Island Walk

McGreevy and Comisar are the team Island Walk sellers call first, and the team Island Walk buyers call when they want to know which streets map in FEMA Zone AH, what the association collects at closing and why four months is now the shortest lease an owner can sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. Island Walk is a gated, 1,856-home DiVosta community of attached villas, two-story townhomes and detached single-family homes set around 30 lakes and a private Town Center in Naples, Florida. It sits in unincorporated Collier County, ZIP 34119, on the north side of Vanderbilt Beach Road at Logan Boulevard North, about a mile east of I-75. Every home is a fee-simple lot under a single homeowners association, and the Town Center inside the gates holds a resort pool and a lap pool, seven clay tennis courts, four pickleball courts, an Italian restaurant, an auxiliary post office and a gas station, per the association’s facilities and amenities page.

This guide is built from the recorded Declaration of Covenants and its amendments in the Collier County Clerk’s official records, the association’s own governing documents library and sales and leasing documents, Collier County’s zoning records and 2026 preliminary tax roll, the Florida Department of Revenue’s recorded sales file, FEMA’s flood maps and Letters of Map Amendment, and the school district’s own address lookup. It also corrects six claims that keep circulating. Island Walk does not have more than two thousand homes: the Declaration fixes 1,856 numbered lots, and the 2,100 figure on the Collier County PUD Master List is a zoning cap for a 705-acre district that also holds The Cove, a separate 136-unit condominium community. Island Walk is not age-restricted: its governing documents contain no 55-and-over or housing-for-older-persons provision. The dues do not pay for roofs: section 9.2.A of the Declaration puts roofs, exterior walls and exterior painting on the owner. Island Walk is not one flood zone: FEMA’s National Flood Hazard Layer maps much of the open ground, roads and yards as Zone AH, a shallow-ponding Special Flood Hazard Area, the lakes as Zone AE, and many house pads as shaded or unshaded Zone X, so the zone is settled lot by lot. The tennis courts are clay and the association counts seven of them; no association document names a brand of clay, so neither do we. And there is no I-75 interchange at Vanderbilt Beach Road: the road passes over the interstate, the nearest on-ramps are Immokalee Road (Exit 111) and Pine Ridge Road (Exit 107), and FDOT’s I-75 express lanes project 452544-1 plans direct-connect ramps to the new tolled express lanes there, not a full interchange.

If you own in Island Walk, start with the market section: it gives every recorded qualified sale of the past two years by product, the new county assessments and what a buyer will pay at closing, so you can see what your Capri, Oakmont, Carlyle or townhome is competing against. If you are buying, start with the living section: it covers what a day inside the gate looks like, what the dues buy and what they leave to you, the rules on leasing, pets, trucks, golf carts and shutters, and what Island Walk does not have.

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

Why McGreevy and Comisar Are the Best Realtor for Island Walk

McGreevy and Comisar are the best realtor for Island Walk because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Island Walk market read built on every recorded qualified sale, the county roll, FEMA’s letters and the recorded Declaration.

Data updated: September 2026

If you are searching for the best realtor for Island Walk, whether you are ready to sell your Island Walk home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and over $900 million in personal sales between Jesse and Marc. Gulfshore Life Magazine has given the team its 5 Star Award for Customer Satisfaction for 21 straight years, one of only five such honorees among more than 21,000 licensees. Those numbers are there to be checked, and we invite Island Walk owners to compare them, on the public record, against the best real estate agents in Naples before choosing who lists their home.

Recent Island Walk track record (last 12 months).

Recent Island Walk track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 120 Island Walk closings. In the Southwest Florida MLS Matrix, pulled September 24, 2026, 120 Island Walk homes closed from September 25, 2025 to September 24, 2026, for $69,995,700 in closed volume. The median sold price was $532,500 (the mean of the middle pair, $530,000 and $535,000) (n=120, even), the median sold price per square foot of living area was $300.78 (the mean of the middle pair, $300.00 and $301.57), the median time on market was 54 days, the median sold-to-list ratio was 95.80%, and 11 of 120 closed at or above list. The highest sale was $955,000 and the lowest $350,000. In the prior 12 months the same query found 65 closings at a median of $600,000. By product: Capri villa: 50 closings, median $455,000, median 53 days on market; Oakmont: 42 closings, median $672,500 (the mean of the middle pair, $670,000 and $675,000), median 65 days on market; Carlyle: 16 closings, median $822,500 (the mean of the middle pair, $820,000 and $825,000), median 61 (the mean of the middle pair, 58 and 64) days on market; Townhome: 11 closings, median $495,000, median 33 days on market; Andros: 1 closing (too few for a median; high $605,000).

The public record behind it. In the last 12 months we tracked 97 recorded qualified Island Walk sales in the Florida Department of Revenue data: Collier County recorded qualified sales (Florida Department of Revenue sales data file), May 2025 to April 2026, the latest month for which the state has finished screening every Island Walk transfer. Those 97 sales add up to $55,824,200 in recorded sale prices. The median was $525,000 (n=97, an odd count, so the median is one actual sale), the middle half of sales ran from $470,000 to $670,000, and the range was $350,000 to $955,000. By product, 44 Capri villas sold at a median of $470,000 (n=44, even, so the median is the mean of a middle pair that was $470,000 and $470,000), 36 Oakmont homes at $662,500 (the mean of $660,000 and $665,000), 9 Carlyle homes at $832,000 (small sample) and 8 Aruba and Catalina townhomes at $510,000 (the mean of $505,000 and $515,000, small sample). No Andros Way home recorded a qualified sale in the window. Every one of those prices matches, book and page, the deed amount Collier County recorded, per the Florida Department of Revenue 2026 preliminary sales data file for Collier County and the Collier County parcel service. None of those sales is claimed as ours: this is the whole community’s record, and it is the record a pricing conversation should start from.

For Island Walk sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. An Island Walk sale also runs on association procedure that has to happen in the right order, and most of it happens before the first showing. The first step is the Notice of Intent to Sell or Lease, filed at the Town Center office; it flags the home “For Sale” in the gate’s database, and the same form lets the owner add the listing agent to the home’s permanent guest list, which takes effect about 48 hours after it is filed, per the association’s sales and leasing page. Once the home is flagged, a showing agent who presents a real estate business card, a driver license and the address receives dashboard visitor permits for the agent’s car and the client’s car that follows it; an unflagged address is handled like any unannounced guest, which is how showings get lost at the gate. Open houses are Sundays from 1 to 4 p.m. only, and must be registered with the office by 5 p.m. the Thursday before so the home appears on the gatehouse open-house sheet; visitors then enter with a driver license and a one-day permit, per the association’s Real Estate Procedures in its governing documents library. Signage is tightly limited: two standard 18 by 24 inch signs with a beige background and green lettering, one in front of the home and one at the end of the street, and any other sign, including one in a car window, is a Class II violation with a $50 fine. Inside the gate, a resident may post a green “For Sale” slip on the post office bulletin board, but only after the Intent form is on file; staff post slips on Fridays for two weeks, two ads per residence, under the association’s February 9, 2022 policy on sale ads in the post office. Exterior work before listing (paint, a replacement roof, windows, shutters, a generator) needs prior approval from the Architectural Control Committee, which meets twice a month and publishes its standards by model on its architectural review page, so we build that calendar into the listing plan rather than discovering it in week three. The drone footage needs paperwork too: under the association’s 2026 Consolidated Rules and Regulations, any drone operator other than first responders, expressly including real estate companies, must first obtain a permit from the association, good for up to five days and extendable by the management agent, and may not photograph owners or their guests without consent. Under contract, the owner must notify the association in writing and send a copy of the contract at least 20 days before closing (Declaration section 13.1); the buyer files the Homeowner Buyer Application, $150 for an individual or married couple and $200 for roommates, with a decision emailed in 5 to 7 business days; and the association issues its approval certificate within 10 business days of receiving the contract. The buyer pays a one-time $1,500 capital contribution at closing under the 2021 amendment recorded at Collier Official Records Book 5921, Page 3663, still $1,500 in the association’s October 2025 restated Declaration, and the estoppel certificate, ordered through Castle Group, states the amount in force on the closing date. The association can hold up a sale while the seller is delinquent or a violation is open (Declaration sections 13.3 and 13.4), so we pull the account status before the listing goes live, not after the buyer’s lender asks. Investor buyers need to hear the September 9, 2026 leasing rule on the first call: four months is the minimum lease, and no lease of any term may run through Airbnb, VRBO or any short-term or vacation-rental channel. Flood paperwork belongs in the file from day one: FEMA has issued 50 Letters of Map Amendment on Island Walk properties since the 2012 maps, and an existing LOMA or elevation certificate answers the insurance question before a buyer’s agent can ask it. That is a documents and marketing problem, and it is the one we are built for.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

Selling your Island Walk home? Get a free home valuation for your Island Walk home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.

Buying a home in Island Walk? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Key Takeaways

Island Walk comes down to ten load-bearing facts about its size, homes, dues, closing costs, leasing rules, recorded sales, flood mapping, schools, taxes and the amenities it does not have, each drawn from a recorded document, a government record or the association’s own publications and each sourced again further down this guide.

Data updated: September 2026

• 1,856 homes under one association, every one a fee-simple lot. The Declaration defines “one thousand eight hundred and fifty six (1856) numbered Lots,” and the 2026 preliminary county roll carries exactly 1,856 single-family parcels on the twelve recorded Islandwalk plats, per the Collier County parcel layer. They sit on about 680 acres of platted land inside a 705-acre county planned unit development that also contains The Cove, which is not part of Island Walk.
• Roughly half attached, half detached. Our analysis of county parcel and building records sorts the homes into about 775 attached Capri villas, 613 Oakmont and 291 Carlyle detached homes, 160 two-story Aruba and Catalina townhomes and 17 mixed homes on Andros Way. DiVosta’s 2001 model sheets list the Capri III at 1,522 air-conditioned square feet and the Carlyle at 2,507.
• Dues work out to about $1,641 a quarter, and they include cable, internet and lawn care, but not the house. The 2026 approved budget raises $12,186,195 in assessments levied equally on all 1,856 homes (about $6,566 a year). The New Homeowner Packet lists basic cable, 300 Mbps internet and lawn service; roofs, exterior walls and exterior paint stay with the owner under Declaration section 9.2.A.
• At closing a buyer pays a $1,500 capital contribution and a $150 or $200 application fee. The contribution comes from the 2021 amendment recorded at Official Records Book 5921, Page 3663 in the Collier Clerk’s official records; the application decision is emailed in 5 to 7 business days, per the association’s sales and leasing documents.
• Four months is the shortest lease, and short-term rental platforms are banned outright. The Board rule of September 9, 2026, posted on the association’s sales and leasing page, prohibits leases under four months, subleases, and leases “of any term” through Airbnb, VRBO or any vacation-rental company.
• 97 recorded qualified sales in the past 12 months at a median of $525,000. Collier County recorded qualified sales (Florida Department of Revenue sales data file) show 97 sales from May 2025 to April 2026, against 80 at a median of $600,000 in the 12 months before, per the Florida Department of Revenue 2026 preliminary sales data file. Every product median fell, and a shift toward villas deepened the community-wide drop.
• Flood zone is a lot-by-lot question. In a 40-point sample along Island Walk’s streets on FEMA’s National Flood Hazard Layer, 32 points fell in Zone AH, 1 in Zone AE and 7 in shaded or unshaded Zone X. FEMA names the AH flooding source “ponding/overland flow,” not storm surge, with a base flood elevation of about 13.2 feet NAVD88 in its Towncenter letter of map amendment.
• Every address is zoned for three A-rated schools. Vineyards Elementary, Oakridge Middle and Barron Collier High for 2026-27, per the Collier County Public Schools address lookup, and all three earned an A for 2025-26 in the district’s 2026 accountability brief.
• No CDD, a 10.402-mill preliminary tax rate and about 63% homesteaded. No Island Walk parcel lies in any Collier County Community Development District; the 2026 preliminary rate for millage area 36 is 10.402 mills; and 1,165 of the 1,856 homes carry a homestead exemption on the 2026 preliminary roll.
• No golf course, no marina, no beach club and no age restriction. The only golf facility is a synthetic putting and chipping green, the 30 lakes are stormwater lakes with no Gulf access, and Vanderbilt Beach Park is about 7 road miles and 13 free-flow minutes straight west on Vanderbilt Beach Road.

Table of Contents

This Island Walk guide runs from the market and daily life through DiVosta’s origins, the master plan, governance and the full fee stack, taxes, every home type and street, the Town Center, storms, flood zones, insurance, schools, drive times, what is being built nearby, the Verona Walk comparison, honest pros and cons, and both FAQ sets. Jump to what you need, or read it in order.

• Why McGreevy and Comisar Are the Best Realtor for Island Walk
• Key Takeaways
• Living in Island Walk as a Homebuyer
• What Is the Island Walk Real Estate Market Doing in 2026?
• How Did DiVosta Build Island Walk?
• What Does the Island Walk Master Plan Allow?
• Who Governs Island Walk, and How Does the Association Work?
• What Does It Cost to Own in Island Walk? The Fee Stack
• What Are Property Taxes in Island Walk?
• What Kinds of Homes Are in Island Walk?
• What Are the Streets and Phases Inside Island Walk?
• Is The Cove Part of Island Walk?
• How Big Is Island Walk, Really?
• What Is in the Island Walk Town Center?
• Does Island Walk Have a Golf Course?
• Is There a Marina or Boat Access in Island Walk?
• How Close Is Island Walk to the Beach?
• What Are the Tennis, Pickleball, Bocce and Lawn Bowling Facilities?
• What Pool and Fitness Amenities Does Island Walk Have?
• Where Do Island Walk Residents Eat, Shop and Socialize?
• What Is Social Life Like in Island Walk?
• What Utilities and Services Does Island Walk Have?
• How Does Island Walk Hold Up in a Hurricane?
• What Flood Zone Is Island Walk In?
• What Does Homeowners and Flood Insurance Cost in Island Walk?
• Which Schools Serve Island Walk?
• Where Is the Nearest Hospital to Island Walk?
• How Long Does It Take to Drive From Island Walk?
• What Is Being Built Near Island Walk?
• How Does Island Walk Compare to Nearby Communities?
• Island Walk vs Verona Walk: Which DiVosta Community Fits Your Plans?
• What Are the Honest Pros and Cons of Living in Island Walk?
• Thinking of Selling Your Island Walk Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts: Jesse McGreevy and Marc Comisar
• Island Walk Frequently Asked Questions: Buyer Edition
• Island Walk Frequently Asked Questions: Seller Edition
• Sources
• Downloadable Documents

Living in Island Walk as a Homebuyer

Living in Island Walk means a staffed gatehouse on Vanderbilt Beach Road, lakeside walkways and footbridges that lead to a private Town Center with two pools, clay tennis, pickleball, a restaurant, a post office window and a gas station, and dues that already include cable, internet and lawn care. Island Walk is a lake-and-town-center community, not a golf club.

Data updated: September 2026

The community covers about 680 acres of platted land, roughly 1.06 square miles, inside a 705-acre county planned unit development, per the Collier County PUD Master List and the 2026 preliminary roll on the Collier County parcel layer. Vanderbilt Beach Road forms the south edge and Logan Boulevard North the west edge. Of that land, about 286 acres are home lots, about 225.5 acres are lake tracts, about 97 acres are roads and the entrance tract, about 45 acres are association common and recreation tracts, and the Town Center tract is 7.8 acres. DiVosta completed the homes from 1998 to 2003, with one final home in 2004; the busiest year was 2002, with 467 homes, per the year-built field in the Florida Department of Revenue statewide cadastral layer. The streets are named for islands around the world and run roughly A to Z as the phases were built, from Andros Way and Bermuda Lane in Phase One to Whidbey Way in Phase Five, with a second run (Anguilla, Barbados, Cayman, Dominica and on to Zanzibar) in Phase Seven, per Collier County’s road centerline file. The recorded plats and the county roll spell the name as one word, Islandwalk; the association’s legal name uses two.

What a Day Inside the Island Walk Gate Looks Like

An Island Walk day can start before sunrise. The fitness center opens at 4 a.m. and closes at 10 p.m. daily, with a 30-minute treadmill limit and a 20-minute limit on weight machines when others are waiting, per the association’s facilities and amenities page. By 8 a.m. the tennis and pickleball courts open; from November to April the 8 to 11 a.m. prime-time slots on the clay courts are reserved for round robins, residents and their guests, and courts are booked online up to seven days ahead under the racquet rules revised August 3, 2025, in the association’s governing documents library. Pop tennis takes courts 6 and 7 on set mornings and on Monday evenings.

Mid-morning the Town Center fills with errands that would mean a car trip anywhere else. Every home has a box at the auxiliary post office, and its staffed service window is open weekdays from 10 a.m. to 2 p.m.; the association is clear that the window is run by management, not by the U.S. Postal Service, per the association’s frequently asked questions. The same campus holds a gas station with a car wash and air pump, a nail salon, a hair salon and an on-site real estate office. The resort pool holds up to 90 people and the lap pool up to 32, both with a maximum depth of five feet, and lap swimmers have precedence in the lap pool.

In the afternoon the East Lawn, which the rules call “everyone’s backyard,” hosts lawn bowling and croquet, and on Sunday mornings the formal game is played in traditional whites. Bocce runs on three courts, per the association’s FAQ, and there are two ping pong tables and a new synthetic-turf putting green with chipping pads, which opened under rules dated July 9, 2025. Evenings belong to the clubs and to Casa Cotzelli, the Italian restaurant at 6175 Towncenter Circle inside the gates, per the restaurant’s own site. Its owners opened a second location, open to the public, at 12712 Tamiami Trail East on June 23, 2026, per Gulfshore Business. Hours for the pools, the Town Center building and the putting green are set by the association and posted on its site; we quote only the hours the association states consistently.

The Gate, Guests and Getting In

The main entrance is Islandwalk Boulevard off Vanderbilt Beach Road, where the gate arms sit about 560 feet north of the road, per the OpenStreetMap gate record; the association’s entrance tract is addressed 6005 Vanderbilt Beach Road. That entrance has a staffed gatehouse with a separate resident lane, and the 2026 budget carries $346,285 for the gatehouse contract, inside an access-control total of $389,763, per the 2026 approved budget. A second gated entrance connects Islandwalk Circle to Logan Boulevard North at the northwest corner, per the OpenStreetMap record of the northwest gate; the association does not publish how that gate is staffed or who may use it, so we do not describe it further.

Residents enter on a vehicle bar code, $15 per sticker, issued only to deed owners or approved tenants and affixed by staff, per the association’s frequently asked questions. No bar code is issued to a vehicle over 225 inches long or 83 inches high. Owners register guests and vendors through the association’s online gate system, which carries up to five permanent guests and five permanent vendors per home; anyone else is announced at the gatehouse. Amenity access runs on a separate credential: an amenity fob costs $10 and a phone credential $15, with a maximum of three per household, and a set of three mailbox keys costs $25, per the New Homeowner Packet dated March 25, 2026.

The Town Center at the Heart of Island Walk

The Town Center is association common area on a 7.8-acre association-owned tract at 6155 Towncenter Circle, and the association describes a 20,000-square-foot building with 13,000 square feet of retail space. It opens its October 2025 guidelines with “We’re proud to share our beautifully renovated Town Center!” (the association has not published the cost or scope of that renovation). The full list the association publishes on its facilities and amenities page is:

There is no separate club entity, club membership, equity membership or initiation fee: the amenities are common area paid for by the dues, and the Board may charge reasonable user fees, such as $10 per 90 minutes for the tennis ball machine ($145 a year, or $90 a year for pickleball) and a deposit for room rentals, which need written approval. The whole campus is no-smoking. Tennis instructors must hold USPTA or PTR certification and pickleball instructors PPR, and be approved by the association. Up to six courts may be allotted to outside league play so that at least one stays open, league rosters must be at least half Island Walk residents, and there is no league play in prime time. Island Walk fields teams in the Collier County fall tennis league and the Southwest Florida Pickleball Day League, per its league club record. Town Center businesses also help fund the budget: the 2026 budget books $134,400 of business lease income, $35,000 of gas station net income and $10,000 of car wash net income.

For how the Island Walk courts compare with the public options nearby, including 20 pickleball courts and 6 lighted clay tennis courts at Pelican Bay Community Park, see our guide to tennis and pickleball in Collier County.

Lakes, Walkways and Footbridges

Water is the defining landscape. The association describes 30 lakes with 18.56 miles of shoreline and about 170 acres of water, on its welcome page, and by our analysis of county parcel records about 73% of homes (1,360 of 1,854 on the 2025 roll) have a lot line touching a lake tract: nearly every Carlyle and Oakmont, about 63% of Capri villas, and none of the townhomes. The lakes are part of a stormwater management system permitted by the South Florida Water Management District, and the association maintains them as permittee; the 2026 budget sets aside $312,753 for lakes.

The association describes a “wide internal pedestrian walkway system along the lakes” and “walking paths with Venetian style bridges,” and DiVosta’s 2001 marketing promised “miles of scenic island walk and pedestrian bridges that lead you to the island Town Center,” per the archived DiVosta community page. The association does not publish the mileage of the paths, so neither do we. The lakes are for looking at and paddling, not swimming: no gasoline-powered watercraft except the Lake Committee and lake vendors, no watercraft after dusk, and no swimming or wading, under rules 19 and 20 of the Consolidated Rules. Kayaks and other non-gas craft may use the lakes in daylight, and the residents’ Kayak Club paddles them. The New Homeowner Packet adds that fishing is catch and release and that alligators live in the lakes.

What the Island Walk Dues Include

Island Walk dues are billed quarterly, due January 1, April 1, July 1 and October 1. The 2026 approved budget, adopted by the Board on October 22, 2025, raises $12,186,195 in assessments (2025: $11,647,312). Because base assessments are “levied equally on all Units” under Declaration section 6.1.A, that works out to about $6,566 per home per year, about $1,641 a quarter, roughly $547 a month, up about 4.6% from 2025. The association does not print a per-home figure; the estoppel certificate or the 2026 coupon states the exact billed amount. Here is what the association’s documents say the dues buy.

A few budget lines show where the money goes: the cable TV master contract is $1,806,838 (about $81 a month per home, by our arithmetic), the landscape contract $1,867,439, the transfer to reserves $2,066,825 (up from $1,504,913 in 2025) plus the $150,000 capital contribution transfer, management services $1,485,000, insurance $784,973 (down from $939,269), and streetlight electricity $160,896. The 2026 budget contains no special assessment line; ask for current Board minutes and the estoppel for anything levied since. The Declaration also allows a Neighborhood to vote extra services for itself and pay for them as a Neighborhood Assessment; none is budgeted for 2026.

What the Dues Do Not Include

The dues stop at the house. Under Declaration section 9.2.A, each owner, at the owner’s sole cost, maintains, repairs and replaces the home and its structures, including the roof, the exterior walls and routine exterior painting. There is no master insurance policy on the homes: the Declaration requires each owner to “maintain a policy or policies to insure the Owner’s Unit and all other insurable Improvements upon the Lot,” and a damaged home must be rebuilt to its original plans within 12 months. On the attached Capri villas and Aruba and Catalina townhomes, both owners share the cost of repairing a party wall, party fence or shared roof, and must make the repair within 60 days (Declaration section 9.4).

Outside the association, an Island Walk owner also pays Collier County property taxes (millage area 36, 10.5058 mills in 2025 and 10.402 mills on the 2026 preliminary roll), a $261.91 District I garbage assessment on the tax bill under the Collier County FY2026 solid waste rate resolution, and metered water and sewer from Collier County Utilities. There is no Community Development District, so no CDD line appears on the bill, per the county’s Community Development Districts layer. Put together, a buyer at the median 2026 preliminary just value can expect roughly $11,400 to $11,800 in the first year for dues, ad valorem tax and garbage, by our arithmetic, before insurance and utilities.

Leasing and the September 9, 2026 Short-Term Rental Rule

Island Walk allows leasing, on terms. A lease must be written and run at least four months; a copy goes to the association at least 20 days before the lease starts; the tenant is bound by the Declaration; the owner stays liable for assessments; and subleasing is prohibited (Declaration sections 13.1 and 13.2). On September 9, 2026 the Board adopted a lease amendment to the Rules and Regulations, posted on the association’s sales and leasing page, that makes leases under four months, subleases, and leases “of any term” through Airbnb, VRBO or any short-term rental agency or vacation-rental company prohibited and voidable, and requires lease signatures to be notarized.

Screening costs $150 for an individual or married couple or $200 for unmarried co-tenants, plus a $50 administrative fee for every new or amended lease. Tenants are re-screened at every renewal unless they have lived at the same address under approved leases for five consecutive years, in which case the owner files a Certificate of Long Term Occupancy. When an owner leases, the tenant takes the owner’s amenity rights for the term unless the lease says otherwise. We found no rental cap, no first-year leasing ban and no limit on leases per year in the Declaration or the September 2026 rule. The practical effect is simple: Island Walk works for annual and seasonal leases of four months or longer, and it does not work for weekly vacation rentals.

Pets in Island Walk

Up to three dogs and cats combined may live in each home, and leashes outdoors may be no longer than 10 feet, under Class I rule 8 of the Consolidated Rules. Pets are not allowed inside the Town Center, the fitness center, the courts, the pools, the putting green, the bocce courts, the post office or the restaurant, with registered service animals excepted. The Declaration (section 11.5.C) prohibits pit bull terriers and dogs of violent temperament. If a buyer’s household has a fourth pet or a restricted breed, that is a conversation to have before the contract, not after the application.

Vehicles, Trucks, Golf Carts and E-Bikes

The vehicle rules are the ones that surprise buyers most. “Prohibited Trucks,” defined in Declaration section 1.38 as pickups with caps or campers, step and box vans, vehicles with more than four wheels, commercial-use vehicles and anything over 83 inches tall, must be kept in the garage. Recreational vehicles, trailers, campers, boats, watercraft and motorcycles must also be garaged, and motor homes may be outside only for temporary loading. Plain pickups, SUVs and minivans that fit the limits may park in the driveway. There is no overnight street parking from 11 p.m. to 6 a.m., the speed limit is 25 mph, and garage doors may stay open only for temporary purposes and never more than four hours in 24. Every home has a two-car garage except the Catalina, which has one, and no garage may be converted to living space.

Golf carts are allowed if they are not gas-powered, are registered with the association every year with liability insurance naming the association, are driven by a licensed driver 16 or older, stay on the streets and the wide lakeside paths (not the narrow sidewalks), run from sunrise to sunset unless lighted, and are stored in the garage. E-bikes are governed by a rule of September 9, 2026: Class 1 to 3 only, a 750-watt cap, 15 mph on sidewalks, and no one under 16 on a Class 3 bike, per the updated e-bike rules in the governing documents library.

Hurricane Shutters and Storm Season

During hurricane season, June 1 to November 30, shutters or panels approved by the Architectural Control Committee may stay up with no time limit if they are white or clear; outside the season, shutters are prohibited. Whenever Collier County is under a tropical storm or hurricane watch or warning, any covering, including plywood, is allowed, and anything other than ACC-approved shutters must come down within seven days after the watch or warning ends, under rules 23 and 24 of the Consolidated Rules. The ACC’s April 9, 2025 standards, on its architectural review page, require accordion and roll-down shutters in white with white or house-color tracks, corrugated panels in white or clear, fabric in white, and allow Bermuda or Bahama shutters only on the garage window of side-load Oakmont and Carlyle models. Florida law backs the owner here: Florida Statutes section 720.3035 bars a homeowners association from denying hurricane protection, including impact windows and doors, shutters, roof systems and reinforced garage doors, that meets the specifications its board has adopted.

Owners who leave for part of the year must clear lanais and yards and name a responsible caretaker in writing (Declaration section 11.5.O and P), and allowed garden structures must be secured during hurricane season. Island Walk also runs its own Community Emergency Response Team, trained free by the Greater Naples Fire District, which musters at the Town Center after a storm, per the association’s clubs and organizations page. The community is in Collier County Evacuation Zone E, per the county’s evacuation zone lookup.

The Architectural Control Committee: Paint, Roofs, Windows and Generators

Every exterior and landscaping change needs prior approval from the Architectural Control Committee, which meets twice a month. The standards are written by model (Aruba, Capri, Carlyle, Catalina and Oakmont), with paint and roof schemes for each on the architectural review page. Replacement windows must match DiVosta’s original shape and dimensions, be white and include grids, with light or medium gray tint only. Replacement roofs must use Board-approved concrete tile lines (Eagle Capistrano or Boral Barcelona 900, in named colors), and roof coating in an approved tile color is allowed by application. Garage doors must match the original style, with no vents, painted Delicate White. Permanent generators and propane tanks need approval, a licensed installer and a sound enclosure; portable generators are stored out of sight.

Since the December 2024 amendment recorded at Official Records Book 6425, Page 2545 in the Collier Clerk’s official records, the association no longer takes an architectural damage deposit; damage from an owner’s project is charged back to that lot instead. For a buyer planning a new roof, impact windows or a generator, the ACC calendar is part of the renovation timeline.

Everyday Rules Worth Knowing Before You Buy

A few more rules shape daily life, all from the Declaration and the 2026 Consolidated Rules in the association’s governing documents library:

• Trash: pickup is Wednesday and Saturday, containers live in the garage, and they may not sit at the curb more than 24 hours before or after pickup day. Trash-can fines run from $25 to $100.
• Home offices: “no impact” home offices are allowed; businesses that bring client traffic, noise or odors, such as home day care, a salon or animal breeding, are not (Declaration section 11.3).
• Seasonal lighting: allowed from the Saturday before Thanksgiving to January 10.
• Flags: one portable United States or Florida flag, and one official military, POW-MIA or first responder flag, no larger than 4.5 by 6 feet, without ACC approval; other flags and yard decor need approval.
• Pools and dishes: no above-ground pools; satellite dishes allowed with ACC-approved screening. Detached Oakmont and Carlyle lots can have private pools, with screen cages limited by model (Capri 31 by 21 feet, Oakmont 40 by 25, Carlyle 50 by 24).
• Laundry and play equipment: no laundry visible from outside the home, and none outside between 7 p.m. and 7 a.m.; no basketball hoops on the streets at any time, or anywhere outside after dusk.
• Fines: Class I violations are $100 (repeat violations $100 a day to $1,000) and Class II violations $50 (repeat $50 a day to $1,000), with hearings before the Compliance Committee, and amenity rights can be suspended while an assessment is delinquent.

Clubs, Classes and the Calendar

About 35 resident clubs and classes run out of the Town Center, per the association’s clubs and organizations page. They include Mah Jongg Friends (over 120 members), Wednesday Contract Bridge, Canasta, Euchre, Bingo, poker nights, a Book Group, the Island Walk Theatre Group, Island Walk Knitters, painting classes, a wine society, a mixology club, the Island Walk Riders Car Club, the Kayak Club, croquet, ping pong, water aerobics, yoga, Zumba, Qi Gong, strength training and a Blue Zones health and wellness council. The association says Island Walk is “officially recognized by Blue Zones.” The Garden Club costs $20 a year and meets the last Saturday of the month, and a residents’ Men’s Golf League, running since 2003, plays January to April at Stoneybrook Golf Club in Estero. An on-site lifestyle director from Castle Group runs programming, the 2026 “Island Walk Functions” budget is $36,950 (up from $29,000), and the events calendar lives in the resident app. In April 2011 the Collier County Commission issued a proclamation congratulating IslandWalk on a Community of the Year award, per the Clerk’s record of that meeting.

What Island Walk Does Not Have

Because Island Walk has a Town Center with courts and a restaurant, buyers sometimes assume it is a golf or boating community. It is not, so here is the list plainly.

• No golf course. There is no course, driving range or golf membership in any governing document, budget or amenity list; the only golf facility is the synthetic putting and chipping green. The nearest public course is ArrowHead Golf Club at 2205 Heritage Greens Drive, about 3.1 miles and 9 minutes from the Town Center, and Tiburon Golf Club, home of the LPGA’s CME Group Tour Championship, is about 4 miles and 9 minutes away. Our guide to Naples golf communities covers the golf alternatives.
• No marina and no Gulf access. The 30 lakes are stormwater lakes, and boats and trailers must be garaged. The nearest Gulf-access public ramp is Cocohatchee River Park at 397 Dockside Drive, four launch lanes through Wiggins Pass, about 10.3 miles and 20 minutes away.
• No beach club. Vanderbilt Beach Park is straight west on Vanderbilt Beach Road, about 7 road miles and 13 minutes from the gate in free-flowing traffic, with a county parking garage and a $10 fee without the Collier resident beach permit. Our Naples beach parking guide covers the permit.
• No age restriction. Island Walk is not an age-restricted community: its governing documents contain no 55-and-over or housing-for-older-persons provision.
• No condominiums. Every home is a fee-simple lot; The Cove, a separate 136-townhome subdivision on Cove Circle in the same zoning district, has its own association and its own Logan Boulevard North entrance and is not part of Island Walk.
• No CDD and no separate club dues. The amenities are common area paid for by the dues.

Island Walk in Naples is also not IslandWalk at the West Villages, a separate DiVosta community with its own association in Sarasota County (its association site is a different organization), and it is not part of Wellen Park.

How Island Walk Differs From Verona Walk and Village Walk of Naples

Island Walk has two DiVosta siblings in Naples that buyers compare it with. Pulte’s 1998 annual report to the SEC lists Island Walk Development Company and Village Walk Development Company as wholly owned DiVosta subsidiaries, and a 2004 to 2005 county record places Verona Walk Development Company at the same 6005 Vanderbilt Beach Road office, per the Collier Clerk’s board records. The records separate them on age, size, location and districts.

Village Walk of Naples is the older and smaller sibling: 849 homes built 1995 to 1998, with site addresses in ZIP 34109, per the 2026 preliminary roll. Verona Walk is the newer and larger one: 1,920 homes built 2004 to 2019, in East Naples, ZIP 34114, and unlike Island Walk it carries a Community Development District that bills separately on the tax bill. Island Walk sits between them in age (1998 to 2004) and has no CDD at all.

Source: Collier County parcel layer, 2026 preliminary roll, and the Florida Department of Revenue 2026 preliminary name, address and legal file for Collier County. The just values are county assessments set for taxation; recorded sale prices for all three are in the market section below.

Moving In: The First Week as an Island Walk Owner

After closing, the new owner takes the recorded warranty deed to the Town Center office; that unlocks the association website, payment portal, gate access and email, and bar codes are issued only once the deed is on file, per the association’s sales and leasing documents. The office, run by Castle Group, is at 6155 Towncenter Circle, Suite 101, and is open weekdays 9 a.m. to 1 p.m. and 2 to 5 p.m., with Castle’s 24-hour resident services line covering after hours, per the association’s management contacts page. Dues can be paid by ACH online for $3.95 a payment or by credit card at 3.5%, or by check to the association’s lockbox. A late charge applies after 30 days (the lesser of 10% of the unpaid quarterly assessment or the legal maximum, plus interest), and under a policy effective April 24, 2024 one late fee may be waived once in 60 months if the account is paid in full with no open violations.

Board meetings are generally held on the fourth Wednesday at 2 p.m. at the Town Center, broadcast on in-house channel 195 and on Zoom. A seven-member board, reduced from nine by a CONCUR vote on April 11, 2026, governs, and the Declaration divides the community into 40 Neighborhoods, each electing a committee of up to five owners that sends representatives to CONCUR, the Council of Neighborhood Committee Representatives, which has its own portal. CONCUR, not the Board alone, can disapprove the annual budget (with 51% of the votes), change the capital contribution and amend the By-Laws.

Schools, Groceries and Errands Near Island Walk

Every Island Walk address is zoned for Vineyards Elementary (6225 Arbor Boulevard, about 1.5 road miles and 4 minutes from the gate), Oakridge Middle (about 3.6 miles) and Barron Collier High (about 6 miles) for 2026-27, per the Collier County Public Schools address lookup, and all three earned an A for 2025-26. Mason Classical Academy, a public charter school graded A, opened its K-8 campus at 7170 Vanderbilt Beach Road, about a mile east of the gate, with admission by application, per its Vanderbilt campus page. Our guide to Naples private schools covers the private options.

The nearest grocery is Sprouts on Logan Boulevard North, about 1.9 miles and 6 minutes from the Town Center, with the Publix at The Shoppes at Pebblebrooke about 8 minutes and Mercato, with Whole Foods, a cinema and more than 80 businesses, about 11 minutes from the gate. The nearest emergency room is the NCH Northeast freestanding emergency department at 15420 Collier Boulevard, about 7 to 8 minutes, and a Collier County EMS station, Medic 76, sits on Logan Boulevard North just outside the community, per the county’s EMS station layer. I-75 is about 6 to 7 minutes away at Immokalee Road (Exit 111) or Pine Ridge Road (Exit 107). All drive times are free-flow estimates from the main gate; January to April traffic on Vanderbilt Beach, Immokalee and Pine Ridge roads adds time. For restaurants and parks beyond the gate, see our guides to Collier County restaurants and Collier County parks.

Thinking about selling your Island Walk home? Start with a free home valuation for your Island Walk home, or Call Jesse direct at (239) 898-6072 to talk through the Intent to Sell form, the ACC calendar and pricing against every recorded sale of your model.

Buying in Island Walk? Call Marc at (239) 287-5873 before you tour, so you know which model, street and flood mapping fit your plans, or read how we represent buyers in Southwest Florida.

What Is the Island Walk Real Estate Market Doing in 2026?

Island Walk recorded 97 qualified sales from May 2025 to April 2026 at a median of $525,000, down from 80 sales at a median of $600,000 in the 12 months before, per Collier County recorded qualified sales (Florida Department of Revenue sales data file). Every product median fell, and a shift toward Capri villas and away from Carlyle homes deepened the community-wide drop.

Data updated: September 2026

The MLS layer. In the Southwest Florida MLS Matrix, pulled September 24, 2026, 120 Island Walk homes closed from September 25, 2025 to September 24, 2026, for $69,995,700 in closed volume. The median sold price was $532,500 (the mean of the middle pair, $530,000 and $535,000) (n=120, even), the median sold price per square foot of living area was $300.78 (the mean of the middle pair, $300.00 and $301.57), the median time on market was 54 days, the median sold-to-list ratio was 95.80%, and 11 of 120 closed at or above list. The highest sale was $955,000 and the lowest $350,000. In the prior 12 months the same query found 65 closings at a median of $600,000.

On September 24, 2026, 13 Island Walk homes were listed as active in the Southwest Florida MLS Matrix at a median list price of $489,900, with 15 under contract, which is about 1.3 months of supply at the trailing 12-month closing pace.

Where These Island Walk Numbers Come From

This section has two layers. The MLS layer above covers listings, days on market and sold-to-list ratios. Everything below it is the public-record layer: Collier County recorded qualified sales (Florida Department of Revenue sales data file), which records one row for every deed, with the sale year and month, the price, the Official Records book and page, and the state’s decision on whether the sale was an arm’s-length market transaction. We used the Florida Department of Revenue 2026 preliminary sales data file for Collier County, which covers sales from January 2025 to June 2026, and the 2025 final statewide sales data file, which covers January 2024 to September 2025, and matched each sale to one of the 1,856 Island Walk homes on the Collier County parcel layer.

A sale counts here only if the state qualified it as an arm’s-length transfer included in its sales-ratio analysis, it was an improved home, it was a single-parcel deed and the price was above $100, following the definitions in the Department of Revenue’s 2026 data users’ guide. All 205 qualified Island Walk prices from January 2024 to April 2026 match, to the dollar, the amount Collier County recorded for the same deed book and page. The trailing 12 months run from May 2025 to April 2026 because April 2026 is the latest month for which the state has finished screening every Island Walk transfer; the prior 12 months run from May 2024 to April 2025. Together they are 24 months and 177 qualified sales.

No Island Walk figure here includes The Cove, the separate 136-townhome subdivision that shares the county zoning district, and no figure includes IslandWalk at the West Villages in Sarasota County, whose parcels are in a different county file altogether.

Recorded Sale Price, Just Value and MLS Figure: Three Different Numbers

Three kinds of number describe Island Walk homes, and they are not interchangeable.

A recorded sale price is a price. A just value is an assessment and is never a price: it lags the market and is set on a different basis. An MLS figure covers only sales that went through a listing, and it carries details the deed does not, such as days on market and living area. On this page, the county-record sale figures are labeled with their window every time, the just values are labeled “2026 preliminary just value on the Collier County roll” every time, and the MLS figures appear only in the MLS layer.

The Trailing 12 Months: 97 Recorded Qualified Island Walk Sales

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). Quartiles use linear interpolation.

The count went up while the median came down. Seventeen more homes sold in the trailing 12 months than in the 12 before, and recorded volume rose about 5.7%, but the median fell about 12.5%, from $600,000 to $525,000. At 97 sales in a community of 1,856 homes, about 5.2% of Island Walk changed hands in a qualified sale in a year.

Island Walk Recorded Sales by Product, Trailing 12 Months

The four main products sell in very different price bands, so the product median is the one that matters for a specific home. Product classes come from our analysis of county parcel and building records.

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file), May 2025 to April 2026.

The nine Carlyle sales, in order of recording, were $800,000 (July 2025), $849,000 and $700,000 (October 2025), $832,000 and $690,000 (December 2025), $695,000 (January 2026), $835,000 (March 2026), and $955,000 and $850,000 (April 2026). The eight townhome sales were $350,000, $460,000, $495,000, $505,000, $515,000, $515,000, $520,000 and $525,000. With samples that small, one sale moves the median, so read the Carlyle and townhome figures as a range more than a point.

For the homes themselves, DiVosta’s 2001 model sheets list the Capri III at 2 bedrooms plus a den, 2 baths and 1,522 air-conditioned square feet; the Oakmont at 3 bedrooms plus a den, 2 baths and 1,995; the Carlyle at 4 bedrooms (an optional fifth), 3 baths and 2,507; and the two-story Aruba at 3 bedrooms, 2.5 baths and 1,826 to 1,841. The Catalina is a two-story attached townhome with a one-car garage; its square footage is not in any record we could cite.

How the Last 12 Months Compare With the 12 Before

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file).

Every product with sales in both windows recorded a lower median in the trailing 12 months. The Capri and Oakmont declines, each around 10%, rest on 36 to 44 sales a side and are the most reliable readings. The Carlyle and townhome figures rest on 4 to 14 sales and could move several percentage points with a single closing.

Why the Community Median Fell More Than Any Product: The Mix Effect

The all-homes median fell about 12.5%, more than any single product’s median. That happens when the mix of what sells shifts toward lower-priced homes. In the prior 12 months, Carlyle homes, the most expensive plan, were 14 of 80 sales (17.5%); in the trailing 12 they were 9 of 97 (9.3%). Townhomes rose from 4 of 80 (5.0%) to 8 of 97 (8.2%), and Oakmont homes from 25 (31.2%) to 36 (37.1%), while Capri villas held at about 45% in both windows (36 of 80 and 44 of 97).

The price bands show the same shift:

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file).

Two things are true at once, and a seller needs both. Prices at Island Walk did come down: every product median is lower. But the community-wide median overstates the drop for any one home, because fewer of the most expensive homes sold. A Carlyle owner should price against Carlyle sales and a Capri owner against Capri sales, and never against the all-homes median.

Calendar Years 2024 and 2025, and January to April 2026

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). January to April 2026 is four months of qualified data only; May 2026 onward is still pending state review.

The calendar view looks different from the trailing view because of where the high-priced sales fell. The first quarter of 2025 carried a cluster of expensive sales (a quarterly median of $690,000), which lifted calendar 2025 above calendar 2024 even though the trailing 12 months, which leave that quarter out, show a decline.

Island Walk Recorded Sales Quarter by Quarter

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). Quarterly samples are small; one sale can move a quarterly median by tens of thousands of dollars.

The first quarter of 2026 recorded 31 qualified sales, the most of any quarter in the file, at a median of $600,000. That is a busier and firmer season than the trailing-12 median alone suggests, and it is the reason we read the market month by month for any listing, not by the annual number.

When Island Walk Homes Close

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file).

Of the 97 trailing-12 sales, 62 recorded between November and April, at a median of $520,000 (the mean of a middle pair of $520,000 and $520,000), and 35 between May and October, at a median of $600,000. The off-season median is higher because more of the summer sales were detached homes: 15 Oakmont and 3 Carlyle sales among 35, against 21 Oakmont and 6 Carlyle among 62 in season, while Capri villas made up 29 of the 62 season sales. Deed dates trail contract dates by the closing period, so a spring recording usually means a winter contract.

How Often Each Island Walk Product Changes Hands

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file); product counts from our analysis of county parcel and building records.

Carlyle homes turned over at about half the rate of the other products in the trailing 12 months. For a Carlyle seller that is a scarcity point worth making in the marketing, and for a Carlyle buyer it means waiting for the right lake and exposure can take a season or more.

The Deeds That Are Not Sales

Most deeds recorded on Island Walk homes are not market sales, which is why the recorded-deed count on a public search is so much larger than the qualified-sale count. In the trailing 12 months, alongside the 97 qualified sales, the state’s file carries 197 quitclaim, corrective or minimum-consideration deeds (typically title housekeeping), 18 deeds reserving a life estate, 3 transfers between related parties, 2 transfers by estates or trustees, 2 sales with non-market financing, 1 sale the state flagged for atypical exposure or motivation, and 1 sale of a property that was changed after the sale. The prior 12 months show the same pattern: 80 qualified sales against 194 housekeeping deeds and a handful of family, estate and atypical transfers. None of those enters any median on this page, per the qualification definitions in the Department of Revenue’s data users’ guide.

Anyone can look up a single deed at the Collier Clerk’s official records search, and a recorded sale price is public. What the Clerk’s record does not tell you is whether the state judged that price a market sale; the sales data file does.

The Deeds Recorded From May to August 2026: Why They Are Not in the Median

The Collier County parcel layer shows 38 deeds over $1,000 recorded on Island Walk homes from May 4 to August 24, 2026, with recorded amounts from $200,000 to $896,000: 10 in May, 9 in June, 10 in July and 9 in August. By our product classes they are 18 Capri villas, 11 Oakmont homes, 5 Carlyle homes and 4 townhomes. Twelve of them, from May and June, already appear in the state’s 2026 preliminary file, all marked pending review; the other 26 are not yet in any state file.

We do not put those deeds in any median, because nobody has yet decided which of them are arm’s-length sales. The $200,000 deed, for example, is well below any qualified Island Walk sale of the past two years and may well be a family or partial-interest transfer; a median that included it would mislead. The state’s 2026 final file, usually posted after the roll is certified, will screen May and June, and the MLS layer covers the most recent months in the meantime. Read the recent deeds as a sign that Island Walk kept recording transfers through the summer of 2026 at a pace of about nine or ten a month, not as a price reading.

The 2026 Preliminary Just Value Across All 1,856 Island Walk Homes

The county roll values every home, not just the ones that sold. On the 2026 preliminary roll, the median just value of the 1,856 Island Walk homes is $478,094 (n=1,856, even, so the median is the mean of a middle pair of $477,692 and $478,495), the middle half runs from $407,724 to $571,981, and the range is $346,735 to $808,128, per the Collier County parcel layer. These are assessments set for taxation, not prices.

Source: 2026 preliminary Collier County roll, product classes from our analysis of county parcel and building records. The product medians cover 1,854 homes; the two lots that first appear as separate parcels on the 2026 roll (one Capri street lot and one Oakmont street lot) are in the all-homes figure only. The Capri, Oakmont and townhome counts are even, so those medians are the mean of a middle pair. Assessments, not prices.

Set beside the recorded sales, the assessments run below the market in every product: the Capri median sale of $470,000 against a $409,768 median assessment, the Oakmont $662,500 against $562,952, the Carlyle $832,000 against $671,490. That gap is normal, because the roll is set as of January 1 on its own basis. Use the roll to compare homes with each other and to estimate taxes, and use recorded and MLS sales to price one.

The 2026 Preliminary Just Value by Plat

The same roll broken out by recorded plat shows where the detached homes cluster. Phases Five A, Five B and Six, which are mostly Oakmont and Carlyle streets, carry the highest median assessments; Phase Seven A and the Towncenter plat, which are mostly townhomes and villas, the lowest.

Source: 2026 preliminary Collier County roll. Phase One A (9 homes) and Phase One B (8 homes) are small samples. The plats themselves are recorded in Plat Books 29 to 38 and can be viewed through the Collier Clerk’s plat search.

The 2025 Roll Beside the 2026 Preliminary Roll

On the 2025 roll (n=1,854; two lots that carry separate parcels on the 2026 roll do not appear in the 2025 state file), the median just value was $506,684, with a middle half of $407,492 to $608,251, per the 2025 roll data in the Florida Department of Revenue statewide cadastral layer. The 2026 preliminary median is $478,094. We show the two side by side so owners can see why a 2026 notice of proposed taxes may show a different just value from last year, not as a market trend: assessments are set once a year as of January 1, and the sale-price trend is the recorded-sale layer above. The preliminary values can still change before the roll is certified, and final millage rates are set at the September hearings and appear on the November bill.

For a buyer, the more important point is that a purchase resets the assessment. A new owner who claims homestead at the median value would pay roughly $4,548 in ad valorem tax plus the $261.91 garbage assessment, about $4,810, and a buyer who does not homestead roughly $4,973 plus garbage, about $5,235, using the 2026 preliminary rate of 10.402 mills for millage area 36. The median computed ad valorem tax across all homes on the 2026 preliminary roll is about $4,050: about $3,474 for homesteaded homes and about $4,498 for the rest.

How Many Island Walk Homes Are Owners’ Permanent Residences

1,165 of the 1,856 homes, about 62.8%, carry a Florida homestead exemption on the 2026 preliminary roll, per the Collier County parcel layer. Homestead can only be claimed on a permanent residence, so at least that share are year-round owner-occupied homes. The record does not split the remaining homes between second homes, rentals and homes whose owners have not filed, so we do not either. For a seller, the homestead share matters in one practical way: most Island Walk buyers who plan to live here will file for homestead, and their tax figure will be the reset figure above, not the seller’s current bill.

How Island Walk Compares With Nearby Communities on the Same Record

The same method (the county parcel set, the 2026 preliminary roll and the state’s qualified sales for the same two windows) gives a like-for-like benchmark against the communities Island Walk buyers most often compare it with.

Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file) and the 2026 preliminary Collier County roll. Ranges in brackets are the middle half of sales. Island Walk, Verona Walk, Saturnia Lakes and Summit Place have an even number of homes, so their just-value medians are the mean of a middle pair (for Saturnia Lakes, $600,095 and $600,190, shown rounded).

The pattern is the same across the whole group: every community recorded a lower median in the trailing 12 months than in the 12 before. Island Walk’s drop (about 12.5%) sits close to Verona Walk’s (about 13.5%) and Village Walk of Naples’ (about 10.9%), and all three DiVosta communities saw more qualified sales in the trailing year than the year before. Village Walk is a smaller, older community whose sales run higher; Verona Walk is a newer, larger community in East Naples whose median runs below Island Walk’s and which carries a CDD on the tax bill; Saturnia Lakes, next door in the same ZIP, is a 580-home community whose sales run well above Island Walk’s. Heritage Greens has a golf course tract and very few single-family sales, and Summit Place is condominium-form and useful only as a floor reference. A deeper comparison of Island Walk and Verona Walk appears later in this guide.

Why There Is No Price per Square Foot in the Public-Record Layer

We do not compute a price per square foot from any county figure. The area field on the Florida tax roll is an “effective area” that can include garages and porches at factored rates, per the Department of Revenue’s 2024 data users’ guide, so it is not living area; at Island Walk the roll area for a Capri runs hundreds of square feet above DiVosta’s published 1,522 air-conditioned square feet. The honest per-square-foot figure divides an MLS sold price by MLS living area, and that belongs to the MLS layer.

What This Means for Island Walk Sellers and Buyers

For a seller, the public record says three things. First, buyers kept coming: qualified sales rose from 80 to 97 and the first quarter of 2026 was the busiest quarter in the file. Second, prices reset: every product median is lower than a year earlier, by about 10% for Capri and Oakmont homes. Third, your comparable set is your product, your plat and your lake exposure, not the community median, which fell further than any product because fewer Carlyles sold. For a buyer, the same record says the negotiating room of 2025 and 2026 is real, that villa prices clustered tightly around $470,000 while Oakmont prices spread from $500,000 to $850,000, and that the $1,500 capital contribution, the application fee and a reset property tax belong in the budget from the first offer.

Thinking About Selling or Buying in Island Walk This Season?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price Island Walk homes against every recorded qualified sale of the same model, not against the community median. Get a free home valuation for your Island Walk home, or Call Jesse direct at (239) 898-6072 and he will walk you through what your Capri, Oakmont, Carlyle or townhome is competing against this season.

Buying in Island Walk? Call Marc at (239) 287-5873 before you make an offer, so you know how your target home compares with the 177 recorded qualified sales of the past two years, or read how we represent buyers in Southwest Florida.

How Did DiVosta Build Island Walk?

Island Walk was built by DiVosta, the Palm Beach Gardens builder known for its cast-in-place concrete system, through a subsidiary called Island Walk Development Company. Pulte Corporation bought DiVosta on July 1, 1998, so nearly all 1,856 Island Walk homes were finished between 1998 and 2003 by DiVosta as a Pulte company, with one final home in 2004.

That short answer hides a long paper trail, and almost every step of it is on the public record: a state corporate filing signed in 1996, two county approvals granted the same day in January 1997, a 1998 securities filing that names the Island Walk company as a subsidiary, twelve recorded plats, and a tax roll that still carries the construction class of every home. Below is the builder’s story as those records tell it, and what it means for anyone buying or selling a DiVosta home here today.

Who Was DiVosta, and Why Does the Builder Matter in Island Walk?

DiVosta and Company was a Palm Beach County homebuilder founded by Otto B. “Buz” DiVosta Jr., who was born in Stamford, Connecticut in 1934, according to Palm Beach County History Online’s profile of Otto DiVosta Jr.. The company’s reputation rested on one idea: build the walls of a house the way commercial builders pour a parking garage, in concrete, inside steel forms, on site. That method is the single most repeated reason buyers ask about DiVosta homes, and it is the thread that ties Island Walk to the company’s other Southwest Florida communities.

The builder matters for three practical reasons. First, construction method drives the conversation with insurers, because a wind mitigation inspection records wall type and roof-to-wall connections. Second, a planned community built by one company in a tight window tends to have a small, repeating set of floor plans, which makes it easier to compare one home with another. Third, the builder wrote the original governing documents, and the structure it created in 1998 (one association, 40 Neighborhoods and a representative council) still runs Island Walk today.

How Did DiVosta’s Moduplex Cast-in-Place Concrete System Work?

According to Palm Beach County History Online, DiVosta and a partner “imported Moduplex, a French concrete building system” and built with a “cast-in-place” method that involved “pre-assembling major parts of the house.” The same profile says the method let the company build townhouses “in just 47 days.” We date the import to the 1970s, because the two published accounts of the start year disagree by a year.

The secondary account in Wikipedia’s article on Otto DiVosta credits DiVosta with introducing the construction method in South Florida in the mid-1970s and, citing a 1981 newspaper report, describes a demonstration in which a quick-setting cement allowed a three-bedroom, two-bath home with a two-car garage to be built in a single working day. Treat that as color, not as how Island Walk was built.

What matters for Island Walk is continuity. The Palm Beach County History Online profile states that after the 1998 sale Pulte “continued to use the trademarked DiVosta Building System.” DiVosta’s own archived Island Walk page from 2001, preserved by the Internet Archive as DiVosta’s archived Island Walk community information, described the “Modüplex Building System” with “reinforced steel and solid concrete or concrete block exterior walls.” Read that sentence carefully: the builder’s own marketing named two wall types. That is why we never tell a buyer that every Island Walk home has poured walls. The record supports a narrower, still useful statement, which the tax roll makes next.

What Does the Florida Tax Roll Say About How Island Walk Homes Were Built?

The Florida Department of Revenue codes a construction class for every improved parcel. On the 2025 statewide roll, published through the Florida DOR statewide cadastral layer, 1,833 Island Walk homes carry construction class 2. The department’s 2024 NAL, SDF and NAP user’s guide defines class 2 as “reinforced concrete,” a separate code from class 3, “masonry,” which is the usual code for concrete block.

Nearly 99 percent of the homes in that file are coded reinforced concrete, which is consistent with DiVosta’s cast-in-place system. It is a county appraisal classification, not an engineering certificate. For any specific home, the document that matters is the buyer’s wind mitigation inspection, which records the walls, roof deck attachment, roof-to-wall connection and opening protection that Florida insurers must credit under Florida Statutes 627.0629. The roofs are concrete tile under the association’s architectural rules, which today allow only Board-approved concrete tile lines on replacement roofs, as set out in the Architectural Review page’s ACC Requirements and Procedures.

What Was Island Walk Development Company?

Island Walk Development Company was the DiVosta entity created to build the community. Its Florida corporate record, Sunbiz document P96000030340 for Island Walk Development Company, and the scanned 1996 articles of incorporation show:

The 1996 articles were filed from DiVosta and Company’s headquarters at 4500 PGA Boulevard in Palm Beach Gardens. Locally, a 2004 to 2005 county board record indexed by the Collier Clerk’s minutes and records system lists DiVosta Building Corporation and Island Walk Development Company at 6005 Vanderbilt Beach Road, which is the address of Island Walk’s own entrance tract.

What Happened When Pulte Bought DiVosta on July 1, 1998?

Pulte Corporation, now PulteGroup, disclosed the purchase in its 1998 Form 10-K filed with the SEC: “On July 1, 1998, the Company acquired the outstanding stock and membership interests in certain closely-held businesses of Florida-based DiVosta and Company for an aggregate purchase price of approximately $155,000” (in thousands). The filing breaks that into about $109 million in cash, about $25 million of assumed liabilities and a seller note of about $21 million, and records about $47 million of goodwill. DiVosta contributed 834 net new orders to Pulte in the rest of 1998, and Pulte’s 1999 Form 10-K restated the acquisition.

The same 1998 filing lists the subsidiaries of DiVosta and Company, Inc. Island Walk Development Company is on that list, next to Village Walk Development Company, Abacoa Homes, Hammock Reserve Development Company and RiverWalk of the Palm Beaches Development Company. Pulte’s fiscal 2000 Exhibit 21 adds DiVosta Building Corporation and an Island Walk sales subsidiary.

The timing is the key fact. Island Walk’s first 87 homes carry a 1998 year built, and its busiest years were 2000 to 2002. So a buyer touring Island Walk is looking at a DiVosta design built almost entirely under Pulte ownership. DiVosta is still a PulteGroup brand today; its Quality page describes the company’s current construction standards for new communities.

Island Walk Timeline: From Incorporation to Built Out

When Were Island Walk’s Homes Built? The Year-by-Year Record

The Florida Department of Revenue’s “actual year built” field on the 2025 statewide roll gives the clearest picture of how fast DiVosta built:

Island Walk has 1,856 homes, the number fixed in its recorded Declaration. The 2025 state file happened to be missing two lots (one on Ossabaw Way, one on Valentia Way, both present on the 2026 county roll), so the columns above total two fewer than the community. The shape is what matters: completions ran from 1998 to 2003, the peak year was 2002, and one final home was completed in 2004. Any source that gives a single build year for Island Walk, or a start before 1998 or a finish after 2004, is wrong.

For a buyer, the year built lines up with other dates that matter. Every Island Walk home is now more than 20 years old, which is the age at which Citizens Property Insurance requires a four-point inspection. And the build straddles the date Florida’s first statewide building code took effect, March 1, 2002, as recounted in the Florida House bill analysis of HB 901 (2017). By our reading of county building records, roughly two thirds of Island Walk’s homes were permitted under Collier County’s earlier local code. That is an inference from completion and footprint dates, not a statement about any particular home; a permit date, not a completion date, decides which code applied.

How Fast Did Island Walk Fill In? The County Footprint Record

Collier County keeps building-footprint layers traced from aerial imagery for several years, published in its building footprints service. Counting footprints inside the county’s planned unit development boundary (which also takes in The Cove, a separate community in the same zoning district) shows the build in pictures:

These are buildings, not homes. A pair of attached Capri villas is one footprint, and so is a row of townhomes, which is why the count stays below the number of homes. By 2004 the zoning district was essentially complete, and the county’s footprint count has barely moved in twenty years. There are no vacant lots left to build on inside Island Walk; the county’s PUD layer lists it as BUILT OUT.

Which Island Walk Plats Opened First?

The county parcel roll records the deed history for every lot. The earliest recorded sale on each plat, taken from the Collier County parcel roll, is a lower bound on when that phase opened for closings. Year-built ranges come from the 2025 state roll.

The pattern is a builder working outward from the entrance. Phase One sits nearest the Vanderbilt Beach Road gate, the Town Center plat came in late 2001 once there were enough owners to support it, and the last small plats (Seven A and One B) filled remaining pockets in 2003. Phase One A is the outlier in the year-built column because it includes Andros Way, a mixed street of varied lots whose last home was the community’s single 2004 completion.

What Homes Did DiVosta Sell in Island Walk?

The association’s architectural documents on its Architectural Review page name five DiVosta models, each with its own paint schemes: Aruba, Capri, Carlyle, Catalina and Oakmont. DiVosta’s archived 2001 model sheets give the air-conditioned square footage as marketed:

Our analysis of county parcel and building records sorts the 1,856 homes into roughly 775 attached Capri villas, about 613 Oakmont and 291 Carlyle single-family homes, 160 two-story Aruba and Catalina townhomes, and a mixed group of 17 on Andros Way. That is an analysis, not an official count; the county does not record model names. Put simply, about half the homes are detached and half are attached, and every one of them sits on its own fee-simple lot. There are no condominiums inside Island Walk.

A note on square footage: the county roll carries an “effective area” figure for each home that is larger than the numbers above, because it counts garages and porches at factored rates. The Florida DOR user’s guide says so directly. Use the DiVosta air-conditioned figures, or a measured floor plan, when comparing homes.

How Did DiVosta Market Island Walk in 2001?

DiVosta’s 2001 web page for the community, preserved as DiVosta’s archived Island Walk page, pitched “Resort-style living on your own island from the $160s to $250s … a gated, master-planned community in North Naples … miles of scenic island walk and pedestrian bridges that lead you to the island Town Center.” It is a historical quote, useful for what it says about the plan: the lakes, the bridges and a Town Center on its own island were the selling idea from the start. Prices from 2001 say nothing useful about value today, and we do not compare them.

How Did DiVosta Hand Island Walk to Its Owners?

The association’s 1998 articles of incorporation, preserved as a Sunbiz image, set out the handover rules:

• A three-person board appointed by the developer ran the association until the “Transfer Date.”
• The Transfer Date was the first owner election, to be held not more than three months after 90 percent of the units in all phases had been conveyed to buyers.
• The developer kept one board seat as long as it held at least 5 percent of the units for sale.
• After the transfer, the board would have five to nine directors.

The annual reports show when that happened. The February 2003 annual report still lists developer officers at DiVosta’s Palm Beach Gardens office. The 2004 annual report, signed in March 2004, deletes the developer officers, attaches a nine-member resident board and moves the principal address to 6155 Towncenter Circle. So residents took control of the board between February 2003 and March 2004, once DiVosta had sold nearly every home. The exact election date sits in the association’s minutes, which are not public; any source that names a precise turnover date is going beyond the record.

What Happened to the Developer After the Build?

With the homes sold and the board in owners’ hands, the developer had nothing left to do. Island Walk Development Company was voluntarily dissolved on June 11, 2007, per its Sunbiz record. There is no developer left in Island Walk: no unsold lots, no developer-held seat, no declarant rights being exercised. Every decision since 2004 has been made by owners through the association, the Board and CONCUR, covered in the governance section below.

How Is Island Walk Related to Verona Walk and Village Walk of Naples?

Island Walk is one of three DiVosta “Walk” communities in Naples. Village Walk of Naples was built by Village Walk Development Company, which appears beside Island Walk Development Company in the subsidiary list of Pulte’s 1998 Form 10-K. Verona Walk came later; a 2004 to 2005 county record lists Verona Walk Development Company at the same 6005 Vanderbilt Beach Road office as Island Walk’s developer. The three share a builder, a lake-and-bridge plan and a Town Center idea, but each has its own recorded Declaration, association, budget and rules, so no fee, rule or flood figure transfers from one to another. Our guides to each community cover their own records.

Island Walk in Naples is also not IslandWalk at the West Villages, a separate DiVosta community in Sarasota County with its own association website. Island Walk in Naples is not part of Wellen Park. When you read anything about “Island Walk,” check which one it describes; the Naples association is Sunbiz document N98000002478.

What Recognition Has Island Walk Received?

Two items are on the record. In April 2011 the Collier County Commission issued a proclamation congratulating IslandWalk on a Community of the Year award, as listed in the Collier Clerk’s record of the April 26, 2011 meeting; the excerpt does not name the body that gave the award. And the association states on its official welcome page that Island Walk is “officially recognized by Blue Zones,” with residents running a Blue Zones health and wellness council. We attribute that statement to the association; we found no separate certification record.

What Does the DiVosta History Mean for Buyers and Sellers Today?

For a buyer, the builder history turns into a short checklist:

• Ask for the wind mitigation report. It documents the walls, roof deck attachment and roof-to-wall connection that the roll’s “reinforced concrete” class only hints at. Florida insurers must offer credits for qualifying features.
• Plan for the four-point inspection. Every Island Walk home is past the 20-year mark that triggers it for Citizens Property Insurance.
• Know the design wind speed. New construction at Island Walk today is designed for 161 mph (Risk Category II) under the Florida Building Code 8th Edition, per the Collier County wind load layer. A home permitted in 1999 was built to the rules of 1999; upgrades since then (impact windows, shutters, a newer roof) are what move insurance pricing.
• Compare like with like. With five DiVosta models, the fairest comparison for any home is the same model, on a similar lot, with similar updates.

For a seller, the same history is a marketing asset when it is documented. A current wind mitigation form, a roof permit, and receipts for window or shutter upgrades answer the questions a DiVosta buyer asks first.

If you own an Island Walk home and want to know how its model, updates and lot compare, call Jesse direct at (239) 898-6072 or request a free home valuation for your Island Walk home. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Does the Island Walk Master Plan Allow?

Island Walk is zoned under Collier County’s Island Walk planned unit development, PUD-96-14 (Ordinance 97-6, amended by Ordinance 98-58), and development of regional impact DRI-96-1. The 705-acre district allows up to 2,100 homes; Island Walk holds 1,856 on about 680 platted acres, and the county lists the whole district as built out.

The master plan is the reason Island Walk looks the way it does: homes on narrow bands of land between long lakes, a Town Center on its own island, and a gate at each road connection. This section walks through the county approvals, the numbers the county tracks, the twelve recorded plats, the water, the Town Center parcel and the street-naming pattern, with the recorded source for each.

What Zoning Governs Island Walk?

Island Walk is a planned unit development, or PUD: a zoning district written for one project, with its own list of allowed uses, densities and development standards, adopted by county ordinance. Collier County’s Zoning General layer carries the approval history on the Island Walk polygon in one line: “1-28-97 PUD-96-14 97-6, 1-28-97 DRI-96-1 97-65, 6-23-98 PUD-96-14(1) 98-58.”

The Collier County PUD layer names the district “ISLANDWALK,” also known as “ISLANDWALK DRI,” with status BUILT OUT. The county’s Zoning Exception layer carries the same approval note on the DRI polygon. Neither layer shows a later amendment or a rescission of the DRI.

What Is the Development of Regional Impact, and Why Does It Matter Now?

A Development of Regional Impact was Florida’s review track for projects big enough to affect more than one county’s roads, water or services. Island Walk’s DRI, DRI-96-1, was approved the same day as the PUD. In practice, for a buyer in 2026, the DRI label matters mostly as history: it explains why a single-builder community of this size went through a regional review, and why the county still calls the district “Islandwalk DRI.” The development order’s full conditions sit in the county commission’s records for January 28, 1997. We have cited its number and date only, because the ordinance and development order texts were not available through the county’s public layers when we checked.

What Did Ordinance 98-58 Change?

Ordinance 98-58 amended the PUD on June 23, 1998, less than three weeks before Pulte closed its purchase of DiVosta and a few months before the first recorded home sale. The county layers record the petition number, ordinance number and date but not the text. What we can say from the record is that the amended PUD is the version under which Island Walk was built, and that the county’s monitoring list ties its estimated buildout year (2003) to Ordinance 98-58. For the exact permitted uses, setbacks or Town Center use list, the source is the ordinance itself in the Collier County Clerk’s minutes and records archive.

How Many Homes Does the Zoning Allow, and How Many Were Built?

The Collier County PUD Master List dated June 11, 2026, linked from the county’s PUD Master List and Maps page, carries the district’s numbers:

The 2,100 figure is a ceiling, not a count. Island Walk itself has 1,856 homes: the Declaration defines “one thousand eight hundred and fifty six (1856) numbered Lots,” and the 2026 preliminary Collier County roll carries exactly 1,856 single-family parcels on Islandwalk plats. The only other homes inside the zoning district are the 136 townhomes of The Cove, a separate subdivision covered below. Together they sit comfortably under the 2,100 cap, and with the county listing the district as built out, there is no remaining entitlement a developer is waiting to use.

How Big Is Island Walk: 680 Acres or 705?

Both numbers are right; they measure different things.

• About 680 acres (about 1.06 square miles) is the sum of the parcels on Island Walk’s twelve recorded plats on the 2026 county roll. That is Island Walk.
• 705 acres is the county’s figure for the whole planned unit development, which also holds The Cove and some road right-of-way that is not in any parcel.
• About 1.02 square miles of land is the Census Bureau’s measure of the Island Walk census-designated place, from the Census TIGERweb places layer. The Census boundary is drawn differently from the plats (and treats interior ponds as land), and that boundary difference is why the 2020 Census counts 1,858 housing units in the census place against the Declaration’s 1,856 lots.

When a single number is needed, use 1,856 homes on about 680 acres.

How Is Island Walk’s Land Used?

Adding up the 2026 county roll by parcel type gives the land budget of the 680 acres, from the Collier County parcel roll and the county’s simplified parcels layer:

Two things stand out. Lakes and their banks take up about a third of the land, nearly as much as all the home lots combined. And the typical lot is small: our classification of the 2025 roll puts the median Capri villa lot near 5,140 square feet, townhome lots near 3,460, Oakmont lots near 7,430, Carlyle lots near 8,900 and Andros Way lots near 9,630. The open space lives in the common area, not in backyards.

What Are the Twelve Recorded Plats of Island Walk?

A plat is the recorded map that creates lots, tracts and easements. Island Walk was platted in twelve pieces, recorded in Collier County Plat Books 29 through 38 and searchable in the Collier Clerk’s plat map search under “ISLANDWALK.” The plat book and page references below are the ones recited in the association’s 2026 by-law amendment certificate, posted on the Governing Documents page. Home counts are from the 2026 preliminary county roll.

Two small notes for anyone pulling the maps. The Clerk’s map index counts sheets, so it shows Phase One as pages 100 to 106 and Phase Five B as pages 69 to 71; the recorded certificate recites 100 to 107 and 69 to 71A. Several plat citations are also corroborated in court foreclosure notices, for example the Phase Two notice, the Phase Three notice, the Towncenter notice and the Phase Six notice. Recorded plats and the county roll spell the community as one word, ISLANDWALK; the association’s legal name uses two.

What Is The Cove, and Why Is It Not Part of Island Walk?

Tucked into the southwest corner of the same county zoning district is The Cove, a separate subdivision of 136 townhomes on Cove Circle, built by DiVosta in 1999 and 2000. It has its own association, The Cove Homeowners Association of Naples, Inc., formed June 3, 1998 according to its Sunbiz articles, and its own entrance on Logan Boulevard North with no road link to Islandwalk Circle. It is not on an Islandwalk plat and not inside the Census place.

The Cove is not part of Island Walk. Every Island Walk figure on this page, from the 1,856 homes to the fees, taxes and flood samples, excludes it. If you are looking at a townhome on Cove Circle, its documents, budget and rules come from The Cove’s association, not Island Walk’s.

How Many Lakes Does Island Walk Have, and How Much Water?

The association describes the water on its official welcome page: “Our thirty lakes contain 18.56 miles of shoreline, 170 acres of water.” Those are the figures to use: 30 lakes, 18.56 miles of shoreline and about 170 acres of water, per the association.

Other records measure the same water differently, and a careful reader will run into them:

The difference is not a contradiction: a lake tract on the plat includes the sloped bank and shelf around the water, so it is always larger than the water surface. By our analysis of the 2025 roll, about 73 percent of homes have a lot line touching a lake tract, including nearly every Carlyle and Oakmont and about 63 percent of Capri villas; the townhomes do not.

The lakes are not decoration. They are the community’s stormwater system, permitted by the South Florida Water Management District; the restated Declaration lists the district’s Environmental Resource Permit No. 11-01507-P as one of its exhibits, and the association is the permittee responsible for maintaining it, as its 1998 articles require. The 2026 budget carries $312,753 for lake management. The rules follow from that purpose: no gasoline-powered watercraft except the association’s lake committee and vendors, no boats after dusk, no swimming or wading, and fishing on a catch-and-release basis, per the association’s Consolidated Rules on the Governing Documents page. Kayaks and other non-gas craft may use the lakes in daylight.

Is There Preserve or Conservation Land?

The county’s PUD record carries 2.00 acres of conservation land, and the Declaration defines a Conservation Area subject to a conservation easement in favor of the South Florida Water Management District, maintained by the association “in a natural state in perpetuity.” The record does not say which tract holds it, and we do not guess. For practical purposes, Island Walk’s open space is its lakes, lawns and common tracts rather than a large nature preserve.

What Sits on the Town Center Parcel?

The Town Center occupies a 7.8-acre tract at 6155 Towncenter Circle, owned by the association, per the 2026 county roll. The association’s FAQ page describes a 20,000-square-foot Town Center with 13,000 square feet of retail space. The county’s zoning figures frame it differently: the PUD allows 30,000 square feet of commercial space, and the county’s monitoring list records 21,200 square feet as developed.

The Declaration allows the Board to designate parts of the common area for commercial use and to apply the rent to reduce common expenses, which is how the Town Center businesses work. Per the association’s Facilities and Amenities page, the campus holds a gas station, car wash and air pump, an auxiliary post office run by management (not the U.S. Postal Service), Casa Cotzelli Italian restaurant at 6175 Towncenter Circle, a nail salon, a hair salon and an on-site real estate office, alongside the resort and lap pools, fitness center, tennis, pickleball, bocce, croquet, lawn bowling and the putting green. The association’s October 2025 Town Center Guidelines open by announcing a “beautifully renovated Town Center”; the cost and scope of that work are not published.

The 88 townhomes on the Towncenter plat, built in 2001 and 2002, line Towncenter Circle and Islandwalk Boulevard around the campus.

Where Are Island Walk’s Entrances?

Island Walk has two gated road connections, both visible in the county’s road centerlines layer:

• Main entrance, Islandwalk Boulevard at Vanderbilt Beach Road. The gate arms stand about 560 feet north of the road, as mapped on OpenStreetMap’s main-gate node. The main gate has a staffed gatehouse with a separate resident lane, and the association’s entrance tract is addressed 6005 Vanderbilt Beach Road.
• Second entrance, Islandwalk Circle at Logan Boulevard North, at the northwest corner, shown on OpenStreetMap’s northwest gate node. How this gate is staffed, and whether it is resident-only, is not published by the association.

The Cove’s entrance on Logan Boulevard North is separate and does not connect to Island Walk’s streets. Just outside the southwest corner, Collier County is rebuilding the Vanderbilt Beach Road and Logan Boulevard intersection (county project 60252, bid 25-8327) with mast-arm signals, dual westbound left-turn lanes and hurricane-hardened signals, per the county’s current projects layer and the Clerk’s bid notice.

Why Are Island Walk’s Streets Named for Islands?

Every residential street is named for an island somewhere in the world, and the names run roughly A to Z as the phases were built. The names come from the county road centerlines; the pattern is our observation.

Phase Six breaks the alphabet with North American island names, and Phase Seven starts the alphabet again. There is no X street. The county spells one street “Tabago” Lane, and that is the spelling that appears on deeds and tax bills. The spine roads are Islandwalk Boulevard, Islandwalk Circle and Towncenter Circle. The naming is also a practical key: a street name tells you, roughly, which phase and which years a home belongs to.

What Borders Island Walk?

Vanderbilt Beach Road forms the south edge and Logan Boulevard North the west edge. The neighboring planned developments, from the county’s PUD layer:

Directly across Vanderbilt Beach Road near Islandwalk Boulevard, Saltgrass Reserve (formerly Ascend Naples) is under construction: 208 rental homes, 71 of them income-restricted, on 17.5 acres approved under Ordinance 2023-50, per the county’s affordable housing locations layer. The county’s Ordinance 2025-16 caps that site at two stories and 35 feet of zoned height, with landscape buffers of 75, 50, 25 and 10 feet on specified sides. The developer expects leasing to begin around September 2027.

How Is the Plan Divided for Governance?

On paper, the Declaration divides Island Walk into 40 Neighborhoods, shown on its Exhibit G. Each Neighborhood elects a committee that sends representatives to CONCUR, the council of Neighborhood representatives described in the governance section below. The posted copy of the Declaration does not include the Exhibit G map, so we do not map streets to Neighborhoods; an owner can get the exhibit from the recorded Declaration at the Collier Clerk’s Official Records portal.

Can the Master Plan Change?

Very little is left to change. The county lists the district as built out, the developer is dissolved, and the land is divided into owner lots and association tracts. Changes now come through the governing documents rather than the zoning:

• The Declaration can be amended only with the consent of 51 percent of all owners, and any amendment that affects the surface water system, conservation areas or the water-management parts of the common area needs the prior approval of the South Florida Water Management District.
• The association may not convey, encumber, abandon, partition or subdivide common areas without the approval of all institutional mortgagees.
• Terminating the Declaration takes owners holding at least 67 percent of the votes plus mortgage holders on 67 percent of mortgaged lots, and the Declaration renews automatically in ten-year periods after its first 25 years.

Nearby, the county’s long-range road plan approved December 11, 2025 contains no widening of Logan Boulevard or Vanderbilt Beach Road at Island Walk, per the Collier MPO’s 2050 plan presentation.

If you are selling and want a buyer to understand exactly which plat, phase and lake your home sits on, call Jesse direct at (239) 898-6072 or start with a free home valuation for your Island Walk home. Buyers weighing phases, lots and water views can call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Who Governs Island Walk, and How Does the Association Work?

One association governs every Island Walk home: Island Walk Homeowners Association, Inc., a Florida nonprofit incorporated April 29, 1998. A seven-member owner board runs it with Castle Group as on-site manager, while CONCUR, a council of representatives from 40 Neighborhoods, holds the vote on budgets, by-law changes and other set subjects.

Data updated: September 2026

That two-level design (a Board plus a council of Neighborhood representatives) is the thing most new owners do not expect, and it shapes how fees rise, how rules change and how disputes are heard. What follows is the association’s legal record, its recorded document chain, how the Board and CONCUR share power, who manages the community day to day, what the architectural committee controls, and the covenants buyers ask about most.

What Is the Association’s Legal Record?

The state corporate record, Sunbiz document N98000002478 for Island Walk Homeowners Association, Inc., shows:

The association’s own posting of its articles is captioned “4-28-98,” but the state filing date, and the 2012 recorded certificate, both say April 29, 1998. The association also runs its public website at its own association domain, which forwards to its official TownSq site.

Is There More Than One Association in Island Walk?

No. Every one of the 1,856 lots is governed by the same master association, and membership is mandatory: “Every Owner of a Lot shall be a mandatory member of the Association” (Declaration Section 5.3). There are no sub-associations, no neighborhood corporations and no condominium associations inside Island Walk. A Sunbiz entity search for “Island Walk” turns up only one other Naples nonprofit with the name, the Island Walk Garden Club, Inc., filed in 2022, which is a resident club and has no governing role.

That same search also shows unrelated “Island Walk” associations in Apollo Beach, Tampa, Melbourne, Orlando and Anna Maria, plus the IslandWalk at the West Villages association in Sarasota County. Fees, rules or phone numbers quoted online for “Island Walk HOA” belong to the Naples community only if they trace to document number N98000002478. The Florida DBPR licensee search returns no condominium records under the name.

What Is the Recorded Declaration Chain?

The governing covenants are recorded in the Official Records of Collier County, searchable at the Collier Clerk’s Official Records portal and the Collier Clerk of Courts site. The association’s consolidated copy notes: “Official Copy and All Amendments Available Via the Collier County Clerk of Court Website.”

The association posts Clerk-stamped copies of the recorded amendments, plus its October 2025 “restated, unofficial” consolidated Declaration and By-Laws, on its Governing Documents page. The consolidated copies are the easiest to read; the recorded instruments are the ones that bind.

What Did the 2021 and 2024 Amendments Change?

The 2021 capital contribution amendment (O.R. Book 5921, Page 3663), approved at a members’ meeting on March 25, 2021, created the Capital Contribution Assessment, paid by the buyer on a resale and deposited to the Deferred Maintenance Reserve. It was “initially set at one thousand five hundred dollars ($1,500.00)” and frozen for three fiscal years. Any change now needs a Finance Committee recommendation, Board agreement and approval by CONCUR representatives of a majority of all owners. Transfers to a spouse, lineal descendants, an estate, a wholly owned estate-planning entity, and foreclosure or deed-in-lieu transfers are exempt.

The December 2024 amendment (O.R. Book 6425, Page 2545) did three things. It confirmed that the association maintains, repairs and replaces the lawns, trees, original plantings and sprinkler systems on every lot. It let the association bill the Andros Neighborhood (Lots 2033 to 2050), where lots and home types vary, for its own lawn and irrigation costs as Individual Assessments. And it removed the architectural damage deposit, replacing it with a chargeback: if an owner’s project damages common area or a neighbor’s lot, the repair cost is billed to that owner’s lot.

What Changed in April 2026?

At a CONCUR meeting on April 11, 2026, representatives adopted an amendment to By-Law Sections 3.2 and 3.4(B), posted as the 2026 Amendment on the Governing Documents page:

• Board size: “The number of Directors in the Association shall be … seven (7),” down from nine.
• Uncontested elections: if there are only as many (or fewer) pre-qualified candidates as open seats, no election is held and the candidates join the Board at the end of the annual meeting.
• Vacancies: remaining open seats are filled by appointment by a majority of the directors.

The certificate also recites the full recorded chain (the three Declarations and all twelve plat references), which makes it the handiest single page for anyone tracing Island Walk’s documents. The Sunbiz 2026 annual report lists seven officers and directors, consistent with the change. Recording data for the amendment itself was not yet available when we checked the Clerk’s index.

How Does the Island Walk Board Work?

The restated By-Laws on the Governing Documents page set the rules:

In practice, per the association’s New Homeowner Packet on its Sales and Leasing page, Board meetings are generally held on the fourth Wednesday of the month at 2 p.m. at the Town Center and broadcast on in-house channel 195 and on Zoom. The annual members’ meeting falls 30 to 90 days after the close of the calendar fiscal year. The Board adopted a resolution on May 13, 2026 allowing the president to approve spending up to $5,000 per item.

What Is CONCUR?

CONCUR, the Council of Neighborhood Committee Representatives, is the feature buyers most need to understand about Island Walk’s governance. It is not a separate corporation; the Declaration creates it (Sections 1.15, 5.5 and 5.6) and the By-Laws run it (Sections 5.3 to 5.5).

• The Declaration divides Island Walk into 40 Neighborhoods, shown on its Exhibit G.
• Owners in each Neighborhood annually elect a Neighborhood Committee of up to five owners.
• Each committee sends representatives to CONCUR, who cast one vote for each home in their Neighborhood, split for and against a question if their owners are divided. No votes are secret.
• A CONCUR vote on the reserved subjects needs a quorum of representatives representing a majority of all owners, and no proxies.

CONCUR runs its own site, the IslandWalk CONCUR portal, with a login list organized by street and links to hurricane-preparation material.

Which Decisions Belong to CONCUR Rather Than the Board?

By-Law 5.4(B) lists the matters the Board must submit to CONCUR. If CONCUR does not disapprove within 45 days, the Board’s action takes effect.

CONCUR may also meet within 20 days to review and disapprove a Board-approved budget, and may review and disapprove or modify Board rules and use restrictions. Separately, the Declaration (Section 6.2) says a budget stands unless representatives holding 51 percent of the total votes disapprove it, and Section 6.3 requires CONCUR approval by 51 percent for special assessments. Owners keep the right to vote directly on Board elections, recalls, Declaration amendments and termination (Declaration Section 5.4.B).

What Does CONCUR Mean for Dues Increases?

It sets a speed limit. The 2026 approved budget raised total assessments from $11,647,312 to $12,186,195, an increase of about 4.6 percent. By our reading of By-Law 5.4(B)(4), that sits just under the 5 percent line that would have required a CONCUR submission, and the budget was adopted by the Board on October 22, 2025. A larger increase is not forbidden; it simply has to go to the Neighborhood representatives first. For buyers comparing communities, that structure is worth knowing: in Island Walk, a big jump in dues is a visible, voted event.

Who Manages Island Walk Day to Day?

Castle Group has managed Island Walk since August 1, 2023. The Board voted on May 24, 2023 to end its six-year relationship with KW Property Management effective July 31, 2023, as the association told owners in its June 5, 2023 letter on the change in property management.

Contact details are on the association’s Management Contacts page and FAQ. Castle’s corporate site is castlegroup.com. Estoppel certificates for a sale are ordered through Castle.

Which Committees Run Island Walk?

The 2026 committee list posted on the Sales and Leasing page names, among others:

The By-Laws also require a Hearing Committee of at least five members appointed by the Board, which serves as the association’s hearing tribunal. A Board member may not sit on the ACC at the same time (Declaration Section 5.2).

What Does the Architectural Control Committee Control?

Every exterior and landscaping change needs prior written ACC approval. The committee’s current standard is the ACC Requirements and Procedures of April 9, 2025, with application forms for general changes, roofs, landscaping, generators and mini-splits, and an intent to paint, plus paint schemes by DiVosta model (Aruba, Capri, Carlyle, Catalina and Oakmont).

The Declaration sets the clock (Sections 10.7 and 10.8): if the ACC fails to act within 45 days of a complete application, approval is deemed granted; a tie is a denial. An owner can appeal a denial to the Board in writing within 30 days, and if the Board does not decide within 45 days the decision goes in the owner’s favor. Florida law also limits what any HOA can refuse: under Florida Statutes 720.3035, an association may not deny hurricane protection (impact windows and doors, shutters, roof systems, reinforced garage doors) that meets the specifications its board has adopted. ACC approval does not replace a county building permit.

How Can Owners See Records and Follow Meetings?

The By-Laws (Section 6.3) make the Declaration, By-Laws, membership register, books of account and minutes of member, Board and committee meetings available for inspection and copying by members and mortgagees at reasonable times, under Board rules on notice, hours and copy costs. The Declaration (Section 17.6) adds that the governing documents and the association’s books, records and financial statements are available on written request, and that a first mortgage holder may request the prior year’s financial statement.

Where to find what:

• Governing documents, budgets, rules and policies: the association’s Governing Documents page.
• Buyer, seller and lease forms: the Sales and Leasing page.
• Architectural forms and paint schemes: the Architectural Review page.
• Board meetings: fourth Wednesdays at 2 p.m., in person, on channel 195 and on Zoom.
• Recorded instruments: the Collier Clerk’s Official Records portal.
• Minutes, reserve studies and financial statements: owner request to the association’s office; these are not posted publicly.

After closing, a buyer brings the recorded deed to the office to receive website, payment, gate and email access.

What Are the Key Covenants a Buyer Should Know?

These come from the restated Declaration and the current Board rules on the Governing Documents page and Sales and Leasing page.

How Are the Rules Enforced?

The fine schedule, from the association’s Consolidated Rules of March 25, 2026 and the New Homeowner Packet:

Fines are heard before the Compliance Committee. The association can also suspend amenity rights while an assessment is delinquent, or for up to 30 days per violation after notice and a hearing, and it can bill the cost of bringing a lot into compliance to that lot as an Individual Assessment after notice and a hearing (Declaration Section 6.4). Unpaid fines and assessments surface on the estoppel certificate at a sale, and the association may disapprove a sale or lease while an owner is delinquent or in violation.

What Is the Association’s Role When a Home Sells?

The Declaration (Article XIII) says it is “not the intention” of the sale and lease article to give the association approval rights over buyers or tenants, except that the association may disapprove while the seller is delinquent or the owner or buyer is in violation. In practice:

• The seller files a Notice of Intent to Sell or Lease with the office before listing, which flags the home at the gate for agents and buyers.
• The seller notifies the association in writing, with a copy of the contract, at least 20 days before closing.
• The buyer submits the Homeowner Buyer Application with the contract; the fee is $150 per individual or married couple or $200 for roommates, and a decision is emailed in 5 to 7 business days.
• The association issues its approval certificate within 10 business days of receiving the contract.
• The buyer pays the $1,500 capital contribution at closing, and brings the recorded deed to the office afterward.

A sale by owner is permitted; the Intent to Sell form has a sale-by-owner option.

How Can the Declaration Be Amended or Ended?

The Declaration (Article XIV) may be amended only with the consent of 51 percent of all owners, and an amendment takes effect when it is recorded. Amendments touching the surface water system need the South Florida Water Management District’s prior approval. The Board may correct scrivener’s errors and consolidate prior amendments without a vote, which is how the October 2025 restated copies were produced. Terminating the Declaration requires owners holding 67 percent of the votes plus mortgage holders on 67 percent of the mortgaged lots, and on termination each lot would still owe one 1,856th share of the cost of maintaining the common area.

If you are preparing to sell and want the association steps, estoppel and buyer approval handled without surprises, call Jesse direct at (239) 898-6072 or begin with a free home valuation for your Island Walk home. Buyers who want the documents read before the inspection period ends can call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

What Does It Cost to Own in Island Walk? The Fee Stack

Island Walk owners pay one association assessment, about $1,641 a quarter in 2026 (the approved budget’s $12,186,195 divided equally across 1,856 homes), which includes Xfinity TV and internet, lawn care, irrigation, the gate and every amenity. There are no club dues and no CDD. Buyers add a $1,500 capital contribution and a $150 application fee.

Data updated: September 2026

The rest of this section builds the full stack layer by layer: how the quarterly figure is derived, what the association’s own documents say the dues cover and do not cover, every one-time charge at purchase, the Andros Way exception, what sits on the county tax bill, and where the 2026 budget money goes. Where a figure is our arithmetic rather than a printed number, we say so.

How Much Are Island Walk HOA Dues in 2026?

The association does not print a per-home dues figure in its budget, so here is how to derive it, with every input sourced.

1. The 2026 Approved Budget, adopted by the Board on October 22, 2025, shows assessment income of $12,186,195 (2025: $11,647,312).
2. The Declaration, Section 6.1.A, says: “Base Assessments shall be levied equally on all Units.”
3. The Declaration defines 1,856 numbered lots, each with one unit.

The arithmetic:

So the 2026 regular assessment works out to about $1,641 a quarter, about $6,566 a year, roughly $547 a month. It is a derived figure: the 2026 assessment notice or coupon, or the estoppel certificate on a sale, states the exact amount billed to a specific lot, and any Individual or Neighborhood Assessment on top. Figures you may see elsewhere (dues ranges on listing portals, or a per-home number divided by the Census housing count) are not from the association’s documents.

When Are Dues Billed, and How Do Owners Pay?

Dues are quarterly. Per the Declaration (Section 6.1) and the New Homeowner Packet of March 25, 2026:

Payment options from the packet: a mailed check to the association’s lockbox with Alliance Association Bank, online ACH at $3.95 per payment, or a credit card at 3.5 percent. A payment more than 30 days late draws a charge of the lesser of 10 percent of the unpaid quarterly assessment or the legal maximum, plus interest (Declaration Section 6.1.C). Under a Board policy effective April 24, 2024, a late fee may be waived once in any 60 months if the account is then paid in full with no open violations.

What Do Island Walk HOA Dues Cover?

Two association documents say what the dues pay for: the New Homeowner Packet on the Sales and Leasing page, and the Declaration (Section 9.1, as amended in December 2024) on the Governing Documents page. Per those documents, the dues include:

• Basic cable TV and internet under a bulk Xfinity contract (details below).
• Lawn care on every lot: mowing (weekly May to October, every two weeks November to April), edging, weed control, pruning, tree trimming, fertilization and lawn pest control. The Declaration makes the association responsible for “the maintenance, repair, or replacement of lawns, trees, permanent plantings … and sprinkler systems on each Lot.”
• Irrigation on every lot and in the common area.
• Common areas: landscaping, roads, sidewalks, streetlights, the entry gates and structures, perimeter walls, and the 30 lakes and stormwater system.
• The staffed gatehouse at the main entrance.
• All Town Center amenities: resort and lap pools, fitness center, seven tennis courts, four pickleball courts, bocce, croquet and lawn bowling, the putting green, meeting rooms and library.
• On-site management by Castle Group.
• Association insurance on common-area improvements, and reserves for future repairs.

What Is the Cable TV and Internet Package?

The New Homeowner Packet describes the bulk service as Xfinity Digital Starter television with two boxes and two digital adapters, plus 300 Mbps “Connect More” internet with a Wi-Fi modem. The Declaration (Section 6.2.B) expressly allows “bulk rate charges for TV service to the Unit Owners” to be billed as part of the base assessment when the association contracts for service to all owners.

The 2026 budget line for the Cable TV Master Contract is $1,806,838, up 3.0 percent from $1,754,212. Divided by 1,856 homes, that is about $973.51 a year, roughly $81 a month per home, inside the dues.

What Do Island Walk Dues Not Cover?

This is where buyers most often get Island Walk wrong. The dues do not cover the house. The Declaration, Section 9.2.A, requires each owner “at their sole cost and expense” to “maintain, repair, and replace all parts of the Unit, Lot, structures, parking areas, and any improvements,” except the lawn, tree, planting and sprinkler items the association handles, including “periodic cleaning of the exterior surfaces of the walls and roofs” and “normal routine painting.” So:

On insurance, the Declaration says: “Each Owner shall maintain a policy or policies to insure the Owner’s Unit and all other insurable Improvements upon the Lot,” and a damaged home must be rebuilt to its original plans within 12 months. There is no master policy on the homes; the association insures common-area improvements only. On attached homes, both owners share the cost of repairing a party wall, party fence or shared roof and must repair within 60 days (Section 9.4).

Are There Club Dues, Golf Fees or an Initiation Fee?

No. The Town Center and every amenity are association common area paid through the base assessment. There is no separate club entity, no golf or social membership, no equity membership and no initiation fee in the Declaration, the budget or the packet. The Board may charge reasonable user fees for specific services, such as a tennis ball machine ($10 per 90 minutes or $145 a year; $90 a year for pickleball) or deposits for renting a Town Center room, and creating or raising user fees is one of the subjects that goes to CONCUR. Island Walk also has no golf course; the only golf facility inside the gates is a synthetic putting and chipping green.

What Is the $1,500 Capital Contribution?

Every buyer on a resale pays a one-time Capital Contribution Assessment of $1,500 at closing, deposited to the association’s Deferred Maintenance Reserve. It was created by the amendment recorded at Collier O.R. Book 5921, Page 3663 (adopted March 25, 2021, e-recorded April 6, 2021), posted as the Certificate of Amendment on the Governing Documents page, and is still $1,500 in the association’s October 2025 restated Declaration (Section 6.9).

• Who pays: the buyer (the transferee).
• Who is exempt: transfers to a spouse or lineal descendants, to an owner’s estate or heirs, to a trust or entity wholly owned by the owner or family for estate planning, between co-owners, and to the association or a lender by foreclosure or deed in lieu.
• How it can change: only on a Finance Committee recommendation, Board agreement and approval by CONCUR representatives of a majority of all owners.

As of September 2026 the amount in the recorded amendment and the restated Declaration is $1,500. The estoppel certificate states the amount in force on your closing date; confirm it there. The 2026 budget projects $150,000 of capital contribution income, all transferred to reserves.

What Does It Cost to Apply, Move In and Lease?

All are posted on the Sales and Leasing page or the association’s FAQ.

What Is the Andros Way Exception?

Andros Way (Lots 2033 to 2050) is the one part of Island Walk where lots and home types vary. The December 2024 amendment (O.R. Book 6425, Page 2545) amended Declaration Section 6.4 to read: “Unlike all other Neighborhoods, the Andros Neighborhood … do not all contain the same type of Unit and the size of the Lots varies.” The association may therefore bill Andros owners Individual Assessments for costs directly attributable to their lots, “including … charges for irrigation, grass cutting, trimming, fertilizing, pest control and the like.” The amount is not published. A buyer on Andros Way should ask the estoppel to show any Individual Assessment on the lot in addition to the base assessment.

Are There Neighborhood or Special Assessments?

The Declaration authorizes five assessment types: Base, Neighborhood, Special, Individual and Capital Contribution.

• Neighborhood Assessments let a Neighborhood vote extra services for itself and pay for them. None is budgeted for 2026.
• Special Assessments need approval by CONCUR representatives holding 51 percent of the votes, except that a casualty shortfall on common-area repairs can be assessed to all owners. The 2026 approved budget contains no special assessment line. Board and CONCUR minutes are not public, so ask for current minutes and the estoppel for anything levied since.
• Individual Assessments are lot-specific: the Andros charges above, compliance costs, and damage chargebacks from an owner’s construction project.

Is There a CDD or Other District Charge?

No. Island Walk has no Community Development District: no Island Walk parcel falls inside any polygon of the county’s Community Development Districts layer, and a sampled 2025 Island Walk tax bill carries no CDD line. The only non-ad valorem charge on that bill is Collier County’s District 1 garbage assessment of $261.91, the fiscal 2026 residential rate for Solid Waste Service District I in the county’s FY2026 Solid Waste Rate Resolution, also described in the Clerk’s notice of the District I annual assessment. It pays for curbside trash, recycling, bulk, yard waste and electronics pickup; association rules set pickup on Wednesday and Saturday. There is no county street-lighting charge, because the association pays for Island Walk’s streetlights (a $160,896 line in the 2026 budget).

What About the Estoppel Certificate?

An estoppel certificate is the association’s signed statement of what a lot owes, which the title company needs to close. For Island Walk it is ordered through Castle Group. The Declaration (Section 6.1.B) caps the processing fee at $100 “or such higher amount as may be permitted under then current Florida law,” and Florida Statute 720.30851 sets the statutory ceiling. Castle’s actual Island Walk estoppel fee is not published, so we do not quote one. The certificate states the current quarterly assessment, any unpaid balance, fines, and the capital contribution in force, which makes it the single most reliable fee document in any sale.

The Island Walk Fee Stack at a Glance

Where Does the 2026 Budget Go?

The 2026 Approved Budget totals $12,670,195, funded by $12,186,195 of assessments and $484,000 of other revenue. Grouped, with our per-home arithmetic (line divided by 1,856):

Which 2026 Budget Lines Are Worth Knowing?

What Changed From 2025 to 2026?

Reading the two columns side by side:

• Reserves rose sharply. The reserve transfer grew about 37 percent, from $1,504,913 to $2,066,825, on top of the $150,000 capital contribution transfer.
• Insurance fell. The association’s insurance line dropped about 16 percent, from $939,269 to $784,973.
• Management fell about 4 percent, to $1,485,000.
• Cable and landscape rose about 3 percent each, in line with contract escalators.
• Restaurant costs left the budget. The 2025 lines for restaurant repairs ($21,015) and restaurant utilities ($53,030) do not appear in 2026, while business lease income rose from $102,255 to $134,400.
• Capital contribution income was budgeted lower, $150,000 against $200,000. That is a budgeting assumption, not a count of sales.
• No special assessment appears in either year.

How Does the Budget Fund Reserves?

The Declaration (Section 6.2.G) requires the annual budget to fund Deferred Maintenance Reserves on a pooled basis, reviewed every year using each asset’s useful life, remaining life, replacement cost, inflation and expected interest, so that reserves are “fully funded for the succeeding 20 years.” Reserve money can be used for another purpose only with CONCUR approval by 51 percent. The 2026 budget puts $2,223,825 into reserves. The reserve study and the current reserve balance are not public; an owner can request them from the association, and a buyer’s agent should ask for them during the inspection period.

How Do the Town Center Businesses Help the Budget?

Because the Declaration lets the Board rent parts of the common area commercially and apply the income to common expenses, the Town Center businesses offset part of the dues. The 2026 budget carries business lease income of $134,400, gas station net income of $35,000, car wash net income of $10,000 and logo merchandise sales of $10,000. Together with application fees, bar codes, late fees and interest, “other revenue” totals $484,000, which is about $261 per home that the assessment does not have to raise.

What Is the All-In Cost to Own a Typical Island Walk Home?

This is an estimate, built from the sources above, for a home at the 2026 preliminary median just value on the Collier County roll ($478,094). The tax arithmetic is shown in the property tax section.

Cable TV and internet are already inside the association figure. Homeowners and flood insurance, utilities and the house’s own upkeep are not in this table, because they vary by home.

If you are selling, a buyer will weigh your home against this carrying cost, and documented upgrades (roof, windows, shutters) change the insurance side of it. Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008) or request a free home valuation for your Island Walk home. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Are Property Taxes in Island Walk?

Every Island Walk home is in Collier County millage area 36, unincorporated, and served by the Greater Naples Fire Rescue District at 2.0 mills. The 2025 rate was 10.5058 mills; the 2026 preliminary roll shows 10.402. On that roll the median Island Walk home’s tax is about $4,050; a new homestead buyer at the median value would pay about $4,550.

Data updated: September 2026

Property tax is the cost buyers most often misjudge, because the seller’s bill is almost never the bill the buyer will pay. Florida resets a home’s assessed value to market value after a sale, and a new owner starts fresh with or without a homestead exemption. Below are the district and rates line by line, the 2026 preliminary values by home type and plat, worked examples with the arithmetic shown, and how Save Our Homes and portability change the picture.

Which Tax District Is Island Walk In?

All 1,953 parcels on Island Walk’s plats (the 1,856 homes plus the association’s lakes, roads and common tracts) are in millage area 36 on the 2026 preliminary Collier County parcel roll. There is no internal split: an attached Capri villa and a Carlyle on the water are taxed at the same rate.

Island Walk is in unincorporated Collier County, so there is no city millage. Its Naples mailing address and ZIP code 34119 do not put it inside the City of Naples. The county levies an unincorporated-area municipal services district (MSTD) instead, shown in the table below. Bills are issued by the Collier County Tax Collector each November.

Which Fire District Serves Island Walk?

The Greater Naples Fire Rescue District, at 2.0000 mills on the 2025 bill. Online sources often assume a different fire district because of the community’s North Naples location; the tax bill settles it. The 2025 Tax Collector bill for an Island Walk lot in millage area 36 levies Greater Naples Fire Rescue, and the community’s CERT volunteers are trained free by the Greater Naples Fire District, per the association’s Clubs and Organizations page. A Collier County EMS station, Medic 76, sits at 790 Logan Boulevard North just outside the community’s west edge, per the county EMS stations layer.

What Was the 2025 Millage Rate in Island Walk?

The 2025 final rate for millage area 36 was 10.5058 mills, or $10.5058 per $1,000 of taxable value, as printed on the Collier County Tax Collector’s 2025 bill for an Island Walk lot:

Shares are rounded. The two school levies together are 4.2490 mills, about 40 percent of the bill; the other eight levies are 6.2568 mills. That split matters, because Florida’s second homestead exemption applies only to the non-school part.

What Is the 2026 Preliminary Rate?

The 2026 preliminary roll carries the rates in three groups for millage area 36. Final 2026 rates are set at the September budget hearings and appear on the November 2026 bill, so treat these as preliminary.

The county group is unchanged because the County Commission kept its general fund, MSTD, water pollution and Conservation Collier rates flat for 2026 to 2027, as reported in Naples Press coverage of the county’s millage decision. A lower rate does not by itself mean a lower bill; the bill also depends on the home’s taxable value and how much of it is capped.

How Much Property Tax Does a Typical Island Walk Home Pay?

On the 2026 preliminary Collier County roll, which computes each parcel’s ad valorem tax at the preliminary rates:

Read the last two rows together. Homesteaded homes have a higher median just value yet a lower median tax, because long-held homesteads carry Save Our Homes caps and two exemptions. The garbage assessment ($261.91) is added on the November bill and is not in these figures.

By home type, from our classification of the roll:

Two lots new to the 2026 roll are not in our product classes, which is why the class counts total two fewer than the community. Andros Way is a small sample.

What Are 2026 Preliminary Values in Island Walk?

These are 2026 preliminary just values on the Collier County roll. They are the county’s assessments for tax purposes, not sale prices, and they are set before the Value Adjustment Board and certification.

The gap between the median just value and the median assessed value, about $72,500, is mostly Save Our Homes at work: long-held homesteads are assessed well below market value.

How Do Values and Homestead Share Differ by Plat?

Plats dominated by detached Oakmont and Carlyle homes (Five A, Five B, Six) carry the highest values; plats that are mostly villas or townhomes (Four, Seven, Seven A, Towncenter) carry the lowest. Again, these are assessments, not prices.

How Is a Buyer’s Property Tax Calculated in Island Walk?

When an Island Walk home sells, the assessed value resets to just value on the next January 1. The buyer’s tax then depends on whether the buyer claims homestead:

• Without homestead: taxable value = just value. Tax = just value × total millage.
• With a new homestead: the first $25,000 is exempt from every levy. A second exemption, which applies only to non-school levies, is $26,411 on the 2026 preliminary roll (the additional homestead amount is now indexed to inflation; the 2025 bill showed $25,722). So:
  • Non-school taxable = just value minus $25,000 minus $26,411, times the non-school rate (10.402 minus 4.147 = 6.255 mills in 2026 preliminary).
  • School taxable = just value minus $25,000, times the school rate (4.147 mills).

A homestead must be the owner’s permanent residence as of January 1, and the application is filed with the county by March 1 of the tax year.

Worked Example: A New Buyer at the Median Value

Using the 2026 preliminary just value median of $478,094 and 2026 preliminary rates:

New homestead buyer

• Non-school taxable: $478,094 minus $25,000 minus $26,411 = $426,683
• Non-school tax: $426,683 × 6.255 ÷ 1,000 = $2,668.90
• School taxable: $478,094 minus $25,000 = $453,094
• School tax: $453,094 × 4.147 ÷ 1,000 = $1,878.98
• Ad valorem total: about $4,548, plus $261.91 garbage = about $4,810

Buyer without homestead (a second home or rental)

• $478,094 × 10.402 ÷ 1,000 = about $4,973, plus $261.91 garbage = about $5,235

At the 2025 final rate of 10.5058 mills, the non-homestead figure would have been about $5,023.

Worked Examples at Several Values

The same arithmetic across the range of Island Walk’s 2026 preliminary just values. The values chosen are the low end of the roll, a round figure, the overall median, the Oakmont and Carlyle medians and the top of the roll. All use 2026 preliminary rates; add $261.91 garbage for the full bill.

Millage in the table is per $1,000 (so $298,589 × 6.255 means $298,589 × 6.255 ÷ 1,000). The homestead exemptions save about $425 a year at every value shown, because they are fixed dollar amounts: $25,000 × 10.402 mills plus $26,411 × 6.255 mills.

A buyer’s real number will differ: the purchase price may be above or below the roll’s just value, the 2026 final rates may differ from preliminary, and the property appraiser sets the new just value. Use these as planning figures.

How Does Save Our Homes Protect an Island Walk Homestead?

Once a home is homesteaded, Florida’s Save Our Homes rule in the state constitution limits how much its assessed value can rise each year: by 3 percent or the change in the Consumer Price Index, whichever is lower, no matter how fast market values move. Over years, the gap between just value and assessed value grows. On Island Walk’s 2026 preliminary roll, that gap is why the median homesteaded home pays about $3,474 while carrying a higher median just value than the median non-homesteaded home.

The protection ends at a sale. The new owner’s assessed value resets to just value, which is why a seller’s tax bill is a poor guide for a buyer. The first-year bill for a buyer is usually higher than the seller’s, sometimes by thousands of dollars on a long-held homestead.

What Is Homestead Portability?

Portability lets a Florida homestead owner carry some of the accumulated Save Our Homes benefit (the difference between just value and assessed value) to a new Florida homestead, up to $500,000, if the new homestead is established within the time the law allows after leaving the old one. It is claimed on the new homestead application with the county. For an owner moving from one Island Walk home to another, or from elsewhere in Florida into Island Walk, portability can lower the first-year bill substantially compared with the worked examples above. Ask the Collier County Property Appraiser’s office to calculate it before you set a budget.

What About Homes Without a Homestead?

Non-homestead residential property in Florida has its own cap: its assessed value for non-school levies may rise no more than 10 percent a year, while the school levies apply to full just value. There is no dollar exemption. For an owner who keeps an Island Walk home as a second home or rental, that cap softens increases over time but, like Save Our Homes, it resets at a sale. The leasing rules matter here too: under the association’s September 9, 2026 rule, leases must be at least four months and may not be placed through Airbnb, VRBO or similar short-term channels.

How Many Island Walk Homes Are Homesteaded?

On the 2026 preliminary roll, 1,165 of the 1,856 homes, about 63 percent (62.8%), carry a Florida homestead exemption. Homestead may be claimed only on an owner’s permanent residence, so at least that share of Island Walk homes are year-round owner-occupied. The record does not split the remaining homes between second homes, rentals and other uses, and we do not guess.

What Else Appears on an Island Walk Tax Bill?

Only one non-ad valorem charge: Collier County’s District 1 garbage assessment of $261.91 for fiscal 2026, set in the county’s FY2026 Solid Waste Rate Resolution. There is:

• No CDD levy; no Island Walk parcel lies inside any district on the county’s CDD layer.
• No street-lighting MSTU, because the association pays for streetlights through the dues.
• No city tax, because Island Walk is unincorporated.

The association’s own dues are not on the tax bill; they are billed quarterly by the association.

Why Are Roll Values Not Prices?

The just values on this page are the county’s assessments as of January 1, 2026, set by mass appraisal, published at the preliminary stage and subject to review. They are useful for estimating taxes and for comparing one Island Walk home with another. They are not what homes sell for, and a change in the roll from one year to the next is not a market trend. Recorded sale prices are public in the deed records at the Collier Clerk’s Official Records portal.

What Should Sellers and Buyers Do About Taxes at Closing?

• Sellers: property taxes in Florida are paid in arrears, so the current year’s tax is normally prorated at closing, with the seller credited to the buyer for the part of the year the seller owned the home. If you held a homestead, your low bill is a selling point only for your own years; tell buyers to budget from the worked examples, not your bill.
• Buyers: budget using the non-homestead or new-homestead figure that fits you, file for homestead by March 1 if the home will be your permanent residence, and ask about portability if you are leaving another Florida homestead.

For a seller, knowing what a buyer will pay in taxes and dues is part of pricing an Island Walk home correctly: call Jesse direct at (239) 898-6072 or request a free home valuation for your Island Walk home. For a buyer who wants the first-year carrying cost worked out before making an offer, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Kinds of Homes Are in Island Walk?

Island Walk has 1,856 homes in five DiVosta product lines: about 775 one-story Capri attached villas, about 613 Oakmont and 291 Carlyle detached single-family homes, 160 two-story Aruba and Catalina townhomes, and a mixed group of 17 on Andros Way. Every home is a fee-simple lot with at least a one-car garage, and none is a condominium.

Data updated: September 2026

The five names are not marketing inventions. The association’s own architectural rules, posted on its Architectural Review page, write separate standards for Aruba, Capri, Carlyle, Catalina and Oakmont homes, from paint lines and driveway widths to how big a screen cage may be. DiVosta’s original sales sheets for four of the five plans survive in the Internet Archive, and they give the air-conditioned square footage, bedroom count and garage for each. The Andros Way group is the one exception written into the recorded Declaration of Covenants: Section 6.4 says the Andros Neighborhood lots “do not all contain the same type of Unit.”

What no public record does is print a count of homes by model. The Collier County roll lists each parcel as a single-family home without a model name, and the association’s documents name the models without counting them. So the counts in this section are our own analysis of county parcel and building records, and we label them “about” where the sort leaves any room for doubt. The home sizes come only from DiVosta’s published plans, never from the tax roll, because the roll’s area field is not air-conditioned living area.

In the last 12 months we tracked 97 recorded qualified Island Walk sales in the Florida Department of Revenue data, and we broke every one of them down by product line below. Those are county-recorded prices for the window May 2025 to April 2026, labeled “Collier County recorded qualified sales, Florida Department of Revenue sales data file.” Assessed values from the 2026 preliminary Collier County roll appear alongside them as tax values, never as prices.

Island Walk’s Five Product Lines at a Glance

The table puts the whole community on one screen. Sizes and bedroom counts are DiVosta’s published figures from its 2001 model sheets. Home counts, lake frontage, lot size and build years are our analysis of the 2026 preliminary Collier County parcel roll and the Florida Department of Revenue 2025 statewide cadastral file. Sale medians are Collier County recorded qualified sales, Florida Department of Revenue sales data file, May 2025 to April 2026.

Two cautions before the product sections. First, the 2026 preliminary just value is the county’s tax assessment for January 1, 2026, set before certification, and it is not a price. Second, the sale medians use only arm’s-length transfers that the Florida Department of Revenue qualified for its sales-ratio study; quitclaims, family transfers, estate transfers and trust moves are left out. Where fewer than ten sales sit behind a median, treat it as a small sample.

How We Sorted 1,856 Homes Into Five Product Lines

Because no public document counts homes by model, we built the count from three county records and checked it against the association’s model list.

1. The parcel roll. We took every residential parcel whose legal description sits on an ISLANDWALK plat: 1,856 on the 2026 preliminary roll, the same number the Declaration fixes.
2. Building footprints. We overlaid the county’s building footprint layers to see whether each home’s building spans one lot or two (attached) and whether a lot carries a second, separate building (a detached garage).
3. The roll’s area field. Florida’s roll records an “effective area” for each home, which the Department of Revenue’s user’s guide says is not air-conditioned area. We used it only to group homes, never to state a size.
4. Streets. Almost every street in Island Walk carries a single product, so the street became a check on each group.

The groups came out sharp. Every home in the smallest area band sat in an attached pair of one-story homes: those are the Capri villas. The next two bands were all detached, splitting cleanly into a mid-size group (Oakmont) and a larger group (Carlyle). All 160 homes in the top band had two buildings on the lot, a home plus a detached garage, and every one was attached to its neighbor: those are the two-story townhomes, whose roll area includes the garage. The 17 Andros Way homes did not fit any one band, which is exactly what the Declaration says about them.

Two homes appear on the 2026 roll that were missing from the state’s 2025 file, one on Ossabaw Way (a Capri street) and one on Valentia Way (an Oakmont street). We assigned them by street, which is why the Capri and Oakmont counts read “about.” The Carlyle, townhome and Andros counts are exact within the method.

A separate test on attachment alone, run on the same footprints, puts Island Walk at roughly half detached single-family homes and half attached villas or townhomes, and that ratio moves by only about two percentage points depending on the threshold used. The product sort agrees: 904 detached Oakmont and Carlyle homes, 935 attached Capri and townhome units, and 17 mixed.

Why the Aruba and Catalina Split Is Not Confirmed

The association’s rules prove that Catalina exists and describe it in part. The Consolidated Rules say no garage may be altered to prevent parking two vehicles “except for the Catalina Units which have a one (1) car garage,” and the painting standards on the Architectural Review page describe a “paint line dividing Catalina units on the front second floor,” so the Catalina is a two-story attached home. DiVosta’s 2003 resale page in the Internet Archive shows five style tiles, one of them labeled Catalina.

What is missing is DiVosta’s Catalina specification sheet and any record that says which of the 160 townhome lots hold a Catalina and which hold an Aruba. The county’s building records show two slightly different recurring sizes among the townhomes, which hints at two plans, but nothing in the record ties either size to either name. So we report the 160 townhomes as one class, publish the Aruba’s plan from DiVosta’s own sheet, and publish nothing about the Catalina’s square footage, bedroom count or share of the 160. If you are looking at a townhome, the listing, the county permit history or the original purchase documents will tell you which plan it is.

Capri Attached Villas: About 775 Homes

The Capri is the most common home in Island Walk, about 42% of the community. It is a one-story villa built as one half of a two-home building, with the two halves joined by a shared party wall and a shared roof. Each half sits on its own fee-simple lot with its own deed, tax bill and association vote, so a Capri is a single-family home under the recorded Declaration, not a condominium unit. Owners of the two halves share one building’s structure, and the Declaration writes the rules for that sharing in detail.

Capri Floor Plan: DiVosta’s Published Figures

DiVosta’s 2001 sheet for the Capri III at IslandWalk lists 2 bedrooms, 2 baths and a den, with 1,522 square feet of air-conditioned living area, a 435-square-foot garage and a 160-square-foot lanai, 2,117 square feet in total under roof. The sheet describes a vaulted ceiling in the great room, a den with sliding glass doors to the lanai, a walk-in closet in the owner’s bedroom, an “open” kitchen with a service counter, a central vacuum system and a full-size washer and dryer.

Those are the plan as built. Twenty-plus years on, many Capri villas have been remodeled, so the finishes in any one home may differ from the sheet. The air-conditioned square footage is the figure to trust for the original plan; any enclosed lanai or added space should show up in the county’s permit history for the specific address.

The Capri III is the only Capri sheet that survives in the archive. The county’s area records show more than one recurring Capri size, so DiVosta may have sold Capri variants or options, such as a different lanai or den arrangement. No archived sheet for a Capri I or II was found, so we do not publish sizes for any variant.

Capri Garage, Lanai and Screen-Cage Limits

Every Capri has an attached two-car garage, and under Section 11.5 of the Declaration it cannot be converted to living space. The association’s April 9, 2025 Architectural Control rules on the Architectural Review page cap a Capri’s rear patio and screen cage at 31 feet wide by 21 feet long and 12 feet high, counting pool decks and every hard surface behind the home.

Driveway extensions are allowed only on the outside edge: a left-side Capri may widen its driveway up to three feet on the left, a right-side Capri up to three feet on the right, and never toward the shared wall. Decorative columns beside the front door are approvable if they match DiVosta’s originals, and no more than six solar path lights may go in a Capri’s planting beds without approval.

Capri Pools and Outdoor Space

No public record counts private pools in Island Walk, for the Capri or any other plan. The architectural rules do not single out Capri pools; they treat any pool deck as part of the rear patio, so a pool on a Capri lot would have to fit inside the 31 by 21 foot patio limit. Hot tubs may be no larger than 7.5 by 7.5 feet, above-ground pools are prohibited everywhere, and pool equipment must be screened with approved 15-gallon shrubs. If a pool matters to you, ask for the county permit record for the specific home.

Capri Lake Frontage

About 63% of Capri villas (490 of the 774 we classified on the 2025 state file) have a lot line that touches one of the association’s lake tracts. That is our analysis of lot boundaries against lake parcels, not a view study, and it is lower than for the detached plans because many Capri streets run through the interior of each phase.

The share swings street by street. Every Capri on Guadeloupe Way, Ossabaw Way, Futuna Lane, Exuma Way and Yakobi Lane touches a lake tract, as do the dozen Capri homes on Gilford Way and the two on Trinidad Way. None does on Eleuthera Way, Saint George Lane, Tabago Lane or the Phase One stretch of Islandwalk Circle. Drummond Way (36 of 64), Kingston Way (46 of 72), Redonda Lane (34 of 60) and Cayman Lane (34 of 54) are mixed.

Which Streets Carry Capri Villas

Capri villas line 18 streets or street segments across seven plats. The largest runs are Ossabaw Way (about 101 Capri homes, the biggest single-product street in Island Walk), Guadeloupe Way (76), Kingston Way (72), Drummond Way and Exuma Way (64 each), Redonda Lane (60), Futuna Lane (56) and Cayman Lane (54). Smaller Capri streets are Lasqueti Way (46), Eleuthera Way and Saint George Lane (36 each), Barbados Lane (28), Yakobi Lane (22), Maupiti Way (20), the Phase One section of Islandwalk Circle (16), Gilford Way (12 Capri among its Oakmont homes), Tabago Lane (10) and Trinidad Way (2 among its Oakmont homes).

By plat, the Capri villas sit in Phase One (116), Phase Two (76), Phase Three (138), Phase Four (about 209), Phase Six (12), Phase Seven (138) and all 86 homes of Phase Seven A. There are no Capri villas on Phases Five A or Five B, on the Towncenter plat or on Andros Way.

Capri Build Years

On the Florida Department of Revenue’s 2025 roll, Capri villas were completed from 1998 to 2003: 37 in 1998, 155 in 1999, 146 in 2000, 200 in 2001, 144 in 2002 and 92 in 2003. The peak year was 2001. Roughly two thirds of Island Walk’s homes were permitted before Florida’s first statewide building code took effect on March 1, 2002, per the Florida House analysis of HB 901, and for Capri villas the permit date on the specific home tells you which code it was built under.

Capri 2026 Preliminary Just Value and Taxes

Across the 774 Capri parcels in our classification, the median 2026 preliminary just value on the Collier County roll is $409,768, with the middle half between $395,696 and $429,817. That is an assessment, not a price. The median computed ad valorem tax at the preliminary rates is about $3,730 (764 parcels with a tax due), a figure that reflects each current owner’s homestead exemption and assessment cap; a buyer’s bill resets to the new assessment. The median Capri lot on the 2025 roll is about 5,140 square feet (middle half 4,878 to 5,640).

Capri Recorded Qualified Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file:

The Capri is the most-traded home in Island Walk: 44 of the 97 qualified sales in the latest 12 months. The price source is the Florida Department of Revenue 2026 preliminary sales data file for Collier County and its 2025 final file, with the qualification codes defined in the 2026 NAL, SDF and NAP user’s guide.

What a Capri Owner Maintains and Shares

The association mows, edges, fertilizes, treats and irrigates the lawn on every lot, but it does not maintain the house. Section 9.2.A of the Declaration puts roofs, exterior walls and exterior painting on each owner, so dues do not cover a Capri’s roof or paint. Because a Capri shares a roof and a party wall, Section 9.4 makes both owners share the cost of repairing a party wall, party fence or shared roof and requires the repair within 60 days. The architectural rules require that a replacement roof keep the ridge line centered between the two halves and, if the neighbor’s roof already has a ridge tile between the units, butt up to it. Each attached owner also grants the other a utility easement for lines under or within the building (Section 8.1.C).

Oakmont Detached Homes: About 613 Homes

The Oakmont is Island Walk’s mid-size detached single-family home, about a third of the community. It is a one-story plan built on a zero-lot-line layout: one side wall of the house stands about five feet from the lot line, and that five-foot strip is an easement in favor of the neighbor. Oakmont streets are among the most lake-facing in Island Walk, and the plan appears on eight of the twelve plats.

Oakmont Floor Plan: DiVosta’s Published Figures

DiVosta’s 2001 sheet for the Oakmont at IslandWalk lists 3 bedrooms, 2 baths and a den, with 1,995 square feet of air-conditioned living area, a 437-square-foot garage, a 198-square-foot lanai and a 51-square-foot entry, 2,681 square feet in total. The archived feature list describes a great room, den and dining room, 10-foot textured volume ceilings, an 8-foot entry door with a glass sidelight, a covered front porch, an “open” kitchen with a service counter and pantry, a walk-in closet in the owner’s bedroom and a central vacuum system.

Oakmont Garage, Lot Easement and Screen-Cage Limits

Every Oakmont has a two-car garage, and the architectural rules recognize both front-load and side-load Oakmont models, with different driveway-widening rules for each. On a side-load Oakmont, the garage window is the one window where a hurricane-rated Bermuda or Bahama shutter is allowed.

The Oakmont’s rear patio and screen cage may be up to 40 feet wide by 25 feet long and 13 feet high, per the April 9, 2025 rules on the Architectural Review page. The Lot Easement described in Section 8.1.B of the Declaration runs about five feet wide from the street to the rear of the lot on the side of the house with the Lot Perimeter Wall (the architectural rules call it the glass-brick-window side). The neighbor may landscape and maintain that strip; the owner may enter it to repair the house. Generators, mini-split air conditioners and satellite dishes are restricted in the easement, and AC unit screens are an Oakmont-only approval item. Up to eight solar path lights are allowed without approval.

Oakmont Pools and Canopy Trees

The architectural rules show that private pools exist on Oakmont lots: they carry an Oakmont-only rule that “no approval will be granted for installation of the pool equipment in the Lot Easement.” No public record counts how many Oakmont homes have a pool, so ask for the permit record on the specific home. Oakmont and Carlyle lots must also keep one or two approved native hardwood canopy trees, depending on lot size; the rules note that DiVosta planted live oak, magnolia and holly on each home site.

Oakmont Lake Frontage

About 95% of Oakmont homes (579 of the 612 we classified on the 2025 state file) have a lot line touching a lake tract. Every Oakmont on Bermuda Lane, Freeport Lane, Hawkesbury Way, Jarvis Lane, Navassa Lane, Prescott Lane, Trinidad Way, Valentia Way, Whidbey Way, Gilford Way and Ellice Way touches one. The exceptions are Jude Island Way (none of its 17) and Island Pond Lane (26 of 42).

Which Streets Carry Oakmont Homes

Oakmont homes line 14 streets: Hawkesbury Way (71), Valentia Way (about 72), Prescott Lane and Navassa Lane (62 each), Whidbey Way (59), Bermuda Lane and Freeport Lane (44 each), Island Pond Lane (42), Trinidad Way (37), Jarvis Lane (37), Gilford Way (34, alongside 12 Capri villas), Ellice Way (31), Jude Island Way (17) and a single Oakmont on Ossabaw Way among its Capri villas.

By plat: Phase One (88), Phase Two (71), Phase Three (99), Phase Four (100), Phase Five A (about 72), all 59 homes of Phase Five B, Phase Six (93) and Phase Seven (31). Phase Five B is the only plat that is entirely Oakmont.

Oakmont Build Years

On the 2025 state roll, Oakmont homes were completed from 1998 to 2003: 44 in 1998, 44 in 1999, 170 in 2000, 100 in 2001, 217 in 2002 and 37 in 2003. The 2002 peak means a large share of Oakmont homes were permitted in the year Florida’s statewide code arrived, so the permit date on a specific home matters for wind-mitigation and insurance questions.

Oakmont 2026 Preliminary Just Value and Taxes

Across the 612 Oakmont parcels in our classification, the median 2026 preliminary just value on the Collier County roll is $562,952 (middle half $540,730 to $572,277). The median computed ad valorem tax at preliminary rates is about $4,419 (606 parcels with a tax due), reflecting current owners’ exemptions and caps. The median Oakmont lot on the 2025 roll is about 7,430 square feet (middle half 7,039 to 8,043).

Oakmont Recorded Qualified Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file:

Oakmont homes were the second most-traded product, 36 of 97 qualified sales in the latest window.

Carlyle Detached Homes: 291 Homes

The Carlyle is Island Walk’s largest plan and its most consistently lake-facing: by our analysis every one of the 291 Carlyle lots touches a lake tract. Like the Oakmont, it is a one-story, zero-lot-line detached home with a roughly five-foot Lot Easement on one side. Carlyle homes appear on seven plats but never in large numbers on a single street, so they are spread through the community on eight lake-rimmed streets.

Carlyle Floor Plan: DiVosta’s Published Figures

DiVosta’s 2001 sheet for the Carlyle lists 4 bedrooms with an optional 5th, 3 baths, 2,507 square feet of air-conditioned living area, a 437-square-foot garage, a 180-square-foot lanai and a 252-square-foot entry porch, 3,376 square feet in total. The feature list names living, family, morning and dining rooms, sliding glass doors from the morning, family and living rooms, a sliding door in the owner’s bedroom, a walk-in closet and Corian counters in the kitchen.

Carlyle Garage, Lot Easement and Screen-Cage Limits

Every Carlyle has a two-car garage, in front-load or side-load (motor court) versions, each with its own driveway rule in the architectural standards. The Carlyle has the biggest patio allowance in Island Walk: up to 50 feet wide by 24 feet long, with a 13-foot cage height, per the April 9, 2025 rules on the Architectural Review page. Carlyle owners may add white stone-like balustrade railings at the front porch, the one plan where that is approvable, and may place up to ten solar path lights without approval. The same Lot Easement, canopy-tree and generator placement rules that govern the Oakmont apply.

Carlyle Pools

Carlyle lots carry private pools; the architectural rules include an application line to “add pool equipment (Carlyles only),” and the patio limit counts the pool deck. As with every plan, no public record gives a pool count, so the permit history for the address is the way to confirm one.

Carlyle Lake Frontage and Streets

All 291 Carlyle homes have a lot line touching a lake tract, by our analysis. They sit on eight streets: Upolo Lane (50), Inagua Way (44), Hatteras Way (41), Martinique Way (40), Queen Elizabeth Way (34), Anguilla Way (31), Charlton Way (30) and Dominica Way (21). Every one of those streets is all Carlyle. By plat: Phase One (30), Phase Two (44), Phase Three (40), Phase Four (34), Phase Five A (50), Phase Six (41) and Phase Seven (52).

Carlyle Build Years

On the 2025 state roll, Carlyle homes were completed from 1999 to 2003: 56 in 1999, 58 in 2000, 84 in 2001, 62 in 2002 and 31 in 2003. No Carlyle dates from 1998, the first year of Island Walk’s build.

Carlyle 2026 Preliminary Just Value and Taxes

The median 2026 preliminary just value of the 291 Carlyle homes on the Collier County roll is $671,490 (middle half $661,245 to $687,428), the highest of the four main plans. The median computed ad valorem tax at preliminary rates is about $5,191 (287 parcels with a tax due). The median Carlyle lot on the 2025 roll is about 8,900 square feet (middle half 8,285 to 9,836), the largest of any main plan.

Carlyle Recorded Qualified Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file:

Nine sales is a thin base for a median, so a Carlyle valuation should lean on the individual sales and the specific home’s lake view, pool, roof age and condition rather than on the median alone.

Aruba and Catalina Townhomes: 160 Homes

The 160 townhomes are Island Walk’s only two-story homes. They are attached in rows, entered from the rear through gated patios, and paired with garages that stand apart from the house. Every townhome sits on its own fee-simple lot, so these are single-family homes under the Declaration, not condominiums. They are concentrated in two places: 88 on the Towncenter plat around the Town Center, and 72 on Phase Seven.

Aruba Floor Plan: DiVosta’s Published Figures

DiVosta’s 2001 sheet for the Aruba lists 3 bedrooms, 2.5 baths, two stories and a two-car garage, with 1,826 square feet of air-conditioned living area (1,841 on the bay-window side) and a 435-square-foot garage, for 2,261 or 2,276 square feet in total. The feature list names a vaulted ceiling in the great room, 9-foot volume ceilings in the family and living rooms, a triple sliding glass door to the patio, a private gated patio area and under-stair storage.

Catalina: What the Record Proves

The Catalina is a two-story attached townhome with a one-car garage, the only one-car plan under the association’s rules, per the Consolidated Rules. The architectural standards also give the Catalina left-side and right-side versions for driveway purposes. That is the whole of what the public record proves. No DiVosta specification sheet for the Catalina was found, so we do not publish its square footage, bedroom count or how many of the 160 townhomes are Catalinas.

Townhome Garages, Patios and Easements

Section 8.1.C.iv of the Declaration is written only for the Aruba townhome units. It says the detached garages “are separated from the garages of adjacent Townhome Units by a party wall on one side and a shared rear yard/patio walkway on the other side,” that the townhomes have “rear yard/patio entry gates and walkways,” and that a perpetual drainage easement runs under the patios. Driveway modifications are not allowed on Aruba models at all. Aruba owners whose screen doors face a public walkway may add approved privacy screening there, the one place privacy screening on a cage is allowed. Roofs keep a centered ridge line, as on the Capri.

Townhome Pools and Lake Frontage

The architectural rules give no patio or pool allowance for the townhome plans, and by our analysis none of the 160 townhome lots touches a lake tract. The townhomes trade lake frontage for position: those on the Towncenter plat sit on Towncenter Circle and Islandwalk Boulevard at the Town Center itself.

Which Streets Carry Townhomes

All 160 townhomes are on five streets: Towncenter Circle (68) and Islandwalk Boulevard (20) on the Towncenter plat, and Zanzibar Way (28), the Phase Seven section of Islandwalk Circle (28) and Bravada Way (16) on Phase Seven.

Townhome Build Years

On the 2025 state roll, the townhomes were completed from 2001 to 2003: 44 in 2001, 44 in 2002 and 72 in 2003. The 88 Towncenter homes date to 2001 and 2002, and the 72 on Phase Seven to 2003, which makes the Phase Seven townhomes among the last homes DiVosta finished in Island Walk.

Townhome 2026 Preliminary Just Value and Taxes

The median 2026 preliminary just value of the 160 townhomes on the Collier County roll is $398,660 (middle half $384,577 to $422,729), the lowest of the five product lines. The median computed ad valorem tax at preliminary rates is about $3,868 (159 parcels with a tax due). The median townhome lot on the 2025 roll is about 3,460 square feet (middle half 3,406 to 4,016), the smallest in Island Walk, which is expected for a row home with its garage on the same lot.

Townhome Recorded Qualified Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file:

Townhomes trade in small numbers, and because the record does not separate Aruba from Catalina sales, a townhome seller or buyer should compare against sales of the same plan, which means reading the individual sales, not this combined median.

Andros Way: 17 Mixed Homes

Andros Way is the one street in Island Walk the Declaration treats differently. Section 6.4 says that “unlike all other Neighborhoods, the Andros Neighborhood, Lots Numbered 2033 to 2050, inclusive, do not all contain the same type of Unit and the size of the Lots varies depending upon the type of Unit.” The street holds 17 homes on 18 lot numbers (two lots were combined into one parcel), recorded on two small plats: Phase One A (9 homes) and Phase One B (8 homes).

Andros Way Homes and Lots

Because the unit types vary, DiVosta’s published plans do not map neatly onto Andros Way, and we do not publish a size for these homes. The lots are the largest in Island Walk: the median is about 9,630 square feet on the 2025 roll (middle half 8,772 to 10,551). By our analysis none of the 17 lots touches a lake tract. The homes were completed in 1998 (6), 2000 (2), 2003 (8) and 2004 (1), and that single 2004 home is the last home completed in Island Walk on the state roll.

Andros Way Individual Assessments

The December 2024 amendment to the Declaration, recorded at Collier County Official Records Book 6425, Page 2545 and posted on the association’s Governing Documents page, lets the association bill Andros owners through Individual Assessments for costs the Board finds directly attributable to them, “including by way of illustration and not limitation, charges for irrigation, grass cutting, trimming, fertilizing, pest control and the like.” That is a chargeback mechanism, not a separate budget, manager or amenity, and the association does not publish an amount. On Andros Way, ask the estoppel to state any Individual Assessment on the lot.

Andros Way Values and Sales

The median 2026 preliminary just value of the 17 Andros homes on the Collier County roll is $542,484 (middle half $434,010 to $562,478), a wide spread that reflects the mixed unit types. The median computed ad valorem tax at preliminary rates is about $4,334. Andros Way had no qualified sale in May 2025 to April 2026. In May 2024 to April 2025 it had one, so there is no median to publish: that sale was recorded in February 2025 at $765,000 (Collier County recorded qualified sales, Florida Department of Revenue sales data file).

How the Product Lines Compare on Lot, Lake and Value

Homestead share is a housing-use figure: Florida grants the exemption only on a permanent residence, so it shows how many homes in each line are owner-occupied as a primary home, and nothing more. Across all 1,856 homes, 1,165 (about 63%) carry a homestead exemption on the 2026 preliminary roll.

How the Product Lines Compare on Recent Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file:

The community-wide median fell more than any single product’s median did because the mix shifted: Capri villas were 44 of 97 sales in the latest window against 36 of 80 before, and Carlyles 9 against 14. That is why we price Island Walk homes against their own product line and never against the community median.

Which Island Walk Home Fits Which Budget and Need

Framed by the homes, the rules and the budget rather than by who might live in them:

• Lowest entry price: a Capri villa (one story) or a townhome (two stories). The Capri gives a two-car garage and one floor; the townhome gives three bedrooms (Aruba) on two floors, closest to the Town Center.
• Lake view on one floor, mid budget: an Oakmont on an all-lake street such as Hawkesbury Way, Navassa Lane, Prescott Lane, Valentia Way or Whidbey Way.
• Most space and the widest pool and patio allowance: a Carlyle, all of which sit on lake tracts.
• Fewest shared walls: Oakmont or Carlyle, keeping in mind the five-foot Lot Easement on one side.
• Walk to the Town Center: the Towncenter plat townhomes on Towncenter Circle and Islandwalk Boulevard.

Whatever the plan, the dues are the same on every lot, the association handles lawns and irrigation, and the owner handles the roof, walls and paint.

Selling an Island Walk Capri, Oakmont, Carlyle or townhome? Your price should come from sales of your own plan, your street and your lake frontage, not from a community median that mixes all five. Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Island Walk home.

Choosing between the five plans as a buyer? Call Marc at (239) 287-5873 to compare plans, lake frontage and garage layouts before you tour, or read how we represent buyers in Southwest Florida.

What Are the Streets and Phases Inside Island Walk?

Island Walk is recorded on 12 plats, all titled ISLANDWALK in Collier County Plat Books 29 to 38: Phases One, One A, One B, Two, Three, Four, Five A, Five B, Six, Seven, Seven A and Towncenter. Its residential streets are named for islands, running roughly A to Z through the phases, with a second alphabet in Phase Seven. Most streets carry a single home type.

Data updated: September 2026

The phases are construction phases, not separate communities. Crossing from one plat to the next changes nothing a buyer pays or votes on: one association, Island Walk Homeowners Association, Inc., governs every lot; one Base Assessment is “levied equally on all Units” under Section 6.1.A of the Declaration; and every home shares the same Town Center. What the plat does tell you is when a home was built, what the lot looks like on paper, which lake tracts and common tracts border it, and how to find the recorded map that shows its lot lines and easements.

The recorded name is one word. The plats and the county roll spell it ISLANDWALK, while the association’s legal name uses two words, Island Walk. When you search the Collier Clerk’s plat index, search “ISLANDWALK” and you will find all 12 plats and their 51 recorded sheets.

The 12 Recorded Plats at a Glance

Plat books and pages are as recited in the association’s 2026 By-Law amendment certificate on its Governing Documents page and indexed at the Collier Clerk’s Official Records map search. Homes are residential parcels on the 2026 preliminary Collier County roll. The earliest recorded sale on each plat is a lower bound on when its homes began to close, not the plat’s recording date, which the Clerk’s index does not show.

Just values are the county’s 2026 preliminary assessments, not prices. A plat’s median just value mostly reflects its product mix: the all-detached plats (Five A, Five B, Six) sit highest, and the plats heavy in Capri villas or townhomes (Four, Seven, Seven A, Towncenter) sit lowest.

Phase One: Where Island Walk Began

Phase One, Plat Book 29, pages 100 to 107, is the original plat and the largest early phase: 234 homes on Lots 1 to 234, all three main plans mixed. Its streets are the first letters of the island alphabet: Bermuda Lane (44 Oakmont), Charlton Way (30 Carlyle), Drummond Way (64 Capri), Eleuthera Way (36 Capri), Freeport Lane (44 Oakmont) and a 16-home Capri stretch of Islandwalk Circle. The earliest recorded sale of a Phase One home is September 11, 1998, four months after the original Declaration was recorded on May 13, 1998 at Official Records Book 2419, Page 1385. About two thirds of its homes touch a lake tract by our analysis. Phase One also holds the entrance tract at 6005 Vanderbilt Beach Road, where Islandwalk Boulevard meets Vanderbilt Beach Road.

Phase One A and Phase One B: Andros Way

The two smallest plats hold just Andros Way. Phase One A, Plat Book 35, pages 90 to 91, has 9 homes on Lots 2041 to 2050 (Lots 2047 and 2048 are one parcel), with an earliest recorded sale in May 1999. Phase One B, Plat Book 38, pages 18 to 19, has 8 homes on Lots 2033 to 2040 and was the last Island Walk plat to see a first sale, in August 2003. Together they are the Andros Neighborhood of Section 6.4 of the Declaration, the one group of lots the association may bill for lawn and irrigation costs through Individual Assessments.

Phase Two: Guadeloupe, Hawkesbury and Inagua

Phase Two, Plat Book 32, pages 14 to 17, holds 191 homes on Lots 235 to 425 across three single-product streets: Guadeloupe Way (76 Capri), Hawkesbury Way (71 Oakmont) and Inagua Way (44 Carlyle). By our analysis every home in Phase Two touches a lake tract, the highest lake share of any mixed plat. Its first recorded sale was in February 1999. A published foreclosure notice citing “Islandwalk, Phase Two … Plat Book 32, Pages 14 through 17” in the Business Observer legal notices matches the Clerk’s index.

Phase Three: Jarvis to Navassa

Phase Three, Plat Book 33, pages 39 to 44, holds 277 homes on Lots 426 to 702 across six streets: Jarvis Lane (37 Oakmont), Kingston Way (72 Capri), Lasqueti Way (46 Capri), Martinique Way (40 Carlyle), Maupiti Way (20 Capri) and Navassa Lane (62 Oakmont). Its first sale came in May 2000. Lake frontage is uneven here: all of Jarvis, Martinique and Navassa touch a lake tract, while Lasqueti Way (4 of 46) and Maupiti Way (2 of 20) are mostly interior. Phase Three also holds one of the three county-owned strips along Logan Boulevard North.

Phase Four: The Largest Plat

Phase Four, Plat Book 34, pages 35 to 40, is the largest plat at 343 homes on Lots 703 to 1045. Its seven streets carry the O to T names: Ossabaw Way (about 101 Capri and one Oakmont, all on lake tracts), Prescott Lane (62 Oakmont), Queen Elizabeth Way (34 Carlyle), Redonda Lane (60 Capri), Saint George Lane (36 Capri), Tabago Lane (10 Capri) and Trinidad Way (37 Oakmont and 2 Capri). The county spells Tabago with an “a.” Phase Four opened with a first recorded sale in December 2000 and is Capri-heavy, which is why its median just value is among the lowest.

Phase Five A: Upolo and Valentia

Phase Five A, Plat Book 35, pages 81 to 84, holds 122 homes on Lots 1046 to 1167 on two all-lake streets: Upolo Lane (50 Carlyle) and Valentia Way (about 72 Oakmont). Every home touches a lake tract by our analysis. Its first sale was in July 2001, and it carries the highest plat median just value in Island Walk, $581,364 on the 2026 preliminary roll.

Phase Five B: Whidbey Way

Phase Five B, Plat Book 36, pages 69 to 71A, is a single street: Whidbey Way, 59 Oakmont homes on Lots 1168 to 1226, all on lake tracts. It is the only plat of one product, and part of it extends east into Section 34 of Township 48 South, Range 26 East; the rest of Island Walk lies in Section 33. Its first recorded sale, April 2001, came a few months before Phase Five A’s.

Phase Six: The Second G to J Run

Phase Six, Plat Book 36, pages 89 to 92, holds 146 homes on Lots 1227 to 1372 on four streets: Gilford Way (34 Oakmont and 12 Capri, all on lake tracts), Hatteras Way (41 Carlyle), Island Pond Lane (42 Oakmont) and Jude Island Way (17 Oakmont). Its names pick up a short second run of G, H, I and J. Phase Six opened in February 2002 and is almost all detached, which puts its median just value near the top. A notice citing “Islandwalk, Phase Six … Plat Book 36, Pages 89 through 92” in the Business Observer legal notices matches the Clerk’s index.

Phase Seven: The Second Alphabet

Phase Seven, Plat Book 38, pages 5 to 10, is the second-largest plat at 293 homes on Lots 1373 to 1665, and it is where the island names start over at A: Anguilla Way (31 Carlyle), Barbados Lane (28 Capri), Cayman Lane (54 Capri), Dominica Way (21 Carlyle), Ellice Way (31 Oakmont) and Futuna Lane (56 Capri). It also carries 72 of the 160 townhomes, on Bravada Way (16), Zanzibar Way (28) and the Phase Seven section of Islandwalk Circle (28). It is the only plat with all four product types. Its first recorded sale was in July 2002, and its townhomes were finished in 2003.

Phase Seven A: Exuma and Yakobi

Phase Seven A, Plat Book 38, pages 67 to 68, is 86 Capri villas on Lots 1666 to 1751, on Exuma Way (64) and Yakobi Lane (22). Every home touches a lake tract by our analysis, which makes it the lakefront Capri enclave of Island Walk. It was the last numbered phase, with a first recorded sale in June 2003.

Towncenter: 88 Townhomes Around the Town Center

The Towncenter plat, Plat Book 33, pages 73 to 77, has its own lot series, Lots 1 to 88, all two-story townhomes on Towncenter Circle (68) and Islandwalk Boulevard (20), plus the association-owned 7.8-acre Town Center tract at 6155 Towncenter Circle. The Town Center sits on this plat but serves all 1,856 homes, so owning here buys proximity, not extra rights. First sales came in December 2001. FEMA’s community-scale Letter of Map Amendment 12-04-5235A removed 34 lots on this plat from the flood hazard area; a LOMA applies only to the property it names, so check the specific address at FEMA’s Map Service Center.

Every Street in Island Walk, by Phase and Product

Homes are 2026 preliminary roll counts; lake-edge homes are our analysis of the 2025 state file (Ossabaw Way and Valentia Way each gained one home on the 2026 roll that is not in that lake count); the median just value is the 2026 preliminary Collier County roll assessment for the homes on that street, not a price. Street names are from the county’s road centerlines.

The rows total 1,856 homes. Four streets mix products: Ossabaw Way, Trinidad Way, Gilford Way and Islandwalk Circle, which runs through two plats and two products. Every other street carries a single home type.

How the Island Street Names Run A to Z

DiVosta named the streets for islands around the world and laid the names down roughly in alphabetical order as the phases opened:

• Phase One (and One A, One B): Andros, Bermuda, Charlton, Drummond, Eleuthera, Freeport
• Phase Two: Guadeloupe, Hawkesbury, Inagua
• Phase Three: Jarvis, Kingston, Lasqueti, Martinique, Maupiti, Navassa
• Phase Four: Ossabaw, Prescott, Queen Elizabeth, Redonda, Saint George, Tabago, Trinidad
• Phase Five A and Five B: Upolo, Valentia, Whidbey
• Phase Six: Gilford, Hatteras, Island Pond, Jude Island
• Phase Seven: Anguilla, Barbados, Bravada, Cayman, Dominica, Ellice, Futuna, Zanzibar
• Phase Seven A: Exuma, Yakobi

There is no X street. Once the first alphabet reached W on Phase Five B, Phase Six took a short G to J run and Phase Seven started over at A, closing the loop with Zanzibar. The spine roads, Islandwalk Boulevard, Islandwalk Circle and Towncenter Circle, sit outside the alphabet. The pattern is our reading of the street list, not a documented naming rule, but it holds on every plat and it is a quick way to place a street: early-alphabet names in the first run are 1998 to 2000 homes, and the Phase Seven names are 2002 and 2003 homes.

How Lot Numbers Work in Island Walk

Island Walk uses one continuous lot series across the numbered phases, Lots 1 to 1751, running Phase One, Two, Three, Four, Five A, Five B, Six, Seven and Seven A in order. The Andros Way plats use a separate block, Lots 2033 to 2050, and the Towncenter plat restarts at Lot 1 and runs to 88. That makes 1,857 residential lot numbers in all, and because two Andros Way lots were combined into one parcel, 1,856 homes, exactly the number the Declaration fixes in Section 1.24. A legal description such as “Lot 35, Islandwalk Towncenter” and “Lot 35, Islandwalk Phase One” are two different homes, so always read the plat name with the lot number.

The 40 Declaration Neighborhoods Are Not the Streets

The Declaration divides Island Walk into 40 Neighborhoods, each electing a Neighborhood Committee that sends representatives to CONCUR, the Council of Neighborhood Committee Representatives, which votes on the budget and other defined subjects. The map of those 40 Neighborhoods is Exhibit G, which is not in the association’s posted unofficial copy, so no public record ties a street to a Neighborhood. The street list above does not line up one to one with the 40 Neighborhoods, so no Neighborhood should be inferred from a street name. The resident CONCUR portal is where owners find their own Neighborhood.

Common Tracts, Lakes and County Strips on the Plats

Besides the 1,856 homes, the plats carry 97 non-residential parcels on the 2026 roll: lake tracts, road and gatehouse tracts, recreation and open-space tracts, vacant common tracts, two small utility tracts, the Town Center tract and three county-owned strips along Logan Boulevard North in Phases One, Two and Three. All but the three county strips are owned by the association, per the county’s simplified parcel layer. A home “on the lake” backs onto an association lake tract, not a private shoreline; the lake bank belongs to the association, which maintains the stormwater system under its South Florida Water Management District permit.

How a Buyer Uses the Plat and Street Record

Four practical uses:

1. Confirm the product before you tour. The street almost always tells you the plan: an address on Upolo Lane is a Carlyle, on Exuma Way a Capri, on Zanzibar Way a townhome.
2. Read the recorded plat for the lot. The plat sheet at the Collier Clerk shows lot lines, the lake tract behind the lot and the easements. On an Oakmont or Carlyle, check which side carries the five-foot Lot Easement.
3. Match build year to code. Phases One to Five were largely permitted before Florida’s statewide building code of March 1, 2002; Phases Six, Seven and Seven A, and the Phase Seven townhomes, were built across or after the change. Ask for the permit date and the wind-mitigation report on the specific home.
4. Price against the right comparables. A Carlyle on an all-lake street and a Capri on an interior street share nothing but the gate. Compare sales of the same plan, ideally on the same or a similar street.

How the Plats Split the Latest 12 Months of Sales

Collier County recorded qualified sales, Florida Department of Revenue sales data file, May 2025 to April 2026, grouped by plat with our product analysis:

These plat medians mostly repeat the product story: Phases Five B and Six, which are nearly all detached lake homes, lead, and the Capri-heavy plats trail. The source files are the Department of Revenue 2026 preliminary sales data file and its 2025 final file.

Selling on one of Island Walk’s island-named streets? We price from your plat, your plan and your lake tract, sale by sale. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Island Walk home.

Narrowing your search by phase or street? Call Marc at (239) 287-5873 and he will map the plans and lake frontage street by street before you tour, or see how we represent buyers in Southwest Florida.

Is The Cove Part of Island Walk?

No. The Cove is a separate subdivision of 136 townhomes on Cove Circle, tucked into the southwest corner of the same 1997 county zoning district as Island Walk. It has its own recorded plat, its own homeowners association and Declaration, and its own entrance on Logan Boulevard North. It is not part of Island Walk, and no Island Walk figure on this page includes it.

Data updated: September 2026

The confusion is understandable. DiVosta built both, the same DiVosta incorporators formed both associations within five weeks of each other in 1998, and Collier County’s zoning record treats the whole 705-acre district as one planned unit development named for Island Walk. But every record that defines a community separates them: the plat, the association, the legal regime, the road network, the Census boundary and the association’s own street list.

The Cove at a Glance

Who Built The Cove and When

The Cove’s 136 units were completed in 1999 and 2000, per the Florida Department of Revenue 2025 cadastral file, in buildings of two and four units. The Florida Department of State holds the 1998 articles of The Cove Homeowners Association of Naples, Inc., filed June 3, 1998 by the same DiVosta incorporators who had formed the Island Walk Homeowners Association on April 29. So The Cove was planned as its own community from the start, not carved out later.

Why The Cove Is Inside Island Walk’s Zoning District

Collier County zoned the land under petition PUD-96-14, Ordinance 97-6, on January 28, 1997, amended by Ordinance 98-58 on June 23, 1998, per the county’s zoning layer. The planned unit development, which the county’s PUD layer records as “ISLANDWALK DRI,” covers about 705 acres and both communities. A zoning district is a land-use permission, not a community: it sets how many units and what uses the land may hold, and several associations can sit inside one. That is why county zoning and monitoring figures for the district include The Cove, and why we never use them as Island Walk figures.

How The Cove’s Association Differs From Island Walk’s

The Cove is not a condominium, although the county roll codes its parcels with the condominium use code for tax purposes. It is a platted townhome subdivision governed by its own Declaration of Covenants, Conditions, and Restrictions for The Cove, recorded in 1998 at Official Records Book 2473, Page 3272, under Florida’s homeowners’ association statute, Chapter 720, and under that Declaration the Cove association maintains the stucco exteriors and shared roofs as a common expense while each owner insures the home. An Island Walk owner owns a fee-simple lot and a house under Chapter 720, insures the house personally under Article XII of the Island Walk Declaration, and maintains the roof, walls and paint under Section 9.2.A. Those are different ownership models with different insurance, reserve and approval rules, so a Cove budget, fee or rule tells you nothing about Island Walk, and the reverse. The state’s condominium licensee search for “Island Walk” returns no condominium records, consistent with the fact that there is no condominium inside Island Walk, and none named The Cove in Collier County either.

The Cove’s Entrance and Roads

Cove Circle meets Logan Boulevard North directly and has no road link to Islandwalk Circle, per the county’s road centerlines; by our reading of the centerlines the two street ends come within roughly 110 feet of each other without connecting. Island Walk’s own gates are on Islandwalk Boulevard off Vanderbilt Beach Road and on Islandwalk Circle at Logan Boulevard North, per OpenStreetMap’s gate record. Driving into The Cove does not take you through an Island Walk gate.

How Every Record Draws the Line

• Plats: The Cove’s legal descriptions are not on any of the 12 ISLANDWALK plats, per the Collier County parcel roll.
• Declaration: The Island Walk Declaration counts “one thousand eight hundred and fifty six (1856) numbered Lots,” all on ISLANDWALK plats; The Cove’s 136 units are not among them.
• Association street list: the resident CONCUR portal lists Island Walk’s streets and omits Cove Circle.
• Census: the Island Walk census-designated place leaves The Cove out.
• FEMA: FEMA’s map-amendment records, visible in the National Flood Hazard Layer, title Cove properties “The Cove Subdivision,” not Islandwalk.

Do Cove Owners Have Island Walk Amenity Rights?

That is unproven. The public records we reviewed do not establish whether owners in The Cove hold any membership or any right to use Island Walk’s Town Center, and we do not assume either way. The answer would sit in The Cove’s recorded Declaration and in any recorded agreement between the two associations. If that matters to your purchase, ask The Cove’s association in writing and ask Island Walk’s management office at the Town Center, and have the answer reviewed before you sign.

Why We Exclude The Cove From Every Island Walk Figure

Every Island Walk count, acreage, fee, flood figure, school statement, sale and assessment on this page covers the 1,856 homes on the 12 ISLANDWALK plats and nothing else. The Cove’s sales, values and flood letters are left out, because mixing a separate 136-townhome subdivision with its own maintenance model into Island Walk’s figures would distort every median and every per-home figure.

Our full guide to The Cove covers its association details, recent sale comps and street-by-street analysis.

Is IslandWalk at the West Villages the Same Community?

No. IslandWalk at the West Villages is a different DiVosta community in the Venice and North Port area of Sarasota County, in the Wellen Park area, with its own association and its own association website. Island Walk in Naples is in Collier County, and it is not part of Wellen Park. The two share a builder and a name, and nothing else: no association, no dues, no amenities and no records.

How to Tell the Two IslandWalks Apart Online

Search results mix them constantly, because the Venice community’s association site ranks for Naples searches. Four checks settle it:

• County: Island Walk Naples is Collier County, ZIP 34119. The Venice community is Sarasota County.
• Association site: the Naples association publishes on its official association website, which is also reached through the association’s own web domain. The Venice site is a different address.
• State corporate record: the Naples association is Florida document N98000002478, per Sunbiz.
• Address: a Naples address has an island street name such as Ossabaw Way or Upolo Lane, or Towncenter Circle, and a Naples 34119 ZIP.

Fees, rules, home counts or builder brochures from the Venice community do not apply to Naples. We use none of them on this page.

Other Island Walks in Florida

A Sunbiz entity-name search for “Island Walk” returns unrelated associations in Apollo Beach, Tampa, Melbourne, Orlando and Anna Maria. None has a parcel in Collier County. The only other Naples nonprofit with the name is the Island Walk Garden Club, Inc., a resident club filed in 2022, not a governing body.

Is Village Walk of Naples Part of Island Walk?

No. Village Walk of Naples is an earlier, separate DiVosta community with its own plats and association. Pulte’s 1998 annual report to the SEC lists Village Walk Development Company and Island Walk Development Company as two separate wholly owned DiVosta subsidiaries. On the Collier roll, Village Walk of Naples has 849 homes, carries a Naples 34109 site ZIP rather than 34119, and was built from 1995 to 1998, just before Island Walk began, per the Department of Revenue 2026 preliminary name, address and legal file. The shared “Walk” name and the shared builder are the whole connection.

Is Verona Walk Part of Island Walk?

No. Verona Walk is a later DiVosta community in Naples ZIP 34114, with its own plats and association. A 2004 and 2005 county record in the Collier Clerk’s board records lists Verona Walk Development Company alongside Island Walk Development Company at 6005 Vanderbilt Beach Road, Island Walk’s entrance tract, which ties the two to the same DiVosta office but not to the same community. On the Collier roll Verona Walk has 1,920 homes built from 2004 to 2019, and unlike Island Walk it sits inside its own community development district, the Verona Walk district shown on the county’s CDD layer. No Island Walk parcel lies in any CDD.

The Three DiVosta Walks Side by Side

Home counts, ZIPs and build years from the Collier roll and the Department of Revenue name, address and legal file; 2026 preliminary median just values from the Collier County parcel roll; sales are Collier County recorded qualified sales, Florida Department of Revenue sales data file, May 2025 to April 2026, same method for each.

The full decision comparison, including fees and amenities, is in our Island Walk vs Verona Walk section, and each community has its own guide: Village Walk of Naples and Verona Walk.

Neighbors That Border Island Walk but Are Not Island Walk

The county’s PUD layer shows several planned developments touching Island Walk’s edge: Heritage Greens, Rigas (home of Saturnia Lakes) and Indigo Lakes to the north, and Wolf Creek and Palermo Cove to the east, with the Vineyards across Vanderbilt Beach Road. Each has its own association and gate. A listing that says “near Island Walk” or “Island Walk area” may be in any of them; the legal description on the tax record is the test.

How Big Is Island Walk, Really?

Island Walk has exactly 1,856 homes. That number is fixed in the recorded Declaration, matched parcel for parcel on the 2026 preliminary Collier County roll, and reached again by adding up the 12 recorded plats. The community covers about 680 acres of platted land inside a 705-acre county zoning district, with 30 lakes the association says hold about 170 acres of water.

Data updated: September 2026

Different sources print different totals for Island Walk, and several of them are repeated online and by AI answer engines. This section sets out every number we found, what each one measures, and why only one of them is the home count. We did the reconciliation from the recorded documents and public records up, and each route closes to the same answer.

The Answer: 1,856 Homes

Section 1.24 of the Island Walk Declaration of Covenants defines a Lot as “any of the one thousand eight hundred and fifty six (1856) numbered lots located within Island Walk on which a single family Unit is constructed,” and Section 1.45 defines a Unit as “an attached or unattached single family home built on one of the 1856 Lots in Island Walk.” Section 9.2.A repeats the count when it assigns maintenance to “each Owner of one (1) of the one thousand, eight hundred fifty six (1856) Lots.” The official recorded copies are at the Collier Clerk’s Official Records, starting with the original Declaration at Book 2419, Page 1385, recorded May 13, 1998.

Five Independent Routes to 1,856

No home is counted twice and none is left unassigned. The 2026 roll carries 1,953 parcels with an ISLANDWALK legal description: the 1,856 homes plus 97 lake, road, recreation, common, utility, Town Center and county tracts.

Why the 2025 Roll Shows Two Fewer Homes

The Florida Department of Revenue’s 2025 statewide file, published in its statewide cadastral service, lists two fewer Island Walk homes than the 2026 county roll. Two existing homes, one on Ossabaw Way and one on Valentia Way, are simply absent from that year’s state file and present on the 2026 county roll. Nothing was built or demolished; it is a file gap. Some statistics on this page, such as build years and lake frontage, come from the 2025 file and say so.

Why the Census Counts 1,858 Housing Units

The 2020 Census counted 1,858 housing units in the Island Walk census-designated place, two more than the Declaration’s 1,856. The difference is a boundary and a method, not two missing homes. The Census Bureau draws its own place boundary, recorded in TIGERweb, which by our overlay sits about 99.4% inside the platted community and takes in about 95.7% of it, and it counts housing units by its own address rules. The Census place excludes The Cove. We cite the 1,858 figure only here, to explain it.

Why 2,100 Is Not the Home Count

The Collier County PUD Master List of June 11, 2026 records a maximum of 2,100 residential units at 3.00 units per acre for the Island Walk planned unit development. That is a zoning cap, the most the county would allow on the whole 705-acre district, which includes The Cove. DiVosta built fewer, and the county lists the district as built out. The cap is a ceiling, never a count.

Why We Do Not Publish the Census Survey Estimate

The Census Bureau’s American Community Survey publishes a five-year housing-unit estimate for the Island Walk place that is far above the lot count. It is a sample-survey estimate with a margin of error of several hundred units, built for trends across large areas, not for counting a gated community with a recorded lot count. Where a full count exists, a sample estimate adds nothing, so we leave it out.

Every Home Count We Found, Reconciled

How Many Buildings Island Walk Has

Homes and buildings are different counts, because each Capri building holds two homes and each townhome row holds several. The county’s building footprint layers show 336 buildings inside the zoning district in 2000, 1,112 in 2002, 1,548 in 2004 and 1,557 in 2025, a count that also includes The Cove’s buildings, the Town Center and the gatehouse. It is useful for watching the build-out, not for counting homes.

How Long Island Walk Took to Build

On the Florida Department of Revenue’s 2025 roll, Island Walk’s homes were completed from 1998 to 2003, with a single final home in 2004: 87 in 1998, 255 in 1999, 376 in 2000, 428 in 2001, 467 in 2002, 240 in 2003 and 1 in 2004. The peak year was 2002. The county’s PUD record gives an estimated buildout of 2003 and lists the district as built out, so no new homes can be added under the current approvals.

How Many Acres Is Island Walk?

About 680 acres. The 1,953 ISLANDWALK parcels on the 2026 preliminary Collier County roll sum to 680.3 acres, about 1.06 square miles, in one contiguous footprint with no outside parcel inside it. That is the platted community. The larger figure, 705 acres, is the county’s zoning district, per the PUD Master List, which also contains The Cove’s tracts and some road right-of-way that is not parceled. The county’s mapped PUD polygon measures about 704.8 acres.

How the 680 Acres Are Used

Home lots take up about 42% of the land. The rest is water, roads, green space and the Town Center, most of it owned and maintained by the association. The 7.8-acre Town Center tract at 6155 Towncenter Circle is association-owned; the association describes a 20,000-square-foot Town Center with 13,000 square feet of retail space on its FAQ page. The county’s zoning record separately allows 30,000 square feet of commercial space in the district and records 21,200 square feet developed.

How Island Walk’s Size Compares With the Census Place

The Census Bureau’s TIGERweb record gives the Island Walk census place about 1.02 square miles of land. That is a little smaller than the 1.06 square miles of platted land, mainly because the Census boundary leaves out the county-owned strips along Logan Boulevard North and follows its own lines elsewhere; like the platted footprint, it excludes The Cove. For Island Walk’s size, use the platted 680 acres.

How Many Lakes Does Island Walk Have?

Thirty, according to the association. Its welcome page says “our thirty lakes contain 18.56 miles of shoreline, 170 acres of water.” The county roll carries fewer lake parcels than 30, because some parcels hold more than one body of water, so the association’s count of lakes is the one to use.

Why the Lake Acreage Varies by Source

The association’s 170 acres of water and the county roll’s 225.5 acres of lake tracts measure different things. A lake tract is the parcel that holds the lake, and it includes the banks and littoral shelves around the open water, so the tract acreage runs higher than the water surface. Use about 170 acres of water, attributed to the association, and 225.5 acres only as the lake-tract acreage on the county roll. The lakes are part of a stormwater management system permitted by the South Florida Water Management District, which the association maintains as permittee under Section 4.11 of the Declaration and its 1998 articles of incorporation. They are stormwater lakes, not boating water.

How Much of Island Walk Faces the Water

By our analysis of the 2025 state file, about 73% of homes (1,360 of 1,854 in that file) have a lot line touching a lake tract: every Carlyle, about 95% of Oakmont homes, about 63% of Capri villas, and none of the townhomes or Andros Way homes. With 18.56 miles of shoreline across 30 lakes, per the association, water is the main landscape feature of the community. Lakeside walkways and Venetian-style bridges connect the neighborhoods to the Town Center, though the association publishes no path mileage.

Conservation Land and Section, Township and Range

The county’s PUD Master List records 2.00 acres of conservation land in the zoning district; its location is not published. Every Island Walk parcel lies in Section 33, Township 48 South, Range 26 East, except part of Phase Five B, which extends into Section 34. Vanderbilt Beach Road forms the south edge and Logan Boulevard North the west edge, per the OpenStreetMap footprint.

The Numbers to Cite for Island Walk

Selling in a 1,856-home community? With 97 qualified sales in the latest 12 months across five product lines, your home competes against the handful that match its plan and lake frontage, and we price it that way. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Island Walk home.

Sizing up Island Walk as a buyer? Call Marc at (239) 287-5873 to walk through the plats, lakes and plans before you tour, or read how we represent buyers in Southwest Florida.

What Is in the Island Walk Town Center?

The Island Walk Town Center is a 7.8-acre, association-owned campus at 6155 Towncenter Circle with a resort pool, a lap pool, a fitness center, seven lighted clay tennis courts, four pickleball courts, bocce, lawn bowling, croquet, a putting green, an Italian restaurant, two salons, an auxiliary post office, a gas station and a car wash, all inside the gates.

Data updated: September 2026

The Campus at a Glance

The Town Center sits on the island that DiVosta’s original plan put at the heart of the community. DiVosta’s archived 2001 marketing described “miles of scenic island walk and pedestrian bridges that lead you to the island Town Center,” per the archived DiVosta Island Walk community page. The lakeside walkways and Venetian-style bridges still connect the neighborhoods to it today, as the association’s welcome page describes.

The land is association property. The Town Center tract is 7.8 acres on the 2026 preliminary Collier County parcel layer, owned by Island Walk Homeowners Association, Inc., and the US Census geocoder places the Town Center inside Collier County census tract 104.35 and the Island Walk census-designated place.

The two square-footage figures measure different things. The association’s 20,000 describes the Town Center building; the county’s 21,200 is the commercial floor area its zoning monitor counts across the whole planned development, which was capped at 30,000 square feet when Collier County zoned the land.

Every Facility on the Association’s List

The association’s Facilities and Amenities page and the 2026-03-25 Consolidated Rules and Regulations name these facilities on the Town Center campus:

There is no spa, sauna or golf course on the list, and we do not describe one.

The October 2025 Renovation

The Town Center was recently renovated. The association’s October 2025 Town Center Guidelines, folded into the 2026-03-25 Consolidated Rules and Regulations, open with the line “We’re proud to share our beautifully renovated Town Center!” The association has not published the cost, the contractor, the scope of work or how it was funded, and we will not guess. A buyer who wants to know whether the renovation was paid from reserves or from an assessment should ask for the Board and CONCUR minutes, which an owner may inspect under Florida Statute 720.303.

Two other capital items show up in the paperwork. The putting green is new: its rules, dated July 9, 2025, call it “this new putting green,” and the 2026 Approved Budget adds a $6,500 putting green line that did not exist in 2025. And the same budget raises the transfer to reserves from $1,504,913 in 2025 to $2,066,825 in 2026, plus the $150,000 of buyer capital contributions that go straight to the Deferred Maintenance Reserve.

Rooms, Rentals and House Rules

The living room is open to everyone during Town Center hours, with tables, Wi-Fi and a coffee station run by the lifestyle director. The library and computer station has its own rules: no food or drink, children under 16 with an adult, one computer per family at a time, a half-hour limit when others are waiting, and residents bring their own paper.

Groups and private parties book the Antigua Room, the conference room and other spaces through management or the activities director. Under the October 2025 Guidelines in the Consolidated Rules:

• every room request must be approved in writing, and every rental carries a security deposit;
• alcohol is allowed only at approved, supervised activities or private rentals;
• smoking, including e-cigarettes and vapor devices, is banned anywhere on the Town Center campus;
• children under 13 must be with an adult inside the Town Center;
• shirts and shoes are required in the Town Center, fitness center and post office, and wet swimsuits and towels stay outside;
• no ball play on the grass around the gazebo except at Activities Committee events;
• no confetti, glitter, candles or oil lamps; bingo players use water-washable daubers.

Letting an unaccompanied guest use the amenities is a Class I violation, fined at $100 a day under the same rules.

Published Hours, and Where the Association’s Own Pages Disagree

Some hours are stated the same way everywhere the association publishes them, and we print those:

Other hours are not consistent. The association’s FAQ, its Facilities page and its own rulebook give different opening times for the Town Center building and different hours for the pools and the putting green, and the post office lobby’s closing time and the restaurant’s closing time also differ from one published source to the next. Rather than print a time that one of the association’s own documents contradicts, we point you to the posted hours: the association sets them and posts them on its site and at the building. What every source agrees on is that the Town Center closes on national holidays and during a tropical storm or hurricane warning, and that both pools are locked at dusk.

Casa Cotzelli: The Restaurant Inside the Gate

Island Walk has its own restaurant. Casa Cotzelli is an Italian restaurant at 6175 Towncenter Circle on the Town Center campus, serving lunch and dinner Wednesday through Sunday, per the association’s Facilities page and Casa Cotzelli’s own site. Its owners opened a second location, open to the public, at 12712 Tamiami Trail East on June 23, 2026, as Gulfshore Business reported.

No association document says whether someone who does not live in Island Walk can drive in and dine without a resident host, so we do not say either way. The practical path for a visitor is the same as for any guest: a resident registers you at the gate.

Salons, Post Office, Gas and Car Wash

The association lists these services on the campus, per its Facilities page and FAQ:

The association’s own word for the mail facility is an auxiliary post office with a service window staffed by management; it is not described by the association as a US Postal Service branch. Three mailbox keys cost $25, per the New Homeowner Packet.

The gas pumps come with a rule of their own: under the Consolidated Rules, no one may park at a pump for anything but fueling, so a driver heading into the post office or a shop moves to a parking space first.

What Is Not in the Town Center

The association’s 2026 Facilities page and FAQ name no bank and no cafe, so do not plan around either. There is also no spa, no golf course and no marina anywhere in Island Walk (the golf and boating questions have their own sections below).

On the on-site real estate office: its location gives it no special gate or showing access. Any agent whose listing has been flagged with the association gets the same visitor permit at the gate under the association’s Real Estate Procedures.

How the Shops Help Pay the Budget

The businesses are not just conveniences; they are income. The Declaration lets the Board designate parts of the common area for commercial use and apply the rent to reduce common expenses (Declaration section 4.12, in the restated Declaration). The 2026 Approved Budget, adopted October 22, 2025, carries three such lines:

Together that is $179,400 in the 2026 budget against total revenue of $12,670,195: a small share, but money every owner would otherwise pay through dues.

Membership Is Mandatory and Included

There is no separate club to join. “Every Owner of a Lot shall be a mandatory member of the Association,” says Declaration section 5.3 in the association’s restated Declaration. The Declaration defines the Recreational Facilities as “the tennis, swimming, social, and other recreational facilities located on the Common Area” (section 1.40), and the association maintains them, Town Center included, as common area funded by the base assessment.

What that means in money:

• No club dues, no equity membership, no initiation fee. The 2026 Approved Budget has no separate club, golf or Town Center membership charge.
• User fees are allowed. Section 11.4 lets the Board charge “reasonable user fees for the use of Recreational Facilities.” In practice those are small: a tennis ball machine at $10 per 90 minutes or $145 a year, a pickleball ball machine at $90 a year, room rental deposits.
• Credentials cost a few dollars. An amenity fob is $10 and a phone credential $15, up to three per household, per the New Homeowner Packet.
• Rights can be suspended. The association may suspend amenity rights while an assessment is delinquent, or for up to 30 days per violation after notice and a hearing.
• Renting transfers the rights. When an owner leases, the tenant takes the owner’s amenity rights for the lease term unless the lease says otherwise (Declaration section 13.2).