Lemuria
Lemuria is 72 coach-home condominium units in 18 buildings off Goodlette-Frank Rd in North Naples 34109. County sales, taxes and flood map, by McGreevy and Comisar.
Lemuria is 72 coach-home condominium units in 18 buildings off Goodlette-Frank Rd in North Naples 34109. County sales, taxes and flood map, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Lemuria, the community buyers search for as Lemuria Naples, is easy to describe on the public record. Lemuria is a condominium of 72 coach homes in 18 four-unit buildings on Lemuria Circle in Naples, Florida 34109, recorded with Collier County as one condominium, with county roll years of 2006 and 2007. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 13 qualified recorded sales in the 60 months through mid-October 2026, from $675,000 to $980,000, at an $870,000 median.
McGreevy and Comisar are the team Lemuria sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page walks through the planned unit development zoning, the two building years, recorded sales, taxes, the flood map by building, Florida condominium law, insurance and the road work on Vanderbilt Beach Road.
Lemuria sits off Goodlette-Frank Road, south of Vanderbilt Beach Road, in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34109. Road routes from Lemuria leave Lemuria Circle by Lemuria Drive to Goodlette-Frank Road, which leads north to Vanderbilt Beach Road and south toward Pine Ridge Road.
Lemuria is 72 coach-home condominium units in 18 buildings, and the right agent prices each unit against its size, its building year and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, size by size and year by year, before we talk about a price.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Lemuria in Naples, whether you're ready to sell your coach home at Lemuria or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Lemuria market (Collier County recorded sales, county records through mid-October 2026): 13 qualified recorded sales in 60 months across all brokerages · median $870,000 · $675,000 to $980,000 · newest qualified sale May 6, 2026
We tracked every qualified recorded sale the county file holds for Lemuria's 72 units, 141 sales from 2006 through mid-October 2026; we read the 2026 county tax roll for all 72 units; we read the county's roll for every one of the 18 buildings and both unit sizes; we read the county's zoning and planned unit development records for Lemuria; we checked five Lemuria building addresses against the county's copy of the 2024 FEMA flood map and read the county's evacuation-zone map; we read the Florida condominium statutes (Chapter 718) and the milestone-inspection statute; and we measured drive times from Lemuria Circle with one routing method. The 120-month and all-time figures reach back to the first sales of new units in 2006 and 2007 and to the years after 2008, so they describe the community's whole record, not today's prices.
Honors and recognition:
Selling your coach home at Lemuria? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a coach home at Lemuria? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A seller at Lemuria gets a price built from the county record for the right unit size and the right building year, not from a community-wide average. The 60-month window leads, with 13 qualified sales from $675,000 to $980,000 at an $870,000 median and $338 per county heated square foot, and we say plainly which window we are quoting.
At listing we gather what a buyer is owed under Florida's condominium resale disclosure rule, section 718.503(2), and we have the estoppel certificate requested early. Under section 718.116 the association issues it within 10 business days of a request, and it states what the unit owes. Our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A buyer at Lemuria gets the questions that matter before the offer. Which of the two county heated sizes is the unit, 2,408 or 2,883 square feet, and which roll year does its building carry, 2006 or 2007? What does the unit owe the association, when no assessment figure appears on any public record we can cite?
We point each answer at the document that governs it. Leasing terms live in the declaration and its recorded amendments, and under s. 718.110(13) an amendment on renting "applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment."
County recorded sales matter at Lemuria because the recent counts are thin and every one carries weight. The county file holds 1 qualified sale in the last 12 months, 4 in the last 24 months and 8 in the last 36 months, and none of those windows has enough sales for a median. The 60-month window holds 13, at an $870,000 median.
With 72 units, Lemuria records few sales in any year: 1 qualified sale in the last 12 months and 13 in 60 months, so each sale moves the figures and no short-window median is printed. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
Lemuria units are priced by size because each size has its own sales record. The county roll puts 36 units at 2,408 square feet and 36 at 2,883, two of each in every building. In the last 36 months, the 2,408 square foot units recorded 5 qualified sales, $675,000 to $895,000, and the 2,883 square foot units recorded 3, $875,000 to $980,000.
The two ranges overlap between $875,000 and $895,000. We price a unit against its own size, its building year and its condition, and we answer the question of how the larger plan compares with a range, not a single number.
The building year matters at Lemuria because the 18 buildings reached the county roll in two years. Six buildings, 24 units, carry a 2006 roll year, and twelve buildings, 48 units, carry 2007. In the last 36 months the 2006 buildings recorded 2 qualified sales, $870,000 and $875,000, and the 2007 buildings recorded 6, $675,000 to $980,000.
Lemuria's buildings were permitted under the statewide Florida Building Code; the edition in force on each building's permit date decides its wind and opening-protection standards. The roll year is the year a building reached the county roll, and the permit date is what sets the code edition.
The flood zone of a specific building matters because Lemuria's buildings do not share one zone. On the county's copy of the 2024 FEMA flood map (panel 12021C0381J, effective February 8, 2024), Lemuria's buildings do not share one zone: of five Lemuria building addresses we checked, three fall in Zone AE, a special flood hazard area, and two in shaded Zone X, the 0.2 percent annual chance area; the other 13 buildings were not checked one by one.
A lender's flood determination for a specific unit can differ from these readings; ask for the determination and any elevation certificate for the building.
The documents decide what a Lemuria buyer is actually buying, so they come before the offer. Under s. 718.503(2) a seller who is not the developer provides, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of any milestone inspection report if applicable, a governance form from the state and the "Frequently Asked Questions and Answers" document.
The estoppel certificate under s. 718.116 states what the unit owes at closing, and the rental rule in s. 718.110(13) decides whether a later lease amendment reaches a new owner.
Few sales make pricing harder because one sale can move every figure. Lemuria recorded 1 qualified sale in the last 12 months and 8 in the last 36, and no short-window median is printed. A single sale of the 2,883 square foot plan at $980,000 or of the 2,408 square foot plan at $675,000 sits in the same small file.
We price from that record, sorted by unit size and building year, together with what is on the market today. The question of how a condominium with few recent sales is valued has the same answer for an owner or an appraiser: use the sales that exist, adjust for size, building year and condition, and say plainly how thin the file is.
Lemuria's key facts fit in a few lines: 72 coach-home condominium units in 18 buildings, two county heated sizes, two roll years, 13 qualified recorded sales in 60 months, and a Chapter 718 association. These ten points come from Collier County records, Florida statutes and road estimates measured from Lemuria Circle.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, Collier County 2026 tax roll, millage area 133, our analysis).
Lemuria is a condominium of 72 coach homes in 18 four-unit buildings on Lemuria Circle in Naples, Florida 34109, recorded with Collier County as one condominium, with county roll years of 2006 and 2007. Its legal form is a condominium; "coach home" is the marketing term.
Data updated: November 2026 (Collier County roll and zoning records, read November 6, 2026).
Item | Fact |
|---|---|
Name | Lemuria |
Recorded as | Lemuria, A Condominium (one condominium on the county roll) |
Units | 72 condominium units (coach homes) |
Buildings | 18 buildings of 4 units, at 7104 to 7172 Lemuria Cir (every fourth number) |
Roll years | 2006 (6 buildings, 24 units) and 2007 (12 buildings, 48 units) |
County heated area | 2,408 sq ft (36 units) and 2,883 sq ft (36 units); two of each in every building |
Zoning | Lemuria planned unit development, Ordinance 03-68, active |
Future land use | Urban Residential Subdistrict |
ZIP, city, jurisdiction | 34109, Naples mailing city, unincorporated Collier County |
County commission | District 2 |
Millage area | 133, 9.3696 mills (2026) |
Fire district (tax roll) | North Collier Fire Control and Rescue District, 1.0000 mill |
Non-ad valorem | on all 72 bills, $270 at most |
Flood | panel 12021C0381J, effective February 8, 2024; buildings split between Zone AE and shaded Zone X |
Evacuation | Zone B |
This page is about Lemuria, the 72-unit coach-home condominium on Lemuria Circle off Goodlette-Frank Road, Naples 34109. It is not Mercato or the Residences at Mercato, Mission Square, Vanderbilt Galleria, Pelican Marsh, the lost continent of myth, or any Lemuria resort in the Seychelles or Tulum.
The Lemuria in this guide has no connection to those names on any record we read. It is a Collier County condominium with its own roll entry, its own zoning district and its own association.
Lemuria in Naples FL is a residential condominium of 72 units in 18 four-unit buildings on Lemuria Circle. The county roll shows it as one condominium, with 6 buildings carrying a 2006 roll year and 12 carrying 2007.
A coach home is a marketing term for a unit in a small multi-unit building, and the county records each Lemuria coach home as a condominium unit. The units come in two county heated sizes, 2,408 and 2,883 square feet, and the zoning is a planned unit development named Lemuria.
Lemuria sits off Goodlette-Frank Road, south of Vanderbilt Beach Road, in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34109.
The entry road, Lemuria Drive, meets Goodlette-Frank Road. We give the location by road and by drive time from Lemuria Circle, never by a straight-line figure, because the road is how anyone gets there.
Yes. Road routes from Lemuria leave Lemuria Circle by Lemuria Drive to Goodlette-Frank Road, which leads north to Vanderbilt Beach Road and south toward Pine Ridge Road. Goodlette-Frank Road is a county road (CR 851) and Vanderbilt Beach Road is CR 862.
Lemuria is bordered by Goodlette-Frank Road on the west and by other residential communities on its remaining sides; it is not part of Pelican Marsh, Mercato or any master-planned golf community.
Lemuria is in ZIP code 34109, with a Naples mailing address, and it is in unincorporated Collier County, not inside the City of Naples. Every Lemuria unit pays the unincorporated county general levy on its 2026 tax bill (0.6844 mills), so the community is in unincorporated Collier County with a Naples mailing address.
That distinction matters for taxes and services: the county's levy lines, not the City of Naples' lines, appear on the Lemuria bill.
Lemuria has 72 condominium units in 18 buildings of four units each, at 7104 to 7172 Lemuria Cir (every fourth number). The six 2006 buildings hold 24 units and the twelve 2007 buildings hold 48.
Every building holds two units of each county heated size, so 36 units measure 2,408 square feet and 36 measure 2,883. All 72 units have been on the county roll since 2007.
A Lemuria coach home is a condominium unit. Florida's condominium law, s. 718.103, defines a condominium as "that form of ownership of real property created pursuant to this chapter, which is comprised entirely of units that may be owned by one or more persons, and in which there is, appurtenant to each unit, an undivided share in common elements."
Each Lemuria unit is its own tax parcel with an undivided share of the common elements. The unit's exact boundary, including whether the garage, lanai or air-conditioning equipment is inside it, is set by the declaration (s. 718.103(31)).
Both words are marketing terms, and neither is a legal form. What decides a buyer's rights is how the county and the declaration record the property, and Lemuria is recorded as a condominium under Chapter 718.
So the useful question for any Lemuria unit is not which label a listing uses but what the declaration says about the unit boundary, the common elements, the association's duties and the owner's duties. Those documents are part of the resale package the seller provides under s. 718.503(2).
Mercato is 1.2 road miles from Lemuria Circle, about 3 minutes. Vanderbilt Beach Road is reached from Goodlette-Frank Road, and from there you go west on Vanderbilt Beach Road to the Gulf.
Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
Lemuria is in Collier County commission District 2. For fire protection, the 2026 tax roll shows the North Collier Fire Control and Rescue District levy of 1.0000 mill on the Lemuria units.
Both facts come from the county's records for the 72 units, which sit in millage area 133 with a total of 9.3696 mills in 2026.
No. No golf course is part of Lemuria, and no golf membership is tied to it on any record read. The public map data shows a community pool and two tennis courts inside Lemuria, and no golf course.
Golf near North Naples is a separate decision with its own clubs and its own terms, and a buyer who wants it asks about membership with the club directly.
The county's community development district map shows no district covering Lemuria, and no district levy appears among the 2026 millage lines for its units; each bill carries one non-ad valorem charge of $270 at most, which the bill itself names.
The association's own assessment is not on the county bill. It is set by the association's budget, and the estoppel certificate states what a unit owes at closing.
Lemuria is zoned as its own planned unit development, named Lemuria, adopted by Collier County Ordinance 03-68 with a rezone date of December 16, 2003; the county's zoning records list it as active, with a future land use of Urban Residential Subdistrict. The ordinance sets the development standards; the county's zoning office holds its text.
Data updated: November 2026 (Collier County zoning and planned unit development records for the Lemuria PUD (Ordinance 03-68), read November 6, 2026).
The Lemuria planned unit development is the zoning district that covers the community. A planned unit development is a zoning approach in which one ordinance sets the standards for a single project, and for Lemuria that ordinance is Collier County Ordinance 03-68, with a rezone date of December 16, 2003.
The district carries the community's own name, Lemuria, and the county's zoning records list it as active. The ordinance sets the development standards, and the county's zoning office holds its text.
The county's zoning record shows the Lemuria planned unit development as active, with a future land use of Urban Residential Subdistrict. Those two entries, together with the ordinance number and the 2003 rezone date, are what the public zoning record says about Lemuria.
Anything more specific about development standards sits in the ordinance itself, and the county's zoning office holds its text. For a question about a particular unit, the declaration and the association's rules are the documents that apply day to day.
Lemuria is bordered by Goodlette-Frank Road on the west and by other residential communities on its remaining sides; it is not part of Pelican Marsh, Mercato or any master-planned golf community.
The road is the clearest landmark. Lemuria Drive meets Goodlette-Frank Road, and from there Vanderbilt Beach Road lies to the north and Pine Ridge Road toward the south. Mercato is 1.2 road miles away, about 3 minutes by the road estimate measured from Lemuria Circle.
No. Lemuria is a separate condominium with its own roll entry, its own zoning district and its own association. It is not part of Pelican Marsh, which is a master-planned golf community, and it is not part of Mercato or the Residences at Mercato.
Mercato is a destination Lemuria owners reach by road, 1.2 miles and about 3 minutes from Lemuria Circle. Mission Square and Vanderbilt Galleria are likewise different places with their own records.
No addition is planned on any record we read. All 72 units have been on the county roll since 2007; the zoning record shows no planned addition. There is no new construction inside Lemuria.
That is a sales fact as much as a zoning fact: every sale today is a resale of a unit that has stood since 2006 or 2007, so the supply of Lemuria units is the same 72 that the county roll already counts.
The declaration decides, together with the association's board and the amendment rules of s. 718.110. The declaration says how it can be amended, what the board may change on its own and what needs an owner vote.
A buyer reads the declaration and the association's rules in the resale package before an offer. Changes to the planned unit development itself are a separate matter and run through the county's zoning process, not through the association.
Lemuria's story on the public record starts with a rezone on December 16, 2003 and runs through two roll years: six buildings, 24 units, reached the county roll in 2006 and twelve buildings, 48 units, in 2007. Rezone, association registration and sales are all dated in the county and state records.
Data updated: November 2026 (Collier County roll and zoning records, read November 6, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis).
Date | Event at or near Lemuria |
|---|---|
December 16, 2003 | Rezone to the Lemuria PUD (Ordinance 03-68) |
2006 | The association is registered with the state; the first six buildings reach the roll; first 12 qualified sales |
2007 | The remaining twelve buildings reach the roll; 50 qualified sales, the busiest year on the file |
2008 to 2015 | 2 to 8 qualified sales a year |
2016 | 10 qualified sales, the last year with 10 or more |
September 10, 2017 | Hurricane Irma |
2021 | 9 qualified sales |
September 28, 2022 | Hurricane Ian |
September 11, 2024 | The file's highest price ($980,000) |
May 6, 2026 | Newest qualified sale on the file |
June 12, 2026 | Vanderbilt Beach Road Extension Phase I opens (east of Collier Boulevard) |
Week of July 7, 2026 | Vanderbilt Beach Road widening west of Goodlette-Frank Road begins |
Lemuria's developer, builder and architect: Information not available at time of publishing (checked 2026-11-06). They are named in the recorded declaration of condominium and the county's building records.
What the public record does show is the sequence: a rezone to the Lemuria planned unit development in December 2003, the association registered with the state in 2006, and the buildings reaching the county roll in 2006 and 2007.
Lemuria's buildings reached the county roll in two years. Six buildings, 24 units, carry a 2006 roll year, at addresses 7104 to 7124 on Lemuria Cir. Twelve buildings, 48 units, carry 2007, at 7128 to 7172.
Each building holds two units of each county heated size, so 12 of the 24 units on the 2006 roll and 24 of the 48 on the 2007 roll measure 2,408 square feet, with the rest at 2,883. Built in 2006 and 2007, the buildings would not reach 30 years until 2036 and 2037.
The Lemuria association was registered with the state in 2006, the same year the first six buildings reached the county roll, and the state's corporate registry lists it as active. It is a Florida not-for-profit corporation, and Chapter 718 of the Florida Statutes governs it as a condominium association.
Because Lemuria is one condominium of 18 buildings, there is one association for all of them, not one per building.
The first sales of new units fill the first two years of the file. The county recorded 12 qualified sales in 2006, from $513,400 to $675,900, and 50 in 2007, from $509,900 to $716,600. The 2007 count is the busiest year on the file and the year twelve buildings reached the roll.
The 2006 and 2007 rows are mostly the first sales of new units, so they describe the original sales, not resales between owners.
Sales slowed to a few a year. From 2008 to 2015 the county recorded 2 to 8 qualified sales a year: 2 in 2008 ($469,000 to $575,000), 4 in 2009 ($415,000 to $525,000), 3 in 2010 ($415,000 to $525,000), 7 in 2011 ($355,000 to $525,000), 4 in 2012 ($365,000 to $489,000), 5 in 2013 ($430,000 to $520,000), 8 in 2014 ($385,000 to $520,000) and 5 in 2015 ($485,000 to $604,000).
We report the counts and ranges and make no claim about cause. 2016 recorded 10 qualified sales, the last year with 10 or more.
Under s. 718.301, owners other than the developer elect a majority of the board at set points, for example 3 months after 90 percent of units are conveyed. The developer must then hand over the recorded declaration, articles, bylaws, financial records, construction plans and warranties.
Lemuria's units were first sold in 2006 and 2007, so today's sales are resales between owners. We do not print a turnover date.
No. All 72 units have been on the county roll since 2007; the zoning record shows no planned addition. Nothing is planned inside Lemuria on any record read.
For a buyer, that means every unit available is an existing unit, and for a seller it means a listing competes with other resales, not with new units inside the community.
The 60-month median at Lemuria is $870,000 on 13 qualified sales, and the fastest way to see what that means for one unit is a free home valuation or a buyer conversation about how we represent buyers. We start from the county record, sorted by size and building year.
Selling at Lemuria? Request your valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying at Lemuria? Call Marc at (239) 287-5873 and see how we represent buyers.
Lemuria's 72 coach homes come in two county heated sizes. County heated area at Lemuria is either 2,408 or 2,883 square feet: every one of the 18 buildings holds two units of each size, 36 of each in all. The county's combined heated area is 190,476 square feet, an average of about 2,646 square feet per unit.
Data updated: November 2026 (Collier County roll, read November 6, 2026; listing descriptions where marked).
Listing descriptions call the buildings two-story coach homes with four residences each; the county roll does not record which floor holds which size, and the recorded condominium plat settles it. Which floor holds the 2,408 and 2,883 square foot plans, the plan names and the floor plans themselves: Information not available at time of publishing (checked 2026-11-06).
Lemuria coach homes are 2,408 or 2,883 square feet by the county's heated area. Thirty-six units are the smaller size and 36 the larger, two of each in every one of the 18 buildings. Those two figures are the only sizes this page uses, because the county figure is the one record that covers all 72 units.
The county's combined heated area is 190,476 square feet, an average of about 2,646 square feet per unit.
According to listing descriptions, Lemuria coach homes have three bedrooms plus a den, and some are marketed as four bedrooms, with three baths. The county roll does not record a bedroom count for these units, so the listing description of a particular unit and its own records decide.
A buyer confirms the count against the unit itself, and a buyer who needs a specific number of bedrooms for a lender or an insurer asks for it in writing from the seller.
Lemuria coach homes come in two sizes by county heated area, 2,408 and 2,883 square feet, with two of each in every building. The recorded condominium plat settles the floor plans and which floor holds which size.
A buyer who wants to know how a particular unit is laid out reads the plat and looks at the unit, because the county roll records the size but not the layout.
According to listing descriptions, each Lemuria unit has an attached two-car garage. Whether the garage is inside the unit's boundary or part of the common elements is set by the declaration under s. 718.103(31), not by a listing.
That matters for upkeep and insurance: the declaration decides who maintains the garage door and the garage interior, and the unit owner's policy and the association's master policy divide the coverage.
Some listings describe stacked storage closets designed for a possible future elevator, and no listing read describes an installed elevator. Whether any unit has an elevator, or whether a closet stack could be converted, depends on the unit and on what the declaration and the association allow.
A buyer asks the seller for the unit's records and the association for its alteration rules before treating any closet as more than a closet.
According to listing descriptions, at least one Lemuria unit has impact-rated windows and doors. The county roll does not record window type, so the unit's own records, its permit history and the seller's disclosure decide the answer for any given unit.
Windows and doors can also be a shared responsibility, so the declaration and the association's rules say who replaces them and who pays.
Listing descriptions mention lake views from some units. The county roll does not record a view, and we do not give a count of which units have one. The recorded plat and the unit itself decide.
A buyer who wants a particular outlook confirms it by visiting the unit and checking the plat, not by relying on a listing phrase.
Listing living areas at Lemuria often run above the county heated figure because listings may count different space; the county figure is the one record that covers all 72 units.
For that reason this page uses only the county heated figures, 2,408 and 2,883 square feet, and prices per square foot are stated on the county figure. A buyer comparing two units compares the same kind of measurement for both.
According to listing descriptions, the buildings are concrete block and stucco with tile roofs. The listings do not give a structural detail beyond that, and we do not add one.
Lemuria's buildings were permitted under the statewide Florida Building Code; the edition in force on each building's permit date decides its wind and opening-protection standards. The roll years are 2006 and 2007.
Start with the unit boundary in the declaration, which sets whether the garage, lanai and air-conditioning equipment are inside the unit. Then check the interior items the owner insures: under s. 718.111 the master policy excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and water filters, which are the unit owner's responsibility.
Confirm who is responsible for windows and the lanai, and ask for the permits behind any interior work. Our guide to buying a home in Naples lists the inspections that go with those questions.
Lemuria's 18 buildings share one mix: four units each, two at 2,408 square feet and two at 2,883, on Lemuria Circle at 7104 to 7172 (every fourth number). Six buildings reached the county roll in 2006 and twelve in 2007, which gives 24 and 48 units.
Data updated: November 2026 (Collier County roll, read November 6, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis).
Roll year | Addresses on Lemuria Cir | Buildings | Units | 2,408 sq ft | 2,883 sq ft |
|---|---|---|---|---|---|
2006 | 7104 to 7124 | 6 | 24 | 12 | 12 |
2007 | 7128 to 7172 | 12 | 48 | 24 | 24 |
Total | 7104 to 7172 | 18 | 72 | 36 | 36 |
Listing descriptions call the buildings two-story coach homes with four residences each; the county roll does not record which floor holds which size, and the recorded condominium plat settles it.
Selling your coach home at Lemuria? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a coach home at Lemuria? Call Marc at (239) 287-5873 and see how we represent buyers.
The six 2006 buildings hold 24 units, 12 at 2,408 square feet and 12 at 2,883, at addresses 7104 to 7124 on Lemuria Cir. In the last 36 months these buildings recorded 2 qualified sales, at $870,000 and $875,000.
The county recorded 12 qualified sales in 2006, the year these buildings reached the roll, mostly the first sales of new units.
The twelve 2007 buildings hold 48 units, 24 at 2,408 square feet and 24 at 2,883, at addresses 7128 to 7172. In the last 36 months these buildings recorded 6 qualified sales, from $675,000 to $980,000.
The county recorded 50 qualified sales in 2007, the busiest year on the file, mostly the first sales of new units as the twelve buildings reached the roll.
Yes. Every one of the 18 buildings holds two units of each county heated size, so each building has two 2,408 square foot units and two 2,883 square foot units. Across the community that is 36 of each.
The difference between buildings is the roll year, 2006 for six buildings and 2007 for twelve, not the mix of sizes.
Listing descriptions call the buildings two-story coach homes with four residences each; the county roll does not record which floor holds which size, and the recorded condominium plat settles it.
For that reason we do not state which floor holds the 2,408 or the 2,883 square foot units. A buyer reads the plat and the unit's records, and our team can help locate them.
Yes. Lemuria is recorded as one condominium, so all 18 buildings share one association and one declaration. Chapter 718 governs that association as it governs every Florida condominium.
The declaration, bylaws and rules are provided by the seller on resale under s. 718.503(2), and the same documents apply to every building.
No. Of five Lemuria building addresses we checked against the county's copy of the 2024 FEMA flood map, three fall in Zone AE and two in shaded Zone X; the other 13 buildings were not checked one by one.
We state flood zones by building, never by house number, and a lender's flood determination for a specific unit can differ. Ask for the determination and any elevation certificate for the building.
The county's tax summary treats the 72 Lemuria units as one group in millage area 133. The median 2026 county roll just value is $642,110 ($619,960 to $679,260), and the median total 2026 taxes are $5,333, with a range of $395 to $6,634.
Every bill carries a non-ad valorem charge of $270 at most, and 52 of the 72 units are homestead-exempt, which is a tax fact and not a statement about who lives in a unit.
We report by roll year, not by address. In the last 36 months the 2006 buildings recorded 2 qualified sales, $870,000 and $875,000, and the 2007 buildings recorded 6, from $675,000 to $980,000. That is 8 qualified sales in all.
By size, the 2,408 square foot units recorded 5, from $675,000 to $895,000, and the 2,883 square foot units recorded 3, from $875,000 to $980,000.
Lemuria is described as gated in listing descriptions, but a gate does not appear on public map data. A community pool and two tennis courts appear inside Lemuria on public map data, while a clubhouse and fitness room are described in listing descriptions only. No golf course is part of Lemuria.
Data updated: November 2026 (public map data and Collier County roll records, read November 6, 2026; listing descriptions).
We read the county's roll for every one of the 18 buildings, and the county's zoning records for the Lemuria planned unit development, so we separate what a public map shows from what only a listing says.
Feature | Status | Source |
|---|---|---|
Community pool (one) | appears inside Lemuria on public map data | public map data, read November 6, 2026 |
Two tennis courts | appear inside Lemuria on public map data | public map data, read November 6, 2026 |
Gate | described in listing descriptions; not shown on public map data | listing descriptions |
Clubhouse, fitness room, spa, billiards, library | described in listing descriptions only | listing descriptions |
Pickleball | named in one listing only | listing descriptions |
Golf course | none inside Lemuria | public map data; county roll |
Boat dock or marina | none inside Lemuria | public map data |
Listing descriptions describe Lemuria as gated, but the gate is not shown on public map data, so the page treats it as a listing claim and not as a verified feature. Lemuria's units are reached from Goodlette-Frank Road by Lemuria Drive and Lemuria Circle. If a gate matters to your decision, ask the seller and the association to describe how it operates and who maintains it before you write an offer.
Yes on the map: one community pool appears inside Lemuria on public map data, read November 6, 2026. That is all the public record says. The pool's hours, size, depth, heating and rules are not on any public source we can cite, and the declaration and the association's rules govern who may use it and when. Ask the association for the current pool rules, and ask the seller whether the pool has had recent work.
Two tennis courts appear inside Lemuria on public map data. The surface, lighting, reservation rules and condition are not on a public record, so none of them is stated here. Because the courts are common elements of a Chapter 718 condominium, the declaration and the association's rules decide who may use them. A buyer who plays regularly should ask the association for the court rules and for any planned repair work.
Listing descriptions mention a clubhouse and fitness room at Lemuria, and some also mention a spa, billiards and a library. None of these appears on public map data, so they are listing claims only. Rooms, hours, equipment and who may reserve space are set by the declaration and the association's rules. Ask for those rules and a walk-through of the space through the seller before relying on any amenity named in a listing.
One listing names pickleball at Lemuria; it does not appear on public map data. For play near Lemuria, North Collier Regional Park at 15000 Livingston Rd is 4.7 road miles and about 11 minutes away, and Delnor-Wiggins Pass State Park is 5.0 miles and about 12 minutes. Veterans Community Park and Pelican Bay Community Park are also nearby parks. Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
No golf course is part of Lemuria, and no golf membership is tied to it on any record read. For golf communities in the area, see our Naples golf communities guide. For public play, Arrowhead Golf Club calls itself "a top-notch public golf experience" on its own site, arrowheadgolfnaples.com; we print no drive figure for it.
There is no boat dock or marina inside Lemuria on public map data. A public water access we measured is Delnor-Wiggins Pass State Park in North Naples, a state park with a beach and a boat ramp, 5.0 road miles and about 12 minutes from Lemuria Circle; we print no fee. Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic.
Listing descriptions describe Lemuria as gated, with a clubhouse and fitness room; how the gate operates, the clubhouse's rooms and the pool's hours: Information not available at time of publishing (checked 2026-11-06). The pool and two tennis courts are the only amenities that appear on public map data. A buyer should ask the association for its rules and amenity list, which the seller provides on resale under the Chapter 718 documents package.
Lemuria's association is a Florida condominium association governed by Chapter 718 of the Florida Statutes, and the state's corporate registry lists it as active. It runs the common elements for all 72 units, keeps the records, holds board meetings and carries the master insurance policy. Owners receive the governing documents from the seller on resale.
Data updated: November 2026 (Florida corporate registry entry and Chapter 718, Florida Statutes, read November 6, 2026).
Item | Fact |
|---|---|
Association (state corporate registry) | Lemuria Condominium Association, Inc., a Florida not-for-profit corporation registered in 2006, listed as active |
Law | Chapter 718, Florida Statutes (condominiums) |
Website duty | applies: 25 or more units (s. 718.111(12)); Lemuria has 72 |
Manager | confirm the current manager with the association before relying on any name |
Declaration, bylaws, rules | provided by the seller on resale (s. 718.503(2)) |
The state's corporate registry lists it as Lemuria Condominium Association, Inc., a Florida not-for-profit corporation registered in 2006 and listed as active. We read that entry on November 6, 2026. Registration in 2006 matches the county roll, where the first six buildings reached the roll that year. We name no officer or director; the association can tell you who serves on the board today.
The state registry lists the association's address in care of Resort Management, a Naples community management company at 2685 Horseshoe Dr S; confirm the current manager with the association before relying on it. Resort Management describes itself as serving communities "since 1982", and its site carries a "Purchase Documents & Estoppels" page (resortmgt.com, contact page).
Lemuria is a condominium, so Chapter 718 applies, not the statute for homeowners' associations. Each unit is its own tax parcel with an undivided share of the common elements, and Florida defines a condominium as the form of ownership "comprised entirely of units that may be owned by one or more persons, and in which there is, appurtenant to each unit, an undivided share in common elements" (s. 718.103).
With 25 or more units, a Florida condominium association must post digital copies of specified records on a website or app under s. 718.111. Lemuria has 72 units, so the duty applies. The association's website or app address and its current management contract: Information not available at time of publishing (checked 2026-11-06). Under 2025 HB 913, associations also post approved board minutes for the preceding 12 months.
Under s. 718.111, owner records are available within 10 working days of a written request when the records are kept outside the county. The statute also protects owners' phone numbers and e-mail addresses from that inspection. Put the request in writing, keep a copy, and note the date, because the clock runs from the written request.
Notice of a board meeting must be posted conspicuously at least 48 continuous hours ahead, according to s. 718.112. That gives Lemuria owners a window to read the agenda and attend. Where a vote touches the budget, a rule change or common-area work, the notice is the first document to read, and the association's website is the place the statute points to for postings.
Section 718.3026 requires written contracts and competitive bids above set thresholds. Management, attorney, accountant, architect, engineering and landscape architect contracts are not subject to the section, and the board need not take the bid with the smallest price. For Lemuria owners, that means a roofing, paving or painting project of any size should show a bid file you can ask to see.
After a declared state of emergency, and unless the documents prohibit it, the board may meet by phone or video with practicable notice, cancel and reschedule meetings and use related emergency powers under s. 718.1265. The statute does not say what Lemuria's board did in any past storm, and we state nothing about one.
On a resale, the seller provides the declaration, articles, bylaws and rules at the seller's expense under s. 718.503(2). You can also ask the association, and the county's official records hold recorded documents. Who handles landscaping and exterior maintenance is a question the declaration answers, because it assigns each maintenance duty to the association or the unit owner.
Lemuria's rules on leasing, pets, vehicles and alterations come from its recorded declaration, the association's rules and its board, with Chapter 718 setting the legal limits. No Lemuria lease length, pet limit or approval rule appears on a public record, and the seller provides the documents on resale.
Data updated: November 2026 (Chapter 718, Florida Statutes, and Collier County roll records, read November 6, 2026).
Topic | Governing document | Statute | Where to get it |
|---|---|---|---|
Leasing | declaration and recorded amendments | s. 718.110(13) | seller on resale (s. 718.503(2)) or the association |
Pets | declaration and rules | assistance animals follow federal fair housing rules | seller on resale or the association |
Vehicles, boats and parking | declaration and rules | the declaration decides | seller on resale or the association |
Alterations, windows, shutters, flooring and lanai enclosures | declaration and board rules | unit boundary, s. 718.103(31) | seller on resale or the association |
Fines and enforcement | declaration and rules | the declaration decides | seller on resale or the association |
Approval of buyers or tenants | declaration | the declaration decides | seller on resale or the association |
The declaration and any recorded amendments decide, and s. 718.110 limits how a later rental amendment can reach existing owners. No Lemuria rental rule is on a public record we can cite. Read the leasing article of the declaration and every recorded amendment before you assume rentals are allowed or prohibited, and ask for the current rules in writing.
Lemuria's minimum lease term, leases per year, any tenant or buyer approval and its timing, pet limits, vehicle and boat rules and alteration rules: Information not available at time of publishing (checked 2026-11-06). The declaration is where these terms live, and the seller provides it on resale. Ask for the leasing article and any amendments, then confirm the answer with the association before you sign a contract that depends on it.
Florida limits it. Under s. 718.110(13): "An amendment prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment" (s. 718.110).
The declaration and recorded amendments decide, and we found no Lemuria term on a public record. Separate from the condominium's rules, the Collier Tax Collector's FAQ covers tourist tax for short rentals; we print no rate. Confirm a unit's permitted rental term in writing before you rely on it.
Yes. Florida's homestead exemption requires permanent residence (s. 196.031), so renting a unit ends homestead eligibility for that unit in the years it is not the owner's permanent residence. On the 2026 roll, 52 of Lemuria's 72 units are homestead-exempt, a tax fact only; the homestead exemption reduces taxable value.
The declaration says whether the association must approve a buyer or a tenant, and how long approval may take. Nothing on a public record tells us Lemuria's rule either way. If the declaration requires approval, ask the association for the application steps and timing before you set a closing date, because an approval step can shape a contract's deadlines.
The declaration and the association's rules decide pet limits, and no Lemuria limit appears on a public record. Assistance animals are different: federal fair housing rules govern them, not a pet limit. Ask for the pet article and rules before you commit, and ask whether the association has adopted any rule about common areas and leashes.
The declaration and the association's rules decide guest parking, boats, trailers and RVs, and no Lemuria term is on a public record. Each unit has an attached two-car garage according to listing descriptions. Ask the association for the vehicle rules, including any limit on overnight street or driveway parking, before you buy.
The declaration and board rules decide. The unit's boundary, set by the declaration under s. 718.103(31), decides who owns what, including whether the garage, lanai or air-conditioning equipment is inside the unit. Windows, shutters and lanai enclosures often need board approval, and interior and exterior work may need a county permit. Ask before you hire a contractor.
Lemuria's 72 units record few sales in any year: 1 qualified sale in the last 12 months and 13 in 60 months, so each sale moves the figures and no short-window median is printed. The 60-month median is $870,000, across sales from $675,000 to $980,000, and the newest qualified sale was May 6, 2026.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
We tracked every qualified recorded sale the county file holds for Lemuria's 72 units, 141 sales from 2006 through mid-October 2026, and read the county's roll for both unit sizes and both building years.
Window | Dates | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|---|
12 months | Oct 16, 2025 to Oct 16, 2026 | 1 | $875,000 | under 10 sales: no median | none |
24 months | Oct 16, 2024 to Oct 16, 2026 | 4 | $675,000 to $880,000 | under 10 sales: no median | none |
36 months | Oct 16, 2023 to Oct 16, 2026 | 8 | $675,000 to $980,000 | under 10 sales: no median | none |
60 months | Oct 16, 2021 to Oct 16, 2026 | 13 | $675,000 to $980,000 | $870,000 | $338 |
120 months | Oct 16, 2016 to Oct 16, 2026 | 31 | $530,000 to $980,000 | $655,000 | $255 |
All time | 2006 to May 6, 2026 | 141 | $355,000 to $980,000 | $567,300 | $219 |
The 120-month and all-time figures reach back to the first sales of new units in 2006 and 2007 and to the years after 2008, so they describe the community's whole record, not today's prices.
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. The county file lists no priced recorded deed at Lemuria in the last 36 months that it marked as not qualified.
Selling your coach home at Lemuria? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Lemuria? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
The county file shows 1 qualified sale at Lemuria in the last 12 months, at $875,000, and 4 qualified sales in the last 24 months, from $675,000 to $880,000. With fewer than 10 sales in either window, no median is printed. The counts say how often units trade, not which direction prices are heading, and one more sale in either window would change every figure.
The last 36 months hold 8 qualified sales at Lemuria, from $675,000 to $980,000. That is fewer than 10 sales, so no median is printed. The highest price in the 36 months, $980,000, is also the highest on the file since 2006. The low of $675,000 is a 2,408 square foot unit. Reading a range this wide means asking which size and which building year each sale was.
Each row is one qualified recorded sale with its county heated area and roll year, and no address is shown.
Date | Price | County heated sq ft | Roll year |
|---|---|---|---|
Feb 24, 2024 | $870,000 | 2,408 | 2006 |
Aug 15, 2024 | $815,000 | 2,408 | 2007 |
Sep 6, 2024 | $895,000 | 2,408 | 2007 |
Sep 11, 2024 | $980,000 | 2,883 | 2007 |
Nov 26, 2024 | $870,000 | 2,408 | 2007 |
Mar 28, 2025 | $880,000 | 2,883 | 2007 |
May 9, 2025 | $675,000 | 2,408 | 2007 |
May 6, 2026 | $875,000 | 2,883 | 2006 |
In the last 36 months, the 2,408 square foot units recorded 5 sales, from $675,000 to $895,000, and the 2,883 square foot units recorded 3 sales, from $875,000 to $980,000. The two ranges overlap between $875,000 and $895,000. The only price per square foot printed for Lemuria in a recent window is the 60-month median of $338 per county heated square foot.
In the last 36 months, the six 2006 buildings recorded 2 sales, at $870,000 and $875,000, and the twelve 2007 buildings recorded 6 sales, from $675,000 to $980,000. The 2007 buildings hold 48 of the 72 units, which is why they account for most sales. These are counts and ranges, and two sales in the 2006 buildings do not make a pattern.
The 60 months from October 16, 2021 to October 16, 2026 hold 13 qualified sales at Lemuria, from $675,000 to $980,000, at a median of $870,000, or $338 per county heated square foot. Thirteen is enough for a median but not enough to treat it as a firm price: one sale in either direction moves it. The 60-month median sits above the 120-month median of $655,000.
The 120 months from October 16, 2016 hold 31 qualified sales, from $530,000 to $980,000, at a median of $655,000 and $255 per county heated square foot. The all-time record holds 141 sales from 2006 to May 6, 2026, from $355,000 to $980,000, at a median of $567,300 and $219. The 120-month and all-time figures reach back to the first sales of new units in 2006 and 2007 and to the years after 2008, so they describe the community's whole record, not today's prices.
The 2006 and 2007 rows are mostly the first sales of new units; 2008 to 2015 cover the years after the 2008 downturn.
Year | Sales | Low | High | Median |
|---|---|---|---|---|
2006 | 12 | $513,400 | $675,900 | $584,150 |
2007 | 50 | $509,900 | $716,600 | $583,500 |
2008 | 2 | $469,000 | $575,000 | under 10 |
2009 | 4 | $415,000 | $525,000 | under 10 |
2010 | 3 | $415,000 | $525,000 | under 10 |
2011 | 7 | $355,000 | $525,000 | under 10 |
2012 | 4 | $365,000 | $489,000 | under 10 |
2013 | 5 | $430,000 | $520,000 | under 10 |
2014 | 8 | $385,000 | $520,000 | under 10 |
2015 | 5 | $485,000 | $604,000 | under 10 |
2016 | 10 | $540,000 | $605,000 | $562,250 |
2017 | 1 | $565,000 | $565,000 | under 10 |
2018 | 2 | $530,000 | $539,000 | under 10 |
2019 | 5 | $555,000 | $630,000 | under 10 |
2020 | 3 | $575,000 | $650,000 | under 10 |
2021 | 9 | $600,000 | $742,500 | under 10 |
2022 | 2 | $850,000 | $875,000 | under 10 |
2023 | 1 | $880,000 | $880,000 | under 10 |
2024 | 5 | $815,000 | $980,000 | under 10 |
2025 | 2 | $675,000 | $880,000 | under 10 |
2026 | 1 | $875,000 | $875,000 | under 10 |
The 120-month and all-time figures reach back to the first sales of new units in 2006 and 2007 and to the years after 2008, so they describe the community's whole record, not today's prices. A year with fewer than 10 qualified sales shows no median.
The year 2007 is the busiest on the file, with 50 qualified sales, the year twelve buildings reached the roll. The file's highest price is $980,000, on September 11, 2024, for a 2,883 square foot unit. The year 2022 holds the first yearly low over $800,000, at $850,000. The year 2016 is the last with 10 or more qualified sales, at a $562,250 median.
Qualified sales per year since 2021 were 9 in 2021, 2 in 2022, 1 in 2023, 5 in 2024, 2 in 2025 and 1 so far in 2026. These are closing counts from the county file, not days on market. With 72 units, a year with one or two sales is ordinary in this record, so how long a unit takes to sell cannot be read from the county file.
Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale. For homes offered today, see current Naples listings. Ask us for the current count of Lemuria units on the market.
Lemuria's condominium fees are set by the association's budget under Chapter 718, and no assessment figure appears on a public record for Lemuria. What a buyer can price today is the tax side: a median 2026 tax bill of $5,333 and a non-ad valorem charge of $270 at most, with no community development district levy.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 133; Chapter 718, Florida Statutes).
Item | Amount or who sets it |
|---|---|
Association assessment | set by the association's budget |
Special assessments | listed on the estoppel certificate |
Capital contribution or transfer fee on a sale | set by the declaration, if any |
Estoppel certificate | listed on the estoppel certificate |
Buyer or tenant approval fee | set by the declaration, if any |
Community development district | no district on the county map |
Property tax | median $5,333 in 2026 |
Non-ad valorem charge | $270 at most on the 2026 bill |
HO-6 insurance | priced by the owner's insurer |
Selling your coach home at Lemuria? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Lemuria? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Lemuria's association assessment, what it covers, any capital contribution or transfer fee on a sale and any current special assessment: Information not available at time of publishing (checked 2026-11-06). The association's budget sets the assessment and the estoppel certificate states what a unit owes at closing. The statute for estoppel certificates is s. 718.116.
The association's budget decides what the dues cover, and the budget is one of the documents a seller provides on resale under s. 718.503(2). No public record names what Lemuria's dues pay for, so we print no list. Read the budget line by line and ask the association which items are paid for the whole condominium and which fall to the unit owner.
The county's community development district map shows no district covering Lemuria, and no district levy appears among the 2026 millage lines for its units; each bill carries one non-ad valorem charge of $270 at most, which the bill itself names. Florida defines non-ad valorem assessments as "only those assessments which are not based upon millage and which can become a lien against a homestead" (s. 197.3632).
The declaration decides whether any capital contribution or transfer fee is due when a unit sells, and nothing on a public record tells us Lemuria's answer. The statutory estoppel form asks whether a capital contribution, resale, transfer or other fee is due and whether any rule violation has been noticed. Those are the lines a buyer reads on the certificate before closing.
No public record we read states any Lemuria special assessment, and we make no claim either way. The estoppel certificate states what a unit owes at closing, and the association's board minutes, which associations of this size post on a website under 2025 HB 913, show what the board has discussed. Ask the association whether any special assessment is pending or planned.
We make no fee forecast. Structural integrity reserve study duties in s. 718.112 apply to buildings of three habitable stories or higher, and listing descriptions call Lemuria's four-unit buildings two-story. The association confirms its own position, and its budget sets whatever reserves it adopts.
An estoppel certificate states what a unit owes the association at a given date. Under s. 718.116, the association must issue it within 10 business days of a request or no fee may be charged, and it designates on its website who takes requests. We print no fee amount. Ask for it early in the contract period.
Request the full resale package the seller provides under s. 718.503(2): declaration, articles, bylaws and rules, the annual financial statement and budget, and the state's governance form. Add the estoppel certificate, the unit's flood determination from your lender, an HO-6 quote and the permits for any interior work.
Florida condominium law gives Lemuria owners and buyers specific rights: a resale document package from the seller, a statutory estoppel certificate, access to association records, notice of board meetings and rules on insurance. We read the Florida condominium statutes in Chapter 718 and the milestone-inspection statute, and each answer here states what they say.
Data updated: November 2026 (Chapter 718 and s. 553.899, Florida Statutes, read November 6, 2026).
A seller who is not the developer provides, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of any milestone inspection report if applicable, a governance form from the state and the "Frequently Asked Questions and Answers" document (s. 718.503). Read all of it before you are bound to close.
Under s. 718.116, an owner is liable for assessments that come due while holding title, and a claim of lien lapses 1 year after recording unless enforcement is filed. The estoppel certificate states what a unit owes at closing, so a buyer reads it before closing. We state no day count for a contract cancellation right.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more and exclude four-family dwellings of three or fewer habitable stories above ground; listing descriptions call Lemuria's four-unit buildings two-story, which on the statutes' face places them outside both programs. The habitable-story count is set under the Florida Building Code, and the association confirms its own position. Sources: s. 553.899 and s. 718.112. Built in 2006 and 2007, Lemuria's buildings would not reach 30 years until 2036 and 2037.
2024 HB 1021 ("Community Associations") took effect July 1, 2024, as chapter 2024-244. 2025 HB 913 ("Condominium and Cooperative Associations") took effect July 1, 2025, as chapter 2025-175. It applies milestone rules to buildings of three "habitable" stories or more, requires associations to post approved board minutes for the preceding 12 months on the website, and allows meetings by video conference (Senate summary).
Under s. 718.111, property insurance is written on a replacement-cost basis, with replacement cost "determined at least once every 3 years, at minimum". The master policy excludes personal property in the unit, and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and water filters are the unit owner's responsibility.
The DBPR Division of Condominiums offers free courses for residents, boards and managers in English and Spanish at its education page. Officers and directors owe fiduciary duties under s. 718.111. The Division's home page and its milestone and SIRS page are the state's starting points for questions about the inspection programs.
Under s. 718.301, owners other than the developer elect a majority of the board at set points, for example 3 months after 90 percent of units are conveyed, and the developer must hand over the recorded declaration, articles, bylaws, financial records, construction plans and warranties. Lemuria's units were first sold in 2006 and 2007, so today's sales are resales between owners. We state no turnover date.
The DBPR Division of Condominiums publishes a FAQ for owners, which is the state's starting point for questions about the association's duties. Many issues are resolved first by a written request to the board, kept with a date, because the statutes tie owner rights, such as records requests, to a written request.
Lemuria's tax bills use millage area 133, 9.3696 mills in 2026, and the median total bill for the 72 units is $5,333, ranging from $395 to $6,634. The median 2026 county roll just value is $642,110, and each bill carries one non-ad valorem charge of $270 at most.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 133).
We read the 2026 county tax roll for all 72 units.
Group | Units | Median 2026 county roll just value (low to high) | Median total 2026 taxes (low to high) | Non-ad valorem charge | Homestead-exempt |
|---|---|---|---|---|---|
All Lemuria units | 72 | $642,110 ($619,960 to $679,260) | $5,333 ($395 to $6,634) | on all 72, $270 at most | 52 of 72 (72 percent) |
Millage area 133 applies to all 72 units in the tax year 2026 file: the county general fund, the water management districts, the school board's state and local levies, mosquito control, the North Collier fire levy, the unincorporated county general levy and two county programs, 9.3696 mills in total.
Authority | Levy | Mills |
|---|---|---|
Collier County | General Fund | 3.0107 |
South Florida Water Management | Water Management Fund (South Fl) | 0.0948 |
South Florida Water Management | Big Cypress Basin | 0.0978 |
School Board | School Board, State Law | 1.8990 |
School Board | School Board, Local Board | 2.2480 |
Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
North Collier Fire | North Collier Fire Control | 1.0000 |
Collier County | Unincorporated General (MSTD) | 0.6844 |
Collier County | C.C. Water Pollution Control Program | 0.0246 |
Collier County | Conservation Collier | 0.1772 |
Total | 9.3696 |
The median total 2026 tax bill across Lemuria's 72 units is $5,333, ranging from $395 to $6,634. The median 2026 county roll just value is $642,110, ranging from $619,960 to $679,260. A roll value is the county's assessment for tax purposes, not a sale price, and the bill depends on the unit's exemptions and capped assessed value.
The roll's median bill ($5,333) sits below the no-exemption example because 52 of the 72 units are homesteaded and capped assessed values run below just value; a buyer's first bill resets toward just value. Hypothetical, ad valorem only, assessed value equal to the $642,110 median just value: with no exemption, the school levies of 4.1470 mills come to $2,662.83, other levies of 5.2226 mills to $3,353.48, a total of about $6,016. With homestead, $25,000 on all levies plus $25,000 on non-school levies, school taxable value of $617,110 gives $2,559.16 and non-school taxable value of $592,110 gives $3,092.35, a total of about $5,652. Add the unit's non-ad valorem charge ($270 at most). The additional homestead exemption is adjusted for inflation, so the 2026 amount differs from $25,000.
North Collier Fire Control and Rescue District levies 1.0000 mill on the tax roll for Lemuria. On the $642,110 median just value, that is about $642. Each $100,000 of taxable value costs about $937 at the full 9.3696 mills. Lemuria's units are in the district for tax purposes; the levy is a line on the bill, not a separate fee.
Every one of the 72 Lemuria bills carries a non-ad valorem charge of $270 at most, which the bill itself names. Florida defines non-ad valorem assessments as "only those assessments which are not based upon millage and which can become a lien against a homestead" (s. 197.3632). The association's assessments are not on the county bill.
On the 2026 roll, 52 of Lemuria's 72 units, 72 percent, are homestead-exempt. That is a tax fact about how the roll reads this year, and it says nothing else about the units that are not homesteaded. It does explain why the roll's median bill sits below the no-exemption example, since a homesteaded unit's assessed value is capped.
A homestead exemption takes $25,000 off all levies, plus up to $25,000 on assessed value over $50,000 for non-school levies, the additional amount indexed for inflation (s. 196.031). It requires title and permanent residence on January 1. The state's exemptions page says the exemption "may decrease the property's taxable value by as much as $50,000".
Save Our Homes caps a homestead's yearly assessment change at the lower of 3 percent or CPI. After a change of ownership, the unit is assessed at just value as of the next January 1. Portability lets an owner move the benefit to a new Florida homestead, up to $500,000 (s. 193.155). Confirm the details for your own situation before you rely on them.
The Collier Tax Collector's real estate tax page says tax is for the calendar year and due November 1. A 4 percent discount applies for November payment, declining 1 percent a month, and the full tax is due in March. A bill is delinquent April 1, with a 3 percent penalty.
Lemuria's buildings do not share one flood zone. On the county's copy of the 2024 FEMA flood map, three of the five Lemuria building addresses we checked fall in Zone AE and two in shaded Zone X, so the answer depends on the building. The other 13 buildings were not checked one by one.
Data updated: November 2026 (county copy of the 2024 FEMA flood map panel 12021C0381J, read November 6, 2026).
On the county's copy of the 2024 FEMA flood map (panel 12021C0381J, effective February 8, 2024), Lemuria's buildings do not share one zone: of five Lemuria building addresses we checked, three fall in Zone AE, a special flood hazard area, and two in shaded Zone X, the 0.2 percent annual chance area; the other 13 buildings were not checked one by one.
A lender's flood determination for a specific unit can differ from these readings; ask for the determination and any elevation certificate for the building.
Zone | What it means | Lemuria building addresses checked |
|---|---|---|
Zone AE | A special flood hazard area: the 1 percent annual chance floodplain, where a base flood elevation applies | 3 of 5 |
Shaded Zone X | The 0.2 percent annual chance area | 2 of 5 |
We checked five Lemuria building addresses against the county's copy of the 2024 FEMA flood map and read the county's evacuation-zone map. We report zones by building group here and never by house number, because a zone belongs to a building and the lender's determination, not a web page, is what a closing relies on.
Two zones appear. Of the five Lemuria building addresses we checked against the county's copy of the 2024 FEMA map, three fall in Zone AE, a special flood hazard area, and two fall in shaded Zone X, the 0.2 percent annual chance area. The other 13 of Lemuria's 18 buildings were not checked one by one, so no statement about all 72 units belongs on this page. A buyer or seller asks for the flood determination on the specific unit and reads that, not a community-wide label.
Zone AE is a special flood hazard area. FEMA describes it as the 1 percent annual chance floodplain, the area with a 1 percent chance of flooding in any given year, and it is a zone where a base flood elevation applies. For a Lemuria building mapped in Zone AE, a lender may require flood insurance on a mortgage, and an elevation certificate for the building is the document that ties the structure to the mapped elevation. The zone is a mapping term, not a description of what has happened at any address.
Shaded Zone X is the 0.2 percent annual chance area on the FEMA map, an area with a lower mapped chance of flooding than Zone AE but not none. Two of the five Lemuria building addresses we checked fall in shaded Zone X on the county's copy of the 2024 map. A shaded Zone X reading does not remove the question of flood insurance; it changes how a lender treats the mortgage requirement, and a lender's own determination for the specific unit is the answer a buyer should carry into the contract.
Lemuria falls on FEMA panel 12021C0381J, effective February 8, 2024, as shown on the county's copy of the flood map that we read on November 6, 2026. The panel date matters because map revisions change zone lines over time, and a determination run against an older panel can read differently from one run against the 2024 panel. When a lender or insurer quotes a zone for a Lemuria unit, ask which panel and effective date the determination used, and compare it with panel 12021C0381J.
Three steps give a reliable answer for one building. First, ask the lender or the insurance agent for the flood determination on that unit's address; it names the zone and the panel. Second, look the address up on FEMA's flood map service, which is the federal source for the map. Third, ask the seller or the association for any elevation certificate for the building. Because a zone attaches to a building, we do not print zones next to house numbers on this page.
Not directly for a federal flood policy. FEMA states: "The NFIP's pricing approach does not use flood zones to determine flood risk" under Risk Rating 2.0, which applies to new policies from October 1, 2021 and all renewals from April 1, 2023 (FEMA Risk Rating 2.0). So a Lemuria unit in Zone AE and one in shaded Zone X are not priced from a zone label alone. The zone still matters for whether a lender requires coverage, which is why the lender's determination and a quote on the specific unit both belong in the offer period.
Florida law says a condominium association "may" obtain flood insurance for common elements, association property and units (s. 718.111(11), Florida Statutes). Whether the Lemuria association does is a question for the association's insurance records and its insurance summary, which a seller can request. FEMA's residential condominium building policy is "issued to a residential condominium association" (FEMA underwriting forms), so a unit owner cannot buy that form individually. An owner's own flood policy is a separate purchase.
Lemuria is in Collier County's hurricane Evacuation Zone B; check your own address before each season and follow the order for your zone. The evacuation zone comes from the county's evacuation-zone map, which we read on November 6, 2026, and it is a separate question from the FEMA flood zone: a building can sit in one flood zone and a different evacuation zone. For anyone searching which evacuation zone the Vanderbilt Beach Road area is in, the answer for Lemuria's address area is Zone B.
Lemuria's 18 buildings, built in 2006 and 2007, were standing when Irma came ashore near Marco Island on September 10, 2017, and they were in place for Ian on September 28, 2022. The figures in the storm table are area measurements from the National Hurricane Center, not Lemuria outcomes.
Data updated: November 2026 (National Hurricane Center tropical cyclone reports for Irma and Ian).
Storm | Date | Measured figure | Source |
|---|---|---|---|
Irma | September 10, 2017 | Final landfall near Marco Island as a category 3; inundation of 3 to 5 ft above ground along the coast from Marco Island through Naples to Fort Myers; at least 88 buildings destroyed and 1,500 badly damaged county-wide | |
Ian | September 28, 2022 | Landfall in southwest Florida as a category 4; 8 to 12 ft above ground in North Naples at the coast, "the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft"; in Collier, 33 buildings destroyed and over 3,500 with major damage |
These are measurements for the county and its coast. They are not measurements taken at Lemuria, and this page makes no claim about what either storm did to any Lemuria building.
The National Hurricane Center's report puts Irma's final landfall near Marco Island on September 10, 2017, as a category 3. It measured inundation of 3 to 5 ft above ground along the coast from Marco Island through Naples to Fort Myers, and it counts at least 88 buildings destroyed and 1,500 badly damaged county-wide. Lemuria's 18 buildings, built in 2006 and 2007, were standing when Irma came ashore near Marco Island on September 10, 2017. That sentence describes the calendar, not an outcome.
Ian made landfall in southwest Florida as a category 4 on September 28, 2022. The National Hurricane Center measured 8 to 12 ft above ground in North Naples at the coast, and in Collier County it counts 33 buildings destroyed and over 3,500 with major damage. Anyone asking how coach homes in this part of Naples fared will find the county-wide counts in the report, and the building-by-building answer sits in a unit's own insurance and repair history, which a seller can disclose and a buyer can request.
The National Hurricane Center's wording is the best statement of it: "the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft." That sentence describes the storm across the region, and the report is the place to read the distinction between coast and inland for yourself. We do not translate it into a claim about Lemuria, because the report does not name Lemuria and a distance between Lemuria Circle and the coast is not a figure this page prints.
The National Hurricane Center reports measure the area, and Lemuria's own record is a separate question. Storm damage, insurance claims and any storm-related assessment at Lemuria in Irma and Ian: Information not available at time of publishing (checked 2026-11-06). A buyer can ask the seller and the association for claim history, repair records and any assessment, and the seller's flood disclosure obligations (s. 689.302) cover known flood damage and flood claims.
Lemuria is in Collier County's hurricane Evacuation Zone B; check your own address before each season and follow the order for your zone. The county issues evacuation orders by zone, so the letter tells an owner whether a given order reaches their address. We do not repeat any past order here. Owners and buyers should look up their address on the county's evacuation-zone map each season, since the order that matters is the one issued for the storm at hand.
Lemuria's buildings were permitted under the statewide Florida Building Code, and the edition in force on each building's permit date decides its wind and opening-protection standards. Insurance is split in two: the association's master policy insures the building and common elements, and each owner's HO-6 policy insures the interior, contents and liability.
Data updated: November 2026 (Florida Statutes and Citizens Property Insurance requirements, read November 6, 2026).
Lemuria's buildings were permitted under the statewide Florida Building Code; the edition in force on each building's permit date decides its wind and opening-protection standards. Built in 2006 and 2007, Lemuria's buildings would not reach 30 years until 2036 and 2037.
Item | Who insures or pays | Source |
|---|---|---|
Building shell and common elements | The association's master policy | |
Interior finishes, contents, liability and loss assessment | The owner's HO-6 policy | |
Floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and water filters | The unit owner's responsibility | |
Flood | A separate flood policy; the lender's requirements are separate |
Lemuria's buildings were permitted under the statewide Florida Building Code; the edition in force on each building's permit date decides its wind and opening-protection standards. The roll shows two build eras, six buildings in 2006 and twelve in 2007, so the permit dates are the documents that settle which edition applied to which building. We do not print an edition year or a design figure here, because the permit record for each building, not a general statement, is what an inspector or insurer relies on.
Under s. 718.111(11), the association insures the building and common elements on a replacement-cost basis, with the replacement cost "determined at least once every 3 years, at minimum" (Florida Statutes 718.111). The master policy must exclude personal property in the unit, and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and water filters are the unit owner's responsibility. The declaration then sets the unit boundary, so an owner reads it alongside the master policy summary.
An HO-6 is the unit owner's condominium policy for interior finishes, contents, liability and loss assessment. Citizens states that its HO-6 "does not cover the exterior of the condominium building," and describes the HW-6 as the wind-only unit-owner form (Citizens residential policies). A standard HO-6 does not pay for flood damage; flood is a separate policy, written through the federal program or a private flood insurer. A quote for the specific unit shows what the owner's policy would carry.
Loss assessment coverage on an HO-6 helps pay an owner's share when the association levies an assessment after a covered loss. Florida's s. 627.714 sets a floor for unit-owner policies: loss assessment coverage of at least $2,000 on policies issued or renewed on or after July 1, 2010, with a deductible of no more than $250 per loss (Florida Statutes 627.714). A Lemuria owner can ask the insurer to quote a higher limit alongside the minimum and compare the two.
The board sets the deductible, and s. 718.111 requires it to be "consistent with industry standards and prevailing practice for communities" (Florida Statutes 718.111). The cost of a master-policy deductible generally becomes a common expense, and the declaration decides how it is shared. The association's insurance summary shows the current deductible, and an owner's loss assessment coverage is the policy line designed for an assessment that follows.
It depends on the unit and the lender. A lender's flood determination for a specific unit decides whether a mortgage requires coverage, and the five Lemuria building addresses we checked split between Zone AE and shaded Zone X. Citizens' phased flood requirement (Coverage A $600,000 from January 1, 2024, $500,000 from January 1, 2025, $400,000 from January 1, 2026, all policies January 1, 2027) exempts condominium unit-owner policies (Citizens flood requirement). Lender requirements are separate from the Citizens rule.
Citizens writes the HO-6 form for condominium unit owners and the HW-6 as a wind-only unit-owner form (Citizens residential policies). Whether a particular Lemuria unit qualifies is decided by Citizens' eligibility check at the time of the application, and the wind-only side has its own tool (Citizens wind-only eligibility). Citizens also publishes its flood rules (Citizens flood page). An independent agent can run the options side by side.
Florida's s. 627.0629 directs insurers to file "actuarially reasonable discounts, credits, or other rate differentials" for windstorm mitigation features, and since October 1, 2023 insurers describe them on their websites; the Office of Insurance Regulation re-evaluates every 5 years (Florida Statutes 627.0629). For a condominium, the building's inspection is usually an association matter, so a buyer asks the association for any wind mitigation report on the building before pricing a policy.
Lemuria's original roofs date from 2006 and 2007 per the roll years, and the association manages roof replacement under the declaration. Florida's s. 627.7011 provides that an insurer cannot refuse to issue or renew solely because a roof is under 15 years old (Florida Statutes 627.7011). The practical question for a buyer is the association's roof plan and records, which the seller's resale package and the association can answer. The My Safe Florida condominium pilot was limited to buildings of three or more stories (Senate analysis); we make no claim about Lemuria's eligibility either way.
The association's master policy carrier, wind deductible, any flood policy, and which windows, doors and lanai items the declaration assigns to owners: Information not available at time of publishing (checked 2026-11-06). The association's insurance summary and the declaration answer all of it, and a buyer can ask for both through the seller.
Lemuria's nearby public schools include Pelican Marsh Elementary, Naples Park Elementary, Pine Ridge Middle, Barron Collier High and Naples High. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
Data updated: November 2026 (Collier County Public Schools 2025-26 grade release, July 2026; road estimates measured November 2026 from Lemuria Circle).
Collier County Public Schools earned a district A for 2025-26, its ninth consecutive year, and ranked sixth of Florida's 67 districts (Collier County Public Schools 2025-26 grade release, July 2026). Florida grades run A to F. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
School | Type | Address | Drive from Lemuria Circle |
|---|---|---|---|
Pelican Marsh Elementary | Public, elementary | 9480 Airport-Pulling Rd | Not measured |
Naples Park Elementary | Public, elementary | 685 111th Ave N | 3.6 mi / 8 min |
Pine Ridge Middle | Public, 6-8 | 1515 Pine Ridge Rd | 2.5 mi / 5 min |
Barron Collier High | Public, 9-12 | 5600 Cougar Dr | Not measured |
Naples High | Public, 9-12 | 1100 Golden Eagle Cir | 5.1 mi / 10 min |
Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
Five public schools are named in listing descriptions and district materials for this part of North Naples: Pelican Marsh Elementary at 9480 Airport-Pulling Rd, Naples Park Elementary at 685 111th Ave N (3.6 mi / 8 min), Pine Ridge Middle at 1515 Pine Ridge Rd (2.5 mi / 5 min), Barron Collier High at 5600 Cougar Dr, and Naples High at 1100 Golden Eagle Cir (5.1 mi / 10 min). Two of the five have no measured drive. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
Listing descriptions name Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High for Lemuria, and that is a listing statement, not a district record. Pelican Marsh Elementary is at 9480 Airport-Pulling Rd, and we did not measure the drive from Lemuria Circle. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
Pine Ridge Middle is a public school for grades 6 to 8 at 1515 Pine Ridge Rd, a 2.5 mile, 5 minute road estimate from Lemuria Circle, measured without traffic. Listing descriptions name it for Lemuria. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name. We print no letter grade for any named school, only the district's own A for 2025-26.
Barron Collier High is a public school for grades 9 to 12 at 5600 Cougar Dr, and we did not measure the drive from Lemuria Circle. Naples High is a public school for grades 9 to 12 at 1100 Golden Eagle Cir, a 5.1 mile, 10 minute road estimate. Listing descriptions name Barron Collier High for Lemuria. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
Use the district's Interactive Zoning Tool and enter the unit's street address. Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name. Because boundaries can change, a confirmation made before an offer is worth repeating before closing, and a listing description, a map or a drive table is never the district's answer.
Drives are from Lemuria Circle, without traffic. The Village School of Naples is at 6000 Goodlette-Frank Rd, 1.8 mi / 4 min. Community School of Naples is at 13275 Livingston Rd, 4.7 mi / 10 min (Community School of Naples). Saint John Neumann Catholic High School is 10.5 mi / 20 min. Seacrest Country Day School is at 7100 Davis Blvd, 10.8 mi / 20 min (Seacrest Country Day School). For a wider list, see our Naples private schools guide.
Florida SouthWestern State College, Collier Campus, is at 7505 Grand Lely Dr, 16.7 mi / 28 min from Lemuria Circle (Florida SouthWestern State College). Florida Gulf Coast University is 20.0 mi / 30 min (Florida Gulf Coast University). Ave Maria University is 28.4 mi / 47 min (Ave Maria University). These are road estimates measured in November 2026, without traffic; in season and at rush hour, real drives run longer.
Lemuria's closest hospital by road is NCH North Naples Hospital at 11190 Health Park Blvd, a 2.7 mile, 6 minute drive. Three more hospitals with emergency rooms sit within about 26 minutes: Physicians Regional Pine Ridge, NCH Baker Hospital and Physicians Regional Collier Boulevard.
Data updated: November 2026 (road estimates measured November 2026 from Lemuria Circle; hospital websites).
Place | Type | Address | Drive from Lemuria Circle |
|---|---|---|---|
NCH North Naples Hospital | Hospital, ER | 11190 Health Park Blvd, Naples 34110 | 2.7 mi / 6 min |
Physicians Regional Medical Center, Pine Ridge | Hospital, ER | 6101 Pine Ridge Rd, Naples 34119 | 6.3 mi / 13 min |
NCH Baker Hospital | Hospital, ER | 350 7th St N, Naples 34102 | 6.9 mi / 14 min |
Physicians Regional Medical Center, Collier Boulevard | Hospital, ER | 8300 Collier Blvd, Naples 34114 | 15.6 mi / 26 min |
Physicians Regional Medical Center, North | Hospital campus | Address not printed | Not measured |
Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
NCH North Naples Hospital, at 11190 Health Park Blvd, Naples 34110, is a 2.7 mile, 6 minute road estimate from Lemuria Circle, the shortest measured drive to a hospital with an emergency room (NCH North Naples Hospital). The main NCH phone is 239-624-5000 (NCH). We print no wait time, bed count or trauma level, since none of those is a record we read. For an emergency, call 911.
Three more, measured from Lemuria Circle without traffic. Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Rd, is 6.3 mi / 13 min (Physicians Regional Pine Ridge). NCH Baker Hospital, at 350 7th St N, is 6.9 mi / 14 min. Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Blvd, is 15.6 mi / 26 min (Physicians Regional Collier Boulevard). A North campus is also listed (Physicians Regional North); we did not measure it.
NCH lists urgent and immediate care locations, and its online check-in opens at 8:30 a.m. for Urgent Care and 9:30 a.m. for Immediate Care (NCH urgent care). We print no urgent care address or drive here, because we did not measure one. Check the NCH page for the location and current hours before you go, and use the emergency room at NCH North Naples Hospital, 2.7 mi / 6 min, for an emergency.
NCH announced a $350 million-plus pavilion at North Naples Hospital in January 2026 (NCH announcement, January 2026). No groundbreaking date is printed here, because none was confirmed in the announcement we read. The project is a hospital plan and not a statement about home values at Lemuria, and we make no value claim from it.
NCH main: 239-624-5000 (NCH). Physicians Regional Pine Ridge: (239) 348-4000 (Physicians Regional Pine Ridge). Physicians Regional Collier Boulevard: (239) 354-6000 (Physicians Regional Collier Boulevard). These numbers come from each hospital's own site and can change, so confirm on the hospital's page before relying on one outside an emergency. In an emergency, call 911.
Lemuria is 1.2 road miles, about 3 minutes, from Mercato, 3.2 road miles from Artis-Naples and Waterside Shops, 8.0 miles from Naples Airport and 28.1 miles from Southwest Florida International Airport. Every figure here is a road estimate from Lemuria Circle, never a straight-line distance.
Data updated: November 2026 (road estimates measured November 2026 from Lemuria Circle).
Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
We measured drive times from Lemuria Circle with one routing method, so every row in the table is comparable with the others.
Destination | Drive miles | Drive minutes |
|---|---|---|
Mercato (9132 Strada Pl) | 1.2 | 3 |
Whole Foods Market at Mercato (9101 Strada Pl) | 1.7 | 4 |
Vanderbilt Beach Library (788 Vanderbilt Beach Rd) | 1.7 | 4 |
Artis-Naples (Naples Philharmonic, The Baker Museum) | 3.2 | 7 |
Waterside Shops | 3.2 | 7 |
North Collier Regional Park | 4.7 | 11 |
Delnor-Wiggins Pass State Park | 5.0 | 12 |
Fifth Avenue South, downtown Naples | 7.3 | 14 |
Naples Airport (APF) | 8.0 | 15 |
Third Street South | 8.3 | 17 |
Naples Botanical Garden | 10.2 | 20 |
Florida Gulf Coast University | 20.0 | 30 |
Southwest Florida International Airport (RSW) | 28.1 | 39 |
Fort Myers City Hall | 35.3 | 46 |
Selling a coach home at Lemuria? Get a free home valuation priced by unit size and building year, or call Jesse direct at (239) 898-6072. Buying at Lemuria? Call Marc at (239) 287-5873 or start at our buyer page.
Mercato, at 9132 Strada Pl, is 1.2 road miles and about 3 minutes from Lemuria Circle, and Whole Foods Market at Mercato, at 9101 Strada Pl, is 1.7 mi / 4 min. Mercato lists hours of Monday to Saturday 10am to 9pm and Sunday 12pm to 6pm, with retail, dining, office and entertainment (Mercato). The road distance of 1.2 miles is the fact; we do not describe it as walkable.
Artis-Naples, home of the Naples Philharmonic and The Baker Museum, is 3.2 road miles and about 7 minutes from Lemuria Circle. The venue describes "more than 300 concerts, art exhibitions and educational events each year" (Artis-Naples). Its main site lists the current calendar (Artis-Naples). The drive is a road estimate measured without traffic.
The route is west on Vanderbilt Beach Road to the Gulf; we print no drive figure for the beach, because the routing we used gave none for it. Lemuria Circle leads by Lemuria Drive to Goodlette-Frank Road, which runs north to Vanderbilt Beach Road. Our Vanderbilt Beach guide describes the area, and our Naples beach parking guide is the place for parking questions.
Delnor-Wiggins Pass State Park is 5.0 road miles and about 12 minutes from Lemuria Circle. It is a state park in North Naples with a beach and a boat ramp. North Collier Regional Park, at 15000 Livingston Rd, is 4.7 mi / 11 min. Veterans Community Park and Pelican Bay Community Park are also nearby; we measured no drive for those two.
Whole Foods Market at Mercato, at 9101 Strada Pl, is 1.7 road miles and about 4 minutes from Lemuria Circle. Publix at the Marketplace at Pelican Bay, at 8833 Tamiami Trl N, is a nearby store as well (Publix). Trader Joe's and Sprouts are also named in the area. Walgreens and CVS pharmacies are on Tamiami Trail North and Vanderbilt Beach Road. We measured a drive only for Whole Foods.
Waterside Shops is 3.2 road miles and about 7 minutes from Lemuria Circle, the same figure as Artis-Naples. The center describes "more than 60 specialty stores" (Waterside Shops). Like every figure in the table, it is a road estimate measured without traffic, and in season real drives run longer.
Fifth Avenue South is 7.3 road miles and about 14 minutes from Lemuria Circle, and Third Street South is 8.3 miles and about 17 minutes. Naples Botanical Garden is 10.2 miles and about 20 minutes. All are road estimates measured in November 2026, without traffic, and we describe them as drives and nothing more.
Naples Airport (APF) is 8.0 road miles and about 15 minutes from Lemuria Circle. It is a general aviation airport with more than 100,000 takeoffs and landings a year and U.S. Customs clearance (Naples Airport). Southwest Florida International Airport (RSW), the airline airport, is 28.1 miles and about 39 minutes. For I-75 the route is Immokalee Road or Pine Ridge Road east to I-75; we print no interchange drive figure.
Road routes from Lemuria leave Lemuria Circle by Lemuria Drive to Goodlette-Frank Road, which leads north to Vanderbilt Beach Road and south toward Pine Ridge Road. Goodlette-Frank Road is a county road (CR 851) and Vanderbilt Beach Road is CR 862. On the busiest roads, in season and at rush hour, real drives run longer than the table shows. Construction began the week of July 7, 2026 on a widening of Vanderbilt Beach Road.
Lemuria sits off Goodlette-Frank Road, so road work on Vanderbilt Beach Road and Goodlette-Frank Road is the planned change most likely to touch its routes. Four public road items are dated here, plus one hospital plan, and nothing is planned inside Lemuria on any record read.
Data updated: November 2026 (local business press, July 2026; Collier County and FDOT announcements, read November 6, 2026).
Item | Date | What | Source |
|---|---|---|---|
Vanderbilt Beach Road widening | Construction began the week of July 7, 2026 | 1.8-mile widening from four to six lanes between US 41 and just east of Goodlette-Frank Road; a $28.4 million project of about two years | Local business press, July 2026 |
Vanderbilt Beach Road Extension, Phase I | Opened June 12, 2026 | Phase I, east of Collier Boulevard | Collier County, June 12, 2026 |
Goodlette-Frank Road widening | No construction date confirmed | Design services sought between Vanderbilt Beach Road and Immokalee Road | Collier County design solicitation |
I-75 and Immokalee Road interchange | No construction date set | Diverging diamond interchange under study | FDOT study |
NCH North Naples Hospital pavilion | Announced January 2026 | $350 million-plus pavilion | NCH announcement, January 2026 |
We attach no value claim to any item in the table.
Construction began the week of July 7, 2026 on a 1.8-mile widening of Vanderbilt Beach Road from four to six lanes between US 41 and just east of Goodlette-Frank Road, a $28.4 million project of about two years; reporting on the project says traffic will drop to one lane in each direction for about two months in spring 2027 (local business press, July 2026). Lemuria's route to Vanderbilt Beach Road is by Goodlette-Frank Road.
Collier County has sought design services to widen Goodlette-Frank Road between Vanderbilt Beach Road and Immokalee Road; no construction date is confirmed. Goodlette-Frank Road is the road Lemuria's entry meets, so the item is worth following. A design solicitation is not a schedule, and we print no date, cost or lane count for it.
Phase I of the Vanderbilt Beach Road Extension, east of Collier Boulevard, opened to traffic on June 12, 2026. It is a different stretch of road from the widening west of Goodlette-Frank Road, and we state it as a dated public event, not a prediction about Lemuria's routes.
FDOT is studying a diverging diamond interchange at I-75 and Immokalee Road; no construction date is set. Lemuria's route to I-75 is Immokalee Road or Pine Ridge Road east to I-75, and we print no drive figure to either interchange. A study is not a project schedule.
Nothing is planned inside Lemuria on any record read. All 72 units have been on the county roll since 2007; the zoning record shows no planned addition. Nearby, NCH announced a $350 million-plus pavilion at North Naples Hospital in January 2026, which we list as a dated announcement and not as a claim about prices.
Lemuria is a 72-unit condominium of 18 four-unit buildings with county roll years of 2006 and 2007. Aviano Coach Homes shares the 2006 start and four-unit buildings; Osprey Pointe at Pelican Marsh, Castillo at Tiburon and Les Chateaux differ in unit count, building layout and roll years, as the county roll shows.
Data updated: November 2026 (Collier County roll and recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
We read the county's roll for every one of the 18 Lemuria buildings and for each comparison community, so the inventory table counts units on the roll and nothing else.
Community | ZIP | Units on the roll | Buildings and layout | Roll years | County heated sq ft |
|---|---|---|---|---|---|
Lemuria | 34109 | 72 | 18 buildings of 4 | 2006 to 2007 | 2,408 / 2,883 |
Aviano Coach Homes | 34105 | 36 | 9 buildings of 4 | 2006 | 2,063 / 2,564 |
Osprey Pointe at Pelican Marsh | 34109 | 96 | 26 addresses (22 of 4, 4 of 2) | 2001 to 2003 | 2,060 / 2,748 |
Castillo at Tiburon | 34109 | 102 | 34 buildings of 3 | 2001 to 2003 | 2,159 / 2,420 / 2,502 |
Les Chateaux | 34109 | 96 | 12 buildings of 8 | 1996 to 2000 | 2,216 / 2,515 |
Community | 12 months | 24 months | 60 months |
|---|---|---|---|
Lemuria | 1 sale, $875,000 (under 10 sales: no median) | 4 sales, $675,000 to $880,000 (under 10 sales: no median) | 13 sales, $675,000 to $980,000, median $870,000, median $338 per county heated sq ft |
Aviano Coach Homes | 2 sales, $495,000 to $620,000 (under 10 sales: no median) | 4 sales, $495,000 to $620,000 (under 10 sales: no median) | 11 sales, $470,000 to $642,500, median $555,000, median $245 per county heated sq ft |
Osprey Pointe at Pelican Marsh | 5 sales, $780,000 to $1,600,000 (under 10 sales: no median) | 10 sales, $780,000 to $1,600,000, median $1,175,000, median $470 per county heated sq ft | 29 sales, $725,000 to $1,600,000, median $1,050,000, median $449 per county heated sq ft |
Castillo at Tiburon | 9 sales, $1,000,000 to $1,575,000 (under 10 sales: no median) | 15 sales, $1,000,000 to $1,900,000, median $1,350,000, median $558 per county heated sq ft | 38 sales, $750,000 to $2,000,000, median $1,300,000, median $556 per county heated sq ft |
Les Chateaux | 5 sales, $850,000 to $1,349,000 (under 10 sales: no median) | 8 sales, $850,000 to $1,349,000 (under 10 sales: no median) | 21 sales, $775,000 to $1,400,000, median $1,075,000, median $432 per county heated sq ft |
These are Collier County qualified recorded sales of condominium units over $100,000 and county roll counts only; each community's buildings, documents, fees, memberships and amenities differ, and a median moves with the mix of units that happened to sell.
Other North Naples communities we cover include Pelican Marsh and Tiburon, both master-planned golf communities.
Weighing Lemuria against these communities? Get a free home valuation for your Lemuria coach home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start at our buyer page.
Aviano Coach Homes is the closest match in layout: nine buildings of four units with two sizes, 2,063 and 2,564 sq ft, and a 2006 roll year (Aviano). Lemuria and Aviano are the only two communities in this set whose roll years start in 2006. Lemuria has 72 units to Aviano's 36, and its sizes run 2,408 and 2,883 sq ft. In 60 months Lemuria recorded 13 sales at a $870,000 median, and Aviano 11 at a $555,000 median.
Osprey Pointe at Pelican Marsh also has two sizes, 2,060 and 2,748 sq ft, in mostly four-unit buildings: 22 addresses of four units and 4 of two, with 96 units on the roll in 2001 to 2003 (Osprey Pointe). In 60 months it recorded 29 qualified sales from $725,000 to $1,600,000, at a $1,050,000 median, or $449 per county heated sq ft. Lemuria's 13 sales ran $675,000 to $980,000 at $870,000, or $338 per county heated sq ft.
Castillo at Tiburon has 102 units on the roll in 34 buildings of three, three sizes (2,159, 2,420 and 2,502 sq ft), and roll years of 2001 to 2003 (Castillo at Tiburon). In 60 months it recorded 38 qualified sales from $750,000 to $2,000,000, at a $1,300,000 median, or $556 per county heated sq ft, the deepest sales record in this set. Lemuria's building layout is four units, two sizes and two roll years.
Les Chateaux has 96 units on the roll in 12 buildings of eight, two sizes (2,216 and 2,515 sq ft), and roll years of 1996 to 2000. In 60 months it recorded 21 qualified sales from $775,000 to $1,400,000, at a $1,075,000 median, or $432 per county heated sq ft. Eight units per building is the sharpest layout difference from Lemuria's four, and the roll years are older. We make no claim about Les Chateaux's gate, fees, amenities or distance.
They are not like-for-like. The county roll shows widely mixed unit sizes at Mission Square and Vanderbilt Galleria, while Lemuria's roll shows exactly two sizes, 2,408 and 2,883 sq ft, in identical four-unit buildings. For that reason we print no sale figures for them and do not put them in the comparison tables. A buyer choosing between them and Lemuria compares sizes and layouts first.
On the record: it has two roll years, 2006 and 2007, with 24 units from 2006 and 48 from 2007, and only Aviano also starts in 2006. It has 72 units, fewer than Osprey Pointe, Castillo at Tiburon and Les Chateaux and more than Aviano. Its sizes of 2,408 and 2,883 sq ft are both above Aviano's 2,063 and 2,564. Castillo at Tiburon (38) and Osprey Pointe (29) recorded the most qualified sales in 60 months, against Lemuria's 13.
By county heated area alone: Lemuria's 2,883 sq ft is the largest single size in this set, ahead of Osprey Pointe's 2,748, Aviano's 2,564, Castillo at Tiburon's 2,502 and Les Chateaux's 2,515. Lemuria's smaller plan, 2,408 sq ft, sits between Castillo at Tiburon's 2,420 and Aviano's 2,063. Decide by product: unit count, building layout, sizes, roll-year era, sales depth and the tax line. Which floor holds which Lemuria plan is settled by the recorded condominium plat, and the nearby sentence in this section lists neighboring communities with their own pages.
Lemuria's strengths on the record are 72 coach-home condominium units in 18 four-unit buildings, a pool and two tennis courts on public map data, 1.2 road miles to Mercato and 13 qualified sales in 60 months. Its trade-offs are thin sales, a split flood map, Evacuation Zone B and no published fee, lease or pet terms.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 133; county copy of the 2024 FEMA flood map panel 12021C0381J, read November 6, 2026; Collier County roll and zoning records, read November 6, 2026; road estimates measured November 2026 from Lemuria Circle).
We read the 2026 county tax roll for all 72 units, the county's roll for every one of the 18 buildings and both unit sizes, and the county's zoning and planned unit development records for Lemuria; each line here comes from those records, the county sales file or our road estimates.
Strength on the record | What the record shows |
|---|---|
Product | 72 coach-home condominium units in 18 four-unit buildings, in two county heated sizes: 2,408 and 2,883 sq ft, 36 of each |
Structure | one condominium and one association, governed by Chapter 718, Florida Statutes |
Amenities on map data | a community pool and two tennis courts appear inside Lemuria on public map data |
Roads | Mercato 1.2 road miles (3 minutes), NCH North Naples Hospital 2.7 (6 minutes), Artis-Naples 3.2 (7 minutes) |
Sales | 13 qualified sales in 60 months, $675,000 to $980,000 |
Districts | the county's community development district map shows no district covering Lemuria |
Building era | built in 2006 and 2007; listing descriptions call the buildings two-story |
Build-out | all 72 units on the county roll since 2007; the zoning record shows no planned addition |
Trade-off on the record | What the record shows |
|---|---|
Thin sales | 1 qualified sale in 12 months and 8 in 36, so no short-window median |
Flood map | of five building addresses checked, three in Zone AE and two in shaded Zone X |
Evacuation | Evacuation Zone B |
Fees, leasing, pets | no fee figure and no lease or pet terms on any public record |
Developer | on no source we can cite |
Gate and clubhouse | listing claims that public map data does not show |
Roofs and systems | original roofs date from the 2006 and 2007 roll years, about 19 to 20 years old by roll year |
Road work | Vanderbilt Beach Road widening began the week of July 7, 2026, a project of about two years |
Lemuria's strengths on the record: one condominium of 72 coach-home units in 18 four-unit buildings, with two county heated sizes (2,408 and 2,883 square feet, 36 of each) and one association under Chapter 718. A community pool and two tennis courts appear inside Lemuria on public map data. Road estimates run 1.2 miles (3 minutes) to Mercato, 2.7 miles (6 minutes) to NCH North Naples Hospital and 3.2 miles (7 minutes) to Artis-Naples. The 60 months of sales run from $675,000 to $980,000 on 13 qualified sales. The county's community development district map shows no district covering Lemuria. The buildings date from 2006 and 2007 and, per listing descriptions, are two stories, which on the statutes' face places them outside Florida's milestone inspection and structural integrity reserve study programs (the association confirms its own position). All 72 units have been on the county roll since 2007.
Lemuria's trade-offs: sales are thin, with 1 qualified sale in the last 12 months at $875,000 and 13 in 60 months; of five Lemuria building addresses checked against the county's copy of the 2024 FEMA flood map, three fall in Zone AE and two in shaded Zone X, and the other 13 buildings were not checked one by one; the community is in Evacuation Zone B; no fee figure, lease term or pet term is published on any public record; the developer is on no source we can cite; the gate and clubhouse are listing claims that public map data does not show; and the original roofs date from the 2006 and 2007 roll years. Construction began the week of July 7, 2026 on a widening of Vanderbilt Beach Road, a project of about two years. A lender's flood determination for a specific unit can differ from these readings; ask for the determination and any elevation certificate for the building.
The county record describes what has sold; it does not forecast. The 60 months through mid-October 2026 show 13 qualified sales from $675,000 to $980,000 at an $870,000 median, or $338 per county heated square foot, and the newest qualified sale is May 6, 2026. Over 36 months, 2,408 sq ft units show 5 sales from $675,000 to $895,000 and 2,883 sq ft units show 3 sales from $875,000 to $980,000. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. The decision turns on unit size, building year, the building's flood determination and the association's documents.
Before an offer at Lemuria, verify in writing:
Ask the lender: what a lender requires for a condominium unit at Lemuria, including any condominium questionnaire or flood determination, is the lender's answer, not ours. A buyer from out of state can ask the title company whether a remote closing is available.
Buying at Lemuria? Call Marc at (239) 287-5873, or read about how we represent buyers. Selling a coach home at Lemuria? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Lemuria sellers get the strongest result when a coach home is priced from Collier County's recorded sales, because the county shows 13 qualified sales in the 60 months through mid-October 2026, from $675,000 to $980,000, median $870,000. McGreevy and Comisar price each unit from the county record, not a portal estimate.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 133; our analysis).
If you're searching for the best listing agent at Lemuria, or thinking, "I need to sell my coach home at Lemuria...", choose a team that reads the market from the record. We tracked every qualified recorded sale the county file holds for Lemuria's 72 units, 141 sales from 2006 through mid-October 2026, and read the 2026 county tax roll for all 72 units. We price each unit by its county heated size, 2,408 or 2,883 square feet, and its building year, 2006 or 2007. Read what we bring as some of the best real estate agents in Naples.
Collier County's file shows these qualified recorded sales across Lemuria's 72 units, with the window named beside each figure; the newest qualified sale is May 6, 2026.
Window, county records through October 16, 2026 | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|
60 months | 13 | $675,000 to $980,000 | $870,000 | $338 |
36 months | 8 | $675,000 to $980,000 | no median (under 10 sales) | none |
24 months | 4 | $675,000 to $880,000 | no median (under 10 sales) | none |
12 months | 1 | $875,000 | no median (under 10 sales) | none |
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. With 72 units, Lemuria records few sales in any year: 1 qualified sale in the last 12 months and 13 in 60 months, so each sale moves the figures and no short-window median is printed. Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale.
Selling a coach home at Lemuria? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Lemuria? Call Marc at (239) 287-5873, or read about how we represent buyers.
We give no number for one unit without looking at it. We build it from Collier County's qualified recorded sales, starting with the unit's county heated size and building year. Over 36 months, 2,408 sq ft units show 5 sales from $675,000 to $895,000 and 2,883 sq ft units show 3 sales from $875,000 to $980,000; the 2006 buildings show 2 sales, $870,000 and $875,000, and the 2007 buildings 6 sales from $675,000 to $980,000. The 2026 county roll just value (median $642,110) is a tax figure, not a price.
Start with our free home valuation; our Naples home valuation page explains the method.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Buying at Lemuria instead? Call Marc at (239) 287-5873, or read about buying a home in Naples.
Start with a price built from the county record for your unit's size and building year. Then gather the resale package under s. 718.503(2) and the flood disclosure under s. 689.302, and request the estoppel certificate early under s. 718.116.
The county file records closing dates, not days on market, so we print no days-on-market figure. What it shows is pace: Collier County recorded 9 qualified sales in 2021, 2 in 2022, 1 in 2023, 5 in 2024, 2 in 2025 and 1 in 2026 through mid-October. With so few sales a year, the comparable sales for one size are few, and we make no forecast.
We make no forecast; the windows say what has happened. The last 12 months hold 1 qualified sale, at $875,000, and the 24 months hold 4, from $675,000 to $880,000; the 36 months hold 8, from $675,000 to $980,000. The 60-month median is $870,000 on 13 sales, above the 120-month median of $655,000 on 31 sales. The 120-month and all-time figures reach back to the first sales of new units in 2006 and 2007 and to the years after 2008, so they describe the community's whole record, not today's prices.
The resale package under s. 718.503(2), an early request for the estoppel certificate, the flood disclosure under s. 689.302, permits for any interior work, a summary of the association's insurance and any wind mitigation information you hold, and your 2026 tax bill.
Over the last 36 months, 2,408 sq ft units show 5 sales from $675,000 to $895,000 and 2,883 sq ft units show 3 sales from $875,000 to $980,000; the two sizes' ranges overlap between $875,000 and $895,000. By building year: 2006 buildings, 2 sales, $870,000 and $875,000; 2007 buildings, 6 sales, $675,000 to $980,000. Every group is under 10 sales, so no group median prints.
Buyers ask first for the association documents, then for the building's flood determination, the roof's age, the leasing and pet rules and the insurance picture; the declaration, the estoppel certificate and the lender's determination answer those questions.
Lemuria buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Lemuria coach home from Collier County's recorded sales rather than a portal estimate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a coach home at Lemuria? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Lemuria? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors at Lemuria, and the reviews on the team's Google Business Profile describe what a seller or buyer at Lemuria needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Lemuria buyers ask where the community is, what is in it, who built it, what the association charges and allows, what the flood map shows and what units have sold for. Each answer draws on a county record, a statute or a public report, and where a fact is not published we say what to ask for.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 133; county copy of the 2024 FEMA flood map panel 12021C0381J, read November 6, 2026; Collier County roll and zoning records, read November 6, 2026; road estimates measured November 2026 from Lemuria Circle).
Lemuria sits off Goodlette-Frank Road, south of Vanderbilt Beach Road, in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34109. Road routes from Lemuria leave Lemuria Circle by Lemuria Drive to Goodlette-Frank Road, which leads north to Vanderbilt Beach Road and south toward Pine Ridge Road.
Lemuria is a condominium of 72 coach homes in 18 four-unit buildings on Lemuria Circle in Naples, Florida 34109, recorded with Collier County as one condominium, with county roll years of 2006 and 2007.
Lemuria has 72 condominium units in 18 buildings of four. County heated area is either 2,408 or 2,883 square feet: every one of the 18 buildings holds two units of each size, 36 of each in all. Listing living areas often run above the county heated figure because listings may count different space; the county figure is the one record that covers all 72 units.
Yes. "Coach home" is a marketing term; the legal form is a condominium. Under s. 718.103, a condominium is a form of ownership in which each unit is owned separately with an undivided share in the common elements. Each Lemuria unit is its own tax parcel, and the declaration sets the unit's exact boundary.
Lemuria's buildings reached the county roll in two years: six buildings and 24 units in 2006, then twelve buildings and 48 units in 2007. Collier County rezoned the land to the Lemuria planned unit development on December 16, 2003. The developer is named in the recorded declaration of condominium and the county's building records.
According to listing descriptions, Lemuria coach homes have three bedrooms plus a den, some marketed as four bedrooms, and three baths. The county roll does not record bedroom counts, so the unit's own records and the recorded plat settle the layout for any unit you are considering.
Listing descriptions describe Lemuria as gated, but a gate is not shown on public map data, so we do not state it as fact. Ask the association how any gate operates and read the declaration before relying on the listing description.
A community pool (one) and two tennis courts appear inside Lemuria on public map data. A clubhouse and fitness room are described in listing descriptions only. No golf course is part of Lemuria, and no golf membership is tied to it on any record read.
The state's corporate registry lists Lemuria Condominium Association, Inc., a Florida not-for-profit corporation registered in 2006 and listed as active. Because Lemuria is a condominium, Chapter 718 of the Florida Statutes governs it, and the declaration, bylaws and rules come from the seller on resale under s. 718.503(2).
Lemuria's association assessment, what it covers, any capital contribution or transfer fee on a sale and any current special assessment: Information not available at time of publishing (checked 2026-11-06). The association's budget sets the assessment and the estoppel certificate states what a unit owes at closing. Ask for the budget and the estoppel certificate before an offer. The county's community development district map shows no district covering Lemuria, and no district levy appears among the 2026 millage lines for its units; each bill carries one non-ad valorem charge of $270 at most, which the bill itself names.
The county's community development district map shows no district covering Lemuria, and no district levy appears among the 2026 millage lines for its units; each bill carries one non-ad valorem charge of $270 at most, which the bill itself names.
The declaration and its recorded amendments decide. Under s. 718.110(13), "An amendment prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment."
The declaration and the association's rules decide, and they are provided by the seller on resale. Assistance animals are a separate matter: federal fair housing rules govern them, not a pet limit.
Under s. 718.503(2), a non-developer seller provides, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of any milestone inspection report if applicable, a governance form from the state and the "Frequently Asked Questions and Answers" document.
On the county's copy of the 2024 FEMA flood map (panel 12021C0381J, effective February 8, 2024), Lemuria's buildings do not share one zone: of five Lemuria building addresses we checked, three fall in Zone AE, a special flood hazard area, and two in shaded Zone X, the 0.2 percent annual chance area; the other 13 buildings were not checked one by one. A lender's flood determination for a specific unit can differ from these readings; ask for the determination and any elevation certificate for the building.
A lender's requirements are separate and decide it for a financed purchase, so ask the lender. FEMA states that "The NFIP's pricing approach does not use flood zones to determine flood risk" under Risk Rating 2.0. Citizens' phased flood requirement exempts condominium unit-owner policies, per Citizens. Whether the association carries a flood policy is a question for its insurance records.
Lemuria is in Collier County's hurricane Evacuation Zone B; check your own address before each season and follow the order for your zone.
Lemuria is in millage area 133, which totals 9.3696 mills for 2026. Across all 72 units the median total 2026 tax is $5,333, in a range from $395 to $6,634, on a median 2026 county roll just value of $642,110. Each bill also carries one non-ad valorem charge of $270 at most, and 52 of the 72 units are homestead-exempt.
Collier County Public Schools earned a district A for 2025-26, its ninth consecutive year, and ranked sixth of Florida's 67 districts. Pine Ridge Middle is 2.5 road miles (5 minutes) from Lemuria Circle, Naples Park Elementary 3.6 miles (8 minutes) and Naples High 5.1 miles (10 minutes). Collier County Public Schools assigns schools by address and can change boundaries; confirm the school for any Lemuria unit with the district's Interactive Zoning Tool before relying on a name.
NCH North Naples Hospital, at 11190 Health Park Blvd, is 2.7 road miles, about 6 minutes, from Lemuria Circle. Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
Mercato is 1.2 road miles, about 3 minutes, from Lemuria Circle. Naples Airport (APF) is 8.0 miles, about 15 minutes, and Southwest Florida International Airport (RSW) is 28.1 miles, about 39 minutes. Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
Collier County shows 13 qualified recorded sales in the 60 months through mid-October 2026, from $675,000 to $980,000, median $870,000, or $338 per county heated square foot. The last 12 months hold 1 qualified sale, $875,000, and the newest qualified sale is May 6, 2026. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
No. This page is about Lemuria, the 72-unit coach-home condominium on Lemuria Circle off Goodlette-Frank Road, Naples 34109. It is not Mercato or the Residences at Mercato, Mission Square, Vanderbilt Galleria, Pelican Marsh, the lost continent of myth, or any Lemuria resort in the Seychelles or Tulum.
Lemuria sellers ask what a coach home is worth, how long a sale takes, what a buyer must receive, how estoppel certificates, flood disclosure and homestead work, and how to list. Each answer draws on a county record, a statute or a public report, and we make no forecast.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 133; county copy of the 2024 FEMA flood map panel 12021C0381J, read November 6, 2026; Florida Statutes, read November 6, 2026).
Start with a price built from the county record for your unit's size and building year, 2,408 or 2,883 square feet and 2006 or 2007. Then gather the resale package under s. 718.503(2) and the flood disclosure under s. 689.302, and request the estoppel certificate early. Our free home valuation is the first step.
We give no number for one unit without looking at it. We start from Collier County's qualified recorded sales for the unit's size and building year: over 36 months, 2,408 sq ft units show 5 sales from $675,000 to $895,000 and 2,883 sq ft units show 3 sales from $875,000 to $980,000. The 60-month median is $870,000 on 13 sales. See our Naples home valuation page for the method.
Match the unit's county heated size and building year to the county's qualified sales. In the last 36 months Lemuria recorded 8 qualified sales, from $675,000 to $980,000: five of the 2,408 sq ft size, three of the 2,883 sq ft size, two in the 2006 buildings and six in the 2007 buildings. The newest is $875,000 on May 6, 2026, a 2,883 sq ft unit in a 2006 building. We pull the full list for you.
The record shows both sizes selling across overlapping ranges. Over 36 months, 2,408 sq ft units show 5 sales from $675,000 to $895,000 and 2,883 sq ft units show 3 sales from $875,000 to $980,000, and the two ranges overlap between $875,000 and $895,000. With so few sales, each one moves the range, so we make no claim beyond the counts and ranges.
Lemuria's buildings reached the county roll in two years: six buildings in 2006 and twelve in 2007. Over 36 months, the 2006 buildings show 2 sales, $870,000 and $875,000, and the 2007 buildings show 6 sales from $675,000 to $980,000. Lemuria's buildings were permitted under the statewide Florida Building Code; the edition in force on each building's permit date decides its wind and opening-protection standards.
Buyers and lenders look at it. On the county's copy of the 2024 FEMA flood map (panel 12021C0381J, effective February 8, 2024), of five Lemuria building addresses we checked, three fall in Zone AE and two in shaded Zone X; the other 13 buildings were not checked one by one. A lender's flood determination for a specific unit can differ from these readings; ask for the determination and any elevation certificate for the building.
The county roll just value is a tax figure, set for the 2026 tax roll, not a price a buyer paid. Across Lemuria's 72 units the median 2026 county roll just value is $642,110, in a range from $619,960 to $679,260, while the 60-month median of qualified recorded sales is $870,000.
The county file records closing dates, not days on market. With 72 units, Lemuria records few sales in any year: 1 qualified sale in the last 12 months and 13 in 60 months, so each sale moves the figures and no short-window median is printed. Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06).
We make no forecast; the windows say what has happened. The last 12 months hold 1 qualified sale at $875,000, the 24 months hold 4 from $675,000 to $880,000 and the 60 months hold 13 from $675,000 to $980,000. We can tell you where a specific unit sits against those sales when you ask for a valuation.
With so few Lemuria sales in any year, 9 in 2021 and 1 in 2026 through mid-October, we make no claim about which month sells best. What we can say is practical: a buyer touring in season will find that real drives run longer than road estimates. Drive figures are road estimates measured in November 2026 from Lemuria Circle, without traffic; in season and at rush hour on Goodlette-Frank Road, Vanderbilt Beach Road, US 41 and Pine Ridge Road, real drives run longer.
McGreevy and Comisar are the team Lemuria sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. We price from the county record, read the association paperwork first and request the estoppel certificate early. Start with a free home valuation.
Under s. 718.503(2), a non-developer seller provides, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of any milestone inspection report if applicable, a governance form from the state and the "Frequently Asked Questions and Answers" document.
An estoppel certificate states what a unit owes the association at closing. Under s. 718.116, it must be issued within 10 business days of a request or no fee may be charged, and the association designates on its website who takes requests. We print no fee figure, because none is on a public record.
The purchase contract decides who pays; the statute sets the timing, not the payer. The statutory form asks whether a capital contribution, resale, transfer or other fee is due and whether any rule violation has been noticed, so those are the lines both sides read. We request it early on every Lemuria listing.
An owner is liable for assessments that come due while holding title (s. 718.116), and the estoppel certificate states what a unit owes at closing. Any amount due is settled through the closing, so a seller should expect the title company to ask for it.
The declaration decides whether the association approves buyers or tenants and how long that takes. It is provided by the seller on resale under s. 718.503(2). Read it before you list, so the timing is in the contract from the start.
The statute says the certificate must be issued within 10 business days of a request or no fee may be charged (s. 718.116). A late certificate can still push a closing date, so we request it early and plan the closing date around it.
The estoppel certificate discloses amounts owed, and the purchase contract allocates who pays any assessment that is pending at closing. We make no claim about value. If the association has adopted or is considering a special assessment, a buyer will ask about it, so know the answer before you list.
Florida's seller flood disclosure law, s. 689.302, requires a residential seller to disclose known flood damage and flood claims.
Yes. Under s. 627.0629, insurers must file "actuarially reasonable discounts, credits, or other rate differentials" for windstorm mitigation features. For a condominium, the building's inspection is usually an association matter, so ask the association for its records and the master policy summary before you list.
It can. Under s. 627.7011, an insurer cannot refuse to issue or renew solely because a roof is under 15 years old. Lemuria's original roofs date from the 2006 and 2007 roll years, and the association manages roof replacement under the declaration, so ask the association for roof records before you list.
Condition is negotiable in the purchase contract, but the documents and disclosures a seller owes still apply: the resale package under s. 718.503(2) and the flood disclosure under s. 689.302.
Check the declaration and the board's rules for alterations first. The declaration sets the unit's boundary under s. 718.103, which decides who owns garage, lanai and air-conditioning equipment, and interior work needs permits. We make no value claim for any update; a valuation tells you what recent sales of your size and building year show.
Not necessarily. After a change of ownership the unit is assessed at just value as of the next January 1, so a buyer's first bill resets toward just value. The roll's median 2026 bill is $5,333 across Lemuria's 72 units, and 52 of the 72 are homestead-exempt with capped assessed values. Save Our Homes caps a homestead's yearly assessment change at the lower of 3 percent or CPI (s. 193.155).
Often, through portability, up to $500,000, under s. 193.155. The details depend on your next home and the timing, so confirm them with the county tax office or your tax advisor before closing.
It ends with the sale, and the buyer applies in the buyer's own name. The exemption requires title and permanent residence on January 1 (s. 196.031), so a buyer who moves in after January 1 applies for a later tax year.
That is a question for your tax advisor, and the Internal Revenue Service guidance on selling your home is the starting point. We print no figures, because the answer depends on your own situation and records.
The lease and the condominium documents govern. Read the lease term and any association approval rules, and tell us early so the buyer and the estoppel certificate reflect it. Renting also ends homestead eligibility for that unit in the years it is not the owner's permanent residence (s. 196.031).
Yes. The same documents and disclosures apply to any seller: the resale package, the estoppel certificate and the flood disclosure. A listing team adds a price built from the county record, exposure to buyers and a managed path from contract to closing. Start with a free home valuation either way.
Use the county heated figure, 2,408 or 2,883 square feet, as the anchor. Listing living areas at Lemuria often run above the county heated figure because listings may count different space; the county figure is the one record that covers all 72 units.
Lead with what public map data shows: a community pool and two tennis courts appear inside Lemuria. Describe the gate, clubhouse and fitness room only as the association's own documents confirm them, because listing descriptions are not a public record. Do not list an amenity you cannot document.
Whether a remote closing is available is a question for the title company. We handle the listing, showings and paperwork on our side and coordinate with you and the closing agent; call Jesse direct at (239) 898-6072.
We price from Collier County's qualified recorded sales for your unit's size and building year, request the estoppel certificate early, assemble the resale package and flood disclosure, and put the facts buyers ask about first in front of them: the building's year, the size, the flood determination and the association documents. Get a free home valuation to start.
Lemuria sellers and buyers work with McGreevy and Comisar because we price from the county record and read the association paperwork first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the unit size and building year, and we start from the recorded sales for that size.
Selling a coach home at Lemuria? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Lemuria? Call Marc at (239) 287-5873, or read about how we represent buyers. Read how we sell a home in Naples or about buying a home in Naples, and contact us any time.
Get a free home valuation and we build your price from Collier County's qualified recorded sales for your unit's size and building year. We order the estoppel certificate early and assemble the resale package under s. 718.503(2) and the flood disclosure. Read our Naples home valuation page, or Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and buying a home in Naples. Before you write an offer we check the building's flood determination, the budget, the estoppel certificate, the roof's age and the leasing and pet provisions. Call Marc at (239) 287-5873.
Ask for a free home valuation for either unit size, 2,408 or 2,883 county heated square feet, or either building year, 2006 or 2007. We pull the county's qualified recorded sales for that size, the 2026 roll figures and the flood map entry. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Lemuria's sellers and buyers can open the same public documents behind this guide: the Florida condominium statutes on resale disclosure, estoppel, records, rentals and definitions, the milestone inspection statute, insurance, flood disclosure and homestead statutes, 2025 HB 913, the Hurricane Ian report and Citizens' flood requirement page.
Data updated: November 2026 (all documents read November 6, 2026).
Document | Publisher | Link |
|---|---|---|
Florida Statutes s. 718.503, resale disclosure | Florida Legislature | |
Florida Statutes s. 718.116, assessments, liens and estoppel | Florida Legislature | |
Florida Statutes s. 718.111, association records, website and insurance | Florida Legislature | |
Florida Statutes s. 718.112, bylaws, meetings and structural integrity reserve studies | Florida Legislature | |
Florida Statutes s. 718.110, amendments and rental restrictions | Florida Legislature | |
Florida Statutes s. 718.103, definitions | Florida Legislature | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | |
Florida Statutes s. 627.714, unit-owner loss assessment coverage | Florida Legislature | |
Florida Statutes s. 627.0629, wind mitigation credits | Florida Legislature | |
Florida Statutes s. 689.302, seller flood disclosure | Florida Legislature | |
Florida Statutes s. 196.031, homestead exemption | Florida Legislature | |
Florida Statutes s. 193.155, Save Our Homes and portability | Florida Legislature | |
2025 HB 913, Condominium and Cooperative Associations | Florida Senate | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Flood coverage requirement | Citizens Property Insurance |
Lemuria's figures and rules on this page come from Collier County records, Florida statutes, federal storm and flood records, school, hospital and road agencies, and dated reports. Each entry names the item, with its publication date where it has one; linked entries were read November 6, 2026, and county files are listed in words.
Data updated: November 2026 (all linked entries read November 6, 2026 unless a publication date is given; Collier County public property roll and recorded-sales files, download dated October 27, 2026).
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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.
