The Dunes of Naples - Grande Geneva

McGreevy and Comisar are the team Grande Geneva sellers call first, and the team Grande Geneva buyers call when they need to know what a high-floor residence in this tower is really worth, why the association’s fee sheet prints a sixth line, and what the recorded declaration says about windows, flooring and leasing. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. Grande Geneva is a 75-residence high-rise condominium tower with 15 residential levels inside the master-planned community of The Dunes of Naples in Naples, Florida. It is the last tower the developer built at The Dunes, the one with the fewest residences per floor and the largest typical floor plan in the community, and over the last four years it has carried the highest median price per square foot of any condominium inside the gate.

Grande Geneva is one of the neighborhoods inside The Dunes of Naples in Naples. If you are buying or selling here, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.

This guide is built from the recorded Declaration of Condominium for Grande Geneva at The Grande Preserve (October 3, 2007) and its 2008 and 2014 amendments, the association’s 2026 Q&A sheet, purchase and lease applications, renter rules and building notices, the developer’s floor plan sheet, the Collier County tax roll (2026 preliminary), Collier County’s milestone and flood records, FEMA’s flood map and the Southwest Florida MLS Matrix, pulled September 23, 2026. It goes deeper than our community guide on the things that are specific to this building: the private rooftop terrace recorded for the center penthouse, the fee formula that charges every residence the same rate per air-conditioned square foot, the owner’s responsibility for windows, the leasing amendment that grandfathers some owners and not others, and the record of all fifteen sales in the last 48 months. Where the records do not answer a question, we say so.

If you own at Grande Geneva and are weighing a sale, start with the market snapshot and then call Jesse. If you are buying, the plan, fee, flood and declaration detail is here so you can decide whether this tower, and which stack in it, fits before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for Grande Geneva

McGreevy and Comisar are the best realtor for Grande Geneva 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 Geneva market read built on every MLS closing in the tower, the county roll and the recorded documents.

Data updated: September 2026

If you’re searching for the best realtor for Grande Geneva in The Dunes of Naples, Naples, whether you’re ready to sell your Grande Geneva 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 tower for a specific reason. Grande Geneva has only 75 residences, three floor plans and a thin resale record, so a single sale can move the median, and a listing agent who prices from a generic North Naples comp set, or even from the tower next door, will miss what actually separates one Geneva residence from another: the stack, the floor, the view line to the Gulf or to Old Collier Golf Club, and whether the residence carries a guest cottage or a Floridian Club membership.

Recent Grande Geneva track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 3 Grande Geneva closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026. They were a 2,893 square foot 16th-floor residence at $2,265,000 in March 2026 (105 days on market, 88.82% of list), the highest sale anywhere at The Dunes in those 12 months; a 3,728 square foot 5th-floor center residence at $1,850,000 in April 2026 (238 days, 92.96% of list); and a 2,798 square foot 5th-floor residence at $1,875,000 in May 2026 (85 days, 93.75% of list). With n=3, a small sample, the median sold price was $1,875,000, the median price per square foot was $670.12 (the median of the three per-sale ratios on MLS living area), the median sold-to-list ratio was 92.96% and the median time on market was 105 days. Total sold volume was $5,990,000, and the fastest sale took 85 days. Today 3 residences are active and 0 are pending, which at the 12-month pace of 3 closings is about 12 months of supply. The 48-month record gives the fuller picture: 15 closings, a median sale of $2,160,000, a median of $768.41 per square foot, a median 93.75% of list and a median 95 days on market (n=14, the mean of 85 and 105, with one sales-data-entry record that carries no marketing time left out), with sales from $1,720,000 to $3,850,000.

For Grande Geneva 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 Geneva sale also runs on paperwork that most listing agents treat as an afterthought, and every piece of it changes what a buyer will pay. The Grande Geneva purchase application posted in June 2026 requires the buyer’s complete package at least 30 days before closing, a $150 non-refundable application fee and a criminal background check for every occupant, and it prints the master association’s Resale Capital Assessment of the greater of $1,000 or 1.25% of the gross selling price; on the tower’s 48-month median of $2,160,000 that is $27,000 (our arithmetic), and the contract decides who pays it. Estoppels are ordered through the association’s CondoCerts portal, per the association’s CondoCerts announcement letter. Buyers will ask about the $17,461 line on the association’s 2026 Q&A sheet for Grande Geneva, about who pays for windows (the declaration puts “screens, windows, and window glass” on the owner), and about the flood zone, which at this building is a shaded Zone X reading at the address points with AE on part of the parcel. We answer all three in writing before the first showing. Call Jesse direct at (239) 898-6072, or start with a free Grande Geneva home valuation.

For Grande Geneva buyers: the first decision is the stack. The two Type A residences on each floor (01 and 05) are 2,893 square feet under air, the two Type B residences (02 and 04) are 2,798, and the single center Type C residence (03) is 3,728, the largest typical plan at The Dunes. The second is the fee: read the 2026 quarterly figure on the Q&A sheet for your type ($11,833, $11,445 or $15,248), because the sheet says the master and Grande Preserve assessments are included in the condominium budget, so you should not add the MLS “master” and “HOA” lines on top. Budget as well for the Club’s $1,000 annual food and beverage minimum. If you plan to lease, the 2014 amendment limits you to four leases a year and one per 90 days, and tenants may not keep pets. If a listing mentions the Floridian Club, confirm in writing that the specific residence carries a membership, because the association says only “select units” do. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Selling your Grande Geneva home? Get a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072.

Buying at Grande Geneva? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Living in Grande Geneva as a Homebuyer

Living in Grande Geneva means five residences per floor, a private elevator foyer at every front door, a lobby-level pool, fitness room and club room, and the Grande Preserve’s own gate and Concierge Center. The tower looks west to the Gulf and east over Old Collier Golf Club, and the beach is a walk through public parkland.

Data updated: September 2026

What Is Grande Geneva, and Where Is 265 Indies Way?

Grande Geneva at The Grande Preserve, a Condominium is Building 7 on the association’s numbering, at 265 Indies Way, Naples, Florida 34110, the easternmost of the four Grande Preserve towers at The Dunes of Naples. The association describes the Grande Geneva residences as “the last luxury high rises to be completed in the gated luxury community of the Grande Preserve at The Dunes of Naples,” per the association’s Grande Geneva page. The declaration was recorded October 3, 2007 at Official Records Book 4288, Page 0627, and it creates 75 residential units and 6 guest cottage units (Collier Clerk record of the Grande Geneva declaration). The Collier County tax roll, 2026 preliminary, carries 81 parcels for the condominium: 75 residences and 6 guest cottages.

Two false friends are worth knowing. “Grand Geneva,” spelled without the final e, is a resort in Lake Geneva, Wisconsin, and it crowds the search results. And 265 Indies Drive East is an East Naples address in ZIP 34114, zoned to different schools; it has nothing to do with this building. Every Dunes address is in ZIP 34110, off Vanderbilt Drive.

Five Residences per Floor and a Private Elevator Foyer

Every typical floor holds five residences: two Type A plans in the 01 and 05 positions, two Type B plans in the 02 and 04 positions and one Type C plan in the center 03 position, per the Grande Geneva floor plan sheet. Each residence opens from a private foyer beside a passenger elevator and a service elevator, so you do not share a hallway with a neighbor’s front door, and moves and deliveries run on the service cars. That five-per-floor layout is the lowest density of any tower at The Dunes: the Island Cove towers carry seven per floor and the other three Grande towers six.

The plans are large. Type A is 2,893 square feet under air with a 234 square foot lanai, Type B is 2,798 with 252, and Type C is 3,728 with a 541 square foot Gulf-facing lanai. All three have three bedrooms (the third drawn as a den or bedroom), three baths in Types A and B and three and a half in Type C, a grand salon, a family room, a kitchen and a master suite; the Type A and Type C sheets label a “master spa” and dressing room. The plan detail is in the residences section below.

Gulf to the West, Old Collier Golf Club to the East

The association’s description of the tower promises “a direct west view to the blue waters of the Gulf of Mexico and panoramic east views over the exclusive Old Collier Golf Club,” per the association’s Grande Geneva page. Old Collier is a private Tom Fazio course “alongside the Cocohatchee River” with membership limited to “a limited number of individuals,” per the club’s own history page. It sits about 0.8 mile east in a straight line and is not a Dunes amenity; the view comes with a Geneva residence, the membership does not.

Geneva is also the building farthest from the Gulf at The Dunes. By our measurement on state and federal map layers, its address points sit about 2,790 feet landward of Florida’s Coastal Construction Control Line and about 3,100 feet from the nearest FEMA VE zone, the farthest of any Dunes building. That distance and the higher ground under it are why FEMA’s map reads differently here than at the other towers, which we cover in the flood section.

Inside the Grande Preserve Gate

Grande Geneva sits behind two gates. The first is the staffed gatehouse on Vanderbilt Drive that serves all of The Dunes; guests are pre-registered through the association’s visitor management system, per the association’s visitor management page. The second is the Grande Preserve gate that encloses the four Grande towers and the private Grande Preserve Concierge Center at 280 Grande Way, which Geneva’s renter rules place “on the immediate left as you enter the Grande Preserve gates,” per the Grande Geneva guidelines for renters and guests.

Governance runs in three layers. The Grande Geneva at the Grande Preserve Condominium Association, Inc. (a Florida not-for-profit filed August 7, 2007, active and current on its 2026 annual report) runs the building. It is itself the member of Grande Preserve at The Dunes Community Association, Inc., which operates the Concierge Center, and of The Dunes of Naples Property Owners Association, Inc., which owns the Club, the grounds and the gate. The 2026 Q&A sheet says owners do not vote in those two associations; the condominium association does. Day-to-day management for Buildings 4 to 7 comes from Grande Preserve Management at 280 Grande Way, (239) 592-0989, per the Grande Geneva purchase application.

Who Owns at Grande Geneva?

The county roll answers this better than any brochure. Of Geneva’s 81 parcels, 23 (28.4%) carry a homestead exemption on the Collier County tax roll, 2026 preliminary, the lowest share of the four Grande Preserve towers (Grande Excelsior is 52.0%, Grande Dominica 51.7% and Grande Phoenician 43.8%). Owner mailing addresses tell the same story: 45 of the 81 are in Florida, 1 is outside the United States and the other 35 are in other states. Our reading: Geneva leans toward second-home owners who spend the season here, which shapes both the rental market and the months when owners are on site to make decisions.

The same roll puts the median total just value across Geneva’s 81 parcels at $1,692,100 and the median 2026 preliminary tax bill at $16,301.28, the highest median bill of any condominium at The Dunes. There is no non-ad valorem assessment on any Geneva parcel, so there is no community development district on the bill.

The Seasonal Rhythm at Grande Geneva

The tower fills from January through April and thins in summer, and the sales calendar follows. Of Geneva’s 15 closings in the 48 months to September 23, 2026, 8 closed in March, April and May, and 5 of those in April alone (Southwest Florida MLS Matrix). The building’s own rhythm is set by its rules: the pool runs sunrise to dusk and the pool area closes at 10 p.m., gas grilling is allowed only at the pool grill, the trash chute is used from 8 a.m. to 10 p.m., and hurricane shutters are not to be operated before 8 a.m. or after 10 p.m. except in an emergency, per the Grande Geneva guidelines for renters and guests. Owners who leave for more than 24 hours are expected to shut the residence’s main water valve, which sits above the water heater in the service-hall utility room.

Getting to the Beach From Grande Geneva

The Dunes of Naples does not front the Gulf, and no Dunes-owned beach facility appears in any document we read. Residents walk out a coded pedestrian gate by Conner Park and Bluebill Avenue, cross the canal bridge and enter Delnor-Wiggins Pass State Park, a paid state park, or the county’s Bluebill beach access. The association calls it “a short 8-minute walk” from the Barbados front entry, per the Barbados guest and renter guide. Grande Geneva is the farthest tower from that gate on the association’s property map for vendors, so plan on a longer walk than that from Indies Way (our reading of the map).

Delnor-Wiggins is open 8 a.m. to sundown with a $2 pedestrian fee and $6 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page. In season, the county’s free Paradise Beach Trolley starts at the Conner Park lot beside the gate, per Collier County’s 2026 beach trolley announcement. Select Geneva residences also carry a membership in The Floridian Club, a private beach club on Vanderbilt Beach with an hourly member shuttle; more on that in the amenities section. Gate codes are never published on this page. Lessees receive beach passes only after board approval of the lease, per the Grande Geneva lease application.

What Grande Geneva Does Not Have

No golf. The Old Collier view is a view, and no golf membership attaches to any Dunes residence. No marina or resident boat slips, and boats and trailers may not be kept on the property; the nearest public ramp is Collier County’s Cocohatchee River Park, about 1.6 miles by road (our estimate). No Gulf frontage, as above. No age restriction, which some buyers expect in a Naples tower of this price. And no published ceiling height: the developer’s plan sheet gives room dimensions but not ceiling heights, and none appears in the recorded documents we read, so measure on your tour.

What It Costs to Own a Grande Geneva Residence Each Year

Before the mortgage, a Geneva owner carries three recurring costs: the 2026 association assessment from the association’s 2026 Q&A sheet for Grande Geneva, the Club’s $1,000 food and beverage minimum and the property tax bill. The table uses the tower’s median 2026 preliminary tax bill from the Collier County tax roll for illustration only; a buyer’s bill resets to the new assessment after a sale.

Add the owner’s HO-6 policy, any flood policy, utilities and in-residence maintenance, which Section 11.2 of the declaration leaves to the owner. Those are the numbers a Geneva buyer should compare against a Phoenician or Excelsior residence of similar size, not the list price alone.

Who Grande Geneva Suits

Grande Geneva suits a buyer who wants space and privacy more than a short walk to the sand: the largest typical plans at The Dunes, only five residences per floor, a private elevator foyer and two long views. It suits a seasonal owner, since 71.6% of its parcels carry no homestead exemption, and a buyer with a dog, since the declaration allows “a reasonable number of pets” with no breed list. It suits a buyer who leases occasionally, not one who needs monthly turnover, because of the four-leases-a-year rule. It is a harder fit for a buyer who wants the lowest carrying cost at The Dunes, or who wants to walk to the Gulf every morning, because Geneva sits at the far end of the property from the beach gate.

Groceries, Dining and Errands Near Grande Geneva

Daily errands from Grande Geneva run short. By our routing estimates from the Dunes clubhouse, the nearest full grocery, the Publix at Riverchase Shopping Center on Tamiami Trail North, is about 1.8 miles away, and Trader Joe’s and the Whole Foods at Mercato are each under 3 miles, per the Publix store locator for ZIP 34110 and Mercato’s Whole Foods listing. A new Publix at US 41 and Wiggins Pass Road is expected in mid-2027. For dinner out, The Ritz-Carlton, Naples is about 2.2 miles, LaPlaya Beach & Golf Resort about 1.9 miles and The Turtle Club about 2.5 miles, all on the Gulf. Mercato, with restaurants and a cinema, is about 3.2 miles, Waterside Shops about 5.8 miles and Artis Naples, home of the Naples Philharmonic, about 5.7 miles. The closest dinner of all is the Club’s Royal Palm Room, inside the gate, where the $1,000 annual minimum gets spent.

Healthcare Close to Home

NCH North Naples Hospital, 11190 Health Park Boulevard, is about 2.6 road miles and 7 minutes off-peak from the gate, with adult and pediatric emergency departments and obstetric emergency care open around the clock, per NCH’s facility directory. The nearest walk-in option is NCH Vanderbilt Immediate Care, about 3.5 miles on Vanderbilt Beach Road, per NCH’s immediate care page. For a second hospital system, Physicians Regional Pine Ridge is about 10.2 miles and Lee Health’s Coconut Point emergency department in Estero about 10.8 miles, per the Lee Health Coconut Point emergency department page. Three hospital systems within about 11 road miles is unusual for a Gulf-side address; what it does not change is that Geneva is in Evacuation Zone A, so owners with ongoing care should plan where they would receive it during a named storm.

An Ordinary Week at Grande Geneva

A February week at Geneva might start in the tower’s fitness room or at the Club’s Wellness Center, which the association’s 2026 guide lists as open from 5 a.m. in season, then league tennis or pickleball on the Club courts after 8. Midweek might bring the Friday-night happy hour at the Tiki Bar, a morning in the Concierge Center’s business center, or a swim in the Geneva pool before it closes at dusk. On weekends in season, the free county beach trolley leaves from the Conner Park lot beside the pedestrian gate, and residences with a Floridian Club membership have the member shuttle. Everything at the Club charges to the owner’s account; cash is not accepted there. Contractors keep weekday and Saturday-morning hours, so a remodel runs around your week, not through your Sundays.

Thinking of Selling or Buying at Grande Geneva? Talk to McGreevy and Comisar

Grande Geneva has 3 active listings, no pending contracts and 3 closings in the last 12 months (Southwest Florida MLS Matrix, pulled September 23, 2026), so strategy matters more than usual in this tower. Sellers: start with a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072, and we will show you the sales in your stack and your floor band, not a community average. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and we will match your budget, your leasing plans and your view priorities to the right Geneva stack before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure on this page is one we would stand behind across the table.

Grande Geneva Market Snapshot: What Residences Actually Sell For

Grande Geneva closed 15 residential sales in the 48 months to September 23, 2026 at a median of $2,160,000 and $768.41 per square foot, the highest median price per square foot at The Dunes. The last 12 months were thinner: 3 sales at a $1,875,000 median, with 3 residences listed today and none pending.

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 12-month window is closings dated 09/24/2025 to 09/23/2026; the 48-month window runs 09/24/2022 to 09/23/2026. No guest cottage sale occurred in either window. Price per square foot is the median of per-sale ratios on MLS living area. Where a sample holds fewer than ten sales we say “small sample,” and floors are described by level, never by unit number.

Every Grande Geneva Sale in the Last 48 Months

The recorded plan column comes from the association’s 2026 Q&A sheet and the recorded Exhibit C share schedule, which tie each residence position to its type; the MLS living area is what the listing agent entered. One 4th-floor Type A residence appears twice: it sold for $1,850,000 in December 2022 and again for $1,720,000 in April 2024, about 7.0% less (our arithmetic). The October 2024 sale was a sales-data-entry record, logged in the MLS at closing after a private sale, which is why it has no days on market.

Grande Geneva 12-Month and 48-Month Results

Two readings stand out. First, the 12-month median is $285,000 below the 48-month median, but the four highest sales in the 48-month record were all center Type C residences, and the only center residence to close in the last 12 months was on the 5th floor; the mix, not only the market, explains much of the gap. Second, Geneva sellers have priced about as close to what buyers pay as the Dunes average: the tower’s 48-month median of 93.75% of list compares with 93.76% for all 105 Dunes closings over the same period, and the 12-month median of 92.96% is slightly above the community’s 92.81%.

Price Per Square Foot by Floor Plan

The smaller Type B plan outsold the larger Type A plan on median price over 48 months, and that is a floor story, not a plan story: three of the five Type B sales were on the 14th and 16th floors, while three of the five Type A sales were on the terrace level and the 4th floor. Grouped by floor band instead, the six sales on the 14th floor and above carried a median of $806.94 per square foot (n=6, the mean of $782.92 and $830.95) against $670.12 for the nine sales from the terrace level through the 8th floor (n=9), a premium of about 20% for the upper floors (our arithmetic on small samples). The widest spread sits in the center Type C plan, where five sales ran from $1,850,000 on the 5th floor to $3,850,000 on the 17th. Floor and view drive that plan more than size does.

Why the Center Plan’s Numbers Need a Second Look

Two Type C sales were entered in the MLS at 4,048 and 4,033 square feet, and one of them with four bedrooms. Neither size matches any recorded Geneva plan. The recorded Type C residence is 3,728 square feet under air with a 541 square foot lanai, for a developer “total living area” of 4,269, per the Grande Geneva floor plan sheet. The declaration allows two units to be combined with board approval (Section 11.13), but we found no Geneva combination in the records we read, so we treat those entries as listing data-entry variance. Priced on the recorded 3,728 square feet, the 17th-floor sale works out to about $1,033 a square foot and the 6th-floor sale to about $746 (our arithmetic). When we price a Geneva center residence, we reconcile the size to the recorded plan first.

List Price, Sold Price and Time on Market

Across the 14 marketed sales in 48 months, only one closed above list: the 17th-floor center residence, which sold for $3,850,000 against a $3,800,000 list after 22 days, the highest price at The Dunes in the whole period. The deepest discounts went to center residences and to listings that sat: a 7th-floor Type C at 83.08% of list after 135 days, a 6th-floor Type C at 85.54% after 147 days, and a 14th-floor Type B at 88.16% after 386 days. The quickest sale was a terrace-level Type A at $1,925,000 after 6 days. The median, 93.75%, means a typical Geneva buyer paid about $6 of every $100 below the last list price, and a typical listing needed about three months on the market before it went under contract.

Grande Geneva Sales Year by Year

2024 was the tower’s busiest year, with 7 of the 15 closings and four of them in April alone. Too few sales fall in any other year to call a trend with confidence. What we can say is that the 2026 sales have come in lower per square foot than the 2023 to 2025 sales, that two of the three 2026 sales were on the 5th floor, and that the Grande Preserve as a whole has held near a $2,100,000 median in 2025 and 2026 after a 2024 peak, per our community guide’s reading of the same MLS data.

Grande Geneva Listings Today

Three residences are listed, with a median asking price of $1,995,000 (n=3), and none is pending. At the 12-month pace of 3 closings a year, that is about 12 months of supply; at the slower-moving 48-month pace of 15 closings in four years, it is about 9.6 months (our arithmetic). Either way, a Geneva seller today competes with two other Geneva listings and a Grande Preserve market holding about 6.9 months of supply, per our community guide. The terrace-level listing asks $534.31 a square foot, about 27% less per square foot than the 7th-floor listing (our arithmetic), which tells you how differently sellers expect buyers to value a terrace level and a higher floor with a longer view.

What Grande Geneva Rentals Ask

The Southwest Florida MLS Matrix rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days) showed seven active Grande Geneva rental rows and no closed Geneva rental. Two residences appear twice, once at $9,750 a month and once at $25,000, which reads as separate listings for different terms, so counting each residence once at its seasonal ask gives five residences asking $22,000 to $28,500 a month in season, with a median of $25,000 (n=5, small sample). Three rows list off-season rates of $10,000 to $15,000 a month. Every row is a Type A or Type B residence; no center residence was offered for rent. For context, the 12 active Grande Preserve listings community-wide asked $15,000 to $28,500 a month in season, per our community guide, so Geneva sits at the top of that band.

Grande Geneva Against the Other Dunes Towers

Over 48 months Geneva’s $768.41 median price per square foot is the highest at The Dunes, ahead of Grande Phoenician ($751.81), Grande Dominica ($746.31) and Grande Excelsior ($626.30), and its $3,850,000 top sale is the community’s highest; its $2,160,000 median price is second only to Phoenician’s $2,175,000 (Southwest Florida MLS Matrix, as computed in our community guide). Phoenician, with the identical Type A and B plans, has been the more liquid tower this year, with 7 closings and 3 pending contracts against Geneva’s 3 and 0. The full eight-condominium benchmark table is in the comparison section below.

Selling? Get a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Did Grande Geneva Come to Be?

Grande Geneva was the developer’s final tower at The Dunes of Naples. Construction began under a January 2006 notice of commencement, the declaration was recorded October 3, 2007, and the developer then sold the tower out through the housing downturn, closing its last Geneva deed in August 2014, nearly seven years after the building opened.

Data updated: September 2026

Everything below comes from the Collier Clerk’s Official Records, Collier County’s building records, Florida’s Division of Corporations and dated newspaper reports, with the recording references given so any reader can pull the same pages. Individuals named in the recorded instruments (officers, witnesses, buyers) are not named here.

Planned as the Grande Preserve’s Final Tower

The Grande Preserve followed the developer’s first two neighborhoods at The Dunes, the three Island Cove towers and the Sea Grove coach homes of 2001 and 2002. Its sub-community declaration was recorded June 11, 2003, and the four towers followed one after another: Grande Dominica (declared 2003), Grande Excelsior (2004), Grande Phoenician (2006) and Grande Geneva (2007). In April 2007, the Naples Daily News reported that “pre-construction prices at the Grand Geneva, the Grande Preserve’s final tower, range from $1.3 to $2 million,” with the sales center at 465 Bluebill Avenue. The newspaper’s spelling drops the final e; the recorded name is Grande Geneva.

The developer of record is Vanderbilt Partners II, Ltd., a Florida limited partnership acting through CG&S Investors, Inc., a Michigan corporation and its sole general partner, per the signature page of the Grande Geneva declaration. The partnership renamed itself Vanderbilt GFG II, Ltd in December 2025, per its Division of Corporations filing. Signature Communities, the Naples company that ran the project, marketed the towers.

Construction: Bayside Builders, Kraft and Architects Consortium

The notice of commencement recorded January 17, 2006 at OR Book 3966, Page 567 describes “a 75 unit residential condominium building, together with 6 guest cottage units, with mechanical room, pump room, and generator room, swimming pool, spa, pool deck” (Collier Clerk record of the Grande Geneva notice of commencement). As on every Dunes notice from 1999 to 2006, Bayside Builders, Inc. is the general contractor of record, and Kraft Construction Company, Inc. of Naples is named construction manager, as it was on the other Grande Preserve towers.

The recorded condominium exhibits settle a question our community guide left open. The Geneva elevation sheet, the penthouse plan, the guest cottage plan and the garage plan each state “Architectural design provided by: Architects Consortium, Inc.,” the same firm credited on the Dominica, Excelsior and Phoenician exhibits (OR 4288, Pages 0683, 0700 and 0701). The 2008 roof-deck exhibit for the center penthouse credits a different firm, Crawford & Associates. BBLS Surveyors & Mappers, Inc. prepared the survey sheets, dated January 2005 with revisions into 2007. Collier County’s milestone list dates Geneva’s certificate of occupancy to August 28, 2007, per the county’s milestone buildings by year list.

The October 2007 Declaration

The Declaration of Condominium of Grande Geneva at The Grande Preserve, a Condominium was recorded October 3, 2007 as instrument 4079377 at OR Book 4288, Page 0627, 105 pages with its exhibits: the land description, the survey, plot plans, floor plans and elevation, the share schedule, the articles and the bylaws. Comerica Bank, which financed The Dunes’ construction under a 1999 mortgage, joined the declaration as lender. The declaration’s address clause still reads “Vanderbilt Drive, Naples, Florida 34110”; the 265 Indies Way address came later.

The declaration also fixed the developer’s guaranteed quarterly assessments: $2,934.06 for Type A, $2,837.71 for Type B, $3,780.91 for Type C and $208.92 for a guest cottage in 2007, rising to $3,390.67 for Type A by 2009 (Section 10.12, OR 4288 Page 0640). Those are the baseline for the fee history in the HOA section below. The Grande Geneva at the Grande Preserve Condominium Association, Inc. had been filed with the state on August 7, 2007, two months before recording.

Selling Out Through the Downturn, 2007 to 2014

Geneva was declared into a falling market. The recorded deed index shows 37 developer closings in 2007, then 6 in 2008, 4 in 2009, 11 in 2010, 10 in 2011, 5 in 2012, 6 in 2013 and 3 in 2014, with the last Geneva developer deed dated August 21, 2014. By November 2009, Florida Weekly reported that Signature Communities had engaged an outside Naples brokerage for its remaining Grande Phoenician and Grande Geneva inventory, describing Geneva as “18 floors and 75 units” with plans “2,798 square feet to 3,728 square feet,” “priced from $900,000.” Florida Weekly’s open-house listings for the Grande Preserve read “From $875,000” from 2009 into 2011 and “From $799,000” in 2012 (Florida Weekly Naples, October 29, 2009; Florida Weekly Naples, May 10, 2012).

The individual deed prices for 2009 to 2014 were not part of our read. What the record does show is the top of the market in 2008: on May 2, 2008, the developer deeded the center penthouse together with a private garage for a recorded consideration of $2,850,000, the same day the First Amendment recorded (Collier Clerk record of the 2008 developer deed; Collier Clerk record of the lender’s partial release).

The 2008 First Amendment

The Certificate of Amendment recorded May 2, 2008 at OR Book 4356, Page 0625 made the roof improvements above the center penthouse a limited common element of that residence with an added quarterly expense (both described in the residences section), corrected a scrivener’s error in the garage plan and replaced the share schedule because, in its words, “The original Exhibit ‘C’ of the Declaration failed to distribute one hundred percent (100%) of the common expenses and ownership of common surplus” (Collier Clerk record of the 2008 First Amendment). It passed by a unanimous board vote and the written consent of at least a majority of owners.

The 2014 Leasing Amendment and Life After the Developer

Owners took over the master property owners association on April 30, 2010, under the turnover recorded in the 2011 settlement agreement (Collier Clerk record of the 2011 settlement agreement). Geneva’s own declaration provides for turnover when owners other than the developer elect a board majority (Section 21.5); the actual date is not stated in any document we read.

The owner-run association’s defining act was leasing. At the annual meeting of March 5, 2014, owners amended Section 13.2 to allow no more than four leases in a calendar year and no more than one in any 90-day period, recorded April 30, 2014 at OR Book 5031, Page 2801 (the Grande Geneva 2014 leasing amendment). Since then the recorded work has been maintenance and hardening: a pool equipment room slab repair in 2022, a re-roof in 2024 after Hurricane Ian, and a fire alarm panel upgrade in 2026, listed in the permits section below. Unlike Dominica, Excelsior and Phoenician, which restated their declarations in 2022, Geneva has no restated declaration posted in the association’s Grande Geneva document library, so the 2007 text as amended in 2008 and 2014 is the operative document.

What the Records Still Do Not Answer

We did not find, and do not guess at: the individual developer sale prices from 2009 to 2014, the date the developer turned the Geneva association over to owners, the scope of an association notice of commencement recorded in July 2016, and whether any later amendment changed the center penthouse’s rooftop expense or share. Each sits in a document class (the recorded deeds and notices, association minutes and the Official Records) that we will add when it is read.

The Residences: Floor Plans, Sizes and Views

Grande Geneva has three floor plans on 15 residential levels, five residences per floor: two 2,893 square foot Type A plans, two 2,798 square foot Type B plans and one 3,728 square foot center Type C plan. Every residence opens from a private elevator foyer and has two assigned parking spaces, and the tower looks west to the Gulf.

Data updated: September 2026

The plan names below follow the recorded share schedule and the association’s 2026 Q&A sheet. Sizes are air-conditioned square feet from the Grande Geneva floor plan sheet, a developer brochure sheet whose own note says “All dimensions are approximate.” Room sizes are brochure figures, not survey figures.

Type A: Residences 01 and 05, 2,893 Square Feet

Type A has the largest grand salon and family room of the two side plans. The same plan is Grande Phoenician’s 01 and 06 residence, so a Geneva Type A and a Phoenician Type A are directly comparable on layout; they differ on fee, floor count, view line and building age.

Type B: Residences 02 and 04, 2,798 Square Feet

Type B gives up 95 square feet of air-conditioned space to Type A but has the longer lanai and the larger guest suite. It is the same plan as Grande Phoenician’s 02 and 05 residence. Over 48 months it has posted the tower’s highest median price per square foot, $768.41 (n=5, small sample), largely because three of its five sales were on the 14th and 16th floors.

Type C: The Center Residence 03, 3,728 Square Feet

The center residence is the largest typical floor plan at The Dunes of Naples; only the Grande Dominica penthouses are larger. It is the plan that sets Geneva’s price ceiling: the four highest Geneva sales in 48 months were all center residences, from $2,700,000 to $3,850,000. The plan draws a stair beside the dry bar inside the residence; whether that is a private stair or the building’s exit stair adjacent to the residence is not labeled, so confirm it on a tour.

Why the County Roll Shows Larger Sizes

The Collier County tax roll, 2026 preliminary, carries Geneva’s three plans at 3,127, 3,050 and 4,269 square feet. Those are the developer’s total living areas, with the lanai counted. The air-conditioned sizes are 2,893, 2,798 and 3,728. That makes Geneva the one tower at The Dunes where the county base area and the air-conditioned area differ; for Grande Phoenician’s identical Type A and B plans, the roll uses the air-conditioned figures. Compare a Geneva residence to a Phoenician residence on county square footage and you will overstate Geneva’s size by the lanai. The recorded share schedule uses the air-conditioned figures, and so does every fee calculation on this page.

Floors, Stacks and the Missing 13th Floor

The recorded plans and the share schedule list 15 residential levels: the Terrace level, the 4th through 12th floors, the 14th through 17th floors and the Penthouse level, with five residences on each, for 75. There is no floor numbered 13, and no 1st, 2nd or 3rd floor: below the Terrace level sit a Plaza level (the lobby level, with the pool, fitness room, club room and guest cottages) and a Garage level. On the recorded elevation sheet, the garage finished floor is 11.00 feet, the plaza 21.85 feet and the terrace 33.83 feet, on the NGVD 1929 datum, and typical floors step up roughly 9.9 feet at a time (our arithmetic from the recorded figures). That datum is not the NAVD88 datum FEMA uses, so do not compare these numbers to a base flood elevation directly.

Counting the terrace as the third floor and skipping 13, the penthouse is the 18th numbered level, which fits the developer’s 2009 description of “18 floors.” The upper-floor elevations on the recorded sheet carry a drafting inconsistency (the sheet also bears a 2005 revision note reading “REMOVE 18TH FLOOR”), so we do not publish them; an as-built survey or elevation certificate is the document that would settle the true heights.

The Penthouse Level and the Rooftop Terrace

The penthouse level repeats the typical layout: two Type A residences, two Type B residences and a center Type C residence, each with terraces designated as limited common elements on the recorded penthouse plan (OR 4288, Page 0700). The penthouses are not a separate, larger plan, and their fees follow the same type schedule.

One penthouse is different. The 2008 First Amendment added Section 8.1(F), which designates “that portion of the roof lying above” the center penthouse “and the improvements constructed thereon, consisting generally of a steam room, bathroom, fire place, open area and lanai” as a limited common element of that residence (Collier Clerk record of the 2008 First Amendment). The recorded roof-deck exhibit shows the lanai, the open area with fireplace, the steam room and a toilet room, reached by two elevator shafts and a stair designated to the same residence. Under new Section 11.3(H), the owner of that penthouse maintains the roof improvements at its own cost, except the roof structure and exterior walls, which stay with the association; is “expected to maintain insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection”; and pays an added quarterly “Rooftop Improvement Expense,” “initially in the amount of $1,000.00 per quarter,” adjusted each year by the Consumer Price Index but “shall never increase by more than 4% each year,” secured by the association’s lien.

Garages, Parking and Storage Lockers

Each residence has the exclusive use of two parking spaces, assigned by the developer in the deed and passing with title (Section 8.1(A)). The garage level plan as corrected in 2008 shows 111 numbered garage-level spaces and five private garages, plus locker rooms, bicycle storage, trash, pump, generator and mechanical rooms, and it states that “All garages and garage level parking spaces are Limited Common Element[s].” The renter rules give each residence two designated spaces, refer to both a plaza garage and a lower garage, reserve the plaza-level spaces at the main entrance for visitors, and route carts between the garages and the residences on the service elevators. Storage lockers sit in the lower garage, arranged by stack, per the association’s Building 7 vendor and building information sheet. The number of plaza-level spaces is not in the pages we read. No garage or parking space may be converted to another use (Section 12.7).

Elevators

Florida’s Department of Business and Professional Regulation lists six state-certified elevators at 265 Indies Way, searchable through the Florida DBPR license and elevator certificate search. Six elevators for 75 residences is 12.5 residences per elevator, the best ratio at The Dunes (Grande Excelsior and Grande Phoenician have six for 90 each, and each Island Cove tower has two for 84). Every floor plan places the residence’s foyer between a passenger elevator and a service elevator.

The Six Guest Cottages

Grande Geneva has six guest cottage units, which the 2026 Q&A sheet calls cabanas, on the plaza level. Each is its own condominium unit of 206 square feet on the recorded share schedule, drawn with a bath on the recorded cottage plan (OR 4288, Page 0701). The rules are specific:

• Use. Recreational use only, which may include temporary occupancy by a residential owner’s guests “while the residential Unit Owner is in actual residence,” with no guest staying more than 30 consecutive days or 180 days in a calendar year, and never as a separate dwelling (Section 12.1).

• Ownership. Guest cottages “may only be owned by Owners of a residential condominium unit in the Condominium” (Section 14.2(A)).

• Leasing. A cottage can be leased only together with its owner’s residence (Section 13).

• Vote and fee. One-quarter vote each, per the 2026 Q&A sheet, and $843 a quarter in 2026.

No Geneva guest cottage sold in the 48-month MLS window. The one Dunes cottage sale in that period, a Grande Phoenician unit, closed at $130,000 in May 2024.

Can Two Residences Be Combined?

The declaration allows it. Section 11.13 lets the board authorize removal of a party wall so that two or more units are used as one, with the assessments, votes and shares staying as originally designated. We found no recorded Geneva combination in the documents we read. Because every slab is post-tensioned concrete, any combination starts with ground-penetrating radar scanning and an engineer, and it needs the board’s written approval before a wall comes down.

What Amenities Come With a Grande Geneva Residence?

Grande Geneva owners get the tower’s own lobby-level pool, spa, fitness room and club room with catering kitchen, the private Grande Preserve Concierge Center for the four Grande towers, and privileges at The Club at the Dunes. Select residences add a Floridian Club beach membership, confirmed unit by unit.

Data updated: September 2026

On the Lobby Level

The association lists Geneva’s private building amenities as “fitness room, heated swimming pool and spa, social room with catering kitchen and outdoor grills,” per the association’s Grande Geneva page, and the renter rules place the fitness room, pool, grill and club room together on the lobby level. The pool runs sunrise to dusk and the pool area closes at 10 p.m.; gas grilling is permitted only at the pool grill; and the association’s 2022 building sheet reports wireless internet at the pool and club room. A bicycle storage room, air pump and vacuum sit in the lower garage. Grande Phoenician is the only other Dunes tower with a social room of its own.

The Grande Preserve Concierge Center

The Concierge Center at 280 Grande Way is “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” and owners “have the exclusive ability to reserve the Concierge Center for a private function,” per the association’s Grande Preserve page. The posted Concierge Center menu of services lists package signing and a notary, a conference room with a table for eight, a business center with four workstations, a multipurpose room with a kitchen and guest registration for Buildings 4 to 7, with hours of Monday to Friday 8 a.m. to 5 p.m. and Saturday 8 a.m. to 4 p.m. Vehicle transponder decals for Grande Preserve residents are affixed there, per the Grande Preserve vehicle transponder form. Island Cove and Sea Grove owners do not have access to it.

The Club at the Dunes

Every Geneva owner has privileges at The Club at the Dunes, 310 Dunes Blvd, the master association’s own amenities center. The association says a $9.2 million Amenities Center renovation and expansion completed in 2019 produced “an all new 25,000 square-foot clubhouse,” “Proudly managed by Troon Privé,” per the association’s Club page. Dining runs through the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, per the Club’s dining page, and the Wellness Center holds group classes, two therapy rooms and two infrared saunas. Geneva’s renter rules still use the Club’s original name, “the Plantation Club.”

The Club’s one charge of its own, a $1,000 annual food and beverage minimum, is explained in the HOA section. The Geneva 2026 Q&A sheet answers “No” to whether owners must pay rent or land-use fees for recreational facilities.

Tennis, Pickleball and the Golf Next Door

The Club’s racquets program runs six Har-Tru clay tennis courts, per Cliff Drysdale Tennis, and four new regulation-size pickleball courts announced by the association, with 11 league teams, clinics and lessons, per the association’s racquets page. For how that compares across the county, see our guide to tennis and pickleball in Collier County. There is no golf course at The Dunes. Old Collier Golf Club, the private Tom Fazio course Geneva’s east-facing residences look over, has its own membership; if golf matters, compare our guide to Naples golf communities.

The Floridian Club: Select Residences Only

The Geneva tower page says “Select units offer a private membership to the Floridian Club and a private beach club which provides hourly shuttle service to members and their guests,” per the association’s Grande Geneva page. The Floridian Club describes itself as “a private beach club nestled along the pristine stretch of Gulf Shore Beach in North Naples,” with membership “available to eligible residences of the Grande Preserve at The Dunes,” per the Floridian Club’s own site. The Geneva declaration, in the sections we read, contains no Floridian Club provision, so the membership does not run from the condominium documents. The list of eligible residences, the dues and the transfer terms are not published. A buyer should confirm eligibility for the specific residence on the estoppel and in the contract; a seller whose residence carries it should document it before listing, because it is a real point of difference.

Building Services Under Association Contracts

The association’s 2022 vendor and building sheet for Building 7 lists a commercial air-conditioning preventive maintenance contract, a bulk DirecTV contract, CenturyLink internet service, Florida Power & Light electricity and in-unit pest control at no charge to the owner, consistent with Section 11.10 of the declaration, which lets the association supply pest control as a common expense (the Building 7 vendor and building information sheet). The sheet is dated 2022; confirm the current contracts with Grande Preserve Management before closing. In-unit plumbing, air conditioning, electrical and appliance repairs remain the owner’s job under Section 11.2.

What Are the HOA Fees at Grande Geneva?

Grande Geneva’s 2026 quarterly assessment is $11,833 for a Type A residence, $11,445 for Type B and $15,248 for the center Type C, per the association’s 2026 Q&A sheet, which says the master and Grande Preserve assessments are included in the condominium budget. Guest cottages pay $843, and the sheet prints one additional $17,461 line.

Data updated: September 2026

This section works from the association’s 2026 Q&A sheet for Grande Geneva (“as of January, 2026”), the recorded share schedule, the master association’s written policies and the Collier County tax roll, 2026 preliminary, and it shows the arithmetic so a buyer can check every number.

The 2026 Quarterly Assessment by Residence Type

Every Geneva residence type carries a higher 2026 quarterly assessment than any typical residence in the other six Dunes towers; the Grande Excelsior and Grande Dominica tops are $10,732 and $10,678, per their 2026 Q&A sheets. Only the Grande Dominica penthouses pay more.

What the Q&A Sheet Says Is Included

The Geneva 2026 Q&A sheet states that the condominium association, not the owner, is the member of The Dunes of Naples Property Owners Association, Inc. and of Grande Preserve at The Dunes Community Association, Inc., and that those assessments “are included in the Condominium budget”: $2,380.50 per quarter per residential unit for the POA and $1,206.75 per quarter per residential unit for the Grande Preserve association in 2026. That is consistent with Section 10.1 of the declaration, which makes master and community assessments a common expense of the condominium. So the figures in the table above are the whole regular assessment. By our arithmetic, $3,587.25 of a Type A owner’s $11,833 quarter, about 30%, flows to the two master layers; the rest funds Geneva’s own operating budget and reserves. The sheet names no other line items, so for what the building budget itself pays for, ask for the adopted 2026 budget, which is posted only in the owners’ portal.

The $17,461 Line

The 2026 Q&A sheet prints one more line than the building has stacks: “type 3 Unit 6,” at $17,461 a quarter. Every recorded floor plan and the county roll show five residences per floor, so there is no sixth stack. This is one additional line on the association’s 2026 sheet, which appears to apply to a single penthouse residence with a private rooftop terrace, the center penthouse described in the residences section, because that is the only Geneva residence with its own recorded added assessment. Our arithmetic supports that reading without settling it: $17,461 is the Geneva rate of about $4.09 per square foot applied to 4,269 square feet, the center plan’s developer total including the lanai. A center-plan fee of $15,248 plus the recorded $1,000 Rooftop Improvement Expense grown by capped CPI since 2008 would land about $700 lower, near $16,700 to $16,750 (our estimate from published CPI values). The exact basis is not in any public document; the 2026 adopted budget and assessment schedule would answer it. If you are buying or selling the center penthouse, confirm the quarterly figure on the estoppel.

Four Dollars and Nine Cents a Square Foot

Geneva’s fees follow a strict formula. Section 6.1 of the declaration bases each unit’s share on “the total square footage of each unit in uniform relationship to the total square footage of all other units,” and the 2008 share schedule divides 227,886 square feet among the 75 residences and six cottages. The 2026 figures reproduce that ratio almost to the dollar: $11,833 divided by 2,893, $11,445 divided by 2,798 and $15,248 divided by 3,728 each come to about $4.09 per air-conditioned square foot per quarter, and the cottages’ $843 on 206 square feet comes to the same (our arithmetic).

That formula makes a useful comparison with Grande Phoenician, whose Type A and Type B plans are identical to Geneva’s. Phoenician’s 2026 Q&A sheet charges $10,696 and $10,344 for those plans, about $3.70 per square foot. The same 2,893 square foot plan therefore costs $1,137 a quarter, or $4,548 a year, more at Geneva, about 10.6% (our arithmetic). The public documents do not say why. One plausible factor, our reading only, is that Geneva spreads a tower’s fixed costs (elevators, roof, pool, staff, insurance) across 75 residences where Phoenician spreads them across 90.

How MLS Listings Split the Geneva Fee

Listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, usually enter a “condo fee,” an “HOA fee” and a “master fee” for Geneva. Those are pieces of the same total. A current Type A listing shows a condo fee of $8,245 a quarter, an HOA fee of $1,207 and a master fee of $2,381: $8,245 + $1,207 + $2,381 = $11,833, exactly the Q&A figure (our arithmetic; the MLS rounds the $1,206.75 and $2,380.50 assessments to whole dollars). Type B rows show $7,857.75 and Type C rows $11,660.75 as the condo portion, which likewise rebuild the Q&A totals. Do not add the three lines on top of the Q&A figure.

The same listings carry a “total annual recurring fees” figure of $48,332 for Type A, $46,780 for Type B and $61,992 for Type C. Each is exactly $1,000 more than four times the Q&A quarterly figure, so the listing total appears to include the Club’s $1,000 annual food and beverage minimum. That is our reading of the numbers, not a statement in the listings.

The $1,000 Club Food and Beverage Minimum

Effective January 1, 2024, each owner must spend $1,000 a calendar year on food and beverage at the Club, excluding tax and gratuity; any shortfall is billed 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, per the POA’s food and beverage minimum policy. For 2026 the minimum “will not be charged in advance”; any shortfall appears on the December 2026 Club statement.

The 1.25% Resale Capital Assessment at Grande Geneva’s Median

The master POA collects a Resale Capital Assessment on every resale: for contracts approved after May 31, 2026, the greater of 1.25% of the gross sale price or $1,000 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements, per the notice on the association’s real estate page and the Geneva purchase application. It is collected at closing through the estoppel, and the contract decides who pays; no association document we read assigns it to the buyer or the seller.

All figures are our arithmetic. On a Geneva sale the assessment is a five-figure line and belongs in the seller’s net sheet and the buyer’s cash-to-close from the first conversation.

Application, Lease and Transponder Fees

Guest Cottage Fees

A Geneva guest cottage pays $843 a quarter in 2026, $3,372 a year (our arithmetic), per the Q&A sheet. The Q&A sheet lists the POA and Grande Preserve assessments per residential unit, not per cottage. A cottage owner is by definition also a Geneva residential owner, so the cottage fee sits on top of the residence’s fee.

Property Taxes at Grande Geneva

On the Collier County tax roll, 2026 preliminary, the median total tax bill across Geneva’s 81 parcels is $16,301.28, the highest median of any condominium at The Dunes, on a median total just value of $1,692,100 (both medians include the six guest cottage parcels). The district’s 2026 preliminary millage is 9.8670 mills (county 4.3943, school 4.1470, other 1.3257), so each $1,000,000 of taxable value produces about $9,867 in tax before exemptions (our arithmetic). The “other” millage includes the Vanderbilt Beach Beautification MSTU, levied at 0.465 mills in 2024 per the Florida Department of Revenue’s 2024 Collier taxing authority table. No Geneva parcel carries a non-ad valorem assessment. With only 28.4% of parcels homesteaded, most Geneva owners already pay the non-homestead rate, and because Florida’s assessment caps reset on sale, a buyer’s bill is set by the new assessment, not the seller’s.

From $2,934 in 2007 to $11,833 in 2026

The declaration’s developer guarantee set the 2007 Type A assessment at $2,934.06 a quarter, $1.014 per square foot, with Type B at $2,837.71, Type C at $3,780.91 and a guest cottage at $208.92. The 2026 figures are about 4.03 times those for every type, roughly 7.6% a year compounded over 19 years (our arithmetic). Treat that as direction rather than precision: the 2007 guarantee page does not state whether the master and Grande Preserve assessments sat inside the guaranteed figure, and the 2026 figure plainly includes them.

Selling? Get a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Special Assessments, Reserves and Florida Condo Law at Grande Geneva

Grande Geneva is subject to Florida’s post-Surfside condominium safety laws. Collier County lists its first milestone structural inspection as “Not Due,” with a milestone year of 2032, and no Geneva structural integrity reserve study or special assessment appears in any public document we found. Under the declaration, windows are the owner’s responsibility.

Data updated: September 2026

For buyers and sellers these laws come down to two questions: has the building done its inspection, and are its reserves funded for the big structural items? At Geneva the first answer is “not yet, by schedule,” and the second sits behind the owners’ portal.

The Three Laws in Brief

SB 4-D (2022) requires a milestone structural inspection once a building of three or more stories reaches a set age, then every ten years, and a structural integrity reserve study (SIRS) whose structural reserves owners may no longer waive. HB 1021 (2024) and HB 913 (2025) tightened records and adjusted funding and timing. Associations seeking a My Safe Florida Condominium hardening grant must also comply with both, per the Florida Senate summary of CS/CS/HB 393.

Milestone Inspection: Due in 2032

Collier County’s milestone layer lists Grande Geneva, 265 Indies Way, Building 7, under county record PL20230006996 with the status “Open” (open for uploads), the milestone status “Not Due” and a milestone year of 2032, per Collier County’s milestone inspection status dashboard. Under the county’s milestone inspection rules, buildings within three miles of saltwater reach the milestone at 25 years; with a certificate of occupancy dated August 28, 2007, 2032 is Geneva’s 25th year (our arithmetic). Geneva is the last Dunes tower to come due: Grande Dominica is 2028, Grande Excelsior 2029 and Grande Phoenician 2031, and the three Island Cove towers have already completed theirs.

For a buyer, a 2032 milestone means the first engineer’s report on this building is still ahead, not behind. Ask the board what it plans for the inspection and whether reserves anticipate any repairs it might find.

SIRS and Reserves

A structural integrity reserve study for Grande Geneva has not been confirmed in any public document we found. That is not evidence that a study is missing: Geneva’s budgets, reserve schedules and any SIRS live in the owners’ portal, not on the public site, and the state’s SIRS reporting database could not be read for this page. A seller can download the study from the portal; a buyer should ask for it by name. What to look for: the component list with remaining useful lives, the full funding amount for each, what the 2026 budget actually reserves, and any gap between the two. A large gap is the most reliable early warning of a future special assessment.

Special Assessments on Record

The association’s public tower pages disclose special assessment items for Barbados (windows), Grande Dominica (elevators) and Sea Grove (Hurricane Ian reconstruction). The Grande Geneva page discloses none for Geneva, and the 2026 Q&A sheet answers “No” to any court case with liability over $100,000. The association’s real estate page adds that insurance carriers have notified some Dunes associations that “a window replacement is necessary to safeguard insurability”; we found no Geneva-specific notice. The estoppel certificate shows whatever the board has adopted by the day it issues, and the last 12 months of board minutes show what is under discussion. Read both before the inspection period ends. The 2022 to 2026 recorded work at Geneva (a re-roof, a pool equipment room slab, a fire alarm panel and plumbing) is listed in the permits section; how each was funded is not in the public record.

Windows Belong to the Owner Under the Declaration

This is the Geneva fact most buyers miss. Section 11.2 of the declaration makes the owner responsible for maintaining and replacing “screens, windows, and window glass,” along with entry and other doors, door and window hardware, all air-conditioning equipment serving the residence, water heaters, shower pans, the residence’s main water shut-off valve and “Lanai, balcony or terrace areas.” The association maintains the exterior walls, “including painting, waterproofing, and caulking,” the roof and the common elements (Section 11.1).

Three consequences follow, by our reading. First, if an insurer ever requires window replacement at Geneva, the declaration as written puts that cost on each owner, unless the board acts under its shutter powers or the owners amend the declaration. Second, Florida’s My Safe Florida Condominium grant now reaches only windows that are common elements under the declaration, per the Florida Senate summary of CS/CS/HB 393, so Geneva’s owner-maintained windows appear to fall outside it. Third, a buyer should ask what windows and sliders the specific residence has and whether they are impact-rated, because the association does not publish a building-wide answer.

Hurricane Shutters and the Board’s Standard

Section 11.15 requires the board to adopt one standard shutter model, color and style; the board may not refuse an owner’s installation that conforms; and the board may install shutters itself with majority owner approval under Florida law. That tracks section 718.113, Florida Statutes, which requires every condominium board to adopt hurricane protection specifications. Geneva’s renter rules ask that shutters not be operated before 8 a.m. or after 10 p.m. except in an emergency. The adopted Geneva shutter specification is not posted publicly; request it before you order anything.

Post-Tension Scanning Before Any Drill

Every Dunes tower is built on post-tensioned concrete slabs, and the association posts a Geneva-specific copy of its notice: any penetration of a floor or ceiling, whether for flooring, shutters, chandeliers, window-treatment anchors, plumbing or electrical work, requires ground-penetrating radar (“X-Ray”) scanning first, scans “typically begin around $500+,” and past tendon repairs have cost “$20k-$50k,” borne by the contractor or the owner, per the Grande Geneva post-tension cable scanning notice. Build the scan into any renovation budget and timeline.

What to Request Before Closing

1. The estoppel certificate through CondoCerts, showing the quarterly assessment for the specific residence type, any special assessment, the 1.25% Resale Capital Assessment and any food and beverage shortfall.

2. The 2026 adopted budget and reserve schedule, and the SIRS by name.

3. The board’s plan for the 2032 milestone inspection.

4. Board minutes and notices from the last 12 months, especially on windows, roofs, plumbing and insurance.

5. The master insurance certificate, with the carrier and the named-storm deductible.

6. The recorded declaration, the 2008 First Amendment and the 2014 leasing amendment, since no restated declaration is posted.

7. The board-adopted rules and regulations, which are not posted publicly.

8. Written confirmation of any Floridian Club membership for the residence.

9. The residence’s window and slider information, including any permits for replacements.

The Grande Geneva Declaration and Rules, Article by Article

The Grande Geneva declaration, recorded October 3, 2007 and amended in 2008 and 2014, is the operative governing text, since no restated version is posted. It sets shares by square footage, two parking spaces per residence, owner responsibility for windows, sound insulation for hard floors, board approval of every sale and lease, and a guaranteed alternate purchaser.

Data updated: September 2026

Section numbers below are the declaration’s own, read from the recorded declaration (OR 4288, Pages 0627 to 0673), the 2008 First Amendment and the 2014 leasing amendment. The board’s rules and regulations are not posted publicly, so this summary covers the recorded text and the association’s posted forms. It is a plain-English guide, not legal advice.

How the Documents Stack Up

Geneva sits under two other sets of covenants: the Declaration of Covenants and Easements for The Dunes of Naples (OR 2777, Page 3027), which the Geneva declaration calls the “Master Association Documents,” and the Declaration of Covenants for Grande Preserve at The Dunes (OR 3314, Page 1282), the “Community Documents.” Under Section 12.8, the master and community documents control over the Geneva declaration where they conflict, but any more restrictive provision in the Geneva documents controls. Read all three layers when a question turns on the rules. The master declaration is on record at the Collier Clerk record of the master declaration.

Units, Shares and Votes

Seventy-five residential units and six guest cottage units share the common expenses by square footage (Section 6.1), under the 2008 schedule described in the HOA section. Each residence has one vote (Section 6.2(B)); each cottage has one-fourth of a vote under the bylaws, per the 2026 Q&A sheet.

Common Elements and Limited Common Elements

Each residence has the exclusive use of two parking spaces, assigned in the deed (Section 8.1(A)). Storage lockers may be assigned as limited common elements (Section 8.1(D)). Terraces on the terrace and penthouse levels are limited common elements on the recorded plans, and since 2008 the roof improvements above the center penthouse are a limited common element of that residence (Section 8.1(F)).

Assessments

Master and Grande Preserve assessments are a common expense of the condominium (Declaration Section 10.1). The developer’s guarantee and its exemption from capital-improvement assessments (Sections 10.12, 10.13 and 21.6) applied only while the developer held units; its last Geneva deed was recorded in August 2014.

Maintenance and Alterations

The association maintains the common elements, exterior walls, garages and parking, stairwells, roofs, pipes up to the unit shut-off valve and wiring up to the unit panel (Section 11.1). The owner maintains windows and screens, doors, fixtures, panels and wiring from the panel, appliances, water heaters, air conditioning, floor coverings, shower pans, the unit’s main shut-off valve and the lanai (Section 11.2). No lanai may be enclosed or carpeted, and no lanai covering may be added, without board approval (Section 11.3(A)). Material alterations need board approval (Section 11.5), and association alterations of common elements over $20,000 in a year need a majority of the voting interests (Section 11.6). During the developer’s warranty periods, owners had to notify the developer and allow a 60-day repair period (Section 11.11).

Flooring

Hard-surface flooring other than what the developer installed requires “an approved form of sound-deadening or sound insulation material” and the board’s prior written approval; the association may inspect, and the owner of a noncompliant floor can be made to cover it or remove it (Section 11.3(C)). The rule reaches lanais too, and carpet is not allowed on exposed concrete there. Add the post-tension scanning rule, and a flooring job at Geneva is a board application, a scan and an underlayment specification before it is a tile order.

Use Restrictions

Residences are for residential use; home-office activity “customarily incident to residential use” is allowed, and public lodging use is prohibited (Section 12.1). Guest cottages are for recreational use only, with guest stays capped at 30 consecutive days and 180 days a year (Section 12.1). “There is no restriction on the age of Occupants of units” (Section 12.2). A guest’s “temporary” stay means no longer than 60 days in a calendar year (Section 4.16). The Q&A sheet caps regular occupancy at two persons per bedroom.

Signs

“No person other than the Developer may post or display any signs,” including “For Sale,” “For Rent” and “Open House” signs (Section 12.5). Open houses run through the association’s own process instead: staff place one sign at the bottom of the drive on weekend afternoons, and Grande Preserve flyers are prepared by the Concierge Center staff and taken to the gatehouse, per the association’s open house rules.

Vehicles and Parking

Commercial trucks, trailers, boats, campers, recreational vehicles and inoperable vehicles may not be “kept,” meaning present overnight or for four consecutive hours, anywhere in the Dunes complex, and more than two vehicles per unit may be limited (Section 12.6). No garage or parking space may be converted to another use (Section 12.7). The Geneva purchase application adds that “Motorcycles are not allowed on Dunes Property at any time.”

Leasing

Leasing “is a privilege, not a right” (Section 13): the whole residence must be leased with its parking and any guest cottage, to a natural person, on the terms set out in the rental section below.

Sale Approval

No sale or gift may close without the board’s prior written approval (Section 14). The declaration gives the board 20 days after a complete application, or 60 days after notice, whichever is first, and treats silence as approval; approval issues as a recordable certificate. The board may disapprove only “for good cause,” only by a majority of the whole board and only after receiving a written opinion of counsel that good cause exists, on listed grounds such as specified felony convictions, a history of disruptive behavior or failure to provide information or fees. If a transfer is disapproved without good cause, the seller may demand that “the Association shall furnish an approved alternate purchaser” at the same price and terms (Section 14.3(A)(3)). Entities and trusts may own with a designated primary occupant, changed no more than once in 12 months except on death or incapacity, and approval “shall not be denied” to a surviving spouse or first-degree relative who inherits. The June 2026 purchase application asks for the package at least 30 days before closing, a longer lead than the declaration’s 20 days, so plan on the form’s timeline.

Insurance

Owners insure their interiors and improvements, with the endorsements Section 15.1 lists; the association carries “All Risk” property and windstorm coverage on the building (Section 15.3); and flood appears only as “Optional Coverage” (Section 15.4). The hurricane section below explains what that means for a buyer.

Amendments and Turnover

The 2008 amendment was adopted by a unanimous board vote with written approval of at least a majority of owners (Sections 22.3 and 22.5), and the 2014 amendment at an annual meeting. Section 21.5 provides for turnover to the owners. Pull the Official Records index for any Geneva amendment recorded after the last one you have read.

Is Grande Geneva a 55+ Community?

No. Grande Geneva is not an age-restricted community. Section 12.2 of the recorded declaration says, “There is no restriction on the age of Occupants of units.” The association’s 2026 Q&A sheet for Geneva is silent on age, and no 55-and-over provision appears in any Geneva or Dunes document we read.

Data updated: September 2026

Occupancy, Guests and Families

What does limit occupancy is the two-persons-per-bedroom rule on the association’s 2026 Q&A sheet for Grande Geneva: residential use only, not regularly occupied by “more that two (2) persons per bedroom.” Every Geneva residence has three bedrooms, counting the den/bedroom, so the practical ceiling is six regular occupants. Guests are limited to temporary stays of no more than 60 days a year (Section 4.16), and guest cottage stays to 30 consecutive days and 180 days a year. Families with children live across The Dunes, and Naples Park Elementary, the zoned elementary school, is about a mile from the community gate. The county roll’s 28.4% homestead share at Geneva suggests most owners here are seasonal, but nothing in the documents restricts who may buy.

Why Buyers Ask

Many Naples high-rises draw a retired, seasonal buyer, and some buyers assume age restrictions follow. At Geneva they do not. For a family buyer, that also means the building’s pool and club room rules apply to everyone: the renter rules set pool hours of sunrise to dusk and close the pool area at 10 p.m.

Can You Rent Out a Grande Geneva Condo?

Yes, with limits. Grande Geneva allows leases of at least 30 days and, under a 2014 amendment, no more than four leases a calendar year and one per 90-day period, each approved by the board. Tenants may not keep pets. Owners who bought before April 30, 2014 and did not consent may keep the older rule.

Data updated: September 2026

The 2014 Rule: Four Leases a Year, Once per 90 Days

The Certificate of Amendment recorded April 30, 2014 at OR Book 5031, Page 2801 rewrote Section 13.2: “No unit may be leased more often than four (4) times in any calendar year, and a unit may only be leased once during each ninety (90) day period.” The minimum term is 30 days; the first day of occupancy fixes the calendar year and starts each 90-day period; no lease may run over one year; and a lessee may have no option to extend or renew, although the board may approve the same lessee year to year. Subleasing and assignment are prohibited. On written request, the board may approve one additional lease in a calendar year “only under unusual circumstances to avoid undue hardship and inequity” (Section 13.3). Source: the Grande Geneva 2014 leasing amendment.

Who Is Grandfathered

The 2007 text allowed up to twelve leases a year. The amendment’s own note says it binds only owners who consented to it and anyone who bought after April 30, 2014. An owner who held title before that date and did not consent keeps the older right until the residence is sold, and the right does not pass to a buyer. A buyer should assume the four-a-year rule applies; a seller with a grandfathered right should not market it as a feature of the residence.

The Approval Process and Fees

Every lease needs board approval. The declaration requires 20 days’ written notice with the executed lease; the board has 20 days to disapprove or the lease is deemed approved, on ten listed grounds that include delinquent assessments, a leasing agent’s poor screening history, specified felony convictions and false information (Section 13). A lease entered without notice may be treated as a nullity, with the tenant evicted on 5 days’ notice. The current Grande Geneva lease application asks for submission at least 20 days before the lease starts, a $150 application fee to Grande Geneva, a $250 lease processing fee to the Dunes POA, a transponder fee per vehicle and a national criminal background check on every adult; a renewal uses the additional lease period application with another $250 POA fee. Tenants show the approved lease to the guard on arrival, and “No gate access or beach passes will be issued without prior Board approval.”

What Tenants Can and Cannot Do

Only the lessee, first-degree family, their spouses and temporary house guests may occupy, with no more than two overnight occupants per bedroom, and no one else may stay when the lessee’s family is away (Sections 13.5 and 13.6). While a residence is leased, the owner may use association property only as a guest unless the tenant waives in writing (Section 13.7). The master association may restrict leasing further, require its own lease forms and charge administrative, transfer and reserve fees on leases (Section 13.10). There is no percentage cap on how many Geneva residences may be leased at once in any document we read.

What Geneva Rentals Ask

Seven active Geneva rental rows appear in the Southwest Florida MLS Matrix rental search pulled September 23, 2026, representing five residences asking $22,000 to $28,500 a month in season, a median of $25,000 (n=5, small sample), with off-season asks of $10,000 to $15,000 and two more rows at $9,750 for the same residences, apparently for different terms. No Geneva rental closed in the prior 365 days. Our reading: with the four-a-year cap, the realistic model is two or three seasonal leases of one to three months each, not a string of short stays, and the no-pets rule narrows the tenant pool to seasonal couples and families without animals.

Pet Rules at Grande Geneva

Grande Geneva owners may keep “a reasonable number of pets,” leashed or carried outside the residence, under Section 12.3 of the declaration. Tenants may not keep any pet. The board may remove a pet that becomes a nuisance and may fine, and owners are liable for any damage their pets cause.

Data updated: September 2026

The Owner Rule

Section 12.3 reads: “The Owner of each unit may keep a reasonable number of pets in the unit.” Outside the residence, pets must be leashed or carried, and the 2026 Q&A sheet repeats that “Pets must be restrained at all times while outside of the unit.” There is no weight limit and no breed list in the Geneva declaration, which makes Geneva more flexible than Antigua (up to two dogs and two cats, with pit bull and Rottweiler type dogs prohibited), Barbados (a breed list that includes German shepherds and huskies) or Grande Phoenician (two dogs, two cats), per our community guide’s reading of those declarations. The board decides what is “reasonable,” and a nuisance pet can be ordered removed.

No Pets for Tenants or Lease Renewals

The rule for renters is absolute. The lease application says “Renters are not permitted to have pets,” the additional lease period application says “NO PETS ALLOWED AT ANY TIME FOR ANY RENTAL OR LEASE,” and the Building 7 sheet puts it as “Renters/Lessees: NO PETS ALLOWED (any kind)” (the Building 7 vendor and building information sheet). Every Dunes association has the same rule for tenants.

Walking a Dog at The Dunes

Plan dog walks inside the gates and along the county paths. Collier County says dogs are not permitted at Conner Park, the county park by the community’s pedestrian gate, per Collier County Parks’ Conner Park page, and the Bluebill beach access posts no dogs. For a dog owner, Geneva’s position at the Grande Preserve end of the property means the walks you take will mostly be the internal streets and the preserve edges.

Hurricanes, Flood Zone and Insurance at Grande Geneva

Grande Geneva came through Hurricane Ian with the community-wide damage the association reported: flooded lower garages, damaged elevators and roof damage on every tower. FEMA’s map reads shaded Zone X at the Geneva building points, with AE 9 and AE 10 on part of the parcel, and the building is in Evacuation Zone A.

Data updated: September 2026

Hurricane Ian at Grande Geneva

The association kept a running account of Hurricane Ian on September 28, 2022 on its Hurricane Ian Information Center page. It reports that “All 7 towers had flooding in the lower garages and more than 450 cars were total losses,” that “All 7 towers had catastrophic damage to the elevator systems,” that “Significant roof damage happened to all 7 towers,” that “The Grande Preserve office was flooded,” and that “No injuries or deaths were reported in the Dunes.” 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.” A Geneva photo gallery is posted on the association’s Hurricane Ian pictures page, but the association publishes no Geneva-only damage figures, so we attribute to Geneva only what the association says of all seven towers.

The recorded follow-up at Geneva fits that account: three association notices of commencement (scope not read) with the contractor that filed the post-Ian drywall and lobby notices at the Island Cove towers on the same days (November and December 2023 and March 2025), a re-roof notice in April 2024 and, in June 2026, a fire alarm panel upgrade with a new cellular communicator, a sensible change in a community where, in the association’s words, “Cell towers were downed so ZERO calls went through.”

How High Did the Water Get at Geneva?

The nearest federal instrument, a USGS storm-tide sensor at the Delnor-Wiggins Pass State Park boat ramp, peaked at 10.24 feet NAVD88 in Ian, per the USGS peak summaries for Collier County and the National Hurricane Center’s Ian report. USGS lidar puts the ground at the Geneva address point at about 9.33 feet NAVD88, the highest ground under any Dunes tower (only the Sea Grove coach home pads sit higher), so by our arithmetic the peak water surface stood less than a foot above grade there, against roughly 3.5 to 3.8 feet at the five towers on lower ground. Water does not lie flat across a site, and the association says the lower garages of all seven towers flooded, so treat this as an order of magnitude, not a measurement inside the building. The recorded Geneva survey puts the garage finished floor at 11.00 feet on the older NGVD 1929 datum, which cannot be compared with the NAVD88 figures without an elevation certificate.

The Flood Zone at Grande Geneva

FEMA maps Geneva on FIRM panel 12021C0189J, effective February 8, 2024. Our screen of FEMA’s National Flood Hazard Layer shows shaded Zone X (the 0.2 percent annual chance area) at both Geneva building address points, with no base flood elevation at the points, and the condominium parcel split about 58% shaded X, 25% AE 9 and 17% AE 10. That is a map screen, not an official determination; lenders order a flood zone determination per building. Whether a lender treats the Geneva building as inside the Special Flood Hazard Area depends on where the actual footprint falls, which a Standard Flood Hazard Determination or a FEMA Letter of Map Amendment decides. Five other Dunes towers read AE 10 across their whole parcels and Grande Phoenician splits AE 9 and AE 10, so Geneva’s reading is the most favorable of the seven towers, and it still needs the formal determination.

Collier County’s Class 5 rating in FEMA’s Community Rating System gives eligible NFIP policies a 25% premium discount, per the Collier County 2026 Floodplain Protection Newsletter. No VE zone and no Coastal Barrier Resources System unit touches the Geneva building points.

Evacuation Zone A and Storm Surge

Every Dunes building, Geneva included, is in Collier County Hurricane Evacuation Zone A, the first zone ordered out, per Collier County’s evacuation zone lookup. The National Hurricane Center’s worst-case surge maps show less than 3 feet of water above ground at the Geneva point in a Category 1 storm, more than 6 feet in a Category 2 and more than 9 feet from Category 3 up, per the National Hurricane Center’s storm surge risk maps. The Category 1 reading is lower than at the Island Cove towers, Dominica and Excelsior. The practical rule is the same everywhere at The Dunes: when Zone A is called, leave, and move cars out of the lower garages before the surge.

Wind Design and Code Era

Collier County’s Florida Building Code 8th Edition wind map puts the Geneva point in the 162 mph design wind band for Risk Category II buildings, per Collier County’s FBC 8th Edition wind speed layer, a wind-borne debris region where replacement windows and exterior doors must be impact-rated or protected. By its 2006 construction start and 2007 completion, Geneva was built under the statewide code that replaced local codes on March 1, 2002, per the Florida House staff analysis of CS/HB 1551. The association does not say whether Geneva’s original windows are impact-rated, so confirm it residence by residence.

Insurance Under the Geneva Declaration

The association carries “All Risk” property and windstorm coverage on the building (Section 15.3), and under section 718.111, Florida Statutes, deductibles and uninsured damage are a common expense, which is how a large hurricane deductible becomes a special assessment. Owners are “expected to carry homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection” (Section 15.1). Florida requires at least $2,000 of loss assessment coverage in an HO-6 policy under section 627.714, Florida Statutes; at Geneva’s fee level, buy far more. And because windows are the owner’s under Section 11.2, the window risk sits in the owner’s budget.

Master Flood and What Nobody Has Published

Flood insurance is listed in the Geneva declaration only as “Optional Coverage” (Section 15.4). Whether the association carries an NFIP Residential Condominium Building Association Policy or private flood, and at what limit, is not public. For scale, the federal formula caps an RCBAP at the lesser of full replacement cost or $250,000 times the number of units, which for Geneva’s 75 residences would be $18.75 million (our arithmetic, guest cottages left out), per the federal bank regulators’ RCBAP explainer. The master carrier, named-storm deductible and flood policy for 2026 are the first documents to request. The building generators “supply power to only the elevators, garage doors and emergency lighting,” per the association’s Hurricane Ian frequently asked questions, so plan for no in-residence air conditioning until utility power returns after a storm.

Which Schools Serve Grande Geneva?

Grande Geneva, at 265 Indies Way, is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, according to the Collier County Public Schools attendance zones tool. All three schools earned an A for 2025-2026 in the district’s 2026 accountability brief.

Data updated: September 2026

The Three Zoned Public Schools

The district’s attendance zones tool, linked from the Collier County Public Schools attendance boundaries page, returned the same three schools for all 82 address records it holds at 265 Indies Way, and for every other Dunes address, for both 2025-2026 and 2026-2027, with no pending rezone.

Sources: the CCPS zones tool (checked September 23, 2026); grades from the CCPS 2026 Accountability Brief; enrollment from the National Center for Education Statistics records for Naples Park Elementary, North Naples Middle and Aubrey Rogers High. Distances are measured from 300 Dunes Boulevard; Geneva sits within about half a mile of that point inside the gate.

Why Older Listings Say Gulf Coast High

Gulf Coast High was the zoned high school for Dunes addresses through 2022-2023. The assignment moved to Aubrey Rogers High for 2023-2024, when the district opened that school, and the elementary and middle assignments did not change. One more caution from the district’s database: a 265 Indies Drive East exists in East Naples, zoned to different schools. Geneva’s address is 265 Indies Way, ZIP 34110.

Private Schools Nearby

The nearest private options by road from The Dunes include 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 National Center for Education Statistics private school search near 34110 and our routing estimates. For a fuller comparison, read our guide to Naples private schools.

County Permits and Recorded Work at Grande Geneva

Grande Geneva’s recorded notices of commencement since 2016 show a re-roof in April 2024, a pool equipment room slab repair in 2022, three 2023 and 2025 notices whose scope we have not read, plumbing work in April 2026 and a fire alarm panel upgrade in June 2026. None of the public records attaches an assessment amount to this work.

Data updated: September 2026

Notices of Commencement at 265 Indies Way

Every record is searchable at the Collier Clerk’s COR Access records portal and the Collier Clerk’s Official Records document search.

Reading the Record Carefully

Two clarifications prevent common mistakes. First, Geneva has one re-roof notice, dated April 1, 2024, not a series; Grande Excelsior and Grande Dominica had their own Crowther notices in late 2023 and early 2024. Second, the “concrete repairs” notice that The Walker Contracting Group recorded in October 2025 is at Grande Phoenician, 275 Indies Way, not at Geneva; the only Geneva concrete work we read is the 2022 pool equipment room slab. The scope of the 2016 notice and the three Prestige notices is a documents question, answered by the recorded notices themselves and the matching county permits, and a buyer who wants it answered should ask the association for the permit file.

What the Record Suggests

A re-roof in 2024 and a fire alarm system upgrade in 2026 are two of the big-ticket items a reserve study tracks, and both are now recent at Geneva. For a buyer, that is a point in the building’s favor on those components; for a seller, it is worth putting in the listing packet with the permit numbers. The items still ahead are the ones every tower of this age faces: elevator modernization (Grande Dominica is already assessing for its elevators), windows and sliders (owner items at Geneva), plumbing risers and the 2032 milestone inspection.

What Is Being Built Near Grande Geneva?

The Dunes of Naples is built out, and nothing new is proposed inside the gate beyond the POA’s plans, still undecided, for the Hold-Back and Marina land it took title to in 2026. Around Grande Geneva, Kalea Bay’s last tower is finishing, Kinsale Golf Club has opened, and county beach, road and path projects continue.

Data updated: September 2026

Kalea Bay Tower 500 to the North

Kalea Bay, the five-tower community directly north of The Dunes, is finishing its fifth tower, raised from 17 to 20 stories by a county approval in October 2023, per Gulfshore Business coverage of the final Kalea Bay tower approval; the developer’s April 2026 update described it in its final phases. For Geneva owners with northern views, the skyline the approved plan allows is essentially the skyline now in place. Our Kalea Bay guide covers the tower community directly north.

Kinsale Golf Club and Old Collier to the East

North and east of The Dunes, the private Kinsale Golf Club opened in 2025 at Wiggins Pass Road and Vanderbilt Drive, per GolfPass’s Kinsale Golf Club listing. Old Collier Golf Club, the course Geneva’s east-facing residences look over, is an established private club with its own membership. Neither club is a Dunes amenity.

Beach, Pass and Path Projects

The state’s June 2026 draft management plan for Delnor-Wiggins Pass State Park would rebuild four of five beach lots, add a capacity gate and evaluate reservations, which matters more to drivers than to residents walking in through the side gate. An award for the 2026 Wiggins Pass maintenance dredge was on the September 22, 2026 county commission agenda. The Vanderbilt Beach MSTU’s rebuild of the Vanderbilt Drive path “from The Dunes of Naples north,” approved at $845,066 on January 13, 2026, was waiting on “The Dunes of Naples irrigation project” in the MSTU’s August 2026 packet, per the Vanderbilt Beach MSTU advisory committee page.

Road and Retail Changes

Collier County began widening Vanderbilt Beach Road east of US 41 to six lanes in July 2026, a roughly two-year job, per the county’s construction-start release, which affects trips to Mercato rather than trips north on US 41. A new Publix at US 41 and Wiggins Pass Road is expected in mid-2027, per Gulfshore Business.

Daily Logistics at Grande Geneva

Daily life at Grande Geneva runs through two designated parking spaces per residence, service elevators for moves and deliveries, a trash chute in each residence’s back hall, the Grande Preserve Concierge Center for packages and guest registration, and posted contractor hours with mandatory slab scanning before any drilling.

Data updated: September 2026

Parking, Garages and Visitors

Each residence has two designated parking spaces, assigned in the deed, and the renter rules refer to both a plaza garage and a lower garage. The plaza-level spaces at the main entrance are for visitors only. Carts move between the garages and the residences on the service elevators, and bicycles go in the lower-garage storage room. Every resident vehicle needs a POA transponder, and Grande Preserve decals are applied at the Concierge Center, per the Grande Preserve vehicle transponder form, which also says full-time transponders must be registered in the owner’s name.

Moves, Deliveries and Contractors

Moves and deliveries use the service elevators, and each residence’s foyer sits between a passenger elevator and a service elevator, so moving day at Geneva is easier than in most Naples towers. The association’s posted contractor rules allow work Monday to Friday 8 a.m. to 4:30 p.m. and Saturday until 1 p.m., with no Sunday work, and every penetration of a slab needs a ground-penetrating radar scan first. Register the moving company or contractor at the gate in advance, and confirm the date with Grande Preserve Management at (239) 592-0989.

Trash, Water and Utilities

The renter rules place a trash chute in each residence’s back hall, used from 8 a.m. to 10 p.m., and the recorded garage plan shows trash rooms on the garage level. The water heater sits in the service-hall utility room with the residence’s main water valve above it; occupants absent for 24 hours must shut that valve, and owners and occupants are liable for water damage if they do not, per the Grande Geneva guidelines for renters and guests. Electricity is Florida Power & Light in the owner’s name; the 2022 building sheet lists bulk DirecTV and CenturyLink internet under association contracts.

Mail, Packages and Guests

The Concierge Center at 280 Grande Way handles package signing and a notary, per the posted menu of services, and guest registration for Buildings 4 to 7 runs through it and the association’s visitor management system. Unaccompanied houseguests can receive Club privileges by application, up to six passes at a time, requested at least seven business days ahead, per the unaccompanied houseguest privileges application.

Drive Times From the Gate

These are free-flow estimates from the OSRM public routing service on September 23, 2026, measured from 300 Dunes Boulevard; add a minute or so from 265 Indies Way, and add much more from January to April. NCH North Naples Hospital, with an emergency department open around the clock, is the nearest hospital, per NCH’s North Naples Hospital page.

How Does Grande Geneva Compare to the Other Dunes of Naples Towers?

Grande Geneva has the fewest residences, the fewest per floor, the largest typical plan, the highest 2026 fees for typical residences and the highest 48-month median price per square foot of the eight Dunes condominiums. It also has the most favorable flood map reading of the seven towers and the latest milestone date.

Data updated: September 2026

Sources: each association’s 2026 Q&A sheet, the recorded declarations and amendments, the developer floor plan sheets, FEMA’s National Flood Hazard Layer (a map screen, not an official determination; lenders order a flood zone determination per building) and the Southwest Florida MLS Matrix, pulled September 23, 2026, as compiled in our guide to The Dunes of Naples.

Read the Geneva row against the others and the trade is clear. A Geneva buyer pays the highest fees in the community for typical residences and a price per square foot at the top of the range, and in return gets five residences per floor, two private elevator doors at every foyer, the best elevator ratio at The Dunes, the largest typical plan and the most favorable flood map reading. The closest comparison is Grande Phoenician next door, which shares Geneva’s Type A and B plans at lower fees and has been the more liquid tower this year. A buyer who wants more space per dollar should look at Grande Excelsior, whose every plan is over 3,350 square feet at about $626 a square foot, subject to its 90-day lease minimum; Grande Dominica and Excelsior carry the highest full-time owner shares at The Dunes, about 52% homesteaded each. In Island Cove, Antigua, Barbados and Cayman trade at roughly half the Geneva price with smaller plans and one garage space, and Sea Grove is the only low-rise option.

Selling? Get a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Grande Geneva

Grande Geneva’s strengths are space, privacy and position: the largest typical plans and fewest residences per floor at The Dunes, private elevator foyers and the highest ground of any tower. Its costs are real too: the community’s highest fees and tax bills, owner-maintained windows and a thin, slow resale market.

Data updated: September 2026

The Pros

• The largest typical plan at The Dunes. The center Type C residence is 3,728 square feet under air with a 541 square foot lanai, and even the smallest Geneva plan, 2,798 square feet, is larger than every Island Cove plan.

• Five residences per floor and a private foyer. No shared corridors to front doors, a passenger and a service elevator at every foyer, and six elevators for 75 residences, the best ratio in the community.

• Two views. West to the Gulf and east over Old Collier Golf Club, in the association’s words, with a private Tom Fazio course as the eastern view.

• The most favorable flood map reading of the seven towers. Shaded Zone X at both building points, the highest ground under any tower and a lower Category 1 surge band than five of the towers, all subject to a formal flood determination.

• Value that has held on a per-foot basis. The highest 48-month median price per square foot at The Dunes, $768.41, and the community’s highest single sale, $3,850,000.

• The newest tower, with recent big-ticket work. Built under the statewide building code, re-roofed in 2024, fire alarm upgraded in 2026, milestone not due until 2032 and no litigation over $100,000 reported.

• A rulebook that is flexible where owners care. No age restriction, “a reasonable number of pets” with no breed list, 30-day minimum leases and an association that must supply an alternate purchaser if it disapproves a sale without good cause.

• The Grande Preserve layer. A second gate, the private Concierge Center, a lobby-level social room with catering kitchen and, for select residences, a Floridian Club membership.

The Cons

• The highest fees for typical residences at The Dunes. $45,780 to $60,992 a year before the $1,000 Club minimum, and about 10.6% more than Grande Phoenician charges for the identical Type A plan.

• The highest median tax bill at The Dunes, $16,301.28 on the 2026 preliminary roll.

• Windows are the owner’s cost. The declaration puts windows and window glass on the owner, which also appears to put the building outside the state’s window hardening grant.

• The longest walk to the beach gate. Geneva is the farthest tower from the pedestrian gate by Conner Park.

• A thin, slow resale market. Three closings in 12 months, about 12 months of supply at that pace, a 95-day 48-month median time on market and a 92.96% 12-month sold-to-list ratio.

• Wide price dispersion in the center plan. Five center-residence sales ran from $1,850,000 to $3,850,000, which makes pricing a Type C residence harder than in a tower with a tighter comp set.

• Leasing limits for newer owners. Four leases a year and one per 90 days for anyone who bought after April 30, 2014, and no pets for any tenant.

• Documents you have to request. No restated declaration, rules, budget, reserve study or insurance summary is posted publicly, and the $17,461 fee line is unexplained in any public record.

• A seasonal building. With 28.4% of parcels homesteaded, Geneva has the lowest full-time share in the Grande Preserve, which some buyers value and others do not.

Selling? Get a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Grande Geneva Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Grande Geneva listing agent, or thinking, ‘I need someone to sell my Grande Geneva home…’ you are selling into 3 active Geneva listings, no pending contracts and 3 closings in the last 12 months (Southwest Florida MLS Matrix, September 23, 2026), in a tower where floor and stack move price more than anything else.

Data updated: September 2026

Selling at Grande Geneva is not selling “a Dunes condo.” It is selling one of 75 residences in three plans, to a buyer who is also touring the identical Type A and Type B plans at Grande Phoenician next door for about $4,500 a year less in fees, and the larger Excelsior plans at about $626 a square foot. 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 Geneva listing along with the paperwork most listing agents treat as an afterthought: the 30-day approval package in the Grande Geneva purchase application, the 1.25% Resale Capital Assessment, the estoppel ordered through the association’s CondoCerts portal, the owner-window clause in the recorded declaration and the flood answer a buyer’s lender will ask for in the second week of a contract.

For Grande Geneva 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 we price a Geneva listing against its own stack and floor band, line by line, not against a community average. Get a free Grande Geneva 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:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

What Grande Geneva Residences Sold For in the Last 12 Months

Every figure below comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, and covers closings dated September 24, 2025 to September 23, 2026. Sizes are MLS living area.

• 3 closings and $5,990,000 in sold volume, a small sample.

• The sales: a 2,893 square foot 16th-floor Type A residence at $2,265,000 in March 2026 after 105 days, at 88.82% of its $2,550,000 list; a 3,728 square foot 5th-floor center residence at $1,850,000 in April 2026 after 238 days, at 92.96% of its $1,990,000 list; and a 2,798 square foot 5th-floor Type B residence at $1,875,000 in May 2026 after 85 days, at 93.75% of its $1,999,999 list.

• Median sold price: $1,875,000 (n=3). Median price per square foot: $670.12. Median sold-to-list: 92.96%. Median time on market: 105 days.

• Highest sale: $2,265,000, which was also the highest sale anywhere at The Dunes in the 12 months.

• Today: 3 active listings (a 7th-floor Type A at $2,125,000, a 6th-floor Type B at $1,995,000 and a terrace-level Type B at $1,495,000) and none pending, about 12 months of supply at the 12-month pace.

• The 48-month frame: 15 closings, a median of $2,160,000 and $768.41 per square foot, the highest median price per square foot at The Dunes.

What Is Your Grande Geneva Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Grande Geneva home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same plan, the same floor band, the same view line, adjusted for renovation, window and slider upgrades, the garage spaces you hold and whether the residence carries a guest cottage or a Floridian Club membership. An automated estimate cannot see that a 14th-floor Type B sold for $830.95 a square foot while a 5th-floor Type B sold for $670.12, or that two center residences were entered in the MLS at sizes no recorded plan supports. We can, and we price to it.

(239) 898-6072, text or call. Confidential conversations welcome.

Pricing a Geneva Residence Against Its Own Floor Band

At Geneva, the floor band is the first adjustment. Over 48 months, the six sales on the 14th floor and above carried a median of $806.94 per square foot and the nine sales from the terrace level through the 8th floor carried $670.12, about a 20% gap (small samples, our arithmetic). The center plan spreads widest: $1,850,000 on the 5th floor in 2026 against $3,300,000 on the 16th in 2024 and $3,850,000 on the 17th. Your competition today is a 7th-floor Type A at $734.53 a square foot, a 6th-floor Type B at $713.01 and a terrace-level Type B at $534.31. We place your residence inside that grid and against the identical Phoenician plans, and we show you each comparable before we suggest a number.

The 30-Day Approval Package and the Alternate Purchaser Clause

The June 2026 Geneva purchase application asks for the buyer’s complete package at least 30 days before closing, a $150 non-refundable fee, a $25 transponder fee per vehicle and a criminal background check for all occupants, and it requires the seller to give the buyer the current rules and condominium documents. The declaration adds a protection sellers rarely hear about: the board may disapprove a buyer only for good cause, by a majority of the whole board, after a written opinion of counsel, and if it disapproves without good cause the seller may demand that the association furnish an approved alternate purchaser at the same price and terms (Section 14.3(A)(3)). We collect the application with the signed contract, check it for completeness and track it to the certificate of approval.

Disclosure: Windows, the $17,461 Line and the Flood Map

Three Geneva questions come up in almost every negotiation, and we answer them in the listing packet. Windows: the declaration makes “screens, windows, and window glass” the owner’s responsibility, so bring the permit and product sheet for any replacement windows or sliders. The fee sheet: the 2026 Q&A sheet’s $17,461 line appears to apply to a single penthouse residence with a private rooftop terrace, not to your residence; we show the buyer your type’s figure and the arithmetic. Flood: the Geneva building points read shaded Zone X on FEMA’s map, with AE on part of the parcel; that is a map screen, not an official determination, and we give the buyer’s lender the panel and the association contacts on day one so the formal determination comes back before the inspection period ends.

Timing the Sale: The Geneva Calendar

Of Geneva’s 15 closings in 48 months, 8 closed in March, April and May, 2 in January and 1 each in February, June, July, October and December (Southwest Florida MLS Matrix). With a 30-day association approval ahead of every closing, a spring closing means a contract in January to April, so the Geneva listing that wins the season is photographed, priced and live by early January, with the estoppel ordered and the documents in the packet.

How long does a Grande Geneva residence take to sell right now?

The three Geneva closings in the last 12 months took 85, 105 and 238 days on market, a median of 105, and the 48-month median is 95 days (n=14, Southwest Florida MLS Matrix). Add at least 30 days for association approval, and a typical Geneva sale runs four to five months from list to close by our arithmetic.

Should I list my Geneva residence before Grande Phoenician’s listings sell?

Watch Phoenician closely. Its Type A and B plans are identical to Geneva’s, its fees are lower, and it closed 7 sales with 3 more pending in the last year. When Phoenician inventory is thin, a Geneva residence of the same plan is the natural next choice for that buyer; we time and price your listing against the Phoenician board, not only the Geneva one.

Does a guest cottage add value when I sell?

It can, and it has to be marketed as its own line with its own fee ($843 a quarter). Only a Geneva residential owner may own a Geneva guest cottage, so the buyer pool is the building itself, and a cottage can be leased only with its owner’s residence. No Geneva cottage sold in the 48-month MLS window; the one Dunes cottage sale in that period, at Grande Phoenician, closed at $130,000.

Can I sell my Geneva residence with a tenant in place?

Yes, but the lease travels with its approval terms. Leases at Geneva run at least 30 days and no more than one year, with no lessee option to renew, so a buyer can plan around the end date. Give the buyer the approved lease and the tenant’s end date early, and remember that while the residence is leased you and your showings work around the tenant’s rights.

Do I need the milestone inspection or a SIRS to sell?

No milestone report exists yet for Geneva, because the county lists the milestone year as 2032. A buyer will still ask about the SIRS and reserves, and those documents live in the owners’ portal. Download them before you list and we will put them in the packet, which answers the question before a buyer’s agent has to ask it.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this Grande Geneva 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 condominium market that Grande Geneva 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, about 11 miles up US 41 from the Vanderbilt Drive gate by our routing estimate. 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 Geneva page the credential that matters more is narrower than any award: we read the recorded Geneva declaration and its 2008 and 2014 amendments, the association’s 2026 Q&A sheet, purchase and lease applications and building notices, the developer’s floor plans, the Collier County roll and milestone records, the FEMA flood layer and every Geneva 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 Geneva residence, start with a Grande Geneva 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.

What Our Clients Say

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

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Grande Geneva home? Get a free Grande Geneva home valuation, or call Jesse direct at (239) 898-6072.

Buying at Grande Geneva? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296

• Marc Comisar, Florida license BK3060671

• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Where Else to Find the Team

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, 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.

Frequently Asked Questions, Buyer Edition

The Grande Geneva buyer questions below are answered from the recorded declaration and its 2008 and 2014 amendments, the association’s 2026 Q&A sheet and posted forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the public record is silent, the answer says so.

Data updated: September 2026

What is Grande Geneva in Naples?

Grande Geneva at The Grande Preserve, a Condominium is a 75-residence high-rise at 265 Indies Way, Naples, 34110, the last of the four Grande Preserve towers at The Dunes of Naples, declared October 3, 2007. It has five residences per floor on 15 residential levels plus six guest cottage units.

Is Grande Geneva part of The Dunes of Naples and the Grande Preserve?

Yes. Geneva is Building 7 at The Dunes of Naples and one of the four towers behind the Grande Preserve gate. Its association is a member of both The Dunes of Naples Property Owners Association and Grande Preserve at The Dunes Community Association, and owners use The Club at the Dunes and the Grande Preserve Concierge Center.

How much does a Grande Geneva condo cost?

Over the 48 months to September 23, 2026, 15 residences sold at a median of $2,160,000 and $768.41 per square foot, from $1,720,000 to $3,850,000. The last 12 months held 3 sales at a $1,875,000 median (small sample), and today’s 3 listings ask $1,495,000 to $2,125,000 (Southwest Florida MLS Matrix).

What are the HOA fees at Grande Geneva?

Per the association’s 2026 Q&A sheet, $11,833 a quarter for a Type A residence, $11,445 for Type B and $15,248 for the center Type C, with the POA and Grande Preserve assessments included in the condominium budget. Guest cottages pay $843, and owners also carry the Club’s $1,000 annual food and beverage minimum.

Why does the Grande Geneva fee sheet show a $17,461 line?

The 2026 Q&A sheet prints a sixth line, “type 3 Unit 6,” at $17,461 a quarter, though the building has only five stacks. It appears to apply to a single penthouse residence with a private rooftop terrace, the one Geneva residence with its own recorded added assessment. The exact basis is not public; the adopted budget would confirm it.

What floor plans does Grande Geneva have?

Three: Type A (residences 01 and 05) at 2,893 square feet under air, Type B (02 and 04) at 2,798 and the center Type C (03) at 3,728, per the developer’s plan sheet. All have three bedrooms counting the den; Types A and B have three baths and Type C three and a half.

Which Grande Geneva residences have Gulf views?

The association describes Geneva’s plans as having “a direct west view to the blue waters of the Gulf of Mexico and panoramic east views over the exclusive Old Collier Golf Club.” The developer’s sheet draws the center plan’s lanai angled toward the Gulf; how much water you see from any residence depends on floor and stack, so judge it on a tour.

Is Grande Geneva in a flood zone?

FEMA’s map (panel 12021C0189J, effective February 8, 2024) reads shaded Zone X at both Geneva building address points, with AE 9 and AE 10 on part of the parcel. That is a map screen, not an official determination; lenders order a flood zone determination per building. The building is in Evacuation Zone A.

Who pays for windows at Grande Geneva?

The owner. Section 11.2 of the declaration makes the owner responsible for “screens, windows, and window glass,” as well as doors and sliders. The association maintains the exterior walls and roof. Ask what windows the residence has, whether they are impact-rated and whether any replacement was permitted.

Can I rent out a Grande Geneva condo?

Yes, for at least 30 days at a time, no more than four times a calendar year and once per 90-day period under the 2014 amendment, with board approval, no lease over a year and no pets for tenants. Owners who bought before April 30, 2014 and did not consent may keep the older rule.

What do Grande Geneva rentals go for?

In the MLS rental search pulled September 23, 2026, five Geneva residences asked $22,000 to $28,500 a month in season, a median of $25,000 (small sample), with off-season asks of $10,000 to $15,000. No Geneva rental closed in the prior 365 days.

Does Grande Geneva allow pets?

Owners may keep “a reasonable number of pets,” leashed or carried outside the residence, with no breed list or weight limit in the declaration. Tenants may not keep any pet, and the board may remove a nuisance pet.

Is Grande Geneva a 55+ community?

No. Section 12.2 of the declaration says, “There is no restriction on the age of Occupants of units.” Occupancy is limited to two persons per bedroom.

How many parking spaces come with a Grande Geneva residence?

Two, for the residence’s exclusive use, assigned in the deed (Section 8.1(A)); the recorded garage plan makes all garage-level spaces limited common elements. The plaza-level spaces at the main entrance are for visitors. The garage plan also shows five private garages. Boats, trailers, RVs and commercial trucks may not be kept on property, and motorcycles are barred.

What are the guest cottages at Grande Geneva, and can I buy one?

Six 206 square foot guest cottage units on the plaza level, each a separate condominium unit with a bath, paying $843 a quarter with a quarter vote. Only a Geneva residential owner may own one, guest stays are capped at 30 consecutive days and 180 days a year, and a cottage can be leased only with its residence.

Does a Grande Geneva residence come with a Floridian Club membership?

Only select residences do, per the association’s Geneva page, and the declaration contains no Floridian Club provision. The list of eligible residences is not published, so confirm membership for the specific residence in writing, on the estoppel and in the contract.

How does association approval work when I buy at Grande Geneva?

Submit the June 2026 purchase application at least 30 days before closing with a $150 non-refundable fee and a background check for all occupants. The board may disapprove only for good cause, by a majority of the whole board after a written opinion of counsel, and approval issues as a recordable certificate.

What is the Resale Capital Assessment at Grande Geneva?

The master POA’s assessment on every resale: the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026. On Geneva’s $2,160,000 48-month median, that is $27,000 by our arithmetic. It is collected through the estoppel, and the contract decides who pays.

When is the Grande Geneva milestone inspection due?

Collier County’s milestone layer shows Geneva as “Not Due,” with a milestone year of 2032, 25 years after its 2007 certificate of occupancy. A structural integrity reserve study is not confirmed in any public document; ask for it by name.

Are there special assessments at Grande Geneva right now?

None is disclosed on the association’s Geneva page or in the 2026 Q&A sheet, and the sheet reports no litigation over $100,000. Recent recorded work includes a 2024 re-roof and a 2026 fire alarm upgrade. Confirm on the estoppel and in the last 12 months of board minutes.

Can I install tile or wood floors at Grande Geneva?

Yes, with approval. Hard-surface flooring needs board approval and “an approved form of sound-deadening or sound insulation material” under Section 11.3(C), and any drilling into the post-tensioned slab needs a radar scan first. Budget for both before you plan a flooring change.

How far is Grande Geneva from the beach?

The Dunes does not front the Gulf. Residents walk out a pedestrian gate by Conner Park to Delnor-Wiggins Pass State Park or the county’s Bluebill beach access; the association calls it “a short 8-minute walk” from Barbados, and Geneva is the farthest tower from that gate. The state park entrance is about 1.2 miles by car.

Frequently Asked Questions, Seller Edition

The Grande Geneva seller questions below are answered from the recorded declaration, the association’s 2026 forms and notices, the Collier County roll and milestone records, and every Geneva closing in the Southwest Florida MLS Matrix, pulled September 23, 2026. Each answer names its source, and where the record is silent, it says so.

Data updated: September 2026

Who is the best listing agent for Grande Geneva?

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 every Geneva listing against its own stack and floor band, and we prepare the declaration, fee, window and flood answers before the first showing.

What is my Grande Geneva residence worth?

It depends on plan, floor and view more than on the tower average. Over 48 months, Type A sold at a $1,925,000 median, Type B at $2,150,000 and the center Type C at $2,780,000 (small samples). Start with a free Grande Geneva home valuation or call Jesse direct at (239) 898-6072.

How much does it cost to sell a Grande Geneva condo?

Plan for the brokerage fee, the Florida documentary stamp tax on the deed, title and estoppel charges and, depending on the contract, the 1.25% Resale Capital Assessment, which is $27,000 on a $2,160,000 sale by our arithmetic. We build every line into a net sheet before you list.

Who pays the 1.25% Resale Capital Assessment when I sell?

The contract decides. The master POA’s notice and the Geneva purchase application set the amount, the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, and it is collected at closing through the estoppel. No association document we read assigns it to the buyer or the seller.

How long does association approval take when I sell at Grande Geneva?

The June 2026 purchase application asks for the complete package at least 30 days before closing, and approval must be received before closing. The declaration gives the board 20 days after a complete application and treats silence as approval. Plan the closing date around the 30-day form.

Can the Grande Geneva association reject my buyer?

Only for good cause, by a majority of the whole board, after a written opinion of counsel, on listed grounds such as specified felonies or failure to provide information. If it disapproves without good cause, you may demand that the association furnish an approved alternate purchaser at the same price and terms (Section 14.3(A)(3)).

How do you market a Grande Geneva residence to qualified buyers?

Cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it, plus a documents packet a buyer’s agent will not find elsewhere: the plan’s recorded size, the fee arithmetic, the window clause, the flood screen and the recent roof and fire alarm permits.

What is the current market for Grande Geneva sellers?

Thin and price-sensitive: 3 closings in 12 months at a $1,875,000 median and 92.96% of list, 3 active listings and none pending, about 12 months of supply at that pace (Southwest Florida MLS Matrix, September 23, 2026). Upper-floor residences and well-presented listings still command a premium.

Why is my Grande Geneva condo not selling?

Usually price against floor band, presentation, or unanswered questions about fees, windows and flood. Geneva buyers also compare the identical Phoenician plans at lower fees. We diagnose it against the Geneva and Phoenician comparables and the documents packet, then adjust.

What is the best month to sell a Grande Geneva residence?

Spring closings dominate: 8 of Geneva’s 15 closings in 48 months fell in March, April and May. With a 30-day approval ahead of closing, list by early January to catch that window.

Do I have to disclose that windows are my responsibility?

The declaration itself says so, and a buyer’s agent will read it. We recommend disclosing the window and slider status of your residence in writing, with permits and product sheets for any replacements, so the question strengthens your position rather than surfacing in week three.

How does the $17,461 line on the fee sheet affect my sale?

For most sellers, not at all: it appears to apply to a single penthouse residence with a private rooftop terrace. We show the buyer the Q&A figure for your plan type and the arithmetic behind it. If you own the center penthouse, we confirm your exact quarterly figure on the estoppel before listing.

Does a Floridian Club membership add value when I sell?

It can, for buyers who want a private beach club with an hourly shuttle. Because only select Geneva residences carry it and the terms are not public, document your membership and its transfer terms before listing so it can be marketed with confidence.

Who pays the Club food and beverage minimum in the year I sell?

Under the POA’s policy, each owner owes $1,000 a calendar year, and the buyer’s minimum for the year of closing is reduced by what the seller already spent. Any 2026 shortfall appears on the December 2026 Club statement.

Should I renovate before selling my Grande Geneva residence?

Targeted work pays; a full remodel before listing rarely does. Every slab penetration needs a radar scan, and hard flooring needs board approval and sound insulation, so a pre-listing remodel takes longer here than buyers expect. We will tell you which items buyers at your price point actually pay for.

I live outside Florida most of the year; can you handle my Geneva sale remotely?

Yes. Thirty-six of Geneva’s 81 parcels carry owner mailing addresses outside Florida on the 2026 preliminary roll, so many Geneva sellers are not local. We coordinate access through the association, manage the estoppel and approval package, and close by mail or remote notary.

How should I price a Type A residence against a Type B at Grande Geneva?

Price the floor first and the plan second. Over 48 months the 2,893 square foot Type A sold at a $1,925,000 median and $665.40 a square foot, while the smaller 2,798 square foot Type B sold at $2,150,000 and $768.41 (n=5 each, small samples), per the Southwest Florida MLS Matrix, pulled September 23, 2026. That gap is a floor story: three of the five Type B sales were on the 14th and 16th floors, and three of the five Type A sales were on the terrace level and the 4th floor. We compare your residence with same-floor-band sales of both plans.

Does a Gulf view sell for more than an Old Collier Golf Club view at Grande Geneva?

The records cannot answer that cleanly. The association promises “a direct west view to the blue waters of the Gulf of Mexico and panoramic east views over the exclusive Old Collier Golf Club,” per the association’s Grande Geneva page, but the Southwest Florida MLS Matrix, pulled September 23, 2026, does not tag Geneva’s 15 sales by view direction, so we cannot separate a view premium from a floor premium. What the sales do show is floor: about 20% more per square foot on the 14th floor and above. We present your view by direction, in photographs and video.

How do I price the center Type C residence when its sales range so widely?

Start from the recorded size and the floor. Five center residences sold in 48 months, from $1,850,000 on the 5th floor to $3,850,000 on the 17th, and two were entered in the MLS at 4,048 and 4,033 square feet, sizes no recorded Geneva plan supports (Southwest Florida MLS Matrix, pulled September 23, 2026). The recorded Type C is 3,728 square feet under air with a 541 square foot lanai, per the Grande Geneva floor plan sheet. We list your residence at 3,728 and price it on that figure, so the appraiser and the buyer see the same number.

Does the 2014 leasing amendment shrink my pool of buyers?

It shapes the pool more than it shrinks it. Anyone who bought after April 30, 2014 may lease no more than four times a calendar year and once per 90 days, with a 30-day minimum and no pets for tenants, per the Grande Geneva 2014 leasing amendment. That favors seasonal owners over short-stay investors, and Geneva is seasonal: only 28.4% of Geneva parcels carry a homestead exemption on the Collier County tax roll, 2026 preliminary. Buyers who want some income see five Geneva residences asking $22,000 to $28,500 a month in season (Southwest Florida MLS Matrix, pulled September 23, 2026). A grandfathered leasing right does not pass to your buyer.

What should I disclose about special assessments when I sell at Grande Geneva?

Disclose what the board has adopted and what it is discussing. Today the association’s Grande Geneva page discloses no special assessment, and the 2026 Q&A sheet reports no litigation over $100,000. An assessment adopted before closing appears on the estoppel ordered through CondoCerts, and the contract decides who pays it. Because the association’s real estate page says carriers have told some Dunes associations that “a window replacement is necessary to safeguard insurability,” we write a clause covering any assessment adopted between contract and closing, and we review the last 12 months of board minutes with you before listing.

What will my buyer’s lender ask about Grande Geneva?

Expect four requests. First, the lender questionnaire and estoppel, both ordered through the association’s portal, per the association’s CondoCerts announcement letter. Second, the master insurance certificate and deductible, because deductibles and uninsured losses are a common expense under section 718.111, Florida Statutes. Third, the milestone status, which Collier County lists as “Not Due” until 2032. Fourth, a flood zone determination for the building, since FEMA’s map reads shaded Zone X at the Geneva building points with AE on part of the parcel. We order the questionnaire at listing so underwriting keeps pace with the 30-day approval calendar.

What will my buyer’s insurance agent ask about my Grande Geneva residence?

The windows first. Section 11.2 of the declaration makes “screens, windows, and window glass” the owner’s responsibility, and the association does not publish whether Geneva’s original windows are impact-rated, so bring the product sheets and permits for any replacements. The agent will also see the 162 mph design wind band at the Geneva point on Collier County’s wind map, and may ask for a wind mitigation report on Florida’s form OIR-B1-1802, updated April 1, 2026 and valid up to five years, per the Florida Office of Insurance Regulation’s wind mitigation resources. Section 15.1 expects loss assessment coverage on the owner’s policy.

What do I have to tell a buyer about flooding at Grande Geneva?

Tell the buyer what you know, in writing. The association reports that in Hurricane Ian “All 7 towers had flooding in the lower garages,” per its Hurricane Ian Information Center page, and FEMA’s map reads shaded Zone X at the Geneva building points with AE 9 and AE 10 on part of the parcel, a map screen rather than an official determination. Add any flood claim or water event in your own residence. The records behind this page do not include the text of Florida’s seller flood disclosure requirements, so we review the current required disclosure with you at listing.

Who pays documentary stamp tax on a Grande Geneva sale?

The contract allocates it, and at Geneva prices it is a five-figure line. Florida’s deed stamp tax works out to $0.70 per $100 of price, as the $10,500 in stamps on the POA’s $1,500,000 Marina Property deed of June 2026 shows (the Marina Property quit-claim deed, OR 6599 PG 3398). On Geneva’s 12-month median of $1,875,000 that is $13,125, and on the 48-month median of $2,160,000 it is $15,120 (our arithmetic). If the contract also assigns you the 1.25% Resale Capital Assessment, the two together reach $42,120 at the 48-month median.

How do showings work in a gated tower like Grande Geneva?

By appointment, through the gate. Visitors are pre-registered through the association’s system, per the association’s visitor management page, and Section 12.5 of the declaration bars “For Sale” and “Open House” signs. Open houses follow the association’s open house rules: requests by the Thursday before, an agent or owner present, one staff sign at the bottom of the drive Saturday and Sunday from 1 to 4 p.m., and no waiting in lobbies. For the Grande Preserve, Concierge Center staff prepare flyers Friday morning for the gatehouse. We register every buyer ahead of time so no one waits at the gate.

What happens to my transponders, Club account and keys when I sell?

Your transponders are registered to you, and your buyer registers their own: full-time transponders must be in the owner’s name, per the Grande Preserve vehicle transponder form, and the June 2026 purchase application charges the buyer $25 per vehicle. Club charges run to the owner’s account, and under the POA’s policy the buyer’s $1,000 food and beverage minimum for the year of closing is reduced by what you already spent. How residence keys, fobs and storage locker keys change hands is not addressed in any public association document we read, so we confirm it with Grande Preserve Management before closing.

Can I sell my Grande Geneva residence furnished?

Yes, and we keep the furniture on its own inventory and bill of sale rather than in the price. A lender values the real estate, not the furnishings, and a separate list keeps the appraisal clean. Furniture matters most to a buyer who plans seasonal leases under the four-leases-a-year rule: five Geneva residences asked $22,000 to $28,500 a month in the Southwest Florida MLS Matrix rental search pulled September 23, 2026, and that buyer may value a residence ready to lease. Call Jesse direct at (239) 898-6072 to decide what to leave.

How does an estate or a trust sell a Grande Geneva residence?

The same way any owner does, with the board’s approval of the buyer. Section 14 of the recorded declaration requires prior written approval of every sale or gift, allows trusts and entities to own with one designated primary occupant, and says approval “shall not be denied” to a surviving spouse or first-degree relative who inherits. Who has authority to sign for an estate or trust is a question for your attorney; the association records we read do not address it. We coordinate with your attorney while we run the 30-day approval package and the estoppel.

Can I sell my Grande Geneva residence off-market?

Yes, and Geneva’s own record shows it happens. The October 2024 sale of a 16th-floor center residence at $3,300,000 was entered in the Southwest Florida MLS Matrix at closing with no marketing time recorded, at 100% of its recorded list price, which reads to us as a privately arranged sale. We run quiet sales for owners who want privacy, showing only to qualified buyers from our database and the agent network. The paperwork does not change: your buyer still needs the 30-day approval package, and you still need the CondoCerts estoppel. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Which buildings will buyers compare my Grande Geneva residence against?

Grande Phoenician first. Its Type A and Type B plans are identical to Geneva’s, and its 2026 Q&A sheet charges $10,696 and $10,344 a quarter for them against Geneva’s $11,833 and $11,445, about $4,548 a year less for the Type A plan (our arithmetic). Next come Grande Excelsior, where every plan exceeds 3,350 square feet at a 48-month median of $626.30 a square foot, and Grande Dominica. We show buyers why five residences per floor and the best elevator ratio at The Dunes justify Geneva’s premium.

What should I prepare if I am selling the center penthouse with the rooftop terrace?

Start with the 2008 First Amendment. It makes the roof improvements above the center penthouse, “a steam room, bathroom, fire place, open area and lanai,” a limited common element of that residence, puts their upkeep on the owner except the roof structure and exterior walls, and adds a quarterly Rooftop Improvement Expense that began at $1,000 and rises with CPI, capped at 4% a year (Collier Clerk record of the 2008 First Amendment). Confirm your 2026 quarterly figure on the estoppel, since the Q&A sheet’s $17,461 line is not explained publicly, and bring your insurance endorsements for the roof improvements.

Sources and Authoritative References

The Grande Geneva guide above rests on primary records: the Collier Clerk’s Official Records, the association’s own posted documents, Collier County, state and federal agency data, school and hospital operators and dated news reports. Every link points to the publisher of record, and no brokerage, listing portal or appraiser site is cited anywhere on this page.

Recorded Documents for Grande Geneva

• Declaration of Condominium of Grande Geneva at The Grande Preserve, OR 4288 PG 0627 (October 3, 2007)

• Certificate of Amendment (First Amendment), OR 4356 PG 0625 (May 2, 2008)

• Lender’s partial release for the center penthouse and private garage, OR 4356 PG 0633

• Developer deed of the center penthouse and private garage, OR 4356 PG 0635

• Notice of commencement for Grande Geneva, OR 3966 PG 567 (January 17, 2006)

• Declaration of Covenants and Easements for The Dunes of Naples, OR 2777 PG 3027

• Settlement Agreement between the POA and the developer, OR 4677 PG 2015 (2011)

• Collier Clerk COR Access records portal

• Collier Clerk Official Records document search

Grande Geneva Association Documents

• The association’s Grande Geneva tower page

• Grande Geneva document library listing

• Grande Geneva 2026 Q&A sheet

• Grande Geneva purchase application, June 2026

• Grande Geneva lease application

• Grande Geneva additional lease period application

• Grande Geneva guidelines for renters and guests

• Grande Geneva 2014 leasing amendment, OR 5031 PG 2801

• Grande Geneva floor plan sheet

• Building 7 vendor list and building information sheet, 2022

• Grande Geneva post-tension cable scanning notice

• Grande Preserve vehicle transponder form

Dunes of Naples Association Documents

• The association’s real estate page with the Resale Capital Assessment notice

• The association’s Grande Preserve Concierge Center page

• Grande Preserve Concierge Center menu of services

• CondoCerts estoppel announcement letter

• POA food and beverage minimum policy, effective January 1, 2024

• The Club at the Dunes and the 2019 Amenities Center project

• The Club at the Dunes dining venues

• The Club at the Dunes wellness center

• The Dunes racquets program, tennis and pickleball

• The association’s open house rules

• The association’s visitor management page

• Unaccompanied houseguest privileges application

• Property map and building addresses for vendors

• Barbados guest and renter guide 2026, with the beach walk directions

• The association’s Hurricane Ian Information Center

• The association’s Hurricane Ian frequently asked questions

• The association’s Hurricane Ian pictures, by building

• Grande Phoenician 2026 Q&A sheet (identical Type A and B plans)

• Grande Excelsior 2026 Q&A sheet

• Grande Dominica 2026 Q&A sheet

• The Floridian Club, private beach club for eligible Grande Preserve residences

State Agencies and Statutes

• Florida Division of Corporations filing for Vanderbilt Partners II, Ltd.

• Florida DBPR license and elevator certificate search

• Florida DBPR condominium SIRS reporting

• Section 718.111, Florida Statutes, condominium association insurance

• Section 718.113, Florida Statutes, hurricane protection specifications

• Section 627.714, Florida Statutes, unit owner loss assessment coverage

• Florida Senate summary of CS/CS/HB 393 (2025), My Safe Florida Condominium changes

• Florida House staff analysis of CS/HB 1551 (2023), wind-borne debris regions and the 2002 building code

• Florida Department of Revenue 2024 Collier taxing authority codes

• Florida State Parks, Delnor-Wiggins Pass hours and fees

• Florida DEP, Delnor-Wiggins Pass State Park draft unit management plan, June 2026

Federal Agencies

• FEMA National Flood Hazard Layer map service (panel 12021C0189J)

• Federal bank regulators’ explainer on the Residential Condominium Building Association Policy

• National Hurricane Center Tropical Cyclone Report, Hurricane Ian

• National Hurricane Center storm surge risk maps viewer

• USGS storm-tide sensor peaks for Hurricane Ian in Collier County

Collier County Government

• Collier County milestone inspection status dashboard

• Collier County milestone inspection program

• Collier County milestone buildings by year

• Collier County Floodplain Protection Newsletter, 2026

• Collier County hurricane evacuation zone lookup

• Collier County Florida Building Code 8th Edition wind speed layer

• Collier County Parks, Conner Park

• Collier County news, CAT beach trolley returns to North Naples, February 2026

• Collier County news, Vanderbilt Beach Road widening, July 2026

• Collier County Board of County Commissioners, January 13, 2026 meeting

• Collier County Board of County Commissioners, September 22, 2026 meeting

• Vanderbilt Beach Beautification MSTU advisory committee

Schools, Healthcare and Routing

• Collier County Public Schools attendance boundaries

• Collier County Public Schools attendance zones tool, 2026-2027

• Collier County Public Schools 2026 Accountability Brief

• National Center for Education Statistics, Naples Park Elementary

• National Center for Education Statistics, North Naples Middle

• National Center for Education Statistics, Aubrey Rogers High

• National Center for Education Statistics private school search near 34110

• NCH North Naples Hospital

• OSRM public routing service used for drive times

News and Neighboring Clubs

• Naples Daily News on Grande Geneva pre-construction pricing, April 6, 2007

• Florida Weekly Naples edition, October 29, 2009 (UF Digital Collections)

• Florida Weekly Naples edition, May 10, 2012 (UF Digital Collections)

• The Old Collier Golf Club history page

• GolfPass listing for Kinsale Golf Club

• Gulfshore Business, final Kalea Bay tower approval

• Kalea Bay Tower 500 update, April 2026

• Gulfshore Business, new Publix at Gateway Shoppes expected mid-2027

Downloadable Documents

Grande Geneva buyers and sellers can read the core documents themselves. The table below links each one at its official source, the Collier Clerk, the association, FEMA or Collier County, and says in one line which question each document answers. The declaration itself is not posted on the association site, so the Clerk’s record is the copy to use.

Data updated: September 2026

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Grande Geneva. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.