Longshore Lake
Longshore Lake: 565 single-family homes in Longshore Lake Units and Quail Walk, North Naples 34119. Fees, sales and taxes by McGreevy and Comisar.
Longshore Lake: 565 single-family homes in Longshore Lake Units and Quail Walk, North Naples 34119. Fees, sales and taxes by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Longshore Lake, the community buyers search for as Longshore Lake Naples FL, reads clearly on the public record. Longshore Lake is a gated community of 565 single-family homes in North Naples, Florida 34119, where the 2026 county roll shows 474 homes in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4, built from 1988 to 2017 by the roll's residence years, around a lake the Longshore Lake Foundation's rules describe as 88 acres. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 33 qualified recorded sales in the 12 months to mid-October 2026, from $428,000 to $1,330,000, at an $850,000 median, 25 of them in Longshore Lake Units 1 to 5D at an $875,000 median.
McGreevy and Comisar are the team Longshore Lake sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This guide walks through both sections and all thirteen plats, the lake and its boating rules, the club's tennis, pickleball, fitness, pool and dining, the Foundation's published 2026 dues and closing fees, the leasing, pet, vehicle and roof rules, recorded sales by plat, taxes, the flood map, and the insurance and building-code questions a Longshore Lake buyer or seller faces.
Longshore Lake sits in North Naples in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples, its ZIP code is 34119, the Longshore Lake Foundation's clubhouse is at 11399 Phoenix Way, and the Foundation describes the community as 'Located 1.4 miles east of I-75 at Immokalee Road.' Every Longshore Lake home belongs to Longshore Lake Foundation, Inc.: the Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, a $4,500 capital contribution fee due from the buyer at closing and a $150 transfer fee paid with the sales application (checked 2026-11-09).
Longshore Lake sellers and buyers deal with 565 single-family homes in thirteen plats, one Foundation with published 2026 dues and closing fees, a roof rule that rules out asphalt shingle, and homes built from 1988 to 2017. The right agent prices each home by plat, lot and condition against county sales and starts the Foundation paperwork early. McGreevy and Comisar do exactly that.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; Longshore Lake Foundation Realtor Documents page, checked November 9, 2026).
If you're searching for the best realtor for Longshore Lake in Naples, whether you're ready to sell your home at Longshore Lake or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Longshore Lake market (Collier County recorded sales, county records through mid-October 2026): 33 qualified recorded sales in 12 months across all brokerages · median $850,000 · $428,000 to $1,330,000 · 25 Longshore Lake Units sales at an $875,000 median · newest qualified sale August 27, 2026
We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes through mid-October 2026, 153 qualified sales in the last 60 months; we read the 2026 county tax roll for all 565 Longshore Lake homes; we read the Longshore Lake Foundation's public pages (home, About, Amenities, Directions, Realtor Documents, Tennis, Pickleball, Social and Dining, Dining Membership) on November 9, 2026, with its 2026 budget, its 2024 governing documents, its Combined Rules and Regulations and its sales and lease applications; we read the Florida statutes for homeowners associations (s. 720.401, s. 720.30851, s. 720.3035, s. 720.3075); we checked FEMA's flood map at 13 points inside the community; and we measured drive times from the Longshore Lake clubhouse with one routing method.
Honors and recognition:
Selling your home at Longshore Lake? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a home at Longshore Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A Longshore Lake seller gets a price built from the county record for the right plat and the right lot. Asked who the best realtor for Longshore Lake is, we point to that work: the last 12 months hold 33 qualified sales from $428,000 to $1,330,000 at an $850,000 median, 25 of them in Longshore Lake Units 1 to 5D at an $875,000 median, and we name the window behind every number.
At listing we line up what the Foundation and Florida law ask of a sale: the governing documents and the Rules the buyer must receive, the estoppel certificate a homeowners association issues within 10 business days under s. 720.30851, ordered through HomeWiseDocs, and the roof and wind mitigation records buyers and insurers ask for. Our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A Longshore Lake buyer gets the questions that matter before the offer: which plat, what lot, what roof covering and when it was replaced, which flood zone the lender's determination shows, and what the home owes the Foundation. We point each answer at the document that governs it: the s. 720.401 disclosure summary, which must be given before the contract, the estoppel certificate for assessments, and the Foundation's Realtor Documents page for the published fees and the sales application.
County recorded sales matter at Longshore Lake because they are the one price record that covers every brokerage and every sale the county marks as qualified. For anyone looking into Longshore Lake Naples FL real estate, the county answer is 33 qualified recorded sales in the last 12 months, from $428,000 to $1,330,000, at an $850,000 median. Of those, 25 were in Longshore Lake Units 1 to 5D at an $875,000 median, and 8 were in Quail Walk, from $428,000 to $711,500, too few for a median.
These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026.
A Longshore Lake home is priced by plat and lot because the thirteen plats differ in lot size and building era. By the 2026 roll, median lots run from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4. Units 1, 2 and 3 hold 377 of the 474 Longshore Lake Units homes on median lots of 0.32 to 0.33 acre, while Units 5A to 5D hold 83 homes on median lots of 0.18 to 0.245 acre and Quail Walk's 91 homes sit on a 0.17 acre median.
The county file follows the same split. Over 60 months, Unit 3 carries a $1,150,000 median, Units 5A to 5D a $640,000 median and Quail Walk Phases 1 to 4 a $589,000 median. Every plat group except Unit 4 holds enough 60-month sales to carry a median, so we start there and adjust for the lot, the roof and the home's condition.
The Foundation's published fees matter to a sale because every buyer pays them and every seller's contract has to account for them. The Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, a $4,500 capital contribution fee "collected at closing" and due from the buyer, effective January 1, 2023, and a $150 transfer fee paid with the sales application (checked 2026-11-09).
The same page asks for the sales application "at least 14 days prior to closing", by check for the transfer fee. We list each figure separately for a buyer and never fold them into one number: the estoppel certificate states what the home owes, and the closing agent confirms each amount in writing.
Longshore Lake's Combined Rules do not allow asphalt shingle roofs: a new or replacement roof needs Architectural Review Board approval and must be tile, aluminum or approved metal. A buyer of a shingle-roofed home therefore plans for that material at re-roofing, and asks for the roof's covering and replacement date before the offer.
Roof age also reaches the insurance file. Under s. 627.7011, an insurer may not refuse to issue or renew a homeowner policy solely because a roof is under 15 years old; for a roof 15 or more years old the owner may submit an inspection, and an insurer may not refuse solely for age if the roof has 5 or more years of useful life left. We gather the roof permit and covering details before listing.
By the 2026 county roll, 420 of Longshore Lake's 565 homes have residence years before 2000 and 145 from 2000 on, with 48 in the 1980s, 372 in the 1990s, 143 in the 2000s and 2 in the 2010s. Most were permitted before the statewide Florida Building Code replaced local codes in 2002, so roof, window and opening-protection upgrades since then, not the year built, drive wind mitigation credits.
That shapes the inspection list. Citizens asks for a four-point inspection (roof, electrical, plumbing, heating and air conditioning) on a home more than 20 years old (Citizens inspections), and most Longshore Lake homes are more than 20 years old by the 2026 roll. Insurers must offer premium discounts for qualifying wind-resistance features under s. 627.0629, so a current wind mitigation form belongs in every listing file.
Small samples make pricing harder at Longshore Lake because a single sale can move a short-window figure. Unit 4 recorded one qualified sale in the last 12 months, and Quail Walk's eight sales, from $428,000 to $711,500, are too few for a median under our 10-sale rule. No plat recorded 10 qualified sales in the last 12 months.
Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home. That is why we read the 60-month file by plat, then the price list for the home's own plat, then the home itself.
Longshore Lake comes down to ten facts drawn from the Longshore Lake Foundation's own pages, rules and 2026 budget, the 2026 Collier County tax roll, the county's qualified recorded sales and a FEMA flood map check. Every figure names its window and source, and the county sales file runs through October 16, 2026.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; Longshore Lake Foundation Realtor Documents, Amenities, Tennis and Pickleball pages, read November 9, 2026; Longshore Lake Foundation 2026 budget; FEMA flood map check, October 21, 2026).
Longshore Lake is a gated community of 565 single-family homes in North Naples, Florida 34119, where the 2026 county roll shows 474 homes in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4, built from 1988 to 2017 by the roll's residence years, around a lake the Longshore Lake Foundation's rules describe as 88 acres.
Data updated: November 2026 (Collier County 2026 tax roll; Longshore Lake Foundation About, Amenities and Realtor Documents pages, read November 9, 2026; Longshore Lake Foundation 2026 budget and Combined Rules).
Every Longshore Lake home belongs to Longshore Lake Foundation, Inc.: the Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, a $4,500 capital contribution fee due from the buyer at closing and a $150 transfer fee paid with the sales application (checked 2026-11-09).
| Item | Fact |
|---|---|
| Name | Longshore Lake (community); Longshore Lake Foundation, Inc. (the owners' association, which runs the Club at Longshore Lake) |
| 2026 county roll | 565 single-family homes: 474 in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4; no condominiums |
| Foundation's count | 2026 budget: one unit type, "All Units", 565 homes, one quarterly rate |
| ZIP, city, jurisdiction | 34119, Naples mailing city, unincorporated Collier County (millage area 98, 0.0000 municipal mills) |
| Clubhouse | The Club at Longshore Lake, 11399 Phoenix Way, Naples FL 34119; (239) 566-2304 |
| Gate | staffed entrance gate, 24 hours a day, seven days a week (Combined Rules) |
| The lake | "an 88-acre" lake (Combined Rules); watercraft up to 19 feet, hand, foot, oar, paddle, sail or electric power; no swimming or wading; catch-and-release fishing |
| Golf | none |
| Year built (roll, residence years) | 1988 to 2017, median 1995 (Units median 1995; Quail Walk median 1997) |
| Median lot (roll) | 0.31 acre (Units 0.31; Quail Walk 0.17) |
| 2026 Foundation dues | $1,418 a quarter ($1,076 operating plus $342 reserves) |
| Buyer fees to the Foundation | $4,500 capital contribution fee at closing; $150 transfer fee with the sales application |
| 2026 millage | 9.3696 mills (millage area 98) |
| CDD | none on any 2026 tax line |
| Homestead (roll) | 425 of 565 homes (75.2 percent) |
This page is about Longshore Lake, the gated community whose clubhouse is at 11399 Phoenix Way in Naples, Florida 34119, sometimes searched as 'Longshore Lakes.' It is not Island Walk, Quail Creek or Quail West, which are separate communities, and Quail Walk is a section inside Longshore Lake.
Every fact in this guide belongs to the 565 homes in Longshore Lake Units 1 to 5D and Quail Walk Phases 1 to 4 and to Longshore Lake Foundation, Inc. A buyer comparing listings for Longshore Lake Naples FL checks that the property sits in one of those thirteen plats and pays the Foundation's quarterly dues.
Longshore Lake in Naples FL 34119 is a gated community of 565 single-family homes on the 2026 county roll, set around a lake the Foundation's Combined Rules describe as 88 acres. The Foundation's About page places it "In an area of North Naples", and Longshore Lake Foundation, Inc. is both the owners' association and the operator of the Club at Longshore Lake, the clubhouse at 11399 Phoenix Way.
Its two sections are Longshore Lake Units 1 to 5D, nine plats with 474 homes, and Quail Walk Phases 1 to 4, four plats with 91 homes, all on one quarterly rate in the Foundation's 2026 budget.
Longshore Lake has 565 single-family homes on the 2026 county roll: 474 in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4, every one in ZIP 34119 and millage area 98. The Foundation's 2026 budget agrees, with one unit type, "All Units", and 565 homes on one quarterly rate.
Unit 2 is the largest plat, with 155 homes, and Unit 5B1 the smallest, with 2. Units 1, 2 and 3 together hold 377 of the 474 Longshore Lake Units homes.
Longshore Lake Units 1 to 5D and Quail Walk are the two sections of Longshore Lake, recorded as thirteen plats: the plats Longshore Lake Units One, Two, Three, Four, 5A, 5B1, 5B2, 5C and 5D, and Quail Walk Phases 1 to 4. The 2026 county roll lists each plat's homes, residence years, median lot and streets.
| Plat | Section | Homes (2026 roll) | Residence years (median) | Median lot (acres) | Streets on the roll |
|---|---|---|---|---|---|
| Unit 1 | Longshore Lake Units | 117 | 1988 to 2017 (1990) | 0.32 | Shearwater Ln, Longshore Way, Phoenix Way, Night Heron Dr, Tanager Ct, Mallard Ct, Least Tern Ct |
| Unit 2 | Longshore Lake Units | 155 | 1989 to 2007 (1993) | 0.32 | Longshore Way, Mourning Dove Dr, Night Heron Dr, Pintail Ct, Dunlin Ct, Kittiwake Ct, Warbler Ct, Kestrel Ct, Swift Ct, Avocet Ct |
| Unit 3 | Longshore Lake Units | 105 | 1991 to 2006 (1996) | 0.33 | Phoenix Way, Snowy Egret Dr, Inca Dove Ct, Turnstone Ct, Bittern Ct, Longshore Way |
| Unit 4 | Longshore Lake Units | 14 | 2000 to 2004 (2002) | 0.34 | Merganser Ct |
| Unit 5A | Longshore Lake Units | 10 | 1993 to 1994 (1994) | 0.18 | Longshore Way |
| Unit 5B1 | Longshore Lake Units | 2 | 1996 to 1997 | 0.22 | Longshore Way |
| Unit 5B2 | Longshore Lake Units | 20 | 1996 to 2005 (1998) | 0.245 | Fulmar Ct, Longshore Way |
| Unit 5C | Longshore Lake Units | 29 | 1999 to 2006 (2002) | 0.18 | Longshore Way, Pomarine Ct |
| Unit 5D | Longshore Lake Units | 22 | 1999 to 2006 | 0.21 | Longshore Way, Pomarine Ct |
| Quail Walk Phase 1 | Quail Walk | 27 | 1989 to 1993 (1992) | 0.14 | Linnet Ln, Longshore Way, Chat Ct, Fieldfair Dr |
| Quail Walk Phase 2 | Quail Walk | 23 | 1993 to 2015 (1994) | 0.18 | Mistlethrush Ln, Fieldfair Dr |
| Quail Walk Phase 3 | Quail Walk | 20 | 1997 to 2006 (2005) | 0.18 | Hampton Ln, Fieldfair Dr |
| Quail Walk Phase 4 | Quail Walk | 21 | 2000 to 2006 (2004) | 0.18 | Fieldfair Dr, Longshore Way |
Both sections share one Foundation, one gate, one club and one quarterly rate.
Yes. All 565 Longshore Lake homes are single-family homes on the 2026 county roll; the roll shows no condominiums and no attached homes in either section. The Foundation's 2026 budget carries one unit type, "All Units", for all 565 homes.
The Foundation's design standard requires an enclosed garage for at least two cars, and above-ground pools are prohibited under its rules. The roll file read for this guide does not carry pool rows for Longshore Lake, so this guide prints no pool count; the listing and an inspection show whether a specific home has a pool and screen enclosure.
Longshore Lake lots carry a 0.31 acre median on the 2026 county roll: 0.31 acre in Longshore Lake Units 1 to 5D and 0.17 acre in Quail Walk. By plat, medians run from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4, and a few Unit 2 courts carry 0.38 acre medians.
Units 1, 2 and 3 carry median lots of 0.32 to 0.33 acre; Units 5A to 5D run from 0.18 to 0.245 acre; Quail Walk Phases 2 to 4 sit at 0.18 acre. Asked how big the homes at Longshore Lake are, we answer with the lot: the county roll's area measure is not a living-area figure, so this guide prints no house size, and the listing, a survey and an appraiser's measurement give the living area for a specific home.
Longshore Lake homes carry residence years from 1988 to 2017 on the 2026 county roll, with a median of 1995. Longshore Lake Units 1 to 5D run from 1988 to 2017 (median 1995) and Quail Walk from 1989 to 2015 (median 1997).
By the 2026 county roll, 420 of Longshore Lake's 565 homes have residence years before 2000 and 145 from 2000 on, with 48 in the 1980s, 372 in the 1990s, 143 in the 2000s and 2 in the 2010s. The two newest residence years are 2015 in Quail Walk Phase 2 and 2017 in Unit 1. A home's own permit history, roof date and updates matter more to a buyer than the plat's median year.
Longshore Lake's streets are laid out around one ring road. Longshore Way holds 173 homes on the 2026 roll and is the road the Foundation's 2.6 mile walking path follows; the Amenities page says "A 2.6 mile walking path circles the property along Longshore Way". Phoenix Way, home to the clubhouse at 11399 Phoenix Way, holds 56 homes.
The other streets with the most homes are Fieldfair Dr (38), Night Heron Dr (37), Shearwater Ln (32) and Mourning Dove Dr (29). Of the 27 street names on the roll, 21 end in "Ct", the cul-de-sac courts. The street names are bird names: Night Heron, Mourning Dove, Snowy Egret, Shearwater and Kittiwake among them.
Longshore Lake has no golf course; the Foundation's pages list the lake, tennis, pickleball, a fitness center, a heated pool, dining and a 2.6 mile walking path. Searches for a Longshore Lake club point to the Club at Longshore Lake, the Foundation's name for its clubhouse at 11399 Phoenix Way, with its tennis and pickleball courts, fitness center, pool and dining room.
Buyers who want golf compare other communities in our Naples golf communities guide, since Longshore Lake has no course.
No community development district appears among the 2026 taxing authorities for Longshore Lake's millage area 98, and the Foundation's 2026 budget carries no district line; the 2026 roll shows a $269.77 non-ad valorem charge on 564 of the 565 homes.
Every Longshore Lake home pays the same 9.3696 total mills, so tax bills differ by taxable value and exemptions, not by rate. A buyer still reads the property tax bill for the specific home before closing.
None of the Longshore Lake Foundation pages or governing documents read for this guide describe Longshore Lake as age-restricted housing; a buyer confirms any occupancy rule in the Foundation's governing documents.
Longshore Lake sits in North Naples in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples, its ZIP code is 34119, the Longshore Lake Foundation's clubhouse is at 11399 Phoenix Way, and the Foundation describes the community as 'Located 1.4 miles east of I-75 at Immokalee Road.'
Data updated: November 2026 (Longshore Lake Foundation About and Directions pages, read November 9, 2026; Longshore Lake Foundation Combined Rules; Collier County 2026 tax roll; road estimates measured October 31, 2026 from the Longshore Lake clubhouse).
Longshore Lake is gated: the Foundation's About page says 'An entrance gate is always staffed,' its Directions page asks guests to show a driver's license to the gate attendant, and its Combined Rules say the gatehouse is staffed 24 hours a day, seven days a week, unless storm conditions prevent it.
Longshore Lake's clubhouse, the Club at Longshore Lake, is at 11399 Phoenix Way, Naples FL 34119, and the Foundation's main office line is (239) 566-2304, per its Directions page. The Foundation's About page puts the community "In an area of North Naples", 1.4 miles east of I-75 at Immokalee Road in its own description.
Longshore Lake Foundation, Inc. runs the gate, the lake, the clubhouse and the common grounds for all 565 homes. Every home in Longshore Lake Units 1 to 5D and Quail Walk Phases 1 to 4 carries ZIP 34119 and a Naples mailing address.
No. All 565 Longshore Lake homes sit in Collier County millage area 98, which carries no city levy (0.0000 municipal mills), so Longshore Lake is in unincorporated Collier County with a Naples mailing address.
The Collier County Sheriff's Office serves unincorporated Collier County, and Collier County EMS provides ambulance transport. The fire district appears on the property tax bill for the specific home.
Yes. Longshore Lake is gated, with a staffed entrance gate: the Foundation's About page says "An entrance gate is always staffed", and its Combined Rules say the gatehouse is staffed 24 hours a day, seven days a week, unless storm conditions prevent it. The Foundation's 2026 budget carries a gatehouse service line, part of what the quarterly dues fund.
How many gates or entrances Longshore Lake has: Information not available at time of publishing (checked 2026-11-09). A buyer asks the Foundation's main office at (239) 566-2304 which entrance a specific home uses for residents, guests and deliveries.
Guests at Longshore Lake stop at the gatehouse, where the Foundation's Directions page asks them to "provide their driver's license to the gate attendant". The same page notes that "Pre-authorization by your host will ensure your quick entry", and residents notify the gatehouse through the Foundation's website or app.
Contractors register at the gatehouse, and the Foundation's Combined Rules set working hours: no work on Sundays or national holidays, and powered tools and gas landscaping equipment from 7:00 a.m. to 6:00 p.m. Monday to Friday and 8:00 a.m. to 3:00 p.m. Saturday. A buyer moving in arranges movers, inspectors and service providers through the same gatehouse.
Longshore Lake's streets on the 2026 roll follow its plats. Longshore Way, the ring road, runs through Units 1, 2, 3, 5A to 5D and Quail Walk Phases 1 and 4. Units 1 to 3 add Shearwater Ln, Phoenix Way, Night Heron Dr, Mourning Dove Dr, Snowy Egret Dr and their courts; Unit 4 is Merganser Ct; Units 5B2 to 5D add Fulmar Ct and Pomarine Ct; Quail Walk holds Fieldfair Dr, Hampton Ln, Mistlethrush Ln, Linnet Ln and Chat Ct. In all, the roll lists 27 street names.
Confirm the electric, water, sewer, trash and internet arrangements for a specific home with the seller and the Foundation; homes connect to the Foundation's master irrigation system, the 2026 tax roll shows a $269.77 non-ad valorem charge on 564 of the 565 homes, and the Foundation's 2026 budget carries no cable or internet line.
Which providers supply electric, water, sewer and internet to Longshore Lake homes: Information not available at time of publishing (checked 2026-11-09). Under the Foundation's rules, the owner maintains the irrigation system from the gate valve to the home, so a buyer asks the seller for recent utility bills and any irrigation repair records.
Longshore Lake is about 1.4 road miles and about 5 minutes from I-75 at Immokalee Road, and Mercato is about 7.2 miles, about 15 minutes. NCH North Naples Hospital is about 4.3 miles, about 10 minutes, and Vanderbilt Beach Park about 8.1 miles, about 18 minutes.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
For beach days, our Vanderbilt Beach guide and our Naples beach parking guide cover access and parking.
Longshore Lake buyers often ask about parks and culture in North Naples. North Collier Regional Park is at 15000 Livingston Road N, and Veterans Community Park at 1895 Veterans Park Drive; we did not measure a drive to either.
For culture, Artis-Naples, home of the Baker Museum and the Naples Philharmonic, is at 5833 Pelican Bay Boulevard, and Naples Botanical Garden is at 4820 Bayshore Drive, Naples 34112, open daily 9 a.m. to 5 p.m. Inside the gate, the Foundation lists its own 2.6 mile walking path along Longshore Way, and the Foundation's Amenities page says "Fishing from the shore on Foundation property is permitted at any time".
Longshore Lake's first homes carry 1988 residence years on the 2026 county roll, in Unit 1. Most of the community followed in the 1990s, 372 homes, with Unit 4, Units 5C and 5D and Quail Walk Phases 3 and 4 adding homes in the 2000s, and the newest residence year on the roll is 2017.
Data updated: November 2026 (Collier County 2026 tax roll; Longshore Lake Foundation governing documents, Combined Rules, 2026 budget and Realtor Documents page, checked November 9, 2026).
| Year | Event | Source |
|---|---|---|
| 1988 | first residence years on the roll (Unit 1: Shearwater Ln, Longshore Way, Phoenix Way) | 2026 county roll |
| 1988 to 1996 | Units 1, 2 and 3 and Quail Walk Phases 1 and 2 build out by median residence year (1990, 1993, 1996, 1992, 1994) | 2026 county roll |
| 1993 to 2006 | Units 5A, 5B1, 5B2, 5C and 5D (medians from 1994 to 2002) | 2026 county roll |
| 1997 to 2006 | Quail Walk Phases 3 and 4 (medians 2005 and 2004) | 2026 county roll |
| 2000 to 2004 | Unit 4 (Merganser Ct, 14 homes) | 2026 county roll |
| 2015 and 2017 | the two newest residence years (Quail Walk Phase 2 and Unit 1) | 2026 county roll |
| January 1, 2023 | the $4,500 capital contribution fee takes effect | Foundation Realtor Documents page |
| May 2023 | By-Laws adopted | Combined Rules |
| April 18, 2024 | Third Amended and Restated Declaration of Protective Covenants adopted | Foundation governing documents |
| February 2025 | Combined Rules and Regulations revised | Foundation Combined Rules |
| December 22, 2025 | 2026 budget dated, with "FULLY FUNDED RESERVES" | Foundation 2026 budget |
| 2026 | quarterly dues $1,418, the same quarterly figure as 2025 | Foundation 2026 budget |
Collier County's 2026 roll dates the first Longshore Lake residences to 1988 and the newest to 2017. The median residence year across all 565 homes is 1995.
By the 2026 county roll, 420 of Longshore Lake's 565 homes have residence years before 2000 and 145 from 2000 on, with 48 in the 1980s, 372 in the 1990s, 143 in the 2000s and 2 in the 2010s. The bulk of the community was built in the 1990s, and the 2000s added Unit 4, Units 5C and 5D and Quail Walk Phases 3 and 4.
No developer or builder is named in the Foundation's public pages or the governing documents read for this guide. The developer and builders of Longshore Lake: Information not available at time of publishing (checked 2026-11-09).
What a buyer can rely on is the record that governs the home today: Longshore Lake Foundation, Inc. and its Third Amended and Restated Declaration of Protective Covenants, adopted April 18, 2024, posted on the Foundation's Realtor Documents page, and the permit history for the specific home.
Longshore Lake Units 1, 2 and 3 hold 377 of the 474 Longshore Lake Units homes and were the first plats to build out. On the 2026 roll, Unit 1's 117 homes run from 1988 to 2017 with a 1990 median; Unit 2's 155 homes run from 1989 to 2007 with a 1993 median; and Unit 3's 105 homes run from 1991 to 2006 with a 1996 median.
Unit 1 holds both the first 1988 residence years and the newest, 2017, on the roll. Units 1 and 2 carry the earliest medians in the Units, so a buyer there asks early what has been updated: the roof, the windows and the systems.
Longshore Lake's Unit 4, on Merganser Ct, holds 14 homes with residence years from 2000 to 2004 and a 2002 median on the 2026 roll. Units 5A to 5D hold 83 homes built from 1993 to 2006: Unit 5A from 1993 to 1994 (median 1994), Unit 5B1 from 1996 to 1997, Unit 5B2 from 1996 to 2005 (median 1998), Unit 5C from 1999 to 2006 (median 2002) and Unit 5D from 1999 to 2006.
Units 5A to 5D carry median residence years from 1994 to 2002, so the five small plats span both building eras of the community.
Longshore Lake's Quail Walk section was built from 1989 to 2015 by the 2026 roll's residence years, with a 1997 median. Quail Walk Phase 1 runs from 1989 to 1993 (median 1992) and Phase 2 from 1993 to 2015 (median 1994). Phase 3 runs from 1997 to 2006 (median 2005) and Phase 4 from 2000 to 2006 (median 2004).
Quail Walk Phases 3 and 4 are mostly 2000s houses, while Phase 1 holds the earliest Quail Walk years. The 2015 residence year in Phase 2 is one of the two newest on the Longshore Lake roll.
The 2026 county roll shows no Longshore Lake residence year after 2017: the two newest are 2015 in Quail Walk Phase 2 and 2017 in Unit 1. The community's 565 homes are resales, built from 1988 to 2017.
Updates happen home by home, under the Foundation's Architectural Review Board, which answers a complete submission within 30 days. A buyer reads a specific home's permit history and asks the seller for the Board's written approvals for past exterior changes, including any roof replacement.
The Longshore Lake Foundation's documents have been updated several times in recent years. The $4,500 capital contribution fee took effect on January 1, 2023, per the Realtor Documents page. By-Laws were adopted in May 2023, per the Combined Rules. The Third Amended and Restated Declaration of Protective Covenants was adopted on April 18, 2024.
The Combined Rules and Regulations were revised in February 2025, and the 2026 budget is dated December 22, 2025, with quarterly dues of $1,418, the same quarterly figure as 2025. A buyer reads the current versions, not older copies passed along with a listing.
Longshore Lake splits into two building eras. Units 1 and 2 and Quail Walk Phase 1 carry median residence years from 1990 to 1993; Unit 4, Unit 5C and Quail Walk Phases 3 and 4 carry median years from 2002 to 2005. A home's permit date, not its plat, sets its building code.
Longshore Lake's homes carry roll residence years from 1988 to 2017, with 420 before 2000, so most were permitted before the statewide Florida Building Code replaced local codes in 2002; roof, window and opening-protection upgrades since then, not the year built, drive wind mitigation credits. A buyer asks for the wind mitigation form and, for an older home, a four-point inspection.
Longshore Lake's county record gives a clear starting number: 33 qualified recorded sales in the 12 months to mid-October 2026, at an $850,000 median, from $428,000 to $1,330,000. If you are selling, get a free home valuation; if you are buying, see how we represent buyers. We price a home from that window, then by its plat, its lot and its roof, never from a community-wide average. Of those 33 sales, 25 were in Longshore Lake Units 1 to 5D at an $875,000 median.
Selling your home at Longshore Lake? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying at Longshore Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Longshore Lake Units 1 to 5D hold 474 of the community's 565 homes in nine plats, the plats Longshore Lake Units One, Two, Three, Four, 5A, 5B1, 5B2, 5C and 5D. The 2026 county roll shows residence years from 1988 to 2017 (median 1995), a 0.31 acre median lot and homestead on 363 of the 474 homes.
Data updated: November 2026 (Collier County 2026 tax roll; Collier County qualified recorded sales through October 16, 2026, our analysis; Longshore Lake Foundation Combined Rules).
| Plat | Homes (2026 roll) | Residence years (median) | Median lot (acres) | Homesteaded | Median 2026 total tax | Median 2026 county roll just value, not a price |
|---|---|---|---|---|---|---|
| Unit 1 | 117 | 1988 to 2017 (1990) | 0.32 | 85 | $5,548.95 | $695,116 |
| Unit 2 | 155 | 1989 to 2007 (1993) | 0.32 | 124 | $5,503.17 | $799,847 |
| Unit 3 | 105 | 1991 to 2006 (1996) | 0.33 | 86 | $5,810.94 | $878,001 |
| Unit 4 | 14 | 2000 to 2004 (2002) | 0.34 | 13 | $5,934.76 | $941,748 |
| Unit 5A | 10 | 1993 to 1994 (1994) | 0.18 | 3 | $4,996.59 | $511,976 |
| Unit 5B1 | 2 | 1996 to 1997 | 0.22 | 2 | $4,669.30 | $570,306 |
| Unit 5B2 | 20 | 1996 to 2005 (1998) | 0.245 | 16 | $4,584.20 | $570,552 |
| Unit 5C | 29 | 1999 to 2006 (2002) | 0.18 | 20 | $5,098.15 | $589,944 |
| Unit 5D | 22 | 1999 to 2006 | 0.21 | 14 | $4,902.31 | $590,466 |
| Longshore Lake Units 1 to 5D | 474 | 1988 to 2017 (1995) | 0.31 | 363 (76.6%) | $5,441.16 | $765,256 |
The Longshore Lake Units plats fall into two groups on the 2026 roll. Units 1, 2 and 3 hold 377 of the 474 homes on median lots of 0.32 to 0.33 acre, with median residence years from 1990 to 1996. Unit 4 is a single court of 14 homes on the largest median lot in the community, 0.34 acre, built from 2000 to 2004.
Units 5A to 5D hold 83 homes on median lots of 0.18 to 0.245 acre, built from 1993 to 2006. Unit 4 carries the highest homestead share, 13 of 14 homes, and Unit 5A the smallest, 3 of 10. Across the nine plats, 363 of 474 homes (76.6 percent) carry a homestead exemption on the 2026 roll.
Longshore Lake's Unit 1 holds 117 homes on the 2026 roll, with residence years from 1988 to 2017 (median 1990), so it holds both the community's first 1988 residence years and its newest, 2017. The median lot is 0.32 acre, and the roll lists its streets as Shearwater Ln, Longshore Way, Phoenix Way, Night Heron Dr, Tanager Ct, Mallard Ct and Least Tern Ct.
On the 2026 roll, 85 of Unit 1's 117 homes are homesteaded, the median 2026 total tax is $5,548.95, and the median 2026 county roll just value is $695,116, a tax figure and not a price. The county file holds 33 qualified sales over 60 months for Unit 1.
Longshore Lake's Unit 2 is the largest plat in the community, 155 homes on the 2026 roll, with residence years from 1989 to 2007 (median 1993) and a 0.32 acre median lot. A few of its courts, Kestrel, Warbler and Avocet, carry 0.38 acre medians.
Unit 2's streets are Longshore Way, Mourning Dove Dr, Night Heron Dr, Pintail Ct, Dunlin Ct, Kittiwake Ct, Warbler Ct, Kestrel Ct, Swift Ct and Avocet Ct. On the 2026 roll, 124 of its homes are homesteaded, the median 2026 total tax is $5,503.17 and the median 2026 county roll just value is $799,847, not a price. The county file holds 44 qualified sales over 60 months for Unit 2, the most of any plat group.
Longshore Lake's Unit 3 holds 105 homes on the 2026 roll, with residence years from 1991 to 2006 (median 1996) and a 0.33 acre median lot. Its streets are Phoenix Way, the street that carries the clubhouse address at 11399 Phoenix Way, plus Snowy Egret Dr, Inca Dove Ct, Turnstone Ct, Bittern Ct and Longshore Way.
On the 2026 roll, 86 of Unit 3's 105 homes are homesteaded, the median 2026 total tax is $5,810.94, and the median 2026 county roll just value is $878,001, a tax figure and not a price. The county file holds 26 qualified sales over 60 months for Unit 3.
Longshore Lake's Unit 4 is Merganser Ct: 14 homes built from 2000 to 2004 (median 2002) on a 0.34 acre median lot, the largest in the community. On the 2026 roll, 13 of the 14 are homesteaded, the median total tax is $5,934.76 and the median just value is $941,748, not a price. The county file holds 4 qualified sales over 60 months for Unit 4.
Units 5A to 5D hold 83 homes on smaller lots. Unit 5A has 10 homes on Longshore Way (1993 to 1994, 0.18 acre, 3 homesteaded, $4,996.59 median tax, $511,976 median just value); Unit 5B1 has 2 (1996 to 1997, 0.22 acre, $4,669.30, $570,306); Unit 5B2 has 20 on Fulmar Ct and Longshore Way (1996 to 2005, 0.245 acre, 16 homesteaded, $4,584.20, $570,552). Unit 5C has 29 on Longshore Way and Pomarine Ct (1999 to 2006, 0.18 acre, 20 homesteaded, $5,098.15, $589,944), and Unit 5D 22 on the same streets (1999 to 2006, 0.21 acre, 14 homesteaded, $4,902.31, $590,466). The county sales file groups Units 5A to 5D: 21 qualified sales over 60 months.
Longshore Lake's lake frontage is not published by the Foundation, and the county roll read for this guide does not mark which lots front the water. Which Longshore Lake Units lots front the lake: Information not available at time of publishing (checked 2026-11-09).
For a specific home, the survey and the listing show frontage, and the buyer confirms it before the offer. Docks are floating only under the Foundation's Combined Rules, need Architectural Review Board approval first, carry a 100 square foot deck maximum and are registered with the Foundation. Watercraft on the lake may not be longer than 19 feet and are powered by hand, foot, oars, paddles, sails or electric motor, per the Foundation's Amenities page.
A buyer in Longshore Lake Units 1 to 5D checks the house, the paperwork and the rules before the offer:
Longshore Lake's Quail Walk section holds 91 homes in Quail Walk Phases 1 to 4, with residence years from 1989 to 2015 (median 1997) and a 0.17 acre median lot on the 2026 county roll. Quail Walk homes belong to the same Longshore Lake Foundation and pay the same $1,418 quarterly dues as every other home.
Data updated: November 2026 (Collier County 2026 tax roll; Collier County qualified recorded sales through October 16, 2026, our analysis; Longshore Lake Foundation 2026 budget; FEMA flood map check, October 21, 2026).
| Plat | Homes (2026 roll) | Residence years (median) | Median lot (acres) | Homesteaded | Median 2026 total tax | Median 2026 county roll just value, not a price |
|---|---|---|---|---|---|---|
| Quail Walk Phase 1 | 27 | 1989 to 1993 (1992) | 0.14 | 20 | $2,685.50 | $418,433 |
| Quail Walk Phase 2 | 23 | 1993 to 2015 (1994) | 0.18 | 19 | $3,772.96 | $492,556 |
| Quail Walk Phase 3 | 20 | 1997 to 2006 (2005) | 0.18 | 11 | $4,877.83 | $532,516 |
| Quail Walk Phase 4 | 21 | 2000 to 2006 (2004) | 0.18 | 12 | $5,265.37 | $552,883 |
| Quail Walk Phases 1 to 4 | 91 | 1989 to 2015 (1997) | 0.17 | 62 (68.1%) | $4,069.35 | $493,015 |
Quail Walk is one of the two sections of Longshore Lake, 91 homes in Quail Walk Phases 1 to 4 under the same Longshore Lake Foundation; it is not Quail Creek or Quail West.
For anyone searching Quail Walk Naples FL, that means a Quail Walk home sits inside the Longshore Lake gate, pays the Foundation's quarterly dues and follows the same Combined Rules as the Longshore Lake Units. Its streets on the 2026 roll are Fieldfair Dr, Hampton Ln, Mistlethrush Ln, Linnet Ln, Chat Ct and part of Longshore Way.
Longshore Lake's Quail Walk Phase 1 holds 27 homes on the 2026 roll, with residence years from 1989 to 1993 (median 1992), the earliest in Quail Walk. Its 0.14 acre median lot is the smallest in the community, and the roll lists its streets as Linnet Ln, Longshore Way, Chat Ct and Fieldfair Dr.
On the 2026 roll, 20 of Phase 1's 27 homes are homesteaded, the median 2026 total tax is $2,685.50, and the median 2026 county roll just value is $418,433, a tax figure and not a price. The county sales file groups Quail Walk Phases 1 to 4: 25 qualified sales over 60 months for the four phases together.
Longshore Lake's Quail Walk Phase 2 holds 23 homes on the 2026 roll, with residence years from 1993 to 2015 (median 1994) and a 0.18 acre median lot. Its streets are Mistlethrush Ln and Fieldfair Dr, and its 2015 residence year is one of the two newest on the Longshore Lake roll.
On the 2026 roll, 19 of Phase 2's 23 homes are homesteaded, the median 2026 total tax is $3,772.96, and the median 2026 county roll just value is $492,556, not a price. Like the other phases, Phase 2's sales sit in the county file's single Quail Walk group of 25 qualified sales over 60 months.
Longshore Lake's Quail Walk Phases 3 and 4 hold 20 and 21 homes, mostly 2000s houses on 0.18 acre median lots. Phase 3 runs from 1997 to 2006 (median 2005) on Hampton Ln and Fieldfair Dr, with 11 homesteaded homes, a $4,877.83 median total tax and a $532,516 median just value.
Phase 4 runs from 2000 to 2006 (median 2004) on Fieldfair Dr and Longshore Way, with 12 homesteaded homes, a $5,265.37 median total tax and a $552,883 median just value. Both just values are 2026 county roll just values, not prices. These two phases carry the latest median residence years in Quail Walk.
Longshore Lake's Quail Walk pays the same dues as every other home: the Foundation's 2026 budget charges one rate, $1,418 a quarter, to one unit type of 565 homes, with no separate Quail Walk tier. No separate Quail Walk association appears in the Foundation's documents or budget read for this guide.
The Foundation's covenants define a "Neighborhood" as a sub-area under a recorded Neighborhood Covenant. A Quail Walk buyer asks the title company to list any recorded Neighborhood Covenant in the title commitment and reads it before closing, along with the estoppel certificate, which states what the home owes.
Longshore Lake's two sections differ on the 2026 roll. Quail Walk's median lot is 0.17 acre against 0.31 acre in Longshore Lake Units 1 to 5D. The Quail Walk median 2026 total tax is $4,069.35 against $5,441.16 in the Units, and the median 2026 county roll just value is $493,015 against $765,256, tax figures and not prices.
Homestead runs at 62 of 91 Quail Walk homes (68.1 percent) against 363 of 474 in the Units (76.6 percent). Every Longshore Lake home pays the same 9.3696 mills, so bills differ by taxable value and exemptions, not by rate.
Yes. Longshore Lake's Quail Walk shares one Foundation, one staffed gate and one club with the Longshore Lake Units. Quail Walk owners use the Club at Longshore Lake at 11399 Phoenix Way, its tennis and pickleball courts, fitness center and pool, under the same rules as every other owner.
The lake rules apply to every owner too: no swimming or wading, "catch-and-release only" fishing, and watercraft up to 19 feet on hand, foot, oar, paddle, sail or electric power, per the Foundation's Amenities page. Which Quail Walk lots touch the water is not published, so a buyer reads the survey.
In FEMA flood map checks on October 21, 2026, four points across Longshore Lake, including the clubhouse, and eight of nine Quail Walk address points read Zone X (minimal flood hazard), while one Quail Walk address point read Zone AH (an area of shallow flooding); the zone is set lot by lot, so every buyer checks the specific home.
Look up a specific address on FEMA's Flood Map Service Center and ask the lender for its flood determination. Ask the seller for an elevation certificate and any flood policy declarations page for the home if one exists.
A Quail Walk buyer at Longshore Lake checks the flood determination first, since one Quail Walk point read Zone AH in the October 21, 2026 check. Then the roof: its covering and replacement date, because the Combined Rules require tile, aluminum or approved metal at re-roofing.
Then the paperwork: the s. 720.401 disclosure summary and the governing documents, the estoppel certificate, the Foundation's sales application with the $150 transfer fee "at least 14 days prior to closing", the $4,500 capital contribution fee, and any recorded Neighborhood Covenant in the title commitment. A wind mitigation form and, for an older home, a four-point inspection round out the file.
Selling your home at Longshore Lake? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying at Longshore Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Longshore Lake is built around a lake the Foundation's Combined Rules describe as 88 acres, and the Foundation keeps it for paddling, sailing and electric boating: watercraft up to 19 feet, no power boats except maintenance boats, catch-and-release fishing from the shore, no swimming or wading, floating docks only, and a 2.6 mile walking path around the property.
Data updated: November 2026 (Longshore Lake Foundation Amenities page, read November 9, 2026; Longshore Lake Foundation covenants and Combined Rules, revised February 2025; Longshore Lake Foundation 2026 budget).
We read the Longshore Lake Foundation's public pages on November 9, 2026, including its Amenities page, together with its Combined Rules and Regulations and its 2024 governing documents. Every lake rule printed here is the Foundation's own wording or a close restatement of it:
| Item | What the Foundation publishes |
|---|---|
| Size | "an 88-acre" lake (Combined Rules, revised February 2025) |
| Boats | watercraft "not longer than 19 feet", powered by hand, foot, oars, paddles, sails or electric motor (Amenities page) |
| Power boats | "No motorized or power boats shall be permitted on any lake" except maintenance; "Boats with electric motors are permitted" (covenants 7.5(A)) |
| Speed and registration | wake-producing craft 5 mph; motorized craft registered with the Foundation; watercraft labeled with the lot number (Combined Rules) |
| Docks | floating only; Architectural Review Board approval first; 100 square foot deck maximum; registered with the Foundation (Combined Rules) |
| Swimming | "swimming and wading are prohibited"; no diving from docks |
| Fishing | from the shore on Foundation property "at any time"; "catch-and-release only" |
| Boat ramp | Longshore Lake West ramp, by approval, for buying, selling or servicing a watercraft |
| Path | "A 2.6 mile walking path circles the property along Longshore Way" |
| Wildlife | the Rules warn that alligators, snakes and other wildlife may be present |
The lake is a shared Foundation amenity: every one of the 565 homes on the 2026 county roll, in Longshore Lake Units 1 to 5D and in Quail Walk, sits under the same lake rules, whether or not a particular lot touches the water.
The Foundation's Combined Rules and Regulations, revised February 2025, call it "an 88-acre" lake. That is the Foundation's own figure and the only lake size this guide prints. We do not compute a lake size from county map layers, and we do not print a shoreline length, because no Foundation page or governing document read for this guide gives one.
The lake sits at the center of the community, and Longshore Way, the ring road, carries the walking path around the property. For a buyer, the practical questions are less about size and more about what the rules allow on the water and at the shore, which the Foundation publishes in plain terms.
Yes, within the Foundation's limits. The Amenities page says "Watercraft may not be longer than 19 feet and may be powered by hand, foot, oars, paddles, sails or electric motor." In practice, that means paddle craft, pedal craft, small sailboats and small electric boats.
The covenants back this up in section 7.5(A): "No motorized or power boats shall be permitted on any lake" other than maintenance boats, and "Boats with electric motors are permitted." A buyer who owns a gas-powered boat will need to keep it somewhere other than the lake, and the vehicle rules limit where a boat or trailer can sit at the home (it must be fully enclosed in a garage overnight).
No. The covenants bar motorized and power boats on any lake in the community, except boats used for maintenance, and allow boats with electric motors. The Combined Rules add three working rules for anything that can make a wake:
These rules apply to every owner and every tenant. If you plan to bring an electric boat, register it with the Foundation before you launch, and keep the lot-number label current when the boat changes hands.
Yes. The Amenities page says "Fishing from the shore on Foundation property is permitted at any time" and "Fishing is catch-and-release only." Shore fishing on Foundation land is open to owners at any hour under that wording, and every fish goes back into the lake.
Fishing from your own dock or from a small boat follows the same catch-and-release rule. The Foundation does not publish a species list or a stocking program on its public pages, so we do not describe the fish in the lake.
No. The Amenities page says "swimming and wading are prohibited in our Lake", and the Combined Rules add that there is no diving from docks. The Rules also warn that alligators, snakes and other wildlife may be present, which is standard language for a Southwest Florida lake and a sound reason to keep the rule.
For swimming, the Foundation runs a heated community pool at the Club at Longshore Lake, open 365 days a year, weather permitting, from 8 a.m. to sunset.
Yes, under the Combined Rules, with conditions:
Any Collier County permit the work needs is the owner's responsibility, separate from the Board's approval. Whether a specific lot has lake frontage, and whether an existing dock was approved and registered, are questions for the survey, the listing and the Foundation's records for that home.
The Combined Rules name a boat ramp at Longshore Lake West. It is used by approval, for buying, selling or servicing a watercraft, rather than as a daily launch. Ask the Foundation office at (239) 566-2304 for the approval step before you use it.
The Rules also say no watercraft go in the pond by the gatehouse. That pond is separate from the main lake and is not a boating water.
The Amenities page says "A 2.6 mile walking path circles the property along Longshore Way." Longshore Way is the ring road through the community, and the 2026 county roll lists 173 homes on it, more than on any other street.
The path follows the ring road, so it passes the clubhouse area at Phoenix Way and runs through both Longshore Lake Units and Quail Walk streets that meet Longshore Way.
The Foundation carries the lake in its budget. The 2026 budget, dated December 22, 2025, lists a lake management service line of $100,828, irrigation contracts of $31,518 and $50,000 for repair and maintenance of irrigation. Homes connect to the Foundation's master irrigation system, and the owner maintains the system from the gate valve to the home.
How responsibility for lake banks and storm water splits between the Foundation and each lakefront owner is not set out in the Foundation's public pages or the documents read for this guide. Information not available at time of publishing (checked 2026-11-09). Ask the Foundation office for its written position before you buy a lakefront lot, and have your attorney check the governing documents for any bank or shoreline duty.
Longshore Lake's clubhouse, The Club at Longshore Lake at 11399 Phoenix Way, offers eight Har-Tru tennis courts, all lighted, 4 lighted pickleball courts, a fitness center open 5:30 a.m. to 10:00 p.m. daily, a heated pool open 365 days a year, a bar and main dining room, and a 2.6 mile walking path, all run by the Longshore Lake Foundation.
Data updated: November 2026 (Longshore Lake Foundation Amenities, Tennis, Pickleball, Social and Dining and Dining Membership pages, read November 9, 2026; Longshore Lake Foundation covenants).
We read the Foundation's Tennis, Pickleball, Amenities and Social and Dining pages on November 9, 2026. The club table restates what those pages publish:
| Amenity | What the Foundation publishes (checked 2026-11-09) |
|---|---|
| Clubhouse | The Club at Longshore Lake, 11399 Phoenix Way; the Bar and the Main Dining Room, with a view of the pool and the lake |
| Tennis | eight Har-Tru courts, all lighted for evening play; USPTA Certified professional; lockers and showers; the Pub Lounge with an outdoor patio; Tennis Center (239) 566-2783 |
| Pickleball | 4 dedicated courts, lighted; 8:00 a.m. to 9:00 p.m. every day; reservations 3 days ahead, up to 90 minutes a session; $10 guest fee per reservation, waived for visiting houseguests of residents; no non-resident pickleball memberships |
| Fitness center | 5:30 a.m. to 10:00 p.m. daily; card access outside clubhouse hours; 2 treadmills, 2 elliptical trainers, 2 recumbent bikes, 1 Airdyne bike, 6 Cybex strength pieces, dumbbells, benches, a battle rope |
| Pool | heated, "365 days a year", weather permitting, 8 a.m. to sunset; deck tables with umbrellas |
| Dining (off season) | Wednesday, Thursday and Friday evenings, lunch and dinner; Saturday happy hours 4:00 p.m. to 7:00 p.m. with the Pub menu; last call 7:50 p.m.; "All days and times are subject to change" |
| Dining program | "Dining Associate" membership application and fee document linked from the Dining Membership page (fees not printed) |
| Events | Upcoming Events, Tennis Event Calendar and Pickleball Calendar pages; Private Events pages (names only) |
| Walking path | 2.6 miles along Longshore Way |
| Golf | none |
The club is part of the Foundation, not a separate club company with its own membership sale: the same Longshore Lake Foundation, Inc. that collects the quarterly dues runs the courts, the pool, the fitness center and the dining room.
The Club at Longshore Lake is the Foundation's name for its clubhouse at 11399 Phoenix Way, Naples FL 34119, and the amenities around it. Searchers looking for "the club at longshore lake naples fl" or the "longshore lake clubhouse naples fl" are looking for the same building.
Inside are the Bar and the Main Dining Room, with a view of the pool and the lake. The Foundation's About page describes "a lakefront community pool" beside it. The tennis center, the pickleball courts and the fitness center are part of the same club, and the Foundation's main office line is (239) 566-2304.
Eight. The Foundation's Tennis page lists eight Har-Tru courts, all lighted for evening play.
The same page says "Longshore Lake is an active tennis community", which is the Foundation's description of its own program. For searchers of "longshore lakes tennis naples fl" or "longshore lake naples tennis", the Tennis Center line is (239) 566-2783.
The Tennis page lists a USPTA Certified professional on staff for private lessons, group lessons and strategy clinics. Organized play includes:
The tennis center has men's and women's lockers and showers and the Pub Lounge, with indoor seating and an outdoor patio. The page also links a Professional Tennis Affiliate License Form by name; this guide does not describe its terms.
Yes. The Foundation's Pickleball page says "Longshore Lake has 4 dedicated pickleball courts", with outdoor lighting for evening play. The courts are open 8:00 a.m. to 9:00 p.m. every day.
Open play times are set by the Court Sports Director, and the page names two outside leagues that play at Longshore Lake: the Southwest Florida league and PaddleWar's. The courts are dedicated pickleball courts, not lines painted on tennis courts.
The Pickleball page sets out the working rules:
The $10 guest fee is the only club charge this guide prints, because it is the only one the Foundation's public pages state.
The Amenities page says the fitness center is "open from 5:30 a.m. to 10:00 p.m. daily", with electronic card access outside clubhouse hours. The published equipment list is:
The Foundation's pet rules add that no pets are allowed in the fitness center.
The Amenities page says the community pool is "heated and available for your use 365 days a year", weather permitting, "from 8 a.m. to sunset." The pool deck has tables with umbrellas, and the Foundation's About page calls it "a lakefront community pool."
Swimming in the lake itself is prohibited, so the heated pool is where owners swim.
The Social and Dining page posts Off Season hours and says "All days and times are subject to change." As read on November 9, 2026:
The Foundation also posts Private Events pages; this guide names them only. Check the Social and Dining page for in-season days before you plan around them.
Longshore Lake's covenants make food, beverage and tennis 'house' charges billed to the members who use them, separate from the quarterly Foundation dues; the dining program's own fees are in a Foundation document this guide does not print.
The Dining Membership page describes a "Dining Associate" program and links a membership and fees document. The Tennis page links a Professional Tennis Affiliate License Form by name. We print no dining or tennis fee; ask the Foundation office for the current schedule if you plan to use either program.
Longshore Lake has no golf course; the Foundation's pages list the lake, tennis, pickleball, a fitness center, a heated pool, dining and a 2.6 mile walking path.
Searchers who type "longshore lake country club naples fl" are usually looking for the Club at Longshore Lake, which is the Foundation's clubhouse, not a golf club. Because Longshore Lake has no golf course, buyers who want golf on the property compare other communities in our Naples golf communities guide.
Longshore Lake is run by Longshore Lake Foundation, Inc., the homeowners association for all 565 homes in Longshore Lake Units 1 to 5D and Quail Walk, which also runs the Club at Longshore Lake. KW Property Management manages it, and its covenants, By-Laws, Combined Rules and Architectural Review Board rules govern every home under Florida's Chapter 720.
Data updated: November 2026 (Longshore Lake Foundation Realtor Documents and Club Management Team pages, read November 9, 2026; Longshore Lake Foundation 2024 governing documents and Combined Rules; Florida Statutes Chapter 720).
We read the Foundation's Realtor Documents page on November 9, 2026, with its 2024 governing documents, its Combined Rules and Regulations and its 2026 budget, and we read the Florida statutes for homeowners associations (s. 720.401, s. 720.30851, s. 720.3035, s. 720.3075). The governance layers look like this:
| Layer | Who | What is published | Law |
|---|---|---|---|
| Owners' association and club | Longshore Lake Foundation, Inc. (all 565 homes; one quarterly rate) | 2026 dues, capital contribution and transfer fees; 2026 budget; governing documents; Combined Rules; sales and lease applications (Realtor Documents page) | Chapter 720 (homeowners associations) and the recorded covenants |
| Management | KW Property Management (Club Management Team page; budget header) | main office line (239) 566-2304 | |
| Architectural Review Board | the Foundation's ARB | ARB rules; 30-day answer rule | the covenants, section 4 |
| Neighborhoods | sub-areas under a recorded Neighborhood Covenant (definition in the covenants) | whether any adds an assessment is not published | the covenants' order of priority |
Longshore Lake Foundation, Inc. is the owners' association for every Longshore Lake home: all 474 homes in Longshore Lake Units 1 to 5D and all 91 in Quail Walk Phases 1 to 4. The Foundation's 2026 budget carries one unit type, "All Units", 565 homes, at one quarterly rate.
The Foundation also runs the Club at Longshore Lake, so the same board and staff that collect the dues operate the gatehouse, the lake program, the courts, the pool, the fitness center and the dining room. Searchers of "longshore lake foundation" and "longshore lake foundation naples" are looking for this one association.
The Realtor Documents page and the documents posted with it list the governing set:
The 2024 governing documents are posted as one file. The By-Laws adopted in May 2023 set the Foundation's fine cap.
The Foundation's Club Management Team page and its 2026 budget header name KW Property Management as the management company. The Foundation's main office line is (239) 566-2304, listed on its Directions page.
We do not print the names of staff, board members or officers. For a specific question about a home, a lease or an application, call the main office line and ask for the right desk.
Under the covenants, each owner, by accepting the deed, covenants to pay annual and special assessments and "house" charges such as food, beverage and tennis, billed to the members who use them. Three consequences follow:
That joint liability is why the estoppel certificate matters: it states what is owed on the home before the money changes hands.
The covenants set two tests. New capital improvements funded by special assessment need a Board majority. Special assessments of more than one-sixth of the annual assessment in a fiscal year need a majority of members voting at a meeting with a quorum.
The covenants also say the Foundation may sign a bulk cable or satellite contract only with majority owner approval of the proposed contract, and the 2026 budget carries no such charge. No special assessment appears on the Realtor Documents page or in the 2026 budget as of November 9, 2026.
The governing documents define a "Neighborhood" as a sub-area under a recorded Neighborhood Covenant, and they set an order of priority among the covenants, the Neighborhood Covenants and the rules. The Realtor Documents page links the Neighborhood Covenants with the General Covenants, Articles and By-Laws.
Whether any recorded Neighborhood Covenant adds an assessment for Quail Walk or for any Longshore Lake Unit is not stated in the Foundation's public pages or its 2026 budget, which charges one rate to all 565 homes. Information not available at time of publishing (checked 2026-11-09). Ask the title company to list any recorded Neighborhood Covenant in the title commitment for the specific home, and read it with your attorney before the inspection period ends.
Longshore Lake is a single-family community, so the Foundation is a homeowners association under Chapter 720 of the Florida Statutes, not a condominium association. Three sections matter most at a sale:
The roll shows no condominium at Longshore Lake, so condominium law does not apply.
The Foundation posts its buyer and agent documents on its Realtor Documents page:
The page says "As required, please provide your buyer/tenant with the Rules and Regulations and the General Covenants." Download your own copies early in a purchase.
Longshore Lake HOA fees are published: the Longshore Lake Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, and its 2026 budget splits that into $1,076 for operations and $342 for reserves, one rate for all 565 homes in Longshore Lake Units 1 to 5D and Quail Walk (checked 2026-11-09).
Data updated: November 2026 (Longshore Lake Foundation Realtor Documents page, checked November 9, 2026; Longshore Lake Foundation 2026 budget; Longshore Lake Foundation covenants).
Every Longshore Lake home belongs to Longshore Lake Foundation, Inc.: the Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, a $4,500 capital contribution fee due from the buyer at closing and a $150 transfer fee paid with the sales application (checked 2026-11-09).
The Foundation's 2026 budget shows what the $1,418 quarterly dues pay for: the staffed gatehouse, administrative and maintenance payroll, the maintenance contract, Foundation insurance, electricity, lake management, the master irrigation system, streets, sidewalks and street lights, the community pool and a fully funded reserve, with food and beverage and tennis operations running at a net loss the budget carries. The 2026 budget is dated December 22, 2025, and the Realtor Documents page posts it as the 2026 Approved Budget.
| Charge | Amount | When and who | Source |
|---|---|---|---|
| Foundation dues, 2026 | $1,418 a quarter ($1,076 operating plus $342 reserves) | every owner, every quarter | Realtor Documents page; 2026 budget |
| Capital contribution fee | $4,500 | from the buyer, collected at closing; effective January 1, 2023 | Realtor Documents page |
| Transfer fee | $150 | by check with the Sales Application | Realtor Documents page |
| Estoppel certificate | quoted by HomeWiseDocs at the time of the request | ordered for the closing | Realtor Documents page |
| Tenant application | $150 application fee plus $50 background check per applicant 18 and over | paid by the tenant by check | Realtor Documents page |
The Foundation's Realtor Documents page lists "2026 Quarterly Dues: $1418", which is $1,418 a quarter. Paid in four quarterly payments, that comes to $5,672 a year.
For searchers of "longshore lake naples hoa fees" and "longshore lake naples fl hoa fees", that is the whole recurring Foundation charge for 2026: one rate, one association, for every home in Longshore Lake Units 1 to 5D and Quail Walk. The 2026 budget shows the quarterly figure is the same as in 2025. Dining and tennis use is billed separately, as house charges to the members who use them.
The Foundation's 2026 budget splits each $1,418 quarterly payment into $1,076 for operations and $342 for reserves. The budget's operating lines include the gatehouse service, administrative and maintenance payroll, the maintenance contract, casualty and liability insurance for the Foundation's own property, electricity, lake management, the master irrigation system, and repair and maintenance of streets and sidewalks.
The budget has no cable, internet or community development district line, so the dues do not pay for a cable or internet package. The Foundation's insurance line covers Foundation property, not your house: your own homeowner policy is a separate cost.
Yes. The Foundation's 2026 budget carries one unit type, "All Units", 565 homes, at one quarterly rate of $1,418. The 91 Quail Walk homes pay the same quarterly dues as the 474 homes in Longshore Lake Units 1 to 5D, and the budget shows no separate Quail Walk tier.
No separate Quail Walk association appears in the Foundation's documents or budget read for this guide. A buyer still asks the title company whether any recorded Neighborhood Covenant applies to the specific home.
The Realtor Documents page lists a "$4500 Capital Contribution Fee (collected at closing, effective 1/1/23)." It is $4,500, due from the buyer at closing, in effect since January 1, 2023, and it is separate from the quarterly dues. The Board resets it by resolution after a biannual review.
The governing documents list exemptions, including:
The purchase contract should say who pays it, and the closing agent needs it in the figures.
The Realtor Documents page lists a "$150 Transfer Fee (paid with Sales Application)." The buyer pays it by check with the Foundation's sales application, and the application is returned "at least 14 days prior to closing."
The application is mailed or delivered in person, not emailed or faxed. Plan the timing early in the contract period: a late application can push a closing date.
Order the estoppel certificate. The Foundation's Realtor Documents page routes estoppel requests through HomeWiseDocs, and s. 720.30851 requires a homeowners association to issue an estoppel certificate for a parcel within 10 business days. The certificate states what is owed on the home, including any assessment due.
The Foundation does not publish the estoppel fee on its public pages; HomeWiseDocs quotes it at the time of the request. Information not available at time of publishing (checked 2026-11-09). Before the contract, the seller also owes the buyer the disclosure summary under s. 720.401.
No special assessment appears on the Foundation's Realtor Documents page or in its 2026 budget (checked 2026-11-09); the covenants require a member vote for special assessments above one-sixth of the annual assessment in a fiscal year, and the estoppel certificate lists any assessment due.
The 2026 budget reads "PRESENTED WITH FULLY FUNDED RESERVES" and carries a reserve contribution of $772,920 for 2026. Read the estoppel for the specific home before closing.
A Longshore Lake buyer should budget for the $4,500 capital contribution fee the Foundation collects from the buyer at closing, the $150 transfer fee paid with the sales application, the estoppel certificate ordered through HomeWiseDocs, and the first quarterly dues of $1,418; ask the Foundation and the closing agent for each figure in writing before you sign.
These are the Foundation charges named on its Realtor Documents page. Title, lender and recording costs sit on the closing statement as in any Florida purchase, and the contract decides who pays each one.
No. Longshore Lake's covenants make food, beverage and tennis 'house' charges billed to the members who use them, separate from the quarterly Foundation dues; the dining program's own fees are in a Foundation document this guide does not print.
The Foundation's 2026 budget carries the food and beverage and tennis operations, including their net losses, inside the Foundation's own accounts. What an owner sees on a monthly statement is what that owner used.
List each item separately; the Foundation's Realtor Documents page and its 2026 budget publish the Foundation charges:
Your own first-year figure depends on the home, your tax assessment and your insurance quotes; we add it up with you before an offer.
Selling a home at Longshore Lake? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Longshore Lake? Call Marc at (239) 287-5873, or read about how we represent buyers.
Longshore Lake homes can be leased with Foundation approval: the Foundation's covenants set a minimum lease of ninety continuous days, allow no more than three leases of a home in a calendar year and require the whole home to be leased, and tenants pay a $150 application fee plus $50 per applicant 18 and over.
Data updated: November 2026 (Longshore Lake Foundation covenants and Combined Rules, revised February 2025; Realtor Documents page, checked November 9, 2026; sales and lease applications).
We read the Foundation's covenants, its Combined Rules and Regulations, and its sales application and lease application. The main rules a buyer meets in the first year:
| Topic | Rule (Foundation covenants, Combined Rules and applications) |
|---|---|
| Lease minimum | "ninety continuous (90) days" (covenants 12.4(A)) |
| Leases per year | no more than three in a calendar year, counted in the year the lease begins |
| What is leased | only the entire home |
| Tenant fees | $150 application fee plus $50 background check per applicant 18 and over, by check |
| Lease decision | within 14 days of a complete application |
| Pets | usual and non-exotic household pets in reasonable numbers; leashed or carried outside an unfenced parcel |
| Vehicles | personal vehicles in garages when not in use; listed vehicle types only overnight if fully enclosed in a garage |
| Purchase approval | Sales Application and $150 transfer fee at least 14 days before closing |
| Fines | capped by the By-Laws adopted May 2023 |
Yes, with Foundation approval. Searchers of "longshore lake naples rentals" and "longshore lake naples fl rentals" will find that the covenants set a minimum lease of "ninety continuous (90) days", a limit of three leases of a home in a calendar year, and a whole-home rule: no room rentals.
The lease needs prior written Foundation approval and includes the Foundation's lease addendum. Anyone 18 or older occupying the home 14 or more consecutive days is treated as a tenant for approval. The 90-day minimum rules out stays shorter than 90 days, and the Rules bar advertising a home for under 90 continuous days.
Ninety continuous days, under section 12.4(A) of the covenants. The next lease of the same home starts no sooner than 90 days after the last one began, which is how the three-a-year limit and the 90-day minimum work together.
The Combined Rules add that a home may not be advertised for lease for any period under 90 continuous days. An owner who plans to lease should build the calendar around those two rules before signing anything.
Three. The covenants allow a home to be leased no more than three times in a calendar year, and a lease counts in the year it begins. Only the entire home may be leased.
Each lease is a separate approval: the tenant files the Foundation's lease application, pays the tenant fees and receives the Foundation's decision before moving in.
The Foundation's Realtor Documents page lists tenant administrative fees of a "$150 Application Fee" and a "$50 Background Check (Per Applicant age 18 and over)", paid by the tenant by check. One application is filed per tenant over 18.
The Foundation decides within 14 days of a complete application. If pets will live in the leased home, the application asks for vaccination records. Allow those 14 days in the move-in date.
Yes. The covenants allow dogs, cats, caged birds and other "usual and non-exotic household pets" in reasonable numbers, none kept or bred for commercial purposes. The Combined Rules add the working rules:
The documents read for this guide do not set a breed list or a weight limit.
Not overnight in the driveway, with limits. The Combined Rules ask that personal vehicles be kept in garages when not in use. No commercial vehicle, recreational vehicle, motorcycle, boat, trailer, camper or mobile home may be parked overnight unless it is fully enclosed in a garage, with limited one-night passes.
The Rules note that state law, s. 720.3075, limits the covenant for pickup trucks and certain work vehicles in driveways: confirm a specific vehicle with the Foundation. The design standard requires an enclosed garage for at least two cars.
Yes. Every Longshore Lake purchase needs Longshore Lake Foundation approval: the buyer returns the Sales Application with a $150 transfer fee by check at least 14 days before closing, the Board acts within 20 days of a complete notice, silence for 20 days counts as approval, and a Certificate of Approval goes to the closing agent.
The covenants ask for written notice at least 30 days before a proposed transfer. The Certificate of Approval goes to the closing agent once the Foundation receives the warranty deed, and the new owner's account is set up within 3 business days of the deed being emailed.
The Combined Rules cap fines at $100 a day and $3,000 per occurrence, under the By-Laws adopted in May 2023.
The practical point for a buyer is the estoppel certificate: any amount owed on the home shows there, and the buyer is jointly and severally liable with the seller for unpaid assessments due before closing.
The Combined Rules cover the day-to-day items buyers ask about:
Longshore Lake owners can change roofs, paint, pools, fences, driveways and docks only with the Foundation's Architectural Review Board approval: roofs must be tile, aluminum or approved metal, every exterior color needs approved samples, above-ground pools and chain link fences are not allowed, and docks are floating only, with a 100 square foot deck.
Data updated: November 2026 (Longshore Lake Foundation covenants, section 4, and Combined Rules, revised February 2025; Florida Statutes s. 720.3035).
Exterior work at Longshore Lake goes to the Foundation's Architectural Review Board first: the Board answers a complete submission within 30 days, roofs must be tile, aluminum or approved metal rather than asphalt shingle, and every exterior paint color needs approved samples; get the Board's written approval and any Collier County permit before work begins.
The Architectural Review Board rules sit in the Foundation's 2024 governing documents and its Combined Rules and Regulations. The main items:
| Change | What the Foundation requires |
|---|---|
| Roof | ARB approval for any new or replacement roof; tile, aluminum or approved metal; no asphalt shingle |
| Paint | ARB approves every exterior color with samples, including a same-color repaint; no repeated combination beside or in front |
| Driveway | material, color or shape changes need approval; no black asphalt |
| Pool | plans and screen enclosures to the ARB; above-ground pools prohibited; no draining pool water into the lake |
| Fence | four-foot fences inside setbacks, not on the property line; no chain link |
| Hedges | 14 feet maximum |
| Shutters | metal, fabric or clear plastic shutters may stay up June 1 to November 30 |
| Satellite dish | up to one meter without ARB approval |
| Dock | floating only, ARB approval, 100 square foot deck maximum, registered |
Under section 4 of the covenants, the Architectural Review Board answers a complete submission within 30 days, and no answer within 30 days counts as approval. Appeals go to the Foundation's Board.
Owners do not contact ARB or Board members about a pending application; the submission speaks for itself. Send complete plans, samples and contractor details with the application, and keep the written approval with the home's records: buyers and their agents ask for it at resale.
No. Longshore Lake's Combined Rules do not allow asphalt shingle roofs: a new or replacement roof needs Architectural Review Board approval and must be tile, aluminum or approved metal, so a buyer of a shingle-roofed home plans for that material at re-roofing.
An owner with a shingle roof today replaces it with tile or metal when it is time to re-roof. The rule applies at replacement, which is why the roof's covering and its last replacement date belong on every buyer's first list of questions.
Yes, even in the same color. The Combined Rules say the ARB approves every exterior color with samples, including a repaint in the existing color.
A color combination may not repeat on the homes to either side or the home in front. Bring the ARB your samples and, if possible, photos of the neighboring homes, so the Board can check the combination quickly.
Yes, with ARB approval. Pool and screen-enclosure plans go to the Architectural Review Board before work begins, together with any Collier County permit the work needs.
Above-ground pools are prohibited, and pool water may not be drained into the lake. The 2026 county roll file read for this guide does not carry pool rows for Longshore Lake, so we do not print a pool count; whether a specific home has a pool is a listing and inspection question.
The Combined Rules allow four-foot fences of the kinds they list, placed inside the setbacks and not on the property line. Chain link is not allowed. Hedges are limited to 14 feet.
Any fence goes through the ARB first. For a pet owner, that matters twice over: the pet rules require a leash outside an unfenced parcel, so the fence plan and the pet plan go together.
The Combined Rules let metal, fabric or clear plastic shutters stay up June 1 to November 30. State law adds a floor: under s. 720.3035(6), an association may not deny conforming hurricane protection, though it may set color and style standards.
Impact windows and doors change the home's exterior, so they go through the ARB as exterior changes. Keep the approval and the product paperwork: a wind mitigation inspector looks for opening protection.
Driveway changes in material, color or shape need ARB approval, and black asphalt is not permitted.
A dock is floating only, needs ARB approval first, is limited to a 100 square foot deck and is registered with the Foundation. County permits for the dock are the owner's responsibility.
Contractors register at the gatehouse. The Combined Rules limit powered tools and gas landscaping equipment to 7:00 a.m. to 6:00 p.m. Monday to Friday and 8:00 a.m. to 3:00 p.m. Saturday, with no work on Sundays or national holidays.
Satellite dishes up to one meter go up without ARB approval; most other exterior work does not. Collier County permits are the owner's responsibility, and the irrigation system from the gate valve to the home is the owner's to maintain, so ask your contractor to protect it.
Longshore Lake recorded 33 qualified sales in the 12 months to October 16, 2026, from $428,000 to $1,330,000 at an $850,000 median; 25 of them were in Longshore Lake Units 1 to 5D at an $875,000 median, and 8 were in Quail Walk, from $428,000 to $711,500, too few for a median.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis).
We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes through mid-October 2026: 153 qualified sales in the last 60 months. The windows are October 17, 2025 to October 16, 2026 (last 12 months), October 17, 2024 to October 16, 2025 (prior 12 months) and October 17, 2021 to October 16, 2026 (60 months).
| Window | All homes: sales, range, median | Longshore Lake Units 1 to 5D: sales, range, median | Quail Walk Phases 1 to 4 |
|---|---|---|---|
| Last 12 months | 33 sales, $428,000 to $1,330,000, median $850,000 | 25 sales, $545,000 to $1,330,000, median $875,000 | 8 sales: $428,000, $505,400, $520,000, $555,000, $577,000, $589,000, $600,000, $711,500 (no median) |
| Prior 12 months | 25 sales, $520,000 to $1,500,000, median $800,000 | 22 sales, $525,000 to $1,500,000, median $858,150 | 3 sales: $520,000, $560,000, $560,000 (no median) |
| 60 months | 153 sales, $428,000 to $1,535,000, median $857,000 | 128 sales, $525,000 to $1,535,000, median $900,000 | 25 sales, $428,000 to $855,000, median $589,000 |
Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026.
In the last 12 months, Collier County recorded 33 qualified sales at Longshore Lake, from $428,000 to $1,330,000, at an $850,000 median. The community figure always needs the section split behind it: 25 of the 33 sales were in Longshore Lake Units 1 to 5D at an $875,000 median, and 8 were in Quail Walk, from $428,000 to $711,500, with no median printed for a set under 10.
The two sections differ on the 2026 roll: median lots of 0.31 acre in the Units and 0.17 acre in Quail Walk. A single community median blends both, so we price a specific home against its own section and plat.
Longshore Lake Units 1 to 5D recorded 25 qualified sales in the last 12 months, from $545,000 to $1,330,000, at an $875,000 median. Over 60 months, the Units hold 128 qualified sales from $525,000 to $1,535,000 at a $900,000 median.
The Units span nine plats, from the larger-lot Units 1 to 4 to the smaller-lot Units 5A to 5D, so the Units median also blends different lots. Five of the last 12 months' sales were $1,175,000 or more, all in Longshore Lake Units.
Quail Walk Phases 1 to 4 recorded 8 qualified sales in the last 12 months: $428,000, $505,400, $520,000, $555,000, $577,000, $589,000, $600,000 and $711,500. Eight sales is under our 10-sale threshold, so no 12-month median prints.
Over 60 months, Quail Walk holds 25 qualified sales from $428,000 to $855,000 at a $589,000 median. Quail Walk homes sit on median 0.17 acre lots on the 2026 roll and pay the same $1,418 quarterly Foundation dues as every other home.
The county file's qualified sales, sorted by price, without dates:
Four Units sales recorded at $850,000, the same figure as the community median. A price list shows the spread a median hides.
Side by side: the last 12 months hold 33 qualified sales at an $850,000 median, 25 of them in Longshore Lake Units at an $875,000 median and 8 in Quail Walk. The prior 12 months hold 25 qualified sales at an $800,000 median, including a $1,500,000 sale, with 22 in Longshore Lake Units at an $858,150 median and 3 in Quail Walk at $520,000, $560,000 and $560,000.
Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
The 60-month file, October 17, 2021 to October 16, 2026, holds 153 qualified sales from $428,000 to $1,535,000 at an $857,000 median. Longshore Lake Units hold 128 of them at a $900,000 median, and Quail Walk holds 25 at a $589,000 median.
The highest qualified sale in 60 months is $1,535,000, in Longshore Lake Units, and the lowest is $428,000, in Quail Walk. Sixty months is the window where every section carries a median, which is why we lean on it when a plat's 12-month sample is thin.
All Longshore Lake homes, qualified recorded sales over $100,000; the 2026 row covers January 1 to October 16, 2026, and the mix of Units and Quail Walk homes differs each year.
| Year | Sales | Median | Low | High |
|---|---|---|---|---|
| 2017 | 35 | $482,000 | $285,900 | $950,000 |
| 2018 | 41 | $500,000 | $300,000 | $915,000 |
| 2019 | 40 | $446,000 | $262,500 | $789,000 |
| 2020 | 39 | $525,000 | $363,000 | $1,150,000 |
| 2021 | 49 | $655,000 | $390,000 | $1,100,000 |
| 2022 | 23 | $900,000 | $549,000 | $1,535,000 |
| 2023 | 38 | $985,250 | $550,000 | $1,505,500 |
| 2024 | 27 | $899,000 | $529,000 | $1,450,000 |
| 2025 | 29 | $700,000 | $505,400 | $1,500,000 |
| 2026 | 26 | $850,000 | $428,000 | $1,330,000 |
Years before 2022 describe a different market, so they show the record, not today's prices.
How many homes sold at Longshore Lake last year? The 2025 row holds 29 qualified recorded sales. In the 2017 to 2026 table, 2021 holds the most sales (49) and 2022 the fewest (23).
August 27, 2026. The county file used for this guide runs through October 16, 2026, and it counts only qualified recorded sales over $100,000; a sale the county has not yet marked as qualified is not in the figures.
A sale that closed in September or October 2026 may not yet show as a qualified sale in the file. When we value a specific Longshore Lake home, we check for those newer recordings as part of the work.
Multiple Listing Service fields such as asking price, days on market, active listings, living area and the association fee field are not printed in this guide (checked 2026-11-09); every price figure here is a Collier County qualified recorded sale.
Asking prices are what sellers hope for; recorded sales are what buyers paid. For homes on the market today, see current Longshore Lake listings on our Domain Realty Group team's site, and ask us how a specific asking price sits against the recorded sales in its plat.
Selling a home at Longshore Lake? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Longshore Lake? Call Marc at (239) 287-5873, or read about how we represent buyers.
Longshore Lake prices by plat come from Collier County qualified recorded sales. No Longshore Lake plat recorded 10 qualified sales in the last 12 months, so each plat's short-window figures are counts and price lists; every plat group except Unit 4 holds enough sales over 60 months to carry a median.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll).
We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes through mid-October 2026, 153 qualified sales in the last 60 months, and sorted each one into its plat group. The last 12 months run October 17, 2025 to October 16, 2026; the prior 12 months run October 17, 2024 to October 16, 2025; the 60 months run October 17, 2021 to October 16, 2026. The county file groups Units 5A to 5D and Quail Walk Phases 1 to 4 as one row each.
These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026.
Selling a home at Longshore Lake? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072.
Buying at Longshore Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Unit 1 holds 117 single-family homes on the 2026 county roll, with residence years from 1988 to 2017 (median 1990) and a median lot of 0.32 acre. It holds both the first (1988) and the newest (2017) residence years at Longshore Lake.
Unit 1 recorded 4 qualified sales in the last 12 months: $760,000, $944,500, $950,000 and $965,000, too few for a median. In the prior 12 months it recorded 5: $525,000, $750,000, $790,000, $800,000 and $930,000. Over 60 months it holds 33 qualified sales, from $525,000 to $1,450,000, at a median of $900,000. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
Unit 2 is the largest Longshore Lake plat, 155 single-family homes on the 2026 county roll, with residence years from 1989 to 2007 (median 1993) and a median lot of 0.32 acre. A few Unit 2 courts carry median lots of 0.38 acre, the largest court medians in the community.
Unit 2 recorded 8 qualified sales in the last 12 months: $799,000, $840,000, $850,000, $900,000, $980,000, $1,000,000, $1,175,000 and $1,320,000. In the prior 12 months it recorded 6: $795,000, $826,300, $950,000, $980,000, $1,150,000 and $1,250,000. Over 60 months it holds 44 qualified sales, the most of any Longshore Lake plat group, from $657,500 to $1,475,000, at a median of $985,000. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
Unit 3 holds 105 single-family homes on the 2026 county roll, with residence years from 1991 to 2006 (median 1996) and a median lot of 0.33 acre, the largest median lot among Units 1, 2 and 3.
Unit 3 recorded 8 qualified sales in the last 12 months: $823,000, $850,000, $850,000, $850,000, $980,000, $1,290,000, $1,300,000 and $1,330,000. The $1,330,000 sale is the highest qualified sale in the community's last-12-month file. In the prior 12 months Unit 3 recorded 6: $890,000, $930,000, $1,100,000, $1,300,000, $1,430,000 and $1,500,000. Over 60 months it holds 26 qualified sales, from $690,000 to $1,505,500, at a median of $1,150,000, the highest 60-month median of any Longshore Lake plat group. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
Unit 4 is a single court of 14 single-family homes on the 2026 county roll, with residence years from 2000 to 2004 (median 2002) and the largest median lot in the community, 0.34 acre. It also carries the highest homestead share of any plat, 13 of its 14 homes.
Unit 4 recorded 1 qualified sale in the last 12 months, at $875,000, and no qualified sale in the prior 12 months. Over 60 months it holds 4 qualified sales: $875,000, $1,000,000, $1,220,000 and $1,535,000, too few for a median. The $1,535,000 sale is the highest qualified sale in Longshore Lake's 60-month file. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
Units 5A to 5D hold 83 single-family homes on the 2026 county roll across five small plats: Unit 5A (10 homes, 1993 to 1994, median lot 0.18 acre), Unit 5B1 (2 homes, 1996 to 1997, 0.22 acre), Unit 5B2 (20 homes, 1996 to 2005, median 1998, 0.245 acre), Unit 5C (29 homes, 1999 to 2006, median 2002, 0.18 acre) and Unit 5D (22 homes, 1999 to 2006, 0.21 acre). The county sales file groups the five plats as one row.
Units 5A to 5D recorded 4 qualified sales in the last 12 months: $545,000, $610,000, $622,000 and $700,000. In the prior 12 months they recorded 5: $530,000, $550,000, $582,500, $590,000 and $630,000. Over 60 months they hold 21 qualified sales, from $530,000 to $825,000, at a median of $640,000, on lots with medians of 0.18 to 0.245 acre. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
Quail Walk Phases 1 to 4 hold 91 single-family homes on the 2026 county roll: Phase 1 (27 homes), Phase 2 (23), Phase 3 (20) and Phase 4 (21), with residence years from 1989 to 2015 (median 1997) and a median lot of 0.17 acre. Quail Walk Phase 1 carries the smallest median lot at Longshore Lake, 0.14 acre. The county sales file groups the four phases as one row.
Quail Walk recorded 8 qualified sales in the last 12 months: $428,000, $505,400, $520,000, $555,000, $577,000, $589,000, $600,000 and $711,500, too few for a median. In the prior 12 months it recorded 3: $520,000, $560,000 and $560,000. Over 60 months it holds 25 qualified sales, from $428,000 to $855,000, at a median of $589,000, the lowest 60-month median of any Longshore Lake plat group; the $428,000 sale is the lowest qualified sale in the community's 60-month file. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
For anyone searching "quail walk naples fl", these are Quail Walk's recorded prices; it pays the same $1,418 quarterly Foundation dues as every Longshore Lake home.
In the last 12 months, Units 2 and 3 recorded the most qualified sales, 8 each, and Quail Walk also recorded 8 as a four-phase group. Unit 4 recorded the fewest, 1. Over 60 months, Unit 2 holds the most qualified sales (44), followed by Unit 1 (33), Unit 3 (26), Quail Walk Phases 1 to 4 (25), Units 5A to 5D (21) and Unit 4 (4).
On medians, Unit 3's 60-month median ($1,150,000) is the highest and Quail Walk's ($589,000) the lowest. Unit 2's 60-month median is $985,000 and Unit 1's $900,000, while Units 5A to 5D carry a 60-month median of $640,000 on lots with medians of 0.18 to 0.245 acre. Unit 4's 60-month list holds the highest qualified sale in the file ($1,535,000).
No Longshore Lake plat recorded 10 qualified sales in the last 12 months, so each plat's short-window figures are counts and price lists; every plat group except Unit 4 holds enough sales over 60 months to carry a median. That makes the 60-month median the anchor, and the last-12-month list the check against it.
Then we work through the house: lot size (median lots run from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4), residence year (1988 to 2017 on the 2026 roll, which drives roof, four-point and wind mitigation questions), and roof material, since Longshore Lake's Combined Rules do not allow asphalt shingle roofs and a tile or metal roof answers a question a buyer would otherwise price in. We never quote a 2026 county roll just value as a price.
Longshore Lake tax bills all start from one rate: every home sits in Collier County millage area 98 at 9.3696 total mills for 2026. The median 2026 total tax on all 565 homes is $5,214.70, and no community development district appears among the 2026 taxing authorities, so bills differ by taxable value and exemptions, not by rate.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 98).
We read the 2026 county tax roll for all 565 Longshore Lake homes. The roll groups the 2026 levies for millage area 98 this way:
| Levy group (2026, millage area 98) | Mills |
|---|---|
| County | 3.8969 |
| School | 4.1470 |
| Municipal (no city levy) | 0.0000 |
| Other districts (the roll file groups the remaining levies here) | 1.3257 |
| Total | 9.3696 |
At 9.3696 mills, each $1,000 of taxable value adds $9.3696 to the ad valorem bill, so $100,000 of taxable value carries $936.96.
No community development district appears among the 2026 taxing authorities for Longshore Lake's millage area 98, and the Foundation's 2026 budget carries no district line; the 2026 roll shows a $269.77 non-ad valorem charge on 564 of the 565 homes.
The 2026 Collier County roll groups the taxing authorities for Longshore Lake's millage area 98 into four lines. The county levy is 3.8969 mills. The school levy is 4.1470 mills. The municipal levy is 0.0000 mills, because Longshore Lake sits in unincorporated Collier County and pays no city levy. The remaining levies are grouped as "other districts" at 1.3257 mills. Together they total 9.3696 mills.
The roll file does not split the "other districts" line, so we name no single authority in it; a home's tax bill lists each one.
All 565 Longshore Lake homes sit in one millage area, 98, on the 2026 roll. A millage area is the set of taxing authorities that apply to a property, and one area means one total rate: 9.3696 mills for every Longshore Lake home, whether it is in Unit 1, Unit 5C or Quail Walk Phase 4.
So two Longshore Lake bills differ only by taxable value and exemptions: a homesteaded house held for years under the Save Our Homes cap can carry a lower bill than a similar house bought recently. The rate is set each year; 9.3696 mills is the 2026 figure.
For anyone searching "longshore lake naples property taxes", the median 2026 total tax across all 565 Longshore Lake homes is $5,214.70 on the Collier County roll. In Longshore Lake Units 1 to 5D the median is $5,441.16; in Quail Walk Phases 1 to 4 it is $4,069.35. The Longshore Lake Units median is higher than the Quail Walk median, which follows the larger lots and higher just values in Units 1 to 4.
A median is the middle bill on the roll, not your bill: a buyer's taxable value is reset after a purchase.
The 2026 roll gives each plat its own median bill and homestead count. Every plat pays the same 9.3696 mills; the differences come from taxable values and exemptions.
| Plat | Homes (2026 roll) | Median 2026 total tax | Homesteaded | Median 2026 county roll just value (not a price) |
|---|---|---|---|---|
| Unit 1 | 117 | $5,548.95 | 85 | $695,116 |
| Unit 2 | 155 | $5,503.17 | 124 | $799,847 |
| Unit 3 | 105 | $5,810.94 | 86 | $878,001 |
| Unit 4 | 14 | $5,934.76 | 13 | $941,748 |
| Unit 5A | 10 | $4,996.59 | 3 | $511,976 |
| Unit 5B1 | 2 | $4,669.30 | 2 | $570,306 |
| Unit 5B2 | 20 | $4,584.20 | 16 | $570,552 |
| Unit 5C | 29 | $5,098.15 | 20 | $589,944 |
| Unit 5D | 22 | $4,902.31 | 14 | $590,466 |
| Quail Walk Phase 1 | 27 | $2,685.50 | 20 | $418,433 |
| Quail Walk Phase 2 | 23 | $3,772.96 | 19 | $492,556 |
| Quail Walk Phase 3 | 20 | $4,877.83 | 11 | $532,516 |
| Quail Walk Phase 4 | 21 | $5,265.37 | 12 | $552,883 |
Unit 4 carries the highest plat median bill ($5,934.76) and Quail Walk Phase 1 the lowest ($2,685.50). Unit 4's median just value ($941,748) is the highest and Quail Walk Phase 1's ($418,433) the lowest. A 2026 county roll just value is the appraiser's tax figure, not a sale price.
No community development district appears among the 2026 taxing authorities for Longshore Lake's millage area 98, and the Foundation's 2026 budget carries no district line; the 2026 roll shows a $269.77 non-ad valorem charge on 564 of the 565 homes.
One home carries a different amount. The roll carries the non-ad valorem total only, not the charge's name; the home's tax bill names each line. Foundation dues are billed by the Foundation, not on the tax bill.
The 2026 roll shows a homestead exemption on 425 of Longshore Lake's 565 homes (75.2 percent). By section, 363 of 474 homes in Longshore Lake Units 1 to 5D (76.6 percent) and 62 of 91 homes in Quail Walk Phases 1 to 4 (68.1 percent) carry homestead.
By plat, Unit 4 carries the highest share, 13 of 14 homes, and Unit 5A the lowest, 3 of 10. Homestead is a tax status on the roll; it matters to a buyer because a homesteaded seller's bill can sit well under what a new owner pays.
Under s. 196.031, the owner of record on January 1 who makes the home a permanent residence "is entitled to an exemption" of up to $25,000 of assessed value. The Florida Department of Revenue sets the 2026 maximum for the additional homestead exemption at $26,411 (2026 additional homestead exemption).
A Longshore Lake buyer who will live in the home applies in the buyer's own name; the seller's exemption ends with the sale.
A buyer's first Longshore Lake tax bill is figured on the buyer's own assessment, not the seller's; s. 689.261 requires a property tax disclosure summary in a residential sale contract (s. 689.261).
Under Save Our Homes, s. 193.155, the annual change in a homestead's assessed value "shall not exceed the lower of" 3 percent or the change in the Consumer Price Index, which the Department of Revenue puts at 2.7 percent for 2026 (Save Our Homes assessment limitation). A home is reassessed at just value as of January 1 after a change of ownership, so the seller's capped assessment does not pass to the buyer.
Portability can reduce a new homestead's assessed value by up to $500,000, so a buyer moving from another Florida homestead files for it with the new homestead application.
Longshore Lake: In FEMA flood map checks on October 21, 2026, four points across Longshore Lake, including the clubhouse, and eight of nine Quail Walk address points read Zone X (minimal flood hazard), while one Quail Walk address point read Zone AH (an area of shallow flooding); the zone is set lot by lot, so every buyer checks the specific home.
Data updated: November 2026 (FEMA flood map check, October 21, 2026; National Hurricane Center reports).
We checked FEMA's flood map at 13 points inside the community: 12 read Zone X and one read Zone AH. The storm record that follows is an area record for Naples and North Naples, not a Longshore Lake outcome.
| Storm | Date | Area fact | Source |
|---|---|---|---|
| Irma | September 10, 2017 | landfall near Marco Island as a Category 3 hurricane | National Hurricane Center |
| Ian | September 28, 2022 | landfall near Cayo Costa as a Category 4 hurricane; 8 to 12 feet of inundation at the coast from Estero to North Naples; "most severe impacts were contained to the immediate coastline" | National Hurricane Center |
| Debby | August 4, 2024 | 7.69 inches of rain at the North Naples station; "widespread minor to moderate inland flooding across the Naples and Golden Gate areas" | National Weather Service Miami event summary |
| Helene | September 26, 2024 | passed offshore; 2 to 4 feet of inundation in Naples | National Hurricane Center |
| Milton | October 9, 2024 | landfall near Siesta Key as a Category 3 storm with 120 mph winds; 3 to 5 feet of inundation from Bonita Beach to Marco Island | National Hurricane Center; WGCU, October 17, 2024; Charlotte Harbor National Estuary Program |
In FEMA flood map checks on October 21, 2026, four points across Longshore Lake, including the clubhouse, and eight of nine Quail Walk address points read Zone X (minimal flood hazard), while one Quail Walk address point read Zone AH (an area of shallow flooding); the zone is set lot by lot, so every buyer checks the specific home.
For anyone searching "longshore lake naples flood zone": the reading that matters is the one for the address you are buying, confirmed by the lender's flood determination.
Under FEMA flood zone definitions, Zone X (unshaded) is minimal flood hazard, outside the special flood hazard area, so federal rules do not require flood insurance there, but a lender or an insurer may still ask for it. Zone AH is inside the special flood hazard area: an area of shallow flooding, usually ponding, of 1 to 3 feet, where a federally backed mortgage requires flood insurance.
A cash buyer is not required by federal rule to carry flood insurance. Rain can flood any zone.
Look up a specific address on FEMA's Flood Map Service Center (https://msc.fema.gov/portal/home ) and ask the lender for its flood determination.
Ask the seller for an elevation certificate and any flood policy declarations page for the home if one exists. A Zone X house may have neither, which is worth knowing before the inspection period ends.
Longshore Lake's hurricane evacuation zone was not confirmed for this guide; look up the address on the Florida Division of Emergency Management's Know Your Zone page (https://www.floridadisaster.org/knowyourzone/ ) and check your own address before each season.
Information not available at time of publishing (checked 2026-11-09).
NOAA's national storm surge risk maps are a separate lookup; no Longshore Lake reading was taken from them for this guide.
The National Hurricane Center's Irma report records landfall near Marco Island on September 10, 2017 as a Category 3 hurricane. WGCU reported on September 11, 2017 roughly a 7 foot tide rise in about 90 minutes at the Naples gauge during Irma.
The National Hurricane Center's Ian report records landfall near Cayo Costa on September 28, 2022 as a Category 4 hurricane, with 8 to 12 feet of inundation at the coast from Estero to North Naples, and notes that the "most severe impacts were contained to the immediate coastline." WGCU reported on September 28, 2022 that Naples Fire Rescue Station One flooded during Ian, and NPR reported on September 29, 2022 that crews were checking damage in Naples after the storm.
The National Weather Service Miami event summary for Tropical Storm Debby records 7.69 inches of rain at the North Naples station on August 4, 2024, and "widespread minor to moderate inland flooding across the Naples and Golden Gate areas." The National Hurricane Center's Helene report records that Helene passed offshore on September 26, 2024, with 2 to 4 feet of inundation in Naples. The Milton report records landfall near Siesta Key on October 9, 2024 as a Category 3 storm with 120 mph winds and 3 to 5 feet of inundation from Bonita Beach to Marco Island.
For anyone asking whether Longshore Lake flooded in Hurricane Ian or the 2024 storms: No report of flooding inside Longshore Lake was found in the published sources checked for this guide.
Information not available at time of publishing (checked 2026-11-09).
OpenFEMA National Flood Insurance Program claims data for ZIP 34119 shows 124 claims and $1,032,369 paid from 2001 to 2024, 78 of them Irma-era, and zero claims for Helene or Milton. These are ZIP-wide figures and cannot be placed on any Longshore Lake home.
Use the ZIP record as background only.
Under s. 689.302, a seller of residential property gives the buyer a flood disclosure at or before the contract.
A Longshore Lake seller should also gather any elevation certificate, flood policy declarations page and record of past claims before listing.
Longshore Lake homes are insured by each owner, not by the Foundation: the owner's homeowner policy insures the house, flood is a separate policy, and wind may be part of the policy or separate. With residence years from 1988 to 2017 and asphalt shingle roofs not allowed, roof age, roof material and wind mitigation drive the insurance questions.
Data updated: November 2026 (Florida Statutes; Citizens Property Insurance pages; Longshore Lake Foundation 2026 budget and Combined Rules).
| Coverage | Who carries it | What it covers |
|---|---|---|
| The house (dwelling) | the owner's homeowner policy | the house, other structures, personal property and liability |
| Foundation common property | Longshore Lake Foundation | the Foundation's own property; its 2026 budget carries a $111,060 casualty and liability insurance line |
| Flood | a separate flood policy bought by the owner | flood is excluded from standard homeowner policies (Triple-I) |
| Wind | the homeowner policy or a separate wind policy | Citizens wind-only policies "are available in certain areas of the state when all eligibility requirements are met" (Citizens); eligibility for a Longshore Lake address is not confirmed |
Longshore Lake's Combined Rules do not allow asphalt shingle roofs: a new or replacement roof needs Architectural Review Board approval and must be tile, aluminum or approved metal, so a buyer of a shingle-roofed home plans for that material at re-roofing.
Longshore Lake's homes carry roll residence years from 1988 to 2017, with 420 before 2000, so most were permitted before the statewide Florida Building Code replaced local codes in 2002; roof, window and opening-protection upgrades since then, not the year built, drive wind mitigation credits. The International Code Council and Claims Journal (May 17, 2007) describe the statewide code.
Each Longshore Lake owner insures the house. Per Triple-I, a homeowner (dwelling) policy covers the house, other structures, personal property and liability, while flood is excluded from standard homeowner policies and bought separately. Wind may sit inside the homeowner policy or in a separate wind policy, depending on the carrier.
The Foundation's 2026 budget carries a $111,060 casualty and liability insurance line for Foundation property, not any owner's house.
It depends on the lot, the loan and the carrier. In FEMA's map, a federally backed mortgage requires flood insurance in Zone AH, inside the special flood hazard area, and federal rules do not require it in Zone X, though a lender or insurer may still ask. A cash buyer is not required by federal rule to carry it. The October 21, 2026 check read Zone X at 12 of 13 points and Zone AH at one Quail Walk point, so the requirement for any home turns on that home's own determination.
Citizens also phases in its own flood requirement for its policyholders through January 1, 2027, as reported (Citizens flood); confirm with your agent.
Your premium depends on the roof, year built, wind mitigation features, flood zone, replacement cost and the carrier; we do not quote an insurance figure for any Longshore Lake home.
Citizens' flood page (citizensfla.com/flood, as read in October 2026) phases in a flood coverage requirement: outside a special flood hazard area, Coverage A of $400,000 or more needs flood coverage from January 1, 2026, and every Citizens policy needs it from January 1, 2027. News4Jax reported the phase-in on September 16, 2025, and WGCU reported on March 20, 2023. Coverage A is the cost to replace the house, not the sale price. Confirm with your agent.
Insurance Journal reported on June 23, 2026 that Citizens held 293,772 policies at the end of May 2026, about a 2 percent market share, compared with about 1.4 million in 2023, and that more than 20 new private carriers entered Florida. The Florida Press reported Citizens rates "Lower for the first time since 2015," with a board-approved statewide average 2.6 percent reduction. Citizens' eligibility limit excludes a dwelling with a replacement cost of $700,000 or more; whether a specific Longshore Lake home qualifies is a question for your agent.
Under s. 627.7011, as Insurance Journal reported on January 23, 2025, an insurer may not refuse to issue or renew a homeowner policy solely because a roof is under 15 years old. For a roof 15 or more years old, the owner may submit an inspection, and an insurer may not refuse solely for age if the roof has 5 or more years of useful life left.
At Longshore Lake, a replacement roof must also be tile, aluminum or approved metal under the Combined Rules, never asphalt shingle. Ask for the roof permit, material and installation year.
Citizens asks for a four-point inspection, covering the roof, electrical, plumbing, and heating and air conditioning, on a home more than 20 years old (Citizens inspections). Most Longshore Lake homes are more than 20 years old by the 2026 roll, so a buyer insuring with Citizens should plan on the report and ask any other carrier whether it wants one too.
Order it during the inspection period so the quote is in hand before the option to cancel ends.
s. 627.0629 requires insurers to offer premium discounts for qualifying wind-resistance features. The Florida uniform mitigation verification inspection form, OIR-B1-1802, records roof covering, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. An inspection is valid for up to five years if nothing material changes.
Opening protection is where Longshore Lake's rules come in. The Foundation's Combined Rules let metal, fabric or clear plastic shutters stay up June 1 to November 30, and s. 720.3035 subsection (6) bars an association from denying conforming hurricane protection, while letting it set color and style standards. Impact windows and doors still go to the Architectural Review Board as exterior changes.
My Safe Florida Home, created under s. 215.5586, offers free wind-mitigation inspections and advertises "$10,000 Grants Available" for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less. Eligibility and current funding are not confirmed for any Longshore Lake home.
Any exterior change still needs Architectural Review Board approval first.
A Longshore Lake buyer should have these in hand before the inspection or option period closes: the roof permit, the roof material and its installation year; the wind mitigation form (OIR-B1-1802) and the four-point inspection report; written insurance quotes for the homeowner policy and, where it applies, a flood policy; the lender's flood determination and any elevation certificate; the seller's flood disclosure and any record of prior claims; and the Architectural Review Board approvals for past exterior work such as shutters, windows, a pool enclosure or a re-roof.
Longshore Lake addresses returned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High in Collier County Public Schools' October 2026 address lookup for the 2027 school year. School assignment is by address and can change each year; confirm the school for a specific Longshore Lake address with Collier County Public Schools before you buy.
Data updated: November 2026 (Collier County Public Schools' address lookup, October 21, 2026; road estimates measured October 31, 2026 from the Longshore Lake clubhouse).
| Place | Address | Drive (about) |
|---|---|---|
| NCH North Naples Hospital | 11190 Health Park Blvd, Naples 34110 | 4.3 miles, 10 minutes |
| Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd, Naples 34119 | 6.6 miles, 13 minutes |
| NCH Emergency Department Northeast (freestanding, open 24 hours) | 15420 Collier Blvd, Naples | not routed |
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
For anyone searching "longshore lake naples schools": In October 2026, Collier County Public Schools' address lookup returned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for two Longshore Lake addresses, one of them in Quail Walk, for the 2027 school year.
School assignment is by address and can change each year; confirm the school for a specific Longshore Lake address with Collier County Public Schools before you buy.
School assignment is by address and can change each year; confirm the school for a specific Longshore Lake address with Collier County Public Schools before you buy.
Run the lookup for the exact address once you are under contract, and again before the school year begins. For private options, our Naples private schools guide lists schools across the area.
NCH North Naples Hospital, 11190 Health Park Blvd, Naples 34110, is about 4.3 miles and 10 minutes by road from the Longshore Lake clubhouse (NCH directory). Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, Naples 34119, is about 6.6 miles and 13 minutes (Physicians Regional Pine Ridge).
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Physicians Regional's Pine Ridge page lists "24-hour emergency room (ER) services" at 6101 Pine Ridge Rd, about 6.6 miles and 13 minutes from the clubhouse. NCH Emergency Department Northeast, at 15420 Collier Blvd, Naples, is a freestanding emergency department open 24 hours; its drive was not measured for this guide.
In an emergency, call 911.
The 2026 tax roll places every Longshore Lake home in millage area 98, whose fire district levy is grouped with other districts; the fire district appears on the property tax bill.
Information not available at time of publishing (checked 2026-11-09).
The roll file read for this guide groups the fire levy inside the 1.3257-mill "other districts" line without naming the district, so we do not name it.
The Collier County Sheriff's Office serves unincorporated Collier County, which includes Longshore Lake: all 565 homes sit in millage area 98 with no city levy. Collier County EMS provides ambulance transport.
Longshore Lake's clubhouse is about 1.4 road miles and 5 minutes from I-75 at Immokalee Road, about 7.2 miles and 15 minutes from Mercato, about 8.1 miles and 18 minutes from Vanderbilt Beach Park, about 14.3 miles and 25 minutes from Fifth Avenue South and about 24.2 miles and 34 minutes from Southwest Florida International Airport.
Data updated: November 2026 (road estimates measured October 31, 2026 from the Longshore Lake clubhouse).
We measured drive times from the Longshore Lake clubhouse with one routing method.
| Destination | Road miles | Minutes |
|---|---|---|
| I-75 at Immokalee Road | about 1.4 | about 5 |
| NCH North Naples Hospital | about 4.3 | about 10 |
| Physicians Regional Medical Center, Pine Ridge | about 6.6 | about 13 |
| Mercato | about 7.2 | about 15 |
| Vanderbilt Beach Park | about 8.1 | about 18 |
| Fifth Avenue South | about 14.3 | about 25 |
| Southwest Florida International Airport (RSW) | about 24.2 | about 34 |
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
I-75 at Immokalee Road is about 1.4 road miles and about 5 minutes from the Longshore Lake clubhouse. The Foundation's About page uses the same figure, describing the community as "1.4 miles east of I-75" at Immokalee Road.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Vanderbilt Beach Park is about 8.1 road miles and about 18 minutes from the Longshore Lake clubhouse. Our Vanderbilt Beach guide covers that stretch of the Gulf, our Naples beach parking guide covers access and parking across Naples, and Visit Naples keeps an overview of Naples beaches.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Mercato is about 7.2 road miles and about 15 minutes from the Longshore Lake clubhouse. Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Two other shopping centers were not routed for this guide, so they print without a drive figure. Waterside Shops, 5415 Tamiami Trail N, Naples 34108, lists 60-plus shops and restaurants and Saks Fifth Avenue. The Shoppes at Vanderbilt is at 2343 Vanderbilt Beach Road, Naples 34109.
Publix at The Shoppes at Pebblebrooke is at 15265 Collier Blvd. Grocery drive figures were not measured for this guide, so we print the store's name and address only, with no drive time.
Fifth Avenue South in downtown Naples is about 14.3 road miles and about 25 minutes from the Longshore Lake clubhouse. Longshore Lake itself sits in North Naples in unincorporated Collier County, not inside the City of Naples.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Southwest Florida International Airport (RSW) is about 24.2 road miles and about 34 minutes from the Longshore Lake clubhouse.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Artis-Naples, home of the Baker Museum and the Naples Philharmonic, is at 5833 Pelican Bay Boulevard. Naples Botanical Garden, 4820 Bayshore Drive, Naples 34112, is open daily 9 a.m. to 5 p.m. For parks, North Collier Regional Park is at 15000 Livingston Road N and Veterans Community Park at 1895 Veterans Park Drive. None of these four was routed for this guide, so no drive figure is printed.
Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times.
Every figure was measured once, by road, from one starting point, with one routing method, and every figure prints with "about". Places we did not route print with no figure rather than a guess. Test the drives you care about at the hours you will make them.
Longshore Lake's 2026 Foundation budget, dated December 22, 2025, plans $2,875,137 in revenue and the same in expense, with $2,431,756 from owner assessments. It sets one quarterly rate of $1,418 for all 565 homes, $1,076 for operations and $342 for reserves, and puts $772,920 into reserves for 2026.
Data updated: November 2026 (Longshore Lake Foundation 2026 budget, dated December 22, 2025; Realtor Documents page, checked November 9, 2026).
We read the Longshore Lake Foundation's public pages on November 9, 2026, with its 2026 budget, its 2024 governing documents, its Combined Rules and Regulations and its sales and lease applications. The figures here are per the Foundation's 2026 budget: the 2026 budget dated December 22, 2025, which the Realtor Documents page posts as the 2026 Approved Budget.
| Line | 2026 budget |
|---|---|
| Total revenue | $2,875,137 |
| Total expense | $2,875,137 |
| Owner assessments | $2,431,756 |
| Other income | $443,382 |
| Quarterly dues per home | $1,418 ($1,076 operating plus $342 reserves) |
| Homes sharing the budget | 565, each 0.17699 percent |
| Reserve contribution | $772,920 (2025: $678,000) |
| Administrative payroll | $467,532 |
| Gatehouse service | $260,000 |
| Maintenance contract | $249,746 |
| Maintenance payroll | $193,887 |
| Casualty and liability insurance | $111,060 |
| Electricity | $105,000 |
| Lake management service | $100,828 |
| Irrigation contracts | $31,518 |
| Irrigation repair and maintenance | $50,000 |
| Management fees | $45,481 |
| Legal fees | $30,000 |
| Landscaping and sod | $30,000 |
| Repair and maintenance of streets and sidewalks | $25,000 |
| Total administrative | $948,923 |
| Total maintenance | $1,031,933 |
| Total food and beverage expense | $691,151 |
| Total tennis expense | $203,131 |
Per the Foundation's 2026 budget, revenue and expense are each $2,875,137. Owner assessments bring in $2,431,756 of that, and other income brings in $443,382.
Each of the 565 homes carries the same share, 0.17699 percent of the budget, because the budget lists one unit type, "All Units", and one rate. No line in the budget sets a different figure for Quail Walk or for any Unit.
The Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, and the 2026 budget splits that into $1,076 for operations and $342 for reserves, one rate for all 565 homes in Longshore Lake Units 1 to 5D and Quail Walk. At four quarterly payments, that is $5,672 a year.
Per the 2026 budget, the $1,418 quarterly figure is the same as 2025's. The budget has no cable, internet or community development district line, so those are not part of the dues; ask the seller what each home pays for those services directly.
Per the Foundation's 2026 budget, the largest operating lines are administrative payroll ($467,532), the gatehouse service ($260,000), the maintenance contract ($249,746) and maintenance payroll ($193,887). Then come casualty and liability insurance ($111,060), electricity ($105,000) and lake management ($100,828).
Total administrative expense is $948,923 and total maintenance $1,031,933. The Foundation's 2026 budget shows what the $1,418 quarterly dues pay for: the staffed gatehouse, administrative and maintenance payroll, the maintenance contract, Foundation insurance, electricity, lake management, the master irrigation system, streets, sidewalks and street lights, the community pool and a fully funded reserve, with food and beverage and tennis operations running at a net loss the budget carries.
Every page of the Foundation's 2026 budget reads "PRESENTED WITH FULLY FUNDED RESERVES." The budget sets a reserve contribution of $772,920 for 2026, against $678,000 in 2025, and the reserve portion of each home's dues is $342 a quarter.
The covenants still allow special assessments: capital improvements funded by special assessment need a Board majority, and special assessments of more than one-sixth of the annual assessment in a fiscal year need a majority of members voting at a meeting with a quorum. No special assessment appears on the Foundation's Realtor Documents page or in its 2026 budget (checked 2026-11-09).
Per the Foundation's 2026 budget, total food and beverage expense is $691,151 and total tennis expense is $203,131. Food and beverage runs a net loss of $382,803.86 and tennis a net loss of $94,495.61, and the budget carries both.
Longshore Lake's covenants make food, beverage and tennis 'house' charges billed to the members who use them, separate from the quarterly Foundation dues; the dining program's own fees are in a Foundation document this guide does not print.
A Longshore Lake buyer should read the posted 2026 budget on the Foundation's Realtor Documents page (the 2026 budget PDF) and ask four things. Is any special assessment pending or under discussion? What does the estoppel certificate show as due for the specific home? Is the reserve contribution still on the budget's plan? And is the 2027 budget posted yet, with its quarterly rate?
The estoppel certificate, issued under s. 720.30851 within 10 business days and ordered through HomeWiseDocs, is the document that states what is owed on the home at closing.
Longshore Lake's own last-12-month record to October 16, 2026 is 33 qualified sales at an $850,000 median, from $428,000 to $1,330,000, including 25 Longshore Lake Units sales at an $875,000 median. Eight North Naples communities carry their own county figures in a different window, so the comparison reads each place on its own terms.
Data updated: November 2026 (Collier County 2026 tax roll bundle dated October 27, 2026; Collier County qualified recorded sales, September 1, 2025 to August 31, 2026, for the comparison communities; Longshore Lake through October 16, 2026).
Parcels on the 2026 Collier County roll; sales are qualified recorded sales, September 1, 2025 to August 31, 2026; Longshore Lake's own sale figures use a different window and are not in this table.
| Community | Parcels (2026 roll) | Single-family parcels | Sales, 12 months to August 31, 2026 | Median | Range | Prior 12 months |
|---|---|---|---|---|---|---|
| Longshore Lake | 565 homes (all single-family) | 565 | in its own window | in its own window | in its own window | in its own window |
| Island Walk (12 Island Walk plats, excluding The Cove) | 1,953 | 1,856 | 111 | $520,000 | $350,000 to $955,000 | 71, median $600,000 |
| Olde Cypress (nine neighborhoods, excluding Fairway Preserve) | 598 | 548 | 27 | $1,175,000 | $634,800 to $2,990,000 | 30, median $1,387,500 |
| Indigo Lakes (Units 1 to 6 and Indigo Preserve) | 462 | 427 | 16 | $807,500 | $605,000 to $1,150,000 | 20, median $847,500 |
| Stonecreek (Parklands Plat 1 and Stonecreek Plat Two) | 655 | 618 | 36 | $1,180,000 | $660,000 to $2,075,000 | 27, median $1,160,000 |
| Riverstone (Saturnia Falls Phase 1 and Plats 2 to 7) | 848 | 802 | 33 | $920,000 | $605,000 to $2,225,000 | 35, median $1,150,000 |
| Saturnia Lakes (Plats 1 to 3) | 635 | 580 | 27 | $815,000 | $424,500 to $1,300,000 | 33, median $785,000 |
| Heritage Bay (single-family plats only) | 326 | 252 | 14 | $980,000 | $790,000 to $1,425,000 | 10, median $1,236,250 |
| Sterling Oaks (houses and condominiums) | 790 | 433 | 28 (17 single-family at a $549,000 median; 11 condominium at a $316,000 median) | $492,000 | $270,000 to $700,000 | 49, median $470,000 |
Each community's county set, home types and association terms differ, so these figures describe each place on its own terms; they are not a ranking, and no figure here is a price for a specific home.
Selling a home at Longshore Lake? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072.
Buying at Longshore Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Island Walk, a neighboring community, recorded 111 qualified sales at a $520,000 median in the 12 months to August 31, 2026, from $350,000 to $955,000, the most sales in the comparison table. Its prior 12 months show 71 sales at a $600,000 median.
The two sets differ in size, home mix and window, so compare the specific houses, lots and association documents side by side.
Olde Cypress, counted as nine neighborhoods excluding Fairway Preserve, recorded 27 qualified sales at a $1,175,000 median from $634,800 to $2,990,000 in the 12 months to August 31, 2026, with 30 sales at a $1,387,500 median in the prior 12 months.
Stonecreek, counted as Parklands Plat 1 and Stonecreek Plat Two, recorded 36 qualified sales at a $1,180,000 median from $660,000 to $2,075,000, with 27 sales at a $1,160,000 median in the prior 12 months. Stonecreek and Olde Cypress carry the highest medians in the table ($1,180,000 and $1,175,000).
Indigo Lakes, counted as Units 1 to 6 and Indigo Preserve, recorded 16 qualified sales at an $807,500 median from $605,000 to $1,150,000 in the 12 months to August 31, 2026, the fewest sales among the single-family sets, with 20 sales at an $847,500 median in the prior 12 months.
Saturnia Lakes, counted as Plats 1 to 3, recorded 27 qualified sales at an $815,000 median from $424,500 to $1,300,000, with 33 sales at a $785,000 median in the prior 12 months. Longshore Lake's roll set is all single-family: 565 homes in Longshore Lake Units 1 to 5D and Quail Walk Phases 1 to 4.
Riverstone, counted as Saturnia Falls Phase 1 and Plats 2 to 7, recorded 33 qualified sales at a $920,000 median from $605,000 to $2,225,000 in the 12 months to August 31, 2026, with 35 sales at a $1,150,000 median in the prior 12 months.
Heritage Bay's row covers only its single-family plats: 14 qualified sales at a $980,000 median from $790,000 to $1,425,000, with 10 sales at a $1,236,250 median in the prior 12 months.
Sterling Oaks' row mixes houses and condominiums: 28 qualified sales at a $492,000 median from $270,000 to $700,000, made of 17 single-family sales at a $549,000 median and 11 condominium sales at a $316,000 median, with 49 sales at a $470,000 median in the prior 12 months. Longshore Lake has no condominiums on the 2026 roll, so its figures are single-family throughout.
Compare the product, not the headline median. At Longshore Lake, start with lot size (median 0.31 acre in Longshore Lake Units 1 to 5D and 0.17 acre in Quail Walk, from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4) and residence year (1988 to 2017 by the 2026 roll, median 1995). Then the roof: Longshore Lake's Combined Rules do not allow asphalt shingle roofs, so the material on the house matters at re-roofing.
Then the association: the Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418 and a $4,500 capital contribution fee due from the buyer at closing, and its covenants set a 90 continuous day lease minimum with no more than three leases a year. Then the amenities: the lake, eight Har-Tru tennis courts, 4 pickleball courts, a fitness center and a heated pool, with no golf course. Buyers who want golf can compare other communities in our Naples golf communities guide, because Longshore Lake has no golf course. Read each other community's own documents for its terms.
Other Naples communities with their own McGreevy and Comisar guides include Heritage Greens, Cypress Woods and Monterey.
Longshore Lake's strengths on the record are a staffed gate, a lake the Foundation's rules describe as 88 acres, eight lighted Har-Tru tennis courts, published 2026 dues of $1,418 a quarter and one 9.3696 millage for every home. Its trade-offs are no golf course, homes from 1988 to 2017, a $4,500 capital contribution fee and thin plat-level sales.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; Longshore Lake Foundation Realtor Documents page, checked November 9, 2026; Longshore Lake Foundation Amenities, Tennis and Pickleball pages, read November 9, 2026; Longshore Lake Foundation 2026 budget; FEMA flood map check, October 21, 2026).
We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes through mid-October 2026, 153 qualified sales in the last 60 months, and we read the 2026 county tax roll for all 565 Longshore Lake homes. We also read the Longshore Lake Foundation's public pages on November 9, 2026, with its 2026 budget, its 2024 governing documents, its Combined Rules and Regulations and its sales and lease applications. Every line in these two tables comes from those records.
| Strength on the record | What the record shows |
|---|---|
| Entry | a staffed entrance gate, 24 hours a day, seven days a week, per the Foundation's Combined Rules |
| The lake | a lake the Foundation's rules describe as 88 acres; watercraft as long as 19 feet on hand, foot, oar, paddle, sail or electric power; catch-and-release fishing from the shore |
| Courts | eight Har-Tru tennis courts, all lighted for evening play, and 4 dedicated pickleball courts with lighting |
| Fitness and pool | a fitness center open 5:30 a.m. to 10:00 p.m. daily and a heated pool open 365 days a year, weather permitting |
| Path | a 2.6 mile walking path along Longshore Way |
| Dues | $1,418 a quarter in 2026 ($1,076 operating plus $342 reserves), one rate for all 565 homes, in a budget presented with fully funded reserves |
| Lots | a 0.31 acre median lot across the Longshore Lake Units on the 2026 roll |
| Taxes | one millage area (98) at 9.3696 total mills; no community development district among the 2026 taxing authorities |
| Flood map | 12 of 13 points checked inside the community read Zone X |
| Sales record | 153 qualified sales in 60 months at an $857,000 median |
| Trade-off on the record | What the record shows |
|---|---|
| Golf | no golf course |
| Home age | residence years 1988 to 2017; 420 of 565 homes before 2000 |
| Roofs | asphalt shingle is not allowed: a shingle roof becomes tile, aluminum or approved metal at replacement |
| Buyer fees | a $4,500 capital contribution fee from the buyer at closing and a $150 transfer fee with the sales application |
| Leasing | a 90 continuous day minimum and no more than three leases of a home in a calendar year |
| Flood map | one Quail Walk point read Zone AH, an area of shallow flooding |
| Evacuation | the evacuation zone was not confirmed for this guide |
| Thin samples | no plat recorded 10 qualified sales in the last 12 months |
Longshore Lake's strengths come from first-party documents and county records. The Foundation's Combined Rules say the gatehouse is staffed 24 hours a day, seven days a week, unless storm conditions prevent it. The same Rules describe the lake as "an 88-acre" lake, and the Foundation's Amenities page allows watercraft as long as 19 feet powered by hand, foot, oars, paddles, sails or electric motor, with catch-and-release fishing from the shore. The Tennis page lists eight Har-Tru courts, all lighted for evening play, and the Pickleball page says "Longshore Lake has 4 dedicated pickleball courts." The Realtor Documents page publishes 2026 quarterly dues of $1,418, and the Foundation's 2026 budget splits them into $1,076 for operations and $342 for reserves, with every page reading "PRESENTED WITH FULLY FUNDED RESERVES." The 2026 roll gives the Longshore Lake Units a 0.31 acre median lot, places every home in one millage area at 9.3696 mills, and shows no community development district among the taxing authorities. In FEMA flood map checks on October 21, 2026, 12 of the 13 points checked read Zone X.
Longshore Lake has no golf course; the Foundation's pages list the lake, tennis, pickleball, a fitness center, a heated pool, dining and a 2.6 mile walking path. By the 2026 county roll, 420 of Longshore Lake's 565 homes have residence years before 2000, so roof, four-point and wind mitigation questions come early in any purchase. The Combined Rules do not allow asphalt shingle roofs, so a shingle-roofed home moves to tile, aluminum or approved metal at re-roofing. A buyer pays the Foundation a $4,500 capital contribution fee at closing and a $150 transfer fee with the sales application. Leases run at least 90 continuous days, no more than three times a calendar year, for the whole home. One Quail Walk point read Zone AH in the October 21, 2026 flood check, the evacuation zone was not confirmed for this guide, and no single plat recorded 10 qualified sales in the last 12 months, so plat pricing leans on 60-month medians and short price lists.
Longshore Lake's county record describes what sold; it does not forecast. The last 12 months hold 33 qualified sales from $428,000 to $1,330,000 at an $850,000 median, 25 of them in Longshore Lake Units 1 to 5D at an $875,000 median and 8 in Quail Walk from $428,000 to $711,500 (no median). The 60-month file holds 153 qualified sales at an $857,000 median. These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026. Whether a purchase makes sense turns on facts a buyer can check: the plat and lot, the residence year, the roof covering, the home's own flood determination, the Foundation's published fees and the lease, pet and vehicle rules. Searches for Longshore Lake reviews are best answered the same way, with the documents and the record.
Before an offer at Longshore Lake, verify in writing:
A buyer who did not receive the disclosure summary before the contract may void it by written notice "WITHIN 3 DAYS AFTER RECEIPT" of the summary or before closing, whichever comes first.
Longshore Lake purchases with a mortgage follow the lender's rules, so ask the lender what it requires for a specific home. Federal rules require flood insurance for a federally backed mortgage on a home inside a special flood hazard area such as Zone AH; in Zone X a lender or insurer may still ask for it, and a cash buyer is not required by federal rule to carry it. Plan the Foundation's timing into the contract: the Sales Application and the $150 transfer fee by check go to the Foundation at least 14 days before closing, mailed or returned in person rather than emailed or faxed, and the Board acts within 20 days of a complete notice. A buyer from out of state can ask the title company whether a remote closing is available.
Buying at Longshore Lake? Read about how we represent buyers or Call Marc at (239) 287-5873. Selling a home at Longshore Lake? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Longshore Lake sellers searching for the best listing agent at Longshore Lake, or thinking, "I need to sell my home at Longshore Lake," should start from the county record: 33 qualified sales in 12 months, from $428,000 to $1,330,000, at an $850,000 median, 25 of them in Longshore Lake Units 1 to 5D at an $875,000 median.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; Longshore Lake Foundation Realtor Documents page, checked November 9, 2026).
If you're searching for the best listing agent at Longshore Lake, or thinking, "I need to sell my home at Longshore Lake...", choose a team that reads the market from the record. We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes through mid-October 2026, 153 qualified sales in the last 60 months, and read the 2026 county tax roll for all 565 Longshore Lake homes. We price each home by its plat, its lot and its roof.
Collier County's file shows these qualified recorded sales across Longshore Lake's 565 homes, with the window named beside each figure; the newest qualified sale is August 27, 2026.
| Window, county records through October 16, 2026 | All homes | Longshore Lake Units 1 to 5D | Quail Walk Phases 1 to 4 |
|---|---|---|---|
| Last 12 months | 33 sales, $428,000 to $1,330,000, median $850,000 | 25 sales, $545,000 to $1,330,000, median $875,000 | 8 sales: $428,000, $505,400, $520,000, $555,000, $577,000, $589,000, $600,000, $711,500 (no median) |
| Prior 12 months | 25 sales, $520,000 to $1,500,000, median $800,000 | 22 sales, $525,000 to $1,500,000, median $858,150 | 3 sales: $520,000, $560,000, $560,000 (no median) |
| 60 months | 153 sales, $428,000 to $1,535,000, median $857,000 | 128 sales, $525,000 to $1,535,000, median $900,000 | 25 sales, $428,000 to $855,000, median $589,000 |
Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home. These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026. Multiple Listing Service fields such as asking price, days on market, active listings, living area and the association fee field are not printed in this guide (checked 2026-11-09); every price figure here is a Collier County qualified recorded sale.
Selling a home at Longshore Lake? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Longshore Lake? Call Marc at (239) 287-5873, or read about how we represent buyers.
We give no number for one home without looking at it. We build it from Collier County's qualified recorded sales, starting with the plat, the lot and the roof. Over 60 months the plat medians are $900,000 in Unit 1 (33 sales), $985,000 in Unit 2 (44 sales), $1,150,000 in Unit 3 (26 sales), $640,000 in Units 5A to 5D (21 sales) and $589,000 in Quail Walk Phases 1 to 4 (25 sales); Unit 4 holds 4 sales, $875,000, $1,000,000, $1,220,000 and $1,535,000, too few for a median. In the last 12 months each plat is a short price list, so the 60-month median, the lot (median lots run from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4) and the roof covering carry more weight. The 2026 county roll just value (median $719,156 across all 565 homes) is a tax figure, not a price.
Start with our free home valuation; our Naples home valuation page explains the method.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Buying at Longshore Lake instead? Call Marc at (239) 287-5873, or read about buying a home in Naples.
Start with a price built from the county record for your plat, lot and roof. Gather the governing documents and Rules your buyer must receive, the s. 720.401 disclosure summary and the flood disclosure under s. 689.302, and order the estoppel certificate early through HomeWiseDocs. Your buyer files the Foundation's Sales Application with the $150 transfer fee at least 14 days before closing. Under the Combined Rules, public open houses run Saturday and Sunday from 12 p.m. to 5 p.m., realtor open houses may run any day, and one for-sale sign is allowed, 24 by 18 inches at most, its top no higher than 36 inches, removed within seven days after a sale or withdrawal.
Longshore Lake's county file records closing dates, not days on market, so we print no days-on-market figure. What it shows is pace: Collier County recorded 49 qualified sales in 2021, 23 in 2022, 38 in 2023, 27 in 2024, 29 in 2025 and 26 in 2026 through October 16. After a contract, the Foundation's timing applies: the Sales Application goes in at least 14 days before closing, and the Board acts within 20 days of a complete notice, with silence for 20 days counting as approval. We make no forecast.
We make no forecast; the windows say what has happened. The last 12 months hold 33 qualified sales at an $850,000 median, from $428,000 to $1,330,000, and the prior 12 months hold 25 at an $800,000 median, including a $1,500,000 sale. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home. The 60-month file holds 153 sales at an $857,000 median.
The General Covenants, Articles, By-Laws, Architectural Review Board rules and Combined Rules your buyer must receive; the s. 720.401 disclosure summary; an early estoppel request through HomeWiseDocs; the flood disclosure under s. 689.302; the property tax disclosure under s. 689.261; the roof permit; the wind mitigation form; any elevation certificate; and the Architectural Review Board approvals for past exterior changes.
The purchase contract allocates closing costs. The Foundation's Realtor Documents page says the $4,500 capital contribution fee is collected at closing from the buyer and the $150 transfer fee is paid with the buyer's Sales Application. Dues must be current for a clean estoppel certificate, because the covenants make a buyer jointly and severally liable with the seller for unpaid assessments due before closing. Confirm every figure in writing with the Foundation and the closing agent.
Buyers ask first about the $1,418 quarterly dues and the $4,500 capital contribution fee, then the roof covering, the lake and boating rules, the flood zone for the address, the 90-day lease minimum and how long Foundation approval takes.
Longshore Lake buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Longshore Lake home from Collier County's recorded sales rather than a portal estimate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales; the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a home at Longshore Lake? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Longshore Lake? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors at Longshore Lake, and the reviews on the team's Google Business Profile describe what a seller or buyer at Longshore Lake needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Longshore Lake buyers ask where the community is, what the Longshore Lake Foundation charges and allows, what the lake and the Club at Longshore Lake offer, what the flood map and tax roll show and what homes have sold for. Each answer draws on a Foundation document, a county record, a statute or a public report.
Data updated: November 2026 (Longshore Lake Foundation public pages and Realtor Documents page, checked November 9, 2026; Longshore Lake Foundation covenants and Combined Rules; Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; FEMA flood map check, October 21, 2026; road estimates measured October 31, 2026 from the Longshore Lake clubhouse).
Longshore Lake sits in North Naples in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples, its ZIP code is 34119, the Longshore Lake Foundation's clubhouse is at 11399 Phoenix Way, and the Foundation describes the community as "Located 1.4 miles east of I-75 at Immokalee Road." All 565 homes sit in Collier County millage area 98, which carries no city levy (0.0000 municipal mills).
Longshore Lake is a gated community of 565 single-family homes in North Naples, Florida 34119, where the 2026 county roll shows 474 homes in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4, built from 1988 to 2017 by the roll's residence years, around a lake the Longshore Lake Foundation's rules describe as 88 acres. Longshore Lake Foundation, Inc. is the owners' association and runs the Club at Longshore Lake.
Longshore Lake holds 565 single-family homes on the 2026 county roll: 474 in Longshore Lake Units 1 to 5D and 91 in Quail Walk Phases 1 to 4, across thirteen plats (Units 1, 2, 3, 4, 5A, 5B1, 5B2, 5C and 5D, and Quail Walk Phases 1 to 4). The Foundation's 2026 budget agrees, with one unit type, "All Units," of 565 homes at one quarterly rate.
Longshore Lake is gated: the Foundation's About page says "An entrance gate is always staffed," its Directions page asks guests to show a driver's license to the gate attendant, and its Combined Rules say the gatehouse is staffed 24 hours a day, seven days a week, unless storm conditions prevent it. The Foundation's Directions page adds that "Pre-authorization by your host will ensure your quick entry."
Every Longshore Lake home belongs to Longshore Lake Foundation, Inc.: the Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, a $4,500 capital contribution fee due from the buyer at closing and a $150 transfer fee paid with the sales application (checked 2026-11-09). The Realtor Documents page dates the capital contribution fee as effective January 1, 2023.
Longshore Lake HOA fees are published: the Longshore Lake Foundation's Realtor Documents page lists 2026 quarterly dues of $1,418, and its 2026 budget splits that into $1,076 for operations and $342 for reserves, one rate for all 565 homes in Longshore Lake Units 1 to 5D and Quail Walk (checked 2026-11-09). At four quarterly payments that is $5,672 a year. The Foundation's 2026 budget carries no cable or internet line.
Longshore Lake has no golf course; the Foundation's pages list the lake, tennis, pickleball, a fitness center, a heated pool, dining and a 2.6 mile walking path. Buyers who want golf can compare other communities in our Naples golf communities guide.
The Club at Longshore Lake, the Foundation's clubhouse at 11399 Phoenix Way, has eight Har-Tru tennis courts, all lighted for evening play, with a USPTA Certified professional, lockers, showers and the Pub Lounge; 4 dedicated pickleball courts with lighting, open 8:00 a.m. to 9:00 p.m. every day; a fitness center open 5:30 a.m. to 10:00 p.m. daily; a pool "heated and available for your use 365 days a year," weather permitting, from 8 a.m. to sunset; and the Bar and Main Dining Room, open Wednesday, Thursday and Friday evenings in the off season, with "All days and times are subject to change" on the Social and Dining page. Longshore Lake's covenants make food, beverage and tennis "house" charges billed to the members who use them, separate from the quarterly Foundation dues; the dining program's own fees are in a Foundation document this guide does not print.
Longshore Lake owners can boat and fish under the Foundation's rules. The Amenities page says "Watercraft may not be longer than 19 feet and may be powered by hand, foot, oars, paddles, sails or electric motor," and the covenants say "No motorized or power boats shall be permitted on any lake" except maintenance boats, while "Boats with electric motors are permitted." Fishing from the shore on Foundation property is permitted at any time and is "catch-and-release only." Swimming and wading are prohibited. Docks are floating only, need Architectural Review Board approval first and carry a 100 square foot deck maximum.
A Longshore Lake buyer should budget for the $4,500 capital contribution fee the Foundation collects from the buyer at closing, the $150 transfer fee paid with the sales application, the estoppel certificate ordered through HomeWiseDocs, and the first quarterly dues of $1,418; ask the Foundation and the closing agent for each figure in writing before you sign. The Foundation does not publish the estoppel fee; HomeWiseDocs quotes it at the time of the request.
No community development district appears among the 2026 taxing authorities for Longshore Lake's millage area 98, and the Foundation's 2026 budget carries no district line; the 2026 roll shows a $269.77 non-ad valorem charge on 564 of the 565 homes. Confirm the charges for a specific home on its property tax bill.
Every Longshore Lake purchase needs Longshore Lake Foundation approval: the buyer returns the Sales Application with a $150 transfer fee by check at least 14 days before closing, the Board acts within 20 days of a complete notice, silence for 20 days counts as approval, and a Certificate of Approval goes to the closing agent. The Sales Application is mailed or returned in person, not emailed or faxed.
Longshore Lake homes can be leased with Foundation approval: the Foundation's covenants set a minimum lease of ninety continuous days, allow no more than three leases of a home in a calendar year and require the whole home to be leased, and tenants pay a $150 application fee plus $50 per applicant 18 and over. The 90-day minimum rules out stays shorter than 90 days, and the Foundation decides within 14 days of a complete lease application.
Longshore Lake's covenants allow dogs, cats, caged birds and other "usual and non-exotic household pets" in reasonable numbers, none kept or bred for commercial purposes. Pets are leashed or carried outside an unfenced parcel, waste is picked from the ground by the owner, pets stay out of the fitness center, and the Board may bar a dangerous or nuisance animal. A leased home with pets needs vaccination records with the lease application.
Longshore Lake buyers receive the governing documents from the seller or agent: the General Covenants, Articles, By-Laws, Architectural Review Board rules, the notice of sale and the capital contribution fee, and the Realtor Documents page says "As required, please provide your buyer/tenant with the Rules and Regulations and the General Covenants." Under s. 720.401, a disclosure summary must come before the contract, or the contract is voidable by written notice "WITHIN 3 DAYS AFTER RECEIPT" or before closing, whichever comes first. The estoppel certificate under s. 720.30851 is issued within 10 business days.
In FEMA flood map checks on October 21, 2026, four points across Longshore Lake, including the clubhouse, and eight of nine Quail Walk address points read Zone X (minimal flood hazard), while one Quail Walk address point read Zone AH (an area of shallow flooding); the zone is set lot by lot, so every buyer checks the specific home. Look up a specific address on FEMA's Flood Map Service Center and ask the lender for its flood determination.
Longshore Lake's hurricane evacuation zone was not confirmed for this guide; look up the address on the Florida Division of Emergency Management's Know Your Zone page and check your own address before each season.
Longshore Lake tax bills use one rate: every home sits in millage area 98 at 9.3696 total mills on the 2026 roll. The median 2026 total tax across all 565 homes is $5,214.70, with $5,441.16 in the Longshore Lake Units and $4,069.35 in Quail Walk. At 9.3696 mills, each $1,000 of taxable value adds $9.3696 to the ad valorem bill, so $100,000 of taxable value carries $936.96. A buyer's bill is figured on the buyer's own assessment, not the seller's.
In October 2026, Collier County Public Schools' address lookup returned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for two Longshore Lake addresses, one of them in Quail Walk, for the 2027 school year. School assignment is by address and can change each year; confirm the school for a specific Longshore Lake address with Collier County Public Schools before you buy. Our Naples private schools guide covers private options.
Longshore Lake's clubhouse is about 4.3 miles and about 10 minutes from NCH North Naples Hospital, 11190 Health Park Blvd, and about 6.6 miles and about 13 minutes from Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, whose page lists "24-hour emergency room (ER) services." Road estimates measured October 31, 2026 from the Longshore Lake clubhouse at 11399 Phoenix Way, without traffic; a home inside the gate adds a little, and season and time of day change real drive times. In an emergency, call 911.
Longshore Lake recorded 33 qualified sales in the last 12 months, from $428,000 to $1,330,000 at an $850,000 median: 25 in Longshore Lake Units 1 to 5D at an $875,000 median and 8 in Quail Walk from $428,000 to $711,500 (no median). These are qualified recorded sales over $100,000 from the county file through October 16, 2026; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded later are not in these figures, and the newest qualified sale in the file is dated August 27, 2026.
Longshore Lake's Combined Rules do not allow asphalt shingle roofs: a new or replacement roof needs Architectural Review Board approval and must be tile, aluminum or approved metal, so a buyer of a shingle-roofed home plans for that material at re-roofing. Under s. 627.7011, an insurer may not refuse to issue or renew a homeowner policy solely because a roof is under 15 years old.
Longshore Lake sellers ask what a home is worth, how the plat, lot and roof change the price, what the Longshore Lake Foundation and the buyer will request, and which Florida statutes shape the sale. Each answer draws on a county record, a Foundation document, a statute or our analysis of the county sales file.
Data updated: November 2026 (Collier County qualified recorded sales through October 16, 2026, our analysis; Collier County 2026 tax roll; Longshore Lake Foundation Realtor Documents page, checked November 9, 2026; Longshore Lake Foundation covenants and Combined Rules; Florida Statutes).
Price from the county's qualified recorded sales for your plat, lot and roof, gather the governing documents and the s. 720.401 disclosure summary, and order the estoppel certificate early. Your buyer files the Foundation's Sales Application at least 14 days before closing. Start with our free home valuation or call Jesse at (239) 898-6072.
Longshore Lake values start from Collier County's qualified recorded sales for your plat: 60-month medians of $900,000 in Unit 1, $985,000 in Unit 2, $1,150,000 in Unit 3, $640,000 in Units 5A to 5D and $589,000 in Quail Walk, with Unit 4's four sales from $875,000 to $1,535,000. We then weigh the lot, the residence year and the roof. Ask for a free home valuation.
Use the windows the county file supports: the last 12 months hold 33 qualified sales at an $850,000 median and the 60 months hold 153 at an $857,000 median. Within your plat, the last 12 months are a short price list; Unit 2's eight sales, for example, run $799,000, $840,000, $850,000, $900,000, $980,000, $1,000,000, $1,175,000 and $1,320,000. We compare plats and lots, never single addresses on this page.
The county record shows plat medians that differ: Unit 3's 60-month median ($1,150,000) is the highest and Quail Walk's ($589,000) the lowest among the plat groups with a median, and Unit 4's 60-month list holds the highest qualified sale in the file ($1,535,000). Units 5A to 5D carry a 60-month median of $640,000 on lots with medians of 0.18 to 0.245 acre. A plat median describes the sales in it, not your home's price.
The 2026 roll's median lots run from 0.14 acre in Quail Walk Phase 1 to 0.34 acre in Unit 4, with 0.32 to 0.33 acre medians in Units 1, 2 and 3 and 0.18 to 0.245 acre medians in Units 5A to 5D. The plats with larger median lots carry the higher 60-month medians, but no lot premium is published; we price your lot against the sales in your own plat. County heated area is not a living-area figure, so we print no house size.
Longshore Lake's county record shows sales by plat, not a lake premium, and neither the Foundation nor the roll publishes which lots front the lake. Information not available at time of publishing (checked 2026-11-09). Frontage and any dock are shown on the home's survey and the listing; we compare a lakefront home with lakefront sales in the same plat when we price it.
The 2026 county roll just value is a tax figure, not a price: the median across all 565 Longshore Lake homes is $719,156, while the last 12 months' qualified sales show an $850,000 median. The roll value is set for January 1 assessment; a sale price is what a buyer paid. After a sale, the home is reassessed at just value as of the next January 1.
Longshore Lake's county file shows sales per year, not days on market: 49 qualified sales in 2021, 23 in 2022, 38 in 2023, 27 in 2024, 29 in 2025 and 26 in 2026 through October 16. Multiple Listing Service fields such as days on market are not printed in this guide. Once under contract, the buyer's Sales Application goes in at least 14 days before closing and the Board acts within 20 days.
No Longshore Lake plat recorded 10 qualified sales in the last 12 months, so each plat's short-window figures are counts and price lists; every plat group except Unit 4 holds enough sales over 60 months to carry a median. Units 2 and 3 recorded the most last-12-month sales (8 each) and Unit 4 the fewest (1, at $875,000).
We make no forecast. The last 12 months hold 33 qualified sales at an $850,000 median and the prior 12 months 25 at an $800,000 median. Longshore Lake mixes larger-lot homes in Units 1 to 4 with smaller-lot homes in Units 5A to 5D and Quail Walk, so a 12-month figure moves with which homes happened to sell; two small samples side by side describe the sales, not a price change for any home.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. We tracked every qualified recorded sale over $100,000 the county file holds for Longshore Lake's 565 homes, and we price each home by plat, lot and roof. Call Jesse direct at (239) 898-6072.
The seller or agent gives the buyer the General Covenants, Articles, By-Laws, Architectural Review Board rules, the notice of sale and the capital contribution fee, and the Realtor Documents page says "As required, please provide your buyer/tenant with the Rules and Regulations and the General Covenants." The s. 720.401 disclosure summary belongs before the contract.
An estoppel certificate states what is owed to the association on a parcel, and under s. 720.30851 a homeowners association issues it within 10 business days. The Longshore Lake Foundation takes estoppel requests through HomeWiseDocs, which quotes the fee at the time of the request.
Yes in practice: the estoppel certificate lists any amount due, and the covenants make assessments a continuing lien and make a buyer jointly and severally liable with the seller for unpaid assessments due before closing, so the closing agent clears them at closing. Order the estoppel early.
The Foundation's Realtor Documents page lists a "$4500 Capital Contribution Fee (collected at closing, effective 1/1/23)" due from the buyer. The purchase contract allocates closing costs between buyer and seller, so confirm the allocation in writing with the closing agent.
The covenants exempt an owner who sells one Longshore Lake home and buys another, if the home is listed within 30 days of closing and under contract within 180 days; otherwise the fee is due. Other exemptions cover transfers between co-owners, to heirs, to an estate-planning trustee or spouse, and a foreclosure to a lender. Confirm with the Foundation in writing.
The buyer returns the Sales Application with the $150 transfer fee by check at least 14 days before closing. The covenants ask for written notice at least 30 days before a proposed transfer, the Board acts within 20 days of notice and all requested information, and silence for 20 days counts as approval. A Certificate of Approval goes to the closing agent once the Foundation receives the warranty deed.
Yes, subject to the lease and the purchase contract. A Longshore Lake lease runs at least ninety continuous days, a home may be leased no more than three times in a calendar year, the whole home is leased, and the tenant was approved by the Foundation with its lease addendum. Give your buyer the lease so the buyer's own plans fit those rules.
Yes. The Combined Rules allow public open houses on Saturday and Sunday from 12 p.m. to 5 p.m. and realtor open houses on any day. Guests enter through the staffed gate, so we arrange visitor access with the gatehouse ahead of time.
The Combined Rules allow one for-sale sign, 24 by 18 inches at most, with its top no higher than 36 inches, removed within seven days after a sale or withdrawal.
Under s. 689.302, a seller gives a flood disclosure at or before the contract for a residential sale. Give the buyer any elevation certificate and any flood policy declarations page for the home if one exists. The flood zone is set lot by lot; look up your address on FEMA's Flood Map Service Center.
Yes. Form OIR-B1-1802 records roof covering, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection, and an inspection is valid for as long as five years if nothing material changes. Insurers must offer discounts for qualifying features under s. 627.0629. Add the roof permit, the roof covering and its replacement date.
No rule we read requires re-roofing before a sale: the Combined Rules apply when a roof is replaced, and then the new roof must be tile, aluminum or approved metal with Architectural Review Board approval. Buyers and insurers still ask about roof age; under s. 627.7011, a roof 15 or more years old may need an inspection, and an insurer may not refuse solely for age if the roof has 5 or more years of useful life left.
Any exterior change goes to the Foundation's Architectural Review Board first; the Board answers a complete submission within 30 days, and a Collier County permit may also apply. Contractors register at the gatehouse and do no work on Sundays or national holidays. We make no claim that a project adds value; we look at your plat's sales before you spend.
Yes; condition is negotiated in the contract. The governing documents, the disclosure summary, the flood disclosure, the property tax disclosure, the estoppel and Foundation approval are still owed whatever the condition.
A buyer's first Longshore Lake tax bill is figured on the buyer's own assessment, not the seller's; s. 689.261 requires a property tax disclosure summary in a residential sale contract (s. 689.261). A home is reassessed at just value as of January 1 after a change of ownership.
Under s. 193.155, portability can reduce a new homestead's assessed value by as much as $500,000. While you hold the homestead, the annual change in assessed value "shall not exceed the lower of" 3 percent or the change in the Consumer Price Index, 2.7 percent for 2026 per the Department of Revenue's Save Our Homes document.
Your exemption follows you, not the house. Under s. 196.031, the owner of record on January 1 who makes the home a permanent residence is entitled to the exemption, so the buyer applies in the buyer's own name. On the 2026 roll, 425 of 565 Longshore Lake homes carry homestead.
Every Longshore Lake purchase needs Longshore Lake Foundation approval: the buyer returns the Sales Application with a $150 transfer fee by check at least 14 days before closing, the Board acts within 20 days of a complete notice, silence for 20 days counts as approval, and a Certificate of Approval goes to the closing agent.
Yes. The same documents, disclosures, estoppel and Foundation approval apply. A listing team adds a price built from the county record for your plat, the paperwork ordered early, open house and sign compliance under the Combined Rules, and negotiation through the buyer's inspections and the Foundation's timing.
Yes. Whether you can sign and close remotely is a title company question; ask the closing agent early. The buyer's Sales Application is mailed or returned in person to the Foundation, and the estoppel request goes through HomeWiseDocs, so neither needs you on site.
We price from Collier County's qualified recorded sales for the plat, lot and roof, and put the Foundation's published fees, the roof covering, the lake rules and the flood determination in front of a buyer first. Call Jesse at (239) 898-6072.
Longshore Lake sellers and buyers work with McGreevy and Comisar because we price from the county record and read the Longshore Lake Foundation's paperwork first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the plat and the lot, and we start from the recorded sales for that plat.
Selling a home at Longshore Lake? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Longshore Lake? Call Marc at (239) 287-5873, or read about how we represent buyers. Read how we sell a home in Naples or about buying a home in Naples, and contact us any time.
Get a free home valuation and we build your price from Collier County's qualified recorded sales for your plat, lot and roof. We order the estoppel certificate early through HomeWiseDocs, assemble the governing documents and the disclosure summary, and prepare the flood and property tax disclosures. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Read our Naples home valuation page, or Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and buying a home in Naples. Before you write an offer we check the Foundation's published fees, the Sales Application timing, the roof covering and the flood determination for the address. Call Marc at (239) 287-5873.
Ask for a free home valuation for any of the thirteen plats, Units 1, 2, 3, 4, 5A, 5B1, 5B2, 5C and 5D and Quail Walk Phases 1 to 4, on median lots from 0.14 to 0.34 acre. We pull the county's qualified recorded sales for that plat, the 2026 roll figures and the flood map entry. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Longshore Lake sellers and buyers can open the same public documents behind this guide: the Longshore Lake Foundation's 2024 governing documents, 2026 budget, Combined Rules and sales and lease applications, the Florida statutes on disclosure, estoppel, flood, property tax and roofs, the 2026 homestead documents and the Irma and Ian reports.
Data updated: November 2026 (all documents read November 2026; Foundation documents linked from the Realtor Documents page, checked November 9, 2026).
Longshore Lake figures and rules on this page come from Collier County's qualified recorded sales and 2026 tax roll, the Longshore Lake Foundation's own pages and posted documents, Florida statutes and Department of Revenue documents, federal flood and storm records, and insurance, news, healthcare and destination pages. Linked entries were read November 2026 unless a date is given.
Data updated: November 2026 (linked entries read November 2026 unless a date is given; Collier County qualified recorded sales through October 16, 2026; Collier County 2026 tax roll bundle dated October 27, 2026).
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1,199 people live in Longshore Lake, where the median age is 62 and the average individual income is $109,655. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Longshore Lake, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Golfing Naples & Southwest Florida Magazine, JP Clothing and Yoga, and Olde Cypress Master Association.
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| Shopping | 0.64 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 0.61 miles | 1 review | 5/5 stars | |
| Active | 0.98 miles | 0 reviews | 0/5 stars | |
| Active | 1.01 miles | 2 reviews | 5/5 stars | |
| Active | 1.08 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Active | 1.2 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.68 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.68 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.06 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.2 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.2 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.2 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.24 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.33 miles | 2 reviews | 3/5 stars | |
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Longshore Lake has 499 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Longshore Lake do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
