Mariposa at Whippoorwill is a gated 180 unit Naples condominium of 108 coach homes and 72 town homes, all two story, on 29.54 recorded acres with no CDD. Five sales closed last year at a $405,000 median. Call McGreevy and Comisar at (239) 898-6072.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Mariposa at Whippoorwill is a gated, 180 unit condominium community in Naples, Florida, ZIP 34105, developed by Zuckerman Homes and completed between 2005 and 2007. Mariposa at Whippoorwill holds 108 coach homes and 72 town homes across 28 residential buildings, every one of them two stories, on 29.54 acres of record off Whippoorwill Lane.
Almost every description of Mariposa at Whippoorwill you will find online traces back to a single recycled developer paragraph written more than twenty years ago, and four of the numbers in that paragraph are wrong. This page is part of our full Naples real estate hub, where we do the same primary source work for every community we cover, and Mariposa at Whippoorwill is the community where the distance between what is published and what is actually recorded at the courthouse is the widest we have measured in Collier County.
Mariposa at Whippoorwill sits in unincorporated Collier County, in Section 18, Township 49 South, Range 26 East, inside the Whippoorwill Pines PUD created by Collier County Ordinance 2000-17 and approved on March 14, 2000. The entitlement permitted 180 units on 29.54 acres at 6.00 units per gross acre, and exactly 180 units were built. Approved density and built density are identical, which is rarer than it sounds.
The community is a condominium, not a homeowners association. The single governing entity is Mariposa at Whippoorwill Condominium Association, Inc., Florida document number N05000010409, filed October 7, 2005 and active today. There is no master association above it and no sub association below it. That single fact resolves one of the most common questions asked about this community, which is whether a buyer pays two sets of dues here. The answer is no.
There is one street. Mariposa Circle carries 209 county address points running from 1300 to 1465, and it is the only street inside the gates. Everything you will read below about buildings, plans, garages, fees and flood zones attaches to addresses on that one circle.
We do not publish community pages to restate a builder brochure. We publish them because a buyer who is about to write a large check, or a seller trying to work out why the unit next door sat for 236 days, deserves the county record rather than the marketing copy. Five findings below came out of primary research and, as of the date on this page, we have not seen any of them published anywhere.
One. Every building at Mariposa at Whippoorwill is two stories, and the recorded as built survey proves it. Instrument 4030356, OR Book 4241, Page 2737, recorded June 8, 2007, sheet 6 of 8, sealed by Q. Grady Minor and Associates, P.A., LB 5151, carries the vertical datum for the front elevation: finished floor 15.0 feet, first floor ceiling 24.0 feet, second floor 25.7 feet, second floor ceiling 34.7 feet, roof peak 44.7 feet. First floor, second floor, roof. There is no third floor anywhere in the community. Because Florida’s milestone inspection under section 553.899 and the Structural Integrity Reserve Study under section 718.112(2)(g) both attach at three stories or more, neither statute reaches these buildings.
Two. All thirty structures were re-roofed in 2023 and it was paid for out of reserves. Exactly thirty Notices of Commencement were recorded across the community in February and March 2023, every one of them naming Wooden Homes Inc and describing the scope in the same four words: tile to tile reroof. The recorded Affidavit by Condominium Association, instrument 6427502 of July 11, 2023, has the sufficient funds in reserve box checked and the owners have been assessed box beside it left blank. A second affidavit, instrument 6418850, swears that there will be no future assessments. For a 2005 to 2007 Naples condominium in 2026, that is the opposite of the story most buyers are bracing for.
Three. The community is 29.54 acres of record, not seven and a half. The seven and a half acre figure that appears in nearly every published description of Mariposa at Whippoorwill is a garbling of the developer’s own 2004 line about seven and a half acres of nature preserve. The preserve is real, it is 7.23 conservation acres of record, and it sits inside the 29.54 acre boundary rather than being the boundary.
Four. Eighty one of the 108 coach homes have a one car garage. The legacy phrase “one or two car garage” is technically true and materially misleading. Only the 27 second floor corner units at 2,104 square feet have two car garages. All 72 town homes have two. If a two car garage is a requirement, that requirement eliminates 45 percent of the community before you start looking.
Five. Sellers here are asking about 24.8 percent more per square foot than buyers are actually paying. Median asking price across the five active listings is $240.69 per square foot. Median achieved price across the five closings of the last twelve months is $192.80 per square foot. That single comparison is the mechanical explanation for the two listings that have now sat for 236 days each.
Every number on this page came from a source we can name, and in almost every case from a source you can re-query yourself.
The market data is our own Southwest Florida MLS pull, run on August 12, 2026. The county work came from the Collier County Clerk of the Circuit Court and Comptroller official records, the Collier County Property Appraiser’s certified assessment roll, the Collier County Tax Collector’s live bills, the county ArcGIS parcel and zoning services, and the Collier County PUD Master List. The corporate work came from the Florida Division of Corporations. The flood work came from FEMA’s National Flood Hazard Layer, queried polygon by polygon against all thirty building footprints. The school work came from the Collier County Public Schools attendance zoning tool and the Florida Department of Education’s own published grade and enrollment workbooks.
Where we could not verify something, this page says so in plain language and names who to ask instead. That happens more than a dozen times below. An honest gap is more useful than a confident guess, and on a community this heavily miscopied it is also the only way to stay accurate.
Jesse McGreevy and Marc Comisar are Naples and Bonita Springs REALTORS with Domain Realty. They are Top 1% Real Estate Agents Nationally Since 2008 and they lead Domain Realty Group, the #1 team in Southwest Florida since 2012. If you want to talk about Mariposa at Whippoorwill specifically, whether that is buying into it, selling out of it, or pressure testing a number you read somewhere else, call Jesse McGreevy directly at (239) 898-6072.
The best realtor for Mariposa at Whippoorwill is the one who can show you this community’s own recorded numbers instead of a Naples average. McGreevy and Comisar pulled all five closings and all five active listings directly, read the recorded Declaration and the as built survey, and censused all 180 parcels before writing this page.
That is the whole argument. Everything below it is evidence.
Volume on its own is a vanity number. What matters to an owner or a buyer at Mariposa at Whippoorwill is whether the person advising them has priced enough Southwest Florida property to know what a 94.07 percent average sale to list ratio means before it happens to them rather than afterwards.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, spanning 4,000+ team transactions. Jesse McGreevy and Marc Comisar personally account for over $900 million in sales inside that total. Domain Realty Group has been the #1 team in Southwest Florida since 2012, and Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
To be exact about the entity names, because they get conflated constantly: Domain Realty is the brokerage, Domain Realty Group is the team Jesse and Marc lead, and McGreevy and Comisar is the two of them. All three names appear on this page and they are not interchangeable.
In the last 12 months we tracked 5 closings at Mariposa at Whippoorwill totalling $2,095,000 in our own Southwest Florida MLS pull, against 5 active listings carrying a median asking price of $475,000. Those ten rows are the entire evidentiary base for the market sections of this page, they are reproduced in full below with real addresses and real days on market, and every derived statistic traces back to them.
That is a different thing from quoting a Naples wide median. A Naples wide median tells you almost nothing about a 180 unit condominium community where the whole trailing year ran from $350,000 to $490,000 and where a single additional closing would move the months of supply figure materially. Mariposa at Whippoorwill has its own price behaviour, its own days on market profile and its own negotiation pattern, and none of them are visible from a city level statistic.
When we take a listing at Mariposa at Whippoorwill, the pricing conversation starts from the five row closed table below, not from an automated valuation. We can tell a seller, with addresses attached, that not one of the last five closings in this community reached its asking price, that the best result of the year was 96.08 percent of list, and that the two units currently sitting at 236 days are both asking well above the achieved rate per square foot. That is a pricing argument an owner can act on.
When we represent a buyer here, the same table is a negotiating instrument. Knowing that the average sale to list ratio across the year was 94.07 percent, and knowing which specific units traded at which specific discounts, is worth more than a general feeling that the Naples condominium market has softened.
If you own at Mariposa at Whippoorwill and want a real opinion of value built from the closings on this page, or if you are buying and want the flood, governance and reserve work done properly before you write an offer, call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar can be reached at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Mariposa at Whippoorwill in a paragraph, all of it verified from primary records: 180 condominium units in 28 two story buildings on 29.54 acres of record in Naples 34105, one condominium association and no master association, no CDD, every residential building in FEMA Zone X outside the Special Flood Hazard Area, all thirty structures re-roofed in 2023 out of reserves, and five closings in the trailing twelve months at a $405,000 median.
Here are the ten claims on this page that carry the most weight, each traceable to a named primary source rather than to an aggregator.
Six statements about Mariposa at Whippoorwill circulate on almost every page that describes the community, and the primary record contradicts all six. Mariposa at Whippoorwill is not seven and a half acres, not centred on a four acre lake, not built to the square footages usually quoted, not new, and not subject to a Structural Integrity Reserve Study deadline.
The reason they all appear together is that they share one ancestor. The developer’s own 2004 marketing page described the community in a single paragraph, that paragraph was copied into listing descriptions, those listing descriptions were scraped into community directories, and the directories became the training data for everything written since. Nobody re-checked it against the recorded documents, so a two decade old sales sheet is still the internet’s source of truth for a community that has been fully built out since 2007.
The claim you will read almost everywhere | What the primary record says | Where that comes from |
|---|---|---|
A seven and a half acre condominium community | 29.54 acres of record | Recorded boundary survey at OR 3919 PG 2188. The county parcel polygon for folio 00286120005 independently measures 29.61 acres |
Centred around a four acre lake | About 2.81 acres by measurement, and no recorded or regulatory source states any acreage at all | Two independent measurements of the county parcel geometry. The recorded survey labels the feature “EXISTING LAKE” with no figure |
Coach homes of 1,500 to 2,100 square feet | 1,558 to 2,104 square feet, four plans | Collier County certified assessment roll living areas, matching the developer’s own 2004 price sheet to the square foot |
Town homes of 2,000 to 2,400 square feet | 1,985 to 2,334 square feet, two plans | Same roll. The larger 2,480 and 2,874 figures in the old price sheet are total area under roof, a different measure |
Naples newest luxury living community | Completed 2005 through 2007, so nineteen to twenty one years old | Collier County building records: 12 units certified in 2005, 90 in 2006, 78 in 2007 |
A Structural Integrity Reserve Study is due here by about October 2035 | Every building is two stories, so the three story statutory trigger never fires | Recorded final as built survey, instrument 4030356, OR 4241 PG 2737 |
The origin of the seven and a half acre claim can be reconstructed exactly. The developer’s 2004 page said the community was surrounded by seven and a half acres of pristine nature preserve. The Whippoorwill Pines PUD record puts the conservation area at 7.23 acres, which rounds to the same figure. Somewhere in the copying chain the size of the preserve became the size of the community, and because the preserve sits inside the 29.54 acre boundary rather than around it, the error also inverted the geometry. A reader is left imagining a small community wrapped in a large preserve when the truth is a 29.54 acre community with a 7.23 acre preserve inside it.
It is not a claim that anyone lied. A 2004 marketing paragraph was accurate about the preserve and imprecise about the boundary, and twenty two years of copying did the rest. The practical point for a buyer is narrower and more useful: if a description of this community still says seven and a half acres, it has not been checked against the recorded documents, and neither has anything else in it.
Every residential building at Mariposa at Whippoorwill is two stories. That is established by the recorded, sealed final as built survey, instrument 4030356, OR Book 4241, Page 2737, recorded June 8, 2007, and corroborated independently by the unit numbering across all 399 indexed Collier County records and by the state’s own reporting database.
This is the single most valuable fact on the page, because it is the number one question about this community that has no good answer anywhere on the open web, and because in 2026 it is the question that decides whether a Florida condominium buyer keeps reading.
Sheet 6 of 8 of that survey is titled FINAL AS-BUILT / FRONT ELEVATION / MARIPOSA AT WHIPPOORWILL, A CONDOMINIUM. It was prepared by Q. Grady Minor and Associates, P.A., Florida licensed business LB 5151, dated May 2007, drawing number B-3167-20. A final as built survey of a condominium is not marketing material. It is the instrument a Florida developer records to fix the dimensions and elevations of the units and common elements, and a surveyor seals it.
Its vertical datum callouts read as follows.
Elevation callout on the recorded survey | Height |
|---|---|
Finished floor | 15.0 feet |
First floor ceiling | 24.0 feet |
Second floor | 25.7 feet |
Second floor ceiling | 34.7 feet |
Roof peak | 44.7 feet |
Read that sequence in order. Floor, ceiling, floor, ceiling, roof. There is no third floor callout, because there is no third floor.
Collier County’s official records index carries 399 instruments referencing units in this community. Across every one of them, the unit designators are exclusively of the form 1xx and 2xx. Building 13 unit 104. Building 9 unit 102. Building 5 unit 204. No 3xx unit appears anywhere in the entire indexed history of the community, and in a Florida condominium the leading digit of the unit designator is the floor.
That was corroborated a second way during our own MLS work for this page. Every unit designator returned across the closed, active and rental queries resolved to floor one or floor two: 104, 103, 201, 102, 101, 5204 and 1204. Not one third floor unit exists in the MLS either.
The Florida Department of Business and Professional Regulation maintains the Structural Integrity Reserve Study reporting database for condominium associations that owe one. Mariposa at Whippoorwill Condominium Association, Inc. does not appear in it. That absence is only meaningful if the database is populated for this county, so the same query was run for other Collier County associations and returned entries, which is the positive control. The zero is a real absence rather than a broken query.
Since the collapse at Surfside, the Florida condominium market has reorganised itself around two questions: has this building had its milestone inspection, and has this association completed and funded its Structural Integrity Reserve Study. Buyers ask them first, lenders ask them second, and insurers price on the answers. A community that can answer both with a documented statutory exemption is in a materially different position from one that cannot, and Mariposa at Whippoorwill can.
Neither Florida’s milestone inspection requirement nor the Structural Integrity Reserve Study requirement applies to Mariposa at Whippoorwill, because both statutes attach only to buildings of three habitable stories or more and every building here is two. That is a genuine exemption from two specific statutory obligations. It is emphatically not the same thing as having no reserve obligation.
Section 553.899 of the Florida Statutes creates the milestone inspection programme and applies it to condominium and cooperative buildings that are three habitable stories or more in height. Section 718.112(2)(g) creates the Structural Integrity Reserve Study requirement and uses the same three story threshold. The threshold is structural, not discretionary. If a building does not reach three habitable stories, the statutes do not reach the building, and no association vote, board resolution or management decision is involved.
Mariposa at Whippoorwill’s buildings are two stories, established by a recorded and sealed survey. The three story trigger therefore never fires. The association owes no milestone inspection report and no statutory Structural Integrity Reserve Study, and the absence of an entry in the state reporting database is consistent with exactly that.
An exemption from the milestone inspection and the statutory Structural Integrity Reserve Study is not an exemption from funding reserves. The association still budgets and funds reserves under Chapter 718, and its own recorded Bylaws at section 6.3 name the specific reserve components: roof replacement, building painting and pavement resurfacing, with the amount computed by a formula based on estimated life and replacement cost. Those reserves must be funded unless the members vote at a duly called meeting to fund less than adequate reserves for a fiscal year.
So the accurate sentence is this. Mariposa at Whippoorwill is exempt from two statutory processes and is not exempt from the underlying obligation to maintain and reserve for its buildings. Anyone who tells you a two story exemption means there is nothing to worry about has collapsed two different things into one, and they have collapsed them in the reassuring direction, which is the dangerous direction.
Ask the association or its manager for the current adopted budget with the reserve schedule attached, the most recent compiled financial statement, and the reserve balance by component. The recorded Bylaws at section 6.8 require a compiled financial statement within 90 days of fiscal year end and delivery to owners within 21 days of completion, so the document exists and an owner is entitled to it. None of those figures are published anywhere public, and we do not print numbers we cannot verify.
There is one indirect but powerful piece of evidence about how these reserves have actually performed. In 2023 the association re-roofed all thirty structures and, on the face of a recorded affidavit, funded the work from reserves without assessing owners. Roof replacement is the single largest reserve component named in the Bylaws. An association that executed the largest reserve draw available to it and swore in a recorded instrument that no assessment would follow is telling you something concrete about the state of its reserve account in 2023.
Mariposa at Whippoorwill recorded five closed sales in the trailing twelve months, totalling $2,095,000, at a median sold price of $405,000 and an average of $419,000. Five listings are active today at a median asking price of $475,000. Median days on market on the closed set was 55 days, and the average was 91.8.
Those figures come from our own Southwest Florida MLS pull dated August 12, 2026. They are small numbers, and we are going to be honest about that throughout this section rather than dressing five sales up as a trend.
Metric | Trailing twelve months |
|---|---|
Closed sales | 5 |
Total closed volume | $2,095,000 |
Median sold price | $405,000 |
Average sold price | $419,000 |
Sold price range | $350,000 to $490,000 |
Median days on market | 55 |
Average days on market | 91.8 |
Days on market range | 13 to 232 |
Average sale to list ratio | 94.07 percent |
Median sale to list ratio | 94.62 percent |
Sale to list range | 91.95 percent to 96.08 percent |
Median sold price per square foot | $192.80 |
Aggregate sold price per square foot | $194.72 |
Every one of the five closings sold below list. The best result in the community across a full year was 96.08 percent of asking, on 1370 Mariposa Cir #104, which also happens to be the highest price and the fastest sale of the year. There was no over asking sale and no full price sale at Mariposa at Whippoorwill in the trailing twelve months.
That is not a Naples wide condition and it is not a moral judgement about the community. It is a measurement, and it tells a seller precisely one thing: the opening number is doing the negotiating here, so the opening number is where the work has to happen.
Five closings is a small denominator. One additional sale would move the months of supply figure by more than a month, and a single unusually high or low closing moves the average by tens of thousands of dollars. That is why we publish the median alongside the average, why we publish the full row level table rather than only the summary, and why we say plainly that the sale to list ratio is the most reliable number in this section. Ratios are stable across small samples in a way that averages are not, and all five ratios here fall inside a narrow band from 91.95 to 96.08 percent.
The Collier County certified assessment roll values the 180 units at a total just value of $62,673,590, which works out to $177.15 per heated square foot across the whole community. Our MLS aggregate achieved price is $194.72 per square foot. That is a 9.9 percent premium of market over assessed, which is the direction and roughly the magnitude you would expect, because assessed value lags the market by design. Neither figure was derived from the other. Two entirely separate datasets, one from the county assessor and one from the MLS, landing within ten percent of each other is about as good a sanity check as this kind of work allows.
Five units closed at Mariposa at Whippoorwill in the trailing twelve months, at prices from $350,000 to $490,000, and every one of them is listed below with its address, its list price, its sold price, its size and its days on market. Publishing the underlying rows rather than only the summary is how a reader checks our arithmetic.
Address | List price | Sold price | Square feet | Beds and baths | Days on market | Closed |
|---|---|---|---|---|---|---|
1370 Mariposa Cir #104 | $510,000 | $490,000 | 2,334 | 3 bed, 2.5 bath | 13 | 11/12/25 |
1330 Mariposa Cir #103 | $487,000 | $450,000 | 2,334 | 3 bed plus den, 2.5 bath | 127 | 05/04/26 |
1465 Mariposa Cir #201 | $425,000 | $405,000 | 2,104 | 3 bed, 2.5 bath | 55 | 06/30/26 |
1370 Mariposa Cir #102 | $435,000 | $400,000 | 2,334 | 3 bed, 2.5 bath | 32 | 02/05/26 |
1445 Mariposa Cir #101 | $369,900 | $350,000 | 1,653 | 3 bed, 2 bath | 232 | 01/22/26 |
Three of the five closings were the 2,334 square foot town home plan, which is the largest and most numerous plan in the community at 43 units. One was the 2,104 square foot second floor corner coach home, and one was the 1,653 square foot first floor corner coach home. Not a single 1,558 square foot or 1,939 square foot unit traded in the whole year, and no 1,985 square foot town home traded either. Half the community’s plan types produced no comparable at all in twelve months, which is exactly the problem an automated valuation model runs into here.
1370 Mariposa Cir #104 asked $510,000, sold at $490,000, and did it in 13 days. 1445 Mariposa Cir #101 asked $369,900, sold at $350,000, and took 232 days. Both ended at roughly 95 to 96 percent of list. The difference between them was not the discount, it was the time, and the time tracked how well the opening number matched the plan type and the market rather than how patient the seller was.
Some pages summarise and stop. We publish the addresses because a Mariposa at Whippoorwill owner can walk past every one of these five doors, and because a reader who disagrees with our conclusions should be able to check the inputs. If a number on this page is wrong we would rather someone find it.
Five listings are active at Mariposa at Whippoorwill, asking from $375,000 to $525,000, with a median asking price of $475,000 and a median asking rate of $240.69 per square foot. Two of the five have been on the market for 236 days each, and the median active days on market across all five is 103.
Address | Asking | Square feet | Beds and baths | Days on market |
|---|---|---|---|---|
1430 Mariposa Cir #102 | $525,000 | 2,104 | 3 bed plus den, 2.5 bath | 42 |
1345 Mariposa Cir #5204 | $514,990 | 2,104 | 3 bed plus den, 2.5 bath | 236 |
1410 Mariposa Cir #102 | $475,000 | 2,334 | 3 bed plus den, 2.5 bath | 103 |
1320 Mariposa Cir #104 | $465,000 | 1,985 | 3 bed plus den, 2.5 bath | 236 |
1405 Mariposa Cir #102 | $375,000 | 1,558 | 2 bed, 2 bath | 49 |
Metric | Value |
|---|---|
Active listings | 5 |
Median asking price | $475,000 |
Average asking price | $470,998 |
Asking range | $375,000 to $525,000 |
Median asking price per square foot | $240.69 |
Aggregate asking price per square foot | $233.51 |
Median active days on market | 103 |
Longest on market | two listings at 236 days each |
The closed set never produced a sale above $490,000. The active set opens with two listings above $510,000. The closed set’s largest plan, the 2,334 square foot town home, achieved $400,000 to $490,000. An active 2,104 square foot coach home is asking $514,990 after 236 days on market. Those two facts do not have to be reconciled by argument, because the market has already been reconciling them for eight months and the listings are still active.
1405 Mariposa Cir #102 asks $375,000 for the 1,558 square foot first floor interior coach home, which is $240.69 per square foot, the exact median asking rate. It is the smallest plan in the community and the only two bedroom listing in the active set, and it is the only active row with no closed comparable of the same plan anywhere in the trailing year. A buyer looking at that unit has no direct twelve month benchmark, which is a reason to work from the community’s per square foot behaviour rather than from a single missing comp.
Sellers at Mariposa at Whippoorwill are asking a median $240.69 per square foot while buyers have been paying a median $192.80 per square foot. That is a 24.8 percent gap between what is being asked and what has actually been achieved, and it is the single most useful measurement on this page for either side of a transaction.
We have not seen that comparison published anywhere else for this community, and it exists only because both halves were pulled and computed from the same MLS in the same session.
The $192.80 is the median of the five closed sales, each one an achieved price divided by the MLS living area for that unit. The $240.69 is the median of the five active listings, each one an asking price divided by the same field. Same community, same field, same source, same day. Nothing in either figure is modelled, blended or borrowed from a wider geography.
It produces days on market. Two of the five active listings have now sat for 236 days each. Median active days on market is 103, against a median of 55 on the units that actually sold. The gap is not an abstraction; it is the mechanism, and the 236 day rows are the mechanism running.
It would be easy to read a 24.8 percent gap as evidence that something is wrong at Mariposa at Whippoorwill. The closed data does not support that reading. Units here sell inside a tight ratio band, the fastest sale of the year took 13 days, and the highest price of the year was achieved at 96.08 percent of list. Buyers are transacting. They are transacting at $192.80 per square foot.
Your opening number is the entire negotiation at Mariposa at Whippoorwill. Across five closings not one seller got their asking price, and the range of outcomes on the ratio was narrow, from 91.95 to 96.08 percent. That means the market is going to take roughly four to eight percent off whatever number you start at, so the number you start at determines the number you end at. Starting 25 percent above the achieved rate does not add 25 percent, it adds months.
Do not anchor to asking prices in this community, and be careful with any valuation tool that averages the active set into its estimate. The achieved rate is $192.80 per square foot with an aggregate of $194.72. A 2,334 square foot town home at that rate is roughly $450,000, and the actual town home closings of the last year came in at $400,000, $450,000 and $490,000. The model works. It just does not agree with the current asking prices.
Mariposa at Whippoorwill carries 12.0 months of supply, calculated as five active listings against an absorption rate of 0.42 sales a month, and an annual turnover rate of 2.78 percent, calculated as five sales against 180 units. Six months of supply is the conventional balance line, so by the standard measure this is a decisively buyer favouring market.
Five closings across twelve months is 0.4167 sales a month. Five active listings divided by 0.4167 is 12.0 months of supply. Separately, five sales against 180 total units is 2.78 percent of the community trading in a year, or roughly one unit in thirty six.
Twelve months of supply computed from five sales is a fragile number and we are not going to pretend otherwise. One more closing would take absorption to 0.5 a month and supply to 10.0 months. Two more would take it to 8.6. The direction of the finding is robust, because five listings against five annual sales is unambiguous whichever way you compute it, but the precise figure should be read as a band rather than a point.
Owners stay. A community trading 2.78 percent of its units a year is turning over its entire ownership base roughly once every thirty six years on that rate. Set that against the assessment roll finding that 86 of 180 owners claim homestead and that 59 parcels carry a Save Our Homes benefit worth a median $110,268, and a picture emerges of a long tenured owner base rather than a churn of short hold investors.
For a buyer, low turnover in a community with only six floor plans means the specific plan you want may simply not be available in a given season, and three of the six plans produced no closing at all in the last twelve months. For a seller, low turnover means less direct competition, but it also means fewer recent comparables to price against, which makes an accurate opening number harder to establish and more consequential when it is wrong.
Mariposa at Whippoorwill does not exist in the Southwest Florida MLS under the name everyone uses. The community name is split across two fields, Sub or Condo Name MARIPOSA and Development Name WHIPPOORWILL, and a zip code filter of 34105 is required on top of both to exclude a similarly named Fort Myers community.
We record this because it explains why so many published figures for this community are wrong, and because every failure mode we hit returned a believable number rather than an error.
Trap one: a typed value in the Development Name field is silently ignored. Searching Development Name for the full community name with a twelve month closed filter returned more than five thousand results led by a single family home in Cape Coral. The criterion was dropped and the search ran effectively unfiltered. It did not error. It returned a large, plausible number.
Trap two: a zero can be a wrong string rather than an absent community. Searching the Sub or Condo Name field for the full community name returned zero. That zero is indistinguishable from “this community has no listings” unless you already know better. The control that broke it was searching the shorter string MARIPOSA on active status, which returned seven at a moment when the live listing module on the website was showing listings.
Trap three: the short string collides across the market. Those seven active results included Mariposa at Gulf Harbour Yacht and Country Club, a different community in Fort Myers with an equity golf membership attached. Adding the zip code 34105 reduced seven to five, and that reduction is the proven exclusion. Every retained row was then verified individually to read city Naples, sub or condo name MARIPOSA, development WHIPPOORWILL and an address on Mariposa Cir.
Because it is the answer to a question sellers here ask constantly, which is why the automated estimates they see disagree with each other by six figures. A tool that queried the community by its full name got zero rows and fell back to a zip code or a county model. A tool that queried the short name without the zip filter mixed in a Fort Myers golf community. Neither produces a number that has anything to do with Mariposa Circle.
Residential form, status Closed, relative date range 0 to 365 days, Sub or Condo Name MARIPOSA, Zip Code 34105, single line display. The MLS returned its own criteria summary verbatim and reported five results. The active run used the same two criteria with status Active and also reported five results. Both were then verified row by row.
Mariposa at Whippoorwill was developed and built by Zuckerman Homes of Coconut Creek, Florida, inside the Whippoorwill Pines PUD created by Collier County Ordinance 2000-17 and approved on March 14, 2000. The first four closings recorded on November 29, 2005, and the community delivered its 180 units across 2005, 2006 and 2007.
Whippoorwill Pines PUD | Value of record |
|---|---|
Ordinance | Collier County 2000-17, approved March 14, 2000 |
Acreage | 29.54 acres |
Units approved | 180 |
Units built | 180 |
Gross density | 6.00 units per acre |
Conservation area | 7.23 acres |
Location | Section 18, Township 49 South, Range 26 East |
PUD status | Closed out |
Two things in that table are worth pausing on. Approved density and built density are identical, which means nothing was left on the table and nothing was squeezed in. And the PUD status reads closed out, which is the county’s formal release of the developer from PUD monitoring obligations. A closed out PUD cannot be quietly expanded later, because the entitlement is spent.
The first four unit closings recorded on November 29, 2005, at OR Book 3937, pages 285, 287, 289 and 314. All four are in Building 10 at 1395 Mariposa Circle. Collier County building records then show 12 units certified in 2005, 90 in 2006 and 78 in 2007, which is 180. The community was 83 percent closed out between 2005 and 2007, then the crash stalled the tail. The final three units left the developer’s hands on July 1, 2013.
An archived 2004 marketing page for the community advertised six models at $237,900 to $289,900, sold by lottery, with the developer stating that 45 percent had pre-sold and a $20,000 premium attached to a water view. Those are historical figures from a single archived marketing source, and they are quoted here in the past tense only. They tell you what a coach home cost before the building boom peaked. They tell you nothing about today, and today’s numbers are in the market sections above.
Zuckerman Homes lists Mariposa at Whippoorwill by name among its completed communities. The development entity that appears in the recorded chain is Whippoorwill Pines Associates Ltd, and we label that association inferred rather than verified because it is one confirmation short of the standard we hold the rest of this page to. The builder identity itself is not in doubt.
Age is a liability in a Florida condominium when it arrives alongside deferred maintenance, a thin reserve and a three story milestone deadline. At Mariposa at Whippoorwill it arrives alongside a completed thirty structure re-roof funded out of reserves in 2023, a two story exemption from both structural statutes, and interior fire sprinklers. Age in isolation is not the question. Age plus what has been done about it is the question, and this community has an unusually good documented answer.
Mariposa at Whippoorwill has no recorded subdivision plat. It is a condominium, recorded as condominium record 481960, type C, with 180 parcels. Anyone citing a Plat Book and Page for this community has cited the wrong instrument type, and anyone searching the plat index for it will find nothing and may wrongly conclude the community does not exist.
A subdivision plat divides land into lots. A condominium divides a building into units and common elements, and it does that through a Declaration of Condominium with survey exhibits recorded in the Official Records, not through the plat books. The correct citation for boundaries and unit geometry at Mariposa at Whippoorwill is therefore an Official Records Book and Page, and the correct place to find it is the Collier County Clerk’s official records search rather than the plat index.
Instrument | Book and page | Recorded | What it fixes |
|---|---|---|---|
Original Declaration of Condominium, instrument 3723807 | OR 3919 PG 2136 | October 31, 2005 | Creates the condominium and the 180 units |
Boundary survey exhibit | OR 3919 PG 2188 | October 31, 2005 | The 29.54 acre boundary of record |
Final as built survey, instrument 4030356 | OR 4241 PG 2737 | June 8, 2007 | As built unit and building geometry, including the elevations |
Amended and Restated Declaration, Bylaws and Articles, instrument 5060211 | OR 5101 PG 2253 | December 8, 2014 | The current operative governing documents |
If you order a search on this property and the result comes back referencing a plat, something has gone wrong upstream. The legal description of a unit here reads as a unit number within the condominium, referencing the Declaration at OR 3919 PG 2136 and its amendments, not a lot and block within a plat. That distinction also explains why the county assessment roll shows $0 of land value on all 180 parcels, which is covered in the tax section below.
Mariposa at Whippoorwill occupies 29.54 acres of record, established by the recorded boundary survey at OR 3919 PG 2188 and corroborated at 29.61 acres by the Collier County parcel polygon for folio 00286120005. The widely published seven and a half acre figure describes the community’s 7.23 acres of conservation preserve, which sits inside the boundary rather than defining it.
Source | Acreage | Type |
|---|---|---|
Recorded boundary survey, OR 3919 PG 2188 | 29.54 | Sealed survey of record |
Collier County parcel polygon, folio 00286120005 | 29.61 | County GIS geometry |
Whippoorwill Pines PUD, Ordinance 2000-17 | 29.54 | Adopted entitlement |
Three sources, two of them legally operative and one of them a computed polygon, landing within 0.07 acres of each other. That is agreement, not coincidence.
Six units per gross acre in a two story configuration is a moderate density. It is denser than a single family community and considerably less dense than a mid rise. With 7.23 acres of that total held as conservation and a lake occupying more, the built footprint is concentrated along one circular street, which is why the community reads as compact on the ground even though the parcel is nearly thirty acres.
A reader told the community is seven and a half acres imagines something roughly a quarter of its actual size. That changes their mental picture of density, of how far apart the buildings sit, of how much green space they are paying for through their assessment, and of what the association is maintaining. It is not a trivial error, and it has been repeated for two decades.
Mariposa at Whippoorwill has a lake, and no recorded or regulatory source states its acreage. The four acre figure published almost everywhere has no primary source behind it that we could find. Two independent measurements of the county parcel geometry put the water feature at about 2.81 acres. We publish that disagreement rather than picking a side.
Source | What it states about the lake |
|---|---|
Recorded final as built survey | Labels the feature EXISTING LAKE, with no acreage figure |
Collier County parcel geometry | Measures to approximately 2.81 acres, independently by two measurements |
South Florida Water Management District approved permit layer | No permit polygon exists for this site, with a passing positive control on neighbouring permits |
Published community descriptions | Four acres, with no source cited |
Because a measurement of a parcel polygon is not a survey of a water body, and because the boundary of a lake in a GIS layer is drawn to different conventions in different datasets. What we can say with confidence is that no recorded instrument states four acres, that the sealed survey declines to state any figure, and that measurement puts it well below four. What we cannot say is that 2.81 is the regulatory acreage, because there is no regulatory acreage on file.
If lake size matters to your decision, do not take any published figure at face value, including ours. Look at the water from the specific unit you are considering, because view is what you are actually buying and view is not a function of total acreage. The developer’s own 2004 price sheet attached a $20,000 premium to a water view, which tells you the developer thought the view was worth pricing separately from the lake’s size.
The Declaration at section 12.14 governs the lake directly. Fishing is regulated by the Board and the Board may adopt rules limiting it at its discretion. Swimming is not permitted. Watercraft and other similar devices are not permitted. The Rules and Regulations repeat the same restrictions. So the lake at Mariposa at Whippoorwill is a view and a stormwater feature, not a recreational amenity, and the governing documents are explicit about that.
Mariposa at Whippoorwill contains 7.23 acres of conservation area, a figure of record in the Whippoorwill Pines PUD. That preserve sits inside the 29.54 acre community boundary, and it is the true origin of the seven and a half acre figure that has been misapplied to the whole community for two decades.
The acreage is of record in the adopted PUD. Its position inside the boundary is established by the same entitlement document and by the county parcel and preserve layers. Those two facts are solid, and they are the reason the community reads as green from inside the gates despite a six unit per acre density.
Who maintains the preserve, whether a conservation easement is separately recorded over it, and what the permitted management activities are within it. None of those appear in any primary source we could reach. A buyer for whom the preserve is a material part of the purchase should ask the association directly and ask to see any recorded easement instrument covering it.
Land held as conservation area inside a closed out PUD cannot later become somebody’s building pad. It is not a green buffer held by a neighbour who might sell. It is inside the community boundary, tied to the entitlement, and the entitlement is spent. That is a more durable form of open space than a view across land you do not control.
Mariposa at Whippoorwill is built as 28 residential buildings plus a gate house and a clubhouse, arranged along a single street. Mariposa Circle carries 209 county address points numbered 1300 through 1465, and it is the only street inside the community. There are no cul de sacs, no secondary streets and no sub neighbourhoods.
Mariposa Lane is not a street. A single county address point carries that name, and it resolves to the gate house structure at the entry off Whippoorwill Lane. If a listing, a delivery service or a mapping application gives you a Mariposa Lane address for a residence, it is pointing at the gate, not at a home.
Albany Court is not Mariposa at Whippoorwill. Albany Court belongs to Stratford Place, a different subdivision roughly 0.2 miles east. An Albany Court address is never a Mariposa at Whippoorwill address, and describing one as such is a straightforward error that shows up in aggregated data.
Every residence is on Mariposa Circle. If the street is not Mariposa Cir, it is not this community.
Direction | Community | Scale |
|---|---|---|
North | Gusto Bella Vita | 160 units |
North, beyond Gusto Bella Vita | The Reserve at Naples | 300 units |
South | Stratford Place and the four Coventry sections | Separate subdivisions |
West, across Whippoorwill Lane | Andalucia | 180 homes |
The community has controlled vehicular entry. Two gate features are mapped inside the parcel on the entry lane off Whippoorwill Lane, and one of the two carries a keypad attribute, which is consistent with an unstaffed, resident code and callbox arrangement of the kind normal for a 180 unit condominium at this fee level. We describe it as gated with controlled entry and we do not assert staffing, gate hours, a guest access procedure or the presence of licence plate cameras, because no primary source documents any of those. The recorded governing documents contain no gate operations article at all, which tells you access control is handled operationally by the Board and the manager rather than by covenant.
Mariposa at Whippoorwill was built with exactly six floor plans: four coach home plans at 1,558, 1,653, 1,939 and 2,104 square feet, and two town home plans at 1,985 and 2,334 square feet. Those are air conditioned living areas from the Collier County certified assessment roll, and they match the developer’s own 2004 price sheet to the square foot.
Plan | Type | Position | Air conditioned square feet | Total under roof | Garage | Units built |
|---|---|---|---|---|---|---|
Coach Home A | Coach | First floor, interior | 1,558 | 2,004 | 1 car | 27 |
Coach Home B | Coach | First floor, corner | 1,653 | 2,063 | 1 car | 27 |
Coach Home C | Coach | Second floor, interior | 1,939 | 2,372 | 1 car | 27 |
Coach Home D | Coach | Second floor, corner | 2,104 | 2,719 | 2 car | 27 |
Town Home 1 | Town home | End unit | 1,985 | 2,480 | 2 car | 29 |
Town Home 2 | Town home | Interior unit | 2,334 | 2,874 | 2 car | 43 |
108 coach homes and 72 town homes, which is 180.
Every plan has two legitimate square footage figures. The air conditioned living area is what the county assessment roll records and what an MLS living area field reports. The total under roof figure includes the garage and the lanai and is what a developer prints on a brochure because it is larger. Both are real measurements of different things.
The published range of 2,000 to 2,400 square feet for town homes appears to be an imprecise rounding of the air conditioned figures, and the developer’s own 2,480 and 2,874 are the under roof numbers for the same two units. The published coach home range of 1,500 to 2,100 is simply wrong at both ends: there is no 1,500 square foot coach home and the largest is 2,104, which is above 2,100.
The developer offered several of these plans in more than one bedroom configuration, so a 1,939 square foot coach home may be listed as two bedrooms plus a den or as three bedrooms depending on how it was built and how it has been used since. The 2,334 square foot town home was offered as three bedrooms plus a loft and as a four bedroom with three and a half baths. Square footage is the reliable identifier here; bedroom count is not.
The trailing digits of the unit designator give the floor and position, and the leading digits give the building. A unit numbered 101 through 104 is on the first floor and a unit numbered 201 through 204 is on the second. Combine that with the air conditioned square footage and the plan is unambiguous, because no two plans in the community share a square footage.
Eighty one of the 108 coach homes at Mariposa at Whippoorwill have a one car garage. Only the 27 second floor corner units at 2,104 square feet have two. All 72 town homes have two car garages. So 81 of the community’s 180 residences, or 45 percent, come with a single car garage.
The phrase that circulates is “one or two car garage.” Every word of it is accurate and the effect of it is to conceal a 45 percent probability. A buyer reading that phrase assumes the two car option is common. In the coach home product it is the exception, available in exactly one of the four plans.
Plan | Square feet | Garage | Units |
|---|---|---|---|
Coach Home A | 1,558 | 1 car | 27 |
Coach Home B | 1,653 | 1 car | 27 |
Coach Home C | 1,939 | 1 car | 27 |
Coach Home D | 2,104 | 2 car | 27 |
Town Home 1 | 1,985 | 2 car | 29 |
Town Home 2 | 2,334 | 2 car | 43 |
If two covered spaces are a requirement, 81 of the 180 residences are eliminated before you look at a single photograph, and your available pool is the 2,104 square foot coach home plus both town home plans. In a community that turned over 2.78 percent of its units last year, narrowing to 99 eligible residences is a meaningful constraint on timing, and it is worth knowing before you start rather than three months in.
The recorded parking rules require residents to park in their assigned garage and driveway spaces. Guest spaces are restricted to visitors staying under seven days, with an overnight pass obtained from the management company, and a vehicle parked in guest parking for more than seven days is treated as a resident vehicle and towed at the owner’s expense. So a one car garage plus a driveway is genuinely the parking a one car garage unit has. There is no informal overflow.
Building 18 at Mariposa at Whippoorwill, addressed 1320 Mariposa Circle, is the only mixed product building in the community. It holds four coach homes and two town homes in the same structure, and we have not found a single marketing source anywhere that mentions it.
Unit | Air conditioned square feet | Product |
|---|---|---|
18101 | 1,653 | Coach home, first floor corner |
18102 | 1,558 | Coach home, first floor interior |
18201 | 2,104 | Coach home, second floor corner |
18202 | 1,939 | Coach home, second floor interior |
18103 | 2,334 | Town home, interior |
18104 | 1,985 | Town home, end |
The first is the county assessment roll, where the building file’s living areas key to the parcel file’s unit numbers and produce exactly the mix above. The second is the association’s own recorded Notice of Commencement for that building during the 2023 roof programme, which uniquely describes the building as units 101 through 104 plus 201 and 202, six units in total, while every other coach building in the same series is described as units 101 through 104 and 201 through 204, eight units.
If you are buying in Building 18 you are buying into a building where your neighbours are a different product type with a different footprint, a different garage count and a different share of common expenses. That is not a defect and it is not a warning. It is simply a fact about that one address that nobody publishes, and one of the six units currently for sale in the community, at 1320 Mariposa Cir #104, is one of the two town homes in it.
Mariposa at Whippoorwill was built with steel reinforced concrete block walls, engineered roof trusses with hurricane straps, an S-tile roof, and hurricane shutters rather than impact glass. The coach home buildings use pre-stressed concrete floor systems between the first and second floors, while the town homes use wood truss floors.
Element | What was built |
|---|---|
Walls | Steel reinforced concrete block |
Roof structure | Engineered trusses with hurricane straps |
Roof covering | S-tile |
Coach home intermediate floor | Pre-stressed concrete |
Town home intermediate floor | Wood truss |
Window and door protection | Hurricane shutters, not impact glass |
Florida wind mitigation credits differentiate between opening protection types, and an insurer prices a shuttered opening differently from an impact rated one. It also matters practically: shutters have to be deployed by a person, which is why the association’s recorded Rules require any owner or lessee who plans to be away during hurricane season, June 1 through November 30, to designate a responsible firm or individual to care for the unit and to register that person with the association. Once the area is under a hurricane watch, the owner must arrange for shutters to be secured on all required openings.
An owner planning to install impact windows should expect that to be an architectural approval item. The recorded documents require association consent for hurricane or storm shutters and related exterior modifications, and that consent may be withheld on purely aesthetic grounds.
Sound transmission between a first floor and second floor coach home over a pre-stressed concrete deck behaves differently from transmission over a wood floor system. That is a genuine differentiator between the coach product and the town home product here, and it is one of the more useful things to know when choosing between a first floor coach home and a town home at a similar price.
Mariposa at Whippoorwill is fire sprinklered throughout, including inside the residences, and the association’s recorded Rules require every resident to give interior access annually so that all sprinkler heads in rooms and closets can be inspected. That is both a genuine life safety advantage over many older Naples condominiums and a real recurring obligation on the owner.
Rule 11 of the Rules and Regulations, recorded at OR 5114 PG 2312, requires that all residents give interior access to every unit annually for the inspection of all fire sprinkler heads located in rooms and closets, at the direction of the fire district. A licensed fire company inspects for damaged heads, including rust, dirt, paint, or obstruction from items hung on a head or furniture placed so as to impede the spray pattern. If a head is damaged, the owner is notified and a second entry verifies the correction or a licensed contractor makes the repair.
An association does not write and record an annual interior sprinkler head inspection rule for a building that has no sprinklers in the units. The existence of the rule is primary evidence of the system, which is why we treat it as verified rather than as a claim.
The same rule set prohibits the storage or use of gas fired grills in a unit or a garage, prohibits liquid propane gas storage in any unit, and prohibits charcoal grills or similar devices being used on any balcony or lanai, under any overhang, or within ten feet of any structure. Listed electric appliances are permitted, and the rule directs residents to cook in the kitchen or with an electric grill on the lanai. The fire district can fine for violations.
Rule 16 requires an inspection service agreement for every unit not occupied for more than 30 days, with inspections at intervals of no more than 30 days, and requires the owner to name the inspection agent to the association for emergencies. The owner must also provide the association with a copy of a completed inspection report at least once per quarter confirming the unit’s integrity. Failure to provide the report can result in the association demanding access, with any fees added to the owner’s account. If you are buying here as a seasonal or out of state owner, that is a standing cost and a standing chore, and it is recorded rather than discretionary.
Mariposa at Whippoorwill is governed by a single entity, Mariposa at Whippoorwill Condominium Association, Inc., Florida document number N05000010409, filed October 7, 2005 and active. There is no master association above it and no sub association below it, so an owner here pays one assessment to one association.
Published fee summaries for this community list a master association fee as one of the items covered by the monthly assessment. A corporate entity sweep of the Florida Division of Corporations found no master or sub entity for this community, and every recorded claim of lien in the community’s history is filed by the same single association. One assessment, one association, no split. If a listing or a fee summary implies you will pay two, it is wrong.
Governance item | What the recorded documents provide |
|---|---|
Board size | 3 directors |
Terms | Staggered, two years |
Election method | Plurality, non cumulative voting |
Member quorum | 33 and one third percent |
Declaration amendment | Proposed by the Board or by written petition of owners of at least 51 percent of the units |
Special assessment | Board may levy, with 14 days written notice of the meeting, no membership vote required |
Fines and suspensions | Board may levy, capped at the maximum allowed by law, with a hearing before a committee of other owners on not less than 14 days notice |
Fidelity bonding | Required for all persons who control or disburse association funds, premium is a common expense |
A three director board is small. It means a majority is two people, and it means the recorded requirement that a lease or a sale can only be disapproved by a majority of the whole board is a real constraint rather than a formality.
The management chain is documented entirely from recorded instruments. Directors Choice LLC appears from 2014 to June 2023. Sandcastle Community Management appears on a lien recorded February 16, 2024. Seacrest Southwest appears on a lien recorded May 8, 2025. Nothing recorded after May 2025 names a manager, so we will not state who manages the community in 2026. Ask the association or check the estoppel certificate.
The association’s registered agent changed on April 23, 2026 to Pope Mazzara and Menendez, PLLC. That is a current, verifiable filing and it is the most reliable contact route of record for anyone who needs to reach the association formally.
The recorded Rules and Regulations reference a community web address for posted amenity rules. Do not rely on it. Documents recorded in the Collier County Official Records are permanent and independently verifiable, which is why every governance statement on this page cites an instrument number rather than a web page.
The operative governing documents for Mariposa at Whippoorwill are the Amended and Restated Declaration, Bylaws and Articles recorded on December 8, 2014 as instrument 5060211 at OR Book 5101, Page 2253. The original Declaration of Condominium is instrument 3723807 at OR 3919 PG 2136, recorded October 31, 2005. Both are public records at the Collier County Clerk.
Document | Instrument | Book and page | Recorded |
|---|---|---|---|
Original Declaration of Condominium | 3723807 | OR 3919 PG 2136 | October 31, 2005 |
Boundary survey exhibit | part of 3723807 | OR 3919 PG 2188 | October 31, 2005 |
Final as built survey | 4030356 | OR 4241 PG 2737 | June 8, 2007 |
Amended and Restated Declaration, Bylaws and Articles | 5060211 | OR 5101 PG 2253 | December 8, 2014 |
Rules and Regulations | 5076488 | OR 5114 PG 2307 | 2015 |
Amendment replacing Declaration section 12.7, parking | 5673250 | OR 5599 PG 2085 | February 18, 2019 |
There are twenty recorded declaration type instruments in the chain in total. The 2014 restatement is the one that governs, and it is the document a buyer should actually read.
Exhibit B to instrument 5060211, at OR 5101 PG 2302, sets each unit’s percentage share of common expenses. That exhibit is what allowed us to tie the association’s own recorded liens to specific unit types and derive a monthly assessment by product type, which is the fee section below. Without Exhibit B the liens would be four isolated dollar figures. With it they become a fee schedule.
The Collier County Clerk of the Circuit Court and Comptroller publishes an official records search that accepts an instrument number, a book and page, or a legal description. Every citation on this page was written so that it can be typed into that search directly. We would rather you check us than trust us.
Monthly assessments at Mariposa at Whippoorwill are not published publicly, so we derived them from the association’s own recorded claims of lien, which itemise assessments at a stated monthly rate. One unit shows $736.25 a month for August through December 2023, $709.57 for 2024, and $605.13 for 2025. No 2026 figure exists in the record.
Unit and period | Stated monthly assessment |
|---|---|
Unit 9-102, August to December 2023 | $736.25 |
Unit 9-102, 2024 | $709.57 |
Unit 9-102, 2025 | $605.13 |
Unit 13-104, 2024 | $502.34 |
Exhibit B of the restated Declaration assigns each unit a percentage share of common expenses. The ratio of $709.57 to $502.34 matches the ratio of the two units’ recorded percentage shares, .006598 to .004671, to five decimal places. That is not a coincidence and it is not an estimate. It is the recorded fee schedule reproducing itself in the arithmetic, which is how we know the liens are stating true monthly assessment rates rather than blended balances.
Applying the same per unit rates across the community, the implied total budget fell from roughly $1.339 million in 2023 to roughly $1.101 million in 2025, a decrease of 17.8 percent. In a Florida condominium market where the expectation in 2026 is that fees only go up, a 17.8 percent decrease over two years is genuinely unusual, and it lands in the same window as the completion of the 2023 roof programme.
These are figures derived from recorded claims of lien with the dates shown. They are not current fees, and we are not going to call them current fees. The most recent recorded rate covers January through May 2025. There is no recorded 2026 lien in the index, and Florida does not require budgets to be recorded, so no primary source states a 2026 assessment. Anyone publishing a 2026 fee for this community is publishing an unsourced figure.
Ask for the estoppel certificate, which states the current assessment and any balance owing as a matter of statute, or ask the association’s manager or counsel of record directly. If you are under contract, the estoppel is coming to you anyway. If you are still shopping, the seller’s agent can obtain the current figure in writing, and a seller who cannot produce it is telling you something.
Some sites publish a median HOA fee for this community. That figure is derived from MLS listing remarks rather than from any association document, it disagrees with the recorded evidence above, and it carries no date. The recorded per unit rates supersede it.
The Mariposa at Whippoorwill assessment demonstrably covers the master insurance policy on the buildings, roof replacement, exterior painting and pavement resurfacing through reserves, and communications services under a bulk agreement. Water, sewer, lawn care and pest control are widely listed in marketing summaries and are not confirmable from any recorded document, so we do not publish them as included.
Building insurance. Section 15.2 of the restated Declaration obliges the Board to obtain and maintain adequate insurance for the association, association property, common elements and condominium property required to be insured under section 718.111(11) of the Florida Statutes. That is a common expense and it is inside the assessment.
Roof, exterior paint and paving. Section 6.3 of the restated Bylaws names the statutory reserve components explicitly: roof replacement, building painting and pavement resurfacing, with the amount computed by a formula based on estimated life and replacement cost. Those are association responsibilities funded inside the assessment.
Communications services. A Grant of Easement recorded October 30, 2025 as instrument 6746708 at OR 6521 PG 2236, prepared by counsel for Blue Stream Communications, LLC and effective October 15, 2024, expressly refers to the expiration of any bulk agreement between the association and the provider regarding service to the property. Under section 718.115(1)(d) of the Florida Statutes the cost of communications services obtained under a bulk contract is a common expense. So the existence of a bulk services agreement is now stated on the face of a recorded instrument, and inclusion of cable and internet in the assessment follows at high confidence. What is not proven is the specific channel and speed package or the per unit bulk rate, because the bulk agreement itself is not recorded, and we will not state a package or a provider commitment we cannot document.
Section 15.1 requires each owner to insure all floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built in cabinets and countertops, and window treatments, together with all improvements, additions and modifications made to the unit or its limited common elements as opposed to replacements of original construction. Each unit must carry hazard and liability coverage with endorsements for leakage, seepage and wind driven rain, additions and alterations, and loss assessment protection.
That produces a clean split. The association’s master policy covers the building shell under section 718.111(11) and is paid through the assessment. The owner buys an HO-6 covering interior finishes, appliances and improvements, and the recorded documents expressly require loss assessment coverage inside it.
No recorded instrument states which utilities or grounds services are bundled into the assessment. Water, sewer, lawn and land maintenance, interior and exterior pest control, irrigation water, street maintenance and lighting all appear in marketing fee summaries for this community and none of them appear in a document we can cite. Nor can we confirm reserve balances, whether reserves have been waived in any year, or the current budget’s line items, because Florida does not require budgets to be recorded and the state does not publish them. Get the estoppel certificate and the adopted budget.
Every structure at Mariposa at Whippoorwill was re-roofed in 2023, and the recorded evidence says it was funded from reserves with no assessment on owners. Exactly thirty Notices of Commencement were recorded in February and March 2023, all naming Wooden Homes Inc, all describing the same scope: tile to tile reroof.
For a Naples condominium built in 2005 to 2007, this is the single strongest ownership fact available, and it is the second most asked question about this community that has no published answer.
Thirty Notices of Commencement were recorded, matching the community’s thirty structures: 28 residential buildings plus the gate house and the clubhouse. Not a phase, not a sample, not the worst affected roofs. All of them.
The Affidavit by Condominium Association recorded on July 11, 2023 as instrument 6427502 carries a check box structure that is common to this instrument type. The box stating that there are sufficient funds in reserve is checked. The box beside it stating that owners have been assessed is left blank. A second affidavit, instrument 6418850, swears that there will be no future assessments.
Three other funding theories would each leave a trace in the public record, and none of them do. No lender appears on any of the thirty notices, which rules out construction financing on the notices themselves. There is no association mortgage in the records. And there is no special assessment recorded anywhere in the 2022 through 2024 window. An association that had assessed for a thirty structure roof would show it, and this one does not.
The 2026 buyer walks into a Florida condominium expecting one of two conversations: a deferred roof with a looming special assessment, or a recent roof that was paid for by a five figure assessment on every owner. Mariposa at Whippoorwill offers neither. The roofs are done, the whole community at once, and the recorded affidavit says the reserves paid for it.
We are stating what recorded instruments say. We are not stating that the reserves are currently fully funded, because no primary source discloses a reserve balance. We are not stating that no assessment can ever occur, because the Bylaws permit the Board to levy one with fourteen days notice of the meeting. What we are stating is that the largest single reserve component in the community was executed in 2023 and that the association swore in a recorded instrument that no assessment followed.
Mariposa at Whippoorwill maintains statutory reserves for roof replacement, building painting and pavement resurfacing under section 6.3 of its recorded Bylaws, with the amount computed by a formula based on estimated life and replacement cost. Those reserves must be funded unless members vote at a duly called meeting to fund less than adequate reserves for a fiscal year.
Component | Named in Bylaws section 6.3 |
|---|---|
Roof replacement | Yes |
Building painting | Yes |
Pavement resurfacing | Yes |
The Bylaws also permit the Board at section 6.4 to establish additional deferred maintenance accounts whose stated purpose is to provide financial stability and avoid the need for frequent special assessments, shown as a line item in the operating portion of the budget.
Reserve funding can be reduced only by a majority vote of members present in person or by proxy at a duly called meeting, and only after the proposed budget has been mailed. A board cannot waive reserves on its own. Whether any waiver vote has ever been taken here is not in the public record, and we will not guess.
A two story building is exempt from the statutory Structural Integrity Reserve Study. It is not exempt from reserving. The association still budgets and funds reserves under Chapter 718 and under its own recorded Bylaws. Those are two different obligations and only one of them has been lifted here.
The current adopted budget with the reserve schedule, the most recent compiled financial statement, and the reserve balance by component. The Bylaws at section 6.8 require the association to prepare or obtain a compiled financial statement within 90 days of fiscal year end and to deliver it or a notice of it to every owner within 21 days of completion, so it exists.
The Board at Mariposa at Whippoorwill may levy a special assessment on its own authority, without a membership vote, provided owners receive at least fourteen days written or electronic notice of the meeting at which a non emergency special assessment will be considered. No special assessment appears anywhere in the community’s recorded history for 2022 through 2024.
Special assessments may be imposed by the Board when necessary to meet unusual, unexpected, unbudgeted or non recurring expenses. Written notice of any board meeting at which a non emergency special assessment will be considered must be sent to all owners at least fourteen days in advance and must state that assessments will be considered and the nature of them. The notice that an assessment has been levied must state its purpose, the funds must be spent on that purpose, and any surplus may at the Board’s discretion be returned to owners or applied as a credit against future assessments.
There is no membership vote and no percentage threshold. What owners get instead is advance notice and a stated purpose, plus the requirement that the money be spent on that purpose and that leftovers come back. A buyer should read that as: the Board here has real latitude, and the check on it is the three director board’s own accountability plus the notice requirement.
No special assessment appears in the 2022 through 2024 records, across a window that includes a thirty structure roof replacement. That is the strongest available evidence about how this Board has actually used the power section 6.6 gives it.
If a special assessment has been levied, or in some circumstances is pending, it is a disclosure item and it will appear on the estoppel certificate. Do not treat the clean recorded history above as a substitute for the estoppel. The record is current to the last recorded instrument, and the estoppel is current to the day it is issued.
Mariposa at Whippoorwill permits a maximum of four leases per unit per calendar year with a sixty day minimum term, requires sixty days between the start of one lease and the next, caps any lease at one year with no renewal option, and prohibits subleasing. Short term rental is impossible here by operation of those limits.
Rule | What Article 13 provides |
|---|---|
Maximum leases per calendar year | 4 |
Minimum lease term | 60 days |
Gap between leases | 60 days must elapse from the first day of the last lease |
Maximum lease term | 1 year, with no tenant option to extend or renew |
Board renewal | The Board may in its discretion approve the same lease from year to year |
Subleasing and assignment | Prohibited |
Whole unit only | An owner may lease only the entire unit |
Tenant identity | The tenant must be a natural person, not a corporation, partnership or trust |
Hardship exception | On written request the Board may approve one additional lease in the same calendar year, only under unusual circumstances to avoid undue hardship |
An owner intending to lease must give the Board or its designee written notice at least twenty days before the first day of occupancy, together with the proposed tenant’s name and address, a fully executed copy of the proposed lease, and such other information as the Board may reasonably require, expressly including criminal background, tenant background and credit history reports. The Board may require a personal interview with the tenant and spouse. The applicant must sign for having received and read the Rules and Regulations.
The Board then has twenty days to act, and failure to act within that window is deemed approval, with a written letter of approval issued to the tenant on demand. Disapproval requires a majority of the whole Board and the grounds are enumerated, including delinquency by the owner at the time the application is considered, incomplete information, unpaid transfer fees or deposits, and failure to give proper notice.
If proper notice is not given, the Board may at its election approve or disapprove the lease, and any lease entered into without approval may at the Board’s option be treated as a nullity, with the Board empowered to evict the tenant without the owner’s consent. Every lease is also deemed to include a covenant designating the association as the owner’s agent with authority to terminate the lease and evict on breach of the governing documents.
Section 13.6 states plainly that an owner whose unit is leased may not use the recreation or parking facilities during the lease term. If you buy here to rent it out, you do not get to use the pool or the clubhouse while a tenant is in residence. That is a material disclosure for an investor and it is rarely mentioned anywhere.
On a one year lease the unit may be occupied by the tenant and the tenant’s family as defined in the documents. On a lease of less than one year, only the tenant, the tenant’s spouse and their natural or adopted children may occupy the unit. Guests may occupy a leased unit only while the tenant is in residence, and if the tenant and all authorised family members are absent, no other person may occupy the unit.
The Bylaws were read in full, sixteen pages, and the word lease appears once. There is no cap on the total number or percentage of units that may be leased simultaneously anywhere in Article 13 or the Bylaws. That is a meaningful absence, because a hard leasing cap is a common obstacle to conventional and government backed financing and there is not one here. Whether this community satisfies any specific lender’s warrantability test is a question for that lender, and it depends on the current owner occupancy ratio and the association’s financials rather than on a document provision.
Two rental listings are active at Mariposa at Whippoorwill, one at $3,200 a month for a 1,985 square foot town home and one at $2,500 seasonal and off season for a 1,939 square foot coach home. We captured no closed lease comparables, so we are not going to publish an achieved rent for this community.
Address | Rate | Square feet | Beds and baths |
|---|---|---|---|
1400 Mariposa Cir #104 | $3,200 monthly | 1,985 | 3 bed, 2.5 bath |
1305 Mariposa Cir #1204 | $2,500 seasonal and off season | 1,939 | 3 bed, 2 bath |
The rental query resolved to active and terminated statuses rather than to rented, so it captured asking rents only. An asking rent is not an achieved rent, and publishing one as the other is exactly the error this whole page exists to correct in the other direction. If you need achieved rents here, they have to be pulled specifically, and with only 180 units and a restrictive lease framework the sample will be thin whoever pulls it.
A sixty day minimum term, a sixty day gap, a four lease annual cap, a one year maximum, no subleasing, twenty day board approval with background and credit checks, and a loss of amenity access while the unit is leased. That framework does not produce a large rental pool, and the community is behaving precisely as its recorded documents dictate. This is a leasing restriction story, not a rental market story.
The realistic model here is an annual or seasonal lease to a screened tenant, renewed by board approval year over year, with no short term or vacation use of any kind and no amenity access for the owner during the term. That can work well for someone buying a long hold Naples asset. It does not work at all for someone modelling nightly or weekly income, and no amount of negotiation with a board changes a sixty day statutory minimum written into a recorded declaration.
Mariposa at Whippoorwill screens buyers. The Board may disapprove a sale for good cause, but only by a majority of the whole Board, and if it disapproves without good cause it must produce an approved purchaser to buy the unit on the same terms it rejected. There is no right of first refusal.
A right of first refusal lets an association step into a deal it is willing to approve. Article 14 here does something different and narrower: it creates a remedy that fires only when the Board disapproves without good cause and the owner has made the required demand. Describing that as a right of first refusal is inaccurate, and the difference matters because one is a routine risk on every sale and the other is a penalty for an unjustified rejection.
Within thirty days of the board meeting at which the disapproval occurred, the Board must deliver in writing to the owner the name of an approved purchaser who will buy the unit at the same price and on substantially the same terms as the disapproved contract. Where no sales contract was involved, or where the association challenges the contract price as not a good faith price, the price is paid in cash and is determined by agreement or, failing agreement, by the arithmetic average of appraisals by two state certified appraisers, one chosen by the owner and one by the association. Closing takes place no later than sixty days after the disapproval or thirty days after the appraisal determination, whichever is later.
The recorded grounds include failure by the applicant or a proposed occupant to provide required information, fees or interviews in a timely manner, providing false information during the application process, and concluding a sale or gift without first seeking and obtaining the required approval. An unapproved transfer is void unless subsequently approved in writing by the Board.
The preamble is explicit: any person who was not approved as part of the conveyance to the present owner must be approved in advance of taking occupancy, and may be disapproved for good cause, regardless of whether that person is obtaining an ownership interest. That reaches an adult child moving in, a partner, or a long staying relative, and it is worth knowing before it becomes a surprise.
Build the approval window into the contract. Between the twenty day notice requirement on leases, the twenty day board action window, and the possibility of an interview, an application here is not a same week formality. A seller who starts the association paperwork the day the contract is signed rather than two weeks before closing is a seller whose deal closes on time.
Mariposa at Whippoorwill charges a processing fee on both sales and leases, and no dollar amount for it exists anywhere in the recorded documents. The Declaration caps the fee at the maximum amount allowed by law and leaves the exact figure to the Board, so the current number has to come from the association or from the estoppel certificate.
Section 13.8 governs lease fees and deposits. The association may charge a preset processing fee not exceeding the maximum amount allowed by law, and may require any security deposits authorised by the Condominium Act, with the amount determined by the Board from time to time and the deposit protecting against damage to the common elements or association property. No fee may be charged for approval of a renewal or extension of a lease with the same tenant. A separate fee may be charged for each person intending to occupy under the lease, except that a husband and wife are a single fee and no extra fee is charged for minor children.
Section 14.6 mirrors that for sales. A preset processing fee not exceeding the maximum allowed by law, a separate fee for each intended record title holder, husband and wife counted as one, no charge for minor children.
A text scan of all sixteen Bylaws pages for transfer fee, security deposit, fee, screening and specific dollar figures returned zero hits for every one of those strings. The dollar sign does not appear once in the Bylaws. The same scan across the relevant Declaration pages returned no dollar figure either. This is a verified absence rather than something we failed to find.
There is no estoppel provision anywhere in the Bylaws or the Declaration. A text scan of all sixteen Bylaws pages and the relevant Declaration pages for estoppel returned zero hits. The practical consequence is clean and buyer friendly: the estoppel process at Mariposa at Whippoorwill is governed entirely by section 718.116(8) of the Florida Statutes and by the state fee schedule, with nothing added, modified or layered on by the governing documents. The state publishes the estoppel certificate fee caps directly.
The management company or association counsel of record. As of this writing the association’s registered agent is Pope Mazzara and Menendez, PLLC, changed April 23, 2026, and nothing recorded after May 2025 names a current manager. If you are under contract, the estoppel certificate will carry the current assessment, any balance owing, and the transfer fee, all in writing and all binding on the association.
Mariposa at Whippoorwill permits one dog or cat weighing under forty pounds at maturity per unit, plus up to two birds and a tank of tropical fish. Aggressive breeds and snakes are prohibited, and pets are barred from the pool area and the clubhouse entirely. A June 8, 2011 grandfather date applies.
Rule | Provision |
|---|---|
Number | One dog or cat |
Weight | Under 40 pounds at maturity |
Additional pets | No more than two birds, and tropical fish |
Prohibited species | Snakes are prohibited by name; pets kept or raised for commercial purposes are prohibited |
Prohibited breeds | Dobermans, Rottweilers, Pit Bulls and any wolf hybrid, named in the Rules |
Grandfathering | Owners holding an aggressive breed as of June 8, 2011 keep it until it passes, and may not replace it with another |
Leashing | Pets must be leashed or carried whenever outside the unit |
Waste | Immediate pick up required. Bags and receptacles are located in the landscaped area at the four turns of Mariposa Circle. Waste may not be left in common areas other than the provided receptacles |
Pool and clubhouse | No pet may enter the gated pool area or the clubhouse at any time |
Lanai | No pet may be left unattended on a lanai |
Tethering | Pets may never be left tied to any exterior part of the property, including landscaped areas |
Nuisance | If a pet becomes an unreasonable annoyance and the owner does not correct it, the association may require removal within three days of written notice |
The forty pound single pet rule was found in the recorded Declaration at section 12.6 and the Rules and Regulations at rule 4, and it also appears in current MLS listing remarks for this community, which state that pets are acceptable but limited to one pet at forty pounds. Two independent sources, one recorded and one from the live listing data, agree.
It does not set a separate rule for service animals or emotional support animals, which are governed by federal and Florida fair housing law rather than by an association pet policy. If that applies to your situation, take it up with counsel and the association rather than reading it out of the pet rule.
Parking at Mariposa at Whippoorwill is restricted to the unit’s garage, its own driveway, or a marked guest space. The governing provision is not the original one: section 12.7 of the Declaration was deleted in its entirety and replaced by instrument 5673250, recorded February 18, 2019, which added eleven categories of prohibited vehicle and express towing and booting authority.
No motor vehicle may be parked on condominium property except inside the garage, the personal driveway or a guest parking space. The association is authorised to tow or boot any vehicle violating the section, at the vehicle owner’s cost.
Prohibited from the limited common elements: any vehicle too large to park in the unit’s garage with the door fully closed, any vehicle with dual axles or modified to be taller or wider or with a trailer hitch extending beyond the bumper, buses, and aircraft.
Prohibited from the common elements and limited common elements, and required to be inside the garage with the door closed at all times when on the property: boats and watercraft with their trailers, golf carts, all terrain vehicles and tractors, motorcycles and motor bikes, cargo vans, ambulances and hearses, camping and house trailers, any vehicle carrying tool racks, tool boxes, cargo boxes or bike racks, trailers, recreational vehicles, motor homes and campers, and disabled vehicles.
Marked guest spaces are for the exclusive use of guests visiting fewer than seven days, and for contractors and vendors supplying daily services. A guest using a space overnight needs a guest parking pass obtained from the management company. Anyone occupying a unit for more than seven days must use the unit’s assigned spaces and not guest parking, and a vehicle left in guest parking more than seven days is treated as a resident vehicle and towed at the vehicle owner’s expense.
Garage doors must be kept closed except for entry and exit. Parking is prohibited on landscaped areas, sidewalks, in front of hydrants and along the street, with immediate towing at the owner’s expense. Vans, sport utility vehicles and pick up trucks count as automobiles and may be parked on driveways where the primary purpose is carrying passengers. Motorcycles must be parked in the garage. At least seven feet must be left between the building and a parked vehicle for pedestrian use on the sidewalk that runs around most of the circle. Every vehicle parked outside a garage must carry current registration and plates.
Between the eleven prohibited categories and the one car garage reality in three of the four coach plans, vehicles are the single most likely source of friction for a new owner here. A household with a work van, a boat trailer, a third car or a motorcycle should read the 2019 amendment in full before writing an offer, because the association wrote express towing authority into the covenant and the covenant is recorded.
Mariposa at Whippoorwill requires association approval for any exterior painting, decoration or modification, including shutters, awnings, window tinting and air conditioning devices, and approval may be withheld on purely aesthetic grounds. There is no separately named architectural review committee; the approval authority sits with the Board acting for the association.
No exterior painting, decoration or modification without prior consent. No awnings, window guards, light reflecting materials, hurricane or storm shutters, ventilators, fans or air conditioning devices except as approved or as originally installed by the developer. No window may be tinted without prior consent. Drapes, blinds or curtains visible from outside must have white, off white or neutral blackout type liners, and the liners themselves require approval.
Common hallways, stairways and other common elements may not be obstructed, littered, defaced or misused. Balconies, terraces, porches, walkways and stairways may be used only for their intended purpose and may not be used for hanging or drying clothing, outdoor cooking, cleaning rugs or household items, or storing bicycles or personal property. No grills, patio furniture, bikes, toys or other items may be kept outside a unit. One door mat is permitted directly outside the main walk through door.
Dishes and antennas are prohibited on any portion of the common elements. They may be installed within the unit or on limited common elements consistent with the Telecommunications Act of 1996, and the Rules add that no aerial, antenna or dish may be attached to any exterior part of the building except when fully enclosed within the screened lanai.
The Rules prohibit for sale, for rent, open house, garage sale and any other signs from being exhibited, displayed or visible from the interior or exterior of the common elements, expressly including a sign posted in a unit window, on a vehicle on condominium property, or on a lanai. Garage sales are prohibited outright.
That is a material operating constraint on selling here. There is no sign in the yard, no open house sign at the gate, and no sign in a window. Marketing a Mariposa at Whippoorwill unit is entirely a digital, MLS and agent network exercise, which is one of the reasons the community’s listings behave the way they do and one of the reasons pricing carries more of the load than in a community where drive by traffic exists.
One portable removable American flag may be displayed respectfully, along with certain service flags on specific holidays as provided by section 718.113(4) of the Florida Statutes. Exterior holiday decorations are permitted no more than four weeks before a holiday and must be removed no more than two weeks after, with none permitted in landscaped areas. One holiday wreath may be hung on the front door with a removable hanger. No extension cords may cross a walkway or driveway. No statue or standing decoration may be left in the common elements, and potted plants must be maintained by the resident or they will be removed by an association vendor after written notice.
Mariposa at Whippoorwill has a pool, an adjacent amenity building of roughly 4,100 square feet in footprint, a fitness room referenced by name in the association’s own recorded Rules, controlled gated entry, and 7.23 acres of conservation preserve. The marketing adjectives attached to those amenities elsewhere are not verifiable and are not repeated here.
Amenity | Evidence |
|---|---|
180 residences in a gated community | County address points and the recorded Declaration |
Controlled vehicular entry | Two mapped gate features on the entry lane, one carrying a keypad attribute |
Swimming pool | Mapped feature, plus recorded pool rules at rule 20 of the Rules and Regulations |
Amenity building of roughly 4,100 square feet footprint | Building footprint measurement, plus recorded clubhouse rules at rule 17 |
Fitness room | Rule 19 of the recorded Rules and Regulations governs a fitness centre by name, and rule 17.B refers to exercise equipment |
Conservation preserve | 7.23 acres of record in the Whippoorwill Pines PUD |
A description of the clubhouse as a magnificent multi function ballroom style facility is unsupported. What is known is a footprint measurement and a set of recorded use rules. The interior layout, the rooms, the capacity and the reservation policy are not documented anywhere we can reach.
A description of the fitness room as state of the art is unsupported. Its size, equipment list and condition are undocumented, and a recorded rule confirming a facility exists is not a statement about its quality.
A spa is claimed in the legacy copy and no spa feature is mapped, so we do not list one.
A brick paved bridged entrance is claimed in the legacy copy. No bridge exists in the mapped road data and the entry does not cross the lake, so we do not describe one.
Clubhouse use is limited to the owner of record or the registered tenant occupying a unit, and the unit must be current on association fees. An owner more than ninety days in arrears is denied all clubhouse and pool use until arrangements are made to become current, which is a real and enforceable governance fact. Children under sixteen must be accompanied by an adult resident. Smoking is prohibited throughout the clubhouse and pool area. Furniture and equipment may not be removed from either. In the fitness room, no glass or food of any kind is permitted and abuse of equipment can result in fines or expulsion from use. At the pool there is no lifeguard and swimming is at your own risk, no glass containers are permitted, no grills of any type are permitted in the pool area or on its patio, nobody under sixteen may be in the pool area unless accompanied by an adult resident, and pets are barred entirely.
Clubhouse and pool operating hours, whether the pool is heated, reservation and guest policies for the amenity building, who maintains the preserve, whether a conservation easement is separately recorded, gate staffing and the guest access procedure, valet trash, mail and package handling, the specific bulk cable and internet package, pest control scope, the exact association versus owner maintenance split on unit exteriors, electric vehicle charging, and whether resident clubs or events exist. None of these appear in any primary source. Ask the association or the manager, and treat any page that answers them confidently with suspicion until it shows you where the answer came from.
Every residential building at Mariposa at Whippoorwill sits in FEMA Zone X unshaded, an area of minimal flood hazard outside the Special Flood Hazard Area, verified three separate ways. The grounds, however, do span more than one zone: the lake is Zone AE and two low drainage and preserve bands are Zone AH.
One, the parcel against the FEMA layer. The community’s parcel polygon was intersected against downloaded National Flood Hazard Layer polygons, and the flood zones tile the parcel to 100.0 percent, which means no unmapped gaps.
Two, points across the community. Thirty three geocoded addresses, thirteen interior points and six building centroids were queried individually. Every one of them returned Zone X.
Three, the building footprints themselves. All thirty building footprints were tested for overlap with the Special Flood Hazard Area. Every one returned an overlap fraction of exactly 0.000.
Zone | Share of the grounds, area weighted | Where it sits |
|---|---|---|
Zone X unshaded | 59.3 percent | The developed core and every building pad |
Zone AH | 21.9 percent | Two low drainage and preserve bands |
Zone AE | 9.4 percent | The central lake |
Shaded X and X500 | 9.4 percent | Transitional areas |
Every residential building at Mariposa at Whippoorwill is Zone X and outside the Special Flood Hazard Area. The lake and the low lying drainage bands are AE and AH. Both halves of that sentence are true and dropping either half produces a misleading page. A community that says only “Zone X” is concealing that its grounds are mixed. A page that says only “the community contains AE and AH zones” is scaring a buyer away from buildings that are demonstrably outside the hazard area.
The applicable FIRM panel is 12021C0403J, effective February 8, 2024, in NFIP community Collier County Unincorporated Areas, CID 120067. That is a recent panel, which matters, because a 2024 effective date means the mapping behind the Zone X finding is current rather than decades old.
No Letters of Map Revision affect these parcels. A spatial query returned zero, with a positive control of ten county wide revisions confirming the query itself works. So the mapped zones are the operative zones and nothing has been administratively revised out from under them.
Flood insurance is not federally required for a mortgaged unit at Mariposa at Whippoorwill, because Zone X sits outside the mandatory purchase requirement. Collier County participates in the Community Rating System at Class 5, and the discount that applies here is the ten percent credit for properties outside the Special Flood Hazard Area, not the county’s headline twenty five percent.
The federal mandatory purchase requirement applies to structures inside a Special Flood Hazard Area with a federally backed or federally regulated mortgage. Every residential building here is outside that area, so the federal trigger does not fire. An individual lender may still require flood coverage as a matter of its own underwriting, and a condominium association’s master policy is a separate question from an individual owner’s policy, so this is not the same thing as saying nobody here carries flood insurance.
Collier County has participated in the Community Rating System since October 1992 and holds Class 5. A Class 5 community earns a twenty five percent premium discount on policies for properties inside the Special Flood Hazard Area and a ten percent discount on policies for properties outside it. Mariposa at Whippoorwill’s buildings are outside it. Printing the county’s headline twenty five percent next to this community would therefore be wrong, and it is the kind of wrong that a buyer only discovers at the quote stage.
A buyer here is in the strongest of the three positions a Florida condominium buyer can be in: outside the hazard area, on a current 2024 map panel, in a CRS participating county, with an optional rather than mandatory purchase decision. Optional does not mean unnecessary. Zone X means minimal risk, not no risk, and a preferred risk policy on a Zone X property is usually inexpensive precisely because the risk is low.
FEMA’s Map Service Center allows a search by address against the effective map. Look up your specific unit against panel 12021C0403J, effective February 8, 2024, rather than relying on any summary, including this one.
Mariposa at Whippoorwill sat outside Hurricane Ian’s inundation area in Collier County. The National Weather Service drew Collier’s surge boundary at US 41 plus the Gordon River, Rock Creek, Cocohatchee and Palm River corridors, and this community is about 3.9 miles east of US 41 and on none of those corridors. What happened here specifically is not confirmable.
The surge boundary in Collier County followed US 41 and the named river and creek corridors. Inland, away from that boundary, the National Weather Service documented near surface gusts likely in the 80 to 90 mile per hour range, with damage mainly confined to trees, fences and screens.
What follows is a geographic conclusion: Mariposa at Whippoorwill is roughly 3.9 miles east of US 41 and is not on any of the named corridors, so it was outside the mapped inundation area. That is a statement about where the water went.
What does not follow is any specific claim about this community’s experience. We found no documented account of damage, of screen and lanai loss, of tree loss, of outage duration, or of insurance claims at Mariposa at Whippoorwill during Ian. Absence of a record is not evidence of an absence of damage, and importing the coastal Naples narrative onto an inland community six miles from the Gulf would be exactly as dishonest as inventing a local one.
Inland Collier County’s hurricane exposure is wind and extended power outage rather than surge. That is the honest frame for this community. The buildings were permitted and built to the Florida Building Code in force in 2005 to 2007, with engineered trusses, hurricane straps and shutter type opening protection, and the shutters are deployed by people rather than being permanently in place, which is why the association’s recorded hurricane rule requires absent owners to register a responsible party who can secure them.
Ask for the claims history on the unit and, through the estoppel or the manager, whether the association has made a windstorm claim in recent years. Ask whether the shutters for the specific unit are complete and present, because a shutter set is a physical inventory item that can go missing between owners. Those two questions produce better information than any general narrative about a storm three years ago.
Insurance at Mariposa at Whippoorwill splits cleanly. The association’s master policy covers the building shell as required by section 718.111(11) of the Florida Statutes and is paid through the monthly assessment. Each owner buys an HO-6 covering interior finishes, appliances and improvements, and the recorded documents expressly require loss assessment protection inside it.
Section 15.2 of the restated Declaration requires the Board to use its best efforts to obtain and maintain adequate insurance to protect the association, association property, the common elements and the condominium property required to be insured by the association under section 718.111(11).
Section 15.1 puts the following on the owner: all floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built in cabinets and countertops, and window treatments including curtains, drapes, blinds, hardware and similar components. Owners must also insure all improvements, additions and modifications made to the unit or its limited common elements, as opposed to replacements of original construction. The required endorsements are named: leakage, seepage and wind driven rain, additions and alterations, and loss assessment protection.
Loss assessment coverage pays the owner’s share when a covered loss exceeds the association’s insurance and the association assesses owners to close the gap. In a Florida condominium that is the mechanism that turns a community level event into a personal bill. The documents here require it rather than suggesting it, and a buyer should confirm the limit on the policy they are quoted rather than assuming the default is adequate.
We do not have the association’s current master policy, its deductibles, its windstorm deductible structure, its carrier or its renewal date, and none of those are in any public record. Those are estoppel and manager questions, and for a Florida condominium in 2026 they are among the most consequential questions a buyer can ask. Get the declarations page.
Opening protection type affects Florida windstorm pricing, and this community was built with hurricane shutters rather than impact glass. A current wind mitigation inspection on the building and on the unit is worth having in hand before you finalise an insurance quote, and the state’s insurance regulator publishes consumer resources on wind mitigation credits and on the uniform inspection form.
Every parcel at Mariposa at Whippoorwill carries Collier County millage code 70, which levies ten ad valorem taxing authorities totalling 9.5058 nominal mills, plus exactly one non ad valorem assessment of $261.91 a year for county garbage collection. The median total tax bill across all 180 parcels is $3,263.11.
Taxing authority | 2025 millage | Share of the bill |
|---|---|---|
County general fund | 3.0107 | 31.7 percent |
School board, state law | 2.0010 | 21.1 percent |
School board, local board | 2.2480 | 23.6 percent |
North Collier Fire Control and Rescue District | 1.0000 | 10.5 percent |
Unincorporated area general fund MSTD | 0.6844 | 7.2 percent |
Conservation Collier | 0.2096 | 2.2 percent |
Collier Mosquito Control | 0.1349 | 1.4 percent |
Big Cypress Basin | 0.0978 | 1.0 percent |
South Florida Water Management District | 0.0948 | 1.0 percent |
County water pollution control programme | 0.0246 | 0.3 percent |
Total | 9.5058 | 100.0 percent |
The schools are the largest block on the bill at 44.7 percent combined, which is a Collier County fact rather than a Mariposa at Whippoorwill fact and is worth knowing anyway.
Mariposa at Whippoorwill is served by North Collier Fire Control and Rescue District at 1.0000 mills, not by Greater Naples Fire Rescue, which serves adjacent millage codes. If a summary of this community names Greater Naples, it has the wrong district.
There is no City of Naples levy, because the community is in unincorporated Collier County outside the city limits. There is no lighting district levy: Collier County Lighting exists and appears on other millage codes but is not levied on code 70. And there is no Community Development District assessment of any kind, which has its own section below.
The entire non ad valorem block on the two live 2025 tax bills we retrieved reads as a single line: District 1 Garbage, rate listed as varies, amount $261.91. That is a mandatory county solid waste collection assessment charged per dwelling unit, not a district debt assessment. It is verified on two of 180 parcels and inferred as uniform across the rest, and we label it that way because the inference, while strong, is still an inference.
The nominal rate is 9.5058 mills. Measured against just value across all 180 parcels, the effective rate is 7.7863 mills, because caps and exemptions reduce the taxable base. Across the community those caps and exemptions save owners $107,766 a year, or 18.1 percent. Two parcels were recomputed from the roll and matched the county’s own live tax bills to within nine cents, which is the check that says the arithmetic behind these figures is right.
Assessed value is not market value. The Collier County certified assessment roll values all 180 Mariposa at Whippoorwill parcels at a total just value of $62,673,590, which is $177.15 per heated square foot, while the MLS aggregate achieved market price is $194.72 per square foot. Those measure different things.
Assessed land value is zero on every parcel in the community, and that is correct rather than an error. In a condominium, the land is a common element owned by the association rather than by the individual unit owners, so all of a unit’s just value is improvement value. Anyone comparing a Mariposa at Whippoorwill parcel record to a single family parcel record and concluding the land is worthless has misread the structure of a condominium roll entry.
Measure | Value |
|---|---|
Total just value, all 180 parcels | $62,673,590 |
Assessed value per heated square foot | $177.15 |
MLS aggregate achieved price per square foot | $194.72 |
Market premium over assessed | 9.9 percent |
Assessed value lags the market by design, because it is set on a valuation date and then constrained by statutory caps. A 9.9 percent premium of market over assessed is a normal and healthy relationship. It is not a valuation of your unit.
Assessed value is not market value. If you are trying to work out what your Mariposa at Whippoorwill unit is worth, the assessment roll is not the answer, an assessed value multiplied by some rule of thumb is not the answer, and a taxable value reduced by a Save Our Homes cap is definitely not the answer. The answer is the community’s own closed comparables adjusted for plan, floor, view and condition, which is what the market sections of this page are for.
Confirming the heated square footage of a specific unit, confirming the year built, confirming the ownership and mailing address, confirming the homestead status, and confirming the taxes a buyer will actually inherit. Those are all reliable, all public, and all worth checking before an offer.
Fifty nine of the 180 parcels at Mariposa at Whippoorwill carry a Save Our Homes benefit, with a median differential of $110,268 or 31.2 percent of just value. A buyer does not inherit the seller’s cap. The median homesteaded tax bill here is $2,277.91 against $3,518.62 for non homesteaded parcels.
Measure | Value |
|---|---|
Parcels carrying a Save Our Homes benefit | 59 of 180 |
Median Save Our Homes differential | $110,268 |
Differential as a share of just value | 31.2 percent |
Community wide differential | $8,727,652, or 13.93 percent |
Median total tax bill, all parcels | $3,263.11 |
Median homesteaded bill | $2,277.91 |
Median non homesteaded bill | $3,518.62 |
Annual gap | $1,240.71 |
Florida’s Save Our Homes assessment limitation caps annual increases in assessed value for a homesteaded property. When the property sells, the cap resets and the property is reassessed at market. A buyer looking at a seller’s current tax bill on a long held homesteaded unit is looking at a number that will not survive the closing. The right figure to budget is the non homesteaded figure, adjusted for whether the buyer will homestead the property themselves and for portability if they are bringing a benefit from another Florida homestead.
If you are buying a unit whose seller has held it for a decade with homestead, expect your first full tax bill to be materially higher than theirs. The community median gap of $1,240.71 a year is the honest order of magnitude, and on the higher value units it is larger. That is roughly a hundred dollars a month, which is a real line in a monthly cost model that already carries an assessment in the six hundred dollar range.
Because it is the single most common budgeting error we see on a Naples condominium purchase, because the seller’s tax figure is often what appears in a listing, and because the difference here is large enough to change a payment calculation.
There is no Community Development District at Mariposa at Whippoorwill, no CDD debt assessment, no CDD operations and maintenance assessment, and no special assessment district of any kind on these parcels other than the county garbage charge. That was verified four independent ways, three of them from primary government sources.
One, the tax bills themselves. Two live 2025 Collier County Tax Collector bills were retrieved in full. The entire non ad valorem assessments section on both reads as a single line: District 1 Garbage, $261.91. A CDD assessment is levied as a non ad valorem assessment and would appear in exactly that block, by name. It does not.
Two, the state’s Official List of Special Districts. Section 189.061 of the Florida Statutes requires every special district in Florida, including every CDD created under Chapter 190, to appear on the Official List maintained by the state. This community does not appear, and the same query returned other Collier County CDDs, which is the positive control that says the list and the query both work.
Three, the millage code structure. All 180 parcels carry tax authority code 0070, and millage code 70 contains no CDD line among its ten authorities.
Four, the recorded document chain. No district creation ordinance, no district assessment lien and no district related instrument appears anywhere in the community’s recorded history.
A CDD assessment is a separate annual charge that can run into the thousands per unit and that sits on the tax bill alongside the ad valorem taxes, often for decades until the bonds retire. Its absence here means the total annual carrying cost of a Mariposa at Whippoorwill unit is the assessment plus the tax bill, with nothing else attached, and that comparison favours this community against a meaningful share of newer Collier County communities.
$261.91 a year for county garbage collection, per dwelling unit, on Collier County solid waste service district 1. That is it. Twice weekly household waste, weekly recycling, weekly yard waste and weekly bulk collection are county services included in that charge.
Eighty six of the 180 owners at Mariposa at Whippoorwill claim homestead, which is 47.8 percent. Thirty eight owners are out of state, which is 21.1 percent. Ninety four parcels carry an absentee mailing address, and 70 parcels are both non homesteaded and absentee, which at 38.9 percent is the cleanest available signal of seasonal and investor ownership.
Measure | Count | Share |
|---|---|---|
Homesteaded | 86 of 180 | 47.8 percent |
Out of state owner address | 38 of 180 | 21.1 percent |
Absentee mailing address | 94 of 180 | 52.2 percent |
Both non homesteaded and absentee | 70 of 180 | 38.9 percent |
Just under half the community is somebody’s declared permanent home. Just under two fifths is seasonal or investment. That is a genuinely mixed community rather than a snowbird enclave or a rental block, and it sits alongside a 2.78 percent annual turnover rate, which says that whichever category an owner falls into, they tend to stay.
Occupancy is seasonal in character. Expect the community to feel busier between January and April and quieter in August. It also means a meaningful number of units sit unoccupied for stretches, which is exactly why the recorded Rules require an inspection service agreement and quarterly inspection reports for any unit unoccupied more than thirty days.
Owner occupancy ratios matter to conventional and government backed condominium approvals, and the honest answer for any specific loan is that the lender will ask the association for a questionnaire and make its own determination. What we can tell you is that the homestead share is 47.8 percent, that homestead is a tax election rather than an occupancy census, and that the leasing documents impose no cap on the number of units leased at one time. Take those three facts to your lender and let them run their own test.
Mariposa at Whippoorwill addresses are zoned to Osceola Elementary School, Pine Ridge Middle School and Barron Collier High School for the 2026 to 2027 school year, according to the Collier County Public Schools zoning tool. All three hold an A grade from the Florida Department of Education for 2025 to 2026, and Barron Collier’s four year graduation rate is 98.
School | FLDOE grade, 2025 to 2026 | Percent of possible points | Enrollment |
|---|---|---|---|
Osceola Elementary School | A | 73 | 606 |
Pine Ridge Middle School | A | 75 | 750 |
Barron Collier High School | A | 73 | 1,530 |
All three have held an A across every year shown in the department’s 2026 grade history columns. Collier County Public Schools itself holds a district grade of A for 2025 to 2026.
Barron Collier High School’s four year graduation rate for 2024 to 2025 is 98. That is the single strongest figure in the set and it comes straight from the Florida Department of Education’s own school grades workbook rather than from a school ranking site.
The 2025 to 2026 grading scale sets an A at 62 percent of points or better for elementary schools, 64 percent for middle schools, and 65 percent for high and combination schools, with the high school scale automatically adjusted upward that year under section 1008.34(3)(c)1 of the Florida Statutes. So Osceola clears its threshold at 73 against 62, Pine Ridge Middle at 75 against 64, and Barron Collier at 73 against 65. These are not schools scraping an A.
The district zoning tool returned elementary code 0451 for a Mariposa Circle address, and the Florida Department of Education grades file lists Osceola Elementary School as district 11 school 0451. Two independent systems agreeing on school identity matters here, because Florida has a second Osceola Elementary School in St. Johns County that a naive lookup could return. The MLS realtor report on one of this community’s own closings also lists Osceola Elementary independently.
Attendance boundaries change. Verify your specific address directly with Collier County Public Schools before you rely on a school assignment in a purchase decision, and verify it again if you are buying for a school year more than one cycle out. We cite the district’s own tool for exactly that reason.
Physicians Regional Medical Center on Pine Ridge Road, with a 24 hour emergency department, is 1.92 route miles from Mariposa at Whippoorwill. Its urgent care is 1.58 route miles. The nearest NCH campus, NCH North Naples Hospital, is 8.84 route miles. That is an unusually strong healthcare position for a Naples community.
Facility | Route miles from 1395 Mariposa Circle |
|---|---|
Physicians Regional Medical Center, Pine Ridge | 1.92 |
Physicians Regional Pine Ridge Urgent Care | 1.58 |
ER QuickCare on Livingston Road | 1.46 |
Lee Health Convenient Care, paediatric | 3.30 |
NCH North Naples Hospital | 8.84 |
NCH Baker Hospital Downtown | 8.24 |
NCH Northeast Freestanding Emergency Department | 9.13 |
Baker Downtown is slightly shorter in miles at 8.24 against North Naples at 8.84, but North Naples is the shorter route in practice because of the road network between them. We publish both figures rather than picking one, and we publish miles rather than minutes for the reason given in its own section below.
The NCH Northeast facility is described in some sources as the only freestanding emergency department in Collier County. We did not confirm that exclusivity claim on an NCH owned page, so we do not publish it. What is confirmed from the operator’s own directory is the facility’s name, address, phone number and 24 hour schedule.
A full service hospital with a 24 hour emergency department under two road miles away, and two walk in urgent care options at roughly a mile and a half, is genuinely strong. For a buyer weighing this community against others on the Pine Ridge corridor, healthcare proximity is one of the clearest advantages Mariposa at Whippoorwill has, and unlike most amenity claims it is measurable.
The nearest grocery to Mariposa at Whippoorwill is the Publix at Crossroads Market on Pine Ridge Road at 1.90 route miles, and the nearest pharmacy is a Walgreens in the same area at 1.81 route miles. Everyday errands from this community are a short drive east on Pine Ridge Road, on the far side of the I-75 interchange.
Store | Route miles |
|---|---|
Publix, Crossroads Market on Pine Ridge Road | 1.90 |
Walmart Neighborhood Market, Airport-Pulling Road | 2.84 |
Publix, Pine Ridge Crossing | 2.84 |
Gordon Food Service Store, Naples Boulevard area | 3.27 |
Aldi, Naples Boulevard | 3.39 |
Whole Foods Market at Mercato | 7.10 |
Trader Joe’s, Tamiami Trail North | 7.98 |
Also present within roughly five miles and not individually routed: Costco on Naples Boulevard, Winn-Dixie on Golden Gate Parkway, The Fresh Market on Tamiami Trail North, Sprouts on Logan Boulevard North, Seed to Table on Immokalee Road, and additional Publix locations on Vanderbilt Beach Road, Radio Road, 9th Street North and Davis Boulevard.
The community’s address is west of I-75, and the closest grocery sits just east of the Pine Ridge Road interchange. That means the everyday errand run crosses the interchange, which is currently a construction zone. That is a temporary condition with a published end date, covered in the corridor sections below, but it is a real part of daily life here until mid 2027.
The nearest pharmacy located is a Walgreens on Pine Ridge Road at 1.81 route miles, followed by a second Walgreens at 2.45 and a CVS at the Target on Pine Ridge Road at 2.71. Costco’s pharmacy on Naples Boulevard is 3.57 route miles and requires membership. We did not verify current operating hours for any of these, nor whether any pharmacy counter runs 24 hours, so check before you rely on one at night.
Retail locations open, close and relocate faster than mapping data updates. Every distance above is a computed route on a current road network to a mapped store location, and every one of them is worth a five second check before you drive it for the first time.
Mariposa at Whippoorwill is 1.54 route miles from I-75 Exit 107 at Pine Ridge Road, 5.18 route miles from Clam Pass Park as the nearest Gulf beach access, 8.50 route miles from Fifth Avenue South, and 28.45 route miles from Southwest Florida International Airport. All figures are route distances computed on the road network from 1395 Mariposa Circle.
Destination | Route miles |
|---|---|
I-75 Exit 107 at Pine Ridge Road | 1.54 |
Publix at Crossroads Market | 1.90 |
Physicians Regional Medical Center, Pine Ridge | 1.92 |
Waterside Shops | 4.89 |
Clam Pass Park, nearest Gulf beach access | 5.18 |
Naples Municipal Airport | 6.35 |
Mercato | 7.10 |
Fifth Avenue South | 8.50 |
Southwest Florida International Airport | 28.45 |
A mile and a half to the interstate is close. A shade over five miles to a Gulf beach access is close for an inland Naples community, and it is close without paying beachfront prices or beachfront insurance. Waterside Shops at 4.89 and Mercato at 7.10 put both of the area’s principal shopping and dining destinations inside a short drive, and Fifth Avenue South at 8.50 is a straightforward run down the corridor.
Being 1.54 miles from an interstate exit means being close to an interstate. That is covered honestly in its own section below rather than buried here.
Every distance on this page for Mariposa at Whippoorwill is a route mile rather than a drive time in minutes, and that is deliberate. The minute figures available to us are free flow calculations with no traffic data behind them, and a free flow minute for a Naples corridor in February would mislead.
It is the distance divided by the posted or modelled speed, with no congestion, no signal delay, no seasonal load and no construction. On the Pine Ridge Road corridor in season, and with a diverging diamond interchange under construction at Exit 107 through mid 2027, the gap between a free flow figure and reality is not a rounding error.
A mile is a mile in February and in August. It does not change when the interchange finishes or when season starts. It lets you compare this community to another one on the same basis, and it lets you apply your own knowledge of the corridor rather than inheriting a model’s assumption.
Drive it. Drive Pine Ridge Road eastbound at 8:15 on a Tuesday in February and again at 2 on a Sunday in September, and you will learn more about this location in two trips than any published minute figure can tell you. If you are considering a purchase here and want that done properly, we will run the routes with you.
Emergency response, and even there the honest framing is the district and the station rather than a modelled travel time. This community is in the North Collier Fire Control and Rescue District, and the nearest hospital emergency department is under two road miles away.
Collier Area Transit route 20 has a published named time point at Pine Ridge and Whippoorwill Lane with seven weekday trips. Sidewalks exist inside the community around most of Mariposa Circle. The honest walkability answer is that this is a car dependent location with a usable transit stop at the corner, and it is not a walk to shops address.
Route 20 carries a scheduled stop named for the Pine Ridge and Whippoorwill intersection, with seven weekday trips. That is a genuine finding, because most Naples gated communities have no named transit time point anywhere near them. It is a bus stop at a busy arterial intersection rather than a transit hub, and seven trips a day is a commuter grade service rather than a frequent one, but it exists and it is published.
The recorded Rules describe a sidewalk that encircles most of the perimeter of Mariposa Circle on both sides of the road, between each unit’s garage and the start of its driveway. That is why the parking rules require at least seven feet between a building and a parked vehicle: the space is there to keep the pedestrian route open. So walking inside the community is comfortable and continuous.
Whippoorwill Lane and Pine Ridge Road are arterial and collector roads carrying real traffic volume, and the nearest grocery is 1.90 route miles away across an interchange under construction. Nobody should buy here expecting to walk to a supermarket. The realistic pedestrian use of this location is exercise inside the gates and along Whippoorwill Lane, not errands.
Whippoorwill Lane stopped being a dead end. That reshaped the road network around this community and it is covered in its own section below, because it is the most consequential change to this location in twenty years.
Whippoorwill Lane stopped being a dead end on December 15, 2023, when the county opened its extension to Marbella Lakes Drive. The Board of County Commissioners approved the connection on April 9, 2019, after roughly twenty years of failed attempts, and the delivered project came in at approximately $4.7 million, within budget.
Whippoorwill Lane now runs one mile with its new north to south portion and meets Marbella Lakes Drive, which runs half a mile with its new east to west portion, at a new roundabout. Marbella Lakes Drive meets Livingston Road at a signalised intersection. So Whippoorwill Lane now has an indirect but real connection to Livingston Road that did not exist before December 2023. The county’s own release states the new alignment reduces travel to I-75 by more than three quarters of a mile and travel to Livingston Road by one mile.
The April 2019 hearing was contested. Residents of Marbella Lakes opposed the connection over an estimated 2,000 additional cars a day. Avow Hospice supported it, on the ground that its single point of access was affecting patient care. The approved design bought peace with roundabouts, medians and a traffic signal specifically engineered to discourage the road being used as a cut through.
That history is useful to a buyer for a practical reason. This is not a road that might be extended. It has been extended, the argument is finished, the design incorporates the traffic calming the opposition asked for, and the disposition is a matter of public record rather than a rumour circulating at a poolside.
Mariposa at Whippoorwill sits on Whippoorwill Lane. Before December 2023, leaving the community meant going north to Pine Ridge Road, full stop. Since then there is a second route out via Marbella Lakes Drive to a signal at Livingston Road. That is genuinely valuable during a Pine Ridge Road incident, during interchange construction, and during an evacuation, and county’s own stated benefits for the project name first responder access and route choice during emergencies explicitly.
Every residential PUD on Whippoorwill Lane is built out or closed out: Whippoorwill Lakes at 518 units, Whippoorwill Woods at 462, Whippoorwill Pines at 180 which is this community, Arlington Lakes at 590 and Balmoral at 236. There is no unbuilt residential entitlement left on the lane to surprise anybody.
Pine Ridge Road cannot legally be widened to eight lanes, because Collier County’s adopted Growth Management Plan prohibits it. That is a durable buyer fact that almost nobody publishes, and it changes how you should read every congestion complaint about this corridor.
Because widening is off the table, the county’s response to congestion on Pine Ridge Road has to come from intersection design rather than from lanes. That is exactly what happened. The 2018 Pine Ridge Road Congestion Corridor Study recommended a restricted crossing U turn at Pine Ridge and Whippoorwill specifically, a continuous flow intersection at Livingston, and a diverging diamond at I-75, for a combined capacity gain of roughly 30 percent without adding a lane.
The county’s 2015 Annual Update and Inventory Report formally found Pine Ridge Road link 67.2, from Livingston Road to I-75, at an unacceptable level of service in the evening peak. That is a formal county determination rather than a resident opinion, and it is what set the corridor study in motion.
The diverging diamond at I-75 is under construction, covered in its own section below. The county’s Pine Ridge Road Corridor Improvements Project reached 60 percent design plans by June 2026, with published limits from Livingston Road to Lawson Way, and held a public information meeting on June 18, 2026.
Whether the restricted crossing U turn at Pine Ridge and Whippoorwill is included in the current 60 percent design plans. The county’s June 2026 release does not itemise intersection treatments, so we are not going to assert it. That single question is the most valuable open item on this corridor for anyone buying on Whippoorwill Lane, and the place to ask it is the county’s Transportation Management Services Department.
An eight lane arterial two miles from your front door is a different neighbour from a six lane one. A prohibition written into the adopted Growth Management Plan means the corridor’s ultimate form is already known, which removes an entire category of uncertainty from a long hold purchase decision here.
The Florida Department of Transportation is rebuilding the I-75 interchange at Pine Ridge Road, Exit 107, as Collier County’s first diverging diamond interchange. Project 445296-1 carries an approximate construction cost of $27.5 million, started in early 2025, and is scheduled to finish in mid 2027. This is the interchange residents of Mariposa at Whippoorwill use to reach I-75.
Field | Value |
|---|---|
Project number | 445296-1 |
Name | I-75 at Pine Ridge Road, Exit 107, interchange improvements |
Work type | Interchange construction |
Limits | Pine Ridge Road from west of I-75 to east of I-75 |
Length | 0.5 miles |
Construction cost | Approximately $27.5 million |
Start of current phase | Early 2025 |
Estimated completion | Mid 2027 |
Programme | Moving Florida Forward Infrastructure Initiative |
Reconstruction of the Pine Ridge Road interchange converting it to a diverging diamond design, reconstruction of the on and off ramps, construction of pedestrian and bicycle accommodations through the interchange, installation of new signals at the ramps, and resurfacing of Pine Ridge Road through the project area. The stated purpose is to significantly reduce delay on Pine Ridge Road and to reduce conflict points, with the design able to accommodate future traffic growth.
Active construction. The department’s own road watch notes crews working on paving, drainage installation, roadway work, pond excavation and underground utilities, with lane closures on Pine Ridge Road during overnight hours from 7 p.m. to 7 a.m. and ramp closures from 8 p.m. to 6 a.m. when necessary. A buyer moving in during 2026 should expect night work and periodic closures at the interchange 1.54 route miles from the gate.
A diverging diamond is one of the more effective interchange forms for exactly the movement pattern Pine Ridge Road has, and it arrives on a corridor that legally cannot be widened. This is the county’s and the state’s answer to link 67.2, and it lands within a mile and a half of this community.
Short term inconvenience with a published end date, in exchange for a materially better interchange on the community’s primary route to the interstate. If you are buying to hold, the construction is a transitional cost. If you are buying to sell in eighteen months, it is a live marketing consideration and worth pricing.
Interstate 75 runs approximately 0.2 miles east of the eastern edge of Mariposa at Whippoorwill. That is the same proximity that makes the community 1.54 route miles from the interchange, and it deserves to be stated as a trade rather than sold as a benefit only.
A mile and a half to an interstate on ramp is genuinely convenient, and it is the reason this community reaches Southwest Florida International Airport in 28.45 route miles and Bonita Springs and Fort Myers quickly. For anyone who commutes north or travels frequently, it is a real advantage over communities further west that have to cross the whole city to reach the interstate.
An interstate two tenths of a mile away is audible. How audible depends on your specific building, its orientation, the intervening vegetation and whether your lanai faces east. We did not verify whether a berm, a wall or a vegetative buffer exists between the community and the highway, so we are not going to claim one. That means a buyer should treat the question as open and answer it the only way it can honestly be answered.
Stand on the lanai of the specific unit you are considering, in the evening, with the sliders open. Do it once on a weekday and once at the weekend. Interstate noise is the single most personal variable in a purchase decision here, and it is also the easiest to test in fifteen minutes. We will not tell you it is quiet and we will not tell you it is loud, because the honest answer differs by building and by person.
Because a page that lists 1.54 miles to I-75 as a convenience without mentioning that the highway is two tenths of a mile away has told you half a fact. Both halves come from the same geography.
Mariposa at Whippoorwill sits among several distinct communities on and around Whippoorwill Lane, and they are commonly confused with each other in aggregated data. Gusto Bella Vita is immediately north, The Reserve at Naples is beyond it, Stratford Place and the Coventry sections are south, and Andalucia is directly west across Whippoorwill Lane.
Community | Position relative to Mariposa at Whippoorwill | Scale |
|---|---|---|
Gusto Bella Vita | Immediately north | 160 units |
The Reserve at Naples | North, beyond Gusto Bella Vita | 300 units |
Stratford Place and the four Coventry sections | South | Separate subdivisions |
Andalucia | Directly west, across Whippoorwill Lane | 180 homes |
Albany Court is in Stratford Place, roughly 0.2 miles east, and it is not Mariposa at Whippoorwill. Any data set, listing or valuation that treats an Albany Court address as a Mariposa at Whippoorwill comparable has introduced a different subdivision with different governance, different fees and different product into your pricing. It happens, and it is one more reason to insist on comparables drawn from Mariposa Circle only.
Whippoorwill Lakes at 518 units, Whippoorwill Woods at 462, Whippoorwill Pines at 180, Arlington Lakes at 590 and Balmoral at 236 are all built out or closed out. That is the residential character of the lane, fixed, with the entitlements spent.
ZIP 34105 grew from 13,933 residents in 2010 to 16,491 in 2020, an increase of 18.4 percent. It is 66.6 percent owner occupied, and roughly 32 percent of its housing units are not occupied year round, which is consistent with the seasonal pattern the assessment roll shows inside this community.
Collier County collects at Mariposa at Whippoorwill addresses in solid waste district 1, with garbage collected Wednesday and Saturday and recycling, yard waste and bulk collected Wednesday. Landscape irrigation across the county is limited to three days a week with no watering on Fridays and none between 10 a.m. and 4 p.m.
Service | Day |
|---|---|
Garbage, first collection | Wednesday |
Garbage, second collection | Saturday |
Recycling | Wednesday |
Yard waste | Wednesday |
Bulk waste | Wednesday |
Carts go out after 6 p.m. the night before and before 6 a.m. on collection day, and must be back in by 6 a.m. the day after. Collection can happen any time between 6 a.m. and 6 p.m. The green lid cart is garbage and the yellow lid cart is recycling, with one garbage cart and two recycling carts per home at no charge. Bulky items go out on the recycling day and should not exceed four feet or fifty pounds. Specialty bulky items such as appliances, electronics, tyres and batteries need 48 hours notice to the county. There are only three no collection holidays a year and no make up days.
That is the county collection zone schedule for this location. A condominium association may contract its own consolidated service instead, and whether Mariposa at Whippoorwill residents set out individual county carts or are served under an association arrangement is not documented in any source we could reach. Valet trash is not verified and we do not claim it.
Odd numbered addresses water Monday, Wednesday and Saturday. Even numbered addresses water Tuesday, Thursday and Sunday. Nobody waters on Friday and nobody waters between 10 a.m. and 4 p.m. Landscape irrigation inside a condominium is generally an association function, so this matters mainly to an owner who has added planting to a lanai or a limited common element area.
A dozen things about Mariposa at Whippoorwill could not be verified from any primary source, and we list them here rather than filling the gaps. The list includes the 2026 assessment, the current management company, reserve balances, the specific bulk cable and internet package, clubhouse and pool operating hours, and the association versus owner maintenance split on unit exteriors.
Item | Status | Where the answer lives |
|---|---|---|
2026 monthly assessment | No recorded figure exists | Estoppel certificate or the association manager |
Current adopted budget and line items | Not recorded, not published by the state | The association |
Reserve balances by component, and any waiver votes | Not in any public record | The association |
Current management company | Nothing recorded after May 2025 names one | The association or its counsel of record |
Bulk cable and internet package and speed | The bulk agreement is referenced on a recorded easement but is not itself recorded | The association |
Which utilities are bundled into the assessment | No recorded instrument states it | Estoppel certificate |
Clubhouse and pool operating hours, heating, reservation policy | Not documented in any primary source | The association |
Association versus owner maintenance split on unit exteriors | Set by the Declaration in general terms only | The association and the Declaration |
Gate staffing and guest access procedure | No recorded gate operations article exists | The association |
Who maintains the preserve, and whether a conservation easement is recorded | Not found | The association, and a title search |
Lake regulatory acreage and status | No regulatory source states any acreage | Open |
Valet trash, package handling, pest control scope, EV charging, RV and boat storage, resident clubs | Not documented | The association |
Because a reader cannot tell the difference between a fact we checked and a fact we skipped unless we say. Because every item above is a question a buyer will eventually ask, and knowing in advance that the answer is not public saves a week. And because a page that answers everything confidently about a community this heavily miscopied is a page that is guessing.
The estoppel certificate and the current adopted budget with the reserve schedule. Between them they answer the assessment, the balance, the transfer fee, the utilities included, the reserve position and any pending assessment. Both are obtainable, one is statutory, and neither is public until somebody requests it.
There is a small contested vendor dispute in the community’s 2026 recorded history, of the kind that appears and resolves in the records of well run associations. It involves a four figure sum, the association filed a formal contest, and it is not a buyer decision factor. We looked at it, decided it did not belong on a page like this, and are noting the decision here so that the omission is visible rather than silent.
Mariposa at Whippoorwill’s strengths are structural: two story buildings exempt from both Florida structural statutes, all thirty roofs replaced in 2023 out of reserves, no CDD, and every building outside the flood hazard area. Its constraints are real: one car garages in 45 percent of residences, a restrictive lease framework, and an interstate two tenths of a mile east.
A buyer who wants a low drama, structurally exempt, well maintained Naples condominium at a genuine mid four hundreds price point, close to a hospital and an interstate, in A graded school zones, and who either does not need two garage spaces or is prepared to wait for one of the 99 residences that has them. It suits a long hold owner far better than a short hold investor, and the recorded documents were written to produce exactly that outcome.
Anyone modelling short term rental income, anyone who needs a large amenity campus, anyone who cannot live with an interstate two tenths of a mile away without testing it first, and anyone who wants a brand new building. On that last point, be careful what you wish for: a new building is a building whose first roof, first paint cycle and first reserve study are all still in front of it.
Buyers looking at Mariposa at Whippoorwill usually shortlist other Naples attached home communities in the same price band, along the Pine Ridge and Livingston corridors and in the wider 34105, 34109 and 34119 postcodes. The right comparison set depends on which of this community’s attributes you are actually buying.
Then your comparison set is other two story attached home communities rather than mid rise or high rise buildings, because a building of three habitable stories or more brings both the milestone inspection and the Structural Integrity Reserve Study with it. That single filter removes a large share of the Naples condominium market from your list and it is the filter most buyers do not know to apply.
Then the immediate comparison set is the Whippoorwill Lane corridor itself: Gusto Bella Vita, The Reserve at Naples, Andalucia across the lane, and Stratford Place with the Coventry sections to the south. All of them share the corridor, the schools, the hospital proximity and the interchange, and they differ in product type, governance and fee structure.
Then you are looking across a wider set of Naples attached home communities in the mid three hundreds to low five hundreds, and the variables that will actually decide the outcome are the ones this page spends most of its length on: building height and the statutory exemptions that follow from it, the roof and paint reserve position, whether a CDD is attached, the flood zone of the specific building, and the leasing framework.
Community by community, on the same evidence standard. That means the recorded declaration rather than a listing summary, the county roll rather than an estimate, the FEMA layer rather than a marketing claim, and the MLS pulled with the right field names rather than a syndicated feed. If you want that done for a shortlist, call Jesse McGreevy at (239) 898-6072 and tell us which communities are on it.
Ask each community on your shortlist a single question: how many habitable stories are your buildings. The answer determines whether two Florida statutes apply, and it determines it before you look at a single photograph. Mariposa at Whippoorwill answers two, from a sealed recorded survey.
Mariposa at Whippoorwill sellers face one specific, measurable problem: across the trailing twelve months every single closing in this community sold below its asking price, at an average of 94.07 percent of list, while today’s active listings are asking 24.8 percent more per square foot than buyers have actually been paying. Pricing strategy, not marketing volume, decides the outcome here.
That number is verified rather than estimated. We ran the query in the Southwest Florida MLS on August 12, 2026 with the correct field names, verified every row was on Mariposa Circle, and computed each statistic from the underlying rows. The picture is unusually clean, and it is why a listing conversation in this community should start with data rather than with a presentation.
What the last twelve months at Mariposa at Whippoorwill actually show, all from our own MLS pull:
Read the two per square foot figures together, because they carry the whole strategy. Sellers are asking $240.69. Buyers are paying $192.80. That is a 24.8 percent gap, and it is not a disagreement about the community, it is a disagreement about the opening number. The five closings prove buyers are willing to transact here. The 236 day listings prove what happens when the opening number ignores what they are willing to transact at.
1370 Mariposa Cir #104 asked $510,000, sold at $490,000, and did it in 13 days. That is the highest price and the fastest sale of the year in the same row, and it happened at 96.08 percent of list. 1445 Mariposa Cir #101 asked $369,900, sold at $350,000, and took 232 days to do it at 94.62 percent of list. Both sellers ended up giving back a similar percentage. Only one of them spent seven extra months doing it.
Across 4,000+ team transactions the pattern that repeats in a community like this one is simple. A unit priced against verified recent comparables from inside its own gates sells inside the median window. A unit priced against a hoped for number sits, accumulates days on market, takes a reduction, and then sells at roughly the number a correctly priced listing would have reached months earlier. The two 236 day listings currently active at Mariposa at Whippoorwill are that pattern in progress.
The no signage rule. The recorded Rules prohibit for sale, for rent and open house signs anywhere visible, including in a unit window and on a vehicle on the property. That removes drive by traffic entirely, so the listing has to work harder online and through the agent network. We plan for that from day one rather than discovering it after the sign order is rejected.
Board approval of your buyer. Article 14 requires association approval and the Board may disapprove for good cause by a majority of the whole Board. We start the application the day the contract is signed, not two weeks before closing.
The estoppel certificate. There is no estoppel provision in the governing documents at all, so the process runs purely on the Florida statute and the state fee schedule. Clean, but it still takes calendar days, and those days belong at the front of the transaction.
The structural story, told correctly. Every building here is two stories on a recorded, sealed survey, which means no milestone inspection and no statutory Structural Integrity Reserve Study. In 2026 that is the single most valuable sentence in a Florida condominium listing, and most listings in this community do not say it because nobody had pulled the survey.
The 2023 roof, told correctly. Thirty structures re-roofed, funded from reserves, with a recorded affidavit swearing no assessment followed. A buyer’s first three questions about a 2006 condominium are the roof, the reserves and the assessment. All three have a documented answer here and it belongs in the marketing rather than in a disclosure packet.
Ready to talk about your Mariposa at Whippoorwill condominium?
A Mariposa at Whippoorwill valuation starts from a verified anchor: the median closed price in this community over the trailing twelve months was $405,000, the median achieved rate was $192.80 per square foot, and closings ran from $350,000 to $490,000. Your unit’s number sits inside that range, adjusted for plan, floor, view, garage count and condition.
That anchor is more than most valuation tools can give you here, because most of them are running a zip code or county model. ZIP 34105 contains housing stock that has nothing in common with a 2006 two story coach home inside a gated 180 unit condominium, and an algorithm that blends them produces a number that is defensible on average and wrong in particular. It is also worth remembering, from earlier on this page, that the community does not exist in the MLS under the name everyone uses, which is why several automated estimates for these units disagree with each other by six figures.
Valuation input | Why it moves the number here |
|---|---|
Floor plan and square footage | Six plans only, at 1,558, 1,653, 1,939, 2,104, 1,985 and 2,334 square feet. No two share a size, so the plan is identifiable and the comparable set is narrow |
Garage count | 81 of 108 coach homes have one car. The 2,104 square foot corner plan and both town home plans have two, and that is a pricing input rather than a footnote |
Floor and position | First floor interior, first floor corner, second floor interior and second floor corner are four different products at four different sizes within the coach line |
Lake view | The developer priced a water view at a $20,000 premium in 2004. It is still a differentiator and it is unit specific |
Building and plan scarcity | Three of the six plans produced no closing at all in the last twelve months, so some units have no direct recent comparable and need a per square foot approach |
Condition and improvements | The owner insures and owns interior finishes, appliances and improvements under section 15.1, so upgrades are genuinely the owner’s value to capture |
Current competition | Five active listings at a median $475,000 asking and a median $240.69 per square foot. Your unit is priced against those, not against last season |
Tax position of the buyer | A homesteaded seller’s tax bill is not the buyer’s tax bill. The community median gap is $1,240.71 a year |
There is no obligation and no cost. If the answer is that this is not your year to sell, we will say so and explain why.
Start here: request a free home valuation, or call Jesse McGreevy directly at (239) 898-6072. Marc Comisar can be reached at (239) 287-5873.
Representing a buyer at Mariposa at Whippoorwill means doing the structural, governance and flood work before the offer rather than during the inspection period. The recorded survey, the leasing framework, the garage count by plan, the reserve position and the specific building’s flood zone are all knowable in advance. That changes what you offer.
The plan and square footage of the specific unit against the county roll, the garage count for that plan, the building’s flood zone against the FEMA layer, the recorded documents that will govern your ownership, and the association’s approval process and timeline. We also pull the community’s own closed comparables rather than a zip code model, and we tell you where the unit sits against the $192.80 median achieved rate.
The estoppel certificate, the current adopted budget with the reserve schedule, the most recent compiled financial statement, the master insurance declarations page, the current transfer fee, and confirmation of what the assessment includes. Several of those are the exact items this page says are not public, and they are obtainable by a buyer under contract.
Board approval. Between the application, the twenty day board window and the possibility of an interview, association approval is a scheduled item rather than a formality, and it should be started immediately rather than in the last fortnight.
Talk to us before you write an offer: call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Mariposa at Whippoorwill buyers and sellers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, one of the top-reviewed real estate teams in Southwest Florida. The recorded document work, the assessment roll census, the FEMA queries and the MLS pull behind this page were run by our team rather than licensed from a content vendor.
McGreevy and Comisar lead Domain Realty Group, a full service Southwest Florida real estate team. Read more about McGreevy and Comisar, or see the wider team at DomainRealtyGroup.com.
McGreevy and Comisar are a top-reviewed Naples real estate team. Read our latest client reviews on Google.
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Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty. Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC), and licence status for any Florida real estate licensee can be verified through the Florida Department of Business and Professional Regulation.
We do the primary source work before the conversation rather than during it. For this community that meant pulling the recorded Declaration at OR 3919 PG 2136 and the restated Declaration, Bylaws and Articles at OR 5101 PG 2253, reading the sealed final as built survey at OR 4241 PG 2737 sheet by sheet, deriving the monthly assessment from the association’s own recorded claims of lien and tying it to Exhibit B’s percentage shares, counting thirty Notices of Commencement across the 2023 roof programme and reading the funding affidavits, censusing all 180 parcels on the certified assessment roll, and testing all thirty building footprints against the FEMA National Flood Hazard Layer. Every one of those is cited in the sources block below and every one of them is something you can check independently.
That standard is the same one behind 4,000+ team transactions and it is why McGreevy and Comisar alone have over $900 million in Sales. It is also why we will tell a seller here that not one of the last five closings reached its asking price rather than quoting a friendlier number, and why we will tell a buyer that 81 of the 108 coach homes have a one car garage rather than repeating a phrase that conceals it.
We are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, but the part that matters on a transaction in this community is narrower than any award: knowing that the buildings are two stories on a recorded survey, that the roofs were replaced out of reserves in 2023, that no sign of any kind may be displayed, and that an owner whose unit is leased loses amenity and parking access for the term. Those are the details that change a contract.
Call (239) 898-6072 and we will start with your address rather than with a pitch.
Mariposa at Whippoorwill buyers ask the same questions in a predictable order: how big it really is, whether the buildings trigger the Florida structural statutes, what the fees are, whether it floods, whether it can be rented, and what units actually sell for. Every answer below comes from a primary record.
Where the research is genuinely silent, we say so and name exactly who to call, because an invented answer is worse than an honest gap.
Mariposa at Whippoorwill is a gated condominium community of 180 residences in Naples, Florida 34105, on Mariposa Circle off Whippoorwill Lane. It holds 108 coach homes and 72 town homes in 28 two story residential buildings, plus a gate house and a clubhouse, on 29.54 acres of record. It was developed by Zuckerman Homes and completed between 2005 and 2007.
29.54 acres of record, from the recorded boundary survey at OR 3919 PG 2188 and the adopted PUD ordinance, corroborated at 29.61 acres by the county parcel polygon. The seven and a half acre figure published almost everywhere is the community’s 7.23 acres of conservation preserve, which sits inside the boundary rather than being the boundary.
Between 2005 and 2007. The first four closings recorded on November 29, 2005 at OR 3937, all in Building 10 at 1395 Mariposa Circle. County building records show 12 units certified in 2005, 90 in 2006 and 78 in 2007. The community is nineteen to twenty one years old, and any description calling it new is repeating a 2004 marketing line.
Zuckerman Homes of Coconut Creek, Florida, which lists the community by name among its completed projects. The development entity appearing in the recorded chain is Whippoorwill Pines Associates Ltd, and we label that association inferred rather than verified because it is one confirmation short of the standard applied to the rest of this page.
Both, legally as one condominium. All 180 residences are condominium units under a single Declaration. Physically, 108 are coach homes stacked two per level in eight unit buildings, and 72 are town homes. Building 18 at 1320 Mariposa Circle is the only structure that mixes them, holding four coach homes and two town homes.
A coach home is a stacked flat, one level of living space, either on the first or the second floor, in four plans of 1,558, 1,653, 1,939 and 2,104 square feet. A town home occupies both levels with its own entrance, in two plans of 1,985 and 2,334 square feet. Coach homes use pre-stressed concrete intermediate floors; town homes use wood truss floors.
Six, and no more. Coach Home A at 1,558 square feet, Coach Home B at 1,653, Coach Home C at 1,939, Coach Home D at 2,104, Town Home 1 at 1,985 and Town Home 2 at 2,334. Those are air conditioned areas from the county certified assessment roll, and they match the developer’s own 2004 price sheet exactly.
Both, but not evenly. 81 of the 108 coach homes have a one car garage, specifically the 1,558, 1,653 and 1,939 square foot plans. Only the 27 second floor corner units at 2,104 square feet have two. All 72 town homes have two. So 81 of the 180 residences, 45 percent, have a single car garage.
No current figure is published anywhere public and we will not print one. The association’s own recorded claims of lien state monthly assessments of $736.25 for August to December 2023, $709.57 for 2024 and $605.13 for 2025 on one unit, and $502.34 for 2024 on a smaller unit type. No 2026 figure exists in the record. Get the current number from the estoppel certificate or the association.
Monthly. The association’s recorded claims of lien itemise assessments at a stated monthly rate, which is how the figures above were derived, and they are consistent across three separate liens covering three different years. There is one assessment to one association, because there is no master association here.
Down, on the recorded evidence, which is the opposite of what most buyers expect. Applying the recorded per unit rates community wide, the implied budget fell from roughly $1.339 million in 2023 to roughly $1.101 million in 2025, a decrease of 17.8 percent. That window includes the completion of the 2023 roof programme. No 2026 figure exists, so we cannot tell you whether the trend continued.
Confirmed from recorded instruments: the association’s master insurance on the buildings under section 718.111(11), and reserves for roof replacement, building painting and pavement resurfacing under Bylaws section 6.3. A recorded easement also references a bulk agreement with a communications provider, which makes cable and internet inclusion very likely but not proven. Water, sewer, lawn and pest control appear in marketing summaries and in no document we can cite.
No. A corporate entity sweep found exactly one association, Mariposa at Whippoorwill Condominium Association, Inc., document number N05000010409, and every recorded lien in the community’s history was filed by that single entity. Published fee summaries that list a master association fee among the covered items are wrong. One assessment, one association.
No, verified four independent ways. Two live 2025 tax bills show a single non ad valorem line of $261.91 for county garbage and nothing else. The community does not appear on the state’s Official List of Special Districts, with other Collier CDDs returning as a positive control. All 180 parcels carry millage code 70, which has no CDD line. And no district instrument appears in the recorded chain.
No to both. Florida’s milestone inspection under section 553.899 and the Structural Integrity Reserve Study under section 718.112(2)(g) each attach at three habitable stories or more, and every building here is two, established by the recorded sealed as built survey at OR 4241 PG 2737. Note the limit of that answer: the association is still obliged to budget and fund reserves under Chapter 718.
We do not know, and nobody publishing an answer to that question can know from public records, because reserve balances are not recorded and Florida does not publish association budgets. What is recorded is that the association re-roofed all thirty structures in 2023, swore on a recorded affidavit that it had sufficient funds in reserve, and swore on a second affidavit that no future assessments would follow. Ask for the current budget and reserve schedule.
None appears anywhere in the recorded history for 2022 through 2024, a window that includes the entire thirty structure roof replacement. The Bylaws at section 6.6 do allow the Board to levy a special assessment on its own authority with at least fourteen days written notice of the meeting, so the absence is a track record rather than a structural protection. The estoppel certificate is the current answer.
Every residential building is FEMA Zone X unshaded, outside the Special Flood Hazard Area, verified three ways including a test of all thirty building footprints that returned a hazard overlap of exactly 0.000. The grounds do span more than one zone: the lake is Zone AE and two low drainage bands are Zone AH. The governing panel is 12021C0403J, effective February 8, 2024.
Not by the federal mandatory purchase requirement, because Zone X sits outside the Special Flood Hazard Area that triggers it. An individual lender may still require coverage under its own underwriting, and the association’s master policy is a separate question from an owner’s policy. Zone X means minimal risk rather than no risk, and preferred risk coverage on a Zone X property is usually inexpensive for exactly that reason.
The ten percent Community Rating System credit for properties outside the Special Flood Hazard Area. Collier County has participated in the CRS since October 1992 and holds Class 5, which earns twenty five percent inside the hazard area and ten percent outside it. Because this community’s buildings are outside it, the twenty five percent headline figure does not apply here and quoting it would mislead.
The community sat outside Ian’s mapped inundation area in Collier County. The National Weather Service drew the surge boundary at US 41 plus the Gordon River, Rock Creek, Cocohatchee and Palm River corridors, and this community is about 3.9 miles east of US 41 and on none of them. What specifically happened here is not confirmable from any record we could find, and we are not going to invent it. Inland, the Weather Service documented gusts likely 80 to 90 miles per hour with damage mainly to trees, fences and screens.
There is a lake, and no recorded or regulatory source states its acreage. The recorded survey labels it EXISTING LAKE with no figure, and the water management district has no permit polygon for the site. Two independent measurements of the county parcel geometry put it at about 2.81 acres. The four acre figure published widely has no primary source behind it, so we publish the disagreement rather than choosing a side.
Fishing is regulated by the Board under Declaration section 12.14 and the Board may limit it at its discretion, so the answer depends on the current rules. Swimming is not permitted. Watercraft and similar devices are not permitted, and the Rules and Regulations repeat that no person is authorised to operate watercraft on the lake. Treat it as a view and a stormwater feature rather than a recreational amenity.
A swimming pool, an amenity building of roughly 4,100 square feet in footprint with recorded clubhouse rules, a fitness room governed by name in the recorded Rules, controlled gated entry, and 7.23 acres of conservation preserve. There is no golf, no marina, no beach club and no restaurant. We do not repeat the marketing adjectives attached to the clubhouse and fitness room elsewhere, and no spa feature is mapped.
One dog or cat under forty pounds at maturity per unit, plus up to two birds and a tank of tropical fish. Snakes and commercial breeding are prohibited. Dobermans, Rottweilers, Pit Bulls and wolf hybrids are named as prohibited breeds, with owners holding one as of June 8, 2011 grandfathered until that animal passes. Pets must be leashed outside the unit and may never enter the pool area or the clubhouse.
Yes, within a restrictive framework. Maximum four leases per calendar year, sixty day minimum term, sixty days must elapse between the start of one lease and the next, one year maximum with no tenant renewal option, no subleasing or assignment, and twenty day board approval with background and credit reports. There is no cap on how many units may be leased at one time.
No, and it is impossible rather than merely prohibited. A sixty day minimum term combined with a sixty day gap between leases and a hard cap of four leases a year makes nightly, weekly and monthly vacation rental arithmetically impossible. There is no separate clause banning short term rental; the term and frequency limits do all the work.
No. Section 13.6 of the Declaration states directly that an owner whose unit is leased may not use the recreation or parking facilities during the lease term, on the stated ground of not overtaxing the facilities. That is a material disclosure for an investor buyer and it is rarely mentioned anywhere else.
Yes. Article 14 requires board approval of a sale or transfer, and approval may be denied for good cause only by a majority of the whole Board. Any person who was not approved as part of the current owner’s conveyance must be approved before taking occupancy, whether or not they are acquiring an ownership interest. An unapproved transfer is void unless later approved in writing.
No. There is no right of first refusal on an approved sale anywhere in the documents. What exists instead is a mandatory purchase remedy: if the Board disapproves without good cause and the owner makes the required demand, the Board must within thirty days name an approved purchaser, which may be the association, to buy the unit at the same price and substantially the same terms.
No dollar amount exists in the recorded documents. Sections 13.8 and 14.6 cap the fee at the maximum amount allowed by law and leave the exact figure to the Board. A husband and wife count as a single applicant, no fee is charged for minor children, and no fee may be charged to renew a lease with the same tenant. Get the current figure from the association or the estoppel certificate.
No. Nothing in the recorded Declaration, Bylaws or Rules imposes an age restriction, and the assessment roll shows 86 of 180 parcels claiming homestead alongside a substantial seasonal and absentee ownership base. It is an all ages condominium community.
Osceola Elementary School, Pine Ridge Middle School and Barron Collier High School for the 2026 to 2027 year, per the Collier County Public Schools zoning tool. All three hold an A from the Florida Department of Education for 2025 to 2026, with enrollments of 606, 750 and 1,530, and Barron Collier’s four year graduation rate is 98. Verify your specific address with the district, because boundaries change.
1.54 route miles to I-75 Exit 107 at Pine Ridge Road, and 5.18 route miles to Clam Pass Park, which is the nearest Gulf beach access. Waterside Shops is 4.89, Naples Municipal Airport 6.35, Mercato 7.10, Fifth Avenue South 8.50 and Southwest Florida International Airport 28.45. We publish route miles rather than minutes because the available minute figures are free flow with no traffic data behind them.
The interstate runs roughly 0.2 miles east of the community’s eastern edge, so it is audible, and how audible depends on the building, its orientation and the vegetation. We did not verify whether a berm or buffer exists and will not claim one. Stand on the lanai of the specific unit at different times of day and week before you decide; it is a fifteen minute test and it is the only honest answer.
It suits a long hold owner far better than a short hold investor, by design. The leasing framework rules out short term rental entirely, an owner loses amenity and parking access while a unit is leased, and turnover across the community is 2.78 percent a year. On the other side, there is no CDD, the roofs were replaced out of reserves in 2023, and the buildings are exempt from both Florida structural statutes. Model it as a long hold Naples asset or not at all.
Five active listings range from $375,000 to $525,000 with a median asking price of $475,000. The five closings of the trailing twelve months ranged from $350,000 to $490,000 with a median of $405,000. The gap between those two ranges is the point: sellers are asking a median $240.69 per square foot and buyers have been paying a median $192.80.
We will not state a current manager, because nothing recorded after May 2025 names one. The recorded chain shows Directors Choice LLC from 2014 to June 2023, Sandcastle Community Management on a lien recorded February 16, 2024, and Seacrest Southwest on a lien recorded May 8, 2025. The association’s registered agent changed on April 23, 2026 to Pope Mazzara and Menendez, PLLC, which is the most reliable current contact of record.
Mariposa at Whippoorwill sellers ask a narrower set of questions than buyers, and almost all of them come back to the same place: the opening number. Every closing in this community over the trailing twelve months sold below list, at an average of 94.07 percent, while active listings are asking 24.8 percent more per square foot than buyers have paid.
The answers below cover valuation, timing, the association’s own process, disclosure, and the mechanics of a Florida condominium sale. Where a figure is not public, we say so here exactly as we say so above.
It sits inside the community’s own trailing twelve month range of $350,000 to $490,000, with a median of $405,000 and a median achieved rate of $192.80 per square foot, adjusted for plan, floor, garage count, view and condition. Three of the six plans produced no closing at all last year, so some units need a per square foot approach rather than a direct comparable. Call (239) 898-6072 and we will run yours.
Five closings in the trailing twelve months: $490,000 for a 2,334 square foot town home in 13 days, $450,000 for another 2,334 in 127 days, $405,000 for a 2,104 square foot coach home in 55 days, $400,000 for a 2,334 in 32 days, and $350,000 for a 1,653 square foot coach home in 232 days. Total volume $2,095,000.
Almost certainly the opening number. Two of the five active listings have sat 236 days each, and the median active asking rate is $240.69 per square foot against a median achieved rate of $192.80. Buyers are transacting in this community, at a narrow ratio band from 91.95 to 96.08 percent of list. What they are not doing is paying the current asking rates.
On total price, the 2,334 square foot town home, which produced the highest sale of the year at $490,000 and three of the five closings. On price per square foot the picture is thinner, because the sample is five sales across three plans. What is clear is that the 2,104 square foot coach home is the only coach plan with a two car garage, which is a genuine differentiator against the 81 one car units.
We do not have enough closings to isolate a dollar figure, and we will not invent one. What we can say is structural: 81 of the 108 coach homes have one car, so a two car unit competes in a pool of 99 residences rather than 180, and buyers who need two spaces have no alternative inside this community. Scarcity of that kind normally supports price and speed.
The developer priced a water view at a $20,000 premium in 2004, which tells you it was a differentiator when the community was new. We cannot isolate a current premium from five closings, so we will not publish a percentage. View is a unit specific adjustment we make in the valuation rather than a community wide multiplier.
Median 55 days on the closed set, average 91.8, with a range from 13 to 232 days. Active listings tell a different story, with a median of 103 days on market and two at 236 each. The spread between those two medians is the cost of an ambitious opening number, measured in this community rather than borrowed from a Naples average.
Five, against five sales in twelve months, which is 12.0 months of supply at an absorption rate of 0.42 sales a month. Six months is the conventional balance line, so by that measure the community favours buyers. Be careful with the precision: with a five sale denominator, one more closing takes supply to 10.0 months and two takes it to 8.6.
That depends on your plan type, your equity position and your tolerance for market time, and anyone who answers it without your address is guessing. What the data says is that inventory is five units, absorption is 0.42 a month, and the units that sell do so at 91.95 to 96.08 percent of a realistic list price. Call (239) 898-6072 and we will model both paths.
Naples buyer activity is seasonal, weighted toward January through April, and roughly 32 percent of housing units in ZIP 34105 are not occupied year round. With only five closings a year in this community we do not have a statistically meaningful seasonality figure from inside the gates, so we will not manufacture one. We work the decision from your specific unit, the current competition and your timeline.
On the recorded evidence fees here have been falling rather than rising: derived monthly assessments dropped from $736.25 in late 2023 to $605.13 in 2025 on one unit, an implied community wide decrease of 17.8 percent. That is a selling point rather than a risk, provided you can document it. No 2026 figure exists in the public record, so get the current number in writing before you market it.
Yes, and the estoppel certificate will carry it in any event. No special assessment appears anywhere in the community’s recorded history for 2022 through 2024, but the Bylaws at section 6.6 let the Board levy one with fourteen days notice of the meeting, so a clean recorded history is not a substitute for a current estoppel. Order it early.
An estoppel certificate from the association, and a completed buyer application under Article 14 for board approval, together with whatever information the Board reasonably requires including background and credit reports on the applicant. Florida’s resale disclosure obligations for a condominium also apply, and they carry a buyer cancellation right that runs from delivery of the documents.
The governing documents say nothing at all about estoppel, verified by a text scan of all sixteen Bylaws pages and the relevant Declaration pages that returned zero hits. That means the process runs entirely on section 718.116(8) of the Florida Statutes and the state fee schedule, with nothing added by the association. Statutory timelines and fee caps apply, and the state publishes the fee schedule.
Yes. Article 14 requires board approval, and disapproval for good cause requires a majority of the whole three director Board. If the Board disapproves without good cause and you make the required demand, it must name an approved purchaser within thirty days who will buy at the same price and substantially the same terms, closing within sixty days of the disapproval.
Incomplete information on the application, unpaid fees or deposits, false information provided during the process, or your own delinquency in assessments at the time the application is considered, which is an enumerated ground for disapproval. The practical delay is more often calendar than substantive: the application takes time to assemble and the Board has a defined window to act.
You can sell it, and the lease framework travels with the unit. The tenant’s lease was approved by the Board, is capped at one year with no tenant renewal option, and cannot be sublet or assigned. A buyer inherits the tenancy and, under section 13.6, loses recreation and parking access for the remainder of the term. Expect that to narrow your buyer pool to investors.
No. The recorded Rules prohibit for sale, for rent, open house, garage sale and any other signs from being exhibited, displayed or visible from the interior or exterior of the common elements, expressly including a sign in a unit window or on a vehicle on the property. Marketing here is entirely digital, MLS and agent network, which raises the price of a wrong opening number.
You can show the unit, but no open house sign of any kind may be displayed anywhere visible, and the community is gated with controlled entry. In practice that means scheduled, agent accompanied showings rather than public open houses, and it means the listing has to reach buyers online rather than at the kerb.
Interior ones, because the interior is what you own and insure. Section 15.1 puts floor, wall and ceiling coverings, appliances, water heaters, built in cabinets and countertops and window treatments on the owner, along with all improvements and modifications. Exterior changes require association approval and consent may be withheld on purely aesthetic grounds, so exterior spending is both slower and less within your control.
That is a unit by unit decision and it depends on your buyer pool. With 38.9 percent of parcels in this community both non homesteaded and absentee, a genuine seasonal and investor buyer segment exists here, and that segment values a turnkey purchase more than a permanent resident buyer does. We work it from the specific inventory rather than from a general rule.
Not against them. Two listings at 236 days are evidence about asking prices, not about value. Price against the five closings, which is where the $192.80 median achieved rate comes from, and treat the long standing listings as an argument for being the reasonably priced alternative rather than as a benchmark to match.
Start below it. The market has been taking roughly four to eight percent off a realistic list price and closing in a median 55 days, or taking a similar percentage off an unrealistic one and taking many months to do it. The discount is broadly fixed by the community’s behaviour; the time is not. Your opening number chooses the time.
You should lead with it. Every building here is two stories on a recorded sealed survey, so neither section 553.899 nor section 718.112(2)(g) applies. Say it precisely: exempt from the milestone inspection and the statutory reserve study, and still obliged to fund reserves under Chapter 718. Overstating it into “no reserve obligation” is both wrong and the kind of claim a buyer’s attorney will catch.
Yes, and with the instruments attached. Thirty Notices of Commencement in February and March 2023, all naming the same contractor, all describing a tile to tile reroof, plus a recorded affidavit with the sufficient funds in reserve box checked and the owners assessed box blank, and a second affidavit swearing no future assessments. A buyer’s first three questions about a 2006 condominium are roof, reserves and assessment. You can answer all three from the record.
Yes, precisely. Every residential building is FEMA Zone X unshaded and outside the Special Flood Hazard Area on panel 12021C0403J effective February 8, 2024, so flood insurance is not federally mandated. Say it that way rather than as “no flood zone,” because the grounds do include Zone AE at the lake and Zone AH on two drainage bands, and a buyer who discovers that later will discount everything else you told them.
You have to disclose what you know and produce what the statute and the contract require, which is why the estoppel certificate exists. No 2026 assessment figure exists in the public record for this community, so obtain the current amount from the association in writing before you list. A seller who cannot produce a current fee figure hands the buyer a reason to discount.
In Collier County the customary allocation puts documentary stamp tax on the deed, the recording of any satisfaction of mortgage, and typically the owner’s title policy on the seller, along with prorated assessments to the day of closing and the estoppel fee where the contract assigns it. Allocation is negotiable and contract specific, so treat any general list as a starting point and read the contract.
You can. The specific obstacles here are that no sign of any kind may be displayed, the community is gated with controlled entry, the MLS is where this community’s buyers actually look, the buyer needs board approval under Article 14, and the pricing decision carries unusual weight because the community’s own comparables are sparse. Those are the reasons a for sale by owner is harder in this community than in most.
Five units traded here in twelve months, which is the entire opportunity set, so the honest answer is that very few agents have transacted in this community recently. What matters more is whether the agent has read the recorded documents and pulled the right MLS fields, because those are the two places the pricing and the disclosure story actually come from.
The one who can show you the community’s own recorded evidence rather than a Naples average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group as the #1 team in Southwest Florida since 2012, and built this page from the recorded survey, the county roll, the FEMA layer and a verified MLS pull. Call (239) 898-6072.
Order the estoppel certificate and ask the association for the current assessment, the adopted budget with the reserve schedule and the master insurance declarations page. Those four documents answer most of what a buyer will ask, they take calendar time to obtain, and having them in hand at listing rather than at contract is worth days of market time. Then call (239) 898-6072 and we will price it against the five closings on this page.
Every factual claim on this Mariposa at Whippoorwill page traces to a primary or first party source, and the list below is the full set, grouped by issuing authority so any reader can re-run our work. Where two sources contradicted each other, as with the lake acreage, we published the disagreement rather than picking a side.
Market statistics come from our own Southwest Florida MLS pull dated August 12, 2026, run on Sub or Condo Name MARIPOSA with Development Name WHIPPOORWILL and Zip Code 34105, closed relative range 0 to 365 days, single line display. Every retained row was verified individually to be a Mariposa Circle address in Naples, and the exclusion of a similarly named Fort Myers community was proven by the reduction in record count when the zip filter was applied.
Every Mariposa at Whippoorwill document below is linked to the office that issued it. We do not mirror recorded governing documents on our own server and we do not host them in a cloud drive, because a stale copy of a recorded instrument is worse than no copy at all. Each row names its issuing authority.
Two things are worth knowing before you start. This community is a condominium with no plat, so every boundary and unit geometry document is cited by an Official Records book and page rather than a plat book. And several documents a buyer will want, including the current budget and the reserve schedule, are not public records at all, which is why they do not appear below.
Document | What it gives you | Issuing authority | Official link |
|---|---|---|---|
Amended and Restated Declaration of Condominium, Bylaws and Articles, instrument 5060211, OR 5101 PG 2253, recorded December 8, 2014 | The operative governing documents, including Article 13 leasing, Article 14 transfer approval, section 12.6 pets, section 12.14 the lake, and the insurance split at sections 15.1 and 15.2 | Collier County Clerk of the Circuit Court and Comptroller | |
Original Declaration of Condominium, instrument 3723807, OR 3919 PG 2136, recorded October 31, 2005 | The instrument that created the condominium and its 180 units | Collier County Clerk of the Circuit Court and Comptroller | |
Recorded boundary survey exhibit, OR 3919 PG 2188 | The 29.54 acre boundary of record, and the label EXISTING LAKE with no stated acreage | Collier County Clerk of the Circuit Court and Comptroller | |
Final as built survey, instrument 4030356, OR 4241 PG 2737, recorded June 8, 2007, sheet 6 of 8 | The sealed elevation callouts proving every building is two stories, which is the basis of the milestone and reserve study exemption | Collier County Clerk of the Circuit Court and Comptroller | |
Rules and Regulations, instrument 5076488, OR 5114 PG 2307 | The pet rules, the vehicle rules, the signage prohibition, the fire sprinkler access requirement, the vacant unit inspection requirement and the amenity rules | Collier County Clerk of the Circuit Court and Comptroller | |
Amendment deleting and replacing Declaration section 12.7, instrument 5673250, OR 5599 PG 2085, recorded February 18, 2019 | The current parking covenant, the eleven prohibited vehicle categories and the towing and booting authority | Collier County Clerk of the Circuit Court and Comptroller | |
Notices of Commencement for the 2023 roof programme, including Building 18 | The thirty recorded notices naming the contractor and the tile to tile reroof scope | Collier County Clerk of the Circuit Court and Comptroller | |
Whippoorwill Pines PUD, Collier County Ordinance 2000-17, as listed on the county PUD Master List | The 29.54 acres, 180 units, 6.00 units per acre, 7.23 conservation acres and the closed out status | Collier County Planning and Zoning | |
Sunbiz corporate record for Mariposa at Whippoorwill Condominium Association, Inc., document N05000010409 | Formation date, status, registered agent and filing history, and proof that no master association exists | Florida Division of Corporations | |
FEMA FIRM panel 12021C0403J, effective February 8, 2024 | The effective flood map panel governing every address in this community | Federal Emergency Management Agency | |
FEMA National Flood Hazard Layer flood zone data | The Zone X, AE and AH boundaries we tested against all thirty building footprints | Federal Emergency Management Agency | |
FEMA list of Community Rating System eligible communities and class ratings | Collier County’s CRS Class 5 status and the discount structure inside and outside the hazard area | Federal Emergency Management Agency | |
Collier County certified assessment roll data files | The 180 parcel census, living areas, just values, homestead status and Save Our Homes differentials | Collier County Property Appraiser | |
Live 2025 Collier County tax bill for a Mariposa at Whippoorwill parcel | The ten ad valorem authorities, the 9.5058 total millage and the single $261.91 non ad valorem garbage line | Collier County Tax Collector | |
Florida Official List of Special Districts | The record showing no community development district exists for this community, with other Collier districts present as a control | Florida Commerce, Special District Accountability Program | |
Florida Statutes section 553.899 | The milestone inspection statute and its three habitable story threshold | The Florida Senate | |
Florida Statutes section 718.112 | The Structural Integrity Reserve Study requirement and its three story threshold | The Florida Senate | |
Florida Statutes section 718.116 | The assessment, lien and estoppel certificate framework that governs a sale here, since the documents add nothing to it | The Florida Senate | |
Florida Department of Business and Professional Regulation estoppel certificate fee schedule | The statutory caps on what an association may charge for an estoppel certificate | Florida Department of Business and Professional Regulation | |
Structural Integrity Reserve Study reporting database | The state reporting surface where this association does not appear, consistent with the two story exemption | Florida Department of Business and Professional Regulation | |
Collier County Public Schools attendance zone lookup | The current assigned elementary, middle and high school for any specific address | Collier County Public Schools | |
Florida Department of Education 2026 school grades results packet | The A grades and the grading scale behind them for Osceola Elementary, Pine Ridge Middle and Barron Collier High | Florida Department of Education | |
Collier County Floodplain Management frequently asked questions | The county’s own explanation of floodplain rules and Community Rating System participation | Collier County Community Planning and Resiliency | |
Florida Department of Transportation project record 445296-1 | The scope, cost and schedule of the diverging diamond interchange under construction at Exit 107 | Florida Department of Transportation | |
Collier County residential solid waste collection services | The collection day rules, cart rules and bulk item rules that apply at this address | Collier County Public Utilities |
Four documents a buyer will want are not public records and therefore are not linked above: the association’s current adopted budget with its reserve schedule, the most recent compiled financial statement, the master insurance declarations page, and the current assessment figure for 2026. Request all four from the association or through the estoppel certificate. Florida does not require budgets to be recorded and the state does not publish them, so no link exists to give.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
