothing about a Hawk’s Nest villa or a Marsh Cove estate, so we price every Fiddler’s Creek home against its own village, its own Community Development District line and its own flood zone. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that volume is what lets us read a thin village sample honestly instead of guessing.
Fiddler’s Creek is a gated East Naples golf community of about 2,900 homes, run by a developer-controlled Foundation and financed in part by two Community Development Districts. The eight facts below are the ones that change a buying or selling decision most, each with its source and date.
Living in Fiddler’s Creek means a gated, guard-staffed golf community in unincorporated East Naples, ZIP 34114, with a mandatory Foundation Club and Spa, an optional Golf Club, Publix at the back gate and the Rookery Bay Reserve next door. Homes run from $250,000 villa condominiums to $3.9 million estates (Southwest Florida MLS, Oct 2025 to Oct 2026).
Fiddler’s Creek is a gated, master-planned golf community in unincorporated East Naples, Collier County, ZIP 34114, according to the Collier County Site Address Points layer (read Oct 7, 2026). The County zones it as part of the Marco Shores/Fiddler’s Creek Planned Unit Development, and the community is the “Unit 30” portion of the Marco Shores Development of Regional Impact approved by the Collier Board of County Commissioners on June 12, 1984, as recorded in the Southwest Florida Regional Planning Council staff assessment (Feb 15, 2018). The developer is the Gulf Bay Group of Companies of Naples, and the first homes date to the late 1990s: the first condominium declaration, for Whisper Trace, was recorded on Nov 3, 1997, per the Florida DBPR condominium roster (updated Oct 3, 2026).
Fiddler’s Creek is Naples, not Marco Island. The County’s address points for the community carry the municipality “Naples” and sit in unincorporated Collier County, outside the City of Marco Island, according to the Collier County Site Address Points layer (read Oct 7, 2026). The confusion is understandable: the Main gate opens onto Collier Boulevard (County Road 951), which is the road to Marco Island, and the community’s legal roots are in the Marco Shores Development of Regional Impact (SWFRPC staff assessment, Feb 15, 2018). The developer-affiliated Tarpon Club also puts its beach pavilion on Marco Island. But your mailing address, your County services and your school zone are Naples and Collier County. Marco Shores is a separate MLS development name, not a village inside Fiddler’s Creek.
The most common mapping mistake buyers make is assuming that Esplanade by the Islands is part of Fiddler’s Creek. It is not. Esplanade by the Islands is a separate Taylor Morrison community outside the Fiddler’s Creek gates, even though the Collier County PUD layer draws it inside the same Marco Shores/Fiddler’s Creek PUD polygon, where the 2026 roll carries 716 improved Esplanade parcels (Florida DOR 2026 parcel roll). Every count on this page defines “inside Fiddler’s Creek” by the boundaries of the two Fiddler’s Creek Community Development Districts as mapped on the Collier County CDD layer, so no Esplanade parcel is counted here. If you are comparing the two, our Esplanade by the Islands page covers that community on its own terms.
Fiddler’s Creek has three entrances. The Main gate is at 8250 Fiddler’s Creek Parkway off Collier Boulevard; the Sandpiper gate is at 3054 Sandpiper Drive off US 41 (Tamiami Trail East); and the Championship gate is on Championship Drive (Collier County Site Address Points; Montreux at Fiddler’s Creek, “The Gate”). At the Fiddler’s Creek CDD #1 meeting on July 22, 2026, the Foundation’s community services report stated that the Sandpiper, Championship and Main gatehouses “are operational 24/7,” with two patrols per shift (CDD #1 minutes, July 22, 2026). Commercial and construction vehicles use the Sandpiper gate, and guests are pre-registered through the Club Essentials app or an automated gatehouse line (CDD #2 minutes, Feb 28, 2024).
Fiddler’s Creek is strongly seasonal, and the Foundation measures it. The Foundation-reported average weekly occupancy rose from about 1,664 homes in December 2025 to about 2,210 in January 2026, as recorded in the CDD #1 minutes of Jan 28, 2026, and fell from 1,315 in May 2026 to 900 in June 2026, per the CDD #1 minutes of July 22, 2026. Against roughly 2,900 homes on the roll, that means a little over three-quarters of homes are occupied in a peak winter week and under a third in early summer.
Fiddler’s Creek sits beside one of the largest protected estuaries in Florida. The Rookery Bay National Estuarine Research Reserve covers 110,000 acres, about 40 percent of Collier County’s coastline, according to the Reserve’s own “Who We Are” page (read Oct 7, 2026). On the Florida Department of Environmental Protection’s National Estuarine Research Reserve boundary layer, the Reserve’s mapped edge lies within 50 meters of the Main gate address point. The Reserve’s Environmental Learning Center at 300 Tower Road is open Tuesday to Saturday, 9 a.m. to 4 p.m., per the Rookery Bay visitor page.
Inside the gates, the developer’s amenity list includes Marsh Pointe Nature Park with a boardwalk and gazebo (developer “About” page, read October 2026). The developer also says the community is “designated as a site for the annual Audubon Christmas Bird Count” and that “more than two thirds of Fiddler’s Creek is dedicated primarily to nature preserves” (developer “Nature” page); those are the developer’s statements, and no primary acreage record was found to confirm the share.
Most daily life runs through The Club and Spa at Fiddler’s Creek, 3470 Club Center Boulevard, a Foundation facility. The developer lists an approximately 54,000 square foot clubhouse, a resort-style multi-pool complex with waterfalls and an outdoor whirlpool, a fitness facility and full-service spa, six Har-Tru tennis courts, pickleball courts (the developer’s list names ten), three bocce courts, and two restaurants, Caxambas and The Gator Grille (developer “About” page, read October 2026). The Club and Spa ran through a renovation in 2025; on Oct 22, 2025 the developer reported to CDD #1 that “The pickleball courts are open” while Caxambas remained closed and a new tennis Pro Shop was under construction (CDD #1 minutes, Oct 22, 2025).
The developer’s line that “shopping is at the gate” (developer “Locale” page) is literally true at the Sandpiper entrance. Publix store #1730, Shoppes at Fiddler’s Creek, at 15050 Sandpiper Lane opened on Aug 26, 2021 as a 52,000 square foot store with a drive-thru pharmacy and Publix Liquors, anchoring the 64,000 square foot Fiddler’s Creek Plaza at the eastern entrance (Publix store page; Gulfshore Business, Aug 26, 2021; Shopping Center Business, Nov 13, 2020). Residents on the Main gate side are closer to the Collier Boulevard corridor; the drive-times section below lists road miles to the other grocers, pharmacies and big-box stores.
Fiddler’s Creek sells four kinds of homes, and the price ladder follows the product:
Yes, there are custom homes, and no, the community is not one builder’s catalog. The developer’s own dated press releases name at least eight builders across the villages: Stock, Lennar, D.R. Horton, Taylor Morrison, Pulte, Ashton Woods, Harbourside Custom Homes and Gulf Bay Homes (developer press archive, 2011 to 2019; Taylor Morrison newsroom, July 1, 2014; Ocean Home, Apr 10, 2012). Isla del Sol and Mahogany Bend are estate villages where homes range widely in size and style, and the new Hidden Cove is marketed by the developer as a custom estate village of under 30 homesites with its own gate (developer home page).
People searching “fiddlers creek naples fl reviews” usually want to know whether the community lives up to its marketing. We do not write or repeat reviews; here is what the public record supports, both ways.
On the other side, the Foundation’s board is still made up of developer personnel and counsel with no documented turnover to residents (Sunbiz record, Fiddler’s Creek Foundation), some villages still pay CDD bond debt (CDD #2 FY2026 budget), the Foundation’s current dues and capital assessment are not published by a primary source, most sampled addresses sit in FEMA Zone AE and all sit in Evacuation Zone A (FEMA NFHL; Collier evacuation zones), and the US 41 and Collier Boulevard corridors around the community are adding rental housing and traffic. Whether that adds up to a good place to live depends on which village you buy in and what you need from a club community. That is the conversation we have with every Fiddler’s Creek buyer before the first showing.
Buyers who shortlist Fiddler’s Creek usually also look at Treviso Bay, a gated golf community nearby on US 41 East, at Naples Reserve, and at Lely Resort. The decision usually comes down to club structure (Fiddler’s Creek separates a mandatory Foundation club from an optional golf club), the CDD line on the tax bill, and flood zone by village. A dedicated comparison with Treviso Bay appears further down this page.
A Fiddler’s Creek purchase has more moving parts than most Naples purchases: a village association, the Foundation’s estoppel certificate and disclosure summary, a CDD line that varies by lot group, an optional club decision, and a flood zone that can change from one side of a street to the other. Our job is to put all of that in writing before you commit. That is the standard that puts McGreevy and Comisar on lists of the best real estate agents in Naples, and it is why our Top 1% Real Estate Agents Nationally Since 2008 credential matters to buyers here: it reflects thousands of contracts negotiated through exactly these documents. You can read more about buying a home in Naples with our team.
Selling your Fiddler’s Creek home? Get a free Fiddler’s Creek home valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Our Fiddler’s Creek guides go deeper: selling a home in Fiddler’s Creek, what your Fiddler’s Creek home is worth and buying a home in Fiddler’s Creek.
Buying in Fiddler’s Creek? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Fiddler’s Creek recorded 189 closed sales in the 12 months from Oct 13, 2025 to Oct 13, 2026, at a median sold price of $770,000, a range of $250,000 to $3,900,000 and $205,175,925 in total volume across 35 MLS village names (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Data updated: October 2026
Measure | Fiddler’s Creek, 12 months to Oct 13, 2026 |
|---|---|
Closed sales | 189 (180 standard sales and 9 sales recorded as “S SDE”) |
Median sold price | $770,000 |
Lowest sale | $250,000 |
Highest sale | $3,900,000 |
Total sold volume | $205,175,925 |
Village names in the MLS with a sale | 35 |
Days on market | 110 average, 74 median |
Median sold price per square foot | $332 |
Median final list price (homes that sold) | $795,000; the MLS export carries no original list price. Median asking price of the 77 active listings: $695,000 |
Sale-to-list ratio (sold price over final list price) | 94.7% median, 94.7% average |
Active listings | 77 on October 13, 2026, with 17 pending and 4.9 months of supply (active listings divided by the last 12 months’ closing pace of about 15.8 a month) |
Source for every figure in this table: Southwest Florida MLS (Matrix), Fiddler’s Creek closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026. The nine “S SDE” rows are real recorded sales; they count in the closing total and in every median, and they are left out only of the sale-to-list and days-on-market figures, which rest on the 177 closings that carry both. With 189 closings the median is the middle sale.
In the last 12 months we tracked 189 Fiddler’s Creek closings in the Southwest Florida MLS. Against the roughly 2,900 homes on the 2026 Florida parcel roll, that is a turnover of about 6.5 percent of the housing stock in a year, which is our own arithmetic from those two sources.
Every village with three or more recorded sales is rolled up below by product tier, and villages with one or two sales share the last row; each village’s own median and range sit in its section under Villages. Village medians are stated only where a village had 10 or more sales in the window; a longer window is named where we use one.
Tier | Villages (sales) | Sales | Village medians (10 or more sales) and group median | Lowest sale | Highest sale |
|---|---|---|---|---|---|
Villa-style condominium | Whisper Trace 5, Hawk’s Nest 10, Deer Crossing 6 | 21 | Hawk’s Nest $317,500; group median $320,000 | $250,000 | $530,000 |
Coach-home condominium, 2001 to 2015 | Sonoma 4, Laguna 12, Varenna 12, Callista 3, Cherry Oaks 12, Cascada 9, Montreux 7, Serena 7 | 66 | $495,000 to $667,500 (Laguna, Varenna, Cherry Oaks); group median $627,500 | $390,000 | $915,000 |
New coach-home condominium | Dorado 4 | 4 | Not stated (4 sales; $1,435,000 over 36 months, 13 sales) | $1,190,000 | $1,570,000 |
Production single-family and patio | Cotton Green 5, Millbrook 9, Cranberry Crossing 5, Amador 6, Mallards Landing 5, Amaranda 8, Mussorie Village 4, Chiasso 4, Lagomar 0, Mulberry Row 4, Pepper Tree 3 | 53 | None with 10 sales; group median $965,000 | $615,000 | $1,550,000 |
Estate single-family | Runaway Bay 4, Oyster Harbor 11, Marsh Cove 16, Isla del Sol 3 | 34 | $2,125,000 to $2,288,750 (Oyster Harbor, Marsh Cove); group median $2,190,000 | $1,200,000 | $3,900,000 |
Villages with one or two sales (too thin for a median) | Mahogany Bend 2, Majorca 2, Sauvignon 1, Bellagio 1, Menaggio 1, Marengo 1, Bent Creek Village 1, Cardinal Cove 1, Marsh Subd 1 | 11 | n/a | $385,000 | $2,950,000 |
All Fiddler’s Creek | 35 village names | 189 | $770,000 (community median) | $250,000 | $3,900,000 |
Source: Southwest Florida MLS (Matrix), Fiddler’s Creek closed sales Oct 13, 2025 to Oct 13, 2026. The nine “S SDE” sales fall in Marsh Cove (two), Marsh Subd, Amaranda, Laguna, Majorca, Deer Crossing, Millbrook and Serena (one each), and they count in every figure above. The Marengo name in the MLS covers both the Marengo coach-home condominium and the 21 single-family Marengo III homes.
Three patterns stand out in the Southwest Florida MLS figures for the 12 months to Oct 13, 2026.
First, the single-family estate villages carry the dollar volume. Marsh Cove (16 sales, median $2,288,750) and Oyster Harbor (11 sales, median $2,125,000) together account for 27 of the 189 closings, and Isla del Sol produced the year’s top sale at $3,900,000.
Second, the condominium villages carry the transaction count. By our arithmetic from the village rows, the MLS names of the 14 condominium villages (Varenna, Cherry Oaks, Laguna, Hawk’s Nest, Cascada, Serena, Montreux, Deer Crossing, Sonoma, Dorado, Whisper Trace, Callista, Menaggio and Marengo) account for 93 of the 189 closings, and the single-family and villa villages for the other 96. Within the condominiums, the three villa-style buildings from 1997 to 2004 (Whisper Trace, Hawk’s Nest and Deer Crossing) are the entry point to the community, with sales from $250,000 to $399,000, a $317,500 median at Hawk’s Nest and sales from $320,000 to $530,000.
Third, age and product explain most of the spread between neighboring villages. Varenna, Laguna and Callista are 2005 to 2008 coach-home condominiums, with 12-month medians of $577,000 at Varenna and $495,000 at Laguna and three Callista sales from $550,000 to $625,000; Dorado, the coach-home condominium the developer’s affiliate has been building since 2020, closed four sales from $1,190,000 to $1,570,000.
The Matrix pull of October 13, 2026 behind this page holds closed prices, dates, days on market, final list prices, living area and current listings; it does not hold original list price, view type, lot position or pool, and we do not estimate those. Days on market for Fiddler’s Creek averaged 110 (median 74) over the same 12 months, the median sold price per square foot was $332, the sale-to-list ratio was 94.7% at the median and active inventory on the pull date was 77 listings. Square footage on a Fiddler’s Creek listing also needs care: for many single-family villages the county’s living-area figure runs well above the builder’s air-conditioned square footage, so we compare homes on builder A/C area wherever a builder figure exists.
Coach homes and condominiums change hands every month in Fiddler’s Creek. In the 12 months to Oct 13, 2026 the MLS names of the 14 condominium villages recorded 93 closings, with Varenna (12), Cherry Oaks (12) and Laguna (12) the most active (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). New coach homes are also being sold by the developer’s affiliate in Dorado and Callista II (developer home page, read October 2026). What is on the market today changes weekly, so the honest answer for a specific village is a call: Marc at (239) 287-5873 will pull the current inventory, the condominium documents and the CDD line for any building you like. See how we represent buyers in Naples.
With 35 village markets inside one gate, pricing a Fiddler’s Creek home off the community median is the most common and most expensive seller mistake we see. A seller in Hawk’s Nest competes with $300,000 to $375,000 villa sales; a seller in Marsh Cove competes with $1,200,000 to $3,362,500 estate sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). In thin villages such as Sauvignon, Bellagio or Menaggio, with one recorded sale each, the right comparable is often a neighboring village of the same product and age, adjusted for the CDD line and the flood zone. That is the analysis we do for every Fiddler’s Creek listing, and it is why sellers who want the Top 1% Real Estate Agents Nationally Since 2008 on their side call before they list. Read more about selling a home in Naples with our team.
Thinking of selling in Fiddler’s Creek? Get a free Fiddler’s Creek home valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Buying in Fiddler’s Creek? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Fiddler’s Creek is made up of 35 villages, 34 of which recorded at least one sale in the 12 months to October 2026 (Lagomar recorded none, and the MLS carries one more sale under the name Marsh Subd), plus two new-construction villages still selling. Each village has its own association, product, builder history, CDD line and flood pattern, so a Fiddler’s Creek buyer is really choosing a village first and the community second.
Three layers sit on top of every Fiddler’s Creek home. The first is the Fiddler’s Creek Foundation, the mandatory master association. The second is one of two Community Development Districts: CDD #1 covers most of the original villages, and every CDD #1 village except Marsh Cove is “PAID IN FULL” on its CDD debt and pays only operations and maintenance, $1,836.29 per unit on the November 2026 bill (CDD #1 FY2027 adopted budget). CDD #2 covers most of the villages built after 2004; its operations and maintenance line is $1,797.75 per unit for FY2027, and many of its villages also carry a bond debt line (CDD #2 FY2027 adopted budget; CDD #2 FY2026 adopted budget). The third layer is the village itself: 14 condominium associations registered with the Florida DBPR, holding 1,392 declared units, and about 21 single-family and villa village associations filed on Sunbiz.
The village notes below give the CDD figure for each village; the full breakdown of every billed layer, including what is not published, is in the fee stack section below. Each note also gives the FEMA flood zone at the county address points sampled in that village on the FEMA National Flood Hazard Layer on Oct 7, 2026, with the FIRM panel (all panels effective Feb 8, 2024); the village-by-village roll-up is in the flood section below. Unit counts come from the 2026 Florida DOR parcel roll unless a DBPR declared count is named. Sales figures are Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. Builder square footage is the builder’s air-conditioned (A/C) area from the developer’s dated press releases, not the county’s living-area figure.
Marsh Cove is Fiddler’s Creek’s gated estate village and its busiest luxury market. The 2026 roll counts 217 single-family homes (112 on the first plat and 105 on the replat), built 2015 to 2022, plus 17 vacant lots (Florida DOR 2026 roll). The developer marketed it in 2015 as a “gated village,” with Ashton Woods as the first builder, followed in 2017 by Harbourside Custom Homes (22 homesites, 2,514 to 3,672 A/C square feet) and Stock Signature Homes (50 homes, 2,812 to 3,600-plus A/C square feet), per the developer press archive. The village association is Marsh Cove Master Village Association, Inc. (Sunbiz).
Marsh Cove is the only CDD #1 village still paying CDD debt: Phases 1 and 2 pay $5,100.00 in debt service plus operations and maintenance, $6,936.29 per lot in FY2027, and Phase 1 principal after the FY2027 payment is $22,849.03 with eight years remaining (CDD #1 FY2027 adopted budget). Sampled points are Zone AE with a base flood elevation of 7 ft NAVD88 on panel 12021C0620J, and many Phase 2 lots carry FEMA Letters of Map Revision based on fill (FEMA LOMA and LOMR-F layer), so lot-level status is read from each letter, not the map. In the 12 months to Oct 13, 2026 Marsh Cove recorded 16 sales, the most of any village, at a median of $2,288,750 and a range of $1,200,000 to $3,362,500 (Southwest Florida MLS). One more Sold Data Entry sale, 3154 Malaga Lane at $2,850,000 on Apr 2, 2026, appears in the MLS under the village name Marsh Subd and is counted separately.
Oyster Harbor is the largest village in Fiddler’s Creek and the one still growing. In July 2014 the developer announced a joint venture with Taylor Morrison for about 1,000 single-family homes, with Taylor Morrison as exclusive builder (Taylor Morrison newsroom, July 1, 2014); a Ferrao-managed entity bought the land for $42.5 million (Business Observer, July 11, 2014). Taylor Morrison offered 16 plans from 1,689 to 3,439 A/C square feet (developer press archive). The 2026 roll shows 279 single-family homes built 2015 to 2025 plus 42 vacant lots across eight county subdivision numbers (Florida DOR 2026 roll). The village association is Oyster Harbor Village at Fiddler’s Creek Association, Inc. (Sunbiz).
Is Oyster Harbor sold out? Not on the record: the developer’s 2026 offerings in Oyster Harbor include Allamanda IV from $2.4 million plus homesite and Hibiscus IV from $2.8 million plus homesite (developer home page, read October 2026), and the roll still carries 42 vacant lots. CDD #2 bills Oyster Harbor in three groups: Phase Three at $4,447.69 per unit, the 76-foot and 62-foot replat lots at $4,474.78, and all other lots at operations and maintenance only, $1,797.78 (FY2026, CDD #2 FY2026 budget). All six sampled points are Zone AE, base flood elevation 7 ft, on panels 12021C0616J and 12021C0620J, and FEMA has issued multi-lot LOMR-Fs for Phases 1 to 3 (FEMA LOMA and LOMR-F layer). Oyster Harbor recorded 11 sales at a median of $2,125,000, from $1,299,000 to $3,200,000 (Southwest Florida MLS).
Varenna is a two-story coach-home condominium on Campanile Circle and Museo Circle, declared with 152 units on Mar 30, 2006, the largest condominium in Fiddler’s Creek by declared units (Florida DBPR condominium roster). Its developer of record is FCC Veneta, Ltd, a Gulf Bay affiliate (DBPR developer roster), and the association is Varenna Condo Assn Inc (Sunbiz). CDD #2 bills Varenna at $3,349.42 per unit and Varenna II at $4,211.44 (FY2026, CDD #2 FY2026 budget). The four points sampled on Varenna’s block are Zone AE, base flood elevation 7 ft, on panel 12021C0616J (FEMA NFHL).
Varenna was one of the three most active condominium markets in Fiddler’s Creek over the year, level with Cherry Oaks and Laguna, with 12 sales at a median of $577,000 and a range of $456,000 to $705,000 (Southwest Florida MLS). Its median days on market was 88 and its median sale-to-list ratio (sold price over final list price) was 95.3%. For buyers who want a newer coach home at a price below the single-family villages, Varenna is usually the first building we show.
Millbrook was Lennar’s first village in Fiddler’s Creek, launched in February 2012 on “Patio 50” lots with plans of 1,649 to 2,246 A/C square feet (developer press archive). It resolves to about 89 homes, matching the “lots 1 to 89” that CDD #2 bills (CDD #2 FY2027 budget), built 2007 to 2018 on the 2026 roll. The association is Millbrook Village Association, Inc. (Sunbiz). The CDD line depends on the lot group: $4,814.86 for lots 1 to 9 and 14 to 36, $6,194.09 for the Millbrook II lots 10 to 13, and $5,297.78 for lots 37 to 89 (FY2026, CDD #2 FY2026 budget). Four of five sampled points are Zone AE, base flood elevation 7 ft, and one is shaded Zone X, all on panel 12021C0616J (FEMA NFHL).
Millbrook recorded nine sales from $650,000 to $990,000, too few for a 12-month median (Southwest Florida MLS), the most active single-family market below $1 million inside the gates. Over the 24 months from Oct 13, 2024 Millbrook recorded 16 sales at a median of $862,500.
Cherry Oaks at Fiddler’s Creek is a two-story coach-home condominium (the CDD calls the product “QUAD”) declared with 116 units on Dec 13, 2004 (DBPR condominium roster), built 2004 to 2006, with FCC Aviamar, LLC, a Gulf Bay affiliate, as developer of record (DBPR developer roster). The association is Cherry Oaks at Fiddler’s Creek Condo Assn, Inc. Cherry Oaks is a paid-in-full CDD #1 village, paying operations and maintenance only, $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All three sampled points are shaded Zone X on panel 12021C0620J (FEMA NFHL), which makes Cherry Oaks one of the few coach-home villages outside the AE zone at every sampled address.
Cherry Oaks recorded 12 sales at a median of $667,500, from $475,000 to $862,000 (Southwest Florida MLS).
Laguna is a two-story coach-home condominium on Museo Circle, Tesoro Lane and Belle Court, declared with 128 units on Oct 14, 2005 (DBPR condominium roster) and built 2005 to 2006 by developer of record FCC Veneta, Ltd (DBPR developer roster). The association’s registered name is Laguna at Veneta Condo Assn Inc; “Veneta” is the developer’s name for that section, not a separate village. CDD #2 bills Laguna $3,090.81 per unit (FY2026, CDD #2 FY2026 budget). Laguna is one of the two places in Fiddler’s Creek where the base flood elevation rises to 8 ft: three of the four points sampled on Laguna’s streets are Zone AE with a BFE of 8 ft and one is AE with a BFE of 7 ft, on panel 12021C0616J (FEMA NFHL).
Laguna recorded 12 sales at a median of $495,000, from $410,000 to $715,000 (Southwest Florida MLS).
Hawk’s Nest is a villa-style condominium declared with 120 units on Mar 24, 1999 (DBPR condominium roster), built 1999 to 2004 by developer of record FCC Aviamar, LLC (DBPR developer roster). The association is Hawks Nest at Fiddler’s Creek Condo Assn Inc. It is a paid-in-full CDD #1 village at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). Two sampled points are Zone AE with a BFE of 7 ft and one is AE with a BFE of 8 ft, on panels 12021C0612J and 12021C0615J (FEMA NFHL).
Hawk’s Nest is one of the most affordable ways into Fiddler’s Creek and the Foundation Club and Spa: 10 sales at a median of $317,500, from $300,000 to $375,000 (Southwest Florida MLS).
Cascada at Fiddler’s Creek is a two-story coach-home condominium declared with 132 units on Oct 5, 2001 (DBPR condominium roster), built 2001 to 2006 by developer of record FCC Aviamar, LLC (DBPR developer roster). The association is Cascada at Fiddler’s Creek Condominium Association, Inc. (Sunbiz). Cascada is paid in full in CDD #1, at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All four sampled points are Zone AE, BFE 7 ft, on panel 12021C0620J (FEMA NFHL).
Cascada recorded nine sales from $565,000 to $799,000, too few for a 12-month median (Southwest Florida MLS). Over the 24 months from Oct 13, 2024 Cascada recorded 11 sales at a median of $690,000.
Amaranda is a Pulte single-family village of 71 homesites announced in October 2017, offered at launch “from the $500s” (developer blog, Pulte Homes and Amaranda), and built 2018 to 2022 on the 2026 roll. The association is Amaranda Village Association, Inc. (Sunbiz). CDD #2 bills Amaranda $4,095.21 per unit (FY2026, CDD #2 FY2026 budget). Two of three sampled points are shaded Zone X and one is Zone AE, BFE 7 ft, on panel 12021C0616J, and FEMA has issued LOMR-Fs covering lots 1 to 54 and 90 to 106 (FEMA LOMA and LOMR-F layer).
Amaranda recorded eight sales from $770,000 to $1,245,000, too few for a 12-month median, including one recorded “S SDE” sale at $1,200,000 on Mar 25, 2026 (Southwest Florida MLS). Over the 24 months from Oct 13, 2024 Amaranda recorded 14 sales at a median of $980,000.
Serena at Fiddler’s Creek is a two-story coach-home condominium declared with 76 units on Feb 20, 2007 (DBPR condominium roster). Its developer of record, Fiddler’s Residential LLC, uses the Fort Myers office address DBPR lists for Lennar (DBPR developer roster). The association is Serena at Fiddler’s Creek Condo Assoc, Inc. CDD #2 bills Serena $3,521.82, Serena II $3,952.83 and Serena III $4,293.41 per unit (FY2026, CDD #2 FY2026 budget). Three of five sampled points are shaded Zone X and two are Zone AE, BFE 7 ft, on panel 12021C0616J (FEMA NFHL).
Serena recorded seven sales from $600,000 to $915,000, too few for a 12-month median (Southwest Florida MLS). Over the 24 months from Oct 13, 2024 Serena recorded 10 sales at a median of $777,500, the highest of the older coach-home medians stated on this page.
Montreux at Fiddler’s Creek is a two-story coach-home condominium (“QUAD”) declared with 96 units on Jan 7, 2004 (DBPR condominium roster), developed by FCC Aviamar, LLC (DBPR developer roster). Its association, Montreux at Fiddler’s Creek Condo Assn Inc, publishes its own rules and documents on a village website, which makes Montreux the best-documented village in the community for leasing, pet and vehicle rules (covered in the rules section below). Montreux is paid in full in CDD #1, at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). Two of three sampled points are shaded Zone X and one is Zone AE, BFE 7 ft, on panel 12021C0620J (FEMA NFHL).
Montreux recorded seven sales from $515,000 to $878,000, too few for a 12-month median (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Montreux recorded 11 sales at a median of $720,000.
Deer Crossing is a villa-style condominium built in two phases, declared with 140 units on July 19, 1999 (DBPR condominium roster) and built 1999 to 2003 by developer of record FCC Aviamar, LLC (DBPR developer roster). The association is Deer Crossing Condo Assn, Inc. (Sunbiz). It is a paid-in-full CDD #1 village at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All three sampled points are Zone AE, BFE 7 ft, across panels 12021C0612J, 0616J and 0620J (FEMA NFHL).
Deer Crossing recorded six sales from $320,000 to $530,000, too few for a 12-month median (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Deer Crossing recorded 10 sales at a median of $451,250.
Chiasso is a D.R. Horton single-family village of 59 homes built 2012 to 2015 in the developer’s Veneta section, with plans of 2,583 to 3,522 A/C square feet (developer press archive). The association is Chiasso Village Association, Inc. (Sunbiz). CDD #2 bills Chiasso $4,383.85 and Chiasso II $6,194.09 per unit (FY2026, CDD #2 FY2026 budget). Chiasso is the other place in Fiddler’s Creek where the base flood elevation is 8 ft: all three sampled points are Zone AE, BFE 8 ft, on panel 12021C0616J (FEMA NFHL).
Chiasso recorded four sales, at $1,175,000, $1,300,000, $1,300,000 and $1,325,000 (Southwest Florida MLS), a tight range that reflects one builder’s plan library. Over the 36 months from Oct 13, 2023 Chiasso recorded 10 sales at a median of $1,352,500.
Mussorie Village is a Taylor Morrison single-family village of 54 homes launched in 2015 (developer press archive) and built 2015 to 2019 on the 2026 roll. Its association, Mussorie Village at Fiddler’s Creek Association, Inc., carries the community name in its Sunbiz filing (Sunbiz). Every Mussorie lot is paid in full on CDD debt and pays CDD #2 operations and maintenance only, $1,797.78 in FY2026 and $1,797.75 in FY2027 (CDD #2 FY2026 budget; CDD #2 FY2027 budget), one of the lowest CDD lines among the newer single-family villages. All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0616J (FEMA NFHL).
Mussorie Village recorded four sales, at $1,030,000, $1,195,000, $1,225,000 and $1,265,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Mussorie Village recorded 9 sales, still too few for a median.
Sonoma at Fiddler’s Creek is a Lennar coach-home condominium of 44 homes in 11 two-story buildings with 1,741 to 2,110 A/C square feet (developer press archive), declared on July 10, 2013 (DBPR condominium roster) at 3149 Aviamar Circle. DBPR’s roster shows the condominium’s secondary status as “Delinquent”; the roster does not explain the flag, so buyers should ask the association to explain it before contract. CDD #2 bills Sonoma $3,521.82 per unit (FY2026, CDD #2 FY2026 budget). No county address point resolved to Sonoma in the flood sample, so its zone should be read lot by lot.
Naming trap: county addresses on Sonoma Boulevard belong to a neighboring PUD, not to this village, so a listing’s street address is the first thing to check. Sonoma recorded four sales, at $390,000, $400,000, $450,000 and $500,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Sonoma recorded 9 sales, still too few for a median.
Runaway Bay is a Lennar single-family estate village of 98 homesites along The Creek, released with base prices of $599,990 to $699,990 (developer blog, Lennar releases Runaway Bay) and plans of 2,800 to 3,659 A/C square feet, with the first closing in February 2013 (developer press archive). Homes were built 2012 to 2016 on the 2026 roll. The association is Runaway Bay Village Association, Inc. (Sunbiz). Runaway Bay is paid in full in CDD #1, at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget), and all three sampled points are shaded Zone X on panel 12021C0620J (FEMA NFHL): an unusual combination of estate homes, no CDD debt and no sampled AE zone.
Runaway Bay recorded four sales, at $1,350,000, $1,750,000, $2,000,000 and $2,300,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Runaway Bay recorded 11 sales at a median of $2,000,000.
Mulberry Row is one of the original single-family villages: 73 homes built 1998 to 2012 on the 2026 roll, with no builder named in a primary source found. The association, Mulberry Row Village Association, Inc., was filed in 1997 (Sunbiz). It is a paid-in-full CDD #1 village at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0615J (FEMA NFHL).
Mulberry Row recorded four sales, at $900,000, $1,200,000, $1,500,000 and $1,550,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Mulberry Row recorded 10 sales at a median of $1,432,500.
Dorado is the newest coach-home condominium in Fiddler’s Creek, built by Gulf Bay Homes in fourplex buildings with developer of record FC Dorado, LLC (DBPR developer roster). The developer describes “26 fourplex buildings” with residences “on two levels” and prices the Palmetto plan from $1.7 million (developer Dorado page, read October 2026). DBPR shows 32 units declared on May 7, 2021 (DBPR condominium roster), so Dorado is a phased condominium with 32 built and declared of 104 planned, and the association’s managing address on the DBPR roster is the developer’s office at 8156 Fiddler’s Creek Parkway. Dorado plans run 2,600 to 3,347 square feet on the developer page.
CDD #2 bills Dorado $5,257.96 per unit (FY2026, CDD #2 FY2026 budget). All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0616J, with LOMR-Fs covering tracts 1 to 5 (FEMA LOMA and LOMR-F layer). Dorado recorded four sales, at $1,190,000, $1,350,000, $1,527,325 and $1,570,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Dorado recorded 13 sales at a median of $1,435,000.
Mallards Landing is a single-family village of 57 homes built 2000 to 2006 on the 2026 roll; no builder is named in a primary source found. The association is Mallard’s Landing Village Association, Inc. (Sunbiz). It is paid in full in CDD #1 at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget), and all three sampled points are shaded Zone X on panel 12021C0615J (FEMA NFHL).
Mallards Landing recorded five sales from $670,000 to $1,400,000, too few for a 12-month median (Southwest Florida MLS), a wide range that reflects homes from very different eras of renovation. Over the 36 months from Oct 13, 2023 Mallards Landing recorded 8 sales, still too few for a median.
Amador is a patio single-family village of 38 homes. D.R. Horton announced it in January 2012 with plans of 1,840 to 2,738 A/C square feet and first closings in October 2012, and Taylor Morrison built the last 16 homes (developer press archive). The association is Amador Village Association, Inc. (Sunbiz). CDD #2 bills Amador I and II $6,194.09 per unit (FY2026, CDD #2 FY2026 budget), one of the higher CDD lines in the community. No county address point resolved to Amador in the flood sample, so its zone should be read lot by lot.
Amador recorded six sales from $785,000 to $1,200,000, too few for a 12-month median (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Amador recorded 13 sales at a median of $1,030,000.
Cranberry Crossing is a single-family village of about 50 homes on Cherry Oaks Trail in the Fiddler’s Creek Phase 3 plat, built 2005 to 2006 on the 2026 roll. The association is Cranberry Crossing Village Association, Inc. (Sunbiz), and CDD #1 bills it as paid in full, at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). No county address point resolved to Cranberry Crossing in the flood sample.
Naming trap: county addresses on Cranberry Court belong to a neighboring PUD, not to this village. Cranberry Crossing recorded five sales from $760,000 to $1,200,000, too few for a 12-month median (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Cranberry Crossing recorded 12 sales at a median of $1,030,000.
Cotton Green is a patio single-family village of 47 homes built mostly from 1998, with the latest in 2018, on the 2026 roll; no builder is named in a primary source found. The association is Cotton Green Village Association, Inc. (Sunbiz). It is paid in full in CDD #1 at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0620J (FEMA NFHL).
Cotton Green recorded five sales from $650,000 to $825,000, too few for a 12-month median (Southwest Florida MLS), the lowest-priced range among the production single-family villages with five or more sales.
Whisper Trace is where Fiddler’s Creek began: its condominium declaration, recorded on Nov 3, 1997, is the first in the community, for 132 villa-style units (DBPR condominium roster), built 1997 to 2003 by developer of record FCC Aviamar, LLC (DBPR developer roster). The association is Whisper Trace Condo Assn, Inc. It is paid in full in CDD #1 at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget), and all three sampled points are shaded Zone X on panel 12021C0615J (FEMA NFHL).
Whisper Trace is the entry point to Fiddler’s Creek: five sales from $250,000 to $399,000, too few for a 12-month median, including the lowest sale in the community over the year (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Whisper Trace recorded 14 sales at a median of $408,500.
Isla del Sol is the custom estate village that produced Fiddler’s Creek’s highest sale of the year. The 2026 roll counts 34 single-family homes built 2001 to 2017 (Florida DOR 2026 roll). Stock contracted for homesites in Isla del Sol, Mahogany Bend and Majorca in April 2012 (Ocean Home, Apr 10, 2012) and relaunched the village with 34 custom estate sites and plans of 3,597 to 4,246 A/C square feet (developer press archive); the builder of the earliest homes is not named in a primary source found. The association is Isla del Sol Village Association, Inc. (Sunbiz). Isla del Sol is paid in full in CDD #1 at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0620J (FEMA NFHL).
Isla del Sol recorded three sales, at $3,250,000, $3,575,000 and $3,900,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Isla del Sol recorded 7 sales, still too few for a median.
Lagomar is one village association with two builders and two CDD lines. Lagomar I is 42 D.R. Horton homes with plans of 2,583 to 3,246 A/C square feet, sold out in February 2018, and the Lagomar II replat is 35 Lennar homes with plans of 2,244 to 3,025 A/C square feet, released in November 2015 (developer press archive); all 77 were built 2016 to 2017 on the 2026 roll. The association is Lagomar Village Association, Inc. (Sunbiz).
The CDD difference is large: lots 1 to 42 and 76 to 77 pay CDD #2 operations and maintenance only ($1,797.78 in FY2026), while the replat lots 43 to 75 pay $6,830.76 (FY2026, CDD #2 FY2026 budget), with principal outstanding of $30,752.48 per unit after the FY2027 payment (CDD #2 FY2027 budget). Two Lagomar homes side by side can therefore carry very different tax bills. All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0616J (FEMA NFHL). Lagomar recorded no closings in the 12 months to Oct 13, 2026; the prior 12 months held four sales from $1,250,000 to $1,500,000, and three Lagomar homes were pending on the pull date (Southwest Florida MLS).
Callista at Fiddler’s Creek is a two-story coach-home condominium on Aviamar Circle, declared with 64 units on Apr 16, 2008 (DBPR condominium roster), with Fiddler’s Residential LLC as developer of record (DBPR developer roster). The association is Callista at Fiddler’s Creek Condo Assn, Inc. CDD #2 bills Callista $3,897.78 per unit (FY2026, CDD #2 FY2026 budget). Two of three sampled points are shaded Zone X and one is Zone AE, BFE 7 ft, on panels 12021C0616J and 0620J (FEMA NFHL).
Callista recorded three sales, at $550,000, $555,000 and $625,000 (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Callista recorded 8 sales, still too few for a median. The new Callista II next door is a separate developer filing, covered below.
Mahogany Bend is a single-family estate village of 53 homes built 2002 to 2017 on the 2026 roll. Stock relaunched it in 2012 with plans of 3,174 to 3,640 A/C square feet (developer press archive; Ocean Home, Apr 10, 2012); the builder of the earlier homes is not named in a primary source found. The association is Mahogany Bend Village Association, Inc. (Sunbiz). Mahogany Bend pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027, and the CDD #1 budget still lists “Mahogany Bend II” as an unsold designation (CDD #1 FY2027 budget). Two of three sampled points are Zone AE, BFE 7 ft, and one is shaded Zone X, on panels 12021C0616J and 0620J (FEMA NFHL).
Mahogany Bend recorded two sales, $2,725,000 and $2,950,000, too thin to read as a market rate (Southwest Florida MLS).
Majorca is a small patio-home village of 19 single-family homes built 2002 to 2015 on the 2026 roll, relaunched by Stock in 2012 with plans of 2,719 to 2,949 A/C square feet (developer press archive). The association is Majorca Village Association, Inc. (Sunbiz). Majorca pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027, and the CDD #1 budget lists “Majorca II” as an unsold designation (CDD #1 FY2027 budget). Both sampled points are shaded Zone X on panel 12021C0620J (FEMA NFHL).
Majorca recorded two sales, $2,100,000 and $2,200,000, too thin to read as a market rate (Southwest Florida MLS).
Pepper Tree is one of the first single-family villages: 36 patio homes built 1997 to 2000 on the 2026 roll, with no builder named in a primary source found. The association, Pepper Tree Village Association, Inc., was filed in 1997 (Sunbiz). It is paid in full in CDD #1 at $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). Of two sampled points, one is Zone AE, BFE 7 ft, and one is shaded Zone X, on panel 12021C0615J (FEMA NFHL).
Pepper Tree recorded three sales, $615,000, $685,000 and $700,000, too few for a 12-month median (Southwest Florida MLS). Over the 36 months from Oct 13, 2023 Pepper Tree recorded 11 sales at a median of $685,000.
Sauvignon is the smallest village in Fiddler’s Creek: about 10 single-family homes on Hyacinth Drive in the Phase 3 Unit 4 plat, all built in 2007 on the 2026 roll. The name comes from the MLS and the CDD #1 budget rather than a plat title read for this page. The association is Sauvignon Village Association, Inc., filed in 2007 (Sunbiz). It pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget), and the one point sampled on Hyacinth Drive is shaded Zone X on panel 12021C0620J (FEMA NFHL).
Sauvignon recorded one sale, at $1,937,500, too thin to read as a market rate (Southwest Florida MLS).
Bellagio is a patio single-family village of 43 homes built 2001 to 2006 on the 2026 roll. Its association, Bellagio Village Association, Inc., was filed on Nov 8, 2000 (Sunbiz), and its village declaration is recorded at Collier Official Records Book 2834, Page 1189, as recited in a 2001 deed (Collier Clerk OR 2958/0099). Bellagio pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget), and both sampled points are shaded Zone X on panel 12021C0615J (FEMA NFHL).
Bellagio recorded one sale, at $1,845,000, too thin to read as a market rate (Southwest Florida MLS).
Menaggio is a two-story coach-home condominium declared on Feb 8, 2007 with 72 units (DBPR condominium roster); the 2026 roll carries 60 units, all built in 2007 (Florida DOR 2026 roll), and why the other 12 declared units do not appear on the roll is not explained in the records read for this page. The developer of record is FCC Veneta, Ltd (DBPR developer roster). CDD #2 bills Menaggio $3,694.23, Menaggio II $4,293.41 and Menaggio III $5,090.25 per unit (FY2026, CDD #2 FY2026 budget). All three sampled points are Zone AE, BFE 7 ft, on panel 12021C0616J (FEMA NFHL).
Menaggio recorded one sale, at $750,000, too thin to read as a market rate (Southwest Florida MLS).
Marengo has two products under one MLS name: the Marengo at Fiddler’s Creek coach-home condominium, declared with 88 units on Apr 5, 2007 (DBPR condominium roster) with Fiddler’s Residential LLC as developer of record (DBPR developer roster), and Marengo III, 21 single-family homes built 2016 to 2018 (Florida DOR 2026 roll). CDD #2 bills Marengo $3,349.42, Marengo II $4,293.41 and Marengo III $5,591.80 per unit (FY2026, CDD #2 FY2026 budget). All three sampled points are shaded Zone X on panel 12021C0616J (FEMA NFHL).
Marengo recorded one sale, at $555,000, too thin to read as a market rate (Southwest Florida MLS).
Bent Creek Village is a village of 52 single-family villas built 1997 to 2000 on the 2026 roll, among the oldest homes in the community; no builder is named in a primary source found. The association, Bent Creek Village Association, Inc., was filed in 1997 (Sunbiz). It pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027 (CDD #1 FY2027 budget). Both sampled points are Zone AE, BFE 7 ft, on panel 12021C0615J (FEMA NFHL).
Bent Creek Village is not Bent Creek Preserve, a different Naples community. Bent Creek Village recorded one sale, at $440,000, too thin to read as a market rate (Southwest Florida MLS).
Cardinal Cove is a village of 44 attached villas built 2000 to 2003. The 2026 roll codes the units as condominium (Florida DOR 2026 roll), but there is no DBPR condominium record for it (DBPR condominium roster), its entity is Cardinal Cove Village Association, Inc. (Sunbiz), and CDD #1 designates it “VILLA” (CDD #1 FY2027 budget); we describe it as attached villas governed by a village association, and the recorded Cardinal Cove declaration settles the legal form. It pays CDD #1 operations and maintenance only, $1,836.29 per unit in FY2027. All three sampled points are Zone AE, BFE 7 ft, on panels 12021C0612J and 0615J (FEMA NFHL).
Cardinal Cove recorded one sale, at $385,000, too thin to read as a market rate (Southwest Florida MLS).
Hidden Cove is the newest custom estate village in Fiddler’s Creek, marketed by the developer in 2026 as a village of under 30 homesites with its own gated entrance (developer home page, read October 2026). It sits at the top of the developer’s 2026 price ladder, where custom estate homes are advertised “from over $10M” (developer home page). As of October 2026 no recorded plat, no Sunbiz association (Sunbiz search, “Hidden Cove Village”) and no recorded sale exist, so Hidden Cove has no market data yet. Buyers should expect the plat, the village declaration and the CDD treatment to be recorded before or during the first closings, and should read each one before contract.
Callista II at Fiddler’s Creek is a new coach-home condominium being sold by Gulf Bay Homes, with residences of 2,675 to 3,039 A/C square feet from $1.5 million (developer home page, read October 2026). It appears on the DBPR developer roster as filing PR77712 under GBH Callista II, LLC (DBPR developer roster), but not yet in the condominium roster or on the 2026 tax roll, and CDD #2 lists a Callista II line at $4,494.33 per unit (FY2026, CDD #2 FY2026 budget). Until its first recorded closing, we treat Callista II as part of the Callista village for market data.
New construction in Fiddler’s Creek in 2026 is sold by the developer and its building affiliate rather than by national production builders. The developer’s 2026 offerings are coach homes in Dorado (Palmetto from $1.7 million, developer Dorado page) and Callista II (from $1.5 million), single-family homes in Oyster Harbor (Allamanda IV from $2.4 million and Hibiscus IV from $2.8 million, each plus homesite) and custom estates in Hidden Cove, all per the developer home page read in October 2026. The developer also discloses on its legal terms page that on approved-builder sales it “may be entitled to a marketing fee and/or brokerage commission … which may be paid by the approved builder or charged to the purchaser,” so a new-construction buyer should ask in writing who pays that fee before signing.
The national builders that shaped most of the community (Lennar, D.R. Horton, Taylor Morrison, Pulte, Stock, Ashton Woods and Harbourside) built their villages between 2012 and 2022, according to the developer press archive, and those villages now trade as resales. Remaining land also matters: the CDD #1 budget still carries unsold designations for Mahogany Bend II and Majorca II (CDD #1 FY2027 budget), and the master plan and remaining entitlement are covered in the master plan section below.
There is no single “best village” in Fiddler’s Creek; there is a best match for a budget, a product and a tolerance for CDD debt and flood zone. Based on the public data above:
Selling a home in one of these villages? Get a free Fiddler’s Creek home valuation, or call Jesse direct at (239) 898-6072. We price against your village, your CDD line and your flood zone, not the community median.
Choosing a village to buy in? Call Marc at (239) 287-5873, and see how we represent buyers in Naples.
Fiddler’s Creek began as “Unit 30” of the Marco Shores Development of Regional Impact, a 1984 Collier County approval that grew out of a 1982 lawsuit settlement over development rights near Marco Island. The Gulf Bay Group of Companies, led by Aubrey J. Ferrao, assembled the land in the 1990s and has managed Fiddler’s Creek since inception.
The short version for a buyer or a seller is that Fiddler’s Creek is a planned community with an unusually long paper trail. It has a regional development order dating to 1984, a county zoning ordinance dating to 1984, two special taxing districts created in 1996 and 2002, a 2010 to 2011 developer bankruptcy that restructured roughly $100 million of district bonds, and a December 2024 entitlement fight over 750 apartments. Each of those layers still shows up today in the tax bill, the closing documents or the amenity structure, which is why the history matters to anyone pricing a home here. The sections below tell that history in order, from the public record, with the date and source attached to every figure.
The land under Fiddler’s Creek entered the planning record through litigation, not a sales brochure. According to the Southwest Florida Regional Planning Council’s February 15, 2018 staff assessment of the Marco Shores/Fiddler’s Creek DRI, “Fiddler’s Creek, or Unit 30 is a portion of a larger Development of Regional Impact (known as Marco Shores).” The same staff assessment explains that the Marco Shores DRI is “unusual in that it includes many non-contiguous land development areas, which together were the subject of a law suit involving the original developer,” The Deltona Corporation, along with state agencies, Collier County and conservation organizations. The Settlement Agreement ending that suit was entered on July 20, 1982 (SWFRPC staff assessment, Feb 15, 2018).
The Collier County Board of County Commissioners approved the Marco Shores DRI as Development Order 84-3 on June 12, 1984 (SWFRPC staff assessment, Feb 15, 2018). As first approved, Unit 30 carried 9,110 residential units, primarily multi-family, on 1,645.91 acres. Over the next 16 years the county cut the unit count and added land, which is the opposite of how most Florida entitlements evolve. The regional staff assessment lists every amendment:
Year | Instrument | What it did for Unit 30 (Fiddler’s Creek) |
|---|---|---|
1982 | Settlement Agreement (July 20, 1982) | Ended the Deltona, state, county and conservation litigation |
1984 | Development Order 84-3 (June 12, 1984) | Approved Unit 30 at 9,110 units on 1,645.91 acres |
1984 | Resolution 84-237 (Dec 11, 1984) | Approved the Deltona and Department of Community Affairs stipulation of settlement |
1989 | Resolution 89-149 (June 13, 1989) | Cut Unit 30 from 9,110 to 7,000 units |
1996 | Resolution 96-333 (July 23, 1996) | Cut Unit 30 to 6,000 units; capped commercial at 33.6 acres and 325,000 sq ft; added 201.37 acres of preserve |
1996 | Resolution 96-530 (Nov 26, 1996) | Added 690 acres in Section 13, no new units |
1998 | Resolution 98-49 (Feb 24, 1998) | Added 1,385 acres for golf and relocated units (total 3,764 acres) |
2000 | Resolution 2000-458 (Dec 12, 2000) | Added 168 acres (total 3,932 acres) |
2017 to 2018 | Notice of Proposed Change | Moved commercial acreage to the US 41 frontage, added US 41 accesses, removed never-built golf courses; Master Plan Exhibit FC-A1 dated Mar 8, 2017 |
2024 | DRI development order amendment (Dec 10, 2024) | Companion to the Section 29 approvals; resolution number not found in the records reviewed |
Source for every row through 2018: SWFRPC staff assessment, Feb 15, 2018. The 2024 row comes from the Collier Clerk’s legal notice for the December 10, 2024 hearing, which lists the growth management plan amendment, the development order amendment and the PUD amendment as three companion items.
The developer of Fiddler’s Creek is the Gulf Bay Group of Companies of Naples, led by Aubrey J. Ferrao. Gulf Bay’s own developer page on the Fiddler’s Creek site says the company began in Pelican Bay in 1986 and “has actively managed” Fiddler’s Creek “since inception.” The operating entities have changed over the decades (GBFC Development, Ltd. appears as a grantor on a December 2001 deed recorded at Collier Official Records Book 2958, Page 0099, per the Collier Clerk record; Fiddler’s Creek, LLC was the lead debtor in 2010; FCC Preserve, LLC was the 2024 petitioner on Section 29), but every one of them traces to the Gulf Bay organization.
Building at Fiddler’s Creek began in the late 1990s, not in 2002 as some later reporting stated. The first condominium declaration inside the community, for Whisper Trace, was recorded November 3, 1997, according to the Florida DBPR Division of Condominiums roster extract (updated Oct 3, 2026). The 2026 Florida Department of Revenue parcel roll, read through the State of Florida statewide cadastral service, dates 204 of today’s homes to 1995 through 1999. The Arthur Hills Creek Course opened in 2002, per Golfweek’s January 9, 2026 residential course list, which is likely where the “2002” start date in some articles comes from.
Yes, the developer entities went through Chapter 11 from 2010 to 2013, and no, the record does not show that it clouds a resale today. Here is what the primary record says, in order.
The recovery after the bankruptcy was led by national builders. On July 1, 2014, the Taylor Morrison newsroom announced a joint venture for the development of about 1,000 single-family homes at Fiddler’s Creek. The Business Observer reported on July 11, 2014 that a Ferrao-managed entity bought the land for $42.5 million to launch the Oyster Harbor venture. Two years earlier, Ocean Home reported on April 10, 2012 that Stock Construction had contracted for 48 homesites in Isla del Sol, Mahogany Bend and Majorca for $10 million. Those deals line up with the 2015 to 2019 wave of 602 new units on the 2026 roll (Florida DOR roll).
The unit count at Fiddler’s Creek has been reported many ways, and the measures are not interchangeable. The 2018 SWFRPC staff assessment cites 2,292 residential units in the 2017 DRI annual report and describes the project as “approximately two-thirds complete.” The October 2019 Official Statement says, “Of the 4,423 units planned in the Development, approximately 2,863 units have been sold.” Today the best count of built homes is the 2026 Florida DOR roll: 2,901 improved residential parcels inside the gates, which is why this page describes Fiddler’s Creek as about 2,900 homes and condominiums. The master plan section explains each measure.
The Fiddler’s Creek master plan sits inside the Marco Shores/Fiddler’s Creek PUD, which Collier County describes as 3,932 acres capped at 6,000 units outside Section 29, plus 750 rental units approved there in December 2024. About 2,900 homes and condominiums stand inside the gates today, with 113 vacant homesites and active new construction.
Fiddler’s Creek is zoned under the Marco Shores/Fiddler’s Creek Planned Unit Development, Ordinance 84-42 as amended by Ordinances 96-74, 98-13, 2000-84 and 18-27. The Collier Clerk’s legal notice for the December 10, 2024 hearing describes the PUD as 3,932 acres lying east of Collier Boulevard (CR 951) and south of Tamiami Trail East (US 41), in Sections 11, 13, 14, 15, 22, 23 and 24 of Township 51 South, Range 26 East, and Sections 18, 19 and 29 of Township 51 South, Range 27 East. The December 2024 PUD amendment is Ordinance 24-52, as cited in the County’s August 15, 2025 PUD monitoring letter.
The recorded size of the PUD that contains Fiddler’s Creek is 3,932 acres, per the December 2024 hearing notice and the 2018 regional staff assessment. Two cautions apply. First, the County’s GIS PUD layer draws Esplanade by the Islands, a separate Taylor Morrison community outside the Fiddler’s Creek gates, inside the same PUD polygon (Collier County GIS PUD layer, feature “MARC.SHRS/FIDLR’S CRK”), so the 3,932 acres is the zoning district, not the gated community alone. No public record reviewed sizes the gated community by itself in acres. Second, the developer’s marketing uses a rounder “nearly 4,000 acres” figure; this page uses the recorded number. For “inside Fiddler’s Creek” counts, this page uses the boundaries of the two community development districts mapped on the County’s CDD GIS layer.
About 2,900. The 2026 Florida DOR parcel roll carries 2,901 improved residential parcels inside the gates: 1,477 single-family homes and 1,424 condominium-coded units, plus 113 vacant residential lots, for 3,014 residential parcels in all (Florida DOR 2026 roll via the statewide cadastral service).
Other numbers circulate, and each measures something different:
Measure | Figure | What it counts | Source and date |
|---|---|---|---|
Improved residential parcels | 2,901 (1,477 single-family, 1,424 condo-coded) | Built homes on the tax roll | Florida DOR 2026 roll |
Vacant residential lots | 113 | Homesites not yet built | Florida DOR 2026 roll |
Units assessed by the CDDs | 3,453 (1,910 in CDD #1, 1,543 in CDD #2) | Assessment units, including some unbuilt and developer-held land and the Club and Spa amenity parcel | |
Declared condominium units | 1,392 in 14 condominiums | Units in recorded condominium declarations | |
Units sold of units planned | 2,863 of 4,423 | Developer sales against the 2019 plan | |
Units built (2017) | 2,292 | DRI annual report count | SWFRPC, Feb 15, 2018 |
Zoning cap | 6,000 outside Section 29; 6,750 including Section 29 | Maximum entitled units | Dec 10, 2024 hearing notice |
The year-built field on the 2026 Florida DOR roll shows how Fiddler’s Creek filled in:
Years built | Units on the 2026 roll | What was happening |
|---|---|---|
1995 to 1999 | 204 | First villages and condominiums (Whisper Trace declared Nov 3, 1997) |
2000 to 2004 | 754 | Creek Course opens (2002); coach-home and villa condominiums |
2005 to 2009 | 819 | Peak pre-recession construction |
2010 to 2014 | 203 | Developer bankruptcy and restructuring |
2015 to 2019 | 602 | Oyster Harbor joint venture, national builders return |
2020 to 2024 | 318 | Later Oyster Harbor, Marsh Cove, Dorado and other newer villages |
The official master plan map is Exhibit FC-A1. The version dated March 8, 2017 is reproduced in the SWFRPC February 15, 2018 staff assessment, with a land-use key covering residential, retail commercial, park, golf course, environmental education, recreation facility, preserve, lake and utility tracts. The 2017 to 2018 change it reflects did three things: it moved the commercial acreage out to the US 41 frontage near a new entrance (the area that now holds the Publix-anchored Fiddler’s Creek Plaza), it added US 41 accesses, and it removed references to additional golf courses that were never built. FC-A1 was amended again in December 2024 as part of the PUD amendment, per the December 10, 2024 hearing notice. A hosted copy of the 2024 exhibit was not found; it would sit in Ordinance 24-52’s Exhibit A.
On December 10, 2024 the Collier County Board of County Commissioners unanimously approved a three-part package for Fiddler’s Creek’s Section 29: a small-scale growth management plan amendment, a PUD amendment and a DRI development order amendment (Collier Clerk of Courts, January 2025). The package raised the total unit cap from 6,000 to 6,750 by adding 750 multifamily rental units confined to Section 29, while keeping the cap outside Section 29 at 6,000 (December 10, 2024 hearing notice).
Fiddler’s Creek is not finished, and the developer is still selling. On its home page (read October 2026), the developer advertises “new coach homes from $1.5M, new single-family homes from $3M, custom estate homes from over $10M.” The current new-construction offerings, as the developer describes them in 2026:
New-construction buyers should know one line from the developer’s own legal terms page: on sales by approved builders in various Fiddler’s Creek villages, Fiddler’s Creek, LLC or an affiliate “may be entitled to a marketing fee and/or brokerage commission from the approved builder which may be paid by the approved builder or charged to the purchaser.” The amount is not published. Ask the builder in writing whether any such fee is in your contract price or charged separately, and read the Fiddler’s Creek disclosure summary and the village disclosure summary the same page says buyers must sign.
Fiddler’s Creek is about 2,900 homes and condominiums across 35 villages, with two CDDs, a developer-controlled Foundation and fees that change village by village, so pricing a home here takes more than a ZIP-code average. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the CDD budget line, the Foundation layer and the village association for every Fiddler’s Creek home they price. Jesse McGreevy has been in Southwest Florida real estate since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Selling your Fiddler’s Creek home? Get a free Fiddler’s Creek home valuation or call Jesse direct at (239) 898-6072 for a confidential conversation about where your village is trading.
Buying in Fiddler’s Creek? Call Marc at (239) 287-5873 and see how we represent buyers in Naples, including how we read the CDD and Foundation layers before you write an offer.
Fiddler’s Creek is governed in three layers: the Fiddler’s Creek Foundation, Inc., a mandatory master association still controlled by developer-appointed directors in 2026; two community development districts with resident-elected boards that own the roads, lakes and irrigation; and roughly 35 village or condominium associations. Two optional clubs sit outside all three.
Most Naples master-planned communities have one homeowners’ association and, sometimes, one CDD. Fiddler’s Creek has more moving parts, and buyers who understand which entity does what make better offers and avoid surprises at the estoppel stage. The table below is the map; the sections after it explain each layer from its own records.
Layer | Entity | What it governs or owns | Who controls it (2026) | Mandatory for owners? | Source |
|---|---|---|---|---|---|
Master association | Fiddler’s Creek Foundation, Inc. (Sunbiz N96000005455, filed Oct 24, 1996) | Fiddler’s Creek Common Areas; operates The Club and Spa; gate staffing and patrol; architectural review | Developer personnel and the developer’s outside counsel as officers and directors | Yes | |
Special districts | Fiddler’s Creek CDD #1 and CDD #2 | Stormwater lakes and fountains, landscaping, street lighting, roadways, irrigation water supply, gated entries and perimeter berms, the shared 310-acre Belle Meade Preserve | Five-seat resident-elected boards | Yes, through the tax bill | |
Village and condominium associations | 14 DBPR-registered condominium associations and about 21 single-family and villa village associations | Buildings, village landscaping and village rules | Owners after turnover; developer-linked in the newest villages | Yes, for owners in that village | DBPR condominium roster; Sunbiz village records |
Golf | The Golf Club at Fiddler’s Creek; Fiddler’s Creek Golf Club, Inc. (N24000010033, filed Aug 16, 2024) | The Creek Course and the new golf clubhouse | Developer-affiliated officers | No, optional | developer legal page; Golf Club Articles |
Beach and boating | The Tarpon Club | Beach Pavilion on Marco Island; Tarpon Club Marina on Isles of Capri | Developer affiliates | No, optional | developer legal page |
No single entity “owns” Fiddler’s Creek. Homeowners own their homes and lots. The Fiddler’s Creek Foundation owns the common areas and the Club and Spa land: Collier County GIS parcel data shows the 12.33-acre Club and Spa parcel at 3470 Club Center Boulevard (folio 32432403900) titled to Fiddler’s Creek Foundation Inc. The two CDDs own and maintain the public infrastructure: lakes, the irrigation supply, roads, entries and berms (CDD #2 Required Reporting page). Developer entities still hold large tracts: the Collier County Tax Collector’s records show FCC Marsh, FCC Creek, FCC Preserve and FC Commercial as owners of tracts mailed to 8156 Fiddler’s Creek Parkway, the developer’s office. The golf course land and the new golf clubhouse parcel are titled to Fiddler’s Creek Golf Club, Inc. (20 parcels, 159.94 acres, per County parcel data), a 2024 not-for-profit whose officers are developer personnel and counsel. The clubs section below covers that entity.
The master association is Fiddler’s Creek Foundation, Inc., a Florida not-for-profit corporation, document N96000005455, filed October 24, 1996, with its principal address at 8156 Fiddler’s Creek Parkway, the developer’s office (Sunbiz record, read Oct 7, 2026).
Yes. Every Fiddler’s Creek owner is a Foundation member. The developer’s legal terms page says owning property gives “social membership in the Foundation, subject to payment of assessments,” as more fully described in the Amended and Restated Declaration. A 2013 Collier Circuit Court complaint, archived here, quotes the Declaration directly: “membership in the Foundation is mandatory for homeowners. This membership includes access to the Club and Spa at Fiddler’s Creek.” That is the practical answer to “is the club mandatory”: the Club and Spa comes with Foundation membership, which comes with the deed. The Golf Club and the Tarpon Club do not.
The original master covenants are the Declaration of Covenants, Conditions and Restrictions for Fiddler’s Creek, recorded at Collier County Official Records Book 2315, Page 2050, as recited in a December 2001 deed recorded at Official Records Book 2958, Page 0099. The same deed shows the village layer at work: it also recites a separate Declaration of Covenants, Conditions and Restrictions for Bellagio Village at Book 2834, Page 1189. The developer now refers to the “Amended and Restated Declaration of General Covenants, Conditions and Restrictions for Fiddler’s Creek” on its legal page. The recording date and book and page of the Amended and Restated Declaration were not found in the records reviewed; the Collier Clerk’s Official Records index holds it, and your title agent will pull it with your commitment.
Yes, at the Foundation level. The Foundation’s most recent Sunbiz filing, Articles of Amendment filed August 17, 2026, changed directors only, and the officers and directors listed on the Foundation’s Sunbiz record are developer personnel and the developer’s outside counsel. No turnover of the Foundation to resident control is documented in any record reviewed.
What developer control means in practice: the Foundation’s budget, assessments, amenity decisions and capital projects are set by a board the developer appoints. Residents do have a direct vote in one layer, the CDDs, covered next.
Each Fiddler’s Creek CDD has a five-seat board of supervisors chosen in general elections; the districts’ required-reporting pages list general elections in 2018, 2022 and 2024 (CDD #1 Required Reporting page; CDD #2 Required Reporting page). Both districts share the same professional team: district manager Wrathell, Hunt and Associates, district counsel Woodward, Pires and Lombardo, and district engineer Bowman. Their meetings are public, their minutes are posted, and the developer’s representatives report to them monthly on gates, patrols and the Club and Spa, which is why so many of the community facts on this page come from CDD minutes.
Below the Foundation, nearly every home also belongs to a village or condominium association. The Florida DBPR Division of Condominiums roster (updated Oct 3, 2026) lists 14 condominiums inside Fiddler’s Creek with 1,392 declared units:
Condominium (DBPR name) | Declared units | Declaration recorded | Association on file with DBPR |
|---|---|---|---|
Whisper Trace | 132 | Nov 3, 1997 | Whisper Trace Condo Assn, Inc |
Hawk’s Nest | 120 | Mar 24, 1999 | Hawks Nest at Fiddler’s Creek Condo Assn Inc |
Deer Crossing | 140 | July 19, 1999 | Deer Crossing Condo Assn, Inc |
Cascada at Fiddler’s Creek | 132 | Oct 5, 2001 | Cascada at Fiddler’s Creek Condo Assn Inc |
Montreux at Fiddler’s Creek | 96 | Jan 7, 2004 | Montreux at Fiddler’s Creek Condo Assn Inc |
Cherry Oaks at Fiddler’s Creek | 116 | Dec 13, 2004 | Cherry Oaks at Fiddler’s Creek Condo Assn, Inc |
Laguna | 128 | Oct 14, 2005 | Laguna at Veneta Condo Assn Inc |
Varenna | 152 | Mar 30, 2006 | Varenna Condo Assn Inc |
Menaggio | 72 | Feb 8, 2007 | Menaggio Condo Assn Inc |
Serena at Fiddler’s Creek | 76 | Feb 20, 2007 | Serena at Fiddler’s Creek Condo Assoc, Inc |
Marengo at Fiddler’s Creek | 88 | Apr 5, 2007 | Marengo at Fiddler’s Creek Condo Assn, Inc |
Callista at Fiddler’s Creek | 64 | Apr 16, 2008 | Callista at Fiddler’s Creek Condo Assn, Inc |
Sonoma at Fiddler’s Creek | 44 | July 10, 2013 | Sonoma at Fiddler’s Creek Condo Assn Inc |
Dorado at Fiddler’s Creek | 32 | May 7, 2021 | Dorado at Fiddler’s Creek Condo Assn, Inc |
Total | 1,392 |
Management runs on three tracks. The Foundation is operated from the developer’s offices; a 2002 Management Agreement between the Foundation and developer affiliate Fiddler’s Creek Management, Inc. paid 3.5% of gross receipts, including assessments, plus excess revenues, and was amended in 2012, as pleaded in the 2013 Collier Circuit complaint. Whether that agreement is still in force in 2026 is not published; the Foundation’s audited financials would show it. The CDDs are managed by Wrathell, Hunt and Associates (CDD #1 Required Reporting page). Each condominium and village association has its own manager, with the condominium managers on file with DBPR.
For a buyer, the structure produces three documents to read before the inspection period ends: the Foundation’s estoppel certificate and disclosure summary (the Foundation’s assessments and buy-in), the CDD line on the most recent tax bill (CDD operations and any debt), and the village or condominium association’s budget, rules and estoppel. For a seller, it means preparing those documents early, because a buyer who sees a clean, explained fee stack in week one negotiates differently from one who discovers a CDD debt line at the title stage. The next two sections lay out the CDD numbers and the full fee stack.
Every Fiddler’s Creek home pays a community development district assessment on its November tax bill. For FY2027 that is $1,836.29 of operations in CDD #1 and $1,797.75 in CDD #2, plus a debt line of $0 to about $5,100 depending on the village. Audited CDD bonds outstanding totaled $49.84 million at September 30, 2025.
The CDD line is the single most misunderstood cost in Fiddler’s Creek, and it is the one that varies most from one village to the next. Two homes a few streets apart can show CDD totals that differ by more than $5,000 a year, because one sits in a village whose bonds were paid off years ago and the other sits in a village still amortizing restructured debt. The tables below give the per-unit figures from the districts’ own adopted budgets: every CDD #1 village group, and CDD #2 by bond group.
Yes, two. A community development district is an independent special taxing district created under Chapter 190 of the Florida Statutes to finance, build and maintain community infrastructure. The district sells tax-exempt bonds to pay for roads, drainage, lakes and utilities, then repays the bonds through a “debt service” assessment on the lots that benefit, and it funds ongoing upkeep through an “operations and maintenance” (O&M) assessment on every unit. Both are non-ad valorem assessments: they are flat per-unit charges, not a percentage of your home’s value, and in Fiddler’s Creek they are collected on the Collier County tax bill.
Fiddler’s Creek is split between two districts, and each village belongs to one of them.
CDD #1 | CDD #2 | |
|---|---|---|
Created | 1996, by Florida Land and Water Adjudicatory Commission rule (amended 2003) | November 2002, by Collier County Ordinance 02-61 |
Size | About 1,389.77 acres | About 1,068.09 acres |
Units assessed (FY2027) | 1,910 | 1,543 |
FY2027 O&M per unit (November 2026 bill) | $1,836.29 | $1,797.75 |
FY2026 O&M per unit | $1,736.29 | $1,797.78 |
Villages still carrying debt | Marsh Cove only | Most villages, by lot group |
Audited bonds outstanding, Sept 30, 2025 | $16,140,000 | $33,700,000 |
Latest final maturity | May 1, 2038 | May 1, 2045 |
Website | fiddlerscreekcdd1.net | fiddlerscreekcdd2.net |
Sources: CDD #1 About page and establishing rule; Collier Ordinance 02-61 and the CDD #2 Required Reporting page; CDD #1 FY2026 adopted budget and FY2027 adopted budget; CDD #2 FY2026 adopted budget and FY2027 adopted budget; audited bond balances from the CDD #1 FY2025 audit and CDD #2 FY2025 audit. The County’s CDD boundary layer maps which district a parcel sits in, and the CDD line on the seller’s last tax bill names the district.
For the November 2026 tax bill (fiscal year 2027), the CDD O&M assessment is $1,836.29 per unit in CDD #1 and $1,797.75 per unit in CDD #2, per the districts’ FY2027 adopted budgets (CDD #1; CDD #2). Add the village’s debt line, if any, from the tables below or from that village’s own section under Villages. The total CDD charge ranges from $1,797.75 (a paid-off CDD #2 lot) to $6,936.29 (Marsh Cove in CDD #1) for FY2027.
In CDD #1, every village except Marsh Cove has paid its CDD bonds in full and pays O&M only. The CDD #1 FY2027 adopted budget and FY2026 adopted budget print the following per-unit figures:
CDD #1 village group | Debt status | Debt per unit | O&M per unit FY2027 | Total FY2027 (Nov 2026 bill) | Total FY2026 |
|---|---|---|---|---|---|
Isla del Sol and Isla del Sol II; Mulberry Row I and II; Mallards Landing; Bellagio and Bellagio II; Pepper Tree; Cotton Green and Cotton Green II; Cascada; Bent Creek; Cardinal Cove; Deer Crossing I and II; Whisper Trace; Hawk’s Nest | PAID IN FULL (2013-2 group, paid May 1, 2018) | $0 | $1,836.29 | $1,836.29 | $1,736.29 |
Sauvignon and Sauvignon II; Mahogany Bend (and unsold Mahogany Bend II); Cranberry Crossing and Cranberry Crossing III; Runaway Bay; Majorca (and unsold Majorca II); Montreux; Cherry Oaks | PAID IN FULL (2013-1 group, paid May 1, 2021) | $0 | $1,836.29 | $1,836.29 | $1,736.29 |
Marsh Cove Phase 1 (Blocks A to D) | Restructured Series 2014-1, final maturity 2033 | $5,100.00 | $1,836.29 | $6,936.29 | $6,836.29 |
Marsh Cove Phase 2 (Blocks A to D) | Restructured Series 2014-2B, final maturity 2033 | $5,100.00 | $1,836.29 | $6,936.29 | $6,836.29 |
In CDD #2, debt is spread across most villages and even varies by lot group inside a village. The roll-up below groups the district’s 31 published rows by bond series; FY2027 totals are each debt line plus the FY2027 O&M of $1,797.75 from the CDD #2 FY2027 adopted budget (our arithmetic may differ by a cent from the printed roll), and FY2026 totals print in the FY2026 adopted budget.
CDD #2 bond group | Villages and lot groups | Debt per unit | Total FY2027 (Nov 2026 bill) | Years of debt left |
|---|---|---|---|---|
2019 | Laguna; Varenna; Varenna II; Marengo; Marengo II; Marengo III; Serena; Serena II; Serena III; Sonoma; Menaggio; Menaggio II; Menaggio III; Millbrook, lots 1 to 9 and 14 to 36; Millbrook II, lots 10 to 13; Chiasso; Chiasso II; Amador I and II; Lagomar replat, lots 43 to 75 | $1,293.03 to $5,032.98 | $3,090.78 to $6,830.73 | 8 |
2004 | Millbrook, lots 37 to 49 | $3,500.00 | $5,297.75 | 10 |
2005 | Millbrook, lots 50 to 73; Callista; Callista II | $2,100.00 to $3,500.00 | $3,897.75 to $5,297.75 | 11 |
2014-1 | Millbrook, lots 74 to 89; Dorado | $3,460.18 to $3,500.00 | $5,257.93 to $5,297.75 | 10 |
2014-2 | Amaranda | $2,297.42 | $4,095.17 | 11 |
2014-3 | Oyster Harbor Phase Three | $2,649.91 | $4,447.66 | 11 |
2015A | Oyster Harbor 76-ft and 62-ft replat lots | $2,677.00 | $4,474.75 | 18 |
Paid in full | Mussorie (all lots); Lagomar, lots 1 to 42 and 76 to 77; Oyster Harbor, all other lots | $0 | $1,797.75 | none |
Yes, sharply, as the two tables show. Within CDD #1 the only split is Marsh Cove ($6,936.29 for FY2027) versus everyone else ($1,836.29). Within CDD #2, the FY2027 total runs from $1,797.75 for paid-off lots in Mussorie, Lagomar and most of Oyster Harbor to $6,830.73 for the Lagomar replat lots, and Millbrook alone has four different lot-group figures. When comparing two Fiddler’s Creek homes, compare the CDD line on each seller’s actual tax bill.
The audited bond balances at September 30, 2025, from each district’s FY2025 financial report filed in June 2026:
CDD #1 (FY2025 audit; series descriptions from the CDD #1 FY2027 budget)
Series | Refunded | Coupon | Final maturity | Audited, Sept 30, 2025 | How levied |
|---|---|---|---|---|---|
2014-1 | 2002B | 6.625% | May 1, 2033 | $2,205,000 | On the tax bill (Marsh Cove Phase 1) |
2014-2 (2014-2A and 2014-2B) | 2002A | 6.875% | May 1, 2033 | $3,050,000 | 2A billed directly; 2B on the tax bill (Marsh Cove Phase 2) |
2014-3 | 2005 | 6.000% | May 1, 2038 | $5,295,000 | Billed directly (off-roll) |
2014-4 | 2005 | 6.000% | May 1, 2038 | $5,590,000 | Billed directly (off-roll) |
Total | $16,140,000 |
CDD #2 (FY2025 audit; series descriptions from the CDD #2 FY2026 budget)
Series | Coupon | Final maturity | Audited, Sept 30, 2025 |
|---|---|---|---|
2004 | 6.750% | May 1, 2037 | $200,000 |
2005 | 6.000% | May 1, 2038 | $1,460,000 |
2014-1A (exchanged 2004) | 6.750% | May 1, 2037 | $2,260,000 |
2014-1B (exchanged 2004) | 6.750% | May 1, 2037 | $2,890,000 |
2014-2A (exchanged 2005) | 6.000% | May 1, 2038 | $4,765,000 |
2014-2B (exchanged 2005) | 6.000% | May 1, 2038 | $3,565,000 |
2014-3 (exchanged 2005) | 6.000% | May 1, 2038 | $6,210,000 |
2015A-1 Capital Improvement | 5.000% then 6.000% | May 1, 2045 | $2,470,000 |
2015A-2 Refunding | 5.000% then 6.000% | May 1, 2038 | $635,000 |
2019 Refunding | 4.250% then 5.000% | May 1, 2035 | $9,245,000 |
Total | $33,700,000 |
Not all of the debt sits on homeowners’ tax bills. In CDD #1, Series 2014-2A, 2014-3 and 2014-4 are levied off-roll, meaning the district bills the landowner directly instead of collecting through the county tax bill (CDD #1 FY2026 budget). The MSRB EMMA issuer page for CDD #1 carries “The Gulf Bay Group of Companies” in its own descriptions of the 2014-3 and 2014-4 series. In practice that means roughly $10.9 million of CDD #1’s $16.1 million audited balance (Series 2014-3 and 2014-4, per the CDD #1 FY2025 audit) is not on any resident’s tax bill. CDD #1’s FY2026 budget also shows 263 off-roll O&M units and 25 on-roll developer units among its 1,910, which is consistent with developer-held land carrying its share of operations.
Yes. Florida CDDs allow an owner to prepay the outstanding principal on a lot’s debt assessment, and both Fiddler’s Creek districts print the per-unit principal figure for every village group in their budgets. For example, the Lagomar replat lots show $30,752.48 of principal per unit after the FY2027 payment, and Marsh Cove Phase 1 shows $22,849.03 (CDD #2 FY2027 adopted budget; CDD #1 FY2027 adopted budget). The exact payoff on a given date, including any accrued interest, comes from the district manager. Prepayments are what drive the district’s semiannual redemption notices: for example, CDD #2 called bonds on May 1, 2026 from Series 2004 and Series 2014-2B, per its EMMA notices.
Only the debt portion. When a village’s bonds are paid, its debt line drops to $0 (“PAID IN FULL” in the budgets), but the O&M assessment continues every year as long as the district exists, because the district still maintains the lakes, roads, irrigation and landscaping. That is exactly what happened in most of CDD #1: the 2013-2 group paid off on May 1, 2018 and the 2013-1 group on May 1, 2021, and those homes now pay O&M only, $1,836.29 for FY2027 (CDD #1 FY2027 adopted budget). O&M itself can rise or fall each year; CDD #1’s rose $100 per unit from FY2026 to FY2027.
The O&M budgets explain why the operations assessment is higher at Fiddler’s Creek than at many CDDs. CDD #1’s FY2026 adopted budget planned $5,007,400 of general-fund spending, including $2,412,560 for the irrigation supply system (of which $1,311,560 was repairs), $1,293,000 for landscaping, $635,858 for water management including fountains, $150,000 for roadways and $85,000 for street lighting, drawing down $1,789,720 of fund balance. CDD #2’s FY2027 adopted budget plans $3,211,975 of spending, including $1,085,950 for the irrigation supply, $1,031,500 for landscaping, $393,577 for water management, $155,100 for roadways and $87,400 for street lighting, with a $514,000 fund-balance draw.
Fiddler’s Creek irrigates from its own lakes, and the system is large. The CDDs’ May 6, 2025 irrigation system overview describes 20 pumps of 75 horsepower in four stations, about 15,000 gallons per minute combined, delivering “nearly a billion gallons of water per year.” The December 2024 master irrigation control system summary reports that the control system is past its useful life and that a community-wide replacement is being scoped. The cost of that replacement has not been published; it would flow through future O&M budgets, which is worth watching if you are holding long-term.
CDD #1’s FY2025 audit reports that FEMA denied $583,790 of Hurricane Irma reimbursement in May 2019, that an appeal is pending and that nothing has been booked for it. The same audit reports that a $500,000 line of credit from 2016 matured in March 2025 and was not renewed. CDD #1 also owes CDD #2 half the cost of the Sandpiper Drive traffic signal under the September 30, 2024 judgment described in the governance section (CDD #2 FY2025 audit).
On the public record, yes. Both FY2025 audits report indenture compliance, and EMMA filings since 2020 for the districts are annual financial reports and semiannual redemption notices, with no default notices among them (CDD #2 EMMA issuer page; CDD #2 FY2025 financial report filed to EMMA June 29, 2026). The defaults of 2009 to 2011 are history, restructured through the bankruptcy and the 2014, 2015 and 2019 exchange and refunding series.
Fiddler’s Creek Naples HOA fees come in layers: county property tax, a CDD assessment of $1,797.75 to $6,936.29 for FY2027, mandatory Foundation dues plus a buy-in at closing, village or condominium fees, and optional Golf Club and Tarpon Club memberships. The CDD and tax layers are published; the Foundation, village and club amounts are not.
“What are the HOA fees in Fiddler’s Creek?” is the most common question we hear about this community, and the honest answer is that no single number exists. A Fiddler’s Creek owner is billed by as many as six different entities, and three of them publish their rates while the others do not. The table below lists every billed layer, what it covers, how often it is billed, what the public record shows and, where the amount is not published, the document that governs it.
# | Layer | Billed by | Amount (public record) | Period | What it covers | Source, or the document that governs |
|---|---|---|---|---|---|---|
1 | Ad valorem property tax | Collier County Tax Collector | 10.5058 mills of taxable value is the 2025 total for unincorporated areas served by Greater Naples Fire Rescue and Collier Mosquito Control; each parcel’s millage code is printed on its bill | Annual (November bill) | County, schools, water management, fire, mosquito control, conservation | |
2 | CDD #1 O&M | Fiddler’s Creek CDD #1, on the tax bill | $1,836.29 per unit FY2027 ($1,736.29 FY2026) | Annual | Lakes, landscaping, irrigation supply, roads, lighting | |
3 | CDD #1 debt | CDD #1, on the tax bill | $0 in every village except Marsh Cove Phases 1 and 2, which pay $5,100.00 | Annual, to 2033 | Repayment of restructured Marsh Cove bonds | CDD #1 FY2027 adopted budget |
4 | CDD #2 O&M | Fiddler’s Creek CDD #2, on the tax bill | $1,797.75 per unit FY2027 ($1,797.78 FY2026) | Annual | Lakes, landscaping, irrigation supply, roads, lighting, entries and berms | |
5 | CDD #2 debt | CDD #2, on the tax bill | $0 (paid-off lots) to $5,032.98 (Lagomar replat lots), by village and lot group | Annual, finals 2035 to 2045 | Repayment of CDD #2 bonds | CDD #2 FY2027 adopted budget; bond-group roll-up in the CDD section above |
6 | Foundation dues (master association) | Fiddler’s Creek Foundation, Inc. | Not published by any primary source | Not published | Common areas, gate staffing and patrols, the Club and Spa, Foundation operations | Foundation estoppel certificate (section 720.30851, Florida Statutes) and the disclosure summary required by section 720.401 |
7 | Foundation Capital Acquisition Assessment | Foundation, collected at closing | $15,000 in 2010 bankruptcy-court sale motions; current amount and refundability not published | One time, at purchase | “membership to The Club & Spa at Fiddler’s Creek” (2010 wording) | Bankruptcy Docket 314.1, Aug 10, 2010; Docket 465; current amount: Foundation estoppel certificate |
8 | Foundation capital reserve or transfer contribution | Foundation, at closing | Not published | One time | Not published | Foundation estoppel certificate and disclosure summary |
9 | Foundation special or Wellness Center assessment | Foundation | Not published | If levied | Not published | Foundation estoppel certificate; Foundation board records |
10 | Food and beverage minimum | Foundation (Club and Spa) | Not published | Not published | Not published | Foundation rules and estoppel certificate |
11 | Village HOA or condominium association fee | Your village or condominium association | Not published by a primary source for any of the 14 condominiums or the roughly 21 village associations | Typically quarterly | Village landscaping, building insurance and reserves (condominiums), village amenities | Each association’s annual budget and estoppel certificate |
12 | Bulk cable | Foundation contract with Comcast | Cost not published; contract documented in a 2017 village packet, 2026 status not published | Not published | Cable TV and related services | Montreux welcome packet, Apr 21, 2017 (association document); Foundation budget |
13 | Solid waste | Collier County, on the tax bill | Non-ad valorem assessment printed on the bill; amount varies by year | Annual | Curbside garbage, recycling and yard waste | |
14 | The Golf Club at Fiddler’s Creek | Developer-affiliated club | Not published | Initiation plus annual dues | The Creek Course and golf clubhouse | Golf Club Membership Plan; developer legal page |
15 | The Tarpon Club | Developer-affiliated club | Not published | Not published | Beach Pavilion on Marco Island, marina preferred rates | Tarpon Club Membership Plan; developer legal page |
16 | Developer marketing fee (some new construction) | Fiddler’s Creek, LLC or affiliate | Not stated; “may be paid by the approved builder or charged to the purchaser” | One time | Not stated | developer legal page; your builder contract |
To say it plainly: as of October 2026, no primary source publishes the following Fiddler’s Creek charges.
The documents that govern each of those numbers are the Foundation’s estoppel certificate (section 720.30851, Florida Statutes), the Fiddler’s Creek and village disclosure summaries (section 720.401), each association’s annual budget, and each club’s Membership Plan. On a live sale, the estoppel certificate is the definitive statement of what is owed and what transfers, and it is issued to the closing agent on request.
The published, verifiable part of the answer is the CDD layer and the property tax. The unpublished part, Foundation dues, the closing buy-in and the village or condominium fee, has to come from the Foundation’s estoppel certificate and the association budgets for the specific home. When we represent a buyer or a seller in Fiddler’s Creek, we request those documents at the start of the transaction rather than relying on a figure someone heard, because the Foundation buy-in alone can change the cash-to-close math.
Using the districts’ FY2027 adopted budgets, here is what the CDD layer alone looks like for four Fiddler’s Creek homes. Foundation, village and optional club charges come on top of these.
Example home | District | FY2027 CDD debt | FY2027 CDD O&M | FY2027 CDD total |
|---|---|---|---|---|
Laguna coach home | CDD #2 | $1,293.03 | $1,797.75 | $3,090.78 |
Lagomar replat patio home (lots 43 to 75) | CDD #2 | $5,032.98 | $1,797.75 | $6,830.73 |
Mulberry Row single-family home (paid off) | CDD #1 | $0 | $1,836.29 | $1,836.29 |
Marsh Cove single-family home | CDD #1 | $5,100.00 | $1,836.29 | $6,936.29 |
Sources: CDD #1 FY2027 adopted budget; CDD #2 FY2027 adopted budget.
Property tax at Fiddler’s Creek is ad valorem: it scales with taxable value. The Florida Department of Revenue’s 2025 Collier millage code summary shows that the 2025 combined rate for unincorporated areas served by Greater Naples Fire Rescue District and Collier Mosquito Control is 10.5058 mills, made up of County General 3.0107, South Florida Water Management District 0.0948, Big Cypress Basin 0.0978, State school 2.0010, local school 2.2480, Collier Mosquito Control 0.1349, Greater Naples Fire Rescue 2.0000, Unincorporated General MSTD 0.6844, Water Pollution Control 0.0246 and Conservation Collier 0.2096. At that rate, every $100,000 of taxable value costs $1,050.58 a year before non-ad valorem charges such as the CDD and solid waste. The exact millage code for a specific parcel is printed on its tax bill.
There are three different “memberships,” and they cost different things:
The Montreux condominium association’s welcome packet of April 21, 2017 states that “Cable TV and related cable company services are provided through a contract between the Fiddler’s Creek Foundation and Comcast.” Whether that contract is still in force in 2026, whether it includes internet and what it costs per home are not published. Trash is Collier County curbside service, billed as a non-ad valorem assessment on the tax bill (Collier County Solid Waste).
That is a judgment each buyer makes, but the trade is clear. In exchange for a stacked set of charges, a Fiddler’s Creek owner gets three gatehouses staffed around the clock with two patrols per shift (CDD #1 minutes, July 22, 2026), a roughly 54,000-square-foot Club and Spa included with Foundation membership (developer About page), CDD-maintained lakes, irrigation and landscaping, and access, by optional membership, to a ranked golf course and a Marco Island beach pavilion. The fees are higher than in a community with one HOA and no club; they are comparable in structure to other Naples communities that bundle a social club into the master association. Our comparison with Treviso Bay, later on this page, puts the layers side by side.
A seller who hands a buyer the CDD line, the Foundation estoppel figure and the village budget in the first week removes the biggest source of renegotiation in Fiddler’s Creek. McGreevy and Comisar assemble that fee package before a listing reaches the market, so buyers price your home on the real carrying cost instead of a guess.
Selling your Fiddler’s Creek home? Get a free Fiddler’s Creek home valuation or call Jesse direct at (239) 898-6072. See also how we sell homes in Naples.
Buying in Fiddler’s Creek? Call Marc at (239) 287-5873 and see how we represent buyers in Naples; we request the estoppel and budget documents up front so your offer reflects the full fee stack.
Fiddler’s Creek has three club layers. The Club and Spa is a Foundation facility that every owner reaches through mandatory Foundation membership. The Golf Club, home of the Arthur Hills Creek Course, and the Tarpon Club, with a Marco Island beach pavilion and an Isles of Capri marina, are separate, optional and developer-affiliated memberships.
This is the single most important structural fact about Fiddler’s Creek amenities, and it is often blurred in marketing and in resale conversations. “Club community” at Fiddler’s Creek does not mean that buying a home buys golf. It means the deed brings Foundation membership and the Club and Spa, and the deed brings only the opportunity to apply for the other two.
Tier | Mandatory? | Who owns the facility (public record) | What it includes | Fees |
|---|---|---|---|---|
The Club and Spa at Fiddler’s Creek | Yes, through Foundation membership | Fiddler’s Creek Foundation, Inc. (12.33-acre parcel at 3470 Club Center Blvd) | About 54,000 sq ft clubhouse, multi-pool complex, fitness and spa, six Har-Tru tennis courts, pickleball, three bocce courts, Caxambas and The Gator Grille | Foundation buy-in ($15,000 in 2010) and dues; current amounts not published |
The Golf Club at Fiddler’s Creek | No, optional | Course land and new golf clubhouse parcel titled to Fiddler’s Creek Golf Club, Inc.; the developer’s legal page describes the Golf Club as owned and operated by developer affiliates | The Arthur Hills Creek Course, new golf clubhouse, practice facility | Not published; Golf Club Membership Plan governs |
The Tarpon Club | No, optional | Developer affiliates; the marina parcel is owned by FCC Beach and Yacht LLC | Beach Pavilion on Marco Island; preferred rates at the Tarpon Club Marina on Isles of Capri | Not published; Tarpon Club Membership Plan governs |
Sources: developer legal page; developer About page; Collier County GIS parcel data; 2013 Collier Circuit complaint; Bankruptcy Docket 314.1, 2010.
The Club and Spa at Fiddler’s Creek sits at 3470 Club Center Boulevard on a 12.33-acre parcel (folio 32432403900) titled to Fiddler’s Creek Foundation Inc., per Collier County GIS parcel data. Three other public records tie it to the Foundation. The Florida DBPR issued liquor license BEV2103395 to “Fiddler’s Creek Foundation Inc” doing business as Club and Spa at Fiddler’s Creek, licensed March 9, 1999. The Foundation held the Florida trademark “The Club & Spa at Fiddler’s Creek” from 2014 to 2019 (Sunbiz trademark record T14000001211). And a 2013 Collier Circuit complaint quotes the Declaration: Foundation membership “is mandatory for homeowners. This membership includes access to the Club and Spa at Fiddler’s Creek” (archived complaint). The Collier Supervisor of Elections also uses the Club and Spa as the polling place for Precinct 159 (VoterFocus precinct summary).
The developer’s About page (read October 2026) lists the Club and Spa facilities:
The same page lists Marsh Pointe Nature Park, with a boardwalk and gazebo, and the 24-hour manned gate and roving patrol among the community amenities. The fitness, racquet and dining sections below go into each facility. Whether any Club and Spa service carries a separate tier fee or a food and beverage minimum is not published; the Foundation’s rules and estoppel certificate govern.
The Club and Spa went through a renovation in the 2025 off-season. On October 22, 2025 the developer reported to CDD #1, per the CDD #1 minutes, that work continued at the Club and Spa, that “The pickleball courts are open,” that Caxambas was closed, and that a new tennis Pro Shop building was under construction. The County’s projects layer shows the matching approved site plan amendment, PL20250006319, “Fiddler’s Creek Club Center, Tennis Facility / Pro Shop” (Collier County CityView projects layer). A completion date and the renovation’s cost, and whether owners were assessed for it, are not published by a primary source.
The Golf Club at Fiddler’s Creek is optional. The developer’s legal page states that the Tarpon Club and the Golf Club “are not Recreational Property or Common Areas” and that their facilities “are privately owned and operated by affiliated companies of the Seller,” and that owning property in Fiddler’s Creek does not entitle an owner to use the club facilities, “but rather an opportunity to join, subject to club approval and the payment of assessments, deposits, fees, and applicable regulations.” The same page reserves the owners’ right to “change, alter, eliminate or cease operation of any or all of these facilities.”
Put plainly: the course land and the golf clubhouse parcel are titled to a 2024 not-for-profit whose Articles provide for Equity Members and whose officers are developer-affiliated, while the developer’s legal page still describes the Golf Club as owned by developer affiliates, and membership is optional either way. No primary source reviewed publishes the Golf Club’s membership categories, initiation, refund terms, dues or any wait list. The Golf Club’s Membership Plan and Bylaws govern those, and a buyer who wants golf should ask for them in writing before closing.
No. Golf is an optional, separate membership. Foundation membership, which is mandatory, includes the Club and Spa but not golf (developer legal page). Many Fiddler’s Creek owners do not join the Golf Club; the club reported about 325 golf members in October 2025, per the Golf Range Association of America profile, against roughly 2,900 homes.
Not in the usual Naples sense of a bundled “golf and country club” where every owner is a golf member. Fiddler’s Creek is a gated, master-planned community with a mandatory social club (the Club and Spa) and an optional private golf club. Buyers comparing it with bundled-golf communities should compare the Foundation layer to their social membership and treat golf as an add-on with its own fees. The next section covers the course.
The Tarpon Club is Fiddler’s Creek’s optional beach and boating club. Per the developer’s About page, “Tarpon Club membership includes beach access at the Beach Pavilion on Marco Island, preferred rates and services on boat storage at The Tarpon Club Marina on the Isles of Capri as well as a wide variety of social events both on and offshore.” Like the Golf Club, it is not a common area and is owned and operated by developer affiliates (developer legal page). The beach and boating section below describes both facilities. Tarpon Club fees and tiers are not published; a 2010 court filing described resort spa privileges as part of the membership, and current developer pages do not mention them, so this page makes no claim about spa privileges today.
BoardRoom magazine named The Club and Spa at Fiddler’s Creek a Distinguished Emerald Club in 2016, as Coastal Breeze News reported on April 15, 2016. It is a dated accolade; no more recent BoardRoom recognition was found.
Fiddler’s Creek golf in Naples means the Creek Course, an Arthur Hills design that opened in 2002 and reopened in December 2024 after a roughly $10 million renovation. Golfweek’s Best 2026 ranked it tied for 80th among U.S. residential courses. Play is through The Golf Club at Fiddler’s Creek, an optional membership managed by Troon Privé.
Arthur Hills designed the Creek Course, which opened in 2002, per Golfweek’s January 9, 2026 residential list. On that list, Golfweek’s Best 2026 ranked the Creek Course tied for 80th among U.S. residential courses, after a tie for 94th in 2025 (Golfweek, Jan 9, 2026). The Golf Club also received a 2024 GRAA Top 50 Private Facility award from the Golf Range Association of America (profile published Oct 2, 2025). Marketing materials for the community describe longer ranking streaks; this page reports only the rankings confirmed on the publisher’s own dated pages.
Per the developer’s golf page (read October 2026, post-renovation card):
Item | Creek Course |
|---|---|
Designer | Arthur Hills |
Opened | 2002 |
Holes and par | 18 holes, par 72 |
Length from the tournament tees | 7,200 yards |
Course rating and slope (tournament tees) | 75.1 and 144 |
Greens | TifEagle bermudagrass |
Tees, fairways and rough | Bimini bermudagrass |
Management | Troon Privé, since October 2021 |
No. The Creek Course is played through The Golf Club at Fiddler’s Creek, a private club with its own optional membership, managed by Troon Privé since October 2021 (Golf Course Industry, Oct 7, 2021). The club’s member portal is login-only. Whether non-residents may join is set by the Golf Club’s Membership Plan, which is not published. Nearby public golf is outside the gates; the community’s internal course is not a daily-fee course.
The course closed for about eight months in 2024 for a roughly $10 million renovation and reopened in December 2024, according to the GRAA profile of October 2, 2025 and the Golf Course Management (GCSAA) December 2025 feature. The work included:
The practice facility is one of the club’s selling points. The developer’s golf page describes Toptracer hitting bays shaded by CoverShots canopies, short-game practice areas and a large putting course, and the GRAA profile describes the grass range with Toptracer Range and a CoverShots canopy. The two sources give different square footages for the putting course, so this page does not publish one.
The developer lists the regular golf calendar on its golf page: nine-and-wine Tuesdays, Saturday couples events, invitationals and tournaments for every skill level. Membership size gives a sense of the scale: the general manager told the GRAA in October 2025 that many of the club’s 325 members head north for the summer.
A second 18-hole course sits inside the Fiddler’s Creek boundary, and it is not part of the Fiddler’s Creek clubs. The Rookery at Marco, at 3433 Club Center Boulevard, is a JW Marriott Marco Island resort-private course. Its September 2025 scorecard lists a Joe Lee original design (1991), a Robert Cupp Jr. redesign (2002) and a Peter Jacobsen and Jim Hardy redesign (2014), with the Black tees at 7,170 yards, rated 75.4 with a slope of 138. Its parcel is owned by MIH Rookery LLC (Collier County GIS parcel data), and membership runs through the resort’s own Members Club at Marco. Fiddler’s Creek residents have no membership link to The Rookery through the Foundation or The Golf Club; anyone who wants to play there joins the resort’s program separately. The 1984 DRI’s “36 holes” figure is the Creek Course plus The Rookery, per the 2018 SWFRPC staff assessment, not two Fiddler’s Creek courses.
Homes on the Creek Course carry golf views. A buyer of a golf-course home should confirm three things: whether the home’s view or lot line changed in the December 2024 rerouting, what the Golf Club’s Membership Plan says about any requirement or right to join tied to a golf-course lot (none is published), and how the lot sits relative to the course’s lakes on the FEMA map, covered in the flood section of this page.
Fiddler’s Creek is not on the water, but beach and boating come through the optional Tarpon Club: a staffed Beach Pavilion on Marco Island’s Gulf beach inside Marco Beach Ocean Resort, and preferred rates at the Tarpon Club Marina on Isles of Capri. Residents who do not join can use county boat ramps and Marco Island public beaches nearby.
Yes, through optional Tarpon Club membership, not through Foundation membership. The developer’s beach page says Tarpon Club membership gives “exclusive beach access at the Beach Pavilion on Marco Island,” with complimentary lounge chairs, umbrellas and towels, food and beverage service, private changing and locker facilities, a casual beach dining bar and valet parking. The Gulf Bay Group places the Beach Pavilion “within Marco Beach Ocean Resort,” where it “houses the award-winning Sale e Pepe restaurant, lounge, outdoor bar, banquet and ballroom facilities,” per Gulf Bay’s real estate page. Sale e Pepe’s address is 480 S Collier Boulevard, Marco Island, per its contact page.
Sale e Pepe is the restaurant inside the Beach Pavilion. Its home page displays the Wine Spectator Best of Award of Excellence for 2006 through 2026 and the AAA Four Diamond award for 2005 through 2023, and announces that it reopens for the season on October 12, 2026. The developer’s cuisine page presents it as the beachfront complement to Caxambas and The Gator Grille at the Club and Spa.
The Tarpon Club Marina is at 250 Capri Boulevard on Isles of Capri, a few miles west of the community. Three sources describe it, and they describe different things:
Owners who do not join the Tarpon Club still have public options close by. Collier County’s Collier Boulevard Boating Park, at 3620 Collier Boulevard, is about 2.5 miles from the community, and the County’s Isles of Capri Paddlecraft Park is about 2.2 miles away, both straight-line from the Main gate, per the Collier County GIS parks layer and the County address points. Rookery Bay National Estuarine Research Reserve, whose mapped boundary lies within 50 meters of the Main gate address point per FDEP’s reserve boundary layer, covers 110,000 acres of protected water and mangrove (Rookery Bay NERR, Who We Are), which makes kayaking and paddling a short trip from home. Some village materials reference a Foundation boat-ramp reservation system; its location and rules are not published.
The Tarpon Club makes the most sense for owners who would otherwise drive to Marco Island beaches several times a week, who want valet, chairs and food service without hauling gear, or who keep a boat in dry storage nearby. Owners who visit the beach occasionally, or who already have a slip elsewhere, may find the public options enough. Because Tarpon Club fees are not published, the decision has to be made against the current Membership Plan.
Selling your Fiddler’s Creek home? Tarpon Club and Golf Club status can matter to buyers, and we document it in the listing package. Get a free Fiddler’s Creek home valuation or call Jesse direct at (239) 898-6072.
Buying in Fiddler’s Creek for the beach and boating? Call Marc at (239) 287-5873, and see how we represent buyers in Naples or our guide to buying a home in Naples.
Tennis and pickleball at Fiddler’s Creek are Club and Spa amenities included with mandatory Foundation membership: six Har-Tru tennis courts with USPTA instruction and USTA league play, and pickleball courts that reopened during the 2025 club renovation, where a new tennis Pro Shop building was also under construction in October 2025.
The developer’s About page lists six Har-Tru tennis courts at the Club and Spa. Har-Tru is a green clay surface. The developer’s racquet sports page (cited here to the developer’s home page) says more than 120 members compete on those courts, with instruction by USPTA-certified professionals and USTA league play. USTA Florida lists the Fiddler’s Creek Club and Spa among its places to play. Developer pages give different counts of how many courts are lit, so this page does not publish a lit-court number.
The developer’s About page (read October 2026) names ten pickleball courts, and that is the developer’s figure. What the public record confirms independently is that pickleball courts at the Club and Spa reopened during the 2025 renovation: the developer told CDD #1 on October 22, 2025 that “The pickleball courts are open” (CDD #1 minutes). No County permit or dated club publication reviewed gives an independent court count. The developer’s racquet page (cited to the developer’s home page) also describes 18 pickleball teams, ranging from 3.0 to 5.0 skill levels, which tells you the game is well organized here.
The County shows an approved site plan amendment, PL20250006319, titled “Fiddler’s Creek Club Center, Tennis Facility / Pro Shop” (Collier County CityView projects layer), and the October 22, 2025 CDD #1 minutes reported a parking section closed “while the new tennis Pro Shop building is under construction” (CDD #1 minutes). A completion date has not been published.
The Club and Spa also has three bocce courts, per the developer’s About page.
Court access comes with the Club and Spa, which comes with mandatory Foundation membership (developer legal page; 2013 Collier Circuit complaint). Whether lessons, clinics, leagues or court reservations carry separate charges, and whether any priority racquet tier exists today, is not published; the Foundation’s rules govern. Club hours are also not published publicly; the member portal is login-only.
Fitness, spa and dining at Fiddler’s Creek center on the roughly 54,000-square-foot Club and Spa, included with mandatory Foundation membership: a fitness center offering nearly 60 weekly classes, a full-service spa, a multi-pool complex, Caxambas for fine dining and The Gator Grille for casual meals. Sale e Pepe on Marco Island serves Tarpon Club members.
The developer’s About page describes a “state-of-the-art fitness facility” at the Club and Spa. Its sports and fitness page (cited here to the developer’s home page) says the club offers nearly 60 weekly fitness classes, including water aerobics, spinning, yoga, Pilates and Tai Chi. The developer’s home page notes that the gym and lap pool are busy at 6 a.m. Fitness center hours are not published publicly; the Club and Spa member portal is login-only.
The full-service spa at the Club and Spa offers facials, wraps and massage, with steam and sauna, per the developer’s sports and fitness page (cited to the developer’s home page). Spa menus, pricing and hours are not published publicly. Spa services are part of the Foundation’s Club and Spa; whether individual treatments carry member charges is set by the club, not published.
The Club and Spa’s pool complex is “resort-style” with “cascading waterfalls and an outdoor whirlpool,” per the developer’s About page, and the developer’s pool scene page describes an expansive lagoon-style pool, daily water aerobics, lap swimming and whirlpools, with The Gator Grille serving poolside. Whether a given village has its own neighborhood pool is set in that village’s declaration; no public record reviewed compiles a village-by-village list.
Two restaurants operate inside the gates at the Club and Spa, and a third serves Tarpon Club members on Marco Island:
Restaurant | Where | Style | Notes |
|---|---|---|---|
Caxambas | Club and Spa clubhouse | Fine dining, special events and tasting menus | Reported closed during the 2025 renovation (CDD #1 minutes, Oct 22, 2025); reopening date not published |
The Gator Grille | Club and Spa, poolside | Casual alfresco | Developer cuisine page |
Sale e Pepe | Beach Pavilion, Marco Beach Ocean Resort, 480 S Collier Blvd, Marco Island | Italian, beachfront | Wine Spectator Best of Award of Excellence 2006 to 2026; AAA Four Diamond 2005 to 2023; reopens for the season Oct 12, 2026 (Sale e Pepe) |
The developer’s About page describes a year-round calendar of wine tastings, sunset dinners, themed happy hours, beach parties, boat excursions, culinary field trips, galas, concerts on the green, art workshops, cooking demonstrations, and family and kids’ events. Seasonality shapes all of it: the Foundation’s own occupancy reports to the CDDs show the community far fuller in January than in June, which the “Living in Fiddler’s Creek” section of this page details.
Because the Club and Spa comes with every deed, it is part of what every Fiddler’s Creek buyer is paying for, whether they golf or not. For sellers, that means the club’s condition and the renovation’s completion are part of the pitch; for buyers, it means asking the Foundation, through the estoppel and disclosure process, whether any assessment tied to the renovation is pending. Neither the renovation’s cost nor any related assessment has been published by a primary source.
Fiddler’s Creek sits in Collier County Hurricane Evacuation Zone A, the first zone ordered out, at every one of 108 address points sampled on Oct 7, 2026. No primary record documents storm surge entering Fiddler’s Creek homes in Irma (2017) or Ian (2022), but both storms cut power, flooded nearby roads and left cleanup work behind.
That two-sentence answer is the honest frame for everything below. Fiddler’s Creek is a low, coastal, lake-and-preserve community on the Rookery Bay side of East Naples. It has not produced a public record of surge inside homes, and it has produced a public record of power loss, sewage overflow, road closures and storm debris. Buyers should hold both facts at once, and sellers should be ready to answer questions about both.
Yes. On Collier County’s own Hurricane Evacuation Zone layer, queried Oct 7, 2026, all 108 Fiddler’s Creek address points we sampled fall in Zone A. The County’s zones run from A through F, and Zone A is the first called when an evacuation order is issued for storm surge. There is no village inside the gates that sits in a later zone on that layer as read Oct 7, 2026.
The decision belongs to Collier County emergency management and to each household, not to the Foundation or to us. The public record is narrow: the County layer above places Fiddler’s Creek in Zone A as of Oct 7, 2026, and Zone A is the first group named in a surge evacuation order. Owners who stay through a storm should know that Fiddler’s Creek Parkway was closed by a water-line blowout during Hurricane Milton (Oct 2024), per the Fiddler’s Creek CDD #2 minutes of Oct 23, 2024, and that one lane of Collier Boulevard above the community was flooded the morning after Ian, per the Marco Eagle Hurricane Ian photo gallery of Sept 30, 2022.
Collier County publishes its Coastal High Hazard Area (CHHA) as a boundary line, not a shaded polygon. On the County’s Coastal High Hazard Area layer read Oct 7, 2026, that line runs east to west north of Fiddler’s Creek, which places the community’s sampled address points on the seaward side of it. We attribute that reading to the County layer; the County’s Growth Management Plan CHHA map is the governing document, and a buyer who needs a formal determination should ask the County for it.
No primary record we found documents storm surge entering Fiddler’s Creek homes in Hurricane Ian (Sept 28, 2022). Here is what the public record does show.
What is not public. Any record of lake-bank failures, tree loss, gate or clubhouse damage, or water inside a specific Fiddler’s Creek home in Ian is not published in a primary source we could reach. The CDD board minutes for October 2022 to September 2023, which would carry those reports, are not linked on the current district sites as of Oct 7, 2026. The FY2023 CDD audits and those archived minutes are the documents that would hold it.
A careful reading: Ian’s nearest measured water level, about 6.4 ft NAVD88, was roughly at typical Fiddler’s Creek ground level and below most surveyed finished floors in the County’s elevation-certificate sample (covered in the flood section below). That is not a statement that no lot or garage took water. It is a statement that no primary source we found says homes flooded, and that the measured numbers are consistent with that.
Irma made landfall in Southwest Florida on Sept 10, 2017. Three primary-source facts tie it to Fiddler’s Creek:
Some third-party websites publish a modeled count of Fiddler’s Creek properties “affected by Irma surge.” No primary record supports a count, so this page gives none.
The Fiddler’s Creek CDD #2 minutes of Oct 23, 2024 are the primary record for the 2024 season. They record:
That last line matters to buyers. Post-storm cleanup on Fiddler’s Creek common areas is a Foundation responsibility under the CDD #2 minutes of Oct 23, 2024, which means the cost runs through the Foundation’s budget, and the Foundation’s budget runs through owners’ assessments. The size of any storm reserve inside that budget is not published; the Foundation’s annual budget and audited financials govern.
The two Community Development Districts. Per Fiddler’s Creek CDD #2’s Required Reporting of Information page (read Oct 7, 2026) and the CDD #1 proposed FY2027 budget, the districts maintain:
The lake-count, design-storm and control-structure details of the stormwater system are not published on the district sites. The South Florida Water Management District Environmental Resource Permit for Fiddler’s Creek is the governing document for that engineering.
Two Collier County rules shape repair and rebuild decisions:
Collier County also notes on its Floodplain Management page (read Oct 7, 2026) that it is a FEMA Category C Repetitive Loss Community, meaning 50 or more unmitigated repetitive-loss properties countywide. Whether any Fiddler’s Creek property is on the repetitive-loss list is not published at the parcel level.
Wind design. The Florida Building Code defines the wind-borne debris region as areas where the ultimate design wind speed is 140 mph or more, per the Florida Building Commission’s ASCE 7-16 wind loads fact sheet. The exact design wind speed for a given Fiddler’s Creek address is not published on this page; the building permit and the ASCE 7 hazard map govern, and a wind-mitigation inspection documents what a specific home has.
Florida’s milestone structural inspection law (s. 553.899, Florida Statutes) and the structural integrity reserve study requirement (s. 718.112(2)(g), Florida Statutes) apply to condominium buildings three or more habitable stories high. Section 718.112(2)(g) says plainly that it “does not apply to buildings less than three stories in height.”
Fiddler’s Creek’s condominiums are two-story coach-home and villa buildings:
A short, document-based checklist:
Of 108 Fiddler’s Creek address points tested against FEMA’s flood map on Oct 7, 2026, 76 sit in Zone AE (69 with a 7 ft NAVD88 base flood elevation, 7 at 8 ft) and 32 in shaded Zone X, with none in Zone VE. Flood status varies village by village, sometimes lot by lot.
The resident shorthand that “nearly all of Fiddler’s Creek is in a high-risk flood zone” and the marketing shorthand that the community is “away from surge risk” are both wrong in the details. The data below is the detail.
We did not rely on a single pin for the whole community. The method, so anyone can repeat it:
All four FIRM panels covering the sample (12021C0612J, 12021C0615J, 12021C0616J and 12021C0620J) carry an effective date of Feb 8, 2024, per FEMA’s FIRM panel layer read Oct 7, 2026. That is Collier County’s countywide coastal remap, described on the County’s Floodplain Management page.
The totals from the 108-point test (FEMA NFHL, Oct 7, 2026):
Effective FEMA zone | Base flood elevation | Points | Share of sample | What it means |
|---|---|---|---|---|
Zone AE | 7 ft NAVD88 | 69 | 64% | Special Flood Hazard Area, 1% annual chance flood; FEMA subtype “coastal floodplain” |
Zone AE | 8 ft NAVD88 | 7 | 6% | Same, with a base flood elevation one foot higher |
Zone X, shaded | none | 32 | 30% | Moderate hazard, 0.2% annual chance flood; outside the Special Flood Hazard Area |
Zone VE | not present | 0 | 0% | No sampled point is in a coastal high-velocity zone |
Zone X, unshaded | not present | 0 | 0% | No sampled point is in the minimal-hazard zone |
About seven in ten sampled addresses are. In the 108-point test of Oct 7, 2026, 76 points (70%) were in Zone AE, which FEMA treats as the high-risk Special Flood Hazard Area, and 32 points (30%) were in shaded Zone X, which is outside it. Whole villages sit entirely in shaded X on the sample: Marengo, Bellagio, Cherry Oaks, Majorca, Mallards Landing, Runaway Bay, Whisper Trace. So “nearly all” overstates it, and “none” would understate it badly.
We sampled 108 address points in 35 village groupings. The roll-up below sorts every grouping by the pattern its points show, and each total is the sum of the rows. Sources: FEMA NFHL layer 28 and layer 3, queried Oct 7, 2026.
Village pattern | Villages (points sampled) | Points | Zone AE, BFE 7 ft | Zone AE, BFE 8 ft | Shaded Zone X |
|---|---|---|---|---|---|
All Zone AE, BFE 7 ft | Dorado 3; Menaggio 3; Mussorie Village 3; Lagomar 3; Carmini Ct block, village not confirmed 2; Varenna 4; Oyster Harbor 6; Isla del Sol 3; Cascada 4; Cardinal Cove 3; Cotton Green 3; Deer Crossing 3; Marsh Cove Phase 1 4; Marsh Cove Phase 2 3; Bent Creek Village 2; Mulberry Row 3; Fiddler’s Creek Parkway frontage 2 | 54 | 54 | 0 | 0 |
All Zone AE, some points at BFE 8 ft | Chiasso 3 (3 AE 8); Laguna 4 (1 AE 7, 3 AE 8); Hawk’s Nest 3 (2 AE 7, 1 AE 8) | 10 | 3 | 7 | 0 |
Mixed: Zone AE (BFE 7 ft) and shaded Zone X | Amaranda 3 (1 AE 7, 2 X); Callista 3 (1 AE 7, 2 X); Millbrook 5 (4 AE 7, 1 X); Serena 5 (2 AE 7, 3 X); Pepper Tree 2 (1 AE 7, 1 X); Mahogany Bend 3 (2 AE 7, 1 X); Montreux 3 (1 AE 7, 2 X) | 24 | 12 | 0 | 12 |
All shaded Zone X | Marengo 3; Bellagio 2; Cherry Oaks 3; Majorca 2; Mallards Landing 3; Runaway Bay 3; Whisper Trace 3; Hyacinth Dr block, village not confirmed 1 | 20 | 0 | 0 | 20 |
All sampled points | 35 village groupings | 108 | 69 | 7 | 32 |
FIRM panel (effective Feb 8, 2024) | Points | Pending 2027 preliminary panel |
|---|---|---|
12021C0612J | 4 | 0612K, zone and BFE unchanged at every point |
12021C0615J | 20 | not revised |
12021C0616J | 45 | 0616K, zone and BFE unchanged at every point |
12021C0620J | 39 | 0620K, zone and BFE unchanged at every point |
All panels | 108 |
Yes, and the history explains why some older homes sit lower than new ones. Elevation certificates on file with Collier County show:
Not at the points we tested. FEMA is running a Physical Map Revision for Collier County (FEMA project 16-04-1501S). Per Collier County’s Aug 19, 2026 announcement on the proposed flood maps and the County’s Floodplain Management page:
A Letter of Map Amendment (LOMA) or Letter of Map Revision based on Fill (LOMR-F) is FEMA’s written determination that a specific structure, lot or part of a lot is above the base flood elevation and is removed from the Special Flood Hazard Area. Lenders use these letters; the map polygons are not redrawn when one is issued.
FEMA’s public LOMA and LOMR-F layer (NFHL layer 34), queried Oct 7, 2026, lists 33 determinations for Fiddler’s Creek villages from 2013 to 2025. The 32 we logged case by case are rolled up below; 4 were “Structure denied.” Multi-lot LOMR-Fs cover Oyster Harbor Phases 1, 2 and 3, Amaranda (lots 1 to 54 and 90 to 106), Dorado (tracts 1 to 5) and Marsh Cove Phase 2.
Village or project | Determinations | LOMA / LOMR-F | Structure denied | Years |
|---|---|---|---|---|
Isla del Sol | 1 | 0 / 1 | 1 | 2013 |
Deer Crossing | 1 | 1 / 0 | 1 | 2014 |
Oyster Harbor | 12 | 0 / 12 | 0 | 2015 to 2025 |
Mallards Landing | 1 | 1 / 0 | 0 | 2016 |
Marsh Cove Phase 2 (incl. replat) | 14 | 0 / 14 | 2 | 2017 to 2025 |
Amaranda | 1 | 0 / 1 | 0 | 2018 |
Dorado | 2 | 0 / 2 | 0 | 2021 to 2023 |
All logged | 32 | 2 / 30 | 4 | 2013 to 2025 |
Source for every row: FEMA NFHL layer 34, queried Oct 7, 2026. The case-by-case log (case number, date, lots and outcome) is held in our research file; FEMA’s public record names no owners.
Collier County holds 1,378 elevation certificates on Fiddler’s Creek street names, per its elevation-certificate layer (read Oct 7, 2026; a few street names also occur outside the community). The certificates are public PDFs on the County’s host (example: a Runaway Lane certificate).
A 49-certificate sample read from that layer shows finished floors (the “top of bottom floor” line) mostly between about 7.0 and 8.7 ft NAVD88, against a BFE of 7, with lowest adjacent grade of about 5.5 to 7.2 ft. Examples by street (house numbers omitted; values from the County certificates, read Oct 7, 2026; some read from scanned forms and worth confirming on the PDF):
Street (village) | Map cited on certificate | Top of bottom floor, ft NAVD88 | Lowest adjacent grade, ft NAVD88 |
|---|---|---|---|
Chiasso Ct (Chiasso) | 0616H, May 16, 2012, AE 7.0 | 7.1 to 7.6 | 6.4 to 6.8 |
Mussorie Ct (Mussorie Village) | not legible | 7.5 to 7.6 | 6.8 to 7.1 |
Lagomar Ct (Lagomar) | not legible | 7.6 | 7.2 |
Campanile Cir (Varenna and Laguna area) | not legible | 7.5 | 6.9 |
Quilcene Ln and Olympia Ln (Oyster Harbor) | LOMR-F 15-04-9243A | 7.7 to 7.8 | 7.0 |
Isla del Sol Way (Isla del Sol) | not legible | 8.0 | 6.6 |
Cascada Way (Cascada) | older form | 7.2 to 8.1 | not shown |
Bellagio Dr (Bellagio) | older form | 8.1 | 6.8 |
Cherry Oaks Trl (Cherry Oaks) | not legible | 6.5 to 7.5 | 5.5 to 6.7 |
Cotton Green Path Dr (Cotton Green) | not legible | 7.2 | 5.8 |
Cotuit Ln (Marsh Cove) | not legible | 7.0 to 7.2 | 6.4 to 6.5 |
Livorno Ln (Marsh Cove Phase 2) | not legible | 7.47 to 7.53 | 6.2 to 6.3 |
Mahogany Bend Dr (Mahogany Bend) | not legible | 8.7 | 7.1 |
Runaway Ln (Runaway Bay) | not legible | 6.6 to 7.7 | 5.7 to 6.9 |
Mallards Way (Mallards Landing) | not legible | 6.9 | 5.8 |
Montreux Ln (Montreux) | older form | 7.80 to 7.86 | not shown |
Deer Crossing Ct (Deer Crossing) | older form | 7.10 to 7.20 | not shown |
Yes, at the County level. Unincorporated Collier County is a Community Rating System Class 5 community, which is worth a 25% discount on eligible National Flood Insurance Program policies, per the Collier County 2026 Flood Protection Newsletter and FEMA’s Community Rating System page. Fiddler’s Creek is in unincorporated Collier County, so eligible NFIP policies there carry that discount. Private flood policies price on their own terms.
Flood zone and elevation certificate are now part of nearly every Fiddler’s Creek negotiation, and the answer differs between Marengo, where every sampled point is shaded X, and Chiasso, where every sampled point is AE 8. In the last 12 months we tracked 189 Fiddler’s Creek closings in the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026), and the homes that move cleanly are the ones whose sellers have the elevation certificate, any LOMR-F and a current wind-mitigation report in hand before the first showing.
Selling your Fiddler’s Creek home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. We will pull your certificate and your lot’s FEMA record before we price.
Buying in Fiddler’s Creek? Call Marc at (239) 287-5873, and see how we represent buyers in Naples, including flood-zone and insurance diligence before you write an offer.
Fiddler’s Creek homeowner, wind and flood premiums are not published by any primary source, so no honest page can quote a typical number. What the record shows: Citizens’ Collier County footprint shrank by about four fifths between 2024 and 2026, most Fiddler’s Creek addresses sit in FEMA Zone AE, and a 25% NFIP discount applies.
Insurance is the line item buyers ask about first and the one least suited to a community-wide answer. The premium on a 2004 Montreux coach home and the premium on a 2022 Oyster Harbor estate home are set by different roofs, different openings, different floor heights and different carriers. This section gives the public facts that frame the quote, and the documents that decide it.
Not published. No primary source publishes typical homeowner, wind or flood premiums for Fiddler’s Creek, and carriers do not publish community-level rates. The figure for a specific home comes from a bound quote, and the documents that drive that quote are:
Citizens Property Insurance Corporation, Florida’s insurer of last resort, has shed most of its Collier County book. From Citizens’ own county reports (Sept 30, 2024 detail by county and Aug 31, 2026 detail by county, indexed on Citizens’ policies-in-force page):
Citizens product, Collier County | Sept 30, 2024 | Aug 31, 2026 | Change |
|---|---|---|---|
Personal residential multiperil (homeowner, condo unit owner and similar) | 9,735 policies | 1,839 policies | down 81% |
Personal residential wind-only | 1,345 policies | 964 policies | down 28% |
Commercial residential wind-only (condominium associations) | 191 policies on 614 buildings | 33 policies on 106 buildings | down 83% by policies |
What that means for a Fiddler’s Creek buyer: most owners and condominium associations are now placed with private carriers, and Citizens is a fallback rather than a default. The carrier mix inside Fiddler’s Creek specifically is not public.
It depends on the zone and the lender. In the 108-point FEMA test of Oct 7, 2026 (see the flood section above, sourced to FEMA NFHL layer 28), 76 of 108 sampled addresses were in Zone AE, the Special Flood Hazard Area. For a home in Zone AE with a federally backed mortgage, lenders generally require flood insurance unless a LOMA or LOMR-F has removed the structure from the Special Flood Hazard Area. For a home in shaded Zone X, flood insurance is usually a choice rather than a lender requirement, and the sampled floor heights in the flood section above are the reason to price it anyway.
They can. Florida law requires insurers to offer discounts, credits or other rate differentials for wind-mitigation features (such as roof shape, roof-to-wall connections and opening protection), per s. 627.0629, Florida Statutes. Those features are documented on the state’s uniform mitigation verification form during a wind-mitigation inspection.
Which Fiddler’s Creek homes have which features is not published. Build year is a rough guide only: the 2026 Florida DOR parcel roll shows Fiddler’s Creek units built in every five-year wave from 1995 to 1999 through 2020 to 2024, so a buyer will see everything from first-generation coach homes to current-code estate homes. A wind-mitigation report on the specific home is the only reliable answer, and it is cheap compared to the premium it can change.
Each condominium association insures its buildings under a master policy; the unit owner insures the interior and contents under a separate unit-owner policy. Three Fiddler’s Creek specifics:
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start every Fiddler’s Creek purchase with that list, because insurance is the item most likely to move a closing date in this community.
Every Fiddler’s Creek address we tested is zoned for Manatee Elementary, Manatee Middle and Lely High for 2026-27. Collier County Public Schools’ own lookup returned that same trio for all 59 county subdivision codes inside the two Fiddler’s Creek CDDs on Oct 7, 2026, with no rezone flagged. Both Manatee schools earned an A for 2025-26.
One assignment, community-wide, for the 2026-27 school year:
Level | Assigned school | Address | Road miles from Fiddler’s Creek (free-flow estimate) |
|---|---|---|---|
Elementary | Manatee Elementary School | 1880 Manatee Rd, Naples 34114 | 3.3 to 3.4 |
Middle | Manatee Middle School | 1920 Manatee Rd, Naples 34114 | 3.3 to 3.4 |
High | Lely High School | 1 Lely High School Blvd, Naples 34113 | 6.4 to 7.8 |
Sources: Collier County Public Schools address lookup, 59 queries on Oct 7, 2026 (school year 2027, meaning 2026-27); school addresses from the Florida Department of Education list of Collier schools; road miles from the OSRM routing service on OpenStreetMap from three sample Fiddler’s Creek addresses (free-flow, no traffic).
From the Florida Department of Education’s 2025-26 school grades file (“as of September 1, 2026”), published on the FLDOE school grades page:
School | 2025-26 grade | Percent of points | 2024-25 | 2023-24 | 2022-23 (baseline) |
|---|---|---|---|---|---|
Manatee Elementary | A | 63% | A | A | B |
Manatee Middle | A | 65% | A | B | B |
Lely High | B | 64% | A | B | B |
Per Lely High School’s About page (read Oct 7, 2026):
Yes, by application. Charter schools in Collier County are public schools of choice, not zoned schools.
Road miles and free-flow minutes are OSRM estimates from three sample Fiddler’s Creek addresses (Montreux, the Parkway near the Main gate, and Oyster Harbor), no traffic, computed Oct 7, 2026. Tuition is not listed here; each school’s own tuition schedule governs.
School | Type and grades | Address | Road miles | Free-flow minutes |
|---|---|---|---|---|
Independent, PK to 12 | 7100 Davis Blvd, Naples 34104 (location page) | 11.0 to 12.3 | 20 to 24 | |
Catholic, PK to 8 | 542 8th Ave S, Naples 34102 (parish page) | 12.1 to 13.5 | 22 to 26 | |
Catholic high school | 3000 53rd St SW, Naples 34116 | 13.6 to 15.0 | 24 to 28 | |
Christian school (grade span: see the school) | 6800 Golden Gate Pkwy, Naples 34105 | 14.0 to 15.4 | 24 to 28 | |
Independent school (grade span: see the school) | 13275 Livingston Rd, Naples 34109 | 18.4 to 19.7 | 28 to 33 |
That is a household judgment, and the public facts that inform it are these: every tested address is zoned to an elementary and a middle school that each earned an A for 2025-26 and sit about 3.3 to 3.4 road miles away; the zoned high school earned a B for 2025-26 and an A for 2024-25 (FLDOE 2025-26 grades); and the developer’s social calendar includes “family and kids’ events,” per the Fiddler’s Creek About page (read Oct 7, 2026). The closest pediatric emergency department is farther away, which the healthcare section below explains.
If you are buying with school-age children, call Marc at (239) 287-5873; we will confirm the address’s school zone with the district and map the drive to each campus before you write an offer, and you can read how we represent buyers in Naples.
The closest hospital and emergency room to Fiddler’s Creek is Physicians Regional Medical Center, Collier Boulevard, a 130-bed hospital with a 24-hour ER about 6.6 to 8.0 road miles from the community. Collier County’s only pediatric and obstetrical receiving hospital, NCH North Naples, is about 23.6 to 25.0 road miles away.
Road miles and free-flow minutes in this section are estimates from the OSRM routing service on OpenStreetMap, computed Oct 7, 2026 from three sample Fiddler’s Creek addresses (Montreux in the center, the Parkway near the Main gate, and Oyster Harbor on the east side), with destinations geocoded by the U.S. Census Geocoder. They assume no traffic and no gate queue, so treat them as floors. In an emergency, call 911.
Physicians Regional Medical Center, Collier Boulevard (8300 Collier Blvd, Naples 34114). Per Physicians Regional’s Collier Boulevard page and its emergency services page (read Oct 7, 2026), it is a 130-bed acute care hospital with a 24-hour emergency room and an emergency department designed for older adults, along with orthopedic, spine, joint, ENT, breast health, wound care and hyperbaric, and outpatient imaging and rehabilitation services. It is about 6.6 to 8.0 road miles and 11 to 15 free-flow minutes from the sample Fiddler’s Creek addresses.
NCH North Naples Hospital (11190 Health Park Blvd, Naples 34110). NCH describes it on its emergency services page as the “only pediatric and obstetrical receiving facility in Collier County,” and its McDonald Pediatric Emergency Department as the county’s only 24-hour pediatric ER. NCH’s 2025 Community Health Needs Assessment lists North Naples at 322 beds. From Fiddler’s Creek it is about 23.6 to 25.0 road miles and 35 to 39 free-flow minutes, the longest healthcare drive on this page. Families should plan for that distance.
Facility | What it is | Address | Road miles | Free-flow minutes |
|---|---|---|---|---|
Physicians Regional, Collier Boulevard | 130-bed hospital, 24-hour ER, older-adult ER | 8300 Collier Blvd, Naples 34114 | 6.6 to 8.0 | 11 to 15 |
NCH Baker Hospital (downtown) | Full hospital ER; 391 beds per NCH’s 2025 CHNA; NCH calls it Collier County’s only comprehensive stroke center | 350 7th St N, Naples 34102 | 12.5 to 13.9 | 23 to 27 |
NCH Emergency Department, Northeast | Freestanding ER, open 24 hours | 15420 Collier Blvd, Naples 34120 | 18.2 to 19.5 | 30 to 35 |
NCH North Naples Hospital | Adult ER, the county’s only 24-hour pediatric ER, obstetrical receiving; 322 beds | 11190 Health Park Blvd, Naples 34110 | 23.6 to 25.0 | 35 to 39 |
Sources: Physicians Regional, Collier Boulevard; NCH emergency services; NCH 2025 Community Health Needs Assessment; NCH Emergency Department, Northeast; all read Oct 7, 2026. Distances: OSRM free-flow, Oct 7, 2026.
Facility | Address | Published hours | Road miles |
|---|---|---|---|
7717 Collier Blvd, Suite 100, Naples 34113 | Monday to Saturday 9 a.m. to 7 p.m.; Sunday 9 a.m. to 4 p.m. | 6.2 to 7.5 | |
40 S Heathwood Dr, Building A, Marco Island 34145 | Daily 8 a.m. to 7:30 p.m. | 6.4 to 9.5 |
Collier County’s EMS station layer (read Oct 7, 2026) puts two stations close to the community:
The Foundation’s own guidance, recorded in the Fiddler’s Creek CDD #1 minutes of July 22, 2026, is that in an emergency residents call 911 first and the Community Patrol second.
Fiddler’s Creek is about 11.9 to 13.2 road miles from Fifth Avenue South in downtown Naples, 7.0 to 10.2 miles from Tigertail Beach on Marco Island and 40.0 to 41.4 miles from Southwest Florida International Airport (RSW), per free-flow OSRM estimates of Oct 7, 2026. Those minutes assume no traffic, so they are floors, not typical times.
Fiddler’s Creek is in unincorporated East Naples, Collier County, Florida, ZIP 34114, on the Gulf side of Southwest Florida between the city of Naples and Marco Island. County address points inside the community carry the municipality “Naples” (unincorporated), and the community is outside the City of Marco Island, per Collier County’s site address points layer (read Oct 7, 2026).
Method, in one paragraph: we routed from three real Fiddler’s Creek address points (3740 Montreux Ln in the center of the community, 8156 Fiddler’s Creek Pkwy near the Main gate, and 3309 Belon Ln in Oyster Harbor on the east side) using the public OSRM routing service on OpenStreetMap, with destinations geocoded by the U.S. Census Geocoder, beach points from Collier County’s parks layer and the I-75 interchange from the County’s road centerline layer, all on Oct 7, 2026. OSRM reports free-flow times: no live or typical traffic, no gate queue, no parking. They are the fastest the trip can reasonably be, so treat every minute figure as a floor. In season, US 41 and Collier Boulevard run well slower; Collier Boulevard between the Walmart driveway and Manatee Road operated at 122.0% of capacity, level of service F, in Collier County’s 2025 Annual Update and Inventory Report (accepted by the County Commission Jan 27, 2026), which the pipeline section covers.
Destination | Road miles | Free-flow minutes (floor) | Notes |
|---|---|---|---|
Fifth Avenue South (500 block), downtown Naples | 11.9 to 13.2 | 21 to 25 | US 41 corridor |
Naples Pier (25 12th Ave S) | 12.9 to 14.2 | 24 to 28 | |
Vanderbilt Beach Park | 20.6 to 22.0 | 36 to 40 | North Naples |
Tigertail Beach Park, Marco Island | 7.0 to 10.2 | 16 to 29 | Via Collier Boulevard; the Main gate side is closest |
South Marco Beach Access | 8.7 to 11.8 | 19 to 32 | |
I-75 Exit 101 (Collier Boulevard) | 10.7 to 12.0 | 18 to 22 | |
Southwest Florida International Airport (RSW) | 40.0 to 41.4 | 52 to 56 | Allow more in season |
Physicians Regional, Collier Boulevard (closest ER) | 6.6 to 8.0 | 11 to 15 | |
NCH Baker Hospital, downtown | 12.5 to 13.9 | 23 to 27 | |
NCH North Naples Hospital | 23.6 to 25.0 | 35 to 39 | Pediatric ER and obstetrics |
Manatee Elementary and Manatee Middle | 3.3 to 3.4 | 7 to 9 | Zoned schools |
Lely High School | 6.4 to 7.8 | 14 to 18 | Zoned school |
About 11.9 to 13.2 road miles to the 500 block of Fifth Avenue South, and 21 to 25 minutes with no traffic (OSRM free-flow, Oct 7, 2026). The route runs northwest on US 41. In season, plan on more. Naples Pier is a mile farther at about 12.9 to 14.2 road miles, 24 to 28 free-flow minutes.
Closer to Marco Island’s beaches than to any Naples beach. Tigertail Beach Park on Marco Island is about 7.0 to 10.2 road miles (16 to 29 free-flow minutes) and South Marco Beach Access about 8.7 to 11.8 road miles (19 to 32 minutes), against 12.9 to 14.2 miles to Naples Pier and 20.6 to 22.0 miles to Vanderbilt Beach (OSRM free-flow, Oct 7, 2026). Which gate you live near matters: from the Parkway side near the Main gate, Tigertail is 7.0 miles; from eastern Oyster Harbor it is 10.2 miles.
About 40.0 to 41.4 road miles to the RSW terminal, 52 to 56 minutes with no traffic, by way of Collier Boulevard and I-75 (OSRM free-flow, Oct 7, 2026). I-75 Exit 101 at Collier Boulevard is about 10.7 to 12.0 road miles from the community (18 to 22 free-flow minutes). For private aviation, the County-run Marco Island Executive Airport at 2005 Mainsail Drive is about 1.7 miles straight-line from the Main gate, per County address points read Oct 7, 2026.
At the Sandpiper gate. Publix #1730, Shoppes at Fiddler’s Creek, 15050 Sandpiper Ln, opened Aug 26, 2021 as a 52,000 square foot store with a drive-thru pharmacy and a Publix Liquors, in the 64,000 square foot Fiddler’s Creek Plaza “at the new eastern entrance into Fiddler’s Creek,” per Gulfshore Business on Aug 26, 2021 and the Publix store page. The plaza broke ground in November 2020, per Shopping Center Business on Nov 13, 2020.
Store | Address | Road miles (OSRM free-flow, Oct 7, 2026) |
|---|---|---|
Publix #1730, Shoppes at Fiddler’s Creek (pharmacy, liquor) | 15050 Sandpiper Ln, Naples 34114 | 1.3 to 5.8 |
6800 Collier Blvd, Naples 34114 | 3.3 to 4.7 | |
12663 Tamiami Trl E, Naples 34113 | 3.5 to 4.9 | |
12780 Tamiami Trl E, Naples 34113 | 3.9 to 5.3 | |
Walmart Supercenter #5055 (pharmacy) | 9885 Collier Blvd, Naples 34114 | 9.7 to 11.1 |
9101 Strada Pl, Naples 34108 | 19.5 to 20.9 | |
10600 Tamiami Trail N, Naples 34108 | 20.4 to 21.8 |
Inside the gates, yes for recreation; for errands, mostly no. The developer describes “endless bike and walking trails and a waterfront gazebo” on its Nature page (read Oct 7, 2026). The CDD #2 board approved decorative pedestrian-crossing signs for the Aviamar and Veneta areas, per the CDD #2 minutes of Feb 28, 2024, and the CDD #2 minutes of July 22, 2026 note open pedestrian and bicycle access points into the community. The Club and Spa, the Publix at the Sandpiper gate and the Rookery Bay Reserve’s edge near the Main gate are the realistic walking or biking destinations; downtown Naples, the beaches, the hospitals and the high school are drives. Total mileage of internal sidewalks and trails is not published; the CDD asset inventory would hold it.
Fiddler’s Creek is gated, with three gatehouses staffed around the clock, but its rules live in layers: the Foundation’s recorded Declaration sets community-wide covenants, and each of the 35 villages adds its own. Foundation-wide leasing rules are not published; one village’s published rules require 30-day minimum leases, three per year.
The practical rule for buyers is simple. Read three documents for any Fiddler’s Creek home: the Foundation’s Declaration, the village’s declaration and rules, and, for a condominium, the condominium documents. Where this section quotes a rule, it names the document it came from. Where a rule is not published, it says so.
Yes. Fiddler’s Creek has three gatehouses: the Main gate at 8250 Fiddler’s Creek Parkway off Collier Boulevard, the Sandpiper gate at 3054 Sandpiper Drive off US 41, and the Championship gate on Championship Drive, per the Montreux at Fiddler’s Creek gate page and Collier County’s site address points (read Oct 7, 2026).
Yes, all three. “Sandpiper, Championship, and the Main gatehouses are operational 24/7. There are two patrols per shift; generally, one in CDD #1 and one in CDD #2,” per the Fiddler’s Creek CDD #1 minutes of July 22, 2026. The CDD #2 minutes of Feb 28, 2024 used the same description. Some older resident materials describe the Championship gate as unmanned; the 2024 to 2026 minutes supersede them.
At 8250 Fiddler’s Creek Parkway, Naples 34114, at the Collier Boulevard (County Road 951) entrance, per the Montreux at Fiddler’s Creek gate page and the County address point for that address (read Oct 7, 2026). Guests are told to navigate to that address rather than to “Fiddler’s Creek,” because GPS routes them to the Championship gate otherwise.
No, and the developer says so. The developer’s representative told the CDD #2 board on July 22, 2026 that “although the roads are not private, access is screened, passes are utilized, and roving patrols can follow vehicles as they enter,” per the CDD #2 minutes of July 22, 2026. The internal roads are maintained and resurfaced by the two Community Development Districts, which are public special districts; CDD #1 milled and resurfaced Fiddler’s Creek Parkway from the Collier Boulevard entrance, per the CDD #2 minutes of Feb 28, 2024. Fiddler’s Creek is gated, with access control layered over CDD-maintained roads.
Two layers. The Foundation runs the gatehouses and a roving Community Patrol with two patrols per shift (CDD #1 minutes of July 22, 2026). The Collier County Sheriff’s Office logs extra patrols inside the community: 58 in September 2025 (CDD #1 minutes of Oct 22, 2025) and 50 in June 2026, along with 19 traffic stops, 14 medical calls and 12 alarm calls that month (CDD #1 minutes of July 22, 2026). A Traffic Control Agreement with the Sheriff took effect Sept 27, 2025 (CDD #1 minutes of Oct 22, 2025).
Yes, subject to the Declaration and to each village’s rules, and that is the core of the “fiddlers creek naples rentals” question. What the public record shows:
That cannot be answered from public documents. The only Fiddler’s Creek village whose leasing rules we could read from the association itself is Montreux, which requires leases of at least 30 days and allows no more than three per calendar year (Montreux welcome packet, Apr 21, 2017). Rules for the other villages, and any Foundation-wide minimum, are in their recorded declarations and are not published in a primary source we could reach. Do not assume one village’s rule applies to another.
Seasonal leasing exists within each village’s limits, and the Foundation’s own seasonality numbers show why the season matters: Foundation-reported average weekly occupancy rose from about 1,664 homes in December 2025 to about 2,210 in January 2026 (CDD #1 minutes of Jan 28, 2026) and fell from 1,315 in May 2026 to 900 in June 2026 (CDD #1 minutes of July 22, 2026). Lease approval, minimum terms and tenant pet rules are set village by village, as above.
The Foundation Declaration’s pet section (Section 8.20), as republished by the Montreux association on its pets page, says:
Again, village by village. Montreux’s rules bar boats, trailers, campers, motor homes, commercial vehicles and pickup trucks (sport utility vehicles excepted) unless the association consents in writing and the vehicle is kept in a fully enclosed structure, and never at the Club and Spa or other common areas, per its welcome packet of Apr 21, 2017. We found no Foundation-run boat or RV storage yard in developer, CDD or village sources. Overnight on-street parking is among the items residents report to the Foundation’s Safety department, per the village’s Who Should I Call page.
Any change to the exterior of a home needs an application to the Fiddler’s Creek Design Review Committee (FCDRC). Per the Montreux welcome packet of Apr 21, 2017:
No recorded document we reviewed designates Fiddler’s Creek as housing for older persons. The developer’s social calendar includes “family and kids’ events,” per the Fiddler’s Creek About page (read Oct 7, 2026), and every Fiddler’s Creek address we tested is zoned to Collier County public schools for 2026-27 (Collier County Public Schools lookup, Oct 7, 2026). Any age restriction would have to appear in the recorded Declaration or a village declaration; check the documents for the specific village.
If you need any of these pulled before you write an offer, call Marc at (239) 287-5873. If you are selling and want your documents organized before the first showing, call Jesse direct at (239) 898-6072.
Fiddler’s Creek is ringed by approved growth: Collier County entitled 750 rental apartments inside the community’s Section 29 in December 2024, though no permits had issued by the County’s August 2025 check, and about 1,300 more approved rental units sit along US 41 East near the Sandpiper gate. Collier Boulevard widening is planned but unfunded before FY2031.
The short version for an owner or a buyer is that the land inside the gates is mostly built, while the land around the gates is filling in fast. The sections below separate what is approved from what is permitted and what is physically under construction, because those three words mean very different things on a County list. Every status below carries the date of the record it comes from.
Collier County tracks committed housing projects on a single Affordable Housing Commitment and Inventory List, and that list uses two status labels that matter here: “Approved” and “Approved-Under Construction.” On the County’s July 1, 2026 inventory list, the Fiddler’s Creek Section 29 row (1150 Auto Ranch Road, 750 total units, 225 affordable, rental) still reads “Approved,” not “Approved-Under Construction.” The same list shows nearby projects such as Cassia Naples and Ekos Creekside already moved to “Approved-Under Construction.” So the plain reading as of July 1, 2026 is: Section 29 is entitled, not permitted and not being built.
Project | Where | Units | Income-restricted | Status and date | Source |
|---|---|---|---|---|---|
Fiddler’s Creek Section 29 | 1150 Auto Ranch Rd, inside the PUD | 750 rental | 225 | Approved; no permits, no construction (Aug 15, 2025 letter); still “Approved” July 1, 2026 | County monitoring letter; July 1, 2026 County list |
Elanto at Naples | 15255 Tamiami Trail E | 309 rental | 31 | Approved (July 1, 2026) | July 1, 2026 County list |
Tamiami 58-Acre MPUD | 15435 Tamiami Trail E | up to 400 | 120 | Approved; compliant per Aug 31, 2026 County letter | |
Cassia Naples (Greystar) | 15061 Tamiami Trail E | 328 rental | 131 | Approved-Under Construction; first units expected Feb 2027 | |
Tamiami Trail Greenway Road MPUD | 11001 Greenway Rd | 300 rental | 90 | Approved (July 1, 2026) | July 1, 2026 County list |
Greenway-Fritchey RPUD | Greenway Rd area | 1,299 owner-occupied | 260 (Habitat for Humanity) | Approved by the BCC, December 2025 (Ord. 2025-67) | |
Ekos Creekside | Collier Blvd at Henderson Creek Dr | 160 rental | 160 | Approved-Under Construction; completion targeted Q2 2027 |
The Section 29 apartments are 750 multifamily rental units that Collier County entitled on December 10, 2024 for a 49.91-acre development area in the far eastern part of the Fiddler’s Creek PUD. According to Collier County Ordinance 2024-51, the development area lies three-quarters of a mile south of US 41 and three-quarters of a mile east of Auto Ranch Road, in Section 29, Township 51 South, Range 27 East. The petitioner was FCC Preserve, LLC, a developer-side entity.
The Board of County Commissioners approved three companion items on December 10, 2024, and they are easy to confuse. The County’s hearing notice for Dec 10, 2024 lists them as a small-scale Growth Management Plan amendment, a Development of Regional Impact development order amendment and a PUD amendment.
Item | Record | What it does | Source |
|---|---|---|---|
Growth Management Plan amendment | Ordinance 2024-51 | Creates the “Fiddler’s Creek Section 29 Development Area”: 750 units on 49.91 acres; filed with the Secretary of State Dec 16, 2024 | Ordinance 2024-51 |
PUD amendment | Ordinance 2024-52 | Raises the PUD unit cap from 6,000 to 6,750 by adding 750 multifamily rental units confined to Section 29 | Dec 10, 2024 hearing notice; County monitoring letter |
DRI development order amendment | Resolution number not found in the records reviewed | Companion change to the Marco Shores DRI development order | Dec 10, 2024 hearing notice |
The Dec 10, 2024 hearing notice describes the Marco Shores/Fiddler’s Creek PUD as 3,932 acres east of Collier Boulevard and south of US 41. It keeps 6,000 units as the cap outside Section 29 and raises the total to 6,750 by adding the 750 rental units confined to Section 29.
One naming trap matters here. County GIS draws Esplanade by the Islands, a separate Taylor Morrison community outside the Fiddler’s Creek gates, inside the same PUD polygon (Collier County GIS PUD layer). Esplanade’s ongoing phases are not Fiddler’s Creek construction, and none of its parcels count toward Fiddler’s Creek totals on this page. Our Esplanade by the Islands page covers that community on its own terms.
The Collier County Planning Commission heard the plan amendment on April 18, May 2 and July 18, 2024 and “recommended denial of said amendment,” according to the recitals in Ordinance 2024-51. The Board of County Commissioners then approved the package unanimously on December 10, 2024, as the Collier Clerk of Courts reported in January 2025.
Here is the record, in date order:
Date | Record | What it says | Source |
|---|---|---|---|
Dec 10, 2024 | BCC adoption | 750 rental units entitled; three companion items approved | Collier Clerk |
Aug 15, 2025 | County PUD monitoring letter (Ord. 24-51 and 24-52) | Construction “has not yet commenced, and no permits have been issued” | Monitoring letter |
Jan 14, 2026 | County affordable-housing inventory | 225 of 750 units, Ord. 2024-52, “Approved” | |
July 1, 2026 | County affordable-housing inventory | Still “Approved,” not “Approved-Under Construction” | July 1, 2026 list |
Oct 7, 2026 | County monitoring-results page | The August 2025 letter is the latest Fiddler’s Creek monitoring letter posted |
County zoning is only one gate. The Section 29 land carries federal history: the Marco Island Sun Times reported on Jan 3, 2025 that the housing will require state and federal permits, including from the Army Corps of Engineers, and that the U.S. Fish and Wildlife Service would have to agree to release the land from its protected status through a new review process that “could take years.” The same report quotes Audubon’s policy director saying in January 2025 that no permit applications had been filed.
Three challenges show up in the public record, and none of them is resolved in a document we could find:
The Coastal Breeze News update of Sept 18, 2025 describes the Section 29 land as former pasture now estimated at 88% wetland coverage, once identified by the U.S. Fish and Wildlife Service as a potential panther mitigation area, and reports that Section 29 lies within the County’s Coastal High Hazard Area. The Marco Island Sun Times, Sept 20, 2023 notes the land was previously cleared and farmed and that a golf course was once considered there.
The PUD amendment did more than add Section 29. The Dec 10, 2024 hearing notice lists these companion changes:
The Marco Island Sun Times, Apr 22, 2024 described Estancia and eastern Oyster Harbor, 804 acres, as planned for up to 1,650 homes, a golf course and commercial uses including a grocery store. No plat, permit or construction for Estancia appeared in the records reviewed for this page, so its build status in 2026 is not documented. The Collier plat index and the County Projects layer would show it first.
Inside Fiddler’s Creek, the visible construction in 2026 falls into four buckets:
The densest cluster of approvals sits on US 41 East near the Sandpiper gate, the community’s commercial and construction entrance. CDD #2’s own minutes of July 22, 2026 record luxury rental apartments being built across US 41 at the Sandpiper entrance (CDD #2 minutes, July 22, 2026).
Elanto at Naples (309 units, 31 affordable). Approved under Ordinance 2024-31 at 15255 Tamiami Trail East, with a site plan under County review (Jan 14, 2026 County list; County Projects layer).
Greenway-Fritchey is the largest owner-occupied project in the corridor. The Gulfshore Business report of Dec 11, 2025 says Collier commissioners approved 1,299 homes, and the County inventory counts 260 of them as Habitat for Humanity affordable homes (July 1, 2026 County list). The Planning Commission backed the plan in October 2025, and the developer committed to Greenway Road and US 41 intersection improvements (Gulfshore Business, Oct 16, 2025).
Ekos Creekside. A 160-unit affordable building of seven stories on Collier Boulevard at Henderson Creek Drive, on County-acquired land, with completion targeted for the second quarter of 2027 (Marco Island Sun Times, Oct 14, 2025). The County’s July 1, 2026 list shows it under construction.
Summerlit by Mattamy Homes. The Roost Road RPUD (Ordinance 2023-36) is building condominiums and single-family homes near Manatee Road, northwest of the community; its plats and site plans appear on the County Projects layer and the PUD on the County GIS PUD layer.
A developer affiliate is also building out the Isles of Capri waterfront. The Isles of Capri MPUD, held by FCC Beach and Yacht LLC, was approved on January 10, 2023 for 80 condominiums in three 122-foot towers and 64 wet slips (Gulfshore Business, Jan 13, 2023; Naples Daily News, Jan 11, 2023), and the County found it compliant in a Feb 6, 2026 monitoring letter. A separate site plan amendment titled “Tarpon Club Marina North and Restaurant Facility” (PL20240012331) was listed as under review on the County Projects layer. The Tarpon Club Marina is where Tarpon Club members get preferred slip rates, so this is the project to watch for boaters.
Collier Boulevard (SR 951) south of US 41 is the binding constraint for anyone leaving the Main gate toward Naples. The County’s 2025 Annual Update and Inventory Report (BCC Jan 27, 2026) rates the segment from the Walmart driveway to Manatee Road at 122.0% of capacity, level of service F, and notes that the FDOT six-lane improvement was funded for right-of-way in FY2021 while construction is not funded. The prior year’s 2024 AUIR (Aug 23, 2024) had shown that segment at 126.2% and described construction as funded in FY2028; the later report supersedes it.
Road item | What it is | Timing and cost | Source |
|---|---|---|---|
Collier Blvd widening, south of Manatee Rd to north of Tower Rd | Four to six lanes along the Fiddler’s Creek frontage; LRTP Map ID 12 | Cost-feasible in FY2031 to FY2035; $21.64 million year-of-expenditure | |
SR 951 south of US 41 in the five-year program | Capacity projects | None in the adopted FY2027 to FY2031 TIP | |
US 41 widening, Greenway Rd to 6 L Farm Rd | Two to four lanes; LRTP Map ID 67 | In the LRTP cost-feasible table | 2050 LRTP |
US 41 overpass over Collier Blvd | Grade separation | Unfunded needs table | 2050 LRTP |
I-75 at SR 951 (Exit 101) | Interchange rebuild | In construction |
Three practical points come out of these records.
We follow these filings for our clients. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead the Domain Realty Group team, and in the last 12 months we tracked 189 Fiddler’s Creek closings in the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026), so we can show a seller how buyers are pricing in the pipeline. Thinking of selling? Call Jesse direct at (239) 898-6072, or learn how we sell homes in Naples. Buying and weighing the pipeline? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Fiddler’s Creek and Treviso Bay are both gated golf communities in East Naples zoned to the same middle and high school, but they are built differently. Fiddler’s Creek is larger, with about 2,900 homes, optional golf and a beach club on Marco Island; Treviso Bay is smaller, with published master fees, golf tied to certain parcels and four-story condominium buildings.
Buyers who shortlist Fiddler’s Creek almost always tour Treviso Bay too. The two sit a short drive apart, share a public school feeder pattern and both carry a Community Development District on the tax bill. The differences are in scale, club structure, what is published about fees, building height and flood mapping. Every Treviso Bay figure below comes from a Treviso Bay primary document (the master association’s fee sheet, the Wentworth Estates CDD budget, the County PUD list, FEMA, the school district) or from the Southwest Florida MLS; our Treviso Bay neighborhood page carries the full detail.
Decision factor | Fiddler’s Creek | Treviso Bay |
|---|---|---|
Scale | About 2,900 homes and condominiums: 2,901 improved residential parcels plus 113 vacant lots on the 2026 roll (Florida DOR 2026 roll) | 1,450 units entitled under the Wentworth Estates PUD (Collier PUD Master List, June 11, 2026); 1,432 residential units assessed by its CDD (Wentworth Estates CDD FY2027 budget) |
12-month closings | 189 closings, median $770,000, range $250,000 to $3,900,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026) | 78 closings, median $550,000, range $372,500 to $3,100,000 (Southwest Florida MLS, closed sales July 29, 2025 to July 29, 2026) |
Master or Foundation fee | Mandatory Foundation membership; quarterly dues not published by a primary source (the Foundation estoppel certificate governs) (developer legal page) | Master Association $7,420 per year in 2026 (2026 Annual Fee Sheet, May 11, 2026) |
Closing contribution | $15,000 Capital Acquisition Assessment in 2010 court filings; current amount not published (Bankruptcy Docket 314.1, Aug 10, 2010) | $7,500 master capital contribution plus $7,500 golf club capital contribution at resale closing (2026 Annual Fee Sheet) |
CDD operations and maintenance | CDD #1 $1,836.29 and CDD #2 $1,797.75 per unit, FY2027 (CDD #1 FY2027 budget; CDD #2 FY2027 budget) | $1,499.21 per residential unit, FY2027 (Wentworth Estates CDD FY2027 budget) |
CDD debt | Paid off in every CDD #1 village except Marsh Cove; CDD #2 debt varies by village (see the fee stack above) | $789.62 (four-story condominium) to $3,606.25 (150-foot lot) per year; final principal payment May 1, 2037 (FY2027 budget) |
Golf | Optional membership in The Golf Club at Fiddler’s Creek; Creek Course ranked tied for 80th among U.S. residential courses (Golfweek’s Best 2026, Jan 9, 2026) | 18 holes (Collier PUD Master List); Golf Association assessment $5,350 per year on parcels that carry golf (2026 Annual Fee Sheet) |
Food and beverage minimum | Not published by a primary source | $750 per year (2026 Annual Fee Sheet) |
Beach and boating | Optional Tarpon Club: Beach Pavilion on Marco Island and preferred rates at the Tarpon Club Marina (developer beach page; developer yachting page) | No marina of its own; see our Treviso Bay page |
Condominium height | Two-story coach-home and villa buildings; none on the County’s milestone list (County MilestoneMap) | 599 units assessed as four-story condominiums (Wentworth Estates CDD FY2027 budget) |
FEMA flood zones | 108 sampled points: 69 Zone AE (BFE 7 ft), 7 Zone AE (BFE 8 ft), 32 shaded Zone X, none VE (FEMA NFHL, queried Oct 7, 2026) | 113 sampled points: 64.6% Zone AE (BFE 8 ft), 17.7% Zone AE (BFE 7 ft), 16.8% shaded Zone X, one unshaded X; panel 12021C0603J effective Feb 8, 2024 (FEMA NFHL) |
Hurricane evacuation | Every sampled point in Collier Evacuation Zone A (County evacuation zone layer) | Every sampled point in Zone A (Florida Know Your Zone) |
Zoned schools, 2026-27 | Manatee Elementary, Manatee Middle, Lely High (district address lookup) | Manatee Elementary, Manatee Middle, Lely High (district address lookup, Corso Bello Dr) |
Leasing | Foundation-wide minimums not published; Montreux, for one, allows leases of at least 30 days, three per year (Montreux welcome packet, 2017); the Declaration and each village’s documents govern | Tenant membership transfers run a minimum of 30 days, four times a year (2026 Annual Fee Sheet) |
Fiddler’s Creek is organized as 35 villages with their own associations, from villa condominiums to custom estates, inside a 3,932-acre PUD described in the County’s Dec 10, 2024 hearing notice. In the 12 months to October 13, 2026, Fiddler’s Creek sales ran from $250,000 to $3,900,000 across 35 MLS subdivision names (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The practical difference: Fiddler’s Creek has a deeper bench of single-family estate villages such as Marsh Cove, Isla del Sol and Oyster Harbor, while a larger share of Treviso Bay’s stock is condominium.
A complete side-by-side carrying-cost number cannot be built from public records for Fiddler’s Creek, and we will not invent one. Here is what each layer looks like:
Fiddler’s Creek. Mandatory Foundation membership includes the Club and Spa, which the developer describes as an approximately 54,000 square foot clubhouse with a resort-style pool complex, fitness facility and full-service spa, six Har-Tru tennis courts, pickleball courts, bocce and two restaurants (developer About page). Golf at the Arthur Hills Creek Course is an optional, separate membership, and the Tarpon Club adds a Marco Island beach pavilion and marina access as another optional layer (developer beach page). The Golf Club reported 325 golf members in October 2025 (GRAA facility profile, Oct 2, 2025).
Treviso Bay. The master fee sheet carries a $750 food and beverage minimum, and golf is billed through the Golf Association on parcels that carry it (2026 Annual Fee Sheet). The County lists 18 holes in the PUD (Collier PUD Master List). Our Treviso Bay page explains which parcels carry golf and how that allocation works.
Lely Resort. Lely Resort is a multi-course community with its own club structure; our Lely Resort page lays out which courses are public and which require a club membership.
This is a real difference for condominium buyers. Florida’s milestone inspection law and structural integrity reserve study requirement reach buildings of three or more habitable stories (s. 553.899, Florida Statutes; s. 718.112, Florida Statutes). Fiddler’s Creek condominiums are two-story coach-home and villa buildings, and no Fiddler’s Creek building appears among the buildings on the County’s milestone-inspection map. Treviso Bay’s CDD budget assesses 599 units as four-story condominiums (Wentworth Estates CDD FY2027 budget), so a buyer there should ask the condominium association for its milestone and reserve-study status. In either community, confirm the story count per building in the condominium documents.
Both communities sit in Collier Evacuation Zone A at every sampled point, so both are ordered out first when a hurricane approaches (County evacuation zone layer; Florida Know Your Zone). The flood maps differ. Of 108 sampled Fiddler’s Creek address points, 69 fall in Zone AE with a base flood elevation of 7 feet, 7 in Zone AE at 8 feet and 32 in shaded Zone X (FEMA NFHL, queried Oct 7, 2026). Of 113 sampled Treviso Bay points, 64.6% fall in Zone AE at 8 feet, 17.7% in Zone AE at 7 feet and 16.8% in shaded Zone X (FEMA NFHL). Flood insurance is priced per property, so the lot-level zone and an elevation certificate matter more than the community average in either place.
Families comparing Lely Resort with Fiddler’s Creek will find that the school difference is at the elementary level. Every Fiddler’s Creek address the district checked is zoned to Manatee Elementary, Manatee Middle and Lely High for 2026-27 (district address lookup), and FLDOE graded Manatee Elementary A, Manatee Middle A and Lely High B for 2025-26 (FLDOE 2025-26 school grades). A Lely Resort address we checked on Grand Lely Drive is zoned to Lely Elementary, with the same Manatee Middle and Lely High (district address lookup, Grand Lely Dr). Zoning is set by address, so confirm any specific home with the district.
Naples Reserve is the other gated East Naples community that comes up in these searches. Addresses on Naples Reserve Boulevard are zoned to the same Manatee Elementary, Manatee Middle and Lely High as Fiddler’s Creek for 2026-27 (district address lookup, Naples Reserve Blvd). Our Naples Reserve page documents, from the County’s ordinance record and the community’s CDD budget, a lake-centered design with no golf course, and it covers that community’s CDD, association and builders in detail. Buyers who want a newer single-family home without a golf decision often tour it alongside Fiddler’s Creek and Treviso Bay.
Choose Fiddler’s Creek if you:
Choose Treviso Bay if you:
Picking between these communities is as much about the agent as the address. Our guide to the best real estate agents in Naples explains what to look for in someone who works both gates. If you own in Fiddler’s Creek and are weighing a move to Treviso Bay, or the reverse, call Jesse direct at (239) 898-6072 to price the sale first. Buyers can call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Fiddler’s Creek offers 24-hour gated security, a Foundation Club and Spa included through mandatory membership, a nationally ranked golf course, Marco Island beach access through the Tarpon Club and A-rated elementary and middle schools. The trade-offs are developer control of the Foundation, CDD debt in some villages, unpublished Foundation fees, AE flood zones and nearby growth.
Every item below is tied to a public record, so you can check it yourself. Whether an item is a pro or a con depends on how you live: a quiet summer is a pro for some owners and a con for others.
Gated, staffed and patrolled around the clock. All three gatehouses (Main, Championship and Sandpiper) “are operational 24/7,” with two patrols per shift, according to CDD #1 minutes of July 22, 2026. The roads themselves are not private; the developer’s representative told CDD #2 that “although the roads are not private, access is screened, passes are utilized, and roving patrols can follow vehicles as they enter” (CDD #2 minutes, July 22, 2026).
The developer still controls the Foundation. The Foundation’s officers and directors are developer personnel and the developer’s outside counsel, and its August 17, 2026 Articles of Amendment changed directors only (Sunbiz, Fiddler’s Creek Foundation). No turnover to resident control is documented. Florida’s HOA turnover statute gives non-developer members a board majority three months after 90% of parcels are conveyed, among other triggers (s. 720.307, Florida Statutes).
Foundation fees are not published. The $15,000 Capital Acquisition Assessment appears in 2010 court filings (Bankruptcy Docket 314.1), but the current amount, quarterly dues and any special assessment are not published by a primary source. You learn them from the estoppel certificate and disclosure summary during the contract.
When people warn others off Fiddler’s Creek, the documented issues behind it are the ones above: traffic on Collier Boulevard, the Section 29 apartment fight, developer control and the community’s financial history. That history is real and dated. Fiddler’s Creek, LLC and 27 related entities filed Chapter 11 on February 23, 2010; the plan was confirmed August 29, 2011 and the case closed in December 2013 (2019 CDD #2 Official Statement). In 2009 two Fiddler’s Creek districts had defaulted on a combined $135 million of bonds (Business Observer, Sept 24, 2009). Today, both districts’ FY2025 audits report compliance with their bond indentures (CDD #1 FY2025 audit; CDD #2 FY2025 audit). Read that as history, with the current audits as the present-day check.
Yes, in parts of the community. New homes are still being built in Oyster Harbor, Dorado, Callista II and Hidden Cove, which the developer markets in 2026 (developer home page); Dorado had 32 units declared with the state of a planned 26 fourplex buildings (DBPR condominium roster, Oct 3, 2026; developer’s Dorado page). The Club Center tennis facility and pro shop is an approved County site plan (County Projects layer). Commercial and construction vehicles are routed through the Sandpiper gate (CDD #2 minutes, Feb 28, 2024). Across US 41, CDD #2 recorded rental apartments being built at the Sandpiper entrance (CDD #2 minutes, July 22, 2026). Older, built-out villages such as Whisper Trace, Deer Crossing and Bent Creek Village are far from the active lots. If quiet matters, ask us which streets back onto open homesites.
Fiddler’s Creek has 35 villages with their own associations, 34 of them with a recorded sale in the Southwest Florida MLS in the last 12 months. Two newer sections, Hidden Cove and Callista II, have no recorded plat, association or closing of their own yet. Each village’s product, association, CDD line and 12-month sales sit in its own section under Villages above, and the market roll-up groups them by tier.
Each village below crosses at least one line that changes what an owner pays or signs: its own association, its own product type, its own CDD assessment group or, for condominiums, its own declaration. Product and association come from the Florida DBPR condominium roster (updated Oct 3, 2026) and Florida Division of Corporations filings; 12-month sales are Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, with a village median stated only where the window held 10 or more sales and a longer window named where we use one. In the last 12 months we tracked every one of these closings.
Hidden Cove and Callista II come from the developer’s 2026 offerings. Until a plat and association are recorded for Hidden Cove there is no separate record to read it from, and Callista II sales are read with Callista until the first one records.
A dedicated neighborhood page is coming for each of these villages, with its own market snapshot and its association details: Marsh Cove, Oyster Harbor, Varenna, Millbrook, Cherry Oaks, Laguna, Hawk’s Nest, Cascada, Amaranda, Serena, Montreux, Deer Crossing, Chiasso, Mussorie Village, Sonoma, Runaway Bay, Mulberry Row, Dorado at Fiddler’s Creek, Mallards Landing, Amador, Cranberry Crossing, Cotton Green, Whisper Trace, Isla del Sol, Lagomar, Callista, Mahogany Bend, Majorca, Pepper Tree, Sauvignon, Bellagio, Menaggio, Marengo, Bent Creek Village and Cardinal Cove.
Bent Creek Village is a Fiddler’s Creek village; Bent Creek Preserve is a different Naples community. And Esplanade by the Islands, which County GIS draws inside the same PUD polygon (Collier County GIS PUD layer), is a separate Taylor Morrison community outside the Fiddler’s Creek gates with its own Esplanade by the Islands neighborhood page. Sonoma Boulevard and Cranberry Court addresses fall in a neighboring PUD on the County zoning layer, so they belong to a different development than the Sonoma and Cranberry Crossing villages; check the legal description on any listing.
Own a home in one of these villages and want to know what it would sell for? Get a free home valuation or call Jesse direct at (239) 898-6072. Shopping a specific village? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Selling a home in Fiddler’s Creek means pricing against 189 closed sales and a $770,000 median in the last 12 months (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), then walking a buyer through two CDDs, a mandatory Foundation and optional clubs. McGreevy and Comisar have done that work in Naples since 2008.
If you’re searching for the best Fiddler’s Creek listing agent, or thinking, ‘I need to sell my house in Fiddler’s Creek’… you are deciding who will explain a fairly complicated community to the buyer who pays the most for your home. A Fiddler’s Creek buyer is not only buying a house or a coach home. That buyer is also inheriting a place in one of two Community Development Districts, a mandatory membership in the Fiddler’s Creek Foundation, a village or condominium association, a FEMA flood zone that changes from street to street, and the option (never the obligation) to join The Golf Club or The Tarpon Club. The listing agent who can answer each of those questions with the primary record in hand is the agent who keeps a buyer from walking away at the inspection or estoppel stage.
Jesse McGreevy has been in the business since 2004, and the McGreevy and Comisar team has been Top 1% nationally since 2008. Their career honors:
In the last 12 months we tracked 189 Fiddler’s Creek closings in the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026): 180 standard sales and 9 recorded as S SDE, with a median sold price of $770,000, a range of $250,000 to $3,900,000 and a sold volume of $205,175,925 across 35 village names in the MLS. Days on market averaged 110 (median 74) and the sale-to-list ratio (sold price over final list price) averaged 94.7%. The S SDE rows are real recorded sales; they count in the closing count and the median, and they are excluded only from sale-to-list and days-on-market math.
McGreevy and Comisar is a top-reviewed Fiddler’s Creek realtor, and every quote below is a five-star review on our Google Business Profile.
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Start with a free Fiddler’s Creek home valuation. It gives you a fast, data-based starting range. We then refine it by hand with your village’s closed sales, your CDD line from the Fiddler’s Creek CDD #1 FY2027 adopted budget or the Fiddler’s Creek CDD #2 FY2027 adopted budget, your lot’s flood zone on the FEMA National Flood Hazard Layer, and the condition and view of your home.
(239) 898-6072, text or call. Confidential conversations welcome.
Call Jesse direct at (239) 898-6072 if you would rather talk first. For the full picture of how we sell homes across the county, see how we sell homes in Naples.
Buying in Fiddler’s Creek instead? Call Marc at (239) 287-5873 for a buyer consultation, and see how we represent buyers in Naples.
Your Fiddler’s Creek home is worth what a qualified buyer will pay after reading the same records we read: your village’s recent closed sales, your CDD assessment, your flood zone and the Foundation’s estoppel figures. The community-wide median was $770,000 on 189 closed sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), but that number blends $250,000 villas with $3,900,000 estates, so it says little about a single home. Request a free valuation for your Fiddler’s Creek home or call Jesse direct at (239) 898-6072.
The timing answer in Fiddler’s Creek is partly seasonal and partly about your own CDD and village situation. Seasonally, the community fills up in winter: the Foundation reported average weekly occupancy of about 1,664 homes in December 2025 and about 2,210 in January 2026, falling from 1,315 in May 2026 to 900 in June 2026 (Fiddler’s Creek CDD #1 minutes, Jan 28, 2026; CDD #1 minutes, July 22, 2026). On October 13, 2026 there were 77 active listings and 17 pending, about 4.9 months of supply, and homes that sold in the last 12 months averaged 110 days on market (median 74). Whether now is right for you also depends on things only your file shows, such as whether your village still carries CDD debt and whether a renovation or roof is due. We will lay those out in a confidential conversation: (239) 898-6072.
The best realtor for a Fiddler’s Creek sale is the one who can document every layer a buyer will ask about and who has the marketing reach to find the buyer who values your specific village. Compare our approach with other Naples teams on our guide to the best real estate agents in Naples, then call Jesse direct at (239) 898-6072.
No primary source publishes the current refund terms, so the honest answer is that your Foundation documents decide it. The one primary record that states an amount is the 2010 bankruptcy-court sale filing, which describes “a Capital Acquisition Assessment for membership to The Club & Spa at Fiddler’s Creek in the amount of $15,000.00” paid to the Fiddler’s Creek Foundation at closing (U.S. Bankruptcy Court M.D. Fla., In re Fiddler’s Creek, LLC, Docket 314.1, Aug 10, 2010).
No. In Fiddler’s Creek the CDD debt assessment runs with the land and is collected on the annual property tax bill, so a seller is not required to prepay it; the remaining annual installments simply continue for the next owner unless the contract says otherwise. Each district’s adopted budget prints the remaining principal by village. For example, the CDD #1 FY2027 adopted budget shows Marsh Cove Phase 1 principal of $22,849.03 after the FY2027 payment with eight years remaining, and the CDD #2 FY2027 adopted budget shows $30,752.48 remaining on a Lagomar replat lot after the FY2027 payment.
In Collier County the buyer customarily pays for the owner’s title insurance policy, so it is not a standard seller cost on a Fiddler’s Creek sale. The purchase contract controls, so read the title clause before you sign. We walk every Fiddler’s Creek seller through a net sheet that separates the customary seller costs from the items that depend on negotiation, and we never list the owner’s title policy as a seller cost unless your contract assigns it to you.
Fiddler’s Creek is a gated golf community of about 2,900 homes and condominiums in East Naples, ZIP 34114, governed by a developer-run Foundation and two Community Development Districts. These answers cover addresses, fees, clubs, safety, storms, rentals and daily life, each tied to the primary record that governs it and dated.
Fiddler’s Creek has no single street address because it is a community of 35 villages, but it has three gated entrances. The Main gate is at 8250 Fiddler’s Creek Parkway off Collier Boulevard (CR 951); the Sandpiper gate is at 3054 Sandpiper Drive off US 41 (Tamiami Trail East); and the Championship gate is on Championship Drive (Montreux at Fiddler’s Creek, “The Gate”; Collier County GIS Site Address Points; CDD #1 minutes, July 22, 2026).
The Fiddler’s Creek ZIP code is 34114. County address points inside the gates carry the municipality “Naples,” and the community sits in unincorporated East Naples, Collier County, outside the City of Marco Island (Collier County GIS Site Address Points, read Oct 7, 2026). That matters for taxes and services: Fiddler’s Creek homes pay unincorporated Collier County millage, not Marco Island city millage, and use the Collier County Sheriff’s Office for law enforcement.
There is no official interactive community map published by a public agency under the Fiddler’s Creek name, but three public layers let you see the community’s shape. Collier County’s Community Development Districts GIS layer draws the two CDD boundaries (Fiddler’s Creek #1 and #2), which are the best public definition of “inside Fiddler’s Creek.” The County’s Parcels layer shows each lot, and the Collier County DFIRM 2024 viewer overlays FEMA flood zones.
No to both, although both names cause confusion. Bent Creek Village is one of the 35 villages inside Fiddler’s Creek; Bent Creek Preserve is a different Naples community with no connection to it (Sunbiz list, “Bent Creek Village”). Marco Shores is the name of the regional development approval: Fiddler’s Creek is the “Unit 30” portion of the Marco Shores Development of Regional Impact, Development Order 84-3, approved by the Collier Board of County Commissioners on June 12, 1984 (Southwest Florida Regional Planning Council staff assessment, Feb 15, 2018).
Fiddler’s Creek has more layered access control than most Naples communities, and the public record describes it in detail. All three gatehouses (Main, Championship and Sandpiper) “are operational 24/7,” with two patrols per shift, according to the CDD #1 minutes of July 22, 2026. The same minutes report that the Collier County Sheriff’s Office logged 50 extra patrols inside the community in June 2026.
The quarterly Fiddler’s Creek Foundation dues are not published by any primary public source in 2026, so any single quarterly figure you see online is unverified. The Foundation’s figures appear in two documents a buyer receives in a real transaction: the disclosure summary required by s. 720.401, Florida Statutes and the estoppel certificate under s. 720.30851, Florida Statutes. Village and condominium association fees are also set by each association’s own budget and are not published by a primary source (Fiddler’s Creek developer, Legal page; DBPR condominium roster).
Yes, one membership is required and the others are optional. Owning property in Fiddler’s Creek gives “social membership in the Foundation, subject to payment of assessments” (Fiddler’s Creek developer, Legal page), and a 2013 court pleading quotes the Declaration that Foundation membership “is mandatory for homeowners” and “includes access to the Club and Spa” (Collier Circuit Court Case 13-CA-314 complaint, Jan 30, 2013). The Golf Club and the Tarpon Club are optional clubs, not common areas (developer Legal page). The fees to expect fall into five layers: Collier County property tax; the CDD assessment on the tax bill (published, by village); Foundation dues and a one-time capital assessment at purchase (not published); village or condominium association fees (not published); and, only if you join, Golf Club or Tarpon Club dues (not published).
The Capital Acquisition Assessment is a one-time payment to the Fiddler’s Creek Foundation at closing tied to Club & Spa membership. The only primary record that states an amount is the 2010 bankruptcy-court sale filing, which describes “a Capital Acquisition Assessment for membership to The Club & Spa at Fiddler’s Creek in the amount of $15,000.00 … paid to the Fiddler’s Creek Foundation upon closing” (In re Fiddler’s Creek, LLC, Docket 314.1, Aug 10, 2010; see also Docket 465). The 2026 amount and whether any part is refundable are not published by a primary source. The Foundation’s estoppel certificate (s. 720.30851) and disclosure summary (s. 720.401) govern, and we request both at the contract stage for every buyer and seller we represent.
A separate capital reserve contribution or transfer fee is not published by any primary source for Fiddler’s Creek in 2026. If the Foundation or a village association charges one, it will appear on the estoppel certificate issued for the sale (s. 720.30851, Florida Statutes) and, for condominiums, in the association’s own governing documents. Budget for it as an unknown until the estoppel arrives, and ask your agent to put the estoppel request in motion as soon as the contract is signed.
No primary source publishes a $20,000 assessment for Fiddler’s Creek households. Buyers ask about the figure, but neither the CDD budgets, the CDD audits, nor any public Foundation filing we reviewed states it. If a new Foundation assessment exists, it will appear on the Foundation’s estoppel certificate for a specific property (s. 720.30851, Florida Statutes) and in the Foundation’s disclosure summary.
Buyers ask about a Wellness Center assessment, but its amount, schedule and purpose are not published by any primary public source in 2026. The documents that would state it are the Foundation’s budget (owner records under Florida’s HOA statute) and the estoppel certificate issued for a sale (s. 720.30851, Florida Statutes). What the public record does show is that the Club & Spa was under renovation in late 2025, with a new tennis Pro Shop building under construction (CDD #1 minutes, Oct 22, 2025).
Foundation quarterly dues are not published by a primary source, so a year-over-year change cannot be verified publicly. The layer we can measure is the CDD operations and maintenance assessment: CDD #1 rose from $1,736.29 per unit in FY2026 to $1,836.29 in FY2027, a $100 increase (CDD #1 FY2026 adopted budget; CDD #1 FY2027 adopted budget), while CDD #2 held essentially flat, $1,797.78 in FY2026 and $1,797.75 in FY2027 (CDD #2 FY2026 adopted budget; CDD #2 FY2027 adopted budget).
The public record shows a Foundation bulk cable arrangement but not its current cost. A 2017 Montreux welcome packet states that “Cable TV and related cable company services are provided through a contract between the Fiddler’s Creek Foundation and Comcast” (Montreux at Fiddler’s Creek welcome packet, Apr 21, 2017). Whether that contract is still in force in 2026, whether internet is bundled, and what each home pays are not published.
Total carrying cost in Fiddler’s Creek is the sum of five layers, and only two of them are published. Here is what can be computed from primary records for the November 2026 tax bill:
Layer | Published amount | Monthly equivalent | Source |
|---|---|---|---|
CDD, Mulberry Row single-family (CDD #1, debt paid in full) | $1,836.29 per year | about $153.02 | CDD #1 FY2027 adopted budget |
CDD, Laguna coach home (CDD #2) | $3,090.78 per year | about $257.57 | CDD #2 FY2027 adopted budget |
CDD, Lagomar replat patio home (CDD #2) | $6,830.73 per year | about $569.23 | CDD #2 FY2027 adopted budget |
CDD, Marsh Cove (CDD #1, with debt) | $6,936.29 per year | about $578.02 | CDD #1 FY2027 adopted budget |
Property tax, unincorporated Collier (2025 total) | 10.5058 mills, or $1,050.58 per $100,000 of taxable value | about $87.55 per $100,000 | Florida DOR, 2025 Collier millage summary |
Foundation dues | Not published | Not published | Estoppel certificate and disclosure summary |
Village or condominium fee | Not published | Not published | Each association’s budget |
Homeowner, wind and flood insurance | Not published | Not published | Bound quotes on the specific home |
The Laguna and Lagomar figures are the FY2026 debt line plus the FY2027 operations and maintenance rate of $1,797.75. Solid waste is a separate Collier County non-ad valorem line on the same bill (Collier County Solid Waste, Residential Collections). Call Marc at (239) 287-5873 and we will build the full carrying-cost sheet for a specific home from its estoppel and tax bill.
The public record confirms renovation work at the Club & Spa but not the amount or terms of any special assessment. On Oct 22, 2025 the developer reported to CDD #1 that work continued at the Club & Spa, “The pickleball courts are open,” Caxambas was closed, and a new tennis Pro Shop building was under construction (CDD #1 minutes, Oct 22, 2025).
Florida’s homeowners’ association statute, Chapter 720, sets the rules the Fiddler’s Creek Foundation operates under, and three sections matter most to owners. First, turnover: s. 720.307 gives non-developer members the right to elect a board majority three months after 90% of the parcels are conveyed, among other triggers. The Foundation’s Aug 17, 2026 Articles of Amendment changed directors only, its officers and directors are developer personnel and the developer’s outside counsel, and no turnover to resident control is documented (Sunbiz, Articles of Amendment, Aug 17, 2026). Second, the disclosure summary that every buyer must receive (s. 720.401). Third, the estoppel certificate that states what is owed at a sale (s. 720.30851).
Golf Club membership pricing is not published by any primary source, so we do not repeat the figures that circulate online. The Golf Club’s own Membership Plan governs initiation, dues and refund terms. What the public record shows is the club’s structure: Fiddler’s Creek Golf Club, Inc. is a Florida not-for-profit filed Aug 16, 2024 whose Articles state its purpose is “to acquire, own and operate golf, social and other recreational facilities” and refer to “Equity Members” (Articles of Incorporation, Fiddler’s Creek Golf Club, Inc.).
No primary source publishes a Golf Club wait list or its length. The club reported 325 golf members in October 2025 (GRAA facility profile, Oct 2, 2025), but a membership cap, if any, and the order of admission are governed by the Golf Club’s Membership Plan. If golf is central to your purchase, ask the club for its current availability in writing before you go under contract, and we will build that question into your due-diligence timeline.
Whether non-residents can join either club is not published by a primary source in 2026. The developer’s legal page describes both the Golf Club and the Tarpon Club as separate from the Foundation’s common areas and says homeownership gives only the opportunity to join (developer Legal page). Eligibility categories live in each club’s Membership Plan. Note that the Tarpon Club Marina on Isles of Capri is different: the marina’s own notice says at least 90% of its wet slips are available to rent to the general public, first come, first served (Tarpon Club Marina).
Tarpon Club membership pricing is not published by a primary source. What the developer does publish is what membership includes: beach access at the Beach Pavilion on Marco Island with lounge chairs, umbrellas, towels, food and beverage service, private changing and lockers, a casual beach dining bar and valet, plus preferred rates at the Tarpon Club Marina (developer, The Beach; developer, Yachting).
A completion date for the Club & Spa renovation is not published by a primary source. The latest public status is the developer’s Oct 22, 2025 report to CDD #1: work continued at the Club & Spa, the pickleball courts were open, Caxambas was closed and a new tennis Pro Shop building was under construction (CDD #1 minutes, Oct 22, 2025).
No primary public source documents a dedicated dog park inside Fiddler’s Creek, so we do not claim one. The pet rule that does appear in the record is Foundation Declaration Section 8.20, as republished by the Montreux association: it allows “a reasonable number” of household pets, requires leashes or carrying outside a unit, and bars leaving pets unattended or leashed in yards, garages, porches or lanais (Montreux at Fiddler’s Creek, “Pets”).
Fiddler’s Creek is open to buyers of every age, and no recorded document we reviewed designates the community as housing for older persons. The developer’s own calendar includes “family and kids’ events” (developer About page). Every address inside the two CDDs is zoned to Manatee Elementary, Manatee Middle and Lely High School for 2026-27, per the Collier County Public Schools address lookup queried Oct 7, 2026.
This page does not write, rate or summarize community reviews. For the community, the most useful “reviews” are the independent, dated records: the Creek Course tied for 80th on Golfweek’s Best 2026 residential list (Golfweek, Jan 9, 2026); the Club & Spa’s 2016 Distinguished Emerald Club designation (Coastal Breeze News); A grades for the zoned elementary and middle schools in 2025-26 (FLDOE); and 189 closed sales in 12 months (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Yes. Fiddler’s Creek sits beside one of Florida’s largest protected estuaries: the mapped boundary of the Rookery Bay National Estuarine Research Reserve lies within 50 meters of the Main gate address point (FDEP NERR boundaries layer), and the Reserve covers 110,000 acres, about 40% of Collier County’s coastline (Rookery Bay NERR, Who We Are). Safety reports discussed at CDD #2 include “bear sightings, alligator sightings” (CDD #2 minutes, Feb 28, 2024), and the Montreux association ties its leash reminders to cane toad warnings (Montreux, “Pets”).
Fiddler’s Creek has several managers because it has several governing layers. The two CDDs are managed by Wrathell, Hunt and Associates, with Woodward, Pires and Lombardo as counsel and Bowman as engineer (CDD #2 Required Reporting; CDD #1 Required Reporting). The Foundation is developer-controlled; a 2002 Management Agreement between the Foundation and developer affiliate Fiddler’s Creek Management, Inc. paid 3.5% of gross receipts (including assessments) plus excess revenues, amended in 2012 as pleaded in 2013 (Collier Circuit Court Case 13-CA-314 complaint); whether that agreement is still in force is not published.
The developer’s sales and corporate office is at 8156 Fiddler’s Creek Parkway, inside the Main gate off Collier Boulevard; it is also the Foundation’s principal address on file with the state (Sunbiz, Fiddler’s Creek Foundation, Inc.). The developer’s home page, read in October 2026, lists sales hours of Monday to Saturday 10 a.m. to 5:30 p.m. and Sunday 11 a.m. to 5:30 p.m. (Fiddler’s Creek developer). If you want your own representation on new construction, call Marc at (239) 287-5873 before your first sales-center visit.
Some owners try to sell privately, but a for-sale-by-owner sale in Fiddler’s Creek still has to clear every layer a brokered sale does: the Foundation estoppel and disclosure summary (s. 720.30851; s. 720.401), the village or condominium approval, the CDD disclosure, flood zone and insurance questions, and gate access for every showing. If you own in Fiddler’s Creek and are weighing a private sale, call Jesse direct at (239) 898-6072 for a confidential, no-obligation comparison of a private sale against a full marketing plan, or start with a free Fiddler’s Creek home valuation. Buyers can call Marc at (239) 287-5873.
No primary record counts Fiddler’s Creek properties affected by Hurricane Irma’s surge, and we do not repeat modeled estimates. What the primary record does show: U.S. Geological Survey high-water marks for Irma (2017) at the Henderson Creek gauge, about 2.2 miles northwest, reached 4.07 to 4.15 ft NAVD88 (USGS Short-Term Network, Irma high-water marks). Inside the community, Irma caused sewage to cover a section of Mahogany Bend Drive (Naples Daily News, Sept 14, 2017), and much of the community and the clubhouse lost power for nearly a week while the golf course suffered minimal damage (Golfweek, Sept 27, 2017).
Fiddler’s Creek property tax has two parts on the same Collier County bill. The ad valorem part follows the 2025 Collier millage codes for unincorporated areas served by Greater Naples Fire Rescue and Collier Mosquito Control, which total 10.5058 mills, or $1,050.58 per $100,000 of taxable value (Florida DOR, 2025 Collier Taxing Authority Code Descriptions and Millage Summary); the parcel-level millage code is printed on each bill. The non-ad valorem part includes the CDD assessment (for example $1,836.29 for a paid-off CDD #1 home, or $6,936.29 in Marsh Cove, on the November 2026 bill per the CDD #1 FY2027 adopted budget) and the County’s solid waste assessment (Collier County Solid Waste).
Fiddler’s Creek Naples rentals exist, but the rules that govern them are village by village, and this page does not list rentals. The only rental rules published by a Fiddler’s Creek association itself are Montreux’s: leases of at least 30 days, no more than three leases per calendar year, written pre-approval with a background check and a $100 fee, and no tenant pets (Montreux welcome packet, lease application rev. Aug 15, 2017). Owners thinking about renting versus selling can call Jesse direct at (239) 898-6072.
Selling in Fiddler’s Creek raises questions most Naples sales never touch: two CDDs with village-specific debt, a mandatory Foundation with unpublished dues, optional clubs with their own membership plans, and flood zones that change by street. These seller answers use the Southwest Florida MLS and the primary records, dated, and say plainly where a number is not published.
The best listing agent for Fiddler’s Creek is the one who prices from your village’s closed sales, documents every fee layer before the buyer asks, and markets to the buyers most likely to pay for your specific product. McGreevy and Comisar are the Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and hold the Gulfshore Life 5 Star Award for Customer Satisfaction for 21 straight years. Call Jesse direct at (239) 898-6072 for a confidential listing consultation.
We start with your village’s closed sales in the Southwest Florida MLS, then adjust for the three things that move price most inside Fiddler’s Creek: product and size, view and lot position, and the carrying cost a buyer inherits. That last factor is specific to this community. A paid-off CDD #1 home carries $1,836.29 a year in CDD operations and maintenance on the November 2026 bill, while a Marsh Cove home carries $6,936.29 because of its remaining debt line (CDD #1 FY2027 adopted budget), and buyers notice. Start with a free Fiddler’s Creek home valuation.
Fiddler’s Creek home values cover a wide band. In the 12 months of closed sales from Oct 13, 2025 to Oct 13, 2026, the Southwest Florida MLS recorded 189 sales with a median of $770,000, a low of $250,000 and a high of $3,900,000, and $205,175,925 in total volume. The median sold price per square foot was $332 on the MLS living-area figure ($233 for the 14 condominium villages and $497 for the rest), which is not builder A/C area. Data updated: October 2026.
The median sold price in Fiddler’s Creek was $770,000 on 189 closed sales between Oct 13, 2025 and Oct 13, 2026 (Southwest Florida MLS, pulled Oct 13, 2026). With an odd number of sales, that median is the middle sale. The 189 includes nine sales recorded as S SDE, which are real recorded sales and count in both the closing count and the median.
Homes that sold in Fiddler’s Creek in the 12 months to Oct 13, 2026 averaged 110 days on market, with a median of 74; single-family homes ran a median of 65 days and low-rise condominiums 89 (Southwest Florida MLS, 177 closings with a days-on-market figure). Those figures exclude the nine S SDE sales, which count as closings but not in days-on-market math. What does shape timing here is season and paperwork: Foundation-reported average weekly occupancy ran about 2,210 homes in January 2026 against 900 in June 2026 (CDD #1 minutes, Jan 28, 2026; CDD #1 minutes, July 22, 2026), and a sale cannot close until the Foundation and village estoppels arrive.
Sales are up and the median is down. The Southwest Florida MLS shows 189 closings and $205,175,925 in volume between Oct 13, 2025 and Oct 13, 2026, against 103 closings and $136,829,959 in the prior 12 months (Oct 13, 2024 to Oct 12, 2025), an 83.5% rise in closings, while the community median fell from $1,050,000 to $770,000, down 26.7%. Most of the fall is mix: low-rise condominiums were 93 of the 189 closings against 29 of the 103 a year earlier. Within each product line the change was smaller, with the single-family median at $1,245,000 against $1,300,000 (down 4.2%) and the low-rise condominium median at $575,000 against $630,000 (down 8.7%). For your own decision, the more useful trend is your village’s: a village with ten or more sales in the window (Marsh Cove, Cherry Oaks, Varenna, Laguna, Oyster Harbor and Hawk’s Nest) gives a readable price band, while a village with one or two sales needs nearby comparables. Call Jesse direct at (239) 898-6072 for a village-level read.
In the most recent 12-month MLS window (closed sales Oct 13, 2025 to Oct 13, 2026), the busiest villages were Marsh Cove (16 sales, median $2,288,750), Cherry Oaks (12, median $667,500), Varenna (12, median $577,000), Laguna (12, median $495,000), Oyster Harbor (11, median $2,125,000) and Hawk’s Nest (10, median $317,500). Single-sale villages included Marsh Subd (one sale, at $2,850,000), Sauvignon (one sale, at $1,937,500), Bellagio (one sale, at $1,845,000), Menaggio (one sale, at $750,000), Marengo (one sale, at $555,000), Bent Creek Village (one sale, at $440,000) and Cardinal Cove (one sale, at $385,000), each too thin to read as a market rate.
The current Fiddler’s Creek market, measured over the latest 12 months, shows 189 closed sales, a $770,000 median and a $250,000 to $3,900,000 range (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; data updated October 2026). Active inventory on October 13, 2026 was 77 listings, with 17 pending and 4.9 months of supply, and the average sale-to-list ratio (sold price over final list price) was 94.7%. Sellers compete on two fronts: other resales in the same village, and new construction from the developer, which in 2026 advertises “new coach homes from $1.5M, new single-family homes from $3M, custom estate homes from over $10M” (Fiddler’s Creek developer).
View premiums are real in most golf communities, but our current MLS pull does not hold the view field, so we do not publish a Fiddler’s Creek premium. What the export does show is how product lines traded: single-family homes at a median of 65 days on market and 94.7% sale-to-list, low-rise condominiums at 89 days and 95.0%. We measure the view for each listing by pairing sales in the same village and floor plan with and without the view. One factor to separate from view: the Creek Course was renovated in 2024, with greens moved toward the creek and 421 feet of new bulkhead at one green (GRAA profile, Oct 2, 2025), so older comps on golf-front lots may reflect a different view than today’s.
We do not rank villages on appreciation because medians over a changing mix of homes cannot measure “holding value.” The pull does hold 36 months of closings (Oct 13, 2023 to Oct 13, 2026), and for the six villages with ten or more sales in the last 12 months the 36-month median sat above the 12-month median in every case: Marsh Cove $2,550,000 against $2,288,750, Oyster Harbor $2,200,000 against $2,125,000, Cherry Oaks $685,000 against $667,500, Varenna $640,000 against $577,000, Laguna $592,500 against $495,000 and Hawk’s Nest $332,500 against $317,500, gaps of 2.6% to 16.5% that reflect both price and the mix of homes sold. What the 12-month data also shows is depth: villages with ten or more sales in the window (Marsh Cove, Cherry Oaks, Varenna, Laguna, Oyster Harbor and Hawk’s Nest) have the most liquid resale markets (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Carrying cost also matters to future buyers: every CDD #1 village except Marsh Cove has paid its CDD debt in full (CDD #1 FY2027 adopted budget), and in CDD #2, Mussorie and most Oyster Harbor and Lagomar lots pay operations and maintenance only (CDD #2 FY2026 adopted budget).
On the Fiddler’s Creek side, the verified record is 189 closings and a $770,000 median in the last 12 months (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), with a mandatory Foundation club, two CDDs and optional golf. For the neighbors, read our pages on Treviso Bay, Lely Resort and Esplanade by the Islands, each built from its own MLS pull.
In Fiddler’s Creek the distinction is narrower than the words suggest. The 14 condominiums are two-story coach-home and villa buildings; no Fiddler’s Creek building appears among the 926 buildings on Collier County’s milestone-inspection list (Collier County GIS, MilestoneMap), and the state roster records 1,392 units declared in those 14 condominiums (DBPR condominium roster). Pricing splits by generation instead: the older villa-style condominiums (Whisper Trace, Hawk’s Nest, Deer Crossing) closed from $250,000 to $399,000, at a $317,500 median and from $320,000 to $530,000, while the coach-home condominiums (Cascada, Montreux, Cherry Oaks, Serena, Varenna, Laguna) closed at medians of $495,000 (Laguna), $577,000 (Varenna) and $667,500 (Cherry Oaks), with Cascada, Montreux and Serena read by range, $515,000 to $915,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Purchase-approval timelines are set by each association’s governing documents, and those documents are not published online for most Fiddler’s Creek villages. The Montreux condominium, which does publish its forms, requires written pre-approval with a background check for leases (Montreux welcome packet, 2017); purchase-approval terms for other villages come from their declarations. The estoppel side has a statutory clock: an HOA must deliver the estoppel certificate within the period set by s. 720.30851, Florida Statutes after a request.
Plan to assemble five packets. First, the Foundation’s disclosure summary (s. 720.401) and estoppel certificate (s. 720.30851). Second, your village or condominium documents and estoppel; condominium sellers deliver the declaration, bylaws, rules, budget and related documents the condominium statute requires. Third, the CDD information: your village’s line from the CDD #1 or CDD #2 adopted budget. Fourth, the Florida flood disclosure for residential sales (s. 689.302), plus any elevation certificate and Letter of Map Change you hold. Fifth, records of roof, windows, HVAC and any wind-mitigation inspection, which drive the buyer’s insurance quote.
Florida requires a seller to disclose known facts that materially affect value and are not readily observable, and Fiddler’s Creek adds community-specific items. The Foundation disclosure summary is required for HOA parcels (s. 720.401); a flood disclosure is required for residential sales (s. 689.302); and the CDD assessment should be disclosed with its amount. FEMA data at 108 sampled Fiddler’s Creek address points show 69 in Zone AE with a 7 ft base flood elevation, 7 in Zone AE with an 8 ft BFE and 32 in shaded Zone X, none in Zone VE (FEMA NFHL, queried Oct 7, 2026), and every sampled point is in Collier Hurricane Evacuation Zone A (Collier County GIS, Hurricane Evacuation Zone).
Seller costs in Fiddler’s Creek fall into four groups. Brokerage compensation is negotiable and set in your listing agreement. Florida documentary stamp tax on the deed is $0.70 per $100 of consideration (s. 201.02, Florida Statutes), customarily a seller cost. Association items include the estoppel certificate fees, which Florida law caps (s. 720.30851), and any balance the estoppel shows. Prorations cover the current year’s property tax and CDD assessment.
Whether Fiddler’s Creek charges a separate capital reserve or transfer fee, and in what amount, is not published by a primary source in 2026. If one applies, the Foundation’s estoppel certificate will show it (s. 720.30851), and the governing documents typically assign it to the incoming owner; the purchase contract can reallocate it. The one documented capital charge is historical: the $15,000 Capital Acquisition Assessment “paid to the Fiddler’s Creek Foundation upon closing” in 2010 court filings (Docket 314.1, Aug 10, 2010).
Golf Club refund and transfer terms are not published by a primary source; they are in the Golf Club’s Membership Plan and your membership agreement. The club’s 2024 Articles refer to “Equity Members” and to “the holders of the Equity Memberships” receiving assets on dissolution (Articles of Incorporation, Fiddler’s Creek Golf Club, Inc.), but the Articles do not state refund amounts or timing.
A paid-off CDD lowers the buyer’s annual carrying cost, and buyers who compare villages notice; the market-wide price effect is not measured in a public dataset, so we do not state one. The cost gap itself is large. On the November 2026 bill, a paid-off CDD #1 home pays $1,836.29 in operations and maintenance, while a Marsh Cove home pays $6,936.29 including its $5,100 debt line (CDD #1 FY2027 adopted budget); in CDD #2, a Mussorie home pays operations and maintenance only while a Lagomar replat lot pays $6,830.73 (CDD #2 FY2027 adopted budget).
Any Foundation or association special assessment that has been levied and is unpaid on your home will appear on the estoppel certificate (s. 720.30851), and the closing agent pays it from the proceeds unless the contract assigns it otherwise. Installments that fall due after closing are typically handled by the contract’s assessment clause. The amounts and schedule of any current Fiddler’s Creek special assessment are not published by a primary source, so read your own estoppel and assessment notices.
Yes, Florida law allows each association to charge for an estoppel certificate, within limits the statute sets. For the Foundation and HOA-form villages, the rules are in s. 720.30851, Florida Statutes; condominiums follow the parallel condominium statute. Because a Fiddler’s Creek sale often needs two certificates (Foundation and village or condominium), expect two fees and two delivery clocks. The current fee schedule each association charges is not published online; the certificate request form states it.
A Florida homestead’s capped assessed value belongs to the owner, not the house. After a sale, the parcel is reassessed at just value as of the next January 1, under s. 193.155, Florida Statutes, so your buyer’s tax bill can be much higher than yours. The 2025 combined millage for unincorporated areas served by Greater Naples Fire Rescue and Collier Mosquito Control is 10.5058 mills (Florida DOR, 2025 Collier millage summary), and the CDD assessment rides on the same bill.
Florida’s milestone inspection (s. 553.899) and structural integrity reserve study (s. 718.112) requirements apply to condominium buildings three or more habitable stories in height. Fiddler’s Creek condominiums are two-story coach-home and villa buildings: no Fiddler’s Creek building is among the 926 buildings on Collier County’s milestone list (Collier County GIS, MilestoneMap), and county unit numbers use first and second floors only (Collier County GIS Site Address Points).
Condominium special assessments are decided by each association’s board and recorded in its minutes and budget; none of these four associations publishes them on a public site we could verify. Check your association’s notices and the estoppel. The public layer we can show is the CDD: Cascada and Hawk’s Nest are CDD #1 villages paying operations and maintenance only, $1,836.29 per unit in FY2027 (CDD #1 FY2027 adopted budget), while Varenna ($3,349.42, Varenna II $4,211.44) and Laguna ($3,090.81) carry CDD #2 debt in FY2026 (CDD #2 FY2026 adopted budget).
Warrantability is decided by the buyer’s lender on each project, based on the association’s budget, reserves, insurance, owner-occupancy, delinquencies, litigation and leasing rules; no public list rates Fiddler’s Creek condominiums. One project-level flag is visible in public data: the state roster shows Sonoma’s DBPR status as “Delinquent” (DBPR condominium roster), which a careful lender may ask about. Gather the association’s current budget, insurance declarations and a completed lender questionnaire early, so financed buyers can compete with cash buyers.
No primary source publishes Fiddler’s Creek seasonal rental rates, but the MLS recorded 14 residential rentals from Oct 13, 2025 to Oct 13, 2026: three in Callista; two each in Varenna, Deer Crossing and Hawk’s Nest; and one each in Whisper Trace, Laguna, Pepper Tree, Sonoma and Menaggio. Eleven carry a seasonal rate and rented between $5,200 and $17,500 (median $6,999), and the three monthly-only rentals ran from $2,100 to $4,250; the rented-price field mixes monthly and seasonal rates and no village has 10 leases. Rates depend heavily on village, size, furnishings and whether the tenant gets club privileges, which the Foundation’s rules govern. We can pull leased comparables from the MLS for your specific village and floor plan on request.
No dataset can yet measure an effect, because nothing has been built. The record: in December 2024 the County adopted Ordinance 2024-51, creating a 49.91-acre Section 29 development area for 750 rental units, 30% rent-restricted for 30 years (Collier County Ordinance 2024-51). The County’s Aug 15, 2025 monitoring letter says construction “has not yet commenced, and no permits have been issued” (Collier CHS monitoring letter), and the County’s July 1, 2026 list still shows it “Approved,” not under construction (Affordable Housing Commitment/Inventory List, July 1, 2026).
The 2010 case is closed history. Fiddler’s Creek, LLC and 27 related entities filed Chapter 11 on Feb 23, 2010; the plan was confirmed Aug 29, 2011; U.S. Bank’s appeal was dismissed Apr 25, 2012; and the case closed in December 2013 (Official Statement, CDD #2 Series 2019 bonds). The CDD bonds that defaulted in that era were restructured, and both districts’ FY2025 audits report compliance with their bond indentures (CDD #1 audit; CDD #2 audit).
Marsh Cove recorded 16 sales in the last 12 months, the most of any Fiddler’s Creek village, with a median of $2,288,750 and a range of $1,200,000 to $3,362,500 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Marsh Cove is a gated single-family sub-village with its own master village association and is the only CDD #1 village still carrying debt: $6,936.29 per unit on the November 2026 bill, with Phase 1 principal of $22,849.03 remaining after the FY2027 payment and eight years left (CDD #1 FY2027 adopted budget). Get a Marsh Cove valuation.
Oyster Harbor recorded 11 sales in the last 12 months with a median of $2,125,000 and a range of $1,299,000 to $3,200,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Resales here compete with the developer’s 2026 offerings, advertised as Allamanda IV from $2.4M plus homesite and Hibiscus IV from $2.8M plus homesite (Fiddler’s Creek developer), so a ready-now resale with upgrades and a pool can be priced as the faster alternative.
Varenna recorded 12 sales in the last 12 months, level with Cherry Oaks and Laguna as the most active Fiddler’s Creek condominium, with a median of $577,000 and a range of $456,000 to $705,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Varenna’s median days on market was 88, with a median sale-to-list of 95.3%. Varenna is a 152-unit two-story coach-home condominium (DBPR condominium roster) in CDD #2, with FY2026 CDD totals of $3,349.42 (Varenna) and $4,211.44 (Varenna II) per unit (CDD #2 FY2026 adopted budget).
Cherry Oaks recorded 12 sales in the last 12 months and Millbrook nine, with 16 Millbrook sales over the 24 months from Oct 13, 2024 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Cherry Oaks’ median days on market was 71, with a median sale-to-list of 94.5%; Millbrook’s 24-month median was 68 days and 95.3%. Carrying costs differ: Cherry Oaks is a CDD #1 village paying operations and maintenance only (CDD #1 FY2027 adopted budget), while Millbrook pays CDD #2 totals from $4,814.86 to $6,194.09 by lot group in FY2026 (CDD #2 FY2026 adopted budget).
These are the official, publicly posted documents that govern Fiddler’s Creek: the two CDD budgets and audits, the 2019 bond Official Statement, the Section 29 approvals and monitoring records, the regional master plan record, the Foundation and Golf Club charters, the flood and irrigation notices, and the Florida statutes that apply. Each link goes to the issuing agency or district.
Document | What it is | Official link |
|---|---|---|
Fiddler’s Creek CDD #1 Adopted Budget, FY2027 | Per-unit operations and maintenance ($1,836.29) and debt assessments by village for the November 2026 tax bill, with remaining principal by village | |
Fiddler’s Creek CDD #2 Adopted Budget, FY2027 | Per-unit operations and maintenance ($1,797.75) and debt schedules for CDD #2 villages, with prepayment principal by lot group | |
CDD #1 Audited Financial Report, FYE Sept 30, 2025 | Independent audit (June 2026): bonds outstanding of $16,140,000, indenture compliance, the Hurricane Irma FEMA reimbursement note | |
CDD #2 Audited Financial Report, FYE Sept 30, 2025 | Independent audit (June 2026): bonds outstanding of $33,700,000, related-party payments to the Foundation, the traffic-signal judgment | |
Official Statement, CDD #2 Series 2019 Refunding Bonds | The $14,245,000 refunding bond disclosure (Oct 2019): bankruptcy history, development status, assessment methodology | |
Collier County Ordinance 2024-51 | The small-scale Growth Management Plan amendment creating the 49.91-acre Section 29 development area for 750 rental units | |
Collier Clerk Legal Notice, BCC Hearing Dec 10, 2024 | Notice of the Section 29 GMPA, DRI development order amendment and PUD amendment, with the PUD’s 3,932-acre description | |
SWFRPC Staff Assessment with Master Plan FC-A1 | Regional Planning Council review (Feb 15, 2018) of the Marco Shores/Fiddler’s Creek DRI change, reproducing Master Plan Exhibit FC-A1 (Mar 8, 2017) and the DRI history | |
Collier County PUD Monitoring Letter, Aug 15, 2025 | County confirmation that Section 29 construction “has not yet commenced, and no permits have been issued” | |
Collier County Affordable Housing Commitment/Inventory List, July 1, 2026 | County list showing Section 29 as “Approved” and the nearby US 41 rental pipeline | |
Fiddler’s Creek Irrigation System Overview, May 6, 2025 | Joint CDD explainer on the lake-water irrigation system (20 pumps, about 15,000 gallons per minute) and the planned control replacement | |
Collier County 2026 Flood Protection Newsletter | County flood guidance: Community Rating System Class 5, substantial-improvement rule, flood insurance basics | |
Collier County Notice on the Proposed FIRM, Aug 19, 2026 | County announcement of the pending FEMA map revision and its appeal period | |
Articles of Incorporation, Fiddler’s Creek Foundation, Inc. (1996) | The master association’s charter: owner and operator of the Common Areas, “not a condominium association under Chapter 718” | |
Articles of Incorporation, Fiddler’s Creek Golf Club, Inc. (2024) | The Golf Club’s not-for-profit charter, with its purpose clause and Equity Members provisions | |
Florida Statutes s. 720.307 | Transition of HOA control from the developer to members | |
Florida Statutes s. 718.112 | Condominium bylaws, including structural integrity reserve study rules for buildings three or more habitable stories | |
Collier MPO 2050 Long Range Transportation Plan | Regional plan (Dec 11, 2025) showing Collier Boulevard six-laning (Map ID 12) and US 41 widening (Map ID 67) near Fiddler’s Creek |
Not listed here by design: village welcome packets that contain facility access codes, member-portal fee schedules that are historical or login-only, and any document that is not posted by the agency or district that issued it.
McGreevy and Comisar are Naples-area REALTORS® with Domain Realty who have sold Southwest Florida real estate since 2004 (Jesse) and as a team since 2008, ranking Top 1% nationally. For a Fiddler’s Creek sale or purchase, they bring village-level MLS data, the CDD and Foundation records, and a full-service team behind every transaction.
Jesse McGreevy entered real estate in October 2004 and has lived in Estero since 2003; Marc Comisar is a Broker Associate, and the two built their team in 2008. McGreevy and Comisar alone have over $900 million in sales, and they are the agents who explain the Fiddler’s Creek fee stack, flood map and club structure to buyers with the documents in hand. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, a short drive up Collier Boulevard and I-75 from the Fiddler’s Creek Main gate.
Selling your Fiddler’s Creek home? Get a free Fiddler’s Creek home valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Fiddler’s Creek? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Every fact on this Fiddler’s Creek page traces to a primary record: Collier County and Clerk filings, the two CDDs’ budgets, minutes and audits, state and federal agencies, the developer’s own pages, court records and news reports. The numbered list below holds every source linked in the body of this page, one line each; Southwest Florida MLS figures are cited in text by date range.
Southwest Florida MLS (Matrix), Development filter “Fiddler’s Creek,” closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026 (member data; no public URL).
2,921 people live in Fiddler's Creek, where the median age is 69 and the average individual income is $103,834. Data provided by the U.S. Census Bureau.
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There's plenty to do around Fiddler's Creek, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Gator Grille, Caxambas, and Tee 2 Green Golf Services.
| Name | Category | Distance | Reviews |
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| Dining | 1.21 miles | 13 reviews | 2.9/5 stars | |
| Dining | 1.23 miles | 14 reviews | 4.5/5 stars | |
| Active | 0.84 miles | 0 reviews | 0/5 stars | |
| Nightlife | 0.22 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.71 miles | 1 review | 1/5 stars | |
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Fiddler's Creek has 1,431 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Fiddler's Creek do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,921 people call Fiddler's Creek home. The population density is 1,215 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
