Autumn Woods - Maple Brooke

Updated September 2026. By Jesse McGreevy and Marc Comisar.

Maple Brooke at Autumn Woods, Naples: What It Actually Is

Maple Brooke is a 110 villa homeowners association in North Naples, Collier County, Florida, built between 1997 and 2001 as 55 two unit buildings on exactly two streets. Every Maple Brooke villa sits on its own fee simple platted lot, and Maple Brooke is governed by Chapter 720 of the Florida Statutes, not Chapter 718. It is not a condominium. The association says so itself, in its own Rules and Regulations: "Please note MB villas are not condominiums, but single-family homes."

Maple Brooke sits inside Autumn Woods, the gated community on the east side of Goodlette-Frank Road between Pine Ridge Road and Orange Blossom Drive, in unincorporated Collier County, ZIP 34109. Autumn Woods is one of the established gated communities of North Naples. Maple Brooke occupies two streets and only two: Birchwood Court, which carries 40 villas at addresses 6418 to 6495, and Old Banyan Way, which carries 70 villas at addresses 6703 to 6866.

The corporate entity is MAPLE BROOKE NEIGHBORHOOD ASSOCIATION, INC., Florida document number N97000002032, filed 9 April 1997 and active on the Florida Division of Corporations index as of September 2026. The neighborhood was created by a Declaration of Covenants, Conditions and Restrictions executed 14 April 1997 by Centex Homes, a Nevada general partnership, and recorded 23 September 1997 as Instrument 2228717, Official Records Book 2349, Page 31, 108 pages. That instrument was amended and restated in its entirety and recorded 2 May 2023 as Instrument 6397094, Official Records Book 6242, Page 1861, 63 pages.

That restatement is the single most overlooked fact about this neighborhood, and it is easy to miss for a specific reason. The association's own website posts the restated documents under a filename that still calls them a draft, the posted title reading "Draft Amended and Restated Declaration Articles and Bylaws, Clean, 3-9-23." They are not a draft. They were adopted, and they were recorded on 2 May 2023. Anyone reading the 1997 declaration and assuming it still governs will get at least two important questions wrong, and both of them cost money. Those two questions are the next two sections of this page.

The 110 count, confirmed four independent ways

Four separate custodians return the same number, and not one of them reads it from another.

What Maple Brooke is not. It is not a townhouse community and it is not a condominium, though the Southwest Florida MLS is partly responsible for the confusion: the MLS field that carries the value "MAPLE BROOKE" on a listing is literally labelled "Sub Condo Name," and aggregator sites scrape it without reading the label. One national listing site currently describes Maple Brooke as a "single-family home community" and never mentions that the villas are attached at all. Both descriptions are wrong in opposite directions. The truth is narrower and more useful: an attached villa on a fee simple lot, in a Chapter 720 homeowners association, sharing a party wall, a roof and a driveway with exactly one neighbor.

Who Insures a Maple Brooke Villa, and Why the Answer Surprises Almost Everyone

The Maple Brooke association does not insure your villa. You do. The owner carries a full homeowners policy on the structure including windstorm and casualty, and if the building is destroyed the owner, not the association, is contractually required to rebuild it. This is stated in the recorded governing document in plain words, and it is the opposite of what most buyers assume when they hear "attached villa in an association."

This matters more than any other single fact on this page, because the wrong assumption here changes the annual number by thousands of dollars and changes which policy your lender will accept.

The declaration says it outright

2023 Amended and Restated Declaration, Section 12.1, "Neighborhood Insurance," verbatim:

"The Neighborhood Association shall obtain and maintain such insurance as the Board of Directors deems reasonably necessary. Premiums for all insurance carried by the Neighborhood Association are common expenses included in the assessments made by the Neighborhood Association. All insurance policies shall contain standard mortgagee clauses, if applicable. The Neighborhood Association does not insure individual homes. Homes should be insured by the owner thereof and include coverage for casualty loss and windstorm."

Section 12.4, "Duty to Insure," verbatim:

"Each Owner must recognize that he or she bears financial responsibility for any damage to his or her property or liability to others that would otherwise be covered by such insurance. It is recommended that each Owner maintain such insurance including coverage for casualty loss and windstorm."

Section 12.5, "Duty to Reconstruct," verbatim:

"If any Home or other improvements located on any Lot and Home are destroyed or damaged as a result of fire, windstorm, flood, tornado, hurricane or other casualty, the Owner of such improvements shall cause Repair or Replacement to be commenced within one hundred and eighty (180) days from the date that such damage or destruction occurred, and to complete the Repair or Replacement within eighteen (18) months thereafter."

Read Section 12.5 slowly if you are buying. It is not merely permission to rebuild. It is a deadline, running from the date of the casualty, and it binds the owner.

What the association does buy

Section 12.3 is the association's actual coverage, and it is liability, not property: "comprehensive public liability insurance, including medical payments and malicious mischief, with coverage of at least $1,000,000.00 (if available at reasonable rates and upon reasonable terms) for any single occurrence," plus workers' compensation and fidelity bonding on anyone handling association funds.

The balance sheet corroborates the declaration, which is the check that matters

A reader is entitled to ask whether a clause in a document reflects what the association actually does. The association's own 2025 financial statements answer it. The balance sheet at 31 December 2025 carries prepaid insurance of $2,474.

An association carrying property and windstorm policies on 55 Florida buildings could not prepay a year of them for $2,474. In Collier County that figure is consistent with an HOA liability, directors-and-officers and fidelity package and with nothing else. The document and the books agree.

The 1997 original agrees by scope, and the 2023 restatement made it explicit

The 1997 declaration's insurance article, Article 14, is confined entirely to the Neighborhood Common Areas. Section 14.1: "The Neighborhood Association shall keep all improvements, facilities and fixtures located within the Neighborhood Common Areas insured against loss or damage by fire or other casualty for the full insurable replacement value thereof." Sections 14.2 through 14.7 cover waiver of subrogation, liability and reconstruction of the common property only. There is no clause anywhere in the 1997 article obligating the association to insure a dwelling.

So the position did not change in 2023. What changed is that the 2023 restatement said it out loud, adding the express sentence in 12.1 and the Duty to Insure in 12.4 where the 1997 instrument had simply been silent. Silence is what let the assumption grow.

What this means for your quote, in one sentence

A Maple Brooke villa insures like a house, not like a condominium: you need a full HO-3 with windstorm, not an HO-6 unit owner policy.

That single sentence is worth real money at the quoting stage, and it cuts against the intuition. The Collier County homeowners average of roughly $5,604 is the right frame for a Maple Brooke villa. The Collier County condominium unit owner average of roughly $2,284 is the wrong frame, and a buyer who budgets against it will be short by thousands before they ever reach closing. Both figures are county averages, not Autumn Woods figures, and neither is a quote. Get a real quote on the specific address during your inspection period, and get it before the period expires, because in this market a surprise premium is a far more common deal killer than a surprise inspection finding.

The one thing to ask the association for. Request the current certificate of insurance for the Maple Brooke Neighborhood Association from Resort Management, alongside the estoppel. It will show you what the association's policy covers, and reading it next to your own quote is how you confirm there is no gap between the two.

The Roof Obligation Moved to the Owner in May 2023, and Almost Nobody Has Noticed

Until 2 May 2023 the Maple Brooke association was obligated to clean, repair and replace the roofs of the villas. Since 2 May 2023 it is obligated only to clean them. Roof repair and roof replacement are now the owner's, expressly. On 1997 to 2001 tile roofs, that is the largest single capital item a Maple Brooke buyer takes on, and no page currently ranking for this neighborhood's name mentions it.

This is not an interpretation. It is a change in the words of the recorded instrument, and the two versions can be set side by side.

The clause, before and after

And the restatement did not merely remove the obligation from the association. It placed it on the owner by name. Section 9.3.1, "Owners Obligations," verbatim:

"Each Owner shall be exclusively responsible for performance of all maintenance obligations for their Unit that is not specifically assumed by the Neighborhood Association pursuant to this Declaration, including, without limitation, repair and replacement of all interior elements of the Unit, all garage doors, entry/exit doors, window screens, all glass surfaces and windows, roofs, all swimming pools, pool equipment, swimming pool screen enclosures, swimming pool decks, patios, walkways and driveways, outbuildings or other improvements that are not specifically described in this Section 9.3."

Four more routes to the same answer

A single clause read once is not proof. Here are four independent confirmations, none of which reads the declaration.

1. The association's own published services list names what the assessment buys: "routine grounds and irrigation maintenance, annual power washing of driveways and sidewalks, scheduled painting of building exteriors and doors, scheduled washing of roofs, scheduled raising and thinning of all oak trees, annual trimming of our palm trees, and annual mulch applications." Washing. Not repair, not replacement.
2. The master association's new owner document distinguishes the two neighborhoods explicitly, verbatim: "Maple Brooke provides landscape, irrigation, and exterior painting services for each residential owner. Cedar Ridge additionally provides landscape, irrigation, exterior painting, roofing, exterior building lighting and driveway improvement services for each condominium unit owner." The master association gives roofing to Cedar Ridge and withholds it from Maple Brooke, in the same sentence.
3. The Rules and Regulations make roof replacement an owner act, item 18: "Roof Replacement and Tile Selection, Maple Brooke ARC approval is required and the entire roof of the building must be replaced." An owner needing architectural approval to replace a roof is an owner who is replacing the roof.
4. The association publishes an approved roof colour palette. Its document library carries an "ARC Communication on Roof Colors," an "Approved Roof Colors" list and a "Guide to Tile and Paint Colors." An association that replaced its own roofs on its own schedule would have no reason to publish a colour menu for owners to choose from. That document exists because owners choose.

The part that catches people: you cannot replace only your half

Rules item 18 again: "the entire roof of the building must be replaced." Your building is a duplex. The roof spans both villas. You and the neighbor on the other side of the party wall replace one roof together, in an approved colour, with architectural approval, whichever of you needs it first.

The same logic runs through the shared driveway. Rules item 19: "Shared driveways must be replaced entirely between buildings."

Why this makes the association's reserve position coherent rather than alarming

It would be easy, and wrong, to pair "the association does not fund roof replacement" with "the association is obligated to replace roofs" and call it a shortfall. We nearly did. The 2026 Approved Reserve Plan, dated 23 October 2025, funds exactly two components: Painting, estimated replacement cost $157,000, and Roof Cleaning, estimated replacement cost $10,000. Total funded replacement cost across all components: $167,000.

That is not a gap. It is an exact match to the obligation as the 2023 restatement rewrote it. The association funds painting and roof cleaning because painting and roof cleaning are what it is now required to do. The reserve plan and the declaration agree with each other.

The consequence for a buyer is larger than a reserve shortfall would have been, and it points the other way: the roof is yours. Budget for it, ask the seller when it was last replaced, ask for the permit, and ask the neighbor on the other side of the wall the same question. A tile roof laid in 1998 is not young.

Best Realtor for Maple Brooke at Autumn Woods: Why Owners and Buyers Call McGreevy and Comisar

Maple Brooke turns over 9 of its 110 villas in a typical 24 month window, measured on priced deeds recorded to 29 August 2026. That is 8.2 percent, and in a market that thin, an agent who has read the recorded restatement, the association's financial statements and the county roll is worth more than one who reads listing remarks.

The two sections above are what that work produced. Neither the insurance answer nor the 2023 roof reassignment appears on any page currently ranking for this neighborhood's name.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

Talk to Us Before You Write an Offer or Sign a Listing Agreement in Maple Brooke

Maple Brooke villas run 1,537 to 1,850 square feet of county living area, and only 21 of the 110 have a private pool. Pool or no pool, lake frontage or interior, and which end of a duplex you are buying all move the number, and the published market data for this neighborhood is a flat median with none of those splits applied to it. In building this page we tracked every priced Maple Brooke deed recorded in the 24 months to 29 August 2026, all nine of them, by address, heated square footage, price and Official Records book and page. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected], and we will walk the nine comparables with you before you commit to a number. Buyers can start with our Naples buying guide, and owners can start with a home valuation for Autumn Woods. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we have worked this market since 2008.

The 55 Buildings, the Two Streets, and How Maple Brooke Is Laid Out

Maple Brooke contains 110 villas in 55 buildings, every one of them a two unit duplex, across two streets. Birchwood Court holds 40 villas in 20 buildings. Old Banyan Way holds 70 villas in 35 buildings. Every villa is one half of a pair.

How the building count was established, because no document states it

No recorded Maple Brooke instrument states the building count. Section 9.4 says only that "Some, or all, of the Units may be constructed as attached dwellings," which is permissive and settles nothing. Dividing 110 by two and calling it 55 is arithmetic, not evidence. So we measured it.

Source: the Collier and Naples GIS building footprint layer, alongside the county address point layer. Method: pull all 110 Maple Brooke address points, take the coordinate envelope for each street, then count the building footprint polygons that fall inside it, filtering out right of way polygons and the neighboring detached houses that a rectangular envelope inevitably catches.

The footprint sizes prove the pairing independently of the count. All 20 Birchwood buildings fall in a tight band of 4,713 to 5,141 square feet, mean 4,897, in two clusters: twelve buildings at 4,713 to 4,901 and eight at 5,004 to 5,141. Those are two duplex models. Per villa that is 2,449 square feet of ground footprint, which is exactly right for a 1,537 to 1,850 square foot villa plus a two car garage plus an entry and a lanai.

Both alternative readings fail on arithmetic, which is why this is a finding rather than a guess.

• If one footprint were one villa, Birchwood Court would return 40 polygons and it returns 20. And a 4,897 square foot building on one 0.16 acre lot of about 6,970 square feet is 70 percent lot coverage, which is geometrically impossible against the PUD's twenty foot front and rear yard requirements. As a duplex spanning two paired lots of about 13,939 square feet it is 35 percent coverage, which is ordinary.
• If some buildings held three or four units, a four unit building would measure roughly 9,800 square feet. No footprint in either street exceeds 5,206 square feet. There is not one triplex or quadplex sized building anywhere in Maple Brooke.

The recorded documents corroborate the pairing without ever counting it: Rules item 19 refers to shared driveways "between buildings"; Rules item 18 requires that "the entire roof of the building" be replaced, which only makes sense if a roof spans more than one home; and landscaping rule 3 prohibits plantings that attach to "villa buildings, garages, villa separation walls or roofs."

How many stories, and why we will not tell you it is one

The number of stories is not stated in any record we can reach, and we are not going to assert it as a fact. We searched the 2023 restatement in full, the 1997 original in full, the 2024 Rules and Regulations, the master association's new owner document and the governing PUD ordinance. None of them states a story count for a Maple Brooke villa.

Two near misses are worth naming so that nobody else mistakes them for answers:

• Section 10.14, Exterior Finish, contains the clause "The minimum masonry requirement specified shall apply to the lower floor only for a two-story dwelling." That is a conditional architectural standard describing what would be required if a dwelling were two story. It is not a description of what was built, and reading it as one would be a mistake.
• PUD Ordinance 96-80, Table 2 caps Single Family Attached and Townhouse at 35 feet. Its footnote does impose a one story limit, but only within 150 feet of the common property line with The Crossings PUD, which is a narrow overlay along one edge, not a rule for the neighborhood.

And the county cannot help, for a structural reason worth knowing: the Collier County Property Appraiser's published bulk data carries no story count field at all. The residential improvement file holds year built, building class, base area, adjusted area and a building sequence number, and nothing else.

What the measurement indicates. Mean building footprint on Birchwood Court is 4,897 square feet, so 2,449 square feet of ground floor per villa. Set that against the county's own living area figures plus a two car garage of roughly 440 square feet:

Every villa's entire living area fits on the ground floor with room left over for precisely the entry and covered lanai you would expect to find. A two story version of this product would need roughly 1,500 square feet of ground floor per unit, so the duplexes would measure about 3,000 square feet. The measured footprints are roughly 60 percent larger than that.

So: single story is what the measurement indicates, and we are labelling it an inference rather than a fact. The record class that would settle it is the Collier County Property Appraiser's parcel card and building sketch, which draws the footprint and labels the configuration, or the original 1997 to 2001 building permit and certificate of occupancy, which states the number of stories on the application. Both are obtainable by written request. The recorded plats will not settle it: a plat for a fee simple lot depicts lot geometry, not building height.

The two streets, and the gap between them

Maple Brooke is not one contiguous block, and buyers touring it should know that before they drive it. Birchwood Court and Old Banyan Way are separated by roughly 380 metres of Oak Hollow and Mahogany Run single family homes. Maple Brooke straddles two recorded plats and sits in two pieces. The association is one association; the neighborhood is two pockets.

Old Banyan Way is the larger of the two by a wide margin and is the street that wraps a lake, which is what the association means when it says "Most villas have lake views."

The villas themselves

One number on that table deserves emphasis because it is the main price splitter in the neighborhood and no competing page publishes it: 19 percent. Fewer than one Maple Brooke villa in five has a private pool. Across the street in Oak Hollow and Mahogany Run the figure is 67 percent. If a pool matters to you, Maple Brooke is a narrow field, and the twenty one villas that have one do not come up often.

What Maple Brooke Costs to Own: the Only Fully Published Fee Stack in Autumn Woods

A Maple Brooke owner belongs to two associations and pays two assessments. For 2025 those were $2,014.02 per year to Maple Brooke and $3,040.00 per year to the Autumn Woods master association, a combined $5,054 a year, about $421 a month, before property tax, before insurance and before the county garbage line.

Maple Brooke is the only one of the three Autumn Woods neighborhoods whose own assessment can be established from a published document at all. Oak Hollow and Mahogany Run publishes no figure. Cedar Ridge publishes no figure. Maple Brooke publishes CPA compiled financial statements, and those statements are also the only route by which anyone outside the master association can establish the master fee.

Where each number comes from

Neither figure is printed as a per unit number in any document. Both are derived, and here is the arithmetic so you can check it.

The Maple Brooke assessment. The 2025 statements show total neighborhood assessments of $221,542 across the 110 lots that Note 1 names: "Maple Brooke Neighborhood Association, Inc. is located in Collier County, Florida. and consists of one hundred and ten (110) lots." $221,542 ÷ 110 = $2,014.02.

The master assessment. Maple Brooke collects the master fee from its owners and remits it, so it appears on Maple Brooke's books as a pass through. The statements show it three ways: Note 9, "During 2025 the Association paid $334,378 to the Master Association"; the operating fund statement, "Master Fees $334,400" as revenue offset by "Master Fees $(334,378)" as expense; and budget to actual, "Master Fees, Budget $334,400, Actual $334,400." $334,400 ÷ 110 = $3,040.00, exactly.

And the master figure generalises to the whole community, because the Amended and Restated Master Declaration says it must. Article 4 preamble, verbatim: "Such Assessments shall be in an equal amount for each Lot Owner or Unit Owner and are separate and distinct from Assessments due to a particular Neighborhood Association." Section 4.5 repeats it: "Each Owner shall be liable for an equal share of the Regular and Special Assessments levied by the Association for Common Expenses of the Association." The master assessment is therefore the same for a Maple Brooke villa, an Oak Hollow house and a Cedar Ridge condominium home.

Do not quote either number as a current fee. Both are 2025 figures recovered from one neighborhood's books, not a published current budget, and neither has been rolled forward. Obtain the current numbers on the estoppel certificate, ordered through Resort Management.

How it is billed

The Maple Brooke assessment is billed monthly, in advance, without notice, due the first day of each month by default, though the Board may elect annual, semi annual or quarterly instead. That monthly default is unusual among the three Autumn Woods neighborhoods, both of the others being quarterly, and it is worth knowing before you set up autopay.

What the Maple Brooke assessment buys

Lawn care in full: mowing, trimming, edging, fertilizer, pesticide, herbicide and fungicide. Landscape maintenance. Exterior painting and caulking of the buildings and doors. Roof cleaning, and since May 2023 only cleaning. Irrigation system operation, maintenance and replacement. Annual power washing of driveways and sidewalks, scheduled raising and thinning of the oaks, annual palm trimming and annual mulch.

Where the money actually went in 2025, from the statements: Grounds Contract $91,837 · Irrigation System $37,847 · Mulch and Pine Straw $26,545 · Management Service $20,800 · Palm Trimming $10,300 · Tree Trimming and Hardwoods $8,760 · Driveway Pressure Washing $7,653. Total maintenance and repairs $183,867, total administration $27,756, total operating expenses actual $211,623 against a budget of $216,257.

The fee the buyer pays at closing, which is not an assessment

Autumn Woods charges a one time Capital Improvement Transfer Fee, and the buyer pays it, not the seller. It is collected by the settlement agent and it must appear on the estoppel. Its history is documented: $1,500.00 effective 1 July 2017, then $1,996.50 as of May 2023, with a further increase stated to take effect 1 July 2023. The current amount is not published anywhere. The instrument is a Certificate of Amendment recorded 26 May 2023, Instrument 6408805, OR Book 6251, Page 3107, adding Sections 4.13 and 4.14 to the master declaration. The money goes into a segregated account for capital projects or, by majority Board vote, to offset operating expenses.

Budget for it, ask for the exact figure on the estoppel, and do not let it appear for the first time on your closing statement.

The whole annual number, assembled

Modeled on the median villa: just value $538,035, 1,629 heated square feet, no pool.

No CDD is a genuine advantage and it is worth stating plainly. Across newer Southwest Florida communities a Community Development District bond assessment can add several thousand dollars a year for decades, and it rides on the tax bill whether or not you ever use what it financed. Autumn Woods has none. That was confirmed four independent ways: the Florida Special District Accountability Program registry, the Collier County district list, the PUD ordinance itself, and the live Collier tax roll, which shows exactly one non ad valorem line of $261.91 for garbage.

The Party Wall, the Shared Roof and the Shared Driveway

Every Maple Brooke villa shares three things with exactly one neighbor: a party wall, a roof and, in most cases, a driveway. The association is expressly not responsible for any of them. That is unusual enough, and consequential enough, that the clause deserves to be read in full rather than summarised.

Section 9.4, "Party Walls," identical in the 1997 declaration and the 2023 restatement, verbatim:

"Some, or all, of the Units may be constructed as attached dwellings, and will share common walls which shall be referred to herein as 'Party Walls.' The Owners of the Units sharing Party Walls shall be jointly responsible for all maintenance, repairs and replacement of the Party Walls, and neither the Neighborhood Association, nor the Master Association shall have any responsibility or authority whatsoever for the maintenance, repair or replacement of any Party Wall."

Read the last clause carefully: not merely no responsibility, but no authority. The association cannot compel your neighbor to contribute and cannot arbitrate between you. Party wall cost sharing in Maple Brooke is a matter between two owners.

The three shared elements, and who is responsible for each

What this means in practice, and the question to ask before you buy

The practical shape of it is simple and it is worth saying without euphemism. Three of the most expensive maintenance events that can happen to your home require agreement with one specific other person, and no association will step in if that agreement does not come.

That is not a reason to avoid Maple Brooke. Attached villa neighborhoods work, and most of the time they work quietly. It is a reason to ask a question that almost no buyer asks: who is the neighbor on the other side of the party wall, how long have they owned, and when was the roof last done? A seller can answer all three. If a roof is approaching replacement and the attached neighbor is a recent buyer with a different view about timing, you have inherited a negotiation along with the house.

One thing that works in a buyer's favour here. Because the association paints the exteriors on a schedule and maintains all the landscaping and irrigation, the elements that usually cause friction between attached neighbors, an unpainted wall, a dead hedge, a brown lawn, are handled centrally. What is left to the two owners is a small number of large, infrequent items rather than a constant stream of small ones.

What the Association's Own Financial Statements Say About Reserves

Maple Brooke publishes CPA compiled financial statements, which puts it ahead of both of its neighbors on transparency. Those statements also say several things plainly that a buyer should read before making an offer, and we are going to quote them rather than characterise them.

First, the engagement level, because it frames everything else. The statements are a compilation only, not an audit and not a review. The CPA, Geoffrey Paul Nuckolls, states it himself, verbatim:

"I did not audit or review the financial statements nor was I required to perform any procedures to verify the accuracy or completeness of the information provided by management. Accordingly, I do not express an opinion, a conclusion, nor provide any assurance."

That is not a criticism of the association. A compilation is a normal and lawful engagement level for a Chapter 720 association of this size. It does mean the numbers are management's numbers, presented by a CPA, rather than numbers a CPA has tested.

No independent reserve study has ever been conducted

Verbatim from the 2025 statements:

"The Association has not conducted an independent study to estimate the remaining useful lives and the replacement costs of the components of common property. Replacement costs were based on estimates, made October, 23, 2025 that were provided by the management. The components' actual replacement cost, useful lives, and investment income may vary from these estimated amounts and the variance may be material."

And the association's own adequacy language, verbatim:

"Therefore, amounts accumulated in the replacement fund may not be adequate to meet all future needs for major repairs and replacements. If additional funds are needed, the Association has the right to increase regular assessments, pass special assessments, or delay major repairs and replacements until funds are available."

"Even if the Association is currently fully funding the reserves, the accumulated amounts may not be adequate to meet all future repairs and replacements."

We are deliberately not offering a judgment on whether the reserves are adequate. That is a question for the buyer, the buyer's advisor and the association's own board, and any number we attached to it would be an opinion dressed as a finding. What we will do is put the association's own words in front of you and add the three verified facts that give them context.

The three facts that give the language context

One. The 2026 Approved Reserve Plan funds exactly two components. Painting, estimated replacement cost $157,000, and Roof Cleaning, estimated replacement cost $10,000. Total funded replacement cost across all components: $167,000.

As the roof section above explains, that is not a shortfall against the association's obligations, it is a match to them. Since May 2023 the association owes painting and roof cleaning, and it funds painting and roof cleaning. Anyone comparing the reserve plan against the 1997 declaration will reach the opposite and wrong conclusion.

Two. The roof cleaning component ended 2025 negative. It closed at $(634) after a $10,000 expenditure against a $7,500.66 balance. A single component running slightly negative for a year is ordinary; it is stated here because a buyer reading the statements will see it and should know what it is.

Three. The two supplementary reserve tables do not reconcile with each other. The reserve plan shows an estimated 31 December 2025 balance of $133,735.18. The reserve activity table and the balance sheet both show $122,972. That is a difference of $10,763 between two tables in the same document. We are reporting both figures rather than choosing one. If you are buying, this is a fair and specific question to put to Resort Management in writing.

The rest of the balance sheet, at 31 December 2025

Two things on that table are quietly encouraging and deserve to be said. Assessments receivable fell from $5,228 to $1,326 across the year, which means owners are paying. And the operating fund balance rose rather than fell. Neither fact answers the reserve question, but both speak to how the association is running day to day.

Collection posture, verbatim: "The Association's policy is to retain legal counsel and place liens on the properties of owners whose assessments are delinquent."

And one sourced absence worth having: there is no special assessment currently levied or pending at Maple Brooke, at the master association, or at either of the other two neighborhoods, that is discoverable in the public record. That was checked against the Collier Clerk index from 2020 to 2026 and against the 2025 financial statements. A sourced absence is not a guarantee about the future, and the estoppel is what settles it for your specific closing.

Flood Zones at Maple Brooke: Why There Is No Single Answer

Autumn Woods does not have a flood zone. Individual buildings do, and they differ. Anyone who tells you "Autumn Woods is Zone X" is giving you a community-level answer to a building-level question, and on a mortgage that distinction is worth real money.

What the effective map actually shows

The governing FEMA Flood Insurance Rate Map panel for the great majority of Autumn Woods, Maple Brooke included, is 12021C0381J, effective 8 February 2024. The southernmost row of Autumn Woods Boulevard addresses falls on panel 12021C0383J, same effective date.

Across the community the picture is mixed, and deliberately so: predominantly Zone X (shaded, the 0.2 percent annual chance band) over the built lots, with Zone AH, which is a Special Flood Hazard Area, over the low drainage corridors and parts of the backs of lots, and Zone AE over the lakes themselves. Where a Special Flood Hazard Area applies, base flood elevation on the effective map runs 10.0 to 12.5 feet NAVD88, most commonly 11.5 feet through the middle of the community. Ground elevation at road grade runs roughly 10.9 to 13.6 feet NAVD88, averaging about 11.6 feet.

Old Banyan Way wraps a lake. That geography is exactly the geography in which a lot's back can sit in a Special Flood Hazard Area while its building pad does not. For a lakefront Maple Brooke villa this is not a theoretical distinction.

Is flood insurance required

It depends on your specific structure, not on the community. If the building sits in Zone X, there is no federal mandate. If the building sits in Zone AH or AE, a loan from a federally regulated lender will require flood insurance. Two attached villas in the same duplex can in principle sit differently, and neighboring lots certainly can.

Collier County is a CRS Class 5 community, participating since October 1992, which carries a 25 percent discount on eligible NFIP policies. Under Risk Rating 2.0 that discount applies to policies both inside and outside the Special Flood Hazard Area, so it is worth having even where coverage is optional.

The map is changing, and the window is open now

A new preliminary FIRM was released on 20 March 2025, its 90 day appeal period opened on 19 August 2026, and the target effective date is summer 2027. On the preliminary map roughly 14 Autumn Woods residential parcels move from Zone X into a Special Flood Hazard Area, and none move out.

If you own in Autumn Woods, the appeal window is the mechanism the law gives you and it is open at the time of writing. If you are buying, ask for the preliminary determination as well as the effective one. A property that is Zone X today and an SFHA in summer 2027 is a different carrying cost than the one on the current disclosure.

Thirty five FEMA Letter of Map Amendment and Letter of Map Revision actions have been recorded inside Autumn Woods between 2012 and 2025. One 2025 request was denied. That history tells you two things: individual determinations here are genuinely contestable, and they do not always succeed.

What to ask for

Pull your building's own determination from the FEMA Flood Map Service Center, ask the seller for any elevation certificate and any Letter of Map Amendment on the property, and get a flood quote in the inspection period rather than after it. Do not accept a community-level answer on this.

Property Taxes at Maple Brooke, and the Reset That Catches Every Buyer

A Maple Brooke villa's tax bill roughly doubles the January after it sells. This is not a Maple Brooke quirk, it is how Florida's Save Our Homes assessment cap works, but it catches buyers in long tenure neighborhoods hardest, and Maple Brooke is a long tenure neighborhood.

A worked example, from the county roll

6470 Birchwood Ct, built 1998, 1,629 heated square feet, no pool, last sold on 6 February 2003 for $230,000 (Official Records 3213/2157), homesteaded continuously since.

Now the reset. On 1 January following a sale the cap is removed and the assessed value snaps to just value.

The seller pays $2,622. The buyer pays $5,059. The villa does not change, the millage does not change, and the bill nearly doubles.

This is why the tax figure on a listing is not your tax figure, and it is the single most common budgeting error we see on resales in established Naples neighborhoods. Forty two of the 110 Maple Brooke villas were built in 1998 alone; a great many have been held a very long time, and the longer the hold the bigger the gap between the seller's bill and yours.

What you can and cannot carry with you

If you are moving from another Florida homestead, portability may let you carry accumulated Save Our Homes benefit to the new property, which can materially reduce the reset. It is not automatic and it has deadlines. Ask the Collier County Property Appraiser about portability before you close, not after.

What Maple Brooke Villas Have Actually Sold For

Nine Maple Brooke villas sold with a recorded price in the 24 months to 29 August 2026, which is 9 of 110 villas and a turnover rate of 8.2 percent. The median price was $530,000 and the median was $330 per heated square foot. The Southwest Florida MLS, queried independently over its own 24 month window, returns the same nine sales and the same $530,000 median, and it adds the two things a deed cannot: how long each villa took to sell and what share of the asking price it got. Here is every one of the nine, by address, size, price and recorded deed, so you can check any of them yourself.

Data updated: September 2026. Source: Collier County Clerk recorded deeds and the Collier County Property Appraiser roll, tax year 2026 preliminary.

How to read this table, which matters as much as the table

Two of the nine are marked unqualified by the county, and both sit at the bottom of the per square foot range. An unqualified sale is one the Property Appraiser has flagged as not a fair arm's length transaction, and the usual explanations are a family transfer, a distressed sale or an estate disposition. The $440,000 at $279 per square foot and the $520,000 at $296 are exactly the two comparables a careless valuation will lean on, because they are the cheapest.

But we checked the flag against a second instrument, and it does not say what you would expect. Both of those sales appear in the Southwest Florida MLS as ordinary, openly marketed listings with a real asking price and real time on the market.

Neither looks like a family transfer or a distressed disposition. Both were listed, both sat on the open market, and both closed inside a normal discount band.

So we are not going to tell you to throw them out. The county's qualified and unqualified test is its own, applied for assessment purposes, and a sale can be openly marketed and still be excluded for a reason the listing never shows, such as a partial interest or an estate in the chain. What we will tell you is that the two instruments disagree, that the disagreement is worth one question to the Property Appraiser about the specific parcel, and that discarding a comparable on the strength of the flag alone is not supported by the record. For reference, the seven unflagged sales run $500,000, $507,500, $530,000, $550,000, $550,000, $555,000 and $625,000, a median of $550,000 against the all sales median of $530,000. Both numbers are honest. They answer different questions, and which one belongs in your valuation depends on an answer neither dataset contains.

What the table cannot tell you, and why the published market data for this neighborhood is not usable on its own. None of these rows records whether the villa had a private pool (only 21 of 110 do), whether it sat on the lake or on the interior, which end of the duplex it occupied, or whether the roof had been replaced. Those are the variables that move a Maple Brooke number, and no published source segments by them. The one broker data page that ranks for this neighborhood publishes a flat median with a nine year history and none of these splits, which makes it interesting reading and a poor pricing tool.

The clustering is real, though. Six of the nine villas measure 1,577 square feet on the county roll, and eight of the nine are the same two bedroom plus den, two bath plan on the MLS. That tells you how repetitive this product is and how genuinely comparable these sales are to each other. Very few Naples neighborhoods offer a comparable set this clean.

How Long a Maple Brooke Villa Takes to Sell, and What Share of the Asking Price It Gets

Data updated: September 2026. Source: Southwest Florida MLS, closed sales, Development Name AUTUMN WOODS, 24 months to 14 September 2026, segmented by Sub/Condo Name. Denominators stated on every figure.

The recorded deeds give you the price. They cannot tell you how long the villa sat, or how far the seller came down, and those are the two numbers a seller actually needs. Here they are, with the two neighbors inside the same gate for scale.

The attached product sits more than twice as long as the houses. A Maple Brooke villa takes a median of 80 days to sell and a Cedar Ridge condominium home 78, against 32 days for a single family home across the street. If you are selling here, plan your marketing around two and a half months, not one.

And the average is nearly double the median, which is not a rounding artifact. Mean days on market in Maple Brooke is 139.7 against a median of 80. A minority of listings sit a very long time and drag the average up: the longest Maple Brooke sale in the window took 429 days, and the next longest 332. Both were the ordinary two bedroom plus den plan, so the product was not the problem. That is a pricing outcome, and it is the reason the first conversation at a listing appointment should be about the number rather than the photographs.

Maple Brooke also has the weakest negotiating position of the three. Its median sale to list is 93.12 percent, against Cedar Ridge's 97.44 and Oak Hollow's 95.00, and its individual sales range from 88.0 to 96.5 percent of asking. On a $550,000 asking price, the gap between Maple Brooke's median outcome and Cedar Ridge's is roughly $24,000.

The one number a Maple Brooke seller should know today

There is not a single Maple Brooke villa listed for sale right now. Zero active listings, and zero when the same query was run two days earlier. Against 9 sales in 24 months, that is 0.0 months of supply.

Cedar Ridge, inside the same gate, is carrying three active listings aged 58, 163 and 328 days, and 8.0 months of supply. The community as a whole sits at 2.04 months.

Inventory this thin moves quickly and a single new listing changes it, so treat this as a snapshot dated September 2026 rather than a standing condition. But as of today, a Maple Brooke seller has no competing villa on the market.

Figures derived from 47 closed sales across the whole community, which is the same total, and the same 29 / 9 / 9 split, that the Collier County deed record independently returns for its own 24 month window. Two sales in the community are Sold Data Entry records carrying no days on market, which is why the days on market denominators above are 8 and 28 rather than 9 and 29.

Amenities: What a Maple Brooke Owner Gets, and What Maple Brooke Does Not Have

Maple Brooke has no amenities of its own. Not one. Every amenity a Maple Brooke owner uses is owned and operated by the Autumn Woods Community Association, the master, and is shared equally with the 350 homes of Oak Hollow and Mahogany Run and the 88 condominium homes of Cedar Ridge.

That is the correct way to understand the $3,040 master assessment: it is not a fee on top of amenities you already pay for, it is the amenity fee, and the $2,014 Maple Brooke assessment buys landscaping, painting and roof washing rather than recreation.

What the master owns

Two swimming pools, a spa, tennis, pickleball, basketball, a playground, a fitness room, a clubhouse and two meeting and activity rooms, plus recreation programming. The master also carries the guardhouse and gate staffing, the entry gates, the roads, street lights, sidewalks and paths, the lakes and the entire stormwater and surface water management system, master irrigation, master landscaping, the preserves and open space, and pest and aquatic control.

The clubhouse and management office sit at 6720 Autumn Woods Boulevard. The second pool site is a master tract at 7118 Blue Juniper Court, on the Cedar Ridge side.

And what Maple Brooke does not have

No internal gate. The gate is the community gate on Red Oak Boulevard, the entrance road off Goodlette-Frank Road, and it serves all 548 homes. No private pool for most owners: 21 of 110 villas, 19 percent. No golf. The governing PUD's permitted and accessory uses exclude it, and there has never been a course here.

What Maple Brooke has instead, and it is not nothing: the lakes. Old Banyan Way wraps a lake, and the association's own description, "Most villas have lake views," is the one marketing sentence about this neighborhood that the aerial photograph confirms outright. In a neighborhood where only one villa in five has a pool, the water is the view amenity, and it is the reason a lakefront Maple Brooke villa and an interior one are not the same product at the same price.

The Maple Brooke Rules That Change How You Live Here

Maple Brooke runs two layers of rules, the master association's, which reach all 548 homes inside the gate, and Maple Brooke's own, which reach only the 110 villas. Most of them are ordinary. The ones below are the four that actually change a decision a buyer or an owner is about to make: architectural approval and what the pool application really requires, who controls the planting around your villa, the garage rule, and the fact that a purchase is screened exactly as a lease is.

Architectural approval is required, and the ARC has real requirements

Anything that changes the exterior needs Maple Brooke ARC approval. Roof replacement and tile selection require it (item 18), and the colour must come from the association's published approved list. Exterior paint colours come from the association's Guide to Tile and Paint Colors.

The pool application is the one worth reading before you buy. Adding a private pool to a Maple Brooke villa requires the ARC application, a certified survey, compliance with setbacks, a county permit, proof of the contractor's liability insurance, and, the clause almost nobody anticipates, a signed letter from your neighbor if heavy equipment must cross any part of the neighbor's land to reach your yard.

On 0.16 acre paired lots with attached buildings, that last requirement is not a formality. If you are buying a Maple Brooke villa specifically to add a pool, walk the access route before you write the offer, and understand that one of the approvals you need is not from a committee.

Landscaping is the association's, and that cuts both ways

Lawn care, landscape maintenance and irrigation are the association's, which is most of why people buy here. It also means the planting around your villa is not entirely yours to change. Landscaping rule 3 prohibits plantings that attach to "villa buildings, garages, villa separation walls or roofs."

Garages

A two car enclosed garage is required to be constructed and maintained for each residence. It may not be enclosed for habitation or altered in a way that reduces parking capacity. The master rules recite parking capacity across the community as "up to two cars for OHMR and MB; and one, or two cars in CR, depending on the condominium garage design accommodation."

Buyers are screened, not just tenants

Maple Brooke uses a combined Application for Purchase or Lease, and a purchase goes through it. All three Autumn Woods neighborhoods screen buyers as well as tenants, and across the community the approval window runs to 20 days. Build your closing timeline around that, and get the application in early. A purchase contract with a 21 day closing and an unstarted association application is a contract in trouble.

Leasing a Maple Brooke Villa, and the Tourist Tax Nobody Mentions

Maple Brooke permits leasing on terms that are, by Naples standards, genuinely permissive: a 30 day minimum, three leases in any 12 month period, a background check, a $100 fee, and no cap at all on how many villas in the neighborhood may be leased at one time. That last point was checked for rather than assumed. Attached to it is one obligation that no competing page mentions and that can cost an owner real money if they miss it.

No cap on the number of leased homes is a real and unusual feature, and it was checked for rather than assumed: it does not appear in the declaration, the restatement, the bylaws or the rules. Many Naples associations cap the percentage of homes that may be leased at any one time, and an investor who has been blocked elsewhere will recognise what its absence is worth. The three leases per year limit is the binding constraint here, not a quota.

The tourist tax, which is unique to Maple Brooke among the three neighborhoods

Verbatim from the Maple Brooke rules:

"Be aware that you will have to collect the 9% Tourist tax for occupancies of six (6) months or less, as well as obtaining a sales tax license to submit this tax to the State and County."

Neither Oak Hollow and Mahogany Run nor Cedar Ridge puts this in front of an owner. It is not a Maple Brooke rule, it is Florida and Collier County tax law, and it applies to short term rental income wherever it is earned, but Maple Brooke is the only one of the three that tells its owners about it.

If you intend to lease your villa seasonally, you have a registration obligation and a collection obligation before your first tenant arrives. Budget for the administrative work, and note that the 30 day minimum plus three leases a year plus a nine percent collection duty is a specific business, not a casual one.

Schools, Healthcare and What Is Actually Close to Maple Brooke

Every distance and drive time below was computed on the OpenStreetMap road network with a routing engine, from the Autumn Woods gate. None came from a listing site. These are modeled free flow times: an empty road, midday, in July. Treat them as the floor, not as what you will experience in February. Seasonal congestion in North Naples is real and these numbers do not model it.

Schools

Maple Brooke is zoned to Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, verified twice against Collier County Public Schools' own systems for the 2026-27 school year rather than from a listing site. The district's zoning service returned no pending boundary modification flagged against Autumn Woods addresses.

All three schools earned an A from the Florida Department of Education for 2025-26.

And a caveat worth having, because it is about to matter. Florida's school grading scale tightens for 2026-27 under section 1008.34(3)(c)1., Florida Statutes: the elementary A threshold rises from 62 to 65 percent of points, middle from 64 to 65, and high from 65 to 70. Applying the harder scale to these three schools' 2025-26 point totals, all three still clear the A line, Sea Gate at 84 percent, Pine Ridge Middle at 75 percent, Barron Collier at 73 percent against the new 70 percent bar. That is arithmetic on published numbers rather than a Department finding, and Barron Collier's three point margin is a real cushion but not a large one.

We are not going to tell you whether your child gets a school bus, because it is genuinely address dependent inside this community. Collier County Public Schools does not provide transportation within two miles of a school on a non hazardous walking route. Pine Ridge Middle is 2.07 modeled road miles from the gate and Sea Gate Elementary is 2.57. Both sit close enough to the two mile line that the answer changes by address. Ask CCPS Transportation for a determination on your specific address.

Healthcare

A dozen further clinics and specialist practices sit within three and a half miles, including Orchidia Medical Group, Naples Orthopedics, Bascom Palmer Eye Institute on Tamiami Trail North and Radiology Regional Center North Naples.

The beach, and the number that matters most on this page

Clam Pass Park is 2.92 miles and 6.9 modeled minutes from the gate. It is the closest beach access to Autumn Woods and the most distinctive: you reach the sand along a boardwalk through a mangrove estuary rather than across a parking lot.

That is closer than the community's own zoned high school. For a great many buyers in this price band, that single line decides more than anything else on this page.

Vanderbilt Beach Park is 3.33 miles and 7.5 minutes; Lowdermilk Park in the City of Naples is 6.09 miles and 13.2 minutes.

Shopping, dining and groceries

Waterside Shops and Mercato are both inside three miles and under six modeled minutes, which is an unusual pairing: a luxury open air mall and a dining and nightlife district, neither of them requiring a trip down US 41.

Storms, Evacuation and What the Record Does and Does Not Say About Maple Brooke

Autumn Woods sits uniformly in Collier County hurricane evacuation Zone B. Collier runs Zones A through F, with A the most exposed and closest to the water. The whole community shares one zone, Maple Brooke included, so unlike the flood question there is no intra community distinction to look for and no per address answer to chase. What follows is what the public record does say about storm history here, and, just as importantly, what it does not.

Hurricane Ian, 2022, stated carefully

We found no record of surge or flood damage at Autumn Woods from Hurricane Ian, and we want to be precise about what that does and does not mean.

What is affirmatively verified is the geography. The published record places Ian's Collier County surge south and west of US 41 and along the Gordon River, Rock Creek, the Cocohatchee River and the Palm River. Autumn Woods is east of US 41, north of the Naples airport, and sits on none of those watercourses. The community's ground elevation averages about 11.6 feet NAVD88.

So the geographic record affirmatively places the surge elsewhere, and separately we found no damage record here. That is not the same as a verified statement that no home in Autumn Woods was damaged. Wind damage is not surge damage, and an absence of public records is not an inspection. Ask the seller directly about storm damage and insurance claim history, and ask your carrier to pull the property's claim history during the inspection period.

What the shared roof means in a storm

One Maple Brooke specific point that follows from the sections above. Since May 2023 the owner insures the structure and owns the roof, and the roof spans two villas. Storm damage to a duplex roof is therefore a matter for two owners and, potentially, two carriers. Section 12.5 of the restated declaration gives the owner 180 days to commence repair or replacement after a casualty and eighteen months to complete it.

If you are buying an attached villa in a coastal Florida county, know the answer to "who insures what" before the storm, not after. For Maple Brooke, the answer is on this page.

What Is Being Built Near Maple Brooke, and What Is Not

Four road and land use projects sit within two miles of Maple Brooke, and one of them, the Vanderbilt Beach Road widening, is in construction now and will narrow to one lane each way for about two months in spring 2027. But three of the most useful findings about this neighborhood's surroundings are sourced absences, things confirmed not to be happening, and for a buyer deciding whether this corner of North Naples is finished or still changing they are worth as much as the projects.

The projects that will actually be noticed

Vanderbilt Beach Road widening, from east of US 41 to east of Goodlette-Frank Road, roughly 1.5 to 2 miles north at the Goodlette-Frank intersection. Four lanes to six across about 1.8 miles, including rebuilt intersections. In construction, notice to proceed early June 2026, roughly a two year build to mid 2028, lane closures 9:00 to 15:30 Monday to Saturday. In spring 2027, expect one lane each way for approximately two months between Strada Place and Goodlette-Frank Road for a box culvert. That is the route to Mercato and to the Vanderbilt Beach Road Publix.

Siena Lakes CCRC Phase 2, a continuing care retirement community about 1 to 1.3 miles northeast at 2521 Orange Blossom Drive. Phase 1 open, Phase 2 under construction, full build out over 350 independent living homes plus assisted living, skilled nursing and memory care.

Pine Ridge Road and Livingston Road intersection improvements, a jughandle redesign roughly 1.7 to 2 miles southeast, on the route to I-75. At 60 percent design; no construction date published.

Goodlette-Frank Road widening from Vanderbilt Beach Road to Immokalee Road, two lanes to four. This project's south end is about 1.5 miles north of Autumn Woods and it runs north from there. It does not touch the community's own frontage. In design; a $3,149,698 design contract was awarded in November 2025 and construction funding is not published.

The three sourced absences

Nothing is programmed on Goodlette-Frank Road at the Autumn Woods frontage, between Pine Ridge Road and Orange Blossom Drive. The 2002 four laning remains the last capacity work here. Confirmed against the county's active project list and its FY2026 priority projects report.

Autumn Woods is in no Public Utilities Renewal basin. The county's PUR program replaces water, wastewater and stormwater infrastructure and repaves the roads above it, basin by basin. The nearest basin is about three miles away. For residents that means no multi month utility reconstruction is scheduled inside or immediately around the community.

No new school construction is programmed near Autumn Woods through the five year window. Collier County Public Schools' adopted 2026 to 2045 Capital Improvement Plan opened three schools between 2023 and 2026, all of them in eastern growth areas. The North Naples coastal band is built out.

Read together, those three absences describe a settled, finished part of Naples. Autumn Woods was built between 1997 and 2002 into a corridor that had already been widened, and the growth in Collier County has moved east. Whether that is an advantage depends entirely on what you want, and it is worth deciding on purpose rather than by default.

Maple Brooke Against Its Two Neighbors: A Benchmark on Stated Yardsticks

Autumn Woods holds 548 residences: 350 single family homes in Oak Hollow and Mahogany Run, 110 attached villas in Maple Brooke, and 88 condominium homes in 22 buildings in Cedar Ridge. They share a gate, a master association, a master assessment and every amenity. They share very little else.

Here is the comparison on stated yardsticks, with the denominators attached.

The result that catches everyone, and it survives scrutiny

The median Maple Brooke villa carries a just value of $538,035 against Oak Hollow and Mahogany Run's $744,149, a difference of $206,114, and its known annual carrying cost is HIGHER: $10,375 against $10,298.

The villa's second layer of association assessment more than erases its tax advantage. A buyer comparing a villa to a single family home on price alone, without the fee stack, gets the wrong answer.

And the honest caveat that has to ride alongside it, because without it the comparison is not honest. The Oak Hollow and Mahogany Run sub-assessment is not published, and it is a real, non zero number. Once it is known, the ordering above may reverse. What survives either way is the point that matters: the fee stack, not the price, decides this comparison, and the fee stack is only half published across this community.

The trade, stated plainly

What a Maple Brooke buyer gets that an Oak Hollow buyer does not: lawn care, landscape maintenance, irrigation, exterior painting and roof washing, all handled and all included. A lower entry price. A published sub-assessment, so you can see what you are buying before you close.

What an Oak Hollow buyer gets that a Maple Brooke buyer does not: no party wall, no shared roof, no shared driveway, a bigger house on a bigger lot, and a two thirds chance of a private pool instead of a one in five chance. And an unpublished assessment they cannot see until the estoppel arrives.

What a Cedar Ridge buyer gets that neither gets: the association replaces the roof and insures the building.

That last row is the sharpest single line in this table. Across one gate, in one master association, three neighborhoods answer "who replaces the roof" three different ways, and only one of them tells you before you ask.

Thinking of Selling Your Maple Brooke Villa? List With the #1 Team in Southwest Florida Since 2012

Nine Maple Brooke villas sold with a recorded price in the last 24 months. That is roughly one every ten weeks across the whole neighborhood. In a market that thin, the listing agent's grasp of the product is not a nice to have, it is most of the outcome.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

What we do differently on a Maple Brooke listing

We price against both instruments, not one. Two of the nine recorded sales carry the county's unqualified flag, and both sit at the bottom of the range, but the MLS records both as openly marketed listings with real asking prices and real days on market. An agent who quietly drops them is guessing, and so is an agent who averages all nine without looking. We reconcile the deed record against the MLS sale by sale, and we can show a buyer's agent or an appraiser exactly where the two disagree.

We get ahead of the roof question. Since May 2023 the roof is the owner's, the whole building's roof must be replaced at once, and a buyer's agent who has read this page will ask. If your roof is original 1998 tile, we would rather surface it in the listing with a quote in hand than let it arrive as a renegotiation after inspection.

We answer the insurance question for the buyer. Most buyers arrive assuming an attached villa insures like a condominium. It does not, and the gap between an HO-6 assumption and an HO-3 reality has killed more Naples villa contracts than any inspection finding. We put the declaration language in the buyer's hands early.

We start the association application on day one. The approval window across Autumn Woods runs to 20 days and Maple Brooke screens buyers through the same combined Application for Purchase or Lease it uses for tenants. That timeline is not negotiable and it is the most common cause of a blown closing date in this community.

We know what your villa has that the comparable did not. A lake view, a private pool (only 21 of 110 have one), a screen enclosure (76 of 110 do), a replaced roof, a renovated kitchen. Nothing in the public record captures any of it, so it has to come from us.

Start here

Owners can start with a home valuation for Autumn Woods, or go straight to sell my home in Autumn Woods. Either way, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected].

Frequently Asked Questions, Buyer Edition

Is Maple Brooke a condominium?

No. Maple Brooke is a Chapter 720 homeowners association and every villa sits on its own fee simple platted lot. The association states it directly in its own Rules and Regulations: "Please note MB villas are not condominiums, but single-family homes." The confusion is widespread because the Southwest Florida MLS field carrying the value "MAPLE BROOKE" is labelled "Sub Condo Name," and aggregator sites reproduce the value without reading the label.

How many villas are in Maple Brooke?

110, confirmed four independent ways: the recorded lot schedule on the 2023 restatement (40 + 14 + 8 + 48), the Collier County parcel roll, the association's own statement, and the county 911 address point layer, which returns exactly 110 points.

What streets is Maple Brooke on?

Two, and only two. Birchwood Court (40 villas, addresses 6418 to 6495) and Old Banyan Way (70 villas, addresses 6703 to 6866). They are not contiguous; roughly 380 metres of Oak Hollow and Mahogany Run homes sit between them.

How many buildings are there?

55, every one a two unit duplex, 20 on Birchwood Court and 35 on Old Banyan Way. No recorded document states this; it was measured from the county building footprint layer, where every footprint falls in a 4,713 to 5,141 square foot band consistent only with paired villas.

Are the villas one story or two?

No record we can reach states it. Not the 1997 declaration, not the 2023 restatement, not the rules, and not the county, whose published data carries no story count field at all. Footprint arithmetic indicates single story, 2,449 square feet of ground floor per villa against a median 1,629 square foot living area plus a garage, but we are labelling that an inference rather than a fact. The Property Appraiser's parcel card and building sketch, or the original building permit, would settle it.

How much are the HOA fees in Maple Brooke?

You pay two. For 2025 the Maple Brooke neighborhood assessment worked out at $2,014.02 per villa per year and the Autumn Woods master assessment at $3,040.00, a combined $5,054 a year, about $421 a month. Both are 2025 figures derived from the association's financial statements, not a published current budget. Get the current numbers on the estoppel.

Why are there two assessments?

Because there are two associations. Maple Brooke Neighborhood Association handles the villas' landscaping, painting, irrigation and roof washing. Autumn Woods Community Association, the master, owns and runs the gate, the roads, the lakes, the stormwater system and every amenity. You are a member of both, you vote in both, and you will receive two sets of documents at closing.

What does the Maple Brooke assessment actually pay for?

Lawn care in full, landscape maintenance, exterior painting and caulking, roof cleaning only, irrigation operation and maintenance, annual driveway and sidewalk power washing, oak raising and thinning, palm trimming and annual mulch.

Does the association replace the roof?

No, not since 2 May 2023. The 2023 restated declaration narrowed §9.3.5(d) to "Cleaning of the roofs... but excluding any repairs or replacement" and §9.3.1 now names "roofs" among the owner's exclusive obligations. Before that date the association did owe repair and replacement. Anyone quoting the 1997 declaration is quoting a superseded instrument.

Who insures a Maple Brooke villa?

You do. Restated declaration §12.1: "The Neighborhood Association does not insure individual homes." You need a full HO-3 with windstorm, not an HO-6. §12.5 also requires the owner to commence repair or replacement within 180 days of a casualty and complete it within eighteen months.

Is there a CDD in Autumn Woods?

No. Confirmed four ways: the Florida Special District Accountability Program registry, the Collier County district list, the PUD ordinance, and the live tax roll. The only non ad valorem line on an Autumn Woods bill is District 1 Garbage, $261.91.

What is the transfer fee, and who pays it?

A one time Capital Improvement Transfer Fee, paid by the buyer at closing and collected by the settlement agent. Its history: $1,500.00 effective 1 July 2017, $1,996.50 as of May 2023, with a further increase stated to take effect 1 July 2023. The current amount is not published. It must appear on the estoppel.

What do Maple Brooke villas sell for?

Nine sold with a recorded price in the 24 months to 29 August 2026. Median $530,000, median $330 per heated square foot, and the MLS returns the same nine sales and the same median independently. The seven the county does not flag have a median of $550,000, though the MLS shows both flagged sales were openly marketed, so that is a second reading rather than a correction.

How many villas have a private pool?

21 of 110, 19 percent. Ten have a spa. Seventy six of 110, 69 percent, have a screen enclosure. For comparison, 67 percent of the single family homes across the street have a pool.

Can I add a pool to a Maple Brooke villa?

Yes, with Maple Brooke ARC approval. The application requires a certified survey, setback compliance, a county permit, proof of the contractor's liability insurance, and, the requirement people miss, a signed letter from your neighbor if heavy equipment must cross any part of their land. On 0.16 acre paired lots that is not a formality. Walk the access route before you write the offer.

What flood zone is Maple Brooke in?

There is no single answer, and anyone who gives you one is answering the wrong question. The community is mixed: predominantly Zone X (shaded) over the built lots, with Zone AH over low drainage corridors and parts of lot backs, and Zone AE over the lakes. Pull your specific building's determination. Old Banyan Way wraps a lake, which is exactly the geography where a lot's back can sit in a Special Flood Hazard Area while the pad does not.

Is the flood map changing?

Yes. A new preliminary FIRM was released 20 March 2025, the 90 day appeal period opened 19 August 2026, and the target effective date is summer 2027. Roughly 14 Autumn Woods residential parcels move from Zone X into a Special Flood Hazard Area on the preliminary map, and none move out. Ask for the preliminary determination as well as the effective one.

What schools is Maple Brooke zoned to?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, verified twice against Collier County Public Schools' own systems for 2026-27. All three earned an A for 2025-26 and all three still clear the tighter 2026-27 A threshold on their 2025-26 point totals.

Will my child get a school bus?

It is genuinely address dependent and we will not guess. CCPS does not provide transportation within two miles of a school on a non hazardous walking route. Pine Ridge Middle is 2.07 modeled road miles from the gate and Sea Gate Elementary is 2.57. Ask CCPS Transportation for a determination on your specific address.

How far is the beach?

Clam Pass Park is 2.92 miles and 6.9 modeled minutes from the gate, reached by a boardwalk through a mangrove estuary. That is closer than the zoned high school. Vanderbilt Beach Park is 3.33 miles.

Is Autumn Woods gated?

Yes, with 24 hour entry monitoring at the guardhouse on Red Oak Boulevard off Goodlette-Frank Road. That gate serves all 548 homes. Maple Brooke has no gate of its own, and neither does any other neighborhood inside the community.

Can I rent out my Maple Brooke villa?

Yes. Minimum 30 days, maximum three leases within any 12 month period, background check required, a $100 administrative fee, and a complete package delivered to the Property Manager. There is no cap on the number of leased homes in the neighborhood, checked for in the declaration, restatement, bylaws and rules, and not found in any of them.

Is there a tourist tax on a short term rental here?

Yes, and Maple Brooke is the only one of the three neighborhoods that warns owners about it. Verbatim from its rules: "you will have to collect the 9% Tourist tax for occupancies of six (6) months or less, as well as obtaining a sales tax license to submit this tax to the State and County."

Do I need association approval to buy?

Yes. Maple Brooke uses a combined Application for Purchase or Lease, and all three Autumn Woods neighborhoods screen buyers as well as tenants. Across the community the approval window runs to 20 days. Build your closing timeline around it.

What happens if my neighbor and I disagree about the party wall?

The declaration makes the two owners "jointly responsible" and states that neither association has any responsibility or authority over a party wall. There is no association arbitration. That is why we tell buyers to ask who the attached neighbor is and when the roof was last done, before the offer rather than after.

Are the milestone inspection and SIRS requirements relevant here?

No. Florida Statutes 553.899 (milestone inspection) and 718.112(2)(g) (Structural Integrity Reserve Study) both reach condominium and cooperative associations. Maple Brooke is a Chapter 720 homeowners association, so neither statute applies by association type, independent of building height.

Has the association ever done a reserve study?

No. Verbatim from the 2025 statements: "The Association has not conducted an independent study to estimate the remaining useful lives and the replacement costs of the components of common property." The 2026 Approved Reserve Plan funds two components, Painting ($157,000) and Roof Cleaning ($10,000).

Is there a special assessment pending?

None is currently levied or pending that is discoverable in the public record, checked against the Collier Clerk index from 2020 to 2026 and the 2025 financial statements. A sourced absence is not a guarantee about the future. The estoppel settles it for your closing.

Why does my tax bill differ so much from the seller's?

Because Florida's Save Our Homes cap is removed on 1 January after a sale and the assessed value snaps to just value. On the worked example on this page the seller pays $2,622 and the buyer pays $5,059, the same villa, the same millage, nearly double the bill. If you are moving from another Florida homestead, ask the Property Appraiser about portability before you close.

Is anything being built that will affect Maple Brooke?

The Vanderbilt Beach Road widening is in construction 1.5 to 2 miles north, with one lane each way for about two months in spring 2027 between Strada Place and Goodlette-Frank Road. Nothing is programmed on Goodlette-Frank Road at the community's own frontage Autumn Woods is in no utility renewal basin, and no new school is programmed nearby through the five year window.

Was Autumn Woods damaged by Hurricane Ian?

We found no record of surge or flood damage, and the published record affirmatively places Ian's Collier surge south and west of US 41 and along the Gordon River, Rock Creek, the Cocohatchee and the Palm River, none of which touch Autumn Woods. That is not the same as a verified statement that no home was damaged. Wind is not surge. Ask the seller and pull the claim history.

Frequently Asked Questions, Seller Edition

What is my Maple Brooke villa worth?

The nine recorded sales in the 24 months to 29 August 2026 run $440,000 to $625,000, with an all sales median of $530,000, and a qualified sales median of $550,000. Neither number is your number. Pool, lake frontage, roof age, screen enclosure and interior condition all move it, and none of them appears in the public record. Start with a home valuation for Autumn Woods and then call us.

Which comparables should my agent be using?

Both readings, and the reason they differ. Two of the nine carry the county's unqualified flag and both sit at the bottom of the per square foot range, $440,000 at $279 and $520,000 at $296. Averaging all nine without looking underprices your villa. But dropping them because of the flag is not safe either, because the MLS shows both were openly marketed with real asking prices and real days on market, 28 and 224. The right move is one question to the Property Appraiser about those two parcels, then a decision you can defend to an appraiser.

Why does an unqualified sale matter so much here?

Because with only nine sales in two years, two bad comparables are 22 percent of the dataset. In a neighborhood with 200 sales the noise averages out. In Maple Brooke it does not, and a single misused comparable moves the median by $20,000.

How long will it take to sell?

Nine villas sold in 24 months, which is roughly one every ten weeks across the whole neighborhood. That thinness cuts both ways: fewer buyers are looking at any moment, and fewer competing villas are on the market when they do.

How many villas are typically for sale at once?

Very few. With 8.2 percent turnover across 110 villas, the standing inventory is normally a small handful. Your competition on any given week is more likely to be one or two villas than ten, which changes pricing strategy substantially.

Should I replace the roof before I list?

That depends on its age and on what a quote looks like, but you need an answer before a buyer's agent asks. Since May 2023 the roof is the owner's, the entire building's roof must be replaced at once, and a well advised buyer will price the risk into their offer whether or not you raise it. We would rather put a contractor's quote in the listing file than absorb a renegotiation after inspection.

Can I replace only my half of the roof?

No. Rules item 18: "the entire roof of the building must be replaced." Your roof spans both villas in the duplex. Replacement is a joint project with the attached neighbor, needs Maple Brooke ARC approval and must use a colour from the association's approved list.

What if my attached neighbor will not agree to replace the roof?

The declaration makes the two owners jointly responsible for the party wall and gives neither association any authority to intervene. There is no arbitration mechanism. In practice this is a negotiation, and it is one better started before you list than during a contract.

What do buyers ask about most in Maple Brooke?

Three things, in this order: who insures the structure, who replaces the roof, and what the two assessments actually total. All three have specific answers and all three are on this page. A seller who can answer them in the first conversation is ahead.

Do I have to disclose the 2023 roof change?

You must disclose known material defects. The 2023 restatement is a recorded public instrument rather than a defect, so it is not a disclosure item in itself, but the age and condition of your roof is squarely material, and so is any known problem with a party wall, a shared driveway or a prior claim. Disclose fully; it is both the law and the cheaper path.

What documents will a buyer's lender ask for?

The recorded declaration and 2023 restatement, the bylaws, the rules, the current budget, the most recent financial statements, the estoppel certificate from Maple Brooke and the master estoppel from Autumn Woods. Two estoppels, because there are two associations. Order both early.

How long does the association approval take?

Across Autumn Woods the approval window runs to 20 days, and Maple Brooke screens buyers through the same combined Application for Purchase or Lease it uses for tenants. This is the single most common cause of a missed closing date in this community. Start the application the day you go under contract.

Who pays the transfer fee?

The buyer, not the seller. The master Capital Improvement Transfer Fee is due at closing from the transferee, collected by the settlement agent, and it must appear on the estoppel. Its current amount is not published, so confirm the exact figure early rather than discovering it on the closing statement.

What is my villa's just value versus what a buyer will pay in tax?

The median Maple Brooke villa carries a 2026 just value of $538,035. A buyer who does not homestead will pay about $5,059, a year after the January reset, and one who does about $4,685, against the $2,622 a long tenure owner pays today. Prepare buyers for that, because if they find it themselves after contract it reads as a surprise.

Should I get a pre-listing inspection?

In Maple Brooke, usually yes, and specifically for the roof and any party wall or shared driveway issue. The items a buyer will find here are shared items, which means resolving them mid contract involves a third party who is not at the closing table. Knowing first is worth the fee.

Does a private pool add value here?

It is the main differentiator in the neighborhood: only 21 of 110 villas have one. We will not quote a dollar premium, because with nine sales in two years and no pool flag in the recorded data there is no defensible figure. What we can say is that the pool villas are a narrow field and they do not come up often.

Does a lake view add value?

Old Banyan Way wraps a lake and the association's own description is "Most villas have lake views." In a neighborhood where four villas in five have no pool, the water is the view amenity, and lakefront and interior villas are not the same product. Again, no published dataset segments by it, which is why the comparable set has to be built by hand.

What about the screen enclosure?

76 of 110 villas, 69 percent, have one. It is common enough that its absence is more notable to a buyer than its presence.

Can I sell to an investor?

Yes, and the leasing terms are relatively friendly to one: 30 day minimum, three leases per 12 months, and no cap on the number of leased homes in the neighborhood. Buyers are still screened through the Application for Purchase or Lease, and an investor buyer should be told about the 9 percent tourist tax obligation on occupancies of six months or less.

Is Maple Brooke a good rental?

That is the buyer's calculation, not ours to assert, but the inputs are on this page: the 30 day minimum rules out weekly vacation use, three leases a year caps the churn, the tourist tax applies under six months, and there is no neighborhood cap on leased homes. An investor who has been blocked by a lease cap elsewhere will recognise what its absence is worth.

Will the flood map change affect my sale?

Possibly. A preliminary FIRM released 20 March 2025 moves roughly 14 Autumn Woods parcels from Zone X into a Special Flood Hazard Area, with a target effective date of summer 2027 and an appeal window that opened 19 August 2026. Find out now whether your villa is one of them. A buyer's lender will.

Do I need to tell buyers about the reserve position?

You are not required to characterise it, and we do not either. What exists is the association's own published language, which any buyer can obtain: no independent reserve study has been conducted, and the 2026 plan funds two components totalling $167,000. In context that matches the association's post 2023 obligations rather than falling short of them, and a seller who can explain why is at an advantage over one who cannot.

What if a buyer says the reserves are underfunded?

Show them the roof clause. The association funds painting and roof cleaning because since May 2023 painting and roof cleaning are what it owes. The apparent shortfall disappears the moment you read the current declaration instead of the 1997 one. That is a short, verifiable answer that most buyers' agents will not have.

Should I list in season?

Naples has a real seasonal rhythm, and in a neighborhood that sells one villa every ten weeks, timing matters more than in a busy one. It is a conversation about your specific villa rather than a rule, and it is one of the first we have at a listing appointment.

What does the association require from me at closing?

A completed Application for Purchase or Lease from the buyer, the estoppel certificate, and delivery of the governing documents. The association will also confirm your assessments are current, its stated policy is to retain counsel and lien delinquent owners, so any arrearage must be cleared.

How do I order an estoppel?

Through Resort Management, which manages both Maple Brooke and the Autumn Woods master association. Property manager Randall Hartline, 239.649.5526 ext. 5216, [email protected]. Order the neighborhood and master estoppels together, and ask for the current adopted budget at the same time.

Is my villa a condominium for lender purposes?

No. It is a fee simple platted lot in a Chapter 720 HOA, which means conventional single family financing rather than condominium project review. This is a genuine advantage over a condominium listing and it is worth telling buyers explicitly, because many arrive assuming the opposite and price the financing friction in.

What is the biggest mistake a Maple Brooke seller makes?

Pricing off one instrument without checking the other, and letting the roof question arrive during the inspection period instead of before the listing goes live. Both are avoidable and both are expensive.

What is the second biggest?

Underestimating the 20 day association approval window and agreeing to a closing date that cannot accommodate it.

Do you charge for a Maple Brooke valuation?

No. Start with the home valuation for Autumn Woods tool, or call us and we will build the comparable set by hand from the recorded deeds and the MLS together, with the two county flagged sales reconciled rather than assumed, and the pool, lake and roof adjustments applied.

Why should I list with McGreevy and Comisar?

Because the page you are reading is the work. We read the recorded restatement, the 1997 original it replaced, the association's financial statements and the county roll, and we found two things about this neighborhood that nobody else publishes. That is the same work we bring to pricing your villa. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Downloadable Documents for Maple Brooke at Autumn Woods

Maple Brooke is unusually well documented for a Chapter 720 neighborhood association, because its declaration, its 2023 restatement, its rules and its CPA compiled financial statements are all retrievable. Every recorded instrument below is listed by its own instrument number and Official Records citation so you can pull it yourself.

We host nothing. Each recorded instrument is retrieved from the official custodian, the Collier County Clerk of the Circuit Court and Comptroller, using the instrument number or the Official Records book and page. Association documents come from the association's own library. State registrations come from the State of Florida.

The recorded instruments, and what each one proves

The association's own published documents

The statutes and the federal records, straight from the issuing authority

One caution on documents nobody can download. Two figures on this page cannot be obtained from any public source and must come from the association: the current year assessments and the current Capital Improvement Transfer Fee. The adopted budget, the current certificate of insurance and the estoppel certificate all come from Resort Management, 2685 Horseshoe Dr S, Suite 215, Naples, FL 34104; property manager Randall Hartline, 239.649.5526 ext. 5216, [email protected]. Ask for all four in one written request, and ask for the master estoppel at the same time, because there are two associations.

Why Maple Brooke Owners Work With a Top-Reviewed Naples Team

Maple Brooke is 110 villas on two streets, which is small enough that reputation travels between neighbors faster than any advertisement. We will not paste testimonials onto this page, because a review a reader cannot verify is worth nothing. What we will do is name the recognition McGreevy and Comisar carry and tell you exactly how to check every line of it.

McGreevy and Comisar are a top-reviewed Southwest Florida team, and the recognition below is the evidence, stated in the exact form in which it was awarded:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

How to verify any of it before you hire us. The Gulfshore Life Magazine Five Star award is published annually by the magazine, and the "only 5 out of 21k+ licensees" line is the magazine's own framing of how narrow that field is. Our Florida licenses are public: Jesse McGreevy, FL Lic. SL3101296, and Marc Comisar, FL Lic. BK3060671, both searchable on the Florida Department of Business and Professional Regulation licensee portal, which also shows any disciplinary history. And in a neighborhood the size of Maple Brooke, the best verification available to you is the oldest one: ask a neighbor, then ask us for references and call them.

What we will never do on a page like this. We will not publish a star rating, an aggregate score, or a quote we cannot attribute to a real named client who agreed to it. Every fact on this page about Maple Brooke is sourced to a recorded instrument, a statute, an association document, a county dataset or a federal dataset, and our own credentials are held to the same standard.

The Experts Behind This Maple Brooke Page

Maple Brooke deserves an agent who has read its recorded restatement rather than its listing remarks. Jesse McGreevy and Marc Comisar have worked the Southwest Florida market since 2008, and we tracked every priced Maple Brooke deed recorded in the 24 months to 29 August 2026 to build the comparables table on this page.

Jesse McGreevy and Marc Comisar lead the Domain Realty Group team in Bonita Springs and Naples. Jesse has been recognized among the Top 1% Real Estate Agents Nationally Since 2008, and the team has held the #1 Team in Southwest Florida position since 2012, which is more than a decade of continuous ranking in one of the most competitive markets in the country. For the wider story of the brokerage and the agent partners behind it, see about McGreevy and Comisar and DomainRealtyGroup.com.

For this page specifically, we read the 63 page Amended and Restated Declaration recorded 2 May 2023 and the 108 page 1997 original it replaced, set their roof clauses side by side, and found that the obligation had moved to the owner, a change we have not seen stated anywhere else. We read the association's 2025 CPA compiled financial statements and derived both assessments from them. We tracked all nine priced Maple Brooke deeds recorded in the 24 months to 29 August 2026 by address, heated square footage, price and Official Records book and page, then pulled the same period from the Southwest Florida MLS and reconciled the two sale by sale. We measured the building count from the county building footprint layer rather than dividing 110 by two. And where the record stopped, the story count, we said so instead of guessing.

That is the standard we bring to a Maple Brooke valuation or a Maple Brooke offer.

Jesse McGreevy · (239) 898-6072 · [email protected] Marc Comisar · (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671

Talk to Us Before You Buy or Sell in Maple Brooke

Maple Brooke trades nine villas in a typical two year window, so there is very little margin for a pricing error in either direction. If you are buying, start with our Naples buying guide and then call us about the specific villa, because the roof age, the pool, the lake frontage and the flood determination all move the number. If you are selling, start with a home valuation for Autumn Woods or go straight to our sell my home in Autumn Woods page. Either way, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Talk to Us About Maple Brooke at Autumn Woods

Maple Brooke is 110 attached villas in 55 duplex buildings on two streets inside a gate, where nine homes trade in a typical two year window, and where the two facts that matter most to a buyer's wallet, who insures the structure and who replaces the roof, are discussed on no page currently ranking for its own name.

We wrote this page from the recorded restatement, the 1997 instrument it replaced, the association's own financial statements, the county roll, the county building footprint layer and the federal flood record.

Whether you are buying your first Naples villa, selling one you have owned since 1998, or deciding between Maple Brooke, Cedar Ridge and the single family homes across the street, we will give you the numbers with their denominators attached and tell you plainly where the record stops.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and Nationally Recognized Top Producing Realtors, and we have represented buyers and sellers across Southwest Florida since 2008.

Sources and Authoritative References

Every factual claim on this page traces to one of the sources below. Recorded instruments are cited by instrument number and Official Records book and page so that any reader can pull the same document from the same custodian we did.

Recorded instruments, Collier County Clerk of the Circuit Court and Comptroller

1. Amended and Restated Declaration of Covenants, Conditions and Restrictions, Articles of Incorporation and Bylaws for Maple Brooke, Instrument 6397094, OR Book 6242, Page 1861, recorded 2 May 2023, 63 pages. The instrument that currently governs. Collier County Clerk, document search
2. Declaration of Covenants, Conditions and Restrictions for Maple Brooke (original), Instrument 2228717, OR Book 2349, Page 31, recorded 23 September 1997, 108 pages, executed 14 April 1997 by Centex Homes. Superseded; read for what changed. Association copy of the 1997 declaration
3. First Bylaws, Maple Brooke, Instrument 2290043, OR Book 2396, Page 2176, recorded 10 March 1998.
4. Amended and Restated Master Declaration for Autumn Woods, Instrument 5705144, OR Book 5623, Page 3471, recorded 30 April 2019, 57 pages. Article 4 requires the master assessment to be equal for every home.
5. Master Declaration for Autumn Woods (original), Instrument 2180164, OR Book 2311, Page 2426, recorded 6 May 1997.
6. Certificate of Amendment, Capital Improvement and Transfer Fee, Sections 4.13 and 4.14, Instrument 6408805, OR Book 6251, Page 3107, recorded 26 May 2023. The buyer-paid transfer fee.
7. Amendment to the Amended and Restated Master Declaration, Instrument 6219320, OR Book 6097, Page 1495, recorded 14 March 2022.
8. Supplemental Declaration and Declaration of Annexation, Autumn Woods Unit Three, Instrument 2531895, OR Book 2591, Page 3497, recorded 15 September 1999.
9. Oak Hollow and Mahogany Run Amended and Restated Declaration, Instrument 6390872, OR Book 6237, Page 2182, recorded 18 April 2023.
10. Declaration of Condominium of Cedar Ridge at Autumn Woods, Instrument 2665793, OR Book 2701, Page 792, recorded 21 July 2000.
11. Autumn Woods Unit One plat, Plat Book 28, Pages 27 to 32. Collier County Clerk, legal description search
12. Autumn Woods Unit Two plat, Plat Book 29, Pages 59 to 62.
13. Autumn Woods Unit Three plat, Plat Book 31, Pages 61 to 64. The master restatement cites 61 to 65; two of three sources say 61 to 64.
14. Autumn Woods Unit Four plat, Plat Book 32, Pages 75 to 83.
15. The nine priced Maple Brooke deeds, 24 months to 29 August 2026: OR 6401/1651, 6446/3932, 6474/3496, 6501/498, 6531/3066, 6576/1109, 6577/142, 6582/65 and 6594/358.
16. Deed for 6470 Birchwood Ct, 6 February 2003, OR 3213/2157, the tax worked example on this page.

Association published documents, Autumn Woods Community Association

1. Maple Brooke neighborhood page, the 110 villa statement, the two street names, the unit description, the services list and the document library.
2. Amended and Restated Declaration, Articles and Bylaws, clean text, the text recorded 2 May 2023. Sections 9.3.1, 9.3.5(d), 9.4, 12.1, 12.3, 12.4 and 12.5.
3. Maple Brooke Amended Rules and Regulations, amended 21 February 2024. Items 17, 18 and 19, the leasing package and the tourist tax warning.
4. Autumn Woods New Owner Information, the master association statement of which neighborhood receives which services.
5. Maple Brooke Architectural Review Committee Request, the pool application requirements including the neighbor access letter.
6. Maple Brooke Compiled Financial Statements, 31 December 2025, prepared by Geoffrey Paul Nuckolls, CPA. Assessments, the master fee pass through, the 2026 Approved Reserve Plan, the reserve study language, the balance sheet and the collection policy. Published in the Maple Brooke document library.
7. Maple Brooke Compiled Financial Statements, 31 December 2023, same library.
8. ARC Communication on Roof Colors, Approved Roof Colors, and Guide to Tile and Paint Colors, same library.
9. Maple Brooke Application for Purchase or Lease, same library.
10. Autumn Woods Community Association home page, the 548 residence count and the community description.
11. Autumn Woods Community Association FAQ page.
12. Cedar Ridge neighborhood page and Oak Hollow and Mahogany Run neighborhood page, the comparison table inputs.
13. Autumn Woods Community Association announcements and contact page.

Florida statutes and state records

1. Florida Statutes Chapter 720, Homeowners Associations, the framework Maple Brooke actually operates under.
2. Florida Statutes 720.303, association powers, budgets, reserves and official records access.
3. Florida Statutes 720.306, member meetings, voting and amendments including rental restrictions.
4. Florida Statutes 720.30851, estoppel certificates, what they must state and what may be charged.
5. Florida Statutes 553.899, milestone structural inspections. It reaches condominium and cooperative buildings, which is why it does not reach Maple Brooke.
6. Florida Statutes 718.112, the Structural Integrity Reserve Study, likewise a condominium obligation.
7. Florida Statutes 718.111, condominium association insurance, cited for the contrast with Chapter 720.
8. Florida Statutes 718.116, condominium assessments and estoppels, same contrast.
9. Florida Statutes 193.155, the Save Our Homes assessment limitation and the reset on change of ownership.
10. Florida Statutes 196.031, the homestead exemption.
11. Florida Statutes 1008.34, school grading and the automatic tightening of the A threshold for 2026-27.
12. Florida Division of Corporations, corporate records for Maple Brooke Neighborhood Association, Inc. (N97000002032, FEI 65-0785769, filed 9 April 1997), Autumn Woods Community Association, Inc. (N97000002033), Oak Hollow and Mahogany Run Neighborhood Association, Inc. (N97000002030) and Cedar Ridge at Autumn Woods Condominium Association, Inc. (N00000004242), plus the Maple Brooke 2026 annual report filed 1 May 2026.
13. Florida Department of Business and Professional Regulation and its licensee search portal, for Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
14. Florida Department of Education, the 2025-26 School Grades Results Packet and the 2026-27 grading scale change.
15. FLDOE EduData school report cards, the point totals for Sea Gate Elementary, Pine Ridge Middle and Barron Collier High.

Collier County

1. Collier County Property Appraiser, the bulk data extract for tax year 2026 preliminary (tables INT_PARCELS, INT_BUILDINGS, INT_LAND, INT_LEGAL, INT_USECODES and INT_BUILDINGCODES, files dated 29 and 31 August 2026), and folio 22597001147 for the worked tax example.
2. Collier County Property Appraiser file layouts documentation, the confirmation that no story count field is published in any county file.
3. Collier County Tax Collector property tax search, the live bill including the District 1 Garbage non ad valorem line and the absence of any CDD assessment.
4. Collier County Tax Collector.
5. Collier County government, Ordinance 96-80 (the 300 Acre Goodlette Road PUD, adopted 10 December 1996, Petition PUD-94-10(1)), the active transportation project list, the FY2026 Strategic Priority Projects Report, the Public Utilities Renewal basin map and the hurricane evacuation zone map.
6. Autumn Woods PUD Ordinance 96-80, association copy, Table 2 height limits and the one story overlay footnote.
7. Collier and Naples GIS NaplesBaseMap map service, the address point layer that returns exactly 110 Maple Brooke points and the building footprint layer that returns the 55 duplexes.
8. Collier County Public Schools attendance boundaries and the Interactive Zoning Tool, 2026-27 school year.
9. Collier County Public Schools transportation, the two mile eligibility rule.
10. Collier County Public Schools, the adopted 2026 to 2045 Capital Improvement Plan.
11. Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School.

Federal and open data

1. FEMA Flood Map Service Center, effective FIRM panels 12021C0381J and 12021C0383J, effective 8 February 2024, and the preliminary FIRM released 20 March 2025.
2. FEMA National Flood Hazard Layer viewer, zone geometry, base flood elevations and the Letter of Map Change history from 2012 to 2025.
3. FEMA Community Rating System, Collier County Class 5, participating since October 1992, and the 25 percent discount.
4. FloodSmart, the official NFIP site, the mandatory purchase rule for federally regulated loans.
5. National Hurricane Center Tropical Cyclone Report, Hurricane Ian, the published surge extent in Collier County.
6. USGS The National Map, USGSNAIPPlus ImageServer, the National Agriculture Imagery Program aerial photograph used on this page, a United States Government work in the public domain under 17 U.S.C. 105.
7. US Census TIGER/Line 2024 roads, Collier County street geometry cross check.
8. OpenStreetMap Overpass API, the community footprint, the gate nodes and the points of interest.
9. OSRM, the Open Source Routing Machine, every distance and modeled drive time on this page.

Our own pages

1. Autumn Woods community guide, the parent community page.
2. Cedar Ridge at Autumn Woods guide, the condominium neighborhood inside the same gate.
3. Naples area guide.
4. Buying a home in Autumn Woods.
5. Sell my home in Autumn Woods.
6. Home valuation for Autumn Woods.
7. Naples buying guide.
8. About McGreevy and Comisar.
9. Jesse McGreevy and Marc Comisar.
10. DomainRealtyGroup.com, the Domain Realty Group team site.

A note on what this page does not claim

Three things on this page are inferences rather than documented facts, and each is labelled where it appears. The story count of the villas is not stated in any record we can reach; single story is what footprint arithmetic indicates. The two assessment figures are derived from the association's financial statements by division, because no document states a per unit number. And the Hurricane Ian finding is an absence of damage records plus an affirmative geographic record, which is not the same as a verified statement that no home was damaged.

Two figures cannot be obtained from any public source at all: the current year assessments and the current Capital Improvement Transfer Fee. Both come from Resort Management on the estoppel, and both should be requested in writing before you close.

Everything else on this page is sourced to a recorded instrument, a statute, an association document, or a county, state or federal dataset, and the citation is above.