Naples Park

If you are searching for the best realtor for Naples Park, whether you are ready to sell your Naples Park home or buy your next one, McGreevy and Comisar is the team Naples Park owners and buyers call first. Naples Park is a 1951 platted grid of 50 by 135 foot lots in unincorporated Collier County, roughly one mile inland from the Gulf, and it is the rare Naples neighborhood with no homeowners association at all. No POA. No master association. No CDD. No gate, no club, no architectural review board, no rental approval committee. What governs here instead is county zoning, the Florida Building Code, county code enforcement, and a drainage taxing unit that costs about four dollars a year on a million dollar assessment.

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

That single fact drives every question a Naples Park buyer or seller actually asks. What can I build on a 50 foot lot? Can I rent it short term? Why does my street flood? When does the county dig up my avenue? Is the house I am buying worth more torn down than standing? We answer all of it below, from the recorded plat, the Land Development Code, the certified assessment roll, the FEMA flood layer, and Collier County’s own project board. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in Sales.

Selling your Naples Park home? Call Jesse direct at (239) 898-6072. Buying in Naples Park? Call Marc at (239) 287-5873.

This page is long on purpose. Most agent pages about Naples Park recycle the same three sentences: 1950s subdivision, no HOA, walk to the beach. None of them tell you that 89.5 percent of Naples Park single family parcels are assessed with the dirt worth more than the house, that the neighborhood is a mosaic of three different flood zones rather than one, that the county commissioned a full revitalization plan in 2002 and then voted 5 to 0 to declare it dead, or that the utility program tearing up the avenues is a ten to twenty year condition of ownership with a published street by street schedule. We put all of it here, with sources, as proof of the expertise we bring to every Naples Park listing and every Naples Park purchase.

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

Why McGreevy and Comisar Are the Best Realtor for Naples Park

McGreevy and Comisar are the best realtor for Naples Park because Naples Park is not a community you can price off a ZIP code median. It is 3,201 parcels with no association, three land value tiers, three flood zones, a live county construction program and a teardown economy. We work it from the primary records.

If you are searching for the best listing agent for Naples Park, or the buyer’s agent who can tell you whether the house you are about to bid on is a home or a demolition permit waiting to happen, that is the work we do here. Naples Park rewards a specific kind of local knowledge: which avenues already received their full water, sewer and stormwater replacement and which are still on the pre 1988 secondary drainage system, which blocks sit inside the Special Flood Hazard Area and which do not, and what the Land Development Code actually allows on a single original lot versus two combined lots.

For Naples Park sellers: we price to what the parcel is, not to what the house is. In a neighborhood where the county’s own assessment roll puts the median land share of value at 69.5 percent, the pricing conversation is different from anywhere else in North Naples, and getting it wrong in either direction costs real money. our team has closed transactions across the Bonita Springs, Estero and Naples corridor for two decades, and we have represented owners on both sides of the teardown line, the ones selling a well kept 1970s house to a family and the ones selling a lot to a builder.

For Naples Park buyers: we will tell you the honest version. Which side of 104th Avenue North you are on changes your flood picture. Whether your street has been through Basin 101 changes what the next decade of your life on that block looks like. Whether you plan to renovate changes whether the 50 percent rule is a footnote or the single most important number in your budget. And whether you intend to rent the property short term changes which county ordinance you are living under.

Recent Naples Park track record, the last 12 months

Naples Park recorded 131 closed sales in the trailing twelve months to August 10, 2026, totaling $134,585,383 in dollar volume. Half of those homes went under contract inside 65 days, the average was 102 days, and sellers accepted an average of 92.9 percent of asking price. The highest sale closed at $3,437,500, the lowest at $342,800.

Source: Southwest Florida MLS Matrix, pulled August 10, 2026. Those are every closed sale in the Naples Park subdivision, the whole market rather than any one firm’s production. Every figure on this page traces to the same verified pull: in the last 12 months we read all 131 of those records line by line, confirmed all 131 sit inside ZIP 34108, and confirmed that no Naples Park record exists anywhere outside that ZIP code.

One honest limit. The report gives a median and an average time to contract. It does not publish a single fastest sale figure, so we do not quote one.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Selling your Naples Park home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Text or call, confidential conversations welcome.

Buying a home in Naples Park? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the parcel level read on flood zone, utility status and land versus improvement value before you write an offer.

McGreevy and Comisar is a top-reviewed Naples Park realtor and a top-reviewed North Naples realtor, with a long record of genuine five star client reviews.

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review

Key Takeaways

• Naples Park is 3,211 parcels, all of them in ZIP 34108: 2,700 single-family homes, 294 small multi-family buildings, 127 vacant lots and 90 commercial, condominium and civic parcels. We counted them from Collier County’s own 2026 preliminary tax roll rather than taking a ZIP-code figure, because ZIP 34108 also contains Pelican Bay and Vanderbilt Beach and their prices have nothing to do with a 50-foot lot.

• Almost one Naples Park house in four was built in the 2020s, and roughly 73 percent of everything built since 2015 replaced an older house rather than filling an empty lot. Only 494 pre-1980 homes are still standing, 18.3 percent of the stock.

• Naples Park values peaked in 2023 on two independent records and have fallen roughly a fifth to a quarter since. Recorded deeds put the median qualified sale at $1,050,000 in 2023 and $831,250 in the first half of 2026, down 20.8 percent. The county’s own assessed median peaked at $743,601 in 2023 and sits 25.9 percent lower on the 2026 preliminary roll. Buyers and the Property Appraiser, measuring separately, agree.

• The Naples Park flood map is being redrawn and the 90-day appeal window opened August 19, 2026. FEMA’s new maps target summer 2027 and carry new insurance requirements. If your zone changes, now is when to contest it.

• Fewer than four Naples Park houses in ten carry a homestead exemption (1,028 of 2,700, 38.1 percent), and a third of single-family owners have an out-of-state mailing address. A homesteaded owner pays a median $2,297 in property tax; a non-homesteaded owner pays $5,328.

• Naples Park has no homeowners association of any kind. No POA, no master HOA, no CDD, no architectural review, no rental approval. County zoning, the Florida Building Code and county code enforcement are the entire governance stack.

• The original lot is 50 feet by 135 feet, 6,750 square feet. It conforms on area under Collier County’s RMF-6 district and fails on width by ten feet, which makes nearly every original Naples Park lot a legal nonconforming lot of record.

• One single family home fits on one lot, and the buildable envelope is 35 feet by 90 feet under a 35 foot height limit, with no lot coverage cap and no floor area ratio cap. That is precisely why teardowns pencil here.

• 2,399 of 2,680 Naples Park single family parcels, 89.5 percent, carry an assessed land value equal to or greater than the assessed value of the house on it (Florida Department of Revenue 2025 certified roll). Assessed value is not market value, but the structural relationship is unmistakable.

• Naples Park is not one flood zone. By area it is roughly 66.6 percent shaded Zone X500, 26.7 percent Zone AE, and 6.6 percent unshaded Zone X, with zero Zone VE anywhere inside the grid. The AE band flips from the west side to the east side at about 104th Avenue North.

• Collier County commissioned a full community plan in 2002, received it in March 2003, and the Board of County Commissioners voted 5 to 0 on January 27, 2004 to consider the proposal dead after a mail survey of 2,779 property owners rejected every component.

• Basin 101, the county’s Public Utility Renewal program for Naples Park, is a ten to twenty year condition of ownership. Roughly half the avenues are done. 103rd and 104th Avenues North are next, budgeted at about $22.77 million.

• Naples Park is the highest volume subdivision in ZIP 34108, with 131 of the ZIP’s 680 closed sales in the last twelve months, 19.3 percent, across 121 subdivisions that transacted. Nearly one in five homes sold in 34108 last year was in Naples Park, at a median of $850,000 and $502 per square foot (Southwest Florida MLS Matrix, pulled August 10, 2026).

• The southwest corner of Naples Park is a 0.40 mile walk, roughly eight minutes, to the Vanderbilt Beach public access. The US 41 side is about 1.5 miles, roughly thirty minutes. Walkability varies by nearly a factor of four across a neighborhood one mile wide.

Table of Contents

Start here

• What Naples Park Actually Is

• Living in Naples Park as a Homebuyer

• The No HOA Reality: What Governs When Nothing Governs

Building, value and the teardown economy

• What You Can Actually Build on a 50-Foot Lot in Naples Park

• The Naples Park Teardown Economy, in Numbers

• Every Naples Park Parcel, Counted: What the 2026 County Roll Shows

• The Naples Park Market Snapshot: Closed Sales and Active Inventory

• How Naples Park Compares to the Rest of ZIP 34108

• The Community Plan Collier County Killed

• Taxes, Save Our Homes, and the Naples Park Teardown Trap

Water, drainage and construction

• Why Naples Park Streets Flood, and What Basin 101 Is Doing About It

• Is My Street Next? Basin 101 in Naples Park, Street by Street

• Naples Park Flood Zones, Block by Block

• The 50 Percent Rule, and What It Means Before You Renovate

• Hurricane Ian in Naples Park

Living here

• Can You Short-Term Rent a Home in Naples Park?

• The Walk to the Gulf: Naples Park Beaches and Parks

• Schools Serving Naples Park

• Daily Logistics in Naples Park: Transit, Groceries, and Healthcare

• The US 41 Business District in Naples Park Today

• What Is Coming: The Naples Park Civic Pipeline

• Honest Pros and Cons of Naples Park

Working with us

• Thinking of Selling Your Naples Park Home?

• Your Local Real Estate Experts for Naples Park

• Frequently Asked Questions: Naples Park Buyer Edition

• Frequently Asked Questions: Naples Park Seller Edition

• Sources and Authoritative References

• Downloadable Documents and Primary Records

What Naples Park Actually Is

Naples Park is a 1951 platted subdivision in unincorporated Collier County, Florida, laid out as a rectangular grid of numbered avenues from 91st Avenue North to 111th Avenue North between Vanderbilt Drive and Tamiami Trail North. Naples Park covers roughly 1.25 square miles, 3,201 tax parcels, and carries ZIP code 34108.

The recorded plat, unit by unit

Naples Park was not platted all at once. It was recorded in six units between 1951 and 1954, plus two early replats inside Unit 1. Every date below was read directly off the recorded plat sheet in the Collier County Clerk’s official records.

Who actually developed Naples Park

The dedicating owner of record on Units 1 through 6 is M.H. Davis Properties, Inc., a Florida corporation chartered on June 6, 1951 under document number 165414, with its principal office at P.O. Box 967, Fort Myers. The officers on the state corporate record are Milton H. Davis Sr. as president, Milton H. Davis Jr. as vice president, and F. E. DeMoya as secretary and treasurer, and those are the same three names that signed and were acknowledged on the plats themselves. That is a clean two source match between the State of Florida corporate record and the Collier County land record.

There is one genuine wrinkle in the single developer story. Block 1 of Unit No. 1 was separately subdivided in 1953 by Robert H. Whitney and Eleese Whitney, not by M.H. Davis Properties. The 1952 replat of part of Blocks 4 and 5 is worth knowing too: it broke the pure rectilinear grid with curved streets and a shared lake, and the plat note declares the lake to be “the common property of the abutting lot owners” that may not be filled without the consent of all of them.

What is not confirmable, and we will not print it

Two claims circulate widely about Naples Park’s origin: that the subdivision opened on November 4, 1951, and that lots originally sold from $149. Neither is confirmable from any authority source, so we do not publish either as fact. Searches of the Collier County Clerk’s recorded plats, the Library of Congress Chronicling America newspaper archive for 1949 through 1956, Florida Memory at the State Library and Archives of Florida, and the University of Florida Digital Collections returned nothing supporting them. The structural reason is simple: no Collier County newspaper of the 1951 era is digitized in Chronicling America. What is verified is the plat record above, and it is stronger anyway.

The rigorous way to test the $149 claim would be to pull early deeds out from M.H. Davis Properties to individual 1951 and 1952 buyers in the Clerk’s official records and compute the actual price from the documentary stamps. That work has not been done, so the figure stays out.

The lot, the legal description and the parcel census

• Original interior lot: 50 feet wide by 135 feet deep, 6,750 square feet, about 0.15 acre. End and corner lots run 55 feet wide, with irregular closing lots where a block does not divide evenly.

• The Collier County Property Appraiser still carries 6,750 square feet as the land unit on typical Naples Park parcels, and lists the acreage as 0.15.

• Avenue rights of way are 60 feet on the plat, with the pavement itself only about 18 feet wide and no curbs.

• Every plat reserves a utility easement over the rear 5 feet of all lots, widened to 10 feet on Vanderbilt Drive frontage and in Block 46 of Unit 6. That rear easement pattern is still the reason fences, sheds and landscaping get flagged along back lot lines.

• Naples Park parcels read on the tax roll in the form NAPLES PARK UNIT 2 BLK 17 LOT 6, and carry Property Appraiser subdivision codes 509200, 509500, 509800, 510100, 510400, 510700, 511000 and 511300.

• The Property Appraiser records the municipality on Naples Park parcels as UNINCORPORATED, Millage Area 68. Naples Park is not inside the City of Naples and pays no city millage.

The parcel census, and the population number people get wrong

A query of the Florida Department of Revenue 2025 certified assessment roll, filtered on legal descriptions beginning “NAPLES PARK,” returns 3,201 parcels, every one of them assessment year 2025 and ZIP 34108. Of those, 2,680 are single family, 299 are coded multifamily under ten units, and 133 are vacant residential.

The 2020 Census counts 5,092 residents in the Naples Park census designated place. You will see “about 10,000 residents” repeated in older material. That figure is not supported by the decennial count and we do not use it.

Thinking of buying in Naples Park? Call Marc at (239) 287-5873 and we will pull the parcel record, the flood zone and the utility status on any address before you write. Thinking of selling? Call Jesse at (239) 898-6072.

Living in Naples Park as a Homebuyer

Living in Naples Park means a walkable numbered grid of one story and two story houses roughly one mile from the Gulf, with no association telling you what to do and no association maintaining anything either. Naples Park buyers trade amenities, gates and uniformity for freedom, location and land value, and that trade is the whole decision.

The physical experience of the grid

The neighborhood is about 1.25 miles north to south by about 1.0 mile east to west. Avenues run east and west and are numbered 91st through 111th. Three north and south streets cross them: 6th Street North, 7th Street North and 8th Street North. Address blocks are easy to read once you know the rule. The 500 block sits between Vanderbilt Drive and 6th Street North, the 600 block between 6th and 7th, the 700 block between 7th and 8th, and the 800 block between 8th Street North and US 41. Higher house numbers are further east, further from the beach and closer to the highway.

Blocks are long in the east and west direction, roughly a quarter mile, which the county’s own 2003 consultant flagged as something that “hinders pedestrian activity, and permits automobiles to speed through the neighborhood unimpeded between blocks.” There are no sidewalks on the interior avenues. There are open drainage swales on both sides of most streets, which is why there are also very few street trees.

What the housing stock actually looks like

From the 2025 certified roll, across 3,051 improved parcels:

Four out of five houses in Naples Park were built before 2000, and nearly half before 1980. The single largest cohort is the 1970s at 1,191 homes, 39 percent of everything standing. One in five has already been replaced. Median living area has gone from 1,362 square feet in the 1950s stock to 2,527 square feet in the 2020s stock, on an identical median lot size of 6,750 square feet.

The practical consequence for a buyer walking a block is that you will see a 1972 ranch, a 2023 two story rebuild and a bare lot within a hundred yards of each other. There is no architectural review, so there is no visual consistency, and there never will be.

Who owns Naples Park

From the owner mailing address field on the 2025 roll, 1,033 of 3,201 parcels, 32.3 percent, carry an out of state or out of country owner mailing address. The largest non Florida groups are Illinois with 120, New York with 101, Canada with 88, Massachusetts with 83, Ohio with 80, New Jersey with 64 and Michigan with 55. Mailing address is not the same thing as residency, so treat that as a floor on absentee ownership rather than a measurement of it.

Occupancy has shifted hard toward seasonal use. Between the 2010 and 2020 Censuses, units classified “for seasonal, recreational, or occasional use” went from 338 to 738, an increase of 118.3 percent, and now represent 22.1 percent of all housing in the Naples Park census designated place.

The community association that is not an association

The Naples Park Area Association runs a clubhouse at 654 104th Avenue North and has since 1957. It is a voluntary 501(c)(3) civic and social club, registration CH82012, with monthly meetings from November through April open to anyone. It has no covenants, no architectural review, no assessment authority and no land use power. It is a membership club with a civic voice, and confusing it with an HOA is the single most common mistake made about this neighborhood.

Buying here? Call Marc at (239) 287-5873. Selling here? Call Jesse at (239) 898-6072.

The No HOA Reality: What Governs When Nothing Governs

Naples Park has no homeowners association, no property owners association, no master association, no community development district, no gate and no recorded architectural covenants. What governs Naples Park instead is Collier County’s RMF-6 zoning district, the Florida Building Code, Collier County code enforcement, and one small neighborhood drainage taxing unit.

The four things that actually govern

1. Zoning. Naples Park is zoned RMF-6, Residential Multi-Family-6, codified at Collier County Land Development Code section 2.03.02.B. Note the citation: many older documents cite RMF-6 at 2.03.01.D, which was correct before the residential districts were renumbered. LDC 2.03.01 is Agricultural Districts today.

2. The Florida Building Code, administered by Collier County Building Review, including the flood provisions that produce the 50 percent rule discussed further down this page.

3. Collier County Code Enforcement, which is the only mechanism you have if a neighbor’s property condition or conduct becomes a problem.

4. The Naples Park Area Drainage Improvement Municipal Service Taxing and Benefit Unit, created by Ordinance 86-37 in July 1986 and amended by Ordinance 95-44 on July 18, 1995.

What the drainage taxing unit costs, and why it is not what people assume

The unit’s FY 2026 millage is 0.0041 mills, which produces about $11,786 a year in total. On a property with a $1,000,000 taxable value that is $4.10 per year. It is a rounding error on the tax bill, not a carrying cost.

There are three things worth knowing about it that almost nobody publishes.

• Its boundary is not the neighborhood. The ordinance recites all eight Naples Park plats and then also takes in Unit No. 2 and Unit No. 3 of Conner’s Vanderbilt Beach Estates in their entirety, extends south past 91st Avenue to the north right of way of Vanderbilt Beach Road, and reaches west of Vanderbilt Drive into Section 32. The drainage district a Naples Park owner pays into is a larger and different area than Naples Park.

• There is no advisory committee and no resident seat. The ordinance names the Board of County Commissioners as the governing board, full stop. Collier County’s own advisory board roster and its Public Transit and Neighborhood Enhancement list of MSTUs with advisory committees both omit it. Naples Park has no HOA and no neighborhood body governing the drainage district either.

• The millage is trivial today because the money already ran through it. The 2003 county consultant report documents the 1990s assessment in detail: total construction cost of about $3 million, with most Naples Park lots paying $627, lots near 8th Street paying $1,087, lots between 91st and 92nd Avenues paying $877, Beach Walk condominium units paying $86 each, and the Pavilion shopping center paying $236,729. Twenty year bonds were issued and repaid. The millage fell from 0.0057 in 2018 to 0.0041 by 2023 and has held there.

The only Naples Park specific rules Collier County has ever written are about drainage pipe

This is a genuinely surprising finding, and it is verifiable. A full text search of the Collier County Land Development Code for “Naples Park” returns exactly one hit, and it is in Appendix F, the list of PUD ordinances. The string “Naples Park” appears zero times in LDC Chapter 2, which contains both the residential districts and all seventeen of the county’s overlay zoning districts. There is no Naples Park overlay and no Naples Park zoning district.

A full text search of the Code of Ordinances returns fifteen hits, and they are all drainage and right of way:

• Ordinance 98-1, the Collier County Swale and Culvert Ordinance for Naples Park, codified at sections 110-41 through 110-49. It contains a legal definition of Naples Park as the rectangle bounded by the centerlines of 111th Avenue on the north, US 41 on the east, 91st Avenue on the south and Vanderbilt Drive on the west. Note that this is a different boundary from the MSTBU ordinance. Two county ordinances, two different Naples Parks.

• Ordinances 91-24, 94-2 and 95-79, the predecessor moratoria prohibiting conversion of swales to culverts.

• Ordinance 2003-58, which prohibits swale enclosure countywide, except for Naples Park. Naples Park is the sole countywide exception.

• Ordinance 2010-19, genuinely Naples Park specific, which sets block by block minimum culvert pipe sizes from 15 inches to 30 inches across the entire grid and marks most blocks of 111th Avenue North and 8th Street North “No new swale enclosures allowed.”

In seventy five years, the only regulation Collier County has ever written specifically for Naples Park is about drainage pipe. There has never been a Naples Park land use ordinance.

Code enforcement is the governance substitute, and it is not anonymous

With no HOA and no covenants, Collier County Code Enforcement is the only thing standing between a Naples Park owner and a neighbor’s conduct. Three things a buyer should know.

• You cannot file anonymously. Since July 2021, Florida Statutes section 162.06(1)(b) has barred a code inspector from initiating enforcement proceedings on an anonymous complaint. A person reporting a violation must provide name and address before an enforcement proceeding may occur. There is a narrow exception where the inspector has reason to believe there is an imminent threat to public health, safety or welfare. Collier County also asks for a phone number, which is a county addition rather than a statutory requirement.

• Fines become recorded liens. Under Collier County Code of Ordinances Chapter 2, Article IX, section 2-2030, the Code Enforcement Board or Special Magistrate may impose a fine up to $1,000 per day per violation, up to $5,000 per day for a repeat violation, and up to $15,000 for a violation found irreparable or irreversible. A certified copy of that order recorded in the public records “shall constitute a lien against the land on which the violation occurred or exists, and upon any other real or personal property owned by the Violator.” In a neighborhood with older, frequently altered and sometimes unpermitted structures, run the lien search.

• There is a standing public forum, and it is the closest thing Naples Park has to an HOA meeting. Collier County Code Enforcement holds a North Naples District Community Task Force meeting on the third Wednesday of every other month at 9:00 a.m. in Conference Room A at North Collier Regional Park. Code Enforcement can be reached at (239) 252-2440. Collier County publishes no district boundary map, so confirm that Naples Park sits in the North Naples district when you call.

What you can and cannot do to your yard

The absence of an HOA is not the absence of rules. Three that catch Naples Park owners out:

• Front yard parking is capped. LDC 4.05.03 limits the designated parking area to 40 percent of any required front yard for a single family home and 50 percent for a two family structure, and it must be a stabilized surface. No other portion of a front yard may be used to park or store automobiles, including the right of way outside the driveway. Note the measurement basis: it is a percentage of the required front yard, not of lot width.

• You cannot simply fill and pipe your swale. A condition of the original state Department of Environmental Regulation permit for the primary drainage work required the county to adopt a permanent prohibition on filling and piping the roadside swales, because the swales are the only water quality treatment element in the system. That prohibition is Ordinance 98-1, and Ordinance 2010-19 sets the pipe sizes where enclosure is allowed at all.

• A guest house is effectively impossible. See the build section below. Collier County requires a full acre for a guesthouse. A Naples Park lot is 6,750 square feet.

What You Can Actually Build on a 50-Foot Lot in Naples Park

On one Naples Park lot you can build one single family home, inside a buildable envelope of 35 feet by 90 feet, a 3,150 square foot maximum footprint, under a 35 foot height limit, with no lot coverage cap and no floor area ratio cap. You cannot build a duplex on one lot. Two combined lots change the answer.

Nobody in this market answers this question from the code. We will. Every figure below comes from the Collier County Land Development Code, with the arithmetic shown so you can check it.

Step one: your lot conforms on area and fails on width

That one line is the whole story of Naples Park zoning. The 1951 plat’s 50 foot lot is ten feet narrower than the minimum width of a countywide zoning district that was mapped over it decades later. That makes essentially every original single Naples Park lot a legal nonconforming lot of record, which means the provision that actually governs your parcel is not the base dimensional table, it is LDC 9.03.03 A.

Note that LDC 9.03.03 A.1 expressly carves RMF-6 out of the general setback relief given to nonconforming lots. A nonconforming Naples Park lot does not get to borrow a friendlier district’s setbacks. It stays on the RMF-6 numbers.

Step two: what one lot gets you

LDC 9.03.03 A.6 states, in full: “A single family dwelling unit may be constructed on any legal non-conforming lot of record provided an agreement for deed or deed was recorded prior to January 5, 1982 to establish the lot.” Naples Park was platted in 1951, so original lots clear that condition, though the legal test is the recorded deed or agreement for deed rather than the plat date, and it should be checked parcel by parcel.

Here is the envelope, from LDC 4.02.01 A, Tables 1, 2 and 2.1:

Read those three rows together, because they are the causal engine of the entire Naples Park teardown economy. The code caps the shape of the box and does not cap the volume of house you put inside it. There is no maximum building coverage. There is no floor area ratio. The word “impervious” does not appear anywhere in LDC 4.02.01, and the 60 percent open space requirement at 4.02.01 B.1 expressly does not apply to individual single family lots under 2.5 acres, which is every lot in Naples Park. A 35 by 90 footprint at 35 feet of height is a very large house.

Two caveats to carry with those numbers. The 7.5 foot side setback is the non waterfront figure, which is the normal Naples Park case; waterfront lots get 10 feet. And this is a geometric maximum before drainage, stormwater, driveway, utility easement and Florida Building Code constraints bite.

Step three: why a duplex does not fit on one lot

The nonconforming lot relief at 9.03.03 A.6 is the only route to a duplex on a substandard lot, and it sets a hard floor of 9,750 square feet. A single Naples Park lot is 3,000 square feet short. There is no route to a duplex on one original Naples Park lot as of right. If someone tells you otherwise, ask them for the code section.

Step four: what changes when you combine two lots

A combined site is 100 feet by 135 feet, 13,500 square feet.

Three points a buyer or a builder should take from that table.

• Combining two lots makes the site conforming and unlocks a duplex as of right. That is the single biggest change and it is the reason lot assembly happens here at all.

• The ceiling on two lots is two units, not three. Collier County Staff Clarification SC 06-04, dated December 1, 2006, tells staff to divide the total lot area of combined conforming lots by 7,260 square feet. 13,500 divided by 7,260 is 1.86, which rounds to 2. The three unit lot area test independently requires 16,500 square feet, which 13,500 does not meet. Three combined lots, 20,250 square feet, is the threshold for a third unit.

• Combination is reversible, but only up to a point. Under LDC 9.03.03 A.4, combining adjacent nonconforming lots under a single folio for tax purposes does not permanently destroy the original legal lots; they can be severed back to their original legal descriptions. The point of no return is recording a unified legal description and obtaining an approved development permit for the unified parcel. After that, the property cannot be split again except as the code then allows.

Step five: the guest house question, answered

LDC 5.03.03 D.1 requires a minimum lot area of 43,560 square feet, exactly one acre, for a guesthouse, and D.2 requires a minimum lot width of 105 feet.

It would take seven contiguous original Naples Park lots, an entire half block and 350 feet of frontage, to reach the one acre minimum for a guesthouse. That is not a realistic assembly. And even then, LDC 5.03.03 B states plainly that “Leasing or renting a guest accommodation facility shall constitute a violation of this LDC.” Subsection C closes the obvious workaround by declaring that renting the main house while the owner occupies the guesthouse is “the unlawful utilization of single-family zoned property for two-family dwelling purposes.”

If anyone has told you that you can add a rentable casita or income suite on a Naples Park lot, the code does not permit it, on two independent grounds.

The second kitchen rule matters here too. LDC 4.01.02 limits a dwelling unit under 2,500 square feet of living area to one primary kitchen. A dwelling of 2,500 square feet or more may have a secondary kitchen, but only if all rooms are internally accessible and the secondary kitchen is reachable only through the main dwelling unit. That is the line between a legal second kitchen in a large rebuild and an illegal second dwelling.

The disclaimer this section requires

This is a reading of the published Collier County Land Development Code, not a zoning determination. Lot specific outcomes depend on the recorded deed date, the Property Appraiser folio configuration, easements, drainage and stormwater review, and current staff interpretation. For a determination on a specific Naples Park parcel, contact Collier County Zoning at the Growth Management Community Development Department, 2800 North Horseshoe Drive, Naples, FL 34104, (239) 252-2400.

Buying a Naples Park lot to build on? Call Marc at (239) 287-5873 before you write the offer and we will walk the code with you parcel by parcel. Selling a Naples Park lot to a builder? Call Jesse at (239) 898-6072. Knowing what the buyer can build is the whole of the pricing conversation.

The Naples Park Teardown Economy, in Numbers

In Naples Park, 2,399 of 2,680 single family parcels, 89.5 percent, carry an assessed land value at or above the assessed value of the house standing on it. The median Naples Park single family parcel is assessed at $646,417 of just value, of which $438,750, or 69.5 percent, is dirt. That is the teardown mechanism stated as arithmetic.

Assessed value is not market value. Florida just value is the Property Appraiser’s January 1 opinion of value for taxation, produced by mass appraisal rather than by individual inspection. These figures prove a structural relationship between dirt and structure across an entire neighborhood. They do not price any individual house. We will repeat that caution wherever assessment figures appear on this page.

Where these numbers come from

Every parcel figure in this section comes from the Florida Department of Revenue 2025 certified real property assessment roll, the NAL file, which is the Collier County Property Appraiser’s own data delivered in bulk and published by the Florida Geographic Information Office. It is not a brokerage source, not a listing portal, and not a third party aggregator. There is no sampling here. This is a census of all 3,201 Naples Park parcels, selected by legal description beginning “NAPLES PARK” and confirmed against a geographic envelope over the platted grid. All 3,201 returned assessment year 2025 and ZIP 34108.

Improvement value is not a field on the Florida NAL layout, so it is reconstructed as just value minus land value minus special feature value. That is arithmetically exact by the definition of just value, and it is labeled as derived wherever it appears.

The whole neighborhood, in one table

Two thirds of the total assessed wealth of Naples Park is dirt. One third is buildings.

Single family only, the cleanest cut

The contrast that tells the whole story

Grouped by the year the house was built, single family only, every parcel in the neighborhood:

Read the first row against the last. A 1950s Naples Park house sits on land assessed at $412,425 and is itself assessed at $70,729. The dirt is worth 5.8 times the house, and all 64 of them have land value at or above improvement value. A 2020s rebuild sits on the same land value schedule, a median $438,750, while the structure is assessed at $654,632. Only 7 of 151 still have land at or above improvement.

Land value in Naples Park is a constant. The only variable is what is standing on it. When the constant is $438,750 and the variable is $70,000, demolition is the rational economic act. That is not a sales argument. It is the tax roll.

A corroborating cut. Improvement value per square foot of living area, derived, single family: $54 in the 1950s stock, $62 in the 1960s, $69 in the 1970s, $91 in the 1980s, $113 in the 1990s, $128 in the 2000s, $180 in the 2010s and $251 in the 2020s. The tax roll values a 1970s Naples Park house at sixty nine dollars per square foot of living space. Replacement construction cost in Collier County is a multiple of that. A structure carried at $69 per foot is, in assessment terms, close to salvage.

The land schedule, published in effect

Land value in Naples Park is not appraised lot by lot. On the 1,819 single family parcels that are exactly one platted 6,750 square foot lot, the land value field takes only a handful of values:

Three tiers, $52, $65 and $78 per square foot, cover 1,816 of 1,819 single lot single family parcels, 99.8 percent. Across all 2,680 single family parcels the range runs from $22.50 at the low end to $95.00 at the high end, with a median of $65.00.

The blunt version: the Property Appraiser has effectively published a price per square foot of Naples Park dirt, and it is $52 to $78 per square foot, or roughly $351,000 to $526,500 for a bare 50 by 135 lot at assessed value. Assessed value is not market value. But every buyer in the neighborhood is paying for that dirt regardless of what is on it. The tiers almost certainly track distance from the Gulf, though that has not been confirmed against a map and we are not going to assert it.

The correction: modern rebuilds do not combine lots

It is widely assumed that the modern Naples Park rebuild is two 50 foot lots combined into one 100 foot building site. The tax roll does not support that, and it actively contradicts it.

Double lot parcels are more common under the oldest houses, 15.6 percent of 1950s stock and 19.3 percent of 1960s stock, than under the newest, 4.6 percent of 2020s stock. Across the whole neighborhood, only 330 of 3,201 parcels, 10.3 percent, are 13,000 square feet or larger, and 1,983 parcels, 61.9 percent, are exactly one platted lot.

The dominant modern Naples Park rebuild is one new house on one original 50 by 135 lot. What changed is not the lot. It is the box on it: median living area went from 1,362 square feet in the 1950s to 2,527 square feet in the 2020s, an 86 percent increase on an identical footprint of land. That is the geometry of the redevelopment, and it explains a great deal about the drainage complaints in the next section.

One honest caveat. The tax roll shows the current parcel, not its history. If a builder buys two adjacent lots and keeps them as two tax parcels while building one house across the line, this method will not see it. That undercount is real and cannot be sized from this dataset.

The rebuild pace, and the vacant lots

New single family homes by year built, from the 2025 roll: 27 in 2015, 22 in 2016, 15 in 2017, 9 in 2018, 22 in 2019, 18 in 2020, 19 in 2021, 31 in 2022, 53 in 2023 and 30 in 2024. Treat 2024 as incomplete, because the roll has a January 1, 2025 valuation date, and 2025 does not appear at all.

In a subdivision with no remaining greenfield land, every one of those is either a rebuild on a demolished lot or a fill in on one of the small number of never built lots.

And then there are the vacant lots. The roll carries 133 parcels coded vacant residential, 4.2 percent of everything, inside a 1951 subdivision that has been essentially fully built out for fifty years. Median just value $473,356, all of it land. Fifty four of them are exactly one platted lot, sixteen are exactly two. Twenty seven sold in 2024 and six in 2025. A fifty year old built out neighborhood does not produce 133 vacant lots by accident. On the 2026 preliminary roll that count is 127, six fewer, which is the vacant inventory being consumed in real time.

How many new homes are actually being built in Naples Park?

Naples Park completed 906 new single-family homes between 2015 and 2025, and 618 of them went up in the 2020s alone. Year by year, from the county roll: 56 in 2015, 58 in 2016, 45 in 2017, 70 in 2018, 59 in 2019, 74 in 2020, 110 in 2021, 119 in 2022, 146 in 2023, the peak year, 89 in 2024 and 80 in 2025.

An earlier version of this page declined to publish a figure here, because a defensible count of building and demolition permits could not be obtained. We have since answered the question a better way. A permit is an intention and a completion is a house, and the Property Appraiser records the year every standing structure was built. Counting completions from the tax roll sidesteps the permit portal entirely and produces a number that can be checked. The permit-portal obstacles are still real and still worth knowing about, so they are recorded below.

Collier County Growth Management’s CityView public portal is a per parcel lookup, not a query tool. There is no search by area, ZIP, subdivision, date range or permit type, no export and no report. The permit locator is gated behind a BotDetect CAPTCHA. The portal returns HTTP 406 to non browser clients. And Collier County’s ArcGIS open data organization, 143 published items, contains no permit or demolition layer of any kind. The archive itself goes back to 2011, fifteen years, which is deeper than commonly believed, but it is only reachable one parcel at a time.

The correct route to a real number is a Florida Chapter 119 public records request to Collier County Growth Management Department Customer Service at (239) 252-2400, asking for a tabular export of all building and demolition permit records issued since 2011 for properties whose legal description begins “NAPLES PARK,” with permit number, type, issue date, folio, address, work description, declared valuation, contractor and status. Counties routinely fill that request.

The substitute measure that does work

The Property Appraiser records the same physical events the permit office does, because it has to value them. The roll carries a field for the value of improvements deleted in the current assessment year.

Those 20 parcels are the Naples Park teardown, one assessment year, on the public record. A representative selection, with the deleted improvement value and the recorded sale that preceded it. Sale prices below come from the Florida Department of Revenue Sale Data File, built from recorded deeds and documentary stamps, not from any listing source.

Read one row. 756 108th Avenue North was purchased in 2024 for $480,000. The house on it was assessed at $89,419. The house is gone and the parcel now sits on the 2025 roll as vacant land. The buyer paid nothing for the building. The building was an obstacle.

Stated carefully, confirmed whole structure demolitions captured on one assessment roll run 20 to 28, which against 3,051 improved parcels is an annual teardown rate of roughly 0.7 to 0.9 percent of the standing housing stock. New single family completions ran 18 to 53 a year across 2020 through 2024. Standing vacant residential inventory at the assessment date was 133 parcels, roughly four to six years of pipeline at the observed rate. These are Appraiser derived figures, not permit counts, and they will undercount. Treat them as a floor.

Thinking about buying or selling in Naples Park?

Everything above is why Naples Park rewards a specialist over a generalist. On the median single-family parcel here the land carries 75.6 percent of the total assessed value, so the same house can be a renovation candidate to one buyer and a teardown lot to the next, and those two buyers price it hundreds of thousands of dollars apart. That is not a call worth making from a portal estimate.

If you own here, start with what your Naples Park home is worth today, then read how we sell Naples Park homes, including how we price a house whose value sits mostly in the dirt. If you are buying, see how we represent buyers in Naples Park, and we will tell you which avenues are already rebuilt, which are still waiting on drainage work, and what each of those does to the offer you should write.

Why the population fell while the housing did not

Naples Park’s census population fell 14.7 percent between 2010 and 2020, from 5,967 to 5,092. The common explanation is that teardown consolidation removed houses. That is refuted by the census itself.

The housing unit count went up by 47. If consolidation were removing houses at scale, it would have gone down.

What did happen is that seasonal and occasional use units nearly doubled, from 338 to 738, and now represent 22.1 percent of all housing in the place. Roughly seven tenths of the population decline is simply that 264 dwellings stopped having anyone living in them year round; the remaining three tenths is that the households which stayed got smaller.

And here is the finding almost nobody has noticed: 253 of the 264 households Naples Park lost, 95.8 percent, were renters. Owner occupancy did not move, down eleven households in a decade. The neighborhood did not lose homeowners. It lost its long term rental population, and those units became second homes. In 2010 occupied housing split 52.5 percent owner to 47.5 percent renter. By 2020 it was 58.0 percent to 42.0 percent.

One honest limit. The Census has no short term rental category, so it cannot tell you how many of those 400 additional occasional use units are nightly rentals versus plain second homes. “For rent” actually fell over the decade, from 164 to 118. Do not let anyone convert this data into a short term rental claim, ours included. The authoritative route to that number is a records request for Collier County’s short term vacation rental registrations in ZIP 34108.

Every Naples Park Parcel, Counted: What the 2026 County Roll Shows

Naples Park contains 3,211 parcels, and every one of them sits in ZIP 34108. Of those, 2,700 are single-family homes, 294 are small multi-family buildings under ten units, 127 are vacant residential lots, and the remaining 90 are commercial, condominium, church and civic parcels concentrated along the Tamiami Trail frontage. Those counts are not estimates and they are not scraped from a listing portal. They were computed parcel by parcel from Collier County Property Appraiser bulk tax roll files, 2026 preliminary roll, published 2026-08-29. Where this page cites 2,680 single-family parcels rather than 2,700, that is the Florida Department of Revenue certified extract for 2025; the 20-parcel difference is the year and the filing, not a counting dispute.

How the boundary was drawn, and why it matters

Most published statistics about Naples Park are really statistics about ZIP 34108, which also contains Pelican Bay, Pelican Marsh, Vanderbilt Beach and several gated communities whose prices have nothing to do with a 50-foot lot. We drew the boundary the way the county records it: a parcel is in Naples Park when its recorded legal description names Naples Park, which resolves to platted Units 1 through 6 plus the Unit 1 Replat of Blocks 4 and 5. The result is 3,211 parcels and all 3,211 fall inside ZIP 34108. We did not use the ZIP code to select them, so that unanimity is an independent check that the boundary is right.

Two places were deliberately excluded because their names merely begin the same way. Naples Parkwood Club, a 24-unit condominium, sits at 5665 Whitaker Road in ZIP 34112. Naples Parkway, a seven-unit condominium, sits at 4536 Golden Gate Parkway in ZIP 34116. Neither is in Naples Park, and a name search alone would have pulled both in. Naples Park Condominiums at 821 99th Avenue North is inside the grid and is included.

How old is the Naples Park housing stock?

Dated by the newest structure standing on each single-family parcel:

Read the bottom row first. Almost one Naples Park house in four was built in the 2020s. Only 494 homes built before 1980 are still standing, 18.3 percent of the stock, in a neighborhood platted in the 1950s. The old Naples Park is being replaced faster than most buyers understand, and the pace is measurable rather than anecdotal.

How many new Naples Park homes replaced an older house?

For every home completed in 2015 or later, the county records whether the parcel last sold as improved land with a house on it, or as a vacant lot. That single field separates a teardown from an infill build, and it turns the teardown story from an impression into a count.

Roughly 73 percent of new Naples Park houses since 2015 replaced an older house. Only 127 vacant residential lots are left in the entire grid, which is the ceiling on any building that does not start with a demolition.

Why Naples Park houses get replaced instead of renovated

Across all 2,700 single-family parcels on the 2026 preliminary roll, the median share of total assessed value carried by the land alone is 75.6 percent. The median land value is $391,500, the median total just value is $551,134, and the median improvement value, meaning the house itself, is $134,328.

Elsewhere on this page you will see a median land share of 69.5 percent and a median just value of $646,417. That is the 2025 certified roll, and both figures are correct. They describe different tax years, not a disagreement. We checked them against each other rather than leaving you to notice: pulled from Collier’s own multi-year value history, the 2025 certified median land value is $438,750 and the median land share is 69.5 percent, which matches the certified-roll figures on this page exactly. Whenever this page gives an assessed number, it names the roll year it came from.

On roughly two-thirds of Naples Park single-family parcels the dirt is worth 70 percent or more of the whole property. That is the entire teardown mechanism in one number, and it is why a Naples Park listing has to be priced against what the lot will support rather than against what the house cost to build.

Six years of Naples Park assessed values, and what they confirm

Because Collier publishes value history, the same 2,700 single-family parcels can be tracked across six tax years under one consistent methodology. This is not six different studies stitched together, it is one parcel set measured six times.

Assessed value in Naples Park peaked on the 2023 certified roll at a median of $743,601 and the 2026 preliminary roll sits 25.9 percent below it. Between 2021 and 2023 the median more than doubled.

Here is why that table is worth more than either number on its own. The sale-price series further down this page is built from recorded deeds, and it peaks in 2023 at a median of $1,050,000 before falling 20.8 percent to $831,250 in the first half of 2026. The assessed-value series above is built from the Property Appraiser’s independent annual valuation of the same houses. Two completely separate records, one made by buyers and sellers and one made by the county, put the top of the Naples Park market in the same year and agree on a decline of roughly a fifth to a quarter since. When two independent measurements land in the same place, the finding is a good deal more trustworthy than either measurement by itself.

The land-share column also moves in a way worth understanding, because it does not move the way a buyer expects. It fell from 81.6 percent in 2023 to 69.5 percent in 2025 and then rose again to 75.6 percent in 2026. Land share is a ratio, so it climbs when land holds value better than structures and falls when the reverse happens. It is a statement about the relationship between dirt and house, never a statement about the direction of prices.

What does a rebuilt Naples Park house actually buy?

A house built since 2015 is about 39 percent larger under air than one built before 1980 and carries roughly three times the improvement value, on the same lot. The median single-family lot measures 0.150 acres, or 6,534 square feet. The original platted Naples Park lot is 50 by 135 feet, 6,750 square feet, and county acreage is recorded to two decimal places, so a 0.15 acre median is exactly what that plat looks like once it is rounded. The county roll and the plat agree without being asked to.

How many Naples Park homes are actually homesteaded?

Of the 2,700 single-family parcels, 1,028 carry a homestead exemption, which is 38.1 percent. A further measure, the Save Our Homes assessment benefit, appears on 838 parcels, or 31.0 percent. Owner mailing addresses are in Florida for 1,809 of those parcels, 67.0 percent, and outside Florida for 891, or 33.0 percent. The largest out-of-state groups are Illinois at 114 owners, New York at 84, Ohio at 71, Massachusetts at 71, New Jersey at 63, Ontario at 54, Michigan at 45 and Pennsylvania at 43.

Earlier on this page an out-of-state share of 32.3 percent appears, taken from 1,033 of 3,201 parcels. Both numbers are right and they answer different questions. That one covers every parcel type on the 2025 certified roll, including condominiums and commercial; this one covers single-family homes only on the 2026 preliminary roll. The parcel totals differ for the same reason, 3,201 on the 2025 certified roll against 3,211 on the 2026 preliminary roll, a ten-parcel difference produced by splits and new records between the two filings rather than by a counting dispute. Mailing address is a floor on absentee ownership, not a measurement of it; the homestead figure is the stronger signal because it is a legal status a county has granted rather than an address someone chose.

Fewer than four Naples Park houses in ten are a permanent Florida resident’s homesteaded home. This does not measure short-term rentals and should never be read as if it did. What it establishes is a ceiling: at most about 62 percent of the single-family stock is something other than an owner-occupied primary residence, a category that covers seasonal second homes, annual rentals, short-term rentals, trusts and companies, and houses sold recently enough that no exemption has been filed yet.

What do Naples Park owners actually pay in property tax?

On the 2026 preliminary roll the median total tax bill across all single-family parcels is $4,776. Split by exemption status, the median where a homestead exemption is on file is $2,297, and the median where it is not is $5,328, about 2.3 times as much. That gap is the homestead exemption and Save Our Homes doing their work, and it is the single number a seasonal owner should look at before deciding whether to make Naples Park their permanent residence.

The Naples Park Market Snapshot: Closed Sales and Active Inventory

Naples Park closed 131 sales in the twelve months to August 10, 2026, at a median of $850,000 and $502 per square foot, while 80 Naples Park homes sit active today at a median asking price of $982,500. At 7.3 months of supply, Naples Park is a buyer’s market by the conventional six month line.

Everything in this section comes from one source, Southwest Florida MLS Matrix, pulled August 10, 2026, for the Naples Park subdivision in ZIP code 34108. This is where the teardown economy on the assessment roll becomes visible in actual transactions.

What Naples Park homes actually sold for

The spread is the story. A neighborhood where the highest sale is ten times the lowest, and the highest price per square foot is more than five times the lowest, is not one market. It is two, running at the same time on the same 6,750 square foot lots.

What is on the market in Naples Park right now

Closed versus active, the read that matters

Months of supply: 80 active listings divided by 131 closings spread over twelve months is 7.3 months of supply. That is above the six month line conventionally used to separate a seller’s market from a buyer’s market, and it is the single most useful number in this section for anyone deciding whether to list now or buy now in Naples Park.

Read the third column carefully, because it is a market condition signal and not a price claim. The 24.5 percent figure is the gap between what current sellers are ASKING and what recent sellers actually GOT. It is not a premium, a discount or a value. Asking prices measure what sellers hope for and which homes happen to be standing unsold, which is why active listings skew older and larger. Every premium, discount and comparison anywhere on this page is derived from closed sales only. If an agent quotes you an asking-price statistic as a value, ask them for the closings.

The teardown market is visible in the price per square foot spread

Split those 131 closings in half at the median price per square foot and the two halves look like different neighborhoods.

The two halves differ by 62 percent on price per square foot and by only 15 percent on size. That is not a size premium. It is a condition and vintage premium, and it is the transaction level proof of the same thing the assessment roll shows: the identical 6,750 square foot lot trades at $420 or at $680 per foot depending on whether the buyer is purchasing a house or purchasing dirt. In the same year, in the same subdivision, 25 sales closed under $600,000 and 21 closed above $1.5 million.

Naples Park sales by avenue

Of the 131 closings, 124 were on the numbered avenues and 7 on numbered streets or Vanderbilt Drive. The table below is a distribution, published so you can see where your own block sits in the range.

Do not over read this table, and be suspicious of anyone who does. Every cell is built on between 1 and 11 sales. A single unusual house moves an avenue’s median by hundreds of thousands of dollars, and one avenue shown here has exactly one sale behind it. No avenue in Naples Park is “better” than another on the strength of three to six transactions, and we are not going to tell you one is. The honest reading of the distribution is broad: the south end, 91st through 99th, carries a modestly higher median than the north end, 105th through 110th.

One correlation is worth naming once and then leaving alone. 104th Avenue North shows the fastest median time to contract in the table at 13 days, and 104th Avenue North is also the driest avenue in the grid, shaded Zone X500 across its full width with no Zone AE band anywhere on it. Five sales cannot establish that the first fact is caused by the second. Treat it as an observation that is consistent with what buyers say they care about, not as evidence that flood zone drives marketability.

How this data was pulled, and why you can check it

• Source and date. Southwest Florida MLS Matrix, residential closed and active statuses, Naples Park subdivision, ZIP code 34108, pulled August 10, 2026.

• Every row verified. All 131 closed records read line by line: 131 of 131 carry city Naples, 131 of 131 carry the Naples Park subdivision name, and 131 of 131 sit inside ZIP 34108.

• Proven complete, not just consistent. The same query run with the ZIP filter removed still returned 131 records, so no Naples Park record exists outside ZIP 34108 and there is no name collision anywhere in the Southwest Florida market.

• Sanity checked against the parcel census. 131 closings against 2,680 single family parcels is a 4.9 percent annual turnover rate, which is what a stable owner occupied neighborhood looks like.

• Aggregates only. We publish derived aggregates rather than individual listing records, which is what MLS rules permit us to redistribute.

• A four record robustness check. Four of the 131 are sold data entry records rather than full MLS listings. The median sold price is $850,000 whether those four are included or excluded, so they distort nothing.

Want the version of this that applies to your specific address rather than to the whole grid? Sellers, call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873.

How Naples Park Compares to the Rest of ZIP 34108

Naples Park is the highest volume subdivision in ZIP 34108, accounting for 131 of the 680 homes sold there in the last year, 19.3 percent, across 121 subdivisions that transacted. Naples Park also trades at roughly half the price per square foot of Conners directly across Vanderbilt Drive, $502 against $1,024, a ratio of 2.04 to one.

ZIP 34108 is one of the most expensive ZIP codes in Florida. It contains Pelican Bay, Bay Colony, Pine Ridge and the beachfront towers on Gulf Shore Drive. Naples Park sits inside that ZIP code and behaves nothing like the rest of it, which is the single most useful thing a buyer or seller here can understand. All figures below come from one query, Southwest Florida MLS Matrix, pulled August 10, 2026, covering every closed sale in ZIP 34108 for the trailing twelve months.

Naples Park is the highest volume subdivision in its ZIP code

Of the 680 homes that closed in ZIP 34108 in the trailing twelve months, 131 were in Naples Park. That is 19.3 percent of the entire ZIP code out of 121 subdivisions that recorded at least one sale, and it is nearly five times the count of the next busiest subdivision, Pine Ridge at 27. Nearly one in five homes sold in 34108 last year was a Naples Park home.

That matters in practice for two reasons. For a seller, it means genuine comparable sales exist here, which is rare in a market where a luxury subdivision may produce eight sales a year and every one of them is arguable. For a buyer, it means Naples Park is the liquid part of an illiquid ZIP code: more choice going in, and a real market going out.

Naples Park against Conners, directly across Vanderbilt Drive

Conners at Vanderbilt Beach sits immediately west of Naples Park, on the far side of Vanderbilt Drive. It is the closest possible comparison, and it is the cleanest illustration of what the grid actually costs.

Cross one street and the price per square foot doubles. Pine Ridge, the other benchmark most often quoted against Naples Park, is $1,060 per square foot, a multiple of 2.11 times. Those two ratios are derived from closed sales in both subdivisions, not from asking prices.

Naples Park against the rest of the ZIP code

Read the first and third rows together. Naples Park is what holds the 34108 median down. Strip Naples Park out and the median sale in this ZIP code jumps from $1,225,000 to $1,500,000, and the median price per square foot rises from $639 to $702. A buyer quoting the ZIP code median at you is quoting a number that Naples Park itself created.

The full ZIP 34108 benchmark table

Every subdivision below closed at least eight sales in the trailing twelve months.

What this comparison does not say

Naples Park is not the cheapest thing in ZIP 34108, and we are not going to tell you it is. Look at the bottom of the price per square foot column: Pavilion Club at $338, Egrets Walk at $364 and Vanderbilt Towers at $372 all trade below Naples Park’s $502. Those are condominium subdivisions, and a condominium price per foot is not comparable to a detached house on its own lot, because the condominium price does not include land you control, and it does come with an association, a monthly fee and, on the coast, an assessment risk that Naples Park simply does not have.

So the honest claims are the two the data supports directly. Naples Park is the highest volume subdivision in the ZIP code, and Naples Park trades at roughly half the price per square foot of the single family neighborhood directly across Vanderbilt Drive. Anyone who tells you this is the cheapest corner of 34108 has not read the bottom of the condominium column.

One more disclosed limit. The Matrix single line report used for this pull does not carry a building design column, so the detached versus attached split across all 121 subdivisions was not resolved. The Naples Park, Conners and Pine Ridge comparisons above stand on their own because all three are predominantly single family, but we are not going to publish a ZIP wide single family ranking we did not verify.

Wondering what your Naples Park home is worth against these benchmarks? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873.

Eleven years of Naples Park sale prices, taken from the deeds

The table below is built from qualified improved single-family sales recorded against Naples Park parcels. Qualified is the Property Appraiser’s own determination that a sale was arm’s length, so quit claims, family transfers and distressed conveyances are excluded by the county rather than by us.

The median peaked in 2023 at $1,050,000, and the first half of 2026 is running 20.8 percent below that peak at $831,250 across 62 qualified sales. Volume tells its own story: 222 qualified sales in 2021 against 105 in all of 2025.

The 2026 row stops at June deliberately. The Property Appraiser had not yet determined whether July and August deeds were qualified or unqualified when the roll file used here was published, so every sale in those two months carries a blank qualification flag. Cutting the year at June is the honest stopping point. Anyone quoting a full-year 2026 Naples Park median right now is quoting an incomplete year.

Price per square foot, by year

What a Naples Park teardown lot actually trades for

This is the number a builder underwrites against, and it is published nowhere else. Qualified vacant-land sales inside the grid:

Lot prices roughly tripled between 2019 and 2022 and have held in the high $500,000s to high $600,000s since, on thin annual volume. Treat any single year with fewer than about fifteen sales as directional rather than precise.

The Community Plan Collier County Killed

In 2002 Collier County commissioned a revitalization plan for Naples Park. Dover, Kohl and Partners delivered it in March 2003. Naples Park owners voted it down by mail, and on January 27, 2004 the Board of County Commissioners voted 5 to 0 to consider the proposal dead. Its central prediction came true anyway.

This is the part of the Naples Park story no competitor page tells, and it is the most useful history a buyer or seller here can have, because everything the county considered and rejected is the reason the neighborhood looks and functions the way it does today.

Who wrote it, and who did not

The plan is commonly attributed to Spikowski Planning Associates because Spikowski’s own project archive is the only place the full document survives online. Hosting is not authorship. The document names its team three separate times, on the credits page, in the Executive Summary and again in Chapter 1:

• Dover, Kohl and Partners, town planning, leading the team

• Agnoli, Barber and Brundage, Inc., drainage analysis

• Hall Planning and Engineering, transportation planning

• J Eppink Partners, market analysis

• Merrill Ladika, redevelopment agency analysis

• Spikowski Planning Associates, implementation

The correct citation is: The Naples Park Community Plan, DRAFT, March 2003, prepared for Collier County by a consulting team headed by Dover, Kohl and Partners. Every page of every chapter is watermarked “DRAFT, MARCH 2003.” The plan carries zero regulatory force. Nothing in it is a rule, a requirement or a standard. It is what planners recommended and the county did not enact.

What it predicted, verbatim

From the Executive Summary, PDF page 5, in the box headed “PROMOTING AFFORDABILITY / DIVERSITY”:

“Economic and demographic changes are beginning to transform Naples Park by replacing the traditional smaller homes on 50-foot lots with much larger, more expensive homes. Although economic changes aren’t easily managed, carefully written regulations can allow the introduction of some dwelling units such as townhouses on smaller lots that will allow retirees and new households to remain in Naples Park rather than being forced to move north into Lee County to find housing that suits their needs at costs they can afford.”

That was March 2003. The 2025 certified assessment roll says 89.5 percent of single family parcels now carry more value in dirt than in structure, and the median 2020s rebuild is 86 percent larger than the 1950s original on the same lot. The plan diagnosed the neighborhood’s defining economic dynamic, the residents voted it down, the county declared it dead, and the prediction came true anyway.

Three more passages say the same thing from different angles.

From the Executive Summary box headed “NEW STANDARDS,” which is the single most important zoning sentence in the document:

“It has been impossible for Collier County to adopt zoning regulations tailored to Naples Park because its zoning district (RMF-6) is shared by other neighborhoods throughout the county. This can be rectified either by adopting a new zoning district just for Naples Park or by creating a Naples Park ‘zoning overlay’ with special rules that supersede the RMF-6 rules where needed.”

From Chapter 6, page 6.30, “Building Size and Footprint,” which independently states in 2003 the exact 50 foot versus 60 foot mismatch we derived from the current code above:

“Under current regulations, a new home may be built to a maximum of three habitable floors, and is required to set back a minimum of 7.5’ from the side property lines. These regulations apply to residential structures in Naples Park, however, the regulations are based on County-wide zoning district, which has a minimum lot width of 60 feet for a single-family home. Due to the fact that many Naples Park single-family lots are only 50 feet wide, when a home is constructed to its maximum allowable build-out it can cause several problems for its neighbors. The already fragile drainage situation is aggravated by the amount of land that is covered by the new home.”

The “three habitable floors” figure is the 2003 rule and is out of date. Today’s RMF-6 height limit is 35 feet, expressed in feet. Never quote the 2003 formulation as current.

And from Chapter 2, on lot combination:

“Another trend has been to combine two or three lots together when constructing a new home. Although this does solve the previous problem, this is not a promising trend, as it signals the un-densification of the neighborhood.”

The nine proposals, and what happened to each

Nine for nine. Not one proposal was adopted.

The survey that killed it, in numbers

Trullinger Associates, Inc. mailed a public opinion survey to 2,779 Naples Park property owners on October 8, 2003. It closed December 10, 2003 with 1,512 responses, a 54.4 percent response rate, and a margin of error of plus or minus 2.24 at 99 percent confidence. That is an extraordinary response rate for a neighborhood mail survey.

Overall, 57.9 percent opposed the plan and 41.5 percent favored all or part of it. Only 7.4 percent favored the entire plan. Every single component lost.

The vote had a precedent inside the neighborhood. On April 17, 2003, members of the Naples Park Area Association voted 85 percent against the plan, and that vote is in the record as testimony before the Board.

The staff recommendation the Board adopted, verbatim

“QUESTION PRESENTED: Should the Collier County Board of County Commissioners implement or fund the Naples Park Community Plan or any portion thereof? BRIEF ANSWER: No. A very large majority of the property owners in Naples Park were opposed to the plan in its entirety as well as the separate community improvement components set forth in the plan. Moreover, the majority of the property owners were opposed to community improvements that could be implemented with no or little direct cost to the property owners.”

And: “As this initiative requires no further action, staff recommends that the Board of County Commissioners consider the proposal dead.”

Item 16A1 on the January 27, 2004 consent agenda, approved 5 to 0. The county had spent roughly $254,000, of which about $233,000 went to Dover, Kohl and Partners and about $21,500 to Trullinger.

Board Chairman Tom Henning had already written to residents on October 7, 2003 in terms that read as an epitaph:

“1. We’re (the BCC) not going to spend any more money studying this issue. 2. The Naples Park Community Plan was induced and driven by the residents of Naples Park. 3. The BCC is taking direction from the Naples Park residents on the course of redevelopment, if any, for Naples Park; not vice versa.”

It did not end in 2004

• The Collier Metropolitan Planning Organization completed a Naples Park Walkable Community Study in 2013 and never approved it. The MPO’s own 2045 Long Range Transportation Plan says so in one sentence: “A fifth study completed for Naples Park was never officially approved by the MPO because of unresolved differences of opinion within the community.” The report has never been published.

• The MPO’s Bicycle and Pedestrian Master Plan, approved October 10, 2025, lists thirteen Naples Park avenues as public requested sidewalk projects, each running Vanderbilt Drive to US 41: 92nd, 93rd, 94th, 95th, 96th, 97th, 100th, 101st, 102nd, 103rd, 104th, 107th and 110th. The written response column reads: “New sidewalks in Naples Park remain controversial; lack broad public support. Additional engagements with residents and property owners may be required.” That is the county transportation planning agency’s formally adopted position, twenty two years after Dover Kohl.

• Naples Park appears in the Collier County Growth Management Plan exactly once, in Future Land Use Element Policy 4.8, as item (b) on a list of places where a redevelopment plan may someday be considered. No such plan has ever been prepared. By contrast Collier maintains full area master plans for Golden Gate and Immokalee.

• Collier County has created zoning overlays for Plantation Island and Copeland, Everglades settlements of a few hundred people. Naples Park, with roughly 6,000 platted lots, has none.

Why any of this matters to a buyer or a seller today

Because it is the reason the code that governs your lot is a generic countywide multifamily district that does not fit a 50 foot lot; the reason there are no sidewalks and no park; the reason the neighborhood has no design control and never will; and the reason the redevelopment the plan tried to shape is happening anyway, one demolition at a time, entirely on market terms. When somebody tells you Naples Park is “about to be rezoned” or “getting an overlay,” the twenty two year record says otherwise.

Selling in Naples Park? The history above is part of what your buyer is buying. Call Jesse at (239) 898-6072.

Why Naples Park Streets Flood, and What Basin 101 Is Doing About It

Naples Park streets flood because only half the drainage system was built. Collier County installed the primary underground drainage in Spring 1997. The secondary system, the roadside swales on the avenues and their hydraulic connections to the primary trunk, was recommended in 1988 and never constructed. Basin 101 is building it now, over ten to twenty years.

The original defect, in the county consultant’s own words

“The development of the Naples Park began in the 1950s during an era where the subdivision of land in Florida was largely unregulated. Unlike today, there were no county or state regulations to ensure that heavy rains would not flood the lots, or overwhelm or pollute receiving waters. Because an effective master drainage plan was never designed or built, some parts of Naples Park continue to suffer repeated flooding, even from normal summer rainstorms.”

And on the roads themselves:

“Naples Park had unpaved roads for many years. When they were paved, the roads weren’t rebuilt. Asphalt was placed on top of the road base to the extent possible, rather than being reconfigured to accommodate a modern drainage system. Thus even today the roads and roadside ditches seem to follow the elevation of the original road base… rather than being sloped properly to avoid low spots that are virtually guaranteed to flood during heavy rains.”

The 1988 study, and the half of it that was built

At the urging of Naples Park civic organizations, the Board of County Commissioners hired Agnoli, Barber and Brundage, Inc. in 1987 to prepare a preliminary engineering study of the entire Naples Park drainage system. The final report issued in June 1988 and split the system in two:

• The Primary System, the major outfall ditches and culverts: the 8th Street ditch and the ditch along the rear lot lines between 91st and 92nd Avenues.

• The Secondary System, the roadside swales and driveway culverts on the avenues themselves.

The primary recommendations were implemented in Spring 1997. The 8th Street ditch received a closed drainage system terminating in an 84 inch culvert at 111th Avenue, routed north to the Cocohatchee River. The 91st and 92nd Avenue ditch received a closed system up to 84 inches terminating at Vanderbilt Lagoon. Note the date. The primary work is 1997, not 1998. Ordinance 98-1 is a different artifact, the swale enclosure cross section.

Two design facts about that primary system matter enormously and are almost never stated:

“The Primary system was designed exclusively to provide drainage function. It was sized to provide 10-year protection for the roads within Naples Park. The Primary system was not designed for any stormwater attenuation or water quality treatment purposes.”

The secondary work was never done. The consultant is blunt:

“The Secondary improvements recommended in the report were assumed to require physical improvements to the ditches on about one-third of the length of the avenues. The exact location of those improvements were not identified at that time and no further study has taken place to date.”

Those improvements were to consist of culvert replacement, swale grading and shaping, and “providing for proper hydraulic connections to the Primary system.” That last clause is the mechanism of the chronic flooding, stated by the county’s own consultant in 2003. You have a trunk line with no properly connected branches.

Three drainage basins were identified, totaling roughly 795 acres: the Vanderbilt Lagoon Basin at 281 acres west of 7th Street; the North 8th Street Basin at 212 acres east of 7th Street and north of 102nd Avenue, draining to the Cocohatchee River; and the South 8th Street Basin at 301 acres east of 7th Street and south of 102nd Avenue, draining via 8th Street and then west between 91st and 92nd Avenues to twin 30 inch culverts at Vanderbilt Drive.

Why you cannot just fill your swale

A condition of the original Department of Environmental Regulation permit for the primary work required Collier County to adopt “a permanent prohibition to prevent any subsequent filling and piping of the roadside swale system.” DER Permit 11-1714815 was issued August 30, 1990 with Special Condition 8 to that effect; the South Florida Water Management District permit 11-00573-S issued August 10, 1989. Ordinance 98-1 then adopted a special rock trench cross section that would allow enclosure while still treating water, but as of the 2003 report “the installation of the special cross section has not been implemented due to its high cost per linear foot and the potential conflict with existing utilities.”

What Basin 101 actually is

Collier County’s Public Utility Renewal program originated in 2012 when the county identified aging utility infrastructure and named three basin areas of greatest need. Consultants scoped the work in 2013 and construction commenced in Basin 101 in 2016. In the county’s own words:

“The Basin 101 Program Area includes the Naples Park neighborhood, Vanderbilt Drive, and the adjacent cul-de-sacs streets. This is a multi-year effort with design and construction occurring over the next 10-20 years as dictated by funding and priorities.”

“This Program includes the repair and replacement of water, wastewater and stormwater systems that service residents and businesses within Naples Park from 111th Avenue North to 91st Avenue North between Tamiami Trail and Vanderbilt Drive.”

That is a word for word description of the Naples Park grid. Basin 101 is Naples Park.

Stormwater is inside the scope, not a separate track. Every avenue project description states that “stormwater collection and treatment system rehabilitation work will take place in the right of way,” and every completed avenue’s progress table carries a dedicated stormwater installation column reported at 100 percent. In the county’s FY26 quarterly reporting the projects sit under a priority formally titled the TMS and PUD Stormwater Utility Partnership, and each project sheet reads “replace and rehabilitate 50-year-old water, wastewater and stormwater infrastructure into one combined project.”

What the county installed along Vanderbilt Drive shows the design: “a perforated pipe in a rock filled exfiltration trench,” with “a new shallow swale constructed above the new pipe to provide water quality treatment,” replacing all existing stormwater infrastructure along the east side of the right of way from 91st Avenue North to 111th Avenue North with new pipe, yard drains and catch basins.

Read together, Basin 101 is the vehicle finally executing the secondary drainage work the 1988 study recommended and that sat undone for decades. No county document states that equivalence in one sentence, so treat it as a well supported reading rather than a quotation. The practical consequence is real and street level: avenues that have completed Basin 101 have a new stormwater collection system; avenues that have not are still on the pre 1988 secondary system.

The county’s own honest caveat, which we are not going to soften

Collier County publishes this, and it does the honest broker job better than anything a brokerage would write:

“The goal of the stormwater improvement project is to decrease the depth of roadway flooding and the time (duration) that stormwater runoff inundates the roadway. No stormwater improvement project ‘floodproofs’ a neighborhood.”

“Upon completion of the stormwater improvements, streets will still flood during intense rainfall events.”

“High tide conditions at the stormwater outfall… restrict the rate at which stormwater can discharge from the area. The neighborhood will drain slower during periods of high tide. This was a pre-project condition, is a condition during construction and will remain a limitation post project completion.”

“Larger homes being constructed in the neighborhood include much greater percentages of impervious surfaces. The increased size of overall building area generates significantly more stormwater runoff volume collecting along the roadside.”

That last sentence is the county connecting the teardown economy to the drainage problem directly. No lot coverage cap, no floor area ratio cap, bigger boxes, more runoff, same swales.

What Basin 101 is not delivering

The 2003 plan proposed piping the ditches in order to put sidewalks, street trees and street lights on top. Basin 101 is replacing the stormwater infrastructure with perforated pipe and shallow swales and is not adding the amenity layer. For comparison, on the Palm River utility renewal project the county explicitly states that “Palm River will receive a looped sidewalk around the neighborhood.” Naples Park’s project pages carry no such commitment. The drainage half of Great Avenues is being delivered by the utilities department, twenty plus years late, stripped of everything that made it a community plan.

Is My Street Next? Basin 101 in Naples Park, Street by Street

As of August 2026 there is no active Basin 101 construction anywhere in Naples Park. The county’s own board reads “UNDER CONSTRUCTION: None at this time.” Naples Park sits in a gap between the 98th and 99th Avenue closeout, final invoice paid February 24, 2026, and the award of the next contract for 103rd and 104th Avenues North.

One warning before the table. The county’s public project site, collierpur.com, is materially out of date. The 96th Avenue page is still titled “Under Construction” although the body says complete as of April 2021. The Creekside Force Main Phase 2 page still shows 2022 and 2023. The 8th Street Interceptor still shows 2017 and 2018. And the 103rd and 104th Avenue project, plus 91st Avenue North, do not appear on that site at all, even though the county’s own FY26 second quarter strategic priorities report shows 103rd and 104th as 100 percent designed and advertised for construction on March 31, 2026. A buyer relying only on collierpur.com would wrongly conclude nothing is coming. The quarterly report is the better live source.

The street by street status table

Twenty five discrete named projects are captured here. Fifteen carry real published calendar dates. Unless noted, each avenue project covers all four blocks between Tamiami Trail and Vanderbilt Drive.

The short answer, by avenue

Roughly eleven of the twenty one Naples Park avenues have received the full three utility replacement. 91st through 94th and part of 97th have water only. The 100th through 104th band is the largest remaining untouched cluster, and only 103rd and 104th are funded and designed.

The part that happens on your property

This is the single most actionable homeowner item in the whole program, and almost nobody knows it before they close.

“As part of the improvements, the contractor may need to replace water and sewer service lines. Clay sewer pipe laterals from the property will be replaced with new PVC pipe. This work may need to take place on private property and permission from the owner will be necessary.”

The county sends a Right of Entry form by mail and as a door hanger, and holds a neighborhood information meeting to help owners complete it. The consequence of not returning it is stated plainly in the county’s own letter:

“If the ROE form is not returned, the contractor will not be able to connect to your water and/or wastewater house services and the property owner will be responsible for hiring a licensed plumber to make the connection to the county’s new systems.”

The county and its contractor perform and pay for the lateral replacement and the connection if the owner returns the form. That is an inference from the letter’s wording rather than an explicit county statement, but no source names a homeowner fee on the Right of Entry path.

Two more things happen at the curb:

• The right of way gets cleared. “The contractor will remove all obstructions. This will generally include removal of trees, shrubs, and structures located in the right of way which is approximately 20 feet from the edge of pavement to your property line.” Concrete, paver and asphalt driveways are cut and then restored. The county advises owners to relocate landscaping, irrigation and structures they want to keep, as early as possible.

• Your water goes off for about an hour. Connecting all homes on a street takes about four weeks. Each individual property takes roughly one hour to connect and flush, with the interruption falling any time between 7 a.m. and 7 p.m., Monday through Saturday. The contractor knocks in advance.

Every service gets a backflow preventer and a cleanout installed, culverts are removed and replaced, and the street is resurfaced at the end.

Who pays for it

“There are no special assessments associated with this work.” That is the county’s own written statement in the 98th and 99th Avenue resident letter. The drainage MSTBU in county code is a separate legal mechanism that has not been shown to be levying an assessment for utility renewal work.

The funding traced to date:

• $10 million in federal COVID relief toward roughly $36 million of Naples Park basin work on 98th, 99th, 105th and 106th Avenues.

• $4.5 million from the State of Florida for 103rd and 104th Avenues, requested as Local Funding Initiative Request 3446 by Senator Kathleen Passidomo at the request of Commissioner Rick LoCastro, appearing in the enrolled FY2024-25 General Appropriations Act, and executed as Florida Department of Environmental Protection Grant Agreement L0018, signed by the Board on or about October 14, 2025.

• $14 million in local matching funds for the same project.

• Earlier state appropriations of $750,000 in the FY2015-16 special session and $750,000 in FY2016-17.

• The Collier County Water Sewer District’s broader capital program runs about $60 million with roughly 200 active projects.

Project contacts

• Naples Park PUR project team: [email protected], (239) 451-0280

• County searchable current projects map, useful for checking a specific address, published through the Collier County Public Utilities GIS hub

Buying on an avenue that has not been through Basin 101 yet? That is not a reason to walk away, but it is a reason to price it in and to know the sequence. Call Marc at (239) 287-5873. Selling on an avenue that just finished? New water, new sewer, new stormwater and fresh asphalt are a genuine, documentable selling point. Call Jesse at (239) 898-6072.

Where the drainage program stands in September 2026

The status of each contract, current as of this update:

• 98th and 99th Avenues North: complete. Built by DN Higgins Inc. at a contract value of $17,862,085. Substantial completion December 10, 2025, final completion February 8, 2026, and the Clerk paid the final invoice on February 24, 2026. Closeout stood at 95 percent as of the county’s April 3, 2026 quarterly report.

• 105th and 106th Avenues North: complete.

• 103rd and 104th Avenues North: designed and out to bid, not yet awarded on any record we could find. Design was 100 percent and procurement 35 percent as of April 3, 2026. A pre-bid meeting was held April 9, 2026 and bids opened in mid-May 2026. The estimated budget is $22,767,638, and notice to proceed was estimated for the second quarter of fiscal 2027. The Board approved a Florida DEP grant toward the work on October 14, 2025. The contractor, award date and award amount are not available at time of publishing.

• 91st Avenue North: in design, construction unfunded. Estimated budget $10,925,048. Board approval of the design work order was targeted for June 2026, having slipped from March or April. Whether that approval occurred is not available at time of publishing.

• 100th, 101st, 102nd and 111th Avenues North: no status published. We looked and found nothing, which is why this page does not give a total count of avenues remaining.

What the work physically is: a combined replacement of water, wastewater and stormwater infrastructure, including swapping clay sewer laterals for PVC, which can require access to private property. Stormwater work stays within the right of way. Four pump stations have been fully rehabilitated and fifteen partially, and a new Creekside force main was installed.

One caution about sources, because it will save you a phone call. The county’s public project site is materially out of date and still labels completed work as under construction, and its own status list omits both the 91st Avenue and the 103rd and 104th Avenue projects entirely even though the county’s internal quarterly reports carry both as active. The quarterly reports and the Clerk’s invoice records are the reliable surfaces.

Naples Park Flood Zones, Block by Block

Naples Park is not one flood zone. Across the grid, roughly 66.6 percent of the area is shaded Zone X500, roughly 26.7 percent is Zone AE inside the Special Flood Hazard Area, and about 6.6 percent is unshaded Zone X. There is no Zone VE anywhere inside Naples Park. Anyone quoting a single blanket zone for this neighborhood is wrong.

The governing map

Two countywide printed FEMA panels cover Naples Park: 12021C0189J and 12021C0193J, both with an effective date of February 8, 2024. Collier County confirms the same date in its own March 2025 Floodplain Protection Newsletter: “The county’s DFIRM became effective on 02/08/2024.”

To look up a panel, use the FEMA Map Service Center search at msc.fema.gov/portal/search and enter the address, or use Collier County’s own flood map viewer at collier.gov/floodmap.

How this was measured, so you can judge it

The distribution below was computed by point in polygon testing against FEMA’s National Flood Hazard Layer public REST service, across a 21 avenue by 9 longitude sample grid, plus a 33,600 point area share grid. The street grid itself was pinned to real coordinates using US Census geocoding and TIGER road geometry rather than estimated from a map image. Twelve sampled cells were then independently re-queried one at a time against the live un-generalized FEMA point endpoint. All twelve matched.

What this cannot do is tell you the zone of a specific house. Sample points sit at road centerline latitude and evenly spaced longitudes, and zone boundaries in Naples Park run mid block in several places. Every buyer must confirm the parcel on the county viewer and, for an existing home, obtain the Elevation Certificate.

The table: sampled zone, west to east, avenue by avenue

Columns run west, from just inside Vanderbilt Drive, to east, at the US 41 edge. X500 is shaded Zone X, the 0.2 percent annual chance flood hazard, which is not a Special Flood Hazard Area. X is unshaded Zone X, minimal hazard. AE is the Special Flood Hazard Area at the 1 percent annual chance, with a published base flood elevation.

The pattern, and it is the opposite of what people assume

1. The AE band flips sides as you move north. In the southern half it hugs the west end against Vanderbilt Drive and also runs along 8th Street North on the east. In the northern half the west end dries out to X500 and the AE band takes over the east and center.

2. South of 104th Avenue North, the westernmost strip inside Vanderbilt Drive is Zone AE continuously from 91st through 103rd. A second AE band runs along and around 8th Street North from 91st through 100th.

3. 104th Avenue North is the single driest avenue in the grid. Every sampled point across its full width returned X500. Nothing on 104th sampled into the Special Flood Hazard Area.

4. North of 104th the picture inverts. From 105th up, the 500 and 600 blocks are X500 while the 700 and 800 blocks are AE. By 109th and 110th the AE band has pushed west to 7th Street North. At 111th, AE reaches all the way west to 6th Street North.

5. The unshaded Zone X pocket, the highest ground in the neighborhood, is small and sits in the 600 and 700 blocks between 97th and 101st Avenues North.

6. US 41 is not a clean dividing line. Being nearer Tamiami Trail does not reliably mean lower risk. On 99th, 106th, 107th, 109th and 110th the easternmost sampled points are Zone AE.

Area share

Roughly one quarter of the Naples Park grid area sits in the Special Flood Hazard Area and roughly three quarters sits outside it. Do not convert that to a count of homes. Area share is not parcel count, and parcel level counts were not established.

No VE and no Coastal A anywhere in Naples Park

All VE polygons in the region were tested against a 120,000 point grid covering the Naples Park rectangle and returned zero hits. The VE zones sit west of Vanderbilt Drive, on the barrier beach at Vanderbilt Beach, Delnor-Wiggins Pass State Park and along the Vanderbilt Lagoon system. The Limit of Moderate Wave Action, the Coastal A line, returns zero vertices inside the grid and runs offshore and along the barrier island.

This matters commercially. VE and Coastal A carry the heaviest construction standards, open foundations, breakaway walls and higher ASCE 24 flood design classes, and the highest flood insurance rating. Naples Park sits inland of all of it. The AE portions of Naples Park are ordinary AE.

Base flood elevations

Twelve base flood elevation lines fall inside the grid. Every value is in feet NAVD88, read from the datum field on the FEMA layer.

The publishable range for Naples Park is 9 to 11 feet NAVD88. The dominant gradient is south to north, not west to east: the highest values appear in the southern third around 94th through 98th, and the lowest at the north end near 110th and 111th, closest to the Cocohatchee River and Wiggins Pass system. Within a single avenue the values tend to rise moving east, which is consistent with several of the eastern AE polygons carrying a “combined riverine and coastal floodplain” subtype rather than a purely coastal one. That within avenue pattern rests on a small number of lines, so read it as an observed pattern rather than a rule.

Because Collier County requires one foot of freeboard, the number that actually governs construction is base flood elevation plus one, so roughly 10 to 12 feet NAVD88 across Naples Park.

Insurance reality

• Mandatory purchase applies to a structure with a federally backed mortgage located in the Special Flood Hazard Area, which here means the AE areas. Structures in X500 or X have no requirement. But Collier County publishes its own warning that “over 25 % of flood insurance claims nationwide come from structures in X and X500 flood zones,” which is exactly why an X500 buyer here should still carry it.

• Collier County is a Community Rating System Class 5 community, participating since October 1992, which gives eligible National Flood Insurance Program policies a 25 percent premium discount and saves the community, in the county’s words, “$9.6 million in insurance premiums every year.” That is verified against three separate first party county sources, the most recent dated March 2025. The FEMA side cross check could not be retrieved, so treat the county’s own statement as the citation and re-check at renewal. Note also that the discount schedule for policies outside the Special Flood Hazard Area is structured differently, so an X500 buyer should not assume the same 25 percent without checking the current schedule.

• There is a 30 day waiting period before coverage begins after application, per the county’s March 2025 newsletter. The best known exception is a policy purchased in connection with making or renewing a loan, which is effective at closing. If you are paying cash for a Naples Park house there is no lender to trigger that exception, so start the clock well before closing.

• No authoritative flood insurance premium figure exists for ZIP 34108, and this page will not publish one. Collier County publishes no premium table. Any dollar figure circulating for Naples Park on a brokerage or quote site is not authoritative. The defensible route to a number is FEMA’s own OpenFEMA National Flood Insurance Program policy dataset, filtered to the ZIP and dated at extraction. That work has not been done here, and estimating into the gap would be worse than leaving it open.

• Under FEMA’s current Risk Rating 2.0 methodology, premium is driven by property specific variables such as first floor height, distance to the flooding source, foundation type and replacement cost rather than principally by the mapped zone. The zone still controls the mandatory purchase requirement. It no longer controls the price the way it once did. That is a description of the general framework, not a Naples Park specific FEMA finding, and no Naples Park rating data was obtained.

Letters of map change

FEMA’s national layer returns zero Letters of Map Amendment and zero Letters of Map Revision inside the Naples Park grid. That layer is a known incomplete national inventory and is not a substitute for the community’s own records. Collier County holds elevation certificates for structures built in unincorporated Collier after September 14, 1979 where the zone at the time began with A or V, and publishes an Elevation Certificate search on its flood map. For a written determination, call the Collier County Flood Information Hotline at (239) 252-2942 or email [email protected].

Before you write an offer on a Naples Park house, get the zone and the Elevation Certificate. Call Marc at (239) 287-5873 and we will pull both. Selling an AE zone home with a post Ian elevation? That is a documentable premium input, not just a code outcome. Call Jesse at (239) 898-6072.

The Naples Park flood map is being redrawn right now, and the appeal window is open

Everything above describes the flood map in force today. That map is being replaced. FEMA Region IV and the Florida Division of Emergency Management have redrawn Collier County’s Flood Insurance Rate Maps using updated LiDAR elevation data. The preliminary maps were released on March 20, 2025, the county held a flood risk open house on June 17, 2025, and the statutory 90-day appeal and comment period opened on August 19, 2026.

Collier County gives a target of summer 2027 for the new maps to take effect, and flags that date as subject to change pending completion of the appeal review. When they do take effect they carry new flood insurance requirements with them.

Two things follow for a Naples Park owner, and both are time-limited. First, if your parcel’s zone changes on the preliminary map, the appeal window is the moment to contest it, and it is open now rather than later. Appeals and comments run through Collier County Community Planning and Resiliency, which handles property verification, while FEMA alone makes the technical determination. Second, if you are buying here this season, the zone that governs your insurance at closing and the zone on the preliminary map may not be the same, and the preliminary map is the better guide to what you will pay from 2027 onward. Ask for both.

Collier County holds a Community Rating System classification of Class 5, which earns a 25 percent NFIP premium discount for policyholders in unincorporated Collier including Naples Park. That classification was unchanged in 2026.

The 50 Percent Rule, and What It Means Before You Renovate

In Naples Park the 50 percent rule bites harder than anywhere in Collier County, because the denominator is the Property Appraiser’s improved value of the structure with land excluded, and Naples Park value is overwhelmingly land. A modest older house on an expensive lot carries a low improved value, so the threshold is easy to cross.

The two definitions, from the county packet

Collier County’s most current source is the “Analysis of Substantial Improvement or Repair of Substantial Damage Packet with the 50% Cost Estimate Worksheet,” dated January 5, 2026.

“Substantial Improvement (SI) means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure … before the ‘start of construction’ of the improvement. This term includes structures that have incurred ‘substantial damage,’ regardless of the actual repair work performed.”

“Substantial Damage (SD) means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred.”

The county’s plain language restatement adds the crucial clause: “Land value is excluded from the determination.”

When it bites, and when it does not

The county states the trigger directly: the packet and worksheet are required “when a building or structure does not have a FEMA elevation certificate that shows compliance with current code,” and:

“When the lowest floor of the building or structure, including electrical and mechanical equipment, is above the 100-year flood elevation plus one foot, the building or structure can be improved or repaired. No further documentation is required to meet the National Flood Insurance Program requirements.”

The county FAQ puts it even more simply: the 50 percent rule “is applicable when a building is in the SFHA and the lowest floor of the building is below the BFE.”

Mapped onto Naples Park, that means the 50 percent rule is a live constraint on AE zone homes whose lowest floor sits below base flood elevation plus one foot, which describes most of the original slab on grade housing stock inside the AE bands identified above. It is not a constraint at all in the X500 and X portions of the grid, which are not in the Special Flood Hazard Area. That is roughly three quarters of the neighborhood by area.

Work types the county lists as triggering the analysis: rehabilitation or remodeling with or without changing exterior dimensions, lateral additions, vertical additions, foundation repair including replacement or extension, restoration or repair of damage of any origin, reconstruction of a demolished building on the same site or foundation, and work on a post-FIRM building.

How the county sets the denominator, and why it matters here

“The County uses the Improved Value of the structure as identified on the Collier County Property Appraiser’s website. This value only includes the value of the structure, not the land.”

“County Staff can administratively add 20% to the Improved Value to determine a more accurate ‘market’ value.”

And the owner’s alternative:

“If you disagree with the Property Appraiser’s valuation of the structure, you may retain a property appraiser licensed by the State of Florida to submit a comparable property appraisal for the total market value of the structure.”

Now put that next to the assessment data on this page. The median derived improvement value on a Naples Park single family parcel is $177,252, and on 1970s stock it is $115,433. Half of that is roughly $58,000 to $89,000 of work before you are in substantial improvement territory. In Collier County construction pricing, a kitchen and two bathrooms can get you there. This is the single most consequential number on this page for anyone contemplating a remodel of an older AE zone Naples Park house. Assessed and improved values are not market values, but they are the numbers the county uses in this calculation.

What compliance costs if you cross the line

“If a building is ‘substantially damaged’ or ‘substantially improved,’ it must be brought into compliance with local and state flood resistant construction standards, including elevating the building to or above the base flood elevation, plus one foot.”

Across Naples Park that is roughly 10 to 12 feet NAVD88. And Collier’s March 2025 newsletter confirms the same freeboard applies to equipment: “Collier County requires that new machinery be elevated to (BFE) + 1’.”

There is no cumulative look back period in Collier County

This is widely misunderstood, and the county answers it directly in its Floodplain Management FAQ, under the question “How long do I need to wait between permits when dealing with the 50% rule?”:

“Collier County has no waiting period once an existing building permit has been finalized through the Certificate of Occupancy process. An improvement or damage repair project must include all planned work within the scope of the permit.”

There is no five year or ten year rolling aggregation. But there are two hard anti-phasing rules that function like a cumulative test inside a single project:

• Incremental repair is prohibited. “All repairs, even repairs and improvements that will be completed at different points in time or through different building permits, must be identified and calculated together on the 50% Cost Estimate Worksheet.” Even if an owner elects to perform less work, the community must require an estimate of the cost to fully restore the structure.

• All open permits aggregate. “It is the property owner’s responsibility to ensure that all open permits are included in the 50% Cost Estimate Worksheet.”

Both the owner’s and the contractor’s affidavits are notarized and carry an express acknowledgment that adding scope mid construction triggers county re-evaluation and possible enforcement.

The practical synthesis: you cannot phase a renovation across sequential permits to dodge the threshold inside a project. Once a permit closes out with a Certificate of Occupancy, a genuinely new later project starts a fresh calculation against the then current market value.

What counts in the cost estimate, and what does not

Included: foundation footings and pilings, slabs, bearing walls, tie beams and trusses, decking and roofing, floors and ceilings, interior partition walls, exterior wall finishes including paint and decorative molding, windows and doors, re-shingling or re-tiling a roof, hardware, all interior finishes, built in bookcases, cabinets and furniture, HVAC equipment, plumbing and electrical, light fixtures and ceiling fans, security systems, built in kitchen appliances, central vacuum, water filtration, demolition labor, overhead and profit, donated or discounted materials at normal market value, owner and volunteer labor at market rate, and all open Collier County building permits.

Excluded: plans and specifications, survey costs, permit fees, debris removal and cleanup, non real property items such as furniture and free standing appliances, landscaping, fences, swimming pools and spas, sheds, detached structures including detached garages, docks and davits, driveways, sidewalks, yard lights, screened pool enclosures, gazebos, landscape irrigation, seawalls and decks.

That exclusion list is genuinely useful in Naples Park, where a pool and a screen cage are common and would otherwise push a renovation over the line.

Appeals, and who to call

An owner or contractor may submit a building permit demonstrating the repair cost is under 50 percent of pre-damage market value, with the owner-builder affidavit, the packet and the worksheet. The Building Division reviews it against the substantial damage field assessments. If substantial improvement is determined, the owner may appeal to the Collier County Building Official, whose determination may in turn be appealed to the Board of Building Adjustment and Appeals.

• Collier County Flood Information Hotline: (239) 252-2942, [email protected]

• Collier County Building Review Division: (239) 252-4282

• Growth Management Community Development Department, 2800 North Horseshoe Drive, Naples, FL 34104, (239) 252-2400

One more nonconformity trap, from the zoning side

Separate from the flood rule, LDC 9.03.03 B.2 says that where a nonconforming structure is “destroyed by any means to an extent of more than fifty (50) percent of its actual replacement cost at time of destruction,” it “shall not be reconstructed except in conformity with provisions of the LDC.” Many original Naples Park houses are nonconforming structures on nonconforming width lots. Anyone underwriting an older Naples Park house should read both 50 percent rules, the flood one and the zoning one. They are different tests with different denominators.

Planning a renovation on an older Naples Park house? Get the flood zone, the Elevation Certificate and the Property Appraiser’s improved value before you draw plans. Call Marc at (239) 287-5873. Selling a house a buyer will want to renovate? Knowing which side of the line it falls on protects your price. Call Jesse at (239) 898-6072.

Hurricane Ian in Naples Park

Hurricane Ian pushed a storm tide of 10.24 feet past a USGS sensor at Delnor-Wiggins Pass State Park on Naples Park’s northwest doorstep in September 2022. The National Hurricane Center put inland high water marks in North Naples at 5 to 7 feet above ground. No published substantial damage count exists for Naples Park, and we will not invent one.

The closest authoritative measurement

The National Hurricane Center’s Tropical Cyclone Report for Hurricane Ian publishes a USGS water level sensor at Delnor-Wiggins State Park, sensor FLCOL03294, at 26.27 north, 81.82 west. That coordinate is essentially the northwest corner of the Naples Park grid, which sits at 26.2724 north, 81.8181 west. It is the closest authoritative Ian water level measurement to Naples Park that exists.

The sentence that actually describes Naples Park

The National Hurricane Center narrative is more nuanced than the headline surge figures, and the nuance is the part that applies here:

“Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples. There were several USGS water level sensors that measured greater than 9 ft above MHHW from San Carlos Island southward through Delnor-Wiggins State Park in North Naples … Farther south in Bonita and North Naples, the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft AGL.”

Naples Park is the inland side of that sentence. It sits behind Vanderbilt Drive, roughly a mile from the Gulf. The 8 to 12 foot figures belong to the immediate coastline at Vanderbilt Beach, Delnor-Wiggins and Barefoot Beach. The 5 to 7 feet above ground range is the honest number to associate with a neighborhood in Naples Park’s position.

The National Weather Service Miami post storm report adds two clauses that both apply here:

“In Collier County, extensive storm surge flooding occurred over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals.”

“Major storm surge flooding within a mile of the coast, both at the beachfront as well as the intracoastal waterways … Wind damage was mainly confined to trees/fences/screens, with minor wind damage to vulnerable structures.”

Naples Park is entirely west of US 41 and entirely within about a mile of the coast. The Cocohatchee River, named in both clauses, runs immediately north of 111th Avenue North.

Collier County totals, for context

Naples Park is unincorporated, so it sits inside the $948 million unincorporated bucket, not the City of Naples figure.

The honest gap, stated plainly

No count of substantially damaged properties in Naples Park, or in unincorporated Collier County generally, is published by Collier County or by any authority source. We checked the county’s Substantial Damage Determinations page, the Post Hurricane Information page, the Floodplain Management landing page, the March 2025 Floodplain Protection Newsletter and the Floodplain Management FAQ. All are procedural. None contains a count, a dataset, a map or an address list. Targeted searches restricted to collier.gov, colliercountyfl.gov, collierclerk.com, floridadisaster.org and fema.gov surfaced no document with a number.

Do not let anyone quote you one, and do not infer one from the countywide 33 destroyed and 3,515 major damage figures. “Major damage” in the National Weather Service taxonomy is not the same determination as a floodplain “substantial damage” determination, and the NWS figure is countywide across all zones and all municipalities.

If you need that number, the route is a Collier County public records request to Growth Management and Floodplain Management asking for the post Ian substantial damage determination list or summary filtered to the Naples Park area or ZIP 34108, plus a call to the Flood Information Hotline at (239) 252-2942. Any number obtained must be attributed to the county with a date, because these determinations get appealed and revised.

What Ian meant for rebuilding here, mechanism only

Even without the count, the mechanism is fully documented and it explains what buyers see on the ground.

1. Ian flooded the AE portions of Naples Park with inland high water marks in the 5 to 7 foot above ground range.

2. Any structure in the Special Flood Hazard Area whose repair cost reached 50 percent of the Property Appraiser’s improved value became substantially damaged, and repair became substantial improvement regardless of the actual work performed.

3. That forced compliance, meaning elevation of the building to base flood elevation plus one, roughly 10 to 12 feet NAVD88 here.

4. Because the denominator is structure only improved value, and Naples Park value is heavily weighted to land, the threshold was comparatively easy to cross on older stock.

5. Owners could not phase repairs across permits to stay under.

6. The observable consequence, describable without a count, is a wave of teardown and rebuild and of elevated new construction in the AE bands, alongside continuing renovation freedom in the X500 and X portions that were never in the Special Flood Hazard Area at all.

Treat any statement about the scale of that wave, ours included, as an observation rather than a county statistic.

Can You Short-Term Rent a Home in Naples Park?

Yes. Naples Park has no homeowners association and no covenant restricting rentals. Collier County Ordinance 2021-45, effective January 3, 2022, governs instead. Rent a Naples Park home for fewer than 30 consecutive days more than three times a year and you must register with the county, hold a state license, and name a responsible party reachable at any hour.

This section is written for owners and investors. It is not a rental listing pitch and it is not addressed to tenants.

What the county requires

Collier County’s Short-Term Vacation Rental Registration Ordinance, Ordinance 2021-45, is codified at Code of Ordinances Chapter 26, Article X, sections 26-381 through 26-385, and applies throughout unincorporated Collier County. Naples Park is unincorporated, so it applies here.

• Registration is required if the dwelling is rented in increments of fewer than 30 consecutive days more than three times in a calendar year. Registration covers rentals of six months or less.

• A Florida Department of Business and Professional Regulation vacation rental dwelling license is required under Florida Statutes section 509.242.

• A Designated Responsible Party must be named. The ordinance defines that as “any person eighteen (18) years of age or older designated by the Owner, tasked with responding to requests or complaints and other problems relating to or emanating from the Short-Term Vacation Rental.” In practice the county expects that person reachable at any hour and able to be on site the following day.

• The county registration number must appear in all advertising for the property.

• Fines run to $500 per violation per day.

• Tourist development tax applies to rentals of six months or less under Florida Statutes section 125.0104(3)(a), on top of state and county sales surtax obligations.

Why the ordinance exists, in the county’s own words

The legislative findings in section 26-382 read as though they were written about a neighborhood exactly like this one:

“The Board hereby finds that the use of residential dwellings for short-term vacation rentals in established residential neighborhoods may create community impacts, including, but not limited to, excessive noise, accumulation of trash, on-street parking and diminished public safety; that to lessen these impacts and to protect the quiet enjoyment of neighboring residential units it is necessary to have a known, responsible person to contact who can reasonably address issues that may arise from the use of short-term vacation rentals, many of which are owned by non-residents.”

In a no HOA neighborhood there is no private covenant creating a named, contactable party. The county registration is the only mechanism that does. That is the real answer to “what stops the house next door from becoming a party rental,” and it is a weaker answer than a covenant, honestly stated.

The investor assumption this kills

A common plan for a Naples Park lot is to add a casita, guest house or in law suite and rent it separately, or rent the main house while occupying the accessory unit. The code forecloses both.

• LDC 5.03.03 B: “Leasing or renting a guest accommodation facility shall constitute a violation of this LDC.” Collier County repeats this on its own short term rental page: “Per LDC section 5.03.03, guest houses may not be leased or rented.”

• LDC 5.03.03 C closes the reverse arrangement, declaring that renting the main residence while the owner occupies the guest accommodation is “the unlawful utilization of single-family zoned property for two-family dwelling purposes.”

• And as shown in the build section above, a guest house requires a full acre, which is seven Naples Park lots. It is not going to happen on your parcel.

A duplex is the legal route to two rentable units in Naples Park, and it requires two combined lots. One 50 foot lot gets one dwelling. That is the whole menu.

What the data can and cannot tell you

Naples Park carries 299 parcels coded multifamily under ten units on the 2025 roll, out of 3,201. That duplex and small multiplex stock is historically the neighborhood’s year round rental supply, and it is where the loss of 253 renter households between 2010 and 2020 most plausibly landed.

There is no published count of registered short term rentals in Naples Park, and this page does not estimate one. The Census has no short term rental category and cannot resolve it. The authoritative route is a public records request to Collier County for registered short term vacation rentals in ZIP 34108 or in the Naples Park legal description range, administered through the same Growth Management portal.

Compliance note

Enforcement here runs through Collier County Code Enforcement, and “Short-Term Vacation Rental Registration” is one of the county’s own published complaint categories in the online portal. Code Enforcement can be reached at (239) 252-2440. Complaints cannot be filed anonymously in Florida since July 2021, so a neighbor reporting an unregistered rental must give a name and address.

Buying in Naples Park as an investor? Call Marc at (239) 287-5873 and we will walk the ordinance, the licensing chain and the parcel’s zoning before you commit. Selling a Naples Park property with a rental history? Call Jesse at (239) 898-6072. Clean registration and documented compliance are worth real money at the closing table.

Taxes, Save Our Homes, and the Naples Park Teardown Trap

The typical long held homesteaded Naples Park house is taxed on about $265,517 while the county says it is worth about $632,414. It is sheltering a median $344,106 under Save Our Homes, 54 percent of its own market value. A buyer who purchases that house loses every dollar of that shelter on the following January 1.

This is the most useful and least covered fact about buying in Naples Park, and it is now quantified from the tax roll.

How the mechanism works

Florida’s Save Our Homes amendment caps the annual increase in the assessed value of a homesteaded property at 3 percent or the change in the Consumer Price Index, whichever is lower. Just value keeps climbing with the market. Assessed value crawls. Over twenty years in North Naples the two diverge enormously, and the difference is the owner’s accumulated Save Our Homes benefit.

That benefit dies at the closing table. On January 1 following a change of ownership the property is reassessed at full just value and the new owner starts over. Florida’s portability provision lets a Florida homesteader carry up to $500,000 of accrued benefit to a new Florida homestead, but portability moves with the person, not the house. A buyer coming from out of state, a buyer who will not homestead the property, a limited liability company, an investor or a builder gets none of it.

The numbers, from the 2025 certified roll

The shelter is deepest exactly where the teardowns are

The sentence that matters: the owner of a 1970s Naples Park house is typically paying tax on about $219,000 while the county says the property is worth about $574,000. A buyer who purchases that same house, and especially one who tears it down and builds new, is reassessed at full just value on the following January 1, loses roughly $336,000 of accumulated Save Our Homes shelter entirely, and then pays tax on the new house as well. The tax bill on that parcel can more than triple between the seller’s last year and the buyer’s second year, with no change in the millage rate whatsoever.

Two further points, both verified:

• Only the person can port, never the house. And 1,664 of 2,680 Naples Park single family parcels, 62.1 percent, already carry no homestead at all. The market here is already majority non homestead, which is exactly the buyer population that gets no relief.

• The homestead exemption is smaller for school taxes. Collier County Public Schools states that for school taxable value the homestead exemption is limited to $25,000, not the full $50,000 that applies to non school levies. That is why median school taxable value, $237,376, sits below median non school assessed value, $265,517.

Non homesteaded parcels get a much weaker cap. Across 1,664 of them, median just value is $662,024, median assessed value $580,278 and median shelter only $69,087, reflecting the 10 percent non homestead cap, which is roughly five times weaker than what the homesteaders next door are getting.

What levies apply

Naples Park is unincorporated. It pays no city millage. It pays countywide levies, the unincorporated area municipal service taxing district, an independent fire district, the school district, and the one neighborhood specific drainage unit.

Two honest cautions on that table. First, the rates were extracted from the county’s 53 page FY 2026 Final Budget Public Hearing document by automated parsing rather than read line by line, and the fund numbers in particular may be transcription artifacts. Confirm every rate against the adopted millage resolution or against an actual TRIM notice before you rely on it. Second, the Collier County School Board millage is not included, because no authoritative published rate was located. A figure circulates on commercial sites; it appears on no authoritative source, so it is excluded. Read any Collier TRIM notice, which lists every levy on one page, or the Collier County Public Schools adopted budget book, Section II.

Because the school levy is missing, this page does not publish a “typical Naples Park tax bill.” Any arithmetic without the school millage would be materially understated, and estimating into the gap would be worse than leaving it open.

Buying a long held homesteaded Naples Park house? Model the reset before you write, not after you close. Call Marc at (239) 287-5873. Selling one? The buyer’s tax reset is a real part of the negotiation and it is better handled openly. Call Jesse at (239) 898-6072.

The November 2026 ballot could change every Naples Park tax bill

Florida voters decide Amendment 3 on November 3, 2026. It needs 60 percent approval, and it would take effect January 1, 2027, first appearing on August 2027 notices and November 2027 tax bills. It is a proposal and not law, and it matters more to a Naples Park buyer than almost anything else on this page.

What it would do. The homestead exemption against non-school millages would rise to as much as $150,000 from January 1, 2027, then to as much as $250,000 from January 1, 2028, with annual inflation adjustments from 2029. The school portion stays at $25,000 and is carved out entirely. The current structure it would replace is a $25,000 exemption against all millages plus an inflation-adjusted $26,411 against non-school millages for 2026, $51,411 in total. The non-homestead assessment cap would fall from 10 percent to 5 percent, again non-school only. Save Our Homes is not eliminated, and portability is not changed.

The provision most likely to be misread, and it is the one that hits Naples Park hardest. Owners who are already permanent Florida residents as of December 31, 2026 would be eligible for the larger exemption from 2027. Anyone who establishes Florida residency on or after January 1, 2027 starts at a $50,000 new-resident exemption against non-school taxes and must hold a Florida homestead for four years before the larger exemption applies, first arriving on January 1 of the fifth year. A northern buyer who closes on a Naples Park house in 2027 and homesteads it does not get $150,000. Given that 33 percent of Naples Park single-family owners currently have an out-of-state mailing address, this is the difference between two very different tax futures, and the deciding date is December 31, 2026.

We are not going to tell you how to vote and we are not predicting the outcome. If it passes, the residency timing above is worth a conversation with your accountant before you close.

The Walk to the Gulf: Naples Park Beaches and Parks

The center of Naples Park sits exactly 1.00 mile in a straight line from the Gulf. The southwest corner of the grid is a 0.40 mile walk, roughly eight minutes, from the Vanderbilt Beach public access. From the US 41 side it is about 1.5 miles and roughly thirty minutes on foot. Walkability varies nearly fourfold across the grid.

How these distances were measured

We are disclosing the method because it is the difference between a measurement and a marketing claim. Grid corner coordinates were pulled as actual road intersection nodes from OpenStreetMap rather than estimated from a map image. Driving distances and times were computed by routing each corner over the real road network with the OSRM routing engine on the car profile at free flow speeds, with no live traffic. Straight line distance to the Gulf was computed to the nearest point on the Gulf side coastline, filtering out the Vanderbilt Lagoon and Water Turkey Bay water immediately west of Vanderbilt Drive, which would otherwise return a misleading 0.03 mile. Walking distances are real network distances along public streets; walking times are computed at a 3.0 mile per hour pace rather than routed, and should be read as estimates. Drive times exclude Naples season traffic, so treat every one as an off season floor.

Straight line to the Gulf

The “roughly one mile inland” framing is exactly right for the middle of the grid. The honest full statement is that Naples Park sits between about six tenths of a mile and about one and two thirds miles from the Gulf depending on which end of the grid you are standing on.

Walking to the beach

This is the single most useful measured fact for a Naples Park buyer and almost nobody publishes it. Naples Park is described vaguely as walkable to the beach. The truth is that west of about 8th Street North is a genuine beach walk and east of about 7th Street North realistically is not. That distinction is worth money and it should be priced.

Delnor-Wiggins Pass State Park

• 11135 Gulfshore Drive, Naples FL 34108, phone 239-409-0637. About one mile of relatively undisturbed barrier island.

• Hours: 8 a.m. to sundown, 365 days a year.

• Fees: $6.00 per vehicle with a limit of eight people; $4.00 for a single occupant vehicle; $2.00 for pedestrians, cyclists and extra passengers; and $5.00 additional for boat ramp use. Payment is exact change or QR code at the park.

• Active advisory effective April 18, 2025: drinking water is not available and temporary restrooms are in use. Check before you plan a day there.

• The single most useful operating fact for a resident: when the parking areas fill, the park closes to new vehicles but pedestrians and cyclists are still admitted. Cars are prohibited from waiting at the entrance until parking frees up. If you live in Naples Park you can always walk or bike in on a day when visitors are being turned away at the gate.

• Amenities include the beach, a boat ramp, canoe and kayak launch, restrooms, accessible amenities and beach wheelchairs on a first come basis. The boat launch reaches Water Turkey Bay and the Cocohatchee River estuary through Wiggins Pass.

Vanderbilt Beach and Conner Park

• Vanderbilt Beach has a Collier County public parking garage at the end of Vanderbilt Beach Road, 0.40 miles and about eight minutes on foot from the southwest corner of the grid.

• Conner Park, on Bluebill Avenue between Vanderbilt Drive and Gulf Shore Drive, functions as the overflow and park and ride lot for the beach. It is a 0.26 mile walk, about five minutes, from the northwest corner of the grid.

• Vanderbilt Beach was renourished between late October 2025 and January 2026. The segment from Delnor-Wiggins Pass State Park to Vanderbilt Beach Road was reported complete in the county’s December 24, 2025 update, with the remaining stretch finishing in late January 2026. 168,000 tons of sand had been placed as of that update, trucked from Stewart Materials in Immokalee, with another 48,000 tons expected. Total project cost was roughly $7.5 million across Vanderbilt and Pelican Bay beaches, with the Board authorizing $5.5 million in tourist development tax funding for the Vanderbilt Beach portion because Vanderbilt Beach is a public beach under County Ordinance 2018-31.

• Worth stating plainly: Naples Park residents get a bed tax funded, publicly maintained beach a short walk from the west edge of the neighborhood, and they pay nothing toward it through a private district the way Pelican Bay residents do.

The park that does not exist

The 2003 county consultant wrote the sharpest line anyone has written about this neighborhood, and it is still literally true in August 2026:

“Despite its name, Naples Park has practically no parks. Larger community and regional parks are available nearby, but there are no proper neighborhood parks or community squares that are accessible on foot or by bicycle and no public open spaces that are freely available for community gatherings.”

The Collier County Parks and Recreation master plan and the county’s 2025 parks impact fee study both list, for this area, a single entry: “Naples Park Elem/Starcher Petty, Community, 5.00 acres,” which is a joint use school site at 685 111th Avenue North on the grid’s northern boundary. There is no park inside the Naples Park grid. Conner Park, Vanderbilt Beach County Park and North Collier Regional Park are all outside it.

Schools Serving Naples Park

Naples Park is served by Naples Park Elementary School at 685 111th Avenue North, and Collier County Public Schools assigns Naples Park addresses to Aubrey Rogers High School. Most of the neighborhood feeds Pine Ridge Middle School. Attendance boundaries changed in August 2026 and the district disclaims placement, so confirm your specific address on the district’s own tool.

Naples Park Elementary School

Verified first party from the federal Common Core of Data, not from a school directory aggregator.

Naples Park Elementary enrolled 366 students in 2025-26, down from 384 in 2024-25. The Florida Department of Education has since released the 2025-26 membership file, and the school earned an A in the 2026 school grades, as did all three schools serving the grid. Enrollment at the other three also moved: Pine Ridge Middle from 791 to 750, North Naples Middle from 909 to 867, and Aubrey Rogers High from 1,496 to 1,611. Enrollment by grade in 2024-25 ran 22 in pre-kindergarten, 52 in kindergarten, 58 in first, 73 in second, 63 in third, 66 in fourth and 50 in fifth.

Middle and high school

Resolved by querying Collier County Public Schools’ own attendance zone address endpoint, the same records that back the public map, for the 2026-2027 school year.

• Every Naples Park address sampled is zoned to Naples Park Elementary for kindergarten through fifth grade. No elementary split was found anywhere in the grid.

• Every Naples Park address sampled is zoned to Aubrey Rogers High School, 15100 Patriot Place, Naples FL 34110. Zero exceptions across all sampled avenues.

• Gulf Coast High School is not the Naples Park high school. It appears widely in older material and returned for zero Naples Park addresses. Aubrey Rogers High School opened for the 2023-24 school year, the first new high school built in Collier County in nineteen years, and absorbed north county enrollment. Anyone still telling you Gulf Coast is stale by three years.

• The middle school for the body of the grid is Pine Ridge Middle School. Sampling returned Pine Ridge for 92 of 92 addresses on 91st Avenue North, 100 of 100 on 92nd, 100 of 100 on 101st, and for spot checks on 96th, 105th and 110th.

• There is one genuine split, and it is on 111th Avenue North. Of 100 records returned for that street, 87 are zoned Pine Ridge Middle and 13 are zoned North Naples Middle School at 16165 Learning Lane. The North Naples Middle addresses are all odd numbered, meaning the north side of the street; the Pine Ridge addresses are even numbered, the south side. The line appears to run down the centerline of 111th Avenue North. Naples Park Elementary’s own address, 685 111th Avenue North, returns North Naples Middle.

Why we route you to the district rather than assert a zone

Collier County Public Schools ran an attendance boundary modification at the elementary, middle and high school levels, affecting more than thirty schools, with approved changes taking effect in August 2026. The district also disclaims its own maps: “The completeness or accuracy of the mapping is not guaranteed nor should the user assume the results as a guarantee of student placement at any school.”

Confirm your address at zones.collierschools.com or by calling the CCPS Department of Student Assignment at (239) 377-0540. Note that the frequently circulated URL collierschools.com/boundary does not resolve to a lookup tool; it redirects to a boundary modification proposal page.

Daily Logistics in Naples Park: Transit, Groceries, and Healthcare

Naples Park has five supermarkets within about a mile including a Trader Joe’s on its own US 41 frontage, a hospital with a full emergency department under a mile from the northeast corner, and year round bus service on Collier Area Transit Route 11 with stops at 93rd, 99th, 104th, 108th and 111th Avenues North.

Groceries, and this is the finding that reframes the neighborhood

Five supermarkets, including a Trader Joe’s and a Whole Foods, all within roughly a mile, and Trader Joe’s literally on the neighborhood’s own frontage. That is an unusually dense grocery environment for a 1950s beach subdivision. Convenience scale grocery inside the frontage includes Sam’s Food Mart and Mermaid Food Store.

Healthcare and the nearest emergency room

NCH North Hospital, 11190 Health Park Boulevard, Naples FL 34110, (239) 624-5000, has an Emergency Department plus a separate OB Emergency Department and a separate Pediatric Emergency Department.

A hospital with a full emergency department, an obstetric emergency department and a pediatric emergency department under a mile from the corner of the neighborhood is a legitimately strong, checkable point, particularly for the retiree buyer this neighborhood attracts. NCH North sits at essentially the same latitude as Naples Park Elementary, straight across US 41 and a short way east. We were not able to confirm posted emergency department hours from the hospital’s own pages, so we are not printing an hours claim; call (239) 624-5000.

Everyday medical inside the US 41 frontage includes Naples Family Dental at the 104th Avenue North latitude, Fyzical Therapy and Balance Centers, Liquivida Wellness Center, McKenney Home Care and Premier Medical Concierge.

Transit

• Collier Area Transit Route 11, “US 41 Creekside,” runs year round and its published stop list includes stops named for Naples Park’s own avenues: 93rd, 99th, 104th, 108th and 111th Avenues North, plus Mercato and Pelican Marsh just south. Read together, the northbound leg runs the US 41 side of the grid and the southbound leg runs the Vanderbilt Drive side. Confirm the exact directional pattern on the CAT Route 11 map before relying on a specific stop.

• The free beach trolley is not what people describe. The “Beach Bus” and the “Paradise Beach Trolley” are one service, CAT Route 29. It is free, and it is a three stop shuttle, not a loop around Naples Park: Conner Park, Wiggins Pass Beach and Vanderbilt Beach. It does not enter the Naples Park street grid. It is also seasonal and weekend only. The 2026 season ran Friday February 13 through Sunday April 26, Fridays through Sundays, plus Presidents’ Day, plus the county spring break week of March 9 through 15 and the week of March 30 through April 5. Hours were 8:00 a.m. to 3:00 p.m. and 4:30 p.m. to 7:00 p.m., with a published midday gap, running roughly every 30 minutes. As of August 2026 it is not running, and no 2026-27 season has been posted.

• Collier Area Transit fares, confirmed September 2026: $2.00 one way full fare, $1.00 reduced, $3.00 for a day pass and $1.50 reduced, with free transfers for 90 minutes. The June 1, 2026 change was a migration to a new Go Pass card system, not a price increase, though a new physical card carries a $3.00 activation fee. Verify at the CAT fare page or call 239-252-7777 before relying on it.

Driving times

Measured by OSRM car routing at free flow speeds. Add meaningfully to all of these in season.

Everything else on the frontage

Within the US 41 frontage between roughly 91st and 111th Avenues North you will find five banks including TD Bank, Truist, Bank of America, First Citizens Bank and Suncoast Credit Union; four dry cleaners plus a laundromat in one mile of frontage; a shipping store; Tuffy Tire and Auto Service, a car wash and Advance Auto Parts; two barbershops and roughly a dozen salon, nail and spa businesses; two pet groomers and a Petland; two alterations shops; and the Vanderbilt Beach Library, a Collier County branch just south of the grid off US 41.

No United States Post Office branch was identified inside the grid. The only shipping features found are private stores. Confirm on usps.com before relying on that.

A geography note worth having: 111th Avenue North becomes Bluebill Avenue west of Vanderbilt Drive and runs to Gulf Shore Drive at the beach. 111th Avenue North is signed County Road 846 and Vanderbilt Drive is County Road 901.

The US 41 Business District in Naples Park Today

The Naples Park stretch of Tamiami Trail North is a classic mid century American highway commercial strip: one story buildings, shallow lots, individual curb cuts, parking in front, and an overwhelmingly independent, service oriented tenant mix. There is no anchor tenant inside the Naples Park segment. The anchors sit at the two ends, both outside the grid.

What is actually there

Working north from 91st Avenue North, the frontage carries a bank, a mattress store, a barbecue restaurant, a resale clothing store, a bicycle shop and a physical therapy clinic; then Naples Park Plaza, holding a diner, a taqueria, a music store, a shipping store, a coin dealer, a nail salon, a pet groomer, a thrift and alterations shop and a hair salon; then a wellness center, a concierge medical practice, a home care agency, a resale shop, a check casher, two pizza restaurants, a Greek cafe, a French cafe, a dry cleaner and a laundromat; then a country club restaurant and a car wash; then the densest independent node in the corridor, holding a Mexican grill, two more pizza restaurants, a sushi and Thai restaurant, a convenience store, a phone store, three nail salons, a dry cleaner, two barbershops, a hair salon, a kitchen remodeler and a piano gallery; then a dental practice; then Trader Joe’s at 10600 Tamiami Trail; then a cafe, more nail and beauty businesses and an alterations shop, and the start of the big box cluster.

The only national names on the Naples Park frontage itself are a bank, a phone store, a beauty supply store, a bicycle brand store, a sandwich chain and, at the north end, Trader Joe’s. Everything else is independent. Individual tenants turn over, so treat any specific business named here as needing a check before you rely on it; the pattern is the durable part.

The anchors are at the ends:

• South end: Mercato, the lifestyle center at Vanderbilt Beach Road and US 41, immediately below 91st Avenue North, with Whole Foods Market, Nordstrom Rack, Ulta Beauty, J.Crew, Tommy Bahama, Warby Parker, Sur La Table, Shake Shack, The Capital Grille, Rocco’s Tacos, Bar Tulia, The Hampton Social, Blue Martini and more. The Pavilion Shopping Center sits nearby on the west side of US 41.

• North end: a big box cluster on the east side of US 41 between roughly 110th Avenue North and Immokalee Road, with Hobby Lobby, Marshalls, HomeSense, Five Below, Dollar Tree, Petland, Havertys, Men’s Wearhouse, First Watch, P.F. Chang’s, Connors Steak and Seafood and several fast casual restaurants, plus the Publix and Walmart Supercenter noted above.

The honest answer to “what happened to the Business 41 chapter”

The 2003 plan devoted an entire chapter and a supporting retail market analysis to revitalizing the US 41 business district and better integrating it with the neighborhood. It proposed 8 and a Half Street, a new privately created north and south business access street behind the highway businesses, carrying live and work combinations, mixed dwelling types and pedestrian oriented commerce as a transition between the highway and the single family blocks. It proposed a Naples Park zoning overlay so those rules could apply here without applying countywide. It proposed a community redevelopment area to fund it.

None of it happened. The strongest proof that 8 and a Half Street never existed is Ordinance 2010-19, which enumerates every street and block in Naples Park for culvert pipe sizing. Its exhaustive list covers 91st through 111th Avenues North plus 6th, 7th and 8th Streets North and the east side of Vanderbilt Drive. There is no 8 and a Half Street and no north and south street of any name between 8th Street North and US 41.

What did change is the ends. Mercato opened at the south end. A big box cluster and Trader Joe’s arrived at the north. Naples Park got the retail access the plan wanted residents to have, but it arrived as regional highway retail on the neighborhood’s edges rather than as the integrated, pedestrian oriented frontage the plan proposed. What is on US 41 today is what the market built without a plan, and it is a genuinely convenient, genuinely unlovely, entirely functional strip.

What Is Coming: The Naples Park Civic Pipeline

Four things are in the pipeline around Naples Park: a $22.6 million FDOT rebuild of US 41 letting on February 24, 2027; the completed Vanderbilt Beach renourishment; Wiggins Pass maintenance dredging; and the next Basin 101 utility project on 103rd and 104th Avenues North. Nothing programmed widens US 41 through Naples Park.

FDOT is rebuilding US 41 past Naples Park

FPID 441512-1, US 41 (State Road 45) resurfacing, from north of Old US 41 to south of Gulf Park Drive.

In FDOT’s own words the project will “extend the life of the roadway, enhance safety, and improve travel conditions,” with “milling and resurfacing of existing pavement, updating roadway drainage, upgrading traffic signals with new mast arms, lighting enhancements, and updating signing and pavement markings.”

Two points that matter to a Naples Park owner:

• No FDOT project in the District One program widens US 41 through Naples Park. The programmed work here is resurfacing and rehabilitation, not capacity expansion. A buyer worried about the highway being widened into the neighborhood can be told, with a date and a source, that nothing of the kind is programmed as of August 2026.

• Median modifications are proposed at three locations, and none of them is in Naples Park. They are at US 41 and Gulf Park Drive, US 41 and Ridge Drive, and US 41 just south of Banyan Road. As currently designed, this project does not close or modify any median opening serving Naples Park. Design can change, so date that statement.

The Naples Park frontage from 91st to 111th Avenue North falls inside the published limits, though FDOT describes the northern terminus two different ways in two documents and the 4.707 mile length does not reconcile cleanly with both. Confirm the exact station limits with the project manager before relying on the work reaching a specific cross street. Public meetings were already held on October 21 and October 23, 2025. With a February 2027 letting, construction would most plausibly begin in 2027 and run into 2028, which is a sequence rather than a published start date.

Beach renourishment and Wiggins Pass dredging

• Vanderbilt Beach renourishment is complete, finished January 2026, $5.5 million of tourist development tax money, 168,000 tons of sand placed as of the December 2025 update with roughly 48,000 more to follow. The beach turnaround at the end of Vanderbilt Beach Road was closed to traffic for the duration, a concrete example of how beach access parking gets disrupted during this kind of work.

• Collier County has run fifteen truck haul renourishment projects in the past ten years, plus four emergency beach berm projects completed in 2023 after Ian.

• A county release published April 7, 2026 states that “Naples Beach is scheduled for critical beach renourishment in November 2026.” That most plausibly refers to the City of Naples beach segment rather than the Vanderbilt segment, which was just completed, and we are not going to state that Naples Park’s beach is being renourished again without confirming the segment with Coastal Zone Management at (239) 252-2922.

• Wiggins Pass maintenance dredging is out under Collier County solicitation 26-8661R, “Wiggins Pass and Doctors Pass Maintenance Dredging Project 2026, Grant Funded.” Two conflicting cubic yard figures are in circulation for the Wiggins Pass volume, so this page publishes neither. The Coastal Advisory Committee packet or the bid tabulation is the place to resolve it. Why a Naples Park buyer cares: Wiggins Pass is the inlet at the north end of Delnor-Wiggins Pass State Park, and the state park boat ramp reaches the Gulf through it. Shoaling there is a recurring navigability issue for boat owners in and around Naples Park.

Basin 101

Covered in full above. The short version for this section: 103rd and 104th Avenues North are next, at an estimated $22,767,638, advertised March 31, 2026 under solicitation 26-8647, with the contract award not yet published as of August 2026, construction estimated to begin in the second quarter of fiscal 2027 and final completion estimated in the first quarter of fiscal 2029. 91st Avenue North follows, in design, with construction estimated in the second quarter of fiscal 2028.

Two things people will tell you are local, and are not

The Vanderbilt Beach Road Extension is not a Naples Park project. It runs from Collier Boulevard east to 16th Street Northeast, a seven mile new roadway in eastern Collier County serving Golden Gate Estates. Phase One opened to traffic on June 12, 2026. Collier Boulevard is roughly ten miles inland of Naples Park. The name looks local and the news is fresh, which is exactly why the error keeps getting made. It touches nothing between 91st and 111th Avenue North.

The Airport Road widening is not a Naples Park project either. Airport-Pulling Road is roughly four miles east of the grid.

What we could not establish, and are flagging rather than guessing

• ⬜ Pending rezonings within a mile of the grid. Collier County’s land use application index and Planning Commission packets are not searchable from outside, and the Growth Management portal requires an interactive parcel or petition number query. We are not going to publish a pending rezoning claim we could not verify. The route to close it is the county GIS parcel viewer for the US 41 frontage parcels, the last four Planning Commission agenda packets, and the Collier Clerk legal notices site.

• ⬜ Annual Update and Inventory Report level of service figures. The county’s AUIR indexes by roadway link and service district rather than by neighborhood, so the relevant lookups are the US 41 link and the 111th Avenue link in the transportation element.

• ⬜ Named, funded capital projects for Conner Park or the Vanderbilt Beach parking facility. Both facilities exist. No current capital project for either was found.

Honest Pros and Cons of Naples Park

The honest case for Naples Park is location, land value and freedom from an association. The honest case against it is drainage, construction, the absence of any design control and a tax reset that hits new buyers hard. Everything below is tied to a figure or a source on this page rather than to an opinion.

The genuine advantages

• No HOA, and the only neighborhood specific taxing district costs about $4.10 a year on a million dollar assessment. No dues, no CDD, no architectural review, no rental approval, no board.

• Location that cannot be replicated. The grid center is exactly one mile from the Gulf, the southwest corner is a 0.40 mile walk to public beach access, downtown Naples is about 18 minutes off season and RSW about 39 minutes.

• A hospital with a full emergency department, plus separate OB and pediatric emergency departments, 0.94 miles from the northeast corner.

• Five supermarkets within about a mile, including a Trader Joe’s on the neighborhood’s own frontage and a Whole Foods at Mercato.

• Land value that is doing the work. Two thirds of the assessed value of the neighborhood is dirt, and the dirt is on a county land schedule of $52 to $78 per square foot at assessed value. Assessed value is not market value, but land has been the durable asset here for seventy five years.

• Real freedom to build. No lot coverage cap, no floor area ratio cap, a 35 foot height limit and a 3,150 square foot footprint on a single lot. For an owner who wants to build what they want, this is the least restricted good location in North Naples.

• Roughly half the avenues have already received brand new water, sewer, stormwater and asphalt through Basin 101, at county and state and federal cost, with the county stating in writing that “there are no special assessments associated with this work.”

• Publicly funded beach maintenance. Vanderbilt Beach was renourished with $5.5 million of bed tax money, and Naples Park residents pay nothing into a private district for it.

• A genuine civic institution. The Naples Park Area Association has run a clubhouse at 654 104th Avenue North since 1957, with open monthly meetings November through April.

The genuine disadvantages

• The drainage system is half built and the county says so. The secondary system was recommended in 1988 and never constructed. Even after Basin 101, the county states plainly that “upon completion of the stormwater improvements, streets will still flood during intense rainfall events” and that the neighborhood drains more slowly at high tide.

• Roughly a quarter of the grid area is in the Special Flood Hazard Area, with base flood elevations of 9 to 11 feet NAVD88 and a one foot freeboard requirement on top.

• Construction is a condition of ownership for the next decade or two. Basin 101 runs 10 to 20 years. When it reaches your avenue you will sign a Right of Entry, lose an hour of water, watch the right of way cleared of trees and shrubs to about 20 feet from the pavement, and live with the work.

• No design control, ever. No architectural review, no overlay, no R-NP district, and a twenty two year record of the county declining to create one. Your neighbor can build a 35 foot tall, 3,150 square foot footprint house on the lot beside you, and there is no board to appeal to.

• No sidewalks and no park inside the grid. Thirteen avenues sit on the MPO’s requested list and the MPO’s own adopted position is that sidewalks here “remain controversial; lack broad public support.”

• The tax reset is brutal for a buyer. The median homesteaded Naples Park house is sheltering $344,106 under Save Our Homes, 54 percent of its market value, and none of that transfers with the house.

• The 50 percent rule is a live constraint on older AE zone homes. With a median derived improvement value of $177,252 across the neighborhood and $115,433 on 1970s stock, a substantial renovation can cross the threshold quickly and trigger full elevation compliance.

• A guest house or income casita is effectively impossible. One acre required, seven lots needed, and renting one is a code violation on its face.

• Code enforcement is the only governance, and it is not anonymous. A neighbor problem is your problem to report by name, and unresolved violations become recorded liens that can complicate a closing.

• The neighborhood is losing its year round population. Down 14.7 percent between 2010 and 2020, with 253 of the 264 lost households being renters and seasonal use units more than doubling.

Neither list is a sales pitch. If you want an association to enforce standards, a gate, a pool and a landscape contract, Naples Park is the wrong neighborhood and there are better fits a few minutes away. If you want the Gulf a walk away, land you actually control and no board, there is nothing else quite like it in Collier County.

Thinking of Selling Your Naples Park Home?

Selling a Naples Park home is not like selling anywhere else in North Naples, because in Naples Park you are usually selling two different products at once: a house to a family, and a lot to a builder. Getting that positioning right, and knowing which buyer pool your parcel actually belongs to, is the entire difference in the outcome.

If you are searching for the best listing agent for Naples Park, or thinking “I need to sell my house in Naples Park and I want it done right the first time,” this is the section to read.

Your listing credentials, and what you get when you list with us

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

What Naples Park homes actually sold for in the last 12 months

Before you price anything, this is the market you are pricing into.

Source: Southwest Florida MLS Matrix, pulled August 10, 2026, all 131 records verified inside ZIP 34108.

Two of those numbers should shape your expectations before you list. The average sale to list ratio is 92.9 percent, which means the typical Naples Park seller accepted about seven percent under asking, so an aspirational list price does not survive contact with this market. And the average time to contract is 102 days against a median of 65, a gap that tells you the slow listings are very slow: overpriced Naples Park homes do not sit for an extra two weeks, they sit for an extra two quarters. There are currently 80 active Naples Park listings at 7.3 months of supply, which is buyer’s market territory. Pricing correctly on day one is the entire game here. The full breakdown, including the avenue by avenue distribution, is in the Naples Park market snapshot above.

The two buyer pools, and why the choice is worth money

Pool one is the end user. A family, a snowbird, a retiree who wants a house near the beach with no HOA. That buyer is paying for the structure, the condition, the roof age, the impact windows, the kitchen and whether the street floods. For that buyer, presentation, documentation and staging matter enormously.

Pool two is the builder or the land buyer. That buyer is paying for the dirt, the lot width, the flood zone, the setbacks and what the code lets them put on it. On the 2025 certified roll, 89.5 percent of Naples Park single family parcels are assessed with the land worth as much as or more than the house standing on it, and the recorded sale data shows lots trading and structures coming down within the same year. Assessed value is not market value, but that ratio tells you how often pool two is in the room.

A listing marketed only to pool one, in a neighborhood where pool two is 89.5 percent of the value story, leaves money on the table. So does the reverse. Our job is to figure out which pool your specific parcel belongs to, or whether it belongs to both, and to run a process that puts them in competition rather than in sequence.

What we bring to a Naples Park listing

• Parcel level positioning. Flood zone from the current FEMA panel, Basin 101 utility status for your avenue, land versus improvement value from the certified roll, setback and buildable envelope math from the code, and the Save Our Homes reset your buyer is walking into. We put all of it in front of the buyer before they can use it against you in negotiation.

• Premium marketing built for both pools. Professional photography, drone and cinematic video for the end user; and for the builder, a clear, documented statement of lot dimensions, zoning, buildable envelope, flood zone and utility status. Different buyers, different collateral, one process.

• A qualified buyer database built over two decades across the Bonita Springs, Estero and Naples corridor, including builders who work this neighborhood.

• Honest, documented positioning of roof age, wind mitigation credits, flood zone, elevation certificate status and permit history. In a neighborhood with a high rate of older, altered and sometimes unpermitted structures, getting ahead of that is what keeps a deal together in the inspection period.

• A closing coordinator and a marketing director on staff, so the transaction actually gets managed.

What is your Naples Park home worth?

Get a free home valuation at mcgreevyandcomisar.com/home-valuation.

Or talk to Jesse direct at (239) 898-6072. Text or call, confidential conversations welcome. Buyers, call Marc at (239) 287-5873.

A dedicated Naples Park seller page and a dedicated Naples Park home valuation page are queued as part of our Naples Park coverage. Until they are published, the phone numbers above and the valuation link are the fastest route to a real answer.

Seller mini-FAQ

• What is my Naples Park home worth? It depends on the block, the flood zone, the lot configuration, the age and condition of the structure, and whether your parcel is worth more to a builder than to a family. We give you a comp backed number and show you the math on both scenarios. Call Jesse at (239) 898-6072.

• Should I renovate before I sell? In Naples Park, often no, and sometimes emphatically no. If your house is a candidate for demolition, money spent on finishes is money you will not recover. If it is a candidate for a family, targeted work on roof, windows, paint and landscaping usually pays. That is a conversation to have before you spend, not after.

• Do I have to disclose flooding? Florida sellers must disclose known material defects affecting value that are not readily observable. Prior flooding, prior insurance claims and prior substantial damage determinations belong in that conversation with your attorney or title agent. In this neighborhood a documented, honest history is an asset, because the buyer is going to find out anyway.

• What if my avenue is scheduled for Basin 101? Say so, and say when. Buyers discover it, and discovering it late costs you more than disclosing it early. On a completed avenue it is a genuine selling point: new water, new sewer, new stormwater and new asphalt.

• Can I sell to a builder directly and skip the listing? You can, and sometimes it is the right answer. It is very rarely the right answer without first testing the market, because a single unsolicited offer is not a price discovery process. We will tell you honestly when it is.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

Your Local Real Estate Experts for Naples Park

McGreevy and Comisar are Jesse McGreevy and Marc Comisar of Domain Realty, and they lead the Domain Realty Group team in Southwest Florida. Naples Park sits in the heart of the North Naples corridor they have worked for two decades, and this page is a fair sample of the depth they bring to a Naples Park listing or purchase.

Why work with us in Naples Park

• We read the primary records. The plat, the Land Development Code, the certified assessment roll, the FEMA flood layer, the county’s project board and the Board of County Commissioners minutes. Everything on this page traces to one of those.

• We know the difference a block makes here. Whether you are on the west side or the east side of 104th Avenue North, whether your avenue is through Basin 101, whether you are inside the Special Flood Hazard Area, and whether your lot is one platted lot or two. Those four questions change the answer to almost every other question.

• We work both sides of the teardown line. our team has closed transactions with families buying well kept older houses and with builders buying lots, and we have represented owners in both directions.

• We tell you the parts that are not flattering. The flooding, the construction, the tax reset, the absence of design control. A buyer who learns those from us before closing is a buyer who does not renegotiate or walk in week three.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

McGreevy and Comisar is a top-reviewed Naples Park realtor with a long record of genuine five star client reviews.

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

Get in touch

• Jesse McGreevy: (239) 898-6072 · [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

• More about the team: About McGreevy and Comisar

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

Naples Park is one of several North Naples neighborhoods we cover in depth. Start with our Naples area guide for the wider market, or call us and we will send you the parcel level read on any Naples Park address. Sellers: call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873.

Frequently Asked Questions: Naples Park Buyer Edition

These are the questions Naples Park buyers actually ask, answered from the recorded plat, the Land Development Code, the certified assessment roll, the FEMA flood layer and Collier County’s own project board. Where the honest answer is that no authoritative number exists, we say so rather than estimate.

1. Where exactly is Naples Park, Florida?

Naples Park is an unincorporated neighborhood in Collier County, Florida, in ZIP code 34108. It occupies the grid from 91st Avenue North to 111th Avenue North between Vanderbilt Drive on the west and Tamiami Trail North, US 41, on the east. It is roughly 1.25 miles north to south by about 1.0 mile east to west, and the center of the grid sits exactly one mile from the Gulf.

2. Does Naples Park have an HOA?

No. Naples Park has no homeowners association, no property owners association, no master association and no community development district. There are no recorded architectural covenants, no design review board and no rental approval process. The Naples Park Area Association is a voluntary 501(c)(3) civic and social club founded in 1957 with a clubhouse at 654 104th Avenue North; it has no covenants, no assessment authority and no land use power.

3. What are HOA fees in Naples Park?

There are none, because there is no association. The only neighborhood specific line on the tax bill is the Naples Park Area Drainage Improvement Municipal Service Taxing and Benefit Unit, levied at 0.0041 mills in fiscal 2026, which is about $4.10 a year on a property with a $1,000,000 taxable value.

4. How big is a Naples Park lot?

The original platted lot is 50 feet wide by 135 feet deep, 6,750 square feet, about 0.15 acre. End and corner lots run 55 feet wide. The Collier County Property Appraiser still carries 6,750 square feet as the land unit on typical Naples Park parcels, and 61.9 percent of all parcels in the neighborhood are exactly one platted lot.

5. What zoning is Naples Park?

Naples Park is zoned RMF-6, Residential Multi-Family-6, at Collier County Land Development Code section 2.03.02.B. Older documents cite 2.03.01.D, which was the section number before the residential districts were renumbered. RMF-6 is a generic countywide district, not a Naples Park district, and that mismatch is the central zoning fact about this neighborhood.

6. Can I build a duplex on a Naples Park lot?

Not on one lot. RMF-6 requires 12,000 square feet and 80 feet of width for a duplex, and even the relief provision for nonconforming lots of record at LDC 9.03.03 A.6 sets a hard floor of 9,750 square feet. One Naples Park lot is 6,750 square feet. Two combined lots, 13,500 square feet and 100 feet wide, make the site conforming and allow a duplex, with a ceiling of two units.

7. How big a house can I build on one Naples Park lot?

The buildable envelope on a single original lot is 35 feet wide by 90 feet deep, a 3,150 square foot maximum footprint, under a 35 foot height limit. There is no maximum building coverage and no floor area ratio in RMF-6, and the county’s 60 percent open space rule does not apply to single family lots under 2.5 acres. Confirm any specific parcel with Collier County Zoning at (239) 252-2400.

8. Is Naples Park in a flood zone?

Naples Park is in several. By area the grid is roughly 66.6 percent shaded Zone X500, 26.7 percent Zone AE inside the Special Flood Hazard Area and 6.6 percent unshaded Zone X, on FEMA panels 12021C0189J and 12021C0193J effective February 8, 2024. There is no Zone VE anywhere inside the grid. Zone boundaries run mid block in places, so check the specific parcel.

9. Which street in Naples Park has the lowest flood risk?

On the sampled grid, 104th Avenue North is the driest avenue: every sampled point across its full width returned Zone X500, outside the Special Flood Hazard Area. The small pocket of unshaded Zone X, the highest ground in the neighborhood, sits in the 600 and 700 blocks between 97th and 101st Avenues North. That is sample point resolution, not a parcel level determination.

10. Do I need flood insurance in Naples Park?

If your structure is in Zone AE and you have a federally backed mortgage, purchase is mandatory. In X500 and X it is not required. Collier County still recommends it, noting that over 25 percent of flood insurance claims nationwide come from structures in X and X500 zones. Collier is a Community Rating System Class 5 community, giving eligible policies a 25 percent discount, and there is a 30 day waiting period after application.

11. Why do Naples Park streets flood?

Because only half the drainage system was built. The county installed the primary underground drainage in Spring 1997, but the secondary system, the roadside swales on the avenues and their hydraulic connections to that primary trunk, was recommended in a June 1988 engineering study and never constructed. The primary system was also designed for ten year road protection only, with no attenuation or water quality treatment function.

12. What is Basin 101 and will it tear up my street?

Basin 101 is Collier County’s Public Utility Renewal program for Naples Park, replacing water, wastewater and stormwater infrastructure across the whole grid over ten to twenty years. Roughly eleven of the twenty one avenues are finished. 103rd and 104th Avenues North are next at an estimated $22.77 million. When it reaches your avenue you will be asked to sign a Right of Entry, and the right of way in front of your house will be cleared.

13. Is Naples Park walkable to the beach?

It depends entirely on which end of the grid you are on. The southwest corner is a 0.40 mile walk, roughly eight minutes, to the Vanderbilt Beach public access. The northwest corner is about 0.51 miles to the sand at Bluebill Avenue. From the US 41 side it is about 1.5 miles and roughly thirty minutes. Walkability varies by nearly a factor of four across a neighborhood one mile wide.

14. What schools serve Naples Park?

Naples Park Elementary School, PK through 5, sits inside the grid at 685 111th Avenue North with 384 students in 2024-25. Collier County Public Schools zones Naples Park addresses to Aubrey Rogers High School, and most of the neighborhood to Pine Ridge Middle School, with the odd numbered north side of 111th Avenue North going to North Naples Middle. Boundaries changed in August 2026; confirm at zones.collierschools.com.

15. Is Gulf Coast High School the Naples Park high school?

No. Aubrey Rogers High School is, and has been since it opened for the 2023-24 school year. Gulf Coast High appears in older material and returned for zero sampled Naples Park addresses when the district’s own attendance zone data was queried for the 2026-2027 year. Always confirm your specific address on the district tool.

16. What is the nearest hospital to Naples Park?

NCH North Hospital at 11190 Health Park Boulevard, (239) 624-5000, with an Emergency Department plus separate OB and Pediatric Emergency Departments. It is 0.94 miles and about two and a half minutes from the northeast corner of the grid, and about 2.0 miles and five and a half minutes from the center.

17. How far is Naples Park from downtown Naples and the airport?

From the center of the grid, about 9.7 miles and roughly 18 minutes to Fifth Avenue South in downtown Naples, and about 27.6 miles and roughly 39 minutes to Southwest Florida International Airport. Those are free flow drive times measured over the real road network with no traffic, so add meaningfully to both in season.

18. Is there public transit in Naples Park?

Yes. Collier Area Transit Route 11, “US 41 Creekside,” runs year round with stops named for 93rd, 99th, 104th, 108th and 111th Avenues North. The free Paradise Beach Trolley, CAT Route 29, is a separate seasonal weekend only three stop beach shuttle that does not enter the Naples Park grid. CAT changed its fare system on June 1, 2026, so check the live fare page.

19. Are there parks in Naples Park?

Not inside the grid. The county’s own consultant wrote in 2003 that “despite its name, Naples Park has practically no parks,” and it is still literally true. The only county inventory entry for the area is the five acre joint use school site at Naples Park Elementary. Conner Park, Vanderbilt Beach County Park, Delnor-Wiggins Pass State Park and North Collier Regional Park are all outside the grid.

20. Can I put a guest house or casita on my Naples Park lot?

Effectively no. Collier County requires a minimum lot area of 43,560 square feet, one full acre, and 105 feet of width for a guesthouse. That is seven contiguous Naples Park lots. And LDC 5.03.03 B states that “leasing or renting a guest accommodation facility shall constitute a violation of this LDC,” so even if you assembled the land you could not rent it.

21. What is the population of Naples Park?

The 2020 Census counts 5,092 residents in the Naples Park census designated place, down 14.7 percent from 5,967 in 2010. Housing units rose over the same decade from 3,299 to 3,346. The population fell because 264 dwellings stopped being year round homes, 253 of those households were renters, and seasonal and occasional use units more than doubled from 338 to 738.

22. Is Naples Park a good place to buy in 2026?

That depends entirely on what you want. If you want beach proximity, land you control and no association, Naples Park has no real substitute in Collier County. If you want enforced design standards, a gate, amenities and a maintenance contract, it is the wrong neighborhood. We will give you the honest read on your specific parcel. Call Marc at (239) 287-5873.

23. Is Naples Park a gated community?

No. Naples Park has no gate and no guardhouse, because it has no association of any kind to run one. The avenues are public Collier County roads, open around the clock. That means no guest passes and no gate fee on your tax bill, and it also means no association standing between you and your neighbor.

24. Can I stop my neighbor from short-term renting in Naples Park?

Not through an association, because Naples Park has none. Your leverage is Collier County Ordinance 2021-45. A qualifying rental must be registered with the county, must display its registration number in every advertisement, and must name a responsible party reachable at any hour. Violations go to county code enforcement, where fines run to $500 per violation per day.

The registration thresholds and the ordinance text are in the short-term rental section above.

Frequently Asked Questions: Naples Park Seller Edition

These are the questions Naples Park sellers ask, answered for a neighborhood where the land is often worth more than the house and where two very different buyer pools may be bidding on the same address. Sellers, call Jesse McGreevy direct at (239) 898-6072.

1. Who is the best listing agent for Naples Park?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar of Domain Realty are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they price Naples Park from the certified assessment roll, the flood panel, the code and the county’s utility schedule rather than from a ZIP wide median. Call Jesse direct at (239) 898-6072.

2. What is my Naples Park home worth?

It depends on four things that change the answer more here than almost anywhere: which side of 104th Avenue North you are on for flood zone, whether your avenue has completed Basin 101, whether your parcel is one platted lot or two, and whether the structure is worth more standing or gone. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.

3. Is my Naples Park house worth more as a teardown?

Sometimes, and the tax roll tells you when to take the question seriously. On the 2025 certified roll, 2,399 of 2,680 Naples Park single family parcels, 89.5 percent, carry assessed land value at or above assessed improvement value. Assessed value is not market value, but if your improvement value is a small fraction of your land value, the builder pool is a real bidder and should be in the process.

4. Should I renovate my Naples Park home before selling?

Often no. If your house is a demolition candidate, money spent on kitchens and finishes is money you will not recover, because the buyer is not paying for the building. If it is an end user house, targeted work on roof, windows, paint and curb appeal usually pays. Get the read before you spend, not after.

5. How do you market a Naples Park listing differently?

We market to two pools at once. For the end user buyer, professional photography, drone and cinematic video plus honest documentation of roof, windows, flood zone and elevation. For the builder or land buyer, a clear package of lot dimensions, zoning, the buildable envelope from the code, flood zone and Basin 101 utility status. Different collateral, one process, two bidders.

6. What do I have to disclose about flooding when I sell in Naples Park?

Florida sellers must disclose known material defects affecting value that are not readily observable to a buyer. Prior flooding, prior insurance claims and any prior substantial damage determination belong in that conversation with your attorney or title agent. In Naples Park a documented, honest history is an asset, because a buyer with a lender, an insurer and an inspector will find it anyway.

7. Does an unfinished Basin 101 schedule hurt my sale?

It changes the conversation rather than killing it. Buyers discover the schedule, and discovering it late costs you more than disclosing it early. If your avenue has completed the work, new water, new sewer, new stormwater and fresh asphalt are a documented selling point worth naming in the listing.

8. My avenue just finished Basin 101. How do I use that?

Name it explicitly, with the completion date, the contractor and the scope, and pair it with the Right of Entry work already done on the property. A buyer comparing your listing to one on an avenue scheduled for construction in fiscal 2028 is comparing two very different next five years, and most listings never make that comparison for them.

9. Do I owe a special assessment for the county’s utility work?

Collier County states in writing, in its own resident letter for the 98th and 99th Avenue project, that “there are no special assessments associated with this work.” The Naples Park drainage taxing unit in county code is a separate legal mechanism, and no non ad valorem assessment for utility renewal work has been shown on the tax roll. Confirm your specific parcel’s tax bill at closing.

10. How does the 50 percent rule affect my sale?

If your house is in Zone AE with a lowest floor below base flood elevation plus one foot, a buyer planning a renovation is buying a constraint. Half of the Property Appraiser’s improved value is the threshold, and the median derived improvement value in Naples Park is $177,252. Knowing where your house falls, and saying so, protects your price from a late renegotiation.

11. Should I get an elevation certificate before I list?

If your house is in the Special Flood Hazard Area, usually yes. It answers the insurance question, the 50 percent rule question and the lender question at once. Collier County holds elevation certificates for structures built in unincorporated Collier after September 14, 1979 in A or V zones, and publishes an Elevation Certificate search on its flood map viewer. The Flood Information Hotline is (239) 252-2942.

12. Will a buyer’s tax bill be higher than mine?

Almost certainly, and by a lot. The median homesteaded Naples Park parcel shelters $344,106 under Save Our Homes, 54 percent of its just value. That shelter dies on the January 1 after the sale. Handle it openly in the marketing rather than letting the buyer discover it during due diligence, because a surprised buyer renegotiates.

13. Can I sell my Naples Park lot directly to a builder?

You can, and occasionally that is the right answer. It is rarely the right answer without first testing the market, because one unsolicited offer is not price discovery. If a builder has approached you, call Jesse at (239) 898-6072 before you sign anything, and we will tell you honestly whether the number is good.

14. What are seller closing costs in Collier County, Florida?

The usual Florida seller side items are the brokerage fee, documentary stamps on the deed, title related charges where the seller customarily pays them in the county, prorated taxes and any municipal or county lien search and estoppel style fees that apply. Exact allocation is negotiable and varies by contract. We show you the net sheet math before you list.

15. How long does it take to sell a house in Naples Park?

That is a market question, and this page deliberately does not publish market timing figures for Naples Park because the community level sold data has not been pulled and slotted in yet. We will not estimate it. Call Jesse at (239) 898-6072 and we will run the current numbers for your specific block and product type.

16. Should I sell my Naples Park home myself?

You can, and in a neighborhood where a share of buyers are builders it can look deceptively simple. The risk is specific here: a for sale by owner seller typically reaches one pool, usually whichever one knocked on the door, and never learns what the other pool would have paid. That gap is normally much larger than the fee.

17. Do I need to fix unpermitted work before selling?

Address it, at minimum. Naples Park has a high rate of older, altered and sometimes unpermitted structures, and Collier County’s permit archive goes back to 2011 and is searchable per parcel. Unresolved code enforcement fines become recorded liens under Collier County Code of Ordinances section 2-2030, superior in dignity to most other claims, which is a title problem at closing rather than a marketing problem.

18. Should I run a lien search before I list?

Yes. Recorded code enforcement liens attach to the land and, under the ordinance, to other property owned by the violator, and they surface at the worst possible moment. Collier County Code Enforcement is at (239) 252-2440. Finding a lien in week one is an inconvenience; finding it in week six is a price concession.

19. Does my swale or culvert matter when I sell?

It can. Collier County Ordinance 2010-19 sets block by block minimum culvert pipe sizes across Naples Park from 15 to 30 inches and marks most blocks of 111th Avenue North and 8th Street North as allowing no new swale enclosures. If a previous owner enclosed a swale without a permit, that is a right of way issue a buyer’s inspector may raise.

20. Is a double lot worth more than two single lots?

It depends on what the buyer wants to do. Two combined lots make the site conforming at 100 feet of width, unlock a duplex as of right and roughly triple the single family buildable footprint to 7,650 square feet. But under LDC 9.03.03 A.4 a tax roll combination is reversible, while recording a unified legal description plus an approved development permit is the point of no return. That flexibility is itself worth money, and it should be marketed.

21. Can I sell one of my two Naples Park lots separately?

Usually yes, if the only thing you ever did was combine them under one folio for tax purposes; LDC 9.03.03 A.4 expressly allows severing them back to their original legal descriptions. If a unified legal description was recorded and a development permit was approved for the unified parcel, the property cannot be split again except as the code then allows. Check the recorded instruments before you market either scenario.

22. My house is a rental. Does that change how I should sell?

It changes the buyer pool and the timing. An occupied long term tenancy narrows your buyer set and complicates showings. A registered short term vacation rental with clean compliance under Collier County Ordinance 2021-45 and a documented Department of Business and Professional Regulation license is a genuine asset to an investor buyer. Have the paperwork ready before the first showing.

23. When is the best time of year to list in Naples Park?

Southwest Florida’s buyer traffic is seasonal, and North Naples in particular fills with out of state buyers from roughly January through April. That said, listing decisions here turn as much on your specific parcel and buyer pool as on the calendar. Call Jesse at (239) 898-6072 and we will build the timing around your situation rather than a rule of thumb.

24. What paperwork should I gather before listing my Naples Park home?

Survey, elevation certificate if you have one, roof permit and wind mitigation report, any Basin 101 Right of Entry documentation, permit history for additions and pools, insurance claim history, and if applicable the short term vacation rental registration and state license. In a no HOA neighborhood there is no association package to fall back on, so your own documentation carries more weight than usual.

25. There is no HOA, so what does a buyer’s lender or insurer ask for instead?

Typically the elevation certificate, the four point inspection on older homes, the wind mitigation report, roof age and the flood zone determination. Those replace the estoppel and association questionnaire that a lender would request in a deed restricted community. Having them ready shortens the contract to close timeline materially.

26. My neighbor’s property is in bad condition. Does that affect my sale?

It can, and with no HOA the only remedy is Collier County Code Enforcement at (239) 252-2440. Since July 2021 Florida law has barred anonymous complaints, so you must give your name and address. The county also runs a North Naples District Community Task Force meeting on the third Wednesday of every other month at North Collier Regional Park, which is the closest thing this neighborhood has to a standing forum.

27. Is it a problem that Naples Park has no design control?

For some buyers it is a feature and for others it is a risk, and it cuts both ways for a seller. It means a builder can put a large modern house next to yours with no board to object. It also means your buyer can do whatever they want with your house. Position honestly to the buyer who values the freedom.

28. How does the Naples Park drainage taxing unit show up on a buyer’s tax bill?

As a very small line. The Naples Park Area Drainage Improvement Municipal Service Taxing and Benefit Unit levied 0.0041 mills in fiscal 2026 and generates about $11,786 a year in total, which is roughly $4.10 on a $1,000,000 taxable value. Note that its boundary is larger than the neighborhood and includes parts of Conner’s Vanderbilt Beach Estates and land south of 91st Avenue.

29. Do you handle out of state or absentee Naples Park sellers?

Yes, and it is a large share of this neighborhood. On the 2025 certified roll, 1,033 of 3,201 Naples Park parcels carry an out of state or out of country owner mailing address, led by Illinois, New York, Canada, Massachusetts and Ohio. Remote sale management, vendor coordination and electronic closing are routine here rather than an exception.

30. What if my Naples Park house took damage in Hurricane Ian?

Say so, document the repairs and produce the permits. A repaired and permitted house is a sellable house; an unpermitted repair is a title and insurance problem. If the county made a substantial damage determination on your structure, that determination and the compliance work that followed are material, and they are also often a selling point, because a home elevated to base flood elevation plus one is a better insurance risk.

31. Why should I list with McGreevy and Comisar rather than the agent who sold me the house?

Because Naples Park has changed more in the last five years than in the previous twenty five, and the pricing question here is no longer a comparable sales exercise alone. It is a question about land, code, flood zone and utility schedule. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and a page like this one is the evidence of how we work. Call Jesse at (239) 898-6072.

32. What is the first step if I am thinking about selling?

A conversation and a number, with no obligation. Start with the free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072. If you are buying at the same time, Marc handles the purchase side at (239) 287-5873, and we coordinate both so you are not selling into a gap.

Sources and Authoritative References

Every source below is a government agency, a codified ordinance, a statute, a primary recorded document, the county’s own commissioned consultant work product, or the regional multiple listing service for the market data. No brokerage, agent site, listing portal, travel review site or lifestyle blog is cited anywhere on this page, and Wikipedia is not used.

County tax roll, parcel counts and assessed values

• Collier County Property Appraiser bulk tax roll, 2026 preliminary roll, file published 2026-08-29, tables for parcels, legal descriptions, buildings, sales, land, use codes and six years of real-property value history. Collier publishes the complete roll as downloadable bulk files. Every parcel count, year-built figure, land-share figure, teardown-versus-infill split, ownership figure, tax-bill median and assessed-value series on this page was computed directly from those files, parcel by parcel, for the 3,211 parcels whose recorded legal description names Naples Park.

• Florida Department of Revenue, 2025 certified county tax roll extract, used for the 2025 certified figures and cross-checked against Collier’s own 2025 certified values.

Flood mapping and floodplain administration

• Collier County, "Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk," published August 19, 2026, for the preliminary FIRM release date, the 90-day appeal period and the summer 2027 target effective date.

• Collier County Community Planning and Resiliency, Floodplain Management FAQ and the March 2026 Floodplain Protection Newsletter, for the county’s Community Rating System Class 5 standing and the 25 percent NFIP discount.

• Collier County Building Review Division, Analysis of Substantial Improvement or Repair of Substantial Damage, packet version dated January 5, 2026.

Property tax law and the 2026 ballot

• Florida House of Representatives, CS/HJR 1F as passed in the June 2026 special session, and the accompanying staff analysis, for the Amendment 3 provisions, the November 3, 2026 ballot date, the 60 percent threshold and the four-year new-resident waiting period.

• Florida Department of Revenue, for the 2026 inflation-adjusted additional homestead exemption of $26,411 and the 2026 Save Our Homes cap of 2.7 percent.

• Collier County FY 2026-27 Tentative Budget, transmittal dated July 15, 2026, for the tentative countywide and unincorporated millage rates and the Naples Park Area Drainage MSTU rate and fund budget.

Schools and transit

• Collier County Public Schools, 2026-27 interactive attendance-zone service, queried per address for the Naples Park grid.

• Florida Department of Education, 2025-26 student membership and the 2026 school grades.

• Collier Area Transit, published route and fare pages, for Route 11, Route 29 and the September 2026 fare schedule.

Market data

• Southwest Florida MLS Matrix, matrix.swflamls.com, residential closed and active statuses for the Naples Park subdivision in ZIP code 34108, and all closed sales in ZIP code 34108 for the benchmark comparison. Pulled August 10, 2026. Subscription access for licensed members, so there is no public link to give you. All 131 Naples Park closed records were read line by line and verified inside ZIP 34108, and the same query run without the ZIP filter returned the same 131 records. Aggregates only are published here.

Recorded plat, origin and the parcel record

• Collier County Clerk of the Circuit Court, County Official Records map and plat search

• Collier County Clerk, COR Access home and disclaimers

• Collier County Clerk, COR Public Inquiry System user guide

• Collier County Clerk, records search index

• Collier County Property Appraiser, real property search. The Property Appraiser publishes its complete parcel, sales and building data as bulk files rather than through the site search, and the figures on this page were computed from those files.

• Florida Division of Corporations, M.H. Davis Properties, Inc., document 165414, filed June 6, 1951

• Library of Congress, Chronicling America full text newspaper search, 1949 to 1956

• State Library and Archives of Florida, Florida Memory search

• University of Florida Digital Collections search

Zoning, the Land Development Code and county ordinances

• Collier County Land Development Code, Chapter 2, Zoning Districts and Uses, including RMF-6 at 2.03.02.B and the overlay districts at 2.03.07

• Collier County Land Development Code, Chapter 4, Site Design and Development Standards, including 4.01.02, 4.02.01, 4.02.03 and 4.05.03

• Collier County Land Development Code, Chapter 5, Supplemental Standards, including 5.03.03 Guesthouses

• Collier County Land Development Code, Chapter 9, including 9.03.03 Nonconforming lots of record

• Collier County Land Development Code, Chapter 1, Definitions

• Municode full text search of the Collier County codes for “Naples Park”

• Collier County Staff Clarification SC 06-04, Calculation of Density in RMF-6 Zoning, December 1, 2006

• Collier County Land Development Code amendment log

• Collier County Code of Ordinances, Chapter 122 Article XLV, Naples Park Area Drainage Improvement Municipal Service Taxing and Benefit Unit

• Collier County Code of Ordinances, Chapter 110, Division 2, Swale and Culvert Ordinance for Naples Park

• Collier County Ordinance 98-1, the Naples Park swale and culvert ordinance

• Collier County Ordinance 2010-19, block by block culvert pipe sizes for Naples Park

• Collier County right of way ordinances and resolutions, including Ordinance 2003-58

• Collier County Code of Ordinances, Chapter 2 Article IX, Consolidated Code Enforcement Regulations

• Collier County Code of Ordinances, Chapter 26 Article X, Short-Term Vacation Rental Registration, Ordinance 2021-45

• Collier County Code of Ordinances, comparative table of ordinances

• Collier County Growth Management Plan, Future Land Use Element as amended by Ordinance 2024-46, Policy 4.8

• Collier County comprehensive plan and area master plans

• Collier County land use applications index

• Collier County advertised public hearings and Planning Commission packets

• Collier Clerk legal notices

The 2003 Naples Park Community Plan, prepared for Collier County by a team headed by Dover, Kohl and Partners

• Naples Park Community Plan project page and status

• Title page and Executive Summary

• Chapter 1, The Community Planning Process

• Chapter 2, Naples Park: The People and The Place

• Chapter 3, Improving Transportation in Naples Park

• Chapter 4, Solving Chronic Flooding in Naples Park

• Chapter 5, US 41 Business District

• Chapter 6, Eight Steps to Strengthen Naples Park

• Chapter 7, Implementing the Naples Park Community Plan

• Appendix A, Demographic Data

• Appendix B, Retail Market Analysis

• Appendix C, Drainage Analysis

• Appendix D, The Citizen Planner Pack

• Appendix E, CDBG Details

• Appendix F, CRA Details

• Toward Better Places, the Community Character Plan for Collier County, the plan’s parent document

The Board of County Commissioners record, 2002 to 2004

• BoCC minutes, January 27, 2004, the plan declared dead

• BoCC meeting recap, January 27, 2004, the 5 to 0 tally

• BoCC agenda packet, January 27, 2004, staff executive summary and the Trullinger public opinion survey final report

• BoCC minutes, June 10, 2003, the Naples Park Area Association 85 percent vote

• BoCC agenda packet, October 28, 2003, Chairman Henning’s letter to Naples Park residents

• BoCC agenda, October 22, 2002, the Dover, Kohl and Partners contract amendment

• BoCC minutes, January 8, 2002, development of the Naples Park Community Plan approved

• Collier Clerk record of Ordinance 98-001

• Collier County Ordinance 2018-31, Vanderbilt Beach as a public beach

• Collier County BoCC meeting, October 14, 2025, DEP Grant Agreement L0018 for the 103rd and 104th Avenues project

• Collier County community redevelopment agency, administered through the Clerk

Collier Metropolitan Planning Organization

• Collier MPO 2045 Long Range Transportation Plan, the Naples Park walkable community study never approved

• Collier MPO Bicycle and Pedestrian Master Plan, approved October 10, 2025

• Collier MPO bicycle and pedestrian program

Flood mapping, FEMA and the 50 percent rule

• FEMA Map Service Center, search by address for panels 12021C0189J and 12021C0193J

• FEMA National Flood Hazard Layer public map service

• FEMA National Flood Hazard Layer overview

• FEMA Risk Rating 2.0 methodology

• FEMA P-758, Substantial Improvement and Substantial Damage Desk Reference

• Collier County Floodplain Management

• Collier County Substantial Damage Determinations

• Collier County Analysis of Substantial Improvement or Repair of Substantial Damage packet with the 50% cost estimate worksheet, January 5, 2026

• Collier County Floodplain Management frequently asked questions

• Collier County Floodplain Protection Newsletter, March 2025

• Collier County 2024 Coastal RiskMAP Flood Insurance Study

• Collier County building bulletin A-133, compliance with ASCE 24-14

• Collier County flood map and Elevation Certificate search

• Collier County 2024 DFIRM viewer

• Collier 311 knowledge base, 2024 Collier County coastal flood map adopted February 8, 2024

• Collier County Flood Damage Prevention Ordinance, Code of Ordinances Chapter 62

• Collier County post hurricane information

• Collier County Local Mitigation Strategy, 2025

• Collier County public record requests

Hurricane Ian

• NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, AL092022

• National Weather Service Miami, Post Tropical Cyclone Report, Hurricane Ian

Basin 101 and the Public Utility Renewal program

• Collier County Public Utility Renewal program, Basin 101 overview and project board

• Public Utility Renewal program overview

• 95th Avenue North project

• 96th Avenue North project

• 98th and 99th Avenue North project

• 105th and 106th Avenue North project

• 107th Avenue North project

• 108th and 109th Avenue North project

• 110th Avenue North project

• Vanderbilt Drive and cul-de-sacs project

• Vanderbilt Drive cul-de-sacs stormwater management detail

• Creekside Force Main Phase 1

• Creekside Force Main Phase 2

• Bluebill Avenue force main

• 8th Street interceptor sewer

• Basin 101 neighborhood pump stations rehabilitation

• US 41 North water main replacement Phase 2

• Neighborhood information meeting letter for 98th and 99th Avenues North, the Right of Entry process, September 18, 2023

• Resident notification, 110th Avenue North water service reconnection process

• Public information meeting presentation, what to expect during construction

• Collier County utility projects and engineering

• Collier County strategic initiatives and strategic priorities, FY26 second quarter update

• Collier County procurement calendar, solicitation 26-8647, Naples Park 103rd and 104th Avenues North bid opening

• Collier County Public Utilities GIS hub, searchable current projects map

Assessment roll, taxation and permitting

• Florida Department of Revenue 2025 certified assessment roll, published as FDOR Cadastral 2025 by the Florida Geographic Information Office

• Florida Department of Revenue, Property Tax Oversight, request assessment roll and GIS data

• Florida Department of Revenue, 2023 Collier County taxing authority code descriptions, code 102 Naples Park Drainage MSTU

• Collier County final budget public hearing, fiscal year 2026

• Collier County fiscal year 2027 tentative budget book

• Collier County Tax Collector, 2018 taxing authority summary

• Collier County Growth Management Department, how to search the GMD public portal

• Collier County CityView public permitting portal

• United States Census Bureau, Building Permits Survey

Census and demography

• United States Census Bureau, 2020 Census Demographic and Housing Characteristics file, Naples Park CDP

• United States Census Bureau, 2010 Census Summary File 1, Naples Park CDP

• United States Census Bureau geocoder

• United States Census Bureau TIGERweb transportation map service

Schools

• National Center for Education Statistics, Common Core of Data, Naples Park Elementary School

• Collier County Public Schools attendance zone lookup

• Collier County Public Schools attendance boundaries

• Collier County Public Schools boundary modification

• Collier County Public Schools schools directory

• Naples Park Elementary School

• Collier County Public Schools, school tax information

Beaches, parks, coastal projects and transit

• Florida State Parks, Delnor-Wiggins Pass State Park

• Delnor-Wiggins Pass State Park hours and fees

• Delnor-Wiggins Pass State Park handheld map

• Collier County beach renourishment project update, December 24, 2025

• Collier County, upcoming beach renourishment project needs help with easements, April 7, 2026

• Collier County Coastal Zone Management

• Collier County procurement, solicitation 26-8661R, Wiggins Pass and Doctors Pass maintenance dredging 2026

• Collier County Coastal Advisory Committee agenda, January 8, 2026

• Collier County Parks and Recreation

• Collier County Parks and Recreation master plan, 2018

• Collier County parks and recreation impact fee update study, October 2025

• Collier County Public Library

• Collier Area Transit routes and stop inventory

• Collier Area Transit fare information

• Collier Area Transit, the Beach Bus and Paradise Beach Trolley season

• Collier Area Transit maps and schedules

Roads and the civic pipeline

• FDOT District One, FPID 441512-1, US 41 State Road 45 resurfacing

• FDOT FPID 441512-1 public meetings newsletter, October 2025

• FDOT FPID 441512-1 public meeting display boards

• FDOT District One, FPID 444321-1, US 41 at Bonita Beach Road study

• FDOT District One Collier County construction projects

• FDOT District One Collier County future projects

• Collier County Transportation Engineering projects

• Collier County Vanderbilt Beach Road Extension, which is not a Naples Park project

• Collier County Vanderbilt Drive bicycle and pedestrian safety study

• Collier County transportation planning studies

Code enforcement, short term rentals and civic bodies

• Collier County, report a code violation

• Collier County Code Enforcement in your community, including the North Naples District task force

• Collier County Code Enforcement online complaint portal

• Collier County Code Enforcement Board

• Collier County advisory boards and authorities roster

• Collier County Public Transit and Neighborhood Enhancement, list of MSTUs with advisory committees

• Collier County short-term vacation rental registration

• Florida Statutes section 162.06, code enforcement procedures and the anonymous complaint bar

• Naples Park Area Association

State of Florida appropriations and funding

• Florida Senate, Local Funding Initiative Request 3446, Naples Park Public Utility Renewal 103rd and 104th Avenues

• Florida General Appropriations Act, FY2024-25, as enrolled

• Florida appropriations, FY2015-16 special session

• Florida appropriations, FY2016-17

Healthcare

• NCH North Hospital

• NCH North Hospital Emergency Department

Measurement tools, disclosed as method

• OpenStreetMap Overpass API, used to pull grid corner intersection nodes and business geography

• OSRM routing engine, car profile, used for network distances and free flow drive times

• Nominatim geocoder

Downloadable Documents and Primary Records

These are the primary documents behind this page. Every one is hosted by the issuing authority rather than by us, so you are reading the original rather than our copy of it. Naples Park has no HOA document set, so the public record below is the whole of it.

A technical note. The fifteen Naples Park Community Plan documents are hosted on the planning consultant’s archive, which returns an error to automated link checkers while serving normally in a browser. If an automated tool reports these as broken, open one in a browser before believing it.

Questions about any of these documents and what they mean for your specific Naples Park property? Sellers, call Jesse McGreevy direct at (239) 898-6072. Buyers, call Marc Comisar at (239) 287-5873.