Hacienda Lakes is a 2,262-acre DRI in East Naples, FL 34114, home to Esplanade at Hacienda Lakes, Azure and Seven Shores, two CDDs and a 1,544-acre preserve. Thinking of selling? Call McGreevy and Comisar, the #1 team in Southwest Florida since 2012.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Jesse McGreevy and Marc Comisar represent Hacienda Lakes sellers first and buyers second: Jesse has worked Southwest Florida real estate since 2004, the team has sold together since 2008, McGreevy and Comisar alone have over $900 million in sales, and McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Hacienda Lakes is a master-planned community in Naples, Florida. It is a 2,262-acre Development of Regional Impact on the east side of Collier Boulevard at Rattlesnake Hammock Road in East Naples, ZIP 34114, approved by Collier County Ordinance 2011-41 (Hacienda Lakes MPUD hearing packet, Ordinance 2011-41; DRI Map H-2, rev. February 22, 2022), and its homes sit in three for-sale neighborhoods: Esplanade at Hacienda Lakes by Taylor Morrison, Azure at Hacienda Lakes by Toll Brothers and Seven Shores by Toll Brothers. We tracked 64 closed sales at a $663,000 median in Hacienda Lakes Naples (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026). This guide covers each neighborhood, the two community development districts, the fee stack, flood letters, schools and the last 12 months of sales. Thinking of selling? Start with a free Hacienda Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Our Hacienda Lakes guides go deeper: selling a home in Hacienda Lakes, what your Hacienda Lakes home is worth and buying a home in Hacienda Lakes.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, with $900 million in sales of their own. Jesse McGreevy has worked in Southwest Florida real estate since 2004 and the team launched in 2008 (read the McGreevy and Comisar team story), and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. In Hacienda Lakes that experience goes into three neighborhoods with different builders, two CDDs and separate HOAs: Esplanade at Hacienda Lakes, Azure at Hacienda Lakes and Seven Shores.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
That experience matters in Hacienda Lakes because the name on a listing tells a buyer very little. A home here can sit in a Taylor Morrison neighborhood finished between 2014 and 2023 or a Toll Brothers neighborhood still building in 2026. It can pay its community development district bill to the Hacienda Lakes CDD or the Hacienda North CDD. It can carry a 2024 refunding bond, a 2016 bond, a 2023 bond or no debt line at all because a prior owner prepaid. Every lot is shown in a FEMA special flood hazard zone on the map in force since February 8, 2024, and every residential phase also holds a FEMA letter removing the platted lots by fill (FEMA NFHL flood hazard zones; FEMA NFHL LOMAs and LOMR-Fs). We build each Hacienda Lakes listing and each buyer search around those records before the first showing.
McGreevy and Comisar is a top-reviewed Hacienda Lakes realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
We tracked 64 closed sales in Hacienda Lakes from October 13, 2025 to October 13, 2026: a $663,000 median, a range of $450,000 to $2,842,483 and $57,946,360 in volume, every one filed under the Hacienda Lakes development. By neighborhood we tracked Seven Shores at 25 sales and a $985,000 median, Esplanade at Hacienda Lakes at 19 sales and a $590,000 median, and Azure at Hacienda Lakes at 20 sales and a $655,500 median (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
A Hacienda Lakes resale competes with a builder. Toll Brothers was still selling Seven Shores in October 2026, listing its Harbor collection from $599,995, its Landing collection from $852,995 and its Port collection from $979,995, with 8 quick move-in homes posted (Toll Brothers, Seven Shores; Toll Brothers, Seven Shores Harbor Collection, October 2026). We price a resale against that live inventory and against the closed sales in the owner’s own neighborhood, not against a ZIP-wide average.
We prepare the cost disclosures a buyer’s lender and closing agent will ask for. The FY2027 Hacienda Lakes CDD line on an Esplanade 52-foot-class lot is $1,997.34 gross, an Azure 0.75-ERU-class lot is $1,315.51, and a Seven Shores 59-foot lot in the Hacienda North CDD is $3,780.46 (Hacienda Lakes CDD board agenda packet, August 17, 2026; Hacienda North CDD FY2027 adopted O&M and debt service assessments). We pull the lot’s FEMA LOMR-F letter and its elevation certificate so the flood answer is ready before a buyer’s insurer asks. Seller next step: request a free home valuation or Call Jesse direct at (239) 898-6072.
Buyers get a neighborhood-by-neighborhood fee stack: the HOA layer where an association publishes it (Azure posts $1,600 a quarter for single-family homes, per its HOA FAQ page, read October 2026), the CDD operations charge and the CDD bond line for the exact lot class. They get the FEMA letter and the floor elevation for the lot they are writing on. They get the school assignment confirmed by address: every one of 54 matched Hacienda Lakes addresses zones to Lely Elementary, Manatee Middle and Lely High for 2026-27 (Collier County Public Schools address zoning lookup, October 2026). Buyer next step: Call Marc at (239) 287-5873, and read how we represent buyers in Naples.
Selling a home in Hacienda Lakes? Get a free, confidential home valuation or Call Jesse direct at (239) 898-6072. Buying in Hacienda Lakes? Call Marc at (239) 287-5873 and see our Naples buyer representation.
Hacienda Lakes is a 2,262-acre East Naples DRI with three for-sale neighborhoods, two community development districts, no master HOA, a $663,000 median sale over the 12 months to October 2026 and a 1,544-acre preserve. These eight facts, each sourced and dated, frame the rest of this Hacienda Lakes guide.
Hacienda Lakes is a community of gated neighborhoods set within a much larger mixed-use DRI. Daily life runs through three separate neighborhood clubhouses, the edge of a 1,544-acre preserve, the Collier Boulevard shopping corridor and the Physicians Regional hospital campus next door, with the Swamp Buggy grounds and a Costco site in the same plan.
A buyer touring Hacienda Lakes Naples should know up front that the name on the entrance sign describes a zoning district, not a single homeowners association. The Hacienda Lakes MPUD holds three for-sale neighborhoods, two affordable senior rental buildings, a Costco tract, the Florida Sports Park where the Swamp Buggy Races run, the Collier County Junior Deputies tract, a School District tract, an EMS station and a 1,544.14-acre preserve (DRI Map H-2, rev. February 22, 2022; Collier County parcels layer, read October 2026). What a household actually lives with day to day is its own neighborhood: its gate, its clubhouse, its HOA and its CDD.
Hacienda Lakes sits on the east side of Collier Boulevard (County Road 951) at Rattlesnake Hammock Road, north and south of Sabal Palm Road, in unincorporated East Naples (Collier County PUD layer, Hacienda Lakes MPUD record; Hacienda Lakes MPUD hearing packet). Every one of the 64 sales we tracked is filed under the Hacienda Lakes development (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026). The county counts 1,354 address points inside the MPUD polygon (Collier County site address points, queried October 2026).
Esplanade at Hacienda Lakes and Azure at Hacienda Lakes are in the Hacienda Lakes CDD, which describes its 391.06 acres as immediately east of the Collier Boulevard and Rattlesnake Hammock Road intersection (Hacienda Lakes CDD home page, read October 2026). Seven Shores lies north of Rattlesnake Hammock Road, with its entrance from Collier Boulevard via Hacienda Lakes Parkway and Brighton Boulevard (OSRM routing service, October 10, 2026). Two road names trip up newcomers. Hacienda Lakes Parkway was called The Lord’s Way until the County Commission renamed it on April 13, 2021 (Collier BCC action item 15232). Hacienda Boulevard is the Benfield Road segment inside the MPUD (Hearing Examiner agenda packet, February 26, 2026). Fire protection comes from the Greater Naples Fire district at every sampled point (Collier County fire district point query).
Hacienda Lakes has no master homeowners association. The Sunbiz name index holds one entity beginning “Hacienda Lakes,” and it is the developer, Hacienda Lakes of Naples, LLC (Sunbiz name index “HACIENDA LAKES”, read October 2026). Each neighborhood has its own HOA, and the Coach Collection inside Azure adds a condominium association. Two community development districts own the lakes and stormwater system and bill on the county tax bill.
Neighborhood | Builder | Homes | Built | Association | CDD | Gate |
|---|---|---|---|---|---|---|
Esplanade at Hacienda Lakes | Taylor Morrison | 443 | 2014 to 2023 | Esplanade at Hacienda Lakes Homeowners Association, Inc. | Hacienda Lakes CDD | Gated (HOA portal; builder page) |
Azure at Hacienda Lakes | Toll Brothers | 405, including 24 Coach Collection condominiums | 2017 to 2024 | Azure at Hacienda Lakes Homeowners’ Association, Inc.; Coach Collection at Azure Condominium Association, Inc. | Hacienda Lakes CDD | Gatehouse staffed 7 a.m. to 7 p.m. (HOA FAQ) |
Seven Shores | Toll Brothers | 413 planned; 400 lots on the FY2027 roll | Building since 2024 | Seven Shores Homeowners Association, Inc. | Hacienda North CDD | Gated (Toll) |
Sources: homes from the Hacienda Lakes CDD FY2027 O&M assessments, the Hacienda North CDD July 13, 2022 package and the Hacienda North CDD August 18, 2026 packet; build years from the Florida DOR 2026 cadastral roll; associations from Sunbiz (Esplanade HOA; Azure HOA; Coach Collection at Azure; Seven Shores HOA); gates from the Esplanade HOA portal, the Azure HOA FAQ and Toll Brothers, Seven Shores, all read October 2026.
Two more pieces round out the residential picture. Sapphire Cove, 75 homes, pays Hacienda Lakes CDD assessments but is zoned under the Lord’s Way 30 Acre RPUD outside the MPUD, and the MLS tracks it as its own development (Collier County PUD layer; Hacienda Lakes CDD FY2027 O&M assessments). And two 160-unit affordable senior rental buildings operating as Ekos Cadenza received county certificates of occupancy in October 2024 and June 2025 (Collier County growth model CO layer; Ekos Cadenza). No age restriction appears in any for-sale association page reviewed; the recorded Declaration governs (Azure HOA FAQ; Esplanade HOA portal).
The three neighborhoods differ by product, era and price, so the choice usually sorts itself by what a buyer wants to own.
Esplanade at Hacienda Lakes is a resale-only market of detached single-family homes. Taylor Morrison lists the neighborhood as sold out (Taylor Morrison, Esplanade at Hacienda Lakes, read October 2026). The District assesses its 443 lots in three classes, 146 at 42 feet, 216 at 52 feet and 81 at 62 feet, and the 2026 Florida DOR roll puts typical living area at 1,885 to 3,544 square feet (10th to 90th percentile) with a 2,708-square-foot median (Hacienda Lakes CDD FY2027 O&M assessments; Florida DOR 2026 cadastral roll). It is the most affordable entry: we tracked 5 Esplanade sales under $500,000 and 10 between $500,000 and $749,999.
Azure at Hacienda Lakes mixes three product types under one HOA: single-family homes, villas and the Coach Collection condominiums (Azure HOA FAQ). Villa living area runs about 1,900 to 2,020 square feet, single-family neighborhood medians about 3,000 to 3,130 square feet, and Coach Collection units 1,944 to 2,611 square feet with a 2,277 median (Florida DOR 2026 cadastral roll). Toll Brothers’ archived 2019 Azure pages list Signature, Coach, Villa, Heritage and Estate collections (Toll Brothers, Azure Estate Collection, archived July 18, 2019). We tracked 4 Azure sales between $1,000,000 and $1,499,999, so the neighborhood serves both the villa buyer and the larger single-family buyer.
Seven Shores is the only neighborhood with new construction in 2026. Toll Brothers markets three single-family collections: Harbor, 1,893 to 3,128-plus square feet from $599,995; Landing, 2,475 to 3,790-plus square feet from $852,995; and Port, 2,927 to 5,397-plus square feet from $979,995, across 15 home designs with 1- and 2-story plans, 2- to 4-car garages and natural gas (Toll Brothers, Seven Shores, October 2026). Those are list “from” prices, not closings. We tracked 9 Seven Shores closings at $1,500,000 or more, the only Hacienda Lakes sales in that band.
On price, Hacienda Lakes sits between its East Naples neighbors. Our Winding Cypress guide covers the closest cross-shop: we tracked 51 Winding Cypress sales at an $815,000 median in an earlier extract of closed sales August 11, 2025 to August 11, 2026, and 64 Hacienda Lakes sales at $663,000 in the current window (Southwest Florida MLS, Hacienda Lakes closed sales October 13, 2025 to October 13, 2026); the windows differ, so read the two medians as price levels, not a same-period comparison. Because the fee stack, flood letter and builder status change from one Hacienda Lakes neighborhood to the next, buyers comparing East Naples communities do best with one of the best real estate agents in Naples, someone who reads the CDD roll and the FEMA letter before writing an offer.
Groceries are close. Publix store #811 at 8585 Collier Boulevard, with a pharmacy, is about 4 to 6 minutes from the three neighborhoods by free-flow drive time (Publix store locator, ZIP 34114; OSRM routing service, October 10, 2026, from 8522 Palacio Ter N, 9063 Montserrat Dr and 8752 Oceana Way).
Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Boulevard, sits next door in its own PUD (Ordinance 04-28), outside the Hacienda Lakes MPUD (Collier County PUD layer). The hospital has 130 beds, began accepting patients February 5, 2007, runs a 24-hour emergency room and an older adult ER, and is a Primary Stroke Center and Accredited Chest Pain Center (Physicians Regional Medical Center, Collier Boulevard; Physicians Regional emergency department, read October 2026). Its ER is about 5 to 8 minutes away, and NCH Immediate Care Southeast at 7717 Collier Boulevard about 6 to 8 minutes (OSRM routing service, October 10, 2026).
Collier County EMS Medic 25 operates from 3675 Hacienda Lakes Parkway, Naples 34114, on a 1.33-acre county parcel within the MPUD; the County Commission approved a $43,175.85 EMS impact-fee credit transfer for it on February 13, 2018 (Collier County EMS stations layer; Collier BCC action item 4546).
The biggest change coming to daily errands is a Costco at the front corner of the community, the southeast corner of Collier Boulevard and Rattlesnake Hammock Road. The County Commission adopted Ordinance 2025-47 and Resolution 2025-216 on October 14, 2025, by a 5-0 vote, for a store on about 26 acres (a 25.85-acre parcel at 8005 Rattlesnake Hammock Road), with a waiver letting the fuel pumps sit 132 feet from the existing 7-Eleven (Collier BCC agenda packet, November 10, 2025, with October 14, 2025 minutes; Collier County parcels layer). At the neighborhood information meeting, commitments recorded by county staff included gas hours that are not 24 hours, a queue for up to 70 vehicles, night deliveries and a store designed for 4,500 customers a day (Collier CCPC agenda packet, July 17, 2025). The South Florida Water Management District issued permit 11-115144-P on June 19, 2026, and site work (“blacktop was put down”) was reported to the Hacienda Lakes CDD in May 2026, along with a promised $35,000 Costco contribution to the District (SFWMD approved Environmental Resource Permits layer; Hacienda Lakes CDD board agenda packet, August 17, 2026, with May 18, 2026 minutes). An opening date is not set in any county record read by October 2026.
More than two-thirds of Hacienda Lakes is preserve. DRI Map H-2 assigns 1,544.14 acres of the 2,262.14-acre plan to the Preserve tract (DRI Map H-2, rev. February 22, 2022). Two other records measure it differently, each on its own terms: the county preserved-lands record lists 1,536.89 acres dedicated to Collier County at OR 5016/3140 in 2014, and the 2022 county staff report states that “a minimum of 1,546.11 acres of native vegetation has been placed under preservation” (Collier County preserved lands, Hacienda Lakes record; PUDA-PL20210001791 staff report, April 21, 2022).
The 2011 approval record explains the layout: the DRI shifted native vegetation preservation “to protect the highest quality wetlands and habitat within the Hacienda Lakes project” into Rural Fringe Sending Lands (Collier BCC agenda packet, October 25, 2011). That is why homes cluster near Collier Boulevard and the land to the east stays wild. The Hacienda Lakes CDD manages the permitted preserve “in perpetuity for nuisance and exotic plant species,” with exotics capped at 5% (Hacienda Lakes CDD November 20, 2023 packet). No public trail through the preserve appears in county park or trail layers (Collier County parks layer, queried October 2026), so for most owners the preserve is a view and a buffer rather than a hiking ground.
The Swamp Buggy Races are a Naples tradition, and their home is inside Hacienda Lakes. The operator states that “All races take place at the Florida Sports Park, located at 8520 Rattlesnake Hammock Rd” (Swamp Buggy Races FAQs, read October 2026). The DRI sets aside a 47.27-acre Attraction tract for it, and Swamp Buggy, Inc. owns about 45 acres there in three parcels of 23.30, 21.35 and 0.66 acres; the improvements at 8520 Rattlesnake Hammock Road were built in 1987 and cover 10,774 square feet (DRI Map H-2; Collier County parcels layer; Florida DOR 2026 cadastral roll). The first official Swamp Buggy Races were held November 12, 1949, and informal races began in the 1940s, per the operator (Swamp Buggy Races history). The grounds were zoned as the Swamp Buggy PUD in 1984 (Ordinance 84-26), which Ordinance 2011-41 repealed while entitling “continuation of the existing swamp buggy attraction” (Hacienda Lakes MPUD hearing packet).
The next races on the operator’s schedule are the Winter Classic on Sunday, January 24, 2027, the Spring Classic on February 28, 2027 and the Coors Banquet Cup Finals on April 3, 2027 (Swamp Buggy Races schedule, read October 2026). Measured straight-line from the center of each neighborhood to the venue’s county address point, the grounds are 0.38 miles from Seven Shores, 0.77 miles from Esplanade at Hacienda Lakes and 0.85 miles from Azure at Hacienda Lakes (Collier County site address points). County staff describe the grounds as “approximately 990 feet to the east beyond the Sapphire Cove neighborhood” (Collier CCPC agenda packet, October 1, 2026).
Buyers should weigh the sound. The 2026 commitments for the proposed Hacienda Townhomes next door, still before the county, call for a recorded notice that the Florida Sports Park and Swamp Buggy operations “regularly generate noise,” from racing, tractor pulls, festivals and music concerts, during the day and into the evening (Collier CCPC agenda packet, October 1, 2026). The county record also points two ways on the grounds’ future: Ordinance 2011-41 and that 2026 notice treat the venue as continuing, while Swamp Buggy, Inc. sent a 2024 letter of interest in county-owned Camp Keais land (about 100 acres were discussed) and a 2026 County Commission consent item directed negotiation to buy an about 50-acre Camp Keais parcel, with ownership vesting in Swamp Buggy, Inc. if the Junior Deputies program does not relocate within 3 years (Collier BCC action item 28907, August 27, 2024; Collier BCC agenda packet, July 14, 2026). The neighboring Junior Deputies land is a 21.62-acre MPUD tract, and the Collier County Junior Deputies League parcel at 8504 Rattlesnake Hammock Road covers 33.26 acres (DRI Map H-2; Collier County parcels layer).
Selling a Hacienda Lakes home? Get a free home valuation priced against your own neighborhood’s sales, or Call Jesse direct at (239) 898-6072. If you are buying a home in Naples and Hacienda Lakes is on your list, Call Marc at (239) 287-5873 and read how we represent Naples buyers.
We tracked 64 closed sales in Hacienda Lakes from October 13, 2025 to October 13, 2026, with a $663,000 median and a range of $450,000 to $2,842,483 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026). Hacienda Lakes Naples FL sales came from three neighborhoods, led by Seven Shores, the one still building.
Data updated: October 2026
Measure | Hacienda Lakes, 12 months |
|---|---|
Closed sales | 64 (58 standard, 6 entered after closing) |
Median sold price | $663,000 |
Average sold price | $905,412 |
Low and high | $450,000 to $2,842,483 |
Sales volume | $57,946,360 |
Neighborhoods with sales | 3 |
Median days on market | 64.5 (56 sales with a marketing period; 94 in the prior 12 months) |
Median sold price per square foot | $352 |
Median final list price (sold homes) | $643,948 |
Sale-to-list ratio (sold price over final list price) | 95.9% median (94.2% in the prior 12 months) |
Active listings, October 13, 2026 | 45 active, 11 pending |
Months of supply (active listings divided by the monthly closing pace of the last 12 months) | 8.4 |
Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026.
The median is the mean of the middle pair, $651,000 and $675,000, because 64 is an even count. The average, $905,412 ($57,946,360 divided by 64), sits well above the median because a cluster of Seven Shores closings above $1.5 million pulls it up; for a typical Hacienda Lakes home, read the median. Of the 64 sales, 58 were standard closings and six, all in Seven Shores, were entered after closing (Sold Data Entry), at $2,287,274, $2,206,184, $1,734,699, $1,562,969, $1,102,571 and $738,180. All 64 count in the counts, medians, ranges and volume on this page; those six are excluded only from sale-to-list and days on market, which use the other 56 sales that carry a marketing period and both prices (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
Neighborhood | Closed sales | Median or sales listed | Low | High | Share of sales |
|---|---|---|---|---|---|
Seven Shores | 25 | $985,000 | $505,000 | $2,842,483 | 39.1% |
Azure at Hacienda Lakes | 20 | $655,500 | $495,000 | $1,450,000 | 31.3% |
Esplanade at Hacienda Lakes | 19 | $590,000 | $450,000 | $879,000 | 29.7% |
Coach Collection at Azure | 2 low-rise (1 to 3 story) condominium sales inside the Azure row | $675,000; $690,000 (too few for a median) | $675,000 | $690,000 | n/a |
Sapphire Cove (tracked separately by the MLS; not in the 64; earlier extract, closed Aug 11, 2025 to Aug 11, 2026) | 4 | $638,333; $975,000; $975,000; $1,025,000 (too few for a median) | $638,333 | $1,025,000 | n/a |
Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026. Shares are each neighborhood’s sales divided by 64; Sapphire Cove is carried from an earlier extract of closed sales August 11, 2025 to August 11, 2026.
Seven Shores led with 25 sales, 39.1% of the total, and the widest range, from $505,000 to $2,842,483. The $2,842,483 high closed in April 2026 and is the Seven Shores range high as the MLS reports it. Azure at Hacienda Lakes’ 20 sales sit just below the community-wide $663,000 median, at $655,500; the MLS Building Design field splits them into 8 single-family homes, 10 villas and 2 low-rise condominium sales, the building type of the Coach Collection. Esplanade at Hacienda Lakes, built out and resale-only, posted the lowest median at $590,000 on 19 sales.
Sapphire Cove pays Hacienda Lakes CDD assessments but is zoned outside the MPUD and tracked by the MLS as its own development, so its four sales (from an earlier extract of closed sales August 11, 2025 to August 11, 2026, not the October 2026 pull) are shown in their own row and are not part of the 64. Four sales are too few for a median and too few to read as a stable market rate for a 75-home neighborhood (Hacienda Lakes CDD FY2027 O&M assessments; Southwest Florida MLS).
Price band | All 64 | Seven Shores | Azure at Hacienda Lakes | Esplanade at Hacienda Lakes |
|---|---|---|---|---|
Under $500,000 | 6 | 0 | 1 | 5 |
$500,000 to $749,999 | 31 | 9 | 11 | 11 |
$750,000 to $999,999 | 11 | 4 | 4 | 3 |
$1,000,000 to $1,499,999 | 7 | 3 | 4 | 0 |
$1,500,000 and up | 9 | 9 | 0 | 0 |
Sales volume | $57,946,360 | $31,453,860 | $15,066,000 | $11,426,500 |
Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026; bands and volumes summed from the closed-sale rows.
The $500,000 to $749,999 band is the heart of the Hacienda Lakes market, with 31 of 64 sales spread almost evenly across the three neighborhoods. Above $1.5 million the market belongs to Seven Shores alone, whose 9 sales in that band help explain why it produced $31,453,860 of the $57,946,360 total volume, more than Azure and Esplanade combined. Azure is the neighborhood with the deepest $1 million to $1.5 million tier (4 sales), and Esplanade the one with the most sales under $500,000 (5).
Month | Closed sales |
|---|---|
Oct 2025 (from Oct 13) | 9 |
Nov 2025 | 3 |
Dec 2025 | 1 |
Jan 2026 | 1 |
Feb 2026 | 7 |
Mar 2026 | 6 |
Apr 2026 | 11 |
May 2026 | 7 |
Jun 2026 | 5 |
Jul 2026 | 6 |
Aug 2026 | 4 |
Sep 2026 | 3 |
Oct 2026 (to Oct 13) | 1 |
Total | 64 |
Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, counted by close date.
April 2026 (11 closings) and October 2025 (9 closings, counted from October 13) were the busiest months in this window, and December 2025 and January 2026 had one closing each. Twelve months of one community’s sales is too short a record to call a seasonal pattern, and builder closings in Seven Shores follow construction schedules as much as buyer demand, so read the table as this year’s timing only.
Seven Shores is where new construction and resale meet. Toll Brothers’ October 2026 base prices start at $599,995 for Harbor, $852,995 for Landing and $979,995 for Port, with 8 quick move-in homes posted (Toll Brothers, Seven Shores, October 2026). Nine of the 25 Seven Shores closings we tracked were at $1,500,000 or more, all above the Port collection’s $979,995 base; the base is a list “from” price, not a closing, and the gap is the lot, the plan and the options a buyer adds. The six sales entered after closing were all Seven Shores homes priced between $738,180 and $2,287,274 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
Supply still to come shapes resale pricing here. The county issued 290 single-family certificates of occupancy in Seven Shores from 2024 through September 28, 2026 (31 in 2024, 132 in 2025 and 127 in 2026), and the Hacienda North CDD recorded “approximately 140 units left to be sold” at its May 19, 2026 meeting (Collier County growth model CO layer; Hacienda North CDD board agenda packet, August 18, 2026). The District’s 2022 engineer’s report planned 413 homes (108 at 52 feet, 76 at 59 feet, 45 at 77 feet and 184 twin villas), and 400 lots sit on the FY2027 assessment roll (Hacienda North CDD organizational package, July 13, 2022).
Worked example, the Seven Shores premium: the Seven Shores median of $985,000 minus the Esplanade at Hacienda Lakes median of $590,000 is $395,000. That gap is not a like-for-like price per home; it reflects newer construction, larger Port collection plans and builder closings in Seven Shores against a fully resale market in Esplanade (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
Sales relative to the size of each neighborhood tell the same story. We tracked 19 Esplanade sales against 443 homes, 4.3%; 20 Azure sales against 405 homes, 4.9%; and 25 Seven Shores sales against 413 planned homes, 6.1%, a figure lifted by builder closings (Hacienda Lakes CDD FY2027 O&M assessments; Southwest Florida MLS, same window). The 18 Seven Shores sales that carry a marketing period took a median 93 days on market (59.5 in the prior 12 months) and closed at a sale-to-list of 95.6%; the MLS export does not mark builder versus resale sales, so we cannot split those two groups.
Hacienda Lakes trades in the middle of the East Naples range. The table below sets it beside four communities: Winding Cypress, Naples Reserve and Verona Walk as we tracked them in an earlier extract of closed sales August 11, 2025 to August 11, 2026, and Caymas from the same October 13, 2026 pull as Hacienda Lakes; our guides to Naples Reserve and Verona Walk cover those two in depth.
Community | Closed sales | Median | Range |
|---|---|---|---|
Hacienda Lakes | 64 | $663,000 | $450,000 to $2,842,483 |
Winding Cypress | 51 | $815,000 | $455,000 to $1,495,000 |
Naples Reserve | 67 | $885,000 | $430,000 to $2,400,000 |
Verona Walk | 97 | $480,000 | $330,000 to $1,030,000 |
Caymas | 32 | $1,855,000 | $1,097,433 to $4,030,515 |
Source: Southwest Florida MLS. Hacienda Lakes and Caymas are closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026; Winding Cypress, Naples Reserve and Verona Walk are carried from an earlier extract of closed sales August 11, 2025 to August 11, 2026 and are not part of this pull, so read their rows against Hacienda Lakes as price levels, not as the same period. Each community is its own development in the MLS.
Verona Walk is the value option at a $480,000 median in the earlier extract; Caymas, which borders Seven Shores on the north, traded at a $1,855,000 median in the same window as Hacienda Lakes and serves a different buyer. Worked example, the rival gap across two different windows: the Winding Cypress median of $815,000 (August 11, 2025 to August 11, 2026) minus the Hacienda Lakes median of $663,000 (October 13, 2025 to October 13, 2026) is $152,000, an approximate gap rather than a same-period comparison, so a buyer cross-shopping the two DRIs east of Collier Boulevard will usually find more Hacienda Lakes homes at a given budget, while the Hacienda Lakes ceiling, $2,842,483 in Seven Shores, runs higher than Winding Cypress’ $1,495,000 (Southwest Florida MLS; Hacienda Lakes from the October 2026 pull, Winding Cypress from an earlier extract of closed sales August 11, 2025 to August 11, 2026). The full side-by-side comparison of fees, amenities and flood records is in the Hacienda Lakes vs Winding Cypress section of this guide.
Hacienda Lakes began as a 2006 rezoning petition that the Collier County Commission approved on October 25, 2011 as Ordinance 2011-41 and a Development of Regional Impact development order. The approval folded in the 1984 Swamp Buggy PUD and set the plan for 1,760 homes that builders started delivering in 2014.
Before Hacienda Lakes, the land east of Collier Boulevard at Rattlesnake Hammock Road was mostly agricultural. Part of it, the Swamp Buggy grounds, had been zoned the Swamp Buggy PUD under Ordinance 84-26 since 1984. Ordinance 2011-41 repealed that PUD and rezoned the rest of the land from Rural Agricultural (A) and Agricultural with Special Treatment Overlay (A-ST) into one Mixed Use Planned Unit Development of about 2,262 acres (Hacienda Lakes MPUD hearing packet, Ordinance 2011-41; Collier County zoning layer, Hacienda Lakes MPUD amendment chain). DRI Map H-2 totals the plan at 2,262.14 acres, with the Preserve tract at 1,544.14 acres and Residential at 447.86 acres (Hacienda Lakes DRI resolution draft with Maps H-2 to H-4, rev. February 22, 2022).
The ordinance capped the project at 1,760 dwelling units, 327,500 square feet of retail, 70,000 square feet of professional and medical office, 135 hotel rooms and 140,000 square feet of business park or educational use, plus a public school, the continuation of the swamp buggy attraction and Junior Deputy passive recreation (PUDA-PL20210001791 staff report, April 21, 2022; Hacienda Lakes MPUD hearing packet). That mixed program is why the Hacienda Lakes name now covers a Costco tract, an EMS station and a racetrack as well as homes.
The petitions that became Hacienda Lakes carry 2006 numbers: PUDZ-2006-AR-10146 for the zoning, DRI-06-AR-10147 for the Development of Regional Impact and CP-2006-11 for the companion comprehensive plan amendment. The plan amendment was filed by “David Torres, for Hacienda Lakes of Naples, LLC.” The Planning Commission recommended it 8-0 and the Environmental Advisory Council 4-0, and county staff wrote that the DRI “is required to be fiscally neutral to the County” (Collier BCC agenda packet, October 25, 2011).
The County Commission continued the item twice, on September 27 and October 11, 2011, and then adopted Ordinance 2011-41 by supermajority vote on October 25, 2011, with Fred W. Coyle as Chairman. The same day it approved Resolution 2011-201, Development Order 2011-05, for the DRI (Collier BCC meeting of October 25, 2011; Hacienda Lakes MPUD hearing packet). The approval record says the DRI shifted native vegetation preservation “to protect the highest quality wetlands and habitat within the Hacienda Lakes project” into Rural Fringe Sending Lands, the decision that produced the large eastern preserve (Collier BCC agenda packet, October 25, 2011).
The plan has been amended since, but its frame has held. On May 24, 2022 the Commission amended the DRI by Resolution 2022-91 (Development Order 2022-01) and the PUD by Ordinance 2022-18 (Collier BCC meeting of May 24, 2022).
The master developer is Hacienda Lakes of Naples, LLC, Florida document number L09000067527, filed July 14, 2009 and active, with its 2026 annual report filed January 24, 2026, a principal address at 7742 Alico Road in Fort Myers and David E. Torres as manager (Sunbiz: Hacienda Lakes of Naples, LLC, read October 2026). The same entity is named on the 2011 plan amendment filing, holds the 2013 South Florida Water Management District master permit 11-03312-P for “Hacienda Lakes” (2,282.94 permit acres, issued April 8, 2013) and petitioned for the Hacienda North CDD in 2022 (SFWMD approved Environmental Resource Permits layer; Hacienda North CDD formation Ordinance 2022-21).
The developer’s role has been land and entitlements, not homebuilding. It sold neighborhoods to national builders, kept the commercial and civic tracts moving through county hearings, and remains on record in 2026. For an owner, the practical effect is that the developer does not run a master association; neighborhood HOAs and the two CDDs do.
Taylor Morrison of Florida, Inc. was the first builder on the ground. It petitioned Hearing Examiner decision HEX 2014-18 for a 13-foot entry sign at Esplanade at Hacienda Lakes and HEX 2015-06 to cut the secondary front yard on Esplanade corner lots from 20 feet to 10 feet (Hacienda Lakes MPUD hearing packet). Toll Bros. followed with HEX 2016-20 for Azure setbacks and four deviations (Hacienda Lakes MPUD hearing packet). The Esplanade at Hacienda Lakes Homeowners Association was filed January 31, 2014, and the Azure at Hacienda Lakes Homeowners’ Association on December 22, 2016 (Sunbiz: Esplanade HOA, N14000000987; Sunbiz: Azure HOA, N16000012156).
The DOR roll dates Esplanade homes from 2014 to 2023 and Azure homes from 2017 to 2024 (Florida DOR 2026 cadastral roll). Taylor Morrison now lists Esplanade at Hacienda Lakes as sold out, and Toll’s Azure page redirects to its Florida index, leaving Seven Shores as the only active homebuilding in 2026 (Taylor Morrison, Esplanade at Hacienda Lakes; Toll Brothers, Seven Shores, read October 2026).
Seven Shores grew out of a 2021 application to amend the plan’s North Area. The amendment covered about 144 acres, removed an RV park tract and cut single-family side yards from 6 feet to 5 feet, with no change to the project’s density or intensity; Toll FL XIII Limited Partnership was the contract purchaser (PUDA-PL20210001791 staff report, April 21, 2022). The Commission adopted it as Ordinance 2022-18 on May 24, 2022 (Collier BCC meeting of May 24, 2022).
The steps then came quickly:
Date | Step | Source |
|---|---|---|
June 14, 2022 | Ordinance 2022-21 creates the Hacienda North CDD, 197.82 acres, “to provide infrastructure and services to the Seven Shores community” | |
September 27, 2022 | Hacienda North Phase 1 final plat approved | |
August 8, 2023 | Seven Shores Phase 1 final plat approved | |
September 12, 2023 | Seven Shores Phase II final plat approved | |
October 27, 2023 | Hacienda North CDD issues $13,395,000 Series 2023 bonds, final maturity May 1, 2053 | |
2024 to September 28, 2026 | 290 single-family certificates of occupancy (31, 132 and 127 by year) | |
September 8, 2026 | County accepts Phases 3A to 3C water and sewer ($769,065.50) |
Seven Shores is the MLS and marketing name; the recorded plats read “Hacienda North Phase 1” and “Seven Shores Phases 1, 2 and 3,” with lots numbered continuously to 400 (FEMA NFHL LOMAs and LOMR-Fs; Elevation certificate, 8816 Oceana Way). The Hacienda North CDD board is still landowner-elected, and the resident-election threshold “has not been met yet” as of May 2026 (Hacienda North CDD updated agenda, May 19, 2026).
The 2011 approval assumed a fast build. The DRI’s estimated schedule put Stage One at 950 units from 2012 to 2016 and Stage Two at 810 units from 2015 to 2019, split into 704 single-family and 1,056 multifamily units, and the Planning Commission summary described “one eight-year phase” with “Buildout … projected to occur in 2019” (Hacienda Lakes DRI resolution draft with Maps H-2 to H-4; Collier BCC agenda packet, October 25, 2011).
The roll shows how the homes actually arrived:
Year built | Residential completions inside the MPUD |
|---|---|
2014 | 17 |
2015 | 51 |
2016 | 17 |
2017 | 57 |
2018 | 86 |
2019 | 105 |
2020 | 158 |
2021 | 119 |
2022 | 133 |
2023 | 104 |
2024 | 49 |
2025 | 128 |
Source: Florida DOR 2026 cadastral roll, by year built, plus or minus a handful at the edges.
Completions peaked at 158 in 2020, the year after the approved build-out date, as Esplanade and Azure filled in together. The 2024 dip marks the handoff from the finished neighborhoods to Seven Shores, whose deliveries drove 2025. The county’s certificate-of-occupancy layer counts 1,119 CO records and 1,296 dwelling units (1,098 single-family, 184 multifamily) inside the MPUD from 2014 through September 29, 2026, with 133 in 2026 to date (Collier County growth model CO layer).
Worked example, the schedule gap: the approved schedule ended in 2019, and homebuilding is still active in 2026, so Hacienda Lakes is running at least 7 years past its 2011 build-out date. For a buyer, that means construction traffic and new neighbors in Seven Shores for now; for a seller in Esplanade or Azure, it means a builder down the road setting the price of new.
Hacienda Lakes has two CDDs and no master HOA, so every price conversation here starts with which district bills the lot and what is left on its bond. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start every Hacienda Lakes consultation with those two records. We tracked a $663,000 median across 64 Hacienda Lakes sales in the 12 months to October 13, 2026 (Southwest Florida MLS). If you are selling, get a free Hacienda Lakes home valuation or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Hacienda Lakes’ master plan sets aside about 1,544 of its 2,262 acres as preserve and caps the Development of Regional Impact at 1,760 homes, plus retail, office, hotel, business park and school uses. In 2026, Esplanade at Hacienda Lakes and Azure at Hacienda Lakes are built out, and Seven Shores is selling its last phases.
The master plan is written in two county instruments adopted together: the Hacienda Lakes Mixed Use Planned Unit Development (Collier Ordinance 2011-41) and the Hacienda Lakes DRI development order. Both cover the same ground east of Collier Boulevard at Rattlesnake Hammock Road, north and south of Sabal Palm Road (Collier County PUD layer, Hacienda Lakes MPUD record, read October 2026). Homes take up only a small part of that land. Most of what a buyer drives past on the way in is preserve, stormwater lakes, commercial tracts and civic land.
The DRI’s land-use map, Map H-2 (revised February 22, 2022), splits the 2,262.14 acres into the tracts below (Hacienda Lakes DRI resolution draft with Maps H-2 to H-4, May 2022 hearing packet). Each figure is “plus or minus” on the map.
Tract (DRI Map H-2, rev. 02/22/2022) | Acres |
|---|---|
Preserve | 1,544.14 |
Residential | 447.86 |
Public right-of-way and easement | 72.01 |
Attraction (Swamp Buggy grounds) | 47.27 |
Residential/Medical Use | 38.82 |
Business Park or School | 35.38 |
Commercial | 34.16 |
Junior Deputy | 21.62 |
School | 19.55 |
Public Facility (EMS) | 1.33 |
Total | 2,262.14 |
Preserve is by far the largest tract, and homes sit on 447.86 acres of residential tract plus 38.82 acres of residential or medical tract. Two other records count the preserve differently, and each figure is quoted here only under its own label. The county’s preserved-lands record shows 1,536.89 acres dedicated to Collier County in 2014 (OR 5016/3140) (Collier County preserved lands, Hacienda Lakes record, read October 2026). The 2022 county staff report says “a minimum of 1,546.11 acres of native vegetation has been placed under preservation” (PUDA-PL20210001791 staff report, April 21, 2022).
Ordinance 2011-41 sets the ceiling for the whole MPUD (PUDA-PL20210001791 staff report, April 21, 2022; Hacienda Lakes MPUD hearing packet, 2022):
The three for-sale neighborhoods inside the MPUD were planned for 1,261 homes between them: 443 in Esplanade, 405 in Azure and 413 in Seven Shores (Hacienda Lakes CDD FY2027 adopted O&M assessments, August 2026; Hacienda North CDD organizational package, July 13, 2022). The ordinance also allows certain conversions between uses, including senior housing. The county counts those conversions under an exhibit to the ordinance, so the 1,760-unit cap cannot be read as a simple count of homes still to come. Buyers who want to know what may still be built on a particular vacant tract next to a lot should ask the county’s zoning staff for the current conversion ledger.
Since 2011, the MPUD has been changed by one rezoning amendment, one Costco amendment and a series of Hearing Examiner decisions. None of them raised the 1,760-unit cap or the commercial totals. The North Area amendment states it made “no change to density or intensity” (PUDA-PL20210001791 staff report, April 21, 2022).
Date | Instrument | What it did |
|---|---|---|
October 25, 2011 | Ordinance 2011-41; Resolution 2011-201 (DO 2011-05) | Adopted the MPUD and the DRI development order (BCC meeting) |
2014 | HEX 2014-18 | 13-foot Esplanade entry sign (MPUD hearing packet) |
2014 | HEX 2014-28 | Off-premises sign |
2015 | HEX 2015-06 | Esplanade corner-lot secondary front yard, 20 feet to 10 feet |
2016 | HEX 2016-20 | Azure setbacks and four deviations, petitioned by Toll Bros. |
2021 | HEX 2021-33 | Senior housing on Tracts G and I |
May 24, 2022 | Ordinance 2022-18 (PUD); Resolution 2022-91 (DO 2022-01) | North Area amendment for Seven Shores: about 144 acres, recreational vehicle park tract removed, single-family side yards 6 feet to 5 feet (BCC meeting) |
2024 | HEX 24-34 | Hacienda North Apartments: multifamily minimum floor area 750 to 650 square feet and a trip-cap clarification (HEX staff report, June 13, 2024) |
October 14, 2025 | Ordinance 2025-47; Resolution 2025-216 (5-0) | Costco tract deviations, including a fuel-pump separation waiver to 132 feet from the existing 7-Eleven (BCC packet, November 10, 2025) |
March 9, 2026 | HEX 26-11 | Medical college side setbacks, 25 feet to 15 feet (HEX packet, February 26, 2026) |
The Hearing Examiner rows record small, specific relief such as sign heights, yard setbacks and minimum floor areas. For a buyer, the 2015 Esplanade corner-lot decision and the 2022 Seven Shores side-yard change matter most, because they set how close a neighbor’s house or pool cage can sit.
Every neighborhood except Seven Shores is finished. The table pairs each neighborhood’s planned count with the record that shows how much is built.
Neighborhood | Planned | Built evidence | Years built |
|---|---|---|---|
Esplanade at Hacienda Lakes (Taylor Morrison) | 443 | 443 on the Hacienda Lakes CDD FY2027 roll; Taylor Morrison lists the community as sold out (Taylor Morrison, read October 2026) | 2014 to 2023 |
Azure at Hacienda Lakes (Toll Brothers) | 405, including the 24-unit Coach Collection condominium | 405 on the FY2027 roll (HL CDD FY2027 assessments); Toll’s Azure page now redirects to its Florida index | 2017 to 2024 |
Seven Shores (Toll Brothers) | 413 in the District’s 2022 engineer’s report | 400 lots on the FY2027 Hacienda North CDD roll; 290 single-family certificates of occupancy from 2024 through September 28, 2026 (county CO layer); about 140 units left to be sold as of May 19, 2026 (HN CDD packet) | 2024 onward |
Sapphire Cove (outside the MPUD, inside the HL CDD) | 75 | 75 on the FY2027 roll | 2019 to 2023 |
Ekos Cadenza senior rentals | 320 (two buildings of 160) | County certificates of occupancy October 30, 2024 and June 16, 2025 | 2024 to 2025 |
Across the whole MPUD, the county’s certificate-of-occupancy layer logs 1,119 CO records covering 1,296 dwelling units (1,098 single-family and 184 multifamily) from 2014 through September 29, 2026, with 133 of them issued in 2026 (Collier County growth model CO layer, read October 2026). By the 2026 Florida DOR roll, completions peaked in 2020 at 158 homes (Florida DOR 2026 cadastral roll). The same roll counted 167 Seven Shores homes built as of January 1, 2026. The 13-lot gap between Seven Shores’ 413 planned homes and its 400 roll lots is not explained in any District record read.
What remains in Hacienda Lakes in 2026 is the end of Seven Shores, the Costco, the medical college and several tracts that are still vacant. In the order a buyer will notice them:
The pipeline section later on this page follows each item, along with roads and the Swamp Buggy grounds.
Several places next to Hacienda Lakes, or carrying its name, are zoned under separate PUDs. Point tests on the county PUD layer settle each one (Collier County PUD layer, read October 2026):
Hacienda Lakes has no master homeowners association. Each neighborhood has its own HOA, with a condominium association inside Azure. Two community development districts own the lakes and stormwater system and bill owners on the county tax bill. Which neighborhood a buyer chooses decides which association, which CDD and which fees apply.
Four HOAs have active Sunbiz filings: Esplanade at Hacienda Lakes, Azure at Hacienda Lakes, Seven Shores and Sapphire Cove. Sapphire Cove sits outside the MPUD but inside the Hacienda Lakes CDD. Inside Azure, the Coach Collection condominium adds a fifth association. Over the HOAs sit the Hacienda Lakes CDD (Esplanade, Azure, Sapphire Cove, the senior rentals and the commercial land) and the Hacienda North CDD (Seven Shores only) (Collier County CDD layer, read October 2026).
In October 2026, a Sunbiz name search for entities beginning “Hacienda Lakes” returns one entity: the master developer, Hacienda Lakes of Naples, LLC (Sunbiz name index, read October 2026). There is no “Hacienda Lakes Master Association” or community-wide foundation. The jobs a master association usually handles fall to other bodies. The Hacienda Lakes CDD maintains shared lakes, entry landscaping and irrigation supply, and each neighborhood HOA runs its own gate, clubhouse and rules. So there is no community-wide master assessment to budget for, but there is also no single board that speaks for all of Hacienda Lakes.
Esplanade at Hacienda Lakes Homeowners Association, Inc. (Sunbiz N14000000987) was filed January 31, 2014 and is Active. Its principal address is 8490 Viale Circle, the neighborhood’s amenity center (Sunbiz, read October 2026). KW Property Management manages the association. Its owner portal handles dues payments, court reservations and estoppel requests online (Esplanade at Hacienda Lakes HOA portal, read October 11, 2026).
A second entity, Esplanade at Hacienda Lakes Transition Corp. (N21000007465), was filed June 18, 2021 and voluntarily dissolved February 21, 2023 (Sunbiz). The association does not publish its dues. Its adopted budget and a resale estoppel certificate are the documents that state them.
Azure at Hacienda Lakes Homeowners’ Association, Inc. (Sunbiz N16000012156) was filed December 22, 2016 and is Active, at 8808 Saint Lucia Drive (Sunbiz, read October 2026). Castle Group manages it. Azure is the only neighborhood whose association publishes its core figures online (Azure at Hacienda Lakes HOA FAQ, read October 11, 2026):
The Azure master declaration is recorded at OR Book 5355, Page 1476, as quoted in the CDD’s August 2026 draft maintenance agreement (Hacienda Lakes CDD packet, August 17, 2026).
The Coach Collection at Azure is a condominium regime under Chapter 718 of the Florida Statutes, inside the Azure HOA. Coach Collection at Azure Condominium Association, Inc. (Sunbiz N18000007791) is Active (Sunbiz name search, read October 2026). The state lists the project as DBPR PR76602, with its declaration recorded September 18, 2018. It holds 24 units in six 4-unit buildings, numbered 101, 102, 201 and 202 in each building (Florida DBPR condominium extract, read October 2026).
Coach Collection owners pay the Azure HOA’s $1,350 quarterly tier. Whether a separate condominium assessment sits on top is not published, and the condominium’s budget is the document that shows it. Florida’s structural integrity reserve study requirement applies to condominium buildings three habitable stories or higher (Florida Statutes s. 718.112). The buildings’ story count is not published in the records read, and the county milestone-inspection layer shows no record inside the MPUD (Collier County milestone inspection layer, read October 2026). A buyer should ask the association for the recorded declaration, its insurance schedule and its SIRS determination.
Seven Shores Homeowners Association, Inc. (Sunbiz N22000013849) was filed December 13, 2022 and is Active. It was reinstated on October 11, 2023 and again on October 22, 2024. Its Sunbiz filing lists two directors in care of Allied Property Group, Fort Myers (Sunbiz, read October 2026). The association publishes no dues. For a new Toll Brothers home, the builder’s disclosure summary and the association budget show them. For a resale, the estoppel certificate does. The same HOA covers the 96 build-to-rent homes on Catamaran Drive and Driftwood Drive.
Sapphire Cove Homeowners Association, Inc. (Sunbiz N16000003439) was filed April 4, 2016 and is Active (Sunbiz, read October 2026). The match between this filing and the Sapphire Cove community off Hacienda Lakes Parkway is inferred from the name, not confirmed by its articles. Sapphire Cove’s 75 homes pay Hacienda Lakes CDD assessments, but the community is zoned under the Lord’s Way 30 Acre RPUD outside the MPUD. Its dues are not published, and the association’s budget and an estoppel certificate govern.
The Hacienda Lakes CDD says it was formed in 2012 by the Collier County Board of County Commissioners. The code text the District posts cites Ordinance 2012-36 (Hacienda Lakes CDD code text). The District covers 391.06 acres immediately east of the Collier Boulevard and Rattlesnake Hammock Road intersection, after a boundary contraction from about 615 acres described in 2017 District records (Hacienda Lakes CDD home page, read October 2026).
The qualified electors elect all five supervisors. Seats 2 and 4 were on the November 3, 2026 ballot, and the May 18, 2026 minutes record 1,453 registered voters. PFM Management Services has managed the District since March 1, 2026, taking over from Real Estate Econometrics, Inc. The board meets at 9 a.m. at the Esplanade clubhouse, 8490 Viale Circle. Its FY2027 dates are November 16, 2026 and February 22, May 17 and August 16, 2027 (CDD packet, August 17, 2026).
The District’s services page lists landscaping of “common areas, parks, and right-of-ways” (not individual neighborhoods), lake maintenance, stormwater management, non-potable irrigation water from lakes topped up by wells, street sweeping and entrance monument upkeep (Hacienda Lakes CDD services, read October 2026). The FY2027 O&M budget is $418,160: $285,810 for field operations and $132,350 for administration. The largest field lines are landscaping and field maintenance at $108,960, lake maintenance at $36,850 and a $25,000 lake bank maintenance reserve (HL CDD FY2027 adopted O&M budget, adopted August 2026).
Collier County created the Hacienda North CDD by Ordinance 2022-21, adopted June 14, 2022 and effective June 17, 2022. It covers 197.82 acres “to provide infrastructure and services to the Seven Shores community” (Ordinance 2022-21). The petitioner was Hacienda Lakes of Naples, LLC, and Toll FL XIII Limited Partnership is the co-developer.
The board is still landowner-elected. The FY2025 audit states that “certain Board members are affiliated with the Developer” (HN CDD FY2025 audit), and in May 2026 the District reported that the resident-election threshold “has not been met yet” (HN CDD agenda packet, August 18, 2026). The board meets monthly, on the third Tuesday at 9 a.m., at the Seven Shores Clubhouse, 8936 Oceana Way.
The FY2027 O&M budget is $212,515, including $60,000 for landscaping and field maintenance, $19,200 for lake maintenance and $9,000 for water use monitoring (HN CDD FY2027 adopted O&M budget). One open item concerns the Seven Shores entry bridge. Toll posted a $125,000 surety bond under SFWMD right-of-way permit 16707-R, and in February 2026 the District agreed to take over the permit and pay the bond premium (HN CDD packet, February 17, 2026).
Hacienda Lakes homeowners carry community development district debt from three bond issues: Esplanade’s 2024 refunding bond, the 2016 bonds behind Azure and Sapphire Cove, and Seven Shores’ 2023 bonds. Each is billed yearly on the Collier County tax bill until it matures or the owner prepays it. The O&M charge continues after the debt ends.
At September 30, 2025, the Hacienda Lakes CDD owed $15,687,000 across its two series ($7,870,000 on Series 2016 and $7,817,000 on Series 2024), with $24,044,764 in total debt service remaining (HL CDD FY2025 audit). The Hacienda North CDD owed $13,065,000 on its Series 2023 bonds on the same date (HN CDD FY2025 audit).
Bond series | District | Secured by | Issued | Original par | Rate | Final maturity |
|---|---|---|---|---|---|---|
Series 2014 (refunded) | Hacienda Lakes CDD | 443 Esplanade lots | April 2014 | $10,950,000 | 6.25% and 6.50% | Refunded April 23, 2024 |
Series 2024 refunding | Hacienda Lakes CDD | Esplanade lots | April 23, 2024 | $8,103,000 | 4.20% | May 1, 2044 |
Series 2016 | Hacienda Lakes CDD | Azure and Sapphire Cove | August 16, 2016 | $9,870,000 | 3.375% to 4.625% | May 1, 2046 |
Series 2023 | Hacienda North CDD | Seven Shores | October 27, 2023 | $13,395,000 | 5.5% to 6.5% | May 1, 2053 |
Sources: EMMA Series 2014, EMMA Series 2016, EMMA Series 2023, HL CDD November 25, 2024 package, all read October 2026.
Esplanade’s original debt was the Series 2014 bond, $10,950,000 issued in April 2014 at 6.25% and 6.50% and secured by the 443 Esplanade lots. On April 23, 2024, the District refunded it with an $8,103,000 Series 2024 bond at 4.20%, due May 1, 2044. The District’s letter to residents called it “a 20.9% savings” and noted “20 years of debt assessments remaining” (HL CDD November 25, 2024 package).
Per lot, gross debt dropped from $1,800 to $1,423 on the 42-foot class, from $2,024 to $1,601 on the 52-foot class and from $2,248 to $1,778 on the 62-foot class. Across Esplanade, that is $171,321 a year.
Worked example, a 52-foot Esplanade lot: $2,024 before the refunding minus $1,601 after = $423 a year less. $423 divided by $2,024 is 20.9%, matching the District’s figure. Unless the owner prepays, the debt line continues through the assessment that funds the May 1, 2044 maturity.
The Series 2016 bonds, $9,870,000 issued August 16, 2016 at 3.375% to 4.625%, fund the infrastructure behind Azure and Sapphire Cove and mature May 1, 2046 (EMMA, Series 2016). On the FY2027 roll, the Series 2016 debt line is $1,017.96 in the District’s 0.75-ERU class, $1,386.50 in the 52-foot class and $1,777.45 in the 62-foot class for Azure, and $1,486.05 for Sapphire Cove’s 52-foot lots (HL CDD packet, August 17, 2026). The same 52-foot class carries a different debt line in Azure than in Sapphire Cove. The District’s roll sets the line neighborhood by neighborhood, so a buyer should read the line for the exact lot.
Seven Shores’ infrastructure is funded by the Hacienda North CDD’s Series 2023 bonds: $13,395,000 issued October 27, 2023 at 5.5% to 6.5%, with a final maturity of May 1, 2053 (EMMA, Series 2023). The District’s capital improvement plan totals $22,865,049.95 (HN CDD organizational package). In FY2025 the District reimbursed the developer $3,535,926 from bond proceeds (HN CDD FY2025 audit). The FY2027 gross debt line runs from $2,091.69 for a Twin Villa class lot to $3,923.76 for a 77-foot lot (HN CDD FY2027 adopted assessments). A 2026 Seven Shores buyer who never prepays is buying a debt line that runs for decades: the last payment funds the May 1, 2053 maturity.
An owner can pay off a lot’s share of CDD bond principal, and many Esplanade owners have done so. By November 2024, 32 Esplanade lots had prepaid. On the FY2027 roll, 34 Esplanade lots (16, 11 and 7 across the three classes) and 3 Azure lots show no debt line (HL CDD packet, August 17, 2026; November 25, 2024 package).
The payoff amount for a given lot comes in a letter from the district manager, PFM Management Services, and a title company orders it at closing. No public schedule lists payoff amounts by class. A prepaid lot still pays the yearly O&M charge, which in FY2027 is $297.55, $396.72 or $495.90 gross, depending on class. Buyers comparing two Esplanade homes should check whether either has prepaid, because that is worth $1,423.40 to $1,777.82 a year in FY2027 terms.
Both districts collect through the November Collier County tax bill as a non-ad valorem line, so a buyer sees the CDD charge on the same bill as property taxes. The District’s adopted figures are “gross”, which means they are grossed up to cover the county’s collection costs and the early-payment discount. The net figure is what the District keeps.
For the Hacienda Lakes CDD, FY2027 gross O&M is $297.55 (42-foot, 0.75 ERU), $396.72 (52-foot, 1.00 ERU) and $495.90 (62-foot, 1.25 ERU). Net O&M is $275.23, $366.97 and $458.71, up from FY2026 net figures of $255.43, $340.58 and $425.72 (HL CDD FY2027 adopted O&M assessments). On a 52-foot-class lot that is $26.39 more, about 7.7%. The Hacienda North CDD grosses its figures up 7.5% for collection costs, and its 52-foot O&M rose 12.0% from the FY2026 not-to-exceed figure of $436.36 to $488.80 (HN CDD agenda, August 19, 2025).
The Hacienda Lakes CDD’s FY2025 audit reported no findings and a net position of negative $461,695. It also stated, “The District does not anticipate any major projects” (HL CDD FY2025 audit). In May 2025 the District stated cash of $542,000, general reserves of $226,000, a $100,000 pump replacement reserve and a $50,000 lake bank reserve (HL CDD packet, December 1, 2025).
The fee stack in Hacienda Lakes has up to four billed layers: the neighborhood HOA, a condominium association inside Azure, the CDD operations charge and, for most lots, CDD bond debt. All of them come on top of county property taxes. Only Azure publishes its HOA dues, so only Azure’s full stack can be added up.
The table sets every layer side by side. “Not published” means no public source states the figure; the governing document is named in each case. CDD figures are FY2027 gross amounts from the adopted schedules (HL CDD FY2027 assessments; HL CDD packet, August 17, 2026; HN CDD FY2027 assessments), quoted with the District’s own class labels.
Layer | Who levies | Esplanade | Azure | Coach Collection | Seven Shores | Sapphire Cove | Period | Source |
|---|---|---|---|---|---|---|---|---|
Master HOA | none | None exists | None exists | None exists | None exists | None exists | n/a | |
Neighborhood HOA | each HOA | Not published (budget, estoppel) | $1,600 single-family; $1,700 villas | $1,350 (Azure HOA tier) | Not published (budget, Toll disclosure summary, estoppel) | Not published (budget, estoppel) | Quarterly | Azure HOA FAQ, October 2026 |
Condominium association | Coach Collection association | n/a | n/a | Not published (condominium budget) | n/a | n/a | n/a | |
CDD O&M | HL CDD or HN CDD | $297.55 (42 ft); $396.72 (52 ft); $495.90 (62 ft) | $297.55 (0.75 ERU); $396.72 (52-ft class); $495.90 (62-ft class) | $297.55 (0.75 ERU) | $402.54 (Twin Villa); $488.80 (52 ft); $575.06 (59 ft); $718.82 (77 ft) | $396.72 (52 ft) | Yearly, tax bill | District schedules, FY2027 |
CDD debt | HL CDD or HN CDD | $1,423.40; $1,600.62; $1,777.82 (Series 2024) | $1,017.96; $1,386.50; $1,777.45 (Series 2016) | $1,017.96 (Series 2016) | $2,091.69; $2,610.65; $3,205.40; $3,923.76 (Series 2023) | $1,486.05 (Series 2016) | Yearly to 2044, 2046 or 2053 | District schedules, FY2027 |
CDD total | HL CDD or HN CDD | $1,720.95; $1,997.34; $2,273.72 | $1,315.51; $1,783.22; $2,273.35 | $1,315.51 | $2,494.23; $3,099.45; $3,780.46; $4,642.59 | $1,882.77 | Yearly, tax bill | District schedules, FY2027 |
Capital contribution | HOA | Estoppel governs | $1,500 with purchase application | $1,500 (Azure application) | Estoppel governs | Estoppel governs | At purchase | |
Club dues or initiation | none | None exists | None exists | None exists | None exists | None exists | n/a | CDD budgets; builder pages |
Ad valorem property tax | Collier taxing authorities | Tax bill governs | Tax bill governs | Tax bill governs | Tax bill governs | Tax bill governs | Yearly | Millage not retrieved |
Two notes on the table. First, prepaid lots pay O&M only: 34 Esplanade lots and 3 Azure lots had no debt line on the FY2027 roll. Second, the Seven Shores 77-foot total of $4,642.59 is the District’s adopted figure, and its two line items are rounded, so they add to one cent less. Neither CDD budgets a clubhouse, pool or recreation line (HL CDD FY2027 O&M budget; HN CDD FY2027 O&M budget). The amenity centers are paid for through HOA dues, and there is no club membership, initiation fee or equity program in any neighborhood.
Azure’s published dues and the District’s roll let a buyer total two layers before property taxes. Lot class is set per lot, and the tax bill shows each lot’s actual class.
Both totals are before ad valorem property taxes. The CDD figures are FY2027 gross (HL CDD packet, August 17, 2026). A buyer also pays the one-time $1,500 capital contribution with the purchase application.
The 188 units in the District’s smallest Azure class are the 24 Coach Collection condominiums plus 164 other homes.
Even before the condominium budget is added, the Coach Collection carries the lowest published HOA-plus-CDD total of any product in Hacienda Lakes. A buyer comparing it with a villa should request the condominium association’s adopted budget, because that layer can close the $1,400 gap between the two totals.
For Esplanade, only the CDD layer is public. A 52-foot-class lot carries $1,997.34 a year in FY2027: $396.72 O&M plus $1,600.62 Series 2024 debt (HL CDD packet, August 17, 2026). If the lot is one that has prepaid its debt, the CDD line falls to $396.72. The HOA layer is not published. The association’s adopted budget and the resale estoppel certificate state it, and the KW Property Management portal takes estoppel requests online (Esplanade HOA portal, October 2026). A buyer should have the estoppel figure before the inspection period ends.
A Seven Shores 59-foot lot carries $3,780.46 a year in FY2027 Hacienda North CDD charges: $575.06 O&M plus $3,205.40 Series 2023 debt (HN CDD FY2027 adopted assessments).
The Seven Shores HOA dues are not published. The Toll Brothers disclosure summary given with a new-home contract, the association budget and, on a resale, the estoppel certificate state them. On CDD charges alone, the newest homes in Hacienda Lakes cost the most to carry each year.
Azure is the only neighborhood that publishes a buy-in charge: a $1,500 “down payment (capital contribution)” due with the purchase application (Azure HOA FAQ, read October 2026). For Esplanade, Seven Shores and Sapphire Cove, any transfer fee, capital contribution or resale processing charge appears in the association’s resale estoppel certificate. That certificate is the binding statement of what a lot owes at closing. Esplanade takes estoppel requests through its online portal (Esplanade HOA portal).
Two more points matter at the closing table. CDD charges are prorated under the contract’s terms, because they ride on the annual tax bill. And in Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, though the purchase contract controls.
Every Hacienda Lakes home is in unincorporated Collier County, with a Naples mailing address and service from the Greater Naples Fire district (Collier County fire district query, read October 2026). No City of Naples millage applies. The millage code and total ad valorem rate for each neighborhood were not retrieved for this page. Each folio’s TRIM notice and tax bill state its rate, and the CDD charge appears on the same bill as a separate non-ad valorem line.
Selling a Hacienda Lakes home means presenting this stack clearly to buyers, with the CDD line, any prepayment and the HOA estoppel figure in hand. Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here and want the fee layers for a specific lot added up before you write an offer? Call Marc at (239) 287-5873 or read how we help buyers in Naples.
Hacienda Lakes holds three for-sale neighborhoods inside its MPUD: Esplanade at Hacienda Lakes, Azure at Hacienda Lakes (including the Coach Collection condominium) and Seven Shores. Sapphire Cove shares the Hacienda Lakes CDD from just outside the MPUD, and two senior rental buildings complete the residential mix. Each neighborhood has its own association and its own fees.
In the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, the three MPUD neighborhoods account for all 64 Hacienda Lakes sales. Sapphire Cove is tracked as a separate development. The 2 low-rise Coach Collection sales are counted inside the Azure row, and build-to-rent sales are not marked in the export.
Esplanade at Hacienda Lakes is the oldest and largest neighborhood: 443 detached single-family homes built by Taylor Morrison from 2014 to 2023, in the District’s 42-foot (146), 52-foot (216) and 62-foot (81) classes (HL CDD FY2027 adopted O&M assessments). Typical living area runs 1,885 to 3,544 square feet (10th to 90th percentile), with a median of 2,708, on the 2026 Florida DOR roll (Florida DOR 2026 cadastral roll). Taylor Morrison lists it as sold out (Taylor Morrison, read October 2026), so every purchase now is a resale.
The neighborhood is gated, per the HOA portal and the builder. Streets include Lucello Terrace, Palacio Terrace, Viale Circle and Viale Way, Maggiore Court, Sevilla Court, Volaro Way, Promoso Court, Calle Canovas and Rosa Court. The amenity center at 8490 Viale Circle is HOA-owned. Its FY2027 CDD charge runs $1,720.95 to $2,273.72 a year by class. FEMA LOMR-F letters removed every residential phase from the mapped flood hazard area by fill, and sample elevation certificates record floors of 13.8 to 14.9 feet NAVD88 against a 10.0-foot BFE (FEMA NFHL LOMR-F layer; elevation certificate, 8253 Lucello Ter W).
In the MLS window above, we tracked 19 Esplanade sales at a $590,000 median, from $450,000 to $879,000. That is the lowest median of the three neighborhoods.
A dedicated Esplanade at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
Azure at Hacienda Lakes holds 405 homes on the Hacienda Lakes CDD roll, built by Toll Brothers from 2017 to 2024. That count includes the 24 Coach Collection condominiums. The roll splits Azure into 188, 124 and 93 units across the District’s 0.75, 1.00 and 1.25 ERU classes (HL CDD FY2027 adopted O&M assessments). The Azure HOA recognizes three product types: single-family homes, villas and Coach Collection condominiums. Villa living area is about 1,900 to 2,020 square feet, and single-family neighborhood medians are about 3,000 to 3,130 square feet on the 2026 DOR roll. Toll’s archived 2019 pages list Signature, Coach, Villa, Heritage and Estate collections (Toll Brothers, Azure, archived July 18, 2019).
Streets include Azure Way, Saint Lucia Drive, Redonda Drive, Mustique Lane, Montserrat Drive, Cayman Drive, Caicos Way and Mayreau Way, recorded in Plat Book 62, Pages 13 to 21. The gatehouse is staffed 7 a.m. to 7 p.m., and the clubhouse at 8808 Saint Lucia Drive is HOA-owned. Azure’s lots are covered by FEMA letters 20-04-3860A, 20-04-3861A, 21-04-5699A and 24-04-3032A.
We tracked 20 Azure sales at a $655,500 median, from $495,000 to $1,450,000 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026). The MLS Building Design field splits them into 8 single-family homes ($790,000 to $1,450,000), 10 villas ($560,000 median, $495,000 to $636,000) and 2 low-rise condominium sales ($675,000 and $690,000).
A dedicated Azure at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
The Coach Collection at Azure is a 24-unit condominium: six 4-unit buildings on Saint Lucia Drive, with building certificates of occupancy dated November 7, 2017 to October 16, 2019 (county CO layer). Living area runs 1,944 to 2,611 square feet, with a median of 2,277. The declaration was recorded September 18, 2018 (DBPR PR76602), and the units are governed by Coach Collection at Azure Condominium Association, Inc. as well as the Azure HOA, which charges the Coach Collection tier of $1,350 a quarter (Azure HOA FAQ, October 2026). FEMA letter 24-04-2891A removed Tract C1, the Coach Collection tract, from the mapped flood hazard area. The county milestone-inspection layer shows no record for these buildings. Coach Collection resales appear in the MLS under Azure, where the Building Design field marks 2 low-rise sales in the 12 months ($675,000 and $690,000).
A dedicated Coach Collection at Azure neighborhood page is coming, with its own market snapshot and its association details.
Seven Shores is the marketing and MLS name for the North Area of the MPUD. The recorded plats are “Hacienda North Phase 1” (Plat Book 73, Pages 21 to 30) and “Seven Shores Phases 1, 2 and 3”, with lots numbered continuously to 400. The District’s July 2022 engineer’s report planned 413 homes: 108 at 52 feet, 76 at 59 feet, 45 at 77 feet and 184 twin villas (HN CDD organizational package). The FY2027 roll carries 400 lots: 184 Twin Villa, 100 at 52 feet, 71 at 59 feet and 45 at 77 feet. The District assesses a “Twin Villa” class, and in October 2026 Toll Brothers markets three single-family collections:
Toll collection (October 2026) | Living area | List price “from” |
|---|---|---|
Harbor | 1,893 to 3,128+ sq ft | $599,995 |
Landing | 2,475 to 3,790+ sq ft | $852,995 |
Port | 2,927 to 5,397+ sq ft | $979,995 |
Toll shows 15 home designs, 8 quick move-in homes, one- and two-story plans, 2- to 4-car garages and natural gas, with its sales center at 8876 Oceana Way (Toll Brothers, Seven Shores, read October 2026). Those are builder list prices, not closings. Seven Shores sits north of Rattlesnake Hammock Road, with its entrance from Collier Boulevard via Hacienda Lakes Parkway and Brighton Boulevard. Streets include Oceana Way, Wisteria Way, Kingston Street, Kite Lane, Nautilus Lane, Brighton Boulevard, Catamaran Drive, Driftwood Drive, Piper Street and Cascade Meadows. The clubhouse is The Meridian, at 8936 Oceana Way.
County records show 290 single-family certificates of occupancy from 2024 through September 28, 2026, and the District reported about 140 units left to be sold on May 19, 2026. CDD charges run $2,494.23 to $4,642.59 a year in FY2027. FEMA letters cover lots 1 to 400, and sample elevation certificates record floors of 15.6 to 15.9 feet NAVD88 against a 10.5-foot BFE (elevation certificate, 8816 Oceana Way). We tracked 25 Seven Shores sales at a $985,000 median, from $505,000 to $2,842,483, including builder closings (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
A dedicated Seven Shores neighborhood page is coming, with its own market snapshot and its association details.
Ninety-six Seven Shores parcels on 11.4 acres are titled to a single owner, Seven Shores Build To Rent, LLC: 52 on Catamaran Drive and 44 on Driftwood Drive (Collier County parcels layer, read October 2026). Sunbiz shows the LLC (M24000007865) filed June 18, 2024, with B2R Partners II Holdco II, LLC of Scottsdale, Arizona as its member (Sunbiz). Of the 96 homes, 95 have single-family certificates of occupancy (12 in 2025 and 83 in 2026). The 96 parcels are 23.2% of the 413 planned homes (96 / 413).
These homes sit under the same Seven Shores HOA and the same Hacienda North CDD as the owner-occupied homes. No primary record read ties a rental brand to them. Leasing in Seven Shores is governed by the recorded Declaration and Rules, which apply to these homes as to every other lot.
Sapphire Cove holds 75 detached single-family homes, built 2019 to 2023 on a plat recorded as “Estilo Acres”. Living area runs 2,332 to 3,352 square feet, with a median of 3,091 (Florida DOR 2026 cadastral roll). Its 75 lots pay Hacienda Lakes CDD assessments in the 52-foot class: $396.72 O&M plus $1,486.05 Series 2016 debt, a $1,882.77 gross total in FY2027 (HL CDD packet, August 17, 2026). The community is zoned under the Lord’s Way 30 Acre RPUD (Ordinance 14-11), outside the Hacienda Lakes MPUD. FEMA letter 19-04-4513A covers its lots.
The MLS tracks Sapphire Cove as its own development, so its sales are not in the 64. In an earlier extract of closed sales August 11, 2025 to August 11, 2026 we tracked 4 Sapphire Cove sales: $638,333, $975,000, $975,000 and $1,025,000 (Southwest Florida MLS; not part of the October 2026 pull). Four sales are a thin sample, too few for a median. CDD minutes in May 2026 recorded lake-bank erosion issues in Sapphire Cove, similar to those in Esplanade (HL CDD packet, August 17, 2026).
A dedicated Sapphire Cove neighborhood page is coming, with its own market snapshot and its association details.
Two 160-unit affordable senior rental communities, 320 units in all, operate as Ekos Cadenza: one on Cadenza Road and one on Rattlesnake Hammock Road. They are financed through Florida Housing Finance Corporation programs, including housing credits, SAIL and state bonds (Shimberg Center assisted housing inventory; Ekos Cadenza, read October 2026). The Hacienda Lakes CDD assesses them as “Cadenza” and “Allegro”, and county certificates of occupancy are dated October 30, 2024 and June 16, 2025. They are rentals with no for-sale units. They share the Hacienda Lakes CDD with the for-sale neighborhoods but no HOA or clubhouse.
Several nearby names cause confusion:
Before relying on a listing, a buyer should check that it is filed under the Hacienda Lakes development in the Southwest Florida MLS and that its folio appears on one of the two CDD rolls. Those two checks catch most naming mix-ups.
Hacienda Lakes has no master club; each neighborhood owns its own amenity center through its HOA: the Esplanade amenity center on Viale Circle, the Azure clubhouse on Saint Lucia Drive and The Meridian at Seven Shores on Oceana Way, with no initiation fee or equity membership published anywhere.
That structure matters more than any single amenity. A buyer in Esplanade at Hacienda Lakes uses the Esplanade center, a buyer in Azure uses the Azure clubhouse, and a Seven Shores buyer uses The Meridian. Each building sits on a parcel titled to that neighborhood’s homeowners association in the Collier County parcels layer (read October 2026), and each is paid for through that association’s dues, not through a community-wide club.
Neighborhood | Clubhouse | Address | Pool | Fitness | Courts (types only) | Other | Source |
|---|---|---|---|---|---|---|---|
Esplanade at Hacienda Lakes | Amenity center, about 6,500 sq ft per the builder | 8490 Viale Circle | Resort-style pool and spa with lap lanes; resistance pool | Fitness center and movement room | “Lighted sports courts” (types not published) | Catering kitchen, activities room, cabanas, fire pit, events lawn, tot lot, dog park | |
Azure at Hacienda Lakes | Private residents’ clubhouse | 8808 Saint Lucia Drive | Resort-style pool and pool house | Fitness center, gym open 24 hours | Tennis, bocce, pickleball | Gathering room with catering kitchen, club room, library, game room, activity lawn, fire pit lounge | |
Seven Shores | The Meridian | 8936 Oceana Way | Resort-style pool with sun shelf and cabanas | Fitness center, group fitness room, yoga room and lawn, locker rooms | Tennis, pickleball | Social hall, lounge, putting green, game lawn, fire pit | |
Sapphire Cove | Amenity tract (Tract CH) | Sapphire Cove Circle | Not published | Not published | Not published | Contents not published |
Taylor Morrison describes the Esplanade at Hacienda Lakes amenity center as “a gathering place consisting of approximately 6,500 square feet,” on its Esplanade at Hacienda Lakes page (read October 2026, where the builder lists the community as sold out). Inside, the builder lists a fitness center and a movement room, a grand lobby and reception area, a full-service catering kitchen and a multi-purpose activities room. Outside, it lists a resort-style pool and spa with lap lanes, a resistance pool, a covered lanai, cabanas, a fire pit, a special events lawn, “lighted sports courts,” a tot lot and a dog park.
The Esplanade at Hacienda Lakes HOA portal (managed by KW Property Management, re-read October 11, 2026) describes “This gated neighborhood features resort-style amenities” and takes court reservations online. The building sits on a 3.57-acre parcel owned by the Esplanade at Hacienda Lakes Homeowners Association, Inc. in the county parcels layer, and it doubles as the meeting room of the Hacienda Lakes CDD, whose board meets there at 9 a.m. The builder does not publish court counts or court types for Esplanade, so this page does not either.
Toll Brothers’ archived 2019 Azure at Hacienda Lakes Estate Collection page describes a private residents’ clubhouse with a fitness center, a resort-style pool, tennis, bocce ball and pickleball courts, a gathering room with a catering kitchen and a fire pit with lounge seating; its photo captions add a club room, pool house, library, game room and activity lawn. Toll’s live Azure page now redirects to its Florida index, so the archived page is the builder’s last published description.
The Azure at Hacienda Lakes HOA FAQ (read October 2026) sets the hours: clubhouse 6:30 a.m. to 10 p.m., pool dawn to dusk and gym 24 hours. The clubhouse stands on a 3.94-acre parcel owned by the Azure at Hacienda Lakes Homeowners’ Association, Inc. (county parcels layer). Court counts are not published.
The Meridian, the Seven Shores clubhouse at 8936 Oceana Way, is the newest of the three. Toll Brothers’ Seven Shores page (read October 2026) lists a social hall, lounge, fitness center, group fitness room, locker rooms, a yoga room and yoga lawn, a resort-style pool with sun shelf and cabanas, tennis and pickleball courts, a putting green, a game lawn and a fire pit. The building sits on a 3.45-acre parcel owned by Seven Shores Homeowners Association, Inc. (county parcels layer), and the Hacienda North CDD holds its monthly meetings there on the third Tuesday at 9 a.m., per its August 18, 2026 packet.
Sapphire Cove, the 75-home neighborhood that pays Hacienda Lakes CDD assessments from just outside the MPUD, has its own amenity tract, Tract CH, which appears with Lots 1 to 75 on FEMA letter 19-04-4513A in the FEMA LOMR-F layer. No builder or association page read in October 2026 lists what the tract holds. Whether Sapphire Cove owners have any right to use the Esplanade, Azure or Seven Shores clubhouses is not established in any record read; the Sapphire Cove Declaration and Rules govern.
Neither district pays for a clubhouse. The Hacienda Lakes CDD FY2027 adopted O&M budget and the Hacienda North CDD FY2027 adopted O&M budget carry lake, landscape, irrigation and administration lines, and no clubhouse, pool, recreation, golf or boating line. Amenity costs sit in each neighborhood’s HOA dues. No club membership, initiation fee or equity program exists. The one published entry charge is Azure’s $1,500 “down payment (capital contribution)” collected with the purchase application, per the Azure HOA FAQ (read October 2026). Esplanade, Seven Shores and Sapphire Cove do not publish their dues or any transfer charge; the association’s adopted budget and the resale estoppel certificate state them.
Hacienda Lakes has no golf course and no golf membership; the only golf feature is a putting green at Seven Shores, and the nearest course, Naples Lakes Country Club, lies just across Collier Boulevard. Golfers here drive to a neighboring course, a public resort course or one of several clubs within about 3 miles.
Three record sets agree. First, a parcel test of every parcel inside the Hacienda Lakes MPUD in the Collier County parcels layer (October 2026) found no parcel owned by a golf, country, marina or yacht club; the large tracts belong to the developer, the State of Florida’s conservation land, the county, the School District, Costco Wholesale, Swamp Buggy, Inc., the HOAs and the two CDDs. Second, none of the three builders lists a course: Taylor Morrison for Esplanade, Toll Brothers’ 2019 Azure page and Toll Brothers’ Seven Shores page, which lists a putting green. Third, neither the Hacienda Lakes CDD budget nor the Hacienda North CDD budget carries a golf maintenance line.
The closest course is at Naples Lakes Country Club, whose HOA-owned course parcel of 364.48 acres lies about 1.3 miles straight-line from the Esplanade clubhouse and adjoins Hacienda Lakes across Collier Boulevard (county parcels layer, October 2026). For public play without a membership, the Mustang and Flamingo courses at Lely Resort sit about 2 miles away and describe themselves as “Open to everyone, no membership required” on the Lely Resort Golf site (read October 2026).
Course | Owner type (county parcel file) | Straight-line from the Esplanade clubhouse | Access as published |
|---|---|---|---|
Naples Lakes Country Club | Homeowners association (course parcel 364.48 acres) | About 1.3 mi | Not stated in records read; the club governs |
Lely Resort, Mustang and Flamingo | Resort golf | About 2 mi | “Open to everyone, no membership required” |
Naples National Golf Club | Club corporation | About 2.2 mi (about 0.9 mi from Seven Shores) | Not stated in records read; the club governs |
Naples Heritage | Club corporation | About 2.5 mi | Not stated in records read; the club governs |
Forest Glen | Master association | About 2.9 mi | Not stated in records read; the club governs |
Royal Palm | Club corporation | About 3.0 mi | Not stated in records read; the club governs |
Distances are straight-line from parcel centroids in the county parcels layer, October 2026, not driving distance.
Hacienda Lakes has no beach, marina, boat ramp or dock; its lakes are community development district stormwater lakes, and the nearest Gulf beach access at the Naples Pier is about 20 to 23 minutes away off-peak. Boat owners use county ramps a few miles west and south, and launch nothing from the community’s own water.
The Naples Pier is the closest Gulf beach by road: about 20 to 23 minutes off-peak by our routing check on the OpenStreetMap road network (OSRM) on October 10, 2026, and 8.3 miles straight-line from Esplanade (7.7 miles from Seven Shores) using county points in the Collier County parks layer. Lowdermilk Park runs about 22 to 24 minutes, Tigertail Beach on Marco Island about 28 to 30 minutes and Vanderbilt Beach about 29 to 32 minutes, all off-peak on the same routing check. Every route to the Gulf crosses US 41 or Davis Boulevard, so season traffic from January to April adds time that a free-flow model does not show.
Straight-line from Esplanade, the nearest public launch is the Golden Gate Community Park and Boat Ramp at about 4.9 miles, then Bayview Park on Naples Bay at about 6.8 miles and the Collier Boulevard Boating Park, the Marco River launch reached straight down Collier Boulevard, at about 8.8 miles (Collier County parks layer, October 2026). Trailer and boat storage at home is a question for each neighborhood’s Declaration and Rules.
The lakes in Hacienda Lakes are part of the master stormwater system the Hacienda Lakes CDD owns and maintains; Seven Shores’ lakes sit with the Hacienda North CDD. Lake levels “are designed to fluctuate throughout the year” and drop in the dry season, per the District’s services page. No navigable connection to tidal water and no private dock appears in any document reviewed.
Fishing is unsettled. The District’s minutes of May 19, 2025, in its December 1, 2025 packet, record two supervisors stating “the Esplanade HOA documents do not allow for fishing on their lakes” and District counsel saying fishing policy “is set by the HOAs”; in 2026 the board discussed signage and “designated communal fishing points” (May 18, 2026 agenda). The Declaration and Rules of each association govern. The District’s nuisance alligator procedure treats alligators over 4 feet that threaten people or pets as nuisances and points residents to the FWC Nuisance Alligator Hotline, 866-392-4286.
Tennis and pickleball in Hacienda Lakes are neighborhood amenities: Esplanade’s lighted sports courts (reserved online through the HOA), Azure’s tennis, bocce and pickleball courts, and the tennis and pickleball courts at The Meridian in Seven Shores; no court counts are published by any builder, association or district record read in October 2026.
Court counts, surfaces, lighting hours and any league or pro program are not published; each association’s rules govern access and reservations.
For play beyond the neighborhood courts, the Paradise Coast Sports Complex and Eagle Lakes Community Park both appear nearby in the Collier County parks layer (October 2026). Hours, fees and court availability are set by Collier County Parks and Recreation.
Fitness in Hacienda Lakes happens in three neighborhood clubhouses, each with a fitness center; none publishes a spa or a restaurant, so dining means the Collier Boulevard and Rattlesnake Hammock Road corridor a few minutes away. The Esplanade center adds a spa pool, which is a pool feature, not a treatment spa.
Esplanade at Hacienda Lakes has a fitness center and a separate movement room, plus a lap-lane pool and a resistance pool, per Taylor Morrison. Azure’s fitness center is open 24 hours, per the Azure HOA FAQ (read October 2026). The Meridian at Seven Shores has the largest published fitness program: a fitness center, a group fitness room, locker rooms, a yoga room and a yoga lawn (Toll Brothers, October 2026). Class schedules and trainers, where offered, are set by each association.
None of the three clubhouses lists a restaurant; Esplanade and Azure list catering kitchens for private events (Taylor Morrison; Toll Brothers, 2019). Daily errands run across Collier Boulevard: Publix #811 at 8585 Collier Boulevard, with a pharmacy, is about 4 to 6 minutes off-peak from the three neighborhoods by our OSRM routing check on October 10, 2026. The plazas along Collier Boulevard and Rattlesnake Hammock Road hold the nearest casual dining.
A Costco is under way on about 26 acres (a 25.85-acre parcel at 8005 Rattlesnake Hammock Road) at the community’s front corner: Collier County adopted Ordinance 2025-47 and Resolution 2025-216 on October 14, 2025, 5-0, the South Florida Water Management District issued permit 11-115144-P on June 19, 2026, and site work was reported to the Hacienda Lakes CDD in May 2026 (SFWMD permit layer; CDD August 17, 2026 packet). An opening date is not set in any county record read.
Hacienda Lakes sits in Collier County Hurricane Evacuation Zone D, outside the Coastal High Hazard Area, with homes built 2014 onward under the statewide Florida Building Code on fill pads 3.7 to 5.4 feet above the base flood elevation recorded on sample certificates. Its storm record is short, because the homes are young.
All 46 points we probed across Esplanade, Azure, Seven Shores and the control areas return Hurricane Evacuation Zone D in the Collier County evacuation zone layer (October 10, 2026). None falls inside the Coastal High Hazard Area: the nearest CHHA line is about 2.5 km from Esplanade, 2.9 km from Azure and 3.3 to 3.7 km from Seven Shores. The zone map does not itself say which storm triggers a Zone D order; Collier County Emergency Management issues orders zone by zone for each storm, and residents follow those orders.
The closest official wind reading for Hurricane Irma on September 10, 2017 comes from the Collier County Emergency Operations Center at 8075 Lely Cultural Parkway, about a mile west across Collier Boulevard: 71 knots sustained and a 106-knot gust, per the National Hurricane Center’s Irma report. The NHC says Irma “came ashore near Marco Island as a category 3 hurricane,” and that at least 88 buildings were destroyed and 1,500 badly damaged county-wide. The county describes that EOC building as “23 ft. elevation, ‘X’ Flood Zone” and “Built to 175 mph winds” in its 2025 Comprehensive Emergency Management Plan. When Irma struck, only the early Esplanade and Azure phases stood.
Hurricane Ian (September 28, 2022) destroyed 33 buildings in Collier County and left over 3,500 with major damage, per the NHC Ian report; its destructive surge was coastal. Helene (September 2024) brought inundation of 2 to 4 feet above ground “in areas such as Naples, Marco Island, and Everglades City,” per the NHC Helene report. Milton (October 2024) registered 39 knots sustained, a 51-knot gust and 2.16 inches of rain at the same county EOC (NHC Milton report). Association-level damage and any storm special assessment for these three storms are not published; the HOA and CDD minutes and budgets for those years hold them, and a buyer’s estoppel certificate shows any assessment still owed.
The whole community drains through one permitted system. The South Florida Water Management District issued master permit 11-03312-P, “Hacienda Lakes,” to Hacienda Lakes of Naples, LLC on April 8, 2013, covering 2,282.94 permit acres on SFWMD permit 11-03312-P; Esplanade (11-03312-P-07, 221.48 acres), Azure (11-105331-P, 141.74 acres; Tract B 11-03312-P-05, 129.09 acres; amenity campus 11-03312-P-06, 3.94 acres) and Hacienda North (11-107251-P, 229.51 acres) carry their own permits (SFWMD permit layer, October 2026). The county places the community in the Henderson Creek / Belle Meade Basin North, 31,134 acres with a maximum discharge of 0.06 cfs per acre approved in 2016 (county drainage basins layer), and lists private control structure PCS-640 for “Hacienda Lakes PUD / Esplanade at Hacienda Lakes” (county private control structures).
Inside the Hacienda Lakes CDD, the District’s engineer has explained that “Sable Palm Road acts as a dam and the culverts serve to pass the water from north to south” (December 1, 2025 packet). The FY2027 adopted O&M budget carries lake maintenance at $36,850, a lake bank maintenance reserve of $25,000, Sable Palm culverts cleaning at $7,000 and fountains at $2,500. Lake banks are the live issue: May 2026 proposals addressed erosion behind 50 to 80 Esplanade homes, similar issues were noted in Sapphire Cove, and District minutes record that “the previous work completed required a special assessment” (August 17, 2026 packet).
County elevation-certificate permit numbers date construction at Esplanade 2013 to 2020, Azure 2016 to 2021 and Seven Shores 2023 to 2024 (county elevation certificates layer). Collier now enforces the Florida Building Code 8th Edition (2023), effective December 31, 2023 (Collier County building codes). Every home was built under the modern statewide code, so a buyer’s hardening review is short:
Builder-standard opening protection by neighborhood and phase is not published; the builder’s specifications and the county permit plans for the specific home state it.
No county reclaimed water serves the community; lawns run on lake water. The Hacienda Lakes CDD supplies non-potable irrigation from its lakes, topped up by wells under SFWMD water use permit 11-03168-W, and keeps a $100,000 pump replacement reserve (December 1, 2025 packet). Sapphire Cove draws from the Lower Tamiami Aquifer under water use permit 11-03781-W. In Seven Shores, irrigation is HOA-maintained with pumps and a recharge well, per the Hacienda North CDD’s May 19, 2026 agenda. In 2026 a SFWMD water-shortage warning order assigned irrigation days (Hacienda North CDD, February 17, 2026), so dry-season watering follows the District’s schedule, not the owner’s.
On the FEMA map effective February 8, 2024, Hacienda Lakes lies almost entirely in Zone AH, a shallow-ponding special flood hazard area, yet FEMA letters have removed every residential phase of Esplanade, Azure and Seven Shores from that hazard area by fill. Both statements are true at once, and a buyer will see both on paper.
Every one of the 46 points we probed on October 10, 2026 falls in the special flood hazard area on the FEMA National Flood Hazard Layer: almost all Zone AH, a few AE. The FIRM panel is 12021C0606J, effective February 8, 2024, except one Seven Shores point (9050 Nautilus Ln) on 12021C0418J (FEMA FIRM panels). There is no static BFE on these polygons; elevations come from BFE lines. Testing every county address point, Esplanade has 452 of 452 points in the SFHA (439 AH, 13 AE), Azure 429 of 429 in AH, and Seven Shores 444 of 445 in the SFHA (441 AH, 3 AE, 1 in X) (FEMA NFHL; county address points). A point result is a screen, not a determination: for a given lot, the controlling document is its FEMA letter.
Address | Neighborhood | Effective zone | FIRM panel | Effective date | Nearest effective BFE line | Preliminary zone |
|---|---|---|---|---|---|---|
8122 Lucello Ter S | Esplanade | AH | 12021C0606J | 2024-02-08 | 9.5 ft | AH |
8587 Maggiore Ct | Esplanade | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
8504 Sevilla Ct | Esplanade | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
8436 Viale Cir | Esplanade | AE | 12021C0606J | 2024-02-08 | 9.5 ft | AH |
8306 Promoso Ct | Esplanade | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
8872 Redonda Dr | Azure | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
9081 Montserrat Dr | Azure | AH | 12021C0606J | 2024-02-08 | 9.5 ft | AH |
9048 Mayreau Way | Azure | AH | 12021C0606J | 2024-02-08 | 9.5 ft | AH |
8751 Oceana Way | Seven Shores | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
8967 Kingston St | Seven Shores | AH | 12021C0606J | 2024-02-08 | 10.0 ft | X shaded |
9050 Nautilus Ln | Seven Shores | AH | 12021C0418J | 2024-02-08 | 10.0 ft | AH |
8679 Catamaran Dr | Seven Shores | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
8460 Piper St | Seven Shores | AH | 12021C0606J | 2024-02-08 | 10.0 ft | AH |
Sources: FEMA NFHL flood zones, FIRM panels, BFE lines and preliminary zones, queried at county address points October 10, 2026. Every point also returns Evacuation Zone D.
A Letter of Map Revision based on Fill (LOMR-F) is FEMA’s determination that a lot or structure was raised by fill above the base flood elevation; each letter here reads “Property removed” (FEMA LOMR-F layer). The letters followed each plat phase:
So the map shows Zone AH while the lot’s letter removes it. A buyer will see “AH” on a map screen and an insurance rating of X for the same lot. Ask the seller for the case number; FEMA issues a copy of the letter by case number, and the lender’s flood determination should reference it. A pre-2024 letter stays valid only if it appears on the county’s revalidation list, per Collier County Floodplain Management.
Sample elevation certificates posted in the county elevation certificates layer record top-of-bottom-floor elevations (NAVD88) of 13.8 to 14.9 feet in Esplanade (n=4), 13.7 to 14.7 feet in Azure (n=4) and 15.6 to 15.9 feet in Seven Shores (n=6). Esplanade and Azure certificates apply an AH BFE of 10.0 feet from the 2012 panel; 2023 to 2024 Seven Shores certificates apply 10.5 feet on panel 0606J, while nearby map BFE lines read 10.0 feet. The lot’s own certificate controls.
Worked examples: 8816 Oceana Way records 15.9 feet against a 10.5-foot BFE, so 15.9 minus 10.5 = 5.4 feet of freeboard. 8998 Redonda Dr records 13.7 feet against 10.0, so 13.7 minus 10.0 = 3.7 feet. Other samples: 8253 Lucello Ter W 14.9 feet (+4.9), 8363 Palacio Ter S 13.9 feet (+3.9), 9024 Mayreau Way 14.7 feet (+4.7) and 8777 Driftwood Dr 15.7 feet (+5.2). For comparison, Collier’s rule for a new or substantially improved home in the SFHA is the lowest floor at BFE plus 1 foot and at least 18 inches above the crown of a paved road (Building Within the Floodplain).
FEMA issued preliminary maps for Collier County on March 20, 2025 under project 16-04-1501S (panels 0606K and 0418K) and published proposed determinations in the Federal Register on December 18, 2025. As of August 1, 2026, the county had identified no Letter of Final Determination, so the preliminary maps are not yet effective and the February 8, 2024 maps control (Collier County Floodplain Management).
On the preliminary layer, all 429 Azure points stay AH; 451 of 452 Esplanade points stay in the SFHA (12 AE points become AH, 2 AH become AE, 1 AH becomes X shaded); and in Seven Shores 28 of 445 points (6%) move from AH to Zone X while 417 stay AH. Preliminary BFE lines read 10.0 feet near Esplanade, 10.0 to 10.5 feet near Azure and mostly 10.5 feet near Seven Shores (preliminary BFE lines). Whether each LOMR-F is revalidated on the new panels will be settled in a new Summary of Map Actions when the maps take effect; with sample floors at 13.7 to 15.9 feet, that list is the item to check, not the zone color.
If you own in Hacienda Lakes, your LOMR-F case number and elevation certificate are selling assets: hand them to buyers on day one. Request a free home valuation or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and we will pull the flood letter and certificate for any lot before you write an offer; see how we guide buyers through the purchase.
Insurance in Hacienda Lakes turns on two documents, the lot’s FEMA letter and its elevation certificate: in the Census block group around Hacienda Lakes, most post-2014 homes carry flood policies rated Zone X at a median of $1,267, about half the AH-rated median. Wind coverage turns on the roof and the opening protection.
OpenFEMA’s finest public geography is the Census block group, and the one that contains Hacienda Lakes (12021-0111.14-1) also holds Verona Walk, Tamarindo, Naples Reserve, Winding Cypress and rural land, so these are block-group figures, not Hacienda Lakes figures. For policies effective June 1, 2025 onward in OpenFEMA’s NFIP policy data, 494 are in force. Among single-family (non-condo) homes built 2014 or later, 401 policies: 290 rated X at a median policy cost of $1,267, 98 rated AH at $2,528.50 and 13 rated AE at $2,619. Only 16 of the 401 carry the mandatory-purchase flag; median building coverage is $250,000.
Worked example: $2,528.50 minus $1,267 = $1,261.50 a year, so the AH-rated median is about double the X-rated median. An owner whose policy is still rated AH should give the agent the lot’s LOMR-F case number. A specific home’s premium needs a quote on that address.
Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on eligible NFIP policies, and has participated since October 1992, per the Collier County 2026 Flood Protection Newsletter. All 494 policies in the block group show CRS class 5 (OpenFEMA). FEMA explains the program on its Community Rating System page.
Citizens Property Insurance now requires flood coverage on wind policies in the SFHA; outside the SFHA it applies to dwellings valued at $400,000 or more from January 1, 2026, and to all policies from January 1, 2027. Citizens reported 254,736 policies in force on October 2, 2026 (policies in force). Because Hacienda Lakes lots sit in a mapped SFHA but are removed by letter, a Citizens customer here should plan on carrying flood coverage either way; Florida law bars Citizens from writing the flood policy itself (s. 627.715), so it comes from the NFIP or a private carrier.
OpenFEMA’s claims data shows 6 NFIP claims ever filed in the block group that contains Hacienda Lakes and its neighbors. Irma produced 4, all on buildings built 1980 to 2004 (one paid $3,577.68); Ian produced 1 ($0 paid); Milton produced none. One June 12, 2024 rain-event claim on a 2024-built home was closed with $0 paid. These are block-group figures, and redacted data cannot place any claim on a particular street, so they describe the area’s record, not a guarantee for a lot.
Florida law bars an insurer from refusing to write or renew a homeowner’s policy solely because a roof is under 15 years old (s. 627.7011). Every home here was built 2014 or later, so the earliest Esplanade roofs reach 15 years from about 2029 (2014 plus 15); buyers of those homes should ask for the roof permit date. Insurers must offer credits for features that reduce windstorm loss (s. 627.0629), which is why a current wind-mitigation form matters. My Safe Florida Home offers inspections and “Potential Eligibility for Up to $10,000 in Grant Funding” for qualifying upgrades.
The 24-unit Coach Collection at Azure is the only condominium regime in the three neighborhoods. Florida’s structural integrity reserve study applies to condominium buildings three habitable stories or higher (s. 718.112), and milestone inspections to condominium buildings three stories or more (s. 553.899); the county milestone layer shows no record inside the MPUD (county milestone layer). The buildings’ story count, the master policy and its deductible are not published. A buyer should request the recorded declaration of condominium and the association’s insurance schedule, which the association provides under chapter 718, before setting a unit-owner (HO-6) policy.
Every Hacienda Lakes address the district’s own lookup recognizes is zoned to Lely Elementary, Manatee Middle and Lely High for 2026-27, rated A, A and B by the Florida Department of Education for 2025-26. All 54 matched addresses across Esplanade, Azure, Seven Shores and the civic tracts returned the same three schools, and no rezoning is pending.
That result comes from 84 queries of the Collier County Public Schools address lookup in October 2026. Confirm any specific home by its exact address in the district lookup: the newest Seven Shores streets (Piper Street, Cascade Meadows and east Oceana Way) were not yet loaded in the district’s table when we checked. Homes west of Collier Boulevard zone differently; the Publix plaza at 8585 Collier Boulevard, for example, zones to East Naples Middle.
Lely Elementary earned an A for 2025-26 with 67% of points and 477 students, per its FLDOE report card. It has risen from B (57%) in 2021-22 to three straight A grades. It is a Title I school and a Leader in Me school, per Lely Elementary’s own site. The drive is about 4 to 7 minutes off-peak from the three neighborhoods by our OSRM routing check (October 10, 2026).
Manatee Middle earned an A for 2025-26 with 65% of points and 725 students (FLDOE report card), after three B years and an A in 2024-25. It is Title I and calls itself the only Leader in Me middle school in the district (Manatee Middle). It is about 12 to 15 minutes off-peak. Every matched Hacienda Lakes address returns Manatee Middle; homes across Collier Boulevard can return East Naples Middle instead.
Lely High earned a B for 2025-26 with 64% of points and 1,411 students (FLDOE report card); in 2024-25 it earned an A, also with 64%. Its graduation component reached 95, and its college and career acceleration component moved from 66 to 82 in one year. Lely High offers AP, AICE and Dual Enrollment, plus Collier Career Academies in Criminal Justice, Engineering, Information Technology, Medical and Aviation. It is Title I and about 13 to 15 minutes off-peak.
School | 2021-22 | 2022-23 | 2023-24 | 2024-25 | 2025-26 |
|---|---|---|---|---|---|
Lely Elementary | B (57) | B (54) | A (62) | A (65) | A (67) |
Manatee Middle | B (54) | B (58) | B (62) | A (66) | A (65) |
Lely High | C (50) | B (60) | B (60) | A (64) | B (64) |
Percent of points in parentheses. Sources: FLDOE report cards for Lely Elementary, Manatee Middle and Lely High, read October 2026.
Collier County Public Schools earned a district A for 2025-26, and “51 of 52 (98%) CCPS schools earned an ‘A’ or ‘B’ rating” (CCPS school and district grades). Families can apply for another district school through Parental Choice: applications are due by June 30 of an open window, approvals depend on capacity, and the district does not provide transportation. FLDOE 2025-26 grades for nearby alternatives: Marco Island Academy, a charter high school, A (70%); Lorenzo Walker Technical High, A (85%); and East Naples Middle, A (71%). For private school, Seacrest Country Day School, founded in 1983, teaches Pre-K to 12 at 7100 Davis Boulevard.
Hacienda Lakes sits beside Physicians Regional Medical Center, Collier Boulevard, a 130-bed hospital with a 24-hour emergency room about 5 to 8 minutes from every neighborhood, and Collier County EMS Medic 25 operates from Hacienda Lakes Parkway inside the MPUD. Greater Naples Fire covers every neighborhood.
Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Boulevard, has 130 beds, began accepting patients on February 5, 2007 and runs a 24-hour emergency room and an older adult ER. Its emergency department page states that the Collier Boulevard and Pine Ridge hospitals are Primary Stroke Centers and Accredited Chest Pain Centers. The hospital sits next door, in its own PUD (Ordinance 04-28), outside the Hacienda Lakes MPUD (county PUD layer); its campus PUD is approved for a 260,000 sq ft hospital and 80,000 sq ft of medical office (Hearing Examiner packet, February 26, 2026). The drive is about 5 to 8 minutes off-peak by our OSRM routing check (October 10, 2026).
Collier County EMS Medic 25 operates from 3675 Hacienda Lakes Parkway, Naples 34114, on a 1.33-acre county parcel inside the MPUD (county EMS stations layer; county parcels layer). The Board of County Commissioners approved a $43,175.85 EMS impact-fee credit transfer for the station site on February 13, 2018 (BCC item 4546). Fire protection comes from the Greater Naples Fire district at every point we sampled (county fire district query).
NCH Immediate Care Southeast, at 7717 Collier Boulevard, is about 6 to 8 minutes off-peak (NCH locations). For a second full emergency department, NCH Baker Hospital’s ED downtown is about 20 to 23 minutes; NCH describes itself as a locally governed non-profit system (NCH, About Us). Physicians Regional lists its walk-in centers on its urgent care page. All drive times are off-peak from our OSRM routing check, October 10, 2026.
Off-peak, Hacienda Lakes is about 17 to 20 minutes from Fifth Avenue South, 20 to 23 minutes from the Naples Pier and 47 to 50 minutes from Southwest Florida International Airport, by our routing check on the OpenStreetMap road network in October 2026; season traffic runs longer.
Method: we routed from one county address point in each neighborhood (8522 Palacio Ter N in Esplanade, 9063 Montserrat Dr in Azure, 8752 Oceana Way in Seven Shores) with the OSRM routing service on the OpenStreetMap road network on October 10, 2026. These are free-flow minutes with no traffic; read every figure as “about” and “off-peak.”
Destination | Esplanade | Azure | Seven Shores | Page range |
|---|---|---|---|---|
Publix #811, 8585 Collier Blvd | 3.6 min | 5.6 min | 6.0 min | about 4 to 6 min |
Physicians Regional, Collier Blvd ER | 4.8 min | 6.9 min | 7.5 min | about 5 to 8 min |
NCH Immediate Care Southeast | 5.7 min | 7.7 min | 8.3 min | about 6 to 8 min |
Lely Elementary | 4.4 min | 6.4 min | 7.0 min | about 4 to 7 min |
South Regional Library | 5.7 min | 7.7 min | 8.3 min | about 6 to 8 min |
FSW Collier Campus | 6.4 min | 8.4 min | 9.1 min | about 6 to 9 min |
I-75 merge via Exit 101 | 9.1 min | 11.1 min | 8.1 min | about 8 to 11 min |
Rookery Bay Environmental Learning Center | 11.3 min | 13.3 min | 13.9 min | about 11 to 14 min |
Manatee Middle | 12.1 min | 14.1 min | 14.7 min | about 12 to 15 min |
Lely High | 12.6 min | 14.7 min | 15.4 min | about 13 to 15 min |
Naples Airport | 17.4 min | 19.5 min | 17.0 min | about 17 to 20 min |
Fifth Avenue South | 17.4 min | 19.5 min | 20.1 min | about 17 to 20 min |
NCH Baker Hospital ED | 19.9 min | 21.9 min | 22.5 min | about 20 to 23 min |
Naples Pier | 20.4 min | 22.4 min | 23.0 min | about 20 to 23 min |
Coastland Center | 21.4 min | 23.4 min | 20.6 min | about 21 to 23 min |
Lowdermilk Park | 22.4 min | 24.4 min | 23.1 min | about 22 to 24 min |
Waterside Shops | 24.0 min | 26.0 min | 23.0 min | about 23 to 26 min |
Mercato | 27.2 min | 29.2 min | 26.2 min | about 26 to 29 min |
Tigertail Beach, Marco Island | 27.7 min | 29.7 min | 30.3 min | about 28 to 30 min |
Vanderbilt Beach | 30.4 min | 32.4 min | 29.3 min | about 29 to 32 min |
RSW airport terminal | 48.2 min | 50.2 min | 47.2 min | about 47 to 50 min (36 to 38 mi) |
From Esplanade, the route runs out to Rattlesnake Hammock Road and north on Collier Boulevard to Exit 101, merging onto I-75 at about 9.1 minutes; Azure’s internal streets add about 2 minutes (11.1); Seven Shores exits to Collier Boulevard north of Rattlesnake Hammock Road and merges at about 8.1 minutes (OSRM routing check, October 10, 2026). That Collier Boulevard stretch is filling up: the county’s 2024 AUIR counts segment 34.0 (Davis Boulevard to Rattlesnake Hammock Road, 6-lane divided) at 2,500 peak-hour peak-direction trips against a 3,000 service volume (V/C 0.83), rising to 3,249 by 2030 with the trip bank (V/C 1.08, deficient), with no improvement programmed; the county’s stated course is to “continue to monitor and pursue a study of the Wilson Benfield Corridor Alignment” (BCC packet, April 28, 2026; CCPC packet, October 1, 2026).
No public charger sits inside the community. The US DOE Alternative Fuels Data Center lists 12 public stations within 6 miles of the Esplanade clubhouse (October 2026). The nearest DC fast chargers are Electrify America at 9885 Collier Boulevard (4 ports, 3.07 miles) and a Tesla Supercharger at 12628 Tamiami Trail East (12 stalls, 3.27 miles). Home charging in the garage is the practical model; each association’s rules govern any exterior equipment.
Selling a Hacienda Lakes home? Its 5-to-8-minute hospital run and 8-to-11-minute I-75 merge are facts buyers pay for, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, put them in front of buyers. Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to drive the routes from the neighborhood you are considering, and read how we represent buyers in Naples.
The biggest changes near Hacienda Lakes in 2026 are a Costco at the Collier Boulevard and Rattlesnake Hammock Road corner, an osteopathic medical college on the Cadenza tracts, Seven Shores’ last phase and an apartment tract, and new rentals on the edges, while the Collier Boulevard segment in front of the community nears its capacity.
Most of this work sits on land the 2011 approval already set aside for commercial, medical, business park and school use, so it is the master plan filling in rather than a rezoning surprise. The county records below are the place to watch each project, and none of them fixes an opening date.
Project | Where | Status in the record (October 2026) | Record |
|---|---|---|---|
Costco Wholesale | SE corner of Collier Blvd and Rattlesnake Hammock Rd, inside the MPUD | Ordinance 2025-47 adopted October 14, 2025; SFWMD permit June 19, 2026; site work reported May 2026 | County commission, SFWMD, Hacienda Lakes CDD |
Osteopathic medical college | Cadenza Tracts A and B, inside the MPUD | $6 million county EDA November 10, 2025; setback relief HEX 26-11, March 9, 2026 | County commission, Hearing Examiner |
Seven Shores Phase 3 | Piper St, Cascade Meadows, Oceana Way | Utilities accepted September 8, 2026; LOMR-F for Lots 314 to 400 | County commission, FEMA |
Hacienda North Apartments | Nautilus Ln at Brighton Blvd, inside the MPUD | HEX 24-34 floor-area change, 2024; unit count unpublished | Hearing Examiner |
Hacienda Townhomes | Hacienda Lakes Pkwy, outside the MPUD | 54 townhomes proposed; continued to October 1, 2026 | Planning Commission |
341 Sabal Palm Road golf course | South of the preserve, outside the MPUD | CCPC 5-1 August 20, 2026; commission hearing September 22, 2026 | Planning Commission, county commission |
Collier Blvd segment 34.0 | Davis Blvd to Rattlesnake Hammock Rd | Projected deficient by 2030; study planned FY2029 | County AUIR |
Costco Wholesale is approved for about 26 acres (a 25.85-acre parcel at 8005 Rattlesnake Hammock Road) at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, inside the Hacienda Lakes commercial tract. The Collier County Commission adopted Ordinance 2025-47 (deviations to the Hacienda Lakes PUD) and Resolution 2025-216 (a waiver letting the fuel pumps sit 132 feet from the existing 7-Eleven) on October 14, 2025, by a 5-0 vote, per the minutes in the November 10, 2025 county commission packet.
The commitments Costco made at its neighborhood information meeting, as recorded by county staff in the July 17, 2025 Planning Commission packet, are the ones neighbors ask about most:
The South Florida Water Management District issued the site’s environmental resource permit, 11-115144-P, on June 19, 2026, per the SFWMD permit layer. Site work was reported to the Hacienda Lakes CDD at its May 18, 2026 meeting (“blacktop was put down”), together with a promised $35,000 Costco contribution to the District, per the minutes in the August 17, 2026 CDD packet. An opening date is not set in any county record read for this guide in October 2026.
The county’s economic development agreement for “Project Bones” commits $6 million to Bay College of Osteopathic Medicine, LLC for a 108,000-square-foot medical school campus with room for up to 400 students, approved by the county commission on November 10, 2025, per the November 10, 2025 commission packet. The site is Tracts A and B of the Cadenza at Hacienda Lakes of Naples plat, about 5.09 acres on the south side of Rattlesnake Hammock Road roughly 1,280 feet east of Collier Boulevard, between the Costco tract and the Ekos Cadenza senior apartments.
The Hearing Examiner’s decision HEX 26-11 (March 9, 2026) reduced the side setbacks on those tracts from 25 feet to 15 feet, per the February 26, 2026 Hearing Examiner packet. The same packet notes that the Physicians Regional campus next door, in its own PUD, is approved for a 260,000-square-foot hospital and 80,000 square feet of medical office. No opening date for the college is fixed in a county record.
Seven Shores is the only active homebuilding inside Hacienda Lakes. Its Phase 3 lots on Piper Street, Cascade Meadows and Oceana Way were vacant on the January 1, 2026 tax roll (Florida DOR 2026 roll), and FEMA’s LOMR-F 26-04-2193A already covers Lots 314 to 400 (FEMA NFHL LOMR-F layer). The county commission accepted the potable water and sewer systems for Seven Shores Phases 3A to 3C, valued at $769,065.50, on September 8, 2026 (September 8, 2026 commission packet).
The county’s growth-model layer counts 290 single-family certificates of occupancy in Seven Shores from 2024 through September 28, 2026 (Collier CO layer), and the Hacienda North CDD recorded “approximately 140 units left to be sold” at its May 19, 2026 meeting (August 18, 2026 HN CDD packet).
A separate multifamily tract on Nautilus Lane, at the northeast corner of Collier Boulevard and Brighton Boulevard, is planned as the Hacienda North Apartments. Hearing Examiner decision HEX 24-34 lowered its minimum multifamily floor area from 750 to 650 square feet and clarified a peak-hour trip cap, per the June 13, 2024 Hearing Examiner staff report. The unit count is not published in any county record read; the site development plan holds it.
The county’s affordable housing layer lists these rental communities around Hacienda Lakes, all outside its MPUD:
Rental community | Units | Status in the county layer |
|---|---|---|
Hammock Park Apartments | 265 | Listed |
Fiori / Latigo | 303 | Listed |
Milano Lakes Phase 1 | 296 | Listed |
Milano Lakes Phase 2 | 76 | Under construction |
Carman Dr. 15 | 212 | Approved |
Bonita Flores, 8928 Collier Blvd | 92 | Approved |
The same county growth-model layer counts 2,219 dwelling units (1,331 of them multifamily) given certificates of occupancy since 2012 in the one-mile ring outside the MPUD, against 1,296 inside it through September 29, 2026 (Collier CO layer).
Hacienda Townhomes, an M/I Homes proposal outside the MPUD, would put 54 townhomes on 10.28 acres on the south side of Hacienda Lakes Parkway, one-quarter mile east of Collier Boulevard, at 5.3 units per acre using 8 transfer-of-development-rights credits. The Planning Commission continued it from August 20 to October 1, 2026, and the applicant said at its neighborhood meeting that no traffic signal is planned at Hacienda Lakes Parkway and Collier Boulevard, per the October 1, 2026 Planning Commission packet.
The 169.19-acre citrus grove at 341 Sabal Palm Road is bordered on the north, south and west by the Hacienda Lakes preserve. A plan for 400-plus homes there was replaced by a proposal for an 18-hole private golf course with 10 member cottages. The Planning Commission voted 5-1 on August 20, 2026 to move it forward, and the county commission heard the growth management plan amendment as Item 9.C on September 22, 2026 (September 22, 2026 commission packet). The outcome is not in the county records read by October 2026. If adopted, the course would be a separate private club, not a Hacienda Lakes amenity.
Collier Boulevard between Davis Boulevard and Rattlesnake Hammock Road (county segment 34.0) is a six-lane divided road carrying 2,500 peak-hour, peak-direction trips against a 3,000-trip service volume in the 2024 AUIR (volume to capacity 0.83). With trips already approved but not yet built, the county projects 3,249 trips by 2030 (volume to capacity 1.08, deficient), and no improvement is programmed; the county’s adopted answer is to “continue to monitor and pursue a study of the Wilson Benfield Corridor Alignment” in FY2029, per the April 28, 2026 commission packet and the October 1, 2026 Planning Commission packet.
Benfield Road, which runs through the MPUD as Hacienda Boulevard, appears in the adopted 2050 Long Range Transportation Plan only as unfunded needs: City Gate Boulevard North to Hacienda Lakes Parkway (needs rank 49) and Hacienda Lakes Parkway to US 41 (rank 56), each a new two-lane road on a four-lane footprint (April 10, 2026 MPO packet).
The FDOT work program run July 17, 2026 carries three nearby items (September 23, 2026 MPO packet):
The Florida Sports Park, the Swamp Buggy grounds at 8520 Rattlesnake Hammock Road (operator FAQ), sits inside the DRI on a 47.27-acre Attraction tract (DRI Map H-2), and Ordinance 2011-41 entitles “continuation of the existing swamp buggy attraction.” The operator lists its next races as the Winter Classic on Sunday, January 24, 2027, the Spring Classic on February 28, 2027 and the Coors Banquet Cup Finals on April 3, 2027 (Swamp Buggy Races schedule). The first official Swamp Buggy Races were held November 12, 1949, per the operator’s history page, and the grounds were zoned as their own Swamp Buggy PUD (Ordinance 84-26) from 1984 until Ordinance 2011-41 folded them into Hacienda Lakes.
Measured straight-line from the center of each neighborhood to the venue’s county address point, the grounds are 0.38 miles from Seven Shores, 0.77 miles from Esplanade and 0.85 miles from Azure (county address points). Next door, the Collier County Junior Deputies League holds a 33.26-acre parcel at 8504 Rattlesnake Hammock Road, on the DRI’s 21.62-acre Junior Deputy tract (county parcel layer; DRI Map H-2).
At the same time, county records show Swamp Buggy, Inc. looking at land at county-owned Camp Keais: a 2024 letter of interest in which about 100 acres were discussed (commission action item 28907, August 27, 2024), and a 2026 consent item directing negotiation to buy an about 50-acre Camp Keais parcel, with ownership vesting in Swamp Buggy, Inc. if the Junior Deputies program does not relocate within 3 years (July 14, 2026 commission packet). No county record read sets a date for the races to leave or commits them to stay.
Caymas, a separate luxury community with its own CDD, borders Seven Shores on the north and is not part of Hacienda Lakes. We tracked 32 closed Caymas sales at a $1,855,000 median (even count, the mean of $1,795,000 and $1,915,000), ranging from $1,097,433 to $4,030,515 (Southwest Florida MLS, Caymas development, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026). That is a different price tier from Seven Shores’ $985,000 median in the same window, and Caymas construction traffic shares the Collier Boulevard frontage.
Hacienda Lakes has no community-wide rulebook; each neighborhood’s recorded Declaration and rules govern leasing, pets, guests and architecture, and only Azure at Hacienda Lakes publishes its core rules online, including a 90-day minimum lease and up to four leases a year. Everything else on this list comes from CDD minutes and Florida statute.
Because there is no master association (the Sunbiz name index holds one entity beginning “Hacienda Lakes”, the developer, per the Sunbiz name index), a buyer reads the rules of one neighborhood, not one set for the whole community.
The Azure at Hacienda Lakes HOA FAQ (read October 2026) allows leases of at least 90 days, up to 4 times a year, and requires a purchase application with a $1,500 capital contribution when a home sells.
For Esplanade at Hacienda Lakes, Seven Shores and Sapphire Cove, no leasing rule is published on a public association page; the recorded Declaration and Rules govern. Florida law sets a floor under all of them: under s. 720.306, an HOA rental restriction adopted after July 1, 2021 binds only owners who consent and later buyers, except amendments that ban leases under 6 months or more than three rentals a year, which bind everyone.
Leasing is already active at scale in one part of Seven Shores: 96 parcels on Catamaran Drive (52) and Driftwood Drive (44) are titled to Seven Shores Build To Rent, LLC, about 23% of the 413 homes planned (96 / 413 = 23.2%), per the county parcel layer and Sunbiz (read October 2026). Those homes share the Seven Shores HOA and the Hacienda North CDD.
No neighborhood in Hacienda Lakes publishes a pet rule on a public association page; the recorded Declaration and Rules of each association govern pet numbers, sizes and leash rules. Taylor Morrison lists a dog park among the Esplanade amenity center features (Taylor Morrison Esplanade page). The Hacienda Lakes CDD’s alligator procedure treats alligators over 4 feet that threaten people or pets as nuisances and points residents to the FWC Nuisance Alligator Hotline, 866-392-4286 (November 22, 2022 CDD packet).
All three for-sale neighborhoods are gated:
The Hacienda North CDD’s formation ordinance lets it provide security, but its FY2027 budget carries no security line (Ordinance 2022-21; HN CDD FY2027 budget), so gate costs sit with the HOAs. Guest registration, vendor access and visitor parking are not published by any association; the Declaration and Rules govern. Sapphire Cove’s gate status is not documented in the records read.
Azure at Hacienda Lakes requires prior written Board approval for signs, and allows open-house signs on the event day (Saturday or Sunday) from 8 a.m., removed when the event ends, per the Azure HOA FAQ (read October 2026). Esplanade, Seven Shores and Sapphire Cove do not publish a sign rule; the Declaration and Rules govern, and a listing agent confirms the rule with the association manager before ordering signs.
The lakes in Hacienda Lakes are CDD stormwater lakes, and the CDD minutes show where the lines fall:
No architectural review guidelines, application forms or fee schedules are published for any Hacienda Lakes neighborhood; each association’s recorded Declaration and architectural rules govern pools, screen enclosures, fences, paint and landscaping. One line is documented: the exhibit to the August 2026 draft Azure agreement places HOA or owner responsibility landward of the mean high-water line, with the CDD responsible for the lake below it (August 17, 2026 CDD packet). Anyone planning lake-edge landscaping or a fence should get association approval and check the CDD’s lake-maintenance easement first.
Since January 1, 2025, Florida associations with 100 or more parcels must post the declaration, bylaws, rules, budget and current contracts on a website or app with owner logins, under s. 720.303. Esplanade (443 homes), Azure (405) and Seven Shores (413 planned) all clear that threshold. The Azure master declaration is recorded at OR Book 5355, Page 1476, as quoted in the CDD’s draft agreement (August 17, 2026 CDD packet). Buyers under contract receive the documents through the seller and the association, and the Esplanade HOA portal takes estoppel requests online.
Hacienda Lakes and Winding Cypress are neighboring East Naples DRIs east of Collier Boulevard, both with CDDs and large preserves. Hacienda Lakes offers three builders’ neighborhoods and active new construction at a lower median ($663,000 in the 12 months to October 13, 2026, against $815,000 for Winding Cypress in an earlier extract to August 11, 2026, a gap wide enough to hold across the two windows), while Winding Cypress is one DiVosta community under one HOA and one clubhouse.
The two touch: the Winding Cypress PUD meets the Hacienda Lakes MPUD’s southern preserve, both are zoned to the same three public schools, and the gap between their medians is about $152,000 ($815,000 minus $663,000), an approximate figure because the windows differ: Hacienda Lakes from the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, Winding Cypress from an earlier extract of closed sales August 11, 2025 to August 11, 2026. Rival facts below are per our Winding Cypress guide, which cites its own primary sources (read October 11, 2026).
Factor | Hacienda Lakes | Winding Cypress |
|---|---|---|
12-month closed sales and median (MLS; Hacienda Lakes Oct 13, 2025 to Oct 13, 2026; Winding Cypress from an earlier extract, Aug 11, 2025 to Aug 11, 2026, so not the same period) | 64 sales, $663,000 median | 51 sales, $815,000 median |
Range in each window | $450,000 to $2,842,483 | $455,000 to $1,495,000 |
Homes | 1,261 planned for sale in three neighborhoods (443 + 405 + 413) | 766 (152 villas, 406 Classic, 208 Estate) |
Builders | Taylor Morrison (Esplanade); Toll Brothers (Azure, Seven Shores) | DiVosta Homes (PulteGroup), 2015 to 2023 |
Associations | No master HOA; four neighborhood HOAs plus the Coach Collection condominium association | One HOA |
HOA dues published | Azure only: $1,600 a quarter single-family, $1,700 villas, $1,350 Coach Collection | 2026 annual totals $6,657.76 (Classic) and $7,067.22 (Estate) for single-family; $6,247.75 villa |
Capital contribution | Azure $1,500 with the purchase application; others per estoppel | $1,050 resale capital contribution (2025) |
CDD yearly charge (gross, FY2027 rolls) | Esplanade and Azure $1,315.51 to $2,273.72; Seven Shores $2,494.23 to $4,642.59 | $1,643.98 to $2,338.98 |
Clubhouses | Three, one per neighborhood | One, The Club at Winding Cypress |
Courts | Types only: Esplanade lighted sports courts; Azure tennis, bocce, pickleball; Seven Shores tennis, pickleball | 4 clay tennis, 8 pickleball, 4 bocce (2026 Rules) |
Gate | Azure gatehouse staffed 7 a.m. to 7 p.m.; Esplanade and Seven Shores gated | Attended gatehouse at the Collier Boulevard entrance |
Flood (effective February 8, 2024 map) | Mapped Zone AH, with every residential phase removed by FEMA LOMR-F; sample floors 3.7 to 5.4 ft above certificate BFE | Zone AE, BFE 8.0 ft at all 13 sampled addresses; about 15 homes hold individual FEMA letters |
Evacuation zone | D | D |
Schools (2026-27) | Lely Elementary, Manatee Middle, Lely High | Same three |
New construction | Seven Shores selling (Toll Brothers) | Built out in 2023 |
Preserve | 1,544.14-acre DRI preserve tract | About 818.27 acres of recorded preserve |
Sources for the Hacienda Lakes column: Southwest Florida MLS (closed sales October 13, 2025 to October 13, 2026); Hacienda Lakes CDD FY2027 roll; Hacienda North CDD FY2027 assessments; Azure HOA FAQ; FEMA LOMR-F layer; DRI Map H-2; CCPS address lookup (all read October 2026). Winding Cypress column: our Winding Cypress guide and an earlier MLS extract of closed sales August 11, 2025 to August 11, 2026.
Worked example, yearly association and district charges before property taxes. Only one Hacienda Lakes neighborhood publishes its dues, so the cleanest comparison is an Azure single-family home against a Winding Cypress Classic home:
Yearly charge | Azure single-family, District 52-foot class | Winding Cypress Classic |
|---|---|---|
HOA | $1,600 x 4 = $6,400 | $6,657.76 (2026 annual total) |
CDD (gross, FY2027 roll) | $1,783.22 | $1,643.98 to $2,338.98 (district range) |
HOA plus CDD | $8,183.22 | $6,657.76 plus the district charge |
The Azure home’s HOA alone is lower than the Winding Cypress Classic HOA total, and its combined HOA and CDD figure lands below the Winding Cypress Classic HOA plus even the lowest district charge. If the Azure home sits in the District’s 62-foot class instead, its CDD line is $2,273.35 and the combined figure becomes $8,673.35; the tax bill shows each lot’s actual class. A Seven Shores buyer cannot run the same sum, because the Seven Shores HOA does not publish its dues; the CDD line alone runs $2,494.23 to $4,642.59 (HN CDD FY2027 assessments), and the Toll Brothers purchase agreement’s HOA disclosure summary holds the rest.
Hacienda Lakes fits buyers who want:
Winding Cypress fits buyers who want:
The main pros of Hacienda Lakes are newer homes, three gated neighborhoods with their own clubhouses, a hospital next door and an approved Costco under construction at the front corner, and A-rated zoned elementary and middle schools; the cons are CDD debt, unpublished HOA dues outside Azure, Swamp Buggy noise and a crowded Collier Boulevard. Each point below carries its record.
Thinking of selling a Hacienda Lakes home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Weighing these pros and cons as a buyer? Call Marc at (239) 287-5873 or read how we guide buyers through a Naples purchase.
Hacienda Lakes holds five neighborhoods that each differ in association, fee layer and market: Seven Shores, Esplanade at Hacienda Lakes, Azure at Hacienda Lakes, the Coach Collection at Azure condominium and Sapphire Cove. Crossing from one to the next changes the HOA, the CDD class or the ownership regime, so each is described on its own below.
Neighborhood | Product | Homes | Association | 12-month sales (MLS, Oct 13, 2025 to Oct 13, 2026) |
|---|---|---|---|---|
Seven Shores | New Toll Brothers single-family homes plus a District “Twin Villa” class | 413 planned; 400 lots on the FY2027 roll | Seven Shores Homeowners Association, Inc.; Hacienda North CDD | 25 |
Esplanade at Hacienda Lakes | Taylor Morrison single-family resale, built 2014 to 2023 | 443 | Esplanade at Hacienda Lakes Homeowners Association, Inc.; Hacienda Lakes CDD | 19 |
Azure at Hacienda Lakes | Toll Brothers single-family homes and villas, built 2017 to 2024 | 405, including the Coach Collection | Azure at Hacienda Lakes Homeowners’ Association, Inc.; Hacienda Lakes CDD | 20 |
Coach Collection at Azure | Condominium, six 4-unit buildings | 24 | Coach Collection at Azure Condominium Association, Inc., inside the Azure HOA | Included in Azure; 2 low-rise sales |
Sapphire Cove | Single-family, built 2019 to 2023, outside the MPUD | 75 | Sapphire Cove Homeowners Association, Inc.; Hacienda Lakes CDD | 4, tracked separately by the MLS (earlier extract, Aug 11, 2025 to Aug 11, 2026) |
Sources: HL CDD FY2027 assessments; HN CDD organizational package and August 18, 2026 HN CDD packet; DBPR condominium extract; Sunbiz filings; Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026 (all read October 2026).
A dedicated Seven Shores neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Esplanade at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Azure at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Coach Collection at Azure neighborhood page is coming, with its own market snapshot and its association details.
A dedicated Sapphire Cove neighborhood page is coming, with its own market snapshot and its association details.
If you’re searching for the best Hacienda Lakes listing agent, or thinking, ‘I need to sell my house in Hacienda Lakes’, the first job is pricing your home against the right neighborhood, the right CDD class and Toll Brothers’ new homes down the street in Seven Shores. Jesse McGreevy and Marc Comisar have done that work in Naples since 2008.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and Jesse has been in the business since 2004.
The market you are selling into, as we tracked it (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026):
Hacienda Lakes, 12 months | Closed sales | Median | Low | High |
|---|---|---|---|---|
All three neighborhoods | 64 | $663,000 | $450,000 | $2,842,483 |
Seven Shores | 25 | $985,000 | $505,000 | $2,842,483 |
Azure at Hacienda Lakes | 20 | $655,500 | $495,000 | $1,450,000 |
Esplanade at Hacienda Lakes | 19 | $590,000 | $450,000 | $879,000 |
Those 64 closings totaled $57,946,360 in volume, an average of $905,412 per sale (average, not median). The median home that carried a marketing period took 64.5 days on market and closed at a sale-to-list ratio of 95.9%.
McGreevy and Comisar is a top-reviewed Hacienda Lakes realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
Our full process for selling a home in Naples covers pricing, preparation, marketing and closing; the questions below are the ones specific to Hacienda Lakes.
Start with a free home valuation built on the same 64 closings, then talk it through with Jesse.
A Seven Shores resale competes directly with Toll Brothers, which in October 2026 listed its Harbor collection from $599,995, Landing from $852,995 and Port from $979,995, with 8 quick move-in homes available (Toll Brothers Seven Shores). Those are list “from” prices before lot premiums and options, not closings. Closings tell a different story: we tracked 25 Seven Shores sales at a $985,000 median, and 9 of the 25 closed at $1,500,000 or more, all above the Port base (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026). Six of those 25 were entered after closing (Sold Data Entry), so they count in the median but not in days on market, which for the other 18 Seven Shores sales was a median 93 days. A resale wins on what a new build cannot offer: a finished lot, landscaping, window treatments, a pool already permitted, and a closing in weeks rather than months. Call Jesse direct at (239) 898-6072 for a pricing plan against the current Toll inventory.
Five documents answer most buyer questions before they are asked:
No. CDD debt is a non-ad valorem assessment that stays with the lot and transfers to the buyer, billed each November on the county tax bill until the bonds mature or the lot prepays. On the FY2027 roll, 34 Esplanade lots and 3 Azure lots show no debt line because they prepaid, and pay only the operations charge (HL CDD FY2027 roll). If you or a buyer want a payoff figure, it comes in a letter from the district manager (PFM Management Services for the Hacienda Lakes CDD since March 1, 2026); the purchase contract decides how the current year’s charge is prorated.
The lender decides, from its own flood determination. The effective February 8, 2024 FEMA map shows Hacienda Lakes in Zone AH, but the LOMR-F for your phase removed the lot from the special flood hazard area by fill, and that letter is what a lender’s determination reviews (FEMA LOMR-F layer). In the Census block group that contains Hacienda Lakes and several neighboring communities, 16 of 401 NFIP policies on homes built 2014 or later carry the mandatory-purchase flag (OpenFEMA policies). Buyers insuring wind through Citizens face their own rule: flood coverage is required now inside the special flood hazard area, from January 1, 2026 for dwellings valued at $400,000 or more outside it, and on all policies from January 1, 2027 (Citizens flood requirements).
In Azure at Hacienda Lakes, signs need prior written Board approval, and open-house signs are allowed on the event day (Saturday or Sunday) from 8 a.m., removed when the event ends (Azure HOA FAQ, read October 2026). Esplanade, Seven Shores and Sapphire Cove do not publish a sign rule; the Declaration and Rules govern, and we confirm with the association manager before a sign goes up. Showings in Azure run through the gatehouse, staffed 7 a.m. to 7 p.m.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, so it is not a usual seller cost on a Hacienda Lakes sale. The purchase contract controls, and any term can be negotiated. Sellers still settle their share of prorated CDD, HOA and property tax charges and any estoppel items at closing, as the contract sets out.
Ready to talk numbers on your Hacienda Lakes home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying your next home at the same time? Call Marc at (239) 287-5873, or see how we help buyers find the right home in Naples.
These are the most-searched questions about Hacienda Lakes in Naples, Florida, answered from Collier County, community development district, association, FEMA and Southwest Florida MLS records. Each figure carries its source and date, and where a record is unpublished we say so and name the document that governs the answer.
Hacienda Lakes sits on the east side of Collier Boulevard (County Road 951) at Rattlesnake Hammock Road, north and south of Sabal Palm Road, in unincorporated East Naples, per the Collier County PUD layer record for the Hacienda Lakes MPUD (read October 2026). Every one of the 64 closed sales we tracked is filed under the Hacienda Lakes development (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
Hacienda Lakes is a Mixed Use Planned Unit Development and Development of Regional Impact of about 2,262 acres, created by Ordinance 2011-41. It holds three for-sale neighborhoods, two affordable senior rental buildings, commercial land, the Swamp Buggy grounds and a 1,544.14-acre preserve tract, per the DRI Map H-2 land-use table (rev. February 22, 2022).
Yes. Hacienda Lakes is the Hacienda Lakes MPUD, adopted as Ordinance 2011-41 on October 25, 2011 under petition PUDZ-2006-AR-10146, with a companion DRI development order, Resolution 2011-201, adopted the same day (Collier BCC meeting of October 25, 2011). The PUD was amended by Ordinance 2022-18 and the DRI by Resolution 2022-91 on May 24, 2022 (Collier BCC meeting of May 24, 2022).
The county approved Hacienda Lakes on October 25, 2011. Homes followed in stages: Esplanade from 2014, Azure from 2017 and Seven Shores from 2024. On the 2026 Florida DOR roll, residential completions inside the MPUD peaked in 2020 at 158, and the county certificate-of-occupancy layer shows building still active in 2026, mostly in Seven Shores, years past the 2019 build-out the original DRI schedule projected.
Yes. Hacienda Lakes lies in unincorporated Collier County east of Collier Boulevard, the area locals call East Naples. All 64 sales we tracked are filed under the Hacienda Lakes development (Southwest Florida MLS, October 13, 2025 to October 13, 2026), and every sampled point falls in the Greater Naples Fire district on the county fire district layer (read October 2026).
No. Hacienda Lakes is in unincorporated Collier County with a Naples mailing address, so no City of Naples millage applies; county, school, fire district and other countywide levies do. The Greater Naples Fire district serves every sampled address (county fire district layer, October 2026). A home’s TRIM notice and tax bill show its exact levies.
Hacienda Lakes has three for-sale neighborhoods inside the MPUD: Esplanade at Hacienda Lakes (443 homes), Azure at Hacienda Lakes (405 homes, including the 24-unit Coach Collection at Azure condominium) and Seven Shores (413 homes planned in the District’s 2022 engineer’s report). Counts come from the Hacienda Lakes CDD FY2027 assessments and the Hacienda North CDD 2022 engineer’s report. Sapphire Cove (75 homes) shares the Hacienda Lakes CDD but is zoned outside the MPUD.
Yes. Seven Shores sits inside the Hacienda Lakes MPUD created by Ordinance 2011-41, and the Southwest Florida MLS groups its sales with Hacienda Lakes. It has its own district, the Hacienda North CDD, created by Ordinance 2022-21 in June 2022, and its own association, Seven Shores Homeowners Association, Inc.. Its recorded plats read “Hacienda North Phase 1” and “Seven Shores Phases 1, 2 and 3”.
Seven Shores occupies the northern part of the Hacienda Lakes MPUD, north of Rattlesnake Hammock Road, with its entrance from Collier Boulevard via Hacienda Lakes Parkway and Brighton Boulevard. Toll Brothers runs its sales center at 8876 Oceana Way, per the Toll Brothers Seven Shores page (read October 2026). The address is Naples, ZIP 34114.
Toll Brothers builds Seven Shores. The Hacienda North CDD names Hacienda Lakes of Naples, LLC as petitioner and Toll FL XIII Limited Partnership as co-developer (Ordinance 2022-21; FY2025 audit). Toll FL XIII Limited Partnership was the contract purchaser of the roughly 144-acre North Area in the 2022 PUD amendment staff report. Toll Brothers also built Azure at Hacienda Lakes.
Toll Brothers markets three collections at Seven Shores, per its Seven Shores page read October 2026: Harbor, 1,893 to 3,128+ square feet from $599,995; Landing, 2,475 to 3,790+ square feet from $852,995; and Port, 2,927 to 5,397+ square feet from $979,995. These are builder list “from” prices, not closed sales. For closings, Seven Shores recorded 25 sales at a $985,000 median (Southwest Florida MLS, October 13, 2025 to October 13, 2026).
The Hacienda North CDD assesses a “Twin Villa” class, with 184 lots in that class on the FY2027 assessment roll. In October 2026, Toll Brothers’ Seven Shores page lists three single-family collections. No plat or permit we read shows what product was built on the twin-villa lots, so ask for the lot’s recorded plat and the builder’s disclosure before relying on a label.
Yes. The county certificate-of-occupancy layer shows 290 single-family COs issued in Seven Shores from 2024 through September 28, 2026. About 140 units were left to sell as of the May 19, 2026 Hacienda North CDD meeting, and Toll Brothers listed 8 quick move-in homes on its Seven Shores page in October 2026. Those homes compete directly with every Seven Shores resale.
Toll Brothers built Azure at Hacienda Lakes. Toll Bros. petitioned Hearing Examiner decision HEX 2016-20 for Azure’s setbacks (MPUD hearing packet), and Toll FL XIII Limited Partnership signed the 2018 lake deeds in the Hacienda Lakes CDD April 2018 packet. Homes were built from 2017 to 2024 on the 2026 Florida DOR roll. Toll’s Azure page now redirects to its Florida index, so every Azure purchase is a resale.
The Coach Collection at Azure is a 24-unit condominium in six four-unit buildings on Saint Lucia Drive, registered with Florida DBPR as PR76602 with a declaration recorded September 18, 2018 (DBPR condominium extract). It has its own condominium association, and the Azure HOA FAQ (read October 2026) lists a $1,350 quarterly Coach Collection tier. Any separate condominium assessment is unpublished; the condominium budget governs.
Yes. The Azure HOA FAQ, read October 2026, lists a villa assessment tier of $1,700 a quarter, beside $1,600 for single-family homes and $1,350 for the Coach Collection. On the 2026 Florida DOR roll, Azure villa living areas run about 1,900 to 2,020 square feet. Toll Brothers’ archived 2019 pages also list a Villa collection.
Taylor Morrison built Esplanade at Hacienda Lakes, and Taylor Morrison of Florida, Inc. petitioned its HEX 2014-18 and 2015-06 decisions (MPUD hearing packet). Homes date from 2014 to 2023 on the 2026 Florida DOR roll. Yes, it is sold out: Taylor Morrison lists Esplanade at Hacienda Lakes as sold out (read October 2026), so every purchase there is a resale.
No. Taylor Morrison built three separate communities with the Esplanade name. Esplanade at Hacienda Lakes is the East Naples neighborhood in ZIP 34114 with no golf course. Esplanade Golf and Country Club is a different community in ZIP 34119, and Esplanade by the Islands is a separate community near Marco Island. Each has its own association, so check the legal description before comparing fees or amenities.
Hacienda Lakes of Naples, LLC is the master developer that entitled Hacienda Lakes and petitioned both CDDs. Sunbiz lists it as L09000067527, filed July 14, 2009, Active, with its 2026 annual report filed January 24, 2026, at 7742 Alico Road in Fort Myers; its manager is David E. Torres (read October 2026). The same entity has held the master developer role from entitlement through 2026.
A Costco is approved and under way on about 26 acres (a 25.85-acre parcel at 8005 Rattlesnake Hammock Road) at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road. The county adopted Ordinance 2025-47 and Resolution 2025-216 on October 14, 2025, 5-0 (BCC packet, November 10, 2025), and SFWMD issued permit 11-115144-P on June 19, 2026. No county record we read sets an opening date.
Cadenza at Hacienda Lakes of Naples is a recorded plat (Plat Book 74, Page 16) and a road name, not a for-sale neighborhood. It holds the Ekos Cadenza affordable senior rental apartments and Tracts A and B, about 5.09 acres, where the county approved a $6 million Economic Development Agreement for an osteopathic medical college on November 10, 2025 (BCC packet).
No. The Gallery at Hacienda Lakes, a senior living community at 8480 Rattlesnake Hammock Road, carries the name but sits in a separate PUD (McMullen, Ordinance 10-18) outside the Hacienda Lakes MPUD, per the Collier County PUD layer (read October 2026). It does not share the Hacienda Lakes associations or either community development district.
No age restriction appears in any association page we reviewed for Esplanade at Hacienda Lakes, Azure at Hacienda Lakes or Seven Shores, including the Azure HOA FAQ and the Esplanade HOA portal (read October 2026). The recorded Declaration of each neighborhood governs. The only senior housing inside the MPUD is the pair of Ekos Cadenza affordable senior rental buildings, which are rentals, not for-sale homes.
Some are. Ninety-six Seven Shores homes on Catamaran Drive (52) and Driftwood Drive (44), on 11.4 acres, are titled to Seven Shores Build To Rent, LLC (Sunbiz M24000007865, read October 2026), about 23% of the 413 planned homes. People search the “BB Living” name, but no primary record we read ties a brand to these 96 homes. They share the Seven Shores HOA and CDD.
Yes, in two forms. Two 160-unit affordable senior rental buildings operate as Ekos Cadenza inside the MPUD, with county certificates of occupancy dated October 30, 2024 and June 16, 2025 (county CO layer). A planned multifamily tract on Nautilus Lane, the Hacienda North Apartments (HEX staff report, June 13, 2024), has no published unit count. Milano Lakes and other rentals sit outside the MPUD.
Yes, within limits. The Azure HOA FAQ, read October 2026, sets a minimum lease term of 90 days and allows leasing up to 4 times a year. A purchase application is required when a home sells, and the recorded Declaration and the association’s rules govern any detail the FAQ does not cover, including tenant registration and guest use of the clubhouse.
Neither association publishes its leasing rules on a public page, so the recorded Declaration and Rules govern. Under Florida Statutes s. 720.306, a rental restriction adopted after July 1, 2021 binds only consenting owners and later buyers, except bans on leases under 6 months or more than three rentals a year. Since January 1, 2025, s. 720.303 requires associations of 100 or more parcels to post their governing documents on an owner website.
Hacienda Lakes has no master HOA, so dues depend on the neighborhood. The Azure HOA FAQ, read October 2026, lists quarterly assessments of $1,600 for single-family homes, $1,700 for villas and $1,350 for the Coach Collection. Esplanade at Hacienda Lakes, Seven Shores and Sapphire Cove do not publish their dues; the association’s adopted budget and the resale estoppel certificate state the amount for a given home.
Azure at Hacienda Lakes assessments are billed quarterly and are due January 1, April 1, July 1 and October 1, per the Azure HOA FAQ read October 2026. At the published rates that is $1,600 a quarter for a single-family home, $1,700 for a villa and $1,350 for a Coach Collection condominium. The CDD charge is separate and arrives on the November county tax bill.
Each Hacienda Lakes neighborhood uses its own manager. Esplanade at Hacienda Lakes is managed by KW Property Management, per its HOA portal. Azure at Hacienda Lakes is managed by Castle Group, per the Azure HOA site. Seven Shores Homeowners Association lists its address in care of Allied Property Group, Fort Myers, on Sunbiz. All were read October 2026.
Hacienda Lakes has two. The Hacienda Lakes CDD says it was formed in 2012 by the Collier County Board of County Commissioners, and the code text it posts cites Ordinance 2012-36; it covers 391.06 acres. The Hacienda North CDD was created by Ordinance 2022-21, adopted June 14, 2022, and covers 197.82 acres. Both bill on the county tax bill (read October 2026).
The Hacienda Lakes CDD covers Esplanade at Hacienda Lakes, Azure at Hacienda Lakes (including the Coach Collection), Sapphire Cove, the senior rental buildings and commercial land. The Hacienda North CDD covers Seven Shores lots only, per the county community development districts layer (read October 2026). The tax bill names the district for each parcel.
FY2027 gross CDD lines (operations plus debt) on the Hacienda Lakes CDD roll: Esplanade $1,720.95 (42 ft), $1,997.34 (52 ft) and $2,273.72 (62 ft); Azure $1,315.51 (0.75-ERU class), $1,783.22 (52-foot class) and $2,273.35 (62-foot class); Sapphire Cove $1,882.77. On the Hacienda North CDD FY2027 assessments, Seven Shores pays $2,494.23 (Twin Villa), $3,099.45 (52 ft), $3,780.46 (59 ft) and $4,642.59 (77 ft). Prepaid lots pay operations only.
Both Hacienda Lakes districts bill as a non-ad valorem line on the November Collier County tax bill. The line combines operations and maintenance with any debt assessment, and the gross figure includes collection costs and the early-payment discount. The Hacienda North CDD grosses its FY2027 figures up 7.5% (FY2027 assessments); the Hacienda Lakes CDD schedule shows gross and net columns.
The debt portion does, the operations portion does not. Debt ends when its bonds mature or the lot prepays: Esplanade’s Series 2024 refunding bond matures May 1, 2044; the Series 2016 bonds behind Azure and Sapphire Cove mature May 1, 2046 (Hacienda Lakes CDD FY2025 audit); Seven Shores’ Series 2023 bonds mature May 1, 2053 (Hacienda North CDD FY2025 audit). Operations charges continue each year.
Yes. On the FY2027 Hacienda Lakes CDD roll, 34 Esplanade lots and 3 Azure lots show no debt line, and the District’s November 2024 resident letter counted 32 Esplanade lots prepaid by then. The exact payoff figure for a lot comes in a letter from the district manager at closing. A prepaid lot still pays the yearly operations charge.
No. Hacienda Lakes has no master homeowners association. The Sunbiz name index for “Hacienda Lakes” returns one entity, the developer (read October 2026). Governance runs through each neighborhood’s own HOA, a condominium association inside Azure, and the two community development districts that own the lakes and stormwater system. Each neighborhood’s dues, rules and clubhouse therefore stand alone.
In Azure at Hacienda Lakes, yes: the Azure HOA FAQ, read October 2026, requires a $1,500 “down payment (capital contribution)” with the purchase application. Esplanade at Hacienda Lakes, Seven Shores and Sapphire Cove do not publish a figure, so the resale estoppel certificate states any capital contribution or transfer fee for a specific home. Ask for it early in the contract period.
Each neighborhood answers separately. Esplanade at Hacienda Lakes is gated, per its HOA portal and builder page. Azure at Hacienda Lakes has a gatehouse staffed 7 a.m. to 7 p.m., per the Azure HOA FAQ. Toll Brothers describes Seven Shores as gated on its Seven Shores page. Sapphire Cove’s gate is not documented in the records we read (all October 2026).
No. There is no golf course in Hacienda Lakes; Seven Shores has a putting green. No parcel inside the MPUD is owned by a golf or country club, per the county parcels layer. The nearest courses, straight-line from the Esplanade clubhouse, are Naples Lakes Country Club about 1.3 miles across Collier Boulevard and Lely Resort Mustang and Flamingo about 2 miles, which Lely Resort Golf calls “Open to everyone, no membership required”.
No. Seven Shores has no beach or swimming lagoon; its lakes are Hacienda North CDD stormwater lakes, and Toll Brothers’ amenity list names a resort-style pool instead. The nearest Gulf beach access, the Naples Pier, is about 20 to 23 minutes away off-peak by our routing check on the OpenStreetMap road network on October 10, 2026, and about 7.7 miles straight-line.
Seven Shores’ clubhouse is The Meridian at 8936 Oceana Way. Per Toll Brothers (read October 2026), it offers a social hall, lounge, fitness center, group fitness room, locker rooms, yoga room and yoga lawn, a resort-style pool with sun shelf and cabanas, tennis and pickleball courts, a putting green, a game lawn and a fire pit. The HOA owns the 3.45-acre parcel, and court counts are not published.
The Azure HOA FAQ, read October 2026, lists the clubhouse at 8808 Saint Lucia Drive as open 6:30 a.m. to 10 p.m., the pool dawn to dusk and the gym 24 hours. Toll Brothers’ archived 2019 page describes the clubhouse with a fitness center, resort-style pool, tennis, bocce and pickleball courts, a catering kitchen, club room, library and game room.
Per Taylor Morrison, the amenity center at 8490 Viale Circle is approximately 6,500 square feet, with a fitness center and movement room, catering kitchen, multi-purpose activities room, resort-style pool and spa with lap lanes, resistance pool, cabanas, fire pit, events lawn, “lighted sports courts”, tot lot and dog park. The HOA portal takes court reservations online (both read October 2026).
Yes. Azure at Hacienda Lakes lists tennis, bocce and pickleball courts on Toll Brothers’ archived 2019 page, and Seven Shores lists tennis and pickleball courts at The Meridian on the Toll Brothers page (read October 2026). Esplanade at Hacienda Lakes lists “lighted sports courts” reserved through the HOA portal. None of the three publishes a court count.
On the FEMA map effective February 8, 2024 (panel 12021C0606J), Hacienda Lakes is mapped almost entirely in Zone AH, a shallow-ponding special flood hazard area, per the FEMA National Flood Hazard Layer. FEMA LOMR-F letters have removed every residential phase of Esplanade, Azure and Seven Shores from that hazard area by fill, so check the specific lot’s letter and elevation certificate.
Seven Shores is mapped Zone AH on the February 8, 2024 FEMA map, but FEMA LOMR-F letters remove lots 1 to 400 by fill. Six sampled elevation certificates record floors of 15.6 to 15.9 feet NAVD88 against a 10.5-foot BFE, such as 8816 Oceana Way at +5.4 feet. In the Census block group containing Hacienda Lakes and several neighbors, OpenFEMA shows one claim on a 2024-built home, a June 12, 2024 rain claim with $0 paid.
Every Hacienda Lakes address probed falls in Collier County Hurricane Evacuation Zone D on the county evacuation zone layer, and all sit outside the Coastal High Hazard Area; the nearest line is about 2.5 km from Esplanade and 3.3 to 3.7 km from Seven Shores (read October 2026). The county announces which zones evacuate for each storm.
The lakes are part of each CDD’s stormwater system. The Hacienda Lakes CDD says lake levels “are designed to fluctuate throughout the year” and drop in the dry season. The District supplies non-potable irrigation from lakes topped up by wells under SFWMD water use permit 11-03168-W, and the 2026 SFWMD water-shortage warning order assigns irrigation days (Hacienda North CDD packet, February 17, 2026).
Every one of 54 matched Hacienda Lakes addresses zones to Lely Elementary, Manatee Middle and Lely High for 2026-27 on the district’s address lookup (October 2026). For 2025-26, the Florida Department of Education graded Lely Elementary A, Manatee Middle A and Lely High B. Homes west of Collier Boulevard zone differently, and the newest Seven Shores streets were not yet loaded.
The Florida Department of Education graded Lely High B with 64% of points for 2025-26 and A with 64% for 2024-25. Its graduation component was 95. Lely High has 1,411 students and offers AP, AICE and Dual Enrollment plus Collier Career Academies in Criminal Justice, Engineering, Information Technology, Medical and Aviation, per Lely High School (read October 2026).
Yes. Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Boulevard, sits next door in its own PUD (Ordinance 04-28), outside the Hacienda Lakes MPUD. It has 130 beds and a 24-hour emergency room, per Physicians Regional (read October 2026), and it is about 5 to 8 minutes off-peak from each neighborhood by our OpenStreetMap routing check of October 10, 2026.
Very close: the Florida Sports Park at 8520 Rattlesnake Hammock Road sits on the 47.27-acre Attraction tract inside the DRI. Straight-line from the center of each neighborhood to the venue’s county address point, it is 0.38 miles from Seven Shores, 0.77 miles from Esplanade and 0.85 miles from Azure. The Swamp Buggy Races schedule lists the Winter Classic on January 24, 2027, the Spring Classic on February 28, 2027 and the Finals on April 3, 2027.
We tracked 64 closed sales in Hacienda Lakes from October 13, 2025 to October 13, 2026 at a $663,000 median, ranging from $450,000 to $2,842,483 (Southwest Florida MLS). Thirty-one of the 64 closed between $500,000 and $749,999, and 9 closed at $1,500,000 or more, all in Seven Shores. The median final list price of the homes that sold was $643,948, and the median sold price per square foot was $352.
We tracked 25 Seven Shores sales from October 13, 2025 to October 13, 2026 at a $985,000 median, from $505,000 to $2,842,483 (Southwest Florida MLS), including builder closings. Toll Brothers’ list “from” prices, read October 2026 on its Seven Shores page, start at $599,995 (Harbor), $852,995 (Landing) and $979,995 (Port); those are asking prices, not closings.
We tracked 19 Esplanade at Hacienda Lakes sales from October 13, 2025 to October 13, 2026 at a $590,000 median, from $450,000 to $879,000 (Southwest Florida MLS). Five closed under $500,000, eleven between $500,000 and $749,999, three between $750,000 and $999,999 and none above $1,000,000. All are resales, since Taylor Morrison lists the neighborhood as sold out.
We tracked 20 Azure at Hacienda Lakes sales from October 13, 2025 to October 13, 2026 at a $655,500 median, from $495,000 to $1,450,000 (Southwest Florida MLS). One closed under $500,000, eleven between $500,000 and $749,999, four between $750,000 and $999,999 and four between $1,000,000 and $1,499,999. By the MLS Building Design field, 8 are single-family homes, 10 are villas and 2 are low-rise condominium sales, the building type of the Coach Collection.
Seven Shores is the only new construction in Hacienda Lakes; Esplanade and Azure are resale. Compare the CDD line first: a 52-foot Seven Shores lot carries $3,099.45 for FY2027 (Hacienda North CDD) against $1,997.34 for a 52-foot Esplanade lot (Hacienda Lakes CDD roll). Then compare finished-floor elevations, the lot’s LOMR-F letter, and HOA dues, which only Azure publishes. Call Marc at (239) 287-5873 or read our guide to buying with McGreevy and Comisar.
On specifications only: Taylor Morrison’s Esplanade homes typically run 1,885 to 3,544 square feet, median 2,708, on 42-, 52- and 62-foot District classes (2026 Florida DOR roll). Toll’s Azure villas run about 1,900 to 2,020 square feet and its single-family areas about 3,000 to 3,130 square feet by neighborhood median. Toll’s Seven Shores plans run 1,893 to 5,397+ square feet (Toll Brothers, October 2026). Each neighborhood has its own clubhouse.
Hacienda Lakes Parkway was named The Lord’s Way until April 13, 2021 (BCC item 15232). Collier County EMS Medic 25 operates at 3675 Hacienda Lakes Parkway on a 1.33-acre county parcel, and the Parkway carries entrances toward Seven Shores and Sapphire Cove. The Hacienda Townhomes proposal, 54 townhomes on 10.28 acres on its south side outside the MPUD, was continued at the Planning Commission to October 1, 2026 (CCPC packet). People also search “Hacienda Lakes Boulevard”; Hacienda Boulevard is the Benfield Road segment inside the MPUD.
Off-peak, Hacienda Lakes is about 17 to 20 minutes from Fifth Avenue South, 20 to 23 minutes from the Naples Pier and 47 to 50 minutes (36 to 38 miles) from Southwest Florida International Airport, by our routing check on the OpenStreetMap road network on October 10, 2026. Naples Airport is about 17 to 20 minutes, and the I-75 merge at Exit 101 about 8 to 11 minutes. Season traffic runs longer.
No public charger sits inside Hacienda Lakes. The US DOE station locator (October 2026) lists 12 public stations within 6 miles of the Esplanade clubhouse. The nearest DC fast chargers are an Electrify America site at 9885 Collier Boulevard (4 ports, 3.07 miles) and a Tesla Supercharger at 12628 Tamiami Trail East (12 stalls, 3.27 miles). For a charger at home, the Declaration and Rules of each association govern.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent. The purchase contract controls, so the allocation can be negotiated either way. For Hacienda Lakes buyers, the closing agent also orders the HOA estoppel certificate and confirms the CDD line on the tax bill. Call Marc at (239) 287-5873 to walk through a closing statement.
Hacienda Lakes sellers ask most about pricing against Toll Brothers’ new Seven Shores homes, CDD debt and payoffs, estoppel certificates and FEMA flood letters. These answers use dated county, CDD, association and Southwest Florida MLS records, from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. For a number on your own home, use our free home valuation or call Jesse direct at (239) 898-6072.
It depends first on the neighborhood. We tracked medians of $985,000 in Seven Shores, $655,500 in Azure at Hacienda Lakes and $590,000 in Esplanade at Hacienda Lakes from October 13, 2025 to October 13, 2026 (Southwest Florida MLS). Across all 64 sales, 31 closed between $500,000 and $749,999 and 9 at $1,500,000 or more. Lot class, floor plan, lake view and condition move a home within its band. Get a free valuation in 60 seconds.
We tracked 25 Seven Shores sales from October 13, 2025 to October 13, 2026 at a $985,000 median, from $505,000 to $2,842,483 (Southwest Florida MLS). Nine closed between $500,000 and $749,999, four between $750,000 and $999,999, three between $1,000,000 and $1,499,999 and nine at $1,500,000 or more. Your competition is Toll Brothers’ new inventory, listed from $599,995 (Harbor) to from $979,995 (Port) on its Seven Shores page in October 2026. Call Jesse direct at (239) 898-6072.
We tracked 19 Esplanade at Hacienda Lakes sales from October 13, 2025 to October 13, 2026 at a $590,000 median, from $450,000 to $879,000 (Southwest Florida MLS). Five closed under $500,000, eleven between $500,000 and $749,999, three between $750,000 and $999,999 and none above $1,000,000. A 62-foot lot and a 42-foot lot sit in different bands, and a prepaid CDD line can help. Request a free home valuation.
We tracked 20 Azure at Hacienda Lakes sales from October 13, 2025 to October 13, 2026 at a $655,500 median, from $495,000 to $1,450,000 (Southwest Florida MLS). One closed under $500,000, eleven between $500,000 and $749,999, four between $750,000 and $999,999 and four between $1,000,000 and $1,499,999. Single-family homes, villas and Coach Collection condominiums price differently; the MLS Building Design field shows 8 single-family homes, 10 villas ($560,000 median) and 2 low-rise condominium sales. Call Jesse direct at (239) 898-6072.
We tracked 64 closed sales from October 13, 2025 to October 13, 2026: a $663,000 median, a range of $450,000 to $2,842,483 and $57,946,360 in volume, an average of $905,412 (Southwest Florida MLS). By neighborhood, Seven Shores recorded $31,453,860 in volume, Azure $15,066,000 and Esplanade $11,426,500. The average sits above the median because nine Seven Shores closings reached $1,500,000 or more.
In the window we tracked, October 13, 2025 to October 13, 2026 (Southwest Florida MLS), April 2026 was the busiest month with 11 closings and October 2025 next with 9 (counted from October 13). December 2025 and January 2026 had 1 each. That is one twelve-month window, so it does not prove a seasonal pattern, but it does show buyers closing in both fall and spring. Ask us for the current month’s activity.
The record shows demand: we tracked 64 Hacienda Lakes closings at a $663,000 median from October 13, 2025 to October 13, 2026 (Southwest Florida MLS). Months of supply, the 45 active listings divided by the monthly closing pace of the last 12 months, is 8.4 community-wide, 11.4 for single-family homes and 3.7 for attached villas. Timing depends on your next move, your CDD and HOA position and current Toll inventory. Call Jesse direct at (239) 898-6072 for a read on today’s market.
For Hacienda Lakes specifically, the Southwest Florida MLS showed 45 active listings and 11 pending on October 13, 2026, which is 8.4 months of supply (active listings divided by the monthly closing pace of the last 12 months), and the closed record shows 64 sales at a $663,000 median from October 13, 2025 to October 13, 2026. Supply is 11.4 months for single-family homes and 3.7 for attached villas, so the answer differs by product; the figures are for Hacienda Lakes, not Naples as a whole. A valuation compares your home with what is listed and pending this week, not last year.
The median Hacienda Lakes sale that carried a marketing period took 64.5 days on market (Southwest Florida MLS, 56 sales), against 94 days in the prior 12 months: 93 days in Seven Shores, 117 in Azure and 23 in Esplanade. The six Seven Shores sales entered after closing (Sold Data Entry) are excluded from it, because they carry no marketing period, though they count in every price figure. Price, condition and the competing Toll quick move-in list drive the timeline more than the calendar.
The community median fell from $849,000 in the prior 12 months (October 13, 2024 to October 12, 2025) to $663,000 in the 12 months to October 13, 2026 (Southwest Florida MLS), a drop of 21.9%, on 64 closings against 73. By product, attached villas were close to flat ($543,500 to $535,000) while single-family homes fell from $995,000 to $860,000; by neighborhood, Esplanade ($787,500 to $590,000) and Azure ($900,000 to $655,500) fell and Seven Shores held ($991,076 to $985,000). Homes also sold faster, 64.5 median days on market against 94, and closer to asking, a sale-to-list ratio of 95.9% against 94.2%. Builder closings in Seven Shores pull the community figures upward, so compare a resale with resales of the same lot class. Get a free home valuation for your own street.
This guide makes no price forecast. The facts on record for Hacienda Lakes are 64 closings at a $663,000 median from October 13, 2025 to October 13, 2026 (Southwest Florida MLS), a Costco approved on October 14, 2025 at the front corner, and a county Economic Development Agreement for a medical college approved November 10, 2025 (BCC packet). Pricing should rest on current comparable sales.
This guide makes no value prediction. The Costco on about 26 acres at 8005 Rattlesnake Hammock Road was approved by Ordinance 2025-47 on October 14, 2025, SFWMD issued its permit June 19, 2026, and site work is under way; no county record we read sets an opening date. The medical college, 108,000 square feet for up to 400 students, received a $6 million county agreement on November 10, 2025 (BCC packet); no opening date is fixed in a county record.
Start with a valuation priced against same-neighborhood resales and Toll’s current Seven Shores inventory. Then gather the lot’s FEMA LOMR-F case number, its elevation certificate, the CDD line from the tax bill, the HOA estoppel and, in Azure, the purchase application details. Market the CDD position and flood letters plainly, because buyers ask. Start with a free home valuation or call Jesse direct at (239) 898-6072; our Naples selling guide covers the steps.
The Southwest Florida MLS showed 14 active and 5 pending Seven Shores listings on October 13, 2026, with a median list price of $1,232,000 and asks from $799,000 to $2,888,000; the export does not separate builder from resale listings. On the builder side, Toll Brothers listed 8 quick move-in homes on its Seven Shores page in October 2026, and about 140 units were left to sell as of the May 19, 2026 Hacienda North CDD meeting. Those new homes are the direct competition for any Seven Shores resale.
On October 13, 2026 the Southwest Florida MLS showed 45 active Hacienda Lakes listings and 11 pending: Azure 20 active and 2 pending, Seven Shores 14 and 5, Esplanade at Hacienda Lakes 11 and 4. The closed record we tracked shows 64 sales from October 13, 2025 to October 13, 2026, spread across Seven Shores (25), Azure at Hacienda Lakes (20) and Esplanade at Hacienda Lakes (19). Call Jesse direct at (239) 898-6072 for what is listed and pending today.
Yes. Nothing in the records we read prevents a Hacienda Lakes owner from selling after one year, though your builder contract is the document to check for any resale terms. In Azure, the buyer files a purchase application with a $1,500 capital contribution per the Azure HOA FAQ. For tax questions on a short hold, see IRS Publication 523 and a tax adviser.
It can, and the rules turn on ownership and use tests that we cannot apply for you. IRS Publication 523, Selling Your Home, explains the home-sale exclusion, partial exclusions and how to figure gain. Bring it and your closing statement to a tax adviser before you list your Hacienda Lakes home, so the timing of a sale fits your tax picture.
The builder’s written warranty governs, and no Taylor Morrison or Toll Brothers warranty terms for Hacienda Lakes appear in the public records cited on this page. Find your warranty booklet and any registration papers, and give copies to buyers with the disclosure package. Buyers of Seven Shores homes built since 2024 will ask, because the competing new Toll homes come with a fresh warranty.
We give facts, not a value opinion. Ninety-six Seven Shores homes on Catamaran Drive (52) and Driftwood Drive (44) are titled to Seven Shores Build To Rent, LLC, about 23% of the 413 planned homes, and 95 have single-family certificates of occupancy (county CO layer, through 2026). They share the Seven Shores HOA and CDD. Buyers will ask, so price with the street in mind.
Price each product against its own kind. The Azure HOA FAQ sets quarterly dues of $1,600 for single-family homes, $1,700 for villas and $1,350 for the Coach Collection (October 2026). Villa living areas run about 1,900 to 2,020 square feet and Coach Collection units 1,944 to 2,611, median 2,277, against single-family medians of about 3,000 to 3,130 (2026 DOR roll). In the Southwest Florida MLS the 20 Azure sales in the 12 months split into 8 single-family homes ($790,000 to $1,450,000), 10 villas ($560,000 median) and 2 low-rise condominium sales ($675,000 and $690,000).
That depends on the home. An occupied home that is clean and edited usually shows well; an empty one can feel small and shows every wall mark. Our practice is to walk the house, then decide between your furniture edited, partial staging of the main rooms, or full staging. Call Jesse direct at (239) 898-6072.
A cash offer trades price for speed and certainty. Compare the net after concessions and inspection terms against a market listing, and check how the offer handles the CDD proration, the HOA estoppel and, in Azure, the purchase application. A cash buyer from the open market can also be found through a normal listing. We can lay both paths side by side; request a free valuation first.
The purchase contract’s proration terms govern. Each Hacienda Lakes CDD charge sits on the annual Collier County tax bill as a non-ad valorem line (Hacienda Lakes CDD schedule; Hacienda North CDD assessments), so it is usually prorated with property taxes for the year of sale. Unpaid debt principal stays with the lot unless the contract says otherwise.
Give the buyer the District’s FY2027 figure for your lot class: for example $1,997.34 for a 52-foot Esplanade lot (Hacienda Lakes CDD roll) or $3,099.45 for a 52-foot Seven Shores lot (Hacienda North CDD). Add the debt maturity: May 1, 2044 for Esplanade, May 1, 2046 for Azure and Sapphire Cove, May 1, 2053 for Seven Shores. The contract’s CDD disclosure language governs the form.
We give facts, not opinions. Esplanade’s April 23, 2024 refunding cut its debt assessment by “a 20.9% savings”, a 52-foot lot falling from $2,024 to $1,601 a year (November 2024 District package). Seven Shores carries more: its 52-foot line is $3,099.45 against Esplanade’s $1,997.34 for FY2027, a ratio of 1.55. Buyers compare these totals, so show yours upfront.
For FY2027, Esplanade lots pay $1,720.95, $1,997.34 or $2,273.72 by class; Azure $1,315.51, $1,783.22 or $2,273.35; and Sapphire Cove $1,882.77 (Hacienda Lakes CDD roll). Seven Shores pays $2,494.23 to $4,642.59 (Hacienda North CDD). If your lot prepaid its debt, you pay operations only, for example $396.72 gross on a 52-foot Hacienda Lakes CDD lot. Your tax bill shows your class.
An estoppel certificate is the association’s written statement of what is owed on a home at closing: assessments, any special assessment, fees and transfer charges. The closing agent orders it during the contract period, and buyers rely on it because Esplanade, Seven Shores and Sapphire Cove do not publish their dues. In Esplanade at Hacienda Lakes, the HOA portal takes estoppel requests online (read October 2026).
The purchase contract governs who pays the estoppel fee in a Hacienda Lakes sale, and the association or its manager states the charge when the request is placed. Read the closing-cost section of your contract before signing, and ask the closing agent to order the certificate early so that any open balance or special assessment surfaces before the buyer’s inspection period ends.
Use the Estoppel Requests link on the Esplanade at Hacienda Lakes HOA portal, run by KW Property Management (read October 2026). The closing agent usually places the request with the owner’s authorization. The certificate will state assessments, any special assessment and any transfer or capital contribution fee, which Esplanade does not publish elsewhere. Call Jesse direct at (239) 898-6072 if you want us to coordinate it.
Order it through Azure’s manager, Castle Group, named on the Azure at Hacienda Lakes HOA site (read October 2026). The closing agent usually places the request. Azure publishes its quarterly dues ($1,600 single-family, $1,700 villas, $1,350 Coach Collection), but the certificate confirms what is paid through the closing date. Coach Collection sellers should also request the condominium association’s figures.
Request it through the association’s manager. Sunbiz lists Seven Shores Homeowners Association, Inc. in care of Allied Property Group in Fort Myers (read October 2026). Because Seven Shores does not publish its dues, the estoppel certificate is the buyer’s record of assessments and any transfer fee, so order it as soon as the contract is signed.
The Azure HOA FAQ, read October 2026, requires a $1,500 “down payment (capital contribution)” with the purchase application, which the buyer files. The association’s documents and your purchase contract govern who bears it, so state the allocation in the contract. Then confirm the figure on the estoppel certificate before closing, along with any quarterly assessment due on January 1, April 1, July 1 or October 1.
Yes, a purchase application is required. The Azure HOA FAQ, read October 2026, says the application goes in with a $1,500 capital contribution. Build the approval window into the contract timeline, and tell investor buyers about Azure’s leasing limits, a 90-day minimum and up to 4 leases a year, before they make an offer.
Neither association publishes a sign rule, so the Declaration and Rules govern; ask the manager before placing any sign. For contrast, the Azure HOA FAQ requires prior written Board approval for signs and allows open-house signs on the event day, Saturday or Sunday, from 8 a.m., removed when the event ends (read October 2026).
Yes, within Azure’s leasing limits. The Azure HOA FAQ, read October 2026, sets a 90-day minimum lease and allows up to 4 leases a year, so short-term vacation rental use does not fit. An investor buyer still files the purchase application with the $1,500 capital contribution. Disclose these limits early to avoid a late fall-through. Call Jesse direct at (239) 898-6072.
Seller costs vary by price and contract, so the net sheet for your home is the number to trust. In Collier County the buyer customarily pays the owner’s title policy, so it is not a usual seller cost; the contract controls. Sellers commonly see brokerage compensation, documentary stamp tax on the deed, mortgage payoff, prorations of taxes and the CDD line, HOA dues through closing and any estoppel charges the contract assigns. Request a net sheet with your free valuation.
Give buyers three documents. First, the FEMA LOMR-F case number for your phase, from the FEMA LOMC layer. Second, your elevation certificate; the county posts many by address on its elevation certificates layer. Third, your flood policy’s rated zone and premium. Sample certificates show floors 3.7 to 5.4 feet above the certificate BFE, a strong selling point.
Not yet. The preliminary maps dated March 20, 2025 (project 16-04-1501S) are not effective; the February 8, 2024 maps control (FEMA preliminary layer). On the preliminary maps, 28 of 445 Seven Shores address points move from Zone AH to Zone X, Azure’s points stay AH, and Esplanade stays almost entirely in the hazard area. How existing LOMR-F letters carry over to the new panels is still open.
It usually helps the buyer’s insurance quote, which helps the sale. Florida law requires insurers to offer credits for wind-loss reduction features (s. 627.0629). Hacienda Lakes homes date from 2014 onward under the Florida Building Code, and My Safe Florida Home offers inspections and “Potential Eligibility for Up to $10,000 in Grant Funding”. A current form documents your roof, openings and garage door for buyers.
No association damage report is published. County-wide, Ian destroyed 33 buildings and left over 3,500 with major damage in Collier County (NHC Ian report), and Milton brought 39 kt sustained winds and a 51 kt gust at the county Emergency Operations Center about a mile west (NHC Milton report). In the Census block group containing Hacienda Lakes and several neighbors, OpenFEMA shows one Ian claim, $0 paid, and no Milton claims.
Check two places. At the CDD, May 2026 minutes record lake-bank erosion proposals for 50 to 80 Esplanade homes, similar issues in Sapphire Cove, and the note that “the previous work completed required a special assessment” (August 17, 2026 packet). At the HOA, any levied special assessment appears on the estoppel certificate. Disclose what you know.
The Azure at Hacienda Lakes gatehouse is staffed 7 a.m. to 7 p.m., per the Azure HOA FAQ read October 2026. Access procedures for showing agents and buyers are not published, so the association’s rules govern; register expected showings with the gatehouse and confirm after-hours entry before an evening appointment. Open-house signs follow the event-day rule from 8 a.m.
That depends on your financing and how much risk you can carry. Buying first avoids a double move but may require a bridge loan or a contingent offer; selling first gives you a firm budget but may require a lease-back or short rental. Call Marc at (239) 287-5873 to map the purchase side, and see our buying guide.
We do not give legal advice; ask your attorney about disclosure duties. The facts: the Florida Sports Park sits inside the DRI, races are scheduled January 24, February 28 and April 3, 2027 (Swamp Buggy schedule), and the commitments for the proposed neighboring Hacienda Townhomes call for a recorded noise-proximity notice for the Florida Sports Park (CCPC packet, October 1, 2026).
The Hacienda Lakes CDD maintains common-area and right-of-way landscaping, lakes, stormwater, non-potable irrigation, street sweeping and entrance monuments. Its FY2027 budget totals $418,160, including $36,850 for lake maintenance and a $25,000 lake bank reserve. Irrigation draws from lakes topped up by wells, with a $100,000 pump reserve. Neither CDD funds a clubhouse or pool.
Every Hacienda Lakes document below links to the issuing authority: the Hacienda Lakes CDD, the Hacienda North CDD, Collier County or the Florida Legislature. Together they hold the fee, bond, land-use and flood records a buyer or seller in Hacienda Lakes needs, current as of October 2026.
Document | What it is | Official link |
|---|---|---|
Hacienda Lakes CDD FY2027 adopted O&M assessments | Per-lot operations charge by class for Esplanade, Azure, Sapphire Cove and the senior rentals | |
Hacienda Lakes CDD FY2027 adopted O&M budget | The $418,160 operations budget, line by line | |
Hacienda Lakes CDD FY2027 adopted debt service budget | Debt service on the Series 2016 and Series 2024 bonds | |
Hacienda Lakes CDD FY2025 audit | Audited financial statements, bonds outstanding at September 30, 2025 | |
Series 2014 refinancing letter to residents | The 2024 refunding of Esplanade’s bonds, in the November 25, 2024 meeting package | |
Hacienda Lakes CDD code text (Ord. 2012-36) | The District’s charter as codified in Collier Code Ch. 122 | |
Hacienda North CDD Ordinance 2022-21 | The Seven Shores district’s formation ordinance | |
Hacienda North CDD FY2027 adopted assessments | O&M and debt charges for each Seven Shores lot class | |
Hacienda North CDD 2022 Master Engineer’s Report and methodology | The 413-home plan and assessment method, in the July 13, 2022 package | |
Hacienda North CDD FY2025 audit | Audited financial statements, Series 2023 bonds | |
Hacienda Lakes North Area PUDA staff report (2022) | County staff analysis of the Seven Shores rezoning | |
Hacienda Lakes DRI Maps H-2 to H-4 (2022) | The DRI land-use map with tract acreages | |
Collier County 2024 Summary of Map Actions | FEMA letters revalidated on the 2024 maps, including every Hacienda Lakes LOMR-F | |
FEMA LOMC revalidation letter 18-04-0009V | The letter that carried LOMR-Fs onto the February 8, 2024 maps | |
Collier County 2026 Flood Protection Newsletter | County flood guidance and the CRS Class 5 discount | |
Florida Statutes s. 720.303 | HOA records and the document website requirement | |
Florida Statutes s. 720.306 | HOA rental amendment rules |
Jesse McGreevy and Marc Comisar help Hacienda Lakes sellers and buyers across Esplanade at Hacienda Lakes, Azure at Hacienda Lakes and Seven Shores. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, with $900 million in sales of their own, and they work from Domain Realty’s Naples and Bonita Springs offices.
Jesse has been in the business since 2004 and has lived in Estero since 2003; the team has worked together since 2008, McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the team has been the #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. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about Domain Realty Group.
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).
Selling in Hacienda Lakes? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read our guide to buying a home with McGreevy and Comisar.
Every fact on this Hacienda Lakes page traces to a primary record: Collier County GIS layers and board records, the Hacienda Lakes and Hacienda North CDDs, Sunbiz, association and builder pages, FEMA, the National Hurricane Center, Florida statutes, school report cards and the Southwest Florida MLS, listed below in citation order.
Market data from Southwest Florida MLS, pulled October 13, 2026 (closed sales October 13, 2025 to October 13, 2026). Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
