Grande Dominica is the first Grande Preserve tower at The Dunes of Naples, 295 Grande Way: 87 residences from 2,609 sq ft plus two large penthouses, 14 plaza-deck cabanas and an elevator modernization under way. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Grande Dominica sellers call first, and the team Grande Dominica buyers call when they need to know which stack carries which quarterly fee, which residences hold a plaza-deck cabana, and what the elevator modernization assessment means at the closing table. Grande Dominica is an 87-residence, eighteen-story condominium tower inside the master-planned community of The Dunes of Naples in Naples, Florida. It was the first of the four Grande Preserve towers, and it remains the Grande Preserve building with the most varied floor plans, the only Dunes penthouses larger than 5,000 square feet on the county roll, and the highest homestead share of any Dunes condominium but one. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% of agents nationally since 2008.
This guide is built from the recorded 2003 declaration of condominium and its 2022 Amended and Restated Declaration (83 pages, read in full), every recorded amendment and association notice of commencement at 295 Grande Way from 2003 to 2026, the association’s 2026 statutory Q&A sheet, rules, purchase and lease applications and remodeling specifications, the Collier County tax roll (2026 preliminary), FEMA’s flood map, Collier County’s milestone records and the Southwest Florida MLS Matrix, pulled September 23, 2026. It corrects three things that circulate about Grande Dominica: listing fee fields that appear to stack the master and Grande Preserve assessments on top of a condominium fee the association says already contains them; a 90-day minimum lease printed in the 2014 rules that the recorded declaration replaced with a 30-day minimum; and the idea that every residence comes with a cabana (only 14 of 87 do).
If you own at Grande Dominica and are weighing a sale, start with the market section and then call Jesse. If you are buying, the plan, fee, leasing and building-systems detail is here so you can decide whether Dominica is the right Grande tower before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Grande Dominica because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Grande Dominica market read built on every MLS closing, the county roll and the building’s own recorded documents.
Data updated: September 2026
If you’re searching for the best realtor for Grande Dominica in The Dunes of Naples, Naples, whether you’re ready to sell your Grande Dominica home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That matters in this building for a specific reason. Grande Dominica is a tower where the same 2,609 square foot plan sold for $2,550,000 in November 2022 and $1,550,000 in January 2026, where the two plans that share one quarterly fee differ by 146 square feet of air-conditioned space, and where a buyer’s lender, insurer and association approval committee will each ask a different question. A listing agent pricing from a North Naples average will miss all of it.
Recent Grande Dominica track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 4 Grande Dominica closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026. That is a small sample, so read it with the 48-month record beside it. The median sold price was $1,912,500 (n=4, so the median is the mean of the middle pair, $1,875,000 and $1,950,000), against a median list price of $1,912,500 (the mean of $1,875,000 and $1,950,000). The median price per square foot was $693.78 (the mean of $642.34 and $745.21, each a per-sale ratio on MLS living area). The median sold-to-list ratio was 94.93% (the mean of 89.86% and 100%). Only two of the four were marketed sales with a recorded time on market, a 7th-floor residence at 56 days and a 9th-floor residence at 74 days, so we list them rather than give a median; the other two were sales-data-entry records, entered in the MLS at closing with no marketing time recorded. Total sold volume was $7,475,000. The highest sale was $2,100,000, a 2,818 square foot 9th-floor residence in April 2026, and the lowest was $1,550,000, a 2,609 square foot 7th-floor residence in January 2026. Today 3 residences are active and 0 are pending, which is about 9.0 months of supply at the 12-month pace (our arithmetic: 3 listings divided by 4 closings a year, times 12). Over the full 48 months, 12 Grande Dominica residences closed at a median of $2,125,000 (the mean of $2,100,000 and $2,150,000) and a median $746.31 per square foot (the mean of $745.21 and $747.41).
For Grande Dominica sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Grande Dominica sale also runs on paperwork that shapes what a buyer will pay. The association’s Grande Dominica purchase application, revised June 1, 2026 requires the complete package with the signed contract at least 30 days before closing, a $150 non-refundable application fee, a criminal background check for every occupant and a $25 transponder fee per vehicle, and it prints the master association’s Resale Capital Assessment: the greater of 1.25% of the gross sale price or $1,000 for contracts approved after May 31, 2026. The association’s Grande Dominica tower page discloses “an approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026,” amount not published, and it belongs in your disclosure packet and your contract language from the first day. Cabana assignments, the two assigned parking spaces, the Floridian Club question and the owner-maintained windows all need a document answer before a buyer’s inspection period ends. We assemble that file before the first showing. Call Jesse direct at (239) 898-6072, or start with a free Grande Dominica home valuation.
For Grande Dominica buyers: the first decision is the plan, because the four typical residences run from 2,609 to 2,964 square feet under air with lanais from 242 to 482 square feet, and the second is the fee, which the association’s 2026 Q&A sheet for Grande Dominica sets at $9,592 to $10,678 a quarter for typical residences and states already contains the master and Grande Preserve assessments. Leasing is allowed from 30 days, no more than four times in 12 months; tenants may not keep pets; and the windows, sliding doors and hurricane shutters are the owner’s to maintain under the restated declaration. We read the estoppel, the elevator assessment balance, the cabana assignment and the milestone status with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Living in Grande Dominica means a six-residence-per-floor tower at 295 Grande Way, behind the Grande Preserve gate, where every residence opens from a private foyer beside a passenger and a service elevator. Owners share a pool, spa and fitness room, a private Concierge Center and The Club at the Dunes, and walk to a public beach.
Data updated: September 2026
Grande Dominica at The Grande Preserve, a Condominium, is Building 4 on the association’s numbering and the first of the four Grande Preserve towers at The Dunes of Naples. Vanderbilt Partners II, Ltd. submitted it to condominium ownership on June 11, 2003, at Official Records Book 3314, Page 1326, the same day the Grande Preserve at The Dunes declaration of covenants created the sub-community around it (Collier Clerk record of the Grande Dominica declaration). The county tax roll dates it to 2003. The governing text today is the Amended and Restated Declaration recorded April 27, 2022, at OR Book 6118, Page 65, posted by the association as the Grande Dominica amended and restated governing documents.
The association calls Dominica an “eighteen-story” high rise. The recorded levels run garage, plaza deck, terrace, floors 2 through 12, floors 14 and 15, and a penthouse level, with the penthouse floor at 169.42 feet on the recorded survey (NGVD 1929 datum). There is no floor numbered 13. That is 15 residential levels: six residences on each of 14 levels plus three penthouses, 87 in all, confirmed by the association’s 2026 Q&A sheet (“eighty-seven (87) residential units and 14 cabanas”) and the Collier County tax roll, 2026 preliminary.
The address is 295 Grande Way, Naples, Florida 34110, in unincorporated Collier County. From Vanderbilt Drive, residents pass the staffed main gatehouse, then the Grande Preserve gate, and the Concierge Center sits on the immediate left at 280 Grande Way. Dominica and its neighbor Grande Excelsior (285 Grande Way) front Grande Way; Grande Phoenician and Grande Geneva sit on Indies Way. One caution for anyone searching records: there are condominiums named Antigua and Cayman on a different Indies Way in East Naples (ZIP 34114), and online searches for “grande dominica” fill with Dominican Republic resorts. Neither has anything to do with this building.
The county roll answers this better than any brochure. On the Collier County tax roll, 2026 preliminary, 45 of Grande Dominica’s 87 residences (51.7%) carry a Florida homestead exemption, the second-highest share at The Dunes behind Grande Excelsior’s 52.0% and far above Antigua’s 17.9%. Owner mailing addresses for 59 of the 87 are in Florida and one is outside the United States. Read together, Dominica is a building of full-time and near-full-time Florida residents more than a rental tower, and that shows in how owners use it: the association’s rules assume owners who give management a key, hire a home watch service in summer and pre-authorize their own contractors with the gatehouse.
There is no age restriction. The 2026 Q&A sheet says in plain words, “There are no age restrictions.”
The association lists a “fitness room, heated swimming pool with spa, expansive sun deck and outdoor grills” on its Grande Dominica tower page. The pool has a waterfall (the rules ask that nobody jump off it), pool hours run sunrise to dusk with quiet by 10 p.m., and glass is not allowed on the deck, per the Grande Dominica Rules and Regulations, amended May 2014. The only open-flame cooking allowed anywhere in the building is at the pool grills: the rules bar propane and non-electric grills on lanais. Fourteen owners also hold one of the plaza-deck cabanas described in the residences section below.
Every Dunes residence has privileges at The Club at the Dunes, 310 Dunes Blvd, a short walk from the Grande Preserve. The association rebuilt it in 2019 as a $9.2 million Amenities Center renovation and expansion that delivered “an all new 25,000 square-foot clubhouse,” per the association’s Club page, and Troon Privé manages it. Dining runs through the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, per the Club’s dining page. The Wellness Center runs strength, balance, Pilates, yoga and aqua classes with two therapy rooms and two infrared saunas, and the racquets program has six Har-Tru clay tennis courts, four regulation pickleball courts and league play, per the association’s racquets page. The Club does not take cash; owners charge to their account. For how the racquets scene compares across the county, see our guide to tennis and pickleball communities in Collier County.
What separates a Grande tower from an Island Cove tower in daily life is the Concierge Center at 280 Grande Way, which the association describes as “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” per the association’s Grande Preserve page. The Dominica page lists “concierge services, conference room, business center, living room and kitchen,” and owners “have the exclusive ability to reserve the Concierge Center for a private function.” It is also Dominica’s management office: purchase, lease and remodeling packages go to Grande Preserve Management at 280 Grande Way, transponder decals are affixed there, and absent-owner guests register with the concierge under a 2011 amendment to the declaration.
The Dunes has no Gulf frontage, and no Dunes-owned beach facility appears in any document we read. Residents walk out a pedestrian gate by Conner Park and Bluebill Avenue to Delnor-Wiggins Pass State Park, a paid state park ($2.00 for pedestrians and $6.00 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page), or to the county’s Bluebill beach access. The association calls it “a short 8-minute walk” from the front entry of Barbados in the Barbados guest and renter guide; Grande Dominica sits farther back inside the gate, so plan on a somewhat longer walk than that (our reading of the site map). Select Dominica residences carry a private membership in The Floridian Club, a private beach club on Vanderbilt Beach “which provides hourly shuttle service to members and their guests,” in the association’s words; which residences qualify is not published.
The Southwest Florida MLS Matrix rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days) holds five Grande Dominica rows. Four are active: two 2,964 square foot residences asking $15,000 a month in season and $8,000 off season (the two rows may be the same residence listed twice), a 2,818 square foot residence asking $20,000 and $9,000, and a 2,609 square foot residence asking $21,000 and $7,000. One rental closed in the period, a 2,818 square foot residence at $20,000 a month in season and $9,000 off season. Across the whole Grande Preserve, active seasonal asks ran $15,000 to $28,500. Every Dominica lease needs prior board approval, runs at least 30 days and may not have a pet; the full rules are in the leasing section below.
Three things buyers assume and should not. No golf. No golf membership comes with a residence, and golf carts may not be kept on the common elements under Section 14.5 of the restated declaration. No boat slips. There is no marina or resident slip at The Dunes today, and boats and jet skis are barred from the property. No Gulf frontage. The association says “most residences offer front and gulf facing lanais with expansive water and city views,” with westerly and north-westerly Gulf views from the upper floors, but the beach is reached through a gate and a public park. Motorcycles, motorized scooters and mopeds are also barred, and the June 2026 purchase application says motorcycles are “not allowed on Dunes Property at any time.”
Grande Dominica is laid out as three connected wings, which is why the 2020 renovation took in “three lobbies and corridors” and why the association advertises “elegant private foyer entries.” On each residential floor, a backhall sits between two residences and their elevators, storage lockers, mechanical room and electric room, and the restated declaration makes each backhall a limited common element of “the two Units which share their respective area” (Sections 1.34.6 and 9.1.4). In practice that means each elevator lobby serves two residences per floor, a level of privacy closer to a private-elevator building than to a corridor tower (our reading). Florida DBPR lists five elevator certificates at 295 Grande Way, where three cores with a passenger and a service car each would suggest six; the state’s elevator records would resolve the difference.
The Dunes fills from January through April and thins in summer. The Club’s 2026 seasonal schedule ran “through April 30,” with happy hours Tuesday to Sunday from 4 to 7 p.m., and the association notes that “service days and hours vary by season.” Dominica’s calendar has a second rhythm that newcomers miss: major construction is allowed only from April 15 to November 15, so summer is remodeling season, and an owner who stays through August should expect contractor traffic in the service elevator on weekdays. In season the building is quiet by rule. Sales follow the same calendar: Dominica’s 12 closings in 48 months had three in May, two in August and two in December, and across all of The Dunes 52 of 105 closings fell in March, April and May (Southwest Florida MLS Matrix, pulled September 23, 2026).
A February weekday might start at the Wellness Center, which opens at 5 a.m. in season, or on the Club’s clay courts after 8, then a walk out the Conner Park gate to the state park beach before the lots fill. A package waits at the Concierge Center, which signs for deliveries and keeps weekday hours of 8 a.m. to 5 p.m. Lunch can be the Club’s Tiki Bar, where everything charges to the member account because the Club does not take cash. The afternoon is league tennis, a swim at the Dominica pool or a nap on a west-facing lanai, and the evening is happy hour at the SandBar or dinner in the Royal Palm Room, where every owner’s $1,000 annual food and beverage minimum gets spent. Contractors, if any, are off the property by 4:30 p.m.
Daily errands run short from Grande Dominica. By our routing estimates from the clubhouse, the nearest Publix, at Riverchase Shopping Center on Tamiami Trail North, is about 1.8 miles; Trader Joe’s is about 2.3 miles; and the Whole Foods at Mercato is about 2.9 miles. A second Publix at US 41 and Wiggins Pass Road is expected in mid-2027. For dinner out, The Ritz-Carlton, Naples on Vanderbilt Beach Road (reopened July 2023) is about 2.2 miles, LaPlaya Beach & Golf Resort about 1.9 miles and The Turtle Club at the Vanderbilt Beach Resort about 2.5 miles. Mercato, with its restaurants and cinema, is about 3.2 miles, Waterside Shops about 5.8 miles and Artis Naples, home of the Naples Philharmonic and The Baker Museum, about 5.7 miles.
NCH North Naples Hospital, 11190 Health Park Boulevard, is about 2.6 road miles and 7 minutes off-peak from the gate, with adult, pediatric and obstetric emergency care open 24 hours, per NCH’s North Naples Hospital page. NCH Vanderbilt Immediate Care on Vanderbilt Beach Road is about 3.5 miles. For a second hospital, Physicians Regional Pine Ridge (about 10.2 miles) and Lee Health Coconut Point’s 24-hour emergency department in Estero (about 10.8 miles) are roughly the same drive as downtown NCH Baker (about 10.3 miles). Those are our off-peak routing estimates; add time in season.
Many Dominica buyers also tour Antigua, Barbados and Cayman, the three Island Cove towers a few hundred yards away, and the daily differences are concrete. Island Cove residences run 1,893 to 2,194 square feet with seven to a floor, one assigned garage space and entry from open-air breezeways; Dominica residences run 2,609 to 2,964 square feet with six to a floor, two assigned spaces and a private foyer beside two elevators. Island Cove owners are served by the POA’s Site Management office at the Club; Dominica owners have the Grande Preserve Concierge Center next door. Island Cove fees run about $30,700 to $32,300 a year against Dominica’s $38,368 to $42,712 for typical residences (our arithmetic on the 2026 Q&A sheets), and Island Cove’s 48-month median sale was about $1,200,000 against Dominica’s $2,125,000 (Southwest Florida MLS Matrix, pulled September 23, 2026). Both share the gate, the Club, the walk to the state park and the same AE 10 flood reading.
Dominica suits the buyer who wants 2,600 to 3,000 square feet under air, a private elevator foyer, two parking spaces and a real lanai, and who values a building where half the owners are full-time Florida residents. It suits the seasonal owner who might lease one winter in three, because the 30-day minimum and four-lease cap leave room for that. It suits a family, since there is no age restriction. It does not suit a buyer who wants to lease monthly year-round, keep a motorcycle or golf cart, renovate in January, or buy without knowing the elevator assessment balance. And a buyer who wants direct Gulf frontage should look at Gulf Shore Drive instead; Dominica’s beach is a walk through a gate.
In season, Collier Area Transit’s free Paradise Beach Trolley starts at the Conner Park lot beside the community’s pedestrian gate and runs to Delnor-Wiggins Pass State Park and Vanderbilt Beach. The 2026 season ran Friday to Sunday through April 26, plus spring break, Easter week and Presidents’ Day, from 8 a.m. to 3 p.m. and 4:30 to 7 p.m., about every 30 minutes, per Collier County’s announcement of the 2026 beach trolley season. The nearest fixed bus route runs on US 41, about 1.7 road miles from the gate. For owners who drive to the county beaches, Collier County’s free beach parking permit is available to part-time owners with a current Collier tax bill or a deed within three months of closing, per the county’s beach parking information; it does not cover the state park.
More than half of Dominica’s owners have filed for Florida’s homestead exemption, and a buyer who will live here full time should do the same: on the Collier County tax roll, 2026 preliminary, the median Dominica tax bill is $12,637.73, and Florida’s assessment caps reset when a residence sells, so the seller’s bill is rarely the buyer’s. The first week’s list is short: FPL service in your name, a POA transponder for each vehicle ($25 on the June 2026 purchase application) with the decal applied at the Concierge Center, your guest list set up in the gate’s visitor system, a key left with management, and the free county beach parking permit.
Owners who leave for the summer carry duties the declaration spells out. Section 9.10 requires every water valve to be shut off whenever the residence is unoccupied overnight and the electricity left on. The rules ask owners to leave a key with management and recommend a home watch service with a checklist: humidistat set, water off, water heater off, drains run. Hurricane season overlaps the remodeling season, and every Dunes building sits in Collier County Evacuation Zone A. The tower generator supplies “only the elevators, garage doors and emergency lighting,” per the association’s Hurricane Ian frequently asked questions, so an owner who stays through a storm should plan on no air conditioning until utility power returns, and should move cars out of the garage when Zone A is called.
Grande Dominica has three residences listed today against four sales in the last 12 months, and all three listings sit on the terrace level or the 3rd floor, so the right strategy depends on your floor, plan and view. Sellers: start with a free Grande Dominica home valuation or call Jesse direct at (239) 898-6072, and we will show you the Dominica sales in your plan and floor band, not a ZIP-code average. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and we will match your budget and leasing plans to the right stack before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in this guide is one we would stand behind across the table.
Grande Dominica closed 12 residential sales in the 48 months to September 23, 2026, at a median of $2,125,000 and $746.31 per square foot, and 4 in the last 12 months at a median of $1,912,500, a small sample. Three residences are listed today at $1,550,000 to $1,595,000, none pending, about nine months of supply.
Data updated: September 2026
Every number in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, unless another source is named. The 48-month window is closings dated 09/24/2022 to 09/23/2026 and the 12-month window is 09/24/2025 to 09/23/2026. Price per square foot is the median of per-sale ratios on MLS living area. Where a sample holds one or two sales we list them instead of giving a median, and where it holds fewer than ten we say “small sample.” Floors are described by level, never by residence number.
Closed | Floor | MLS living area (sq ft) | List price | Sold price | Sold to list | Days on market | Sold $/sq ft |
|---|---|---|---|---|---|---|---|
November 2022 | 3rd floor | 2,609 | $2,625,000 | $2,550,000 | 97.14% | 129 | $977.39 |
June 2023 | 14th floor | 3,401 (entered as total area; plan is 2,919 under air) | $3,500,000 | $3,400,000 | 97.14% | 25 | $999.71 |
October 2023 | 4th floor | 2,919 | $2,400,000 | $2,200,000 | 91.67% | 52 | $753.68 |
May 2024 | 12th floor | 2,609 | $2,400,000 | $2,270,000 | 94.58% | 77 | $870.07 |
August 2024 | 12th floor | 2,919 | $2,395,000 | $2,237,500 | 93.42% | 127 | $766.53 |
December 2024 | 14th floor | 2,964 | $2,195,000 | $2,000,000 | 91.12% | 54 | $674.76 |
May 2025 | 5th floor | 2,964 | $1,895,000 | $1,825,000 | 96.31% | 291 | $615.72 |
August 2025 | 10th floor | 2,919 | $2,295,000 | $2,150,000 | 93.68% | 287 | $736.55 |
December 2025 | 3rd floor | 2,919 | $1,875,000 | $1,875,000 | 100.00% | none recorded (sales-data-entry) | $642.34 |
January 2026 | 7th floor | 2,609 | $1,725,000 | $1,550,000 | 89.86% | 56 | $594.10 |
April 2026 | 9th floor | 2,818 | $2,395,000 | $2,100,000 | 87.68% | 74 | $745.21 |
May 2026 | 15th floor | 2,609 | $1,950,000 | $1,950,000 | 100.00% | none recorded (sales-data-entry) | $747.41 |
Two rows need a note. The June 2023 sale was entered at 3,401 square feet, which is the developer plan sheet’s total area including the lanai for the 2,919 square foot plan, so its $999.71 figure understates the price per air-conditioned foot; on the 2,919 figure it would be about $1,164.78 (our arithmetic). It is either way the highest sale in the building in four years. And two 2025 to 2026 closings were sales-data-entry records, logged into the MLS at closing at the contract price, which is why they show 100% of list and no market time.
Measure | 48 months (n=12) | 12 months (n=4, small sample) |
|---|---|---|
Median sold price | $2,125,000 (mean of $2,100,000 and $2,150,000) | $1,912,500 (mean of $1,875,000 and $1,950,000) |
Median list price | $2,345,000 (mean of $2,295,000 and $2,395,000) | $1,912,500 (mean of $1,875,000 and $1,950,000) |
Median price per sq ft | $746.31 (mean of $745.21 and $747.41) | $693.78 (mean of $642.34 and $745.21) |
Median sold to list | 94.13% (mean of 93.68% and 94.58%) | 94.93% (mean of 89.86% and 100%) |
Days on market | median 75.5 (n=10, mean of 74 and 77) | two marketed sales: 56 and 74 days |
Range | $1,550,000 to $3,400,000 | $1,550,000 to $2,100,000 |
Sold volume | $26,107,500 | $7,475,000 |
The movement inside the four years is the story a seller needs to hear first. The five sales from November 2022 through August 2024 closed at a median of $2,270,000; the seven from December 2024 through May 2026 closed at a median of $1,950,000, about 14% lower (our arithmetic). Calendar-year medians say the same thing in small samples: $2,237,500 in 2024 (n=3), $1,875,000 in 2025 (n=3) and $1,950,000 in 2026 to date (n=3). Price per square foot has held up better than price in 2026, when two of the three sales were the 2,609 square foot plan, the building’s highest per-foot plan: the 2026 per-foot median is $745.21 (n=3) against $642.34 in 2025 (n=3) and $766.53 in 2024 (n=3).
Plan (MLS living area) | Sales in 48 months | Median price or sales listed | Median $/sq ft or per-sale |
|---|---|---|---|
2,609 (Residences 02 and 05) | 4 (small sample) | $2,110,000 (mean of $1,950,000 and $2,270,000) | $808.74 (mean of $747.41 and $870.07) |
2,818 (Residence 01) | 1 | $2,100,000 (April 2026) | $745.21 |
2,919 (Residences 03 and 04) | 4 (small sample) | $2,175,000 (mean of $2,150,000 and $2,200,000) | $745.12 (mean of $736.55 and $753.68) |
2,964 (Residence 06) | 2 | $2,000,000 (December 2024) and $1,825,000 (May 2025) | $674.76 and $615.72 |
3,401 entered (the 2,919 plan, total area) | 1 | $3,400,000 (June 2023) | $999.71 as entered |
The 2,609 square foot plan has commanded the highest price per foot in the building, which fits the developer’s plan sheet: it carries a 475 square foot lanai, the second largest of the four plans, on the smallest interior. The 2,964 square foot Residence 06 plan, with the smallest lanai (242 square feet), has traded lowest per foot in both of its sales. In a building where the association says most residences have “front and gulf facing lanais,” outdoor space and view angle carry as much price as interior size.
Split the 12 sales at the 10th floor and the pattern is clear, with the caution that both halves are small samples from different years. The six sales on the 10th floor and above closed at a median of $2,193,750 (the mean of $2,150,000 and $2,237,500) and $756.97 per square foot (the mean of $747.41 and $766.53). The six on the 3rd through 9th floors closed at a median of $1,987,500 (the mean of $1,875,000 and $2,100,000) and $693.78 per square foot (the mean of $642.34 and $745.21). That is a gap of about 9% in price by our arithmetic. The one exception, a 3rd-floor sale at $2,550,000, closed in November 2022, early in the four-year window, when Grande Preserve prices ran higher across the board.
Floor | MLS living area | Beds / baths | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|
3rd floor | 2,964 | 3 / 3.5 | $1,595,000 | $538.12 | 153 |
Terrace level | 2,919 | 3 / 3.5 | $1,595,000 | $546.42 | 185 |
Terrace level | 2,919 | 3 / 3.5 | $1,550,000 | $531.00 | 68 |
All three listings sit on the two lowest residential levels, and all three ask $531 to $546 a square foot, roughly $200 to $215 a foot below the building’s 48-month median. Two of them have been listed for more than five months. The lowest sale in four years was $1,550,000, so these asks are at the floor of the building’s recorded range. No Grande Dominica residence is pending as of September 23, 2026. With 3 active listings against 4 closings a year, Dominica carries about 9.0 months of supply, against about 6.9 months for the Grande Preserve as a whole and 2.0 months in Island Cove, per our guide to The Dunes of Naples. For an upper-floor owner, the thin supply above the 3rd floor is the opportunity.
Grande Dominica buyers have paid a median 94.13% of the last list price over four years, better than the 93.76% median for all of The Dunes over the same 48 months. Across the ten marketed sales, the ratio ran from 87.68% (a 9th-floor 2,818 square foot residence that listed at $2,395,000 and sold for $2,100,000 after 74 days) to 97.14% (twice: the 3rd-floor sale of November 2022 and the 14th-floor sale of June 2023). Time on market ran from 25 days to 291 days, and the two longest, 287 and 291 days, both closed in 2025 at 93.68% and 96.31% of their final list price. The lesson for a seller: in this building, the price reduction comes before the sale, not at the negotiating table, so the first list price does most of the work.
The four active Grande Dominica rental rows ask $15,000 to $21,000 a month in season and $7,000 to $9,000 off season, and one 2,818 square foot residence rented in the prior 365 days at $20,000 in season (Southwest Florida MLS Matrix, pulled September 23, 2026). By our arithmetic, a January to March lease at that rate grosses $60,000 before association lease fees, management and tax, against $41,784 in annual dues for that plan; that is an illustration, not a projection.
Grande Dominica was the first Grande Preserve tower, started under a November 2001 notice of commencement and declared a condominium on June 11, 2003, by Vanderbilt Partners II, Ltd., with Bayside Builders, Inc. as general contractor of record and Architects Consortium, Inc. credited with the architectural design on the recorded condominium sheets.
Data updated: September 2026
Every Dunes declaration names the same developer: Vanderbilt Partners II, Ltd., a Florida limited partnership whose general partner is CG&S Investors, Inc. of Detroit, and which changed its name to Vanderbilt GFG II, Ltd in December 2025. Signature Communities, Inc. ran development and marketing, from a sales center at 465 Bluebill Avenue. After the three Island Cove towers and Sea Grove sold out between 2001 and 2002, the developer moved to the Grande Preserve: four larger towers behind a second gate with their own community association. Grande Dominica was declared on the same day as the Declaration of Covenants and Easements, Grande Preserve at The Dunes (OR 3314, Page 1282), which created that association, and the Grande Dominica association itself was filed with the state on May 15, 2003 (Sunbiz document N03000004127), per Florida’s Division of Corporations search for Grande Preserve entities.
The notice of commencement for the 87-unit Grande Dominica building was recorded in November 2001 at OR Book 2924, Page 877, with Bayside Builders, Inc. as general contractor of record (Collier Clerk record of the 2001 Grande Dominica building notice). Kraft Construction Company, Inc. of Naples, named construction manager on the notices for the later Grande Preserve buildings, appears at Dominica as the 2003 lobby renovation contractor, and the recorded garage-level and elevation sheets for Dominica state “Architectural design provided by: Architects Consortium, Inc.” BBLS Surveyors & Mappers prepared the survey exhibits. Collier County’s milestone layer carries a certificate of occupancy date of June 10, 2003, one day before the declaration was recorded. The recorded front elevation puts the garage floor at 7.69 feet, the plaza deck at 19.85 feet and the penthouse floor at 169.42 feet (NGVD 1929), and the recorded garage plan totals 162 spaces (154 standard, 5 handicapped and 3 compact).
The developer deed index shows Grande Dominica selling out within roughly 12 to 15 months of its declaration, which is our reading of the recorded deed timeline, not a published sales report. The developer’s recorded budget guaranteed a condominium assessment of $1,875 per quarter for typical residences and $3,750 for penthouses in 2003. Today’s all-in figures ($9,592 to $10,678 typical) measure more layers of cost than those early guarantees did, including the master and Grande Preserve assessments, so treat the comparison as direction, not precision. Launch prices for Dominica are not in any recorded document we read.
Owners have amended the declaration five times, and each change still matters to a buyer:
Recorded | Official Records | What it changed |
|---|---|---|
August 23, 2011 | OR 4712, Page 1753 | Added a “Guests” section: overnight guests in the owner’s absence limited to family or non-paying guests, registered with the concierge on a board form |
May 23, 2013 | OR 4924, Page 637 | When the association takes title by foreclosure or deed in lieu, it is not liable as an owner for past assessments, and a later buyer from the association cannot claim them |
May 15, 2014 | OR 5038, Page 217 | Leasing cut from up to 12 leases a year to no more than 4 in 12 months and once per 90-day period, 30-day minimum, one-year maximum, no subleasing |
November 24, 2020 | OR 5850, Page 93 | Board authority over “material” modifications, sealed plans at owner cost, and a new “Major Construction” rule with a board-set season and daily fines |
April 27, 2022 | OR 6118, Page 65 | Full restatement of the declaration, articles and bylaws, adopted at a special membership meeting on April 11, 2022 |
Sources: the 2011 guest amendment, the 2013 assessment liability amendment, the 2014 leasing amendment, the 2020 material modification amendment and the Collier Clerk record of the 2022 restated declaration. The 2022 restatement calls itself a “substantial rewording” and lists the 2011, 2013 and 2014 amendments in its recitals; it does not list the 2020 amendment, although that amendment’s text reappears in the restated Sections 9.5.1 and 9.6.
In February 2020 the Naples Daily News carried a contributed release reporting that Clive Daniel Hospitality “has recently completed the renovation of three lobbies and corridors for the Grande Dominica at The Dunes of Naples” (Naples Daily News, February 29, 2020). “Three lobbies” fits the building’s three connected wings and the association’s description of “elegant private foyer entries.” Cost and funding were not published. Thirty-one months later, Hurricane Ian flooded the ground level, and the repair record is in the permits section below.
Grande Dominica has four typical floor plans, all three bedrooms and three and a half baths, from 2,609 to 2,964 square feet under air with lanais of 242 to 482 square feet, six per floor on 14 levels, plus three penthouses the county roll carries at 5,300 and 5,700 square feet.
Data updated: September 2026
Residence position | Beds / baths | A/C sq ft | Lanai sq ft | Total sq ft | Residences in the tower | 2026 quarterly fee (Q&A) |
|---|---|---|---|---|---|---|
01 | 3 / 3.5 | 2,818 | 380 | 3,198 | 14 | $10,446 |
02 and 05 (mirror) | 3 / 3.5 | 2,609 | 475 | 3,084 | 28 | $9,592 |
03 and 04 (mirror) | 3 / 3.5 | 2,919 | 482 | 3,401 | 28 | $10,678 |
06 | 3 / 3.5 | 2,964 | 242 | 3,206 | 14 | $10,446 |
Penthouses 1 and 3 | not published | 5,300 (county base area) | not published | not published | 2 | $19,081 |
Penthouse 2 | not published | 5,700 (county base area) | not published | not published | 1 | $20,639 |
Sources: the Grande Dominica floor plan sheet; the Collier County tax roll, 2026 preliminary, whose base areas match the plan sheet’s air-conditioned figures for the typical plans; and the 2026 Q&A sheet. Every typical plan on the sheet has a family room, a morning room, separate living and dining rooms, a laundry room, his-and-hers closets and a foyer beside the passenger and service elevators.
The smallest interior carries the second-largest lanai, 475 square feet, and in four sales over 48 months it posted the building’s highest median price per square foot, $808.74 (small sample). Because the fee is set by total square footage, it also carries the lowest fee in the building, $9,592 a quarter, or $38,368 a year (our arithmetic). For a buyer who lives on the lanai, this is the value plan.
The 03 and 04 mirror pair has the largest total footprint of the typical plans, 3,401 square feet including a 482 square foot lanai, and the highest typical fee, $10,678 a quarter. It set the building’s four-year high, $3,400,000 on the 14th floor in June 2023, and both terrace-level listings on the market today are this plan.
Residence 01 pairs 2,818 square feet under air with a 380 square foot lanai (3,198 total). Its one sale in 48 months, a 9th-floor residence at $2,100,000 in April 2026, was the top Dominica sale of the last 12 months.
Residence 06 has the largest interior of the typical plans and the smallest lanai, 242 square feet (3,206 total). It shares the $10,446 fee with Residence 01 even though its interior is 146 square feet larger, because the declaration shares common expenses by total square footage, lanai counted, and the two plans’ totals are within 8 square feet of each other (Declaration Sections 1.13 and 6; our reading of why the fee is shared). Its two sales, $2,000,000 on the 14th floor and $1,825,000 on the 5th, were the lowest per foot in the building.
The penthouse level holds three residences, which the county roll carries at 5,300 square feet (two) and 5,700 square feet (one). The Q&A sheet pairs Penthouses 1 and 3 at $19,081 a quarter and prices Penthouse 2 alone at $20,639, so Penthouse 2 is almost certainly the 5,700 square foot residence (our reading). No penthouse closed in the 48 months, and the penthouse floor plans are not on the public plan sheet. County base area and MLS living area are different measures, so a penthouse buyer should reconcile the size to the recorded condominium exhibit before comparing prices per foot.
The typical floors are the terrace level, floors 2 through 12 and floors 14 and 15, with no 13th floor. The association says “most residences offer front and gulf facing lanais with expansive water and city views,” with westerly and north-westerly Gulf views, and the tower looks across the preserve toward Turkey Bay and Wiggins Pass. Kalea Bay’s towers stand directly north, so a north-facing view is a skyline view; our Kalea Bay guide describes the tower community directly north. Units may be combined with board approval and sealed plans, but a combined residence still counts as two units for dues and votes (Section 9.11).
Every typical plan opens from a foyer beside a “Passenger Elevator” and a “Service Elevator” on the developer sheet, and Florida DBPR lists five elevator certificates at 295 Grande Way. Contractors, deliveries and movers must use the service elevator with protection, and workers “may not use passenger elevators at any time,” per the association’s contractor requirements. Each residence’s master breaker is in the shared backhall electric room, and its water heater and main water shutoff are in the mechanical room (Sections 9.1.2, 9.2.14 and 9.2.19).
Each residence has the exclusive use of two parking spaces as limited common elements, assigned by the developer in the unit deed and passing with title, and “there are three Limited Common Element parking spaces within the Garage which are enclosed, and which are assigned as an appurtenance to a designated Unit” (Section 1.34.1). Assigned spaces and storage lockers may not be transferred separately from the residence (Section 23.1). The recorded garage plan counts 162 spaces, fewer than the 174 that two per residence would need, so some assigned spaces sit outside the garage level (our reading; the declaration’s heading reads “Garage and Driveway Parking Space”). The Q&A’s quarterly “Garages” line of $94 most likely applies to the three enclosed spaces, but no document says what it buys.
“There are 14 cabanas located on the plaza deck level,” the restated declaration says (Section 1.34.5). They are limited common elements, not separate condominium units, assigned by the developer to designated owners in the deed or by separate assignment. Unlike parking, a cabana’s exclusive use may be reassigned to another Grande Dominica owner, with the association’s prior written approval, which “will not be unreasonably withheld.” A cabana may not be leased separately from a residence and may be used only for recreational purposes. The 2026 Q&A sheet lists a $205 quarterly cabana charge. Only 14 of 87 residences carry one, so a buyer should confirm the assignment in the seller’s deed or the association’s record before relying on a listing remark. The Walker Contracting Group recorded a cabana deck waterproofing notice in July 2025, listed in the permits section.
A Grande Dominica residence comes with three layers of amenities: the tower’s own heated pool with spa, fitness room, sun deck and grills; the private Grande Preserve Concierge Center shared with three other Grande towers; and The Club at the Dunes, the master association’s 25,000 square foot clubhouse with dining, tennis, pickleball and a wellness center.
Data updated: September 2026
The association’s Grande Dominica tower page lists a “fitness room, heated swimming pool with spa, expansive sun deck and outdoor grills,” along with “elegant private foyer entries.” The pool sits at the plaza deck with the 14 owner cabanas, and the rules add the practical details: sunrise to dusk hours, quiet by 10 p.m., swim diapers for small children and no glass. The three lobbies and corridors were renovated by Clive Daniel Hospitality, per the February 2020 Naples Daily News report, and the ground-level drywall was replaced after Hurricane Ian. Owners have no roof access; rooftop air-conditioning service is arranged through the site manager.
The Concierge Center at 280 Grande Way sits on a 3.69-acre recreation parcel owned by the Grande Preserve at The Dunes Community Association (Collier County tax roll, 2026 preliminary), and owners’ use of it is a non-exclusive right that comes through the condominium association’s membership (restated declaration Sections 1.18 and 8.2.5). The Concierge Center menu of services lists package signing and a notary, a conference room for eight, a business center with four workstations and a multipurpose room with a kitchen, open Monday to Friday 8 a.m. to 5 p.m. and Saturday 8 a.m. to 4 p.m.; the office line is (239) 592-0989.
The Club at the Dunes is the master association’s 25,000 square foot clubhouse at 310 Dunes Blvd, rebuilt in 2019 and described in the living section above. No equity membership or initiation fee appears in any association document, and the Dominica Q&A answers “No” to rent or land-use fees for recreational facilities. Each owner does carry the Club’s $1,000 annual food and beverage minimum, explained in the fee section below.
“Select units offer a private membership to the Floridian Club; a private beach club which provides hourly shuttle service to members and their guests,” the association’s Dominica page says. The Floridian Club describes itself as a private beach club on Vanderbilt Beach with membership “available to eligible residences of the Grande Preserve at The Dunes.” Which Dominica residences carry a membership, and what it costs, is not in any public document. The Grande Preserve unaccompanied houseguest privileges form, marked valid to September 30, 2023, shows how the membership worked for guests of a “Grande Preserve residence”: registration at the Concierge Center first, application seven business days ahead, no more than six passes at a time for guests aged 4 and up, photo ID picked up at the Concierge Center “prior to riding the shuttle or going to the club,” and, from November 1 to April 30, $110 for four consecutive days for up to six guests plus $22 for each additional day. Those are 2022 to 2023 figures from an expired form, so confirm the current schedule, and confirm membership for the specific residence in writing before you rely on it.
Grande Dominica’s 2026 regular assessment is $9,592 to $10,678 a quarter for typical residences and $19,081 or $20,639 for penthouses, per the association’s 2026 Q&A sheet, which says the master POA assessment and the Grande Preserve assessment are included in the condominium budget. Owners also carry the Club’s $1,000 annual food and beverage minimum.
Data updated: September 2026
Assessments are due quarterly in advance on January 1, April 1, July 1 and October 1, per the association’s 2026 Q&A sheet for Grande Dominica.
Residence position | A/C sq ft | 2026 quarterly (Q&A) | Annualized (our arithmetic) | Per A/C sq ft per year (our arithmetic) |
|---|---|---|---|---|
Residences 02 and 05 | 2,609 | $9,592 | $38,368 | $14.71 |
Residence 01 | 2,818 | $10,446 | $41,784 | $14.83 |
Residences 03 and 04 | 2,919 | $10,678 | $42,712 | $14.63 |
Residence 06 | 2,964 | $10,446 | $41,784 | $14.10 |
Penthouses 1 and 3 | 5,300 (county) | $19,081 | $76,324 | $14.40 |
Penthouse 2 | 5,700 (county) | $20,639 | $82,556 | $14.48 |
Enclosed garage line | $94 | $376 | ||
Cabana line | $205 | $820 |
The per-foot column shows why the fee pairs look the way they do: common expenses are shared by each residence’s total square footage under Exhibit E to the 2003 declaration (restated declaration Sections 1.13 and 6), so a residence with a big lanai pays more per interior foot than one with a small lanai. The garage and cabana lines are printed on the Q&A without dollar signs; they read as quarterly charges on the residences that hold those limited common elements.
The Q&A sheet says the association is a member of The Dunes of Naples Property Owners Association, Inc. and of Grande Preserve at The Dunes Community Association, Inc., that unit owners do not vote in either, and that both assessments “are included in the Condominium budget”: $2,380.50 per quarter to the POA and $1,206.75 per quarter to the Grande Preserve association for each residential unit in 2026. That is $3,587.25 of every typical residence’s quarterly bill, or $14,349 a year (our arithmetic), before the tower’s own operating budget and reserves. The restated declaration treats both as common expenses of the condominium (Sections 1.13, 1.18 and 1.38). The Q&A does not itemize the rest of the budget; the adopted 2026 budget and reserve schedule sit in the owners’ portal.
Listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, split each Dominica fee into three lines: a “condo fee,” an “HOA fee” of about $1,207 (the Grande Preserve assessment) and a “master” fee of about $2,381 (the POA assessment). Those are pieces of the Q&A total, not charges to add on top of it. Our arithmetic on 2026 Dominica rows:
The same rows carry a “total annual recurring fees” figure about $1,000 above four times the quarterly total: $42,784 against $41,784 for Residences 01 and 06, $43,712 against $42,712 for Residences 03 and 04, and $39,368 against $38,368 for Residences 02 and 05. That extra $1,000 appears to include the Club’s annual food and beverage minimum, which is our reading of the numbers, not a statement in the listings. If you are comparing Dominica with another building, use the Q&A figure for the regular assessment and treat the $1,000 as a separate spending commitment.
The POA board adopted a food and beverage minimum on December 1, 2023, effective January 1, 2024, under Section 6.11 of its Declaration of Covenants and Easements, per the POA’s food and beverage minimum policy. Each owner must spend $1,000 a calendar year at The Club, excluding tax and gratuity; any shortfall is billed as a “Deficiency Amount” and treated as “an Assessment subject to a lien”; and on a resale the buyer’s minimum for that year is reduced by what the seller already spent. For 2026, the Q&A says the minimum “will not be charged in advance,” and any shortfall appears on the December 2026 Club statement.
The master association collects a Resale Capital Assessment on every resale: the greater of 1.25% of the gross sale price or $1,000 for contracts approved after May 31, 2026 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements. The Grande Dominica purchase application prints it and says it is included in the estoppel. It is collected at closing through the estoppel, and the contract decides who pays. At Dominica prices, by our arithmetic:
Price point | At 1.25% | At the old 0.75% | Difference |
|---|---|---|---|
$1,595,000 (today’s highest ask) | $19,937.50 | $11,962.50 | $7,975 |
$1,912,500 (12-month median) | $23,906.25 | $14,343.75 | $9,562.50 |
$2,125,000 (48-month median) | $26,562.50 | $15,937.50 | $10,625 |
One 2025 Dominica MLS row carries a “transfer fee” of $15,375, which equals 0.75% of a $2,050,000 price (our arithmetic), consistent with the rate in force before June 2026. When you see a transfer fee on a Dominica listing, it is this assessment.
Charge | Amount | Paid to | Source |
|---|---|---|---|
Purchase application | $150, non-refundable | Grande Dominica association | June 2026 purchase application |
Vehicle transponder | $25 per vehicle ($25 or $30 on the Grande Preserve form) | The POA | Purchase application; the Grande Preserve vehicle transponder form |
Lease application | $150 | Grande Dominica association | |
POA lease processing | $250 per lease and per renewal | The POA | Lease and additional lease period applications |
Lost garage or gate opener | $35 | The association | 2014 rules |
Estoppel and lender questionnaire | Not published | Ordered through CondoCerts |
No move-in fee or elevator deposit appears in any Dominica form. The declaration lets the board set contractor damage deposits and plan review fees (Section 11.7), and the remodeling guide lets the association bill owners for independent professional review of plans.
On the Collier County tax roll, 2026 preliminary, the median total just value of a Grande Dominica residence is $1,535,815 (range $1,145,815 to $3,183,900 across 87 parcels), and the median total tax bill is $12,637.73. The millage for the district is 9.8670 mills before any voted debt, so each $1,000,000 of taxable value produces about $9,867 in tax before exemptions (our arithmetic). Non-ad valorem assessments are $0.00 on every parcel: there is no community development district. Florida’s assessment caps reset on a sale, so the seller’s bill is rarely the buyer’s bill, especially where the seller held homestead.
For a 2,609 square foot Residence 02 or 05 in 2026, by our arithmetic: $38,368 in regular assessments, the $1,000 Club minimum and a median tax bill of $12,637.73 add to about $52,006 a year, before insurance, utilities, home watch and any balance of the elevator assessment. For a 2,919 square foot Residence 03 or 04 the same stack is about $56,350. The median tax figure is a building-wide median, not a forecast for any one residence.
Grande Dominica is billing an approved elevator modernization assessment in 2025 and 2026 whose amount is not published, its first Florida milestone inspection comes due in 2028 on Collier County’s schedule, and no structural integrity reserve study for the building has been made public. The estoppel and the owners’ portal hold the answers a buyer needs.
Data updated: September 2026
The association’s tower page states: “Grande Dominica has an approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026.” That is the whole public record of the assessment. The total cost, the amount per residence by unit type, the installment dates, the vendor and the completion date are not on any public page or form we read. What the county record adds is context. Hurricane Ian’s surge filled the elevator pits at The Dunes, “most over 15’ high,” and damaged the elevator systems in all seven towers, per the association’s Hurricane Ian Information Center. In 2026 the association recorded two notices of commencement with Austen Electric, Inc. for “General electrical repairs in elevator machine rooms,” on May 5 (Collier Clerk record, OR 6583, Page 53) and August 14 (Collier Clerk record, OR 6619, Page 3574). No county notice names an elevator contractor, which is expected: Florida issues elevator installation and alteration permits through the state’s Bureau of Elevator Safety, not the county (our reading). Florida DBPR lists five elevator certificates at the address, searchable through the DBPR license and elevator certificate search.
For a buyer or seller, the practical question is whether any installment is still unpaid on the day of closing and who pays it. The estoppel certificate answers the first; the contract answers the second. We write that clause by name.
Florida’s SB 4-D (2022) requires a milestone structural inspection of condominium buildings three stories or taller once they reach a set age, then every ten years (section 553.899, Florida Statutes). Under Collier County’s milestone inspection program, buildings within three miles of saltwater reach the milestone at 25 years. Collier County’s milestone status dashboard shows Grande Dominica’s case “Open for Uploads,” status “Not Due,” with a milestone year of 2028, which is 25 years after the county’s June 10, 2003 certificate of occupancy date. The three Island Cove towers have completed their first milestone; Dominica is the first Grande tower in line. A 2027 or 2028 buyer should ask whether the Phase 1 inspection has been scheduled and what it found.
The same law requires a structural integrity reserve study (SIRS) for the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and other major items, and ended owner votes to waive or underfund reserves for them (section 718.112(2)(g)); HB 1021 (2024) and HB 913 (2025) refined the rules. No Grande Dominica SIRS is public; the association’s budgets, reserve studies and minutes sit in the owners’ portal, and the state’s SIRS reporting databases could not be read for this page. That is not evidence that a study is missing. Ask for it by name, and compare its recommended reserve for each component with what the 2026 budget actually funds; a large gap is the most reliable early warning of a future special assessment.
Every Dunes tower is built with post-tensioned concrete slabs. The association’s notice for Dominica, the post-tension cable scanning notice, requires contractors to X-ray (ground-penetrating radar) scan and certify tendon locations and give 48 hours’ notice before any slab penetration. It says a scan “typically begins around $500+” and that past tendon repairs have cost “$20k-$50k,” borne by the contractor or owner. The remodeling guide adds: “No penetration of the concrete floors is permitted without approval.”
This is the Dominica fact most buyers miss. Unit boundaries in the restated declaration exclude “windows, doors, screens and their frames” from the unit (Section 8.1.4), yet Section 9.2.1 makes the unit owner responsible for maintaining and replacing windows, including frame, glass, balance rods, locks, sill and caulking at installation, with later exterior caulking under the association’s waterproofing program. Sliding glass doors, screens and hurricane shutters are also owner items (Sections 9.2.4, 9.2.7, 9.2.8 and 9.12). Section 9.12 separately lets the board, “with the approval of voting interests as may be required by” statute, install code-compliant impact glass, windows or doors building-wide and assess or credit owners “as provided in the Act.” After Ian, insurance carriers notified Dunes associations that window replacement is necessary to safeguard insurability, per the association’s real estate page; at Dominica that could reach owners unit by unit or through a Section 9.12 building program (our reading). The association does not say whether Dominica’s windows are impact-rated, so confirm the specific residence’s windows, doors and shutters before you write an offer. One more consequence: since 2025, Florida’s My Safe Florida Condominium grants reach windows only where the declaration makes them common elements, per the Florida Senate summary of CS/CS/HB 393, so the program would not fund Dominica window replacement under the current text (our reading).
The 2026 Q&A sheet answers “No” to whether the association is involved in any court case in which it may face liability over $100,000. Under Section 22.6 of the restated declaration, litigation other than collections, use and leasing enforcement, emergencies and compulsory counterclaims needs prior approval of three-quarters of all voting interests.
The Grande Dominica Amended and Restated Declaration of 2022 sets residential-only use, board approval of every sale and lease, owner-maintained windows, carpet above the terrace level unless hard flooring is approved over sound-deadening, a ban on signs, motorcycles and golf carts, and an April 15 to November 15 season for major construction.
Data updated: September 2026
Each residence is a single-family residence only; a home office is allowed with no clients or signage (Section 14.1). Anyone other than owners and their family staying more than 30 days in a calendar year needs board approval, and listed felony and sex-offender categories are barred from occupancy (Sections 14.1.1 to 14.1.3). Where the master or Grande Preserve documents conflict with the condominium declaration, the master documents control unless the condominium rule is more restrictive (Section 14.7).
The Q&A sheet summarizes occupancy as no more than “two (2) persons per bedroom,” but the recorded declaration is more generous and governs: “No more than two (2) Persons per bedroom plus two (2) may reside in a Unit. No more than two (2) Persons per bedroom plus four (4) … may sleep overnight” (Section 14.1). For a three-bedroom Dominica residence that is eight residents and ten overnight occupants (our arithmetic). Leased residences are held to two overnight occupants per bedroom under the Q&A. A cabana “may only be used for recreational purposes.”
The 2020 amendment, carried into Sections 9.5.1 and 9.6 of the restatement, gives the board sole authority over “material” modifications, lets it delegate review to the manager or president, requires sealed plans and makes the owner pay review costs. The Grande Dominica guide to remodeling your unit (May 2022) spells it out:
Floors above the terrace level must be wall-to-wall carpet except in kitchens, baths, balconies, foyers and laundry rooms, unless the board approves hard flooring over approved sound-deadening material (Section 9.4). The remodeling guide makes ProFlex RCU 250 underlayment mandatory (LV 100 or LV 200 only under luxury vinyl plank), requires a maintenance-staff inspection of the underlayment before finish flooring goes down, and requires floors over 100 square feet to be removed with a floor-removal machine rather than jackhammers. The rules add felt pads on furniture and quiet after 10 p.m.
The Grande Preserve hurricane shutter and sliding glass enclosure specifications (revised May 5, 2022), adopted by the Grande Preserve community association’s board under section 718.113(5), Florida Statutes, allow only roll-down shutters in white 50 mm or 55 mm extruded aluminum 6063-T6 slats (no PVC or foam-filled slats), four- or five-sided housings, no storm bars on lanais and UL-listed tubular motors, with a board decision within 20 days and the permit posted on the unit door. Lanai glass enclosures go inside the existing screened area, in white aluminum frames at least 0.080 inch thick, with 9/16 inch impact glass where there are no shutters, in Evergreen tint. The lanai screen enclosure and contractor requirements route all workers to the service elevator.
Parking spaces, enclosed garage spaces and storage lockers are described in the residences section; none may be transferred apart from the residence. One vehicle per space; bicycles only in designated areas; inoperable vehicles are towed. Banned from all parking spaces and common elements: trucks other than “Permitted Pick-up Trucks” (up to three-quarter ton, factory height, box up to 8 feet, no lift kits or loud exhausts), commercial vehicles (any lettering, wrap, ladder or rack), ATVs, golf carts and golf cycles, RVs and mobile homes, boats and jet skis, and motorcycles, motorized scooters and mopeds. The board may install EV charging without an owner vote (Section 9.14).
No signs of any kind, including For Sale, For Rent and Open House signs. Open houses run only under the association’s open house rules, with requests due the Thursday before, one staff-placed sign at the bottom of the drive on weekend afternoons, and flyers prepared by the Concierge Center staff for the gatehouse.
Anyone in the residence more than 30 days a year is a resident or tenant, not a guest. Non-overnight guests use the facilities only with the owner or tenant unless the board approves. Owners may have overnight guests in their absence with prior written notice to the association, and the 2011 amendment limits those guests to family or non-paying guests registered with the concierge. Tenants may not have any guests while the tenant is absent (Section 15.3). The board may ban a guest after 14 days’ notice and a hearing, and where “guest” stays look like disguised rentals it may demand proof of family relationship or a no-payment affidavit.
Every sale, gift, inheritance, entity transfer or agreement for deed needs board approval. The board may require a criminal background investigation, residency verification and a personal interview (Sections 17.2 and 17.3.1.1). Where an entity or non-spouse co-owners hold title, one approved “Primary Occupant” is required, with no more than one change in 12 months and a possible personal guarantee; timeshare, “Unit Sharing” and fractional ownership are prohibited (Sections 17.1.2 and 17.1.3). The board has 30 days to decide or the transfer is deemed approved (Section 17.3.1.4). If it disapproves without good cause, the association must furnish a cash buyer at the contract price within 30 days unless the seller opted out in the application (Section 17.4.1); good cause is limited to listed grounds, including unpaid assessments not covered by closing proceeds (Section 17.4.3). The Clerk’s index shows the association recording a one-page certificate of approval for buyers on resales from 2003 to 2022, such as this 2020 certificate of approval of purchasers.
Eighty-seven residences, one indivisible vote each (Sections 1.56 and 6). A board of five directors serves two-year staggered terms; directors must be members or members’ spouses, and owners more than 90 days delinquent are ineligible. The fiscal year is the calendar year. The declaration is amended by a majority of the entire voting interests, 44 of 87, at a meeting or by written consent within 90 days, but no amendment may change a residence’s share of common elements or expenses without that owner, its mortgagees and all other owners (Article 18). Board spending on a material alteration of common elements over $100,000 in a fiscal year needs a majority of all voting interests (Section 9.8).
The association insures the building at replacement value with a board-set deductible and an independent replacement-cost appraisal at least every 36 months (Section 12.2.1), and it “shall use reasonable efforts to obtain and maintain adequate flood insurance,” satisfied by coverage up to NFIP limits or a private equivalent (Section 12.2.2). If more than half the residences become uninhabitable, the building is rebuilt unless 75% of all voting interests agree in writing not to (Section 13.2.2). Emergency powers expressly include “shutting down elevators, electricity, security systems, and air conditioners” before or during a storm, and dry-out and mold removal at owner cost.
No. Grande Dominica has no age restriction: the association’s 2026 Q&A sheet states, “There are no age restrictions,” and nothing in the 2022 Amended and Restated Declaration sets a 55-and-over rule. Families with children may buy, lease or visit, subject to the building’s occupancy limits and pool rules.
The Q&A sheet’s use-restriction answer reads: residential use only, not “regularly occupied by more than two (2) persons per bedroom,” “A cabana unit may only be used for recreational purposes,” and “There are no age restrictions.” The declaration’s use restrictions (Article 14) regulate occupancy counts, long-stay approvals and felony categories but not age.
A 51.7% homestead share on the county roll tells you Dominica skews toward full-time Florida residents, and in practice many are retirees or near-retirees, but that is a market pattern, not a rule. The pool rules require swim diapers for small children, which assumes children will be there.
An age-restricted building narrows its buyer pool; Dominica’s does not. A seller can market to relocating families, working professionals and seasonal owners alike, and a buyer does not need to qualify under a housing-for-older-persons exemption.
Yes, with limits. Grande Dominica allows leases of at least 30 continuous days, no more than four in any 12-month period and each starting at least 90 days after the prior one began, up to one year, with prior board approval, per the 2022 Amended and Restated Declaration. Tenants may not keep pets.
Data updated: September 2026
Article 16 of the restated declaration sets the terms:
The Rules and Regulations amended in May 2014 still say “All rentals or leasing of units are at a minimum period of ninety (90) days a maximum of four (4) times a year or a one year lease.” The recorded 2014 amendment (OR 5038, Page 217) and the 2022 restated declaration both set a 30-day minimum with four leases in 12 months and 90 days between lease starts, and the recorded declaration controls over the rules. The board’s own lease application interprets “once during each ninety (90) day period” the same way: a lease could not begin less than ninety days after the beginning of the previous one. Before the 2014 amendment, the declaration allowed up to 12 leases a calendar year; no document we read grandfathers owners under the older rule.
The declaration requires the lease package at least 30 days before the lease starts, and the association decides within 30 days of a complete file and interview or the lease is deemed approved (Section 16.4). The lease application (form revised January 6, 2022, posted as 2024) says “at least 20 days prior”; plan on 30. It requires a national criminal check for all adults, says “No gate access or beach passes will be issued without prior board approval,” and has the tenant show the approved lease at the guard gate. Renewals use the additional lease period application. The POA may impose its own lease fees and forms (Section 16.7).
$150 to the Grande Dominica association and $250 to the POA per lease, $400 in all, plus $25 per tenant vehicle, and the association does not accept checks from the tenant. The 2014 rules’ $350 total ($100 plus $250) is superseded by the current forms. The same rules let a Rental Compliance Committee bar tenants of non-compliant owners from all Dunes amenities.
Grande Dominica owners may keep “a reasonable number of pets” under Section 14.3 of the restated declaration, with no numeric or weight cap in the declaration; the rules add a board recommendation of 20 pounds or less. Tenants may not keep pets. Pets must be leashed, carried or caged outside the residence.
“The Owner of a Unit may keep a reasonable number of pets,” Section 14.3 says. Commercial breeding is barred, as are livestock (the declaration lists horses, goats, pigs, potbelly pigs, rabbits, chickens, geese and ducks) and exotic or venomous animals. Outside the residence a pet must be leashed, carried or caged, and the board may order removal of a pet that becomes a nuisance.
The May 2014 rules say the board “recommends” pets of 20 pounds or less, bar vicious pets and grandfather pets that lived in the building when the rules were amended (rules 8(a)2 and 8(a)5). A recommendation in the rules is not a weight limit in the declaration, and the distinction matters if a board ever tries to enforce it. No breed list appears in Dominica’s documents, unlike Antigua’s and Barbados’s.
Pets are leashed in the lobbies, and the rules designate pet areas at the side of the building at garage level and on the greenbelt. The county’s Bluebill beach access posts “no dogs,” so plan walks inside the gates.
The Q&A sheet says “no pets are allowed in leased units,” and the lease and renewal applications repeat it. That rule is uniform across all eight Dunes associations. The purchase application also asks for the pet’s photo, breed, color and weight.
Grande Dominica sits in FEMA Zone AE with a 10-foot base flood elevation at both county address points and across its parcel, in Collier County Evacuation Zone A. Hurricane Ian flooded its garage, elevator pits and ground level in 2022, and the association has since noticed drywall, roof and generator replacement and approved an elevator modernization assessment.
Data updated: September 2026
On September 28, 2022, Ian’s surge reached every Dunes tower. In the association’s own account on its Hurricane Ian Information Center, “All 7 towers had flooding in the lower garages and more than 450 cars were total losses,” “All 7 towers had catastrophic damage to the elevator systems,” elevator pits were “all full of water, most over 15’ high,” “Significant roof damage happened to all 7 towers,” “All pool pumps were lost to the surge,” and “No injuries or deaths were reported in the Dunes.” The association added that “The surge came so fast that it had a current and swept in from the preserve side, overtaking the retaining walls and into the garages,” and that the Grande Preserve office next door “was flooded and requires significant restoration and repairs.” The association keeps a per-building photo gallery on its Hurricane Ian pictures page.
The Dominica-specific record is in the county’s notices of commencement: drywall replacement by Prestige Coating and Construction noticed in November 2023 and re-recorded in December 2023 and March 2025 (the same-day notices at the Island Cove towers read “2ft Drywall replacement through out lobbies. Area of work flooded”), a full re-roof by Crowther Roofing & Sheet Metal noticed February 19, 2024, a like-for-like 300 kW generator in April 2024, and the elevator modernization assessment of 2025 and 2026. Each job’s link to Ian is our reading of the timing, except the drywall, whose sister notices say the work area flooded. The 2026 Q&A reports no litigation over $100,000; Dominica’s insurance claim outcome is not public.
The U.S. Geological Survey storm-tide sensor at the Delnor-Wiggins Pass State Park boat ramp, about 1,800 feet west of the middle of The Dunes, peaked at 10.24 feet NAVD88 in Ian, per the USGS storm-tide peak summaries for Collier County and the National Hurricane Center’s Tropical Cyclone Report for Ian. USGS lidar puts ground elevation at the Grande Dominica address point at about 6.82 feet NAVD88. By our arithmetic, that means roughly 3.4 feet of water at grade around the building, which fits the flooded garage and ground-level drywall. Residences start well above that level; Ian’s damage in the towers was concentrated in what sits at grade. Water does not lie perfectly flat across a site, so treat this as an order of magnitude, not a measurement inside the building. In Irma (2017) the same sensor peaked at 3.91 feet, below the ground at every Dunes building.
Measure | Grande Dominica, 295 Grande Way |
|---|---|
FEMA zone at the county address points | AE (both points) |
Base flood elevation | 10 feet NAVD88 |
Share of the condominium parcel by zone | 100% AE 10 |
FIRM panel and effective date | 12021C0189J, February 8, 2024 |
Ground elevation at the address point | about 6.82 feet NAVD88 |
Collier County evacuation zone | A |
NHC worst-case surge, Category 1 / 2 / 3 / 4 / 5 | more than 3 / 6 / 9 / 9 / 9 feet above ground |
Distance landward of the Coastal Construction Control Line | about 2,060 feet (our measurement) |
VE zone or Coastal Barrier Resources System unit at the building | none |
Sources: FEMA’s National Flood Hazard Layer, Collier County’s hurricane evacuation zone lookup, the National Hurricane Center’s storm surge risk maps and Collier County’s 2026 Floodplain Protection Newsletter. This is a map screen, not an official determination; lenders order a flood zone determination per building. The recorded survey gives the garage floor at 7.69 feet on the NGVD 1929 datum, a different datum from the NAVD88 base flood elevation, so do not compare them directly; the building’s elevation certificate does that conversion.
Collier County’s Florida Building Code 8th Edition wind speed layer puts the Grande Dominica address point in the 162 mph ultimate design wind speed band, which places the whole site in a wind-borne debris region by our reading of the code definition. Any new or replacement window or exterior door must therefore be impact-rated or protected. On code era, the county roll dates Dominica to 2003, after Florida’s first statewide building code took effect on March 1, 2002, but the building’s notice of commencement was recorded in November 2001, so its permit may predate that code (our reading; the permit application date is the real test and sits in the county’s permit file). The association does not say whether Dominica’s original windows are impact glass, so confirm them residence by residence.
The association carries the master policy on the building at replacement value, with a board-set deductible and a replacement-cost appraisal at least every 36 months, and it must use “reasonable efforts” to carry flood insurance up to NFIP limits or a private equivalent. Under section 718.111, Florida Statutes, deductibles and damage beyond coverage are a common expense, which is how a large hurricane deductible becomes a special assessment. The carrier, limits and deductibles for Dominica are not public; certificate requests go through the insurance certificate mailbox on the association’s real estate page. Your HO-6 must carry at least $2,000 of loss assessment coverage under section 627.714, Florida Statutes; at Dominica, buy well above that floor, insure your windows, doors and shutters (the declaration makes them yours), and insure your car separately, since more than 450 cars were total losses when the Dunes garages flooded in Ian. Under FEMA’s formula the theoretical master flood cap for an 87-unit building is $21.75 million (87 x $250,000, our arithmetic), but whether Dominica carries an NFIP or private master flood policy, and at what limit, is not published. Collier County’s Class 5 CRS rating gives eligible NFIP policies a 25% premium discount.
Grande Dominica, 295 Grande Way, is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools attendance zones tool checked September 23, 2026. All three earned an A for 2025-2026 in the district’s 2026 accountability brief.
Level | Zoned school (2026-2027) | Grades | Students (2024-2025) | Distance from the gate | Typical off-peak drive | 2025-2026 grade |
|---|---|---|---|---|---|---|
Elementary | Naples Park Elementary, 685 111th Ave N | PK to 5 | 384 | 1.0 mi | 3 min | A |
Middle | North Naples Middle, 16165 Learning Ln | 6 to 8 | 909 | 6.4 mi | 13 min | A |
High | Aubrey Rogers High, 15100 Patriot Pl | 9 to 12 | 1,496 | 8.4 mi | 18 min | A |
Sources: the CCPS attendance zones tool, which returned the same three schools for 295 Grande Way and every other Dunes address; enrollment from NCES for Naples Park Elementary, North Naples Middle and Aubrey Rogers High; grades from the CCPS 2026 Accountability Brief. Distances are measured from 300 Dunes Boulevard; Dominica sits within about 0.4 mile of that point.
Through the 2022-2023 school year, The Dunes was zoned to Gulf Coast High. The assignment moved to Aubrey Rogers High for 2023-2024, when the district opened it. Aubrey Rogers is only about 2.8 miles away as the crow flies, but about 8.4 road miles, because the Cocohatchee River corridor pushes the route east; budget for that in a season morning.
The closest private options by road are First Baptist Academy (PK to 12, about 6.5 miles), The Village School of Naples (PK to 12, about 6.6 miles), Royal Palm Academy (PK to 8, about 7.3 miles) and Community School of Naples (PK to 12, about 8.3 miles), per the NCES private school search near ZIP 34110 and our routing. Our guide to Naples private schools covers admissions calendars.
Grande Dominica’s association has recorded notices of commencement for a lobby renovation in 2003, rooftop HVAC in 2020, structural concrete and pool repairs in 2021 and 2023, post-Ian drywall, a full re-roof and a generator in 2023 and 2024, a fire alarm upgrade and cabana deck waterproofing in 2025, and elevator machine-room electrical work in 2026.
Recorded | Contractor | Scope as written on the notice | Official Records |
|---|---|---|---|
November 25, 2003 | Kraft Construction | “Lobby renovation of Grande Dominica” | |
May 19, 2020 | Haines A/C and Refrigeration | “Replace rooftop HVAC systems” (terminated April 26, 2021) | |
July 27, 2021 | Spectrum Contracting, Inc. | “Concrete beam repair within the Pool Equipment Room on ground level” (terminated May 2022) | |
July 13, 2023 | Spectrum Contracting, Inc. | “Pool tank support replacement and concrete beam repairs” | |
November 27, 2023 (re-recorded December 20, 2023 and March 19, 2025) | Prestige Coating and Construction Inc. | “Drywall replacement” | |
February 19, 2024 | Crowther Roofing & Sheet Metal of Florida | “Re-Roof, Remove Existing Roof, Install New Roof” | OR 6330, Page 3862 |
April 12, 2024 | United Electrical LLC | “Replace 300KW Generator, like for like” | |
April 10, 2025 | Johnson Controls Fire Protection, LP | Upgrade the existing Simplex 4100 fire alarm control panel with new Simplex 4100ES components | |
July 29, 2025 | The Walker Contracting Group | “Cabana Deck Waterproofing & Related Work” (notice runs 18 months) | |
May 5, 2026 | Austen Electric, Inc. | “General electrical repairs in elevator machine rooms” | |
August 14, 2026 | Austen Electric, Inc. | “General electrical repairs in elevator machine rooms” |
Source: the Collier Clerk Official Records document search, party name “Grande Dominica,” 2003 to September 23, 2026. Notices filed by individual owners for work inside their own residences are not listed. The May 2026 Austen notice misstates the street as “295 Dunes Blvd”; its legal description and the August notice place the work at 295 Grande Way.
Read in order, the notices describe a building that has worked through its structure and systems since 2020: the roof, rooftop air-conditioning, the pool structure, the generator, the fire alarm panel, the cabana deck waterproofing and the elevators have all had recorded work notices in six years. The cabana deck notice is still open into early 2027 by its 18-month term, so a buyer should ask whether that work is finished and how it was funded. None of these notices states a cost.
Grande Dominica sits in a built-out PUD, so nothing new is planned inside the gate beyond the POA’s decisions on its newly acquired Hold-Back and Marina parcels. Around it, Kalea Bay’s final tower is finishing to the north, a private beach club and a Ritz-Carlton residential project are rising to the south, and the state is replanning Delnor-Wiggins.
Data updated: September 2026
Kalea Bay’s fifth tower was approved in October 2023 at 20 stories, per the Naples Daily News account of the Tower 500 compromise, and the developer described it in April 2026 as in its final phases, with elevators in testing. For Dominica residences facing north, the skyline they see today is the skyline the approved PUD allows.
The state’s June 2026 draft unit management plan for Delnor-Wiggins Pass State Park would evaluate a reservation system and a capacity gate, rebuild four of five beach parking lots and replace five bathhouses with three restrooms. A capacity gate matters to drivers; residents walking in from the Conner Park side pay the pedestrian fee.
Collier County approved the private Paraiso Beach Club at 10025 Gulf Shore Drive in October 2025, targeted for mid-2027, and The Ritz-Carlton Residences, Naples at Vanderbilt Beach Road was preparing for residents in fall 2026 with 128 residences and a 22-slip marina, per the developer’s news page. Both add residents and traffic to the Vanderbilt Beach area.
The county began widening Vanderbilt Beach Road east of US 41 to six lanes the week of July 6, 2026, a two-year, $28.4 million job, per Collier County’s construction-start release. A 55,674 square foot Publix at US 41 and Wiggins Pass Road is expected in mid-2027, per Gulfshore Business. The county also approved an $845,066 rebuild of the flood-prone Vanderbilt Drive path from The Dunes north to Marina Bay Club in January 2026.
Daily logistics at Grande Dominica run through the Grande Preserve Concierge Center and the building rules: deliveries and contractors through the garage and the service elevator on weekday hours, a trash chute on every floor, two assigned parking spaces, dwellingLIVE guest registration at the gate, and FPL power in the owner’s name.
Data updated: September 2026
Each residence has two assigned spaces, per Section 1.34.1 and the rules (“Each owner is assigned two parking spaces within the parking structure”). Front-of-building spaces are reserved for visitors, nothing may be stored in a space, and contractor vehicles may not stay overnight. Two garage and gate openers are issued at closing; a lost opener costs $35. Every resident vehicle needs a POA transponder, with the decal affixed at the Concierge Center; full-time transponders require the vehicle to be registered in the owner’s name, per the Grande Preserve vehicle transponder form.
Deliveries come in by 4:30 p.m. on weekdays and 1 p.m. on Saturdays, through the garage, on the contractor (service) elevator with floor and elevator protection, and elevators may not be held longer than 10-minute intervals. Luggage carts go back to the garage. No move-in fee or elevator deposit appears in any Dominica form. After a move or construction, the owner must do extraordinary cleaning of the shared backhall. Confirm your date with Grande Preserve Management and register the mover at the gate.
Owners pre-authorize contractors with the gatehouse. Contractors enter through the lower parking garage, never the main lobby, park in designated garage spaces, use only the service elevator and work Monday to Friday after 8 a.m., off site by 4:30 p.m., and Saturday off by 1 p.m., with no Sunday access except emergencies. Major construction is limited to April 15 through November 15.
There is a trash compactor chute on every floor, open 8 a.m. to 10 p.m. Boxes are broken down, and recycling goes in the labeled containers in the garage. The association maintains the chutes and the backhall electric rooms.
Destination | Drive distance | Typical off-peak time |
|---|---|---|
Naples Park Elementary | 1.0 mi | 3 min |
Delnor-Wiggins Pass State Park entrance, by car | 1.2 mi | 4 min |
Publix, Riverchase Shopping Center | about 1.8 mi | 5 min |
Vanderbilt Beach Park | 2.3 mi | 7 min |
NCH North Naples Hospital | 2.6 mi | 7 min |
Mercato | 3.2 mi | 9 min |
I-75 at Immokalee Road | 5.4 mi | 11 min |
Waterside Shops | 5.8 mi | 12 min |
Fifth Avenue South, downtown Naples | 10.7 mi | 20 min |
Southwest Florida International Airport | 25.0 mi | 35 min |
These are free-flow estimates from 300 Dunes Boulevard using the OSRM public router on September 23, 2026; Grande Dominica is within about 0.4 mile of that point, so add up to a minute. Expect longer trips from January to April. NCH North Naples Hospital runs a 24-hour emergency department.
Grande Dominica holds the Grande Preserve’s broadest plan range and its only large penthouses, a 48-month median sale of $2,125,000 that ties Grande Excelsior, the third-highest median price per square foot at The Dunes, the same 30-day minimum lease as most towers, and the same AE 10 flood reading as Island Cove and Excelsior.
Data updated: September 2026
Condominium | Residences | Residential levels | A/C sizes (sq ft) | 2026 quarterly fee (Q&A, all-in) | 48-month median sold (n) | 48-month median $/sq ft | Minimum lease | FEMA zone at building |
|---|---|---|---|---|---|---|---|---|
84 | 12 over garage | 1,893 to 2,194 | $7,982.25 | $1,175,000 (12) | $560.13 | 30 days | AE 10 | |
84 | 12 over garage | 1,893 to 2,194 | $8,070 | $1,325,000 (15) | $603.92 | per Declaration Section 16 (not posted publicly) | AE 10 | |
84 | 12 over garage | 1,893 to 2,194 | $7,663.50 | $1,200,000 (22) | $606.41 | 30 days | AE 10 | |
Grande Dominica | 87 | 15 over plaza deck and garage | 2,609 to 2,964; penthouses 5,300 and 5,700 (county) | $9,592 to $10,678; penthouses $19,081 and $20,639 | $2,125,000 (12) | $746.31 | 30 days | AE 10 |
90 plus 10 guest cottages | 15 over plaza and garage | 3,353 to 3,404 | $10,572 to $10,732 | $2,125,000 (13) | $626.30 | 90 days | AE 10 | |
90 plus 6 guest cottages | 15 over plaza and garage | 2,747 to 2,893 | $10,156 to $10,696 | $2,175,000 (13) | $751.81 | 30 days on the current lease form | split AE 9 and AE 10 | |
75 plus 6 guest cottages | 15 over plaza and garage | 2,798 / 2,893 / 3,728 | $11,445 to $15,248 typical | $2,160,000 (15) | $768.41 | 30 days | shaded X at building points, AE on part of parcel | |
40 | two-story | 2,061 / 2,973 | $5,876 | $1,465,000 (3, small sample) | $710.82 | 30 days | shaded X at building points, AE on part of parcel |
Sources: each association’s 2026 Q&A sheet, including Grande Excelsior’s, Grande Phoenician’s and Grande Geneva’s; the recorded declarations and 2014 and 2022 leasing text; FEMA’s National Flood Hazard Layer (a map screen, not an official determination; lenders order a flood zone determination per building); the Collier County tax roll, 2026 preliminary; and the Southwest Florida MLS Matrix, pulled September 23, 2026. The community-wide comparison lives in our guide to The Dunes of Naples.
Dominica is the Grande tower for a buyer who wants choice inside one building: four typical plans from 2,609 to 2,964 square feet, lanais from 242 to 482 square feet, and three penthouses larger than any other residence at The Dunes on the county roll. Its per-foot price has held third in the community over four years, ahead of Excelsior by about $120 a square foot. Its homestead share (51.7%) is second only to Excelsior’s, and its 30-day minimum lease gives owners more leasing flexibility than Excelsior’s 90 days.
Dominica is the oldest Grande tower (2003), which is why it is first in line for a milestone inspection (2028, against 2029 to 2032 for the other Grande towers), and it is the only Dunes tower with an announced elevator assessment. Its ground sits at about 6.8 feet, lower than Phoenician (about 8.2) and Geneva (about 9.3), consistent with its full AE 10 mapping. And today it carries more months of supply (about 9.0) than the Grande Preserve as a whole (about 6.9).
Next door at 285 Grande Way, Grande Excelsior sold at the same $2,125,000 48-month median, but with plans of 3,353 to 3,404 square feet, so Dominica buyers paid about 19% more per square foot ($746.31 against $626.30, our arithmetic). Excelsior’s fees run $10,572 to $10,732, close to Dominica’s upper stacks, and Excelsior’s 90-day minimum lease narrows its rental use. A buyer choosing between them is choosing between more interior space (Excelsior) and more plan choice, lanai and leasing flexibility (Dominica).
Grande Dominica’s strengths are its plan variety, private elevator foyers, the Grande Preserve Concierge Center, a 30-day leasing minimum and a price per foot that has held near the top of The Dunes. Its weak points are an unpriced elevator assessment, owner-maintained windows, an AE 10 site that flooded in Ian and the first milestone inspection among the Grande towers.
Data updated: September 2026
If you’re searching for a Grande Dominica listing agent, or thinking, ‘I need someone to sell my Grande Dominica home…’ you are selling into three competing listings, about nine months of supply and an elevator assessment every buyer’s agent has read about, in a tower where plan, floor and lanai move the price more than the market does.
Data updated: September 2026
Selling at Grande Dominica is not selling “a Dunes condo.” It is selling one of 87 recorded residences in a building with four typical plans, three penthouses, 14 cabanas assigned to specific owners and an approval process that runs 30 days. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that volume to a Dominica listing along with the paperwork most listing agents treat as an afterthought: the Grande Dominica purchase application, revised June 2026, the estoppel ordered through the association’s CondoCerts announcement letter, the elevator assessment disclosure on the association’s Grande Dominica page, and the window, flood and insurance facts a lender asks about in week two.
For Grande Dominica sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and in this building that shows up as pricing to the plan and floor band, not to the building average. Get a free Grande Dominica home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Every figure below comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, for closings dated September 24, 2025 to September 23, 2026.
Start with a free Grande Dominica home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your residence: the same plan, the same side of the building, the same floor band, adjusted for view, lanai, renovation, windows and shutters, cabana assignment and Floridian Club membership. An automated estimate cannot see that the May 2026 sale was the 2,609 square foot plan on the 15th floor while yours is the 2,964 square foot plan on the 5th, or that all three current listings are on the two lowest levels. We can, and we price to it.
(239) 898-6072, text or call. Confidential conversations welcome.
The three active Dominica listings ask $531 to $546 a square foot on the terrace level and the 3rd floor, and two have been listed more than five months. An upper-floor seller should not let those asks set the conversation: the six 10th-floor-and-above sales of the last four years closed at a median of $756.97 a square foot. A low-floor seller, by contrast, is pricing into direct competition and should price to the lowest recorded sale ($1,550,000) and the listings’ days on market, not to the 48-month median. We show you the comparable sales line by line.
The association discloses the elevator modernization assessment on its public page, so assume every buyer’s agent has read it. We attach the association’s notice to the listing, confirm through the estoppel what has been billed and what remains, and write the contract clause that says who pays any balance at closing. Silence buys nothing; the estoppel will show it anyway.
The June 2026 purchase application requires the complete package with the signed contract at least 30 days before closing, a $150 fee, background checks for every occupant, vehicle and pet details and a $25 transponder per vehicle, and the board has 30 days to decide under Section 17.3.1.4. An entity buyer must name a Primary Occupant. We collect the application with the contract, check it for completeness and track it to approval, so a February contract is on schedule for a March closing.
If your residence holds one of the 14 cabanas, one of the three enclosed garage spaces or a Floridian Club membership, those are value you can only sell with paper: the developer deed or assignment for the cabana, the deed for the parking spaces, and written confirmation of club eligibility. We pull them at listing and put them in the marketing. If you want to keep a cabana and sell the residence, the cabana can only be reassigned to another Dominica owner, with the association’s written approval.
Over 48 months the median marketed Dominica sale spent 75.5 days on market (n=10, the mean of 74 and 77), with a range of 25 to 291 days (Southwest Florida MLS Matrix, pulled September 23, 2026). Add at least 30 days for association approval. Pricing to the plan and floor band is what keeps a listing near the short end.
No. You can list and close now. Disclose the association’s posted assessment, confirm the billed and unbilled amounts on the estoppel, and agree in the contract who pays any balance. Buyers accept a known number far more easily than an unknown one.
It can, and only 14 of 87 residences have one, per the 2026 Q&A sheet. It is a limited common element assigned to your residence, not a separate parcel, and it carries a $205 quarterly charge. Document the assignment and market it as its own line.
The contract decides; no association document assigns it. At the building’s 48-month median of $2,125,000 it is $26,562.50, by our arithmetic. We put it in your net sheet on day one and write it into the contract by name, amount and payer.
Yes. Many Dominica buyers want a turnkey seasonal home, but furnishings go on a separate bill of sale and inventory, because the lender values the real estate, not the furniture. Call Jesse direct at (239) 898-6072 to talk through what to leave.
Only for the good-cause grounds listed in Section 17.4.3 of the restated declaration. If the board disapproves without good cause, the association must furnish a cash buyer at the same price within 30 days, unless the seller opted out in the application.
McGreevy and Comisar are the Domain Realty team behind this Grande Dominica guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples high-rise market that Grande Dominica sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up US 41 from the Vanderbilt Drive gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Grande Dominica page the credential that matters more is narrower than any award: we read the 2003 declaration, all five recorded amendments and the 83-page 2022 restatement, the 2026 Q&A sheet, the rules, the purchase, lease and remodeling forms, every association notice of commencement at 295 Grande Way and every Dominica closing in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Dominica residence, start with a Grande Dominica home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Selling a Grande Dominica home? Get a free Grande Dominica home valuation, or call Jesse direct at (239) 898-6072.
Buying at Grande Dominica? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider view around Grande Dominica, see our guide to The Dunes of Naples, our Naples guide, our Pelican Bay guide and our roundup of the best real estate agents in Naples.
The Grande Dominica buyer questions below are answered from the 2022 Amended and Restated Declaration, the association’s 2026 Q&A sheet, rules and forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Each answer names its source, and where the public record is silent, the answer says so.
Data updated: September 2026
Grande Dominica at The Grande Preserve, a Condominium, is an 87-residence tower at 295 Grande Way, Building 4 of The Dunes of Naples and the first of its four Grande Preserve towers, declared June 11, 2003. The association calls it eighteen-story; it has 15 residential levels over a plaza deck and garage.
$9,592 a quarter for Residences 02 and 05, $10,446 for Residences 01 and 06, $10,678 for Residences 03 and 04, $19,081 for Penthouses 1 and 3 and $20,639 for Penthouse 2, per the 2026 Q&A sheet. Annualized, typical residences run $38,368 to $42,712 (our arithmetic).
Yes, per the 2026 Q&A sheet, which says the POA assessment ($2,380.50 a quarter) and the Grande Preserve assessment ($1,206.75 a quarter) “are included in the Condominium budget.” Do not add them on top of the Q&A figure.
The MLS splits the one Q&A total into a condo fee, a Grande Preserve “HOA” fee of about $1,207 and a master fee of about $2,381. For Residences 01 and 06, $6,858.75 + $1,207 + $2,381 = $10,446.75, the Q&A’s $10,446 plus rounding (our arithmetic).
Yes. The association’s tower page discloses “an approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026.” The amount is not published; the estoppel certificate shows what is billed and what remains on a given residence.
Four typical plans, all three bedrooms and three and a half baths: 2,609 square feet under air (Residences 02 and 05), 2,818 (01), 2,919 (03 and 04) and 2,964 (06), with lanais of 475, 380, 482 and 242 square feet, per the developer’s floor plan sheet.
The county roll carries two penthouses at 5,300 square feet and one at 5,700. The 2026 Q&A sets $19,081 a quarter for Penthouses 1 and 3 and $20,639 for Penthouse 2, which is almost certainly the 5,700 square foot residence (our reading). No penthouse sold in the last 48 months.
Yes, for at least 30 continuous days, up to one year, with prior board approval, under Article 16 of the restated declaration, and no more than four leases in any 12 months, each starting at least 90 days after the prior one began. The 90-day minimum in the 2014 rules was superseded by the recorded declaration. Leases cost $400 in association fees.
Owners may keep “a reasonable number of pets” under Section 14.3. The declaration sets no weight limit; the rules say the board “recommends” pets of 20 pounds or less. Livestock, exotic and venomous animals are barred, and tenants may not keep pets at all.
Only 14 of 87 do. The cabanas are limited common elements on the plaza deck, assigned by the developer to designated residences, with a $205 quarterly charge. A cabana may be reassigned only to another Dominica owner, with the association’s written approval, and may not be leased separately. Confirm the assignment in the seller’s deed or the association’s record.
Two assigned spaces, passing with title and not separately transferable, plus three enclosed garage spaces assigned to designated residences (Section 1.34.1). The Q&A lists a $94 quarterly garage line.
The owner. Section 9.2.1 makes windows an owner item, and sliding doors, screens and hurricane shutters are owner items too; the association maintains the structure, roof and exterior waterproofing.
Per the association, Ian flooded the lower garages of all seven Dunes towers, damaged every tower’s elevators and roofs and took out the pool pumps. At Dominica the recorded follow-up includes drywall replacement, a re-roof noticed February 19, 2024 by Crowther Roofing & Sheet Metal, a new generator and the elevator modernization.
Collier County’s milestone dashboard shows milestone year 2028, status “Not Due.” No structural integrity reserve study for Dominica is public; ask for it by name.
Zone AE with a 10-foot base flood elevation at both address points and across the parcel, on FEMA panel 12021C0189J effective February 8, 2024. That is a map screen, not an official determination; lenders order a flood zone determination per building.
Major construction is limited to April 15 through November 15. Above the terrace level, hard flooring needs board approval over ProFlex RCU 250 underlayment and an inspection; any slab penetration needs a GPR scan and 48 hours’ notice.
Only select residences carry it, per the association’s tower page, and the list is not published. Confirm it for the specific residence in writing.
A $150 application fee, $25 per vehicle for transponders, and the 1.25% Resale Capital Assessment (or $1,000 if greater) if the contract assigns it to the buyer, plus the buyer’s share of the year’s $1,000 Club minimum, reduced by what the seller spent.
The package is due at least 30 days before closing, and the board has 30 days to decide or the sale is deemed approved (Section 17.3.1.4). The board may require a background check and an interview.
Yes, but the entity must designate one approved Primary Occupant, may change it no more than once in 12 months and may be asked for a personal guarantee; timeshare and fractional ownership are prohibited (Sections 17.1.2 and 17.1.3).
Motorcycles, scooters, mopeds and golf carts are barred. Pickups are allowed only as “Permitted Pick-up Trucks,” up to three-quarter ton at factory height with a box up to 8 feet and no commercial lettering (Section 14.5).
The Grande Dominica seller questions below are answered from the Southwest Florida MLS Matrix, pulled September 23, 2026, the association’s 2026 Q&A sheet and June 2026 purchase application, the 2022 Amended and Restated Declaration and the master association’s posted notices, so a Dominica owner can plan a sale from the record.
Data updated: September 2026
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. We price Dominica by plan and floor band from every closing in the building.
Over 48 months Dominica sold at a median $746.31 a square foot, but plan and floor move that by hundreds of dollars a foot. Start with a free Grande Dominica home valuation or call Jesse direct at (239) 898-6072.
Four sales in 12 months at a $1,912,500 median, three listings on the low floors at $531 to $546 a square foot and no pending contracts: about 9.0 months of supply, a buyer’s market on the low floors and thin competition above them.
Commission, title and closing costs, any unpaid elevator assessment balance you agree to pay, and the 1.25% Resale Capital Assessment if your contract assigns it to you: $26,562.50 on a $2,125,000 sale (our arithmetic).
Cinematic video, drone, professional photography, our qualified-buyer database and a document file (Q&A, estoppel, assessment notice, cabana and parking assignments) in the first showing packet. That is how Top 1% Real Estate Agents Nationally Since 2008 sell a building with this much paperwork.
Yes. Two of the four Dominica closings in the last 12 months were entered into the MLS at closing with no marketing time recorded. We run quiet sales to our qualified-buyer database when discretion matters.
No. Section 14.4 of the declaration bars all signs, including For Sale and Open House signs. Open houses run under the association’s open house rules, with staff-placed signage and flyers prepared by the Concierge Center.
At listing, not at contract. It is ordered through CondoCerts and shows the regular assessment, the elevator assessment balance, the Resale Capital Assessment and any Club minimum shortfall.
Yes. The association posts it publicly, the estoppel will show it, and a contract that assigns it clearly avoids a renegotiation in week three.
Not necessarily. Windows are an owner item at Dominica, so a buyer will price them. If yours are original, get a quote and decide with us whether to replace, credit or price accordingly; if replaced, bring the permit.
List before it. Across The Dunes, 52 of 105 closings in 48 months fell in March, April and May, and Dominica’s 30-day approval window means those contracts were signed from January.
In the last four years, the six sales on the 10th floor and above closed at a median $2,193,750 against $1,987,500 for the 3rd through 9th floors, both small samples (our arithmetic on Southwest Florida MLS Matrix data).
The 2,609 square foot plan with its 475 square foot lanai: a median $808.74 a square foot across four sales, a small sample. The 2,964 square foot plan with the smallest lanai has sold lowest per foot.
In part. Under the POA’s policy, the buyer’s $1,000 minimum for the year of closing is reduced by what you already spent, and the 2026 minimum is billed on the December 2026 Club statement.
Yes, after board approval of each lease, from 30 days, no more than four times in 12 months, with no tenant pets. That flexibility is a selling point against Grande Excelsior’s 90-day minimum.
Call Jesse direct at (239) 898-6072 or request a free Grande Dominica home valuation. We start with your plan, floor, windows and cabana status, then build the price and calendar backward from your target closing.
From the building’s own record, with care. No Grande Dominica penthouse closed in the 48 months to September 23, 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026), so there is no penthouse comparable inside the building. The Collier County tax roll, 2026 preliminary, carries the three penthouses at 5,300 and 5,700 square feet, and the 2026 Q&A sheet sets their fees at $19,081 and $20,639 a quarter. The building’s top sale in four years, $3,400,000 on the 14th floor in June 2023, is the nearest marker. Call Jesse direct at (239) 898-6072 for a confidential penthouse pricing read.
Yes to both, within limits. Section 1.34.5 of the 2022 Amended and Restated Declaration lets the exclusive use of a cabana be reassigned to another Grande Dominica owner with the association’s prior written approval, which “will not be unreasonably withheld.” It cannot go to anyone outside the building, cannot be leased separately and may be used only for recreation. Only 14 of 87 residences hold one, per the 2026 Q&A sheet, and each carries a $205 quarterly charge. Decide before you list whether the cabana conveys, because it changes both the price and the paperwork.
The record cannot say yet. The association’s Grande Dominica tower page discloses an approved Elevator Modernization Project assessment “to be charged in 2025 and 2026,” but the amount per residence is not published, and we found no Dominica resale showing a buyer taking over an unpaid balance. What we can control is the uncertainty. The estoppel through CondoCerts shows what is billed and what remains, and the contract names who pays it. A buyer who sees a fixed, documented number negotiates on that number, not on a guess.
When, and what it found. Collier County’s milestone status dashboard shows Grande Dominica with a milestone year of 2028, status “Not Due,” the first of the four Grande towers in line. No Grande Dominica structural integrity reserve study has been made public; budgets and reserve studies sit in the owners’ portal. A 2027 or 2028 buyer will ask whether the Phase 1 inspection is scheduled and whether the budget funds what the study recommends. Pull the study and the 2026 budget from the portal before listing, and we put both in the disclosure file.
Whether they are impact-rated, when they went in and who owns them. At Grande Dominica the answer to the last is you: Section 9.2.1 of the restated declaration makes windows an owner item, and Sections 9.2.4 and 9.2.8 do the same for sliding doors and shutters. The address sits in the 162 mph design wind band on Collier County’s Florida Building Code 8th Edition wind speed layer, and the association’s real estate page says carriers told Dunes associations after Ian that window replacement is necessary to safeguard insurability. The association does not say whether Dominica’s original windows are impact glass, so bring the permit and install date for yours.
Four, ordered early. The lender questionnaire and estoppel come through the CondoCerts portal, per the association’s CondoCerts announcement letter. The master insurance certificate is requested through the insurance certificate mailbox on the association’s real estate page; the carrier, limits and deductibles are not public. The lender orders its own flood zone determination, and FEMA’s National Flood Hazard Layer reads AE 10 across the Dominica parcel on panel 12021C0189J, effective February 8, 2024, a map screen, not an official determination. Your HO-6 declarations page rounds out the file.
In writing, with the record attached. The association’s Hurricane Ian Information Center says Ian flooded the lower garages of all seven towers and damaged every tower’s elevators and roofs, and the Collier Clerk’s notices of commencement show Dominica’s drywall replacement, a 2024 re-roof and a 2024 generator replacement afterward. Residences start well above grade, but anything you know about your own residence, including water intrusion, a claim or a repair, belongs in the disclosure too. Dominica’s insurance claim outcome is not public, so we disclose what the documents show and say plainly what they do not.
The contract decides, so we negotiate it with the rest of your costs. Deed stamps show on recorded Dunes deeds: the POA’s June 2026 Marina Property quitclaim carried $10,500 in documentary stamps on $1,500,000 of consideration, 70 cents per $100 (our arithmetic on the Collier Clerk record). At that rate, a sale at Grande Dominica’s 48-month median of $2,125,000 would carry $14,875 in deed stamps (our arithmetic, Southwest Florida MLS Matrix median). Put it on the net sheet beside the 1.25% Resale Capital Assessment, $26,562.50 at the same price, so neither surprises you at the closing table.
Yes, and the declaration keeps the terms predictable. Article 16 of the restated declaration caps any lease at one year with no lessee options and no subleasing, so a buyer can see exactly when the tenant’s term ends. While the residence is leased, the tenant, not the owner, holds the use rights to the common facilities (Section 16.8). If your buyer wants the tenant to stay on, a renewal needs board approval through the additional lease period application, with a $250 POA fee. Share the approved lease and its dates in the first showing packet.
The buyer goes through the same board approval as any other sale. Article 17 of the restated declaration also covers gifts, inheritances and entity transfers, so an heir who takes title and keeps the residence needs approval too, and a trust or entity buyer must name one approved Primary Occupant (Sections 17.1.2 and 17.1.3). The recorded documents set no special rules for estate or trust sellers; proving who can sign is a title question for your attorney. On the Collier County tax roll, 2026 preliminary, 51.7% of Dominica residences are homesteaded, and assessment caps reset on a sale.
Keys and the two garage and gate openers. The May 2014 Grande Dominica Rules and Regulations say only two openers are issued at closing and a lost one costs $35, so find both before you list, and collect the key the rules ask owners to leave with management. Vehicle transponders do not follow the residence: full-time transponders require the vehicle to be registered in the owner’s name, per the Grande Preserve vehicle transponder form, so your buyer applies for new ones at $25 a vehicle. Never pass building or amenity access codes along.
Club at the Dunes privileges come with every Dunes residence, and no equity membership or initiation fee appears in any association document, so there is nothing to transfer. The Floridian Club is different. The association’s Grande Dominica tower page says “select units” carry a private membership, and which ones is not published. If your listing will claim it, get written confirmation of eligibility for your specific residence first, because a buyer’s agent will ask and a remark without paper can unwind a price. Call Jesse direct at (239) 898-6072 and we will help you document it.
By appointment and pre-registration, never by drive-by. Buyers and agents enter through the staffed gatehouse on Vanderbilt Drive only when registered, and open houses run under the association’s open house rules: requests due the Thursday before, an agent or the owner present, one staff-placed sign at the bottom of the drive on Saturday and Sunday afternoons, and no waiting in lobbies. For the Grande Preserve towers, the Concierge Center staff prepare flyers for the gatehouse. We register every buyer ahead of time and meet them at the door.
Grande Excelsior first. Next door, it sold at the same $2,125,000 48-month median with plans of 3,353 to 3,404 square feet, so Dominica buyers paid a median $746.31 a square foot against $626.30 there (Southwest Florida MLS Matrix, pulled September 23, 2026). Per-foot shoppers also look at Grande Phoenician ($751.81) and Grande Geneva ($768.41), and budget buyers look at Island Cove, where the 48-month median ran about $1,200,000. Your case against Excelsior is plan choice, lanai size and a 30-day lease minimum against its 90 days.
It is paid from your proceeds, and it is one of the few reasons the board may refuse a buyer. Section 17.4.3 of the restated declaration lists unpaid assessments not covered by closing proceeds as good cause to disapprove a sale. The bylaws add interest from 10 days after a due date and a late fee of the greater of $25 or 5% of the installment, and the POA’s food and beverage minimum policy treats a Club shortfall as “an Assessment subject to a lien.” The estoppel through CondoCerts shows every balance, so order it at listing.
Only work a buyer will pay for, and major work only in the off-season. The Grande Dominica guide to remodeling your unit limits major construction to April 15 through November 15 and requires sealed plans, Collier County permits, ProFlex RCU 250 underlayment under hard floors and a GPR scan before any slab penetration. Paint, carpet and like-for-like fixture swaps need no approval. A seller aiming at a winter listing must finish major work by mid-November, so we settle scope in spring. Keep every approval, because buyers ask for them.
The Grande Dominica guide above rests on primary records: the Collier Clerk’s official records for the building, the association’s own posted documents, state and federal agency data, Collier County government pages, school and hospital operators, and dated news reports. Every link below points to the publisher of record, and no brokerage, listing portal or appraiser site is cited.
The Grande Dominica documents below are the ones a buyer or seller should read before signing a contract. Each links to its official source, whether the association’s document library, the Collier Clerk or Collier County, with one line on the question it answers, so you can check every fee, rule and date yourself.
Data updated: September 2026
Document | Publisher | What it answers |
|---|---|---|
Grande Dominica Condominium Association | The 2026 quarterly assessment by residence, the POA and Grande Preserve shares, leasing, pet and litigation answers | |
Grande Dominica amended and restated governing documents, 2022 | Grande Dominica Condominium Association | Unit boundaries, window and maintenance duties, parking, cabanas, leasing, sales approval and governance |
Grande Dominica Condominium Association | Contractor hours, deliveries, trash chutes, parking, pet and pool rules | |
Grande Dominica Condominium Association | The 30-day approval package, fees, background checks and the 1.25% Resale Capital Assessment | |
Grande Dominica Condominium Association | Lease fees, lead time, tenant checks and the no-pets rule | |
Grande Dominica Condominium Association | The April 15 to November 15 construction season, approvals, flooring underlayment and contractor insurance | |
Grande Preserve at The Dunes Community Association | Allowed shutter and lanai glass enclosure products | |
Dunes property management | GPR scanning before any slab penetration and the cost of a tendon strike | |
The Dunes of Naples | Plan sizes, lanai areas and room layouts | |
The Dunes of Naples Property Owners Association | How the $1,000 annual Club minimum works on a resale | |
Collier County Clerk of Courts | The recorded text that controls over the rules | |
Collier County Growth Management | Dominica’s 2028 milestone year and status |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Grande Dominica. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
