Livingston Lakes

McGreevy and Comisar are the team Livingston Lakes sellers call first, and the team Livingston Lakes buyers call when they want the truth about which of these condominiums carries which fee, which leasing rule and which flood letter. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. Livingston Lakes is a gated, 230-residence condominium community in Naples, Florida. It is one of the few newer low-rise condominium addresses in North Naples where every building is two stories, the whole community carries one association and no CDD, and a county regional park sits next door.

Livingston Lakes is one of the Naples communities we cover in depth, and other nearby communities on our site include Pelican Bay and Valencia Golf and Country Club. If you are buying or selling here, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.

This guide is built from the three recorded declarations of condominium and their 2020 amendments, the Collier County tax roll, FEMA flood determinations, the association’s own posted documents (its FAQ, rules, insurance appraisal, reserve study and forms), and the Southwest Florida MLS Matrix, pulled September 23, 2026. It corrects claims that have circulated about Livingston Lakes, including how many homes sit in each condominium and whether the buildings are in a flood zone, and it says plainly what the records do not answer.

If you own here, the market section tells you what your condominium is worth against every closing of the past four years, split by Carriage, Coach and Garden. If you are buying here, the living section tells you what an ordinary Tuesday at Livingston Lakes actually looks like, and what the community does not have.

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

Why McGreevy and Comisar Are the Best Realtor for Livingston Lakes

McGreevy and Comisar are the best realtor for Livingston Lakes because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Livingston Lakes market read built on every MLS closing, the county roll and the recorded condominium documents.

If you are searching for the best realtor for Livingston Lakes, whether you are ready to sell your Livingston Lakes home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number.

Recent Livingston Lakes track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 8 Livingston Lakes closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: 3 Carriage Homes, 5 Garden Homes and 0 Coach Homes, for $3,610,900 in closed volume. The median sold price was $382,500 (n=8, so the median is the mean of the middle pair, $380,000 and $385,000, and because it mixes two product types it describes neither one well). The median time on market was 114 days, the median sold-to-list ratio was 96.57%, the highest sale was $635,000 (a ground-floor Carriage Home, September 2026) and the fastest sale took 6 days on market (a Garden Home, August 2026). Today 7 homes are active and 0 are pending, which is about 10.5 months of supply. Eight closings is a small sample, and the market section below breaks every one of them out by condominium.

For Livingston Lakes sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Livingston Lakes condo sale also runs on paperwork that most listing agents treat as an afterthought. The association’s 2026 purchase application must be in at least 30 days before closing, with background screening for every applicant 18 and older and no occupancy before approval, so the contract calendar has to be built around it. The 2020 recorded amendments to the Carriage Homes declaration, and the matching Coach amendments, make Carriage and Coach buyers wait 12 months before leasing and cap leased units at 25%, which shrinks the investor pool for those two condominiums, while Garden buyers may lease from closing. The estoppel certificate is where the buyer’s side confirms the current assessment, and Florida caps its fee at $299, plus $119 for delivery within 3 business days, per the state’s estoppel fee schedule, so ordering it early keeps a closing on schedule. Lenders will ask for the flood paperwork, which means the 2015 FEMA Letter of Map Revision based on Fill and its 2024 revalidation belong in the listing file on day one. Coach Homes add a pricing problem: none has closed in the past 12 months, the last at $541,500 in April 2025, while four are listed today, so a Coach price has to be built from a thin comp set and defended with the 48-month record. That is a marketing and documents problem, and it is the one we are built for.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

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

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

Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873

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).

Key Takeaways

Livingston Lakes comes down to eight load-bearing facts: its size and building height, its single association, its origin, its fees, its flood letter, its current market, its schools and its location. Each is drawn from a recorded document, a government record, the association’s own publications or the Southwest Florida MLS Matrix, and each is sourced again further down.

• 230 residences in 37 two-story buildings across three recorded condominiums: 56 Carriage Homes in 14 buildings, 84 Coach Homes in 14 and 90 Garden Homes in 9, per the Collier County tax roll, 2026 preliminary. The declarations and the association’s 2025 insurance appraisal describe every building as two stories with no elevator.

• One multi-condominium association and no CDD. Livingston Lakes Condominium Association, Inc. runs all three condominiums with 230 votes and “one single assessment, which is imposed per neighborhood,” per the association’s 2026 FAQ. The non-ad valorem line is $0.00 on all 230 unit tax bills (Collier County tax roll, 2026 preliminary).

• WCI Communities built it from 2015 to 2017 under a 1999 PUD. Collier County approved Livingston Lakes PUD Ordinance 99-18 in February 1999 for up to 327 homes on 46.73 acres. WCI built 230, and Lennar completed its acquisition of WCI on February 10, 2017, per Lennar’s SEC filing.

• Fees are one quarterly assessment per condominium. The association’s 2026 FAQ publishes the 2025 figures, $1,590 a quarter for Carriage, $1,459 for Coach and $1,416 for Garden, and current 2026 MLS listings show $1,693, $1,504 and $1,460. Confirm the current figure with the association or in the estoppel certificate. There is no master fee, no club dues and no current special assessment.

• The flood map and the FEMA letter say different things. FEMA’s current map shows Zone AH at 36 buildings and Zone AE at one. A 2015 FEMA Letter of Map Revision based on Fill (case 15-04-2089A), revalidated in 2024, removed the described building areas to Zone X (shaded). Preliminary maps issued in 2025, targeted to take effect in 2027, change zones at some buildings, and lenders decide flood insurance unit by unit.

• The last 12 months were a buyer’s market. Eight closings (3 Carriage, 5 Garden, 0 Coach) at a mixed-product median of $382,500, a median 114 days on market and a 96.57% median sold-to-list ratio, with 7 active listings and about 10.5 months of supply, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Small sample.

• Every address is zoned for three A-rated schools: Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High, each graded A for 2025-26 per Collier County Public Schools’ school and district grades.

• The location is central, and the corner is about to change. Livingston Lakes sits on the east side of Livingston Road less than half a mile south of Immokalee Road, with North Collier Regional Park about 0.2 mile away as the crow flies and I-75 about two minutes off-peak. Collier County awarded a $7.59 million design contract on July 28, 2026 for a four-lane flyover carrying Livingston Road over Immokalee Road, per Gulfshore Business’s report on the flyover contract.

Table of Contents

This Livingston Lakes guide runs from living here and the market snapshot through origins, the site, governance, the fee stack, the three condominiums, amenities, storm and flood records, insurance, schools, drive times, the road projects next door, the rules, and both FAQ sets. Jump to what you need, or read it in order.

• Why McGreevy and Comisar Are the Best Realtor for Livingston Lakes

• Key Takeaways

• Living in Livingston Lakes as a Homebuyer

• Livingston Lakes Market Snapshot: What Condos Actually Sell For

• How Did Livingston Lakes Come to Be? From a 1999 PUD to WCI to Lennar

• What Does the Livingston Lakes Site Plan Look Like?

• Who Governs Livingston Lakes, and How?

• The Fee Stack: Every Dollar a Livingston Lakes Owner Is Billed

• Florida Condo Law and Livingston Lakes: Milestone Inspections, SIRS and Reserves

• Carriage, Coach or Garden: The Three Livingston Lakes Condominiums Compared

• What Is Inside the Livingston Lakes Amenity Center?

• Does Livingston Lakes Have Golf, Tennis or Pickleball?

• How Close Is Livingston Lakes to the Beach and the Water?

• North Collier Regional Park: The Livingston Lakes Backyard

• Where Do Livingston Lakes Residents Shop and Eat?

• Living by the Rules: Leasing, Pets, Parking, Vehicles and Guests at Livingston Lakes

• Social Life, Clubs and Community Events at Livingston Lakes

• Getting Services Set Up at Livingston Lakes: Utilities, Internet, Trash and Mail

• How Are Livingston Lakes Buildings Built for Hurricanes?

• Is Livingston Lakes in a Flood Zone? What FEMA’s Maps Actually Say

• What Does Insurance Cost and Cover at Livingston Lakes?

• Which Schools Serve Livingston Lakes?

• Healthcare Near Livingston Lakes

• Real Drive Times From the Livingston Lakes Gate

• What Is Being Built Around Livingston Lakes?

• How Does Livingston Lakes Compare to Nearby North Naples Communities?

• Honest Pros and Cons of Living in Livingston Lakes

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

• Your Local Real Estate Experts

• Frequently Asked Questions, Buyer Edition

• Frequently Asked Questions, Seller Edition

• Sources and Authoritative References

• Downloadable Documents

Living in Livingston Lakes as a Homebuyer

Living in Livingston Lakes means a two-story, concrete-block condominium behind an automatic gate, one quarterly assessment with no master fee and no CDD, a clubhouse, fitness center and pool on site, North Collier Regional Park about 0.2 mile away, and I-75 about two minutes from the entrance off-peak. It is convenient, low-rise and quiet rather than resort-style.

The community occupies about 46.7 acres (46.73 acres under Collier County PUD Ordinance 99-18) on the east side of Livingston Road, less than half a mile south of Immokalee Road in North Naples, ZIP 34109. Inside the gate, 37 buildings sit along three private streets, Palmer Lake Circle, Butler Lake Drive and Pocket Lake Drive, wrapped around four lake tracts that cover 11.89 acres of the common land. About 10.45 acres of native preserve sit under a Collier County conservation easement, per the county’s 2015 easement resolution, and the zoning requires at least 10.3. Built density is about 4.9 homes per acre against the 6.99 the county approved in 1999, which is why the site reads as open water and green edges rather than a wall of buildings.

What a Day in Livingston Lakes Actually Looks Like

A Livingston Lakes morning can start early. The fitness studio in the clubhouse opens at 5:30 a.m. and stays open until 10 p.m., per the association’s Amenities Center rules approved June 19, 2026, and residents let themselves in with an assigned key fob or the MyQ Community App. The recorded declarations list sidewalks, walkways and mail kiosks among the community infrastructure the association maintains, so a walk past the lakes before the heat builds needs no car. The lakes are working water: the association’s lake vendor reported five fountains and two aerators in service in July 2026, with one fountain down for repair at the time.

By mid-morning the errands are short. Seed to Table, the 75,000 square foot Oakes Farms market at the northwest corner of Immokalee and Livingston roads, is about three minutes away, and Publix at Pelican Strand is about four. Carriage and Coach owners come home to an attached garage; Garden owners park in an assigned space in their building’s lot. The pool opens at dawn and closes at dusk, and in the afternoon the drive to Delnor-Wiggins Pass State Park takes about 10 minutes off-peak. Evenings run back to the amenity center, where the BBQ area, the courtyard and the club room with its bar, television and fireplace are where neighbors meet, and where an owner in good standing can book the club room for a private party.

What is missing from that day matters as much. There is no tee time to make inside the gate, no court to reserve, no dock to walk to and no guard to wave at. Livingston Lakes trades those things for a lower carrying cost and a central address, and a buyer should know that before touring.

Who Lives in Livingston Lakes: What the Tax Roll Shows

The Collier County tax roll, 2026 preliminary, is the best public picture of who owns here. 99 of the 230 units (43.0%) carry a homestead exemption, meaning the owner has claimed the unit as a Florida primary residence. That share splits sharply by condominium: 30 of 56 Carriage Homes (53.6%), 43 of 84 Coach Homes (51.2%) and only 26 of 90 Garden Homes (28.9%).

The owner mailing addresses on the same roll tell a similar story. 158 of the 230 owners (about 69%) use a Florida mailing address: 38 of 56 in Carriage, 61 of 84 in Coach and 59 of 90 in Garden. The other 72 mail their tax bills outside Florida. A mailing address is not proof of where someone lives, and a homestead is a legal claim rather than a head count, but read together they describe a community where about half of the garage homes are primary residences and the Garden Homes lean toward seasonal owners and investors. That pattern matches the leasing rules: Garden Homes may be rented from the day the deed records, and six of the eight leases recorded in the Southwest Florida MLS Matrix over the past 12 months were Garden Homes.

Livingston Lakes is not age-restricted. No age restriction appears in the declarations or the association’s FAQ, and the declarations cap occupancy at two persons per bedroom. The zoned public schools are all rated A, which matters to the families who do buy here.

The Three Home Types, in Brief

Livingston Lakes is three recorded condominiums under one association, and the product changes at each line: garage size, floor plan, parking, assessment, leasing rules and price range. The short version is below; the full plan-by-plan breakdown is further down.

Carriage Homes: Two-Car Garages and the Largest Plans

The 56 Carriage Homes sit in 14 four-unit buildings, two homes down and two up, 13 of them on Butler Lake Drive and one at 15161 Palmer Lake Circle. The ground-floor plan, the Carnoustie, is 1,833 air-conditioned square feet with two bedrooms, a flex room, two baths and an attached two-car garage. The upstairs plan, the St. Andrews, is 2,152 air-conditioned square feet and adds a loft, and WCI marketed it as “designed to live like a single-family home,” per its archived St. Andrews plan page. Some resale listings count the flex room as a third bedroom. With two homes down and two up in every building, each Carriage Home sits at a corner of its building. The association’s 2025 quarterly assessment for Carriage is $1,590.

A dedicated Carriage Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Coach Homes: One-Car Garages, Known by Residence Number

The 84 Coach Homes sit in 14 six-unit buildings, three homes down and three up, 12 on Palmer Lake Circle and two on Butler Lake Drive. WCI sold them by residence number rather than model name. Ground-floor Residences 101 and 103 are 1,571 air-conditioned square feet and Residence 102 is 1,375, all two bedrooms and two baths with a one-car garage. Upstairs, Residences 201 and 203 are 1,786 square feet and Residence 202 is 1,831, each with two bedrooms plus a den, a loggia and 9’-4” ceilings throughout, per WCI’s archived Coach Homes second-floor plan. The plans show each upstairs home with its own ground-level entry and interior stair. The association’s 2025 quarterly assessment for Coach is $1,459.

A dedicated Coach Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Garden Homes: Ten to a Building and the Entry Price Point

The 90 Garden Homes sit in nine ten-unit buildings on Palmer Lake Circle, five homes down and five up, served by common stairs and walkways and no elevator. Five plans run from 1,168 to 1,258 air-conditioned square feet plus an 88 square foot lanai: one two-bedroom, two two-bedroom-plus-den and two three-bedroom layouts (the 1,258 and 1,236 square foot plans), all with two baths. WCI described the ground-floor great room as having “three sliding glass doors that lead to the lanai,” per its archived Garden Homes first-floor page. There is no garage or carport: each unit has one assigned open space plus one unassigned space, two vehicles at most, in a lot that is permit-parked and monitored. Grills are not permitted “in any capacity” for Garden units. The association’s 2025 quarterly assessment for Garden is $1,416.

A dedicated Garden Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

The Gate and the Entry

Livingston Lakes is gated with an automatic gate on its access road, which the recorded declarations list among the community’s infrastructure. No association document mentions a guard. Residents use gate transponders, and the association’s vehicle and front gate access form sets the costs: $20 per gate transponder, $5 per parking decal, two key fobs free per unit and $25 for each extra fob, and $20 for a guest hang-tag. Under the association’s parking and towing policy, each unit gets one guest tag, a guest staying more than 30 days needs a decal, and overnight guests register online. Street parking is not allowed and towing is enforced.

Pocket Lake Drive is the street that connects the internal loop to Livingston Road. All roads inside are private, as the 1999 zoning required. The posted documents do not describe how a visitor without a tag is admitted at the gate, so ask the manager, Cardinal Management Group, how visitor and delivery access works before you rely on it.

The Amenity Center at 15090 Palmer Lake Circle

The recorded Declarations of Condominium define the Amenities Center as “a pool, pool deck, and clubhouse containing a club room, fitness studio, restrooms and a covered veranda.” The clubhouse is about 4,382 square feet, 3,343 of it air-conditioned, and the association describes a catering kitchen, gathering space, courtyard, fitness center and a resort-style pool with an expansive sundeck, plus a BBQ area. The 2025 insurance appraisal lists shade canopies, pool deck pavers and BBQ grills among the insured amenity items. The clubhouse opened by early 2016.

The pool holds 60,558 gallons, operates under a Florida Department of Health public pool permit and was rated Satisfactory on the health department’s July 2026 inspection report. There is no lifeguard, no diving and no night swimming, and children 15 and under must be accompanied. The June 2026 rules set the hours: pool dawn to dusk, clubhouse 8 a.m. to 8 p.m., fitness center and restrooms 5:30 a.m. to 10 p.m. Alcohol is allowed at the BBQ area, the courtyard and the clubhouse, but not in the pool or on the deck; glass is not allowed at the pool; and there is no smoking or vaping anywhere in the Amenities Center. Guests must be registered, accompany an owner or be a tenant in residence. Pets are not allowed inside the Amenities Center or within 25 feet of the pool. The fitness center is for residents 16 and older with a signed consent, with a 30-minute cardio limit when others are waiting.

The club room carries a refrigerator, a coffee maker, a sink, a dishwasher, a microwave, a bar, a television and a fireplace, per the association’s clubhouse rental agreement, and owners in good standing can reserve it for a $250 security deposit and a $150 cleaning fee. The association’s 2026 FAQ says the expense for the onsite amenities, gate access and other common area expenses is included in the quarterly assessments, so there is no separate amenity bill.

Next Door: North Collier Regional Park

North Collier Regional Park sits along Livingston Road about 0.2 mile from the amenity center as the crow flies. At about 213 acres, per Visit Naples, it is a big part of the reason WCI said it loved Livingston Lakes “for its ideal location, with proximity to the North Collier Regional Park and I-75,” as a WCI representative told Florida Weekly in 2016.

The county’s North Collier Regional Park page lists 8 lighted soccer fields and 5 lighted softball fields, a 2.5-mile walking trail, a boardwalk, a butterfly garden, the “Can U Dig It” fossil playground and an Exhibit Hall, open 8 a.m. to 10 p.m. The park’s Rec-Plex has a 6,000 square foot fitness center with a double enclosed gym, open 5:30 a.m. to 9 p.m. on weekdays, for $190 a year, $25 a month or $7 a day for adults, plus 6% tax. The Exhibit Hall also sells county boat-ramp permits and hosts Collier County Purr & Play, the county’s first feline interaction site.

Sun-N-Fun Lagoon, the county water park inside the park, has five water slides, a 1,250-foot lazy river, children’s pools and a 14-foot dive pool with lap lanes. In September 2026 the county closed the slides and lazy river for scheduled maintenance, kept the park open on weekends and cut admission to $5, per the county’s September 2026 notice, so check before you go.

The Golisano Children’s Museum of Naples sits at 15080 Livingston Road, open 10 a.m. to 4:30 p.m. (to 1 p.m. on Wednesdays), at $25 general admission and $18 for local residents, per the museum’s visitor page; adults are not admitted without a child. We covered its latest additions in what’s new at the Golisano Children’s Museum of Naples this fall. No document we found shows a pedestrian gate or path from Livingston Lakes into the park, so plan on the car or the Livingston Road sidewalk rather than a back gate.

Errands Within About a Mile of the Gate

The drive times below are off-peak estimates from a routing model run on September 23, 2026; allow more time from January to April.

• Seed to Table, about 1.0 mile and about 3 minutes: a 75,000 square foot Oakes Farms market open 7 a.m. to 10 p.m. Sunday to Thursday and to midnight Friday and Saturday, with an upstairs bar and live music, per Seed to Table’s about page. It opened in December 2019.

• I-75 at Exit 111 (Immokalee Road), about 1.2 miles and about 2 minutes.

• Publix at Pelican Strand, 5624 Strand Boulevard, about 1.3 miles and about 4 minutes, per Publix’s Pelican Strand store page.

• Target Naples North, 2415 Tarpon Bay Boulevard, about 1.9 miles and about 5 minutes.

• North Naples Middle School, about 2.2 miles and about 4 minutes, and Pelican Marsh Elementary, about 2.6 miles and about 5 minutes.

• NCH North Naples Hospital, about 2.8 miles and about 6 minutes: licensed for 311 beds, with a 24-hour emergency department, Collier’s only 24-hour pediatric emergency department and an OB emergency department, per the state’s facility profile.

A little further out, Mercato and Whole Foods are about 10 minutes, Costco about 12, and Waterside Shops about 14.

Schools and the Commute From a Livingston Lakes Address

Every Livingston Lakes address is zoned for Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High, with no pending rezoning, per Collier County Public Schools’ attendance boundaries. All three earned an A for 2025-26. Aubrey Rogers, about 8 minutes away, opened in August 2023 as “the first new high school in Collier County in 19 years,” per the school’s own profile, and offers five career academies, AP, Cambridge AICE and dual enrollment.

For work and travel, I-75 is about 2 minutes away, Naples Airport about 17, Fifth Avenue South about 21 and Southwest Florida International Airport about 26, all off-peak.

Beach Time From Livingston Lakes

The Gulf is about five miles due west, and two beaches are within about 12 minutes off-peak. Delnor-Wiggins Pass State Park is the nearest, about 4.9 miles and 10 minutes, open 8 a.m. to sunset at $6 per vehicle, with fishing, a boat ramp and beach wheelchairs. Vanderbilt Beach Park is about 6.2 miles and 12 minutes, with a parking garage, restrooms, showers and concessions; the county advises that “parking can be best secured prior to 10 a.m. January through March.” Conner Park, at Bluebill Avenue, adds 158 spaces about a quarter-mile walk from the sand, and Barefoot Beach Preserve protects 342 acres of undeveloped barrier island.

The detail that saves Livingston Lakes owners money: Collier County’s beach parking permit is free with proof of residency, and part-time property owners qualify with a current Collier tax bill or a warranty deed within three months of closing, per the county’s beach parking information page. Without it, county beach parking is $10 a day, per Collier 311. The Collier sticker is not a Lee County pass; Lee County sells its own $60 annual digital pass.

How the Seasons Change Livingston Lakes

With 43.0% of units homesteaded, a majority of Livingston Lakes homes are not claimed as primary residences, and the rental market shows where winter demand sits: current seasonal asks on the Southwest Florida MLS Matrix, pulled September 23, 2026, run $6,750 a month for a Coach Home and $7,500 to $7,900 a month for Carriage Homes in season, against an off-season Carriage ask of $4,500. Leases must run at least 30 days, with no more than three a year per unit, so there is no weekly vacation turnover.

Traffic is the other seasonal variable. Collier County’s 2025 capacity report rates Immokalee Road between Airport and Livingston roads at 100.1% of peak-hour capacity (level of service F), and between Livingston Road and I-75 at 86.2% (level of service D), per the 2025 Annual Update and Inventory Report. The short drives quoted on this page are off-peak; in February, the Immokalee Road corner is where the minutes go. Summer brings lighter traffic and hurricane season, when it helps to know that every building sits in evacuation Zone D.

What Livingston Lakes Is Not

Because Livingston Lakes has a clubhouse and a pool, some buyers assume it is a club community. It is not, so here is the list plainly. The association homepage, all three declarations and the 2026 Amenities Center rules name no golf course, no tennis or pickleball court, no marina or dock and no beach club. No declaration requires membership in any club, and the 2026 FAQ confirms there is no recreation rent or land-use fee. The gate is automatic, and no document mentions a guard. There are no elevators; every building is two stories. Golf carts and low-speed vehicles are not permitted under the declarations and the parking policy. The lakes are not for recreation: the association’s 2023 amenities rules state that they are “NOT INTENDED OR PERMITTED FOR ANY SWIMMING, BATHING, BOATING, RAFTING, FISHING OR RECREATIONAL USE.” Boats, trailers, campers and RVs are prohibited in the lots and driveways; Carriage and Coach owners may keep them in the garage with the door closed, and Garden owners have no on-site option.

What an owner uses instead is close. Tiburón Golf Club, 36 holes at The Ritz-Carlton Naples, Tiburón, is about 8 minutes away and offers an associate club membership to non-residents; ArrowHead Golf Club is about 9 minutes away with public tee times at September rates of $79, $59 and $55 with cart, plus tax, depending on the time of day. Veterans Community Park is about 7 minutes away, with 14 pickleball courts and 2 lighted tennis courts. The county’s Cocohatchee River Park boat ramp, with Gulf access through Wiggins Pass, is about 13 minutes. Our guides to tennis and pickleball in Collier County and Naples golf communities cover the options in more depth. For most Livingston Lakes owners, not paying for amenities they would rarely use is the point.

Thinking about selling your Livingston Lakes condo? Start with a free home valuation, or Call Jesse direct at (239) 898-6072 for a confidential conversation about pricing against every Carriage, Coach and Garden closing of the past four years.

Buying in Livingston Lakes? Call Marc at (239) 287-5873 and he will walk you through the leasing, parking and garage differences between the three condominiums before you tour, or read how we represent buyers in Southwest Florida.

Livingston Lakes Market Snapshot: What Condos Actually Sell For

Eight Livingston Lakes condominiums closed in the 12 months to September 23, 2026 (three Carriage, five Garden, no Coach) at a mixed-product median of $382,500, a median 114 days on market and 96.57% of list price, with seven listed today and about 10.5 months of supply: a buyer’s market on a small sample.

Data updated: September 2026

Every market figure in this section comes from one of two sources, and each is labeled. Sales, listings, days on market, sold-to-list ratios and rents come from the Southwest Florida MLS Matrix, pulled September 23, 2026, filtered to the Livingston Lakes development and its three condominiums, Carriage Homes, Coach Homes and Garden Homes at Livingston Lakes. Just values, tax bills, homestead counts and the original developer sales come from the Collier County tax roll, 2026 preliminary, with files dated August 29, 2026. All 39 closed MLS rows in the four-year window sit in Naples and in the Livingston Lakes development, with no stray records from similarly named developments.

The Trailing 12 Months, Sale by Sale

With only eight closings, the individual sales tell you more than any average. Floor position comes from the unit number, where the first digit is the floor.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2025 to 09/23/2026. Sold-to-list ratios are calculated from the list and sold prices shown.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. n is 8, which is even, so every median is the mean of the middle pair, printed beside it. Total closed volume was $3,610,900, sold prices ran from $319,900 to $635,000, and days on market ran from 6 to 229.

The number a seller should take from this table is not the median. It is that 0 of 8 closings reached the list price. Every buyer in the past year negotiated, and the median concession was about 3.4% off the asking price.

By Condominium: Three Markets Under One Gate

The community-wide median of $382,500 falls between two products and describes neither. Split by condominium, the picture is clearer.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Small samples: n is odd for Carriage and Garden, so each median is an observed sale.

Carriage Homes: all three sales were ground-floor Carnoustie plans of 1,833 square feet, at $605,000 in December 2025, $625,000 in August 2026 and $635,000 in September 2026. The price is climbing across those three sales, and the September sale took 9 days. No upstairs St. Andrews plan closed in the period, so these three sales say nothing directly about what a 2,152 square foot upstairs Carriage Home is worth today.

Garden Homes: five sales, from $319,900 to $385,000. The two October 2025 sales, at $380,000 and $385,000, sit well above the three 2026 sales at $335,000, $319,900 and $326,000. The 2026 sales also took a wide range of time, from 6 days to 229.

Coach Homes: no Coach Home closed in the trailing 12 months. The last Coach closing was an upstairs Residence 203 at $541,500 on April 29, 2025. Four of the seven homes listed today are Coach Homes, which is the clearest single fact in this market.

The 48-Month View by Condominium

Four years of closings give each condominium a sample large enough to read.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2022 to 09/23/2026, 39 in total.

Two things stand out. First, the 48-month median days on market for each condominium was 44 to 54.5 days, against 114 across the past 12 months. Homes are taking more than twice as long to sell as they did over the four-year window. Second, the three condominiums sold at nearly the same price per square foot over four years, $323.52 to $327.60, so the gap in price between them has been mostly a gap in size and garage, not in what buyers paid per foot. The past 12 months broke that pattern, with Garden Homes at $279.11 per square foot.

The upstairs Carriage Homes deserve their own line. The nine upstairs St. Andrews resales from 2023 through 2025 closed between $665,000 and $730,000, most of them between $700,000 and $710,000. The four ground-floor Carnoustie sales in the same four years closed at $640,000 (August 2024), $605,000 (December 2025), $625,000 (August 2026) and $635,000 (September 2026). In Carriage Homes, the floor you are on moves the price more than the year you sell in.

Calendar-Year Medians, With the Small Samples Shown

Where a year has one or two sales, the sales themselves are listed instead of a median.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Every cell is a small sample.

Read across the rows and three different stories appear. Garden Homes have corrected: the 2026 median of $326,000 sits about 26% below the $442,500 midpoint of the two late-2022 sales, on very small samples. Upstairs Carriage Homes held near $700,000 from 2023 through 2025; the two 2026 Carriage sales are both ground-floor homes and are not comparable to the upstairs sales that dominate the earlier years. Coach Homes went flat to soft, from two 2023 sales at $560,000 and $585,000 to two 2025 sales at $541,500 and $554,000, and then no sales at all. That pattern matches the broader Southwest Florida condominium correction.

Price per Square Foot, and Why the Floor Matters

Across the past 12 months the community median was $304.05 per square foot of MLS living area, but that figure mixes a 1,833 square foot garage home with 1,168 to 1,258 square foot lot-parked homes. The per-condominium figures are the ones to use: $340.97 for the three ground-floor Carriage sales and $279.11 for the five Garden sales. Over 48 months, the medians were $327.60 for Carriage, $323.52 for Coach and $327.59 for Garden.

Smaller plans usually carry a higher price per foot, which is part of why the ground-floor Carnoustie sales sit above the four-year Carriage median per foot while selling for less in total than the upstairs St. Andrews. Pricing a Livingston Lakes condo by a community-wide per-foot figure, or even by a condominium-wide one, will miss by tens of thousands of dollars if it ignores the plan and the floor.

What Is for Sale Today

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. One Coach listing enters its size as 1,833 square feet; the declaration and the county roll put that plan at 1,831, which we use. Bedroom counts are as listed, and some listings count a den or flex room as a bedroom.

Seven homes are active, 3.0% of the 230 units, and none is pending. The median list price is $560,000, the range runs from $364,000 to $750,000, and the median active listing has been on the market 37 days. Both active Carriage Homes are upstairs St. Andrews plans, the product that has not closed in more than a year, so their outcomes will set the next upstairs Carriage comp. The four Coach listings are the harder story: they compete with each other for the same buyer, and the longest-listed of them, a ground-floor home at $519,900, has been on the market 229 days.

Months of Supply: A Buyer’s Market, With One Exception

Months of supply divides today’s active listings by the average monthly pace of closings over the past 12 months. At Livingston Lakes that is 7 active listings divided by 8 closings over 12 months, or about 10.5 months of supply, a buyer’s market.

By condominium, the picture splits:

• Garden Homes: about 2.4 months (1 active against 5 closings in 12 months), the one seller-leaning corner of the community.

• Carriage Homes: about 8.0 months (2 active against 3 closings).

• Coach Homes: not measurable, with 4 active and no closings in the trailing 12 months.

A Garden seller and a Coach seller at Livingston Lakes are in different markets this fall, even though they share a gate, a pool and a mailbox kiosk.

Rentals: What Livingston Lakes Condos Lease For

The Southwest Florida MLS Matrix, pulled September 23, 2026, shows eight leases recorded as rented in the past 12 months. Six were Garden Homes, at $1,900 (the same unit, leased twice), $2,100, $2,200, $2,200 and $2,500 a month. The Garden median is $2,150 a month (n=6, even, so the mean of the middle pair $2,100 and $2,200), with a range of $1,900 to $2,500. The other two leases rented at $3,000 a month each; county building records place both in Coach Homes buildings, although one is tagged differently in the MLS, so we report them only as larger homes rather than as a Coach median.

Current asking rents, as listed on September 23, 2026:

• Garden Homes, annual leases: $2,600 and $2,800 a month.

• Coach Homes: $3,500 a month on an annual lease, or $6,750 a month in season.

• Carriage Homes, in season: $7,500 and $7,900 a month, with an off-season ask of $4,500.

The rules shape this market. Every lease at Livingston Lakes runs at least 30 days, and no unit may lease more than three times a year, per the association’s 2026 FAQ. Carriage and Coach owners must own for 12 months before leasing, may not lease for longer than 12 months at a time, and live under a 25% cap on leased units, per the 2020 recorded amendments. Garden Homes have none of those three limits. That is why six of eight leases were Garden Homes, and why an investor buyer’s math starts in the Garden buildings. As an illustration only: a year of rent at the Garden median, $25,800, is about 7.7% of the $335,000 Garden median sale price, before the $5,664 of 2025 assessments, taxes, insurance, vacancy and management.

Assessments Over Time, as Entered on MLS Listings

Assessments at Livingston Lakes are quarterly and set per condominium. The association’s 2026 FAQ publishes the 2025 figures; the other years below are as listing agents entered them on MLS listings, which is a weaker record than the association’s own.

Sources: the association’s 2026 FAQ for 2025; Southwest Florida MLS Matrix, pulled September 23, 2026, for the other years. All figures are per quarter.

The 2026 MLS figures are about 6.5% above the association’s 2025 figure for Carriage and about 3.1% above for Coach and Garden. Over the whole period, the MLS entries show Carriage up about 38% from $1,228, Coach up about 31% from $1,152 and Garden up about 19% to 23% from its 2022 to 2023 range. Annualized, the 2025 figures are $6,360 for Carriage, $5,836 for Coach and $5,664 for Garden, and the 2026 MLS figures are $6,772, $6,016 and $5,840. Confirm the current figure with the association or in the estoppel certificate before you write an offer. Every MLS row shows $0 for a master association fee, a mandatory club fee and a recreation lease, which matches the association’s statement that there is one single assessment and no rent or land-use fee.

The County Roll Layer: Just Values, Tax Bills and Homesteads

Source: Collier County tax roll, 2026 preliminary, files dated August 29, 2026. The 2026 preliminary millage is 9.4020 mills (county 3.9293, school 4.1470, other 1.3257), and the non-ad valorem line is $0.00 on every unit, which is the tax-bill proof that there is no CDD.

Just value is the Property Appraiser’s mass-appraisal estimate, not a sale price, and it lags the market. The gaps are instructive anyway. The Garden median just value of $312,500 sits a little below the $335,000 Garden median sale of the past 12 months. The Carriage median just value of $530,970 sits well below the $700,000 four-year Carriage median, because the roll values every Carriage Home, ground and upstairs, on one mass-appraisal curve. Tax bills vary with homestead status, so a buyer’s own bill after closing can differ from the seller’s.

How to Read These Numbers

The samples are small. Eight closings in 12 months, and 39 in four years, across three different products. Every median on this page states its n, and any year with one or two sales lists the sales instead. A single sale can move a Livingston Lakes median by tens of thousands of dollars.

The community median mixes products. The $382,500 median is the midpoint of two Garden sales, but the eight sales include three Carriage Homes near $600,000 and no Coach Homes at all. Use the condominium tables for pricing.

Floor position is a hidden variable. In Carriage Homes the ground floor and the upstairs are different plans of different sizes: the nine upstairs resales of 2023 to 2025 had a median of $705,000, about $70,000 to $80,000 above the two 2026 ground-floor sales. In Coach and Garden, upstairs and ground-floor homes share buildings but differ in plan and access (Garden upstairs homes are reached by common stairs, and each upstairs Coach Home has its own interior stair).

County base area and MLS living area are different measures. The MLS records living area as the listing agent enters it. The county roll records a base area for each unit and a larger adjusted area that weights garages, lanais and other spaces. At Livingston Lakes, the roll’s base areas match the declaration plan sizes (for example 1,833 and 2,152 square feet for Carriage, 1,375 to 1,831 for Coach and 1,168 to 1,258 for Garden), and most MLS entries use the same plan sizes, but the two are still separate records, and one active Coach listing enters 1,833 where the plan is 1,831. The roll’s median adjusted area is 1,992 square feet for Carriage, 1,678 for Coach and 1,236 for Garden, and dividing a sale price by adjusted area gives a lower per-foot figure than dividing by living area. Every per-square-foot figure on this page uses MLS living area.

Some MLS fields are agent-entered. Assessments, application and transfer fees, bedroom counts and condominium tags come from whoever wrote the listing. Where they conflict with the declarations, the county roll or the association, we use the recorded or association figure and say so.

The roll’s own sales history lags. The county deed record is useful for history, but it trails recent deeds; for current sales, this page uses the MLS.

What WCI Charged, What Owners Paid, and Where Prices Stand Today

Prices started in the low $200,000s when sales opened in 2015; WCI’s microsite headline in May 2015 read “Livingston Lakes from $200s,” per its archived May 2015 homepage. WCI’s May 2015 launch price list quoted “priced from” figures for homes not yet built:

• Carriage Homes: Carnoustie from $305,990; St. Andrews from $360,920.

• Coach Homes: Residence 102 from $232,990; Residences 101 and 103 from $252,990; Residence 202 from $265,990; Residence 203 from $277,990; Residence 201 from $293,990.

• Garden Homes: first floor from $209,990; second floor from $219,990.

Prices stepped up as the community sold. By December 2015 the second-floor Coach Homes started at $312,590; the St. Andrews reached $389,990 in January 2016 and $412,405 in February 2017; and Garden Homes moved from $223,990 and $233,990 in January 2016 to $227,990 and $237,990 in late 2016. WCI’s 2015 annual report records 34 Livingston Lakes homes delivered in 2015 at an average of $326,000.

“Priced from” figures are floors, not what buyers paid. The county deed record shows what they paid. Per the Collier County tax roll, 2026 preliminary, the median first recorded sale from WCI was:

Source: Collier County tax roll, 2026 preliminary, first recorded sale per unit.

Set those against the market record:

Sources: Collier County tax roll, 2026 preliminary; Southwest Florida MLS Matrix, pulled September 23, 2026. The mix of plans and floors differs between columns, so read these as broad bands rather than a same-home index.

The county’s qualified resale record fills in the path between. Garden Homes resold at a median of $255,000 in 2019 (n=12), $323,000 in 2021 (n=8) and $445,000 in 2022 (n=7). Coach Homes resold at $405,000 in 2021 (n=8) and $576,950 in 2022 (n=4). Carriage Homes resold at $467,950 in 2021 (n=6). An owner who bought from WCI in 2015 to 2017 is still well above the original price in every condominium. An owner who bought a Garden Home at the 2022 top is not, and that conversation starts with the numbers above rather than with reassurance.

Thinking of Selling Your Livingston Lakes Condo in a 10-Month-Supply Market?

In the past 12 months, 0 of 8 Livingston Lakes closings reached the list price, and the median home took 114 days to sell. In that market the first price is the most important decision a seller makes, and it has to be built from your condominium, your floor and your plan, not from a community median. Start with a free home valuation for your Livingston Lakes condo, or Call Jesse direct at (239) 898-6072 and he will put your unit against every Carriage, Coach and Garden closing since 2022.

Buying in Livingston Lakes? Call Marc at (239) 287-5873 before you make an offer, so you know how your target home compares with the 39 closings of the past four years, or read how we represent buyers in Southwest Florida.

How Did Livingston Lakes Come to Be? From a 1999 PUD to WCI to Lennar

Livingston Lakes began as a zoning approval, not a builder’s brand. Collier County approved the Livingston Lakes PUD by Ordinance 99-18 on February 23, 1999, for up to 327 homes on 46.73 acres. WCI Communities built 230 condominiums from 2015 to 2017, Lennar bought WCI in February 2017, and owners took control of the board in mid-2017.

Data updated: September 2026

The 1999 Zoning: Ordinance 99-18 and the Livingston Lakes PUD

The name is older than the buildings by about fifteen years. The Collier County Planning Commission heard the petition on February 4, 1999, and the Board of County Commissioners approved it on February 23, 1999, as Ordinance 99-18, the Livingston Lakes PUD. The ordinance rezoned the land from A (Rural Agriculture) to Planned Unit Development and allowed up to 327 multifamily units on 46.73 acres. The permitted uses were narrow: multifamily dwellings and model homes, nothing else.

The 1999 applicant was Section Thirty Corporation L.L.C., with McAnly Engineering & Design as its agent. WCI Communities is nowhere in the 1999 file. The ordinance also set rules that still shape the community today: every internal road “shall be private” (Section 2.7), the zoning height limit is “3 habitable stories above the minimum flood elevation” (Section 3.4), and at least 10.3 acres of native preserve must be kept.

What the Land Was Before It Was Livingston Lakes

The 1999 ordinance describes the site in plain terms. The land had been “historically timbered and utilized for cattle grazing,” and its wetlands were “extensively infested with the exotic species Melaleuca.” That is the typical history of North Naples acreage east of the old Livingston Road corridor: pine flatwoods logged, grazed, then invaded by Melaleuca, then rezoned for housing once the road network and the I-75 interchange at Immokalee Road made the location valuable.

The whole site sits in Section 30, Township 48 South, Range 26 East, on the east side of Livingston Road less than half a mile south of Immokalee Road, a description that WCI repeated word for word on its archived site-plan page from 2016.

Why the County Allowed 6.99 Homes an Acre

The density math is in the ordinance itself. The site fell in the Urban Residential Subdistrict, which carried a base of 4 dwelling units per acre, and it earned a 3-unit-per-acre bonus for sitting within one mile of Interchange Activity Center #4, the I-75 and Immokalee Road interchange. The approved density was 6.99 units per acre, which is how 46.73 acres produced a 327-unit ceiling. The county’s Planned Unit Developments Master List of June 11, 2026 still carries those figures and now lists the PUD as “BUILT OUT.”

Fifteen Quiet Years, and Resolution 05-413

Nothing was built for more than a decade. The county’s PUD list shows one later instrument against the PUD, Resolution 05-413 from 2005, but what that resolution did is not stated on the list, and we have not read its text, so this page does not guess. The PUD list’s own planning field once estimated build-out for 2012. The real build-out came three to five years later.

WCI Arrives: Hearing Examiner Decision 2014-27

WCI Communities, LLC appears in the county record in 2014. On September 25, 2014, the Collier County Hearing Examiner heard petition PDI-PL20140001292, an “insubstantial change” to Ordinance 99-18 requested by WCI, and issued Hearing Examiner Final Decision 2014-27 in October 2014. The change set the building separation at 20 feet between one- and two-story structures, which is the spacing a two-story condominium plan needs. The decision describes the property as 46.73 acres on the east side of Livingston Road. The surveyor behind the condominium sketches of August 2014 and the petitions of 2014 and 2015 was Q. Grady Minor & Associates.

Resolution 2015-173: Moving the Preserve Line for a Perimeter Fence

The second county action came on September 8, 2015. The Board of County Commissioners adopted Resolution 2015-173 under petition VAC-PL20150000772, vacating 5-foot border strips of the recorded conservation easement so that a perimeter fence could be built. The preserve went from 11.63 acres to 10.45 acres, still above the PUD’s 10.3-acre minimum. The easement itself is recorded at OR Book 5081, Page 3259, and the amendment at OR Book 5194, Page 3199, as the Garden Homes declaration recites. That fence is still on the association’s insurance appraisal today.

What WCI Told Its Shareholders: The 10-K Numbers

WCI Communities, Inc. was a public company, and it reported Livingston Lakes by name in its annual filings with the Securities and Exchange Commission. Those two rows are the most reliable record of the sales pace.

Sources: WCI’s fiscal 2014 annual report on Form 10-K and WCI’s fiscal 2015 annual report on Form 10-K.

Read the two rows together. At the end of 2014 WCI controlled all 230 home sites and had two contracts in hand, so sales had just begun. Twelve months later it had delivered 34 homes, held 91 more under contract worth about $28.4 million (about $312,000 each on average, our arithmetic), and was selling all three product lines at once. By the end of 2015, 125 of the 230 homes were either closed or under contract, which is our sum of 34 and 91.

The Sales Launch: Sales Center, Models and the Clubhouse

WCI’s community microsite carries a September 2014 publish date in its page code. The earliest archived capture, from May 9, 2015, carries the headline “Livingston Lakes from $200s” and places the sales center at 15161 Palmer Lake Circle, the address that later became a Carriage Homes building.

WCI’s own press releases, as published by the Naples Daily News, trace the build:

• July 2015: construction had started on five model homes, with the clubhouse under way.

• October 2015: four furnished models opened, two Carriage and two Coach, with interiors by Kay Green Designs of Winter Park.

• March 2016: the Garden Home model opened, and the clubhouse was described as recently opened, so the clubhouse opened by early 2016.

• May 2016: construction had “surpassed the halfway point”.

• September 2016: WCI announced the “final phase of Carriage and Coach Homes”. By October 2016 Coach Homes no longer appeared on WCI’s product menu, which we read as a Coach sell-out.

These were developer releases, so treat the adjectives as marketing. The dates line up with the county deed record, which is the part that matters.

Opening Prices by Product, and What Buyers Actually Paid

WCI’s May 2015 price list, captured on its archived homes page, priced each plan “from” the following to-be-built figures:

Prices rose as phases sold. WCI’s December 2015 Coach page showed second-floor Coach Homes from $312,590. St. Andrews was listed from $389,990 in January 2016 and from $412,405 on WCI’s February 2017 St. Andrews page. Garden Homes stepped to $223,990 and $233,990 (first and second floor) in January 2016, to $227,990 and $237,990 on WCI’s November 2016 Garden page, and to $237,790 for a first-floor unit in February 2017.

“Priced from” is a floor, not a transaction. The Collier County tax roll, 2026 preliminary, records what every original buyer actually paid WCI on the deed:

The gap between list and deed is the upgrades, lot premiums and price steps a new-construction buyer pays. The last original Garden closing, on November 30, 2017, is the practical end of the build-out.

The Association Is Born: July 1, 2015

WCI filed the Articles of Incorporation for Livingston Lakes Condominium Association, Inc., a Florida not-for-profit corporation, on July 1, 2015, and the state assigned it Sunbiz document number N15000006440. Four weeks later, on July 31, 2015, the Carriage Homes and Coach Homes declarations of condominium were recorded, and the Garden Homes declaration followed on January 25, 2016. The declarant in all three is WCI Communities, LLC, and the declarations were prepared by the Miami firm Shutts & Bowen.

The Developer’s Assessment Guarantee

While WCI controlled the association, each declaration carried a developer guarantee: a ceiling that assessments would not exceed during the developer period, with WCI funding any shortfall. For 2017, with all phases submitted, the quarterly ceilings were $1,169.77 without reserves and $1,349.21 with reserves for Carriage, $1,028.11 and $1,134.90 for Coach, and $1,070.53 and $1,177.32 for Garden (Section 22 of each declaration). These are statutory guarantee ceilings, not amounts anyone was billed, and they are historical context only. Current assessments are in the fee stack below.

Lennar Buys WCI in the Middle of the Build-Out

On September 22, 2016, Lennar announced it would acquire WCI Communities for $23.50 per WCI share, about $643 million in equity value and about $809 million in enterprise value, according to Lennar’s announcement filed with the SEC. The announced mix was half cash and half Lennar stock, with Lennar holding the option to pay all cash.

The deal closed on February 10, 2017. WCI stockholders received $23.50 in cash per share and WCI became a wholly owned Lennar subsidiary, per Lennar’s Form 8-K reporting the closing. The change was visible on site within weeks. By April 2017 the WCI microsite’s Garden Homes and contact links pointed to Lennar, and the sales office had moved to 15118 Palmer Lake Circle, Residence 104, a Garden Homes unit, as Lennar’s “Welcome Home Center” (archived April 2017 capture). By August 2018 the old WCI address redirected to Lennar.

What this means for an owner today: Livingston Lakes was designed, entitled, permitted and mostly built by WCI, and finished under Lennar ownership of WCI. The declarant on every recorded document is still WCI Communities, LLC.

Turnover: Owners Take the Board in Mid-2017

No turnover-meeting date appears in any document we read, so this page brackets it from the state record. The association’s annual report filed on April 27, 2017 still listed developer officers at WCI’s Bonita Springs headquarters. The amended annual report filed on June 16, 2017 lists owner-elected officers living in the community. Owners therefore took control of the board between those two dates, in mid-2017, about four months after Lennar closed on WCI. Both filings sit on the association’s Sunbiz record.

The Livingston Lakes Timeline, 1999 to 2026

What the Origin Story Means for a Buyer or Seller Today

Three practical points come out of the record. First, there is no developer left: the association has been owner-run since mid-2017, so there is no declarant vote, no guarantee and no unsold inventory competing with resales. Second, the 1999 zoning is finished business: no rezoning or PUD amendment on Livingston Lakes has been found since the 2014 and 2015 actions. Third, every building dates from one builder and one code cycle, 2015 to 2017, which is why the reserve study and the insurance appraisal can treat the 37 buildings as three repeating types.

If you own here and want to know what that history is worth in today’s market, call Jesse direct at (239) 898-6072 or request a Livingston Lakes home valuation. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Does the Livingston Lakes Site Plan Look Like?

Livingston Lakes occupies about 46.7 acres (46.73 acres under PUD Ordinance 99-18). Four lake tracts cover 11.89 acres, about 10.45 acres of native preserve sit under a county conservation easement, and 37 two-story buildings line three private streets: Palmer Lake Circle, Butler Lake Drive and Pocket Lake Drive. The amenity center sits on a 0.72-acre parcel.

46.73 Acres: The Footprint We Publish, and Why

Several acreage figures circulate for Livingston Lakes, and only one belongs on a page like this. The zoning record, Ordinance 99-18, the county PUD list and Hearing Examiner Decision 2014-27 all give 46.73 acres. That is the figure we publish. A developer press release rounded it to “46 acres,” and other rounder numbers appear in marketing and consultant reports; they are not the zoning record.

The Collier County tax roll, 2026 preliminary, measures something narrower: the 31.05 acres held in seven association-owned common parcels. That is not the community footprint. Condominium unit parcels carry no acreage on the roll, so the land under and around the 37 buildings does not appear in that 31.05. By subtraction, roughly 15.7 acres are condominium land around the buildings, which is our arithmetic, not a recorded figure.

The Land Accounting in One Table

Percentages are our arithmetic. The preserve figure comes from the county resolution and the lake, road and amenity figures from the survey exhibits and the roll, so the rows are not a closed sum. The practical point stands: lakes and preserve together are close to half the site, which is unusual for a community built at nearly five homes an acre.

Four Lake Tracts, 11.89 Acres, and No Lake Names

The surveys in the declarations show four platted lake tracts of 0.85, 1.12, 5.16 and 4.76 acres, a total of 11.89 acres, and the county roll’s four lake parcels sum to exactly the same figure. A 2016 developer article described “two large lakes,” which fits the two big tracts of 5.16 and 4.76 acres; the survey shows four.

The lakes have no recorded names. The surveys label them Lake 1 to Lake 4. Palmer Lake, Butler Lake and Pocket Lake are street names, not the names of lakes, and this page does not call any lake by those names. The lakes are part of the master drainage system under South Florida Water Management District permit 11-02091-P (Section 3.4.7 of the Carriage declaration). The association’s lake vendor reported five fountains and two aerators in service in July 2026, with one fountain down for repair. The lakes are not for recreation: the association’s 2023 amenity and association property rules state that the lakes “are not intended or permitted for any swimming, bathing, boating, rafting, fishing or recreational use.”

The Preserve and the Conservation Easement

About 10.45 acres of native preserve sit under a Collier County conservation easement recorded at OR Book 5081, Page 3259, as amended by Resolution 2015-173 at OR Book 5194, Page 3199. The PUD requires at least 10.3 acres. The declaration surveys show four preserve areas. A conservation easement runs to the county, so neither the association nor an owner can clear it, build in it or trim it beyond what the easement allows, and that protection is what keeps a preserve view a preserve view.

Three Private Streets: Palmer Lake Circle, Butler Lake Drive, Pocket Lake Drive

Every address in Livingston Lakes is on one of three private streets, all owned and maintained by the association on the 5.20-acre roadway tract:

• Pocket Lake Drive is, on the county’s address points and road network, the entrance road that connects the internal streets to Livingston Road through the automatic gate described in the declarations. The roll places the roadway tract at 15092 Pocket Lake Drive. No residential building has a Pocket Lake Drive address.

• Palmer Lake Circle carries the amenity center (15090), all nine Garden Homes buildings, twelve of the fourteen Coach Homes buildings and one Carriage Homes building.

• Butler Lake Drive carries thirteen of the fourteen Carriage Homes buildings and the other two Coach Homes buildings.

Private roads were a condition of the 1999 zoning, and the association’s 10-year infrastructure maintenance plan schedules road sealcoating every two to four years.

37 Buildings by Street and Condominium

The association’s 2025 property schedule and the 2025 insurance appraisal list every residential building by address:

That is 56 Carriage, 84 Coach and 90 Garden homes, 230 in all. Read as a sequence, the address numbers suggest the layout: the Garden Homes form one cluster at the low end of Palmer Lake Circle next to the amenity center, the Coach Homes fill the upper part of Palmer Lake Circle and spill onto Butler Lake Drive, and the Carriage Homes line Butler Lake Drive.

How the Buildings Are Numbered, 1 to 37

Each building also has a legal building number, and the numbers run by condominium, which the Collier County tax roll, 2026 preliminary, confirms unit by unit:

Unit numbers follow the declaration formula: building number, a hyphen, and three digits whose first digit is the floor. Unit 2-101 is a ground-floor home in building 2, and 2-201 is directly above it. Street addresses and legal building numbers are different systems; a closing file uses both, and a title search uses the legal description.

The Amenity Center Parcel

The clubhouse, pool and deck sit on a 0.72-acre parcel at 15090 Palmer Lake Circle (Declaration Exhibit J). The declarations define the Amenities Center as “a pool, pool deck, and clubhouse containing a club room, fitness studio, restrooms and a covered veranda.” The clubhouse is about 4,382 square feet, 3,343 of it air-conditioned, per the association’s homepage and WCI’s original description. The 2025 appraisal adds the pool, BBQ grills, sunshade canopies, pool deck pavers and pool fence to the insured amenity list.

Infrastructure the Declarations Assign to the Association

Section 1.4 of the Carriage Homes declaration lists what the association owns, operates, maintains, repairs, replaces and insures on behalf of all three condominiums:

• the master drainage system, the preserves and the lakes

• the access road and the other private roads

• “automatic gates on the access road”

• potable water and sanitary sewer lines, including a force main and a lift station

• irrigation

• mail kiosks, buffers and sidewalks

The 2025 appraisal adds the entry monument, the gates and gate operators, streetlights, trash enclosures and the perimeter fence. The lift station, irrigation well and lake fountains all appear as association assets in the 2023 reserve study.

The Density WCI Did Not Build: 97 Homes

The 1999 zoning allowed 327 homes and WCI built 230, which leaves 97 approved units never built. Built density is about 4.9 homes per acre (230 on 46.73 acres) against 6.99 approved. The zoning also allowed three habitable stories and every building went up at two.

Buyers sometimes ask whether those 97 units could still appear. The county lists the PUD as built out, all 230 units are recorded in three declarations whose phases are complete, and the open land is lakes, preserve under a county easement, roads and the amenity parcel. We found no rezoning, PUD amendment or site plan on Livingston Lakes since the 2014 and 2015 actions. Adding homes would take new county approvals and a vote of the owners to amend the declarations, and nothing in the public record points that way.

Who Is on the Other Side of the Fence

To the north is a vacant 7.58-acre parcel zoned by Ordinance 2020-09 as the Kase MPUD. Its recorded master plan labels “LIVINGSTON LAKES PUD ORD. 99-18” along its south line and requires a 15-foot setback plus a 15-foot Type B buffer with a fence or wall along the Livingston Lakes boundary (Ordinance 2020-09 with master plan). Next door along Livingston Road, about 0.2 mile away as the crow flies, is North Collier Regional Park, which our Naples guide describes along with the rest of North Naples.

Who Governs Livingston Lakes, and How?

Livingston Lakes is governed by one multi-condominium association, Livingston Lakes Condominium Association, Inc., which operates all three condominiums under Florida Statutes section 718.405. There is no master association, no separate Carriage, Coach or Garden corporation and no CDD. Owners hold 230 votes, elect a board of at least five, and Cardinal Management Group manages the association.

Data updated: September 2026

One Association, Three Condominiums, No Master

The structure is simpler than most North Naples communities, and buyers regularly get it wrong. Section 1 of the association bylaws of July 8, 2015 says that once the association operates more than one Livingston Lakes condominium, it “will be deemed a multi-condominium association according to Section 718.405.” It operates three:

• Carriage Homes at Livingston Lakes, a Condominium (56 units)

• Coach Homes at Livingston Lakes, a Condominium (84 units)

• Garden Homes at Livingston Lakes, a Condominium (90 units)

Each condominium has its own declaration, its own recorded rules and its own budget line, and all three are run by the same board. The association’s 2026 FAQ answers the question directly: “Do I have to be a member in any other association? A: No. The neighborhood associations have merged budgets and governed under Livingston Lakes Condominium Association, Inc. There is one single assessment, which is imposed per neighborhood.”

So there are no layers to stack. No master association sits above the condominiums, no separate sub-association corporation sits below, and no Community Development District levies anything on the tax bill. The Collier County tax roll, 2026 preliminary, shows a $0.00 non-ad valorem line on all 230 unit bills, and no district with “Livingston” in its name appears on the state’s official list of special districts.

The State Record: Sunbiz and DBPR

At the Florida Division of Corporations the association is a not-for-profit corporation, document number N15000006440, filed July 1, 2015, status active, with no name changes. A state name search for “Carriage Homes at Livingston” returns no entity, and the same is true for Coach and Garden, which confirms there are no separate condominium corporations.

One false friend deserves a warning. A different corporation named Livingston Lakes Association, Inc. was filed in 2002 at a downtown Naples address and administratively dissolved in 2015. It has no tie to these condominiums.

At the Division of Florida Condominiums, Timeshares and Mobile Homes (part of DBPR), the three condominiums are registered separately, each with the association as managing entity at 15090 Palmer Lake Circle, per the DBPR condominium public records extract:

Voting Classes and How a Vote Is Counted

Every unit carries one indivisible vote: 230 units, 230 votes, per the 2026 FAQ and Section 5.3 of the declarations. Under Sections 4.2 and 4.3(b) of the bylaws, members are divided into Classes, one per condominium. A matter that affects only one condominium, such as an amendment to the Coach declaration, is voted by that Class alone. A matter that affects all three condominiums or the shared Association Property, such as the amenity center, roads or gate, is voted at large. The association runs elections and votes on the GetQuorum electronic voting platform.

In practice that means a Garden owner has no vote on Carriage leasing rules and vice versa, which is exactly how the 2020 leasing amendments came to differ between the condominiums.

The Board: Five Directors, Staggered Terms

The board has at least five directors serving staggered two-year terms. That structure came from the 2021 Certificate of Amendment to the Articles and Bylaws, which raised the minimum from three to five, dropped seats reserved by condominium, and created the staggered terms. The same amendment sets a member quorum of 30% and lets 20% of the voting interests call a special meeting.

Board members work through standing committees: Building, Finance and Common Grounds. Directors post their state board-certification records on the association’s board page, and one director posts a 2025 continuing-education certificate for HB 913, the 2025 condominium law.

The Recorded Documents, Book and Page

Every governing document is recorded in the Collier County Official Records and posted by the association on its documents page:

The bylaws (July 8, 2015) and each condominium’s recorded rules (Exhibit E to each declaration) ride inside the declarations. The board also posts adopted policies: the June 19, 2026 Amenities Center rules summary, the parking and towing policy adopted November 15, 2023 and the 2025 records request policy. Board rule-making rests on Section 18.10 of the declarations, which the 2025 clubhouse rules resolution cites.

The 2020 Amendments: Leasing, Ownership and Parking

Owners approved amendments to all three declarations at a special meeting on October 7, 2019, by at least two-thirds of the Class voting interests present, and the certificates were recorded on April 7, 2020. They did not do the same thing in each condominium:

• Carriage and Coach rewrote leasing. Leases must run at least 30 days and no more than 12 months, a unit may be leased no more than three times a calendar year, an owner must hold title for 12 months before leasing, no more than 25% of units may be leased at once (owner-landlords of record when the amendment was recorded are exempt), each lease needs board approval with a criminal and eviction background check, and “advertising a Unit for daily or weekly lease on websites such as Airbnb.com or VRBO.com is prohibited.” A new Section 5.4 limits each owner to one unit, with a board-decided hardship exception.

• Garden changed parking only, and the amendment states that “Section 18.1 remains unchanged,” so the original Garden leasing text stands: a 30-day minimum and no more than three leases a year, with no 12-month wait, no 25% cap and no one-unit limit.

The association processes lease applications for every condominium, so confirm the current Garden procedure with the manager before you rely on a lease start date.

The 2021 Bylaw Amendment

The Certificate of Amendment to the Articles and Bylaws, recorded January 27, 2021 at OR Book 5882, Page 1632, followed owner approval at the June 29, 2020 annual meeting. Beyond the five-member board and staggered terms, it added a budget safeguard in Bylaws Section 12.1(c)(iii): if a proposed budget requires assessments above 115% of the prior year, 10% of the voting interests can force a special meeting to consider a substitute budget. That is a meaningful owner protection in a period of rising insurance and maintenance costs, and it is worth knowing before any budget meeting.

Management Company History, 2015 to 2026

The association has had five management arrangements in eleven years, traced through its annual reports on Sunbiz and archived versions of its own property management page:

Cardinal returned in early 2025. The association’s notice and Cardinal’s own welcome letter give different start dates in January and February 2025, so we say early 2025. Cardinal describes itself as part of RealManage and in business since 1987. The current contact is Cardinal Management Group, 24311 Walden Center Dr #103, Bonita Springs, FL 34134, (239) 774-0723, and residents use the FRONTSTEPS portal and app for dues, maintenance requests and community news.

The Website Posting Duty, and Records Requests

Florida requires any condominium association with 25 or more units to post its official documents on a website or through an app, under Florida Statutes section 718.111(12)(g). At 230 units Livingston Lakes is subject to it, and it complies in a way that makes this page possible: declarations, amendments, rules, the FAQ, reserve and engineering reports, insurance policies and wind-mitigation forms are all posted publicly at the association’s website. Budgets, minutes and financial statements sit behind the owner login.

For records beyond the website, a board policy approved January 31, 2025 requires written requests by certified mail to the registered agent and allows no more than one request every 45 days.

Reserves: What the March 2023 Study Says

The association’s reserve study is an Update Capital Reserve Study dated March 9, 2023, prepared by W.J. Johnson & Associates. It is an actuarial update of a 2018 study, and it says plainly that “no site inspections have been conducted.” It is a conventional reserve study, not a structural integrity reserve study.

Roof figures are in 2023 dollars, with every roof placed in service in January 2016 on a 25-year life. For scale, the 2023 contribution works out to about $1,584 per unit per year if spread evenly across 230 units; that is our arithmetic, not how the budget allocates it between the association and each condominium.

What a buyer should take from it: the study is more than three years old and was not based on a site visit, the 2026 reserve funding level sits in the budget behind the owner login, and whether any reserves have been waived is a question to put to the association in writing.

The Master Insurance Policy

The association insures the 37 buildings, the clubhouse and the site improvements under one master program placed through AssuredPartners of Florida in Naples. The key terms, from the association’s posted policies and schedules:

Two illustrations help put those numbers in owner terms, and both are our arithmetic. The property premium is about $665 per unit per year if spread evenly. A 3% hurricane deductible on $61.5 million of buildings is about $1.85 million, or about $8,000 per unit if spread evenly across 230 units; the actual allocation after a storm depends on the insurance article of each declaration, and that is a question worth asking before you buy.

The association’s posted property schedule shows no flood limit on any building. On flood: the current FEMA map shows Zone AH at 36 buildings and Zone AE at one, a 2015 FEMA Letter of Map Revision based on Fill (case 15-04-2089A) removed the described building areas to Zone X (shaded) and FEMA revalidated it in 2024, the preliminary maps issued in 2025 (target effective 2027) change zones at some buildings, and lenders decide flood insurance requirements unit by unit.

The 2025 Exterior Repaint

Every building was repainted in 2025. The board awarded the contract to A.M. Prestige Painting at its December 10, 2024 meeting on the Building Committee’s recommendation, and work started January 6, 2025. The scope took in walls, doors, shutters, trim, fascia, soffits, gutters and downspouts, Garden stair railings and the pool fence; lanais and metal window frames were excluded. The paint is Sherwin-Williams Duration with a 10-year warranty, and there was no color change, per the association’s 2025 building painting project FAQ.

Karins Engineering oversaw the painting and stucco work, with field reports, a Garden final walkthrough in April 2025, stucco inspections through July 2025 and a Carriage revisit in August 2025, all posted on the association’s reports page. A buyer gets two things from this: fresh exterior paint under warranty, and a documented stucco inspection record for the building they are buying into.

The Hurricane Ian Engineering Letter

After Hurricane Ian on September 28, 2022, the association hired W.J. Johnson & Associates to inspect seven units that reported water at the baseboards. Its water-intrusion inspection letter of February 17, 2023 found:

• moisture limited to baseboard areas at exterior walls, in end units where grading pitched toward the building

• causes in overwhelmed gutters and downspouts, grading, and wind-driven rain pressure

• no storm surge recorded at the community

• stucco delamination at one Garden building, 15110 Palmer Lake Circle, with a recommendation to excavate and inspect a balcony there

Its recommendations were to regrade landscaping away from the buildings, clean gutters four times a year and replace downspout drains. The letter is a useful, honest record: water limited to baseboards in seven units, one stucco item to investigate, and fixes that were mostly maintenance. Ask whether the regrading and the 15110 follow-up were completed; the 2025 Karins stucco inspections are the natural place to look.

The Pending Lawsuit Disclosure

The association’s 2026 FAQ discloses one pending lawsuit, filed in April 2025 and handled under the association’s general-liability insurance. The earlier 2025 FAQ left that answer blank. We have not researched the nature or status of the case. Read the current FAQ and the estoppel certificate before closing, and ask the association for the case status in writing.

Selling in Livingston Lakes and want a buyer to see this governance record as a strength rather than a list of questions? Call Jesse direct at (239) 898-6072 or start with a home valuation for your Livingston Lakes condo. Buying, and want the association documents read before you sign? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

The Fee Stack: Every Dollar a Livingston Lakes Owner Is Billed

A Livingston Lakes owner pays one quarterly assessment to one association. The association’s 2026 FAQ publishes 2025 quarterly assessments of $1,590 for Carriage, $1,459 for Coach and $1,416 for Garden; 2026 MLS listings show $1,693, $1,504 and $1,460. There is no master fee, no CDD, no club dues and no current special assessment.

Data updated: September 2026

The Quarterly Assessment, Two Ways: 2025 Published and 2026 on MLS

The association’s 2026 FAQ still quotes the 2025 figures, and so did the 2025 FAQ: “Assessments for 2025: Carriage Homes-$1,590; Coach Homes- $1,459; Garden Homes $1,416.” The same FAQ says assessments “are due quarterly,” and MLS listings from 2025 carry exactly those figures in the quarterly field, so these are quarterly amounts.

The 2026 figures come from listings, not from the association. Current listings on the Southwest Florida MLS Matrix, pulled September 23, 2026, show $1,693 a quarter for Carriage, $1,504 for Coach and $1,460 for Garden. Agent-entered fields can lag or err (one active Carriage listing still shows $1,561, an older figure), so confirm the current figure with the association or in the estoppel certificate before you write an offer.

What the Association’s Documents Say the Assessment Pays For

This page uses only the association’s own words for what the assessment pays for. The 2026 FAQ says the “expense for the onsite amenities, gate access and other common area expenses are included in the quarterly assessments to the respective neighborhood association, billed under Livingston Lakes Condominium Assn., Inc.” The association’s 2026 sales application adds that “Landscaping and enhancements are maintained by the Association.”

Beyond those statements, the declarations make the association responsible for the roads, gate, lakes, preserves, drainage, sewer lift station, irrigation, mail kiosks, sidewalks and the amenity center, and the reserve study and master policy show it also carries each condominium’s roofs, exterior paint and building insurance. What we do not claim: the association posts customer-service contacts for Quantum Fiber, but no document we read says internet or cable is part of the assessment.

How the Cost Is Split: Equal Shares at Two Levels

Sections 5.1 and 5.2 of the declarations split costs at two levels. Association expenses (the infrastructure and the amenity center that all 230 homes use) are shared equally by every unit in the community. Condominium common expenses (a condominium’s own buildings, roofs, paint and insurance) are shared equally within that condominium. That is why the three assessments differ: a Carriage owner shares a four-unit building with larger roofs and garages, and a Garden owner shares a ten-unit building. It is also why a roof or paint cycle in one condominium does not raise the other two assessments.

Due Dates, Late Fees and Interest

Per the 2026 FAQ, assessments are due January 1, April 1, July 1 and October 1, and are late on the 11th of the month. A late payment incurs a late fee of 5% of the quarterly assessment and interest at 18% a year. The fiscal year is the calendar year (Bylaws Section 2.1). Payments go through the Cardinal Management Group portal or by mail to the manager’s lockbox. The FAQ also answers the special-assessment question: “Are the Neighborhood Associations currently subject to a Special Assessment? A: No.”

The One-Time Fees: Applications, Access Devices and the Club Room

Capital Contribution: $250 Once, and Not on Resales

This is the fee buyers most often ask about, and the answer here is short. Section 13.2 of each declaration provided a $250 Working Capital Contribution collected by the developer “each time the Developer conveys a Unit to a purchaser.” It applied only to WCI’s original sales. No resale capital contribution or transfer fee appears in the recorded declarations or on the association’s 2026 sales application. Some MLS listings show a $150 transfer fee; those agent-entered fields are inconsistent, and the recorded documents do not support a transfer fee. Confirm on the estoppel certificate, which will show any amount the association claims at closing.

The Estoppel Certificate and Florida’s Statutory Caps

Every sale needs an estoppel certificate from the association stating what the unit owes. Florida caps the fee under Florida Statutes section 718.116(8), and DBPR’s estoppel certificate fee schedule currently sets the ceiling at not more than $299, plus $119 if the certificate is expedited within three business days, plus $179 if the account is delinquent. The association’s actual charge was not published in anything we read; expect it at or below those caps.

Property Taxes by Condominium

Taxes are the second-largest carrying cost after the assessment. From the Collier County tax roll, 2026 preliminary:

The 2026 preliminary millage for the taxing district that includes Livingston Lakes totals 9.4020 mills (county 3.9293, school 4.1470, other levies 1.3257). Two cautions. These medians mix homesteaded units, whose taxable value is capped, with non-homesteaded units, so a buyer’s first tax bill can be well above the seller’s; estimate yours from the price you pay, not the seller’s bill. And the Garden median sits lower partly because fewer Garden units are homesteaded, which changes the mix.

What Is Not on the Bill: No CDD, No Master Fee, No Club Dues

For a community with a gate, a clubhouse and a pool, that is an unusually short list, and it is the main reason Livingston Lakes compares well on total cost with North Naples communities that carry a CDD or a mandatory club.

The Owner’s Own Insurance: The HO-6 Layer

The master policy insures the buildings. The unit owner insures the rest under an HO-6 policy. Florida Statutes section 718.111 puts floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments on the owner. Florida Statutes section 627.714 requires at least $2,000 of loss-assessment coverage on a unit-owner policy. Given the 3% master hurricane deductible, ask your agent about loss-assessment limits well above that minimum. HO-6 premiums vary by unit and carrier, and we do not publish an estimate.

The Complete Fee Stack in One Table

Confirm the current assessment with the association or in the estoppel certificate before you write an offer.

Assessment History from MLS Entries, 2022 to 2026

The association does not post budgets publicly, so the only year-by-year trail is the quarterly figure agents entered on listings. Treat these as MLS-entered, not association-published, except for 2025, which the FAQ confirms:

Source: Southwest Florida MLS Matrix, pulled September 23, 2026; 2025 also per the association’s FAQ. From the 2022 to 2023 entries to 2026, that is roughly +38% for Carriage, +31% for Coach and +19% to +23% for Garden (our arithmetic, depending on the Garden starting figure). Most of the step shows up in 2024 listings, the same period in which the association’s property premium stood at $211,357 for the March 2024 to March 2025 term; it has since come down to about $153,000 for the current term. The latest increases are smaller: +3.1% to +6.5% into 2026.

The Arithmetic: Monthly Equivalents and a Carrying-Cost Floor

Buyers think in monthly payments, so here is the same data divided out. The assessment columns are the quarterly figure divided by three; the tax column is the median bill divided by twelve. All figures are our arithmetic.

Treat the last column as a floor, not a budget. It leaves out the HO-6 policy, utilities, any mortgage, and the higher tax bill a new, non-homesteaded owner is likely to see. It also shows one useful fact: the assessment gap between a Carriage home and a Garden home is only about $78 a month in 2026, while the typical price gap is several hundred thousand dollars.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every Livingston Lakes listing against the current assessment, not last year’s. Selling, and want your listing to show the real fee stack instead of a stale MLS entry? Call Jesse direct at (239) 898-6072 or ask for a Livingston Lakes home valuation. Buying, and want the estoppel figures checked before closing? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Florida Condo Law and Livingston Lakes: Milestone Inspections, SIRS and Reserves

Florida’s post-Surfside condominium laws require milestone inspections and structural integrity reserve studies for buildings of three or more habitable stories. Livingston Lakes’ recorded declarations, its 2025 insurance appraisal and its 2025 wind-mitigation forms describe every building as two stories, so on that evidence the mandates do not reach it. Ordinary reserve, website and insurance rules still apply.

Data updated: September 2026

Three Laws in Four Years: SB 4-D, HB 1021 and HB 913

The Surfside condominium collapse led Florida to rewrite its condominium safety law, in stages:

• SB 4-D (2022) created the statewide milestone inspection for condominium buildings in Florida Statutes section 553.899 and the structural integrity reserve study (SIRS) in section 718.112(2)(g), and set a date after which owners can no longer waive reserves for SIRS items.

• SB 154 (2023) amended the milestone inspection and SIRS provisions.

• HB 1021 (2024) amended the SIRS, milestone inspection and reserve provisions again.

• HB 913 (2025) clarified the height test as “three habitable stories,” exempted four-family dwellings from the SIRS, raised the SIRS catch-all item threshold to $25,000, opened alternative reserve-funding options to all multicondominium associations, required property insurance to rest on an independent appraisal at least every three years, and allowed reserves to pause after a declared emergency makes a building uninhabitable, per the House staff analysis of HB 913.

Whether any of this reaches a particular community depends first on building height.

The Milestone Inspection Threshold

Under Florida Statutes section 553.899, a milestone inspection applies to condominium buildings “three habitable stories or more in height as determined by the Florida Building Code.” The first inspection is due by December 31 of the year the building turns 30, then every 10 years after that; a local agency may set the first one at 25 years for buildings near salt water. DBPR’s milestone inspection guidance states the same three-story threshold.

The SIRS Threshold

Under Florida Statutes section 718.112, a residential condominium association must have a structural integrity reserve study at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height.” A SIRS reaches the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000. For buildings that meet the threshold, reserves for SIRS items cannot be waived for budgets adopted on or after December 31, 2024.

Why Livingston Lakes Buildings Fall Outside, on the Evidence

Three independent documents describe every residential building at Livingston Lakes as two stories:

1. The recorded declarations. Section 3.1 of each declaration describes “2-story Buildings,” and Section 6.2 describes every additional phase as “two (2) two-story Buildings.”

2. The 2025 insurance appraisal. The Townsend Valuations report effective November 14, 2025 records “Number of Stories: 2 Story” and “Elevator: None” for the residential buildings.

3. The 2025 wind-mitigation forms. The October 28, 2025 inspection forms the association posts, for example the form for 15165 Butler Lake Drive, record “# of Stories: 2.”

The zoning would have allowed three habitable stories, but none was built. On that evidence the statutory three-story threshold is not met, so neither a milestone inspection nor a SIRS is required. Even if a building were subject to the law, the 2015 to 2017 buildings would not reach 30 years until 2045 to 2047. Two limits on that conclusion: we did not read the certificates of occupancy, and we did not check the association’s entry, if any, in DBPR’s SIRS reporting database. This is a reading of the documents, not a legal opinion.

What Still Applies: Reserves for Roofs and Paint

Falling outside the SIRS does not mean falling outside reserve law. Section 718.112(2)(f) still requires every condominium budget to include reserve accounts for capital expenditures and deferred maintenance, “including, but not limited to, roof replacement, building painting, and pavement resurfacing,” plus any other item over $25,000. The difference is that an association not required to have a SIRS may still waive or reduce those reserves by a majority vote of the total voting interests.

Livingston Lakes keeps a conventional reserve study, updated March 9, 2023, with 44 funded components, all roofs scheduled for replacement in 2041 and a seven-year paint cycle. The study scheduled paint for Garden and the clubhouse in 2023, Carriage in 2024 and Coach in 2025; the association repainted every building starting January 2025. Whether reserves are fully funded or partly waived in the 2026 budget is not public; it is the single most useful question a buyer can ask.

What Still Applies: The Website, Records and Board Education

• Website posting. Associations with 25 or more units must post official documents online or in an app under section 718.111(12)(g). Livingston Lakes does.

• Records. Owners can inspect official records; the association’s January 2025 policy requires certified-mail requests and limits them to one every 45 days.

• Board education. Directors post their board certifications, and one posts a 2025 HB 913 continuing-education certificate.

• Multicondominium provisions. Because one association runs three condominiums, the HB 913 provisions written for multicondominium associations apply to its structure.

What Still Applies: Insurance Appraisal and the HO-6 Minimum

The association must insure the buildings at replacement cost, re-determined by an independent appraisal at least every three years under HB 913; its latest appraisal is effective November 14, 2025, so the next is due by late 2028. Unit owners must carry at least $2,000 of loss-assessment coverage under Florida Statutes section 627.714, and the estoppel certificate fee remains capped at $299, plus $119 expedited and $179 if delinquent.

Disclosure: What a Buyer Will Ask to See

Florida’s resale disclosure statute and the buyer’s rescission rights under it were outside our research, so this page does not summarize them. What we can say is which association documents a well-advised Livingston Lakes buyer asks for, because they are all posted or obtainable:

• the 2023 reserve study and the current budget’s reserve line

• the 2025 insurance appraisal, the current property policy and the building’s own wind-mitigation form

• FEMA’s 2015 Letter of Map Revision based on Fill (case 15-04-2089A), revalidated in 2024

• the 2025 repaint and Karins stucco reports for the building

• the Hurricane Ian water-intrusion letter of February 2023

• the 2026 FAQ, including its disclosure of a pending lawsuit

• the recorded declaration and 2020 amendment for the specific condominium

Buyer Checklist

1. Confirm the building is two stories (it will be, but ask for the declaration page and the wind-mitigation form for your building).

2. Get the current quarterly assessment in writing. The FAQ publishes 2025 figures; 2026 MLS listings show $1,693, $1,504 and $1,460.

3. Ask whether 2026 reserves are fully funded or were waived or reduced by owner vote.

4. Read the reserve study roof and paint schedule for your condominium.

5. Price the 3% hurricane deductible into your HO-6 loss-assessment limit.

6. Read the flood record precisely. The current FEMA map shows Zone AH at 36 buildings and Zone AE at one; the 2015 LOMR-F removed the described building areas to Zone X (shaded) and FEMA revalidated it in 2024; the preliminary maps (issued 2025, target effective 2027) change zones at some buildings; your lender decides whether flood insurance is required on your unit.

7. Ask for the status of the pending lawsuit the 2026 FAQ discloses.

8. Check leasing rules against your plans. Carriage and Coach buyers cannot lease for 12 months and face a 25% cap; Garden buyers can lease from closing.

9. Submit the purchase application at least 30 days before closing; occupancy before approval is prohibited.

Seller Checklist

1. Put the two-story fact in your listing, with its basis, because it answers the first question every condominium buyer in Florida now asks.

2. Order the estoppel certificate early and know the statutory caps.

3. Gather the documents buyers ask for: reserve study, insurance appraisal, your building’s wind-mitigation form, the LOMR-F, repaint records and the FAQ.

4. Correct the fee on your listing. Stale MLS fee entries are common here; use the current association figure.

5. Know your buyer pool. A Carriage or Coach buyer who wants to rent in year one cannot; a Garden buyer can.

6. Be ready to explain the lawsuit disclosure by pointing buyers to the FAQ and the association.

Selling in Livingston Lakes and want the condo-law answer to work for you rather than against you? Call Jesse direct at (239) 898-6072 or request a home valuation. Buying, and want the reserve and insurance documents read with you? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Carriage, Coach or Garden: The Three Livingston Lakes Condominiums Compared

Livingston Lakes is three condominiums: 56 Carriage Homes with attached two-car garages (1,833 to 2,152 square feet), 84 Coach Homes with attached one-car garages (1,375 to 1,831), and 90 Garden Homes with lot parking (1,168 to 1,258). Over 48 months, median sale prices ran $700,000, $554,500 and $402,500 respectively.

Data updated: September 2026

The Three Condominiums Side by Side

Market figures are from the Southwest Florida MLS Matrix, pulled September 23, 2026; living areas are the declared air-conditioned areas, which match the county’s base areas plan for plan. County and MLS measures are labeled where both appear.

Every trailing-12-month figure in the table rests on fewer than 10 sales, and the Coach 48-month figures rest on exactly 10, so treat each as a small sample. Three things jump out. Price per square foot is almost identical across the three condominiums over 48 months, so the price differences are mostly about size, garage and floor. The Garden median of $402,500 sits on 16 sales and the Carriage median on 13, larger but still modest samples. And the three condominiums are moving differently in 2026, which is the subject of each block below.

Carriage Homes: Carnoustie and St. Andrews

Carriage Homes are the largest homes in Livingston Lakes: four units to a two-story building, two down and two up, each with its own attached two-car garage. The Carriage Homes declaration makes the garage part of the unit and the paver driveway a limited common element.

• Carnoustie (ground floor, units x-101 and x-102). Two bedrooms plus a flex room, two baths, 1,833 air-conditioned square feet, a 255 sq ft lanai, a 383 sq ft garage and a 25 sq ft entry, 2,496 sq ft under roof. WCI’s Carnoustie floor plan shows an owner’s suite of about 14’4” by 16’7”, a great room of about 27’11” by 19’2”, a flex room of 13’6” by 9’8”, a lanai of 28’4” by 9’0” and main-room ceilings of about 9’6” to 9’8”, with a 10’0” garage (dimensions read from a plan drawing, so approximate).

• St. Andrews (second floor, units x-201 and x-202). Two bedrooms plus a flex room plus a loft, two baths, 2,152 air-conditioned square feet, a 367 sq ft garage, 2,519 sq ft in all. It has a ground-floor foyer and stair, and the loft overlooks that foyer. WCI marketed it as “designed to live like a single-family home”. Some resale listings count the flex room as a third bedroom.

Construction. Each Carriage building is about 11,400 square feet under roof on the 2025 appraisal, masonry with stucco on a slab, with a wood-truss concrete tile roof and fire sprinklers, like every residential building here. Buildings went up from 2015 to 2017 (20 units in 2015, 32 in 2016, 4 in 2017). The Carriage roofs carry a reserve-study replacement cost of about $1.09 million in 2041.

Rental rules. Carriage owners must hold title 12 months before leasing, leases run 30 days to 12 months, no more than three a year, no more than 25% of units may be leased at once, each owner may own only one unit, and every lease needs board approval with a background check, per the Carriage Homes 2020 amendment.

A dedicated Carriage Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Carriage Homes: Who Buys Them and How They Resell

The ownership profile is the most owner-occupied in the community. On the Collier County tax roll, 2026 preliminary, 30 of 56 Carriage units (53.6%) carry a homestead exemption and 38 owners have a Florida mailing address. The product suits buyers who want a two-car garage and single-family room sizes without a yard, and the one-unit rule and 12-month lease wait make it a poor fit for investors.

The resale record, Southwest Florida MLS Matrix, pulled September 23, 2026:

• 48 months: 13 sales, median $700,000, $327.60 per square foot, 53 days on market, 97.24% of list.

• By calendar year: 2023, one sale at $700,000; 2024 median $702,500 (5 sales); 2025 median $705,000 (5); 2026 to date, two sales at $625,000 and $635,000.

• Trailing 12 months: three sales, all ground-floor Carnoustie units of 1,833 sq ft: $605,000 (December 2025), $625,000 (August 2026) and $635,000 (September 2026). With n of 3, those are listed rather than summarized; small sample.

• On the market: two upper-floor St. Andrews units of 2,152 sq ft at $750,000 and $659,000. At three sales a year, two listings are about eight months of supply.

Read the 2026 median carefully. The upper-floor St. Andrews resales held near $700,000 from 2023 through 2025, and the 2026 figure is lower because both 2026 sales were smaller ground-floor units. That is a mix shift, not proof of a price drop. For context, the median first sale from WCI was $398,600 (56 deeds, $319,800 to $452,600), and the county’s qualified resales show a $467,950 median on 6 sales in 2021 and one sale at $520,000 in 2022 (Collier County tax roll, 2026 preliminary; small samples).

Coach Homes: Six Plans Sold by Residence Number

Coach Homes put six units in each two-story building, three down and three up, each with an attached one-car garage. WCI never named the plans; it sold them by residence number, per the Coach Homes declaration, Section 6.3:

The ground-floor plans are two bedrooms and two baths; WCI’s Residence 101 model gallery showed a den. The upper plans are, in WCI’s words, “two bedrooms plus a den with a great room that opens to the kitchen and cafe … spacious loggia with lake views”. WCI’s Coach second-floor plan sheet shows 9’4” ceilings throughout; Residence 201 has an owner’s suite of 13’0” by 16’0”, a great room of 14’10” by 18’0”, a den of 10’8” by 12’0”, a kitchen of 12’4” by 16’9” and a loggia of 26’0” by 9’4”. Lanais run 243 sq ft on Residences 201 and 203 and 168 sq ft on 202. Each upper unit appears to have its own ground-level entry and interior stair, based on the plan’s stair labels and entry area.

Construction. Each Coach building is about 13,984 square feet under roof on the 2025 appraisal, the same masonry, tile-roof and sprinklered construction. Coach finished selling first: 30 units built in 2015 and 54 in 2016, and Coach Homes had left WCI’s menu by October 2016. Coach roofs carry a reserve replacement cost of about $1.27 million in 2041.

Rental rules. The same as Carriage under the Coach Homes 2020 amendment: 12-month ownership wait, 30-day minimum and 12-month maximum, three leases a year, 25% cap, one unit per owner, board approval.

A dedicated Coach Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Coach Homes: Who Buys Them and How They Resell

Coach Homes are the middle of the market and the largest condominium by unit count. On the Collier County tax roll, 2026 preliminary, 43 of 84 units (51.2%) are homesteaded and 61 owners have a Florida mailing address, so this is mainly an owner-occupied, year-round product. The upper plans suit buyers who want 1,786 to 1,831 square feet, a den and a garage for less than a Carriage Home; the ground-floor 1,375 and 1,571 plans suit buyers who want no stairs at all.

The resale record, Southwest Florida MLS Matrix, pulled September 23, 2026:

• 48 months: 10 sales, median $554,500 (the mean of the middle pair, $554,000 and $555,000), $323.52 per square foot, 54.5 days on market, 95.88% of list. Small sample.

• By calendar year: 2023, two sales at $560,000 and $585,000; 2024 median $554,500 (6 sales, small sample); 2025, two sales at $554,000 and $541,500; 2026 none.

• Trailing 12 months: no Coach Home has closed. The last closing was April 29, 2025, at $541,500.

• On the market: four listings. Three upper units: $624,500 (two bedrooms plus den, 1,831 sq ft), $560,000 (listed as three bedrooms, 1,786) and $550,000 (listed as three bedrooms, 1,831). One ground-floor unit at $519,900 (two bedrooms plus den, 1,571), on the market 229 days.

Four listings and no sales in a year means Coach supply cannot be measured as months; the honest read is that Coach sellers are competing with each other on price, and the next sale will set the market. The median first sale from WCI was $334,600 (83 deeds, $243,900 to $413,400); county qualified resales ran $405,000 on 8 sales in 2021 and $576,950 on 4 in 2022 (Collier County tax roll, 2026 preliminary; small samples).

Garden Homes: Five Plans, Two Floors, Lot Parking

Garden Homes put ten units in each two-story building, five down and five up, with common stairs and walkways to the upper units and no elevator, per the Garden Homes declaration, Section 3.4. The stairs and walkways are common elements the association maintains. The same five plans repeat on each floor:

Every plan has two baths and a dining or flex room. The bedroom counts come from WCI’s Garden second-floor plan sheet; the ground-floor plans carry the same areas and are taken to mirror them. Upstairs, ceilings are 9’10” in every room and 10’2” on the loggia, which measures 12’8” by 7’0”, and the great room is 12’9” by 21’1”. Downstairs, WCI’s first-floor Garden page describes an “expansive great room with three sliding glass doors that lead to the lanai.”

Parking. Garden Homes have no garage and no carport. Each unit has one assigned open space plus one unassigned space, with a two-vehicle maximum; the lot is permit-parked and monitored under the association’s parking and towing policy. Boats, trailers, campers and commercial vehicles cannot be kept in the lots, and Garden owners have no garage to hold them. Bikes go in a Garden bike storage area with a $10 permit.

Construction and Garden-only rules. Each Garden building is about 14,630 square feet under roof on the 2025 appraisal. Units went up in 2016 (60) and 2017 (30). Garden roofs carry a reserve replacement cost of about $0.80 million in 2041. Grills are not allowed at Garden units “in any capacity,” and the Garden dumpsters are for Garden residents only, per the Garden lease application.

Rental rules. All three condominiums require at least 30 days per lease and allow no more than three leases a year. Garden Homes have none of the Carriage and Coach limits: no 12-month ownership wait, no 25% cap and no one-unit limit, because the recorded Garden declaration was not amended on leasing. The 2026 FAQ says “The Garden Homes allow rentals at deed conveyance.” The association processes lease applications for every condominium, so confirm the current Garden procedure with the manager.

A dedicated Garden Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Garden Homes: Who Buys Them and How They Resell

Garden Homes are the entry point to Livingston Lakes and its rental market. Only 26 of 90 Garden units (28.9%) are homesteaded on the Collier County tax roll, 2026 preliminary, against more than half in Carriage and Coach, and 59 owners have a Florida mailing address. That low homestead share points to more seasonal owners and investors than elsewhere in the community, and the rental data agrees: six of the eight leases recorded in the past year were Garden Homes.

The resale record, Southwest Florida MLS Matrix, pulled September 23, 2026:

• 48 months: 16 sales, median $402,500 (the mean of the middle pair, $400,000 and $405,000), $327.59 per square foot, 44 days on market, 94.48% of list.

• By calendar year: 2022, two sales at $460,000 and $425,000; 2023 median $412,000 (7 sales); 2024, one sale at $395,000; 2025 median $385,000 (3); 2026 to date median $326,000 (3). Small samples throughout.

• Trailing 12 months: five sales (small sample), median $335,000, $279.11 per square foot, 141 days on market, 95.02% of list: $380,000 and $385,000 (October 2025), $335,000 (June 2026), $319,900 (July 2026) and $326,000 (August 2026).

• On the market: one upper unit, two bedrooms plus den, 1,250 sq ft, at $364,000. One listing against five sales a year is about 2.4 months of supply, the tightest of the three condominiums.

• Rents: Garden Homes rented for a median of $2,150 a month over the past year (n=6, small sample, the mean of the middle pair $2,100 and $2,200; range $1,900 to $2,500). Current annual asks are $2,600 and $2,800.

The Garden trend is the clearest in the community: the 2026 median of $326,000 (3 sales) is about 26% below the $442,500 average of the two 2022 sales, on small samples, in line with the broader Southwest Florida condominium correction. The other half of the Garden story is supply, the tightest in the community at about 2.4 months. The median first sale from WCI was $244,200 (89 deeds, $212,000 to $283,900), and county qualified resales ran $255,000 on 12 sales in 2019, $323,000 on 8 in 2021 and $445,000 on 7 in 2022 (Collier County tax roll, 2026 preliminary).

First-Floor Versus Second-Floor Living

No building at Livingston Lakes has an elevator, so the floor you choose decides how you get home.

• Carriage. The upper St. Andrews is the bigger home (2,152 vs 1,833 sq ft) and adds a loft, but you climb a private interior stair from your own ground-floor foyer. The ground-floor Carnoustie is single-level living with the garage steps from the door. From 2023 to 2025 upper-floor sales dominated and held near $700,000; the three ground-floor sales of the past year closed at $605,000 to $635,000.

• Coach. The upper plans are larger (1,786 to 1,831 vs 1,375 to 1,571 sq ft) and include a den, with a private entry and interior stair. The ground-floor plans suit a buyer who wants no stairs and a smaller footprint; WCI priced the smallest ground-floor plan lowest of all Coach plans at launch.

• Garden. Sizes are the same on both floors. Upper units have 9’10” ceilings and are reached by common exterior stairs; ground-floor units have three sliders to the lanai. WCI priced second-floor Garden units $10,000 above the first floor at launch ($219,990 vs $209,990).

For buyers planning to age in place, a ground-floor Carnoustie, a ground-floor Coach residence or a ground-floor Garden unit is the stair-free choice. For buyers who want space, privacy above and a view, the upper plans deliver more square footage in Carriage and Coach.

End Units

In Carriage Homes every unit is an end unit: four units in a two-by-two stack means every home has two exterior sides. For Coach (three units per floor) and Garden (five per floor), the declarations do not label end or interior positions, and we have not published a building-by-building end-unit map.

One documented fact cuts both ways. The Hurricane Ian inspection letter found that all seven units reporting water at the baseboards were end units where grading pitched toward the building. More exterior wall means more light and windows, and it also means more wall facing wind-driven rain. When you buy an end unit, ask whether the regrading and gutter recommendations were carried out at your building.

Views

The public record supports only general view statements: WCI marketed Garden Homes with “views of lakes and nature preserves,” and described the Coach second-floor loggia as having “lake views.” Four lake tracts totaling 11.89 acres and about 10.45 acres of preserve on a 46.73-acre site leave a great deal of water and preserve edge, but we have not found a building-by-building view map and will not claim a view for any specific building. The preserve is under a county conservation easement, so a preserve view is protected from clearing. Walk the building, stand on the lanai, and check the survey in the declaration.

Want a straight answer on which building, floor and plan fits your price? If you are selling, call Jesse direct at (239) 898-6072 or request a home valuation for your Carriage, Coach or Garden home. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Is Inside the Livingston Lakes Amenity Center?

The Livingston Lakes Amenity Center at 15090 Palmer Lake Circle is a clubhouse of about 4,382 square feet (3,343 air-conditioned) with a club room, catering kitchen, fitness center and restrooms, set beside a state-permitted resort-style pool, a courtyard and a BBQ area. Residents enter with an assigned key fob or the MyQ Community App.

Data updated: September 2026

It is one campus, not a club. The recorded Declarations of Condominium define the Amenities Center as “a pool, pool deck, and clubhouse containing a club room, fitness studio, restrooms and a covered veranda” (Declaration of Condominium for Carriage Homes at Livingston Lakes, OR Book 5179, Page 3320, §1.4, and the same definition in the Garden Homes declaration). Every one of the 230 homes shares it, and there is no second membership to buy. The association’s own 2026 FAQ answers the recreation-fee question directly: owners pay no rent or land-use fee for the facilities, because “expense for the onsite amenities, gate access and other common area expenses are included in the quarterly assessments.”

The clubhouse: size, rooms and what the association says it contains

The association’s homepage describes a clubhouse of “approximately 4,382 total square feet with 3,343 square feet of air-conditioned space,” with a “catering kitchen and space sufficient for social gatherings,” an “intimate courtyard area,” a fitness center and a “resort-style swimming pool set beside an expansive sundeck.” The independent 2025 insurance valuation by Townsend Valuations, effective November 14, 2025, measures the same 4,382 gross square feet and carries the clubhouse at an insured value of $822,240, built of joisted masonry.

The association’s 2023 Amenities Center rules give the fullest component list in any document we read: “a clubhouse building with a club room, fitness studio, men’s and women’s restrooms, covered veranda, parking lot, swimming pool and surrounding pool deck and landscape grounds.” The clubhouse was open by early 2016, according to a March 2016 Naples Daily News report on the Garden Homes model opening.

The Club Room: kitchen, bar, TV and fireplace

The Club Room is the social center of the building, and the association’s Club Room rental agreement is the best inventory of what is in it. Renters “may use equipment including the refrigerator, storage cabinets, coffee maker (if applicable), sink, disposal, dishwasher, microwave in the kitchen, together with the bar, TV and fireplace.” So the room is set up for a catered party or a watch night, not only for board meetings.

Renting the Club Room for a private event

Owners in good standing can reserve the Club Room for a private event. The terms in the rental agreement:

• Security deposit: $250.

• Cleaning fee: $150.

• Who may rent: homeowners in good standing, for nonprofit and lawful use only.

• Outside vendors: a caterer or other vendor must provide a certificate of insurance for $1 million.

• Timing: setup access starts two hours before the event, and the room closes no later than dusk under the agreement.

• Not allowed: smoking and open candles.

One practical note: the 2026 rules summary sets general clubhouse hours at 8 a.m. to 8 p.m., while the rental form’s closing language says dusk. If your event runs into the evening, confirm the end time with the manager when you book.

The pool: what the Florida Department of Health inspection shows

The pool is permitted by the Florida Department of Health as a public pool over 25,000 gallons, which is the category every community pool of this size falls into. The July 2026 Department of Health inspection report, posted by the association, records:

• Volume: 60,558 gallons.

• Pool load: 38, as listed on the permit record.

• Night swimming: No. The pool is not permitted for use after dark.

• Result: Satisfactory, on a reinspection in June 2026.

The pool has a deep area; the 2023 rules bar children under six from the deep end, and diving is not permitted. The 2025 insurance valuation lists pool deck pavers, a pool fence and sunshade canopies among the insured amenity items, so the deck has shade structures.

What the association documents do not confirm

The association’s documents describe one pool, its deck, its shade canopies and the rules above, and this page describes nothing beyond what they say. The Department of Health report covers one pool permit. If a specific pool feature matters to how you would use the property from December through March, ask the manager before you write an offer.

The fitness center: hours and rules

The fitness center is open from 5:30 a.m. to 10 p.m., the longest hours of any part of the campus, under the Amenities Center rules summary approved June 19, 2026. The rules that govern it:

• Residents 16 and older may use it; 16- and 17-year-olds need a signed parental consent and waiver.

• Children 15 and under may not use the fitness equipment.

• Cardio machines carry a 30-minute limit when others are waiting.

• No cell phone calls inside, and closed water bottles only.

No document lists the equipment, so tour it before you count on a specific machine. For a full-size gym, the county Rec-Plex next door is described in the North Collier Regional Park section below.

The courtyard and BBQ area

The courtyard and the BBQ area are the outdoor living rooms of the campus. The 2026 rules cover both by name, and the 2025 insurance valuation lists BBQ grills among the insured amenities. The 2026 rules also changed the alcohol policy in residents’ favor: alcohol is now allowed “at the BBQ area, courtyard area, or clubhouse,” but still not in the pool or on the pool deck. The 2023 rules had banned alcohol at the Amenities Center except at private parties.

That shared BBQ area matters more for Garden Homes owners than for anyone else, because Garden Homes owners may not keep a grill at home “in any capacity” (see the rules section below).

The 2026 rules and hours in one place

The rules summary approved June 19, 2026 replaced the 2023 rules. The essentials:

The association’s 2026 sales application adds a pet distance rule: no pets within 25 feet of the swimming pool.

Getting in: key fob or the MyQ Community App

“An assigned key fob or MyQ Community App is required for entry into the Amenities Center and pool area,” per the 2026 rules. The association’s 2026 vehicle and front gate access form sets the device terms: two key fobs are free to each unit, and additional fobs cost $25 each. The association’s Common Grounds Committee administers fobs, gate transponders and decals. If you are buying, make sure the seller’s fobs are handed over at closing and deactivated from the seller’s name; it saves a trip and a fee.

Thinking of selling your Livingston Lakes condo? Buyers here are paying for this campus inside one quarterly assessment, with no club to join, and that belongs at the top of your listing, not in the fine print. Call Jesse direct at (239) 898-6072, or get a current valuation of your Livingston Lakes home. Buying and want to see the clubhouse and pool before you commit? Call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida.

Does Livingston Lakes Have Golf, Tennis or Pickleball?

No. Livingston Lakes has no golf course, no tennis or pickleball courts, no marina and no beach club, and no mandatory club membership of any kind. What it has instead is a location: public and semi-private golf about 8 to 9 minutes away, and 14 public pickleball courts about 7 minutes away, off-peak.

Data updated: September 2026

The absence, and how we confirmed it

This is a stated absence, checked from three directions. The association’s homepage names no golf, tennis, pickleball, marina, dock or beach club. None of the three recorded declarations defines one. And the 2026 Amenities Center rules govern the pool, deck, BBQ area, clubhouse, fitness center, restrooms and courtyard, and nothing else. There are no court rules because there are no courts.

One honest caveat. The Carriage and Coach declarations carry the standard developer reservation that “recreational facilities may be expanded or added without consent of unit owners or the association.” Nothing we found shows that anything was ever added, and owners took control of the board in mid-2017.

No mandatory club, and why that matters for your budget

No declaration requires a Livingston Lakes owner to join a golf, country, tennis, beach or marina club, and the 2026 FAQ confirms there is no recreation rent or land-use fee. For a buyer who does not golf, that is the point: you are not subsidizing a course. For a buyer who does golf, it means you choose your club, at your price, and can change your mind without selling your home.

Golf carts and low-speed vehicles are not permitted inside Livingston Lakes (Carriage declaration §18.4 and the association’s parking and towing policy), so you will drive to the first tee.

Why golf in Collier County is mostly private

Golfweek, in a September 2026 report on The Gate Golf Club, reports that 84% of Collier County’s golf facilities are private clubs or communities. That shapes the options below: a handful of courses sell tee times to anyone, and several private clubs sell memberships to people who do not live on the property. Our guide to Naples golf communities covers the bundled and equity clubs in depth; the list here is what a Livingston Lakes owner can play without moving.

Golf you can book as a non-member

Drive times are off-peak estimates from the community; allow more time January to April.

Sources: Troon’s Tiburón course page, The Ritz-Carlton Naples, Tiburón golf page, ArrowHead’s posted rates, Gulfshore Life on Bonita Fairways, Valencia’s public rates, Hibiscus Golf Club and Saltleaf Golf Preserve, all checked September 23, 2026.

The Gate: the county course opening in December 2026

The newest option is also the most interesting one for a year-round owner. The Gate Golf Club is a new public 9-hole, par-35 course of 3,369 yards designed by Peter Jacobsen, with a lighted range of 30 covered bays, a 175-seat restaurant and a First Tee academy, on a county-owned site at 4150 Golden Gate Parkway run by a nonprofit operator. It is scheduled to open in December 2026, according to Golfweek’s September 2026 report, which also describes a Collier resident discount of 40% in season and 20% off-season. The operator’s own groundbreaking announcement promises “discounted rates for Collier County residents and juniors.” Green fees have not been published yet.

Private clubs that accept members who live elsewhere

• Tiburón Golf Club offers an “Associate Club Membership: Available to non-residents of Tiburón communities,” per its membership page. About 8 minutes.

• Quail Village Golf Club, 11719 Quail Village Way, is “open to our residents and select non-residents,” per its membership page. About 9 minutes.

• LaPlaya Golf Club, a Robert Cupp 18 at 333 Palm River Blvd, is “exclusive to hotel guests and private club members,” with memberships sold through the resort, per LaPlaya’s golf page. About 11 minutes.

• The Nest Golf Club, 36 Tom Fazio holes at 4450 Pelicans Nest Dr in Bonita Springs, offers private membership regardless of residency, per its membership page.

Not every nearby club is an option. Cypress Woods Golf & Country Club describes itself as “a private, bundled golf community” on the Cypress Woods Golf & Country Club website, which means residents only.

Tennis and pickleball: the nearest public courts

North Collier Regional Park, next door, has no tennis or pickleball courts on the county’s park page. The nearest public courts are a short drive away:

The county’s athletics directory also lists public tennis at Vineyards Community Park and at Starcher-Pettay (Naples Park School).

What courts cost at Pelican Bay

Pelican Bay is the one nearby venue with a published fee card. Its court operator’s rates in 2026: pickleball open play $11.60 plus tax per person per day, a pickleball court rental of $25.20 plus tax per hour, tennis court rental of $40 plus tax per hour, and a Collier-resident pickleball annual pass of $95 plus tax. Pelican Bay added 20 pickleball courts in December 2025, 10 open to the public and 10 for Pelican Bay residents, according to Gulfshore Business. County fees at Veterans and East Naples are not posted on the county pages we checked.

For the full county picture, including private club courts and league play, see our Collier County tennis and pickleball guide.

How Close Is Livingston Lakes to the Beach and the Water?

Livingston Lakes sits about five miles east of the Gulf. Delnor-Wiggins Pass State Park is about 10 minutes away off-peak, Vanderbilt Beach about 12, and the county’s Cocohatchee River Park boat ramp about 13. Collier beach parking is free with the resident permit, which part-time owners can get with a tax bill or deed.

Data updated: September 2026

The nearest beaches, and what each one costs to park

Delnor-Wiggins is the closest sand by road. Vanderbilt Beach is the easiest to use with the county permit, and the county’s own advice is worth taking: “parking can be best secured prior to 10 a.m. January through March.” Drive times are free-flow estimates for off-peak hours; in season, Immokalee Road and Vanderbilt Beach Road add time.

The Collier beach parking permit, and how part-time owners qualify

This is the single most useful fact on this page for a seasonal owner. The county’s beach parking rules make the resident permit free on proof of residency, and they do not require you to be a full-time resident:

• Full-time residents show a current Collier County driver license and a current Collier County vehicle registration with matching name and address.

• Part-time property owners show a valid driver license, a vehicle registration or rental agreement, and a current Collier County tax bill, or a warranty deed if you are within three months of closing.

Permits are issued at county park community center locations. The county’s 311 answer on beach parking, updated September 21, 2026, describes the permit as provided “at no additional charge as part of their property taxes” and sets the non-resident rate at $10 a day. If you do pay the daily rate, the county’s pay-to-park pass works at any county beach or marina location that same day.

Two limits to know. The Collier permit is a county program, and Delnor-Wiggins is a state park that charges its own $6 per vehicle. And Bonita Beach is in Lee County, which sells its own $60 annual parking pass, digital and linked to your plate since May 1, 2025, per Lee County Parks; the Collier permit is not a Lee pass.

Boat ramps: Cocohatchee River Park and the state park ramp

There is no marina, dock or boat slip at Livingston Lakes. The nearest public ramp is Cocohatchee River Park, about 13 minutes away off-peak, which the county describes as having “four boat launching lanes” and “access to the Gulf of Mexico through Wiggins Pass.” It is open sunrise to sunset, with fuel by card from 7 a.m. to 1 p.m. The county also rents slips there through its boat slip rental program; availability is by phone and rates are not posted.

The Delnor-Wiggins ramp launches into Water Turkey Bay and out through the Cocohatchee River to the Gulf, with a separate canoe and kayak launch. The county’s full list of boat parks runs from Cocohatchee south to Goodland and Port of the Islands.

County ramp permits and launch fees

Collier’s boat ramp permit schedule for 2026:

Permits are sold at nine county parks, and one of them is the Exhibit Hall at North Collier Regional Park, next door to Livingston Lakes.

Where you can and cannot keep a boat or trailer at Livingston Lakes

The association’s parking and towing policy, adopted November 15, 2023, is blunt: “Boats, jet skis, wave runners, boat trailers, trailers of any kind, campers, motorhomes … are prohibited in the parking lots or driveways and will be subject to tow.” The one exception reads: “Carriage and Coach homes may park the above in a member’s garage and be able to close the door.”

What that means by condominium:

• Carriage Homes (attached two-car garage): a small boat or trailer can live in the garage if the door closes on it.

• Coach Homes (attached one-car garage): the same rule, with less room.

• Garden Homes (no garage, lot parking): the exception names only Carriage and Coach, so a Garden owner has no on-site option and should plan for off-site storage or a slip.

The lakes: to look at, not to use

Four lake tracts cover 11.89 acres of the community, and they are stormwater infrastructure. The association’s 2023 Amenities Center and association property rules state it in capitals: “THE LAKES ARE NOT INTENDED OR PERMITTED FOR ANY SWIMMING, BATHING, BOATING, RAFTING, FISHING OR RECREATIONAL USE.” The rule covers pets too. No fishing, no kayaks, no paddleboards and no dogs in the water.

The lakes are maintained, and it shows. The association’s July 17, 2026 lake service report lists five fountains and two aerators under contract, with one fountain down for repair on that visit.

North Collier Regional Park: The Livingston Lakes Backyard

North Collier Regional Park sits about 0.2 mile from Livingston Lakes as the crow flies, along Livingston Road. The county park, about 213 acres by the Visit Naples listing, holds lighted sports fields, a 2.5-mile walking trail, the Rec-Plex gym, the Sun-N-Fun Lagoon water park and the Golisano Children’s Museum of Naples.

Data updated: September 2026

Why the park matters to a Livingston Lakes buyer

WCI Communities, which built Livingston Lakes, put the park at the center of its sales pitch. A WCI representative told Florida Weekly in January 2016: “We love Livingston Lakes for its ideal location, with proximity to the North Collier Regional Park and I-75.” A decade on, the park is the amenity a small condo campus cannot build: fields, trails, a full gym and a water park, maintained by the county and funded by everyone.

What is in the park

The Collier County Parks and Recreation page for North Collier Regional Park, 15000 Livingston Road, lists:

• 8 lighted tournament soccer fields (4 natural grass, 4 artificial turf) and 5 lighted tournament softball fields

• A 2.5-mile walking trail, a boardwalk and a butterfly garden

• The “Can U Dig It” Calusa fossil dig playground, with a covered dig area

• Picnic pavilions

• The Exhibit Hall, with a banquet room of 3,000 to 6,000 square feet (150 to 300 guests) and a 1,500 square foot Gallery Lounge

• “Collier County Purr & Play,” the county’s first feline interaction site, run with Domestic Animal Services inside the Exhibit Hall

• The county Parks and Recreation Division administration office

Leashed pets are allowed in the park. The county also announced an outdoor fitness court in the park in a Collier County government post.

Park hours and size

The park is open 8 a.m. to 10 p.m. daily, per the county page; the Exhibit Hall office keeps weekday business hours. The county page does not give an acreage. The county’s tourism bureau, Visit Naples, lists the park at about 213 acres. For scale, that is more than four times the 46.73 acres of Livingston Lakes itself.

The Rec-Plex fitness center: hours and fees

The Rec-Plex is the park’s indoor fitness complex: a 6,000 square foot fitness center with a double enclosed gym. The county page sets the hours and fees:

Paired with the on-site fitness center at the clubhouse (5:30 a.m. to 10 p.m.), a Livingston Lakes owner has a small gym at home and a full one nearby for $190 a year.

Sun-N-Fun Lagoon: the 2026 season and the September maintenance closure

Sun-N-Fun Lagoon is the county water park inside North Collier Regional Park. The county’s May 2026 season announcement describes five water slides, a 1,250-foot lazy river, children’s pools and a 14-foot-deep dive pool with lap lanes, with daily summer operation from June 1, 2026, 10 a.m. to 5 p.m.

Standard admission on the park’s price page is $13 for swimmers over 48 inches, $11 for Collier residents and $6 under 48 inches, with children 3 and under free.

The status as of this writing: in September 2026 the county closed the water park’s slides and lazy river for scheduled maintenance, kept it open on weekends and cut admission to $5, per the county’s September 2026 release and the park’s hours page. Check the park’s site before you go.

The water park has a recent closure history worth knowing. It closed in October 2023 for assessment and repairs and reopened for spring break in March 2025, according to the Naples Daily News.

The Golisano Children’s Museum of Naples

The Golisano Children’s Museum of Naples, known locally as CMON, sits on the park campus at 15080 Livingston Road. Per the museum’s visit page, checked in September 2026:

• Hours: 10 a.m. to 4:30 p.m. daily, closing at 1 p.m. on Wednesdays.

• Admission: $25 general and $18 for local residents of Collier, Lee, Glades, Hendry and Charlotte counties; members and children under one are free.

• Tickets: sold on site only, by card only.

• Adults: not admitted without a child.

For grandparents who host in season, this is the easiest rainy-day plan in North Naples. We wrote up the museum’s latest exhibits in our post on what’s new at the Golisano Children’s Museum of Naples this fall.

How you actually get there

Here is the honest version. The park is about 0.2 mile from the Livingston Lakes clubhouse in a straight line, but that is not the route you will use. Livingston Lakes is gated, with one vehicle entrance on Pocket Lake Drive off Livingston Road, and no association or county document we read shows a walking path or pedestrian gate from Livingston Lakes into the park. By car, the trip runs out the gate and along Livingston Road to the park entrance, so it is longer than the straight-line figure suggests. If a direct walking connection matters to you, do not assume one exists; ask the association before you buy.

One item to watch: the Collier Metropolitan Planning Organization’s 2050 long-range transportation plan lists a study for a SUN Trail in the FPL easement adjacent to Livingston Road. It is a study, not a funded trail, but it is the kind of project that could change how residents reach the park on foot or by bike.

Where Do Livingston Lakes Residents Shop and Eat?

Livingston Lakes residents shop within five minutes: Seed to Table, a 75,000 square foot market at the northwest corner of Immokalee and Livingston roads, is about 3 minutes away off-peak, with Publix Pelican Strand about 4 and Target about 5. Mercato is about 10 minutes away, Waterside Shops about 14 and Fifth Avenue South about 21.

Data updated: September 2026

How these distances were measured

Every time below is an off-peak, free-flow estimate from an open-source routing model on OpenStreetMap road data, run September 23, 2026, from the community entrance on Pocket Lake Drive or from the clubhouse at 15090 Palmer Lake Circle. In season, from January through April, Immokalee Road, Vanderbilt Beach Road and US 41 run slower. Treat every number as “about,” and add time in season.

Seed to Table: the market at the corner

Seed to Table, run by Oakes Farms at 4835 Immokalee Road, is the closest thing Livingston Lakes has to a town square. It is a “75,000 sq. ft. farmer’s market-inspired store,” open 7 a.m. to 10 p.m. Sunday through Thursday and 7 a.m. to midnight Friday and Saturday, with breakfast service, an upstairs bar and regular live music. Collier County’s hearing notice for the site places it at the northwest corner of Immokalee Road and Livingston Road, about 1.0 mile and 3 minutes from the clubhouse. It opened in December 2019, per Florida Weekly.

Everyday groceries and errands

• Publix, Pelican Strand, 5624 Strand Blvd: about 4 minutes (1.3 mi). The nearest Publix.

• Target, Naples North, 2415 Tarpon Bay Blvd: about 5 minutes (1.9 mi). The nearest Target.

• Publix, Riverchase, 11200 Tamiami Trl N: about 8 minutes, per the Riverchase store page.

• Publix, Naples Walk, 2450 Vanderbilt Beach Rd: about 9 minutes, per the Naples Walk store page.

• Whole Foods Market, 9101 Strada Place at Mercato: about 10 minutes, per the Whole Foods Naples store page.

• Costco, warehouse 354 at 6275 Naples Blvd: about 12 minutes (6.0 mi), per Costco’s Naples warehouse page.

Mercato, Waterside and Coastland

Downtown Naples: Fifth Avenue South and Third Street South

Downtown is a drive, not a stroll, from Livingston Lakes. Fifth Avenue South is about 21 minutes away (13.7 mi) and Third Street South about 24 minutes (14.7 mi), off-peak. That is the trade a North Naples buyer makes: newer construction, lower prices and I-75 about 2 minutes from the gate, in exchange for a longer run to the historic downtown restaurants and galleries. Many owners here treat downtown as an evening out and Mercato as the weeknight default.

Artis Naples: the Philharmonic and The Baker Museum

Artis Naples, at 5833 Pelican Bay Blvd, is about 15 minutes away (7.8 mi). It is home to the Naples Philharmonic, and its Hayes Hall seats 1,477. The Baker Museum on the same campus is a three-story, 45,000 square foot museum with 16 galleries; museum admission is $10 for adults and free for visitors 17 and under. The season calendar is on the Artis Naples events page.

Naples Botanical Garden

Naples Botanical Garden, 4820 Bayshore Dr, is a 170-acre garden about 25 minutes south (14.9 mi). Hours and admission change by season, so check the garden’s site before you go.

Hertz Arena and the Florida Everblades

Hertz Arena, home of the Florida Everblades of the ECHL, seats 7,181 for hockey and sits at I-75 Exit 123 in Estero, about 22 minutes north (14.3 mi). Because Livingston Lakes is about 2 minutes from I-75 Exit 111, the arena is an easier night out than downtown Naples.

Paradise Coast Sports Complex

The county-owned Paradise Coast Sports Complex is about 19 minutes east (12.8 mi). It has professional-level synthetic turf stadium fields, hosts youth soccer, lacrosse and football tournaments and FC Naples, and runs “The Cove,” a beer and wine bar with food trucks and live entertainment. It is listed among the county’s regional parks.

Living by the Rules: Leasing, Pets, Parking, Vehicles and Guests at Livingston Lakes

Livingston Lakes runs on recorded rules, and they differ by condominium. All three require leases of at least 30 days, no more than three a year. Carriage and Coach add a 12-month ownership wait, a 12-month maximum and a 25% cap; Garden does not. Two pets per unit, no boats in driveways, no golf carts.

Data updated: September 2026

Where the rules come from

Five layers govern daily life here, and a buyer should read them in this order of authority:

1. The three recorded declarations: Carriage (OR Book 5179, Page 3320) and Coach (OR Book 5179, Page 3544), recorded July 31, 2015, and Garden (OR Book 5235, Page 2667), recorded January 25, 2016.

2. The 2020 amendments, approved by owners at an October 7, 2019 special meeting and recorded April 7, 2020: Carriage, Coach and Garden.

3. The recorded rules and regulations for each condominium: Carriage Homes rules, Coach Homes rules and Garden Homes rules.

4. Board policies: the parking and towing policy adopted November 15, 2023, and the June 2026 Amenities Center rules.

5. The association’s forms and FAQ: the 2026 sales application, the lease applications and the 2026 FAQ. These summarize the rules and sometimes go further; where a form and a recorded document differ, we say so below.

Leasing rules that apply to all three condominiums

Every Livingston Lakes lease, in every condominium, must meet these minimums, per each declaration’s §18.1.3 and the 2026 FAQ:

• Minimum term: 30 consecutive days.

• Frequency: no unit may be leased more than three times per calendar year.

• Whole unit only: “No portion of a Unit, other than an entire Unit may be rented.”

• Written leases: every lease must be in writing.

• Occupancy: no more than two persons per bedroom, and residential use only, with an ancillary home office allowed (declarations §18.1.1 and §18.1.2).

• Delinquency: the sales application summary states that owners delinquent on assessments will have their lease denied.

• No early move-in: tenants may not occupy a unit before the lease start date.

Carriage and Coach Homes: the 2020 leasing amendments

In 2020 the Carriage and Coach owners rewrote their leasing rules. The recorded Carriage amendment (OR Book 5749, Page 183) and the matching Coach amendment (OR Book 5749, Page 220) add:

• No leasing in the first 12 months of ownership. “Units may not be rented or leased until the Owner has held title to the Unit for at least twelve (12) months.” During that year the unit may be occupied only by the owner or the owner’s family.

• 12-month maximum term, alongside the 30-day minimum.

• Three leases a year, at most.

• A 25% cap: “No more than twenty-five percent (25%) of the Units on the Condominium Property may be leased or rented at any given time.” Leases in place, and owner-landlords who held title when the amendment was recorded, are grandfathered.

• One unit per owner. “No Unit Owner, person or entity shall have a legal, beneficial or equitable ownership interest in more than one (1) Unit at any time,” with a narrow hardship exception decided by a majority of the entire board.

• Board approval for every lease, including renewals, with a criminal and eviction background check. The association must approve or disapprove within 15 days of a complete application.

• No short-term platforms: “Advertising a Unit for daily or weekly lease on websites such as Airbnb.com or VRBO.com is prohibited.”

• No subleasing, room renting, transient use or assignment of lease rights.

• Long-staying guests count as tenants: non-family occupants staying more than 30 overnights a year must be approved as tenants, and a tenant’s guests may not stay when the tenant is not in residence.

For an investor, these rules decide the purchase. A Carriage or Coach buyer should plan on at least a year of carrying costs with no rental income, and should confirm with the manager where the condominium stands against its 25% cap before closing.

A dedicated Carriage Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

A dedicated Coach Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Garden Homes: what the recorded documents allow, and what to verify

The Garden Homes owners did not adopt the Carriage and Coach leasing package. The 2020 Garden amendment changed only the parking section and states that “Section 18.1 remains unchanged.” So the rules we can publish with confidence are these:

• Shared minimums apply: at least 30 days per lease, and no more than three leases a year.

• Rentals are allowed from closing. The 2026 FAQ says it plainly: “The Garden Homes allow rentals at deed conveyance.”

• No 12-month wait, no 12-month maximum term, no 25% cap and no one-unit limit appear in the recorded Garden declaration.

• The association processes Garden lease applications, using a separate Garden lease application.

One point for buyers to verify. The recorded Garden declaration and the association’s current FAQ describe the approval step differently: the FAQ says all leases must be approved by the association, while the recorded Garden text is less restrictive. Confirm the current Garden lease procedure with the manager before you rely on a rental plan.

The rent side is real. Garden Homes leased at a median of $2,150 a month over the trailing 12 months (n=6, a small sample; range $1,900 to $2,500), per the Southwest Florida MLS Matrix, pulled September 23, 2026.

A dedicated Garden Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

Application fees, background checks and approval timing

No resale capital contribution or transfer fee appears in the recorded declarations or on the association’s 2026 sales application; the only such charge in the declarations was a $250 working capital contribution collected on WCI’s original sales. Confirm on the estoppel certificate.

Pets: two per unit, breed limits and leash rules

The pet rule has two layers, and both apply:

• The declarations (§18.11.1): no more than two dogs, cats or birds in any combination, plus a reasonable quantity of fish. Excluded outright: reptiles, pot-bellied pigs, livestock, wildlife and “known vicious breed[s] such as ‘Pit Bulls,’ ‘Bull Terriers,’ ‘Chows,’ ‘Rottweilers’ or other like breeds.”

• The association’s current forms: the 2026 sales and lease applications add Mastiffs and mixed breeds of the restricted types.

How pets must be handled outside the home, per the 2026 applications and the declarations:

• Pets must be leashed and hand-restrained outside the unit.

• Pets may not be left unattended on a lanai, a limited common element or any common area.

• Owners must clean up all droppings.

• Pets must be registered with the association, and tenants must register a pet before bringing it into a leased unit.

• A pet that becomes a nuisance can be ordered permanently removed; the declarations allow removal after written notice and 15 days without a cure.

• No pets inside the Amenities Center or within 25 feet of the pool.

The 2026 FAQ adds that emotional support animals and service animals are not considered pets. No association document describes a dog park or dedicated dog-walk area on site; Veterans Community Park, about 7 minutes away, has one.

Parking: garages, the Garden lot, guests and decals

Parking follows the product type, per the 2026 FAQ: “Carriage Home; 2 Car Garage, Coach Homes; 1 Car Garage, Garden Homes; Parking Lot.”

• Carriage and Coach: each unit has an attached garage and a paver driveway that is a limited common element for that unit’s use. The guest spaces around Carriage and Coach buildings are for those residents and their guests.

• Garden: no garage and no carport. Each unit gets one assigned open space and one unassigned space, for a maximum of two registered vehicles. The lot is permit-parked and monitored, and every vehicle needs a decal or guest tag.

• Street parking: prohibited in all three condominiums. The 2020 amendments bar parking on the road or curb and encroaching on sidewalks.

• Decals: $5 each, per the 2026 vehicle and front gate access form.

• Guests: one guest hang-tag per unit ($20). Guests staying more than 30 days need a decal, and overnight guests register their vehicle online through the association’s overnight parking form.

• Amenity lot: no overnight parking.

• Maintenance: vehicle repairs in the lots are not allowed; washing a car is.

Towing is enforced under the parking and towing policy.

Commercial vehicles, boats, RVs and golf carts

The parking and towing policy prohibits boats, jet skis, wave runners, trailers of any kind, campers, motorhomes, mobile homes, truck campers, buses, limousines and similar vehicles in the lots and driveways, along with commercial and wrapped vehicles. Carriage and Coach owners may keep any of these inside their garage if the door closes. Garden owners have no garage and so no exception.

Golf carts are banned outright: “Golf cart type vehicles are not permitted and will be subject to tow.” The Carriage declaration (§18.4) adds low-speed vehicles. Association and vendor carts are the exception, and electric personal mobility devices defined under Florida law are exempt, per the association’s rules.

Grills: the Garden rule and the fire code

• Garden Homes: “Garden Homes are not permitted to have grills in any capacity,” per the Garden lease application and the 2026 sales application.

• Fire code: the Garden Homes rules cite the Florida Fire Prevention Code, which bars grills within 10 feet of a building and on lanais.

• The shared option: the BBQ area at the Amenity Center, where the grills are association-owned and alcohol is now allowed.

Carriage and Coach buyers who plan to grill at home should read their own condominium’s rules and ask the manager how the fire-code distance applies to their driveway.

Hurricane shutters, impact glass and storm preparation

Every Livingston Lakes building has impact-rated glass, and the declarations protect it. Carriage declaration §18.20, with parallel text in the Coach and Garden declarations: “No hurricane shutters shall be permitted on any window or glass door fabricated with impact resistant glass.” Shutters are allowed only on lanais or loggias, and only to the board’s specifications.

What that means in practice:

• You do not put up window shutters. The October 2025 wind-mitigation forms posted on the association’s insurance page show Level A impact protection (large missile) on all glazed openings for every form reviewed.

• Lanai protection is a board-approved item. If you want lanai shutters, get the specification in writing before you hire an installer.

• Glass problems go through the association’s process. The association posts a guide to making a window or slider claim under the PGT WinGuard series used on the buildings.

• Lanais stay open. Owners may not enclose a lanai with windows (Carriage declaration §3.3.3).

• Evacuation zone: every building is in Collier County evacuation Zone D, per the county evacuation zone layer.

No association document we read sets a separate storm-season checklist for absent owners, so seasonal owners should ask the manager how the association handles lanai furniture and unit checks before they leave for the summer.

Moving in: days, hours and PODS

• Moving hours: Monday to Saturday, 8 a.m. to 5 p.m., with no moves on Sundays or holidays, per the Garden Homes rules.

• Portable storage containers (PODS): allowed for up to seven days with approval, per the parking and towing policy.

• Approval first: the association must approve the purchase or lease before anyone moves in.

Quiet hours and window coverings

• Quiet hours: no instrumental or vocal practice after 10 p.m. or before 9 a.m. (Garden Homes rules).

• Window coverings: white or off-white facing out (Garden and Coach rules).

Gate transponders, fobs and the other access devices

All access devices come from the association, per the 2026 vehicle and front gate access form:

Carriage and Coach bikes live in garages; Garden owners use the permitted bike storage area, and every owner can register a bike through the association’s online form.

Selling a Carriage or Coach unit, or a Garden Home an investor can rent from closing? The leasing rules change who your buyer is, and pricing has to reflect that. Call Jesse direct at (239) 898-6072, or request a data-backed valuation of your home. If you are buying and want the rules read against your plans before you sign, call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

Social Life, Clubs and Community Events at Livingston Lakes

Social life at Livingston Lakes runs through the clubhouse, the courtyard and BBQ area, a members-only event calendar and a “Friday Update” newsletter, three standing owner committees and the Club Room for private parties. Public documents name no formal clubs, so ask current residents what meets and when.

Data updated: September 2026

What the association publishes for residents

The association’s website is the hub, and it is first-party: it carries the association’s copyright and no brokerage branding. Three resident channels sit behind the owners’ login:

• A “Community/Social Event Calendar”, which is where events are posted.

• The “Friday Update,” the association’s newsletter page.

• Email blasts, with a sign-up page for owners.

We could not read the contents of those pages, so we do not describe specific events. What the public side of the site does show is an association that posts its documents, reports and rules consistently, which is a good sign for a buyer doing due diligence.

Committees: where owners get involved

Three owner committees appear across the association’s notices and forms: a Building Committee, a Finance Committee and a Common Grounds Committee. The Finance Committee has posted meeting agendas, including for September 2023 and October 2024. The Common Grounds Committee administers gate transponders, decals and key fobs. The board has at least five directors on staggered two-year terms, under the 2021 amendment to the articles and bylaws, and every one of the 230 units carries one vote.

The resident portal and electronic voting

Day-to-day business runs through FRONTSTEPS, the resident portal and app offered through the manager, Cardinal Management Group. Per the association’s property management page, owners use it to pay dues, submit maintenance requests, post classifieds and “stay up to date on community happenings.” Votes run on GetQuorum electronic voting, per the association’s voting page, which makes it practical for seasonal owners to take part from out of state.

Gathering spaces and private parties

The places people actually gather are the pool deck, the courtyard, the BBQ area and the Club Room, with its bar, TV and fireplace. The 2026 rules made those spaces more social, allowing alcohol at the BBQ area, courtyard and clubhouse. Owners in good standing can book the Club Room for a private event with a $250 deposit and a $150 cleaning fee, per the Club Room rental agreement.

Holidays and flags

The association posts Holiday Decorating Guidelines and a notice on displaying the American flag under Florida’s condominium statute (s. 718.113), both listed on its documents page. Seasonal decorating is expected; read the guidelines before you hang lights on common elements.

The unofficial channel

A resident-run Facebook page exists for Livingston Lakes neighbors. It describes itself as run by residents for residents, and it is not an official association channel, so treat anything posted there as neighbor talk rather than association policy.

What we could not find

No public document names a book club, card group, walking group or other standing social club. That does not mean none exist; it means they are organized informally or behind the owners’ login. At 230 homes, Livingston Lakes is small enough that the social calendar depends on who is in residence at the time. If an active social calendar is high on your list, ask the manager for a recent Friday Update before you buy.

The Carlton Lakes neighbors across Immokalee Road

Buyers who search for Livingston Lakes often see Carlton Lakes come up alongside it, and the two are easy to confuse. They are separate communities with separate governance. Carlton Lakes sits on the north side of Immokalee Road under its own zoning, PUD Ordinance 99-75, on 245.77 acres approved for 800 homes and 70,000 square feet of commercial space, per the county’s PUD master list. Livingston Lakes, by comparison, is 230 condominium homes on 46.73 acres under PUD Ordinance 99-18. Both sit along the Immokalee Road corridor and draw on the same shops, schools and parks, which is where the neighbors meet. Nothing in the Livingston Lakes documents gives its owners any right to use Carlton Lakes facilities, so do not assume shared amenities.

Getting Services Set Up at Livingston Lakes: Utilities, Internet, Trash and Mail

Livingston Lakes homes run on central water and sewer, with county-owned water systems along Livingston Road. The association posts Quantum Fiber customer-service contacts for internet, maintains trash enclosures and mail kiosks as common infrastructure, and controls entry with an automatic gate, transponders, decals and guest hang-tags.

Data updated: September 2026

Water and sewer

Central potable water and sanitary sewer were a condition of the community’s zoning from the start. Collier County Ordinance 99-18, the 1999 Livingston Lakes PUD, required them, and the Kase MPUD ordinance for the parcel next door records a 16-inch water main and a 20-inch force main in the Livingston Road right-of-way. Coverage of the planned Livingston Road flyover notes that its design includes possible relocation of county-owned water systems at the intersection, per Gulfshore Business.

The public utility for unincorporated North Naples is the Collier County Water-Sewer District, and that is the provider we expect here, but no association document names it. Confirm the account name and transfer process from the seller’s most recent bill.

Inside the gate, the association owns and maintains the sewer lift station, the irrigation well and the lake fountains as common assets, per the association’s reserve study and insurance valuation. Irrigation and landscaping are association functions: the 2026 sales application states that “Landscaping and enhancements are maintained by the Association.”

Electricity

No association document we read names the electric provider. The Collier MPO’s 2050 long-range transportation plan describes an FPL easement adjacent to Livingston Road, which is consistent with FPL service in this part of North Naples. Treat that as a pointer, not a promise: confirm the provider and start service using the seller’s last electric bill, and set it up before closing so the lights are on at walk-through.

Every unit is heated and cooled by its own heat pump, and the equipment and its pad are a limited common element the owner maintains (Carriage declaration §3.3.1 and the 2025 insurance valuation). Put the HVAC service history on your due-diligence list.

Internet and cable

The association posts a Quantum Fiber customer-service sheet for residents, which points to Quantum Fiber as the provider the association directs owners to. No document we read says that internet or cable is part of the quarterly assessment, and we do not describe it that way. Ask the manager whether any bulk service agreement is in place, and ask the seller what they pay and to whom.

Trash and recycling

The association’s 2025 insurance valuation lists trash enclosures among the common amenity items, so collection points are on common property rather than at the curb of each unit. For Garden Homes the rule is explicit: “Dumpsters are for use of Garden Home units only,” per the Garden lease application and the 2026 sales application. The documents we read do not spell out the collection setup for Carriage and Coach buildings; ask the manager which enclosure serves your building and the pickup days.

Mail

Mail is delivered to mail kiosks, which the declarations list among the community’s shared infrastructure (Carriage declaration §1.4), and the 2025 insurance valuation carries mailbox kiosks as an insured item. Get the mailbox key from the seller at closing, and ask the manager how replacement keys are handled if it goes missing.

The gate: how residents come and go

The declarations list “automatic gates on the access road” as part of the community’s infrastructure, and no document mentions a guard or gatehouse attendant. The community is gated with an automatic gate; residents use transponders, per the 2026 vehicle and front gate access form:

• Gate transponder: $20 each, with a copy of the vehicle registration.

• Parking decal: $5 each.

• Key fobs: two free per unit for the Amenity Center; extras $25.

• MyQ Community App: used for Amenity Center entry.

Gate access is part of what the quarterly assessment funds, per the association’s 2026 FAQ: “expense for the onsite amenities, gate access and other common area expenses are included in the quarterly assessments.”

Visitors, guests and contractors

The documented visitor rules are about parking rather than the gate itself. Per the parking and towing policy:

• Each unit has one guest hang-tag ($20), and guest vehicles must display it.

• Overnight guests register their vehicle online through the association’s overnight parking registration form.

• Guests staying more than 30 days need a decal.

• Contractors receive temporary passes coordinated by the manager.

The documents we read do not describe how a visitor opens the gate on arrival, whether by call box, app code or another method. Ask the manager for the current visitor procedure before your first houseguest arrives.

Who to call: the association’s manager

The association is managed by Cardinal Management Group, a RealManage company, and has been since early 2025. Contact the association through its manager, Cardinal Management Group (24311 Walden Center Dr #103, Bonita Springs, FL 34134; (239) 774-0723), per the association’s property management page. Assessments are due quarterly on January 1, April 1, July 1 and October 1, and they are late on the 11th of the month, per the 2026 FAQ; set up payment through the FRONTSTEPS portal before your first due date.

A move-in checklist for new owners

1. Submit the purchase application at least 30 days before closing, and do not plan occupancy before approval.

2. Collect the seller’s gate transponders, key fobs, mailbox key and any guest hang-tag at closing.

3. Order decals and new transponders for your own vehicles from the association.

4. Register pets with the association before they arrive.

5. Transfer water, sewer and electric accounts using the seller’s last bills.

6. Set up internet with the provider of your choice; the association posts Quantum Fiber’s contacts.

7. Register with FRONTSTEPS for dues, maintenance requests and community news, and sign up for the association’s email blasts.

8. Book your move for Monday to Saturday, 8 a.m. to 5 p.m.

9. If you are a part-time owner, take your Collier tax bill or recorded deed to a county park community center for your free beach parking permit.

Thinking about selling your Livingston Lakes home, or buying one? We read every document behind this page so our clients do not have to, and as Top 1% Real Estate Agents Nationally Since 2008 we price and market Livingston Lakes condos from the record, not from a portal estimate. Call Jesse direct at (239) 898-6072 for a valuation of your Livingston Lakes condo, or call Marc at (239) 287-5873 to learn how we represent buyers in Southwest Florida.

How Are Livingston Lakes Buildings Built for Hurricanes?

Livingston Lakes buildings are two-story concrete-block condominiums finished in stucco, with wood-truss hip roofs under concrete tile, Level A large-missile impact protection on every glazed opening, and fire sprinklers throughout, according to the association’s 2025 insurance appraisal and October 2025 wind-mitigation forms. The community sits in evacuation Zone D, with no mapped surge below Category 4.

Data updated: September 2026

Storm readiness in Southwest Florida comes down to three separate questions that buyers tend to blend into one: how the building is put together, how far water can reach it, and what the record actually shows from recent hurricanes. Livingston Lakes has unusually good paperwork on all three, because the association posts its insurance appraisal, its wind-mitigation inspections, its engineering letters and its reserve study on its own website. This section walks through each document in turn and says plainly where the record stops.

What the 2025 insurance appraisal says about the structure

The association’s 2025 independent insurance appraisal, effective November 14, 2025, describes the 37 residential buildings in the same terms, building type by building type:

In plain English, these are concrete-block buildings on concrete slabs, with concrete floors between the first and second stories, wood roof trusses and concrete tile roofs. Every residential building is sprinklered. The appraisal lists 14 four-unit Carriage buildings, 14 six-unit Coach buildings and 9 ten-unit Garden buildings, which is how Livingston Lakes arrives at 230 homes in 37 two-story buildings.

The two-story height matters beyond construction. Florida’s post-Surfside laws, the milestone inspection in section 553.899 of the Florida Statutes and the structural integrity reserve study (SIRS) in section 718.112, apply to condominium buildings of three or more habitable stories. The association’s recorded declarations and its 2025 insurance appraisal describe every building as two stories. On that evidence those two mandates do not reach Livingston Lakes, although ordinary reserve rules still apply, and the association does keep a conventional reserve study, updated in March 2023. The 1999 zoning would have allowed three habitable stories; WCI Communities built two everywhere.

What the October 2025 wind-mitigation forms show

On October 28, 2025, a Florida-licensed general contractor completed the state’s uniform mitigation verification form (OIR-B1-1802) for 35 residential buildings plus the pool and amenity building. The association posts all of them on its insurance documents page. Every wind-mitigation form reviewed shows the same three core findings:

• Roof geometry: hip roof. A hip roof slopes down on all four sides, with no tall flat gable end facing the wind.

• Roof deck attachment: answer “C.” That is 8d nails at 6 inches in the field of the roof sheathing, a category the form rates at a mean uplift resistance of at least 182 pounds per square foot.

• Opening protection: Level A. All glazed openings carry protection rated for cyclic pressure and large-missile impact (the 9-pound missile test), with non-glazed openings also rated.

The forms record the Florida Building Code as the governing code, with building permit applications in 2015 through 2017, the years the Collier County tax roll gives for construction. The site-specific design wind speed printed on the original permit drawings was not available from the county record we could reach, so this page does not state one.

Two items vary from form to form: the roof-to-wall connection and the secondary water resistance answer. Because the forms do not agree community-wide, we publish only what every form reviewed agrees on, and we suggest that buyers ask for their own building’s form. Florida insurers use this uniform form when they rate wind-loss mitigation, so the form for your building is worth sending to your HO-6 agent before you bind coverage.

Impact windows, sliders and the shutter rule

The association’s window and slider claim guide identifies the windows and sliding glass doors as PGT products: the SGD770 series sliders, the WinGuard Series 700 single-hung windows and, in the second-floor Carriage lofts, WinGuard fixed picture windows. WinGuard is PGT’s impact-resistant line, which matches the Level A finding on the wind-mitigation forms. The same guide sets out how an owner files a warranty claim for a window or slider.

Because the glazing is impact-rated, the recorded Carriage Homes declaration of condominium (section 18.20) says that no hurricane shutters are permitted on any window or glass door made with impact-resistant glass. Shutters are allowed only on lanais and loggias, and only to the board’s specifications. The Coach and Garden declarations carry parallel article 18 language. The practical effect for an owner is simple: there are no panels to hang on windows before a storm, and anything you want to add on a lanai goes through the board first.

Ground elevation, evacuation zone and storm surge

Three government datasets place Livingston Lakes in the storm-surge picture:

• Ground elevation. The USGS 3DEP elevation point service returns 13.6 to 14.7 feet above sea level (NAVD88) at the 37 building centers, with a mean of 14.0 feet. Ground elevation is not the same as finished-floor elevation; only a building’s elevation certificate shows the floor itself.

• Evacuation zone. Collier County’s hurricane evacuation zone layer returns Zone D at every building, and the state’s statewide layer agrees. Collier’s zones run from A, the coastal zones called first, inland through F, so Zone D sits well back in that order.

• Storm surge. The National Hurricane Center’s National Storm Surge Risk Maps, sampled at the buildings, show no mapped surge in a Category 1, 2 or 3 hurricane, more than 6 feet above ground in a worst-case Category 4, and more than 9 feet in a worst-case Category 5.

Two cautions go with the surge numbers. First, the NHC maps are a worst-case composite (the maximum of maximums across many simulated storms of each category), not a forecast for any single hurricane. Second, the category values above come from reading the NHC map tiles at the building points, so they are method-dependent; use the NHC viewer yourself for a specific address. The fair summary is that Livingston Lakes, about five miles inland from the Gulf beach, sits outside the modeled surge footprint for the Category 1 to 3 storms that make up most Southwest Florida landfalls, and inside it only in the rare Category 4 and 5 scenarios that also drive Zone D evacuations.

Hurricane Irma, 2017: the community was still under construction

Hurricane Irma made its final US landfall near Marco Island on September 10, 2017, as a Category 3, and the National Hurricane Center’s Irma report records a gust of 123 knots at the Naples airport. Livingston Lakes was mid-build at the time; the wind-mitigation forms show permit dates in 2015 and 2017. We found no community-specific record of Irma damage in the association’s posted documents.

Hurricane Ian, 2022, and the 2023 engineering letter on seven end units

Hurricane Ian made landfall at Cayo Costa in Lee County on September 28, 2022, as a Category 4. The National Weather Service Miami summary of Ian records gusts to 106 mph at Vanderbilt Beach and places the major surge flooding in Collier County mainly south and west of US 41. The NHC’s Ian report documents the storm’s regional surge.

At Livingston Lakes the record is specific and modest. A February 17, 2023 water-intrusion inspection letter from the association’s engineer, W.J. Johnson & Associates, inspected seven end units whose owners reported moisture at the baseboards of exterior walls during Ian. The engineer attributed the moisture to three causes: gutters and downspouts overwhelmed by the rainfall, landscape grading pitched toward the buildings, and wind-driven pressure pushing water through the joint between slab and block. The letter records no surge. Its recommendations called for regrading planting beds away from the buildings, cleaning gutters four times a year and replacing the at-grade downspout drains.

That is an honest, useful document for a buyer to read. It shows the buildings took Ian’s wind and rain as a drainage and maintenance problem at a handful of end units, not a structural one, and it shows the board commissioning an engineer and acting on the findings.

Helene and Milton, 2024

Hurricane Helene in September 2024 and Hurricane Milton in October 2024 both pushed water onto Collier’s beaches and bayfront. The National Weather Service impact narratives for Helene and Milton describe coastal inundation on Collier beaches and along the bays; Milton left roughly 85% of Collier customers without power. We found no community-specific impacts for either storm in the association’s public documents. Board minutes and the Friday Update newsletter sit behind the residents’ login, so a buyer who wants storm notices and any claim history should ask for them during due diligence.

Maintenance after the storms: the 2025 repaint, roof checks and the reserve plan

The association’s recent maintenance record reads like a board working through its building envelope on schedule:

• 2025 repaint. Every building was repainted starting in January 2025 with Sherwin-Williams Duration, a coating sold with a 10-year warranty, with no color change and engineering oversight by Karins Engineering, per the association’s 2025 building painting project notice. Karins stucco inspections and walkthroughs are listed on the association’s engineering reports page.

• 2025 roof inspections. Third-party RoofCheck reports were completed in June 2025 for each building type, for example the 2025 RoofCheck report for the Carriage buildings. Their detailed findings are image-only and were not summarized here.

• Reserve study. The March 2023 capital reserve study update funds 44 components with a one-time replacement cost of $6,287,137 and a projected reserve balance of $981,179 at January 1, 2023. It places all roofs in service from January 2016 on a 25-year life and schedules replacement in 2041, at about $1.09 million for Carriage, $1.27 million for Coach and $0.80 million for Garden in 2023 dollars.

• Ten-year plan. The association’s infrastructure 10-year maintenance schedule calls for a roof inspection every year, a roof cleaning every two years, repainting every seven years, a road sealcoat every two to four years and a fire sprinkler inspection every year.

Storm-prep rules owners should know

The governing documents set a few storm rules that owners live with every season:

• No hurricane shutters on impact-glass windows or glass doors; lanai shutters only to board specifications (Carriage declaration section 18.20 and the parallel Coach and Garden text).

• Lanais and loggias are limited common elements, and owners may not enclose them with windows (Carriage declaration section 3.3).

• The 2023 engineering letter recommended cleaning gutters four times a year and regrading planting beds away from the buildings; ask the association how that work is scheduled now.

• Garden and Coach rules require window coverings that show white or off-white to the outside.

Beyond the documents, the usual Zone D routine applies: know your evacuation zone, plan for power loss (Milton cut power to most of the county), and bring in lanai furniture before a storm. Part-time owners should leave a key and a storm contact with the management company so someone can check the unit afterward.

Is Livingston Lakes in a Flood Zone? What FEMA’s Maps Actually Say

Livingston Lakes shows Zone AH at 36 of its 37 buildings and Zone AE at one on FEMA’s effective flood map, but a 2015 FEMA Letter of Map Revision based on Fill, revalidated in 2024, removed the described building areas to Zone X (shaded). Lenders still decide flood insurance unit by unit.

Data updated: September 2026

Both halves of that answer are true, and a buyer needs both. Say only that Livingston Lakes is in a flood zone and you frighten someone away from buildings FEMA has already removed from the high-risk area by letter. Say only that it is not in a flood zone and you set up a buyer for a surprise when a lender’s flood-zone vendor pulls the map and returns Zone AH. This section gives the map, the letter, the new maps coming in 2027, and a building-by-building table.

Half one: what FEMA’s effective flood map shows

Two effective Flood Insurance Rate Map (FIRM) panels split Livingston Lakes along longitude 81.75 degrees west. Both are in Collier County’s unincorporated area, NFIP community number 120067, per FEMA’s National Flood Hazard Layer:

The different dates are not an error. Collier’s February 2024 map update reissued some panels and left others at their 2012 versions, and the line between two of those panels happens to run through the community.

We queried FEMA’s flood layer at the center point of all 37 residential buildings on September 23, 2026. The effective map returns Zone AH at 36 buildings and Zone AE at one, the Carriage building at 15169 Butler Lake Drive. Zone AH is FEMA’s shallow-ponding zone, and Zone AE is a high-risk zone with a mapped base flood elevation. Both are Special Flood Hazard Areas on the map.

The base flood elevation (BFE) lines that cross the community on the effective map read 10.0, 10.5 and 11.0 feet (NAVD88). Ground at the buildings, measured by USGS on the same datum, runs 13.6 to 14.7 feet, above every one of those lines. That does not by itself move a building out of a flood zone; FEMA does that by letter, which is the second half of the answer.

Half two: the 2015 Letter of Map Revision based on Fill

On February 3, 2015, while WCI Communities was building the community, FEMA issued Letter of Map Revision based on Fill 15-04-2089A. A LOMR-F is how FEMA recognizes that land has been raised with engineered fill above the base flood elevation. The association posts the same six-page document as its copy of the FEMA flood letter.

The letter removed portions of three parcels, described by street, from the Special Flood Hazard Area to Zone X (shaded), with the flooding source named as ponding and overland flow rather than coastal surge:

So the FEMA letter covers three parcels described by street: the even-numbered side of Palmer Lake Circle, Butler Lake Drive and Palmer Lake Circle, and 15184 and 15188 Butler Lake Drive. We did not plot the metes and bounds against each building footprint, so we quote the descriptions rather than claim a building-by-building result.

Two sentences in the letter do most of the work for a buyer. It states that “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement.” And it warns that “Portions of this property … may remain in the Special Flood Hazard Area.”

The 2024 revalidation, and why the map still reads AH

When Collier’s revised panels took effect in February 2024, FEMA issued revalidation letter 18-04-0009V, effective February 9, 2024. It lists the 2015 letter under both current panels, 0194J and 0213H, so the removal stays in effect today.

FEMA does not redraw the zone polygons on its map when it issues a LOMR-F of this kind. That is why a point query, or a flood-zone vendor’s automated report, still returns AH: the map layer shows the underlying zone, and the letter sits beside it as a separate record. The association’s 2026 FAQ says “Carriage, Coach and Garden and all 37 Condo buildings are outside of a Flood Plain.” The LOMR-F is what explains that statement. The map by itself does not.

Building-by-building table: all 37 Livingston Lakes buildings

Zones are FEMA map zones at each building’s center point on September 23, 2026. FEMA’s 2015 Letter of Map Revision based on Fill (revalidated 2024) removed the described building areas to Zone X (shaded); the map polygons were not redrawn, so the map itself still reads AH. Preliminary zones are proposed and not yet effective. Ground elevations are USGS 3DEP values in feet (NAVD88). Every building is in evacuation Zone D.

The new flood maps: preliminary FIRM, appeal period and a 2027 target

FEMA released preliminary flood maps for Collier County on March 20, 2025. The county held a community open house on June 17, 2025, and, per Collier County’s August 2026 announcement of the proposed flood maps, the 90-day appeal period began on August 19, 2026, with a target effective date in summer 2027. Livingston Lakes falls on preliminary panels 12021C0194K (west) and 12021C0213J (east), viewable in FEMA’s preliminary flood hazard layer.

At the same 37 building center points, the preliminary maps show:

So 27 buildings plot AH on the proposed maps (including 15169 Butler Lake Drive, which is AE today) and 10 move to an X zone. The Garden Homes shift the most: seven of the nine Garden buildings plot in an X zone on the preliminary panels. A dedicated Garden Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

The preliminary base flood elevation lines over the community read 11.5 feet (west) and 12.0 feet (east), NAVD88, which is about one foot higher than the effective lines nearby. The ground at the buildings, 13.6 to 14.7 feet on the same datum, still sits above those proposed lines.

The open question is the 2015 letter. New county flood maps, expected to take effect in summer 2027, are in the appeal period now. Whether the 2015 map revision carries over will be decided when they take effect, through FEMA’s revalidation process at the new effective date. Until then, the 2015 letter and its 2024 revalidation are the controlling documents.

What this means for lenders and a mortgage

For a buyer using a federally regulated or federally backed mortgage, the lender orders a flood-zone determination on the specific unit. Three outcomes are possible, and we have seen buyers surprised by each:

1. The determination recognizes the LOMR-F and treats the building as Zone X (shaded). The federal mandatory purchase requirement does not apply, and flood insurance becomes the buyer’s choice.

2. The determination reads the map polygon (AH, or AE at 15169 Butler Lake Drive) and flags the unit as in a Special Flood Hazard Area. Send the lender the LOMR-F and the 2024 revalidation letter; that is what they exist for.

3. The lender keeps a flood requirement anyway. FEMA’s own letter says a lender “has the option to continue the flood insurance requirement,” so a lender can require flood coverage even after it accepts the letter.

The practical advice: put both FEMA letters in your file at contract, not at underwriting, and ask your lender which outcome applies to your unit before you lock a rate.

Flood insurance, and the association’s schedule without a flood limit

The association’s posted evidence of insurance has a “Flood Limit” column that is blank for all 37 buildings, and the 2025 appraisal states that flood values do not apply to this project. In other words, the association’s posted insurance schedule shows no flood policy limit on the buildings. We did not find evidence of a National Flood Insurance Program master policy for the association; confirm with the association’s insurance records before you rely on that either way.

That leaves flood decisions at the unit level. An owner who wants flood protection, or whose lender requires it, arranges it through an insurance agent. The next section covers how the NFIP condominium options and Citizens’ rules fit together.

CRS Class 5: the 25% discount

Unincorporated Collier County has taken part in FEMA’s Community Rating System since 1992 and holds a Class 5 rating. Per the county’s 2026 Flood Protection Newsletter, that gives eligible NFIP policies a 25% premium discount. The same newsletter describes the county’s elevation certificate service, which is how an owner can check whether one is on file for a building.

What Does Insurance Cost and Cover at Livingston Lakes?

Livingston Lakes’ master property policy is written by Heritage Property & Casualty for November 2025 to November 2026 at a premium of about $153,000, insuring the 37 residential buildings for about $61.5 million with a 3% calendar-year hurricane deductible. Owners insure interiors, fixtures and loss-assessment exposure separately under an HO-6 unit-owner policy.

Data updated: September 2026

Condo insurance in Florida is a two-policy system: the association insures the buildings, and each owner insures what the statute leaves to the owner. The split is set by law, the numbers are set by the association’s posted policies, and the gap between them is where owners get hurt after a storm. Here is how it works at Livingston Lakes, document by document.

The master property policy

According to the association’s 2025 to 2026 property policy:

The insured values come from the November 2025 independent appraisal by Townsend Valuations. Florida’s 2025 condo law (HB 913) ties condo property insurance to an independent appraisal at least every three years, per the House staff analysis of HB 913; the association’s latest is dated November 14, 2025.

How the premium has moved

The association’s property premium is about $153,000 for the November 2025 to November 2026 term. The March 2024 to March 2025 term cost $211,357, per the 2024 property policy. The current term is a new policy period that began in November 2025, so the two figures cover different windows, but the direction is clear: the master property premium is lower now than it was two years ago. Across 230 units, $153,000 works out to about $665 a unit a year for the property line alone, before liability and other coverages, and before any allocation the budget applies by condominium.

The association’s other coverages

The master program also carries liability and management coverages, per the association’s March 2026 policy schedule and its evidence of insurance:

The association’s 2026 FAQ also discloses one pending lawsuit, filed in April 2025 in Collier County and handled under the association’s general-liability insurance. Buyers should read the current FAQ and the estoppel certificate before closing and ask for the status.

Master policy versus HO-6: the line Florida law draws

Section 718.111 of the Florida Statutes requires every condominium association to carry adequate property insurance at replacement cost, re-determined at least every three years. The same statute lists what the association policy does not insure, which becomes the owner’s responsibility:

• floor, wall and ceiling coverings;

• electrical fixtures;

• appliances;

• water heaters and water filters;

• built-in cabinets and countertops;

• window treatments.

The association’s appraisal and evidence of insurance both note these exclusions “per Florida Statute,” along with any additions and alterations an owner has made. In practice, the master policy rebuilds the shell and structure, and the HO-6 rebuilds the finished unit inside it. The statute also lets an association buy flood insurance for the buildings; at Livingston Lakes the posted schedule shows no flood limit.

What your HO-6 should include

A sensible HO-6 checklist for a Livingston Lakes owner:

• Walls-in building coverage sized to replace everything the statute assigns to you: flooring, cabinets, countertops, fixtures, appliances and any upgrades. Carriage and Coach owners should include garage finishes they have added.

• Loss-assessment coverage. Under section 627.714 of the Florida Statutes, every unit-owner policy must include at least $2,000 of loss-assessment coverage with a deductible no higher than $250. The statutory minimum is a floor, not a recommendation, as the arithmetic below shows.

• Personal property and loss of use, so you can live elsewhere while a unit is repaired.

• Personal liability. The association’s liability policy protects the association, not you inside your unit.

• Wind-mitigation credit. Give your agent the October 2025 wind-mitigation form for your building from the association’s insurance page. Florida insurers rate wind-loss mitigation from that form, and the Level A opening protection, hip roof and roof-deck nailing on it are the features they look at.

Your HO-6 coverage is excess over the association’s policy under the same statute, which is why the two have to be read together.

The 3% hurricane deductible, with the arithmetic

The 3% hurricane deductible is the number owners should understand before hurricane season, because it is the portion of a hurricane loss the association pays before Heritage pays.

As an illustration: 3% of the $61.5 million insured on the residential buildings is about $1.85 million ($61,532,742 x 3% = $1,845,982). Spread evenly across all 230 units, that is about $8,000 a unit ($1,845,982 / 230 = $8,026). That is roughly the ceiling of the hurricane deductible exposure in a single calendar year if every building suffered a loss above its deductible; a smaller storm that damages fewer buildings produces a smaller figure. How any shortfall is actually allocated to owners, whether from reserves, operating funds or a special assessment, and whether by building, by condominium or across all units, depends on the insurance article of each declaration, which we have not extracted for this page.

Set against the statutory $2,000 minimum, the illustration makes the point: an owner who wants loss-assessment coverage that could meet an even share of a full hurricane deductible would look at a limit closer to the $8,000 illustration than to the $2,000 minimum, and should confirm with an agent whether the policy’s loss-assessment coverage responds to a deductible assessment. The 2026 FAQ reports no current special assessment.

Citizens Property Insurance and flood

Many Florida owners end up with Citizens, the state-backed insurer of last resort. Citizens is phasing in a flood-insurance requirement on its personal-residential policies: $600,000 and up in dwelling value from January 1, 2024, $500,000 and up from January 1, 2025, $400,000 and up from January 1, 2026, and all such policies from January 1, 2027. Per Citizens’ flood insurance requirement page, however, “Condominium unit-owner policies … are not required to purchase flood insurance coverage.” A Livingston Lakes owner on a Citizens HO-6 is not forced into flood coverage by that rule, although a lender still may be.

NFIP condominium options: RCBAP versus individual coverage

The National Flood Insurance Program writes flood coverage for condominiums in two ways, and it helps to know which one applies:

• The association route. The NFIP’s Residential Condominium Building Association Policy (RCBAP) can be bought only by the association, per the federal banking regulator’s RCBAP explainer. Its building coverage is capped at the lesser of replacement cost or $250,000 multiplied by the number of units. The association’s posted schedule shows no flood limit, and we found no RCBAP on file.

• The unit-owner route. Without an association flood policy, flood coverage for a unit is an individual decision between the owner, the owner’s agent and, where a mortgage is involved, the lender. The Class 5 CRS discount applies to eligible NFIP policies either way.

Given the LOMR-F, the Zone D evacuation status and no mapped surge below Category 4, many owners here will treat flood as optional rather than mandatory. The 2023 engineering letter on Ian shows water can still find its way in at grade in a heavy rain event, so flood coverage is worth an actual quote rather than an assumption.

Documents to ask for before you close

Buyers and their agents should have these in hand before insurance is bound:

• the current master property policy and the March 2026 policy schedule;

• the November 2025 insurance appraisal;

• the October 2025 wind-mitigation form for the specific building;

• FEMA’s 2015 LOMR-F and the 2024 revalidation letter;

• the current FAQ, with its litigation and special-assessment answers;

• the estoppel certificate.

Which Schools Serve Livingston Lakes?

Every Livingston Lakes address is zoned for Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High School, confirmed for both 2025-26 and 2026-27 through the Collier County Public Schools attendance-zone locator across all 278 address records on the community’s three streets. All three zoned schools earned an A from the state for 2025-26.

Data updated: September 2026

School assignment is one of the few facts on a community page that can be checked at the level of a single address, so we checked every one. The district’s attendance boundaries page embeds the official CCPS attendance zones locator, and its address search returns the same three schools for every unit record on Palmer Lake Circle, Butler Lake Drive and Pocket Lake Drive, for both school years. The 2026-27 records carry no pending rezone.

The zoned schools at a glance

Grades are from the district’s 2026 accountability brief on school and district grades, which republishes the state’s results, dated July 1, 2026. Enrollment is from the district’s Month 1 membership report for 2026-27, dated September 8, 2026. Drive times are free-flow model estimates from the community entrance.

Pelican Marsh Elementary

Pelican Marsh Elementary, at 9480 Airport Road North, serves pre-kindergarten through grade 5 and earned an A in each of the five school years from 2021-22 through 2025-26. It enrolled 677 students at the first count of 2026-27. It is about five minutes from the Livingston Lakes entrance off-peak.

North Naples Middle

North Naples Middle, at 16165 Learning Lane, serves grades 6 to 8 and also earned an A in each of the five school years through 2025-26. Enrollment at the September 2026 count was 856 students. It is the closest of the three, about four minutes from the entrance.

Aubrey Rogers High

Aubrey Rogers High opened in August 2023, described on the school’s own About page as “the first new high school in Collier County in 19 years.” It earned an A in each of its three graded years (2023-24, 2024-25 and 2025-26) and enrolled 1,626 students in September 2026. It is about eight minutes from Livingston Lakes. The school runs five career academies (Arts and Technology, Business, Engineering and Trades, Health Science, and Law and Public Safety) and offers AP, Cambridge AICE and dual enrollment with Florida SouthWestern State College and Florida Gulf Coast University.

The district behind the schools

Collier County Public Schools earned its ninth consecutive district A for 2025-26, and 51 of its 52 traditional schools earned an A or B, per the same accountability brief. District membership at the first count of 2026-27 was 46,849 students.

Advanced coursework: AP, AICE and dual enrollment

District high schools offer AP, Cambridge AICE, dual enrollment and honors courses, per the district’s advanced studies page. At Aubrey Rogers, dual enrollment runs with both FSW and FGCU, so a student can earn college credit without leaving the zoned high school. Families comparing programs should read each high school’s own course catalog, because offerings vary by campus.

School choice: other public high schools nearby

Collier runs controlled open enrollment under Board Policy 5120, with an “Out-of-Zone” route for documented hardships and a “School Choice” route for any reason, per the district’s parental choice page. Approvals are subject to capacity and class-size limits, the district does not provide transportation, and the 2026-27 priority windows are closed. Three other traditional high schools are within reach by choice:

Charter schools

The district lists its charters on its charter schools page. The three closest with full grade histories:

Private schools nearby

The federal NCES private school survey for 2023-24 lists these private schools within six miles of the 34109 ZIP code:

Enrollment figures are the survey’s 2023-24 counts; confirm current tuition, admissions and capacity with each school.

Colleges and universities

Three universities and colleges operate within commuting distance of Livingston Lakes:

• Florida Gulf Coast University, about 22 minutes north on I-75 (FGCU contact page).

• Florida SouthWestern State College, Collier campus, about 23 minutes (FSW Collier campus page).

• Ave Maria University, about 39 minutes east (Ave Maria 2025-26 academic catalog).

Aubrey Rogers students can already take FGCU and FSW courses through dual enrollment, which makes the short drive to both campuses a practical benefit, not just a line on a map.

Healthcare Near Livingston Lakes

Livingston Lakes is about six minutes (2.8 miles) from NCH North Naples Hospital, a 311-bed hospital with a 24-hour adult emergency department, an OB emergency department and Collier County’s only 24-hour pediatric emergency department. Two more full hospitals with emergency departments, Physicians Regional Pine Ridge and NCH Baker downtown, sit about 10 and 22 minutes away.

Data updated: September 2026

Bed counts below come from the state’s hospital licensing records on FloridaHealthFinder, maintained by the Agency for Health Care Administration. Drive times are free-flow model estimates from the Livingston Lakes entrance; allow more time in season.

NCH North Naples Hospital: the closest hospital

NCH North Naples Hospital, at 11190 Health Park Boulevard, is licensed for 311 beds: 292 acute-care beds plus a 19-bed neonatal intensive care unit. The state lists it as a Level 2 adult cardiovascular services hospital and a Primary Stroke Center. NCH’s emergency services page lists three emergency departments on the North Naples campus:

• a general 24-hour emergency department;

• the “only 24-hour pediatric emergency department in Collier County”;

• an OB emergency department.

It is about 2.8 miles and six minutes from the Livingston Lakes entrance via Immokalee Road. For a household with young children, a pediatric emergency department that close is a real advantage.

Pediatric care and orthopedics on the North Naples campus

Two partnerships add depth to the North Naples campus. According to a 2022 NCH and Nicklaus Children’s announcement, Nicklaus Children’s Pediatric Specialists began providing NICU and pediatric inpatient services at NCH North Naples on October 1, 2022. And the Hospital for Special Surgery operates HSS at NCH in Building 2 on the same campus, a facility of more than 100,000 square feet with an ambulatory surgery center, clinics, imaging and rehabilitation.

NCH Baker Hospital downtown

NCH Baker Hospital, at 350 7th Street North in downtown Naples, is licensed for 391 beds per its state licensing profile and is a Comprehensive Stroke Center. It is about 22 minutes from Livingston Lakes. NCH’s Schulze Family Heart and Stroke Critical Care Center, a 180,000-square-foot project with completion projected for the third to fourth quarter of 2027 per NCH’s Schulze Center updates, is a downtown Baker-campus project, not a North Naples expansion.

Physicians Regional: Pine Ridge, Collier Boulevard and North

Physicians Regional operates three licensed hospitals in the area, and the differences matter in an emergency:

Sources: state licensing profiles for Pine Ridge, Collier Boulevard and North, effective July 30, 2026. Physicians Regional North is close, but it has no emergency department, so in an emergency go to NCH North Naples or call 911.

Freestanding emergency care and Lee County options

• NCH Northeast freestanding emergency department, 15420 Collier Boulevard, which NCH describes as “Collier County’s ONLY freestanding emergency department,” about 8 minutes away.

• Lee Health Coconut Point in Estero, a campus with a 24-hour emergency department per Lee Health’s Coconut Point page, about 20 minutes north. It opened on December 3, 2018 as a 163,500-square-foot campus, per Lee Health’s five-year anniversary release.

Golisano Children’s Hospital of Southwest Florida

For specialized pediatric care, Golisano Children’s Hospital of Southwest Florida in Fort Myers has 135 beds, a Level III NICU and the region’s Regional Perinatal Intensive Care Center designation, per Lee Health’s specialty hospitals fast facts. It is about 38 minutes from Livingston Lakes.

Urgent care and walk-in clinics

We have not verified individual urgent-care or walk-in clinic listings near the community from a licensing record, so this page does not name any. For non-emergency care, check your insurer’s network directory; for anything that could be an emergency, the NCH North Naples emergency departments are about six minutes away.

Fire rescue

Livingston Lakes is in the North Collier Fire Control and Rescue District. The district’s fire stations page lists Station 48 at 16280 Livingston Road, north of Immokalee Road. The district does not state which station is first-due for Livingston Lakes, so we do not name one.

Real Drive Times From the Livingston Lakes Gate

Livingston Lakes is about two minutes from I-75 at Exit 111, about 10 minutes from the beach at Delnor-Wiggins Pass State Park, about 21 minutes from Fifth Avenue South and about 26 minutes from Southwest Florida International Airport. These are free-flow, off-peak model estimates from the community entrance on Pocket Lake Drive; allow more time in season.

Data updated: September 2026

Drive times are the numbers most often exaggerated on community pages, so here is exactly how ours were made. We routed from a point just inside the Livingston Lakes entrance on Pocket Lake Drive using OSRM, an open-source routing engine built on OpenStreetMap data, on September 23, 2026. Destinations were located with the US Census geocoder or, where it could not match an address, the Esri World Geocoder. OSRM computes free-flow times with no traffic, so every figure is an off-peak estimate. From January through April, and at rush hour on Immokalee Road year-round, real times run longer.

The drive-time table

Errands and recreation, measured from the amenity center

A second set of runs used the amenity center at 15090 Palmer Lake Circle as the origin. The two origins differ by a minute or two, so treat these as the same kind of estimate:

North Collier Regional Park, home of the county’s Sun-N-Fun Lagoon water park, and the Golisano Children’s Museum of Naples next door sit about 0.2 mile away as the crow flies along Livingston Road. We do not publish a drive time for the park, because the routing model’s result for that short trip was not reliable enough to print.

How to read the beach and downtown numbers

The two beach times are the ones buyers ask about most. Delnor-Wiggins Pass State Park is about 10 minutes off-peak, reached by Immokalee Road and Bluebill Avenue; the state park charges $6 per vehicle. Vanderbilt Beach is about 12 minutes; Collier residents park free at county beach lots with a resident permit, and part-time owners qualify with a current Collier tax bill or a warranty deed within three months of closing, per the county’s beach parking information page. In season, when the county’s Vanderbilt Beach Park page advises that parking “can be best secured prior to 10 a.m. January through March,” the drive time is rarely the constraint; the parking is.

Downtown Naples is about 21 minutes to Fifth Avenue South and 24 to Third Street South, both via I-75 and Golden Gate Parkway in the model. RSW is about 26 minutes off-peak on I-75. Allow extra time for the airport in season, and more during the I-75 construction described in the next section.

Traffic on Immokalee Road and Livingston Road

Two official datasets describe the traffic outside the gate. Collier County’s 2025 Annual Update and Inventory Report (AUIR) measures peak-hour, peak-direction volume against capacity:

FDOT’s Florida Traffic Online count service gives daily totals (annual average daily traffic, or AADT) for 2025:

FDOT has no count station on Immokalee Road between Livingston Road and I-75 itself; the AUIR’s peak-hour figure is the measure for that stretch.

What the numbers mean for a daily commute

Livingston Road past the entrance runs at level of service C with about a third of its peak capacity to spare, so leaving and arriving on Livingston is the easy part. The pressure point is Immokalee Road: the segment west toward Airport Road is at capacity (level F), and the segment east to I-75 is at level D and growing. That is precisely the corner the county’s flyover and FDOT’s new interchange are meant to fix, which is the subject of the next section. For I-75 trips, the Exit 111 interchange is about two minutes away, and that short hop is one of the strongest location facts about Livingston Lakes.

What Is Being Built Around Livingston Lakes?

Livingston Lakes itself is built out, with no rezoning or site plan on the community found since 2015, but the roads and land around it are changing. Collier County is designing a four-lane flyover carrying Livingston Road over Immokalee Road, FDOT plans a diverging diamond at I-75, and a vacant 7.58-acre parcel next door is zoned for more homes.

Data updated: September 2026

Buyers ask what is coming next door, and sellers ask what it will do to value. The honest answer is a mix of road projects that should shorten waits at the corner once they are done, years of construction before that, and a handful of neighboring parcels whose zoning is already fixed. Here is what the county and state records show, project by project.

The Livingston Road flyover over Immokalee Road

The biggest change is a four-lane flyover carrying Livingston Road over Immokalee Road, about a quarter mile north of the Livingston Lakes entrance. On July 28, 2026, the Board of County Commissioners awarded a $7,594,351.10 design contract to DRMP Inc., according to Gulfshore Business’s report on the flyover design contract and WINK News coverage of the award. County staff put the full project at about $111 million, and initial county modeling showed it would reduce wait times at the intersection by about six minutes.

The project has a documented history:

• Origin. The Immokalee Road Corridor Congestion Study, accepted by the county commission on October 12, 2021, recommended a grade-separated overpass at Immokalee and Livingston and a diverging diamond at I-75, per the Collier MPO’s 2050 long-range plan needs chapter.

• Procurement. The county’s design solicitation, RPS 24-8286 for the Immokalee Road and Livingston Road flyover, led to commission approval of the ranking and negotiations with DRMP on June 10, 2025.

• Funding. The county has programmed about $80.5 million for the flyover through FY2030 in the 2025 AUIR: $570,000 for design in FY2026 and $79.971 million for construction and mitigation in FY2028. Staff put the full project at about $111 million, so the two figures measure different things.

Flyover timeline

Design takes about 30 months; the county’s program shows construction money in FY2028, and staff expect completion roughly five and a half to six years out from July 2026. Construction is sequenced after FDOT’s work at I-75. For Livingston Lakes owners, that means a long construction zone at the corner a quarter mile north of the entrance, followed, if the modeling holds, by a meaningfully shorter wait to get onto Immokalee Road.

I-75 at Immokalee Road: the diverging diamond interchange

FDOT plans a diverging diamond interchange at I-75 and Immokalee Road, with construction expected to start in early 2027. FDOT District One’s SWFL Roads project page for the I-75 at Immokalee Road interchange describes a project development and environment study running from early 2024 to late 2026 that evaluates converting the existing diamond to a high-volume diverging diamond. A diverging diamond briefly crosses traffic to the left side of the road over the interstate so that left turns onto the ramps flow without a separate signal phase; Collier’s first one opened at I-75 and Pine Ridge Road.

I-75 express lanes

Separately, WGCU reported on September 20, 2026 that FDOT’s I-75 improvement project will add two toll express lanes in each direction from Golden Gate Parkway to Corkscrew Road, with construction starting in fall 2026 over about three years. The same report describes “congestion relief lanes” between Bonita Beach Road and Immokalee Road by early 2027.

Veterans Memorial Boulevard Phase II and the Immokalee Road shoulders

Two county projects in the 2025 AUIR work program also touch the corridor:

• Veterans Memorial Boulevard Phase II, a parallel east-west road north of Immokalee Road that the AUIR expects to relieve Immokalee Road, with right-of-way in FY2026 and construction in FY2028.

• Immokalee Road paved shoulders, Livingston Road to Logan Boulevard, with construction in FY2028.

The long-range plan also carries a SUN Trail study for a trail in the FPL easement next to Livingston Road. We found no widening project for the Livingston Road frontage itself between Immokalee and Vanderbilt Beach roads.

Next door to the north: the Kase MPUD

The land that matters most to Livingston Lakes owners is the vacant 7.58-acre parcel directly to the north, between the community and Immokalee Road. Its master plan labels the Livingston Lakes PUD along its southern boundary. Collier County rezoned it from agricultural to a mixed-use PUD by Ordinance 2020-09, the Kase MPUD, adopted February 25, 2020. The ordinance sets these terms:

The parcel sold in 2022 for a reported $4.75 million to Gardena De Flores at Livingston LLC, per a Naples Daily News real estate brief. We found no approved site development plan or building permit for it.

Livingston Lakes owners took part in that rezoning. The county’s agenda packet for the February 2020 hearing includes a written objection from Livingston Lakes owners citing the loss of woods, the minimal preserve, the possibility of three- or four-story buildings, and congestion at the intersection. The adopted ordinance caps multifamily and senior housing at three stories and requires the buffer and wall along the shared line.

The Germain Immokalee commercial PUD

North of the Kase parcel, on about 9 acres on the south side of Immokalee Road, the county approved the Germain Immokalee commercial PUD by Ordinance 2020-32, with a companion future land use amendment, on October 13, 2020. The county staff report for the Germain rezoning lists Livingston Lakes as the developed residential neighbor to the south. The zoning allows C-1 commercial uses plus a luxury automobile dealership, zoned for up to 80,000 square feet. The Naples Press reported in September 2024 that Germain planned to relocate its Lexus dealership to the recently cleared site. We did not verify an opening date.

Aspire Naples apartments

Farther east along Immokalee Road, about 1,000 feet west of Juliet Boulevard, sits Aspire Naples, formerly the Blue Coral Apartments PUD: a 234-unit apartment community with 70 units reserved for essential-services workers for 30 years. The county tracks those units in its affordable-housing monitoring list, per the March 2026 Affordable Housing Advisory Committee packet, and the county’s future land use element carries its subdistrict at up to 25 units per acre.

Seed to Table and the Piper Boulevard gate dispute

Seed to Table, the 75,000-square-foot market at the northwest corner of Immokalee and Livingston roads, opened in December 2019 and is about three minutes from Livingston Lakes. A petition asked the county to remove the gate control system at the Piper Boulevard access to the market’s parking lot. The Hearing Examiner denied that request in Decision 2025-02 on January 23, 2025, and the county commission heard an appeal on June 10, 2025, per the Clerk’s legal notice for the Seed to Table appeal. We have not confirmed the outcome of that appeal.

North Collier Regional Park and the water park

Next door along Livingston Road, about 0.2 mile away, is North Collier Regional Park. The county’s Sun-N-Fun Lagoon inside the park closed in October 2023 for repairs and reopened in March 2025. In September 2026 the county closed the water park’s slides and lazy river for scheduled maintenance, kept it open on weekends and cut admission to $5, per the county’s September 2026 Sun-N-Fun Lagoon notice. Check the park’s site before you go. We found no park expansion plan in 2023 to 2026 county records.

Future land use: what the county plan says about this area

When Collier approved the Livingston Lakes PUD by Ordinance 99-18 in 1999, the site sat in the Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map, less than a mile from Interchange Activity Center 4 at I-75. The county’s 2020 record for the adjacent Kase parcel confirmed the same Urban Residential Subdistrict designation, within a mile of the activity center. We did not locate the current map sheet for the Livingston Lakes site itself, but nothing we found shows a change. The Urban Residential Subdistrict exists, in the plan’s words, “to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated.” That is the policy backdrop for the apartments, the senior-housing option and the commercial uses on Immokalee Road.

For Livingston Lakes itself, the zoning allowed up to 327 homes and WCI built 230, and no rezoning, PUD amendment or site plan on the community has been found since the 2014 and 2015 actions. The community is, in zoning terms, finished.

Utilities and fire service

The 1999 zoning required central potable water and sanitary sewer for every unit. The Kase master plan shows an existing 16-inch water main and a 20-inch force main in the Livingston Road right-of-way, and the flyover design contract includes possible relocation of county-owned water systems at the intersection, which points to Collier County’s water-sewer district as the provider. On site, the lift station, irrigation well and lake fountains are association assets carried in the reserve study and the insurance appraisal.

Fire service comes from the North Collier Fire Control and Rescue District, whose Station 48 sits at 16280 Livingston Road, north of Immokalee Road. The district does not publish which station is first-due for Livingston Lakes.

What this means for owners and buyers

Put together, the civic pipeline has a clear shape:

• The corner gets rebuilt, twice. FDOT’s diverging diamond at I-75 is expected to start construction in early 2027, and the county’s flyover follows, with completion roughly five and a half to six years out. Expect lane shifts at Immokalee and Livingston for several seasons.

• The payoff is shorter waits. County modeling showed the flyover cutting intersection waits by about six minutes, on a segment of Immokalee Road, Airport Road to Livingston Road, that already runs at level F in the peak hour.

• The neighbors are fixed by zoning. North of the community, the Kase parcel is capped at 76 homes or 212 senior units, three stories and a 15-foot buffer and wall on the shared line, and the Germain site is capped at 80,000 square feet of commercial and dealership space.

• Livingston Lakes itself is finished. No rezoning or new site plan, two-story buildings throughout, and a county park, a children’s museum and a water park next door.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on a page like this one that credential means reading the ordinances before a buyer does. For sellers, those facts belong in the listing, stated precisely, because buyers will find the flyover and the Kase zoning on their own and a listing that explains them first reads as more credible. Call Jesse direct at (239) 898-6072, or start with a Livingston Lakes home valuation that accounts for the flood letters, the storm record and what is coming at the corner. Buyers: Call Marc at (239) 287-5873 to walk through the FEMA letters, the insurance documents and the road schedule before you write an offer, and read how we represent buyers in Southwest Florida. For the wider picture of North Naples, see our Naples guide.

How Does Livingston Lakes Compare to Nearby North Naples Communities?

Livingston Lakes is the small, finished condominium enclave among its North Naples neighbors: 230 homes on 46.73 acres, against 800 approved homes on 245.77 acres at Carlton Lakes across Immokalee Road. Next door to the north, a vacant 7.58-acre parcel is zoned for up to 76 homes, and a luxury auto dealership is entitled beyond it.

Data updated: September 2026

Search engines pair Livingston Lakes with Carlton Lakes more than with any other community: “Carlton Lakes, Naples, FL” appeared as a related search on 7 of 8 branded results pages we reviewed on September 23, 2026. So that is the first comparison buyers make, and the table below answers it with county zoning records rather than marketing copy. We added the three parcels that sit immediately around Livingston Lakes, because a buyer’s real question about a 230-home condo community is less “what else could I buy?” and more “what is going to happen next to me?”

The benchmark table

Every filled cell below comes from a recorded county instrument or the county’s own planned unit development list. Where no source publishes the figure, the cell says “not published”. We did not estimate a single one.

Sources for the table: the Collier County Planned Unit Developments Master List, June 2026 for zoning, acreage, units, density and status; Livingston Lakes PUD Ordinance 99-18 for the 327-home entitlement; Kase MPUD Ordinance 2020-09 for the parcel to the north; the Germain Immokalee CPUD staff report and packet for the commercial parcel and the Carlton Lakes cross-reference; and the county’s amended Future Land Use Element, Ordinance 2024-46 for Aspire Naples. Livingston Lakes’ 230 built homes come from the Collier County tax roll, 2026 preliminary, and its fee and sale figures come from the association’s 2026 FAQ and the Southwest Florida MLS Matrix, pulled September 23, 2026. Confirm the current assessment with the association or in the estoppel certificate, because 2026 MLS listings already show $1,460 to $1,693 a quarter.

Takeaway: Livingston Lakes is a fraction of Carlton Lakes’ size

Carlton Lakes was approved for 800 homes plus 70,000 square feet of commercial space on 245.77 acres, according to the county’s PUD list. Livingston Lakes holds 230 homes on 46.73 acres. That is roughly one fifth of the land and a little over a quarter of the approved homes. For a buyer, the practical meaning is scale: one association, one clubhouse, one gate, 230 votes and a budget shared by 230 owners, rather than a large master-planned community with commercial frontage. The county’s June 2026 list marks Carlton Lakes “closed out” and Livingston Lakes “BUILT OUT”, and WCI’s first sales at Livingston Lakes ran from 2015 to 2017, so today’s Livingston Lakes resales compete with each other rather than with a builder’s sales center.

Takeaway: Livingston Lakes was built well under what its zoning allowed

Ordinance 99-18 approved up to 327 multifamily homes at 6.99 units per acre, a density that reflected a bonus for sitting within one mile of the I-75 interchange activity center. WCI Communities built 230, which works out to about 4.9 homes per acre. The zoning also allowed “3 habitable stories above the minimum flood elevation”, yet every one of the 37 residential buildings was built at two stories with no elevators, according to the three recorded declarations and the association’s 2025 insurance appraisal. We found no rezoning, PUD amendment or site plan filed on Livingston Lakes itself since the 2014 and 2015 county actions, so the unused entitlement has sat unused for a decade.

Takeaway: the land next door is where change will come from

The 7.58-acre Kase parcel directly to the north is vacant today. Its 2020 ordinance allows up to 76 homes (single-family, townhouse or multifamily) or 212 senior group-housing units, with multifamily capped at three stories and 47 feet, a 15-foot setback plus a 15-foot Type B buffer and a fence or wall along the Livingston Lakes line, and one full access onto Livingston Road. No approved site plan was found. Beyond it, the Germain Immokalee CPUD allows up to 80,000 square feet of commercial use on about 9 acres, including a luxury auto dealership. None of this is inside Livingston Lakes, and all of it is within a short walk of its northern buildings.

Takeaway: what we could not compare, and why we left it blank

Fees, sale prices, product type and amenities for Carlton Lakes are not published in any source we would stand behind, so those cells are blank rather than guessed. Publishing a neighbor’s fee from an unsourced listing feed is how bad numbers enter circulation. When the same record-by-record measurement is run on Carlton Lakes, the cells will be filled with sources beside them.

Takeaway: if you want golf or single-family instead, compare these guides

Livingston Lakes has no golf course, tennis court, marina or club membership, and every home is a condominium. If golf or a detached house is on your list, our neighborhood guides to Riverstone in North Naples, Talis Park and Pelican Marsh are built the same way this one is, from recorded documents and county records. Our overview of Naples golf communities covers the club side, and our Naples guide sets all of them in context.

Takeaway: inside Livingston Lakes, the three condominiums are the real comparison

Most Livingston Lakes buyers end up comparing the community with itself. Over the 48 months to September 2026, the Southwest Florida MLS Matrix shows a median sale of $700,000 for Carriage Homes (n=13), $554,500 for Coach Homes (n=10) and $402,500 for Garden Homes (n=16). Those three products differ by garage (two-car, one-car, none), size (1,833 to 2,152, 1,375 to 1,831, and 1,168 to 1,258 air-conditioned square feet) and leasing rules. The choice between them is usually decided before the choice between Livingston Lakes and anywhere else.

Selling a Livingston Lakes condo and weighing where to move next? Start with a free Livingston Lakes home valuation, or call Jesse direct at (239) 898-6072. Comparing Livingston Lakes with other North Naples communities as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Living in Livingston Lakes

Livingston Lakes’ strengths are newer concrete-block construction, one quarterly fee with no master fee or CDD, two-story buildings below Florida’s milestone and SIRS threshold, A-rated zoned schools and a location about two minutes from I-75. Its trade-offs are no golf or courts, a buyer’s market, a FEMA map that still reads Zone AH, and years of road construction ahead.

Data updated: September 2026

A page that lists only advantages is a brochure. Everything below is sourced and dated, including the parts that do not flatter the community, and each point names the record it comes from so you can check it yourself.

The pros

• Newer, concrete-block construction. The 37 residential buildings were built from 2015 to 2017 (Collier County tax roll, 2026 preliminary) as ISO Class 2 joisted masonry with 100% masonry walls, concrete slabs, wood-truss hip and gable roofs with 100% concrete tile, and 100% fire sprinklers in the residential buildings, according to the 2025 independent insurance appraisal. Every wind-mitigation form we reviewed shows a hip roof, roof-deck nailing at 8d and 6 inches, and Level A impact-rated protection on all glazed openings.

• Two stories, so no milestone inspection or SIRS mandate on the documented evidence. Florida’s milestone-inspection and structural integrity reserve study mandates apply to condominium buildings of three or more habitable stories. The recorded declarations and the 2025 appraisal describe every Livingston Lakes building as two stories. The association instead keeps a conventional reserve study, updated March 9, 2023.

• One fee, and nothing stacked on top. The association’s 2026 FAQ states there is “one single assessment, which is imposed per neighborhood”, no other association to join, no rent or land-use fee and no current special assessment. Every unit’s 2026 preliminary tax bill carries $0.00 in non-ad valorem assessments, so there is no CDD. The 2025 quarterly assessments were $1,590 (Carriage), $1,459 (Coach) and $1,416 (Garden).

• Evacuation Zone D and no mapped surge below Category 4. Every building sits in Collier evacuation Zone D. National Hurricane Center worst-case surge mapping shows no surge in a Category 1 to 3 storm, more than 6 feet above ground in a Category 4 and more than 9 feet in a Category 5. Ground at the buildings sits 13.6 to 14.7 feet NAVD88 (USGS).

• A-rated schools at every level, a hospital about six minutes away. Every address is zoned for Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High, each rated A by the state for 2025-26, per Collier County Public Schools’ 2026 accountability brief. NCH North Naples Hospital, licensed for 311 beds, is about 6 minutes away off-peak, and I-75 Exit 111 is about 2 minutes.

• A county park, water park and children’s museum next door. North Collier Regional Park, about 0.2 mile away as the crow flies, has lighted fields, a 2.5-mile trail, the Sun-N-Fun Lagoon water park and a Rec-Plex gym at $190 a year. The Golisano Children’s Museum of Naples sits at 15080 Livingston Road.

• A clubhouse, pool and fitness center run by owners. The Amenities Center is about 4,382 square feet (3,343 air-conditioned) with a club room, fitness studio, resort-style pool and BBQ area. The 2026 FAQ states that amenity, gate and common-area expenses are included in the quarterly assessments.

• Garden Homes can be rented from closing. The recorded Garden declaration has no 12-month ownership wait, no 25% leased-unit cap and no one-unit limit. Garden Homes rented for a median $2,150 a month over the past 12 months (n=6, range $1,900 to $2,500), per the Southwest Florida MLS Matrix, pulled September 23, 2026.

• An engaged, documented association. The association posts its declarations, rules, insurance schedules, wind-mitigation forms, reserve study, pool inspections and maintenance plan on its own website, and repainted every building starting January 2025 with a 10-year-warranty coating under engineering oversight.

The cons

• No golf, tennis or pickleball on site. The association homepage, all three declarations and the 2026 Amenities Center rules name no golf course, tennis or pickleball court, marina, dock or beach club. The nearest public courts are about 7 minutes away at Veterans Community Park, and the nearest golf is about 8 minutes away at Tiburón. See our guide to tennis and pickleball in Collier County.

• An automatic gate, not a guard. The declarations describe “automatic gates on the access road”, and residents use transponders, fobs and guest hang-tags. No association document mentions a staffed gatehouse or guard.

• Flyover construction is coming at the corner. On July 28, 2026 the county awarded a $7,594,351.10 design contract for a four-lane flyover carrying Livingston Road over Immokalee Road, about a quarter mile north of the entrance, reported by Gulfshore Business. Design takes about 30 months; the county’s 2025 AUIR programs construction money in FY2028, and staff expect completion roughly five and a half to six years out. FDOT also plans a diverging diamond interchange at I-75 and Immokalee Road, with construction expected to start in early 2027.

• The Kase MPUD next door. The vacant 7.58-acre parcel to the north is zoned for up to 76 homes or 212 senior group-housing units, up to three stories, behind a 15-foot buffer and wall along the Livingston Lakes line. Owners filed a written objection to that rezoning in 2020. No approved site plan was found.

• Soft Garden prices. The Garden median fell from two 2022 sales ($460,000 and $425,000) to $326,000 on three 2026 sales (small sample), roughly 26% below the 2022 midpoint, per the Southwest Florida MLS Matrix, pulled September 23, 2026.

• Thin Coach comps. No Coach Home closed in the 12 months to September 23, 2026. The last Coach closing was $541,500 on April 29, 2025, and four Coach Homes are listed today. Pricing a Coach Home means leaning on 48-month data (median $554,500, n=10) and on the current competition.

• A lawsuit disclosure. The association’s 2026 FAQ discloses one pending lawsuit, filed in April 2025 in Collier County and handled under the association’s general-liability insurance. Read the current FAQ and the estoppel certificate before closing, and ask the association for the status.

• No garage at the Garden Homes. Garden Homes have no garage and no carport: one assigned open space plus one unassigned, two vehicles maximum, in a permit-parked lot, under the recorded Garden declaration and the 2026 FAQ. There is no on-site option for a boat or trailer at a Garden Home.

• A flood-map change is pending. FEMA’s effective map shows Zone AH at 36 buildings and Zone AE at one. A 2015 FEMA Letter of Map Revision based on Fill, case 15-04-2089A, removed the described building areas to Zone X (shaded), and FEMA revalidated it in 2024. Preliminary maps issued in 2025, targeted to take effect in summer 2027, would change zones at some buildings, and whether the 2015 letter carries over will be decided when they take effect. Lenders decide flood insurance requirements unit by unit.

• Carriage and Coach leasing limits. Under the 2020 recorded Carriage amendments and the matching Coach amendments, an owner must hold title 12 months before leasing, leases run 30 days to 12 months, no more than three leases a year, a 25% cap on leased units applies, and each owner may hold only one unit.

• A buyer’s market. Seven homes are listed against eight sales in 12 months, about 10.5 months of supply. None of the eight sold at or above list, and the median home took 114 days to sell.

• A 3% hurricane deductible and rising fees. The master property policy carries a 3% calendar-year hurricane deductible; as an illustration only, 3% of the $61.5 million insured residential value is about $1.85 million. Assessments shown on 2026 MLS listings are about 3% to 6.5% above the association’s published 2025 figures.

Who Livingston Lakes suits best

Livingston Lakes suits a buyer who wants a newer, gated, two-story condominium with a real garage (Carriage or Coach) or the community’s lowest entry price (Garden), one predictable fee with no CDD, A-rated assigned schools, and a location a few minutes from I-75, NCH North Naples Hospital, Seed to Table and the county park. It suits a seasonal owner who wants a lock-and-leave home with an automatic gate, and it suits an investor who wants to rent from closing, provided that investor buys a Garden Home.

It does not suit a buyer who wants golf, tennis or a club inside the gate, a single-family home, a guard at the entrance, or boat and trailer parking outside a garage. It does not suit an investor who needs to rent a Carriage or Coach Home in year one. And it asks a buyer to live with road construction at Immokalee and Livingston for several years while the flyover and the I-75 interchange are rebuilt.

Thinking of selling your Livingston Lakes home? You deserve a price built on the condominium-by-condominium sales above, not an automated guess. Start with a real Livingston Lakes home valuation, or call Jesse direct at (239) 898-6072. Considering buying in Livingston Lakes? Call Marc at (239) 287-5873 for a straight conversation about whether it fits, or read how we represent buyers in Southwest Florida.

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

If you’re searching for the best Livingston Lakes listing agent, or thinking, ‘I need to sell my house in Livingston Lakes…’ you are selling into 10.5 months of supply, seven competing listings and three condominiums that price on different rules. McGreevy and Comisar sell Livingston Lakes on those facts: the recorded leasing amendments, the FEMA letter and the association’s approval timeline.

Data updated: September 2026

A Livingston Lakes listing is three different sales depending on the building. A Carriage Home seller is pricing a two-car-garage condo where the floor decides the comp set. A Coach Home seller has no closed sale in the past 12 months to point to and four neighbors listed at once. A Garden Home seller has the tightest supply in the community and the only product an investor can rent from the day of closing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Livingston Lakes listing needs: a price built from the right condominium’s sales, a buyer file that clears association approval on the first pass, and a lender packet that answers the flood question before an underwriter asks it.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

What Livingston Lakes Homes Sold For in the Last 12 Months

In the last 12 months we tracked 8 Livingston Lakes closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering September 24, 2025 to September 23, 2026. Every figure below is read from those closed rows.

• 8 closings, $3,610,900 in total volume, sold prices from $319,900 to $635,000

• Community median: $382,500 (n=8, even, so the median is the mean of the middle pair, $380,000 and $385,000; the mix is 3 Carriage, 5 Garden, 0 Coach, a small sample)

• Carriage Homes: n=3, median $625,000 (small sample). All three were ground-floor 1,833 sq ft Carnoustie plans: $605,000 (December 2025), $625,000 (August 2026) and $635,000 (September 2026)

• Garden Homes: n=5, median $335,000 (small sample). The sales were $380,000 and $385,000 (October 2025), $335,000 (June 2026), $319,900 (July 2026) and $326,000 (August 2026)

• Coach Homes: n=0. No Coach Home closed in the trailing 12 months. The last Coach closing was $541,500 on 04/29/2025

• Median days on market: 114 (range 6 to 229)

• Median sold-to-list ratio: 96.57%, and 0 of 8 closed at or above list

• 7 active listings, 0 pending: about 10.5 months of supply (Carriage 2, Coach 4, Garden 1). By condominium, Carriage runs about 8.0 months, Garden about 2.4 months, and Coach cannot be measured because it has 4 listings and no closing

Median sold price per square foot over the same window was $304.05, the median of the eight individual sale ratios using MLS living area. County tax-roll areas are a different measure and are not mixed into that figure.

What Is Your Livingston Lakes Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Livingston Lakes home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same condominium, the same floor and the same plan, not a community-wide average that mixes a $319,900 Garden Home with a $635,000 Carriage Home.

(239) 898-6072, text or call. Confidential conversations welcome.

The Livingston Lakes Seller Playbook: Pricing Against 10.5 Months of Supply

With seven listings and eight sales in a year, the Livingston Lakes market is a buyer’s market on the numbers: about 10.5 months of supply, a 96.57% median sold-to-list ratio and no sale at or above list in 12 months. The first price has to be right, because the median home took 114 days to sell and the slowest took 229. Pricing is done condominium by condominium, and within Carriage Homes, floor by floor. The eight sales of the past 12 months are too few and too mixed to support a single community number, so we build every price from the 48-month record as well: 39 closings from September 2022 to September 2026, with medians of $700,000 for Carriage (n=13), $554,500 for Coach (n=10) and $402,500 for Garden (n=16). Then we set that history against the listings a buyer will tour the same afternoon. Today those are two upstairs Carriage Homes at $750,000 and $659,000, four Coach Homes from $519,900 to $624,500, and one upstairs Garden Home at $364,000. A price that ignores the listing next door will simply make the neighbor’s home look like the better value.

The Association Approval and Application

Every Livingston Lakes buyer applies to the association. The 2026 sales application asks for the purchase application at least 30 days before closing, requires background screening for each applicant 18 and older through the association’s screening vendor, and prohibits occupancy before approval. The application carries a $150 non-refundable fee for Carriage and Coach purchases, with screening paid separately. We write the 30-day window into the contract timeline from day one, get the buyer’s application in within days of acceptance, and track it with Cardinal Management Group, the association’s manager since early 2025, so approval never becomes the reason a closing date moves.

Estoppel Under Section 718.116

Florida requires the association to issue an estoppel certificate stating what is owed on the unit, and the fee is capped. The Florida DBPR estoppel certificate fee schedule sets the cap at not more than $299, plus $119 if expedited delivery within 3 business days is requested, plus $179 if the account is delinquent. The association’s own charge was not found in its posted documents, so confirm it when you order. The estoppel is also where the current 2026 quarterly assessment is confirmed in writing: the association’s FAQ still publishes the 2025 figures ($1,590 Carriage, $1,459 Coach, $1,416 Garden), while 2026 MLS listings show $1,693, $1,504 and $1,460. We order the estoppel early so the settlement statement is built on the association’s number rather than a listing entry.

Condo Disclosures Under Section 718.503

Section 718.503 of Florida’s condominium statute governs what a condominium resale seller must deliver to a buyer and the buyer’s rights on receiving it. We did not restate its item list on this page, because the statute text and your contract’s condominium rider are the authorities, and a paraphrase is how disclosures go wrong. What we can tell you is the Livingston Lakes document set a buyer will ask for, all of it posted on the association’s own website, starting with its document page: the recorded declaration for your condominium and its 2020 amendment, the bylaws and their 2021 amendment, the rules, the 2026 FAQ (including its litigation disclosure), the 2025 insurance appraisal, the 2023 reserve study, your building’s October 2025 wind-mitigation form and the 2025 repaint documentation. Assemble them before the listing goes live, not after the contract is signed.

The Flood-Letter Packet for Lenders

A map lookup on any Livingston Lakes address returns Zone AH, a shallow-ponding high-risk zone, at 36 of 37 buildings and Zone AE at one. The operative document is FEMA’s Letter of Map Revision based on Fill, case 15-04-2089A, dated February 3, 2015, which removed portions of three described parcels to Zone X (shaded): “15090-15156 Palmer Lake Circle (Even)”, “Butler Lake Drive & Palmer Lake Circle” and “15184 & 15188 Butler Lake Drive”. FEMA revalidated that letter effective February 9, 2024. The letter says the federal mandatory flood insurance requirement does not apply, “However, the lender has the option to continue the flood insurance requirement.” Lenders decide unit by unit. We put the letter, the revalidation and a note on the pending 2027 maps in the buyer’s lender file before the flood determination is ordered.

The Leasing-Rule Effect on the Investor Buyer Pool

Who can buy your home depends on which condominium it is in. A Garden Home buyer may lease from deed conveyance, subject to the community-wide 30-day minimum and three-leases-a-year limit, and Garden Homes rented for a median $2,150 a month over the past 12 months (n=6, range $1,900 to $2,500). A Carriage or Coach buyer must own for 12 months before leasing, faces a 12-month maximum term and a 25% cap on leased units, and may own only one unit, under the 2020 recorded amendments. So a Garden listing is marketed to owner-occupants and investors, while a Carriage or Coach listing is marketed to owner-occupants and second-home buyers. Only 43% of Livingston Lakes units carry a homestead exemption (Collier County tax roll, 2026 preliminary), and Garden is lowest at 28.9%, which tells you the Garden buyer pool already leans toward investors and seasonal owners.

The Season Calendar

Our count of the 39 Livingston Lakes closings in the Southwest Florida MLS Matrix from September 2022 to September 2026 shows 16 closing between January and April, with a median of 46 days on market, against 23 closings in the other eight months at a median of 73 days. March and April alone produced 13 closings. That is a small sample, and it measures closing month rather than listing month, but it points one way: a home ready to show by January meets the largest in-season buyer pool. Work backward from there. Allow 30 days for the association application, time for photography and the document packet, and remember that off-peak drive times stretch January to April, when more of the region’s seasonal residents are in town. For a September or October listing, the question is whether you want to catch the buyer who arrives early for season or wait for the peak months.

Is there a transfer fee or capital contribution when I sell my Livingston Lakes condo?

No resale capital contribution or transfer fee appears in the three recorded declarations or on the association’s 2026 sales application. The only capital contribution the declarations mention is a $250 working capital contribution collected on WCI’s original sales. MLS entries for a transfer fee are inconsistent ($0 or $150), which is why we tell sellers and buyers to confirm on the estoppel certificate rather than rely on a listing field. The purchase application itself carries a $150 non-refundable fee for Carriage and Coach, with background screening paid separately. Call Jesse direct at (239) 898-6072 for a line-by-line estimate of your net.

How do I compete with the other Livingston Lakes listings on the market right now?

On September 23, 2026 there were seven active listings and no pending sales: two upstairs Carriage Homes at $750,000 and $659,000, four Coach Homes from $519,900 to $624,500 (one of them on the market 229 days), and one upstairs Garden Home at $364,000. A buyer who tours your home will tour the others the same day. So the plan is to price against the specific competing unit in your condominium, present the documents a buyer will ask for before they ask, and make condition and presentation do the work that price alone cannot. In a market where 0 of 8 sales closed at or above list, the listing that is priced right on day one is the one that sells.

Which Livingston Lakes condominium is closest to a seller’s market?

Garden Homes. With one Garden Home listed and five Garden sales in the past 12 months, Garden supply runs about 2.4 months, against about 8.0 months for Carriage and an unmeasurable figure for Coach, which has four listings and no closing (Southwest Florida MLS Matrix, pulled September 23, 2026). The catch is price: the Garden median fell to $326,000 on three 2026 sales (small sample) from two 2022 sales of $460,000 and $425,000. So Garden sellers face little competition and a lower price level, while Carriage and Coach sellers face more competition at prices that have held closer to their 2023 to 2025 levels.

Why does the floor of my Carriage Home matter so much to its price?

Because Livingston Lakes’ two Carriage plans are different homes. The ground-floor Carnoustie is 1,833 air-conditioned square feet with an attached two-car garage; the upstairs St. Andrews is 2,152 square feet with a loft and a 367 sq ft garage, per the Carriage declaration and WCI’s archived plan pages. Nine upstairs St. Andrews resales from July 2023 to June 2025 sold between $665,000 and $730,000. The four ground-floor Carnoustie sales since August 2024 sold between $605,000 and $640,000. That is why the 12-month Carriage median of $625,000 (n=3, all ground floor) is not a fair price for an upstairs home.

What should I have in hand before my Livingston Lakes listing goes live?

Pull together the recorded declaration for your condominium and its 2020 amendment, the association’s 2026 FAQ, your building’s October 2025 wind-mitigation form (the association posts them on its insurance page), the FEMA flood letter and its 2024 revalidation, the 2025 insurance appraisal, the 2023 reserve study and the 2025 repaint documentation. Add your own records: the HVAC equipment, which is a limited common element each owner maintains, any interior upgrades, and your HO-6 policy. A buyer who sees that packet on day one negotiates on price, not on uncertainty. Start with a Livingston Lakes valuation, and we will build the packet alongside the price.

How does the lawsuit disclosure in the association’s FAQ affect my sale?

The association’s 2026 FAQ discloses one pending lawsuit, filed in April 2025 in Collier County and handled under the association’s general-liability insurance. The same FAQ answers “No” to whether the condominiums are subject to a special assessment. Buyers read the FAQ, so the disclosure will come up. The right approach is to raise it first, point to the FAQ’s own statement that it is handled under the liability policy, and let the buyer ask the association for the current status during the approval period. What sinks a sale is not a disclosed lawsuit; it is a buyer’s attorney finding one the listing agent never mentioned.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this Livingston Lakes guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples condominium market that Livingston Lakes sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up Interstate 75 from the Livingston Road gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Livingston Lakes page the credential that matters more is narrower than any award: we read the three recorded declarations and their 2020 amendments, the bylaws, the association’s 2026 FAQ, its 2025 insurance appraisal and 2023 reserve study, FEMA’s 2015 flood letter and its 2024 revalidation, and the county tax-roll record for all 230 units before a word of this guide was written. If you want our read on a specific Livingston Lakes home, start with a Livingston Lakes home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Livingston Lakes Clients Say

McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

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

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

Contact McGreevy and Comisar

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

• Marc Comisar: (239) 287-5873

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

Selling a Livingston Lakes home? Get a free Livingston Lakes home valuation, or call Jesse direct at (239) 898-6072.

Buying in Livingston Lakes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296

• Marc Comisar, Florida license BK3060671

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

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For a wider view of the market around Livingston Lakes, see our Naples guide and our roundup of the best real estate agents in Naples.

Frequently Asked Questions, Buyer Edition

Livingston Lakes is a gated North Naples community of 230 two-story condominium homes, built by WCI Communities from 2015 to 2017 on Livingston Road just south of Immokalee Road. It has one association, one quarterly assessment, no CDD and no golf. The answers below come from recorded documents, county records, FEMA and the association’s own postings.

Data updated: September 2026

What is Livingston Lakes, and who built it?

Livingston Lakes is a gated condominium community of three recorded condominiums (Carriage Homes, Coach Homes and Garden Homes) operated by one association, Livingston Lakes Condominium Association, Inc., according to the association’s 2026 FAQ and the recorded declarations. The declarant was WCI Communities, which recorded the Carriage and Coach declarations on July 31, 2015 and the Garden declaration on January 25, 2016, and built the 230 homes from 2015 to 2017 (Collier County tax roll, 2026 preliminary). Lennar acquired WCI during the build-out: the deal closed February 10, 2017 at $23.50 cash per share, per Lennar’s SEC filing on the WCI closing, and by April 2017 Lennar’s Welcome Home Center, in a Garden building at 15118 Palmer Lake Circle, was handling sales. Owners took control of the board in mid-2017.

Where exactly is Livingston Lakes in Naples?

Livingston Lakes sits on the east side of Livingston Road, less than a half mile south of Immokalee Road, in North Naples, Collier County, ZIP 34109. Pocket Lake Drive connects the internal streets to Livingston Road, and the homes sit on Palmer Lake Circle and Butler Lake Drive, with the Amenities Center at 15090 Palmer Lake Circle. The legal location is Section 30, Township 48 South, Range 26 East. Next door along Livingston Road, about 0.2 mile away as the crow flies, is North Collier Regional Park, and Seed to Table, the 75,000 sq ft market at the northwest corner of Immokalee and Livingston roads, is about 3 minutes away off-peak. I-75 Exit 111 is about 2 minutes away.

Is Livingston Lakes in Naples, Florida the same as Lake Livingston in Texas?

No. Lake Livingston is a reservoir in Texas, and it dominates search results for “livingston lakes”, so questions about swimming, alligators, lake levels and lake-lot property usually belong to Texas, not Naples. Livingston Lakes in Naples is a 230-unit gated condominium community in Collier County, ZIP 34109, and swimming, boating, fishing and other recreational use of its four lake tracts is prohibited under the association’s 2023 Amenities Center rules. There is also an unrelated “Livingston Lakes” paired-villa community in Fort Wayne, Indiana. When you search, add “Naples”, “FL” or “34109” to keep the results on this community.

Is Livingston Lakes the same community as Livingston Woods or Carlton Lakes?

No to both. Livingston Woods is a separate development: the Southwest Florida MLS Matrix lists LIVINGSTON LAKES, LIVINGSTON WOODS and LIVINGSTON MEADOW as three different development names, and Livingston Lakes’ 230 units belong only to the three condominiums called Carriage, Coach and Garden Homes at Livingston Lakes. Carlton Lakes is a much larger community on the north side of Immokalee Road, approved under PUD Ordinance 99-75 for 800 homes plus 70,000 square feet of commercial space on 245.77 acres, according to the Collier County PUD Master List. Livingston Lakes is PUD Ordinance 99-18, 46.73 acres. Gardena de Flores, the vacant 7.58-acre parcel just north, is also a separate property.

How many homes are in Livingston Lakes, and when were they built?

There are 230 condominium homes in 37 residential buildings, according to the Collier County tax roll, 2026 preliminary, the association’s 2026 FAQ (“230 total units, with 230 total votes”) and the state’s condominium registry. They split into 56 Carriage Homes in 14 buildings of four, 84 Coach Homes in 14 buildings of six, and 90 Garden Homes in 9 buildings of ten. By the county roll, Carriage units were built in 2015 (20), 2016 (32) and 2017 (4); Coach in 2015 (30) and 2016 (54); and Garden in 2016 (60) and 2017 (30). The 1999 zoning allowed up to 327 homes; WCI built 230.

Is Livingston Lakes gated, and is there a guard?

Livingston Lakes is gated with an automatic gate. The recorded Carriage declaration lists “automatic gates on the access road” among the community’s infrastructure, and residents use gate transponders ($20 each), key fobs (two free per unit, extras $25) and guest hang-tags ($20), per the association’s 2026 vehicle and gate access form. The 2026 FAQ says gate access is included in the quarterly assessment. No association document mentions a staffed gatehouse or a guard, so plan on an automatic gate rather than a guarded one.

What is the difference between the Carriage, Coach and Garden Homes?

They are three separate condominiums with different buildings, garages, rules and prices. Carriage Homes are 56 units in four-unit buildings, 1,833 to 2,152 air-conditioned square feet, with an attached two-car garage. Coach Homes are 84 units in six-unit buildings, 1,375 to 1,831 square feet, with an attached one-car garage. Garden Homes are 90 units in ten-unit buildings, 1,168 to 1,258 square feet, with lot parking and no garage. The 2025 quarterly assessments were $1,590, $1,459 and $1,416. Carriage and Coach owners must wait 12 months to lease and face a 25% leased-unit cap; Garden owners may lease from closing. Over 48 months the median sales were $700,000 (Carriage, n=13), $554,500 (Coach, n=10) and $402,500 (Garden, n=16), per the Southwest Florida MLS Matrix, pulled September 23, 2026.

A dedicated Carriage Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

What is a carriage home at Livingston Lakes?

At Livingston Lakes, a carriage home is one of four units in a two-story building, two down and two up, so every unit is a corner unit. There are 56 of them in 14 buildings, 13 on Butler Lake Drive and one at 15161 Palmer Lake Circle. The ground-floor plan, the Carnoustie, has two bedrooms plus a flex room, two baths, 1,833 air-conditioned square feet, a 255 sq ft lanai and an attached 383 sq ft two-car garage, per WCI’s archived plan sheet. The upstairs St. Andrews has two bedrooms plus a flex room and a loft, 2,152 square feet and a 367 sq ft garage, and WCI marketed it as “designed to live like a single-family home”. Some resale listings count the flex room as a third bedroom.

What is a coach home at Livingston Lakes?

At Livingston Lakes, a coach home is one of six units in a two-story building, three down and three up, each with an attached one-car garage. There are 84 of them in 14 buildings. WCI sold them by residence number rather than model name. The ground-floor residences, 101 to 103, are two bedrooms and two baths at 1,375 or 1,571 air-conditioned square feet. The second-floor residences, 201 to 203, are two bedrooms plus a den at 1,786 to 1,831 square feet with 9’-4” ceilings throughout, per the Coach declaration and WCI’s archived plans. WCI’s plan labels indicate that each upstairs unit has its own ground-level entry and interior stair.

A dedicated Coach Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

What is a garden home at Livingston Lakes?

At Livingston Lakes, a garden home is a garden-style condominium in a two-story, ten-unit building, five down and five up, reached by common stairs and walkways the association maintains, with no elevator. There are 90 of them in nine buildings on Palmer Lake Circle. Plans run 1,168 to 1,258 air-conditioned square feet plus an 88 sq ft lanai: two bedrooms, two bedrooms plus a den, or three bedrooms, all with two baths, per the Garden declaration and WCI’s plan sheets. Second-floor units have 9’-10” ceilings. Garden Homes have no garage; parking is one assigned open space plus one unassigned.

A dedicated Garden Homes at Livingston Lakes sub-page is coming with full fee schedules, recent sale comps and building-by-building analysis. We’ll link it here when it goes live.

What floor plans and square footages are available at Livingston Lakes?

Plans vary across the three condominiums, and every one has two baths. Carriage: Carnoustie (ground floor, 1,833 air-conditioned sq ft) and St. Andrews (upstairs, 2,152). Coach, per the declaration’s unit table: Residence 102 at 1,375; Residences 101 and 103 at 1,571; Residences 201 and 203 at 1,786; Residence 202 at 1,831. Garden: 1,168 (two bedrooms), 1,228 and 1,250 (two bedrooms plus den), and 1,236 and 1,258 (three bedrooms). Those are air-conditioned areas from the recorded declarations. The Collier County tax roll records base areas that match those plan sizes plus larger adjusted areas (medians of 1,992, 1,678 and 1,236 sq ft by condominium), and MLS listings use agent-entered living area, so the three measures should not be compared without saying which one you are using.

How many bedrooms do Livingston Lakes condos have?

Every plan has two baths, and bedroom counts run from two to three. Carriage plans have two bedrooms plus a flex room, and the upstairs St. Andrews adds a loft, so some resale listings market them as three bedrooms. Coach ground-floor plans are two bedrooms, and the second-floor plans are two bedrooms plus a den; two of the active Coach listings in September 2026 are marketed as three bedrooms. Garden plans come in two bedrooms (1,168 sq ft), two bedrooms plus a den (1,228 and 1,250) and three bedrooms (1,236 and 1,258). Occupancy is capped at two persons per bedroom under the declarations, so the bedroom count also sets how many people may live in the unit.

Do Livingston Lakes homes have garages?

Carriage and Coach Homes do; Garden Homes do not. Every Carriage Home has an attached two-car garage (383 sq ft on the ground-floor Carnoustie, 367 on the upstairs St. Andrews), and the garage is part of the unit under the Carriage declaration, with the paver driveway a limited common element. Every Coach Home has an attached one-car garage of 216 to 258 sq ft, per the Coach declaration’s unit table. Garden Homes have no garage and no carport: one assigned open space plus one unassigned, two vehicles maximum, in a permit-parked lot that is monitored, per the Garden declaration, the 2026 FAQ and the 2023 parking and towing policy.

Which Livingston Lakes units are end units?

Every Carriage Home is an end unit. The Carriage buildings hold four units stacked two by two, so each unit sits on a corner of its building. For Coach Homes (six per building) and Garden Homes (ten per building), the recorded plot plans that would show which positions are ends, and which face a lake or the preserve, were not read for this guide, so we will not assign end-unit or view positions by unit number. If an end position or a lake view matters to you, ask for the specific unit’s location on the declaration’s building plans and walk the building before you write an offer.

Are there elevators at Livingston Lakes?

No. Every one of the 37 residential buildings is two stories with no elevator, per the three recorded declarations and the association’s 2025 insurance appraisal, which records “Elevator: None”. Second-floor Carriage owners reach their homes by a private interior stair from a ground-floor foyer, and WCI’s plan labels indicate the same arrangement for second-floor Coach homes. Second-floor Garden owners use common stairs and walkways that the association maintains. If stairs are a concern, focus on ground-floor units: the Carriage Carnoustie, Coach Residences 101 to 103, and the five ground-floor Garden units in each building.

What are the HOA fees at Livingston Lakes?

The association’s 2026 FAQ publishes the 2025 quarterly assessments: $1,590 for Carriage, $1,459 for Coach and $1,416 for Garden, which annualize to $6,360, $5,836 and $5,664. Current 2026 MLS listings show $1,693, $1,504 and $1,460 a quarter, which is about 6.5%, 3.1% and 3.1% higher. Confirm the current figure with the association or in the estoppel certificate before you write an offer. Assessments are due January 1, April 1, July 1 and October 1; a payment is late on the 11th, with a late fee of 5% of the quarterly assessment and interest at 18% a year, per the association’s 2026 FAQ. There is no master fee, club dues or recreation lease on top.

What does the Livingston Lakes quarterly assessment cover?

The association’s 2026 FAQ states that “expense for the onsite amenities, gate access and other common area expenses are included in the quarterly assessments”, and the 2026 sales application states that “Landscaping and enhancements are maintained by the Association”. Under the Carriage Declaration, community-wide infrastructure and amenity costs are shared equally by all 230 units, and each condominium’s own common expenses are shared within that condominium. The association also funds reserves: its 2023 reserve study set a reserve contribution budget of $364,384. Nothing we read says internet, cable, electricity or unit water is included, so treat those as separate. The association points residents to Quantum Fiber for internet service.

Is Livingston Lakes an HOA or a condo association?

It is a condominium association, not a homeowners association. Livingston Lakes Condominium Association, Inc. is a Florida not-for-profit corporation, filed July 1, 2015 and active, that operates all three condominiums as a multi-condominium association, with members divided into one class per condominium so condo-specific matters are voted by that class, per the 2015 bylaws. The association’s 2026 FAQ answers “No” to whether an owner must join any other association, and says there is “one single assessment, which is imposed per neighborhood”. That puts Livingston Lakes under Florida’s condominium statute, Chapter 718, with 230 votes.

Is there a CDD fee at Livingston Lakes?

No. Every one of the 230 unit tax bills on the Collier County tax roll, 2026 preliminary, carries $0.00 in non-ad valorem assessments, which is where a community development district assessment would appear. There is no “Livingston” district on Florida’s official list of special districts, and the governing documents create none. Combined with the association’s statement that there is one single assessment and no rent or land-use fee, the full recurring cost of ownership is the quarterly assessment plus your property tax, insurance and utilities.

Is there a capital contribution or transfer fee when I buy at Livingston Lakes?

No resale capital contribution or transfer fee appears in the recorded declarations or on the association’s 2026 sales application. The declarations mention only a $250 working capital contribution collected on WCI’s original sales. MLS entries for a transfer fee are inconsistent, so confirm on the estoppel certificate. What a Carriage or Coach buyer does pay is a $150 non-refundable purchase application fee, with background screening paid separately through the association’s screening vendor. Also budget for access devices: parking decals are $5, gate transponders $20 and extra key fobs $25 beyond the two free per unit.

Are there any special assessments at Livingston Lakes right now?

No. The association’s 2026 FAQ answers “No” to “Are the Neighborhood Associations currently subject to a Special Assessment?”, and the 2025 FAQ gave the same answer. The largest recent project, repainting every building starting January 2025 with a 10-year-warranty coating under engineering oversight, did not appear as a special assessment in either FAQ. The bylaws add a safeguard: if a proposed budget would raise assessments above 115% of the prior year, 10% of the voting interests can force a special meeting on a substitute budget. Confirm the current status on the estoppel certificate, which states any assessment owed on the unit.

How are Livingston Lakes reserves funded?

The association keeps a conventional capital reserve study, not a SIRS. Its Update Capital Reserve Study dated March 9, 2023 lists 44 funded components with a one-time replacement cost of $6,287,137, a projected reserve balance of $981,179 at January 1, 2023, and a 2023 reserve contribution budget of $364,384 under a threshold funding model with a $100,000 floor. It schedules all roofs, placed in service in January 2016 with a 25-year life, for replacement in 2041 at about $1.09 million (Carriage), $1.27 million (Coach) and $0.80 million (Garden) in 2023 dollars. Florida law still requires reserves for roofs, painting, paving and items over $25,000 unless owners vote to waive or reduce them.

Does Livingston Lakes need a milestone inspection or a SIRS?

Florida’s milestone-inspection and structural integrity reserve study mandates apply to condominium buildings of three or more habitable stories, under section 553.899 and section 718.112. The association’s recorded declarations, its 2025 insurance appraisal and the October 2025 wind-mitigation forms describe every Livingston Lakes building as two stories. On that evidence, the mandates do not reach Livingston Lakes, although we did not read the certificates of occupancy or check DBPR’s SIRS reporting database, so this is a reading of the documents, not a legal opinion. Even for a building within the mandates, the first milestone inspection falls due in the year a building turns 30, and these were built from 2015 to 2017. The association does keep a conventional reserve study, updated March 2023.

Who manages Livingston Lakes?

Cardinal Management Group, “a RealManage Company”, has managed the association since early 2025, per the association’s property management page. Contact the association through the manager at 24311 Walden Center Dr #103, Bonita Springs, FL 34134, (239) 774-0723. Residents use the FRONTSTEPS portal and app for dues, maintenance requests and community news, and GetQuorum for electronic voting. Earlier managers were WCI during the developer years, Cardinal from 2018 to 2020, Paramont Property Management from late 2020 to mid-2023, and an on-site licensed manager with outside accounting from mid-2023 to 2024.

What are the property taxes at Livingston Lakes?

On the Collier County tax roll, 2026 preliminary, the median total tax bill is $4,766.03 for Carriage Homes, $3,539.84 for Coach Homes and $2,912.39 for Garden Homes, with $3,003.04 across all 230 units. The 2026 preliminary millage is 9.4020 mills in total (county 3.9293, school 4.1470 and other levies 1.3257), and the non-ad valorem line is $0.00 on every unit. Median 2026 just values are $530,970 (Carriage), $411,876 (Coach) and $312,500 (Garden). A new buyer’s bill depends on the purchase price, the new assessment and whether the buyer qualifies for a homestead exemption, so the seller’s current bill is only a starting point.

How many Livingston Lakes owners live there full time?

On the Collier County tax roll, 2026 preliminary, 99 of the 230 units, 43.0%, carry a homestead exemption: 30 Carriage Homes (53.6%), 43 Coach Homes (51.2%) and 26 Garden Homes (28.9%). And 158 owners, about 69%, use a Florida mailing address (38 Carriage, 61 Coach, 59 Garden). Read together, Carriage and Coach are roughly half primary residences, while Garden Homes lean toward seasonal owners and investors, which fits Garden’s rules allowing rentals from closing.

What flood zone is Livingston Lakes in?

FEMA’s current flood map shows Zone AH, a shallow-ponding high-risk zone, at 36 of the 37 buildings and Zone AE at one (15169 Butler Lake Drive), on panels 12021C0194J and 12021C0213H. But a 2015 FEMA Letter of Map Revision based on Fill, case 15-04-2089A, removed portions of three described parcels to Zone X (shaded): “15090-15156 Palmer Lake Circle (Even)”, “Butler Lake Drive & Palmer Lake Circle” and “15184 & 15188 Butler Lake Drive”. FEMA revalidated it effective February 9, 2024. The map itself was not redrawn, so it still reads AH. That letter is why the association’s 2026 FAQ says all 37 buildings “are outside of a Flood Plain”. Lenders still decide flood insurance requirements unit by unit.

Will my lender require flood insurance at Livingston Lakes?

That is your lender’s call, unit by unit. FEMA’s 2015 letter states that “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement”, and it warns that “Portions of this property … may remain in the Special Flood Hazard Area.” The association’s posted insurance schedule shows no flood limit on any building, and we found no association flood policy; confirm with the association’s insurance records. Citizens’ rule phasing in required flood coverage does not require it on condominium unit-owner policies, per Citizens’ flood page. Give your lender the FEMA letter and the 2024 revalidation before the flood determination is ordered. Unincorporated Collier is a CRS Class 5 community, worth a 25% discount on eligible NFIP premiums.

What changes with the new FEMA flood maps for Livingston Lakes?

New preliminary maps, released in 2025 and targeted to take effect in summer 2027, would change zones at some buildings. At building centers, the preliminary maps show Zone AH at 27 buildings, Zone X shaded (0.2% annual chance) at 9 and Zone X minimal at 1. Two Carriage buildings (15205 and 15213 Butler Lake Drive), one Coach building (15137 Palmer Lake Circle) and seven Garden buildings would move out of AH, while two Garden buildings (15130 and 15102 Palmer Lake Circle) stay AH. Base flood elevation lines rise about a foot, to 11.5 and 12.0 feet NAVD88. The 90-day appeal period began August 19, 2026, per Collier County’s announcement. Whether the 2015 letter carries over will be decided when the maps take effect.

How is Livingston Lakes insured, and what does my HO-6 policy need to cover?

The association insures the buildings with Heritage Property & Casualty at replacement cost for about $61.5 million across the 37 residential buildings (independent appraisal effective November 14, 2025), at a property premium of about $153,000 for the November 2025 to November 2026 term, per the 2026 property policy. The March 2024 to March 2025 term cost $211,357. Under Florida’s condominium insurance statute, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, cabinets, countertops and window treatments are the owner’s to insure. Your HO-6 policy must include at least $2,000 of loss-assessment coverage with a deductible no higher than $250, under section 627.714.

What is the Livingston Lakes hurricane deductible, and could it affect me?

The association’s master property policy carries a 3% calendar-year hurricane deductible and a $5,000 deductible for all other perils, per the 2026 property policy. As an illustration only: 3% of the $61.5 million insured value of the residential buildings is about $1.85 million, which would be about $8,000 per unit if spread evenly across 230 units. The actual allocation depends on the insurance article of the declarations, which we did not extract, so ask the association how a hurricane deductible would be funded. This is exactly the exposure the $2,000 minimum loss-assessment coverage on an HO-6 policy is meant to address, and owners can buy more.

How did Livingston Lakes fare in Hurricane Ian and other storms?

After Hurricane Ian on September 28, 2022, an engineer’s letter to the association reported moisture at baseboards in 7 end units, attributed to overwhelmed gutters and downspouts, grading pitched toward the buildings and wind-driven pressure, with no surge recorded, per the February 2023 water intrusion inspection. The recommendations were regrading and cleaning gutters four times a year. Regionally, Ian’s surge flooding in Collier fell mainly south and west of US 41, per the National Weather Service Miami summary of Ian. During Irma in 2017 the community was under construction, and for Helene and Milton in 2024 we found no community-specific impacts. Neither FAQ reported a special assessment.

Are the Livingston Lakes buildings concrete block with impact windows?

Yes. The 2025 insurance appraisal describes ISO Class 2 joisted masonry with 100% masonry walls finished in stucco, concrete slab-on-grade foundations, wood-truss hip and gable roofs with 100% concrete tile, and 100% fire sprinklers in the residential buildings. Every October 2025 wind-mitigation form we reviewed, posted on the association’s insurance page, shows a hip roof, roof-deck nailing at 8d and 6 inches, and Level A (large-missile) impact protection on all glazed openings, with PGT WinGuard windows and sliders. Hurricane shutters are not permitted on impact-glass windows and are allowed only on lanais to board specifications. Ask for your building’s own form, because some details vary.

What evacuation zone is Livingston Lakes in?

Every Livingston Lakes building sits in hurricane evacuation Zone D on both the county’s and the state’s evacuation-zone layers. National Hurricane Center worst-case storm-surge mapping shows no surge at the community in a Category 1, 2 or 3 hurricane, more than 6 feet above ground in a Category 4, and more than 9 feet in a Category 5; that sampling is method-dependent, so treat it as a planning guide. Ground at the 37 buildings sits 13.6 to 14.7 feet above sea level (NAVD88, USGS elevation data), and the community is about 5 miles due east of the Gulf. Follow county evacuation orders for Zone D when they are issued.

What amenities does Livingston Lakes have?

The recorded Declarations of Condominium define the Amenities Center as “a pool, pool deck, and clubhouse containing a club room, fitness studio, restrooms and a covered veranda”. The clubhouse is about 4,382 square feet, 3,343 of it air-conditioned, with a catering kitchen, gathering space, courtyard, fitness center, resort-style pool with sundeck and a BBQ area. The Club Room has a bar, TV, fireplace and kitchen equipment and can be rented by owners ($250 deposit, $150 cleaning fee). Under the June 2026 rules summary, the pool is open dawn to dusk, the clubhouse 8 a.m. to 8 p.m., and the fitness center 5:30 a.m. to 10 p.m. There is no golf, tennis, pickleball or marina.

Is there a pool at Livingston Lakes, and is there a lifeguard?

There is one resort-style pool, and there is no lifeguard. The pool holds 60,558 gallons under a Florida Department of Health public pool permit, and its July 2026 inspection result was Satisfactory, per the health department report. The rules prohibit diving and night swimming, note a deep area, and require children 15 and under to be accompanied. There is no glass at the pool, no alcohol in the pool or on the deck, no smoking or vaping anywhere in the Amenities Center, and no pets within 25 feet of the pool. Entry is by assigned key fob or the MyQ Community App. The insurance appraisal lists shade canopies on the deck.

Does Livingston Lakes have golf, tennis or pickleball?

No. The association homepage, all three declarations and the 2026 Amenities Center rules name no golf course, tennis or pickleball court, marina, dock or beach club, and no declaration requires membership in any outside club. Golf carts and low-speed vehicles are not permitted in the community. The nearest public courts are about 7 minutes away off-peak at Veterans Community Park, with 14 pickleball courts (6 lit), 2 lit tennis courts and 4 lit racquetball courts. Pelican Bay Community Park, about 12 minutes away, adds 20 pickleball courts and Har-Tru clay tennis. For the full picture, see our guide to tennis and pickleball in Collier County.

Where is the nearest golf to Livingston Lakes?

The closest is Tiburón Golf Club, about 8 minutes away off-peak: 36 holes (Gold and Black) designed by Greg Norman at The Ritz-Carlton Naples, Tiburón, Troon-managed, with daily tee times and an associate club membership open to non-residents, per Troon’s Tiburón page. ArrowHead Golf Club, about 9 minutes away, is public, with September rates with cart of $79 in the morning, $59 midday and $55 late afternoon, plus tax. Quail Village Golf Club, also about 9 minutes, is open to “residents and select non-residents”. Valencia Golf and Country Club, about 23 minutes, offers public daily tee times. For golf-community living instead, see our Naples golf communities guide.

How close is Livingston Lakes to the beach?

The nearest beach is Delnor-Wiggins Pass State Park, about 10 minutes and 4.9 miles away off-peak, at $6 per vehicle, open 8 a.m. to sunset. Vanderbilt Beach Park is about 12 minutes and 6.2 miles, with a parking garage; the county notes parking “can be best secured prior to 10 a.m. January through March”. County beach parking is free with the resident beach permit, which part-time owners can get with a current Collier tax bill or a warranty deed within 3 months of closing, per the county’s beach parking page. Without it, parking is $10 a day. Allow more time January to April.

Can I keep a boat, trailer or golf cart at Livingston Lakes?

Not in the open. The association’s parking and towing policy, adopted November 15, 2023, prohibits boats, jet skis, trailers of any kind, campers and motorhomes in the parking lots or driveways, along with commercial or wrapped vehicles, street parking and vehicle repairs; towing is enforced. Carriage and Coach owners may keep those items in their garage with the door closed. Garden owners have no garage, so they have no on-site option. Golf carts and low-speed vehicles are not permitted. The nearest public ramp is Cocohatchee River Park, about 13 minutes away, with four launch lanes and Gulf access through Wiggins Pass; Collier resident annual ramp permits are $100 plus tax for motorized boats.

Can I fish or kayak in the Livingston Lakes lakes?

No. The association’s 2023 Amenities Center rules state: “THE LAKES ARE NOT INTENDED OR PERMITTED FOR ANY SWIMMING, BATHING, BOATING, RAFTING, FISHING OR RECREATIONAL USE”. The four lake tracts, 0.85, 1.12, 5.16 and 4.76 acres for 11.89 acres in total, are part of the master drainage system under a South Florida Water Management District permit, and the association maintains five fountains and two aerators on them. For paddling, the Delnor-Wiggins Pass State Park canoe and kayak launch is about 10 minutes away, and Cocohatchee River Park is about 13 minutes.

What is the Livingston Lakes pet policy?

Owners may keep up to two pets (dogs, cats or birds), plus a reasonable number of fish. The recorded declarations bar Pit Bulls, Bull Terriers, Chows, Rottweilers and similar breeds, reptiles, pot-bellied pigs, livestock and wildlife, and the association’s current sales application adds Mastiffs and mixed breeds of those types. Pets must be leashed and under hand restraint outside the unit and registered with the association. Pets are not allowed inside the Amenities Center or within 25 feet of the pool. Emotional support and service animals are not pets under the association’s 2026 FAQ, though facilitating animals may not enter the pool or deck.

Can I rent out my Livingston Lakes condo?

It depends on which condominium you buy. All three require a lease of at least 30 days, no more than three leases per calendar year, the entire unit only, and a written lease. Carriage and Coach Homes add a 12-month ownership wait before the first lease, a 12-month maximum term, a 25% cap on leased units (grandfathered owner-landlords exempt), one unit per owner, board approval with a background check for each lease, and no daily or weekly short-term rental advertising, under the 2020 recorded amendments. Garden Homes have no 12-month wait, no 12-month maximum term, no 25% cap and no one-unit limit, and may be rented from deed conveyance. The association processes lease applications for every condominium, with a $150 fee on the Carriage and Coach form, so confirm the current Garden procedure with the manager.

Is Livingston Lakes a 55+ community?

No. No age restriction appears in the recorded declarations or in the association’s 2026 FAQ, so Livingston Lakes is an all-ages community. The occupancy limit that does apply is two persons per bedroom, and homes are for residential use only, with an ancillary home office allowed, under the declarations. The pool rules require children 15 and under to be accompanied, and the fitness center is open to residents 16 and older with signed consent. Families should know that every address is zoned for A-rated Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High.

Does the Livingston Lakes association approve buyers, and how long does it take?

Yes. The association’s 2026 sales application asks for the purchase application at least 30 days before closing, requires background screening for each applicant 18 and older, and prohibits occupancy before approval. Carriage and Coach purchase applications carry a $150 non-refundable fee, with screening paid separately. Carriage and Coach buyers should also know the one-unit-per-owner rule in the 2020 amendments, which the board can relax only for hardship. Build the 30 days into your contract timeline, and submit the application within days of an accepted offer so approval does not push your closing date.

What parking do Livingston Lakes homes get, and how do guests park?

Carriage owners park in an attached two-car garage and paver driveway, and Coach owners in an attached one-car garage and driveway. Garden owners have one assigned open space plus one unassigned, two vehicles maximum, in a permit-parked lot. Parking decals cost $5. Each unit gets one guest hang-tag ($20); guests staying over 30 days need a decal, and overnight guests register online, per the parking and towing policy. Street parking is not allowed, and parking at the Amenities Center is in designated spots only, with no overnight parking. Moving is allowed Monday to Saturday, 8 a.m. to 5 p.m., and a PODS unit may stay up to 7 days with approval.

Which schools serve Livingston Lakes?

Every Livingston Lakes address is zoned for Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High, identical for 2025-26 and 2026-27, with no pending rezone, per Collier County Public Schools’ attendance boundaries. All three earned a state A for 2025-26. Pelican Marsh Elementary (677 students) is about 5 minutes away off-peak; North Naples Middle (856 students) about 4; and Aubrey Rogers High, opened in August 2023 as the county’s first new high school in 19 years, with 1,626 students and five career academies, about 8. The district earned its ninth consecutive A. Mason Classical Academy’s 7-12 charter campus is about 5 minutes away.

How close is Livingston Lakes to a hospital?

NCH North Naples Hospital, at 11190 Health Park Boulevard, is about 6 minutes and 2.8 miles away off-peak. It is licensed for 311 beds, with a 24/7 emergency department, Collier’s only 24-hour pediatric emergency department, an OB emergency department, a Primary Stroke Center and Level 2 adult cardiovascular services. Hospital for Special Surgery operates HSS at NCH on the same campus. Physicians Regional’s Pine Ridge hospital (177 beds, Comprehensive Stroke Center) is about 10 minutes away, NCH’s freestanding Northeast emergency department about 8, and Lee Health Coconut Point in Estero about 20.

What is near Livingston Lakes for shopping and dining?

Seed to Table, a 75,000 sq ft market with an upstairs bar and live music at the northwest corner of Immokalee and Livingston roads, is about 3 minutes away off-peak. The nearest Publix, at Pelican Strand, is about 4 minutes, and the nearest Target, on Tarpon Bay Boulevard, about 5. Mercato and its Whole Foods are about 10 minutes, Costco about 12, Waterside Shops about 14, and Fifth Avenue South in downtown Naples about 21. Artis Naples, home of the Naples Philharmonic and The Baker Museum, is about 15 minutes away. All are off-peak estimates; allow more time in season.

What do Livingston Lakes condos sell for?

Over the 12 months to September 23, 2026, eight Livingston Lakes homes sold for a median $382,500 (n=8, middle pair $380,000 and $385,000; 3 Carriage, 5 Garden, 0 Coach, a small sample), at a median $304.05 per square foot and 114 days on market, per the Southwest Florida MLS Matrix, pulled September 23, 2026. By condominium: Carriage n=3, median $625,000, all ground floor; Garden n=5, median $335,000; no Coach sale, the last at $541,500 on April 29, 2025. Over 48 months, medians were $700,000 (Carriage, n=13), $554,500 (Coach, n=10) and $402,500 (Garden, n=16). Seven homes are listed today, from $364,000 to $750,000.

How have Livingston Lakes resale values changed since WCI’s first sales?

WCI opened sales in 2015 with prices “from $200s”, per its archived launch page. On county deed records, the median first sale from WCI was $398,600 for Carriage (56 sales), $334,600 for Coach (83) and $244,200 for Garden (89) (Collier County tax roll, 2026 preliminary). Over the 48 months to September 2026, resale medians were $700,000 (n=13), $554,500 (n=10) and $402,500 (n=16) (Southwest Florida MLS Matrix, pulled September 23, 2026). Plan mix and floor differ between those sets, so treat the gap as direction rather than a precise return. Recent years matter too: the Garden median fell from two 2022 sales ($460,000 and $425,000) to $326,000 on three 2026 sales, a small sample.

What do Livingston Lakes condos rent for?

Over the 12 months to September 23, 2026, eight leases closed in the Southwest Florida MLS Matrix. Garden Homes rented for a median $2,150 a month (n=6, range $1,900 to $2,500), and the other two leases, both in larger garage units, rented at $3,000 a month each. Active rental asks in September 2026 ran from $2,600 and $2,800 a month for Garden annual leases up to $3,500 a month for annual leases on larger units, and from $4,500 off-season to $7,900 a month in season for the largest homes. Rental listings are agent-entered, so we publish condominium-level rents only for Garden Homes, where the sample is clean. Remember the leasing rules: 30-day minimum everywhere, and a 12-month ownership wait and 25% cap at Carriage and Coach.

Is a Livingston Lakes condo a good investment?

We give you the facts and leave the verdict to you and your advisor. For an investor, Garden Homes are the only product that can be rented from closing, with a 30-day minimum and three leases a year, and they rented for a median $2,150 a month (n=6). They are also where prices have fallen most, from two 2022 sales of $460,000 and $425,000 to a $326,000 median on three 2026 sales (small sample), and where supply is tightest at about 2.4 months. Carriage and Coach buyers cannot lease for 12 months and face a 25% cap, which makes them owner-occupant and second-home products. Community-wide supply is about 10.5 months, a buyer’s market (Southwest Florida MLS Matrix, pulled September 23, 2026).

What road construction is coming near Livingston Lakes?

Two projects will reshape the corner of Immokalee and Livingston roads. First, FDOT plans a diverging diamond interchange at I-75 and Immokalee Road, with construction expected to start in early 2027, per FDOT’s project page. Second, the county awarded a $7,594,351.10 design contract on July 28, 2026 for a four-lane flyover carrying Livingston Road over Immokalee Road, about a quarter mile north of the Livingston Lakes entrance. The county’s 2025 AUIR programs about $80.5 million through FY2030, with construction money in FY2028, and staff put the full project at about $111 million. Today Immokalee Road between Livingston and I-75 runs at level of service D in the peak hour.

What will be built on the vacant land next to Livingston Lakes?

The zoning is set; what gets built is not. The vacant 7.58-acre Kase parcel to the north, now known as Gardena de Flores, is zoned under Ordinance 2020-09 for up to 76 homes (single-family, townhouse or multifamily) or 212 senior group-housing units, with multifamily “Not to exceed 3 stories” and 47 feet, a 15-foot setback plus a 15-foot Type B buffer and a fence or wall along the Livingston Lakes line, one full access onto Livingston Road, and a cap of 78 two-way PM peak trips. No approved site plan was found. Beyond it, the Germain Immokalee CPUD allows up to 80,000 square feet of commercial use, including a luxury auto dealership.

Is there a pending lawsuit at Livingston Lakes?

The association’s 2026 FAQ discloses one pending lawsuit, filed in April 2025 in Collier County and handled under the association’s general-liability insurance. The same FAQ reports no current special assessment. We do not publish the parties or details, and the right step for a buyer is to read the current FAQ, ask the association for the status during the approval period, and review the estoppel certificate before closing. The association carries general liability of $1 million per occurrence and $2 million aggregate, plus a $25 million umbrella, per its posted insurance schedule.

What internet and utilities serve Livingston Lakes?

Water and sewer are central, with a 16-inch water main and a 20-inch force main in the Livingston Road right-of-way; the lift station, irrigation well and fountains are association assets. The association posts customer-service contacts for Quantum Fiber, the internet provider it points residents to, but no document says internet is included in the assessment, so budget for it separately. Mail is delivered to association mail kiosks, and trash goes to enclosures on common property; the Garden dumpsters are for Garden units only. Each unit’s heat pump HVAC equipment is a limited common element that the owner maintains.

How far is Livingston Lakes from the airport?

Southwest Florida International Airport (RSW) is about 26 minutes and 20.7 miles away off-peak, and Naples Airport (APF) is about 17 minutes and 11.2 miles. Downtown Fort Myers is about 39 minutes, and downtown Tampa and downtown Miami are each more than two hours away. The key road link is I-75 Exit 111 at Immokalee Road, about 2 minutes from the entrance. These are free-flow model estimates, so allow more time January to April and during construction at the Immokalee Road interchange.

Buying in Livingston Lakes? If you are also selling a home first, start with a free home valuation or call Jesse direct at (239) 898-6072. Then call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Frequently Asked Questions, Seller Edition

Livingston Lakes sellers are working in a buyer’s market: seven listings, eight sales in 12 months, about 10.5 months of supply and a 96.57% median sold-to-list ratio. The answers below draw on the Southwest Florida MLS Matrix, the association’s recorded documents and Florida statute, because Carriage, Coach and Garden Homes sell on different rules.

Data updated: September 2026

Who is the best listing agent for Livingston Lakes?

The best Livingston Lakes listing agent is the one who can answer three questions before your home goes live. Which condominium’s sales set your price, and on which floor? How will the buyer clear the association’s 30-day application window without moving your closing date? And how will the FEMA letter reach the buyer’s lender before the flood determination is ordered? McGreevy and Comisar have read the three declarations, the 2020 leasing amendments, the association’s 2026 FAQ, the 2025 insurance appraisal and FEMA’s flood letters for the community, and we price from the Southwest Florida MLS Matrix condominium by condominium. We are Top 1% Real Estate Agents Nationally Since 2008. Start with a free Livingston Lakes home valuation. Call Jesse direct at (239) 898-6072 to talk through your unit.

What is my Livingston Lakes home worth?

It depends first on which condominium you own, then on floor and plan. Over the 48 months to September 2026, the Southwest Florida MLS Matrix shows medians of $700,000 for Carriage (n=13), $554,500 for Coach (n=10) and $402,500 for Garden (n=16). The past 12 months are thinner: Carriage n=3 at a $625,000 median (all ground floor), Garden n=5 at $335,000, and no Coach sale since $541,500 on April 29, 2025. For context, the Collier County tax roll, 2026 preliminary, puts median just values at $530,970, $411,876 and $312,500, but just value is an assessment, not a sale price. For a number on your specific unit, request a Livingston Lakes home valuation and Jesse will send the comps behind it.

What have Livingston Lakes homes sold for recently, by condominium?

In the 12 months to September 23, 2026, the Southwest Florida MLS Matrix records eight closings totaling $3,610,900. Carriage: $605,000 (December 2025), $625,000 (August 2026) and $635,000 (September 2026), all ground-floor 1,833 sq ft Carnoustie plans, for a median of $625,000 (n=3, small sample). Garden: $380,000 and $385,000 (October 2025), $335,000 (June 2026), $319,900 (July 2026) and $326,000 (August 2026), a median of $335,000 (n=5, small sample). Coach: none; the last Coach sale was $541,500 on April 29, 2025. The community-wide median, $382,500, mixes products and is best read condominium by condominium.

How should I price a Carriage Home at Livingston Lakes?

Start with the floor. Nine upstairs St. Andrews resales (2,152 sq ft) from July 2023 to June 2025 sold between $665,000 and $730,000, and four ground-floor Carnoustie resales (1,833 sq ft) since August 2024 sold between $605,000 and $640,000, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Then look at today’s competition: two upstairs Carriage Homes are listed at $750,000 and $659,000, one of them on the market 124 days. Carriage supply is about 8.0 months on three sales and two listings. The 48-month Carriage median was $700,000 (n=13) at a 97.24% sold-to-list ratio, the strongest of the three condominiums, so a well-priced Carriage Home can still sell close to its asking price.

How should I price a Coach Home when none has sold in the past year?

With no Coach closing in the 12 months to September 23, 2026, the pricing record is the 48-month set: 10 sales at a median $554,500 and a 95.88% sold-to-list ratio. Upstairs Coach resales (Residences 201 to 203) sold between $541,500 and $585,000 from March 2023 to April 2025, and ground-floor resales between $535,000 and $560,000 from January to August 2024. The competition is the harder number: four Coach Homes are listed now, three upstairs at $550,000 to $624,500 and one ground-floor at $519,900 after 229 days. With four listings and no sale, Coach supply cannot be measured, which in practice means the first Coach Home priced to the 2024 and 2025 sales record is the one that sells.

How should I price a Garden Home at Livingston Lakes?

Price to 2026, not to 2022. Garden sales ran $460,000 and $425,000 in 2022, a $412,000 median in 2023 (n=7), one sale at $395,000 in 2024, a $385,000 median in 2025 (n=3), and $326,000 on three 2026 sales, per the Southwest Florida MLS Matrix, pulled September 23, 2026. All of those are small samples, but the direction is consistent. The three most recent sales were $335,000, $319,900 and $326,000. The good news is supply: one Garden Home is listed, at $364,000, against five sales in a year, about 2.4 months. Garden sellers can also market to investors, because Garden Homes may be rented from closing and rented for a median $2,150 a month (n=6).

Are Livingston Lakes condo prices dropping?

It depends on the condominium. Garden prices have fallen: from two 2022 sales of $460,000 and $425,000 to a $326,000 median on three 2026 sales, roughly 26% lower on small samples. Carriage prices held near $700,000 from 2023 through 2025, when most Carriage sales were upstairs St. Andrews plans (2023 one sale at $700,000; 2024 median $702,500, n=5; 2025 median $705,000, n=5), and the 2026 Carriage sales are ground floor, so they are not a like-for-like comparison. Coach prices were flat to soft: $560,000 and $585,000 in 2023, a $554,500 median in 2024 (n=6), and $554,000 and $541,500 in 2025, with none since. That pattern matches the broader Southwest Florida condo correction. All figures are from the Southwest Florida MLS Matrix, pulled September 23, 2026.

What is the current market for sellers in Livingston Lakes?

A buyer’s market overall, with one exception. On September 23, 2026 there were 7 active listings and 0 pending against 8 closings in 12 months, about 10.5 months of supply, and the 7 listings are 3.0% of the 230 units. The median sale took 114 days, closed at 96.57% of list, and none of the eight sold at or above list (Southwest Florida MLS Matrix). The exception is Garden Homes, at about 2.4 months of supply with one listing. Carriage runs about 8.0 months, and Coach, with four listings and no sale, cannot be measured. Call Jesse direct at (239) 898-6072 for a read on where your unit sits inside those numbers.

How long does it take to sell a home in Livingston Lakes?

In the 12 months to September 23, 2026, the median Livingston Lakes sale took 114 days on market, with a range of 6 to 229 days (n=8, Southwest Florida MLS Matrix). By condominium, Carriage took a median 87 days (n=3) and Garden 141 (n=5). The 48-month picture was quicker: medians of 53 days for Carriage (n=13), 54.5 for Coach (n=10) and 44 for Garden (n=16). That slowdown matches the broader Southwest Florida condominium correction. Then add the closing timeline: the association asks for the purchase application at least 30 days before closing, so plan on a contract-to-close period that leaves room for approval.

Which Livingston Lakes homes sell fastest?

Over 48 months, Garden Homes sold fastest at a median 44 days on market (n=16), then Carriage at 53 (n=13) and Coach at 54.5 (n=10), per the Southwest Florida MLS Matrix, pulled September 23, 2026. Within Carriage, the nine upstairs St. Andrews resales from 2023 to 2025 took a median 52 days, and two of them sold in 4 and 6 days. In the past 12 months the order flipped, with Garden slower (141 days, n=5) than Carriage (87, n=3), while Garden prices were resetting lower. What sells fastest in any month is the home priced against the competing listing in its own condominium, not the community average.

What is the best time of year to list a Livingston Lakes home?

Our count of the 39 Livingston Lakes closings in the Southwest Florida MLS Matrix from September 2022 to September 2026 shows 16 closing from January through April, at a median 46 days on market, against 23 closing in the other eight months at a median 73 days. March and April alone had 13 closings. That is a small sample and measures closing month, not listing month, but it supports being on the market, photographed and document-ready by January. Work back from there: 30 days for the association application, time for the document packet, and a listing that is live before the in-season buyer pool arrives.

When should I reduce my asking price?

There is no fixed rule, but the Livingston Lakes numbers give useful markers. The median sale in the 12 months to September 23, 2026 took 114 days and closed at 96.57% of its list price, and none of the eight closed at or above list (Southwest Florida MLS Matrix). Over 48 months, medians were 44 to 54.5 days on market by condominium (n=16 Garden, 13 Carriage, 10 Coach). So a Livingston Lakes home that has passed the 48-month median without an offer, while a comparable listing in its own condominium is getting showings, is telling you something about price. One active Coach Home has been listed 229 days, which shows what an unadjusted price costs in time and carrying cost.

How much does it cost to sell a home in Livingston Lakes?

The Livingston Lakes-specific costs are modest. The estoppel certificate is capped by the Florida DBPR fee schedule at not more than $299, plus $119 if expedited and $179 if the account is delinquent. No resale transfer fee or capital contribution appears in the recorded declarations or the 2026 sales application, and the $150 application fee sits on the buyer’s application. The rest are ordinary Florida seller items: the brokerage fee in your listing agreement, the state documentary stamp tax on the deed, prorated assessments and property taxes, and any title or closing charges your contract assigns to the seller. Call Jesse direct at (239) 898-6072 for a net sheet on your unit.

How do you market a Livingston Lakes home?

We market to the buyer each condominium actually draws. A Garden Home goes to owner-occupants and to investors, because it can be rented from closing and rents for a median $2,150 a month (n=6, small sample). A Carriage or Coach Home goes to owner-occupants and second-home buyers, because investors must wait 12 months to lease and face a 25% cap. The toolkit is professional photography, cinematic video, drone and our qualified-buyer database, with discretion when a seller wants it. The file does the rest: the FEMA letter for the lender, the 2025 wind-mitigation form for the insurer, the 2025 repaint and 2023 reserve study for the buyer, and a note on the no-special-assessment answer in the association’s 2026 FAQ.

Can I sell my Livingston Lakes home off-market?

Yes, when that suits you. Some sellers prefer a quiet sale, for privacy, a tenant in place or timing reasons, and we offer off-market capability through our qualified-buyer database with confidential conversations welcome. The association process is the same either way: the buyer applies at least 30 days before closing, is background-screened, and may not occupy before approval. The trade-off is exposure. In a market with about 10.5 months of supply and seven public listings, a private sale reaches fewer buyers, so it works best when the price is already right. Call Jesse direct at (239) 898-6072 before you decide.

Does the Livingston Lakes association have to approve my buyer?

Yes. The association’s 2026 sales application requires a purchase application at least 30 days before closing, background screening for every applicant 18 and older, and no occupancy before approval. Carriage and Coach applications carry a $150 non-refundable fee, with screening paid separately. For Carriage and Coach buyers, the 2020 recorded amendments also limit ownership to one unit per owner, with a hardship exception by board majority, so a buyer who already owns a Carriage or Coach unit needs to know that before signing. Garden buyers are not subject to the one-unit limit in the recorded Garden declaration.

Can the association approval delay my Livingston Lakes closing?

It can, if the application goes in late. The 2026 sales application asks for it at least 30 days before closing, and occupancy before approval is prohibited, so a contract written with a 21-day close and an application submitted in week three is a closing that slips. We write the approval window into the contract timeline, get the buyer’s complete application to Cardinal Management Group, the association’s manager since early 2025, within days of acceptance, and follow up until approval is in hand. Screening covers every applicant 18 and older, so make sure the buyer lists every adult who will live in the unit.

What is an estoppel certificate, and what does it cost at Livingston Lakes?

An estoppel certificate is the association’s written statement of what is owed on your unit, including assessments and any other charges, as of a date. Buyers, lenders and title agents rely on it at closing. The fee is capped by the DBPR estoppel certificate fee schedule: not more than $299, plus $119 for expedited delivery, plus $179 if the account is delinquent. The recorded declarations also allow the association to charge a reasonable sum for preparing it. The association’s actual charge was not found in its posted documents, so confirm it when you order. The estoppel is also where the current 2026 assessment is confirmed.

How long does an estoppel certificate take?

The DBPR fee schedule sets a $119 surcharge for expedited delivery within 3 business days, on top of the $299 cap, so a fast turnaround is available at a known price. For standard timing, order the estoppel as soon as a contract is signed rather than in the final week, because the title agent needs it to build the settlement statement and the buyer’s lender needs it to close. Ordering early also surfaces anything that needs clearing, such as a late fee at 5% of the quarterly assessment or interest at 18% a year under the association’s 2026 FAQ, while there is still time to deal with it.

What does Florida’s condominium statute require me to give my buyer?

Section 718.503 of Florida’s condominium statute governs a unit owner’s resale disclosures and the buyer’s rights on receiving them, and your contract’s condominium rider implements it. We do not restate the statute’s item list here, because the statute and the rider are the authorities and a paraphrase is where mistakes start. Practically, a Livingston Lakes buyer will ask for the declaration for your condominium and its 2020 amendment, the bylaws and their 2021 amendment, the rules and regulations, the association’s 2026 FAQ and a current estoppel certificate. The association posts its governing documents on its document page, which makes delivery simple.

Do I have to disclose the Hurricane Ian water intrusion?

Florida’s resale disclosure rules were outside our research, so ask your attorney what your contract requires; the record itself is public. After Hurricane Ian in September 2022, an engineer’s letter to the association reported moisture at baseboards in 7 end units, attributed to overwhelmed gutters and downspouts, grading pitched toward the buildings and wind-driven pressure, with no surge recorded, per the February 2023 water intrusion inspection. The letter recommended regrading and gutter cleaning four times a year. Buyers can read that report on the association’s website, so the better approach is to address it first: what happened, what the engineer found, and what was done. Neither the 2025 nor the 2026 FAQ reports a special assessment.

Does my Livingston Lakes building need a milestone inspection or a SIRS before I sell?

Florida’s milestone-inspection and SIRS mandates apply to condominium buildings of three or more habitable stories, under section 553.899 and section 718.112. The association’s recorded declarations, its 2025 insurance appraisal and the October 2025 wind-mitigation forms describe every Livingston Lakes building as two stories, so on that evidence the mandates do not reach your building (we did not read the certificates of occupancy or check DBPR’s SIRS reporting database, so this is a reading of the documents, not a legal opinion). That is a genuine selling point when buyers are wary of older, taller Florida condos. The association does keep a conventional reserve study, updated March 9, 2023, which a buyer may ask to see.

What is the difference between a SIRS and a milestone inspection?

A milestone inspection is a structural inspection of a condominium building of three or more habitable stories, first due by December 31 of the year the building turns 30 and every 10 years after, under section 553.899. A structural integrity reserve study (SIRS) is a reserve study, at least every 10 years, for the same class of buildings, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000, under section 718.112. One inspects; the other funds. Livingston Lakes’ buildings are documented as two stories, built 2015 to 2017, so neither mandate reaches them on that evidence.

What changed in Florida condo law with HB 913?

HB 913 (2025) clarified the “three habitable stories” threshold, exempted four-family dwellings from SIRS, raised the SIRS catch-all item threshold to $25,000, opened alternative funding options to all multicondominium associations, required condo insurance to be based on an independent appraisal at least every 3 years, and allows reserves to be paused after a declared emergency makes a building uninhabitable, per the House staff analysis. Livingston Lakes is one association running three condominiums, so the multicondominium provisions apply to its structure. Its latest independent insurance appraisal is dated November 14, 2025, and a director posts an HB 913 continuing-education certificate.

Who pays a special assessment if one is levied during my sale?

There is none to pay today. The association’s 2026 FAQ answers “No” to whether the condominiums are currently subject to a special assessment, and the 2025 FAQ said the same. If the board were to levy one while your home is under contract, who pays is decided by your purchase contract, so read that clause with your agent before you sign. The estoppel certificate will show any assessment owed on the unit as of its date. The bylaws also give owners a check on budgets: if proposed assessments exceed 115% of the prior year, 10% of voting interests can force a special meeting on a substitute budget.

What happens to my quarterly assessment at closing?

Livingston Lakes assessments are due quarterly on January 1, April 1, July 1 and October 1, so at most closings you have paid into the current quarter and the settlement statement prorates it between you and the buyer. The 2026 FAQ publishes 2025 figures of $1,590 (Carriage), $1,459 (Coach) and $1,416 (Garden) a quarter, while 2026 MLS listings show $1,693, $1,504 and $1,460; the estoppel certificate confirms the current figure. A payment is late on the 11th, with a 5% late fee and 18% annual interest, and a delinquency adds $179 to the estoppel fee, so clear any balance before you list.

Can my buyer rent the Livingston Lakes unit right away?

Only if it is a Garden Home. Garden Homes may be rented from deed conveyance, subject to the community-wide 30-day minimum and three leases a year. Carriage and Coach buyers must own the unit 12 months before leasing, and then face a 12-month maximum term, a 25% cap on leased units and board approval with a background check for each lease, under the 2020 recorded Carriage amendments and the matching Coach amendments. That shapes who buys: Garden listings reach investors, and Carriage and Coach listings reach owner-occupants and second-home buyers.

Can I sell a Livingston Lakes condo that has a tenant in it?

Yes, with planning. Every Livingston Lakes lease must be written and at least 30 days long, and the association processes a lease application for every condominium (confirm the current Garden procedure with the manager); Carriage and Coach leases also need board approval and run no longer than 12 months. Your buyer takes the unit subject to the existing lease unless the contract says otherwise, and a Carriage or Coach buyer who wants to keep renting it will hit the 12-month ownership wait before a new lease. Garden buyers can continue leasing from closing. Share the lease, its end date and the tenant’s cooperation plan for showings up front. Occupancy by the buyer before association approval is prohibited, so the tenant’s move-out date and the approval date need to line up.

Can I sell my Livingston Lakes condo furnished?

Yes. Nothing in the recorded declarations or the association’s sales application restricts selling a unit with its furnishings; what the association approves is the buyer, not the contents. Furniture is handled in your purchase contract, usually by a list attached to it. Furnished sales make most sense where a buyer plans to use the unit seasonally or, for a Garden Home, rent it from closing. Keep the list specific, remove anything you plan to keep before showings, and price the furniture separately in your own mind so it does not muddy the comparison with unfurnished sales.

Will I owe capital gains tax when I sell my Livingston Lakes condo?

That depends on your own facts, including what you paid, what you improved, how long you owned and whether the unit was your primary residence, so consult a tax advisor before you list. For context only: the median first sale from WCI was $398,600 for Carriage, $334,600 for Coach and $244,200 for Garden (Collier County tax roll, 2026 preliminary), and 48-month resale medians were $700,000 (n=13), $554,500 (n=10) and $402,500 (n=16) (Southwest Florida MLS Matrix, pulled September 23, 2026). Plan mix and floor differ between those sets. Owners who bought from 2021 to 2022 are in a different position, especially in Garden Homes, where 2026 prices are lower. Your advisor can model the outcome precisely.

Who buys Livingston Lakes condos?

The owner roll gives a good picture. On the Collier County tax roll, 2026 preliminary, 99 of 230 units, 43.0%, carry a homestead exemption: 53.6% of Carriage, 51.2% of Coach and 28.9% of Garden. And 158 owners, about 69%, use a Florida mailing address. So Carriage and Coach units are roughly half homesteaded primary residences, while Garden Homes draw more seasonal owners and investors, consistent with Garden’s rule allowing rentals from closing. The quarterly assessment, the zoned A-rated schools, the county park next door and I-75 about 2 minutes away are the points each of those buyers asks about first.

What will my buyer’s lender and insurer ask for?

Expect the estoppel certificate, the recorded declaration for your condominium and its amendments, the bylaws, the association’s insurance certificate, evidence of the quarterly assessment and its due dates, and flood documentation. At Livingston Lakes that last item is FEMA’s 2015 Letter of Map Revision based on Fill and its 2024 revalidation. Insurers writing the buyer’s HO-6 policy often ask for your building’s wind-mitigation form; the association posts the October 2025 forms on its insurance page, showing hip roofs and Level A impact protection on all glazed openings. The 2025 insurance appraisal, $61.5 million on the residential buildings, answers the master-policy questions.

How does the FEMA flood letter help my Livingston Lakes buyer get a loan?

A flood lookup on your address returns Zone AH (or AE at one building), a high-risk zone that normally triggers mandatory flood insurance. FEMA’s Letter of Map Revision based on Fill, case 15-04-2089A, removed the described building areas to Zone X (shaded) and states that “the Federal mandatory flood insurance requirement does not apply”, while the lender “has the option to continue the flood insurance requirement.” FEMA revalidated it in 2024. Handing the letter and revalidation to the buyer’s lender before the determination is ordered keeps the file moving. The lender still decides unit by unit.

Will the new flood maps hurt my Livingston Lakes sale?

Not yet, and possibly not at all. The preliminary maps, released in 2025 and targeted to take effect in summer 2027, are in their appeal period, which began August 19, 2026. At building centers they show Zone AH at 27 buildings, Zone X shaded at 9 and Zone X minimal at 1, so ten buildings would move out of AH, including six Garden buildings and the Garden building at 15098 Palmer Lake Circle, which goes to X minimal. Base flood elevation lines rise about a foot. Whether the 2015 FEMA letter carries over will be decided when the maps take effect. Until then, the current map and the letter govern your sale.

Does the 3% hurricane deductible worry Livingston Lakes buyers?

Well-advised buyers ask about it, so have the answer ready. The master property policy with Heritage carries a 3% calendar-year hurricane deductible and a $5,000 deductible for other perils. As an illustration only, 3% of the $61.5 million insured value of the residential buildings is about $1.85 million, roughly $8,000 per unit if spread evenly across 230 units; actual allocation depends on the declarations’ insurance article. Florida law requires every HO-6 policy to carry at least $2,000 of loss-assessment coverage, and buyers can choose more. On premiums: about $153,000 for the November 2025 term, against $211,357 for the March 2024 term.

Why are Livingston Lakes owners selling now?

We can only report what the records show, not individual motives. Assessments shown on 2026 MLS listings are about 3% to 6.5% above the association’s published 2025 figures. Community-wide supply is about 10.5 months, and Garden prices are roughly 26% below 2022 (three 2026 sales against two 2022 sales, small samples). On the other side, the association’s property premium fell from $211,357 for the March 2024 term to about $153,000 for the November 2025 term, and there is no special assessment. Whatever your own reason, request a Livingston Lakes home valuation before deciding.

Why are Florida condos not selling, and does that apply to Livingston Lakes?

Florida’s post-Surfside laws, beginning with SB 4-D in 2022 and amended by SB 154, HB 1021 and HB 913, created milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and those requirements weigh on older, taller buildings. Livingston Lakes’ buildings are documented as two stories and were built from 2015 to 2017, below the three-story threshold for those mandates, and the association’s 2026 FAQ reports no current special assessment. What does apply here is supply: about 10.5 months overall, with a 96.57% median sold-to-list ratio and 114 median days on market. So Livingston Lakes homes are selling, but more slowly than over the 48-month window, and Garden Homes are the exception on supply.

Will the Livingston Road flyover affect my home’s value?

No one can price that reliably yet, because nothing has been built. What is known: the county awarded a $7,594,351.10 design contract on July 28, 2026 for a four-lane flyover carrying Livingston Road over Immokalee Road, about a quarter mile north of the entrance; design takes about 30 months; construction money is programmed in FY2028; and county modeling showed about six minutes less wait at the intersection. FDOT’s I-75 interchange rebuild is expected to start in early 2027. For a seller today, the practical effect is a disclosure conversation with buyers about construction ahead, set against a shorter wait once it is finished.

Does the vacant land next door affect my Livingston Lakes sale?

Buyers of the northern buildings will ask, so know the record. The 7.58-acre Kase parcel to the north is zoned under Ordinance 2020-09 for up to 76 homes or 212 senior group-housing units, up to three stories and 47 feet, with a 15-foot setback, a 15-foot Type B buffer and a fence or wall along the Livingston Lakes line, and one full access onto Livingston Road. No approved site plan was found, and the parcel is vacant. Livingston Lakes owners objected in writing to the rezoning in 2020. Giving a buyer the ordinance’s actual limits usually replaces a vague worry with a specific, bounded answer.

Does having no CDD help me sell my Livingston Lakes home?

Yes, and it is worth stating plainly in your listing. Every one of the 230 unit tax bills on the Collier County tax roll, 2026 preliminary, shows $0.00 in non-ad valorem assessments, and no Livingston district appears on Florida’s official special-district list. The association’s 2026 FAQ adds that there is one single assessment, no other association to join and no rent or land-use fee. A buyer comparing total cost of ownership sees three lines at Livingston Lakes: the quarterly assessment, property tax (a median $2,912.39 to $4,766.03 by condominium) and insurance, with no district levy on top.

Which repairs are mine, and which are the association’s?

The association maintains the common elements, and the 2026 sales application states that “Landscaping and enhancements are maintained by the Association”. Every building was repainted from January 2025 with a 10-year-warranty coating, and the 2023 reserve study schedules roof replacement for 2041. Your side is the unit: each unit’s heat pump HVAC equipment and pad is a limited common element the owner maintains, and floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops are the owner’s to insure under Florida’s condominium insurance statute. Service the HVAC, fix what an inspector will find, and keep receipts; buyers of 2015 to 2017 homes ask about original equipment.

Can I enclose my lanai to add value before I sell?

No. Under the recorded declarations, each unit’s lanai or loggia is a limited common element, and owners may not enclose it with windows. Hurricane shutters are allowed on lanais only to board specifications, and are not permitted on the impact-glass windows. So the value lever is presentation rather than construction: a clean, staged lanai with its view shown well in photography. Carriage Carnoustie lanais run about 255 square feet and Garden lanais 88, per WCI’s plan sheets, so the lanai is a real part of the living space in listing photos.

Should I sell my Livingston Lakes home now or wait?

That depends on your plans, and here are both sides. Against waiting: supply is about 10.5 months, Garden prices have been falling, and flood maps and road construction are pending changes that buyers will ask about. For selling now: Garden supply is about 2.4 months, the buildings are below the milestone and SIRS threshold, there is no special assessment, and the association’s premium is about $153,000 for the November 2025 term, against $211,357 for the March 2024 term. If your next home is also in this market, you are buying in the same conditions, and the spread matters more than the price. Request a Livingston Lakes home valuation, call Jesse direct at (239) 898-6072, or, if your next move is a purchase, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every fact on this Livingston Lakes page traces to a named public record: the association’s recorded declarations, bylaws, rules and insurance filings; Collier County ordinances, hearing decisions and Clerk records; Florida corporate, condominium and statutory records; FEMA flood determinations; school, hospital and park authorities; SEC filings; and dated local news coverage. Each entry says what it supports.

Two standing rules govern this list. Collier County parcel facts are cited as “Collier County tax roll, 2026 preliminary”, and market data is cited as “Southwest Florida MLS Matrix, pulled September 23, 2026”, written as plain text and deliberately not linked. No realtor site, aggregator, listing portal or brokerage feed appears anywhere on this page as a source.

Association and Governing Documents

1. Livingston Lakes Condominium Association home page, the association’s official website. The builder (WCI), the clubhouse size and the amenity summary, published by the association itself.

2. Association home page index, the association website’s index page. The clubhouse features (catering kitchen, fitness center, resort-style pool and sundeck) and the links to the FAQ and calendar.

3. Governing documents index, the association’s documents page. The full list of declarations, bylaws, amendments, rules and policies the association posts.

4. Livingston Lakes FAQs 2026, the association’s 2026 FAQ. Units and votes, the 2025 quarterly assessments, leasing, pets, the association’s flood statement, the absence of a special assessment and the pending-lawsuit disclosure.

5. Declaration of Condominium for Carriage Homes at Livingston Lakes, the recorded Carriage Homes declaration. OR 5179/3320, with the bylaws, articles, rules and survey exhibits, two-story buildings, cost sharing and the recorded Amenities Center definition.

6. Declaration of Condominium for Coach Homes at Livingston Lakes, the recorded Coach Homes declaration. OR 5179/3544 and the Coach unit-type table.

7. Declaration of Condominium for Garden Homes at Livingston Lakes, the recorded Garden Homes declaration. OR 5235/2667, the Garden unit-type table, parking and stair provisions.

8. Certificate of Amendment, Carriage Homes declaration (2020), the recorded 2020 Carriage Homes amendment. The leasing, ownership-limit and parking changes approved by owners in 2019 and recorded April 7, 2020.

9. Certificate of Amendment, Coach Homes declaration (2020), the recorded 2020 Coach Homes amendment. The same leasing, ownership and parking set applied to Coach Homes.

10. Certificate of Amendment, Garden Homes declaration (2020), the recorded 2020 Garden Homes amendment. The Garden Homes parking amendment, the only change made to that declaration in 2020.

11. Bylaws of Livingston Lakes Condominium Association, Inc. (2015), the association’s 2015 bylaws. The multi-condominium structure, the voting Classes and the calendar fiscal year with quarterly installments.

12. Certificate of Amendment to Articles and Bylaws (2021), the recorded 2021 articles and bylaws amendment. OR 5882/1632: at least five directors, staggered two-year terms, a 30% member quorum and the 115% budget safeguard.

13. Carriage Homes Rules and Regulations, the recorded Carriage Homes rules. The Carriage rules adopted as Exhibit E to the declaration.

14. Coach Homes Rules and Regulations, the recorded Coach Homes rules. The Coach rules adopted with that declaration.

15. Garden Homes Rules and Regulations, the recorded Garden Homes rules. Grill, quiet-hour and moving-hour rules for the Garden buildings.

16. Amenities Center and association property rules (2023), the association’s 2023 Amenities Center rules. The ban on swimming, boating, fishing or any recreational use of the lakes, and the gate-pass rules.

17. Amenities Center Rules and Regulations (2026 full text), the association’s 2026 Amenities Center rules. The current full rule text, and the absence of any golf, court, marina or beach-club facility.

18. Amenities Center Rules and Regulations Summary, June 2026, the June 2026 amenity rules summary. Hours, entry and alcohol rules approved June 19, 2026.

19. Rules index, the association’s rules page. Where the current rule set is posted for owners.

20. Vehicle Parking and Towing Policy, the association’s parking and towing policy. Adopted November 15, 2023: boats, guest parking, and the rule that golf carts and low-speed vehicles are not permitted.

21. Records Request Policy, the association’s 2025 records request policy. Approved January 31, 2025: requests by certified mail to the registered agent, no more than one per 45 days.

22. Clubhouse Rules resolution (2025), the association’s 2025 clubhouse rules resolution. The board’s rule-making authority under section 18.10 of the declarations.

23. Forms index, the association’s forms page. Where owners, buyers and tenants find the current applications.

24. Sale and lease application index, the association’s sale and lease page. The current purchase and lease application set.

25. Sales (purchase) Application, 2026, the association’s 2026 sales application. The application fee, the 30-day approval rule, the rules summary and the assessment language on amenities and gate access.

26. Lease Application, Carriage and Coach, the association’s Carriage and Coach lease application. The lease application fee and approval steps for Carriage and Coach owners.

27. Lease Application, Garden Homes, the association’s Garden Homes lease application. Garden leasing, parking and grill rules for tenants.

28. Lease Renewal form, the association’s 2025 lease renewal form. How an existing lease is renewed with the association.

29. Purchase Application (2023), the association’s 2023 purchase application. The earlier application terms, for comparison with the 2026 form.

30. Clubhouse Rental Agreement, the association’s Club Room rental agreement. Club Room rental terms and its equipment list, from refrigerator and bar to TV and fireplace.

31. Owner and Tenant Authorization, the association’s owner-tenant authorization form. Leases of up to one year and the owner’s authorization for tenant access.

32. Internet provider customer-service sheet, the association’s Quantum Fiber service sheet. The community internet provider and how owners reach it.

33. Property management page, the association’s property management page. Cardinal Management Group, a RealManage company, as current manager, its main office line and the resident portal.

34. Management contract notice (2025), the association’s Cardinal Management start notice. Cardinal’s return as manager in early 2025.

35. On-site manager notice (2023), the association’s 2023 property manager notice. The mid-2023 move to an on-site licensed manager, part of the management history.

36. Electronic voting page, the association’s GetQuorum voting page. Owners vote electronically through GetQuorum.

37. Photo gallery, the association’s photo gallery. The association’s own images of the clubhouse, pool and grounds.

38. Reports index, the association’s reports page. Where the reserve study, engineering, roof, pool and lake reports are posted.

39. Update Capital Reserve Study, March 9, 2023, the association’s 2023 reserve study update. 44 funded components, the 2041 roof replacement schedule and the reserve contribution, prepared by W.J. Johnson & Associates (a conventional reserve study, not a SIRS).

40. Karins Engineering field report 1 (2025 repaint), the Karins February 2025 field report. Engineering oversight of the 2025 building repaint.

41. Karins Engineering Garden Homes final walkthrough, the Karins April 2025 Garden walkthrough. Close-out of the Garden repaint.

42. Karins Engineering Carriage Homes revisit, the Karins August 2025 Carriage final report. The second Carriage repaint inspection.

43. Karins Engineering Coach Homes stucco inspection, the Karins July 2025 Coach stucco inspection. Stucco condition on the Coach buildings.

44. 2025 RoofCheck report, Carriage Homes, the 2025 Carriage roof inspection report. Third-party roof inspections by building type in 2025.

45. Lake vendor service report, July 17, 2026, the July 2026 lake service report. Five fountains and two aerators in service, one fountain down for repair.

46. Florida Department of Health pool inspection, July 2026, the July 2026 state pool inspection report. The public pool permit, the 15090 Palmer Lake Circle amenity address and a satisfactory result.

47. Building maintenance page, the association’s building maintenance page. PGT window documents and paint colors.

48. Infrastructure 10-Year Maintenance Planning Schedule, the association’s 10-year maintenance plan. Yearly roof inspections, roof cleaning every two years, repainting every seven years and road sealcoating.

49. Paint color master, the association’s paint color and building map. Building type by street address across all 37 buildings.

50. Window and slider claim guide, the association’s PGT window claim steps. The PGT WinGuard impact window and slider series used in the buildings.

51. PGT glass policy, the association’s PGT glass policy. Who handles impact-glass repairs.

52. Insurance index, the association’s insurance page. Posted policies, the 2025 wind-mitigation forms and the association’s copy of the LOMR-F.

53. Valuation Report for Insurance Purposes, effective November 14, 2025, the 2025 Townsend insurance appraisal. Two-story joisted-masonry construction, concrete tile roofs, full fire sprinklers and the insured replacement values.

54. Evidence of Insurance and property schedule, March 31, 2025, the association’s 2025 evidence of insurance. Building addresses, the deductible structure, liability lines and the absence of a flood limit on the master policy.

55. Policy schedule, March 26, 2026, the association’s 2026 policy schedule. Current premiums by line of coverage.

56. Heritage property policy, 2025 to 2026, the association’s current Heritage property policy. The master property carrier, premium and 3% hurricane deductible.

57. Heritage property policy, March 2025 to March 2026, the association’s prior-term property policy. The earlier term’s premium, for the premium trend.

58. Heritage property policy, 2024 to 2025, the association’s 2024 property policy. The 2024 premium, for the same trend.

59. Association copy of FEMA LOMR-F 15-04-2089A, the association’s posted LOMR-F. The 2015 removal of the building areas to Zone X (shaded), as held in the association’s insurance file.

60. Sprinkler and alarm monitoring certificate, the association’s sprinkler monitoring certificate. Monitored fire sprinkler and alarm systems.

61. Wind-mitigation form, 15165 Butler Lake Drive (Carriage), the 2025 wind-mitigation form for 15165 Butler Lake Drive. Level A impact protection, hip roof and roof-deck nailing on a Carriage building.

62. Wind-mitigation form, 15205 Butler Lake Drive (Carriage), the 2025 wind-mitigation form for 15205 Butler Lake Drive. A second Carriage building’s wind-mitigation features.

63. Wind-mitigation form, 15098 Palmer Lake Circle (Garden), the 2025 wind-mitigation form for 15098 Palmer Lake Circle. Wind-mitigation features on a Garden building.

64. Wind-mitigation form, 15114 Palmer Lake Circle (Garden), the 2025 wind-mitigation form for 15114 Palmer Lake Circle. A second Garden building’s form.

65. Wind-mitigation form, 15140 Palmer Lake Circle (Coach), the 2025 wind-mitigation form for 15140 Palmer Lake Circle. Wind-mitigation features on a Coach building.

66. Wind-mitigation form, 15156 Palmer Lake Circle (Coach), the 2025 wind-mitigation form for 15156 Palmer Lake Circle. A second Coach building’s form.

Collier County Government and Clerk

67. Ordinance 99-18, Livingston Lakes PUD, Collier County Ordinance 99-18. The 1999 rezoning from agriculture to PUD: up to 327 multifamily units on 46.73 acres, private internal roads and a three-story height cap.

68. Hearing Examiner Final Decision 2014-27, Collier County Hearing Examiner Decision 2014-27. WCI’s 2014 change to building separation.

69. Hearing Examiner transcript, September 25, 2014, the Hearing Examiner’s September 2014 hearing transcript. The record behind Decision 2014-27.

70. Board of County Commissioners item, September 8, 2015, the BCC conservation easement vacation item (Resolution 2015-173). The perimeter-fence strips vacated from the preserve, which went from 11.63 to 10.45 acres.

71. Ordinance 2020-09, Kase MPUD, Collier County Ordinance 2020-09 and its master plan. The vacant 7.58-acre parcel to the north and what may be built there.

72. BCC agenda packet, February 25, 2020, the BCC Kase MPUD agenda packet. The staff report and the written objection filed by Livingston Lakes owners.

73. BCC agenda packet, October 13, 2020, the BCC Germain Immokalee CPUD packet. The commercial and auto-dealership entitlement north of the Kase parcel.

74. Collier Clerk records index, the Clerk’s full-text index of county records naming Livingston Lakes. No rezoning, PUD amendment or site plan on Livingston Lakes since the 2014 and 2015 actions.

75. Collier Clerk COR Access, the Clerk’s Official Records document search. Where the recorded declarations, amendments and easement agreement are retrieved by book and page.

76. Collier Clerk Official Records, the Clerk’s Official Records information page. How certified copies of recorded instruments are obtained.

77. Hearing Examiner legal notice, January 23, 2025, the Clerk’s notice for the Seed to Table hearing. The neighboring market’s gate petition and its location.

78. BCC legal notice, June 10, 2025, the Clerk’s notice for the Seed to Table appeal. The county’s appeal of Hearing Examiner Decision 2025-02.

79. BCC meeting, June 10, 2025, the county’s CivicClerk agenda for June 10, 2025. The flyover design ranking approval and the Seed to Table appeal on the same agenda.

80. Planned Unit Developments Master List, June 11, 2026, the county’s June 2026 PUD master list. The 46.73-acre PUD, Ordinance 99-18, and its “built out” status.

81. Planned Unit Developments Master List, February 26, 2026, the county’s February 2026 PUD master list. The earlier edition, confirming the same entry.

82. Land Development Code Appendix F, the Municode list of Collier PUD ordinances. The ordinance history listed against the PUD.

83. Land Development Code Appendix F, current edition, the current Municode PUD ordinance list. The same list in its current form.

84. Future Land Use Element, as amended by Ordinance 2024-46, the county’s Future Land Use Element. The density framework behind the 1999 approval.

85. Germain Immokalee Commercial Subdistrict inset map, the county’s Germain Immokalee subdistrict map. Where the dealership subdistrict sits relative to the community.

86. Affordable Housing Advisory Committee packet, March 17, 2026, the county’s March 2026 affordable housing committee packet. Monitoring of the nearby Aspire Naples rental community.

87. 2025 Annual Update and Inventory Report, the county’s 2025 AUIR and capital improvement element. Traffic levels of service near the entrance and the funded flyover, Veterans Memorial Boulevard and Immokalee Road projects.

88. AUIR index page, the county’s AUIR and CIE page. Where each year’s inventory report is published.

89. Impact fees page, the county’s impact fee page. The county page that carries the AUIR link.

90. Procurement record, RPS 24-8286, the county’s flyover design procurement page. The design solicitation for the Livingston Road flyover over Immokalee Road.

91. County news release, August 2026, the county’s preliminary flood map release. The 90-day appeal period on the preliminary FIRM that began August 19, 2026.

92. 2026 Flood Protection Newsletter, the county’s 2026 flood protection newsletter. Collier’s Community Rating System Class 5.

93. County 311 article, the county’s explanation of the 2024 coastal flood map adoption. The 2024 countywide map revision.

94. County 311 article, the county’s evacuation zone lookup guide. How residents confirm their evacuation zone.

95. County 311 article, the county’s beach parking permit and non-resident fee article. The daily non-resident beach parking rate.

96. County 311 article, the county’s pay-to-park daily pass article. A daily pass works at any county beach or marina location that day.

97. County site address points, the county’s site address point layer. Building locations used for the flood and evacuation queries.

98. County hurricane evacuation zones, the county’s hurricane evacuation zone layer. Zone D at every building.

99. North Collier Fire Control and Rescue District, the district’s fire station directory. The fire district serving the community.

100. County news release, May 2026, the county’s Sun-N-Fun Lagoon summer opening release. The water park’s 2026 season next door.

101. County news release, September 2026, the county’s Sun-N-Fun Lagoon maintenance admission release. Reduced admission while slides and the lazy river are closed for maintenance.

State of Florida

102. Florida Division of Corporations entity record, the Sunbiz record for Livingston Lakes Condominium Association, Inc.. An active Florida not-for-profit corporation filed July 1, 2015, with no name changes.

103. Articles of Incorporation (2015), the association’s 2015 articles of incorporation on Sunbiz. The association’s formation by WCI.

104. 2016 annual report, the association’s 2016 Sunbiz annual report. Developer control of the board in 2016.

105. 2016 amended annual report, the association’s 2016 amended Sunbiz annual report. The same year’s amended filing.

106. April 27, 2017 annual report, the association’s April 2017 Sunbiz annual report. Developer officers still listed in April 2017.

107. June 16, 2017 amended annual report, the association’s June 2017 amended Sunbiz annual report. The first filing listing owner-elected officers, which dates turnover to mid-2017.

108. 2018 annual report, the association’s 2018 Sunbiz annual report. Cardinal Management Group as registered agent in the first owner-run years.

109. 2019 annual report, the association’s 2019 Sunbiz annual report. Management history continued.

110. 2019 amended annual report, the association’s 2019 amended Sunbiz annual report. The same year’s amended filing.

111. Sunbiz name search, the Sunbiz search showing no separate Carriage Homes corporation. The three condominiums have no separate associations; one corporation runs all three.

112. DBPR condominium public records, the Division of Condominiums public records index. The state’s registry of condominium filings.

113. DBPR condominium extract, the Division of Condominiums statewide condominium data file. Three registered condominiums totaling 230 units, managed by the association.

114. DBPR developer summary extract, the Division of Condominiums developer data file. The developer filings behind the three condominiums.

115. DBPR annual fee history extract, the Division of Condominiums annual fee payment file. The association’s per-unit state fee payment history.

116. Estoppel Certificate Fees, the DBPR estoppel certificate fee schedule. The statutory caps on what an association may charge for an estoppel certificate at resale.

117. DBPR condominium portal, the state’s condominium information portal. State guidance for condominium owners and boards.

118. DBPR milestone inspection guidance, the state’s milestone inspection page. The three-story threshold, which the community’s buildings do not reach because the declarations and the 2025 insurance appraisal show every building at two stories.

119. DBPR SIRS reporting, the state’s structural integrity reserve study reporting page. The state SIRS database.

120. Florida Statutes section 718.111, Florida Statute 718.111 on records, websites and insurance. The online document-posting duty and the owner-insured items.

121. Florida Statutes section 718.112, Florida Statute 718.112 on budgets, reserves and SIRS. The SIRS threshold of three habitable stories and the ordinary reserve rules.

122. Florida Statutes section 553.899, Florida Statute 553.899 on milestone inspections. The milestone inspection threshold and timing.

123. Florida Statutes section 627.714, Florida Statute 627.714 on unit-owner loss assessment coverage. The HO-6 loss-assessment minimum.

124. HB 913 (2025) House staff analysis, the Florida House staff analysis of HB 913. The 2025 changes to condo inspections, SIRS, multicondominium funding and the three-year appraisal rule.

125. FloridaCommerce special district list, the state’s official list of special districts. No community development district serves Livingston Lakes.

126. Special district list PDF, the state’s special district website list. No “Livingston” district appears statewide.

127. Citizens Property Insurance flood rule, the Citizens flood insurance requirement schedule. How the state insurer’s flood requirement applies, and does not apply, to condominium unit-owner policies.

128. Florida Division of Emergency Management evacuation zones, the state’s evacuation zone layer. The state layer confirming Zone D.

Federal: FEMA, NOAA, NHC, USGS, NCES, Census

129. FEMA Letter of Map Revision based on Fill, case 15-04-2089A, FEMA LOMR-F 15-04-2089A. The February 3, 2015 removal of the building pads to Zone X (shaded), with the lender’s option to still require flood insurance.

130. FEMA LOMC-VALID, case 18-04-0009V, FEMA’s 2024 revalidation letter. Effective February 9, 2024, revalidating the LOMR-F under both current panels.

131. FEMA Map Service Center search, the FEMA Map Service Center product search. FIRM panels and map changes for Collier County unincorporated.

132. FEMA preliminary map viewer, FEMA’s preliminary flood map viewer. The preliminary maps issued in 2025, targeted to take effect in 2027.

133. FEMA National Flood Hazard Layer, the effective FEMA National Flood Hazard Layer. Zone AH at 36 buildings and Zone AE at one on the current map.

134. NFHL base flood elevation lines, the FEMA base flood elevation layer. The mapped base flood elevations over the community.

135. NFHL survey layer, the FEMA public land survey layer. Section 30, Township 48 South, Range 26 East.

136. FEMA preliminary National Flood Hazard Layer, the preliminary FEMA flood hazard layer. The zone changes at some buildings on the preliminary maps.

137. Preliminary base flood elevation lines, the preliminary FEMA base flood elevation layer. Preliminary elevations under the new maps.

138. NFIP Residential Condominium Building Association Policy form, FEMA’s RCBAP policy form. How a building flood policy for a condominium association works, and who buys it.

139. National Hurricane Center report, Hurricane Ian, the NHC tropical cyclone report on Hurricane Ian. Ian’s landfall and its Naples-area effects.

140. National Hurricane Center report, Hurricane Irma, the NHC tropical cyclone report on Hurricane Irma. Irma’s 2017 landfall near Marco Island while the community was under construction.

141. National Weather Service Miami, Hurricane Ian summary, the NWS Miami Hurricane Ian summary. Naples gusts and where surge flooding fell.

142. National Weather Service Miami, Hurricane Helene impacts, the NWS Miami Helene impact narrative. Coastal inundation on Collier beaches in 2024.

143. National Weather Service Miami, Hurricane Milton impacts, the NWS Miami Milton impact narrative. Milton’s 2024 effects in Collier County.

144. National Hurricane Center storm surge risk maps, the NHC National Storm Surge Risk Maps viewer. No mapped surge in Categories 1 to 3 at the buildings.

145. National Hurricane Center surge hazard tiles, Category 1, the NHC Category 1 storm surge hazard layer. The worst-case surge layers queried at each building.

146. USGS 3D Elevation Program point query, the USGS Elevation Point Query Service. Ground elevations of about 13.6 to 14.7 feet NAVD88 at the buildings.

147. U.S. Census Bureau geocoder, the Census Bureau address geocoder. Address matching for the amenity center and building locations.

148. NCES Private School Search, the NCES private school list within six miles of 34109. Private school enrollments from the federal survey.

149. NCES private school detail, the NCES record for Community School of Naples. Grades and enrollment for the nearest large private school.