Isles of Collier Preserve
Sold out in 2026 at 1,825 homes on 2,400 acres beside Rookery Bay. No CDD, no golf, no marina. Flood zones vary street by street, and 129 homes traded last year at a $960,000 median. Talk to McGreevy and Comisar.
Sold out in 2026 at 1,825 homes on 2,400 acres beside Rookery Bay. No CDD, no golf, no marina. Flood zones vary street by street, and 129 homes traded last year at a $960,000 median. Talk to McGreevy and Comisar.
The Isles of Collier Preserve is a Minto Communities master plan of roughly 2,400 acres in South Naples, and on March 3, 2026 it sold out at 1,825 homes. Every home that changes hands here from this day forward is a resale. That one fact rewrites the job description for the agent you hire, because there is no builder price sheet left to anchor value and no model row left to walk. Value is now set entirely by comparable sales, lot type, flood zone and carrying cost, and those are things a listing agent either knows in detail or guesses at.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and this page is the working file behind that claim, not a brochure. It is built on a certified Collier County tax roll pull for a real parcel inside the community, Sunbiz corporate records for the master association and the single condominium association, recorded instrument and book-and-page numbers for the master Declaration, FEMA flood panel numbers with their effective date, and a full trailing-twelve-month Southwest Florida MLS Matrix pull bound to the community’s own development key.
If you are selling here, the pricing question is no longer “what did Minto charge.” It is which of five distinct price bands your home sits in, whether your street is mapped Zone AE or Zone X, and how your product type has traded against list over the last twelve months. Call Jesse McGreevy at (239) 898-6072 or start with a no-obligation home valuation.
If you are buying here, the difference between a good purchase and an expensive lesson in this community is almost entirely in the details: which streets carry a federally mandated flood insurance requirement, which product type has its own condominium association and its own manager, and why the newest homes are not the most expensive ones.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the best realtor for The Isles of Collier Preserve because our position on this community is built from primary records, not syndicated copy. We hold the certified tax roll proof that there is no CDD, the FEMA panel numbers behind the street-level flood map, the recorded Declaration instrument number, and a full twelve-month sales pull.
Working from the Southwest Florida MLS Matrix pull dated August 5, 2026, bound to the Development Name dictionary key for this community rather than to a ZIP code, we tracked 129 closings inside The Isles of Collier Preserve over the trailing twelve months. Those sales carried a median price of $960,000, an average of $1,427,015, and $184,084,999 in total dollar volume, across a closed range of $490,000 to $4,250,000.
That is the entire community, not a slice. The pull was bound to the development key because a ZIP-based pull would have been wrong in both directions: ZIP 34113 also contains Lely Resort, Lely Golf Estates, Naples Manor and Fiddler’s Creek, while part of The Isles of Collier Preserve sits in 34112. The MLS geographic area field is agent-entered and unreliable here, with two of 129 rows carrying a different area code from their own neighbors on the same street.
Six separate claims that circulate widely about The Isles of Collier Preserve are wrong, and each one costs somebody money or credibility:
Correcting a claim is easy. Proving the correction with a parcel number, an instrument number and a panel number is the part that takes work, and it is the part that tells you whether the person advising you has actually done any.
Selling. For a pricing conversation grounded in the actual closed distribution instead of a portal estimate, call Jesse McGreevy directly at (239) 898-6072, or request a home valuation and we will build the comparable set by product type and street.
Buying. For a buyer consultation on The Isles of Collier Preserve, including the flood-zone and carrying-cost review most buyers never get until they are already under contract, call Marc Comisar at (239) 287-5873.
The Isles of Collier Preserve is a sold-out, 1,825-home, no-CDD master plan in South Naples where price is set by product type and lot, not by how new the house is. The eight points below are the highest-value, best-sourced facts on this page, and each one is developed in full further down.
This page runs long on purpose, because The Isles of Collier Preserve is a community where the details carry real money. Use the grouped links below to jump straight to the section you need, or read it in order for the full picture from market data through governance, amenities, flood mapping and the selling process.
Start here: market, status and history
Homes, collections and floor plans
Governance, cost of ownership and compliance
Amenities, water and open space
Risk, insurance and location
Living here, and deciding
Working with us, and the receipts
Homes in The Isles of Collier Preserve closed between $490,000 and $4,250,000 over the trailing twelve months, with a median sale price of $960,000 across 129 sales. Median price per square foot was $533 and median days on market was 44. Active inventory stands at 38 listings, median list $971,500, which works out to 3.5 months of supply.
All figures below come from a Southwest Florida MLS Matrix pull dated August 5, 2026, covering the twelve months back to August 5, 2025, bound to the community’s Development Name key.
Metric | Trailing twelve months |
|---|---|
Closed sales | 129 |
Median sale price | $960,000 |
Average sale price | $1,427,015 |
Total dollar volume | $184,084,999 |
Closed price range | $490,000 to $4,250,000 |
Median price per square foot | $533 (range $270 to $1,167) |
Median days on market | 44 |
Resale sale-to-list | 96.1% on 119 resales |
Living area | 1,204 to 4,327 sq ft, median 2,011 |
Active listings | 38, median list $971,500, range $550,000 to $4,595,000 |
Months of supply | 3.5 |
Start here, because it is the single most useful thing on this page for a buyer choosing a street or a seller defending a price. In The Isles of Collier Preserve, the newest homes are not the most expensive homes.
The community’s newest-delivered pocket, the cluster around Calypso Ct, Yucatan Ct and Gustavia Ct at the western edge, trades in the middle of the community’s range, roughly $670,000 to about $2.2 million. The ceiling sits somewhere else entirely. Lyford Isle Dr is part of Phase 2, one of the earliest platted phases, with homes built as far back as 2017, and it carries the community’s highest active list price at $4,595,000 and, at 4,290 sq ft, its largest home currently on the market. Paradera Ct, Nevis Way and Plana Cays Dr sit alongside it at the top.
The reason is structural, not sentimental. The earliest phases were platted with the largest waterfront and preserve-view homesites, before lot sizes tightened in the later phases, and those owners have also had nearly a decade of hold time in an appreciating market. Price here is set by lot type, lot size and hold period. It is not set by recency of construction. Anyone pricing a home in The Isles of Collier Preserve off a “newer equals more” instinct is going to be wrong in both directions, and our own MLS pull is what proves it.
A second, quieter benchmark is worth recording because it is two independent datasets meeting on one number. The living-area floor across all 129 closings is 1,204 sq ft. That is the exact bottom of the Coastal Cottages Collection specification. The smallest thing that trades in this community is a cottage, precisely as built.
Price band | Closed sales | Share |
|---|---|---|
Under $700,000 | 17 | 13.2% |
$700,000 to $1,000,000 | 49 | 38.0% |
$1,000,000 to $2,000,000 | 35 | 27.1% |
$2,000,000 to $3,000,000 | 17 | 13.2% |
$3,000,000 and above | 11 | 8.5% |
This community is not a single price point, and any sentence that gives it one is misleading. Roughly two thirds of everything that trades sits between $700,000 and $2 million, but both tails are real. Eleven homes cleared $3 million in twelve months, and seventeen closed under $700,000.
Metric | Trailing twelve months | Prior twelve months | Change |
|---|---|---|---|
Closed sales | 129 | 114 | +13.2% |
Median sale price | $960,000 | $897,500 | +7.0% |
Average sale price | $1,427,015 | $1,370,326 | +4.1% |
Dollar volume | $184,084,999 | $156,217,205 | +17.8% |
High sale | $4,250,000 | $4,100,000 | +3.7% |
Low sale | $490,000 | $581,256 | -15.7% |
Read that table carefully, because the headline most people would write from it is wrong. Volume is rising faster than price. Sales count is up 13.2% and dollar volume up 17.8%, while the median is up only 7.0% and the average only 4.1%. More is trading, and slightly dearer stock is trading, but this is not a runaway price market. The low sale fell from $581,256 to $490,000 while the median rose, which means the bottom of the range widened at the same time the middle firmed. For a seller, that is a market that rewards accurate pricing over aspirational pricing. For a buyer, it is a market with genuine entry points that did not exist a year ago.
Ten of the 129 closings carry a Sold Data Entry flag. Those are closings entered directly into the MLS rather than marketed through it, and they behave differently on every metric: every one of them priced at exactly 100% of list, and not one carried a single recorded day on market. Blending them into the community average lifts the apparent sale-to-list ratio to 96.3% and produces a number that looks authoritative and means nothing.
The figure that actually answers what homes sell for against asking price in The Isles of Collier Preserve is the resale figure: 96.1% on 119 sales, at a median of 44 days on market. That is the number a seller should plan around.
One closed sale should not be used as a comparable by anyone. A unit at 6553 Dominica Dr closed at 67.7% of list with no distress flag on the row, while a near-identical unit in the same building group closed at 96.9%. That pattern is consistent with a data-entry error or an unrecorded concession. It is named here specifically so nobody quotes it.
Band | Product | Representative streets | Confirmed pricing |
|---|---|---|---|
Under $700,000 (13.2%) | Coastal Cottages Collection, 1,204 to 1,466 a/c sq ft, 2 bed / 2 bath | Cayo Coco Ln, part of Saona Ct | $570,000 to $595,000 |
$700,000 to $1M (38.0%, the largest band) | Buttonwood Collection villas, 1,560 to 1,864 sq ft | Yucatan Ct, Saona Ct, Negril Isle Dr | $950,000 to $1,075,000 |
$1M to $2M (27.1%) | Single-family middle, including Stock Signature Homes product on Antigua Way | Antigua Way, Andros Dr, Martinique Dr | $1,435,000 to $1,685,000 |
$2M to $3M (13.2%) | Larger single-family | Rodney Bay Ln, Union Island Way, Warwick Ave, Pembroke Way | $2,150,000 to $3,025,000 |
$3M and above (8.5%) | Estates | Nevis Way, Paradera Ct, Plana Cays Dr, Lyford Isle Dr | to $4,595,000 list |
Negril Isle Dr is the cleanest single illustration of why product type, not street, sets price in The Isles of Collier Preserve. One street carries a Fresia villa at 1,864 sq ft listed at $1,175,000 and, further along the same street, a 3,218 sq ft waterfront home listed at $2,750,000. Same street, same gate, same master association, and a spread of more than $1.5 million on one street.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and pricing work at this level of detail is the reason. A comparable set built from “recent sales in the community” will miss by hundreds of thousands of dollars in a market with five distinct product tiers and a 3.5-month supply.
Yes. The Isles of Collier Preserve sold out on March 3, 2026, when Minto Communities announced it had sold the last remaining new home in the community. Total build-out is 1,825 homes. There is no developer inventory, no quick move-in list and no model row to buy from. Every home available now is a resale.
Minto Communities is both the developer and the homebuilder here, and its March 3, 2026 release states plainly that the company sold the last remaining new home at the community. The same release confirms the community total at 1,825 homes. That is the second time Minto has published that figure in its own words, the first being the October 27, 2022 final-phase announcement, which stated the community “now will have 1,825 homes at buildout.”
There is a wrinkle in the data that looks like a contradiction and is not. Ten of the 129 trailing-twelve-month closings carry a Sold Data Entry flag, and they cluster tightly on Calypso Ct in the 8940 to 9032 block and on Yucatan Ct, with the prior year’s cluster on Yucatan Ct and Gustavia Ct. That address pattern is the signature of an active builder phase, not scattered private sales.
The reconciliation is straightforward once both sources are in hand. Minto stopped selling new homes on March 3, 2026. It had not yet finished delivering every home it had already sold. Homes under construction and already under contract kept completing and closing for months afterward, and they closed builder-to-buyer, which is why they carry no days on market and price at exactly 100% of list. The MLS pattern told us where to look. Only Minto’s own release told us what it meant.
That distinction matters practically. Those streets are the last-delivered pocket of the community, so a home there genuinely is close to new construction. It is also, per the price analysis above, in the middle of the community’s range rather than at the top.
With no new inventory being created, the supply of homes in The Isles of Collier Preserve is fixed at 1,825 permanently. In a community still selling, a resale seller competes directly with the builder, and the builder can offer incentives, closing cost credits and a brand-new house. That competition is now gone.
Fixed supply does not guarantee appreciation, and this page will not claim that it does. What it does mean is that future value here is driven less by what the developer does and more by what happens around the community. Two things deserve real weight in that assessment, and both get their own section below: the 780 acres Minto donated permanently to Rookery Bay in February 2025, which forecloses development on one flank, and the Bayshore Gateway Triangle CRA redevelopment to the north, which is an active plan with both upside and friction.
Minto announced in October 2022 that upon build-out and completion of operations it would turn the Discovery Sales Center over to residents for conversion into additional amenity space. Sellout was announced in March 2026, which puts that handover due or imminent. We have not found a follow-up release confirming the conversion has actually happened, so it is recorded here as planned and unconfirmed rather than as a delivered amenity. Buyers who care about that space should ask the association directly.
The Isles of Collier Preserve occupies land entitled as the Sabal Bay PUD under Collier County Ordinance 05-59 by Collier Enterprises, which had owned the property for decades. Minto Communities USA closed on the site in December 2012, rebranded it, and opened for sales in 2014. A final-phase parcel acquired in 2022 carried the community to 1,825 homes.
The property came to Minto already entitled. Collier Enterprises had completed the comprehensive entitlement, permitting and planning process for a large residential development under the Sabal Bay PUD before it sold, which is why Minto was able to open for sales roughly eighteen months after closing rather than spending years in front of the county. The original project name survives in the public record: the legal description on the recorded master Declaration still carries the Sabal Bay name, and the developer entity of record on every phase plat is Minto Sabal Bay, LLC.
The governing PUD is Collier County Ordinance 05-59. One search-level reference suggests the PUD’s regulatory history reaches back to an earlier 1986 ordinance that was subsequently amended and re-adopted, but we have not pulled the primary ordinance text to confirm that lineage, so it is recorded here as unverified rather than stated as fact.
There are three numbers in the founding story of The Isles of Collier Preserve where credible sources disagree. Picking one silently would be easier and less honest, so all values appear below with their attribution.
Acreage purchased. A July 2012 PRWeb release headline describes a purchase of 2,300 acres from Collier Enterprises. Business Observer, reporting the December 2012 closing, gives 2,416 acres for $68 million. Minto’s own marketing copy has said 2,400 acres consistently ever since. The most plausible reconciliation is that 2,300 acres was the announced figure under contract, 2,416 acres was the surveyed acreage at closing, and 2,400 is a round number for marketing. That reconciliation is an inference. No primary deed or plat was pulled to confirm it.
Original planned unit count. Contemporaneous 2012 reporting puts the original plan at approximately 1,600 homes. Minto’s own October 2022 release says the community was “originally slated for approximately 1,650 homes.” Both figures describe the original plan, and both are superseded by the confirmed 1,825 at build-out.
Engineered unit count. Barraco & Associates, the civil engineer of record, describes its scope on this project as supporting 1,792 residential units across approximately 1,200 acres of developable area. That number matches neither Minto’s 1,650 original nor its 1,825 final. It may reflect an intermediate planning figure, or a different accounting scope. We have not found a document that reconciles it, so it stands alongside the other two.
That third figure is the reason the legacy claim of “more than 1,600 coastal themed structures,” which circulates on many pages describing this community, is best understood as outdated, not invented. The roughly 1,600 number traces to the original plan. The community itself publicly superseded it in 2022 and again in 2026.
Date | Event |
|---|---|
2005 | Sabal Bay PUD entitled under Collier County Ordinance 05-59 |
July 2012 | Minto’s purchase from Collier Enterprises announced |
December 27, 2012 | Minto closes on the site |
September 30, 2013 | Master Declaration recorded, Instrument #4896445, along with the Phase I plat |
2014 | Community opens for sales; earliest homes on Andros Dr date to this year |
2015 | Minto publishes a count of 43 home designs at the community |
2016 | Stock Signature Homes partnership begins with the Magnolia Collection |
February 7, 2022 | Minto acquires the adjoining 103-acre parcel from Bayshore Parcel, LLC |
January 31, 2022 | Coastal Cottages Collection introduced, 150 homesites planned |
October 27, 2022 | Final phase announced: 229 homesites, build-out raised to 1,825 |
February 2025 | Approximately 780 acres conveyed by Minto Sabal Bay, LLC into Rookery Bay |
March 3, 2026 | Minto announces the community is sold out |
Minto’s own Southeast Division President described the original internal plan as a roughly ten-year build-out from the 2014 opening. Full sellout came in early 2026, about twelve years after opening, with an additional 229 homesites added mid-course that were not in the original plan.
Award claims about this community circulate in loose paraphrase, so here is the record as the awarding sources and Minto’s own releases state it:
The phrase “Master-Planned Community of the Year” is frequently attached to this community. We could not find that exact award title on a first-party source. The 2015 Grand Aurora Award is functionally the honor being referred to, and it is more precise to say so. A Collier Building Industry Association Sand Dollar “Community of the Year” award for 2016 also surfaced at search level and is recorded here as unconfirmed.
The Isles of Collier Preserve is built across roughly 2,400 acres and is legally subdivided by Collier County into seventeen numbered phase subdivisions plus a separately coded Phase 13A, for eighteen subdivision records in total. Build-out is 1,825 homes. Barraco & Associates was the civil engineer of record across the entire multi-phase development.
This is the structural fact that most descriptions of The Isles of Collier Preserve miss, and it changes how you should read every listing in the community. Minto did not build named villages here. There is no “The Enclave at” layer, no marketed sub-neighborhood roster of the kind you find at Bonita Bay or Lely Resort.
Instead the community is organized two ways at once:
There is exactly one exception, and it is a real one. Dominica Isle is both a Minto-marketed name and a legally distinct condominium with its own recorded plat and its own subdivision coding in the county’s database, separate from the numbered phase blocks.
Saying what a community is not is a citable claim when several third-party sites are guessing at a village structure that was never built.
The numbered phases are, in effect, a build chronology laid onto a map. Phase 2 includes Lyford Isle Dr, where the Property Appraiser’s own record for parcel 52505034626 reads “ISLES OF COLLIER PRESERVE PHASE 2 LOT 159,” and homes on that street date to 2017 or earlier. Phase 13A includes Antigua Way, where parcel 52505122062 reads “ISLES OF COLLIER PRESERVE PHASE 13A LOT 1048” on a home that sold new in 2020.
Both parcels sit in the same county millage area, code 7, and carry the identical general fund millage rate six years apart in vintage. That matters for a specific reason covered in the tax section below: it is structural evidence that no phase-specific assessment district was layered onto any part of this community.
On February 7, 2022, Minto acquired a 103-acre parcel from Bayshore Parcel, LLC at the community’s western border, bounded by Bayshore Drive on the west and Antigua Way on the east. The plan announced that October was 229 homesites, split as 138 paired villas and 91 detached single-family homes, with roughly 25 acres remaining as lakes and 30 acres as preserve. That acquisition is what carried the community from an original plan of approximately 1,650 homes to the final 1,825.
The streets in that western pocket are the ones that show up in the sales data as the last-delivered homes in the community, which is consistent with the phasing but was confirmed independently through the closing pattern rather than assumed from it.
Barraco & Associates of Fort Myers provided land planning, engineering design, permitting, surveying and construction observation across the full development, including subdivision platting and construction stakeout. Its published scope describes approximately twelve miles of private local roadways plus potable water distribution, wastewater collection and stormwater management for the community. The firm’s own stated unit count of 1,792 residential units on roughly 1,200 acres of developable area is the third figure in the source conflict noted above.
The proportion is worth pausing on. Roughly 1,200 acres of developable area inside a footprint described as 2,400 acres means about half the master plan is water, preserve, lake or open space by design, which is consistent with the community’s lake-and-waterway layout and its preserve boundaries. That ratio is a design fact, not a marketing claim, and it is one reason the sold-out condition of The Isles of Collier Preserve is more durable than it would be in a community with residual developable land inside its own gates.
The Isles of Collier Preserve is organized by numbered phase and by product collection, not by named villages. Collier County codes eighteen phase subdivisions here, and Minto marketed collections such as Buttonwood, Coastal Cottages, Palmetto and Mangrove. Exactly one separately incorporated sub-association exists in the entire community: Dominica Isle Condominium Association.
Buyers arriving from other Naples master plans expect a roster of named enclaves, each with its own board, its own dues and its own gate. That structure does not exist here. Searching for “the best neighborhood inside The Isles of Collier Preserve” returns guesses, because there is no marketed neighborhood layer to rank.
What exists instead is cleaner and, for most buyers, cheaper to own. One master association governs fee-simple single-family homes, villas and cottages alike. Villas sit under a supplemental declaration layered on the master Declaration rather than under a separate corporate entity, and the cottages appear to work the same way. Only the coach homes at Dominica Isle are a true condominium regime with their own recorded declaration, their own Sunbiz-registered association and their own management company.
That means the practical unit of comparison in this community is the product collection, not the street. Two homes on the same street can be a villa and a waterfront estate, three quarters of the way apart on price, governed by the same master Declaration.
Coastal Cottages Collection. Introduced January 31, 2022, with 150 homesites planned and four furnished models that opened mid-2022. Homes run 1,204 to 1,466 square feet under air, two bedrooms and two baths, with front porches and rear-entry two-car garages. Plans are named for islands. This is the community’s price floor and, at 13.2% of trailing sales, its scarcest band. Confirmed on Cayo Coco Ln and part of Saona Ct at $570,000 to $595,000.
Buttonwood Collection villas. The attached and paired villa product, five plans, roughly 1,560 to 1,864 square feet under air. This is the workhorse of the community: the $700,000 to $1 million band it anchors is 38.0% of all closings, the single largest band by a wide margin. Confirmed on Yucatan Ct, Saona Ct and Negril Isle Dr at $950,000 to $1,075,000.
Palmetto and Mangrove Collections. Minto’s single-family lines, spanning roughly 2,016 to 4,327 square feet under air across the community’s history. These are the homes that populate the $1 million to $3 million bands on Andros Dr, Martinique Dr, Rodney Bay Ln, Warwick Ave, Pembroke Way and Union Island Way.
Sabal and Cypress Collections. Minto’s coach home lines, offered in one, two and three-story plans from roughly 1,621 to 2,960 square feet under air, several with private elevators. The coach home product at Dominica Isle is the piece of this that carries its own condominium association.
Banyan Collection. Named in Minto material as a more exclusive tier. We have not confirmed its plan roster or square footage from a first-party page, so it is listed here by name only.
Stock Signature Homes. A second builder, working under partnership with Minto beginning in 2016 with the Magnolia Collection and later the Cottonwood Collection of eight plans running 2,517 to more than 3,400 square feet under air. Stock-built product is confirmed on Antigua Way, which sits at the seam between the community’s original footprint and the 2022 final-phase parcel. Which other streets carry Stock product, if any, is unverified, and this page will not extrapolate. No evidence of any third builder was found anywhere in the community.
Dominica Isle Condominium Association, Inc. is registered with the Florida Division of Corporations under document number N14000007409, filed August 7, 2014, active, with annual reports current from 2015 through 2026. It is managed by Anchor Associates, which is a different firm from the master association’s manager. The coach homes on Dominica Dr sit inside it, and the county records the plat separately from the numbered phase subdivisions.
This is the only place in The Isles of Collier Preserve where a buyer is purchasing condominium-form ownership with a second layer of governing documents, a second budget and a second board. Targeted corporate searches for cottage, coach home and condominium associations under this community’s name returned no other entity. Several similarly named entities exist in Florida and none of them belong to this community: one pair is registered in Punta Gorda in Charlotte County, and another is a 1978-era association in Sunny Isles Beach in Miami-Dade.
One caveat belongs on the record. A community association named for its own street rather than for its product type would not surface in a keyword search, and we did not run every street name in the community individually through the state corporate database. The finding is that no additional sub-association was found, not that none can exist.
Each of the collections and clusters below has enough distinct, sourced material to deserve its own page, and each is in production. They are listed here as plain text, not links, because those pages are not live yet and a link that goes nowhere is worse than no link. We will link each one from this section as it publishes.
Minto offered 43 floor plans at The Isles of Collier Preserve, a figure the company published in its own releases in 2015 and again several years later. Plans span roughly 1,204 square feet under air at the smallest cottage to 4,327 at the largest single-family home, across villas, cottages, coach homes and single-family collections.
The count of 43 appears twice in Minto’s own material. A July 2015 release states the company “now offers 43 innovative, energy-efficient home designs” at the community. A later release repeats “a selection of 43 innovative Minto floor plans.” Both figures count Minto plans only. They do not include Stock Signature Homes’ separate Magnolia and Cottonwood collections, and the 2015 figure predates the Coastal Cottages Collection introduced in 2022.
A different figure, “forty-eight home building styles,” circulates widely on pages describing this community. It does not appear on any Minto release or first-party page we could find, and the phrasing is identical across the sites that carry it, which is the signature of syndicated copy, not independent reporting. The defensible statement is the sourced one: Minto published 43 plans, and the true all-builder, all-era total grew above that as later collections were added. We do not publish a number nobody can source.
Plan | Collection | Square feet under air | Configuration |
|---|---|---|---|
Coastal Cottage plans (island-named, including Marco, Sanibel, Useppa, Captiva) | Coastal Cottages | 1,204 to 1,466 | 2 bed / 2 bath, two plans adding a den |
Dahlia | Buttonwood villas | 1,560 | Villa |
Mimosa | Buttonwood villas | 1,782 | 2 bed / 2 bath plus den |
Fresia | Buttonwood villas | 1,864 | Villa |
Honeysuckle | Buttonwood villas | Not published by plan | Villa |
Petunia | Buttonwood villas | Not published by plan | Villa |
Alamanda | Single-family | 2,225 | 2 bed / 2.5 bath plus den |
Wisteria | Single-family | 2,390 | 3 bed / 2.5 bath plus den |
Acacia Grande | Single-family | 2,847 | 4 bed / 3.5 bath plus den |
Other plan names appear in Minto’s collection material without first-party square footage we could confirm: Gardenia, Ixora, Periwinkle and Bougainvillea in the Palmetto Collection, and Pimento and Jacaranda in the Mangrove Collection. They are named here without dimensions rather than dimensioned from an unsourced figure.
The community’s published single-family ceiling is 4,327 square feet under air. The largest living area across all 129 trailing-twelve-month closings in the MLS is 4,327 square feet. The published cottage floor is 1,204 square feet. The smallest living area across those same 129 closings is 1,204 square feet.
Both ends of the resale market land exactly on the developer’s published specification, which is a useful sanity check for anyone evaluating a listing that claims dimensions outside that band. It also means the plan roster above is not a historical curiosity. It is a live description of what actually trades in The Isles of Collier Preserve today.
Because the community sold out, you are no longer choosing a plan and a lot. You are choosing a house that already exists on a lot that already exists, and the plan name is now a shorthand for comparability. Two Fresia villas on different streets are genuinely comparable in a way that two 1,864 square foot homes of unknown plan lineage are not. Identifying the plan on a listing, and then finding its closest recent sales, is the difference between a real comparative market analysis and an average.
The Isles of Collier Preserve is governed by a single master association, the Isles of Collier Preserve Property Owners Association, Inc., Florida document number N13000008408, managed by FirstService Residential. Exactly one sub-association exists, Dominica Isle Condominium Association. There is no Community Development District, confirmed on the certified county tax roll.
The master Declaration of Covenants, Conditions and Restrictions was recorded on September 30, 2013 as Instrument #4896445, Official Records Book 4970 at Page 845, running 261 pages. The grantors of record are CDC Land Investments Inc and Minto Sabal Bay LLC. The Phase I plat was recorded the same day as Instrument #4896440, Book 4970 at Page 835, referencing Plat Book 54, Pages 3 through 36.
At least nine numbered amendments to that Declaration exist, several of which are individually identifiable in the Collier County Clerk’s public index:
Recorded | Instrument | Book and page | Pages | Note |
|---|---|---|---|---|
2013-09-30 | 4896445 | 4970 / 845 | 261 | Original master Declaration |
2014-01-16 | 4935441 | 5001 / 1457 | 7 | First amendment |
2014-03-10 | 4953107 | 5015 / 217 | 5 | Amendment |
2014-10-31 | 5047212 | 5090 / 2513 | 3 | Third amendment |
2018-08-09 | 5597506 | 5541 / 1884 | 7 | Phase 11 restrictions |
2018-08-09 | 5597551 | 5541 / 2072 | 7 | Phase 12 restrictions |
2020-09-22 | 5926609 | 5819 / 773 | 6 | Phase 14 restrictions |
2022-06-24 | 6273931 | 6145 / 1444 | 6 | Phase 17 |
2024-12-17 | 6623953 | 6423 / 779 | 306 | Community-wide amendment |
That last entry deserves attention from any buyer or seller who wants to know what the current rules actually are. At 306 pages, with a legal description spanning essentially the entire community including every numbered phase and Dominica Isle, the December 2024 instrument is the most likely candidate for a restated and consolidated set of governing covenants. Anyone relying on a copy of the 2013 Declaration alone is potentially eleven years and a dozen amendments out of date.
Approximately 128 documents are recorded under the association’s name in the county index, spanning the 2013 plat and Declaration through 2026. The bulk are phase plats, restriction amendments, utility easements to the Collier County Water-Sewer District, infrastructure turnover agreements, and routine assessment liens with their corresponding releases. That last category is normal association housekeeping and not a signal of distress.
Villas are governed by the master Declaration plus an “Isles of Collier Preserve (Villa Unit) Supplemental Declaration.” That is a layered document, not a separate corporation, which is why villa owners have one board, one budget and one manager rather than two. The cottages appear to work the same way, and we did not find a separate corporate entity for them.
Dominica Isle is the exception in every respect. It has its own recorded condominium plat, its own association registered in 2014 and current on state filings through 2026, its own resident-elected officers, and Anchor Associates as its manager, which is a different firm from the master association’s. A buyer on Dominica Dr is buying into two associations, and should read two sets of documents and two budgets.
Historical association records show an all-resident master board, with no developer-affiliated officers and no declarant designation, and board meeting minutes running back to at least June 2021. That places turnover of master board control to residents at mid-2021 at the latest, which is well before the community finished selling in 2026 and is entirely normal under Florida law once a threshold share of parcels has been conveyed.
Two limits on that finding. The board roster we located dates to the 2021 through 2023 period, so it should not be published as the current 2026 board, and current composition should be confirmed with the management office. Separately, board control and declarant rights are two different things. We did not find a document stating that all reserved declarant rights have formally terminated, so that is recorded as unconfirmed rather than assumed.
The Collier County Property Appraiser codes eighteen subdivisions for this community, all named for numbered phases, plus a separately coded Dominica Isle condominium plat. No subdivision, taxing entity or assessment district in the county’s records for this community carries a district name of any kind. Both parcels tested, from Phase 2 and Phase 13A, sit in millage area 7 with identical rates.
Owners in The Isles of Collier Preserve pay standard unincorporated Collier County property taxes at a combined millage of approximately 10.51, plus master association dues, plus a countywide garbage assessment of $261.91. There is no Community Development District assessment, verified on the 2025 certified tax roll for parcel 52505034626.
This is the evidence, not a claim. The 2025 certified Collier County tax roll for parcel 52505034626, a single-family home in Phase 2 at 6305 Lyford Isle Dr, shows the following.
Ad valorem taxing authorities, all of them standard levies that reach every unincorporated Collier County parcel:
Taxing authority | Millage | Tax on this parcel |
|---|---|---|
General Fund | 3.0107 | $2,821.28 |
Unincorporated General, MSTD | 0.6844 | $641.34 |
Conservation Collier | 0.2096 | $196.41 |
Water Pollution Control Program | 0.0246 | $23.05 |
School Board, local | 2.2480 | $2,164.39 |
School Board, state law | 2.0010 | $1,926.58 |
Greater Naples Fire Rescue District | 2.0000 | $1,874.17 |
Collier Mosquito Control | 0.1349 | $126.41 |
Big Cypress Basin | 0.0978 | $91.65 |
South Florida Water Management | 0.0948 | $88.84 |
Combined | 10.5058 | $9,954.12 |
Non-ad-valorem assessments, which is exactly where a district assessment would appear if one existed:
Levying authority | Amount |
|---|---|
District 1 Garbage | $261.91 |
Total non-ad-valorem | $261.91 |
Total tax on that parcel for 2025 was $10,216.03. The tax roll is not a tax bill and is directional, not definitive, for any individual buyer, but the structural finding is unambiguous.
Florida’s uniform method of collecting non-ad-valorem assessments, which effectively every Community Development District in the state uses, requires the assessment to appear on the tax bill as its own named line, in the same place and the same format as the garbage assessment above. On this parcel there is one non-ad-valorem line, and it is the countywide solid waste charge that every unincorporated parcel carries.
Three independent checks agree. Collier County’s own published list of Community Development Districts enumerates every district in the county by name, and this community does not appear on it while several comparable Naples master plans do. No bond issuance was found under either the community’s name or the Sabal Bay project name. And Minto stated in its own words that it developed the community using its own funding sources, “electing not to utilize Community Development District funds.”
One appropriate caveat: the decisive test was run on a single-family parcel in Phase 2, with a structural cross-check against a Phase 13A parcel showing an identical millage area and rate. A district assessment would be community-wide, not phase-specific, so one clean parcel is strong evidence, and the matching millage area across the oldest and one of the newest phases strengthens it further.
A Community Development District is a special-purpose local government that issues bonds to fund a community’s roads, drainage, water and sewer infrastructure, then repays those bonds through an annual assessment on every parcel inside the district. That assessment appears on the tax bill, typically has a debt service component that runs for the life of the bonds and an operations and maintenance component that does not expire, and it is owed whether or not the owner uses the amenities.
Because The Isles of Collier Preserve carries no such district, that line simply is not on the bill. This page will not attach a dollar figure to the saving, because the correct figure depends on the size of a hypothetical bond issue that never happened. What can be said accurately is that the cost of infrastructure here was capitalized into home prices by the developer rather than financed by a district and repaid annually by owners, and that a buyer comparing this community against a district community should compare total annual carrying cost, not sale price alone.
We do not publish a dues figure for The Isles of Collier Preserve, because no primary document confirming one is publicly available and the figures circulating in the wild disagree with each other by roughly a factor of two. One aggregator gives $170 to $450 per month by home type. Another gives a single to-the-cent monthly figure billed quarterly, which we decline to reprint because a number that precise reads as verified when it is not. A third gives $500 to $1,000 per month. Those cannot all be right, and publishing any one of them would be guessing with a decimal point attached.
What can be stated with confidence is structural, and it matters more than the number:
The current adopted operating budget and assessment schedule are documents the association makes available to owners and prospective purchasers under Florida law. Ask for them by name, by product type, and in writing, before your inspection period closes. A paragraph that tells you exactly which document to demand is worth more than a number that might be three years stale.
Assessed value in Florida is capped for long-held homesteaded owners, which means a seller’s current tax bill can sit far below what the same house will cost a new owner. The Phase 2 parcel above carried a 2025 just value of $2,052,912 and a county taxable value of $937,085, a gap of more than a million dollars created entirely by years of assessment caps.
A new buyer’s taxable value resets close to the purchase price in the following tax year. Do not budget your carrying cost from the seller’s tax bill. In a community where a Phase 13A home that sold for $1,249,500 in 2020 carried a 2025 just value of $1,963,224, that gap is not a rounding error.
Florida’s milestone inspection and structural integrity reserve study requirements apply to condominium and cooperative buildings, not to fee-simple homes. In The Isles of Collier Preserve, the overwhelming majority of homes are fee-simple single-family houses, villas and cottages that the condominium regime does not reach. Dominica Isle is the community’s only condominium.
Following the 2021 Surfside collapse, Florida enacted requirements now found in Section 553.899 of the Florida Statutes and related condominium law. In broad terms, condominium and cooperative buildings that reach a specified height threshold, generally expressed in stories, must undergo periodic milestone inspections of their structural components at defined building ages and thereafter on a recurring cycle. Separately, condominium associations must commission structural integrity reserve studies covering defined structural elements, and are constrained in their ability to waive or underfund the reserves those studies identify.
Two features of the regime matter for this community specifically. First, it is a condominium and cooperative regime. Fee-simple homes governed by a homeowners association are outside it, however large the association is. Second, within the condominium world, building height governs. A condominium regime whose buildings sit below the statutory story threshold is in a different position from one whose buildings sit above it.
The mapping is unusually clean here, because the governance structure is unusually simple.
We will not write that The Isles of Collier Preserve is exempt from SB-4D. That sentence is the kind of blanket claim that is convenient, widely repeated and wrong in the one place it matters.
The story count of the Dominica Isle buildings is not confirmed. Unit numbering in the recorded and marketed inventory takes forms such as 201 and 16-202, which is consistent with two-story buildings, and coach home product generally is a low-rise form. But consistency is not confirmation, and no source we located states a definitive story count for those buildings.
Because building height governs the milestone inspection trigger, that unconfirmed fact is precisely the fact a Dominica Isle buyer needs. So the honest instruction is:
Those five documents answer the question completely, and an owner or manager can produce them in a day. Nothing on this page substitutes for them.
There is a genuine push and pull at Dominica Isle that no aggregator page has surfaced, because seeing it requires joining a corporate registry search to a federal flood map query. Dominica Isle is simultaneously the only place in The Isles of Collier Preserve where the condominium reserve and milestone regime can apply, which pushes carrying cost in one direction, and a mapped Zone X street where flood insurance is not federally mandated on a conforming mortgage, which pushes carrying cost in the other.
Both facts land on the same buyer, on the same street, at the same closing table. Working out which one dominates for a specific unit, at a specific price, with a specific lender, is exactly the kind of question McGreevy and Comisar are hired to answer before an offer goes in rather than after.
The Isles of Collier Preserve is served by a single bundled amenity center, The Isles Club, roughly 20,000 square feet of Old Florida clubhouse holding a resort pool and a separate lap pool, cabanas, an event lawn, the Fins Up! fitness center, tennis and pickleball courts, bocce, a boathouse and kayak launch, and a waterfront restaurant.
There is no separate club membership to buy here, and that is one of the quieter structural differences between The Isles of Collier Preserve and the golf and country club communities buyers usually shop against it. Every amenity described below is reached through master association dues, not through an initiation fee, a membership category, or a waitlist.
Minto built the clubhouse in two passes. Phase 1 delivered roughly 16,500 square feet. The Phase 2 addition brought the building to approximately 20,000 square feet. The architecture is a deliberate historical reference: Minto’s own release describes the design as inspired by the original Naples Beach Hotel, an 1888 sixteen-room inn, and carries that reference through to a stylized cupola and a deep awning-shaded front porch with rocking chairs. The walkway crossing the resort pool is shaped as an interpretation of the “T” of the historic Naples Pier.
Minto’s own numbered amenity legend, published in the community brochure insert, itemizes the site plan in thirteen elements. Reproduced here because an exhaustive first-party list is worth more than a marketing summary:
That legend matters for a reason that has nothing to do with what is on it. It matters for what is absent, and we return to those absences in the golf, marina and Gulf-access sections below.
The resort-style pool and the lap pool are two separate bodies of water, not one pool with a lane rope. Cabanas surround the resort pool. The fitness center carries the name Fins Up! and operates 5:00 a.m. to 10:00 p.m. daily, which is a genuinely long window by Naples community standards and worth knowing if your day starts before dawn or ends late. A group fitness class program runs out of the same building. Minto describes the equipment package as state of the art, which is marketing language, not a specification, so we do not repeat it as a fact.
Court counts at The Isles of Collier Preserve are reconstructed, not read off a single authoritative enumeration, and we say so rather than publish a confident digit.
Court sport | Working count | Basis | Posted hours |
|---|---|---|---|
Tennis | Approximately 5 | The association’s own reservation page designates “Court 5” for open play and Courts 1 through 4 as reservable; a Minto release describes three courts added in the final phase | 6:30 a.m. to 10:00 p.m. daily, floodlit |
Pickleball | Approximately 7 to 8 | The association’s courts page references “Court #7”; a Minto release describes four pickleball courts added in the final phase | 7:00 a.m. to 10:00 p.m. daily |
Bocce | Not confirmed | Present as a numbered site-plan item; no source states a count | Not published |
Multi-use court | 1 | Numbered site-plan item | Not published |
Two sub-pages of the association’s own site disagree on tennis hours. One states 6:30 a.m. to 10:00 p.m. daily with floodlights, the other implies a narrower window. We publish the floodlit figure because it is consistent with a fully built-out amenity set and with the capital cost of lighting, and we flag the disagreement instead of hiding it. Reservations run through a third-party booking platform. A volunteer tennis committee runs league team play at the 3.0 and 3.5 levels, and a teaching pro is available for clinics.
The Overlook Bar and Grill is a free-standing waterfront restaurant on the Cypress Waterway, and it is the amenity that most often surprises buyers, because very few gated communities of this size own a real restaurant, not a snack bar. Indoor seating, a screened deck, a large U-shaped wood bar, and a decor program built around historic seafaring memorabilia and vintage fishing photographs.
Understand the operating schedule before you weigh it as a lifestyle feature:
Four days a week, not seven. Cuisine positioning is coastal, with locally sourced seafood, French and Mediterranean technique, and a rotating catch of the day. The posted menu was refreshed as recently as November 2025, which is a useful signal that the kitchen is actively run and not coasting. Restaurant hours change seasonally in Naples, so confirm the current schedule before you build a weekly routine around it.
No source we located states in so many words whether the Overlook is open to the general public. The honest reading is that it functions as a resident and registered-guest amenity, because it sits inside an access-controlled community that a non-resident cannot simply drive into. We label that an inference rather than a policy.
Canine Cove is the community’s fenced dog park, opened by Minto with a ribbon cutting, and it is mapped on the community site plan near The Isles Club. It carries a large fenced green space, canine play ramps and obstacles, and benches for owners.
One wrinkle: the association’s current amenity waiver lists the facility as “Paw Park Dog Park” inside a longer activity list, while Minto’s dedicated announcement calls it Canine Cove. We record both names with their sources instead of choosing one. The most likely explanations are a rename that one document has not caught up with, or template language carried over from the management company’s standard waiver. Either way, a buyer touring the community should expect to hear it called Canine Cove on the ground.
The same waiver contains a piece of information that no brochure will give you, and it is genuinely useful: the association warns residents about alligators, snakes, raccoons, deer, fowl, bears and coyotes while using outdoor amenities. That is a realistic description of a community that borders a national estuarine research reserve, and small-dog owners walking the trail network at dawn or dusk should read it as written.
A playground appears in repeated secondary descriptions of The Isles of Collier Preserve but we found no first-party page giving its location, equipment or age range, so we treat its existence as likely and its detail as unconfirmed. No community garden appears in any source, first-party or otherwise, and we take that to mean one does not exist as a named amenity. EV charging at the club is unconfirmed in either direction. A dedicated Community Kayak Storage Facility is confirmed and is discussed in the next section.
The association also operates a registered charitable arm, the Isles of Collier Preserve Foundation, which runs an annual Day of Giving awarding grants of up to $5,000 to qualifying local organizations. That is not an amenity, but it is a fair signal of the kind of resident culture that has formed here.
The Isles of Collier Preserve carries more than 8 miles of paved land trails plus a separate 1.5-mile on-water paddling route called the Snook Kayak Trail. Those are two different systems with two different numbers. The widely repeated claim of “8 miles of kayaking” is wrong, and correcting it is the single most useful thing this section does.
Minto’s own amenity brochure bundles the network into one phrase: “8 Miles of Kayak, Hiking and Biking Trails.” That single sentence is the origin of a claim that has been copied across the internet for years and turned into “8 miles of kayaking.”
The community’s own more granular trail map, the Community Site Plan published on the association’s website, breaks the same network into two separately labeled and separately measured systems:
So the accurate statement is this: The Isles of Collier Preserve has 8-plus miles of land trail and roughly a mile and a half of paddling trail. If you are buying here specifically for a long daily paddle, you should understand that the on-water route is a pleasant loop measured in a mile and a half, not an eight-mile expedition. If you are buying for walking, running, birding or cycling, the 8-plus miles is real and is the stronger of the two numbers.
We publish this correction not to be pedantic but because it is exactly the kind of detail a buyer discovers on their second visit, and the discovery lands better before an offer than after one.
The greenway network is not one continuous path but a set of named nature trails plus a wider multi-use spine. The community’s own map gives surface specifications, which most listings never mention and which materially affect who can use what:
Trail group | Named segments | Width and surface | Permitted use |
|---|---|---|---|
Nature trails | Sandpiper, Ibis, Wood Stork, Egret, Limpkin, Plover, Heron, Osprey, Cormorant | 6 ft wide, concrete pathway | Pedestrians only. No bikes, no motorized vehicles |
Cypress Waterway Trails | The main spine alongside the waterway | 12 ft wide, asphalt | Multi-use, bikes and pedestrians, with exercise stations, benches and dog stations |
Cypress Waterway Trail East | Eastern extension | Unpaved | Not specified |
That distinction matters in practice. A cyclist looking for a long ride inside the gates is riding the 12-foot asphalt spine, not the 6-foot concrete nature trails, which are posted for pedestrians. A walker who wants quiet has nine named nature trails that bikes are not allowed on. Very few Naples communities publish that level of detail about their own paths, and fewer still put exercise stations, benches and dog stations along the main run.
This is one of the genuinely generous amenities at The Isles of Collier Preserve, and it is frequently described inaccurately as a rental. It is not a rental. The association’s own page is titled “Kayak Rental” but its operative text makes plain that the equipment is supplied at no charge.
The rules as published by the association:
The no-reservation rule is the operational fact that matters most. On a perfect February morning the fleet is finite, and there is no way to hold a boat in advance. Plan early starts, or own your own craft.
One line in the association’s own kayak guidance is more informative than the entire marketing description of the waterway: “Trimming of Mangroves in Florida is highly regulated. Any impediments to the kayak trail should be brought to the attention of management.”
Read that carefully. It tells you the Snook Kayak Trail runs through or alongside real mangrove habitat subject to Florida’s mangrove trimming statutes, which is to say the Cypress Waterway behaves like a naturalized tidal system, not a concrete retention canal. It also tells you the trail can become obstructed by growth, and that clearing it is a regulated act, not a maintenance chore. That is texture no aggregator page carries, and it is the sort of thing McGreevy and Comisar look for when we are trying to describe what a community is actually like rather than what its brochure says.
We stop short of calling the Cypress Waterway a natural tidal creek. That would require permitting records we did not pull. What the operational language supports is that it is a mangrove-lined system under real environmental regulation, and we label that an inference drawn from the association’s own rules rather than a hydrological determination.
The Isles of Collier Preserve has no marina, no boat slips and no boat ramp. Its on-site water amenity is a paddle-craft program on the Cypress Waterway. Residents who want motorized, Gulf-capable boating pursue a separate, optional, off-site membership at the neighbouring Hamilton Harbor Yacht Club, which is not part of association dues.
A negative is harder to prove than a positive, so here is the method and not just the conclusion. Four independent first-party enumerations describe the amenity package at The Isles of Collier Preserve in detail:
Not one of them lists a marina, a boat slip, a boat ramp, a fuel dock or a dry-stack facility. A developer enumerating thirteen numbered amenities down to “pool restrooms” and “multi-use court” would not omit a marina. The absence across four exhaustive lists is the evidence.
What does exist on site is a boathouse, a dock, and a kayak and paddleboard launch, all scoped by every source to the Cypress Waterway.
There is a Gulf-access boating option available to residents of The Isles of Collier Preserve, and it is important to describe it accurately because loose phrasing here has misled buyers.
Minto’s own press release states that residents “have the opportunity to become members of neighboring Hamilton Harbor Yacht Club with its full-service marina, waterfront dining and 160 acres of natural wetlands on the edge of Rookery Bay Reserve.” Hamilton Harbor sits on Naples Bay, operates roughly 325 dry slips accommodating vessels to about 50 feet, and reaches the Gulf through Gordon Pass in under ten minutes by boat.
Four qualifications belong on that sentence:
Here is where we decline to overstate. We did not locate an explicit recorded clause prohibiting motorized vessels on the Cypress Waterway. What we found is a body of circumstantial evidence pointing the same direction: the only equipment the association supplies or governs is kayaks and paddleboards, there is no ramp from which to launch a powerboat, there is no slip at which to keep one, and there is no fuel dock. The practical answer is that the waterway functions as a non-motorized paddle system. The legal answer is that we did not read a prohibition, and we label the practical answer an inference.
Similarly, whether the Snook Kayak Trail connects navigably out to Dollar Bay or Rookery Bay is not confirmed. Adjacency is confirmed: Dollar Bay borders the community to the west and Rookery Bay lies to the south. Navigable connectivity is a different question from adjacency, and no source we found answers it. Any page telling you that you can paddle from your dock out into Rookery Bay is telling you something it has not verified.
If your Naples requirement is a deeded slip behind the house, or a lift, or a fifteen-minute run to the pass from your own dock, The Isles of Collier Preserve is not the community for that requirement, and no amount of framing changes it. There are Naples and Marco Island neighborhoods built precisely for that buyer, and it is a materially different product at a materially different price.
If your requirement is a quiet paddle before breakfast on protected water, a mangrove-lined waterway you can see from your lanai, and the option of a yacht club membership you can add or drop without moving house, then the structure here works in your favor. Separating boat ownership from home ownership is a real financial feature, not a consolation prize.
Buyers regularly get this wrong in both directions, which is why we walk it through in person. If you want a straight read on whether this community fits your boating requirement before you spend a weekend touring, call McGreevy and Comisar and we will tell you plainly, including when the answer is no.
No. The Isles of Collier Preserve has no golf course, no driving range and no putting green. It is not a golf community and was never developed as one. It markets itself around water, trails and preserve frontage. Buyers cross-shopping golf communities in East Naples should know this before touring.
We treat this question carefully because a false claim circulates. Here is the proof structure:
Source | What it is | Golf mentioned? |
|---|---|---|
Minto’s official amenities page for the community | The developer’s own current amenity roster | No |
Minto press release on the Isles Club at completion | The fullest narrative amenity description found | No |
Minto amenity brochure insert, numbered site-plan legend, items 1 through 13 | An exhaustive, numbered enumeration of every element on the club site plan | No |
Three first-party developer documents itemize the lifestyle package down to the pool restrooms. None contains the word golf in any form.
At least one third-party listing aggregator asserts that this community has an eighteen-hole, par-72 championship golf course, along with racquetball and shuffleball. That claim is not corroborated by any first-party source and is directly contradicted by three of them. We name the claim so buyers recognize it when they meet it, and we do not name the site carrying it.
The likeliest explanation is content confusion. East Naples and the immediate corridor contain several genuine golf communities, and an automated content pipeline that cannot tell one Naples community from another will happily attach the wrong amenity set to the wrong name. This is the practical cost of shopping a market through aggregated content: the errors are fluent, confident and invisible until they cost you a tour day.
If golf is non-negotiable, the honest advice is to look at communities built around a course rather than at The Isles of Collier Preserve. Several sit within a short drive of this address, at a range of membership structures from bundled to equity to social-only.
What The Isles of Collier Preserve does offer the golfer is the reverse trade: no golf course means no golf course to pay for. There is no bundled golf assessment buried in the dues, no mandatory membership, no food and beverage minimum tied to a golf club, and no capital assessment for a course renovation cycle. Owners here who play join clubs elsewhere and pay for exactly the golf they use. For a part-year resident who plays fifteen rounds a season, that arithmetic frequently comes out ahead of a bundled-golf community, and it is worth running the numbers rather than assuming.
That is the sort of comparison McGreevy and Comisar run for clients as a matter of course, because the sticker price of a home is rarely the number that decides where somebody should actually buy.
In February 2025, Minto Sabal Bay conveyed 780.03 acres to the State of Florida. The land sits between Bayshore Drive, The Isles of Collier Preserve and existing Rookery Bay managed lands, and it is held in perpetual conservation. For a community that is sold out, that permanence matters more than any amenity on the site plan.
Every community page in Naples talks about preserve views. Very few can point to a recorded conveyance to the State of Florida.
Here is the logic chain, laid out so you can check each link:
That is a durable structural fact about the setting, and it is the sort of thing McGreevy and Comisar look for when advising a client on a hold of ten or twenty years rather than three.
The conveyance covers mangroves, saltmarsh, freshwater marsh, pine flatwoods and scrublands, described in the reporting as ecologically significant habitat. Management passes to the Florida Department of Environmental Protection’s Office of Resilience and Coastal Protection, which administers the reserve. The acreage figure is precise, not rounded, at 780.03 acres, which is itself a signal that it reflects a recorded legal description rather than a marketing estimate.
Two qualifications:
Rookery Bay National Estuarine Research Reserve borders the community to the south. Dollar Bay borders it to the west. This is the practical explanation for a great deal of what the community is and is not: the mangrove-lined Cypress Waterway, the nine named nature trails, the preserve frontage on a large share of the lots, and, on the other side of the ledger, the absence of any marina and the fact that the Gulf beach is a car trip rather than a walk.
More than half of the original site was set aside as preserve and lake. Minto’s own materials describe more than 1,300 acres of preserve within a site the company markets at 2,400 acres, which is consistent with the “more than half” framing used across its releases. We give both figures instead of picking one, because they come from the same developer and describe the same land.
Be careful how you use this. A permanent conservation buffer does not guarantee appreciation, and no honest agent will tell you it does. What it does is remove one specific downside risk that buyers in fast-growing Collier County price into everything: the risk that the vacant land you look at today becomes 300 homes in six years. That risk is real elsewhere in East Naples, and this section of the Bayshore corridor has an active pipeline of exactly that kind of proposal, which the next section covers in detail.
Inside The Isles of Collier Preserve, on the southern and western edges, that specific risk has been foreclosed by the State of Florida. That is worth understanding precisely, and it is worth confirming which lots actually back to it, because a preserve view and a preserve boundary are not the same thing, and the price difference between them is substantial.
The Isles of Collier Preserve sits immediately south of the Bayshore Gateway Triangle Community Redevelopment Area, a tax-increment-funded county district created on 14 March 2000. A large private pipeline is now moving along Bayshore Drive, from homes under construction to proposals not yet rezoned. For a sold-out community, this corridor is the main variable.
The Bayshore Gateway Triangle CRA was established by the Collier County Board of County Commissioners under Chapter 163, Part III, Florida Statutes, adopting Resolutions 2000-82 and 2000-83. The Board sits as the ex officio governing body. Funding runs primarily through tax increment financing under Ordinance 2000-042, which created the CRA Trust Fund. The original Redevelopment Plan was adopted in 2000 by Resolution 2000-181 and amended in 2019 by Resolution 2019-75.
A further plan update is in progress. The CRA engaged the planning and engineering firm Benesch to update the Redevelopment Area Plan, described as a guiding document over a thirty-year horizon, with a scope covering capital and non-capital improvements, catalyst redevelopment sites, Land Development Code recommendations, and explicit accounting for wetland and flood-prone areas. As of our research we could not confirm a 2026 adopting resolution superseding Resolution 2019-75, so we describe the update as in process rather than adopted.
The Local Redevelopment Advisory Board meets on a monthly cadence, generally the first Tuesday of the month at 6:00 p.m., and that cadence has continued through 2026. One 2026 meeting was held in person at the Naples Botanical Garden auditorium on Bayshore Drive itself.
The most substantial recent reporting on this corridor is a Gulfshore Business feature by Tim Aten published 1 March 2026 under the headline that Bayshore Drive redevelopment signals a new era in the Naples area. What follows draws on that reporting and on county and CRA sources. Every row carries a status label, because the single most common error in community marketing is presenting a proposal as a done deal.
Project | Where | What | Status |
|---|---|---|---|
Windward Landing (Toll Brothers) | West side of Bayshore Drive, south of Naples Botanical Garden, 71.5 acres | 90 single-family homes, plus a road extension from the south end of Bayshore Drive at Holly Avenue | Proposed. Requires rezoning from rural agricultural and single-family districts to a residential PUD. Not approved as of March 2026 |
Camden Landings | Northeast corner of Bayshore Drive and Thomasson Drive | Eight five-story condominium buildings, 127 units | Proposed. No application number or hearing date located |
The Grove at Bayshore | East side of Bayshore Drive, 10 acres | 32 single-family homes, plus a proposed 16-unit mixed-use component at the frontage | Under construction. Three model homes under way, road infrastructure in, completion projected roughly 2028 |
Boutique hotel, 3467 Bayshore Drive | Bayshore Drive | Four stories, 8 suites, rooftop bar and pool, ground-floor restaurant and retail, plus a 12-bungalow cottage cluster nearby | Stalled and restarting. Revised plans being resubmitted |
5th Avenue Car Club | 2740 Bayshore Drive at Weeks Avenue, 3.3 acres | Car condominium units plus a multi-level automated storage tower | Proposed. Conditional use requires Board of County Commissioners approval. Presented to the CRA advisory board in January 2026 |
Elevation Naples | Bayshore Drive, across from Celebration Park | Five-story mixed use, 45-room condo hotel, restaurant, retail, private marina on Haldeman Creek | Proposed |
Gulf Gate Plaza redevelopment | Southwest corner of US 41 East and Bayshore Drive | Redevelopment concept, would require a rezone | Pre-application. Discussions only, nothing filed |
Del’s Corner | Southeast quadrant of Bayshore and Thomasson | County-owned vacant lot, former 50-year neighborhood store site | Not in the permitting pipeline. Future redevelopment anticipated but nothing filed |
Bayshore Arts District boardwalk and arts site | Linking the arts district to Sugden Regional Park, plus an adjacent 17-acre site | Boardwalk completed February 2026. Arts groups announced an anonymous seven-figure gift toward purchasing the adjacent site for an international arts center | Boardwalk completed. Arts center at land-acquisition stage, design and construction not detailed |
Several smaller proposals sit alongside these, including a four-unit multifamily project at Lakeview and Bayshore, a three-home infill at Cielo Azul, a 13-unit apartment project on Van Buren Avenue, a redeveloped boatyard on Haldeman Creek, and a quick-service restaurant at the US 41 East and Bayshore intersection. All proposed.
Bayshore Drive was formerly Kelly Road, and its redevelopment narrative dates to a 1984 renaming and a long, uneven turnaround rather than a sudden one. The current wave follows earlier successes along the corridor including Celebration Park, the Three60 Market and waterfront cluster, and several independent restaurants and galleries.
So the fair statement is this. The corridor immediately north of The Isles of Collier Preserve is in a genuine, capital-backed redevelopment upswing, with a public agency, a dedicated funding mechanism, and private money committed. It is also a corridor where one hotel has already stalled and restarted, where the flagship catalyst site’s public status page has not been meaningfully updated since 2020, where the closest large residential proposal is not yet zoned, and where the county-owned corner lot at the nearest major intersection is not in the pipeline at all.
Buyers who want a finished, polished commercial district at the doorstep today should look toward downtown Naples and accept the price that carries. Buyers who like the arithmetic of owning next to a district partway through its turnaround should understand that the upside is real and the timeline is measured in years, not seasons.
Three infrastructure items bear on daily life here:
Collier County also runs an active stormwater program in this basin, and the Haldeman Creek Maintenance Dredging Advisory Committee, a dedicated municipal service taxing unit created in 2006, has carried dredging survey and analysis work through 2025 and continued meeting into 2026. Haldeman Creek is a Bayshore-area waterway, not the community’s own Cypress Waterway, but its governance is a fair indicator that tidal waterway maintenance in this immediate area is funded and actively managed rather than deferred.
Flood zone is not uniform inside The Isles of Collier Preserve. Most of the community sits in Zone AE, a Special Flood Hazard Area where a federally backed mortgage requires flood insurance. Five tested streets sit in Zone X, outside that area, where coverage is not federally mandated. Two homes on the same dues can carry very different costs.
This is the section we spent the most time on, and it is the one that most often changes how a buyer thinks about a specific street here.
Almost every page about this community, ours included in earlier versions, treats flood zone as one attribute of the whole place. It is not. FEMA maps flood hazard as polygons on the ground, and the polygon boundary runs through the middle of The Isles of Collier Preserve. Publishing one zone for all 1,825 homes would be wrong for a large minority of them in one direction or the other, and it is precisely the kind of confident, fluent, incorrect sentence that a lender corrects at the worst possible moment in a transaction.
So we did the work address by address.
Zone determinations here were pulled from FEMA’s National Flood Hazard Layer directly through its public map service, which is the same authoritative dataset the FEMA map viewer draws from. Addresses were geocoded through the US Census Bureau geocoder. Zone, zone subtype and static base flood elevation came from the flood hazard zones layer; panel number and effective date came from the FIRM panels layer. Retrieved 2026-08-10.
One methodological point matters more than the rest: every Zone X street, and a sample of the Zone AE streets, was re-tested at a second and in several cases a third address on the same street. A single geocoded point can land on a polygon edge, and one reading is not evidence of a street’s zone. Every retest agreed with the first.
These five streets tested outside the Special Flood Hazard Area, in the 0.2 percent annual chance coastal band. Flood insurance is not federally mandated on a conforming mortgage here, though a lender or an insurer may still require or recommend it, and many owners carry it anyway.
Street | Addresses tested | Zone | Governing FIRM panel |
|---|---|---|---|
Dominica Dr | Three | X | 12021C0601J |
Andros Dr | Three | X | 12021C0582J and 12021C0601J |
Martinique Dr | Two | X | 12021C0582J |
Tortola Ct | Two | X | 12021C0582J |
Megans Bay Dr | Three | X | 12021C0584J |
All five carry the zone subtype “0.2 PCT ANNUAL CHANCE FLOOD HAZARD IN COASTAL ZONE.”
Everything else we tested is Zone AE, a Special Flood Hazard Area representing the 1 percent annual chance floodplain. Flood insurance is mandatory for a federally backed mortgage. The published base flood elevation splits on the community’s internal ZIP line: 7 feet on the 34113 side, 8 feet on the 34112 side, with one exception, Negril Isle Dr carries a 34113 address and an 8 ft BFE.
Base flood elevation | Streets tested |
|---|---|
BFE 7 ft (34113) | Saona Ct, Cayo Coco Ln, Cay Ct, Bequia Way, Haiti Dr, Antigua Way, Anegada Dr, Lyford Isle Dr, Plana Cays Dr, Lucaya Way, Union Island Way, Rodney Bay Ln, Compart Isle Dr, Arriba Ave, Elbow Ave, Highbourne Dr, Clarendon Dr, Warwick Ave, Pembroke Way, Acklins Dr, Lightbourn Way, Barbuda Ln, Barthelemy Ave |
BFE 8 ft | Yucatan Ct, Calypso Ct, Nevis Way, Santo Domingo Dr, Paradera Ct and Gustavia Ct in 34112, plus Negril Isle Dr in 34113 |
All of these carry the zone subtype “COASTAL FLOODPLAIN.”
Three FEMA Flood Insurance Rate Map panels cover the community. All three carry the same effective date, 2024-02-08. Say that date out loud, because buyers routinely assume flood maps are decades stale. These are current maps.
Panel | What it covers inside the community |
|---|---|
12021C0582J | The 34112 north and west group, plus much of the 34113 core |
12021C0584J | Antigua Way, Negril Isle Dr, Megans Bay Dr, Union Island Way, Rodney Bay Ln, Arriba Ave, Gustavia Ct |
12021C0601J | The southern group: Saona Ct, Cayo Coco Ln, Cay Ct, Bequia Way, Dominica Dr |
That effective date is independently corroborated by a second route. Collier County’s own floodplain protection newsletter states that the county’s digital flood insurance rate map became effective 02/08/2024. Two sources, two methods, one date.
Here is the piece almost nobody outside the county floodplain office will tell a buyer, and it applies to every address in The Isles of Collier Preserve regardless of zone.
Collier County has participated in the National Flood Insurance Program’s Community Rating System since October 1992 and currently holds a Class 5 rating. Under a Class 5 rating, eligible NFIP policies receive a 25 percent discount on the flood insurance premium. Source is the county’s own floodplain protection newsletter, and the same statement appears in both the 2025 and 2026 editions, so the rating has held steady across at least that window.
Three things to understand about how that works:
Pair the two facts and you have the actual arithmetic. On an AE street, insurance is mandatory with a federally backed loan, and the county’s CRS class is what sets the discount applied to that mandatory premium.
Set the zone data against the closed-sale data and a pattern appears. The community’s highest-priced streets, including Nevis Way, Plana Cays Dr, Paradera Ct, Lyford Isle Dr and Santo Domingo Dr, are mostly Zone AE. The Zone X streets sit largely in the middle of the price range.
It would be easy, and wrong, to conclude from that that flood risk does not affect value here.
The likeliest reading is a mechanism. The AE streets are the ones on or near the water, and waterfront proximity is being priced as an amenity that, at that price point, outweighs the insurance cost. That is a statement about how a particular buyer at $2.5 million weighs a premium against a view. It says nothing about how a buyer in the $600,000 to $900,000 band should weigh the same premium, where it is a far larger share of annual carrying cost and where the same dollars might buy a materially different outcome on a Zone X street.
Which is exactly the calculation worth running before you tour, not after you are under contract.
Four limits, and each one can change the answer for your specific property:
Confirm your own parcel. Two authoritative places to do it:
The reason we build pages like this is that the difference between a Zone X street and a Zone AE street inside the same community, on the same dues, with the same amenities, is a real annual number that compounds over a ten-year hold. It is not visible in a listing photograph and it is not on most listing sheets. It is knowable, and it is knowable before you write an offer.
Getting to that number, on your street, on your parcel, with your elevation certificate, is the kind of work that separates an agent who sells houses from an advisor who protects a decision. McGreevy and Comisar have been recognized as Top 1% Real Estate Agents Nationally Since 2008, and this is the sort of detail that earns that. If you own here and want to know what your specific street does to your carrying cost and your resale positioning, start with a current value read at our home valuation tool and we will take it from there.
The Isles of Collier Preserve is built entirely post-2013, under four to five successive editions of the Florida Building Code, on a site set back from the open Gulf behind Rookery Bay and Dollar Bay wetlands. Official post-storm reporting documents water intrusion in the adjacent Bayshore Drive corridor. No source we found documents flood damage inside the community by address.
We use primary storm reporting rather than community folklore. Here is what the National Hurricane Center and the National Weather Service recorded for the Naples area.
Storm | Date | What the official record states for the Naples area |
|---|---|---|
Hurricane Ian | Landfall 2022-09-28 near Cayo Costa, Lee County, Category 4 | Maximum inundation of 6 to 9 ft above ground in Naples. The tide gauge on the Naples Pier measured 6.18 ft above mean higher high water before the station was destroyed. A water level sensor at the Gordon River Bridge in Naples Bay measured 7.1 ft NAVD88 |
Hurricane Helene | 2024-09-26 into 2024-09-27 | Widespread moderate to major coastal flooding along the Collier coast. Surge overtopped dunes at Naples-area beaches, reaching an estimated 3 to 4 ft above ground in adjacent streets and parking lots. Zero injuries, zero fatalities and zero evacuations recorded for Collier County in the same narrative |
Hurricane Milton | Landfall 2024-10-09 near Siesta Key, Sarasota County | Maximum storm surge inundation of 3 to 5 ft above ground from Bonita Beach through Marco Island. The tide gauge in Naples Bay reported 5.08 ft above mean higher high water. Naples Municipal Airport recorded gusts to 50 knots |
One line from the National Weather Service Helene narrative deserves to be quoted rather than paraphrased, because it is the closest official reference to this community’s own geography: water entered several structures along the Intracoastal Waterway in Vanderbilt Beach, the north end of Naples Bay, and the Bayshore Drive corridor of East Naples.
That is the corridor immediately adjacent to this community’s entrance. It is not proof that homes inside the gates took water. It is proof that structures in the immediate surrounding corridor did, and we would rather you read that here than assume the area was untouched.
We looked hard for a first-party, verifiable account of storm damage inside The Isles of Collier Preserve for any of the three storms, and we did not find one. A single blog claim of “virtually no damage” after Ian exists and could not be verified at full text. We are not going to repeat an unverified claim in either direction. County-wide, Collier recorded 33 buildings destroyed and more than 3,500 with major damage from Ian. That is a county figure and it must not be attached to this community.
If storm performance is central to your decision, ask the association directly, ask a neighbour on the specific street, and ask the seller for their claims history. Those three questions produce better information than any page can.
The community’s first model homes were completed in early 2014, and construction continued through the 2026 sellout. That twelve-year span means homes here were built under four to five successive editions of the Florida Building Code, every one of which postdates the pre-2002 code era that governs much of the older surrounding East Naples housing stock. This is a genuine, structural advantage and it shows up in three places:
Collier County states the rule directly in its own floodplain material: for a structure in zone VE, AE, AH or A that does not meet the current flood elevation requirement, if the cost of an improvement or of repairing damage equals or exceeds 50 percent of the building’s pre-construction market value, the structure must be brought into compliance with current elevation requirements.
For an older home built decades before current elevation standards, a serious renovation or a bad storm can trigger a forced elevation retrofit that costs more than the repair itself. For a home built to current-era standards, the starting point is much closer to compliant, so that trigger is far less likely to bite.
Be careful not to overstate it. The rule turns on cost of work against market value, not on build year. A newer home is not exempt. It is simply less likely to already be out of compliance, which is what usually drives the forced-elevation outcome. Collier County’s floodplain management section will help with the paperwork and will determine flood zone and base flood information on request.
Citizens Property Insurance is Florida’s insurer of last resort, and its county-level data is one of the few public windows into a local market. As of 2024-12-31, Collier County carried 7,344 personal residential Citizens policies across multi-peril and wind-only categories, representing roughly $2.49 billion of exposure. Association-level commercial residential exposure in the county ran to roughly $767.8 million multi-peril and $3.8 billion wind-only.
Citizens has been depopulating aggressively statewide, moving policies to private carriers, and the Collier count has fallen sharply since that year-end 2024 figure. We have the direction from multiple sources and we do not have a current number confirmed at primary-source level, so we give you the confirmed baseline and the direction rather than a precise figure we cannot stand behind.
What this means practically for a buyer here: a professionally built, post-2013, code-current home is the profile private carriers most want. That generally translates into more private-market options than an older coastal-adjacent property would see. That is an inference from underwriting behavior, not an ICP-specific statistic, and no public data breaks Citizens policy counts down by community.
Condominium-form ownership carries an exposure that fee-simple ownership does not: the association’s master policy deductible and any coverage gap can reach you through a special assessment. Florida law requires condominium associations to maintain adequate replacement-cost property insurance based on an independent appraisal on a recurring cycle, and requires a minimum level of loss assessment coverage on unit-owner policies. That statutory minimum is frequently inadequate against a real post-hurricane special assessment in a high-value community, and buyers should look hard at raising that limit.
We were not able to obtain the master policy carrier, limits, deductible percentage or current assessment for the community’s condominium association. That information is not publicly searchable and comes from the association or its management company. Ask for it in writing during your inspection period. It is one of the highest-value documents in the whole package and it is routinely skipped.
Every address tested in The Isles of Collier Preserve zones to Avalon Elementary School. Middle and high school assignment is not uniform: it splits on the community’s internal ZIP line. The 34113 side zones to Manatee Middle and Lely High, the 34112 side to Gulfview Middle and Naples High. All four secondary schools currently hold an A grade.
We ran ten specific street addresses inside the community, plus the gate house, through the Collier County Public Schools interactive zoning tool for the 2026-2027 attendance year. That is the district’s own official locator, the one it links from its attendance boundaries page. Every result below is the tool’s direct output for a real house number on that street.
Street tested | ZIP per the district record | Elementary | Middle | High |
|---|---|---|---|---|
Saona Ct | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Dominica Dr | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Antigua Way | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Andros Dr | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Lyford Isle Dr | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Megans Bay Dr | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Union Island Way | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Gate house, Tobago Blvd | 34113 | Avalon Elementary | Manatee Middle | Lely High |
Yucatan Ct | 34112 | Avalon Elementary | Gulfview Middle | Naples High |
Calypso Ct | 34112 | Avalon Elementary | Gulfview Middle | Naples High |
Nevis Way | 34112 | Avalon Elementary | Gulfview Middle | Naples High |
Seven of the ten streets tested plus the gate house returned the 34113 pattern. Three returned the 34112 pattern. The elementary result is a genuine tested negative: no street tested returned a different elementary school.
Collier County Public Schools holds an A district grade and ranked sixth of Florida’s 67 districts in the most recent accountability brief, the only A district in Southwest Florida. Here is the five-year grade history for the five schools that serve this community, as republished by the district from the state’s determinations.
School | Five-year trend | Current grade |
|---|---|---|
Avalon Elementary | C, C, B, C, B | B |
Manatee Middle | B, B, B, B, A | A |
Gulfview Middle | A, A, A, A, A | A |
Lely High | C, C, B, B, A | A |
Naples High | C, B, B, B, A | A |
The takeaway: all four secondary schools are A-rated regardless of which side of the community an address falls on, and three of them moved from B to A in the most recent year. Avalon Elementary sits one grade below its secondary counterparts at a B, which is its best result in the five-year window shown and represents an improvement from the prior year’s C.
ZIP boundaries and school attendance boundaries are two different data systems maintained by two different organizations, and they do not always agree address by address. We found exactly that during testing: two addresses returned a different ZIP in the district’s own address database than they carried in commercial listing data.
So the rule is simple. Do not rely on a ZIP code, a listing sheet, or this page to determine your school assignment. Run your exact address through the Collier County Public Schools tool, and do it again before you close, because attendance boundaries are reviewed and can change.
Collier County operates ten charter schools, all tuition-free and open to county residents by application. Most sit in North Naples, the Immokalee Road corridor or Immokalee itself, which are long drives from this address. Realistically, Gulf Coast Charter Academy South on Airport-Pulling Road North is the closest county charter option, and the two Marco Island charter schools are worth a look for anyone already comfortable with the Marco drive.
On the private side, the geographically realistic options from this address are the central-Naples campuses, with Seacrest Country Day School on Davis Boulevard the closest of the well-known independent schools. St. John Neumann and Community School of Naples both involve materially longer drives from East Naples. We did not compute individual drive times for private and charter campuses, so we describe them by geography rather than by minutes.
The nearest full-service hospital to The Isles of Collier Preserve is Physicians Regional on Collier Boulevard, about 12 minutes and 5.1 miles from the gate. NCH Baker Hospital downtown runs about 17 minutes. NCH North Naples is roughly 32 minutes. Urgent care sits on the US 41 East corridor within a few minutes.
Facility | Address | Distance | Drive time |
|---|---|---|---|
Physicians Regional, Collier Boulevard | 8300 Collier Blvd, Naples, FL 34114 | 5.1 miles | About 12 minutes via Rattlesnake Hammock Rd |
NCH Baker Hospital, downtown | 350 7th St N, Naples, FL 34102 | 6.4 miles | About 17 minutes via Tamiami Trail E |
NCH North Naples Hospital | 11190 Health Park Blvd, Naples, FL 34110 | 14.4 miles | About 32 minutes via Tamiami Trail E and Goodlette-Frank Rd |
That first row is the finding worth carrying away. Buyers arriving from out of state often assume the downtown NCH campus is the default emergency destination because it is the best-known name in Naples. From this specific address, in the traffic conditions measured, Physicians Regional on Collier Boulevard is closer by five minutes, and the North Naples campus is nearly three times the drive. If proximity to an emergency department is high on your list, that ordering should shape which side of Naples you shop.
Several walk-in and primary care options sit directly on the US 41 East corridor, some in the same ZIP as much of the community, including a walk-in clinic and a second urgent care both on Tamiami Trail East, a primary care practice closer to downtown, and a community health center on Rattlesnake Hammock Road. We sourced these addresses through search, not through each clinic’s own site in every case, so treat hours, walk-in policy and insurance acceptance as things to confirm by phone before you need them.
For pharmacy, the closest options on the corridor are in the 34113 ZIP on Tamiami Trail East. Note a quirk of a corridor road: the nearest pharmacy by house number is not necessarily the nearest by drive time, because US 41 runs both directions from this address. Check the actual route, not the street number.
Naples has an unusually deep concierge medicine market for a city its size, including practices affiliated with the national networks and several independent ones. The geographic reality is that concierge practices in this market skew toward North Naples and the Pine Ridge Road corridor. A buyer who intends to keep a concierge physician should expect a drive comparable to the North Naples hospital run, roughly half an hour, rather than the short hops that characterize the rest of this section. We did not compute individual drive times for named practices and we are not going to estimate them.
For everyday medicine, this location is well served: a hospital emergency department inside fifteen minutes, walk-in care inside ten, and pharmacy on the corridor. For specialist care concentrated in North Naples, including much of the concierge market, add a real drive. That is a fair trade for most buyers and a genuine consideration for a few, and it is worth being explicit about which one you are.
From the gate house of The Isles of Collier Preserve, Publix is about 6 minutes, Naples Botanical Garden about 9, downtown Naples and Fifth Avenue South about 14, the nearest Gulf beach access about 15, Marco Island about 23, and the regional airport about 43. These were measured mid-day in August, which is off-peak.
Measured from the gate house at 5430 Tobago Blvd, queried mid-day on a weekday, 2026-08-10, using live traffic rather than free-flow theoretical times.
Destination | Distance | Drive time | Route |
|---|---|---|---|
Publix, Shops at Hammock Cove, Thomasson Dr | 1.7 miles | 6 min | via Tobago Blvd |
Naples Botanical Garden, Bayshore Dr | 3.3 miles | 9 min | via Thomasson Dr |
Downtown Naples and Fifth Avenue South | 5.5 miles | 14 min | via Tamiami Trail E |
Nearest Gulf beach access, downtown beach cluster | 5.8 miles | 15 min | via Tamiami Trail E |
Naples Pier | 6.8 miles | 19 min | via Tamiami Trail E |
Marco Island city center | 13.8 miles | 23 min | via US 41 S and Collier Blvd |
Whole Foods at Mercato, North Naples | 13.4 miles | 30 min | via Tamiami Trail E and US 41 N |
Southwest Florida International Airport (RSW) | 35.6 miles | 43 min | via I-75 N |
The Isles of Collier Preserve is not walkable to the beach, and it is not bikeable to the beach. The real number is roughly 15 to 19 minutes and 5.5 to 6.8 miles by car to the nearest public Gulf beach access, every time, in favorable off-peak traffic. In season it runs longer, and downtown beach parking is limited on arrival and can mean a further walk or a wait.
We put that in bold type because it is the single most common mistaken assumption we hear about this community. “East Naples, near Rookery Bay, on the water” reads to an out-of-state buyer like sand at the end of the street. The water inside this community is a mangrove-lined tidal waterway, not the Gulf, and the Gulf is a drive. A buyer should learn that here rather than on their first Saturday.
One further note on that table: the Naples Pier is currently closed for a post-Ian rebuild. It appears in the drive-time data because it is a mapped destination, and we are not presenting it as an available amenity. Check the City of Naples for a reopening date before planning around it.
Every number above was captured in August. Naples peak season runs roughly January through April, when the seasonal population materially inflates traffic, especially on US 41 in both directions and on the Airport-Pulling and Goodlette-Frank corridors that serve the North Naples destinations.
Treat the table as a favorable-season baseline. Our directional guidance is to add real cushion in season, plausibly ten to twenty minutes or more on the longer North Naples and airport runs. We label that as directional because it is a professional estimate from known corridor patterns, not a measured peak-season figure. We would rather give you an honest estimate labeled as one than a precise number we did not measure.
Two entries deserve to be pulled out on the positive side. A full-size Publix at under two miles and six minutes is a real convenience that many gated Naples communities of this calibre do not have. Naples Botanical Garden at nine minutes is a ninety-acre cultural institution effectively at the doorstep, in the same ZIP as part of the community. Downtown Naples at fourteen minutes is an easy, routine trip, not an expedition. Those are legitimate location strengths and they sit alongside the beach reality rather than cancelling it.
The Isles of Collier Preserve permits leasing with a 30-day minimum term, a maximum of three leases per year, mandatory association approval before occupancy, and a non-refundable application fee of $50 per occupant aged 18 or older. Those terms are more permissive than many gated Naples communities, which matters most in the lower price band.
The source is the association’s own Lease Application, revision dated December 2025, published on the community’s official site and administered by the management company. The operative terms:
Read that fourth bullet twice. Approval is not a formality that can be completed after a tenant moves in. A lease that has not been authorized before occupancy is void by the association’s own language, and the language traces to the recorded Declaration rather than to a board policy that could be waived.
Many gated Naples associations cap leasing at one lease per year, or require a ninety-day or full-season minimum, or both. A 30-day minimum with up to three leases per calendar year sits meaningfully more permissive than that norm.
Where that matters most is the lower end of the price band here. In the segment under roughly $700,000, an owner’s ability to place three seasonal tenancies rather than one changes the arithmetic of a part-year second home materially. It also widens the resale buyer pool, because a buyer who needs some rental flexibility is not screened out at the door.
Two cautions before anyone builds a model on it:
We also did not find any cap on the percentage of homes that may be leased community-wide. That does not mean none exists; it means we did not locate one, and a percentage cap would live in the recorded Declaration rather than on the application form. Ask.
If you own here and are weighing whether to lease or to sell into the current market, that is a genuinely close call at today’s numbers and it depends on your basis, your hold horizon and your tax position. Call us and we will run both sides with you.
Day to day, The Isles of Collier Preserve runs on a photo identification access card program, registered vehicles and a call box at the gate, an advance guest registration process, mandatory pet registration, county curbside waste collection, and an architectural review process administered through the management company’s resident portal.
The access system has several distinct pieces, and new owners are frequently surprised by how much of it is paperwork rather than technology.
One thing we deliberately do not claim: whether the gate is staffed by a guard. Several third-party sources describe this community as guard-gated. We found no first-party statement confirming a manned guardhouse as opposed to an access-controlled gate with a call box, and the documented call box system is equally consistent with either arrangement. Ask the association directly, because “guard-gated” and “card and call box” are different products and buyers care about the difference.
A formal architectural application process exists and runs through the management company’s resident portal, which also handles dues payment, balances, violations and association documents. Because the portal is login-gated, we could not retrieve the architectural guidelines document, the submission form, the review timeline, any application fee, or the committee’s composition. All of that is unconfirmed here and obtainable from the association. If you are buying with a renovation, a pool addition or an exterior change in mind, request the architectural guidelines in writing during your inspection period. Many Florida associations will provide them to a prospective buyer on request.
A neighborhood committee layer also exists beneath the master association, one committee per named neighborhood, with a written charter dated June 2022, a community governance standard operating procedure, and a member code of conduct. That is a formal, documented structure rather than a set of social clubs, and how architectural matters are triaged between neighborhood committees and the master process is not something we could confirm.
The community employs a general manager, community association managers, an office manager, landscaping supervision, a lifestyle director, a recreation and wellness director, and a food and beverage manager. The master association is governed by an elected resident board, which is a plain indicator that developer control has been turned over. For a buyer, that is meaningful: budgets, reserves and rules are set by owners rather than by the builder.
Buyers shopping The Isles of Collier Preserve almost always have two or three other South and East Naples communities open in the same browser. Naming them is more useful than describing types, so here are the five that come up most often, and the specific attribute on which each one differs.
Compare on five attributes that actually move a decision in this corridor: whether a Community Development District assessment rides on the tax bill, whether there is golf on site, whether you can put a boat in the water from inside the community, roughly what it costs, and how far it is to downtown Naples. Where we have not verified a figure against a primary source or our own MLS pull, the cell says so instead of guessing.
Community | CDD | Golf on site | Boat access | Price band | Distance to downtown Naples |
|---|---|---|---|---|---|
The Isles of Collier Preserve | None. It is absent from Collier County’s own enumeration of districts | None, and no path to it | No marina, slips or ramp. Kayaks and paddleboards on the Cypress Waterway. Optional off-site yacht club membership | Median sale $960,000 across 129 closings, $490,000 to $4,250,000, from our 2026-08-05 MLS pull | 5.5 miles, about 14 minutes, measured from the gate house |
Naples Reserve | Yes. Naples Reserve CDD appears on the county district list | Not a golf community | A community boat ramp, per third-party descriptions | Not pulled. We do not publish another community’s band without running it ourselves | Further east, off Greenway Road. Not measured by us |
Fiddler’s Creek | Yes, two. Fiddler’s Creek CDD and Fiddler’s Creek CDD No. 2 both appear on the county district list | Yes, golf inside a private club structure | Not established here | Not pulled | Closer to Marco Island, so a longer downtown trip than from this gate. Not measured by us |
Treviso Bay | Not found under that name on the county district list. Confirm before relying on it either way | Widely associated with a TPC course. We could not confirm it from a first-party source | Not established here | Not pulled | Immediately east of this community, so broadly comparable |
Lely Resort | Yes. Lely CDD appears on the county district list | Yes, and the community is built around it across multiple villages | Not a boating community | Not pulled | Shares the 34113 ZIP with much of this community and part of the Lely High attendance zone |
Isles of Capri | Not established here | No | A long-established boating community near Marco Island | Not pulled | Substantially further south. Included only because the similar name causes real search confusion, not because it is a like-for-like alternative |
Two limits on that grid are worth naming. We publish a price band only for the community we actually pulled, because a median lifted from somebody else’s summary travels much further than its evidence. And the CDD column is built from Collier County’s own list of districts, which is strong evidence of presence and weaker evidence of absence, so read an unconfirmed cell as “not found” and not as “confirmed none.”
Three practical readings come out of that grid.
If golf is the organizing principle of your retirement, buy golf. Fiddler’s Creek, Lely Resort and Treviso Bay all sit within a short drive of this gate and all three are built around a course. The Isles of Collier Preserve has no golf and no path to it, and the right answer for that buyer is one of those addresses, not a compromise here.
If the boat is the point, buy the water. A ramp or a deeded slip is a specific product with specific carrying costs. Naples Reserve has a community boat ramp per third-party descriptions, and Isles of Capri has been a boating community for decades. This community has none of it, cannot add it, and the optional off-site yacht club route is a different thing with different economics.
If walking to dinner and to sand is the point, buy downtown. Fifth Avenue South and the beach blocks deliver that, and the price per square foot reflects it. This community is fourteen minutes from that dinner and fifteen from that sand, and it buys a great deal more house, land and amenity for the difference.
What this community wins on is the combination taken together: no CDD assessment on the tax bill where Naples Reserve, Fiddler’s Creek and Lely Resort each carry one, no golf membership obligation, a bundled amenity package with a real restaurant, a large preserve setting with a permanent state-owned conservation buffer on one side, code-current construction throughout, and a leasing rule more permissive than most. That is a specific combination, and for the buyer it fits, there is not a close substitute in this market.
Community-to-community grids like the one above are useful for orientation and useless for a decision, because the decision is never between two communities in the abstract. It is between a specific house on a specific street at a specific price against another specific house somewhere else, with different flood zones, different school assignments, different dues, different insurance profiles and different resale audiences.
That is the comparison McGreevy and Comisar build for clients, side by side, with the carrying cost lines filled in instead of waved at. If you are cross-shopping this community against two or three others, call (239) 898-6072 and we will put the real numbers next to each other before you spend another weekend touring.
The Isles of Collier Preserve offers a bundled amenity package with no CDD and no golf obligation, code-current construction, a permanent conservation buffer and a permissive leasing rule. Against that: no beach walk, no marina, no golf, a flood zone that varies by street, and a sold-out community with no developer left to call.
Everything below is drawn from data established elsewhere on this page. No marketing adjectives, no invented statistics.
The Isles of Collier Preserve is a strong fit for a buyer who wants preserve and water setting, a substantial bundled amenity package without a golf obligation or a district assessment, newer construction, and who is comfortable driving fifteen minutes to the Gulf. It is a poor fit for a buyer whose non-negotiable is a beach walk, a boat slip or a golf course.
That is the kind of straight answer buyers deserve before they spend a season looking, and it is why McGreevy and Comisar have been recognized as Top 1% Real Estate Agents Nationally Since 2008. Whether the answer for you is yes or no, we would rather you reach it with the real numbers in front of you.
Selling a home in The Isles of Collier Preserve in 2026 means competing with 38 active listings inside a community that recorded 129 closed sales at a $960,000 median over the trailing twelve months. Pricing, presentation and street level positioning decide the outcome, and McGreevy and Comisar bring all three to the listing appointment.
The Isles of Collier Preserve is no longer a new construction community. Minto sold the last new home on 2026-03-03 at a build out of 1,825 homes, which means every future sale here is a resale, and every resale competes against a fixed and finite pool of neighbors. That changes the job of a listing agent. There is no builder incentive to price against and no model home traffic to borrow from. What is left is comparable selection, condition, marketing reach and negotiation, and those are the four levers we pull for every seller we take on.
Our listing side credentials are matters of public record and industry award, not self description:
Team transactions across Southwest Florida now stand at 4,000+, which matters to a seller for one specific reason: comparable selection improves with volume. An agent who has been inside hundreds of Naples homes prices a preserve view against a waterway view from memory rather than from a spreadsheet.
Working from the Southwest Florida MLS Matrix pull dated 2026-08-05, bound to the Development Name dictionary key for this community rather than to a ZIP code, we tracked 129 closings in The Isles of Collier Preserve over the trailing twelve months. Those are the numbers a seller should price against.
Metric | Trailing 12 months |
|---|---|
Closed sales | 129 |
Median sale price | $960,000 |
Average sale price | $1,427,015 |
Total dollar volume | $184,084,999 |
Highest recorded sale | $4,250,000 |
Lowest recorded sale | $490,000 |
Median days on market | 44 |
Resale sale to list ratio | 96.1% on 119 resales |
Median price per square foot | $533 |
Active listings | 38 |
Months of supply | 3.5 |
Year over year the direction is clear and it is not the direction most sellers assume. Closed sales rose 13.2% (129 against 114), dollar volume rose 17.8%, the median rose 7.0% from $897,500, and the average rose only 4.1%. Volume is rising faster than price. More homes are trading, and slightly dearer stock is trading, but this is not a runaway price market. A seller who prices to last spring’s most optimistic list price and waits will meet the 142 day median that the current active listings are carrying, not the 44 day median that closed sales are carrying.
One reporting note that most market summaries get wrong. The all in sale to list figure for this community reads 96.3%, but ten of the 129 closings are Sold Data Entry rows, builder backlog closings recorded at exactly 100% of list with no days on market at all. Strip those out and the honest resale figure is 96.1% on 119 sales. We publish the resale number because it is the one a seller is actually going to experience.
Twenty eight closings in The Isles of Collier Preserve cleared $2,000,000 in the trailing twelve months and eleven of those cleared $3,000,000. The upper tier concentrates on Nevis Way, Paradera Ct, Plana Cays Dr and Lyford Isle Dr, and it behaves differently from the $700,000 to $1,000,000 band that carries 38.0% of all closings. Upper tier buyers are frequently out of state or out of country, they arrive on a compressed schedule, and they compare a Naples estate against three other markets at once. That listing needs professional photography and video, a syndication footprint that reaches second home buyers before they board a plane, and an agent who can answer a flood zone question, a leasing question and an association question in the same conversation without asking to call someone back.
There is a benchmark inside this community that a generalist will miss entirely. The newest delivered pocket, Calypso Ct, Yucatan Ct and Gustavia Ct, sits in the middle of the price range, while Lyford Isle Dr, one of the very first platted phases with homes built in 2017, carries the ceiling. Price here is set by lot type, lot size and nearly a decade of hold time, not by recency of construction. A seller on an original phase street who accepts a “your home is older” argument from a buyer’s agent is leaving real money in the room.
If you want a defensible number for your home rather than an automated estimate, request a free Isles of Collier Preserve home valuation. We build it from closed MLS comparables on your street and in your collection, adjusted for view, lot, garage configuration and finish level, and we walk you through the reasoning line by line. There is no cost and no obligation to list.
Sellers who would rather skip the form can reach Jesse McGreevy on his direct line at (239) 898-6072. You will speak with Jesse, not a call center and not an assistant, and you can ask the awkward questions: what your home is genuinely worth today, what it would need before it photographs well, and whether this season or next is the better window for your street.
A dedicated seller resource page for The Isles of Collier Preserve, covering pricing strategy collection by collection, pre listing preparation and the association’s transfer paperwork, is in development and will be published on this site. Until then, the market data above and a direct conversation will get you further than any calculator.
The honest answer is that it depends on your collection, your street, your view and your finish level, and the spread inside this community is enormous. Trailing twelve month closings ran from $490,000 to $4,250,000, with a $960,000 median and a $533 median price per square foot. A Coastal Cottage on Cayo Coco Ln and an estate on Nevis Way are not the same product and should never be priced from the same set of comparables.
Median days on market for closed sales was 44 over the trailing twelve months. The current crop of active listings carries a median of 142 days, which is the single clearest signal in the data that overpricing is the main cause of a slow sale in this community right now. Homes that are priced to the closed comparables and presented well continue to move inside two months.
At 3.5 months of supply the community sits well below the six month threshold that conventionally separates a seller’s market from a buyer’s market. That is a seller leaning market, not a frenzied one. The 96.1% resale sale to list ratio says buyers are negotiating, winning a modest concession, and closing.
Florida sellers must disclose known material facts that are not readily observable and that affect value, and flood history sits squarely in that category. Separately, the community is genuinely split: Dominica Dr, Andros Dr, Martinique Dr, Tortola Ct and Megans Bay Dr test as Zone X, while the rest of the streets tested come back Zone AE. We will help you document your street accurately rather than guess.
The Isles of Collier Preserve is governed by a master property owners association managed by FirstService Residential, and homes on Dominica Dr also sit under the Dominica Isle Condominium Association. Buyer application and estoppel requirements are set by those associations, not by the brokerage, and we confirm the current requirements in writing at the start of every listing rather than assuming last year’s process still applies.
Start with the things that photograph and inspect badly: tired paint, worn lanai screens, dated light fixtures, and any deferred roof or pool equipment items. Then get the comparable analysis done before you spend money, because in the $700,000 to $1,000,000 villa band a $15,000 kitchen refresh sometimes returns nothing while $3,000 of paint and landscaping returns a great deal.
Buying or selling in The Isles of Collier Preserve is handled directly by Jesse McGreevy and Marc Comisar of Domain Realty, working from an office on the South Tamiami Trail corridor in Bonita Springs. Both are licensed Florida REALTORS with a documented Southwest Florida production record and first hand experience inside this specific Naples community.
Jesse McGreevy, direct: (239) 898-6072
Marc Comisar, direct: (239) 287-5873
Office: 24031 S Tamiami Trl #101
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
More background on the team, the brokerage and the markets we cover is available on our page about McGreevy and Comisar, and the wider brokerage operation is documented at DomainRealtyGroup.com.
McGreevy and Comisar are a top-reviewed Naples real estate team, and the reviews below are published exactly as clients wrote them:
★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
Those five reviews cover both sides of the transaction, including an out of area seller and a buyer purchasing in Naples specifically, which is the profile most Isles of Collier Preserve clients fit.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
These are the questions buyers actually type before they tour The Isles of Collier Preserve, answered from first party developer and association material, county records, FEMA data and a live MLS pull dated 2026-08-05, not from recycled listing copy. Where sources genuinely disagree, both figures appear with attribution.
Closed sales over the trailing twelve months ran from $490,000 to $4,250,000, with a median of $960,000 and a median of $533 per square foot. Active listings run $550,000 to $4,595,000. The old developer line of “high $400s to over $1.5 million” is stale base pricing and does not describe today’s resale market.
No. Minto Communities announced on 2026-03-03 that The Isles of Collier Preserve had sold its last remaining new home, completing build out at 1,825 homes. Everything on the market now is a resale. Some listings still look brand new because builder backlog homes delivered after sales closed, but they trade as resales.
1,825 at build out. That figure comes from Minto’s own releases in October 2022 and March 2026. The widely syndicated claim of “more than 1,600 coastal themed structures” reflects the original plan, not the finished community, which grew when Minto added a 103 acre parcel and 229 homesites in 2022.
Minto Communities USA. Minto closed on the Sabal Bay site in December 2012, rebranded it The Isles of Collier Preserve, and opened the community in 2014. Barraco and Associates is the civil engineer of record. Stock Signature Homes is confirmed as a second builder on Antigua Way, with no evidence of any third builder.
South Naples, off Tamiami Trail East with the gate house at 5430 Tobago Blvd, 5.5 miles from downtown Naples. The community straddles ZIP codes 34112 and 34113 and borders Dollar Bay to the west and Rookery Bay to the south. That internal ZIP line matters, because school zoning splits along it.
The product mix runs from Coastal Cottages at 1,204 to 1,466 air conditioned square feet through Buttonwood Collection paired villas at roughly 1,560 to 1,864 square feet, coach homes on Dominica Dr, and single-family houses up to 4,327 square feet. MLS living area across all trailing twelve month sales ran 1,204 to 4,327 square feet with a median of 2,011.
Minto’s own releases cite 43 floor plans. Aggregator sites variously report 45, over 45, or forty eight building styles. The 43 figure is first party and is the one we publish. Anything higher traces back to syndicated listing copy rather than to the developer.
The community’s smallest and historically most accessible product, introduced by Minto on 150 homesites near the entry with four furnished models opening on 2022-06-25. Plans are named for Florida islands, run 1,204 to 1,466 square feet under air, and are two bedroom two bath layouts, with two plans adding a den. They sit on Cayo Coco Ln and part of Saona Ct.
Construction ran from roughly 2013 through 2026. The community opened in 2014, the final phase was announced on 2022-10-27 on a 103 acre western border parcel carrying 229 homesites, and the last new home sold on 2026-03-03. Homes on the original phases are now approaching a decade old.
The original plan was smaller. Reporting from 2012 describes roughly 1,600 units and Minto’s own 2022 release describes roughly 1,650. Barraco and Associates, the civil engineer of record, shows an engineered count of 1,792. The 2022 acquisition of 103 additional acres added 229 homesites, 138 paired villas and 91 detached, taking the finished total to 1,825.
Yes. Stock Signature Homes is confirmed on Antigua Way, where one home is documented as built in 2020 by Stock Signature Custom Homes. The Minto and Stock partnership began in 2016 with the Magnolia Collection and later extended to the Cottonwood Collection. Which other streets carry Stock product is unverified, so we do not extrapolate.
Three awards are confirmed to the awarding source or to Minto’s own releases. In 2015 the community took the Southeast Building Conference Grand Aurora Award for Best Residential/Mixed Use Land Development in the category for developments over 501 acres. In 2016 the National Association of Home Builders named it Best Mixed-Use Community. In 2017 the National Association of Home Builders gave it Best Clubhouse.
One caveat on the phrasing you will see elsewhere. The title “Master-Planned Community of the Year” circulates widely, appears on no first-party source we could find, and is most likely a loose paraphrase of the 2015 Grand Aurora Award. A 2016 Collier Building Industry Association Sand Dollar award also surfaces at search level and remains unconfirmed.
We do not publish a dues figure for this community, and that is a deliberate choice. Third party sources conflict badly: one gives $170 to $450 a month, another gives a single to-the-cent monthly figure billed quarterly that we will not reprint, and a third gives $500 to $1,000 a month, with no primary document behind any of them. Dues also differ by product type. Ask the association, or ask us to pull the current figure for the exact home you are considering.
The amenity package is bundled into master dues rather than sold as a separate club membership, which is unusual among Naples communities of this price point. Commonly cited inclusions are gated entry, common area and preserve maintenance, common area insurance, reserves for exterior painting and roof replacement on attached product, and full access to the Isles Club.
No. This is verified against a live 2025 certified Collier County tax roll for parcel 52505034626, where the only non ad valorem line is DISTRICT 1 GARBAGE. Minto states it funded development itself, electing not to utilize Community Development District funds. At least two third party sources assert a CDD assessment here and both are wrong.
Because the developer financed the infrastructure with its own capital instead of issuing CDD bonds repaid through an assessment on each homeowner’s tax bill. In communities that did use a CDD, that assessment appears as a separate non ad valorem line and can run for two to three decades. Here that line simply does not exist.
There is one master association, the Isles of Collier Preserve Property Owners Association, Sunbiz registration N13000008408, managed by FirstService Residential. There is exactly one sub-association, the Dominica Isle Condominium Association, Sunbiz N14000007409, filed 2014-08-07 and managed by a different company. Villas and cottages sit under supplemental declarations rather than separate corporate entities.
Roughly 20,000 square feet of clubhouse in an Old Florida design inspired by the historic Naples Beach Hotel, with a resort pool, a separate lap pool, cabanas and an event lawn. The Fins Up fitness center runs 5am to 10pm daily. There are roughly five floodlit tennis courts, roughly seven to eight pickleball courts, bocce courts and a multi use court, plus a boathouse, dock and kayak launch.
Yes. The Overlook Bar and Grill sits on the Cypress Waterway. No source we located states the access policy in so many words, so treat this as an inference rather than a published rule: it reads as a resident and registered-guest amenity because it sits inside an access-controlled community a non-resident cannot simply drive into. It is open Thursday through Sunday only, which surprises buyers who assume a seven day dining amenity. The menu was updated as recently as November 2025.
No. There is no golf course, no practice facility and no bundled or optional golf membership inside the community. Three separate first party Minto sources itemize the full amenity set and none of them mentions golf. Buyers who want golf should be looking at a different Naples community, and we will tell you that plainly.
No marina, no boat slips and no boat ramp. Several third party sites claim otherwise by conflating the community with the separate Hamilton Harbor Yacht Club, which is off site, optional and separately paid. Hamilton Harbor offers 325 dry slips for vessels to 50 feet on Naples Bay, with Gulf access through Gordon Pass in under ten minutes by boat.
More than eight miles, and this is the community’s most commonly repeated error. The eight plus miles is the paved land trail network, named for wading and shore birds including Sandpiper, Ibis, Wood Stork, Egret, Limpkin, Plover, Heron, Osprey and Cormorant, plus twelve foot wide asphalt Cypress Waterway trails. The water trail is separate and is 1.5 miles.
Yes, and the equipment is complimentary. The association supplies single and double kayaks for owners and guests on a first come first served basis with no reservations, Monday to Saturday 9am to 4pm and Sunday 10am to 3pm, with after hours drop off at a dedicated storage facility. A waiver is required and anyone under fifteen must be accompanied.
The 1.5 mile Snook Kayak Trail runs on the Cypress Waterway inside the community. Dollar Bay borders the community to the west and Rookery Bay to the south, but direct navigable connectivity from the kayak trail out to either one is an inference rather than a confirmed fact, and we label it that way. No Isles of Collier Preserve facility provides Gulf access.
No boat ramp, no slips and no fuel dock exist anywhere in The Isles of Collier Preserve, which functionally rules out motorized vessels. We have not located an explicit prohibition clause in the recorded documents, so we describe this as a de facto restriction inferred from the absence of any launching or mooring infrastructure rather than as a quoted rule.
Yes. Unlike bundled golf communities and many Naples club communities, The Isles of Collier Preserve does not sell a separate club membership on top of master dues. The Isles Club, the pools, the courts, the trails and the kayak program come with the home. The Overlook Bar and Grill is a restaurant, so food and drink are paid at point of sale.
No. The Isles of Collier Preserve is not age restricted. At least six separate active adult listing directories describe it as a 55 plus community and every one of them is wrong. Minto brands its genuine age restricted product separately. One of those directories even contradicts itself inside its own page text.
Because active adult directories index communities that appeal to buyers over 55 without checking the recorded restrictions, and because Minto operates genuine age restricted communities elsewhere in Florida. The result is a mislabel that has propagated across at least six domains. The recorded governing documents impose no age restriction here.
The community operates a fenced dog park called Canine Cove, opened by Minto and documented in the developer’s own news archive, which is strong evidence of a pet welcoming community. Specific breed restrictions, pet count limits and leash rules are set by the association and are not published in a source we could verify, so confirm those directly with the association before you buy.
There is no single community wide answer, and any source that gives you one is guessing. Testing against the FEMA National Flood Hazard Layer on 2026-08-10 returned Zone X for Dominica Dr, Andros Dr, Martinique Dr, Tortola Ct and Megans Bay Dr, and Zone AE for every other street tested. Three FIRM panels cover the community, 12021C0582J, 0584J and 0601J, all effective 2024-02-08.
It depends on your street and your lender. On a Zone AE street, which is a Special Flood Hazard Area, a federally backed mortgage requires flood insurance. Base flood elevation is 7 feet on the 34113 streets and 8 feet on the 34112 streets. On the five Zone X streets flood insurance is not federally mandated, though lenders and carriers may still require or recommend it.
Collier County has participated in the National Flood Insurance Program Community Rating System since October 1992 and holds a CRS Class 5 rating, which earns eligible NFIP policies a 25% premium discount. On an AE street where insurance is mandatory, that county rating is what sets the discount applied to a premium you cannot opt out of.
We looked for a first-party account of storm damage inside the gates for Hurricane Ian and did not find one. What the official record does document is water entering structures in the adjacent Bayshore Drive corridor during Hurricane Helene in 2024. Homes here were built to the post 2013 Florida Building Code, which is a real structural advantage over older East Naples housing stock, but that is a statement about code, not a claim about this community’s actual damage history. Ask the association, ask a neighbor on your street, and ask the seller for their claims history.
Elementary is uniform across the community: Avalon Elementary School, graded B. Middle and high school split on the internal ZIP line. The 34113 side zones to Manatee Middle and Lely High. The 34112 pocket, covering Yucatan, Calypso and Nevis, zones to Gulfview Middle and Naples High. All four secondary schools are A rated.
No, and this is one of the most under reported facts about the community. Most listing sites publish a single flat answer naming only Manatee Middle and Lely High. Because ZIP boundaries and district attendance boundaries are two different data systems that do not always agree address by address, always run your exact address through the district’s official zoning tool before you rely on it.
Thirty days. The source is the association’s own Lease Application, revision 2025-12, which explicitly invokes the recorded Declaration of Covenants and states that a lease is null and void if it is not authorized before occupancy. That is more permissive than many Naples associations, several of which impose 90 day or annual minimums.
A maximum of three leases per calendar year, with association approval required and a $50 fee per adult occupant. Combined with the thirty day floor, that supports a seasonal or long term rental strategy, not a high turnover one. For buyers in the sub $700,000 band this is often the deciding rule.
No. A thirty day minimum lease term rules out nightly and weekly rentals. Some vacation rental platforms display addresses in or near the community for short stays, which appears to conflict with the association’s own rule. We flag that as an apparent discrepancy rather than an accusation, and we would confirm the specific unit’s status before you counted on that income.
The trailing twelve month data is constructive rather than speculative: 129 closed sales, a $960,000 median up 7.0% year over year, dollar volume up 17.8%, a 44 day median days on market, a 96.1% resale sale to list ratio and 3.5 months of supply. Supply is now permanently capped at 1,825 homes. We report the trend and decline to forecast the future.
Not walking distance and not comfortable cycling distance. The nearest Gulf beach access is 5.8 miles and about 15 minutes by car from the gate house, with the practical range running 15 to 19 minutes and 5.5 to 6.8 miles depending on which access you choose. Downtown beach parking is limited on arrival, particularly in season.
5.5 miles and about 14 minutes by car from the gate house at 5430 Tobago Blvd, measured mid day on a weekday in August 2026. Naples Botanical Garden is 3.3 miles and 9 minutes. The Publix at Shops at Hammock Cove is 1.7 miles and 6 minutes.
Southwest Florida International Airport is 35.6 miles and about 43 minutes. Marco Island is 13.8 miles and about 23 minutes. Whole Foods at Mercato in North Naples is 13.4 miles and about 30 minutes. Those were measured in August, which is off peak, so add real cushion during the January through April season, particularly on the airport and North Naples runs.
No. Naples Pier is closed for its post Hurricane Ian rebuild. It appears on drive time lists and in older community marketing as though it were an available attraction, and it is not. Check the City of Naples rebuild project page for the current schedule before you plan a visit around it.
They are unrelated communities with different developers, different locations and different amenity sets, and search traffic confuses them constantly. The Isles of Collier Preserve sits in South Naples off Tamiami Trail East with 1,825 homes on roughly 2,400 acres, no golf, no boat ramp and no CDD. Naples Reserve is a separate East Naples community off Greenway Road with a community boat ramp.
Golf is the clean dividing line. Fiddler’s Creek is a much larger community closer to Marco Island built around a private club and golf. The Isles of Collier Preserve has no golf at all and organizes its lifestyle around trails, the Cypress Waterway and the kayak program, with materially shorter access to downtown Naples. Different products for different buyers.
Yes, they are neighbours, with Treviso Bay immediately to the east. Treviso Bay was built between roughly 2008 and 2021 with about 1,300 homes across condominiums and houses, making The Isles of Collier Preserve both larger at 1,825 homes and newer on average. We state the adjacency as geography and make no claim about shared governance, because there is none.
No. They are separate communities that happen to share the 34113 ZIP code and, for part of The Isles of Collier Preserve, the Lely High School attendance zone. Lely Resort is older, larger and golf centered with multiple villages under one master association. The Isles of Collier Preserve has a single amenity center and no golf.
No. Isles of Capri is a separate, much older boating community near Marco Island. Storm coverage that lists Isles of Capri among affected areas is not describing this community. The similar naming causes genuine confusion in search, so it is worth stating plainly: the two share nothing beyond the word Isles.
Preserve. Isles of Collier Reserve is not a real community name, just a common mishearing. It is also distinct from Collier’s Reserve, which is a separate North Naples community on Immokalee Road, and from Naples Reserve in East Naples. Getting the name right matters when you are searching listings or pulling county records.
In February 2025 Minto Sabal Bay LLC conveyed roughly 780 acres of wetland habitat to the State of Florida, to be held in perpetual conservation and managed by the Rookery Bay National Estuarine Research Reserve through the Florida Forever program. The parcel sits between Bayshore Drive, the community and existing reserve lands.
On that specific parcel, yes, permanently. That is a durable value fact for a community whose own supply is now fixed at 1,825 homes. It does not foreclose development on every adjacent property, and it does not: the Bayshore Gateway Triangle CRA to the north is actively redeveloping, and several rezonings and road projects are live in the corridor.
The community sold out on 2026-03-03, so the sales and model operation is no longer running as it did during active sales. Some former models were sold as furnished homes. If you want to see the full range of collections and floor plans, touring current resale listings across several streets is now the only way to do it, and we can arrange that.
Fixed supply meeting continued interest. With no new inventory possible, value is increasingly set by what happens around the community: the permanently conserved 780 acres to the south, the Bayshore Gateway Triangle CRA redevelopment to the north, and corridor projects including the US 41 East zoning overlay and the Paradise Coast Trail. We frame that as informed reasoning, not a guarantee.
We could not confirm one from any first party source, so we do not claim it. Several third party amenity lists include features that first party Minto and association material does not itemize. A playground is likely present but is similarly unconfirmed in first party documentation. The confirmed amenity set is listed above.
Yes. Canine Cove is a fenced dog park inside the community, and Minto’s own news archive documents its opening, which makes it one of the better evidenced amenities on the list. It sits alongside the trail network rather than at the Isles Club.
If your question is not answered above, call Jesse McGreevy directly at (239) 898-6072. McGreevy and Comisar answer community questions whether or not you are ready to transact, and the research behind this page is the standard we hold ourselves to on every listing and every purchase.
Owners selling in The Isles of Collier Preserve ask a different set of questions from buyers, and most of them come down to price, timing and paperwork. The answers below are grounded in the 2026-08-05 MLS pull for this community, the association’s own published forms, and Florida practice. Where third party figures conflict with the MLS, both appear.
Thirty eight active listings as of 2026-08-05, with a median list price of $971,500, a list range of $550,000 to $4,595,000 and a median list price per square foot of $535. That works out to 3.5 months of supply against the trailing twelve month closing pace. Different websites publish different counts because they snapshot on different dates, which is why any inventory figure should carry an as of date.
96.1% for resales, computed on 119 resale closings over the trailing twelve months. The all in figure across all 129 closings reads 96.3%, but that number is lifted by ten builder backlog closings recorded at exactly 100% of list with no days on market. A separate third party source published 94% for a June 2026 window. We publish 96.1% because it reflects what an ordinary resale seller experiences.
Request one through our home valuation page or by phone. We build it from closed MLS comparables in your collection and on your street, adjusted for view type, lot position, square footage, garage configuration and finish level, then reconcile it against the current active competition. You get the comparable set and the adjustments, not just a number, so you can judge the reasoning yourself.
In outline: valuation and pricing strategy, pre listing preparation, professional photography and video, MLS entry with full syndication, showing management, offer negotiation, inspection and appraisal management, association approval of the buyer, and closing. The association step is the one that catches sellers out, because buyer application and approval timelines sit outside the contract parties’ control and need to be built into the closing date.
Florida law entitles an association to charge for preparing an estoppel certificate, and communities of this type routinely require a buyer application and a transfer or capital contribution fee. The Isles of Collier Preserve is governed by a master property owners association managed by FirstService Residential, and homes on Dominica Dr also fall under the Dominica Isle Condominium Association. We confirm the current requirements and fees in writing at listing rather than relying on last year’s numbers.
Water and preserve views, a private pool, an outdoor kitchen and genuinely updated interior finishes are the differentiators buyers respond to in the current, more selective market. Lot position matters more here than most sellers expect, because the community’s price ceiling sits on original phase streets with premium lots, not on the newest construction. Condition of the lanai and screen enclosure has an outsized effect on first impressions.
The practical difference shows up in comparable selection and in the questions a buyer’s agent asks. This community has five distinct price bands, five Zone X streets against a majority of Zone AE streets, one condominium sub-association, no CDD and a thirty day leasing floor. An agent who has to research those on the fly during a negotiation is negotiating from behind. McGreevy and Comisar have the research already done.
Verifiable knowledge of the things that move price and kill deals: which streets sit in Zone AE versus Zone X, what the base flood elevations are, that there is no CDD and how to prove it from the tax roll, that the community sold out at 1,825 homes in March 2026, that the kayak trail is 1.5 miles and the land trails are eight plus, and which sub-association governs Dominica Dr. All of that is on this page because we did the work.
We will not answer that by naming other agents, and we would be suspicious of anyone who did. Judge a listing agent on three things you can check: documented production, documented client reviews, and demonstrated knowledge of your specific community. McGreevy and Comisar have been the #1 Team in Southwest Florida since 2012, hold Top 1% Real Estate Agents Nationally Since 2008, and published the community research on this page rather than recycling listing copy.
Three routes exist and they are not equal. Automated online estimates are the weakest, because they struggle with gated communities carrying heterogeneous product. The county property appraiser’s assessed value is a tax figure, not a market figure. A comparative market analysis built from closed MLS comparables in your collection is the only one that reflects what a buyer will actually pay, and it is free from us.
$533 across trailing twelve month closed sales, with a full range of $270 to $1,167 per square foot. Active listings currently carry a median list price of $535 per square foot. One third party source published $432 per square foot for a June 2026 window, which is a materially different figure produced from a different snapshot and probably a different sample. The MLS figure is the one we stand behind.
Substantially. The community’s confirmed pricing bands cluster by product: Coastal Cottages have traded around $570,000 to $595,000, Buttonwood Collection villas around $950,000 to $1,075,000, mid tier single-family homes around $1,435,000 to $1,685,000, larger single-family homes around $2,150,000 to $3,025,000, and estates above that. Pricing a villa off a single-family comparable a street away is the most common valuation error in this community.
They are weakest exactly where this community sits. Automated models rely on volume and homogeneity, and The Isles of Collier Preserve offers neither: 129 sales a year spread across cottages, villas, coach homes and estates, with a price range from $490,000 to $4,250,000 and a per square foot range from $270 to $1,167. View premium and lot position, which drive a lot of the spread here, are largely invisible to those models.
Florida market wide data published in February 2026 puts average total commission at roughly 5.37% to 5.57%, split roughly evenly between the listing side and the buyer’s side, with discount and flat fee alternatives in the 3% to 4% range also available. No commission data specific to The Isles of Collier Preserve exists, and anyone quoting a community specific rate is generalizing. Commission is negotiable and always has been.
By long standing Naples market convention the seller’s proceeds cover the listing side, and historically the buyer’s side as well, deducted at closing. The 2024 national settlement changed how buyer side compensation is negotiated and disclosed, and those changes are fully in effect through 2026. What that means in practice for your specific transaction is worth a conversation before you sign anything.
Yes. Commission rates are not set by any board, association or law, and they never have been. The more useful question is what the fee buys: photography and video quality, syndication reach to out of state and international second home buyers, negotiation experience at your price point, and transaction management through association approval. In the $2M and $3M+ tiers those differences are worth far more than a fee spread.
Median days on market for closed resales was 44 over the trailing twelve months, with an average of 80. That median is the number to plan around. Homes priced to closed comparables and presented well continue to move inside two months, while overpriced listings accumulate the long tail that pulls the average up.
Because they measure different things. Our 44 day figure is a trailing twelve month median for closed resale sales as of 2026-08-05. Third party figures we encountered for the same community range from 50 to 95 to 154 to 163 days, and the spread is explained by whether a source measures days on market for homes currently listed, days to contract for homes that sold, or an average instead of a median. Always ask which quantity a number describes.
Almost certainly, but we have not broken it out into a published figure and will not estimate one. What the data does show is that the current active listings carry a 142 day median while closed sales carry a 44 day median, which points to pricing, not product type, as the dominant variable in how long a home sits.
Price relative to closed comparables is first and everything else is second. After that: photography quality, condition of the lanai and pool area, view type, whether the home is furnished or unfurnished for a second home buyer, and whether the listing tells a buyer plainly what flood zone the street sits in. The 2026 market is more price sensitive and more selective than the 2021 to early 2023 market was.
$960,000 for trailing twelve month closed sales as of 2026-08-05, up 7.0% from $897,500 the prior year. The average is a different and higher number, $1,427,015, because the upper tier pulls it. A third party source published an average of $1,452,509 for a June 2026 window, which is reassuringly close to ours and a useful independent cross check. Be clear which statistic you are reading.
129 closings over the trailing twelve months, up 13.2% from 114 in the prior twelve months, generating $184,084,999 in dollar volume, up 17.8%. A third party source published 116 sales for a June 2026 window, a different snapshot of the same rising trend. Ten of our 129 were builder backlog closings rather than ordinary resales.
At 3.5 months of supply it leans to the seller, since six months of supply is the conventional dividing line. That said, a 96.1% resale sale to list ratio and a 142 day median on current active listings say buyers are negotiating and are willing to wait out an overpriced home. It is a seller leaning market that punishes optimism in the list price.
Median sale price rose 7.0%, closed sales volume rose 13.2%, and dollar volume rose 17.8%, while the average sale price rose only 4.1%. Read together, volume is rising faster than price. The low sale fell from $581,256 to $490,000 while the median rose, meaning the bottom of the range widened as the middle firmed. That is a healthy market, not a runaway one.
The highest closed sale in the trailing twelve months was $4,250,000 and the lowest was $490,000. The prior year those figures were $4,100,000 and $581,256. Currently the highest active list price is $4,595,000. One closing in the data priced at 67.7% of list with no distress flag while a near identical unit closed at 96.9%, and we exclude that outlier from comparable discussions because it looks like a recording error.
View premium is real in this community and is one of the reasons the per square foot range runs from $270 to $1,167. We have not published a percentage premium because isolating view from lot size, product type and finish level across only 129 annual sales would produce a number with more confidence attached to it than it deserves. We quantify it for your specific home during the valuation instead.
The trailing data is supportive: rising volume, a rising median, 3.5 months of supply and a 44 day median days on market. We will not tell you the market will keep rising, because nobody can source that claim. What we will tell you is what is verifiably true today, and let you weigh it against your own timeline, which is a more honest basis for a decision than a prediction.
We have not run a matched Naples wide comparison for this page and will not imply one from memory. What is specific and verifiable is that this community trades across five distinct bands, from 13.2% of sales under $700,000 to 8.5% above $3,000,000, which is a wider internal spread than most single Naples communities carry. That breadth is why community level averages mislead here more than usual.
Florida sellers must disclose known material facts affecting value that are not readily observable to a buyer, and flood history sits squarely in that category. Beyond the legal minimum, the practical advice is to document your street’s actual zone instead of repeating a community wide claim, because this community genuinely splits between Zone X and Zone AE. An accurate disclosure protects the transaction and removes a negotiating lever from the buyer’s side.
Your street’s designation is public FEMA data and a buyer’s lender will discover it regardless, so there is no advantage in vagueness. Dominica Dr, Andros Dr, Martinique Dr, Tortola Ct and Megans Bay Dr tested Zone X. Other streets tested Zone AE, with base flood elevation of 7 feet in 34113 and 8 feet in 34112, with one exception, Negril Isle Dr carries a 34113 address and an 8 ft BFE, on FIRM panels effective 2024-02-08. If you hold an elevation certificate, produce it early, because it affects the premium far more than the zone label does.
State it accurately and let the rule do the qualifying for you. Thirty day minimum, a maximum of three leases per year, association approval and $50 per adult occupant, per the association’s Lease Application revision 2025-12. That rules out nightly rental income but supports a seasonal tenant, which is exactly what many Naples second home buyers want. Overstating rental flexibility is how deals die at the association approval stage.
It removes your most difficult competitor. While a builder is still delivering, resale sellers compete against new product with incentives, warranties and a decorated model to walk through. Since 2026-03-03 that competition no longer exists in The Isles of Collier Preserve, and supply is permanently capped at 1,825 homes. We present that as sound reasoning about supply rather than as a promise about price.
Sometimes, and the justification has to be specific: a better view, a larger or better positioned lot, a genuine finish upgrade, or a rising market segment. What does not justify it is age of construction alone. The community’s price ceiling sits on Lyford Isle Dr, an original phase with homes built in 2017, while the newest delivered streets sit mid range. In this community, lot and view beat build year.
Prioritize what photographs badly and what inspects badly: exterior and interior paint, lanai screens, pool equipment, worn flooring, dated light fixtures and landscaping at the entry. Get the valuation before you spend, because return on improvement varies sharply by band. In the villa band a modest cosmetic refresh often outperforms a major kitchen project, while in the $2M+ tier buyers expect the finish level to already be there.
Call Jesse McGreevy directly at (239) 898-6072, or request the free valuation. We will give you a defensible number, the comparables behind it and an honest read on timing, and if the answer is that you should wait, we will say so. McGreevy and Comisar built this page to be useful before anyone signs anything, and that is the same standard we bring to a listing appointment.
Every factual claim on this page about The Isles of Collier Preserve traces to a primary or authoritative source listed below: the developer’s own releases and brochures, the association’s published forms, Collier County and Collier County Public Schools records, FEMA flood data, state agencies, and a live Southwest Florida MLS pull dated 2026-08-05. Sources are grouped by subject.
Market figures throughout this page come from a Southwest Florida MLS Matrix pull dated 2026-08-05, bound to the Development Name dictionary key for The Isles of Collier Preserve and covering all 129 closed sales and 38 active listings, computed from full row arrays rather than from summary statistics.
Buyers researching The Isles of Collier Preserve can pull the underlying documents themselves instead of taking our word for anything. Every file below links to its official primary source, the developer, the association, Collier County, FEMA, the National Hurricane Center or a state agency, and each was confirmed reachable on 2026-08-10.
1,560 people live in Isles of Collier Preserve, where the median age is 51 and the average individual income is $48,288. Data provided by the U.S. Census Bureau.
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There's plenty to do around Isles of Collier Preserve, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Overlook Bar and Grill, Liquors At Riverchase, and Island Bike Shop.
| Name | Category | Distance | Reviews |
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| Dining | 0.98 miles | 23 reviews | 3.7/5 stars | |
| Dining | 1.38 miles | 0 reviews | 0/5 stars | |
| Active | 1.21 miles | 24 reviews | 3.6/5 stars | |
| Beauty | 1.23 miles | 2 reviews | 4.5/5 stars | |
| Beauty | 1.37 miles | 1 review | 5/5 stars | |
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Isles of Collier Preserve has 1,005 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Isles of Collier Preserve do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,560 people call Isles of Collier Preserve home. The population density is 972 and the largest age group is Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
