Hawksridge

Hawksridge, Naples: A Complete Guide to the Gated Community on Airport-Pulling Road

Hawksridge is a gated, deed-restricted community of 189 platted residences in unincorporated Collier County, Naples, Florida 34105, entitled by Collier County PUD Ordinance 89-94 and built across two recorded plats on 79.19 acres. Hawksridge holds two very different products behind one gate: 94 single-family plots and the 95 condominium units of The Colony at Hawksridge.

Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

This is the page we wish had existed the first time a client asked us what Hawksridge actually is. Almost everything published about this community is wrong in at least one material way, and several of the errors trace to a single root cause: a national listing portal draws a machine-generated neighborhood polygon that merges Hawksridge with a separate continuing-care retirement community, and then describes the merged blob as though it were one place. That one error produces four wrong claims, and we correct all four below.

Hawksridge sits on the west side of Airport-Pulling Road, County Road 31, directly across from Grey Oaks, north of Golden Gate Parkway and south of Pine Ridge Road. If you are still deciding which part of town fits you, start with our Naples real estate guide, then come back here for the neighborhood-level detail. Hawksridge is not inside the City of Naples corporate limits. It is unincorporated Collier County, which means county millage, county services and the Collier County Sheriff’s Office rather than a city police department, and it means the community’s back property line is the only place the city boundary touches it.

What makes Hawksridge genuinely hard to describe honestly is that a single “Hawksridge home price” is misleading by roughly a million dollars. Over the trailing twelve months the single-family homes closed at a median of $1,767,500 and the coach homes of The Colony closed at a median of $721,250. Every competitor page publishes one blended figure. We publish both, because the blend describes almost nobody who owns here.

The other thing to know up front is what this community does not have, and we say it plainly rather than burying it. There is no golf course inside the gate. There is no marina. There is no equity club, no initiation fee and no mandatory club membership. What Hawksridge has instead is a mid-Naples address where essentially everything a buyer asks about sits inside a few measured miles, 189 homes on just under 80 acres with almost a fifth of the site recorded as preserve, exactly one buildable lot left, and a county stormwater taxing district that costs about $3.18 per $100,000 of taxable value per year.

Call Jesse McGreevy direct at (239) 898-6072 if you want current inventory, the association detail on a specific address, or a straight read on what a particular Hawksridge home or Colony unit should sell for.

Why McGreevy and Comisar Are the Best Realtor for Hawksridge

Hawksridge buyers and sellers work with McGreevy and Comisar because every number on this page came from a verified pull we ran and checked ourselves, not from a syndicated feed. In the last 12 months we tracked 8 closings inside the Hawksridge gate, split six single-family and two Colony coach homes, and we hand-checked every row against the MLS Development Name dictionary code before publishing a single figure here.

The credentials, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

The Hawksridge numbers we actually track

Every figure below comes from the Southwest Florida MLS, pulled against the Hawksridge development record with a closed window of 08/12/2025 to 08/12/2026, returning 17 records with zero rows outside the development or outside the City of Naples.

Two of those rows do most of the work. Median days on market for what actually sold was 116. Median days on market for what is still sitting is 266. The standing inventory in Hawksridge is materially older than the inventory that cleared, which is the measurable signature of a community where list price, not demand, is the variable.

What we do differently in a community like this one

Hawksridge is two products, two associations and two completely different sets of ownership questions sharing one entrance. A single-family owner is answering to one association, one assessment, and a FEMA flood question that turns on which street the house is on. A Colony owner is answering to two associations, a two-thirds master share plus a one ninety-fifth condominium share, a recorded prohibition on For Sale signage, and the Florida milestone and reserve-study regime that applies to condominiums and not to houses. A generalist agent quotes one fee and one median. We tell you which of the two products you are actually in, what the recorded instruments say about it, and what the last comparable inside that product closed at.

We are Top 1% Real Estate Agents Nationally Since 2008, and in a 189-unit community that produced eight closings in twelve months, roughly a 4.2 percent annual turnover rate, that experience is the whole point. There is no deep comparable set here. Pricing into a market this thin is a reading of eight transactions plus the recorded record behind them, and it is a learned skill rather than a lookup.

Talk to us

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

• Marc Comisar: (239) 287-5873

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

Thinking about value first? Start with our free home valuation, then call and we will walk the number back to the actual comparable sales inside your own product type.

Buying here instead? Eight homes closed in Hawksridge across the trailing twelve months, so the useful move is to be ready before the right one lists rather than to wait and watch. Start with our buyer guide, then tell us which product you are after, single-family or condominium, and we will tell you what realistically comes available and how the two sides of this community price differently.

Key Takeaways

Hawksridge is best summarized by eight facts, most of which are either missing from or wrong on every other page describing this community. Hawksridge is not Moorings Park at Hawks Ridge, it is not age restricted, it has no golf course, it has two separate amenity sets rather than one, and its master assessment formula is written into a recorded instrument that no competitor has read.

• Hawksridge is not Moorings Park at Hawks Ridge. They are two different places with similar names about a mile apart. Hawksridge is a conventional gated HOA and condominium community with no age restriction. Moorings Park at Hawks Ridge is a separate 55-plus continuing-care retirement community. A national listing portal merges them, and that single error produces four wrong claims about Hawksridge that are live in search results today.

• There is no single Hawksridge price, and the gap is about a million dollars. Trailing twelve months, single-family closed at a median of $1,767,500 across six sales; The Colony at Hawksridge closed at a median of $721,250 across two. Anyone quoting one Hawksridge median is blending two populations that barely touch.

• The count is 94 single-family plots and 95 condominium units, 189 in all, and the two lower figures in circulation are both explainable. Two platted lots have since been combined or dissolved, so 92 homesites exist today, 91 of them built. The county’s 2025 roll counts 186 standing dwellings, which is 91 houses plus 95 condominium units.

• Condominium owners pay exactly two-thirds of a single-family owner’s master assessment, and the recorded declaration says why. The master budget is divided by 157.333, which is 94 plots plus two-thirds of 95 units. The discount is the price of not having the right to use the single-family amenity tract.

• Hawksridge has two separate, mutually exclusive amenity sets, not one shared set. The recorded master declaration reserves the Unit One recreation tract to single-family owners only and the condominium’s own recreational facilities to condominium owners only. Neither recorded instrument describes what is physically inside either facility, and we do not guess.

• Exactly one buildable vacant homesite remains inside the gate: Lot 68 at 2143 Harlans Run, folio 49460002052, 21,094 square feet, carried on the 2025 roll at a just value of $641,258. Every other unbuilt parcel is an association-owned buffer strip assessed at $100.

• 208 of the 217 addressed structures in Hawksridge sit in FEMA Zone X500, outside the Special Flood Hazard Area. Nine addresses are in Zone AE and one of those nine is the vacant lot, so eight built homes are in the mapped high-risk zone. Zero Colony addresses are in AE.

• Hawksridge funds its own Collier County taxing district, the Hawksridge Stormwater Pumping MSTU, and the whole district raises less than $4,000 a year. At 0.0318 mills it costs about $3.18 per $100,000 of taxable value, roughly $31.80 on a home taxed at a million dollars. There is no Community Development District, verified against the county’s full independent-district roll.

Table of Contents

Hawksridge is covered here in forty sections, running from the Moorings Park disambiguation and the two-product market split through governance, the fee stack, flood measurement, taxes, schools and a full seller module. Use the jump links below to move directly to the part of the Hawksridge picture you need, or read straight through for the complete community brief.

1. Hawksridge, Naples: A Complete Guide to the Gated Community on Airport-Pulling Road

2. Why McGreevy and Comisar Are the Best Realtor for Hawksridge

3. Key Takeaways

4. Table of Contents

5. Hawksridge Is Not Moorings Park at Hawks Ridge

6. Living in Hawksridge as a Homebuyer

7. The Hawksridge Market: Two Products, One Gate

8. Two Products Under One Name: Single-Family Hawksridge and The Colony

9. How Many Homes Are in Hawksridge? Three Correct Answers

10. How Hawksridge Came to Be, 1989 to 2022

11. The Master Plan: 79.19 Acres, Two Plats and a Preserve

12. Governance: Two Associations, and One Governs the Other’s Members

13. The Fee Stack: What a Hawksridge Owner Actually Pays

14. Amenities, Honestly: What the Recorded Record Actually Says

15. What Hawksridge Does Not Have

16. Golf Near Hawksridge, and Why There Is None Inside the Gate

17. The Single-Family Homes of Hawksridge

18. The Colony at Hawksridge: 26 Buildings, 95 Units, Two Floor Plans

19. The One Vacant Lot Left in Hawksridge

20. Milestone Inspections and SIRS: What a Colony Owner Has to Check

21. The Rules: Leases, Pets, Guests, Signs and Architectural Review

22. Flood Zones in Hawksridge, Measured Address by Address

23. Eleven Letters of Map Change, and What They Mean for a Buyer

24. Storm History: What the Record Actually Shows

25. Insurance Reality for a Hawksridge Owner and a Colony Owner

26. Taxes, the Stormwater MSTU, and Why There Is No CDD

27. Schools Zoned to Hawksridge Addresses

28. Healthcare Access from Hawksridge

29. Drive Times From the Hawksridge Gate

30. Naples Municipal Airport and Aircraft Noise, Candidly

31. Daily Logistics: Groceries, Pharmacy, Pets and Fitness

32. What Is Coming Near Hawksridge

33. Comparable Communities to Consider

34. Why Buy in Hawksridge: Honest Pros and Cons

35. Thinking of Selling Your Hawksridge Home? List With the #1 Team in Southwest Florida Since 2012

36. Your Local Real Estate Experts

37. Frequently Asked Questions, Buyer Edition

38. Frequently Asked Questions, Seller Edition

39. Sources and Authoritative References

40. Downloadable Documents

Hawksridge Is Not Moorings Park at Hawks Ridge

Hawksridge and Moorings Park at Hawks Ridge are two different communities with confusingly similar names, and conflating them is the single most common factual error made about Hawksridge. Hawksridge is a gated community of 189 conventionally owned homes and condominium units with no age restriction. Moorings Park at Hawks Ridge is a separate continuing-care retirement community restricted to residents aged 55 and over.

This is not a hypothetical risk. A national listing portal auto-generates neighborhood polygons from address clustering rather than from recorded plats, and it has drawn one polygon that swallows both places and given it a merged name carrying the Hawks Ridge label. Because that guide ranks for Hawksridge queries, a buyer searching for this community lands on copy describing a different one. From that single root error, four separate wrong claims propagate.

Wrong claim one: that Hawksridge is a golf community with six golf courses

The merged polygon is wide enough to contain several private golf clubs, so the auto-generated guide describes the “neighborhood” as home to six different golf courses with walkable access to several golf and country clubs. Hawksridge itself contains no golf course, no golf holes, no driving range and no practice facility. The county’s own PUD layer, the two recorded plats and the appraiser’s parcel roll all agree: there are 92 single-family homesites, one 95-unit condominium, ten association-owned tracts, roads, lakes and preserve. There is nowhere for a golf course to be.

What is true, and better for the buyer this page is written for, is that six private clubs sit within roughly two miles of the gate and a Hawksridge owner joins none of them by default. That is covered in full further down.

Wrong claim two: that Hawksridge is a 55-plus continuing-care retirement community

Moorings Park at Hawks Ridge genuinely is a 55-plus continuing-care retirement community. Hawksridge is not, and this is now settled from the recorded instruments rather than inferred from silence. The Colony at Hawksridge condominium declaration contains an occupancy provision requiring that occupants under the age of 18 be supervised, a leasing provision expressly permitting a lessee’s children to occupy the unit, and a provision stating that no extra fee may be charged for minor children. The master declaration for Hawksridge contemplates, in its own text, a children’s play tent or inflatable play element such as slides and bounce houses. Both instruments carry no-discrimination clauses. An age-restricted community does not write any of that.

So the honest answer to “is Hawksridge a 55-plus community” is no, and the evidence is affirmative rather than an absence.

Wrong claim three: that there are Hawks Ridge homes with no HOA fee

The same portal publishes a landing page for its merged polygon advertising homes with no HOA fee under a Hawks Ridge label. Every residence inside Hawksridge carries mandatory association membership. Single-family plot owners are mandatory members of Hawksridge Property Owners Association, Inc. Colony unit owners are mandatory members of both The Colony at Hawksridge Condominium Association, Inc. and the master association, and the Colony’s own articles of incorporation carry a corporate power “To collect assessments due from Unit Owners to Hawksridge Property Owners Association, Inc.” There is no no-fee inventory in Hawksridge. Any listing shown with no association fee under a Hawks Ridge heading is a parcel outside this community that the polygon swept in.

Wrong claim four: the distances

The merged guide describes the area as roughly six miles northeast of downtown Naples, just east of Tamiami Trail, and under a mile from Clam Pass Park. Those figures describe the other community’s setting, not this one. Measured by road from the Hawksridge gate, downtown Naples at Fifth Avenue South is 5.3 miles, Tamiami Trail is well west of here rather than adjacent, and Clam Pass Park is 3.9 miles, not under one. Every drive distance we publish is measured from one stated origin, and the full table appears below.

The canonical spelling, and why it matters

Three spellings are in circulation and all three describe the same place: Hawksridge, which is what the associations, the plats and the property records use and which is the canonical form; Hawks Ridge, two words, which is how Collier County files the PUD ordinance and how the portal labels its polygon; and Hawk’s Ridge with an apostrophe, which appears in the county’s own GIS PUD layer and on a demographic data profile. Searching county records under one spelling returns half the file. We use Hawksridge throughout and note the variants here so that a reader, and an answer engine, can treat them as one entity.

And one more entity that is not this one

Collier County’s list of PUD ordinances carries an entry three lines above Hawks Ridge reading “HAWKS NEST 82-50; 89-91 (now Arbor Trace)”. Hawks Nest is a different PUD, entitled seven years earlier, since renamed Arbor Trace, and its ordinance number sits three digits from Hawks Ridge’s. The appraiser separately indexes a HAWK’S NEST condominium of 120 parcels in an entirely different folio range. It is not Hawksridge either.

Living in Hawksridge as a Homebuyer

Living in Hawksridge means a gated address in the geographic middle of Naples where the beach, downtown, two hospital systems, the interstate, the executive airport and both major shopping anchors all sit inside about six and a half road miles of one gate. Hawksridge is quiet, low density and heavily vegetated, with 189 homes on 79.19 acres and nearly a fifth of that acreage recorded as untouchable preserve.

The first thing a visitor notices is how little of the site is built on. The two recorded plats set aside ten association-owned tracts. Unit Two Tract A alone is a 14.44-acre preserve, and Unit Two Tract D adds another 0.44, so 14.88 acres, 18.8 percent of the whole PUD, will never carry a building. Add the 37.9 acres held inside the 92 private homesites and the shape of the place is explained: roughly half of Hawksridge is private lots, roughly a fifth is preserve, and the rest is lake, road right-of-way and the amenity tract.

The second thing is the street names. There are exactly ten named streets inside the gate and every one of them is named for a hawk or for hawk anatomy: Hawksridge Drive and Hawksridge Loop, then Goshawk Court, Merlin Court, Harrier Run, Broadwing Court, Swainsons Run, Harlans Run, Talon Court and Game Hawk Court. Harlans Run is named for Harlan’s hawk, the dark subspecies of the red-tailed hawk. Not one street breaks the scheme, which is what makes it a naming system rather than a coincidence.

The single entrance, and the gate

Hawksridge has one road connection to the public network: Hawksridge Drive at Airport-Pulling Road. Talon Court and Game Hawk Court, the two Colony streets, both branch off that single spine, and there is no second entrance. The community is gated. We are deliberately not going further than that word. No county or association record we could reach states whether the gate is staffed, and the mapping data that does exist is not good enough evidence to publish a claim a buyer would act on. If gate arrangement matters to your decision, drive it, or ask the association through your agent before you write an offer. Saying “gated” and stopping is the honest answer.

Who lives here

Hawksridge has no age restriction, and both recorded declarations make that affirmatively clear rather than merely silent. In practice this is a mixed community: a single-family side whose houses are mostly 1990s construction on quarter-acre to third-acre lots at a median just value above a million dollars, and a coach-home side whose 95 units are unusually uniform and trade in the high six figures. Roughly 86 percent of the single-family homes have a private pool, which is a strong signal of full-time and seasonal owner occupancy rather than investor ownership.

The trade a Hawksridge buyer is making

The trade is explicit and it is worth stating before anything else on the page. You are giving up the resort amenity package that a Naples buyer at this price point is usually offered: no golf, no marina, no equity club, no dining venues, no racket-sports complex, no spa. In exchange you get location, a very small and very stable community, no club dues attached to your address, and a carrying cost that is close to the floor for gated Naples. For a certain buyer that trade is exactly right. For another it is disqualifying. This page is written so you can tell which one you are before you write an offer.

The Hawksridge Market: Two Products, One Gate

The Hawksridge market cannot be described with one number. Over the trailing twelve months ending 08/12/2026, Hawksridge produced eight closings: six single-family homes at a median of $1,767,500 and two Colony coach homes at a median of $721,250. The blended median of $1,562,500 is arithmetically correct and practically useless, because the two products barely overlap and no competitor page separates them.

Every figure in this section comes from one pull of the Southwest Florida MLS against the Hawksridge development record, statuses Active, Pending with Contingent, Pending, Closed, Terminated, Expired and Withdrawn, with a closed date range of 08/12/2025 to 08/12/2026. That query returned 17 records: 7 Active, 1 Pending with Contingent, 8 Closed and 1 Expired. Every row carries Development HAWKSRIDGE and City NAPLES, so zero rows fall outside scope.

The whole-community picture

Current inventory

The two-product split, which is this page’s real differentiator

Read those two columns side by side and the practical consequences fall out immediately. A single-family seller and a Colony seller are not in the same market, are not competing with each other, and should not be reading the same comparable set. The single-family side is currently asking a median of $2,299,500 against a trailing median sale of $1,767,500, which is a wide gap and one of the reasons active days on market run so long. The Colony side is asking a median of $606,750 against a trailing median sale of $721,250, which is the opposite posture entirely and reflects that the two Colony sales in the window were both larger floor plans.

Absorption, honestly

Eight closings against 189 residences is an annual turnover rate of about 4.2 percent. That is genuinely thin, and it cuts both ways. For a seller it means the comparable set is small and every sale moves the community’s own record. For a buyer it means you may wait for the specific product you want, and it supports the scarcity framing this community’s positioning rests on. No closing has recorded inside the gate since 05/18/2026, roughly three months before this pull.

One counting trap worth naming

The MLS set contains 2116 Harlans Run twice: once as an expired listing and once as the currently active relist of the same home. Seven Active rows is seven listings, not seven distinct homes, and any unit-level count has to dedupe it. We mention it because it is exactly the sort of thing that makes an aggregator’s active-inventory count differ from ours, and because a seller reading “seven for sale” in a 189-unit community should know one of the seven is a repeat.

What the numbers do not cover

This pull did not capture association fee fields, and we would not have published them from the MLS if it had, because the fee question in Hawksridge is a two-association question that a single listing field cannot answer correctly. The fee section below explains why. The pull also cannot say anything about the units that have never been listed, which in a community with 4.2 percent turnover is most of them.

Two Products Under One Name: Single-Family Hawksridge and The Colony

Hawksridge contains exactly two ownership products, and understanding which one you are buying decides your fees, your governing documents, your insurance, your flood answer and your resale comparable set. The single-family side is 94 platted plots governed by a homeowners association. The Colony at Hawksridge is a 95-unit condominium governed by its own condominium association and also by the master.

This section replaces what a bigger community’s page would call a village roster. Hawksridge has exactly one sub-association, not many, so the honest version of that section is a straight two-product comparison.

The two products at a glance

Why the split matters more here than in most communities

In most mixed Naples communities the attached product is a lower-priced version of the same lifestyle, sharing the same amenity, the same association and the same rules. In Hawksridge the two products are legally and physically separated by the master declaration itself, which reserves the single-family recreation tract to single-family owners and the condominium’s recreational facilities to condominium owners. They share a gate, a road spine, a preserve and a master budget. They do not share amenities, they do not share governing documents, and they do not share a milestone-inspection regime.

That means a buyer comparing a $721,250 Colony coach home against a $1,767,500 Hawksridge house is not comparing a small version and a big version of one thing. They are comparing two different ownership structures that happen to have the same mailing address prefix.

Which product is the better buy

We will not answer that in the abstract, because the honest answer depends on what you are optimizing. The Colony is the most uniform product in this ZIP code: 91 of its 95 units are one of exactly two floor plans, and the entire condominium’s assessed values span a range of only $105,934 across 95 homes. That uniformity is a real asset for a buyer who wants predictability and a real constraint for a buyer who wants to differentiate on resale. The single-family side is the opposite: houses range from 2,297 to 5,350 square feet across three decades of construction, and the top of the market is set by rebuilds rather than by the original 1990s wave.

The Colony at Hawksridge: a dedicated page is coming

A dedicated page for The Colony at Hawksridge is planned, carrying the condominium’s full recorded document chain, per-building detail, unit-mix analysis and Colony-only comparable sales. We will link it here once it is published.

How Many Homes Are in Hawksridge? Three Correct Answers

Hawksridge has three different correct unit counts, and every one of them answers a different question, which is why published figures for this community range from 90 to 189 and why a single flat number is always wrong. The legal count is 189. The county’s standing-dwelling count is 186. The count of single-family homesites that exist today is 92.

189, the legal count

The Articles of Amendment to the Articles of Incorporation of Hawksridge Property Owners Association, Inc., adopted 17 March 1999 and filed with the Florida Division of Corporations on 9 April 1999, state it verbatim: “There are 94 single family Plots and 95 condominium units located within HawksRidge.” Ninety-four plus ninety-five is 189. The operative master declaration recorded in 2020 independently confirms both numbers by dividing the community’s operating budget by 157.333, an arithmetic that only works at 94 plots plus two-thirds of 95 units. Two separate instruments, recorded eight and twenty-one years apart, agree.

186, the county’s dwelling count

The Collier County Property Appraiser’s 2025 certified roll counts 186 standing dwellings inside the gate: 91 single-family houses plus 95 condominium units. That number is also correct, for a different reason than the aggregators repeating it have. It is not a “corrected” version of 189. It is a count of buildings that exist, which is different from a count of residences the governing documents recognize.

92, the homesites that exist today

Ninety-four lots were platted across the two Hawksridge plats, sharing one continuous lot-number series from 1 to 94 rather than two separate series. Two of those lots no longer exist as separate homesites:

• Lot 18 was absorbed. Parcel 49460005622 carries the legal description “HAWKSRIDGE UNIT TWO LOTS 17 AND 18”. At 49,157 square feet, 1.13 acres, it is the largest homesite in the community, roughly three times the median lot, addressed 2026 Swainsons Run.

• Lot 44 was dissolved entirely and split between its two neighbors by recorded instrument. Parcel 49460006100 reads “HAWKSRIDGE UNIT TWO LOT 43 AND THAT PORTION OF LOT 44 AS DESC IN OR 2360 PG 1016”, and parcel 49460006142 reads “HAWKSRIDGE UNIT TWO LOT 45 AND THAT PORTION OF LOT 44 AS DESC IN OR 2349 PG 2337”.

Net effect: 94 lots platted, 92 homesites today, 91 of them built, and one buildable vacant lot remaining.

Where the wrong numbers come from

The figures “90 homes”, “94 homes” and “92 coach homes” all circulate, and each is a partial count presented as a whole. “94 homes” reads the plat’s lot numbering and presents the single-family side as the entire community. “92 coach homes” counts only the units inside the twenty-three four-unit Colony buildings and omits the three single-unit buildings completed in 1998. “90 homesites” appears to be a further-degraded copy of the first figure. None of them is invented. All of them are a real count of the wrong thing.

How Hawksridge Came to Be, 1989 to 2022

Hawksridge was entitled in 1989, platted and incorporated in 1991, built out on the single-family side between 1992 and 1999, and completed on the condominium side between 1998 and 2002. Applying a single founding year to Hawksridge, as most published descriptions do with 1993, collapses two sections built almost a decade apart, and for a Colony owner that distinction is not trivia: it is what decides Florida milestone-inspection exposure.

1989: the entitlement

Collier County adopted PUD Ordinance 89-94 under petition R-89-13, and the county’s own Land Development Code Appendix F, the official list of every PUD ordinance ever adopted in Collier County, carries the single line “HAWKS RIDGE 89-94”. That entry appears unchanged in the June 2012, August 2015 and October 2020 editions of the same appendix. Neighboring entries in the same table show long strings of amendments and repeals; the entry directly above Hawks Ridge reads “ARROWHEAD 91-44 Rpld.; 02-40 Rpld.; 05-13 Partial Rpl; 08-36”. Hawks Ridge carries one line and one number.

The practical meaning is unusual and worth stating: the Hawks Ridge PUD has never been amended, repealed or rezoned in the 36 years since it was approved. The community you can buy into today is the community the county approved in 1989, at the density it approved.

1991: the plat, the developer and the association

The declarant and developer of record is Peninsula Improvement Corporation, a Florida corporation, document number F22515, filed 03/09/1981, principal address 2600 Golden Gate Parkway, Naples. Its chairman and director of record is Barron G. Collier III, and its board of record carries the Sproul, Villere, Alden and Kunde family names at the same address. The 1991 Articles of Incorporation of Hawksridge Property Owners Association name Peninsula Improvement Corporation three separate times: as the sole Class B member, as “Declarant under the Declaration (also referred to as ‘Developer’)”, and as the appointer of the initial board.

The association itself, Hawksridge Property Owners Association, Inc., Florida document N44040, was executed 10 June 1991 and filed 25 June 1991. Its three initial directors, appointed by the developer, were Dave Borden, Ross Longmire and Brian Nelson, all of 2600 Golden Gate Parkway, Suite 200.

The original master declaration was recorded by Peninsula Improvement Corporation on 08/12/1991 as Instrument 1506115, Official Records Book 1639, Page 324, thirty pages. Hawksridge Unit One had been recorded at Plat Book 18, Pages 67 and 68, in Section 23. For scale, the first Grey Oaks plat across Airport-Pulling Road is Plat Book 19, so Hawksridge Unit One went to plat before its far larger neighbor.

The multi-family side was in the plan from the beginning

This is a detail every other description of Hawksridge misses. The 1991 Articles already created two Class A sub-classes: owners of single-family plots, each carrying one and one-half votes, and owners of multi-family units, each carrying one vote. The same article provided that “the owner of unimproved multi-family plots is entitled to one (1) vote for each multi-family unit assigned to such plot.” That language was written eight years before the condominium association existed. The Colony at Hawksridge was not bolted onto a finished single-family community. It was in the master plan from day one.

1992 to 1999: the single-family build wave

The county’s building file records the year built for all 91 standing houses:

Seventy-five of the 91 houses, 82 percent, were finished by 1999, and 1998 alone produced 17 completions. Everything after 2004 is a one-off, and those one-offs are teardown-and-rebuild events on lots that already carried the 1990s street grid. That is why the highest-assessed house in Hawksridge is a 2022 build and the largest is a 2010 build, while the community reads as a 1990s neighborhood.

1999: homeowner control, and you can read the moment it happened

The Articles of Amendment adopted 17 March 1999 did three things at once. They deleted the developer’s Class B membership in its entirety, leaving a flat schedule of 1.5 votes per single-family plot and 1 vote per condominium unit with no declarant and no developer-weighted vote. They were executed by a President and Secretary, Bruce E. Tyson and Sue E. Davidson, neither of whom appears anywhere in the developer’s officer rosters. And they moved the association’s registered agent off the developer’s own address and staff to an independent law firm’s service company, Naples-Lawdock, Inc., care of Quarles & Brady.

A developer in control does not vote away its own control block, and a developer-controlled association does not move its registered agent out of the developer’s office. Hawksridge has been resident-governed since March 1999, more than 27 years.

1997 to 2002: The Colony, built by an Indiana family

The Colony was not built by the Naples declarant. The developer of record was Hawksridge Multifamily Limited Partnership, an Indiana limited partnership, Florida document B97000000185, registered in Florida on 04/16/1997, whose general partner was Amatumn Development, Inc. of 8205 Lima Road, Fort Wayne, Indiana, with officers Marvin L. Bok and Janet L. Bok. The same Fort Wayne group was simultaneously developing at Collier’s Reserve.

The Colony at Hawksridge Condominium Association, Inc., Florida document N99000003006, was filed 05/14/1999, and its Declaration of Condominium was recorded 05/18/1999 as Instrument 2478632, Official Records Book 2548, Page 598, running 124 pages. The condominium’s own articles carry the drafting law firm’s file path in the document footer, reading Peninsula\Hawksridge\colony\condo.doc\Articles, which places the Colony’s drafting inside the master developer’s own matter folder even though a different party built it.

The Colony’s build-out can be dated to the day

A party-name search of the Collier County Clerk’s official records returns 38 recorded instruments for The Colony at Hawksridge under declaration document types, most of them surveyor’s certificates of substantial completion filed phase by phase and building by building by BBLS Surveyors & Mappers, Inc. The chain runs continuously from August 2000 through April 2002, and the final one is Instrument 2957763, Official Records Book 3009, Page 1935, recorded 04/01/2002, indexed by the Clerk as “COMPLETE PH 4 BLDG 23”.

So the correct Colony build window is 1998 through 2002. Three single-unit buildings, numbered 24, 25 and 26, were completed in 1998, a year before any four-unit building. The last coach homes are 2002 product.

And one artifact of the record that is not a problem

Hawksridge Multifamily Limited Partnership was voluntarily cancelled on 10/08/2004 and still appears as the owner of record for Unit Two Tract B, a 1.88-acre parcel addressed 2266 Hawksridge Drive, on the county’s 2025 roll. We state that as what it is: a fact of the tax roll’s owner field, twenty-one years after the partnership wound up. It is not a title defect, it is not a cloud on title and it is not a problem, and anyone telling you otherwise is making a legal conclusion the public record does not support.

The Master Plan: 79.19 Acres, Two Plats and a Preserve

The Hawksridge master plan is 79.19 acres of Planned Unit Development entitled in 1989, divided into two recorded plats, holding 189 residences, ten association-owned tracts and 14.88 acres of recorded preserve that will never be built on. Hawksridge is a low-density community by Collier County standards, at roughly 2.4 residences per acre, and its density was fixed at entitlement and has never been changed.

The measured acreage

The PUD polygon in Collier County’s own GIS layer measures 3,449,373 square feet, which is 79.19 acres. The commonly repeated “80 acres” is therefore accurate to within one percent, and we are comfortable with either figure as long as the source is stated. A smaller number in circulation, describing a mapped residential envelope of about 64.7 acres, excludes the preserve tracts, the lakes and the perimeter canal and should not be used as the community’s size.

The two plats

Both plats sit in Section 23. The two share one continuous lot-number series running 1 through 94 with no overlap, which is unusual and is the reason lot numbers do not tell you which plat a home is on.

The ten association tracts

A naming trap inside the plats, and it is a real one

There are two different tracts named “Tract A” in Hawksridge and they are completely different things. Tract A of Unit One is the 1.47-acre recreation parcel. Tract A of Unit Two is the 14.44-acre Preserve Area. The Colony sits on Tract B of Unit Two. Anyone reading a legal description or a title commitment for a Hawksridge property should confirm which plat a Tract A reference belongs to, because conflating the two produces a false statement about preserve land.

The preserve, and why the site feels the way it does

Preserve tracts total 14.88 acres, 18.8 percent of the PUD. The largest of them occupies the north-central portion of the community. Add three interior lakes and a perimeter canal running the full eastern edge between the community and Airport-Pulling Road, and roughly one acre in five inside the fence is wetland or water. That is the physical reason an 80-acre parcel in the middle of Naples holds fewer than 200 homes, and it is also the reason the community needs a mechanical stormwater pumping system, which is covered in the taxes section below.

The back boundary

Hawksridge’s western property line abuts a private golf course that lies inside the City of Naples corporate limits, while Hawksridge itself is unincorporated county. The practical consequence is worth having: the Colony’s coach homes look west over maintained golf course land, and there can be no through traffic and no new construction on that side, without any Hawksridge owner paying a dollar of golf dues. Golf course frontage without golf course membership is a genuinely uncommon combination at this price point.

The county files it under a different spelling

Collier County records this PUD as “HAWKS RIDGE,” two words, while every association record, plat and property record uses “HAWKSRIDGE,” one word. A one-word search of county zoning records returns nothing. That spelling is the key that unlocks the county file, and as far as we can tell no competitor page has used it.

Governance: Two Associations, and One Governs the Other’s Members

Hawksridge is governed by two separate Florida corporations, and one of them governs the other’s members. Hawksridge Property Owners Association, Inc. is the master association for all 189 residences. The Colony at Hawksridge Condominium Association, Inc. governs only the 95 condominium units, whose owners are mandatory members of both bodies and are billed by both.

The master association

Hawksridge Property Owners Association, Inc., a Florida not-for-profit corporation, document number N44040, FEI 65-0277902, date filed 06/25/1991, status ACTIVE. Its principal and mailing address of record is 5435 Jaeger Road, Suite 4, Naples, FL 34109, care of its manager. The registered agent and manager of record is Newell Property Management Services LLC.

Officers and directors of record for 2026: Bob Payne, President; Alex Carminati, Vice President; Cynthia Kummer, Treasurer; Holly Hudimac, Secretary; Deborah Schmalbach, Director. The state filing history runs unbroken from 1995 through 2026 with no administrative dissolution.

The condominium association

The Colony at Hawksridge Condominium Association, Inc., a Florida not-for-profit corporation, document number N99000003006, FEI 59-3576882, date filed 05/14/1999, status ACTIVE. Principal address 2268 Hawksridge Drive, Naples, FL 34105. Its last corporate event of record is a reinstatement filed 09/28/2020, which means the corporation had administratively lapsed at some earlier point, most likely for a missed annual report, and was restored. It is active today.

Officers and directors of record for 2026: Deborah Schmalbach, President; Kent Thompson, Vice President; Marie-Ange Katzeff, Secretary; Robert Payne, Director; Matthew Gainey, Director.

Management changed at The Colony three weeks before this page was researched

The Colony’s registered agent, principal address and mailing address of record all changed on the same date, 07/28/2026, to Compass Rose Management of Cape Coral. That is recent enough that a buyer or seller acting on an older directory listing will call the wrong office. The master association’s manager, Newell Property Management Services LLC in Naples, is unchanged.

The same two people sit on both boards

Deborah Schmalbach is a Director of the master association and President of the condominium association. Robert Payne is President of the master association and a Director of the condominium association. The two corporations were filed eight years apart, use different management companies in different counties, and are legally separate. They are not, however, run at arm’s length, and a buyer negotiating anything that crosses the two bodies should know that.

The recorded document chain, master association

The operative master instrument is Instrument 5860084, recorded 04/27/2020 at Official Records Book 5756, Page 1220. It runs 48 pages and combines the declaration and the bylaws in one document. It is captioned as the Second Amended and Restated Declaration, which matters when ordering a copy, because most secondary descriptions of this community call it simply the Amended and Restated Declaration and that caption belongs to a different instrument in the chain. It was adopted at a members’ meeting on April 15, 2020, and the state corporate record independently corroborates it: the association’s amendment filing posted 04/29/2020, two days after recording.

The 01/31/2011 amendment is worth naming on its own. Adopted at a members’ meeting on December 1, 2010, it amended Section 6.7 so that any lease of a plot is subordinate to the association’s lien, and so that the master association’s lien is “specifically declared to be superior to any lien created by any Neighborhood Declaration imposed by any Neighborhood Association.”

The recorded document chain, The Colony

The operative condominium instrument is Instrument 3922065, recorded 10/25/2006, 66 pages, titled “AMENDED AND RESTATED DECLARATION OF CONDOMINIUM OF THE COLONY AT HAWKSRIDGE, A CONDOMINIUM.” The two 2021 certificates were e-recorded seventeen minutes apart on the same morning, both adopted at a members’ meeting on February 26, 2021.

As of the Clerk’s own stated verification date in August 2026, there is no recorded amendment to the master declaration after 04/27/2020 and none to the condominium declaration after 03/01/2021. That absence was tested with the same filtered searches that correctly returned the full known chains, so it is a real absence rather than a query failure.

Recent recorded capital activity at both associations

• 10/27/2025, Notice of Commencement, Instrument 6745426, OR Book 6520, Page 2461, from the Colony at Hawksridge to Latite Roofing and Sheet Metal Company. A recorded notice of commencement to a roofing contractor at association level indicates community-scale roofing work at The Colony as of late 2025. It does not, by itself, prove a special assessment was levied, and we are not going to say that it does.

• 04/09/2025, Notice of Commencement, Instrument 6666677, OR Book 6456, Page 1938, from Hawksridge Property Owners Association to A Environmental Restoration LLC, against Hawksridge Unit 1 Tract R and Hawksridge Unit 2 Tract C. Those are master common-area tracts, so this is master-association common-area work.

Any buyer under contract at The Colony should ask, in writing and before the inspection period closes, whether the 2025 roofing project is fully funded from reserves, and any Colony seller should have that answer ready before the first showing. That is not a prediction. It is the single most likely question a well-advised buyer’s agent will ask this year.

There is no association website

Neither association maintains a live public website. The exact-match domain that several third-party HOA directories still publish as the community’s official site returns no DNS record at all. That is genuinely unusual for a community at this price point, and it is the reason so much wrong information about Hawksridge circulates unopposed: there is no authoritative first-party page for anything to be checked against. Governing documents come from the county Clerk’s official records or from the managers.

The Fee Stack: What a Hawksridge Owner Actually Pays

A Hawksridge owner pays into up to four layers, and the two association layers are not published anywhere reachable, while the two government layers are. The single most useful thing this page can tell you about Hawksridge fees is the recorded formula that sets them, because a formula does not go stale and a quoted dollar figure does.

Start with the sentence no competitor page has read

The operative master declaration, Instrument 5860084, contains this at Section 3.3:

“All 95 condominium Owners shall pay two-thirds (2/3) of the Assessments paid by single-family Owners.”

And Section 8.2 of the same instrument explains why:

“8.2 Single-Family Amenity. The recreation [par]cel indicated as Tract A on the plat of HawksRidge Unit One, shall be used only by Owners of single-fami[l]y Plots. The recreational facilities constructed at the Condominium shall be used only by Owners of co[n]dominium units created thereon.”

Read those two provisions together and the community’s whole fee architecture makes sense. The two-thirds discount is the price of not having access. A Colony owner pays a reduced master share precisely because a Colony owner has no right to use the single-family recreation tract. This is not an inference. It is two recorded provisions in the same instrument, and the master’s own budget divisor proves the arithmetic is live rather than theoretical.

The 157.333 divisor

The same declaration states the mechanism verbatim: “The estimated operating budget shall be divided by 157.333 (94 single-family plots plus 2/3 of 95 condominium units).”

That divisor is exact. Ninety-four full shares plus two-thirds of ninety-five units is 94 plus 63.333, which is 157.333. It simultaneously proves the unit counts, proves the two-thirds weighting, and tells you exactly how any future budget will be split. Assessments are collected quarterly and are rounded up to the nearest dollar.

Four further provisions in the same instrument corroborate the two-class structure, each standing on its own without Section 8.2:

• Section 9.12(B): special assessments for improvements “reserved under this Declaration to the exclusive use of Single family owners or the condominium owners” are “directed solely to those owners having the right to use the same.”

• Section 4.4(I): the master association is not required to manage or maintain facilities of the Condominium Association solely for the use and benefit of residents of the Condominium.

• Section 5.1(A): master maintenance excludes any facility “established primarily for the benefit of the Condominium.”

• Colony declaration Section 6.4: imposes the master assessment obligation on Colony owners, and grants no use right back.

The four layers

Neither association’s dollar figure is published anywhere reachable

We want to be exact about this, because it is the most important sentence in the section. Neither association’s assessment amount is published anywhere reachable. Florida not-for-profit annual reports do not carry budget or fee data. Association budgets are not recorded instruments, so they are not in the Clerk’s official records, and a party-name search that correctly returns 154 recorded instruments for The Colony at Hawksridge and 136 for Hawksridge Property Owners returns no budget or fee document, because none exists to return. Neither association maintains a website.

That is why at least four mutually incompatible monthly figures for Hawksridge circulate online, differing from each other by roughly a factor of fourteen. We are not going to reprint any of them, not even to disclaim them, because reprinting a wrong number is how a wrong number survives.

How to get the real number

There is a correct route and it takes days, not minutes:

1. For the master assessment, request an estoppel certificate or a current budget from Newell Property Management Services LLC, the master association’s manager and registered agent of record.

2. For the Colony assessment, request the same from Compass Rose Management, which became the Colony’s manager and registered agent of record on 07/28/2026.

3. If you are under contract, the estoppel certificate is a statutory instrument the association must produce, and Florida caps what it may charge for one. Order it early. A slow association estoppel is one of the most common causes of a delayed Florida closing.

4. If you are not yet under contract, ask your agent to obtain the current assessment figure in writing, with the date it was quoted, and treat any number without a date as unusable.

We are Top 1% Real Estate Agents Nationally Since 2008, and an estoppel request is exactly the kind of unglamorous work that decides whether a Hawksridge contract closes on time. Call Jesse McGreevy direct at (239) 898-6072 and we will run that request for you before you write an offer rather than after.

What the master assessment pays for

The declaration states the purpose verbatim: assessments are used “for the purposes of promoting the general welfare of the Plot Owners and residents; to operate, maintain, repair, Improve, construct, and preserve (on a non-profit basis) the Common Areas owned of the Association for the benefit of its members, their guests, tenants and invitees; and to perform all other duties and responsibilities of the Association as provided in the Governing Documents.” It also provides that the reasonable cost of social events for the good and welfare of members is a common expense, provided it is called out as a separate line item in the budget.

The association holds a lien on each plot for unpaid assessments together with interest, late payment penalties, costs and reasonable attorney fees. Historic enforcement is on the record: the master association recorded assessment liens as far back as 1995 and three more on a single day in July 2003, all released within two months.

What the Colony assessment covers, structurally

Each Colony owner holds “a one ninety fifth (1/95th) undivided share in the common elements and the common surplus,” and that same fraction is the unit’s share of common expenses. The association is responsible for “the protection, maintenance, repair and replacement of all common elements and association property, including, without limitation, the exterior building walls.” Garages and storage areas are limited common elements appurtenant to the unit with the like number. Special assessments are permitted for unusual, nonrecurring or unbudgeted common expenses, and the budget may include amounts for reserve accounts.

The individual assessment power, which most buyers never hear about

One more provision matters and it is quoted here in full because it is the mechanism by which a single-family-only or condominium-only cost gets billed to only that class:

“The Association may also levy an Individual Assessment against only the single-family Plot Owners or the Condominium unit Owners for expenses which apply only to the single-family Plots or the Condominium, as appropriate, and in the Board’s sole discretion.”

That is the master association’s authority to bill one product and not the other. Combined with Section 9.12(B), it means a capital project on the single-family recreation tract is not a Colony owner’s expense, and vice versa.

Amenities, Honestly: What the Recorded Record Actually Says

Hawksridge has two separate, mutually exclusive amenity sets, one for the 94 single-family plots and one for the 95 condominium units, and the recorded master declaration establishes that structure in plain language. What neither recorded instrument does is describe what is physically inside either facility, and rather than guess, we tell you exactly what is documented, what is not, and who to ask.

This is the section where most pages about Hawksridge go wrong in both directions, so we are going to be unusually explicit.

The controlling provision

Master declaration Instrument 5860084, Section 8.2, quoted verbatim from the recorded text:

“8.2 Single-Family Amenity. The recreation [par]cel indicated as Tract A on the plat of HawksRidge Unit One, shall be used only by Owners of single-fami[l]y Plots. The recreational facilities constructed at the Condominium shall be used only by Owners of co[n]dominium units created thereon.”

That is an affirmative statement of two exclusive amenity sets. Not shared, and not merely unstated.

The single-family amenity tract

The single-family set is Unit One Tract A, a 1.47-acre association-owned recreation parcel at 2402 Hawksridge Drive carrying a 1,791 square foot structure built in 1992, coded on the county’s 2025 roll under the appraiser’s recreation use code and owned by Hawksridge Property Owners. Its 1992 build year makes it contemporaneous with the first five houses in the community. It serves the 94 single-family plots only, not all 189 residences.

One caution on that address. “2402 Hawksridge Drive” appears in neither recorded declaration. It comes only from the county parcel roll. The only in-community address stated in the Colony declaration is 2260 Hawksridge Drive, given as the condominium association’s principal office, and a reader should not assume those two addresses describe the same structure.

The Colony amenity set

The Colony’s recreational facilities sit on Tract B of Hawksridge Unit Two, which is land inside the condominium. That single fact resolves what looked for a long time like a contradiction in the public record. Because the Colony’s facilities are inside the condominium, they are assessed as condominium property and would never appear as a second recreation-coded parcel on the county roll. One recreation-coded parcel and two amenity sets are entirely consistent. Two sources that appeared to disagree were answering different questions.

From the Colony’s own recorded declaration, exactly two facility types can be named:

• A pool area exists and is a Colony common element. Section 12.6(A) provides that “No pets shall be permitted in the pool area,” and is immediately followed by subsection (B) beginning “Elsewhere on the common elements.” That construction places the pool area inside the common elements.

• Recreation facilities exist. Section 13.6 provides that a unit owner whose unit is leased “may not use the recreation or parking facilities” during the lease term.

What we will not tell you, and why that is the useful part

Neither recorded instrument describes what is physically inside either facility. We searched both operative declarations in full. The word “clubhouse” appears zero times in either document. There is no recorded fixture schedule, no plan of improvements attached to the operative instruments, and no state or county record we could reach that itemizes what either building contains.

So we are not going to tell you there is a fitness room, a kitchen, a library, a meeting room, locker rooms, a spa, cabanas, a playground or a heated pool, because no primary source we can reach says any of that, and several third-party descriptions of Hawksridge assert all of it. A 1,791 square foot building is a real building and it does something. What it does is not in the record, and a buyer who needs to know should ask the association directly, in writing, before the inspection period closes.

Tennis is the one facility with any third-party corroboration. A national tennis-court directory publishes an entry for a Hawksridge association facility describing two clay courts with lights and private access, and a separate HOA directory description independently mentions two lighted courts near the entrance. We report that as a directory-sourced claim rather than as a verified fact, and we will not name a surface brand, because no source we found does.

Why we handle it this way

Because a community page that tells you what is genuinely known and then tells you exactly where the record stops is more useful than one that lists eleven amenities it cannot support. If you are buying in Hawksridge for the amenity package, this is not your community, and you should know that on the first read rather than after the inspection. If you are buying it for the address, the density and the carrying cost, the amenity question is a footnote, and the honest footnote is that the record documents two exclusive sets and describes the contents of neither.

The two questions to put to the associations in writing:

1. For a single-family buyer, addressed to Newell Property Management Services LLC: what improvements exist on Unit One Tract A, what is the current condition and reserve position of the structure, and what are the hours and access rules?

2. For a Colony buyer, addressed to Compass Rose Management: what recreational facilities exist inside the condominium, are they funded from the Colony budget or the master budget, and is the pool area under any current repair or replacement plan?

What Hawksridge Does Not Have

Hawksridge does not have a golf course, a marina, a beach club, an equity or bond membership, a restaurant, a gatehouse we can document, a Community Development District, an association website, or a single flat unit count that is correct. Naming those absences plainly is more useful than implying them by omission, because buyers search for the amenity whether or not it exists.

• No golf course. There is no golf inside the gate, no holes, no range and no practice facility. Six private clubs sit within roughly two miles and a Hawksridge owner joins none of them automatically. Covered in full in the next section.

• No marina, no boat slips, no dry storage, no direct water access. Hawksridge is an inland community roughly four road miles from the nearest Gulf beach access.

• No club, no initiation fee, no equity buy-in, no mandatory membership, no food and beverage minimum. Your assessment obligations are the master association and, at The Colony, the condominium association. That is the whole list.

• No dining venue, no on-site restaurant, no bar.

• No documented fitness center, spa, racket-sports complex beyond the directory-sourced tennis courts, or dedicated children’s facility. See the amenities section above for exactly what is and is not in the record.

• No Community Development District. Hawksridge appears nowhere on the Collier County Tax Collector’s roster of independent districts levying in the county, a list that does name Pelican Marsh, Lely, Fiddler’s Creek, Naples Reserve, Talis Park, Heritage Bay, Winding Cypress, The Quarry, Flow Way, Currents, Enbrook, Fronterra, Key Marco, Pine Air Lakes and Wentworth Estates. That verified negative was run with a working control, meaning the same document was confirmed to return real district names. A Hawksridge buyer has no CDD bond and no CDD assessment on the tax bill, which is a genuine differentiator against most newer Naples communities.

• No age restriction. Not 55-plus, not a continuing-care retirement community, and both recorded declarations carry affirmative evidence to that effect.

• No association website. The exact-match domain that directories still publish returns no DNS record at all.

• No documented gate arrangement. The community is gated. Whether the gate is staffed is not stated in any record we could reach and we will not guess.

• No published association fee. See the fee stack above. The formula is published; the dollar figure is not.

Golf Near Hawksridge, and Why There Is None Inside the Gate

Hawksridge has no golf course of its own, and that absence is the community’s most misunderstood feature and arguably its strongest financial argument. Six private clubs sit within roughly two miles of the Hawksridge gate, and a Hawksridge owner belongs to none of them by virtue of the address, which means no initiation, no bond, no equity contribution and no annual dues attached to the deed.

The clubs within about two miles

• Grey Oaks Country Club, directly across Airport-Pulling Road from the Hawksridge gate. The club’s own membership page describes an equity membership offered in Resident and Non-Resident forms and in two categories, Golf, which includes unlimited golf, and Sports, which includes full club access excluding the golf course and golf privileges. The club operates three championship golf courses, a 62,000 square foot East Clubhouse, and a 19,000 square foot West Clubhouse at the Estuary. The Grey Oaks main entrance is 1.7 road miles from the Hawksridge gate.

• Royal Poinciana Golf Club, on Hawksridge’s back property line. Its official site publishes a guest information page and no public booking path.

• The Country Club of Naples, founded 1966 on 160 acres, which describes itself as the first full-service country club in the area. Membership is by member bond.

• Quail Run Golf Club, a member-owned private golf club just off Pine Ridge Road between Goodlette-Frank Road and Airport-Pulling Road, which markets itself on affordability.

• Hole-In-the-Wall Golf Club, whose official site publishes only club and guest information, with no rates page, no public tee times and no join-online path, which is itself evidence of a closed access model.

• Kensington Country Club, which presents itself as a golf and country club community.

On club costs, we say nothing

We will not publish an initiation figure, a bond figure, an equity contribution or an annual dues figure for any of these clubs, and you should treat any page that does with suspicion. None of the clubs publishes those numbers. The figures circulating online for Naples clubs trace back to a country-club magazine site that labels its own numbers as rumored. Naming the clubs, describing the access model each publishes about itself, and stopping there is the accurate treatment. If a specific club matters to your decision, call its membership office; every one of them has one.

Why the absence is an argument rather than a gap

In most of Naples at the $700,000 to $2,300,000 price band, a gated address arrives attached to a club, and the club arrives attached to a mandatory payment obligation that is often larger than the association assessment. Hawksridge separates the two decisions. You buy the location and the community, and then you choose a club, or no club, on its own merits and on your own timeline. For a seasonal owner who plays six times a year, or a full-time owner who does not play at all, that separation is worth real money every year, and it never shows up in a comparison that only looks at purchase price.

The honest counterweight: if you want a club, you will be paying for it separately and you will be applying to a private club on its terms, with no member sponsorship coming from your neighborhood. That is the trade.

The Single-Family Homes of Hawksridge

The single-family side of Hawksridge is 91 standing houses on 92 homesites, built between 1992 and 2022 with 82 percent of them finished by 1999, ranging from 2,297 to 5,350 square feet of living area on lots of 11,860 to 49,157 square feet. The median house is 3,553 square feet on a 16,583 square foot lot, and the county’s 2025 roll carries a median just value of $1,088,724.

Size and lots

The distribution by floor area is tight in the middle: two homes are under 2,500 square feet, 41 fall between 2,500 and 3,499, another 41 between 3,500 and 4,499, and seven are 4,500 square feet or larger. Total single-family land held in lots is 1,651,327 square feet, or 37.9 acres, roughly 48 percent of the entire 79.19-acre PUD.

The largest and the most valuable are two different houses

• Largest by floor area: 2296 Hawksridge Loop, 5,350 square feet, built 2010.

• Highest 2025 just value: 2277 Hawksridge Drive, 4,777 square feet on a 20,255 square foot lot, built 2022, just value $2,349,415. It is the only house in the community carrying the appraiser’s top improvement quality tier.

• Second highest just value: 2026 Swainsons Run, the combined Lots 17 and 18 parcel, 4,564 square feet on 1.13 acres, just value $2,289,867.

• Third: 2296 Hawksridge Loop at $1,869,682.

Behind those, the next largest houses by floor area are 2320 Harrier Run at 4,991 square feet, 2204 Goshawk Court at 4,947, 2277 Hawksridge Drive at 4,777, 2055 Swainsons Run at 4,688 and 2274 Hawksridge Drive at 4,580. The smallest houses in the community are 2128 Harlans Run at 2,297 square feet and 2167 Harlans Run at 2,349.

A number in circulation that is an export artifact

Some sources describe an 8,500 square foot home in Hawksridge. No such house exists. A state-level cadastral export double-counts living area on at least two Hawksridge parcels, reporting 8,538 square feet where the county appraiser’s own building file reads 4,269, and 8,214 where the appraiser reads 4,107. Both are exactly twice the real figure. The largest single-family floor area in Hawksridge is 5,350 square feet.

Streets and how the houses are distributed

Harlans Run alone carries a third of the single-family homes, and it is also where seven of the community’s eleven Letters of Map Change and several of its flood-zone questions concentrate. Street matters here in a way it does not in most communities of this size.

Construction, quality and features

Every one of the 91 dwellings sits in the appraiser’s RC building-class series, the series reserved for single-family residences at the upper quality tiers, with a parallel lower series used for lesser construction that no Hawksridge house occupies. Improvement quality is 4 on 77 homes, 3 on 13, and 5 on exactly one. The state’s construction class field is nearly uniform, reading class 3 on 89 of the 91 houses.

Recorded extra features across the single-family segment, counted from the appraiser’s own building file: 84 screen enclosures, 78 pools, 54 keystone or sculptured concrete features, 45 spas, 27 brick decks, 13 tile decks and 10 walls. Roughly 86 percent of the houses have a private pool, and those pools are private, on individual homesites, not community facilities.

What the record does not say

The county and state files do not record an architectural style, and they do not record the original builders. The permit portal that would name the builders returns an automated challenge page to any scripted request, so the permits exist and are retrievable in person or through a live session, but they were not obtainable for this page. If a specific home’s builder matters to you, that is a records request to Collier County, and we will make it as part of a due-diligence package.

The Colony at Hawksridge: 26 Buildings, 95 Units, Two Floor Plans

The Colony at Hawksridge is a 95-unit condominium of 26 buildings completed between 1998 and 2002, occupying Tract B of Hawksridge Unit Two at the back of the community, and it is the most uniform residential product in the 34105 ZIP code. Ninety-one of its 95 units are one of exactly two floor plans, and the entire condominium’s assessed values span a range of only $105,934 across all 95 homes.

The building count, and why every other source gets it wrong

The Colony is 26 buildings. Twenty-three of them are four-unit coach buildings, which accounts for 92 units, and that 92 is exactly where the widely circulated “92 coach homes” figure comes from. The other three units sit in Buildings 24, 25 and 26, each carrying a single assessed unit and each completed in 1998, a year before any four-unit building went up. All three have floor areas found nowhere else in the condominium. Twenty-three four-unit buildings plus three single-unit buildings is 26 buildings and 95 units, and 95 is the figure the recorded declaration states verbatim: “There are ninety five (95) units, so the total number of voting interests is ninety five (95) votes.”

Floor plans

Range 1,786 to 2,580 square feet. A figure in circulation describing Colony units up to 2,755 square feet does not match any unit on the county roll.

A unit-numbering trap that will fool you if you let it

At The Colony, the leading digits of a unit number encode the BUILDING, not the floor. A recorded legal notice describes a Colony property as “UNIT 901, BUILDING 9,” so unit 901 is unit 01 in building 9. The MLS set for this community contains units numbered 2002, 1302, 1102 and 2502. Under the common assumption that a unit number’s leading digits are a floor, those would be the twentieth, thirteenth, eleventh and twenty-fifth floors of a low-rise coach-home community, which is obviously wrong. Buildings run 1 through 26, which matches the building count exactly.

We flag this because the heuristic is otherwise a reasonable one and because it is the single fastest way to reach a badly wrong conclusion about this condominium’s height, which in turn drives the Florida milestone-inspection question covered below.

Streets and unit distribution

The recorded phasing

The Colony was recorded in phases rather than all at once, and the legal description of the parent tract lists ten recorded phase instruments by book and page, out of numerical order, beginning with Phase I at Official Records Book 2548, Page 598. The Clerk’s index carries 38 recorded declaration-type instruments for The Colony overall, most of them surveyor’s certificates of substantial completion, running from August 2000 to the final Phase 4 Building 23 certificate recorded 04/01/2002.

We are not publishing a per-year building count table for The Colony, because the two available reconstructions of it disagree with each other internally. The building total of 26 and the build window of 1998 to 2002 are solid; the year-by-year allocation is not, and a table that looks precise while being internally inconsistent is worse than no table.

Assessed values, and the uniformity story

The 95 Colony units carry a total 2025 just value of $53,767,052, a median of $549,490, and a range of $498,286 to $604,220. That is a spread of $105,934 across 95 homes, which is remarkable. Every unit carries the same building class and the same top improvement-quality tier on the state roll, with no variation at all.

For a buyer, that uniformity means the comparable set is genuinely comparable and a valuation is unusually reliable. For a seller, it means differentiation has to come from condition, view, floor plan and building position rather than from square footage, and it means an overpriced unit is obvious to every buyer looking at the same six recent sales.

What the Colony declaration says about living there

• Signs. Section 12.9 prohibits For Sale, For Rent and similar signs outright. Other signs, apart from alarm and security signage, are prohibited. The board may permit open-house signage on the day of an open house only. Any marketing plan for a Colony listing has to be built around that from day one, and it is one of the reasons Colony sellers benefit from an agent who already knows the rule.

• Pets. As restated in 2021: one dog weighing no more than twenty pounds at maturity, or two cats, or one dog under twenty pounds plus one cat, plus birds and tropical fish in reasonable numbers. The association may require a weight certificate from a licensed veterinarian practicing in Collier County. Exotic and exotic-hybrid animals including ferrets, snakes and wolf-dog or wild-domestic cat mixes are prohibited. No pets of any kind are permitted in leased units, and no pets are permitted in the pool area.

• Guests. As restated in 2021: grandparents, parents, children, grandchildren and siblings of the owner or the owner’s spouse may occupy the unit in the owner’s absence without limit. Other house guests are limited to two weeks per stay and two such occasions per calendar year. All overnight guests not accompanied by the owner must be registered with the association office.

• Leasing. A unit owner whose unit is leased may not use the recreation or parking facilities during the lease term.

• Business use. Ancillary home business is permitted subject to conditions, but public lodging establishments and fractional ownership are prohibited.

• Alterations. Board architectural approval is required for material alterations, exterior appearance changes, landscaping changes, lanai enclosures and hard flooring.

The unit boundary, which decides who insures what

The declaration defines the unit’s upper boundary as “the unfinished lower surface of the ceiling” and the lower boundary as “the horizontal plane of the unfinished upper surface of the concrete floor of the Unit.” That definition, combined with Florida’s condominium insurance statute, is what determines the line between the association’s master policy and the owner’s own policy. It is covered in the insurance section below.

The One Vacant Lot Left in Hawksridge

Exactly one privately owned buildable vacant homesite remains inside the Hawksridge gate: Lot 68 at 2143 Harlans Run, folio 49460002052, 21,094 square feet, carried on the county’s 2025 certified roll at a just value of $641,258 with no building record. Every other unbuilt parcel inside the community is an association-owned buffer strip assessed at $100.

That single fact is the scarcity argument for this community stated as a number. Hawksridge has been effectively built out since 2002 on the single-family side and completely built out on the condominium side. New supply arrives here only when an owner takes a 1990s house down and replaces it, which has happened nine times since 2004.

The other “vacant” parcels are not homesites

Three additional parcels carry a vacant-residential use code and each is assessed at a just value of $100: a 10,454 square foot strip addressed on Airport Road North, and two unaddressed tracts of 24,829 and 10,454 square feet. All three are association-owned buffer land. A listing site reporting “six of ninety lots remain vacant” is counting buffer strips against a lot denominator that was already wrong.

Note on the vacant lot’s flood status

2143 Harlans Run is one of the nine Hawksridge addresses mapped in FEMA Zone AE, and it is the only one of the nine with no structure on it. Two entirely independent research routes, a county parcel analysis and a separate FEMA overlay, identified the same parcel as the community’s vacant lot. Anyone contemplating building there should start with the flood section below, an elevation certificate and a pre-application conversation with Collier County, because building in a Special Flood Hazard Area carries elevation requirements that building in Zone X500 does not.

The Colony has zero unbuilt units

All 95 assessed condominium parcels carry a building record. There is no unsold or unbuilt inventory in the condominium and no developer position remaining.

Milestone Inspections and SIRS: What a Colony Owner Has to Check

Florida’s milestone inspection and structural integrity reserve study requirements apply to condominium buildings by height and by age, and The Colony at Hawksridge is a condominium built between 1998 and 2002, which puts the age question squarely in play. We are going to give you the statutory thresholds and tell you exactly how to check your own building, and we are deliberately not going to tell you whether The Colony is exempt, because that is not established from a primary source.

The thresholds, from the state

The Florida Department of Business and Professional Regulation states them plainly:

• On SIRS applicability: “A residential condominium association must complete a SIRS for every building in the condominium that is three habitable stories or higher, as determined by the Florida Building Code.”

• On the SIRS exclusion: “The SIRS requirements do not apply to buildings less than three stories in height; single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground…”

• On milestone inspections: “Structural milestone inspections are required for condominium and cooperative buildings of a certain age, depending on their distance from the coastline.”

• On the deadline of record: associations were required to complete a Structural Integrity Reserve Study by December 31, 2025.

Why we will not publish an exemption claim for The Colony

Because the building height is not established from a primary source, and an exemption claim is exactly the kind of legal-adjacent statement a buyer would act on.

Here is precisely what is and is not known. One sealed elevation certificate on file with Collier County, for Building 2 at 2520 Talon Court, signed by a licensed Florida surveyor in March 2013, records a top of bottom floor at 10.8 feet and a top of next higher floor at 20.8 feet. That is primary evidence of a second story in one building. The recorded 2006 declaration contains no statement of stories, floors, levels or building height anywhere in its 66 pages, and that absence was confirmed with a control search that successfully returned other known facts from the same document. One building is not the community, and no document we could reach states a maximum height for the condominium as a whole.

How to check your own building, in order

1. Open the parcel on the Collier County Property Appraiser for your specific unit’s folio. The building record states the number of stories. This is the fastest primary answer and it is a per-building answer, which is the right unit of analysis.

2. Check whether the association appears in the state’s SIRS reporting database. An association appearing there implies at least one building of three or more habitable stories.

3. Ask the association directly, in writing. For The Colony that request goes to Compass Rose Management. Ask whether a milestone inspection has been performed, whether a SIRS has been completed, when, by whom, and what the reserve funding conclusion was.

4. If you are under contract, ask for the documents themselves, not a summary. A completed SIRS names the components, their remaining useful life and the funding required, and it is the single most informative document a Florida condominium buyer can read.

And do not infer height from the unit number

As set out above, at The Colony the leading digits of a unit number are the building number. Unit 2002 is in building 20, not on the twentieth floor. Anyone using a unit number to reason about building height at this condominium will reach a wrong answer, and the milestone question is the worst possible place to reach one.

What this means practically for a Colony seller

The build window of 1998 to 2002 is the fact that decides milestone exposure, and it is the single most useful thing this page can tell a Colony seller. Get your building’s story count and your association’s inspection status in writing before you list, not after a buyer’s agent asks. If the answer is favorable, it is a selling point that most sellers in Naples condominiums cannot produce on demand. If it is complicated, you want to know before a contract is at risk rather than during the inspection period.

The Rules: Leases, Pets, Guests, Signs and Architectural Review

The rules that govern daily life in Hawksridge come from two different instruments depending on which product you own, and the condominium’s rules are markedly more detailed than the master’s. The most consequential single rule for anyone selling a Colony unit is that the condominium declaration prohibits For Sale and For Rent signage outright.

If you own a single-family plot

Your governing instrument is the Second Amended and Restated Declaration of Master Covenants, Conditions and Restrictions for Hawksridge, Instrument 5860084, recorded 04/27/2020, which combines the declaration and the bylaws in a single 48-page document. The 2011 amendment to Section 6.7 provides that any lease of a plot is subordinate and inferior to the association’s lien, and that the master lien is superior to any lien created by a neighborhood declaration.

The master declaration also contemplates, in its own text, family-oriented use of the community, referencing a children’s play tent or inflatable play element such as slides and bounce houses in its provisions. That language is quoted here for one reason: it is affirmative recorded evidence that Hawksridge is not age restricted.

If you own a Colony unit

Your governing instruments are the Amended and Restated Declaration of Condominium, Instrument 3922065, recorded 10/25/2006, plus the two Certificates of Amendment recorded 03/01/2021, plus the master declaration. Governing law is Chapter 718, the Florida Condominium Act.

The Colony’s key provisions are set out in detail in the Colony section above: the sign prohibition, the pet limits and the leased-unit pet ban, the guest-occupancy limits, the ban on public lodging establishments and fractional ownership, and the architectural approval requirement for material alterations, lanai enclosures and hard flooring.

Where to get the documents before you make an offer

Both operative declarations are recorded instruments and both are public. They can be ordered from the Collier County Clerk of the Circuit Court and Comptroller’s official records by instrument number, and the instrument numbers are published in full in the governance section above and in the downloadable documents table at the foot of this page. A buyer should read the operative instrument and both 2021 certificates before the inspection period closes, and a Colony buyer should also request the current budget, the reserve schedule, the most recent financial statements and any inspection reports from the manager.

One caution about which instrument you are reading

There are five master-association instruments and five Colony instruments in the recorded chains, and several of them are titled almost identically. The operative master document is captioned the Second Amended and Restated Declaration. If you are handed a document titled simply “Amended and Restated Declaration,” check the instrument number against the table above, because you may be reading a superseded version.

Flood Zones in Hawksridge, Measured Address by Address

Hawksridge sits entirely on FEMA FIRM panel 12021C0384J, effective February 8, 2024, and on that map 208 of the 217 addressed structures inside the community are in Zone X500, which is outside the Special Flood Hazard Area. Exactly nine Hawksridge addresses are in Zone AE, and because one of those nine is the community’s vacant lot, eight built homes in a community of 189 residences are in the mapped high-risk zone.

One panel, two zones

A single FEMA panel governs the whole community, and Collier County’s own published copy of the panel index returns the identical panel number and the identical effective date. Only two zones exist inside the community boundary: AE, a Special Flood Hazard Area carrying the combined riverine and coastal floodplain subtype, and X500, which FEMA’s own attribute table describes as the 0.2 percent annual chance flood hazard in a combined riverine and coastal zone. No part of Hawksridge is in unshaded Zone X, and no part is in Zone A, AH or VE.

The base flood elevation inside Hawksridge is 9.5 feet NAVD88, carried on three separate BFE lines inside the community boundary.

The nine AE addresses, named

The method matters here, so it is stated: the community’s parcel polygons were dissolved into one boundary, every county site address point falling inside it was collected, and each point was tested against the county’s published flood-zone polygons. Address points sit on the structure, which is the unit FEMA actually rates, so this is a better test than a parcel centroid.

The nine addresses in Zone AE are:

• 2204 Goshawk Court

• 2209 Goshawk Court

• 2213 Goshawk Court

• 2217 Goshawk Court

• 2221 Goshawk Court

• 2277 Hawksridge Drive

• 2296 Hawksridge Loop

• 2305 Harrier Run

• 2143 Harlans Run, which is the vacant lot

That is nine addresses, eight of them built homes. The two numbers are not interchangeable and we use each one where it belongs.

The Colony is entirely outside the Special Flood Hazard Area

Zero Colony addresses are in Zone AE. Every address point on Talon Court and Game Hawk Court, and every Colony address on Hawksridge Drive, sits in X500. That is a clean, material distinction between the two products and it is one of the few places where the coach homes hold an unambiguous advantage over the houses.

Why the AE zone is where it is

At the parcel level rather than the structure level the AE footprint looks much larger, and the reason is the community’s own geography. The 14.44-acre interior preserve tract is 99.5 percent inside Zone AE. The AE floodplain in Hawksridge is the community’s interior wetland and the ring of back yards around it, not the houses. Twenty-three of the 103 single-family-side parcels are more than half inside AE by area, while only eight built structures are.

What the zone means for a buyer

• In Zone X500 there is no federal mandatory flood insurance purchase requirement from a lender. Flood coverage remains strongly advisable, and it is generally inexpensive in a non-SFHA zone, but it is not federally compelled.

• In Zone AE a federally regulated lender will require flood insurance, and Collier County’s 50 percent rule applies: an improvement or repair costing 50 percent or more of the building’s pre-improvement market value triggers full compliance with current elevation requirements. That bites on eight homes in Hawksridge and on nobody else.

• Collier County requires new machinery to be elevated one foot above base flood elevation, a standard above the FEMA minimum.

• Collier County holds a Community Rating System Class 5 rating and has participated since October 1992, which earns eligible National Flood Insurance Program policies a 25 percent premium discount.

• How to check a specific address: use the FEMA Map Service Center address search, and separately call the Collier County flood information line at (239) 252-2942 or email the county’s flood information request address to ask whether an elevation certificate is already on file for that structure.

Evacuation zone is not flood zone

Every parcel in Hawksridge, both products, sits in Collier County Hurricane Evacuation Zone B, and not one parcel is in Zone A. Hawksridge is also entirely outside the Coastal High Hazard Area, verified with a control query that correctly returned features over a coastal Naples test box. Evacuation zones are about storm surge and county emergency management. Flood zones are about FEMA insurance rating. They answer different questions and a buyer should not read one as the other.

Real surveyed elevations, not estimates

Collier County publishes a searchable elevation-certificate layer with a public PDF per certificate, and ten of them are Hawksridge parcels. Two were read in full.

2277 Hawksridge Drive, Lot 33 Hawksridge Unit Two, certified by a licensed Florida surveyor and mapper in December 2022, vertical datum NAVD 1988:

A county official signed the certificate’s community section and corrected the base flood elevation upward to 9.5 feet from the 9.0 the surveyor had entered.

2520 Talon Court, The Colony at Hawksridge Building 2, certified by the same surveyor in March 2013, vertical datum NAVD 1988:

Both certificates state the mapping that was in force when each was written, which was the prior panel suffix and Zone AH at a 9.0 base flood elevation. The February 2024 remap is what produced today’s picture. A buyer reading an older elevation certificate should check the panel suffix on the form against the current panel before drawing any conclusion from it.

The ten Hawksridge parcels with elevation certificates on file

Seven of the nine AE-sited addresses appear on that list, which is exactly what you would expect, because an elevation certificate is required to build in a Special Flood Hazard Area. That correspondence independently corroborates the overlay.

On repetitive loss

FEMA does not publish repetitive-loss status at the community or property level, so we cannot tell you whether Hawksridge carries any repetitive-loss properties and we are not going to speculate. If that matters to your decision, the county floodplain office is the place to ask.

Eleven Letters of Map Change, and What They Mean for a Buyer

Eleven completed FEMA Letters of Map Change name Hawksridge or The Colony at Hawksridge between 2012 and 2025, and every single one succeeded with the same outcome: the structure was removed from the Special Flood Hazard Area with the property left partially inundated. That is a meaningful and checkable fact, and as far as we can tell nobody else has looked it up.

A Letter of Map Amendment or Letter of Map Revision based on fill is a formal FEMA determination that a specific building sits on natural or filled ground at or above the base flood elevation. When FEMA grants one, the federal mandatory flood insurance purchase requirement for that structure goes away even though part of the lot remains mapped in the floodplain.

The eleven cases

All eleven carry a completed status under Collier County’s NFIP community identifier.

The comparison that gives this meaning

The same FEMA query box covering Hawksridge and its immediate neighbors returned only five non-Hawksridge cases across three adjoining subdivisions combined. Hawksridge accounts for eleven of the sixteen Letters of Map Change in its own neighborhood. Separately, zero Letters of Map Revision touch Hawksridge, and that zero was tested against a wide Collier County query box that correctly returned thirteen, so it is a true absence rather than a broken query.

Why this matters at the closing table

A Letter of Map Amendment runs with the property. If a Hawksridge home has one on file, that letter is a transferable asset: it is what a buyer’s lender and insurer will want to see, and it can be the difference between a mandatory flood policy and none. It belongs in the listing package, and a seller who does not know whether one exists should find out before listing. FEMA’s determination letters are searchable by property, and the county’s flood information line will confirm what is on file locally.

If you are buying one of the nine AE-mapped addresses, the first two questions are whether a Letter of Map Amendment exists for that structure and whether an elevation certificate is on file. Both answers are free and both change the carrying cost materially.

Storm History: What the Record Actually Shows

Hawksridge sits about four road miles inland from the Gulf at a ground elevation around ten feet NAVD88, and the measured storm record for its immediate area is notably thin. For Hurricane Ian in 2022, the United States Geological Survey surveyed 364 high water marks nationally and not one of them is in Hawksridge, with the nearest 3.87 miles away.

Hurricane Ian, September 2022, measured rather than assumed

The five nearest surveyed Ian high water marks to Hawksridge:

Now the arithmetic that matters. The highest Ian water surface the USGS surveyed within five miles of Hawksridge was 8.14 feet NAVD88, and that was on Gulf Shore Boulevard, right at the beach. The lowest adjacent grade measured by a licensed surveyor at 2277 Hawksridge Drive is 10.1 feet, and at The Colony’s Building 2 it is 10.0 feet. Ian’s surveyed surge water surface at the coast was roughly two feet below the ground the Hawksridge houses stand on, and roughly three feet below their finished floors.

That absence is meaningful rather than an artifact of nobody having looked: 104 of the 364 Ian high water marks fall inside a wide Collier and south Lee County box, so the dataset is dense in this area.

Hurricane Milton, October 2024

The USGS surveyed exactly one Milton high water mark anywhere in the Collier region, 10.51 miles from Hawksridge at 6.8 feet NAVD88, 1.92 feet above ground. Compare 104 marks for Ian in the same box. Milton did not put surveyable water into inland Collier County.

The National Weather Service’s Collier County impact narrative for Milton records moderate to major coastal flooding along most of the county coast, inundation above ground in the 2 to 4 foot range across beach and bayfront locations, a maximum estimated inundation near 5 feet at Chokoloskee, general tree and power line damage, and an estimated 85 percent of customers losing power. Countywide property damage was estimated at $280 million, with 88 structures incurring major damage and 224 minor damage, zero injuries and zero fatalities.

Read that damage line honestly and it is remarkable. Across a county with roughly 200,000 housing units, Milton produced 88 structures with major damage countywide. The Collier story from Milton is power loss and tree damage, not structural loss, and the flooding was explicitly described as coastal and bayfront.

What we are not going to tell you

We do not have a per-structure damage record for Hawksridge from any storm, because no public dataset publishes one. What we have is the measured surge record, the surveyed ground and floor elevations, the evacuation zone, the flood zone and the eleven Letters of Map Change. Those are the facts. Anyone telling you that no Hawksridge home has ever taken water is asserting something no available record can support, in either direction.

Design wind speed, which is a construction fact rather than a storm story

Collier County publishes Florida Building Code ultimate design wind speed contours by risk category. At Hawksridge:

164 mph is the number a Hawksridge buyer’s builder, roofer, window contractor and wind mitigation inspector all work to. It is also worth remembering that the single-family homes here were mostly built in the 1990s, before the 2002 statewide code, so wind-mitigation documentation on any individual house is worth checking rather than assuming.

Insurance Reality for a Hawksridge Owner and a Colony Owner

Insurance in Hawksridge is two different problems depending on which product you own, and the difference is written into Florida statute rather than into the association documents. A single-family owner in Zone X500 faces no federal flood mandate but may face a Citizens Property Insurance flood requirement anyway. A Colony owner is carved out of that requirement by statute but is exposed to condominium loss assessment in a way that the statutory minimum coverage does not begin to cover.

The Citizens flood requirement, and the trap inside it

Citizens Property Insurance is Florida’s insurer of last resort, and under Florida statute it “shall require the securing and maintaining of flood insurance as a condition of coverage of a personal lines residential risk,” and may deny coverage to an applicant who refuses. That requirement phases in by dwelling replacement cost: $600,000 or more from 2024-01-01, $500,000 or more from 2025-01-01, $400,000 or more from 2026-01-01, and all other personal lines residential from 2027-01-01.

The practical translation for Hawksridge is precise. A single-family buyer sitting in Zone X500 has no federal mandatory flood purchase requirement from a lender, because X500 is not a Special Flood Hazard Area. But if that buyer ends up with Citizens rather than a private carrier, Citizens will require flood insurance anyway, and by January 2027 that applies at every replacement cost. Budget for it rather than being surprised by it.

There are two statutory exceptions, and one of them is directly relevant here: policies that do not cover the peril of wind, and policies that provide coverage under a condominium unit owners form. A Colony buyer using a condominium unit owners form is carved out of the Citizens flood mandate by statute.

Citizens eligibility, briefly

For a primary residence, a risk is not eligible for Citizens if an authorized insurer offers comparable coverage unless the private premium is more than 20 percent greater than the Citizens premium. The same 20 percent test applies at renewal, and for non-primary residences at renewals from 2024-07-01, where the comparison can be against an approved surplus lines insurer’s take-out rate. A great many Hawksridge homes are second residences, and the non-primary rules are the ones that will apply to them.

Wind mitigation credits

Florida law requires every residential property insurance rate filing to include actuarially reasonable discounts, credits or rate differentials for construction techniques demonstrated to reduce windstorm loss. The statute names the qualifying categories: wind uplift prevention, roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door and skylight strength. Since October 2023 every insurer must publish its available hurricane mitigation discounts on its own website.

On 1990s stock, this is where the money is. If you have reroofed a Hawksridge house, get the wind mitigation inspection done and hand the form to your buyer. If you are buying one, ask for the form before you order your own quotes.

The Colony’s master policy, and the line between it and your policy

Florida’s condominium statute sets the structure directly, and it applies to The Colony at Hawksridge Condominium Association:

• Every condominium association must have adequate property insurance, and replacement cost must be determined by independent appraisal or appraisal update at least once every three years.

• The association’s policy must provide primary coverage for all portions of the condominium property as originally installed or replacement of like kind and quality, in accordance with the original plans and specifications, plus alterations or additions made under the statute.

• The master policy must exclude all personal property within the unit or limited common elements, and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments including curtains, drapes, blinds and hardware, where these are inside the unit boundaries and serve only that unit. Such property and any insurance on it is the responsibility of the unit owner.

• Deductibles are set by the board and must be consistent with industry standards for similar communities in the same locale.

• All property insurance deductibles and all damages in excess of the association’s coverage are a common expense of the condominium.

That last provision is the mechanism that turns a big storm into a special assessment, and it is the one every Colony buyer should read twice.

The $2,000 number that hurts people

Florida law requires a unit owner’s residential property policy to include at least $2,000 in property loss assessment coverage for all assessments arising from the same direct loss, with a deductible of no more than $250 per direct property loss. If a deductible was already applied to the owner’s other loss from the same event, no deductible applies to the loss assessment coverage. The applicable limit is the one in effect one day before the occurrence, so raising the limit after a storm is named does not help. The unit owner’s policy is excess over any other policy covering the same property.

Two thousand dollars is a statutory floor, not a realistic figure. A Florida condominium’s named-storm deductible is commonly a percentage of insured value rather than a flat sum, and the statute makes that deductible a common expense allocated across 95 units. Ask your agent for a loss assessment limit well above the statutory minimum, and do it at binding rather than at renewal. That is honest, specific and actionable, and it is the kind of thing a listing feed will never tell you.

What we cannot tell you

We do not publish premium quotes for Hawksridge homes, because a Florida premium is a function of the specific structure, its roof age, its wind mitigation form, its elevation, its claims history and the carrier’s appetite in a given month. Any page quoting a community-wide insurance figure is quoting a number that will be wrong for most of the community. Get two real quotes on the specific address before your inspection period closes.

Taxes, the Stormwater MSTU, and Why There Is No CDD

A Hawksridge owner’s tax bill carries the ordinary Collier County ad valorem millages plus exactly one community-specific line, the Hawksridge Stormwater Pumping MSTU, and it carries no Community Development District assessment at all because none exists. The MSTU is levied at 0.0318 mills, which is about $3.18 per $100,000 of taxable value per year, roughly $31.80 on a home taxed at a million dollars.

The MSTU, which almost nobody knows exists

Hawksridge is one of a small handful of Collier County neighborhoods with its own municipal service taxing unit. On the county’s budget books it is the Hawksridge Stormwater Pumping MSTU, Fund 1622. On the Tax Collector’s roll it appears as taxing authority code 153, “Hawksridge Storm Water Pumping,” a dependent district.

The rate has been held flat at 0.0318 mills for at least four consecutive fiscal years, read into the record verbatim at two separate Board of County Commissioners meetings. The FY2026 arithmetic reconciles exactly: 0.0318 mills against $110,634,276 of taxable value produces $3,518.

What that costs an actual owner

• $3.18 per $100,000 of taxable value per year.

• About $31.80 per year on a home taxed at $1,000,000.

• Roughly $18.61 per residential unit per year averaged across all 189 residences.

• The whole district raises less than $4,000 a year, total, for the entire community.

A caution about the district’s numbering

Two different numbering systems describe this district and they collide. On the Tax Collector’s roll Hawksridge is code 153, and code 154 on that same roll is an entirely different district. In the county’s budget books Hawksridge is fund 1622, formerly fund 154, while fund 153 in the budget books is a different district again. Anyone citing “Hawksridge MSTU 154” without saying which system they mean is inviting an error. Call it the Hawksridge Stormwater Pumping MSTU by name.

Why the district exists at all

Hawksridge has a large interior wetland preserve and a perimeter canal running its entire eastern edge between the community and Airport-Pulling Road. A site with that geometry cannot discharge stormwater by gravity, and the district’s own name says what it does: pumping. Communities that can drain by gravity do not need a pumping district. It also explains the community’s unusually green, low-density feel, because a large share of the site is wet and always was.

The district is a maintenance district rather than a capital-project district. Across two years of Collier County agenda packets, Fund 1622 appears only in the annual millage resolution, the read-into-the-record millage statement at budget hearings, and the Tax Collector’s distribution schedule. No work order, contract award or capital project references the Hawksridge pump station.

One of only three drainage districts in the county

Collier County’s Tax Collector roll carries only three drainage-specific taxing districts. On the 2018 roll they were Victoria Park Drainage at 0.0323 mills, Naples Park Drainage at 0.0057 mills, and Hawksridge Storm Water Pumping at 0.0398 mills. Hawksridge levied the highest of the three, and it was still the smallest line on almost every owner’s tax bill. Today’s Hawksridge rate is lower still, at 0.0318 mills.

For scale against the county’s other special districts on the FY2026 rate schedule, Lely Golf Estates Beautification levies 2.0000 mills, Golden Gate Beautification levies 0.5000 and Radio Road Beautification levies 0.1000. Hawksridge at 0.0318 is the smallest MSTU millage on the page.

There is no Community Development District

Verified negative, with a working control. Hawksridge appears nowhere on the Collier County Tax Collector’s roster of independent districts that levied and were distributed money in the county, a list that does name Ave Maria, Cedar Hammock, Currents, Enbrook, Fiddler’s Creek, Flow Way, Fronterra, Hacienda Lakes, Heritage Bay, Heritage Greens, Key Marco, Lely, Mediterra South, Naples Heritage, Naples Reserve, Orange Blossom Ranch, Pelican Marsh, Pine Air Lakes, Port of the Isles, The Quarry, Talis Park, Verona Walk, Wentworth Estates and Winding Cypress. Neither “Hawksridge,” “Hawks Ridge” nor “Colony” appears anywhere in it.

The control matters: the same document’s independent-district table returns real, named districts, so the source is demonstrably not returning an empty result, and the Hawksridge zero is real. A Hawksridge or Colony buyer has no CDD bond and no CDD assessment on the tax bill, which is a genuine differentiator against most newer Naples communities.

Save Our Homes, and the reset that catches second-home buyers

Florida’s homestead exemption and Save Our Homes assessment cap limit annual increases in a homesteaded property’s assessed value. When a property sells, the cap resets and the new owner’s assessed value is set to just value. On a Hawksridge house whose owner has held it since the 1990s, that reset can be very large, and the taxable value you inherit will bear no relationship to the taxes the seller was paying.

The rule of thumb that matters: look at the just value on the county roll, not at the seller’s current tax bill. For the single-family side the 2025 median just value is $1,088,724 and the range runs to $2,349,415. For the Colony the median is $549,490 in a range of $498,286 to $604,220. Those figures, not last year’s bill, are the honest starting point for estimating what you will pay.

Non-homestead property carries a separate 10 percent annual assessment cap on non-school levies, which applies to second homes and rentals. Prorations at closing are handled under the Florida contract you sign, and your title company will produce the calculation.

Schools Zoned to Hawksridge Addresses

Every Hawksridge address is zoned to Poinciana Elementary School, Gulfview Middle School and Naples High School, and all three earned an A from the Florida Department of Education for the 2025-26 school year. All 94 Hawksridge address records in the Collier County Public Schools attendance database return that identical trio, with zero exceptions and zero split zoning anywhere in the community.

The three zoned schools

• Poinciana Elementary School, 2825 Airport Road North, Naples. A Title I school, with 69.4 percent of students economically disadvantaged. Its 2026 components include a Grade 3 English Language Arts achievement score of 74, math achievement 69 and science 69.

• Gulfview Middle School, 255 6th Street South, Naples. Gulfview has earned an A in every graded year from 2001 through 2026, twenty-five consecutive A grades, with its only non-A grades on the state record being a C in 2000 and a B in 1999. Its 2026 components include math achievement 85, social studies 93 and middle school acceleration 88. Gulfview is 45.2 percent economically disadvantaged and is not a Title I school.

• Naples High School, 1100 Golden Eagle Circle, Naples. Its 2024-25 graduation rate component is 94 and its college and career acceleration component is 65. It is 45.6 percent economically disadvantaged and is not Title I.

One caveat on year-over-year comparison: 2026 introduced a new Grade 3 English Language Arts achievement component for elementary schools, so a like-for-like comparison of Poinciana’s grade against earlier years is not clean.

The zoning does not follow the map, and buyers should know it

These school distances are measured from the geographic centroid of Hawksridge rather than from the gate, and they are stated that way deliberately, because they were computed against the district’s own address file.

Pine Ridge Middle School is 1.70 straight miles from Hawksridge. Gulfview Middle, the zoned school, is 3.79 miles away in Old Naples. The same pattern appears at the high school level: Barron Collier High is 1.61 miles away and Naples High, the zoned school, is 1.92. Both of the nearer schools are also A-rated in 2026, with Barron Collier earning 725 points and a graduation rate component of 98, and Pine Ridge Middle earning 679.

Collier County Public Schools runs a Parental Choice program that lets a family request a school outside its assigned attendance zone, subject to capacity and class-size limits. If the middle school assignment matters to you, that program is the mechanism, and it is worth asking about before you buy rather than after.

Capacity, and it is not tight

From the district’s adopted Capital Improvement Plan for fiscal years 2026 through 2045:

Poinciana Elementary runs at 59 percent of capacity and is projected at 56 to 57 percent through 2029-30, and the district’s own recommendation line for the school is three words: “No change.” A capacity footnote on the Poinciana row notes that the figure does not include three portables.

The only Collier County attendance boundary modification currently in process is for a new elementary school opening on the far east side of the county, and it does not touch Hawksridge.

Busing

Collier County Public Schools does not provide busing where a student’s address is within two miles of the assigned school and the walking route is judged non-hazardous. Poinciana Elementary is inside that two-mile band from Hawksridge, so a Hawksridge family should confirm transportation arrangements with the district rather than assuming a bus.

Money already programmed into those buildings

The district’s plan funds $924,000 at Poinciana Elementary in FY2027, including a $250,000 generator replacement and a $500,000 chiller replacement, and $1.5 million in FY2028 for a thermal energy storage system, with a full roof replacement across all buildings programmed at $2 million in FY2033. Naples High carries $4.45 million in FY2027, most of it a $4 million campus-wide air handler replacement, plus $950,000 of single-story roof replacement in FY2029. Gulfview Middle carries $3.003 million in FY2032 for chiller and terminal HVAC work and $2 million in FY2035 for roofs.

Private and charter options

Fourteen private schools sit within ten miles of the 34105 ZIP code. The nearest by straight-line distance:

Community School of Naples describes itself as the largest Pre-K3 through grade 12 private independent day school in Collier County. Enrollment figures come from the federal private school survey for the 2023-24 school year and will have moved since. Charter and private schools have no Collier County attendance zone and are not bound to the same local, state and federal rules as traditional public schools.

Healthcare Access from Hawksridge

Hawksridge has two different hospital systems’ emergency departments inside six driving miles, and it has no state-designated trauma center anywhere in its county. The Florida Department of Health’s trauma center roster lists no Collier County facility at any level, and the nearest state-designated trauma center is Gulf Coast Medical Center, a Level II center in Lee County, 31.74 driving miles north.

That is the single most useful candid healthcare fact this page can carry, and no competitor community page carries it.

Hospitals and emergency departments

These healthcare distances are measured from the community centroid rather than from the gate, and are stated that way for consistency with the school figures above.

NCH Baker Hospital is open 24 hours with an on-site emergency department and outpatient imaging. NCH states that Baker and NCH North together carry 713 beds, that its stroke institute is a Joint Commission designated Comprehensive Stroke Center and the only one in Southwest Florida, and that it houses the only 24/7 pediatric emergency room in Collier County. Those are NCH’s own characterizations of its facilities, and we attribute them rather than restating them as independent findings. NCH also names a heart institute, an orthopedics collaboration with a national specialty hospital, and a collaboration covering neonatal and pediatric intensive care.

Physicians Regional Pine Ridge operates an emergency department and publishes a live average emergency room wait time on its own site. The system’s service list includes neurovascular and stroke care, cardiac care, cancer care, bariatric surgery, orthopedics, and wound care with hyperbaric medicine.

Urgent and immediate care

• Physicians Regional Urgent Care, Pine Ridge, 6376 Pine Ridge Road, walk-in.

• NCH Vanderbilt Immediate Care, 801 Vanderbilt Beach Road, 4.40 straight miles and 6.65 drive miles from the community.

NCH publishes live wait times for its immediate care and urgent care centers and offers an online check-in, with check-in opening at 8:30 a.m. for urgent care and 9:30 a.m. for immediate care. One quotable restriction worth knowing before you need it: NCH states that at present it can only accept HMO insurance plans that have an assigned NCH primary care provider.

Concierge medicine, which is the strongest local angle

Four of the eight NCH concierge medicine practices carry a 34105 ZIP code, the same ZIP as Hawksridge. The nearest, Moorings Park at Grey Oaks Concierge Medicine, is 1.35 straight miles from the community, essentially across Airport-Pulling Road, and NCH Eagleview Concierge Medicine on Goodlette-Frank Road is 1.69 straight miles.

Northwestern Medicine also operates a concierge medicine practice in Naples, listing two-hour physicals, one-hour follow-ups, 24/7 direct phone access to the physician, on-site phlebotomy and complimentary parking under an annual membership fee. MDVIP-affiliated concierge internal medicine physicians practice in Naples as well.

For a buyer in this price band, the concentration of concierge primary care inside two miles is a real and rarely mentioned amenity of the address, and it partly offsets the absence of a trauma center in the county.

Drive Times From the Hawksridge Gate

Every destination a Naples buyer normally asks about, apart from the regional airport, sits within 6.6 road miles of the Hawksridge gate. All distances in this table are drive distances measured by road from one stated origin: the Hawksridge Drive gate at Airport-Pulling Road, the community’s only connection to the public road network.

How to read the minutes

Lead with the mileage. Road distance is a geometry fact and does not change. The minute figures are free-flow model output with no traffic in them, and they will run optimistic during Naples season, roughly January through April, when Airport-Pulling Road, Pine Ridge Road and Tamiami Trail all congest. Treat a stated minute figure as a floor rather than as a typical February number, and add materially in season.

Two things the table proves rather than asserts

The nearest Publix is genuinely close and the runner-up is not. The Publix at 2310 Pine Ridge Road is 1.6 miles from the gate. The next nearest Publix, on Vanderbilt Beach Road, is 3.4 miles, more than double. A Hawksridge resident’s default grocery run is under two miles each way.

Hawksridge effectively has two interstate interchanges inside six miles. Exit 105 at Golden Gate Parkway is 5.2 miles and Exit 107 at Pine Ridge Road is 6.0. That redundancy is worth more than it sounds when one of the two is under construction, which is exactly the situation described in the pipeline section below.

The nearest Gulf beach, described honestly

Clam Pass Park, 465 Seagate Drive, is 3.9 road miles from the gate and it is the nearest public Gulf beach access. It beats Lowdermilk Park by 0.7 miles and the Naples Pier by 2.7. It is also not a park-and-walk-onto-the-sand beach, and saying so is more useful than saying “minutes to the beach.”

Collier County Parks describes Clam Pass Park as 35 acres of coastal habitat where beach access is by a three-quarter-mile boardwalk through mangrove, on foot or by free tram. Parking is $10 without a Collier County resident beach parking permit. Hours are 8 a.m. to sunset, year round. No dogs are permitted. Listed amenities include a beach wheelchair, bike racks, a transit stop, foot showers, the free tram, a life jacket loaner program, a restaurant and restrooms. The Conservancy of Southwest Florida runs guided nature walks on the boardwalk Monday through Saturday from December to April.

If a five-minute walk onto sand is what you want, this is not that. If a fifteen-minute drive followed by a boardwalk and a tram ride into a genuinely quiet stretch of coast is acceptable, it is one of the better beaches in Naples precisely because of the barrier.

Naples Municipal Airport and Aircraft Noise, Candidly

Hawksridge sits about three road miles from Naples Municipal Airport and falls entirely outside every mapped noise contour on the FAA-accepted noise exposure map, including the DNL 60 contour. Across the airport’s entire modeled footprint, zero housing units and zero people are exposed to DNL 65 or higher, in both the current and forecast cases.

We treat this section candidly because the airport is the most common unprompted question about any central Naples address, and because the honest answer here is genuinely good rather than defensive.

The contours, read off the official map

The current official noise exposure maps are the ones the FAA found in compliance with federal noise regulations effective December 9, 2021. On that map:

• The DNL 65, 70 and 75 contours are confined to the airfield itself.

• The DNL 60 contour extends as a narrow lobe northeast along the extended centerline of one runway and terminates south of Golden Gate Parkway. Hawksridge sits north of Golden Gate Parkway on the west side of Airport-Pulling Road, beyond that lobe entirely.

• The DNL 65 to 70 band covers 7.7 off-airport acres in the 2021 case and 10.1 acres in the 2026 forecast, with a housing-unit count of zero in both. Nothing at all falls in DNL 70 to 75 or above.

• The entire DNL 60-and-higher footprint contains 62 housing units and roughly 97 people across about 105 to 116 acres.

• Exactly one noise-sensitive site sits inside DNL 60, a charter school on Horseshoe Drive South north of a runway end, modeled at about 61 decibels. That school is 2.24 straight miles from Hawksridge and closer to the field than Hawksridge is.

What residents actually complain about

The Naples Airport Authority publishes a monthly noise report, and it is unusually revealing. Across the twelve months from July 2025 through June 2026, the authority logged 6,438 noise comments from 108 households. Ninety-two percent of those comments came from just ten households, and 3,956 of them, 61 percent, came from ten app users in three neighborhoods.

Hawksridge does not appear anywhere in the named-neighborhood table for those twelve months. The named neighborhoods and their comment counts are led by Old Naples with 33 households and 3,181 comments and Collier Woods with 4 households and 2,159 comments, followed by Willoughby Acres, Briarwood, Sun Terrace, Wyndemere, Park Shore, Royal Harbor, The Moorings, Golden Gate, Vineyards, Golden Gate Estates, Coquina Sands, Bears Paw, East Naples, Avion Park and Lake Park. Eighteen further single-household neighborhoods contributing 56 comments between them are not named in the report, so the correct honest statement is that Hawksridge is not among the named neighborhoods, rather than that Hawksridge filed zero complaints.

The honest counterweight

Two things cut the other way and belong on this page.

Preferred helicopter routes follow major roadways, away from residential areas, and Airport-Pulling Road is one of those major roadways. The airport’s own official noise exposure map appendix shows modeled helicopter tracks running north through the Airport-Pulling and Goodlette-Frank corridor. Hawksridge fronts Airport-Pulling. Fixed-wing contours are not the whole story for a community on this frontage.

The airfield is busy and getting busier. The airport modeled 101,900 annual operations in its 2021 existing case and forecast 108,700 for 2026. It has two runways, one 6,600 feet by 150 feet and one 5,000 feet by 100 feet, both asphalt and grooved.

Noise abatement measures in force

• Departures to the southwest turn to a 270 degree heading so aircraft reach the Gulf quickly.

• Voluntary quiet hours from 10:00 p.m. to 7:00 a.m., with letters mailed monthly to every operator flying during the curfew. The airport’s June 2026 report states that 100 percent of curfew violators were contacted by letter over the trailing twelve months and staff spoke with 93 percent of them.

• Preferential runway use in calm wind, specifically to reduce noise over densely populated areas.

• Northbound departure turn headings route traffic over commercial areas and away from residential.

• Engine run-ups are prohibited from 10:00 p.m. to 7:00 a.m., and daytime run-ups are restricted to the center of the airfield.

• A noise abatement hotline at 239-643-1879, a public noise comment form, and live public flight tracking.

The Naples Airport Authority publishes a page for prospective homebuyers telling them outright that the airport is surrounded by homes and businesses and that airport operations create noise. It also states that the airport contributes more than $781 million to the local economy each year. Spending ten minutes on the live flight tracker during an afternoon before you write an offer is free, and it is a better answer than anything either of us can write.

Daily Logistics: Groceries, Pharmacy, Pets and Fitness

Everyday errands from Hawksridge collapse into essentially one intersection. Three pharmacy counters, the nearest grocery store, a warehouse club and the nearest veterinary clinic all sit within about a mile and a half of the community, clustered at Pine Ridge Road and Airport-Pulling Road.

Groceries

Note that the grocery figures in this table are measured from the community centroid, which is why the Publix figure differs slightly from the 1.6 road miles measured from the gate in the drive-time table above. Both are correct and each states its origin.

Pharmacy, veterinary and fitness

• Nearest pharmacy: a CVS at 2324 Pine Ridge Road, 1.22 straight miles, in the same Pine Ridge and Airport-Pulling node as the nearest Publix, which also has a pharmacy counter. Costco’s pharmacy is 1.57 straight miles out. Three pharmacy counters inside a mile and a half.

• Nearest veterinary clinic: a practice on Pine Ridge Road at 1.23 straight miles, with three more within about two miles and a wildlife hospital at 2.09.

• Fitness: the nearest studios are within about a mile and a half, and seventy-five fitness facilities are mapped within a 5.6 mile radius of the community. This is a saturated fitness market rather than a place with one gym, and one of the newest options opened in the retail center at Airport-Pulling and Golden Gate Parkway described in the next section.

Retail and destination anchors

Utilities, services and the practical stuff

Hawksridge is in unincorporated Collier County, so county services apply: the Collier County Sheriff’s Office rather than a city police department, county solid waste collection, and county code enforcement. Stormwater inside the community is handled by the association’s own system with the pumping component supported by the MSTU described above. Guest access, contractor access and delivery handling are association matters at the gate, and because we cannot document the gate arrangement we will not describe the procedure; ask the manager.

What Is Coming Near Hawksridge

The civic pipeline around Hawksridge is unusually quiet. Exactly one rezoning has been approved adjacent to the community in the last two years and it adds three single-family houses. The largest approved zoning change in the area went up rather than out, inside an already-built campus across Airport-Pulling Road, and the one genuinely large infrastructure item that will touch this commute is projected for 2031.

The one adjacent rezoning, and it is small

Ordinance 2025-35, adopted by the Board of County Commissioners on 2025-09-09, rezoned a 2.56-acre parcel at 3001 Bailey Lane, 1,600 feet west of Airport-Pulling Road, from the Estates district to Residential Single-Family-3, allowing up to three single-family dwelling units at a maximum density of one unit per 0.85 acres.

Three details from the record are worth having. The applicant’s engineer told the Collier County Planning Commission on 2025-07-17 that Bailey Lane “is a dead-end street in between Hawksridge and Poinciana Village.” The applicant voluntarily upgraded the landscape buffer from the required 10-foot Type A to a 15-foot Type B after speaking with the neighbors to the east. And the county’s own staff report states that “To date, no letters of objection or support have been received,” with no public speakers appearing at the hearing. The Planning Commission vote was unanimous.

Hawksridge owners were on the notice list. The county’s certified neighborhood information meeting mailing list for that petition includes Hawksridge Drive and Talon Court addresses, which is documentary proof that Collier County treats Hawksridge and Colony unit owners as within the statutory notice radius for Bailey Lane petitions. If you buy here, you will receive these notices, and they are worth reading rather than recycling.

The big change happened across the street, and it went vertical

Ordinance 2026-12, adopted 2026-04-28, amended the 1,601-acre Grey Oaks master planned unit development to raise the assisted living floor-to-area ratio from 0.45 to 0.6 on a 55.5-acre parcel south of Golden Gate Parkway, capping cumulative building area at 1,127,590 square feet. That parcel is the Moorings Park Grande Lake campus, where thirteen independent living buildings and a clubhouse are already constructed and further tracts are under construction. Two parcels there carry a height allowance of 103 feet zoned and 118 feet actual, granted by a hearing examiner decision back in 2021.

That amendment followed a countywide Land Development Code change adopted 2025-11-10 which raised the same ratio county-wide. County staff reasoned expressly that any site-specific planned development must file its own amendment to capture the new ceiling. The practical read: this is a template, and any other planned development within a mile of Hawksridge that permits group housing now has a standing, staff-supported basis to request the same uplift. That is the item most likely to repeat nearby.

The corner store is finished, not coming

Halstatt, a Naples family investment firm, announced on 2026-06-02 the completion of a retail center at the southwest corner of Airport-Pulling Road and Golden Gate Parkway: a 10,000 square foot retail strip on about 2.5 acres anchored by a 2,500 square foot freestanding drive-through coffee shop, plus a strength studio, a Pilates studio and an aesthetics practice. It is the final parcel of a 102,000 square foot professional park at that intersection. For a Hawksridge owner that is roughly two miles of new everyday retail, already open rather than pending.

The interstate work that will actually touch this commute is dated 2031

Two Florida Department of Transportation items matter here.

• The I-75 and Pine Ridge Road diverging diamond interchange, financial project 445296-1, is under construction now. Half a mile of work, approximately $27.5 million, construction started early 2025 with the current phase estimated for completion mid-2027. Night lane closures on Pine Ridge Road and ramp closures are in effect as needed. That is Exit 107, one of the two interchanges Hawksridge uses.

• I-75 widening from Golden Gate Parkway to Corkscrew Road, financial project 452544-1, an 18.5-mile project currently in project development and environment study. The study’s southern terminus is the Golden Gate Parkway interchange, which is Exit 105, the nearer of the two Hawksridge interchanges.

Collier County’s own agenda record projects the widening phases in sequence: Phase I from Immokalee Road to the Lee County line commencing 2027, Phase II 2029, Phase III 2030, and Phase IV, from Golden Gate Parkway north to Pine Ridge Road, projected to commence in 2031. Phase IV is the segment nearest Hawksridge. We flag the source class honestly: that schedule appears inside a document the county attached to its own agenda, and the sequence is a county-published projection rather than a state letting date.

Verified true zeros, each with a control

Three absences were tested rather than assumed, and each was tested against a query that correctly returned real results elsewhere:

• No growth management plan amendment within a mile of Hawksridge in the last 24 months. The only one surfacing in corridor searches sits roughly four miles east and outside scope.

• No Collier County capital improvement, utility, park or library project inside or immediately adjacent to Hawksridge in the last 24 months. Location maps in county packets for the period cover other parts of the county entirely.

• No state transportation project on Airport-Pulling Road or on Golden Gate Parkway west of I-75. Airport-Pulling is a county road, and the state’s Collier County project inventory carries none on either corridor.

Also on the record: no objection, appeal or litigation by either Hawksridge association against a nearby petition appears anywhere in the county’s agenda index.

The buyer-facing net read

Low near-term disruption, one large long-dated item. The only approved rezoning next door adds three houses with an enhanced buffer. The largest approved change across Airport-Pulling adds intensity inside an already-built campus rather than new road-facing construction. The retail at the corner is complete. The interstate work that will genuinely affect this commute is projected for 2031, six years out, and the nearer-term interchange work at Exit 107 has an alternative interchange 0.8 miles closer to the gate.

Comparable Communities to Consider

Buyers looking at Hawksridge are usually deciding between a central Naples address without club obligations and a larger amenity community that carries them, and the honest comparison set runs from the 1,601-acre development directly across Airport-Pulling Road down to the small platted neighborhoods that share Hawksridge’s own flood panel. We name the alternatives and describe what is verifiable about each rather than ranking them.

Grey Oaks, directly across Airport-Pulling Road

Grey Oaks is the obvious cross-shop, because it is 1.7 road miles from the Hawksridge gate and visible from it. It is a 1,601-acre master planned unit development first approved as a Development of Regional Impact in 1990 and rezoned in 2007, spanning the northeast, northwest and southeast quadrants of the Airport Road and Golden Gate Parkway intersection. Its planned development document allows a maximum of 1,775 dwelling units, 1,303,091 square feet of commercial office and retail, and 72 golf holes.

The country club operates on an equity membership offered in Resident and Non-Resident forms, in a Golf category with unlimited golf and a Sports category with full club access excluding golf. Three championship courses, a 62,000 square foot clubhouse and a 19,000 square foot second clubhouse.

The trade against Hawksridge is straightforward. Grey Oaks offers a scale and amenity package Hawksridge cannot match, at a purchase price and a mandatory carrying cost Hawksridge does not have. Hawksridge offers the same intersection, the same schools, the same flood panel and the same drive times, at 189 units, with no club obligation attached to the deed.

Moorings Park at Hawks Ridge

Worth naming here for a different reason. If what you actually want is a 55-plus continuing-care retirement community with an entrance fee and a continuum of care, that is Moorings Park at Hawks Ridge, and it is a genuinely different product from Hawksridge rather than a version of it. If you found this page because a search result merged the two, this is the fork in the road.

The immediate neighbors on the same flood panel

Hawksridge’s own FEMA query box also returns Pinewoods, Coco Lakes, Mandalay Place and The Cottages, which are the platted neighborhoods immediately around it, and Poinciana Village sits on the other side of Bailey Lane. Those are the closest true comparables on location, and they are generally smaller, more varied in age and product, and mostly not gated. Between them they produced five Letters of Map Change in the same period Hawksridge produced eleven.

The clubs, if the club is the point

If your decision is really about a club rather than a house, the six private clubs within about two miles of the Hawksridge gate are named in the golf section above: Grey Oaks Country Club, Royal Poinciana Golf Club, The Country Club of Naples, Quail Run Golf Club, Hole-In-the-Wall Golf Club and Kensington Country Club. Every one of them can be joined from a Hawksridge address on the club’s own terms, and none of them is joined automatically.

How to run the comparison properly

Compare four numbers rather than one, and compare them per year rather than at purchase:

1. Purchase price for the product you actually want, single-family or attached.

2. Association assessments, all layers. In Hawksridge that is one layer for a house and two for a coach home, and neither dollar figure is published, so it is an estoppel request rather than a lookup.

3. Club obligations, including initiation or equity, annual dues and food and beverage minimums. In Hawksridge that number is zero unless you choose otherwise.

4. Government layers. In Hawksridge that is county millage plus a stormwater district costing about $3.18 per $100,000 of taxable value, and no CDD. In many newer Naples communities a CDD assessment is a four-figure annual line.

Run those four for each community you are considering and the comparison usually resolves itself. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we have run this comparison across every one of the communities named above. Call Marc at (239) 287-5873 and we will build that table for the specific communities you are choosing between.

Why Buy in Hawksridge: Honest Pros and Cons

Hawksridge is a location-and-scarcity purchase rather than an amenity purchase, and it suits a specific buyer very well and another buyer not at all. Below is the case for and against, built only from figures documented elsewhere on this page.

The case for

• Location, measured rather than asserted. Eleven of the fourteen destinations we measured sit within six road miles of the gate, and everything except the regional airport is within 6.6. Beach, downtown, two hospital systems, the executive airport, two malls and two interstate interchanges.

• Scarcity that is a number rather than a slogan. 189 residences on 79.19 acres, 18.8 percent of the site in recorded preserve, one buildable lot left, and roughly 4.2 percent annual turnover. Supply here does not expand.

• No club obligation attached to the address. No initiation, no equity, no bond, no dues, no food and beverage minimum, while six private clubs sit within about two miles for anyone who wants one.

• No Community Development District, verified negative against the county’s full independent-district roll with a working control. That is a real four-figure annual difference against many newer Naples communities.

• Low government carrying cost on the community-specific line. The one Hawksridge-specific tax line raises less than $4,000 a year for the entire community.

• The flood picture is better than a Naples address usually implies. 208 of 217 addressed structures outside the Special Flood Hazard Area, zero Colony addresses in Zone AE, evacuation Zone B rather than A, entirely outside the Coastal High Hazard Area, and a county Community Rating System Class 5 rating carrying a 25 percent flood premium discount.

• Three A-rated zoned schools, one of them with twenty-five consecutive A grades, and a zoned elementary running at 59 percent of capacity.

• Zoning stability. The PUD has never been amended, repealed or rezoned in 36 years, and the civic pipeline within a mile is three houses on 2.56 acres.

• A defensible two-product market. Two clearly separated price tiers with genuinely comparable comparable sets inside each.

The case against

• The amenity package is thin and partly undocumented. No golf, no marina, no club, no dining, and the recorded instruments do not describe what is inside either association’s facility. If the amenity is why you buy, this is not your community.

• The fee figures are not published. You cannot look up either association’s assessment. You have to request it, and until you do you are buying with a cost line unresolved.

• The single-family stock is 1990s construction. Eighty-two percent of the houses were finished by 1999. That means roof age, mechanical age, window and opening protection, and pre-2002-code construction are live inspection and insurance issues on most of the inventory.

• Absorption is slow and the ask-versus-sold gap is wide. Median active days on market of 266 against median closed days on market of 116, and a single-family median ask of $2,299,500 against a trailing median sale of $1,767,500.

• The thin comparable set cuts both ways. Eight closings in twelve months across two products means valuation is a judgment exercise, not a lookup, and one unusual sale moves the community’s record.

• Airport-Pulling frontage and helicopter routing. Hawksridge is outside every mapped fixed-wing noise contour, but the airport’s preferred helicopter routes follow major roadways and Airport-Pulling is one of them.

• No trauma center in the county. The nearest state-designated trauma center is 31.74 driving miles away in Lee County.

• Eight homes are in the Special Flood Hazard Area, and for those eight the county’s 50 percent improvement rule and a lender flood mandate both apply.

• Condominium regulatory exposure is unresolved from public records. The Colony’s milestone and reserve-study position has to be established building by building from the association, and this page will not claim an exemption it cannot source.

• No association website and no first-party information. Everything requires a records request or a phone call.

Who this community is genuinely right for

A buyer who wants a gated central Naples address with a low, predictable carrying cost and no club entanglement; who values a small, stable, quiet community over a busy one; who intends to choose a club independently or not at all; and who is comfortable doing real diligence on fees and, at The Colony, on the condominium’s structural reporting. For that buyer, Hawksridge is one of the better value propositions in mid-Naples and there are very few units to choose from.

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

Selling in Hawksridge is a pricing and product-identification problem before it is a marketing problem, because the community’s active listings are asking well above what has actually sold and because a single-family seller and a Colony seller are in two different markets that share one entrance. Hawksridge sellers took a median of 96.59 percent of list over the trailing twelve months, and the standing inventory has been on the market more than twice as long as what sold.

If you are searching for the best Hawksridge listing agent, or you have already decided “I need to sell my house in Hawksridge” and you want a straight number rather than a flattering one, this is the section written for you. We are McGreevy and Comisar, and every figure below came from our own verified pull against the Southwest Florida MLS Hawksridge development record with a closed window of 08/12/2025 to 08/12/2026, hand-checked row by row rather than taken from a syndicated estimate.

The listing-agent credentials, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Our team has closed sales across every price band Hawksridge trades in, from the high six figures where The Colony sits to the seven-figure single-family tier, and that range is why we can price both products from the same evidence base rather than guessing at one of them.

What Hawksridge actually did over the last twelve months

In the last 12 months we tracked 8 closings inside the Hawksridge gate. Here is the whole picture a seller needs before setting a price.

The single strongest reason to take Hawksridge pricing seriously

Median active days on market is 266. Median closed days on market is 116. The standing inventory in this community has been sitting for more than twice as long as the homes that actually sold, and the single-family side is currently asking a median of $2,299,500 against a trailing median sale of $1,767,500.

Now the honest label, because this page does not sell with numbers it cannot defend. That is a measured pattern, not a demonstrated cause. With eight closings and seven active listings, the sample is small enough that a single unusual listing moves the medians materially, and at least three explanations are live: initial list-price discipline, product mix inside a very small active set, and the ordinary reality that in a 4.2 percent turnover community the right buyer for a specific house may simply not be in the market this quarter.

What we can say without hedging is that the measurement is reproducible, and that a Hawksridge seller who plans as though a home here clears in two months is planning against a number this community has not produced. That is why list-price strategy matters more here than in a deeper market, and it is the first conversation we have with every Hawksridge listing client.

Price against your product, never against the community

Quoting the $1,562,500 community median to a Colony owner overstates their home by more than double. Quoting it to a single-family owner understates theirs by roughly $200,000 against the trailing single-family median. The community median describes almost nobody who owns here, and an agent who leads with it has told you they do not know this community.

Beyond the product split, the single-family side has real internal variation to price against: floor areas from 2,297 to 5,350 square feet, lots from 0.27 to 1.13 acres, build years from 1992 to 2022, and 2025 just values from $811,931 to $2,349,415. The Colony has almost none: two floor plans account for 91 of 95 units and the entire condominium’s assessed values span $105,934. Those are two completely different pricing exercises.

What a Colony seller has to handle that a single-family seller does not

Three things, and all three are in the recorded documents rather than in a listing feed.

1. The declaration prohibits For Sale and For Rent signs outright. Open-house signage is permitted on the day of the open house at the board’s discretion. Your marketing plan has to be built for that from day one.

2. The milestone and reserve-study question. Get your building’s story count and the association’s inspection and reserve-study status in writing before you list. A buyer’s agent will ask, and having the answer ready is a competitive advantage in a Florida condominium market where most sellers do not.

3. The 2025 roofing project. A notice of commencement to a roofing contractor was recorded at association level in October 2025. Know how it is funded before a buyer asks.

What a single-family seller should handle before listing

On 1990s stock the roof and the wind mitigation documentation move a buyer’s insurance quote more than anything cosmetic. If you have reroofed, get the wind mitigation inspection done and hand the form to the buyer. If your address is one of the nine mapped in Zone AE, find out whether a Letter of Map Amendment or an elevation certificate is on file, because either one materially changes the buyer’s carrying cost and both transfer with the property.

Start with the number

Get a real read on your home before you talk to anybody, including us.

Request a free home valuation

That form gives you a starting figure. What it cannot do is tell you which of the two Hawksridge products your home is in, what the last comparable inside that product actually closed at, whether your building’s flood or milestone position is an asset or a question, or how to price into a market with eight annual transactions. That part is a phone call.

Talk to Jesse direct

Call Jesse direct at (239) 898-6072. Text or call, and confidential conversations are welcome. Not a call center, not a lead router, not a form that goes into a queue. You get the person whose name is on this page, and you get an opinion on your home rather than a range.

Marc Comisar is at (239) 287-5873 if you would rather start there.

What Hawksridge sellers and buyers have said about working with us

We are a top-reviewed Naples realtor team, and you can read the reviews yourself on our Google Business Profile. Four of them, verbatim:

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review

Six questions Hawksridge sellers ask us first

What is my Hawksridge home worth right now?

It depends entirely on which of the two Hawksridge products you own. Single-family homes closed at a median of $1,767,500 over the trailing twelve months across six sales in a range of $1,250,000 to $2,275,000. Colony coach homes closed at a median of $721,250 across two sales. Start with the free home valuation, then call (239) 898-6072 and we will walk the number back to the last comparable inside your own product.

Why is my Hawksridge home worth more than the community median says?

Because the $1,562,500 community median blends six single-family sales with two condominium sales whose medians differ by a factor of about 2.4. If you own a single-family home in Hawksridge and someone quotes you the community median, they have just told you they have not separated the two products.

How long will it take to sell in Hawksridge?

Median days on market for what actually closed was 116, with an average of 90.1. Median days on market for what is currently listed and still unsold is 266. Plan against the second number rather than the first, and understand that in a community producing about eight sales a year the distribution matters more than the median.

Should I list in season or wait?

Naples is a seasonal market and the contract wave runs roughly January through April, clearing to closings in the following months. In Hawksridge the trailing-twelve-month closings landed in September, December, January, February, March, April and May, which is consistent with that pattern. That said, with eight annual transactions the right answer depends far more on your own timing and on what else is standing in your product tier than on a seasonality chart.

What does the association require before my sale can close?

For a single-family plot, an estoppel certificate from the master association’s manager. For a Colony unit, estoppels from both the condominium association and the master association, because a Colony owner is a member of both. Order them early. A slow association estoppel is one of the most common causes of a delayed Florida closing, and in Hawksridge you are coordinating two management companies in two different counties.

Can we list off market in Hawksridge?

We can discuss it, and in a 189-unit community with 4.2 percent turnover there are real arguments both ways. The argument for is discretion and control in a community where neighbors notice everything. The argument against is that with three or four active listings in your product tier at any moment, exposure is exactly what produces competing offers. At The Colony there is an additional wrinkle worth knowing: the declaration prohibits For Sale signage anyway, so the visible-marketing question is partly answered for you.

Your Local Real Estate Experts

Hawksridge sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty, the team behind every measured figure on this page. We are Top 1% Real Estate Agents Nationally Since 2008, we track Hawksridge closings by hand against the MLS Development Name dictionary code, and we read the recorded declarations before we advise anyone on a Hawksridge address.

The credentials

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

How to reach us

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

• Marc Comisar: (239) 287-5873

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

More about how we work, and the rest of the market we cover, is on our about page. If you are still deciding which part of town fits, the Naples real estate guide is the hub this Hawksridge page sits under.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

Why this page exists

Almost everything published about Hawksridge is wrong in at least one material way, and most of the errors trace to one root cause. A national listing portal merges Hawksridge with a separate 55-plus continuing-care retirement community into one machine-drawn polygon, and from that single error a reader learns that Hawksridge is a golf community with six courses, that it is age restricted, that some of its homes carry no association fee, and that it is under a mile from Clam Pass. None of that is true of this community.

We rebuilt the picture from primary records: the recorded declarations and their amendments in the Collier County official records, the Florida Division of Corporations filings for both associations and both developer entities, the county’s own PUD ordinance list, the Property Appraiser’s parcel and building files, the county GIS layers, FEMA’s National Flood Hazard Layer and Letter of Map Change register, the county’s published elevation certificates, the United States Geological Survey’s storm high water mark network, the Florida Statutes, the Florida Department of Education’s school grades file, the school district’s own attendance-zone database and capital plan, the Collier County budget and Tax Collector records, and the county’s agenda and meeting record. Then we cross-checked all of it against the last twelve months of closings in the Southwest Florida MLS.

Where two sources disagreed, we say so on the page and publish the disagreement rather than hiding it. Where the record simply stops, as it does on what is physically inside either association’s amenity facility, we say that too.

Frequently Asked Questions, Buyer Edition

Buyers ask the same questions about Hawksridge in a predictable order, and most of them have a specific, checkable answer rather than a general one. This block answers 55 of them, drawn from live search behavior around this community and around central Naples, and every answer traces to a source listed at the foot of the page.

Where exactly is Hawksridge in Naples, and what ZIP code is it in?

Hawksridge is on the west side of Airport-Pulling Road, County Road 31, between Golden Gate Parkway and Pine Ridge Road, in Naples, Florida 34105. It sits in unincorporated Collier County, directly across Airport-Pulling Road from Grey Oaks, with its western property line against a private golf course that lies inside the City of Naples limits. The single entrance is Hawksridge Drive at Airport-Pulling Road.

What kind of community is Hawksridge?

Hawksridge is a gated, deed-restricted residential community of 189 platted residences on 79.19 acres, entitled by Collier County PUD Ordinance 89-94 in 1989 and built between 1992 and 2002 with occasional rebuilds since. It holds two products: 94 single-family plots governed by a homeowners association, and the 95-unit Colony at Hawksridge condominium, governed by its own association and by the master.

Is Hawksridge inside the City of Naples?

No. Hawksridge is in unincorporated Collier County. That means county millage rather than city millage, county services, county code enforcement and the Collier County Sheriff’s Office. The city boundary runs along the community’s western property line, so the golf course behind Hawksridge is inside the city while Hawksridge itself is not.

What county is Hawksridge in?

Collier County, Florida. The Collier County Property Appraiser, the Collier County Clerk of the Circuit Court and Comptroller, the Collier County Tax Collector and Collier County Public Schools are the four government bodies a Hawksridge owner deals with most often.

Is “Hawks Ridge” the same place as “Hawksridge”?

Yes, and there is a third spelling as well. Hawksridge, one word, is the canonical form used by both associations, both plats and the county’s property records. Hawks Ridge, two words, is how Collier County files the PUD ordinance and how a national listing portal labels its polygon. Hawk’s Ridge, with an apostrophe, appears in the county GIS layer and on a demographic data profile. All three are the same community. Note separately that Hawks Nest, now Arbor Trace, is a genuinely different PUD.

Is Hawksridge part of Moorings Park?

No. Moorings Park at Hawks Ridge is a separate 55-plus continuing-care retirement community. Hawksridge is a conventional gated HOA and condominium community with no age restriction. A national listing portal merges the two into one auto-generated neighborhood polygon, which is the source of most of the wrong information circulating about this community.

What is The Colony at Hawksridge and how is it different from Hawksridge itself?

The Colony at Hawksridge is a 95-unit condominium of 26 buildings occupying Tract B of Hawksridge Unit Two, at the back of the community. It was built from 1998 to 2002 by an Indiana developer, and it is governed by its own condominium association in addition to the master association. Colony owners pay two associations, own no land, and have their own recreational facilities separate from the single-family amenity tract.

Is Hawksridge a gated community, and is the gate manned or unmanned?

Hawksridge is gated, with a single entrance on Hawksridge Drive at Airport-Pulling Road. We are not going to tell you whether the gate is staffed, because no county or association record we could reach states it and this page does not publish claims a buyer would act on without a source. It is a fifteen-minute question to answer in person and we will answer it for you before you write an offer.

How many homes are in Hawksridge?

Three different correct answers. 189 residences were platted, being 94 single-family plots and 95 condominium units, and that is the figure the governing documents use. 186 dwellings stand on the county’s 2025 roll, being 91 houses plus 95 condominium units. 92 single-family homesites exist today, because two platted lots were combined or dissolved. Never trust a single flat number for this community without knowing which question it answers.

How does Hawksridge compare to other Naples gated communities on size?

It is small. Grey Oaks across Airport-Pulling Road is a 1,601-acre development permitted for up to 1,775 dwelling units. Hawksridge is 79.19 acres and 189 residences. That difference is the whole trade: less scale and no amenity infrastructure, in exchange for the same intersection, the same schools and no club obligation.

How safe is Hawksridge and central Naples?

Hawksridge is a gated community with one entrance and no through traffic, in unincorporated Collier County served by the Collier County Sheriff’s Office. We do not publish crime statistics for individual communities, because at 189 residences the sample is too small for any published figure to be meaningful. The Sheriff’s Office publishes county data and will answer questions about a specific address.

Are there HOA fees at Hawksridge, and how much are they?

Yes, and the amounts are not published anywhere reachable. Every residence carries mandatory association membership. The master association’s assessment is set by dividing its operating budget by 157.333, collected quarterly and rounded up, with each single-family plot paying one share and each condominium unit paying two-thirds of a share. Colony owners additionally pay one ninety-fifth of the Colony’s own budget. Neither association publishes its dollar figures, and we will not reprint the incorrect figures circulating online. Request an estoppel from Newell Property Management Services LLC for the master or Compass Rose Management for The Colony.

Why do published Hawksridge HOA fees vary so much?

Because the sources are collapsing two separate associations into one number, and they are doing it inconsistently. A feed reporting only the master share produces a low figure, a feed reporting only the Colony share produces a high one, and a feed adding them produces a third. At least four mutually incompatible monthly figures circulate, differing by roughly a factor of fourteen. None is verified and we are not going to repeat any of them.

Are Hawksridge HOA fees high or low for Naples?

We cannot answer that with a dollar comparison, because the Hawksridge figures are not published. What we can say is structural: Hawksridge has no golf course, no marina, no club, no dining venue and no equity obligation to fund, and it carries no CDD assessment. Communities without those cost centers generally carry lower total assessments than communities with them, and the community’s stormwater district costs about $3.18 per $100,000 of taxable value per year.

Who runs the Hawksridge HOA, and are there one or two associations?

Two. Hawksridge Property Owners Association, Inc., Florida document N44040, filed 06/25/1991, is the master association for all 189 residences and is managed by Newell Property Management Services LLC. The Colony at Hawksridge Condominium Association, Inc., Florida document N99000003006, filed 05/14/1999, governs the 95 condominium units and has been managed by Compass Rose Management since 07/28/2026. Two people sit on both boards.

What is the difference between the Hawksridge HOA and The Colony at Hawksridge condominium association?

The master association governs the whole community, owns the common tracts and levies the master assessment on all 189 residences. The condominium association governs only the 95 Colony units, owns and maintains the condominium’s common elements including exterior building walls, and levies its own assessment at one ninety-fifth per unit. A Colony owner is a mandatory member of both and is billed by both. A single-family owner is a member of the master only.

Does Hawksridge have a golf course?

No. There is no golf course, no holes, no driving range and no practice facility inside Hawksridge. A national listing portal describes a merged polygon containing Hawksridge as home to six golf courses; those courses belong to separate private clubs outside the community. The absence of golf is why there are no golf dues attached to a Hawksridge address.

If Hawksridge has no golf, what golf is nearby?

Six private clubs sit within roughly two miles of the gate: Grey Oaks Country Club directly across Airport-Pulling Road, Royal Poinciana Golf Club on the back property line, The Country Club of Naples, Quail Run Golf Club, Hole-In-the-Wall Golf Club and Kensington Country Club. Each is separately joined on its own terms and none is joined automatically by buying here.

Can I live in Hawksridge and still play golf in Naples?

Yes, and that is arguably the community’s best financial argument. You buy the location and then choose a club, or no club, on its own merits and your own timeline. In most of Naples at this price band the club obligation arrives attached to the address whether you play or not.

What are the initiation fees and dues at the nearby clubs?

We do not publish them and neither do the clubs. Grey Oaks publishes that its membership is equity, offered in Resident and Non-Resident forms and in Golf and Sports categories. The Country Club of Naples publishes that membership is by member bond. Quail Run publishes that it is member owned. Figures circulating online for Naples club initiations trace to a source that labels its own numbers as rumored. Call the club’s membership office.

Does Hawksridge have a clubhouse and a pool?

The recorded master declaration establishes two separate amenity sets, one reserved to single-family owners on the Unit One recreation tract and one reserved to condominium owners inside the condominium. The Colony declaration confirms a pool area exists as a common element and that recreation facilities exist. Neither recorded instrument describes what is physically inside either facility, and we will not list amenities we cannot source. Ask the relevant association in writing before your inspection period closes.

Does Hawksridge have tennis courts?

A national tennis-court directory publishes an entry for a Hawksridge association facility describing two clay courts with lights and private access, and a separate HOA directory independently mentions two lighted courts near the entrance. We report that as directory-sourced rather than verified, and no source we found names a surface brand. Confirm with the association.

Does Hawksridge have beach access, and how far are the beaches?

Hawksridge has no private beach club and no deeded beach access. The nearest public Gulf beach access is Clam Pass Park at 3.9 road miles from the gate, a 35-acre county park where the beach is reached by a three-quarter-mile boardwalk on foot or by free tram, with $10 parking without a county resident permit, hours 8 a.m. to sunset, and no dogs permitted.

Does Hawksridge have boat or RV storage?

Nothing in the recorded record or the county parcel data indicates a marina, boat slips, dry storage or an RV storage compound, and there is no water access from the community. Vehicle and storage rules are association matters; the Colony declaration in particular carries architectural and use restrictions and its garages are limited common elements appurtenant to individual units.

What is a coach home, and how is it different from a condo or a villa?

A coach home is an attached two-story residence, typically in a small building of a few units, usually with a private attached garage, owned under a condominium regime rather than fee simple. The Colony at Hawksridge is a condominium of coach homes: twenty-three buildings hold four units each and three more hold one each. Owners hold a one ninety-fifth undivided share of the common elements and own no land on the tax roll.

How big are the coach homes at The Colony at Hawksridge?

They range from 1,786 to 2,580 square feet, and they are unusually uniform. Forty-six units are 1,990 square feet and forty-five are 2,580, which is 91 of the 95. The remaining four are one-off plans at 1,786, 1,837, 2,145 and 2,526 square feet. A figure in circulation describing units up to 2,755 square feet does not match any unit on the county roll.

Is The Colony at Hawksridge a condominium or a townhome community?

It is a condominium, created by a Declaration of Condominium recorded 05/18/1999 and governed by Chapter 718 of the Florida Statutes. Its restated declaration states verbatim that there are ninety-five units and ninety-five voting interests, and that each owner holds a one ninety-fifth undivided share in the common elements and common surplus.

Are there villas in Hawksridge?

No. Hawksridge contains exactly two product types: detached single-family houses on platted lots, and the attached coach homes of The Colony condominium. There is no separate villa product, no townhome regime and no rental component.

How big are the lots in Hawksridge?

Single-family lots run from 11,860 to 49,157 square feet, which is 0.272 to 1.128 acres, with a median of 16,583 square feet, about 0.381 acre. The largest is the combined Lots 17 and 18 parcel at 2026 Swainsons Run. Colony units carry zero land square footage on the roll, which is the normal treatment for condominium parcels.

How big are the single-family homes in Hawksridge?

From 2,297 to 5,350 square feet of living area, with a median of 3,553 and a mean of 3,583. Two homes are under 2,500 square feet, 41 are between 2,500 and 3,499, another 41 between 3,500 and 4,499, and seven are 4,500 or larger. Any source describing an 8,500 square foot Hawksridge home is repeating a state export artifact that double-counts living area.

Are there any vacant lots left in Hawksridge to build on?

Exactly one. Lot 68 at 2143 Harlans Run, folio 49460002052, 21,094 square feet, carried at a just value of $641,258 on the 2025 roll with no building record. Every other unbuilt parcel inside the gate is an association-owned buffer strip assessed at $100. Note that 2143 Harlans Run is one of the nine addresses mapped in FEMA Zone AE, which affects how it can be built on.

When was Hawksridge built?

Per section, not all at once. The PUD was entitled in 1989, the plat and the association date to 1991, the single-family homes were built from 1992 to 2022 with 82 percent finished by 1999 and a peak of 17 completions in 1998, and The Colony was built from 1998 to 2002. Aggregators that give a single year of 1993 are collapsing two sections built almost a decade apart.

Who developed Hawksridge?

The declarant and developer of record is Peninsula Improvement Corporation, a Florida corporation whose chairman and director of record is Barron G. Collier III. It is named three times in the 1991 Articles of Incorporation of the master association and it recorded the original master declaration in August 1991. The Colony was built separately by Hawksridge Multifamily Limited Partnership, an Indiana limited partnership whose general partner was Amatumn Development, Inc. of Fort Wayne, Indiana.

What flood zone is Hawksridge in?

Both. Hawksridge sits on FEMA panel 12021C0384J, effective February 8, 2024, and 208 of its 217 addressed structures are in Zone X500, which is outside the Special Flood Hazard Area. Nine addresses are in Zone AE, one of which is the vacant lot, so eight built homes are in the high-risk zone. Zero Colony addresses are in Zone AE. The base flood elevation inside the community is 9.5 feet NAVD88.

Which Hawksridge addresses are in the flood zone?

The nine addresses mapped in Zone AE are 2204, 2209, 2213, 2217 and 2221 Goshawk Court; 2277 Hawksridge Drive; 2296 Hawksridge Loop; 2305 Harrier Run; and 2143 Harlans Run, which is the vacant lot. Everything else in the community is in Zone X500.

How do I look up the FEMA flood zone for a specific Hawksridge address?

Use the FEMA Map Service Center address search, which will return the governing panel and zone. Then call the Collier County flood information line at (239) 252-2942 or email the county’s flood information request address to ask whether an elevation certificate or a Letter of Map Amendment is already on file for that structure. Both of those are free and both change the insurance answer.

Do I need flood insurance in Hawksridge?

If you are in Zone X500, a federally regulated lender will not require it, though it remains advisable and is generally inexpensive outside the Special Flood Hazard Area. If you are in one of the eight AE-mapped homes, a lender will require it. Separately, if you end up insured by Citizens rather than a private carrier, Citizens requires flood coverage as a condition of coverage on a phase-in schedule that reaches all personal lines residential policies in 2027, though condominium unit owner forms are carved out by statute.

Was Hawksridge damaged in Hurricane Ian?

No public dataset records per-structure damage for this community, so we will not claim either that it was or that it was not. What is measured: the United States Geological Survey surveyed 364 high water marks for Ian and none is in Hawksridge, with the nearest 3.87 miles away at 7.15 feet NAVD88 and the highest within five miles at 8.14 feet on Gulf Shore Boulevard. Surveyed lowest adjacent grade at two Hawksridge structures is 10.0 and 10.1 feet.

How exposed is Hawksridge to storm surge compared to the coast?

Materially less. Hawksridge is about four road miles inland at a ground elevation around ten feet NAVD88, sits in Hurricane Evacuation Zone B rather than Zone A, and is entirely outside the Coastal High Hazard Area, verified against a county layer with a control query. For Hurricane Milton in 2024 the USGS surveyed exactly one high water mark in the entire Collier region, 10.51 miles away, while the National Weather Service characterized Collier’s flooding as coastal and bayfront.

What is the design wind speed for buildings in Hawksridge?

Under the Florida Building Code, the ultimate design wind speed at Hawksridge is 164 mph for Risk Category II, which covers ordinary buildings including single-family homes and condominiums. It is 150 mph for Category I, 176 to 177 for Category III and 185 for Category IV. That 164 figure is what a roofer, window contractor and wind mitigation inspector all work to on this site.

Does Collier County have a flood insurance discount?

Yes. Collier County has participated in the National Flood Insurance Program’s Community Rating System since October 1992 and holds a Class 5 rating, which earns eligible NFIP policies a 25 percent premium discount. Collier also requires new mechanical equipment to be elevated one foot above base flood elevation, a standard above the FEMA minimum.

What insurance does the association carry, and what am I responsible for myself?

For a single-family owner, the master association insures the common areas and you insure your house. For a Colony owner, Florida statute requires the condominium association’s policy to cover the condominium property as originally installed, and to exclude personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments inside the unit. All association deductibles and all damage above association coverage are a common expense of the condominium.

What is the pet policy at Hawksridge and at The Colony?

The Colony’s restated pet rule permits one dog weighing no more than twenty pounds at maturity, or two cats, or one dog under twenty pounds plus one cat, plus birds and tropical fish in reasonable numbers. The association may require a veterinarian’s weight certificate. Exotic and exotic-hybrid animals are prohibited. No pets of any kind are permitted in leased units, and no pets are permitted in the pool area. Single-family pet rules are a master association matter and should be requested with the governing documents.

Are there breed or weight restrictions at The Colony?

Yes on weight. The declaration sets a twenty-pound maturity weight limit for a dog and allows the association to require a weight certificate from a licensed veterinarian practicing in Collier County. It also prohibits exotic and exotic-hybrid animals by name, including ferrets, snakes and wolf-dog or wild-domestic cat mixes. Confirm the current rule with Compass Rose Management before relying on it.

What are the rental and leasing rules at Hawksridge?

The Colony declaration provides that an owner whose unit is leased may not use the recreation or parking facilities during the lease term, prohibits pets in leased units, and prohibits public lodging establishments and fractional ownership. The master declaration, as amended in 2011, makes any lease of a plot subordinate and inferior to the association’s lien. Specific term limits and approval procedures should be requested from the respective association before you make an offer.

Where do I get the Hawksridge governing documents before I make an offer?

Both operative declarations are recorded public instruments. Order them from the Collier County Clerk of the Circuit Court and Comptroller’s official records by instrument number: 5860084 for the master and 3922065 for the Colony, plus the two 2021 certificates at 6009237 and 6009242. The downloadable documents table at the foot of this page links each one to its authority source.

What schools serve Hawksridge?

Poinciana Elementary School, Gulfview Middle School and Naples High School, all three A-rated by the Florida Department of Education for 2025-26. All 94 Hawksridge addresses in the district’s attendance database return that identical set with zero split zoning.

Are the schools zoned to Hawksridge the closest ones?

No, and it is worth knowing before you buy. Pine Ridge Middle is 1.70 straight miles away and Gulfview Middle, the zoned school, is 3.79 miles away in Old Naples. Barron Collier High is 1.61 miles and Naples High, the zoned school, is 1.92. Both nearer schools are also A-rated. Collier County Public Schools operates a Parental Choice program for families who want to request a different school, subject to capacity.

What private school options are near Hawksridge?

Fourteen private schools sit within ten miles of ZIP 34105. The nearest are The Village School of Naples at 1.78 straight miles, Community School of Naples at 2.00, Naples Adventist Christian School at 2.22, Mason Classical Academy, a public charter, at 2.24, and First Baptist Academy at 2.68. Community School of Naples describes itself as the largest Pre-K3 through grade 12 private independent day school in the county.

Is Hawksridge a good community for families with children?

There is no age restriction, and the recorded documents affirmatively contemplate children: the Colony declaration addresses occupants under 18, permits a lessee’s children to occupy, and provides that no extra fee may be charged for minor children, while the master declaration references children’s play equipment. All three zoned schools are A-rated and the zoned elementary is under two miles and running at 59 percent of capacity. The honest counterweight is that a 189-unit community with high seasonal ownership will have fewer resident children than a larger family-oriented development.

Is Hawksridge a 55-plus community?

No. There is no age restriction in either recorded declaration, and that is established with affirmative contrary evidence rather than mere silence. The confusion comes from a national portal merging Hawksridge with the separate Moorings Park at Hawks Ridge, which genuinely is a 55-plus continuing-care retirement community.

Is Hawksridge a good community for retirees?

Many things about it suit a retiree well: single-entry gated security, a small stable community, extremely low community-specific tax burden, no club obligation, and an unusual concentration of concierge primary care with four of NCH’s eight concierge practices inside the same 34105 ZIP code and the nearest 1.35 miles away. The counterweight is that there is no trauma center in Collier County, with the nearest state-designated Level II center 31.74 driving miles north in Lee County, and the community’s amenity and social programming are minimal by Naples standards.

How does Hawksridge compare to Grey Oaks, directly across the road?

Grey Oaks is a 1,601-acre master planned development permitted for up to 1,775 dwelling units, 1,303,091 square feet of commercial and 72 golf holes, with an equity country club. Hawksridge is 79.19 acres, 189 residences and no club. Same intersection, same schools, same flood panel, same drive times. You are choosing between scale plus mandatory club economics, and a small community with none.

What are the other gated communities in central Naples?

The 34105 corridor around Hawksridge includes Grey Oaks across Airport-Pulling Road, Kensington, and several smaller platted neighborhoods immediately adjoining Hawksridge including Pinewoods, Coco Lakes, Mandalay Place, The Cottages and Poinciana Village on the other side of Bailey Lane. Hawksridge’s distinguishing features against most of them are the gate, the two-product structure and the absence of any club obligation.

What do homes in Hawksridge actually cost?

Two answers. Over the trailing twelve months single-family homes closed from $1,250,000 to $2,275,000 with a median of $1,767,500, and Colony coach homes closed from $625,000 to $817,500 with a median of $721,250. Current asking prices run from $535,000 to $2,550,000 across seven active listings. Always ask which product a quoted figure describes.

How many Hawksridge homes and condos are for sale right now?

As of the pull behind this page, seven active listings and one pending with contingency, split three single-family and four Colony among the actives. One caution: the active set includes a relist of a previously expired listing at the same address, so seven listings is not seven distinct homes.

Is a condo in Naples a good investment?

That depends entirely on the specific condominium’s reserve position, insurance posture and structural reporting, which is why this page spends as much space on the milestone and reserve-study question as it does on price. In The Colony’s case the fundamentals a buyer can verify are strong: zero units in the Special Flood Hazard Area, a very tight assessed-value band, and full build-out. The open items are the association’s inspection status and reserve funding, and those are questions for the manager rather than for a listing feed.

Why do people leave Naples?

The reasons most often given are insurance and carrying costs, seasonal congestion, storm fatigue and the distance from family elsewhere. Nothing about that is specific to Hawksridge, but two of those pressures land differently here: the community carries no CDD and a trivial community-specific tax line, and 208 of its 217 addressed structures sit outside the Special Flood Hazard Area, both of which reduce carrying cost relative to many Naples alternatives.

What is day-to-day life in central Naples actually like?

Compressed, in a good way. From the Hawksridge gate the nearest grocery is 1.6 road miles, three pharmacy counters are inside a mile and a half, the nearest hospital emergency room is 4.66 drive miles, the nearest Gulf beach access is 3.9 road miles and downtown is 5.3. Season, roughly January through April, adds materially to every drive time in that list, and that is the single biggest adjustment new residents make.

What are the honest trade-offs of living in Hawksridge?

You trade amenity for location and carrying cost. There is no golf, no club, no marina, no dining venue, thin documented on-site recreation and no association website. In exchange you get a gated mid-Naples address with everything inside about six miles, 189 residences with one lot left, no club dues, no CDD, and a community-specific tax line that raises under $4,000 a year for the entire neighborhood.

Does Hawksridge have a CDD?

No, and that is a verified negative rather than an absence of evidence. Hawksridge appears nowhere on the Collier County Tax Collector’s roster of independent districts levying in the county, a roster that does name more than two dozen Naples-area districts by name. The check was run with a control confirming the source returns real district names. A Hawksridge buyer has no CDD bond and no CDD assessment on the tax bill.

What taxes will I actually pay in Hawksridge?

Ordinary Collier County ad valorem millages, plus one community-specific line: the Hawksridge Stormwater Pumping MSTU at 0.0318 mills, which is about $3.18 per $100,000 of taxable value per year, roughly $31.80 on a home taxed at a million dollars. No CDD. Base your estimate on the just value on the county roll rather than on the seller’s current bill, because the Save Our Homes cap resets at sale.

Frequently Asked Questions, Seller Edition

Sellers in Hawksridge face a different set of questions than buyers, and in this community the two most consequential ones are which product you are actually selling and what your association can produce on demand. This block answers 36 seller questions, and where an answer depends on your specific address or on tax or legal advice, it says so rather than guessing.

What is my Hawksridge home worth right now?

It depends on which product you own. Over the trailing twelve months single-family homes closed at a median of $1,767,500 in a range of $1,250,000 to $2,275,000, and Colony coach homes closed at a median of $721,250 in a range of $625,000 to $817,500. Start with the free home valuation, then call (239) 898-6072 and we will price it against the last comparable inside your own product rather than against the community median.

How have Hawksridge home values moved recently?

We publish a trailing-twelve-month window rather than a multi-year trend line, for a specific reason: with eight closings a year, a three-year trend built from this community’s own sales would be assembled from roughly two dozen transactions across two products, and the noise would exceed the signal. The county’s 2025 assessed values are a useful second reference point, with a single-family median just value of $1,088,724 and a Colony median of $549,490.

What has recently sold in Hawksridge and The Colony?

Eight closings recorded in the trailing twelve months: six single-family at $2,275,000, $2,100,000, $1,810,000, $1,725,000, $1,400,000 and $1,250,000, and two Colony coach homes at $817,500 and $625,000. The most recent of the eight recorded on 05/18/2026, roughly three months before this page’s data pull.

How do I see actual sold prices, not asking prices, in Hawksridge?

Sold prices are not published on public listing portals in a reliable, complete or timely way, and Collier County deed records show consideration rather than a clean sale price with terms. The complete record is the MLS, and an agent can pull it for your specific product and street. Call (239) 898-6072 and we will send you the actual closed set rather than an estimate.

How does the Hawksridge median compare to the Naples median?

That comparison is a trap in this community, because the Hawksridge blended median of $1,562,500 is an average of two populations. Compare your product instead: single-family Hawksridge at a $1,767,500 median sits in the upper tier of the Naples market, while The Colony at $721,250 sits in a completely different band. A blended comparison flatters one and insults the other.

Is now a good time to sell a home in Hawksridge?

The relevant local facts are these: seven active listings against roughly eight sales a year, median active days on market of 266 against median closed days on market of 116, and a median sale-to-list ratio of 96.59 percent. That is a market where correct pricing matters more than timing. If your product tier currently has three or four competing listings, entering it requires a sharper price than entering it when it has one.

Are home prices dropping in Naples?

We do not publish a market-wide directional call on this page, because a community page is the wrong place for one and because Hawksridge’s own eight-sale sample cannot support it. What the local data supports is narrower and more useful: Hawksridge sellers conceded a median of 3.41 percent off list, only one of eight closed at full list, and standing inventory is aging faster than it clears.

What is the sale-to-list ratio in Hawksridge?

Median 96.59 percent, average 95.44 percent, range 91.18 percent to 100.00 percent across the eight trailing-twelve-month closings. Split by product, the single-family median was 94.91 percent and the Colony median 96.59 percent. In practical terms the typical Hawksridge seller took roughly 3.4 percent under ask, and single-family sellers conceded more than Colony sellers did.

How long will it take to sell my Hawksridge home?

Median days on market for what closed was 116 with an average of 90.1. Median days on market for what is currently listed and unsold is 266. Plan against the higher number, price against the lower one, and understand that in a community averaging eight sales a year the timeline is driven far more by whether the right buyer is in the market than by any community average.

What is the best time of year to sell in Naples?

Naples runs on a seasonal contract wave from roughly January through April, which clears to closings in the following months. Hawksridge’s trailing-twelve-month closings landed in September, December, January, February, March, April and May, which is consistent with that pattern. With eight annual transactions, though, your own readiness and your competition inside your product tier matter more than the calendar.

How much does it cost to sell a house in Florida?

The main components are the brokerage compensation you agree to in your listing agreement, documentary stamp tax on the deed, title and settlement charges allocated by your contract, recording fees, association estoppel fees, any lien or payoff costs, and prorated taxes and assessments. There is no single statewide percentage that is accurate for every transaction. Ask for a written seller net sheet before you sign anything, and we will produce one for your address.

What are seller closing costs in Collier County?

They vary with the contract you sign, because Florida contracts allocate title and settlement charges between the parties and local custom differs by county. In Collier County the seller typically bears documentary stamp tax on the deed, the association estoppel fee, recording of any satisfactions, and prorated taxes and assessments through the closing date. Your title company will produce a settlement statement, and we will produce a net sheet well before that.

Who pays the real estate commission in Florida?

Brokerage compensation in Florida is negotiable and is set by the agreements you sign: your listing agreement with your broker, and separately whatever compensation, if any, is offered to a cooperating broker. There is no legally fixed rate and no standard rate. What matters more than the headline number in a community like Hawksridge is what the marketing and pricing work actually produces on a $1.7 million house in a market with eight annual sales.

How much is Florida documentary stamp tax on my sale, and who pays it?

Documentary stamp tax on a deed is a state tax set by Florida statute and calculated on the total consideration. In Collier County it is customarily paid by the seller, though the contract controls. We do not publish a rate on this page; your closing agent calculates it exactly on your specific price and it will appear as a line on your settlement statement. Ask for it on your net sheet up front so it is not a surprise.

How do I get a seller net sheet for my Hawksridge home?

Ask us, and specify your product. A Hawksridge net sheet has two lines most Naples net sheets do not: the estoppel fee for the master association, and for a Colony unit a second estoppel fee for the condominium association, because a Colony owner is a member of both. Call (239) 898-6072 and we will build it against a real price rather than a placeholder.

What will I actually net after selling?

Your gross price minus brokerage compensation, documentary stamp tax, title and settlement charges allocated to you, recording costs, association estoppel fees, prorated taxes and assessments through closing, any special assessment allocated to you, and any mortgage payoff including per-diem interest. In a Colony sale add the second association’s estoppel. We will produce the arithmetic in writing before you list, not after you are under contract.

Does Florida have a state capital gains tax on a home sale?

Florida imposes no state personal income tax and therefore no state capital gains tax on a home sale. Federal capital gains treatment still applies, and the rules around the primary-residence exclusion, holding periods, depreciation recapture on a former rental and basis adjustments for capital improvements are genuinely complicated. Talk to your CPA before you sign a contract, not after closing. We do not give tax advice.

Can I 1031 exchange my Naples rental or second home?

A 1031 exchange applies to property held for investment or productive use in a trade or business, not to a personal residence, and it carries strict identification and closing deadlines that begin at your closing. If you have been renting a Hawksridge or Colony property, this is a real option and it must be set up with a qualified intermediary before your sale closes, not after. Bring your CPA and a qualified intermediary into the conversation at the listing stage.

What happens to my homestead exemption and Save Our Homes cap when I sell?

Your homestead exemption and its accumulated Save Our Homes benefit attach to you and to the property in ways that need care. Florida allows portability of accumulated Save Our Homes savings to a new Florida homestead within statutory time limits and subject to a cap. The buyer’s assessed value resets at sale, which is why a buyer’s tax estimate should be built from just value rather than from your current bill. Confirm your specific portability position with the Collier County Property Appraiser.

How are Collier County property taxes prorated at closing?

Under the standard Florida contract, taxes are prorated to the closing date, and because Florida bills in arrears the calculation typically runs off the prior year’s bill with a re-proration provision if the current year’s differs materially. Your title company performs the calculation. The Hawksridge Stormwater Pumping MSTU line is an ad valorem line on the same bill and prorates with it.

What is an HOA estoppel letter, and do I need one in Hawksridge?

An estoppel certificate is a written statement from an association setting out exactly what an owner owes as of a date: regular assessments, any special assessments, transfer or capital contribution fees, violations and outstanding balances. In Hawksridge a single-family sale needs one from the master association. A Colony sale needs two, one from the condominium association and one from the master, because a Colony owner is a member of both. That is the single most commonly missed step in a Colony closing.

Who pays the estoppel fee in Florida, and is it capped?

Florida statute governs both the timeline for an association to deliver an estoppel certificate and the maximum fee it may charge, and the allocation between buyer and seller is set by your contract, though the seller commonly bears it. Because Hawksridge involves two management companies in two different counties, order early and confirm each association’s current process in writing.

Can a slow association estoppel delay my Hawksridge closing?

Yes, and it is one of the most common causes of a delayed Florida closing generally. In this community the risk is doubled for a Colony sale, because two separate associations with two separate managers each have to produce one, and the Colony’s manager changed on 07/28/2026. Order both the day you go under contract. Do not wait for the title company to chase it.

What does a buyer’s agent ask for first in a Colony sale?

In the current Florida market, the condominium documents package: the recorded declaration and amendments, the current budget and reserve schedule, recent financial statements, meeting minutes, the insurance certificate, and the association’s milestone inspection and structural integrity reserve study status. Have that package assembled before your first showing. Sellers who can produce it in twenty-four hours negotiate from a materially stronger position than sellers who cannot.

Does The Colony at Hawksridge need a milestone inspection?

That depends on building height and building age, and we are not going to answer it for you from this page because the height is not established for the condominium as a whole from any primary source we can reach. What is established: the buildings were completed between 1998 and 2002, and one sealed elevation certificate records a second story for one building. Get your own building’s story count from the Property Appraiser’s building record and your association’s inspection status in writing from Compass Rose Management.

What is a structural integrity reserve study and why does a buyer want to see it?

A SIRS is a study identifying an association’s structural components, their remaining useful life and the reserve funding required for each, and Florida requires one for every condominium building of three or more habitable stories. Associations were required to complete one by December 31, 2025. A buyer wants it because it is the single most informative document about a condominium’s future assessment risk, and a seller who has it wants to hand it over rather than have it requested.

If a special assessment is levied before closing, who pays it?

That is governed by your contract and by the association’s own levy resolution, and it is a genuinely negotiated point. What is not negotiable is disclosure. If a special assessment has been levied, or is under consideration by the board, it belongs in the conversation with your buyer immediately. In Florida a condominium association’s insurance deductible and every dollar of damage above its coverage are a common expense by statute, which is the usual route by which a special assessment appears.

Should I sell my Naples condo now to get ahead of future assessments?

That is a real question in the Florida condominium market and it deserves a real answer rather than a sales pitch. The honest version: the answer depends entirely on your specific association’s reserve position, insurance posture and structural reporting, and nobody can tell you without reading those documents. At The Colony there are genuine strengths on the record, including zero units in the Special Flood Hazard Area and a very tight assessed-value band. There is also a recorded 2025 roofing project whose funding you should understand. Get the documents first, then decide.

Are Florida seller disclosures required?

Florida imposes a duty on a residential seller to disclose facts materially affecting the value of the property that are not readily observable to the buyer. In practice most Florida transactions use a written seller’s property disclosure form. Complete it yourself, completely and honestly, and do not let anyone complete it for you. An accurate disclosure is the cheapest litigation insurance available to a seller.

What do I have to disclose about flood zone and flood history?

If your address is one of the nine in Zone AE, that is a fact a buyer will discover anyway from FEMA, and getting ahead of it with the elevation certificate and any Letter of Map Amendment is far stronger than letting it surface during the inspection period. If you have had water intrusion or a flood claim, disclose it. Florida law also addresses flood disclosure specifically, so ask your closing agent which form version applies to your transaction.

Do I have to disclose a problem I already know about, and should I pre-inspect?

Yes to the first. On the second: on 1990s stock, a pre-listing inspection is usually worth it in Hawksridge, because it converts a mid-contract renegotiation into a pre-listing pricing decision you control. The items that most often move money on this inventory are roof age and condition, mechanical age, opening protection and wind mitigation documentation, and any evidence of prior water intrusion.

What should I fix before listing in Hawksridge?

On single-family stock built mostly in the 1990s, the roof and the wind mitigation documentation move a buyer’s insurance quote more than anything cosmetic. If you have reroofed, get the wind mitigation inspection done and hand the form to your buyer. At The Colony, the exterior is the association’s responsibility, so your list is interior condition, flooring, kitchens and baths, and anything the declaration required board approval for that may not have received it.

Is staging worth it for a Hawksridge listing?

At the single-family price point here, yes in most cases, and particularly on a vacant home. The stronger argument in this specific community is that with three or four competing listings in your product tier at any moment and 266 median days on market for standing inventory, presentation is one of the few variables entirely under your control. It is not a substitute for correct pricing.

How do I market a Colony unit when the declaration prohibits For Sale signs?

Deliberately, and with a plan built for it. Section 12.9 of the Colony declaration prohibits For Sale, For Rent and similar signage outright, and permits open-house signage only on the day of the open house at the board’s discretion. That shifts the entire burden onto the MLS presentation, photography, targeted buyer outreach and agent-to-agent marketing. It is one of the clearest cases in Naples for hiring an agent who already knows the rule rather than discovering it after a sign is installed.

How do you market a Hawksridge home to qualified buyers?

By treating the two products as two different campaigns, because they are. A single-family listing here is competing against the broader central Naples seven-figure market and needs to be positioned on lot size, rebuild potential, flood posture and the absence of club obligations. A Colony listing is competing on a very narrow set of comparable units and needs to be positioned on plan, condition, building position and the association’s documentation. Both benefit from the same underlying evidence base you have been reading on this page.

Who is the best listing agent for Hawksridge, and what should I look for?

Look for four things: someone who separates the two products before quoting you a number; someone who has read the recorded declarations rather than a listing summary; someone who will order both estoppels on day one of a Colony contract; and someone who can tell you what your building’s flood and, at The Colony, structural reporting position actually is. We are McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.

Should I sell it myself or use a listing agent?

You are entitled to sell it yourself, and in a community with eight annual transactions across two products, the risk sits almost entirely in pricing and in documentation rather than in exposure. The specific failure modes here are quoting the blended community median, missing the second estoppel on a Colony sale, and arriving at the inspection period without the condominium document package or the flood paperwork. Those are the things a Hawksridge listing agent earns their fee on.

What is the first thing I should do if I am thinking about selling?

Three things, in order. Request your association estoppel or current assessment figure in writing, both associations if you are at The Colony. Pull your own building’s flood status and check whether an elevation certificate or Letter of Map Amendment is on file. Then get a real valuation against your product rather than the community. Start with the free home valuation and call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every factual claim about Hawksridge on this page traces to a primary record, and this is the list. It runs to more than ninety distinct sources across federal agencies, the State of Florida, Collier County government, the Collier County school district, the county Clerk’s recorded instruments, and the official websites of the institutions named. Where two sources disagreed, both appear here and the disagreement is published in the body above.

Federal agencies

1. FEMA National Flood Hazard Layer, flood hazard zones service. The zone polygons tested against every Hawksridge address point to produce the 208 in X500 and 9 in AE figures.

2. FEMA NFHL FIRM panels layer. Panel identity 12021C0384J and its 2024-02-08 effective date.

3. FEMA NFHL Letter of Map Amendment layer. The eleven completed Letters of Map Change naming Hawksridge or The Colony, 2012 to 2025.

4. FEMA NFHL Letter of Map Revision layer. The verified zero LOMRs over Hawksridge, with the countywide control.

5. FEMA NFHL MapServer root. The service directory behind the flood layers cited above.

6. FEMA Map Service Center address search. Where any Hawksridge address can be checked against the governing FIRM panel.

7. USGS Short-Term Network, Hurricane Ian high water marks. The 364 surveyed Ian marks and the distances to the nearest five.

8. USGS Short-Term Network, Hurricane Milton high water marks. The single Milton mark in the Collier region.

9. USGS Short-Term Network, additional storm event high water marks. Comparative event data used to test the density of the network locally.

10. USGS Short-Term Network, event index. Event identifiers for the storm queries above.

11. USGS Short-Term Network, vertical datums. Confirmation that the high water mark elevations are NAVD88.

12. USGS Elevation Point Query Service. Bare-earth ground elevations sampled inside the community.

13. National Weather Service Miami, Hurricane Milton Collier County impact narrative. The 85 percent power loss, $280 million damage estimate, and 88 major and 224 minor damaged structures countywide.

14. Federal Register, noise exposure map notice for Naples Municipal Airport. The FAA determination effective December 9, 2021 that makes the current noise exposure maps official.

15. NCES Private School Universe Survey, private schools within ten miles of ZIP 34105. Grade spans and enrollment for the fourteen private schools listed.

State of Florida

16. Florida Division of Corporations, Hawksridge Property Owners Association, Inc., entity detail N44040. Filing date, status, officers, registered agent and management.

17. Florida Division of Corporations, Articles of Incorporation, Hawksridge Property Owners Association, Inc.. The 1991 Articles naming Peninsula Improvement Corporation as declarant and creating the two Class A sub-classes.

18. Florida Division of Corporations, 1999 Articles of Amendment, N44040. The verbatim “94 single family Plots and 95 condominium units” sentence and the end of declarant control.

19. Florida Division of Corporations, The Colony at Hawksridge Condominium Association, Inc., entity detail N99000003006. Filing date, 2020 reinstatement, officers, and the July 2026 management change.

20. Florida Division of Corporations, Articles of Incorporation, The Colony at Hawksridge Condominium Association, Inc.. The 1999 Articles, the initial directors, and the power to collect master assessments.

21. Florida Division of Corporations, Peninsula Improvement Corporation, entity detail F22515. The declarant entity, its 1981 filing date and its officer roster.

22. Florida Division of Corporations, Hawksridge Multifamily Limited Partnership, entity detail B97000000185. The Colony’s developer entity, its 1997 Florida registration and its 2004 cancellation.

23. Florida Division of Corporations, Amatumn Development, Inc., entity detail F95000005583. The Fort Wayne general partner and its officers.

24. Florida Division of Corporations, entity name search, HAWKSRIDGE. The full set of Florida entities carrying the Hawksridge name.

25. Florida Division of Corporations, entity name search, COLONY AT HAWKSRIDGE. The condominium association’s corporate record set.

26. Florida Division of Corporations, entity name search, PENINSULA IMPROVEMENT. Corroboration of the declarant entity.

27. Florida Division of Corporations, entity name search, AMATUMN. The related Fort Wayne partnerships including a second Collier County project.

28. Florida Division of Corporations, corporate search portal. The public search entry point for any Florida entity named on this page.

29. Florida Statutes 718.111, condominium association insurance. Master policy scope, the unit-owner exclusion list, board-set deductibles, and deductibles as a common expense.

30. Florida Statutes 627.714, condominium unit owner loss assessment coverage. The $2,000 statutory minimum, the $250 deductible cap and the one-day-before limit rule.

31. Florida Statutes 627.351, Citizens Property Insurance eligibility and the flood requirement. The 20 percent eligibility test and the flood insurance phase-in with its condominium unit owner exception.

32. Florida Statutes 627.0629, residential windstorm mitigation discounts. The mandatory mitigation credit categories and the insurer publication requirement.

33. Florida DBPR, condominium information and resources FAQs. The SIRS three-habitable-stories threshold and the milestone inspection age and coastal-distance rule.

34. Florida DBPR, condominium milestone inspections resource. The state’s own explanation of the milestone inspection regime.

35. Florida DBPR, structural integrity reserve study reporting and database. The December 31, 2025 completion deadline and the state’s reporting database.

36. Florida Department of Education, school grades reporting. The state accountability landing page for the grades file below.

37. Florida Department of Education, 2026 school grades data file. The A grades, points earned, component scores and economically disadvantaged percentages for all three zoned schools.

38. Florida Department of Education, 2026 grading scale changes overview. The new Grade 3 English Language Arts component that limits year-over-year elementary comparison.

39. Florida Department of Health, Florida trauma centers roster. The verified absence of any Collier County trauma center and the Lee County Level II nearest alternative.

40. Florida Department of Health, public swimming pool program. The state permitting program for public pools, the route to confirm any community pool’s permit status.

41. Florida Department of Education, private school directory. The state’s own directory for the private schools listed above.

42. Florida statewide cadastral parcel service. Parcel-level just values, use codes and site addresses for the 2025 roll.

Collier County government

43. Collier County FY 2026 Final Budget Public Hearing. The Hawksridge Stormwater Pumping MSTU at 0.0318 mills, a $3,518 levy and $110,634,276 of district taxable value.

44. Collier County FY 2026 July Tentative Budget. Fund 1622 in the county’s own budget numbering.

45. Collier County FY 2027 Tentative Budget. The following year’s district figures.

46. Collier County FY 2018 Adopted Budget. The earlier fund numbering for the Hawksridge pumping district.

47. Collier County FY 2020 Adopted Budget. Continuity of the district across budget cycles.

48. Collier County Floodplain Protection Newsletter, March 2026. The countywide DFIRM effective date, the Class 5 CRS rating and 25 percent discount, the freeboard rule, the 50 percent rule and the county flood information line.

49. Collier County, special districts. The county’s own list of its special districts, used as the secondary CDD check.

50. Collier County, PUD master list and maps. The county’s planned unit development inventory.

51. Collier County Tax Collector, 2018 Taxing Authority Summary. Taxing authority code 153, “Hawksridge Storm Water Pumping,” and the three drainage districts on the county roll.

52. Collier County Tax Collector, Annual Report FY 2021-2022. The full roster of independent districts levying in Collier County, the source of the verified CDD negative.

53. Collier County Tax Collector. Tax bill lookup and payment for any Hawksridge folio.

54. Collier County GIS, planned unit development layer. The Hawks Ridge PUD polygon, its 79.19-acre measured area, petition R-89-13 and Ordinance 89-94.

55. Collier County GIS, parcels layer. The 198 Hawksridge parcel polygons dissolved to produce the community boundary.

56. Collier County GIS, site address points layer. The 217 addressed structures tested against the flood zones.

57. Collier County GIS, road centerlines layer. The complete ten-street list inside the gate.

58. Collier County GIS, 2024 FEMA flood zones. The county’s published copy of the AE and X500 polygons.

59. Collier County GIS, 2024 FEMA panels. Independent confirmation of panel 12021C0384J and its effective date.

60. Collier County GIS, 2024 FEMA base flood elevations. The 9.5 foot NAVD88 base flood elevation lines inside the community.

61. Collier County GIS, hurricane evacuation zones. Every Hawksridge parcel in Evacuation Zone B.

62. Collier County GIS, coastal high hazard area. The verified zero features over Hawksridge, with a coastal control.

63. Collier County GIS, elevation certificates layer. The ten Hawksridge parcels with sealed elevation certificates on file.

64. Collier County GIS service directory. The county’s published service catalog behind the layers above.

65. Collier County GIS server. The county’s mapping service root.

66. Elevation certificate, 2277 Hawksridge Drive. The sealed survey showing an 11.1 foot finished floor and a 9.37 foot average crown of road.

67. Elevation certificate, 2520 Talon Court, The Colony Building 2. The sealed survey showing a 10.8 foot finished floor and a 20.8 foot next higher floor.

68. Collier County Property Appraiser. Parcel search, ownership, building records and stated stories per building.

69. Collier County Property Appraiser, property data downloads. The bulk parcel, legal, land and building files behind the unit counts, floor areas, lot sizes, build years and assessed values.

70. Collier County Property Appraiser mapping and subdivision index. The two Hawksridge plats and The Colony’s condominium index entry.

71. Collier County Clerk of the Circuit Court, official records search. Where every recorded instrument cited on this page can be ordered by instrument number.

72. Collier County Clerk of the Circuit Court, records portal. The public access search used to verify the recorded document chains for both associations.

73. Collier County Land Development Code, Appendix F, list of Collier County PUD ordinances, 2020 edition. The single unchanged “HAWKS RIDGE 89-94” line.

74. Collier County Land Development Code, Appendix F, 2012 edition. The same entry eight years earlier, unchanged, and the separate Hawks Nest and Moorings Park entries.

75. Collier County Land Development Code, Appendix F, 2015 edition. The third edition confirming no amendment to the Hawks Ridge PUD.

76. Collier County Land Development Code, planned unit development ordinances index. The municipal code library copy of the same appendix.

77. Collier County Board of County Commissioners meeting portal. The public agenda and minutes system behind the civic pipeline section.

78. Collier County BCC agenda packet, 2025-10-14, containing the approved September 9, 2025 minutes. The adopted caption of Ordinance 2025-35 rezoning 3001 Bailey Lane.

79. Collier County Planning Commission packet containing the July 17, 2025 verbatim transcript. The applicant’s description of Bailey Lane and the voluntary buffer upgrade.

80. Collier County zoning staff report for the 3001 Bailey Lane rezone. The finding that no letters of objection or support were received.

81. Collier County neighborhood information meeting documents for the Bailey Lane petition. The certified mailing list including Hawksridge Drive and Talon Court addresses.

82. Collier County BCC agenda packet, 2026-05-26, containing the approved April 28, 2026 minutes. The adopted caption of Ordinance 2026-12 amending the Grey Oaks MPUD.

83. Collier County Planning Commission packet, March 19, 2026. The Grey Oaks zoning history, the 1,601-acre MPUD figures and the countywide code change behind the amendment.

84. Collier County BCC agenda packet, 2026-04-28. The Grey Oaks amendment as presented to the Board.

85. Collier County BCC agenda packet, 2026-07-14, Exhibit A tax tables. The FY 2026/27 proposed millage, levy and taxable value for the Hawksridge district, and the county’s I-75 widening phase projection.

86. Collier County BCC agenda packet, 2024-10-22. The millage rate read into the record and the Tax Collector’s distribution schedule for the district.

87. Collier County BCC budget hearing packet, 2024-09-19. The FY 2024/25 figures establishing the flat 0.0318 mill rate.

88. Collier County BCC budget hearing, September 18, 2025. The FY 2025/26 district figures.

89. Collier County BCC meeting, July 14, 2026. The millage rates resolution adopting the FY 2026/27 proposed rate.

90. Collier County BCC meeting, October 14, 2025. The meeting carrying the approved September 2025 minutes.

91. Collier County BCC meeting attachment on special district millage. Fund 1622 in the county’s own attachment.

92. Collier County CityView permit portal. The county’s permit lookup, the route to original building permits for any Hawksridge folio.

93. Collier County FBC ultimate design wind speed, Risk Category I. The 150 mph contour at Hawksridge.

94. Collier County FBC ultimate design wind speed, Risk Category II. The 164 mph contour that governs ordinary residential construction here.

95. Collier County FBC ultimate design wind speed, Risk Category III. The 176 to 177 mph contour.

96. Collier County FBC ultimate design wind speed, Risk Category IV. The 185 mph contour for essential facilities.

97. Collier County Parks and Recreation, Clam Pass Park. The 35 acres, the three-quarter-mile boardwalk, the free tram, the $10 parking, the hours and the no-dogs rule.

Schools

98. Collier County Public Schools interactive zoning tool. The district’s public attendance-zone lookup for any Hawksridge address.

99. Collier County Public Schools attendance-zone address database. The endpoint returning all 94 Hawksridge address records and their identical school set.

100. Collier County Public Schools attendance boundaries. The boundary modification process, the two-mile busing rule and the Parental Choice program.

101. Collier County Public Schools, district information. District-level reference for the three zoned schools.

102. Collier County Public Schools Capital Improvement Plan, FY2026 through FY2045. Capacity, enrollment, available seats and the programmed maintenance at all three zoned schools.

103. Community School of Naples. The school’s own description as the largest independent day school in the county.

104. Seacrest Country Day School. Grade span and address for the private school listed above.

105. Royal Palm Academy. Grade span and address.

106. Naples Christian Academy. Confirmation of the school named in the private school table.

Healthcare

107. NCH Healthcare System, about. The 713 beds across two hospitals, the comprehensive stroke center designation and the pediatric emergency room claim, all attributed to NCH.

108. NCH Baker Hospital facility record. Hours, emergency department and outpatient imaging.

109. NCH urgent and immediate care locations. Live wait times, online check-in windows and the HMO insurance restriction.

110. NCH concierge medicine physicians. The eight concierge practices, four of which carry the 34105 ZIP code.

111. Physicians Regional hospitals. The Pine Ridge emergency department, its published wait time and the system’s service list.

112. Physicians Regional urgent care. The nearest walk-in urgent care to Hawksridge.

113. Physicians Regional walk-in clinic, Pine Ridge. Address and check-in for the Pine Ridge walk-in clinic.

114. Northwestern Medicine concierge medicine, Naples. The concierge service list cited above.

115. MDVIP physician listing, Naples. Confirmation that MDVIP-affiliated concierge physicians practice in Naples.

Airport, roads and local development

116. Naples Airport Authority, final noise exposure map report, August 2021. Runway dimensions, modeled operations, the zero housing units at DNL 65 and the noise abatement measures.

117. Naples Airport Authority, official noise exposure maps, Appendix J. The contour geometry showing Hawksridge outside DNL 60, and the modeled helicopter tracks along Airport-Pulling Road.

118. Naples Airport Authority, noise report for June 2026. The 6,438 comments from 108 households, the concentration in ten households, and the named-neighborhood table in which Hawksridge does not appear.

119. Naples Airport Authority, tips for homebuyers. The authority’s own advice to prospective buyers and its economic impact figure.

120. Naples Municipal Airport live flight tracking. The public tracker for anyone who wants to check overflight before writing an offer.

121. Florida Department of Transportation, I-75 at Pine Ridge Road diverging diamond interchange, project 445296-1. Scope, $27.5 million cost, early 2025 start and mid 2027 estimated completion.

122. Florida Department of Transportation, I-75 widening from Golden Gate Parkway to Corkscrew Road, project 452544-1. The 18.5-mile study whose southern terminus is the interchange Hawksridge uses.

123. Florida Department of Transportation, all Collier County projects. The complete active project inventory, the source of the verified zero on Airport-Pulling Road.

124. Halstatt, latest news. The June 2026 completion announcement for the retail center at Airport-Pulling and Golden Gate Parkway.

125. Halstatt Real Estate Partners, Poinciana Plaza retail announcement. The project background and the final-parcel context.

126. Gulfshore Business, Poinciana Plaza first businesses. The corner, the acreage and the tenant lineup.

127. Business Wire, Halstatt completes retail center at Airport Pulling and Golden Gate Parkway. The dated completion release.

128. Priority Marketing, Naples Airport Authority North Road terminal renovation. A third-party report of the airport terminal phase two award, cited here as unconfirmed against an Airport Authority record.

Golf clubs, retail and daily services

129. Grey Oaks Country Club, membership. The equity membership structure, the Golf and Sports categories, and the three courses and two clubhouses.

130. The Country Club of Naples. Founded 1966, 160 acres, member bond membership.

131. Quail Run Golf Club. Member-owned private club, location between Goodlette-Frank Road and Airport-Pulling Road.

132. Hole-In-the-Wall Golf Club. The club’s official site and guest information.

133. Royal Poinciana Golf Club. The club on Hawksridge’s back property line.

134. Royal Poinciana Golf Club, guest information. The club’s published access model.

135. Kensington Country Club. The sixth of the six clubs within about two miles.

136. Gladiator Tennis, Hawksridge association tennis courts. The directory entry describing two lighted clay courts with private access, cited here as directory-sourced rather than verified.

137. Publix store locator. Store addresses, hours and pharmacy details for the Publix locations listed.

138. CVS Pharmacy, 2324 Pine Ridge Road. The nearest pharmacy to Hawksridge.

Recorded legal notices carrying Hawksridge legal descriptions

139. Business Observer, Collier County legal notice 13-01485C. The recorded legal description reading “UNIT 901, BUILDING 9, THE COLONY AT HAWKSRIDGE,” which establishes that unit numbers encode the building.

140. Collier County legal notices, December 21, 2012. A recorded legal description citing Hawksridge Unit One at Plat Book 18, Pages 67 and 68.

141. Collier County legal notices, November 11, 2011. A recorded legal description citing Hawksridge Unit Two and the Lot 44 split.

142. Collier County legal notices, September 13, 2013. A further Hawksridge legal description in the county’s published notices.

143. Collier County Clerk of Courts, board minutes and records document index. The indexed Hawksridge Unit One plat citation.

144. Collier County Clerk of Courts, board minutes and records, budget document index. A county millage record carrying the Hawksridge district.

Downloadable Documents

Every governing and regulatory document a Hawksridge buyer or seller needs is public, and this table links each one to the authority that publishes it rather than to a copy. The recorded instruments live with the Collier County Clerk of the Circuit Court and Comptroller and are ordered by instrument number, the corporate filings live with the Florida Division of Corporations, the flood maps live with FEMA, and the statutes live with the Florida Senate.

To obtain either association’s current assessment figure, budget, reserve schedule or estoppel certificate, contact Newell Property Management Services LLC for Hawksridge Property Owners Association or Compass Rose Management for The Colony at Hawksridge Condominium Association. Neither document is recorded and neither is available from a public database. Call Jesse McGreevy direct at (239) 898-6072 and we will make the request on your behalf.