Naples Reserve is a gated, all-ages community off US-41 East in Naples: 1,075 homes on 688 acres, 22 lakes, and amenities included in the assessment with no membership or initiation. Talk to McGreevy and Comisar before you buy or sell here.
Naples Reserve is a gated, all-ages, 688-acre master-planned lake community in unincorporated Collier County, off Greenway Road just north of US-41 East in South Naples. It holds eleven named neighborhoods, 1,088 platted homesites, a 125-acre private lake, and a resort amenity campus whose access is included in the assessment rather than sold as a membership.
That single paragraph already corrects four claims that circulate about this community, including two that sit on pages ranking on the first page of Google today. Naples Reserve is not 668 acres. It is not a golf community. It is not a 55-plus community. And Ashton Woods is not “the builder,” it is one of eight, and it was the sole builder in exactly one of the eleven neighborhoods.
This guide is built from primary records: four Collier County PUD ordinances, the Community Development District’s adopted budgets and audited financial statements, twenty recorded association instruments read off their own recording stamps, FEMA’s 353-page Letter of Map Change revalidation for Collier County, the county’s own flood map media release published on 19 August 2026, the Collier County Public Schools accountability brief, and 228 recorded deeds pulled from the Clerk of the Circuit Court between January 2025 and August 2026. Where a fact is not established, this page says so and names what would establish it.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar have sold Southwest Florida real estate since 2004 and have led their own team since October 2008. For Naples Reserve specifically, the advantage is documentary: this page carries the ordinance that removed the golf course, the nine FEMA fill letters that decide how your home is actually insured, and the 2024 amendment that now requires board approval on a sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate.
McGreevy and Comisar are a top-reviewed Naples real estate team on Google.
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Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. 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). More about the team is on our about page.
The nine facts below are the ones that most change a buying or selling decision at Naples Reserve, and most of them are not published anywhere else.
The essentials
The community and how it was built
Money, governance and rules
Amenities and lifestyle
Risk, location and what is coming
Deciding, buying and selling
Reference
Living in Naples Reserve means a gated South Naples address roughly 1.6 miles from a Publix, about 13 miles from Fifth Avenue South, and about 12 miles from Marco Island, on a 688-acre site organised around water. Daily life runs on a 125-acre lake, a beach made of imported white sand, five clay tennis courts, and a resident-only cafe that opened in 2026.
The community sits on the north side of US-41 East at Greenway Road, roughly 1.5 miles east of Collier Boulevard and about 0.4 miles north of the highway, in the language the Community Development District uses to describe itself. That places Naples Reserve in a part of Collier County that most buyers arrive at by accident and then reconsider seriously, because the price per square foot is materially lower than comparable product in North Naples while the drive to the Gulf, to downtown and to Marco Island is measured in minutes rather than hours.
Naples Reserve is an all-ages community, and the recorded record supports that plainly. There is no age restriction in the Amended and Restated Declaration, in Article V of its use restrictions, in the Second Amended and Restated Bylaws, or in any of the eleven amending instruments. The Bylaws at Article I, Section 1.1 describe the corporation as organised “for the purpose of operating a residential homeowners association pursuant to Florida Statute Chapter 720, The Homeowners’ Association Act.” A Chapter 720 association with three operating public schools zoned to it is not an active-adult community.
In practice the buyer pool splits four ways, and the community’s own price bands make the split visible:
The Island Club opens at 6:00 AM and closes at 10:00 PM. The fitness centre opens at 5:00 AM, has a movement studio and no showers. The pool opens a half hour after sunrise and closes a half hour before sunset, which the association attributes to Florida Department of Health rules rather than to its own preference. Match Point runs 7:00 AM to 10:00 PM under lights. The Reserve Club Cafe and The Gazebo Bar serve Wednesday through Sunday and are closed Monday and Tuesday, cashless, residents and their guests only.
The gate house is staffed 6:00 AM to 10:00 PM by St. Moritz Security Services and monitored the other eight hours by a remote video guard, which is a more precise and more honest description than the “24-hour manned gate” phrase that circulates. There is a dedicated resident lane that reads an RFID windshield sticker and refuses fobs and guest passes, and a staffed guest lane running the ZUUL access platform.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. If you are weighing a purchase here, the two questions worth answering before you write an offer are which flood determination attaches to the specific address and what the estoppel certificate discloses about the association’s current assessment and any pending special assessment. We do both as a matter of course. Start at our buying page, or if you already own here, get a current position from our home valuation tool and then call Jesse McGreevy at (239) 898-6072.
The Naples Reserve market is a four-band market, not a single price point, and any page quoting one range for the whole community is describing a spread of roughly six times from the villa floor to the Parrot Cay ceiling. Recorded deed considerations between January 2025 and August 2026 run from a $425,000 Coral Harbor villa to a $2,675,000 Parrot Cay estate, setting aside the two partial-interest outliers flagged in the table below at $151,379 in Mallard Point and $365,000 in Parrot Cay.
Naples Reserve recorded 65 closed sales in the Southwest Florida MLS in the twelve months ending 26 August 2026, at a median of $886,000 and a combined $73,345,050 in volume. Half of those homes went under contract within 35 days, and the median closing came in at 96.52 percent of the last asking price.
Measure | Closed, trailing 12 months |
|---|---|
Closed sales | 65 |
Median sold price | $886,000 |
Average sold price | $1,128,385 |
Range | $430,000 to $2,400,000 |
Median days on market | 35 |
Median sale to list | 96.52 percent |
Median living area | 2,438 sq ft |
Median price per sq ft | $402 |
The negotiation picture is the part most pages leave out. Of those 65 homes, 54 closed below their asking price, 9 closed exactly at it, and only 2 closed above it. A seller who prices at the top of the band here should plan on negotiating.
Twenty Naples Reserve homes were active on the same pull date, at a median asking price of $1,214,500 and a median 112 days on market, ranging from $510,000 to $2,195,000. Measured against 65 closings in twelve months, that is roughly 3.7 months of inventory.
The gap between those two sets is the most useful number on this page for anyone pricing a home here. What is currently for sale asks a median of $1,214,500 and has been sitting a median of 112 days. What actually sold carries a median of $886,000 and went under contract in a median of 35 days. The inventory sitting longest is priced well above the level at which this community is genuinely transacting.
Naples Reserve is not one market, and a single community-wide median describes almost nobody in it. Below are the same 65 closings split by neighborhood. The count sits beside every median deliberately, because four of these eleven rest on four sales or fewer, and a median built on three sales is an anecdote rather than a market.
Neighborhood | Closed sales | Median closed price |
|---|---|---|
Parrot Cay | 9 | $2,050,000 |
Bimini Isle | 3 | $1,900,000 |
Crane Point | 4 | $1,600,000 |
Canoe Landing | 5 | $1,475,000 |
Sparrow Cay | 5 | $1,425,000 |
Savannah Lakes | 5 | $1,065,000 |
Sutton Cay | 4 | $911,250 |
Half Moon Point | 7 | $800,000 |
Egret Landing | 7 | $682,000 |
Mallard Point | 4 | $590,000 |
Coral Harbor | 12 | $458,750 |
One caution applies to every figure above. These are MLS closings, and they are not the same population as the recorded deed considerations shown elsewhere on this page. Recorded deeds capture cash purchases and family transfers the MLS never sees, and they carry no days on market and no asking price, so the two sets answer different questions and must never be averaged together. A further limit worth stating plainly: builder closings frequently never enter the MLS at all, so these 65 understate how many homes actually changed hands, and the figures above are best read as a picture of the resale market.
Source: Southwest Florida MLS, filtered on the Naples Reserve development record, pulled 26 August 2026. Every row returned carried Naples Reserve as its development and Naples as its city, and the eleven neighborhoods above are the only ones the MLS returned.
Everything in the table below comes from recorded deed consideration at the Collier County Clerk of the Circuit Court, which is the figure Florida documentary stamp tax was paid on. It is not an MLS closed price and it is not the same population. Recorded deeds include cash and builder-adjacent transfers the MLS never sees, and they carry no list price and no days on market. We tracked 228 recorded deeds across the five recorded legal families that cover this community between 1 January 2025 and 24 August 2026, and excluded 99 of them as nominal transfers under $50,000 or with no stated consideration, which leaves the 129 arm’s-length deeds counted in the table below.
Neighborhood | Arm’s-length deeds | Low | Median | High |
|---|---|---|---|---|
Coral Harbor (villas) | 25 | $425,000 | $460,000 | $575,000 |
Mallard Point | 8 | $151,379 (partial-interest outlier) | $625,000 | $745,000 |
Egret Landing | 20 | $600,000 | $725,000 | $875,000 |
Half Moon Point | 11 | $580,000 | $750,000 | $886,000 |
Sutton Cay | 7 | $805,000 | $1,025,000 | $1,500,000 |
Savannah Lakes | 9 | $750,000 | $1,065,000 | $1,395,000 |
Sparrow Cay | 8 | $1,020,000 | $1,412,500 | $2,050,000 |
Canoe Landing | 11 | $1,285,000 | $1,530,000 | $1,812,500 |
Crane Point | 7 | $1,295,000 | $1,800,000 | $2,375,000 |
Parrot Cay | 16 | $365,000 (partial-interest outlier) | $1,887,000 | $2,675,000 |
Bimini Isle | 7 | $1,612,500 | $1,925,500 | $1,950,000 |
Source: Collier County Clerk of the Circuit Court Official Records, recorded consideration, harvested 24 August 2026.
Naples Reserve cannot be materially expanded. The Community Development District’s assessable-unit roll is identical at 1,088 units across the FY2026 adopted budget and the FY2027 proposed budget, meaning no new lots are being platted. Sixty-six units of PUD entitlement were never used and no petition has been filed to use them since 2014. Roughly thirteen platted lots remained unbuilt at the county’s June 2026 count. For a buyer, that means the resale market is the market. For a seller, it means your competition is a known and finite set of addresses.
Naples Reserve was entitled in 1999 as a 552-unit golf community with two eighteen-hole courses, sat unbuilt through the boom, was re-entitled in 2007 for 1,154 units, changed hands to an iStar affiliate in 2009, had its golf course formally deleted by ordinance in 2012, opened for sales in 2015, and finished its horizontal infrastructure in October 2021. That twenty-two year sequence explains almost everything odd about the community’s public record.
Date | Instrument | What it did |
|---|---|---|
8 June 1999 | Ordinance 99-42 | Rezoned 688 acres from Rural Agricultural to PUD. 552 units, 3.5 acres commercial, two eighteen-hole golf courses. Later repealed |
2004 | Resolution 04-219 | Extended the PUD approval to 8 June 2008. Nothing was built |
13 November 2007 | Ordinance 07-71 | Repealed 99-42, rezoned to RPUD, raised the entitlement to 1,154 dwelling units |
24 July 2012 | Ordinance 12-29 | Removed the golf course, rewrote permitted uses, development standards, deviations, the master plan and developer commitments |
June 2014 | Ordinance 14-25 | The current controlling PUD document. Approved 1,050,000 cubic yards of excavation and off-site hauling, and raised the preserve from 63.7 acres to 72.6 acres |
Collier County’s own PUD Master List cell still shows the superseded 63.7-acre preserve figure that Ordinance 14-25 changed. That observation is arguably more useful than the number itself: it tells you the county’s summary tables lag its own ordinances, which is exactly why this page cites the ordinance rather than the summary.
The original 1999 petitioner was Naples Reserve Golf Club, Inc. (Florida document P99000009911, now inactive). Between 2005 and 2012 the developer was Naples Reserve, LLC (L05000062029), whose petitioner was Anthony Salce of Gulf Coast Development Group; that entity voluntarily dissolved on 11 June 2012. The current owner-developer entity is SFI Naples Reserve LLC (M09000002198), a Delaware company registered to do business in Florida on 9 June 2009, still ACTIVE, with its 2026 annual report filed on 30 January 2026 and its member of record shown as CARET Ventures LLC, care of Safehold Inc.
The declarant of the recorded covenants is SFI Naples Reserve, LLC. It is not a builder. Any copy that says a homebuilder “designed the community” has the relationship backwards.
The cleanest non-marketing corroboration of the iStar link sits in the Community Development District’s audited financial statements, which name “the developer of the District, iStar Financial, Inc.” in their own words. That is a government audit describing the developer, not a brochure describing itself.
The developer’s official marketing site has been offline since at least August 2024, returning a Cloudflare 525 SSL handshake failure on every route tested, with the last successful Internet Archive capture dated 2 October 2022. That matters twice: the developer’s own marketing material is no longer a live citable source, and there is no developer-run web presence competing for Naples Reserve searches.
The exact statutory turnover date from the developer to the residents is not established. The corporate record shows an amendment filed 14 December 2020, amended annual reports in September and November 2021, and a registered-agent change on 8 March 2021 that moved the association’s address to 14885 Naples Reserve Circle. That cluster is the signature of a control handover in the 2020 to 2021 window. The turnover meeting date itself would come from the association’s board minutes or the recorded Chapter 720.307 turnover notice.
Naples Reserve occupies 688 acres in Section 1, Township 51 South, Range 26 East, with 72.6 acres of recorded preserve and 22 District-owned lakes covering 214.76 acres. The PUD ceiling is 1,154 dwelling units, 1,088 homesites were platted across eleven neighborhoods, and Collier County counted 1,075 of them built as of 11 June 2026.
The 668-acre figure is a digit transposition, and it is worth naming its origin honestly: an exact-phrase search for “668 acres” with Naples Reserve returns two results, and the first of them was our own live page. That page is what this guide replaces.
Five independent routes land on 688 or within a few acres of it:
One warning for anyone checking this themselves: you will encounter “668 acres” inside the OCR text layer of a Collier County growth management document. That is a machine misreading a bracket as a one, not a corroborating source.
This is the single most commonly mangled set of numbers about Naples Reserve, because four different figures circulate and all four are correct measurements of different things.
Figure | What it measures | Source |
|---|---|---|
1,154 | Dwelling units entitled by PUD Ordinance 07-71 and carried forward | Collier County PUD Master List, 11 June 2026 |
1,088 | Homesites platted, and the CDD’s assessable-unit count | Naples Reserve CDD adopted FY2026 budget and proposed FY2027 budget |
1,075 | Single-family homes built | Collier County PUD Master List, 11 June 2026 |
971 | Occupied households, a census-widget estimate | Third-party census widget, not a primary count |
The spread is the content. Roughly thirteen platted lots remained unbuilt, and sixty-six units of entitlement were never used. Treat “roughly thirteen” as a soft number: the county’s developed count and the District’s assessment roll are maintained on different cycles.
The safe public phrasing, and the one we use: Naples Reserve was approved for up to 1,154 homes on 688 acres, 1,088 homesites were platted across eleven neighborhoods, and Collier County recorded 1,075 of them as built as of June 2026. The community is effectively finished.
Phase 1 platted 497 lots across Parrot Cay, Sparrow Cay, Savannah Lakes, Egret Landing and Mallard Point. Phase 2 platted 591 lots across Coral Harbor, Canoe Landing, Crane Point, Bimini Isle, Sutton Cay and Half Moon Point. 497 plus 591 is 1,088, and the 591 figure appears verbatim in the District’s audited financial statements as the Phase 2 lot count, which is a clean independent cross-check of the split rather than an arithmetic coincidence.
The authoritative lake count comes from the Naples Reserve Community Development District’s own Quality Assurance Audit for lake maintenance, a field audit conducted 13 May 2024 and presented in the District’s June 2024 board packet: “There are (22) District owned Lakes, totaling 214.76 acres.”
The association’s own home page currently says 21 freshwater lakes. Developer marketing from 2019 and 2020 said 22 lakes and 245 acres of water. A field-audited government record beats both a stale association web page and a builder brochure, and the 30-acre gap between 214.76 and 245 is most likely explained by water surface sitting inside preserve tracts, littoral shelf and tracts never conveyed to the District. We publish 214.76 acres and attribute it to the District that owns and maintains those lakes.
Eagle Lake is 125 acres and 23 feet deep, man-made and freshwater. The 125-acre figure comes from a board-approved governing document, the Resident Boat Rules and Regulations approved 10 January 2024, not from a brochure. The depth and the man-made and freshwater characteristics come from the developer’s own January 2020 FAQ sheet.
The lakes are owned by the Community Development District, not by the homeowners association, and their primary purpose is stormwater management. The boat rules say so in terms: “While we enjoy our lakes for recreational use, the lakes are owned by the CDD and serve a primary purpose of storm water management.”
Ordinance 14-25 raised the recorded preserve from 63.7 acres to 72.6 acres. The northern edge of the community backs onto the Picayune Strand State Forest, which the developer’s own material describes as 76,000 acres of protected pinelands and cypress swamps, and the developer’s January 2020 FAQ answered the question “What will be built on the land north of the property?” with a single word: “Nothing.”
Naples Reserve does not have a golf course. Collier County Ordinance 12-29, adopted 24 July 2012 on the petition of SFI Naples Reserve, LLC, exists specifically to remove the golf course from the PUD and to rewrite the permitted uses, development standards, deviations, master plan and developer commitments around a lake community instead.
Because the PUD’s legal name was never changed. The community was entitled in 1999 as Naples Reserve Golf Club with two eighteen-hole courses, and Collier County still lists the PUD under that name in its own Appendix F list of PUD ordinances. The zoning name is a 1999 artifact. The golf course it refers to was deleted by ordinance fourteen years ago and never built in the first place.
This is not a trivial point of trivia. The question “does naples reserve have a golf course” surfaces in Google autocomplete from sixteen distinct stems, including stems that contain no golf word at all, such as “can naples reserve h”, “naples reserve has a” and “will naples reserve”. It is the most stem-broad question about this community in a 328-entry harvest, and Google currently serves phantom related searches for a Naples Reserve golf course scorecard, a golf course map and a golf membership cost. None of those things exist.
The 1999 entitlement contemplated two eighteen-hole courses on 688 acres. What was built instead is 22 lakes totalling 214.76 acres, a 72.6-acre preserve, a nearly two-mile linear park, a one-mile rowing lane, and 1,088 homesites. In practical terms, the water that would have been golf course lakes became the community’s defining amenity, and the fairway acreage became homesites and preserve.
Yes, but not inside the gate and not on any membership tied to the association. There is no bundled golf, no equity membership, no initiation fee and no golf dues at Naples Reserve, because there is no club entity of any kind. Buyers who want bundled golf in South Naples should be looking at communities that carry a golf club as a separate corporate entity with its own membership documents. Naples Reserve’s entire governing-document library, which runs to fifteen declaration instruments, sixteen policies and twelve rules documents, contains no membership plan, no initiation schedule and no equity or non-equity membership category at all. That absence is a converging null, not an oversight.
The only golf-adjacent document in the whole library is a set of Golf Cart Use Restrictions dated 27 March 2018, because Naples Reserve is a golf-cart-friendly community in the sense that residents may drive carts on community streets. Carts must be stored in the garage when not in use, never on the driveway, and there is a golf cart registration form.
Naples Reserve is governed by a single entity, Naples Reserve Homeowners Association, Inc., Florida document N13000008242, a Chapter 720 homeowners association filed 12 September 2013 and currently active. There are zero sub-associations, zero condominium associations and zero condominium units anywhere inside the community’s eleven neighborhoods.
Three different instrument counts appear on this page and they are three nested sets, not three answers to the same question. Twenty is the association’s full recorded library as published in its own document index, which includes the Articles of Incorporation, the Bylaws and a 1998 roadway easement that predates the community. Fifteen is the declaration family inside that library. Eleven is the number of instruments that amend the operative 2015 Amended and Restated Declaration. So when this page says a term appears in none of the eleven amending instruments it means those eleven, and when it says the governing-document library contains no membership plan it means the whole twenty.
The 20 December 2023 Corrective Certificate of Amendment contains a scrivener’s error in its recital, describing “The original Declaration of Condominium for Naples Reserve” recorded at Official Records Book 4953, Page 3586. The instrument actually recorded at that book and page is a Declaration of Covenants, Conditions and Restrictions, as its own face page shows. That is boilerplate contamination in an amendment template. Naples Reserve is not a condominium, and anyone who reads that recital in isolation will reach the wrong conclusion about milestone inspections, reserves and financing.
The association’s officers and directors on the annual report filed 2 April 2026 are President Heidi Devlin, Vice President Lowell Price, Treasurer Howard Futterman, Secretary Dino Lanno and Director Ben Garfunkel. Every one of them lists the community’s own address, 14885 Naples Reserve Circle, rather than a developer office. Turnover from the developer to the residents happened in the 2020 to 2021 window.
FirstService Residential manages the association. The prior manager was KWPMC, documented through the 2023 leasing policy. The on-site management office is inside the Island Club, open 9:00 AM to 5:00 PM Monday to Friday, at (239) 231-4188, with an after-hours emergency line and the mailbox [email protected].
FirstService Residential is also the correct route for the two figures this page deliberately does not publish. See the fee stack section below.
The Naples Reserve Community Development District was established by Collier County Ordinance 08-37 on 29 July 2008 under Chapter 190, Florida Statutes. It is a unit of special-purpose local government, not a division of the homeowners association, and it is managed by Wrathell, Hunt and Associates, LLC of Boca Raton. Five supervisors are elected by qualified electors, seated by the general elections of November 2022 and November 2024 with one appointment in January 2025, and terms run to November 2026 and November 2028. District meetings are held at the Island Club.
One caution for anyone reading the District’s audited financials: the audit still carries boilerplate saying “Certain supervisors are affiliated with the developer.” That language is stale relative to the current elected board and should not be repeated as a present-tense fact.
A Naples Reserve owner pays on two separate bills. The Community Development District assessment arrives as a non-ad-valorem line on the Collier County property tax bill and runs from $1,411.79 to $1,967.36 per year in FY2026 depending on neighborhood. The master association assessment is billed quarterly and its dollar amount is not published anywhere public.
Every one of the 1,088 units pays an identical General Fund share of $717.36 in FY2026. Debt service varies by neighborhood and by which bond series funded that neighborhood’s infrastructure.
Neighborhood | Units | Lot type | FY2026 General Fund | FY2026 Debt Service | FY2026 total |
|---|---|---|---|---|---|
Canoe Landing, Crane Point and Bimini Isle | 183 | 76 by 130 | $717.36 | $1,250.00 | $1,967.36 |
Parrot Cay | 79 | 85 by 130 | $717.36 | $1,215.26 | $1,932.62 |
Sutton Cay | 101 | 64 by 140 | $717.36 | $1,145.83 | $1,863.19 |
Half Moon Point | 129 | 53 by 130 | $717.36 | $1,041.67 | $1,759.03 |
Sparrow Cay | 82 | 78 by 130 | $717.36 | $1,041.66 | $1,759.02 |
Savannah Lakes | 116 | 64 by 130 | $717.36 | $954.85 | $1,672.21 |
Egret Landing | 169 | 53 by 130 | $717.36 | $868.05 | $1,585.41 |
Coral Harbor | 178 | 34 by 130 villa | $717.36 | $708.33 | $1,425.69 |
Mallard Point | 51 | 40 by 130 | $717.36 | $694.43 | $1,411.79 |
Source: Naples Reserve CDD Adopted Budget, Fiscal Year 2026, projected assessments table.
Read that table carefully, because a common error is to say “CDD fees went up at Naples Reserve” or “CDD fees came down,” and either statement is wrong for about half the community. The neighborhoods carried by the 2025 refunding bonds saw their totals fall in FY2026, by between $88.62 in Mallard Point and $192.79 in Parrot Cay, because the refunding cut their debt service. The neighborhoods carried by the 2018 bonds saw their totals rise by exactly $50.28, which is the General Fund increase, because their debt service did not change.
The District’s proposed FY2027 budget drops the General Fund to $678.54 per unit, a reduction of $38.82. Debt service is unchanged for every neighborhood, so every total falls by exactly $38.82: Canoe Landing, Crane Point and Bimini Isle to $1,928.54, Parrot Cay to $1,893.80, Sutton Cay to $1,824.37, Half Moon Point to $1,720.21, Sparrow Cay to $1,720.20, Savannah Lakes to $1,633.39, Egret Landing to $1,546.59, Coral Harbor to $1,386.87 and Mallard Point to $1,372.97.
This is a proposed budget and must be adopted at a public hearing before it is levied. Confirm it after the District’s September 2026 meeting.
This is the most useful paragraph in the fee section and nobody else writing about Naples Reserve has it. The District’s “other repairs and maintenance” line jumped from $150,000 adopted in FY2025 to $550,000 adopted in FY2026, a 267 percent increase, and lake maintenance and water quality rose from $76,500 to $80,000. The District also carries a fund balance line assigned specifically to “Lake bank remediation” of $243,013. The FY2025 audit’s subsequent-events note discloses that after year end the District engaged a contractor for a full commercial dive to install 34 drain boxes between homes at approximately $27,000, plus coco matting and a Geo Filter Tube erosion barrier system at approximately $140,000.
In plain terms, Naples Reserve is in an active lake-bank erosion remediation cycle, the FY2026 assessment went up $50.28 per unit in the 2018-bond neighborhoods to help pay for it, the District is running a planned $79,000 deficit against fund balance rather than levying a special assessment, and the proposed FY2027 General Fund coming back down to $678.54 suggests the District expects the peak spend to be behind it.
Series | Original par | Issued | Status at 30 September 2025 |
|---|---|---|---|
Series 2014 | $7,680,000 | 28 August 2014 | Repaid in full during the year ended 30 September 2025, refunded by Series 2025 |
Series 2018 | $8,550,000 | 22 May 2018 | $7,630,000 outstanding |
Series 2025 | $5,685,000 at 4.40 percent | 12 June 2025 | $5,685,000 outstanding |
Total District debt outstanding at 30 September 2025 was $13,315,000. Two honest notes travel with that table. First, the Series 2025 par appears twice in the same audited packet, as $5,865,000 in a narrative note and as $5,685,000 in the debt tables, the amortization schedule and the management discussion. We publish $5,685,000 because three computational surfaces agree against one narrative sentence. Second, the Series 2018 payoff year appears as 2044 in the District’s published amortization schedule and as a stated legal maturity of 2048 in the audit’s term-bond language. Both are printed here rather than one being chosen.
The Naples Reserve master HOA assessment dollar amount is not published. The association’s financials, budgets and meeting materials sit behind the resident login on its own website, and the association’s site map describes that area as “a Secured site provided by the management company for residents only.”
What is verified about the assessment:
To get the actual number, order a statutory estoppel certificate under Florida Statute 720.30851 from FirstService Residential. It is the fastest route and it also discloses any pending or unpaid special assessment, the capital contribution, any transfer fee, and the outstanding balance for that specific lot. An owner or an owner’s authorised representative can alternatively request the adopted annual budget through a Chapter 720.303(5) official-records inspection.
Do not take a Naples Reserve HOA figure from a third-party listing site. We found one asserting a specific quarterly figure with no source, no date and no citation, and it has been deliberately excluded from this page.
There is a recorded, lienable, non-refundable, non-carryover annual food and beverage minimum, and the two association sources disagree on the amount.
A Certificate of Amendment recorded 18 November 2025, Instrument 6753943, Official Records Book 6527, Page 2291, adds Article IX, Section 12 to the Declaration and states: “The minimum purchase amount for the 2026 fiscal year shall be $400.” The same section makes the minimum collectible like an assessment, subject to a lien and enforceable by foreclosure, and provides that “no unused food and beverage minimum within a fiscal year shall be reimbursed or carried over to the following fiscal year.”
The association’s live Reserve Club page currently describes a $300 pre-paid credit.
We publish both and choose neither. The recorded instrument is the stronger authority, and the same section expressly permits the board to change the amount by resolution, so a lower first-year figure prorated to a mid-year restaurant opening is a plausible reconciliation. It is not a provable one. The amount a buyer will actually be billed this year is a question for the management company or an estoppel certificate, not for more searching.
The minimum is transferable to a tenant on a published authorisation form, and the owner’s own use of the Reserve Club is forfeited for the transfer period.
Trash and recycling at Naples Reserve are not billed through the HOA assessment. They are a Collier County non-ad-valorem assessment that has appeared on the tax bill since 1996, at a proposed annual rate of $255.52 per residential unit, an increase of $6.23 over the prior year. The not-to-exceed value established through 2029 is $330.00 per residential unit. That buys twice-weekly trash, weekly recycling, weekly bulk item collection and weekly yard waste collection. If you escrow your taxes, it is included in the escrow.
Item | Amount |
|---|---|
Lease or purchase application fee | $200.00 per person or couple |
Capital contribution at closing | Not less than three months of Common Assessments, board sets the figure |
Design Review Committee application fee | $25 for a Category 1 project, $75 for a Category 2 project |
Design Review Committee deposit | $1,500 refundable |
RFID windshield sticker, first two for a new homeowner | Free |
RFID replacement sticker, or a tenant sticker | $25.00 each |
Stop payment on a lease application check | $45.00, not waived |
Credit card service fee on application payments | 2.9 percent Visa and Mastercard, 3.9 percent American Express |
Late assessment fee | 5 percent of the assessment plus interest |
The assessment does not cover homeowners insurance, flood insurance, cable, internet, water, sewer, electric or trash. Water and sewer come from Collier County Utilities, electric from Florida Power and Light, trash from Waste Management billed by the county, and cable, phone and internet from Xfinity or CenturyLink as two competing retail options.
There is no bulk cable or bulk internet contract. The Declaration at Article XIX permits one but does not require it, saying the association “may, but shall not be required to, enter into a bulk rate cable television agreement,” and the association’s own contacts page lists two competing retail providers rather than a single bulk provider. Anyone publishing “cable included” for Naples Reserve should verify against a current estoppel before saying so.
A major amenity renovation of the Island Club kitchen, dining room and pool bar went to a member vote in November 2024 and passed. The association’s own community news page refers to “our first special assessment and vote.” The amount was not found and the final adoption was not confirmed, because the two association PDFs that would settle it returned no machine-readable content on repeated fetches across two routes.
We therefore do not write “there are no special assessments at Naples Reserve” and we do not write “there is a special assessment.” An estoppel certificate discloses any pending or unpaid special assessment for a specific lot as a matter of Florida statute, and that is the answer for a specific address.
On the District side the record is clear: the CDD has not levied a special assessment beyond its ordinary General Fund and Debt Service assessments, and it is funding the lake-bank work from the General Fund plus assigned fund balance.
Neither Florida’s milestone structural inspection requirement nor the Structural Integrity Reserve Study requirement reaches Naples Reserve, and the reason is entity type rather than building height. Section 553.899 and Section 718.112(2)(g) of the Florida Statutes reach condominium and cooperative buildings three stories or more. Naples Reserve is a Chapter 720 homeowners association containing no condominium and no cooperative.
Both statutes are limited to condominium and cooperative buildings. Height is the second prong of a two-prong test whose first prong Naples Reserve does not satisfy. Even if a three-story residential building existed inside the gate, neither statute would reach it, because there is no condominium here for it to belong to.
That matters commercially in a market where SB-4D has genuinely reshaped pricing. In Collier County, condominium buyers in 2026 routinely discover a milestone inspection report, a structural integrity reserve study, a reserve funding schedule they cannot waive, and in some buildings a special assessment measured in five or six figures. A Naples Reserve buyer faces none of that, and this is a clean, verifiable, structural advantage rather than a marketing claim.
The only attached product in Naples Reserve is Coral Harbor, 178 attached villas on 34-foot lots. The association’s own definitions are precise about what that means:
Owners in Coral Harbor hold platted Lots. FEMA’s own map-change case for the neighborhood describes it as “Coral Harbor, Phase I, Lots 1-28; Coral Harbor Phase II, Lots 1-150, Edgewater Circle,” which is platted fee-simple language.
Chapter 720 reserve obligations apply, and the recorded Declaration independently requires them. Article IX, Section 9 obliges the board to include a capital replacement reserve in the budget every year, accounting for the number and nature of replaceable assets, their expected life and their expected repair or replacement cost, and prohibits spending reserves on operating expenses. The association has an adopted Capitalization Policy dated 14 June 2023, a Working Capital Allocation and Usage Policy dated 11 June 2024 and an Investment Policy dated 16 October 2024.
The Community Development District carries its own separate statutory regime: annual audited financial statements filed with the Florida Auditor General under Chapter 218, annual budget adoption at public hearing, Chapter 189 and Chapter 190 reporting, and HB 7013 performance measures and standards, which the District publishes as its own document.
Naples Reserve holds eleven marketed neighborhoods, from the 178-villa Coral Harbor at the entry price point to the 79-lot custom estate enclave of Parrot Cay. They are neighborhoods, not associations: all eleven sit under one Chapter 720 master association, and the Community Development District bundles three of them onto a single assessment line.
Neighborhood | Homesites | Lot size | Builder | Street | Median recorded deed 2025 to 2026 |
|---|---|---|---|---|---|
Coral Harbor | 178 | 34 by 130 villa | D.R. Horton, sole | Edgewater Circle | $460,000 |
Egret Landing | 169 | 53 by 130 | Ashton Woods and D.R. Horton | Topsail Drive, Tropical Drive, Catamaran Place | $725,000 |
Half Moon Point | 129 | 53 by 130 | D.R. Horton, sole | Stillwater Way, Stern Way | $750,000 |
Savannah Lakes | 116 | 64 by 130 | D.R. Horton and Ashton Woods | Windward Lane, Leeward Drive, Nautilus Place | $1,065,000 |
Sutton Cay | 101 | 64 by 140 | D.R. Horton, sole | Kelson Circle | $1,025,000 |
Crane Point | 84 | 76 by 130 | Stock Signature Homes, sole | Laguna Springs Lane | $1,800,000 |
Sparrow Cay | 82 | 78 by 130 | Ashton Woods and Stock Signature Homes | Dockside Lane, Regatta Lane, Spinnaker Way | $1,412,500 |
Parrot Cay | 79 | 85 by 130 custom | Six custom builders | Charthouse Circle, Charthouse Court | $1,887,000 |
Canoe Landing | 64 | 76 by 130 | Stock Signature Homes, sole | Neptune Avenue | $1,530,000 |
Mallard Point | 51 | 40 by 130 | Ashton Woods, sole | Nautica Court | $625,000 |
Bimini Isle | 35 | 76 by 130 | Stock Signature Homes, sole | Galley Court | $1,925,500 |
Unit counts and lot sizes come from the District’s assessment roll. Streets come from Collier County address points inside the PUD polygon. Medians come from recorded deed consideration and are not MLS closed prices.
The largest neighborhood in the community and the only attached product. One street, Edgewater Circle. One builder, D.R. Horton. One floor plan, the Cambridge Villa at 1,519 square feet, two bedrooms and two bathrooms, which is the smallest documented product in Naples Reserve and the figure that refutes the “1,671 square feet” floor still circulating. Recorded on two plats, Coral Harbor Phase 1 at Plat Book 61 Pages 67 to 72 and Coral Harbor Phase II at Plat Book 62 Pages 1 to 4, with county subdivision codes 234860 and 234865.
Coral Harbor is directly across from the Match Point tennis and pickleball centre. The exterior painting programme runs across three calendar years, began October 2024 and is funded 100 percent from the Villa Reserve fund: 23 buildings in 2024, 22 in 2025 and 44 in 2026, completing in December 2026. The supplemental declaration that created that reserve was revoked by member vote on 17 March 2026 and recorded 5 June 2026, with remaining balances returned to villa owners once the initial painting cycle completes in December 2026. A Coral Harbor buyer in 2026 is therefore buying into a neighborhood that has just finished a fully funded repaint and has just dissolved the reserve that paid for it.
We will link it here the moment it publishes.
The only true custom neighborhood, on 85 by 130 oversized homesites, many with the option for a private floating dock. Recorded as its own plat, Parrot Cay at Plat Book 58 Pages 75 to 78, and the only Naples Reserve neighborhood carrying its own Collier subdivision code, 538700, in the published county list. Six builders worked here: KTS Homes, Stock Signature Homes, Lundstrom Development, Marvin Development, McGarvey Custom Homes and Florida Lifestyle Homes.
Named plans with published sizes include the Balboa and Balboa II at 2,925 square feet and the Laguna from KTS; the Belfield at 2,812 from Stock Signature; the Belvedere at 2,933 from Lundstrom; the Captiva at 3,166 and Caya Costa at 2,764 from Marvin; the High Tide at 3,507 from McGarvey; and the Key Largo at 3,045 and Key West at 3,334 from Florida Lifestyle Homes. The developer’s own stated range was 2,811 square feet to over 3,507 square feet.
Parrot Cay is also where the community’s only continuing new-construction activity sits. The Clerk’s records show Florida Lifestyle Homes and Lundstrom Development as deed parties as recently as 2026, on the last estate lots.
We will link it here the moment it publishes.
The second-largest neighborhood and the second most liquid, with 20 arm’s-length recorded deeds in twenty months. Three streets: Topsail Drive, Tropical Drive and Catamaran Place. Two builders. Ashton Woods offered the Bari at 2,307 square feet, plus the Capri, Ischia, Ponza and Procida. D.R. Horton offered the Ashbury at 2,431, the Barrymore at 2,255, the Bedford at 2,587, the Clifton at 1,816 and the Delray. The developer advertised “over 3,100 square feet of living space” at the top of the range.
Egret Landing has no plat of its own; it lives inside Naples Reserve Phase II at Plat Book 56 Pages 20 to 38, Blocks 3A through 3D. That is a title and data-feed nuance rather than a demand problem: your closing documents will say Naples Reserve Phase 2, and the sign at the entrance, the CDD bill and your neighbours will all say Egret Landing.
We will link it here the moment it publishes.
Spelled “Half Moon Point” by the District and “Halfmoon Point” by the developer, and both spellings are in circulation. Two streets, Stillwater Way and Stern Way, inside Naples Reserve Phase III at Plat Book 64 Pages 37 to 41, Block 7. One builder, D.R. Horton, advertising up to 2,600 square feet and opening from the high $300,000s in 2019.
Its physical position is the strongest in the community for anyone who wants water and quiet: Half Moon Point sits on the mile-long rowing lane, backs onto the Picayune Strand State Forest, is near the Walk and Wag dog park, and looks across Eagle Lake at the Island Club. The very first buyers here built D.R. Horton’s Ashbury on a premium corner lot.
We will link it here the moment it publishes.
The deepest lots in Naples Reserve at 64 by 140 feet, on Kelson Circle, recorded as its own plat at Plat Book 64 Pages 87 to 90 on 17 September 2018 and carrying county subdivision code 652200. One builder, D.R. Horton, with a published range of 2,034 to 3,150 square feet and floor plans named Ashbury, Camden, Delray, Easton, Kaden and Wheaton. It opened in June 2019 from $433,990 as the ninth neighborhood released in the community, and it is the best-documented neighborhood here after Parrot Cay.
Sutton Cay is also the subject of one of the largest single FEMA map-change letters in the community: case 19-04-3863A removed Lots 1 through 101 on Kelson Circle from the Special Flood Hazard Area in one action.
We will link it here the moment it publishes.
Surrounded by four lakes, on Windward Lane, Leeward Drive and Nautilus Place. It carries its own recorded plat name, Savannah at Naples Reserve at Plat Book 65 Pages 32 to 33 with a 2020 replat at Plat Book 67 Pages 84 to 85, which gives it a legal identity most of its peers lack. Two builders, D.R. Horton and Ashton Woods, both of whom appear as grantors on the 2020 replat alongside SFI Naples Reserve LLC and Naples AW Holdco LLC. Ashton Woods plans here were named Corfu, Mykonos, Patmos and Santorini. Developer copy advertised up to 3,200 square feet from the high $300,000s.
We will link it here the moment it publishes.
Coastal modern homes on 78-foot lots adjacent to the Island Club, with direct water access toward Kontiki Island, on Dockside Lane, Regatta Lane and Spinnaker Way. Two builders, Ashton Woods and Stock Signature Homes. Ashton Woods plans were the Minorca, Majorca, Gabrera and Formentera. Developer copy advertised up to 3,520 square feet, which is the largest advertised production plan in Naples Reserve and the figure that refutes the “over 3,400 square feet” ceiling still circulating. Stock Development confirmed on 23 October 2020 that Stock Signature Homes had already sold out Sparrow Cay, which means Sparrow Cay has the longest resale history in the luxury band.
Stock Classic Series homes on Neptune Avenue, inside Naples Reserve Phase III. The developer’s own announcement noted that “almost all 64 homesites have water views.” Named plans and sizes: Plantation III at 3,097 square feet, Marathon III at 2,767, Siesta III at 2,589 and Wisteria at 2,445, a range of 2,445 to 3,097 square feet under air, priced from the high $400,000s at launch. It sits on the rowing lane with the Picayune Strand State Forest a few steps away.
Stock Signature Series homes on Laguna Springs Lane, described by the builder as “almost completely encircled by the shimmering waters of Naples Reserve’s largest lake,” with another lake in the centre of the neighborhood and the Paws Awhile dog park adjacent. Recorded on the Crane Point and Bimini Isle plat at Plat Book 65 Pages 88 to 93, county subdivision code 253400. Launched from the $500,000s in 2020. One count discrepancy worth naming: the District’s roll supports 84 units and Stock Development’s own release said 85.
The smallest and highest-specification production neighborhood, on Galley Court, described by the builder as “an intimate neighborhood of only 35 high-end homes situated along an elegant cul-de-sac that is surrounded by three lakes,” with more than 75 percent of homesites lakefront. Same plat as Crane Point. Launched from the $700,000s in 2020. The Madison model runs 2,947 square feet under air and 4,606 square feet total.
We will link it here the moment it publishes.
The narrowest single-family lots in the community at 40 by 130 feet, on one street, Nautica Court, built solely by Ashton Woods. Plans were the Coastal at 2,120 square feet, the Seacrest at 1,841, the Waterside at 1,617 base, plus the Santa Rosa and Watersedge. Developer copy offered “floorplans with up to 2,200 square feet” from the mid $300,000s.
Mallard Point deserves one specific correction. The “1,671 square feet” figure that appears as the community-wide floor on inherited copy is the as-built size of one specific Waterside home at 14091 Nautica Court. A single parcel record was copied into a community-wide range.
Public sources circulate three names as Naples Reserve neighborhoods that are not. Collier County’s subdivision code list, a route that does not read the marketing name, refutes all three:
Two genuine neighborhoods were missing from the circulating list and had to be added back: Crane Point and Half Moon Point.
Eight builders worked at Naples Reserve, named verbatim in the developer’s own releases: Ashton Woods, D.R. Horton, Florida Lifestyle Homes, KTS Homes, Lundstrom Development, Marvin Development, McGarvey Custom Homes and Stock Signature Homes.
Builder | Neighborhoods | Units directly attributable |
|---|---|---|
D.R. Horton | Coral Harbor, Half Moon Point and Sutton Cay solely, plus Egret Landing and Savannah Lakes jointly | 408 sole, plus a share of 285 more |
Stock Signature Homes | Canoe Landing, Crane Point and Bimini Isle solely, plus Sparrow Cay jointly, plus custom homes in Parrot Cay | 183 sole, plus a share of 82, plus custom |
Ashton Woods | Mallard Point solely, plus Egret Landing, Savannah Lakes and Sparrow Cay jointly | 51 sole, plus a share of 367 more |
KTS Homes, Lundstrom Development, Marvin Development, McGarvey Custom Homes, Florida Lifestyle Homes | Parrot Cay only | Custom |
Three corrections follow from that table. Ashton Woods is not “the builder” at Naples Reserve, it was the sole builder in one of eleven neighborhoods, covering 51 of 1,088 homesites. “Stock Custom Homes” is the wrong name; the correct entity at Naples Reserve is Stock Signature Homes, a brand of Stock Development. And Lennar was not found anywhere in the developer’s builder roster, in the recorded plats, in the District’s documents or in any builder release, so it does not belong on any Naples Reserve page.
Production build-out ended around the end of 2021. The last production-builder deeds in a continuous 2021 to 2026 search window are D.R. Horton on 26 December 2021 and Ashton Woods on 17 December 2021.
Point | Value |
|---|---|
Smallest documented plan | 1,519 square feet, D.R. Horton Cambridge Villa, Coral Harbor |
Second smallest | 1,617 square feet base, Ashton Woods Waterside, Mallard Point |
Largest advertised production plan | up to 3,520 square feet, Sparrow Cay |
Largest named custom plan | 3,507 square feet, McGarvey High Tide, Parrot Cay |
Largest total square footage documented | 4,606 square feet total, Stock Madison model, Bimini Isle |
The correct statement is roughly 1,519 to about 3,520 square feet under air across the builder product lines, with Parrot Cay custom estates and the Stock Signature Series reaching higher on total square footage.
Amenity access at Naples Reserve is included in the homeowners association assessment. There is no club membership, no initiation fee, no equity, no transfer of membership and no separate amenity dues of any kind. In a Naples market where a comparable amenity campus is routinely sold as a mandatory club membership with a five-figure initiation, that structural difference is worth real money every year.
Four converging routes establish it.
A buyer comparing Naples Reserve against a bundled-golf or equity-club community in South Naples is comparing two different cost structures, not two versions of the same one. At Naples Reserve the recurring cost stack is: the CDD assessment on the tax bill, the master HOA assessment quarterly, the county trash assessment on the tax bill, the food and beverage minimum, and your own insurance and utilities. There is no membership line at all, and there is no capital or refundable deposit tied to a club.
The one line that surprises people is the food and beverage minimum, which is genuinely mandatory, genuinely lienable and genuinely does not roll over. It is spendable at the Reserve Club, so it is not a fee for nothing, but it is not optional. See the fee stack section for the unresolved $400 versus $300 question.
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Every line below traces to the association, the Community Development District, a recorded instrument or the developer’s own archived material.
Water
Clubhouse core
Fitness and sport
Family and social
Security
Stating the absences plainly is more useful than listing the presences twice:
Boating at Naples Reserve is governed by the association’s Resident Boat Rules and Regulations, approved 10 January 2024, and the governing sentence is short: “No gas-powered engines are allowed. Electric motors only or powered by sail.” Boats may be no longer than 22 feet, the speed limit on Eagle Lake is 7 mph, and boating is confined to Eagle Lake, the rowing lane and connected navigable waters.
Question | Answer |
|---|---|
What counts as a boat? | “Any vessel that is powered by sail or motor” |
Are gas motors allowed? | No. Electric motors only, or sail |
Maximum length? | 22 feet. The developer’s FAQ adds a capacity figure of 12 adults |
Horsepower limit? | None is stated in any document. The constraint is fuel type plus a speed limit, not horsepower |
Where may you boat? | Eagle Lake, the rowing lane, and navigable waters connected to them. No boats, kayaks or other watercraft in any other body of water in the community |
Speed limit | 7 mph on Eagle Lake |
Shoreline standoff | 30 feet, except as needed for docking |
Hours | 30 minutes before sunrise to 10:00 PM |
Insurance | Required, with a current policy copy on file at the HOA office |
Registration | Required annually with the HOA, decal displayed on the starboard fore side |
Navigation | US Coast Guard rules of navigation apply, including navigation lights. A boater safety course is recommended |
Swimming or wading | Prohibited. The Kids Cove page states the reason plainly: alligators |
Liability | The operator is responsible for property or bodily injury damage caused by the boat or by its wake |
To register a vessel and receive a decal, an owner presents proof of vessel ownership, proof of insurance, the owner’s address, a trailer tag number if any, a signed waiver of boat use on the lake, and an indication of whether they have a dock and keep the boat there.
The launch is the boat ramp at Kids Cove, with nearby parking that accommodates vehicles with boat trailers. There is a second dock behind the Outrigger Activities Center, but it is for association equipment and the community boat; the Outrigger Equipment Rules state that no docking of personal watercraft at the Outrigger dock is permitted.
Homes on Eagle Lake and along the mile-long rowing lane may build private floating docks with Design Review Committee approval. The association publishes a Dock Form and Pattern document, dock approval procedures, and a 2018 exhibit showing approved dock locations on the master plan.
This is not theoretical. The Clerk’s records carry recorded boat dock encroachment agreements between individual homeowners and the developer entities, executed and recorded as recently as June 2026, and the Community Development District board ratified three more on 12 February 2026 for addresses on Dockside Lane, Laguna Springs Lane and Neptune Avenue. Private lake docks at Naples Reserve are a live, permitted and administered feature, which is unusual and genuinely differentiating.
The association keeps a pontoon boat available to residents first come, first served, with a documented qualification path: a valid boating licence, out of state accepted, or proof of completion of an approved online boater safety course submitted to the HOA office; then an orientation conducted on Wednesdays aboard the pontoon; then a signed liability waiver; then check-in at the amenities stand behind the Outrigger during usage hours.
Alongside it the association keeps kayaks, canoes, stand-up paddleboards, water bikes and pedal boats at the dock behind the Outrigger, and bicycles free of charge. Equipment usage hours are Monday to Friday 9:00 AM to 4:00 PM and Saturday and Sunday 11:00 AM to 4:00 PM, and the aquatic equipment is available 9:30 AM to 5:00 PM once a liability waiver is on file.
One historical correction: the community originally ran two Duffy electric boats plus a boat named Tranquility and a set of Hydrobikes. The current association describes a pontoon boat and does not mention the Duffy fleet. Treat the Duffy boats as superseded.
Fishing is permitted at the Island Club beach, the Outrigger pier, Match Point Kids Cove, and behind your own home within your own lot line. Fishing behind another resident’s home is not permitted. Fishing under the bridge at the rear of the community is not allowed. Fishing in the main lake is permitted but not past the bridge directly behind residents’ homes. All fishing is catch and release unless otherwise noted, and fishing is not allowed on association boats. Kids’ fishing poles can be borrowed at the Outrigger.
Return to dock if a storm is less than ten miles away, and limit activity to the main lake if a storm is less than twenty miles away. Dock activities close thirty minutes before sunset. On land, when cloud-to-ground lightning is detected within a ten-mile radius of the Island Club, a 15-second horn blast sounds and a yellow flashing light activates; the pool, pool area, bar, beach area and watersport equipment must be vacated. The all clear is three five-second horn blasts after thirty minutes with no lightning inside ten miles.
The District’s own May 2024 field audit lists Florida mottled ducks, anhinga, turtles, bass, pan fish, mosquito fish, herons, ibis, Oscars, shad, alligators and dragonflies, and concludes that “the district’s lakes are healthy ecosystems.” The alligator line is why the no-swimming, no-wading rule exists and why the boat rules say “Do not feed or entice alligators. Fishing can attract alligators so please proceed cautiously.”
Sunset Beach is a white-sand beach inside Naples Reserve, on the shore of Eagle Lake, not on the Gulf of Mexico. The association describes it as “created with Florida’s soft, sugar-white sand,” overlooking the 125-acre private Eagle Lake on one side and the resort pool on the other. The nearest Gulf beach is Tigertail Beach on Marco Island, roughly 13 miles and about 28 minutes by road.
Adirondack chairs, chaise lounges and umbrellas are provided. There is sand volleyball with open play plus scheduled games open to all levels, corn hole on the sand, a lakeside fire pit, and bocce ball courts available all week with no reservation and equipment provided. The beach sits directly beside the lagoon-style resort pool, which has a zero entry, a waterfall, dedicated lap lanes and a separate infant wading pool.
Pool rules that matter in practice: residents plus up to eight guests per unit, ten people per household total; no lifeguard on duty at any time; no glass; no food or drink within four feet of the pool edge; children under 18 accompanied by an adult unless a signed waiver is on file for a 16 or 17 year old; children under 7 may use the infant wading pool; audio only through headphones; no reserving pool furniture and no personal furniture on the pool deck; and pets are not allowed in the pool area except service animals. Pool hours are a half hour after sunrise to a half hour before sunset, seven days a week, which the association attributes to Florida Department of Health regulation.
Kontiki Island is real. The developer’s own August 2019 press release describes “a large tiki hut on destination Kontiki Island” on the 125-acre Eagle Lake, and the developer’s lifestyle page invited residents to “join the flotilla to meet your neighbors at KonTiki Island for a sunset cocktail.” It is reachable only by watercraft.
Two honest qualifications belong with that. Its size has never been published, in acres or square feet, by the association, the District or the developer. And the current association website does not mention Kontiki Island anywhere on its Island Club, Outrigger, Kids Cove, Recreation or Amenities Overview pages. Kontiki Island is the single most repeated Naples Reserve amenity claim in third-party copy in this market, and the association itself has gone quiet on it. It may simply be undescribed on a site organised by built facility. We are not going to assert that it is currently maintained and accessible without someone at the association confirming it, and neither should anyone else.
Kids Cove is the family hub and the launch point. It carries a fenced playground with toddler and older-child swings, a partially shaded climbing structure with slides, lakeside swinging benches, a half-court asphalt basketball court with an adjustable hoop, a fishing dock, and the boat ramp with trailer parking. The association’s own page states the rule that governs the whole lake system in one line: “No swimming is permitted in the lake (alligators).”
The Outrigger is the water and activities building, with an occupancy of 76, rentable by residents for private events, open daily 7:00 AM to 10:00 PM. It holds the lending library of books, movies and puzzles, the free bicycles, and the aquatic equipment fleet. It reopened on Thursday 28 May 2026 after the renovation cycle, during which the building was closed and the management team dispersed to the Island Club and fitness centre offices.
Match Point Tennis and Pickleball Center at Naples Reserve carries five Har-Tru green clay tennis courts and four pickleball courts, all lighted, open 7:00 AM to 10:00 PM seven days a week, with court lights on automatic timers that shut off at 10:00 PM. Reservations run through the Play By Point platform, and lessons are booked through the association’s authorised court facilities vendor partner.
The tennis courts are Har-Tru green clay, confirmed three ways: the developer’s January 2020 FAQ answered the question directly, the association’s Match Point page says “Our Har-Tru tennis courts,” and the board’s own rules instruct players to “sweep and line tennis courts after play,” a maintenance instruction that only applies to clay.
The pickleball surface is not stated in any document we located. The rules require rubber-soled court shoes and separate pickleball from tennis absolutely, which is consistent with a hard court, but no association or developer document states it. We are not going to print a surface for the pickleball courts.
The bocce court count is also unpublished. The association refers to “these courts,” plural, at the Island Club, without a number.
Court time is available three ways: open court time with no reservation, reserved court time, or lessons. Tennis courts are for tennis only and pickleball courts for pickleball only, enforced by rule. Pickleball open play uses a fifteen-minute or one-game rotation with a rotation board, with special rules for morning open play during the busy season from 16 October to 15 May.
House rules worth knowing before you show up: rubber-soled court shoes only, no running shoes, street shoes, sandals, heels or bare feet; children under 12 must be accompanied by an adult; no glass, no food and no alcohol on the courts; and the facility is tobacco free like the rest of the common areas. Guests must be accompanied by a credentialed resident at non-league play, and the resident is responsible for the guest’s conduct.
There are both a Naples Reserve Tennis Committee and a Naples Reserve Pickleball Committee, and the governing document is the Match Point Rules and Regulations, board-approved September 2024 with a newer April 2026 revision published on the Match Point page.
Match Point is lakeside, with an adjoining picnic and relaxation area, directly across from Coral Harbor and near Sutton Cay and the Walk and Wag dog park. For a Coral Harbor villa buyer, the courts are effectively across the street, which is a real amenity-adjacency argument in the lowest price band in the community.
Naples Reserve carries a 3,500 square foot fitness centre open 5:00 AM to 10:00 PM daily with a movement studio and no showers, a fitness trail of approximately nine tenths of a mile with 12 exercise stations, and a separate, nearly two-mile linear park for biking, hiking and jogging that circles the community. Those are three different things and they are constantly merged into a single “one-mile trail” claim.
A separate building next to the pool area with floor-to-ceiling windows overlooking the palms, the pool and Eagle Lake. It runs 3,500 square feet as built, with a movement studio used for spinning, Zumba and yoga, high-end resistance machines, free weights, treadmills and stationary bikes. It is open 5:00 AM to 10:00 PM seven days a week, and the association states plainly that showers are not available. It is governed by Fitness Center Rules dated 10 March 2021, and the activities director’s office is located inside it.
The developer’s own press release on the opening, dated 9 August 2019, is precise: “Approximately nine-tenths of a mile, the trail offers 12 stations where residents can exercise different parts of their bodies,” with signage at each stop offering instructions and suggested exercises. Each station is surrounded by rock-wall barriers with landscape plantings and artificial turf under the equipment, constructed using recycled materials. The same release records that Naples Reserve had been “recently named a Blue Zones Project recognized homeowner’s association” and that the fitness trail is a free amenity.
Two caveats. Blue Zones recognitions expire and require renewal, so nobody should print current Blue Zones status without re-verifying it. And the 0.9-mile fitness trail is the origin of the “roughly one mile trail” claim in inherited copy: it is 0.9 of a mile and it is a fitness trail with exercise stations, not a plain path.
The bigger and more useful number, from the same developer release: “a nearly two-mile meandering linear park for biking, hiking and jogging circling Naples Reserve,” designed to engage residents with their natural environment and to provide an alternative mode of transportation through the community. This is the number nobody in this market prints.
The third of the three is the one-mile rowing lane on Eagle Lake, “nestled against the Picayune Strand State Forest,” which is a water feature rather than a path. Canoe Landing, Half Moon Point and Crane Point are the three neighborhoods that front it.
The association lists biking under recreation and provides free community bicycles behind the Outrigger. What the association does not provide, and what inherited copy sometimes implies, is “miles and miles of cycling and walking trails” inside the gate. That phrase in the developer’s archived material referred to adjacent public land: the Picayune Strand State Forest, which the same material describes as 76,000 acres of protected pinelands and cypress swamps, and the nearby Rookery Bay National Estuarine Research Reserve. Those are genuine neighbours and genuine assets. They are not community amenities.
One honest note on current condition: the fitness trail and the linear park are documented only in 2019 developer material, and no current association page describes either one. Both are physical infrastructure, a landscaped hardscape and a platted park, so both almost certainly still exist, but their present condition and the current station count are not verified.
There is a full-time Lifestyle Director on the FirstService Residential staff, with an office in the fitness centre and published contact details. The association maintains four separate published calendars: a combined events, fitness and clubs calendar; a future events calendar; a groups and clubs calendar; and a fitness class schedule with sign-up links.
Programming in the association’s own words includes “bingo, music trivia, creative art classes, weekly card and game afternoons and evenings, food trucks,” karaoke nights, local DJs, live bands, and “many festive parties and celebrations, Friendsgiving, New Year’s Eve, The Kentucky Derby, and Veteran’s Day.” Named recurring games with published schedules include daytime Bunco on the second Monday of each month at 1:00 PM in the Island Club activity room with a 24-person maximum, evening Bunco on the third Monday, Bingo on the third Tuesday with doors at 6:00 PM and a $5 entry, weekly Friday bowling at an off-site alley, plus bridge and canasta.
Resident committees are actively recruited and include a Landscape Committee that runs soil testing with UF/IFAS and oversees roughly 3,500 trees, the Design Review Committee, and a CERT team of “volunteer residents trained to serve our community in time of disaster and emergency situations.”
Naples Reserve’s on-site dining is The Reserve Club, inside the Island Club, with two named parts: The Reserve Club Cafe for full-menu dining and takeout, and The Gazebo Bar poolside for drinks, happy-hour bites and casual dining. It is resident and guest only, cashless, and closed Monday and Tuesday.
This is the freshest correction on this page. Latitudes Cafe and the Chat ’n Chill Tiki Bar were demolished in the 2025 to 2026 renovation. The construction update of 29 September 2025 states it plainly: “The tiki structure has been removed completely.” The replacement bar is called the Gazebo Bar in the architectural drawings, in the renderings and on the current dining page.
Nearly every piece of circulating copy about Naples Reserve still names Latitudes Cafe and the Tiki Bar as current amenities, including the association’s own home page, which still tells readers to “grab a quick bite to eat at the Latitudes Café, or stop by the Tiki Bar for a drink.” Some association pages written before the reopening also use “the Tiki Hut” as a location marker, and the recorded November 2025 amendment names “the cafe, and the Tiki Bar” as places an eligible immediate family member may access. A recorded instrument using the old name is legally sufficient because it describes a location rather than a brand. It is not evidence that the old venues survive.
Day | Hours |
|---|---|
Monday | Closed |
Tuesday | Closed |
Wednesday | 12:00 PM to 8:30 PM |
Thursday | 12:00 PM to 9:00 PM |
Friday | 12:00 PM to 10:00 PM |
Saturday | 12:00 PM to 10:00 PM |
Sunday | 12:00 PM to 8:30 PM |
The kitchen closes at 8:00 PM on Wednesday, Thursday and Sunday, and at 9:00 PM on Friday and Saturday.
The Reserve Club is not open to the public. The developer’s FAQ answered it directly: “Only guests of residents may use the facilities,” and the recorded 2025 amendment conditions all amenity access on owner, tenant, long-term permanent resident or accompanied-guest status.
Payment is cashless. No cash is accepted for the bill, though cash tips are. Residents use pre-paid credits, a debit card or a credit card, and view balances and receipts through a ClubHouse Online resident portal.
The kitchen, dining room and pool bar project went to a Special Members Meeting in November 2024 with a record turnout of 840 votes cast. The Kitchen project passed with 644 in favour and 196 against, 76.67 percent against a 67 percent threshold. The Tiki project passed with 572 in favour and 265 against, 68.34 percent. Given two design options, members chose the expanded version 407 to 171: an all-weather, hurricane-rated structure with roll-down flaps or shutters, the ability to run air conditioning when the flaps are down, two to three service wells, additional storage, concealed trash and recycling, and significantly more seating. The octagonal thatched tiki it replaced had limited seating, a single service well, no ability to serve in inclement weather, thatch needing replacement every three years, and no storm resistance.
Construction ran continuously from September 2025 through at least April 2026 with weekly published updates. The Reserve Club is now open and the Outrigger reopened on 28 May 2026. The name came from a resident naming contest; the winning entry received a $100 Reserve Club credit and recognition at the ribbon-cutting.
The pool rules state that no outside food or drink is permitted when the on-site food and beverage vendor is open. Community barbecues are first come, first served when the vendor is closed, which in practice means Mondays.
Naples Reserve has two correct flood answers at the same time, and they are not in conflict. On the effective Flood Insurance Rate Map, 98.6 percent of the community’s land area sits inside a mapped Special Flood Hazard Area, almost all of it Zone AE at a base flood elevation of 7.0 feet. In insurance practice, a large share of individual homes here are rated as Zone X, because nine FEMA Letters of Map Revision Based on Fill removed the filled lots from that hazard area and FEMA revalidated them on 9 February 2024. Watch the denominators, because they are not the same: the 98.6 percent is measured across land area, and the Zone X answer is counted per parcel. Those nine letters name 511 of the community’s 1,088 platted lots individually, and two of the nine cover further lots the revalidation letter does not enumerate.
Question | Answer |
|---|---|
What does the effective FIRM show? | Zone AE, base flood elevation 7 feet NAVD88, across 95.6 percent of the community’s land area, on panels effective 8 February 2024 |
What zone is your specific house rated in? | For a large share of homes, Zone X, because a Letter of Map Revision Based on Fill removed that filled lot from the Special Flood Hazard Area. The nine letters name 511 lots individually, so check yours |
What will the next map show? | Zone AE again, reclassified as a combined riverine and coastal floodplain, on preliminary panels dated 20 March 2025, targeted effective Summer 2027 |
Zone as mapped | Static BFE | In the SFHA? | Share of the community’s land area |
|---|---|---|---|
AE, coastal floodplain | 7 feet NAVD88 | Yes | 95.6 percent |
AE, coastal floodplain | 8 feet NAVD88 | Yes | 3.0 percent |
X, shaded, 0.2 percent annual chance | not applicable | No | 1.3 percent |
X, unshaded, minimal hazard | not applicable | No | 0.1 percent |
Two findings inside that table are worth their own sentences. There are zero Zone V or VE polygons anywhere in or near Naples Reserve, and zero coastal-A or Limit of Moderate Wave Action designations. That is a materially different and cheaper insurance and construction posture from a Gulf-front or bay-front address, and it is the reason a Naples Reserve home is not underwritten like a velocity-zone home. And no base flood elevation lines cross the community on the effective map: the BFE is carried as a flat polygon attribute, which is why the answer is a flat 7 feet rather than a profile that varies street by street.
Four FIRM panels touch the community, all effective 8 February 2024:
Panel | Share of the footprint, rounded | Map scale |
|---|---|---|
12021C0616J | 67.7 percent | 1:6,000 |
12021C0608J | 19.2 percent | 1:6,000 |
12021C0620J | 10.3 percent | 1:12,000 |
12021C0610J | 2.9 percent | 1:12,000 |
Those shares are rounded to one decimal place and therefore sum to 100.1 percent. A buyer at the north end on Stillwater Way or Neptune Avenue and a buyer at the south entrance on Naples Reserve Boulevard are on different printed panels. The honest phrasing is “principally panel 12021C0616J, with 0608J, 0610J and 0620J covering the edges.”
Naples Reserve is a cut-and-fill community. The lakes are the borrow pit and the building pads are the fill. The Community Development District was established, in its own enabling language, to handle “earthwork and clearing for storm water management,” which is the engineering description of what produced the elevations.
FEMA has formally recognised that fill neighborhood by neighborhood. The association states the mechanism on its own FEMA page: “During the development of Naples Reserve, many builders used fill material to raise the elevation of the structures. As a result, if a property or structure has been elevated by earthen fill and would not be inundated by the base flood, FEMA issues a letter removing it from the Special Flood Hazard Area (SFHA).”
That is an association claim, so it was checked against FEMA’s own document. It holds. FEMA’s LOMC-VALID letter, Case No. 18-04-0009V, for Collier County unincorporated areas, community 120067, effective 9 February 2024, runs 353 pages and lists nine Naples Reserve cases as still valid:
FEMA case | Issued | What it covers |
|---|---|---|
16-04-2490A | 10 February 2016 | Parrot Cay, various lots |
16-04-2879A | 10 February 2016 | Naples Reserve Phase II, various lots |
17-04-4110A | 28 April 2017 | Coral Harbor Phase I Lots 1 to 28 and Coral Harbor Phase II Lots 1 to 150, Edgewater Circle |
18-04-6597A | 13 September 2018 | Naples Reserve Phase II, Block 2C, Lots 1 and 2, Windward Lane |
19-04-0335A | 19 November 2018 | Naples Reserve Phase III, Block 7 Lots 1 to 129 and Block 8 Lots 1 to 64 |
19-04-3799A | 16 May 2019 | Naples Reserve Island Cove, Tract A-1, the Island Club addresses |
19-04-3863A | 21 May 2019 | Sutton Cay, Lots 1 to 101, Kelson Circle |
19-04-5764A | 26 July 2019 | Naples Reserve Phase II, Block 3B, Lots 2 and 3, Tropical Drive |
19-04-5934A | 10 September 2019 | Crane Point and Bimini Isle, Block 11, Lots 1 to 35, Galley Court |
Six of the nine letters enumerate their lots by number, and together they name 511 lots: 193 in Phase III Blocks 7 and 8, 178 in Coral Harbor Phases I and II, 101 in Sutton Cay, 35 on Block 11 in Crane Point and Bimini Isle, and two apiece on Block 2C at Windward Lane and Block 3B at Tropical Drive. A seventh, case 19-04-3799A, covers the Island Cove tract carrying the Island Club rather than any home. The remaining two, 16-04-2490A for Parrot Cay and 16-04-2879A for Naples Reserve Phase II, are recorded in the revalidation letter only as “various lots” and cannot be counted from it at all. So the letters individually name 511 of the 1,088 platted lots, which is 47.0 percent, and two entire neighborhood groups sit inside cases the letter never enumerates. The association’s phrase “most of the homes” may well be right, and this page does not establish it from the letters alone. What the letters do establish is that at least 511 named lots carry a fill-based removal, and that the true figure is higher than 511 by an amount the revalidation letter does not state.
A Letter of Map Revision Based on Fill attaches to a specific property or structure, not to a community. There is no such thing as “Naples Reserve is Zone X.” The correct framing is: a large share of homes here carry a FEMA letter putting that individual home outside the high-risk zone, with 511 lots named individually across the nine cases; ask for the letter; verify the address on FEMA’s Map Service Center; and understand that a handful of lots in this community do not have one. The association itself instructs owners to check their own address against the nine documents.
There is a second reason a competing page will get this wrong. FEMA’s spatial National Flood Hazard Layer contains zero digitised Letter of Map Revision features and zero Letter of Map Amendment points over Naples Reserve, which is normal for fill-based determinations. Anyone reading only the map layer will conclude there are no map changes here, and will be wrong. The record lives in the case-number table of the revalidation letter.
Thirty street-centreline points sampled against the USGS 3DEP elevation service returned a median of 8.30 feet NAVD88, a 25th percentile of 7.78 feet and a 75th percentile of 8.92 feet. Excluding five outliers between 15.3 and 17.8 feet, which are almost certainly the arched bridge decks where the road crosses water, the street-level samples run roughly 6.9 to 9.0 feet, clustering between 7.5 and 8.7 feet.
In other words, the street surface across most of Naples Reserve already sits at or above the effective base flood elevation of 7.0 feet, with a typical crown around 8.0 to 8.5 feet, and home pads are graded above the crown for drainage so finished floors sit higher again. That is the physical reason FEMA granted and then revalidated fill-based removals across so many of these lots.
Three caveats travel with that number. USGS 3DEP is a bare-earth lidar-derived model with accuracy on the order of tenths of a foot, not survey grade. It measures ground, not finished floor, and it is not a substitute for an elevation certificate. And a typical finished floor elevation for Naples Reserve homes is not established here; that number lives in individual elevation certificates and in the map-change determination letters.
Collier County publishes an index of structures for which it holds an elevation certificate. Querying it over the Naples Reserve footprint returns approximately 92 certificates on confirmed Naples Reserve streets, concentrated on Edgewater Circle (24), Nautica Court (14), Tropical Drive (11), Windward Lane (9), Dockside Lane (8), Charthouse Court (6) and Laguna Springs Lane (6).
The index records which addresses have a certificate on file, not the elevations themselves. To get an actual number, call Collier County’s Flood Info Hotline at (239) 252-2942 or email the county’s flood information request address. Before you write an offer in Naples Reserve, ask whether the county already holds an elevation certificate for that address. For roughly ninety-plus homes here it does, and it costs nothing.
Collier County holds a Community Rating System Class 5 rating, producing a 25 percent NFIP premium discount, and has participated in the programme since October 1992. The county’s own floodplain newsletter states it verbatim. Class 5 is genuinely good: the scale runs from 10, meaning no credit, down to 1 at 45 percent, and most participating communities sit at Class 7 or 8. The county also reports that the Class 5 rating saves Collier policyholders roughly $8.2 million in premiums annually, a county-reported figure.
The 25 percent discount applies to eligible NFIP policies, which in practice means Special Flood Hazard Area policies receive the full discount and non-SFHA policies receive a reduced one. That is a concrete, citable, dollars-off-the-premium fact and no Naples Reserve page carries it.
Naples Reserve is in Collier County Hurricane Evacuation Zone D across 99.0 percent of its footprint, measured against the county’s own GIS layer, and the association independently states the same answer in its hurricane notices. Collier’s surge evacuation zones run A through E, where A evacuates first and for the weakest storms. Zone D means Naples Reserve is called to evacuate only for the most extreme surge scenarios. It sat outside the mandatory Zone A evacuation orders issued ahead of Hurricane Ian, and outside the Milton-era mandatory orders for Marco Island, Everglades City, Goodland, Chokoloskee and the City of Naples.
Because Collier defines its Coastal High Hazard Area as the Category 1 storm surge evacuation zone, and Naples Reserve is Zone D, four tiers landward of Zone A, the community sits outside the Coastal High Hazard Area. That test was indirect rather than a direct polygon lookup, because the county publishes the boundary as a line rather than an area, so it is stated with that qualification.
Collier County opened the statutory 90-day appeal period on its preliminary Flood Insurance Rate Map on 19 August 2026, and it runs to approximately mid-November 2026. The new map is targeted to become effective in Summer 2027. Nothing about anyone’s flood zone, insurance requirement or premium changes today. The map governing right now is still the one that took effect on 8 February 2024.
Milestone | Date |
|---|---|
Preliminary Flood Insurance Rate Map released | 20 March 2025 |
Flood Risk Community Open House | 17 June 2025 |
Start of the 90-day appeal period | 19 August 2026 |
New FIRM becomes effective and new flood insurance requirements apply | Target: Summer 2027 |
The county stamps that last row with its own qualifier: “Date subject to change, pending completion of appeal review process.” Quote it that way, because it is doing real work. A Letter of Final Determination date has not been published; the county’s milestone list goes straight from the start of the appeal period to the target effective date. Under FEMA’s standard sequence a Letter of Final Determination issues after appeals are resolved and starts a six-month compliance clock, so a late-2026 or first-half-2027 letter is what a Summer 2027 effective date implies. That is arithmetic, not a published date, and this page will not print it as a fact.
One warning, because it is a live trap. A general web search on this exact question currently returns a confident summary saying the new maps are “expected to become effective in fall 2026” and describing a physical map revision projected for adoption between August and October 2026. That is wrong by roughly nine months and it traces to a third-party post rather than to the county. The primary source and the search summary disagreed, and the primary source wins.
This is the procedural fact most likely to cost someone their window. All comments and appeals must be submitted through local officials. The Collier County Community Planning and Resiliency Division compiles and transmits them. The contact is Christopher Mason, (239) 252-2932. FEMA Region IV Mitigation Division, at (770) 220-5406, is where the county says to confirm the exact deadline.
The county is explicit about the limit of its own role: “The Division will confirm that each property is evaluated against the correct map panel, jurisdiction, and map series. The County does not perform technical reviews of flood modeling or evaluate the scientific sufficiency of an appeal; that technical determination rests entirely with the Federal Emergency Management Agency (FEMA).”
An appeal requires hydraulic or hydrologic data demonstrating that better methodologies, assumptions or data exist. It is a technical submission, generally prepared by a licensed engineer or surveyor. A non-technical error such as a misspelled road name is a comment, not an appeal. Both are submitted the same way, through the county, but they are not the same instrument and they do not get the same treatment.
All four panels move from suffix J to suffix K, which is FEMA’s standard convention for a revised panel, and the small northern corner is renumbered from panel 0610 to panel 0609 and remapped at double the resolution.
Preliminary panel | Share, rounded | Replaces |
|---|---|---|
12021C0616K | 67.7 percent | 12021C0616J |
12021C0608K | 19.2 percent | 12021C0608J |
12021C0620K | 10.3 percent | 12021C0620J |
12021C0609K | 2.9 percent | 12021C0610J, renumbered and rescaled |
Those shares are rounded to one decimal place and therefore sum to 100.1 percent. The zone answer barely moves: mapped Special Flood Hazard Area ticks from 98.6 percent of land area to 98.7 percent and the community stays in Zone AE. The technical basis, however, flips almost entirely, from “coastal floodplain, static base flood elevation 7” to “combined riverine and coastal floodplain, base flood elevation read off profile lines” across 97.8 percent of the community. The study citation changes too. That is new hydrologic and hydraulic modelling driving the change, not a redraw of the same study, and a flat static BFE and a profile-derived BFE are different regulatory objects.
FEMA’s own revalidation letter contains the sentence that decides this: a Letter of Map Amendment or Letter of Map Revision Based on Fill “will remain in effect until superseded by a subsequent LOMC or by a revision to the FIRM panel on which the property and/or structure is located.”
Every FIRM panel under Naples Reserve is being revised. That is precisely the trigger the letter describes.
What normally happens at a countywide map adoption is that FEMA runs a fresh revalidation pass and issues a new LOMC-VALID letter dated one day after the new effective date, exactly as it did with case 18-04-0009V on 9 February 2024. Determinations whose underlying flood hazard data did not change get revalidated. Determinations at sites where the base flood elevation or the zone basis changed do not automatically carry forward and may require a re-determination request.
Whether Naples Reserve’s nine fill letters survive the Summer 2027 map is genuinely unresolved. Nobody can answer it today, because the appeal period is still open and the flood hazard data is not final. This page is not going to assert either way. What we will say is what an owner or buyer should actually do:
The association’s own FEMA page makes three claims about buying flood insurance voluntarily while in Zone X: that the rate is much lower than mandatory coverage, that the rate is locked in with limited ability to increase even if the home is rezoned, and that a FEMA-backed policy can be transferred to a buyer at the same rate and conditions. Those describe the general shape of NFIP newly-mapped and grandfathering provisions and are directionally right, but they are the association’s wording rather than FEMA’s, and under Risk Rating 2.0 the mechanics differ from the pre-2021 grandfathering people remember. Attribute them to the association and take the specifics to your own agent.
Collier County requires new machinery such as air conditioners and generators to be elevated to base flood elevation plus one foot. And the county applies FEMA’s 50 percent rule: if a home in Zone VE, AE, AH or A does not meet the current flood elevation requirement, an improvement or repair whose cost equals or exceeds 50 percent of the building’s pre-construction market value triggers a requirement to bring the structure into compliance with current elevation requirements. That is directly relevant to any Naples Reserve owner planning a large renovation, and doubly relevant if the Summer 2027 map changes their zone.
Naples Reserve sits about 0.4 miles north of US-41, in the language the Community Development District uses to describe itself rather than a measured gate-to-intersection distance, in Hurricane Evacuation Zone D, on ground whose street crown typically runs 8.0 to 8.5 feet NAVD88, in housing stock built entirely after 2015 under four successive editions of the Florida Building Code. What this page will not claim is that the community “came through it fine,” because no parcel-level or community-level damage record exists for Ian, Helene, Milton or Irma.
Documented: the National Weather Service’s post-storm assessments place Collier County’s surge flooding from Hurricane Ian south and west of US-41, and Naples Reserve is north of US-41. Helene’s structure flooding in Collier was assessed in other parts of the county. Milton cost Collier County approximately $280 million with 88 major-damage structures, 224 minor-damage structures, roughly 85 percent power loss countywide and zero deaths. Ian’s countywide totals were approximately $2.2 billion, 33 structures destroyed and 3,515 with major damage.
Documented from the association’s own record: a hurricane notice dated 8 October 2024, issued for Hurricane Milton, states that the community’s lakes “are designed to overflow into the strand and have so far, this summer, worked as designed.” The association has posted hurricane preparedness letters to residents in 2022, 2023, 2024 and 2025. There is no 2017 or 2018 hurricane document in that archive, so the association’s own public record does not reach back to Irma.
Not documented: any parcel-level or community-level damage record for Naples Reserve specifically, for any of the four storms. There is no Collier County damage-assessment table broken out by subdivision, no substantial-damage determinations list scoped to this community, no association after-action report and no claims data. The record class that would close this is Collier County post-disaster building permits and substantial damage determinations, filtered to Naples Reserve addresses for the windows October 2022 to March 2023 and October 2024 to March 2025.
The honest summary: the National Weather Service placed the surge damage elsewhere, and the association reported that its drainage worked as designed. The evidence supports that and does not yet support anything stronger.
The ultimate design wind speed at Naples Reserve is 165 mph over 89.5 percent of the community and 164 mph over the remaining 10.5 percent, Risk Category II, under the Florida Building Code 8th Edition. That is Collier County’s own adopted wind-load contour queried against the community footprint, not a regional map estimate.
Vult is the ultimate design wind speed as a three-second gust under ASCE 7 as adopted by the Florida Building Code. It is not the old nominal or basic wind speed and it is not a forecast. Comparing 165 mph to a hurricane category is a category error.
Naples Reserve homes were permitted under four successive Florida Building Code editions:
Code edition | Effective for permitting | Wind basis |
|---|---|---|
5th Edition (2014) | 30 June 2015 onward | ASCE 7-10 |
6th Edition (2017) | 31 December 2017 onward | ASCE 7-10 |
7th Edition (2020) | 31 December 2020 onward | ASCE 7-16 |
8th Edition (2023) | 31 December 2023 onward | ASCE 7-22 |
There is no 1970s or 1980s housing stock in Naples Reserve. Every roof, every opening protection assembly and every structural connection here was designed and inspected to a modern high-velocity-wind standard. Against most of the older Naples inventory a buyer cross-shops, that is a genuine structural advantage and it is the reason insurers underwrite this stock the way they do.
Florida law requires property insurers to offer premium discounts, credits or rate differentials for construction techniques that reduce hurricane loss, under Section 627.0629 of the Florida Statutes, verified through the standard Uniform Mitigation Verification Inspection Form OIR-B1-1802 adopted by the Florida Office of Insurance Regulation. The credit-bearing features that form asks about, roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection, are precisely the features a post-2015 Collier County home is built with. A wind mitigation inspection on a Naples Reserve home should pay for itself.
Citizens Property Insurance Corporation is Florida’s state-backed insurer of last resort, and its own published county detail reports show what happened in Collier County:
As of | Collier personal residential multiperil policies in force | Total exposure |
|---|---|---|
31 December 2024 | 6,042 | $1,882,333,660 |
31 July 2026 | 1,892 | $323,422,234 |
That is a 68.7 percent decline in nineteen months, and an 82.8 percent decline in exposure. Statewide, Citizens policies in force fell from 1,228,718 at the end of 2023 to 278,196 at 31 July 2026.
A market where Citizens has shed roughly two thirds of its Collier personal residential book in nineteen months is a market where private carriers are actively writing business they previously would not touch. For a buyer in Naples Reserve, whose home is post-2015 construction on engineered fill in an inland Zone D evacuation area with no V zone anywhere near it, the practical read is that private-market capacity should be available and Citizens should be a fallback rather than a default. That is an inference from market-level data, not a promise about any specific premium.
We deliberately do not publish an average premium figure for Naples Reserve. Several circulate on the web and none of them trace to an Office of Insurance Regulation filing or a Citizens document. If you want a number, get a live quote from a licensed agent, dated.
The association owns and insures amenity structures: the Island Club, the Reserve Club, the Outrigger, Match Point, Kids Cove and the fitness centre. Loss assessment coverage on your own homeowners policy is therefore relevant even in an all-single-family community, because a deductible or an uninsured loss on those amenity buildings can be assessed to owners. Ask your agent whether your policy carries loss assessment coverage and at what limit.
Collier County’s own consumer guidance says it plainly: most homeowners policies do not cover damage caused by flooding. The association makes the same point: standard homeowners insurance covers interior water damage caused by storms or burst pipes, but typically not destruction caused by floodwaters.
The association also flags a consumer trap worth repeating: “Insurers and lenders usually don’t go beyond the top-level FEMA Flood Insurance Rate Map for a specific address. They may try to sell you a policy for a higher-rated zone, which can be expensive.” That is the fill-letter problem seen from the consumer side, and it is exactly why a Naples Reserve seller should hand a buyer the map-change letter at contract.
Naples Reserve is zoned to Manatee Elementary School, Manatee Middle School and Lely High School in Collier County Public Schools for the 2026-2027 school year. Manatee Elementary and Manatee Middle both hold an A on the 2025-2026 Florida school grades. Lely High holds a B, having dropped from an A in 2024-2025, so any inherited copy describing “A-rated Lely High” is now wrong.
School | Grades | Florida grade, 2025-2026 | Five-year run, 2022 to 2026 | Drive from the entrance |
|---|---|---|---|---|
Manatee Elementary School, 1880 Manatee Road | PK to 5 | A | A, B, A, A, A | about 3.1 miles, 8 minutes |
Manatee Middle School, 1920 Manatee Road | 6 to 8 | A | B, B, B, A, A | about 3.1 miles, 7 minutes |
Lely High School, 1 Lely High School Boulevard | 9 to 12 | B | C, B, B, A, B | about 7.6 miles, 17 minutes |
Manatee Elementary and Manatee Middle sit on the same road, roughly three miles from the Naples Reserve gate, a seven to eight minute drive. For a Collier County community this far down US-41 East, that is unusually convenient and it deserves its own sentence rather than a table row.
Manatee Elementary runs student hours 8:05 AM to 3:00 PM with a uniform policy. Manatee Middle runs 9:05 AM to 3:50 PM, also with a uniform policy, and its mascot is the Hurricane. Lely High runs 7:10 AM to 2:05 PM under a district dress code rather than a uniform policy, and its published programme list includes Advanced Placement, the Cambridge AICE pathway, dual enrolment, and Criminal Justice, Engineering, Information Technology, Medical and Aviation academies.
The assignment has been identical for three consecutive published school years. Running Collier County Public Schools’ own zone lookup against Naples Reserve addresses for 2024-2025, 2025-2026 and 2026-2027 returns Manatee Elementary, Manatee Middle and Lely High every time, and the underlying zoning polygons are byte-identical across those three years.
No boundary change of any kind touches Naples Reserve for 2026-2027, and none is currently proposed. The district ran one boundary modification cycle for 2026-2027 and it did not reach this attendance area.
Collier County Public Schools earned an A district grade for 2025-2026, its ninth consecutive year, and is one of only five Florida districts rated A for the last nine years. The district earned the sixth-highest number of points of Florida’s 67 school districts, at 872 total points across 12 components and 73 percent of available points, up from 848 points and 71 percent the prior year. 51 of 52 traditional public schools, 98 percent, earned an A or a B, and none earned a D or an F.
Enrolment figures below come from the National Center for Education Statistics Common Core of Data, 2023-2024 collection, which is the most recent complete federal count available through a machine-readable route. They are not 2026-2027 counts. Manatee Elementary 588, Manatee Middle 757, Lely High 1,507. A current-year figure would have to come from a Florida Department of Education membership survey or a district survey-period report; the department’s own file paths returned a 403 to the route used here, which is a property of that path rather than of the data.
Charter schools in Collier County are open to any Collier student regardless of address, so they are genuine options for a Naples Reserve family.
School | Grades | Florida grade, 2025-2026 | Drive from the entrance |
|---|---|---|---|
Marco Island Charter Middle School | 6 to 8 | A, five straight years | about 12.3 miles, 26 minutes |
Marco Island Academy | 9 to 12 | A | about 13.9 miles, 25 minutes |
Mason Classical Academy | K to 12 | A, five straight years | about 13.2 miles, 25 minutes |
Naples Classical Academy | K to 12 | A | about 21.0 miles, 37 minutes |
Gulf Coast Charter Academy South | K to 8 | C | about 12.6 miles, 23 minutes |
Marco Island Academy is a Cambridge International School offering IGCSE and AICE curricula. Marco Island Charter Middle has held an A for five straight years, which makes it the strongest-graded middle option within a reasonable drive after Manatee Middle itself.
Every tuition figure below was read off the school’s own published tuition page on 24 August 2026, not from a third-party school-rating site.
School | Grades | Published tuition highlights | Drive |
|---|---|---|---|
Seacrest Country Day School, 7100 Davis Boulevard | PK to 12 | Kindergarten $24,856, Grades 1 to 3 $25,792, Grades 6 to 8 $27,976, Grades 10 to 12 $32,552 for 2026-27 | about 12.2 miles, 23 minutes |
Community School of Naples, 13275 Livingston Road | PK3 to 12 | Grades 9 to 12 $36,460, Grades 6 to 8 $32,260, Kindergarten $27,800 | about 19.6 miles, 32 minutes |
St. Ann Catholic School | PK to 8 | Published on the school’s tuition page | about 13.3 miles, 25 minutes |
St. John Neumann Catholic High School | 9 to 12 | Published on the school’s tuition page | about 14.9 miles, 27 minutes |
St. Elizabeth Seton Catholic School | PK to 8 | Published on the school’s admissions page | about 14.9 miles, 27 minutes |
First Baptist Academy | PK3 to 12 | Published on the school’s tuition page | about 17.9 miles, 32 minutes |
Royal Palm Academy | PK to 8 | Published on the school’s tuition page | about 25.1 miles, 38 minutes |
Seacrest notes that tuition is set annually by its Board of Trustees and that uniforms, athletics participation and optional programmes are additional. Community School of Naples reports that approximately 20 percent of its student body receives financial aid.
Several of these schools reference Florida’s scholarship programmes by name, including Step Up For Students, the EdChoice Expansion Scholarship and the Family Empowerment Scholarship. That is materially useful for a family weighing private school, because the sticker prices above are not what many Florida families actually pay. Check the programme rules with the Florida Department of Education or the scholarship funding organisation rather than with a school’s marketing page.
A Naples Reserve resident’s nearest emergency room and nearest full hospital are the same building: Physicians Regional Medical Center on Collier Boulevard, roughly 7.8 miles and about 14 to 16 minutes from the community entrance. The nearest urgent care is NCH Southeast Immediate Care at 7717 Collier Boulevard, about 7.4 miles and 14 minutes.
Facility | Operator | Distance | Time |
|---|---|---|---|
Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd | Physicians Regional Healthcare System | 7.8 miles | 14 minutes |
NCH Baker Hospital Downtown, 350 7th Street North | NCH | 13.7 miles | 26 minutes |
Physicians Regional, Pine Ridge, 6101 Pine Ridge Road | Physicians Regional | 17.9 miles | 29 minutes |
NCH Northeast Freestanding Emergency Department, 15420 Collier Blvd | NCH | about 23 miles | about 45 minutes |
NCH North Naples Hospital, 11190 Health Park Boulevard | NCH | 24.8 miles | 38 minutes |
Physicians Regional Collier Boulevard opened on 5 February 2007 and is an acute-care hospital rather than a freestanding emergency department. Its own published service list includes 24-hour emergency services, general medical and surgical services, a total joint centre, spine surgery and orthopaedics, hand surgery, ENT, breast health, outpatient radiology, laboratory and rehabilitation, wound care and hyperbaric medicine, and a dedicated older adult emergency room. The hospital publishes live average emergency room wait times on its own site, which is why no wait-time figure is hardcoded here.
Collier County’s only freestanding emergency department, NCH Northeast, is roughly three times farther away than Physicians Regional Collier Boulevard and is not the practical option from Naples Reserve.
Facility | Operator | Distance | Time |
|---|---|---|---|
NCH Southeast Immediate Care, 7717 Collier Blvd | NCH | 7.4 miles | 14 minutes |
Physicians Regional East Naples Urgent Care, 4525 Thomasson Drive | Physicians Regional Medical Group | 9.3 miles | 17 minutes |
NCH Marco Island Healthcare Center, 40 S Heathwood Drive | NCH | 12.4 miles | 25 minutes |
Physicians Regional Marco Island | Physicians Regional Medical Group | 12.9 miles | 27 minutes |
Urgent care hours change, so check the operator’s own page rather than a directory listing. NCH’s Marco Island healthcare centre is new: NCH broke ground in spring 2024 on a roughly 25,000 square foot facility at 40 South Heathwood Drive with 12 private exam rooms, a triage room, a lab, updated X-ray and CT equipment and medical offices, and it opened to patients in November 2025 at a reported cost of roughly $20 million.
No new hospital, freestanding emergency department or medical campus is under construction or approved in south Collier County or on the US-41 East corridor. That is a real measurement, run across multiple search routes, and it belongs on the page because it sets a buyer’s expectation correctly.
NCH’s expansion energy is going north and east. NCH announced in October 2025 that it plans a 150-bed hospital in Ave Maria on 18 donated acres, starting with a 24/7 emergency department and adding operating rooms and inpatient towers, with construction expected to begin within two years. Ave Maria is roughly 35 to 40 miles from Naples Reserve. It is the county’s biggest hospital story and it does not change a Naples Reserve resident’s emergency answer. It does not belong in a proximity list and this page will not put it in one.
All distances below are measured from the community entrance on Greenway Road on a free-flow driving model, and all should be read as approximate with a seasonal traffic caveat. Collier County traffic in February is not Collier County traffic in August.
Destination | Miles | Minutes |
|---|---|---|
Publix at Shoppes at Fiddler’s Creek, 15050 Sandpiper Lane | 1.6 | about 6 |
Lowe’s, 12730 Tamiami Trail East | 4.7 | about 10 |
Publix at Eagle Creek, 12663 Tamiami Trail East | 5.0 | about 11 |
ALDI, 13080 Tamiami Trail East | 5.0 | about 11 |
Walmart Supercenter, 6650 Collier Boulevard | 5.1 | about 11 |
The Home Depot, Southeast Naples, 11880 Tamiami Trail East | 5.6 | about 11 |
Rookery Bay Environmental Learning Center, 300 Tower Road | 5.3 | about 11 |
NCH Southeast Immediate Care | 7.4 | about 14 |
Physicians Regional Medical Center, Collier Boulevard | 7.8 | about 14 |
Collier County Public Library, South Regional Branch | 8.1 | about 15 |
Naples Botanical Garden, 4820 Bayshore Drive | 10.4 | about 20 |
Isles of Capri | 10.5 | about 21 |
Collier County Government Center, 3299 Tamiami Trail East | 10.6 | about 19 |
Marco Island, North Collier Boulevard at Bald Eagle Drive | 12.1 | about 25 |
Fifth Avenue South, downtown Naples | 12.8 | about 23 |
Tigertail Beach, Marco Island (nearest Gulf beach access) | 13.1 | about 28 |
Naples Municipal Airport (APF) | 13.7 | about 26 |
South Marco Beach access | 13.8 | about 28 |
Naples Pier | 14.2 | about 27 |
Costco, 6275 Naples Boulevard | 17.2 | about 31 |
Everglades City | 25.6 | about 36 |
Southwest Florida International Airport (RSW) | 44.4 | 45 to 60 |
Miami, downtown | about 100 | roughly 2 to 2.5 hours |
Two observations from that table that a generic Naples page cannot make. Marco Island is closer by road than downtown Naples. And Rookery Bay National Estuarine Research Reserve is about eleven minutes away, which is a genuinely differentiating amenity for this community.
The nearest full grocery is the Publix at Shoppes at Fiddler’s Creek, 1.6 miles and about six minutes, which also carries the nearest pharmacy. The nearest veterinary practice is the Animalife Veterinary Center at Eagle Creek, 12660 Tamiami Trail East, about 4.8 miles. The nearest library is the Collier County Public Library South Regional Branch on Lely Cultural Parkway, about 8.1 miles. A Planet Fitness sits on the Tamiami Trail East and Collier Boulevard commercial cluster roughly three miles out, though its street address is not verified here.
The intersection Naples Reserve residents use, US-41 East at Greenway Road and Sandpiper Drive, is being rebuilt into a node. A 328-unit apartment community broke ground on the northeast corner in autumn 2025 with first units due February 2027, a 1,299-home development was unanimously approved on Greenway Road itself in December 2025, and a roughly $1.9 million traffic signal at that intersection reached final reinspection in June 2026.
This section is the least comfortable part of this page and it is deliberately the most specific. Anyone selling you a home here should be able to tell you what is approved within two miles of the gate, and most cannot.
Collier County’s own affordable-housing inventory, dated 14 January 2026, is the source of the corridor total: 3,386 approved-but-unbuilt dwelling units on this stretch of the corridor, of which 1,057 are income restricted. That total spans six projects on the county’s list. The four detailed below are the four largest of those six, and they are a subset of the inventory rather than an addition to it: they account for 2,677 of the 3,386 units, and the income-restricted counts named in their own tables, 575 units, sit inside the 1,057. Do not add the itemised projects to the corridor total, because they are already inside it.
Field | Value |
|---|---|
What | Cassia Naples, a 328-unit garden-style apartment community |
Where | The northeast corner of US-41 East and Greenway Road, at 15061 Tamiami Trail East, nearly 24 acres, directly across from the Publix-anchored Shoppes at Fiddler’s Creek |
Developer | Greystar, as GS South Naples Apt Owner LLC, with partner Whitman Peterson |
Land | Closed 24 September for $15.78 million per Collier County property records |
Built form | Six three- and four-storey buildings around a 3.6-acre triangular lake, plus a 3.4-acre nature preserve on the southeast corner |
Amenities | Clubhouse with fitness centre and co-working space, pool with private cabanas, pickleball courts, lakeside walking trail, dog parks, putting green, outdoor kitchens, nine detached carport buildings |
Timing | Broke ground autumn 2025. First units expected February 2027 |
Entitlement | Live Local Act, traffic impact statement PL20230014765 |
This is across US-41 from Greenway Road, which is the mouth of Naples Reserve’s own entrance road. It means more traffic at that junction. It also means the corridor is drawing institutional capital, which historically precedes retail and services following. Both of those are true and neither cancels the other.
Field | Value |
|---|---|
Where | The northeast corner of Greenway Road and Fritchey Road, 10301 Laredo Street, 229 acres |
Units | 1,299 single-family and multifamily |
Affordable | 260 units, 20 percent, built and sold by Habitat for Humanity of Collier County to households at or below 80 percent of area median income |
Market rate | 1,039 units, by David Torres and FL Star Development |
Density | 5.72 units per acre overall, against an allowance of up to 12.2 with affordable housing |
Open space | 60 percent of the site including 33 acres of native vegetation, with at least 13.2 acres preserved and dedicated to the county |
Ordinances | RPUD Ordinance 2025-67; growth management plan overlay Ordinance 2025-68 |
Approval | Board of County Commissioners, 9 December 2025, unanimous |
Land assembly | Six neighbouring parcels acquired in 2021 for $13.1 million |
The part of that approval most relevant to a Naples Reserve owner is not the unit count. The Board’s approval bundles an agreement with Habitat for Humanity to coordinate the project with improvements to Greenway and Fritchey roads. That is a commitment to change the road Naples Reserve fronts on. The specific scope of those improvements is not stated in the public coverage and remains an open item.
Also called the East Trail Mixed Use Project or “J-House,” approved by the Board of County Commissioners 4 to 0 on 28 January 2025 under Ordinances 2025-05 and 2025-06. It carries 300 rental units, of which 90 are income-restricted for 30 years, plus roughly 64,000 square feet of commercial space, at the same intersection.
Approved unanimously by the Board of County Commissioners on 10 December 2024 under Ordinance 2024-52, at 1150 Auto Ranch Road: 750 multifamily units of which 225 are rent-restricted. The Planning Commission had recommended denial at its July 2024 hearing.
The road commitments attached to it are substantial and locally useful: extension and widening of Auto Ranch Road, raising parts of the road that flood often, a five-foot sidewalk, improved drainage culverts, extended water and wastewater utilities along Auto Ranch Road, a Collier Area Transit bus stop and a bike rack, with developer road investment estimated at approximately $7.8 million. The approval also raised the Marco Shores and Fiddler’s Creek PUD dwelling-unit cap from 6,000 to 6,750 and confined the extra 750 units to Section 29. It still requires state and federal permits before construction.
Field | Value |
|---|---|
Where | Sandpiper Drive, US-41 and Greenway Road |
Built by | Fiddler’s Creek Community Development District #2, not by the county or FDOT |
Contractor | American Infrastructure Services, Inc. |
Cost | Estimated $1,656,057 in March 2025; cited at approximately $1.9 million at the December 2025 Board hearing |
Status, 25 March 2026 | Final inspection walk done, punch list issued |
Status, 24 June 2026 | “The final reinspection is scheduled for tomorrow” |
This is the intersection Naples Reserve residents use. A signalised intersection at the community’s access point is a straightforward safety and access improvement, and it was funded by a neighbouring district under a 1984 commitment rather than by Collier County. At the December 2025 hearing, the county’s Transportation Management Services department head confirmed that staff “reviewed records and found no instance where the county required cost-sharing after a traffic-signal system had already been approved,” and commissioners declined to require a contribution from the Greenway Fritchey developer.
No Florida Department of Transportation project touches US-41 East in the Greenway Road segment. That was checked directly against FDOT District One’s complete published lists for Collier County. The construction list holds six projects and the future list holds twelve, and the closest US-41 work, project 448930-1, is a $9 million resurfacing that runs from south of Southwest Boulevard to north of Thomasson Drive, which is well west of Collier Boulevard and therefore well west of Naples Reserve. The other two US-41 projects are at the far north end of the county near the Lee County line.
The positive control matters here: the same two list pages returned six and twelve projects respectively and rendered full detail on click-through, so the empty result for south-county US-41 is a finding rather than a failed query. There is no FDOT widening of US-41 East near Naples Reserve in the current work programme.
One county-side data point for balance: at the December 2024 Planning Commission hearing on the Greenway MPUD, county planning staff noted that traffic and stormwater infrastructure over the next five years can accommodate the approved development. That is a staff concurrency finding and it is quotable, and it is also a five-year statement rather than a permanent one.
The Picayune Strand Restoration Project, immediately north and east of Naples Reserve, is finished. The South Florida Water Management District and the US Army Corps of Engineers held a ribbon-cutting in January 2026.
The itemised project features are three pump stations, Merritt at 810 cubic feet per second, Faka Union at 2,650 and Miller at 1,250; the plugging of 42 miles of canals; the removal of 285 miles of roads and 62 miles of tram roads; a Southwest Protection Feature levee providing flood protection to existing agricultural and residential property; and a manatee mitigation feature providing warm-water refugia. It restores natural water flow across 55,000 acres.
One transparency note: the District’s own overview paragraph and its itemised feature list disagree with each other on three of those numbers. The itemised figures are used here because they are the specific ones.
The origin is worth knowing, because it explains the geography north of the community: in the 1960s more than 85 square miles of Collier County wetlands were drained for a failed subdivision, and Florida began acquiring the land back in 1985. Named downstream beneficiaries include Collier-Seminole State Park, Ten Thousand Islands National Wildlife Refuge and the Rookery Bay Estuarine Research Reserve.
Naples Reserve runs a manned gate 6:00 AM to 10:00 PM with a 24-hour remote video guard, permits pets with no numeric, weight or breed limit anywhere in the recorded record, allows pick-up trucks after a 2015 amendment deleted the prohibition, bills trash on the county tax bill, and prohibits tobacco use in every common area. The details below are the ones that change how you actually live here.
The gate house is staffed 6:00 AM to 10:00 PM, seven days a week, by St. Moritz Security Services. After hours, visitors connect with a remote guard through video and audio, who verifies credentials and provides gate access. So the gate is manned sixteen hours a day and remotely monitored twenty-four, which is a more precise description than the “24-hour manned gate” phrase in circulation.
There are two lanes. The Resident Lane reads an RFID windshield sticker only and explicitly does not accept fobs or guest passes. The Guest Lane is staffed and runs the ZUUL access platform.
Residents manage guests through the ZUUL mobile app three ways:
The “Recurring” temporary pass type has been deliberately disabled by Naples Reserve. That is a real security posture decision, not an oversight.
Credential economics: new homeowners receive up to two RFID stickers free, replacements are $25.00, tenant stickers are $25.00, and management affixes the sticker to the vehicle rather than handing it to a resident to apply. Vehicle registration must be presented. RFID stickers are not issued for rental cars. Homeowners get one set of smartphone amenity credentials per household; tenants get one set per approved tenant occupant listed on the lease.
There is a Long-Term Resident Guest category for someone whose primary residence is the homeowner’s property, such as a significant other, a spouse not on the deed, an adult child or a caretaker. They are eligible for RFID and smartphone credentials on production of a government photo identification, a homeowner-signed registration form and proof of residency.
Vendors are not eligible for credentials, and the association’s FAQ names contractors, home-watch services, dog groomers and realtors specifically.
A recorded amendment effective 1 March 2026 defines an Eligible Immediate Family Member as a child, grandchild, parent, sibling or grandparent of an owner or primary occupant who is 18 or older and is not a long-term permanent resident. Owners register them, with a maximum of six registered eligible immediate family members per unit at any one time, each receiving one set of amenity credentials. They may access the Island Club, the pool, the cafe and the bar unaccompanied; for every other amenity the owner must accompany them. Tenants may not have eligible immediate family members at all and must accompany all guests.
The recorded Declaration permits dogs, cats, fish “or other usual and common household pets” on a Lot, and prohibits keeping animals for any commercial purpose. No breed restriction, no weight limit and no numeric cap on pets appears anywhere in the recorded Declaration. If a page needs to call Naples Reserve pet friendly, that is the supporting citation.
What the Declaration does require: pets outside the home must be “physically constrained under the control of a responsible person, for example on a leash or in a container,” at all times. Pets must be registered with management on the association’s pet registration form. Pets are not allowed in the pool area except service animals. And the board retains removal power: any pet permitted to roam free, or which in the sole discretion of the board endangers health and safety, makes objectionable noise or constitutes a nuisance, must be removed on request, and if the owner does not comply the board may remove it.
There are two dog parks: Walk and Wag near Match Point and Eagle Lake, and Paws Awhile near Kids Cove. Both have a shaded area with picnic-style seating.
Pick-up trucks are permitted. The original Declaration prohibited them, and the First Amendment deleted the prohibition in 2015. That is a genuine and frequently asked question in this market and the answer is documented rather than assumed.
The parking rules that do bind:
Golf carts are permitted under the recorded Declaration and governed by a Golf Cart Use Restrictions rule dated 27 March 2018 plus a registration form. Carts must be stored in the garage when not in use, never on the driveway.
Naples Reserve has no storage yard, prohibits sheds outright, and pushes essentially all storage into the garage. The Declaration prohibits doghouses, tool sheds “or structures of a similar kind or nature” anywhere on the property, and prohibits tents, utility sheds, shacks, trailers and other temporary structures. On-site storage of gasoline or other fuels is prohibited except association maintenance fuel, though buried or appropriately screened tanks for ranges, ovens, dryers, water heaters, pools and gas grills may be permitted by the Design Review Committee.
A buyer with a recreational vehicle, a large trailer or a big boat needs off-site storage. The developer’s own FAQ answered it directly: “Can I park a boat or RV in Naples Reserve? No, not at Naples Reserve.”
The reviewing body is the Development Review Committee in the recorded Declaration and is branded as the Design Review Committee (DRC) on the association website. Same body, two renderings.
Its authority is broad. No construction, improvement or modification may proceed without approval, and the Declaration defines construction broadly enough to include staking. Approval of one plan does not bind the committee on a later plan. Committee review is expressly not an opinion on engineering, structural soundness or code compliance. Improvements built without approval may be razed by the association. And the Declarant, the association and the committee may grant, withhold or deny consent “in their sole discretion and without liability of any nature,” with every approval required to be in writing.
Practical rules that matter:
Other recorded restrictions worth knowing before you buy: no above-ground pools; no walls or fencing on a Lot except as specifically permitted; no window air conditioning units except as permitted; satellite dishes limited to one small receiver in the side or rear yard, not exceeding 40 inches, screened or landscaped from street view; no artificial vegetation other than temporary holiday decorations; no reflective window coverings, and coverings visible from the street must have a white or off-white backing or blend with the exterior colour; roofs maintained with a full complement of tiles or shingles; all utilities underground, with no overhead lines including cable permitted; no wells without approval; no discharge of firearms including BB and pellet guns; and no timeshare, interval ownership or vacation club programme, though ownership by up to four joint tenants or tenants-in-common with rotating use is allowed.
The nuisance clause was expanded by a December 2023 amendment to make harassment and abuse of owners, occupants, employees, guests, invitees or vendors an express offensive activity, including verbal, physical or written harassment of board members, officers, committee members, management staff and vendors.
The entire community is tobacco free in all association common areas, including smoking, vaping and chewing tobacco. There are no designated smoking areas in the common areas. Tobacco use is allowed only within individual homes and lots, including a private porch or backyard within the Lot, and it applies to residents, guests and visitors alike.
Service | Day |
|---|---|
Regular trash | Monday and Thursday |
Recycling | Thursday |
Bulk pickup | Thursday |
Waste Management is the provider, contacted through Collier County Public Utilities Customer Service at (239) 252-2380. There is no collection at all on the Fourth of July, Thanksgiving Day and Christmas Day, and there are no make-up days; collection simply moves to the next regularly scheduled day.
The association’s own cart rule is stricter than the county’s, and the association rule is the operative one: all trash containers must be kept inside the garage; containers may be placed at the curb no earlier than 6:00 PM the evening before pickup; and containers must be back in the garage by 6:00 PM on the day of pickup. The association warns that setting out too early attracts wildlife, and it publishes a “Living in Bear Country” brochure, which tells you something about the neighbourhood north of the fence.
Bulk items should not exceed four feet in length or 50 pounds. For appliances, electronics, tires and vehicle batteries, call the county at least 48 hours in advance. Yard waste goes out on the recycling day, in paper bags or personal containers up to 45 gallons, limit ten per collection, branches no larger than four inches in diameter, and no plastic bags.
Service | Provider |
|---|---|
Water and sewer | Collier County Utilities, the Collier County Water-Sewer District |
Electric | Florida Power and Light |
Trash and recycling | Waste Management, billed by Collier County on the tax bill |
Cable, phone and internet | Xfinity or CenturyLink, as two competing retail options |
Mosquito control | Collier Mosquito Control District |
All utilities inside the community are underground, required by the recorded Declaration, which also prohibits overhead lines including cable television.
Irrigation is included in the assessment through the association’s landscape contract, with monthly inspections of all zones, leak identification, head adjustment and 24/7 emergency repair service. Collier County irrigation restrictions apply to all water sources including private wells and ponds: no irrigation on Fridays, none between 10:00 AM and 4:00 PM on any day, and a three-day-a-week limit, with odd-numbered addresses watering Monday, Wednesday and Saturday and even-numbered addresses Tuesday, Thursday and Sunday.
Because the assessment covers lawn and landscape maintenance on all 1,088 private lots as well as the common areas, it is worth knowing what that buys. Mowing is weekly during the growing season from April to November and every other week from December to March. Turf heights are maintained to standard by species. Hard-surface edging happens at each mowing and soft bed edging every other mowing. Litter is removed at each visit and vegetation debris is picked up daily. Common-area beds are weeded twice monthly, residential hard surfaces twice monthly, and residential turf weeds are treated four times a year. Common-area shrubs are trimmed ten times yearly, palm fronds trimmed to roughly twelve feet, and hurricane cuts are not allowed. Shrubs are fertilised three times annually and residential palms under twelve feet three times annually, compliant with Florida-Friendly best management practices. Integrated pest management includes fire ant treatment. Common-area annual flower beds are replanted three times a year with 2,300 plants per rotation. Mulching happens annually in November and December.
Two exclusions matter. Preserve areas are excluded from landscape services. And plant and sod replacement is not included, for common areas or for residential lots; residents pay for their own.
Naples Reserve enforces a 30 consecutive day minimum lease term written into the recorded Declaration at Article V, Section 2, a maximum of 12 leases per year, a mandatory application with a 30 calendar day review, a criminal background check with no credit check, and an outright prohibition on short-term rental platforms. The single most surprising consequence for an owner is that leasing your home disables your own amenity access for the lease term.
Article V, Section 2 of the Amended and Restated Declaration, recorded 22 May 2015 at Instrument 5126165, Official Records Book 5155, Page 661, reads: “Units may not be leased, sub-leased, rented or exchanged to any person or persons other than the Owner for a period of less than thirty (30) consecutive days whereby the Owner receives any consideration or benefit thereof, including, but not limited to, a fee, service, gratuity, emolument or in-kind trade or credit.”
This is a covenant, not a house rule, and none of the eleven amending instruments changes it.
The maximum of 12 leases per year comes from the Resident Handbook rather than from the recorded covenant. That distinction matters: a handbook provision is a board policy and can change more easily than a recorded covenant, and it is enforced administratively. Verify it against the current policy or an estoppel certificate before building a rental model on it.
The association’s 2023 leasing policy names the major short-term rental platforms explicitly and states that applications are not accepted through them. Combined with the recorded 30-day minimum, that is a two-layer prohibition: the covenant sets the floor and the policy closes the platform route.
Beneath the association rule sits a county floor. Collier County Ordinance 2021-45 requires registration of a vacation rental if a property is rented for periods of less than 30 days more than three times in a calendar year. And a 5 percent Tourist Development Tax applies to rentals of six months or less in Collier County, collected by the Tax Collector. Neither of those makes short-term rental permissible at Naples Reserve; they are the layer underneath a stricter private covenant.
When you lease your Naples Reserve home, your own amenity access is suspended for the lease term. Amenity access transfers entirely to the tenant. The owner may enter only as a registered guest of another owner, never as a guest of their own tenant, or by temporary access granted by the property manager solely to check on the residence. Tenant credentials and RFID stickers are deactivated at midnight on the last day of the lease, and the homeowner’s access is reactivated at the same time.
That is confirmed three separate ways: in the leasing policy, in the association’s FAQ, and in the structure of the recorded 2025 amendment on amenity credentials. It is the single most important thing a seasonal owner considering a rental should know, and no competing page carries it.
Owners are also 100 percent responsible for tenant NSF fees, violations and late-night entry charges, and the management office will not onboard tenants, explain amenity use or provide concierge service.
This is a live closing-timeline fact and it is not published anywhere else. The 19 March 2024 amendment requires 30 days notice to the association with the executed contract and gives the board 20 days to render a decision. There is a formal Apply to Purchase a Property application, not just an Apply to Lease application, and buyers must apply to the association.
For a buyer, that means your contract timeline has to accommodate an association review that can consume most of a month. For a seller, it means the clock starts when you deliver the executed contract to the association, not when you accept the offer. For a listing agent, it means the application should go in the same day the contract is signed. This routinely surprises buyers, sellers and agents in this community, and it is the kind of thing that turns a 30-day cash close into a 45-day one.
If you are listing at Naples Reserve, plan around these:
The recorded backing is Article V, Section 1(p)(xiii) of the Declaration: “No sign, billboard or advertisement shall be erected except as otherwise specifically permitted by the DRC and subject to all applicable laws, codes and ordinances.”
Buyers who shortlist Naples Reserve almost always shortlist two or three of the communities below, and Google’s own related searches confirm it: every head-to-head comparison query for this community pulls a “pros and cons” or a discussion-forum result, which means buyers want an even-handed comparison rather than a sales page.
A Divosta and Pulte community on Collier Boulevard south of Rattlesnake Hammock, closer to Physicians Regional and the Lely corridor, with a smaller lake system and a different product mix. The comparison that matters is amenity structure and water: Naples Reserve carries far more water surface, a boatable 125-acre lake and a much larger amenity campus, while Winding Cypress is more compact and closer to the Collier Boulevard retail cluster. Neither carries bundled golf.
Immediately across US-41 and the single most common cross-shop. Fiddler’s Creek is a much larger master-planned community with a separate club and spa membership structure and optional golf memberships, which is the decisive structural difference: at Fiddler’s Creek the amenity access is a membership you buy and maintain; at Naples Reserve it is included in the assessment and there is no membership at all. Fiddler’s Creek also carries its own Community Development District assessments. Buyers should compare the total annual carrying cost line by line rather than comparing HOA figures, because the two structures do not put the same things in the same line.
A Divosta community on Collier Boulevard with a town centre model, a large lake system and a mature resale market. It is generally an older-built and lower-price-per-square-foot option than Naples Reserve, with a different construction vintage, which matters directly for the wind and insurance discussion above: Verona Walk homes were largely permitted under earlier Florida Building Code editions than Naples Reserve homes.
Closer to downtown Naples off US-41, with kayak and paddle access to the Cypress Waterway and a similar naturalist positioning, at a higher price per square foot. If the appeal of Naples Reserve to you is the water and the preserve rather than the price, this is the direct competitor and it should be priced side by side.
Worth knowing about rather than shortlisting: this is where the Fiddler’s Creek Section 29 approval of 750 apartments lands, and where roughly $7.8 million of road work including raising sections that flood is committed. It changes the corridor Naples Reserve buyers drive.
Compare five numbers and ignore the marketing:
Naples Reserve suits a buyer who wants a large modern amenity campus with no membership attached, a boatable private lake, post-2015 construction and a South Naples price that is genuinely lower than comparable North Naples product. It does not suit a buyer who wants golf inside the gate, Gulf frontage, short-term rental income, or somewhere to park an RV.
If you want a bundled golf membership, a Gulf-front or bay-front address, nightly or weekly rental income, a place to keep an RV, or a walkable downtown, Naples Reserve will frustrate you. Those are not fixable with a different floor plan.
If the trade-offs above land the right way for you, the next step is a walk through two or three neighborhoods at different price bands so the difference stops being abstract. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we will tell you plainly when a different community fits you better. Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873.
Selling a Naples Reserve home in 2026 turns on four things most listings get wrong: which of the eleven neighborhoods you are actually competing in, whether your FEMA fill letter and elevation certificate are in the file before you list, whether the buyer’s contract timeline accounts for the association’s 20-day board decision on a sale, and whether your pricing is anchored to your own neighborhood’s band rather than to a community-wide average that describes nobody.
Sixty-five Naples Reserve homes closed through the MLS in the twelve months ending 26 August 2026, moving $73,345,050 in combined volume. They averaged 67 days on market, and the median seller accepted 96.52 percent of the last asking price. That is the field your home will be measured against.
Measure | Last 12 months |
|---|---|
Homes closed | 65 |
Total dollar volume | $73,345,050 |
Average days on market | 67 |
Median sale to list | 96.52 percent |
Highest priced sale | $2,400,000 in Parrot Cay, closed 23 April 2026 |
Fastest marketed sale | 1 day, Half Moon Point, $732,000 |
Two rows in that table deserve a footnote rather than a headline. The highest priced sale took 193 days to get there, so the top of this market rewards patience rather than speed. And four homes show zero days on market, which almost always means the home was sold privately and entered into the MLS at closing, so it measures a buyer who already existed rather than market velocity. The fastest genuinely marketed home took one day.
You are competing against your band. A Coral Harbor villa competes with 177 other villas in a $425,000 to $575,000 range on recorded deed consideration. A Parrot Cay estate competes with 78 custom homes in a range topping $2.6 million on that same measure, which is recorded consideration and not an MLS closed price. A page or an agent that quotes one Naples Reserve price range is describing a spread of roughly six times and is not describing your house.
Get your competitive set right first: your neighborhood, your lot width, whether you are on Eagle Lake or the rowing lane or an interior lake or dry, and whether you have a dock. Those four variables move price here more than square footage does.
The 19 March 2024 amendment requires 30 days notice to the association with the executed contract, with a 20-day board decision. There is a formal Apply to Purchase application and buyers must apply. A cash buyer who expects to close in three weeks will not, and a listing agent who submits the application late will cost their seller a week. We submit the day the contract is signed.
Seller intent for Naples Reserve is effectively unclaimed in Google. Every commercial seller query for this community, “Naples Reserve listing agent,” “Naples Reserve market report,” “sell my home in Naples Reserve,” “Naples Reserve seller closing costs,” returns search results that are entirely generic Naples or generic Florida content, with essentially no Naples Reserve specific answers and no Naples Reserve related searches at all. Two of those queries produced exactly one related search each, and it was a generic prompt rather than a community query.
Buyer intent for this community is crowded. Seller intent is empty. That asymmetry is why this page carries a seller section as long as its buyer section, and it is why a Naples Reserve seller working with us gets found by buyers who searched a question rather than a listing.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening.” Verified Google review
★★★★★ “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
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you own in Naples Reserve and want to know where your specific neighborhood band sits today, start with our home valuation tool and then call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. If you would rather talk it through first, our contact us page reaches the whole team.
McGreevy and Comisar are a Southwest Florida real estate team based in Bonita Springs and working Lee and Collier County, including Naples Reserve and the wider South Naples market on US-41 East. Jesse McGreevy handles technology, marketing and systems; Marc Comisar handles field work and client-facing negotiation. Together they have been selling this market since 2004.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Since 2008, our team has closed transactions across every price band in this market, from entry villas to waterfront estates.
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
Contact
Jesse McGreevy (239) 898-6072 · [email protected] Marc Comisar (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
More about the team is on our about page, and the full Naples market hub is at Naples.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Naples Reserve is in unincorporated Collier County, Florida, on the north side of US-41 East (Tamiami Trail East) at Greenway Road, roughly 1.5 miles east of Collier Boulevard and about 0.4 miles north of the highway, both in the language the Community Development District uses to describe itself rather than measured distances. The ZIP code is 34114. The Island Club address is 14885 Naples Reserve Circle, Naples, FL 34114.
There are four correct answers and you should know which one you are being given. 1,154 dwelling units were entitled by PUD Ordinance 07-71. 1,088 homesites were platted, which is also the Community Development District’s assessable-unit count. 1,075 single-family homes were recorded as built by Collier County as of 11 June 2026. And 971 is a third-party census-widget estimate of occupied households, which measures occupancy rather than counting homes.
No. Naples Reserve is an all-ages community. It is a Chapter 720 homeowners association and there is no age restriction in the Amended and Restated Declaration, in the Second Amended and Restated Bylaws or in any of the eleven amending instruments. A third-party active-adult listing portal describes it as a 55-plus community and that claim has no recorded instrument behind it. The census module further down this page reports a median age of 56. Note that Naples Reserve is not a 55-plus community: a median age describes who happens to live here, not who may buy, and age restriction is created by a recorded covenant, which Naples Reserve does not have.
No. Collier County Ordinance 12-29, adopted 24 July 2012, removed the golf course from the PUD. The PUD’s legal name in Collier County’s own Appendix F list is still “Naples Reserve Golf Club,” which is a 1999 zoning artifact rather than a description of anything that exists.
688 acres, confirmed by four PUD ordinance titles, Exhibit A to Ordinance 14-25, Collier County’s PUD Master List updated 11 June 2026, the CDD enabling Ordinance 08-37, and two independent geometric measurements at 682 and 685 acres. The 668-acre figure in circulation is a digit transposition.
Twenty-two, totalling 214.76 acres, according to the Community Development District’s own lake maintenance field audit conducted 13 May 2024. The association’s home page currently says 21, and developer marketing said 22 lakes and 245 acres of water. The government field audit is the strongest source.
Eagle Lake is 125 acres and 23 feet deep. It is man-made and freshwater. The 125-acre figure comes from the association’s board-approved Resident Boat Rules and Regulations rather than from marketing material.
No. The Resident Boat Rules and Regulations approved 10 January 2024 state: “No gas-powered engines are allowed. Electric motors only or powered by sail.”
Twenty-two feet maximum length. The developer’s FAQ adds a capacity figure of 12 adults. No horsepower limit appears in any document; the constraint is fuel type plus a 7 mph speed limit.
No. Swimming and wading are prohibited in every lake. The association’s own Kids Cove page gives the reason in one word: alligators. Swimming happens in the resort pool.
Homes on Eagle Lake and along the one-mile rowing lane may build a private floating dock with Design Review Committee approval. The association publishes a dock form and pattern document, dock approval procedures and an exhibit of approved dock locations, and recorded boat dock encroachment agreements appear in the Collier County Official Records as recently as June 2026.
No. There is no marina, there are no boat slips and there is no Gulf access. Eagle Lake is a landlocked man-made freshwater stormwater lake. There is a boat ramp with trailer parking at Kids Cove.
No. Sunset Beach is a white-sand beach on the shore of Eagle Lake, inside the community. The nearest Gulf beach access is Tigertail Beach on Marco Island, about 13.1 miles and roughly 28 minutes.
No. There is no club membership, no initiation fee, no equity, no membership transfer fee and no separate amenity dues. Amenity access is included in the homeowners association assessment and follows the deed or the lease. The entire governing-document library contains no membership plan of any kind.
In fiscal 2026 the Community Development District assessment runs from $1,411.79 in Mallard Point to $1,967.36 in Canoe Landing, Crane Point and Bimini Isle, made up of an identical $717.36 General Fund share for every unit plus a debt service share that varies by neighborhood and bond series. It appears as a non-ad-valorem line on your Collier County property tax bill.
Both, depending on your neighborhood, which is why a blanket answer is wrong half the time. In fiscal 2026 the neighborhoods carried by the 2025 refunding bonds saw their totals fall by between $88.62 and $192.79, while the neighborhoods carried by the 2018 bonds saw theirs rise by exactly $50.28. For fiscal 2027 the District has proposed dropping the General Fund to $678.54, which would cut every neighborhood’s total by exactly $38.82.
The master association assessment amount is not published. The association’s financials and budgets sit behind the resident login. Do not accept a figure from a third-party listing site. Order a statutory estoppel certificate through FirstService Residential, which discloses the current assessment, any special assessment, the capital contribution and the outstanding balance for the specific lot.
Lawn and landscape maintenance on all 1,088 private lots as well as the common areas, irrigation with monthly zone inspections and 24/7 emergency repair, roads, preserves, the gate house and security staffing, the community access and credential systems, all amenities, the lifestyle programme, and master insurance on the common area. It does not cover homeowners insurance, flood insurance, cable, internet, water, sewer, electric or trash.
No. There is no bulk cable or bulk internet contract. The Declaration permits one but does not require it, and the association lists Xfinity and CenturyLink as two competing retail options. Verify against a current estoppel before assuming otherwise.
No. Trash and recycling are a Collier County non-ad-valorem assessment on the property tax bill at a proposed $255.52 per residential unit, which buys twice-weekly trash, weekly recycling, weekly bulk pickup and weekly yard waste. Collection is Monday and Thursday for trash, Thursday for recycling and bulk.
Yes, and its amount is currently contested between two association sources. The recorded Certificate of Amendment of 18 November 2025 sets the fiscal 2026 minimum at $400, lienable, non-refundable and non-carryover. The association’s live Reserve Club page describes a $300 pre-paid credit. Confirm your year’s actual figure through the management company or an estoppel certificate.
Yes. The Declaration requires a Working Capital Fund contribution at closing in an amount set by the board but in no event less than three months of the Common Assessment for that year. It is an assessment against the Lot with the same lien rights as any other assessment.
Unresolved, and nobody should tell you otherwise in either direction. A major Island Club kitchen and bar renovation went to a member vote in November 2024 and passed, and the association’s own news page refers to “our first special assessment and vote.” The amount and final adoption were not confirmed because the two association documents that would settle it returned no readable content. An estoppel certificate discloses any pending or unpaid special assessment for a specific lot as a matter of Florida statute.
No. There are zero condominiums and zero condominium associations inside Naples Reserve. The only attached product, Coral Harbor, is 178 attached fee-simple villas on platted lots with structurally independent roofs and concrete masonry party walls.
No. Florida’s milestone structural inspection statute and the Structural Integrity Reserve Study requirement both reach condominium and cooperative buildings only. Naples Reserve is a Chapter 720 homeowners association with no condominium and no cooperative, so the first prong of the test already fails and building height never becomes relevant.
Eight builders: Ashton Woods, D.R. Horton, Florida Lifestyle Homes, KTS Homes, Lundstrom Development, Marvin Development, McGarvey Custom Homes and Stock Signature Homes. D.R. Horton is the volume leader with 408 homes attributable solely to it. Ashton Woods was the sole builder in one neighborhood, Mallard Point, covering 51 homesites.
No, Ashton Woods is one of eight builders. It was the sole builder in Mallard Point and shared Egret Landing, Savannah Lakes and Sparrow Cay. The community’s declarant is SFI Naples Reserve, LLC, which is not a builder at all.
No. Lennar does not appear in the developer’s builder roster, in the recorded plats, in the District’s documents or in any builder release located. It should not be named on a Naples Reserve page.
Roughly 1,519 to about 3,520 square feet under air across the builder product lines, with Parrot Cay custom estates and the Stock Signature Series reaching higher on total square footage. The smallest documented plan is D.R. Horton’s Cambridge Villa in Coral Harbor at 1,519 square feet; the largest advertised production plan is in Sparrow Cay at up to 3,520 square feet.
Eleven marketed neighborhoods: Coral Harbor, Egret Landing, Half Moon Point, Savannah Lakes, Sutton Cay, Crane Point, Sparrow Cay, Parrot Cay, Canoe Landing, Mallard Point and Bimini Isle. Note that the District uses nine assessment lines, because Canoe Landing, Crane Point and Bimini Isle share one, and that twelve plats and more than a dozen FEMA plat identifiers exist. Those are four different questions about one community.
No, none of them. Collier County’s subdivision code list places Corsica in Talis Park, Marsh Cove in Fiddler’s Creek and Orchid Cove as a condominium. They circulate as Naples Reserve neighborhoods and they are not.
Essentially no. Production build-out ended around the end of 2021 and the last production-builder deeds are dated December 2021. Roughly thirteen platted lots remained unbuilt at the county’s June 2026 count, and the only continuing activity is occasional custom work on the last Parrot Cay estate lots by Florida Lifestyle Homes and Lundstrom Development.
On the effective map, yes: 98.6 percent of the community’s land area sits in a mapped Special Flood Hazard Area, almost all of it Zone AE at base flood elevation 7 feet. In insurance practice, a large share of individual homes here are rated Zone X because a FEMA Letter of Map Revision Based on Fill removed that filled lot from the hazard area, and the nine letters name 511 of the 1,088 platted lots individually. Both are true, they use different denominators, and you need the answer for your specific address rather than for the community.
Four panels touch the community, all effective 8 February 2024: 12021C0616J covering 67.7 percent, 12021C0608J at 19.2 percent, 12021C0620J at 10.3 percent and 12021C0610J at 2.9 percent. There is no single panel number for Naples Reserve.
Yes. Collier County released a preliminary Flood Insurance Rate Map on 20 March 2025 and opened the statutory 90-day appeal period on 19 August 2026. The new map is targeted to become effective Summer 2027, subject to change pending completion of the appeal review. Nothing changes today; the map that governs now is the one effective 8 February 2024.
Through Collier County, not directly to FEMA. All comments and appeals go through local officials to the Collier County Community Planning and Resiliency Division, contact Christopher Mason at (239) 252-2932. An appeal requires hydraulic or hydrologic data demonstrating that better methodologies, assumptions or data exist; a non-technical error such as a misspelled road name is a comment rather than an appeal.
Genuinely unresolved. FEMA’s own revalidation letter says a determination remains in effect “until superseded by a subsequent LOMC or by a revision to the FIRM panel on which the property and/or structure is located,” and every panel under Naples Reserve is being revised. Keep the letter and the elevation certificate, and ask your insurance agent now.
Zone D, across 99.0 percent of the community footprint, confirmed against Collier County’s own GIS layer and stated independently by the association in its own hurricane notices. Collier’s zones run A through E with A evacuating first, so Zone D evacuates only in the most extreme surge scenarios.
There is no parcel-level or community-level damage record for Naples Reserve for Ian, Helene, Milton or Irma, and this page will not claim the community came through untouched. What is documented is that the National Weather Service placed Collier County’s Ian surge flooding south and west of US-41, that Naples Reserve is about 0.4 miles north of US-41 in the District’s own self-description, and that the association’s own notice of 8 October 2024 said the lakes “are designed to overflow into the strand and have so far, this summer, worked as designed.”
Manatee Elementary School, Manatee Middle School and Lely High School. Manatee Elementary and Manatee Middle both hold an A for 2025-2026; Lely High holds a B, having dropped from an A the prior year. The two Manatee schools are about three miles from the gate.
Physicians Regional Medical Center on Collier Boulevard, about 7.8 miles and 14 to 16 minutes. It is also the nearest emergency room, and it is an acute-care hospital rather than a freestanding emergency department.
Tigertail Beach on Marco Island is about 13.1 miles and 28 minutes. Fifth Avenue South in downtown Naples is about 12.8 miles and 23 minutes. Naples Pier is about 14.2 miles and 27 minutes. Marco Island itself is about 12.1 miles and 25 minutes, which makes it closer by road than downtown Naples.
Yes. The gate house is staffed 6:00 AM to 10:00 PM by St. Moritz Security Services and monitored by a remote video guard the other eight hours, with a resident RFID lane and a staffed guest lane running the ZUUL platform. Recurring guest passes have been deliberately disabled.
Yes, and there is no breed restriction, no weight limit and no numeric cap anywhere in the recorded Declaration. Pets must be registered with management, must be leashed or contained whenever outside the home, and are not permitted in the pool area except service animals. There are two dog parks.
Yes. The original Declaration prohibited pick-up trucks and the First Amendment deleted that prohibition in 2015. Recreational vehicles, campers, trailers and boat trailers still must be in an enclosed garage, and boats may be on the lot only if not visible from the street.
Not outside a garage, and there is no storage yard. The developer’s own FAQ answered it directly: “Can I park a boat or RV in Naples Reserve? No, not at Naples Reserve.” Off-site storage is required.
Yes, with a 30 consecutive day minimum from the recorded Declaration, a maximum of 12 leases per year per the Resident Handbook, a written lease of the entire home, a $200 application per person or couple, a 30 calendar day association review and a criminal background check with no credit check. Short-term rental is prohibited and the association does not accept applications through short-term rental platforms.
Yes, and this surprises almost every owner. Your amenity and vehicle access is suspended for the lease term and transfers entirely to the tenant. You may enter only as a registered guest of another owner, never as a guest of your own tenant, or by temporary access granted by the property manager solely to check on the residence.
Yes. Since the 19 March 2024 amendment, board approval is required on a sale as well as a lease: 30 days notice with the executed contract and a 20-day board decision. There is a formal Apply to Purchase a Property application, and since 1 December 2025 it runs through an online platform with no paper applications accepted.
Yes. The Declaration permits private golf carts within the community, governed by a Golf Cart Use Restrictions rule dated 27 March 2018 and a registration form. Carts must be stored in the garage when not in use, never on the driveway.
There is no community EV charging station. A home charger inside a garage falls outside the Design Review Committee’s exterior modification jurisdiction, while exterior-mounted equipment or a dedicated exterior panel would be a Category 2 project at $75 plus the refundable deposit, requiring a Collier County permit and a contractor certificate of insurance naming the association.
No. The Reserve Club Cafe and The Gazebo Bar are for residents and their accompanied guests only. They are open Wednesday through Sunday, closed Monday and Tuesday, and they are cashless.
No. Both were demolished in the 2025 to 2026 renovation. The construction update of 29 September 2025 states that “the tiki structure has been removed completely.” The current venues are The Reserve Club Cafe and The Gazebo Bar. The association’s own home page has not been updated.
A great deal. Cassia Naples, 328 apartments, broke ground on the northeast corner of US-41 East and Greenway Road with first units expected February 2027. Greenway Fritchey RPUD, 1,299 homes on 229 acres including 260 Habitat for Humanity units, was approved unanimously on 9 December 2025. Tamiami Trail Greenway Road MPUD adds 300 rentals plus 64,000 square feet of commercial. Fiddler’s Creek Section 29 adds 750 apartments with roughly $7.8 million of Auto Ranch Road work. County records put 3,386 approved-but-unbuilt units on this stretch, 1,057 of them income restricted.
No. No Florida Department of Transportation project touches US-41 East in the Greenway Road segment. The nearest US-41 work, project 448930-1, is a resurfacing that stops at Thomasson Drive, well west of Collier Boulevard. That was checked against FDOT District One’s complete Collier construction and future lists with a working positive control.
Almost certainly, though this page stops short of confirming it is switched on. A signal at Sandpiper Drive, US-41 and Greenway Road was built by Fiddler’s Creek Community Development District #2 at a cost cited at roughly $1.9 million, and the District’s minutes of 24 June 2026 record that the final reinspection was scheduled for the following day. County and FDOT approval still had to follow that reinspection, and no later record confirming turnover and activation was found.
That depends on which of the trade-offs above you weight. Naples Reserve gives you a large included amenity campus with no membership, a boatable private lake, entirely post-2015 construction, A-rated elementary and middle schools three miles away and a genuine four-band price range. It does not give you golf, Gulf frontage, short-term rental income or anywhere to keep an RV, and the corridor at your entrance is under heavy approved development.
It depends far more on which of the eleven neighborhoods you are in and where your lot sits on the water than on square footage. Recorded deed medians between January 2025 and August 2026 ranged from $460,000 in Coral Harbor to $1,925,500 in Bimini Isle and $1,887,000 in Parrot Cay. Start with our home valuation tool and then let us price against your actual competitive set.
Days on market for this community requires an MLS pull and is not something anyone should quote from a portal estimate. What we can tell you now is that your closing timeline is structurally longer than most Collier communities because the association requires 30 days notice with the executed contract and takes up to 20 days to render a board decision on a sale.
Thirty days notice with the executed contract, under the 19 March 2024 amendment. The buyer must complete an Apply to Purchase a Property application through the association’s online platform, uploading the signed purchase agreement and a valid driver’s licence or state identification for every person 18 and over, with an application fee of $200 per person or couple.
Up to 20 days from the notice, and the notice period itself is 30 days with the executed contract. Submit the application the day the contract is signed. A cash buyer expecting a three-week close will not get one unless the paperwork went in immediately.
Yes, practically speaking, and you want it early rather than late. A statutory estoppel certificate under Florida Statute 720.30851 from FirstService Residential discloses the current assessment, any pending or unpaid special assessment, the capital contribution due at closing, any transfer fee and your outstanding balance. It also settles the food and beverage minimum question for your specific lot.
If you do not already have one, check first whether Collier County already holds one for your address. Roughly 92 Naples Reserve homes have a certificate on file with the county, concentrated on Edgewater Circle, Nautica Court, Tropical Drive, Windward Lane and Dockside Lane. Call the county flood hotline at (239) 252-2942. It costs nothing to ask.
Because without it, a buyer’s lender and insurer will look at the top-level FEMA map, see Zone AE at base flood elevation 7, and quote insurance on that basis. Your Letter of Map Revision Based on Fill is what moves your specific home out of the Special Flood Hazard Area. Hand it over at contract, not at closing.
The nine underlying determination letters are posted on the association’s own FEMA page, and FEMA’s revalidation letter, case 18-04-0009V effective 9 February 2024, lists all nine as still valid. Find the case that names your plat, block and lot. If your lot is not listed, say so honestly to the buyer rather than letting them discover it in underwriting.
Possibly, and the honest answer today is that nobody knows. FEMA’s own language says a fill determination stands until superseded by a revision to the FIRM panel, and every panel under Naples Reserve is being revised, with a target effective date of Summer 2027. Sellers who transact before the new map takes effect are transacting under known conditions. That is a real, dated reason to look at your timing now rather than in eighteen months.
There are two dated, community-specific reasons to at least run the numbers this year. The flood map appeal window is open until roughly mid-November 2026 with a new map targeted for Summer 2027, and 3,386 approved-but-unbuilt dwelling units sit on the US-41 East stretch at your entrance, with the first 328 apartments due February 2027. Both are known now and neither is priced in yet.
Florida sellers typically pay documentary stamp tax on the deed, their own title and settlement charges where customary for the county, prorated property taxes including the non-ad-valorem CDD and trash lines, any association estoppel fee, and negotiated brokerage compensation. Collier County practice varies by contract, so ask for a written net sheet before you sign anything. We prepare one on every listing appointment.
It travels with the property on the tax bill and it varies by neighborhood, from $1,411.79 in Mallard Point to $1,967.36 in Canoe Landing, Crane Point and Bimini Isle for fiscal 2026. Buyers and their agents frequently miss it entirely when comparing your home to a non-CDD community, so disclose it in writing up front and show the fiscal 2027 proposal, which drops every neighborhood by $38.82.
Yes, in writing, in week one. It is a recorded, lienable, non-refundable, non-carryover annual obligation added to the Declaration in November 2025, and the amount is currently contested between $400 in the recorded instrument and $300 on the association’s live page. A buyer who discovers it in week three treats it as a concealed cost. A buyer who is told in week one treats it as a restaurant credit.
If your buyer is an investor or a seasonal owner planning to rent, yes, and it will come up regardless. Amenity and vehicle access transfers entirely to the tenant for the lease term and the owner’s own access is disabled. It is documented in the leasing policy, the association FAQ and the recorded 2025 credentials amendment.
Not realistically. The recorded Declaration sets a 30 consecutive day minimum lease term, the association’s policy explicitly refuses applications through short-term rental platforms, and the Resident Handbook caps leases at 12 per year. Any buyer underwriting nightly rental income at Naples Reserve is underwriting something the covenants do not permit.
Weekends only, 1:00 PM to 4:00 PM. Written submission to the HOA office by 9:00 AM the Friday before with the brokerage name, the listing agent’s contact, the address, directions and the date. No visitor entry before 12:50 PM. An agent or the owner present for the entire duration. Only open house signs, maximum 20 by 24 inches, no balloons, and never at the intersection of Naples Reserve Circle and Naples Reserve Boulevard. Signs up at noon and down by 5:00 PM.
No. The association’s open house policy permits open house signs only, and expressly prohibits “Home for Sale” and “For Sale by Owner” signs. The recorded backing is Article V, Section 1(p)(xiii) of the Declaration, which prohibits any sign except as specifically permitted by the Design Review Committee.
No. The association’s FAQ names realtors specifically among the categories not eligible for RFID stickers or Bluetooth credentials, alongside contractors, home-watch services and dog groomers. Showings run through the guest lane, which is a practical reason to work with an agent who already knows how this gate operates.
You do not. You price against your own. On recorded deed consideration rather than MLS closed price, Coral Harbor is a 178-home villa market at a $460,000 median, Egret Landing is a 169-home market at $725,000, and Parrot Cay is a 79-home custom estate market at $1,887,000. Those are three different markets sharing one entrance, and a community-wide average describes none of them.
Materially, and it is one of the four variables that move price most here alongside neighborhood, lot width and whether you have a dock. Homes on Eagle Lake and the one-mile rowing lane are the only homes eligible to build a private floating dock, which is a scarce and defensible feature in a community of 1,088 homes.
It is one of the few genuinely differentiating features available at Naples Reserve, because dock eligibility is limited to Eagle Lake and rowing-lane frontage and requires Design Review Committee approval. Recorded dock encroachment agreements are administered continuously, so if you have one, have the recorded instrument and the approval in the file before you list.
The Coral Harbor supplemental declaration was revoked by member vote on 17 March 2026 and the revocation was recorded 5 June 2026. The villa paint and roof reserve was eliminated and remaining balances will be returned to villa owners once the initial painting cycle completes in December 2026. Assessment coverage is now uniform across all eleven neighborhoods. Every piece of web copy about Coral Harbor written before March 2026 is stale, and that is a selling point for a well-informed listing.
The exterior painting programme ran across three calendar years, beginning October 2024 and completing in December 2026: 23 buildings in 2024, 22 in 2025 and 44 in 2026, funded 100 percent from the Villa Reserve fund. Villas painted before October 2024 used one paint system and villas painted from October 2024 through December 2026 use another. Know which year your building fell in, because a recently repainted villa with a dissolved reserve is a materially cleaner buy than one still awaiting its cycle.
No. Naples Reserve contains no condominium and no cooperative, so neither Florida’s milestone structural inspection statute nor the Structural Integrity Reserve Study requirement reaches any home here. In a Collier County market where condominium sellers are contending with inspection reports, reserve studies and assessments, that is a genuine advantage worth stating explicitly in your marketing.
It helps on insurance, which in 2026 is where Southwest Florida deals break. Every Naples Reserve home was permitted under a modern Florida Building Code edition, in a 165 mph ultimate design wind speed zone, with the roof covering, deck attachment, roof-to-wall connection and opening protection features that the state’s uniform wind mitigation form credits. A wind mitigation inspection is worth ordering before you list.
Usually yes. It is inexpensive, it typically pays for itself in the buyer’s premium, and it removes an unknown from the buyer’s underwriting at exactly the point in the transaction where unknowns kill deals. Pair it with the fill letter and the elevation certificate as a three-document insurance package.
Four, and you should have answers ready: what flood zone the effective map shows for this address, whether a fill letter removes this specific home from it, what the elevation certificate says, and what the current homeowners premium and wind mitigation credits are. If your answer to any of them is “ask your agent,” the buyer’s lender will make it your problem later.
It cuts both ways and pretending otherwise is a mistake. More traffic at the Greenway Road and US-41 junction is a genuine negative. Institutional capital arriving on the corridor, a new signalised intersection at the entrance, a Home Depot 5.6 miles away that opened in June 2026 and committed road improvements on Greenway, Fritchey and Auto Ranch Roads are genuine positives. Buyers who research will find all of it, so lead with it rather than being caught by it.
Increasingly by asking a question rather than browsing a portal. The highest-volume questions about this community are whether it has a golf course, whether it is in a flood zone, what the HOA and CDD fees are and whether it is 55 plus. A listing attached to a page that answers those questions with primary sources gets found by buyers who never typed an address.
Because it is the single most searched question about this community and the answer is no. Buyers arrive at Naples Reserve listings expecting golf, because the PUD’s legal name still says “Naples Reserve Golf Club” and a national portal carries a phantom golf entity. Every showing where that has to be explained on the doorstep is a showing that started badly. Answering it before they arrive filters your traffic to buyers who want what you are actually selling.
That is a judgement call and it deserves an honest one rather than a sales answer. If your home carries a fill letter today and the new map’s combined riverine-and-coastal basis changes your lot’s underlying data, the determination may not automatically carry forward. A sale completed under the current effective map is a sale completed under known conditions. A sale after Summer 2027 may be better or worse and nobody can tell you which yet.
Anchoring to a community-wide number. The second biggest is ignoring the CDD line, because a buyer comparing your Half Moon Point home at that neighborhood’s $750,000 recorded deed median, which is not an MLS closed price, to a $750,000 non-CDD home in another community is comparing two different annual carrying costs and will discover the difference at the closing table if you do not tell them first.
For an open house, yes: the association’s policy requires a realtor representative or the homeowner present for the entire duration. For ordinary showings, no, but the buyer’s agent will come through the guest lane rather than a resident lane, so build a little extra time into every appointment.
You can, but the community’s rules make it harder than most. For Sale by Owner signs are expressly prohibited, the open house policy is written around a listing agent and a Realtor Authorization Form, realtors and vendors do not get gate credentials, and the association’s purchase application, board notice and 20-day decision sit between your contract and your closing. Those are all navigable, and they are the kind of thing that goes wrong exactly once.
McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and Nationally Recognized Top Producing Realtors. Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Every source below was accessed on 24 August 2026 unless otherwise noted. No competitor brokerage or agent site appears anywhere in this list, and no figure on this page was taken from one.
Collier County government: zoning, entitlement and land use
Collier County Clerk of the Circuit Court and Comptroller: ordinances, plats and deeds
Florida Division of Corporations, Sunbiz
Naples Reserve Community Development District
Naples Reserve Homeowners Association
FEMA, flood mapping and floodplain management
Storms, wind, elevation and insurance
Schools
Healthcare
Development pipeline, transportation and environment
County services, utilities and taxes
Builders and developer material
Regional reporting
Vendors named in association documents
Every row below links to the document’s official authority: the county, the Clerk, the District, the association, FEMA, the Florida Auditor General or the Florida Department of Education. None of these links points to a private file store, and none points to a real estate portal.
Document | Date | What it settles | Authority link |
|---|---|---|---|
Collier County Ordinance 12-29, the PUD amendment that removed the golf course | 24 July 2012 | Whether Naples Reserve has a golf course | |
Collier County Ordinance 14-25, the current controlling PUD document and RPUD Master Plan | June 2014 | 688 acres, 72.6-acre preserve, 1,050,000 cubic yards of excavation | |
Collier County Ordinance 07-71, the RPUD rezone | 13 November 2007 | The 1,154-unit entitlement | |
Collier County Ordinance 99-42, the original PUD rezone | 8 June 1999 | The 1999 golf entitlement and the “Naples Reserve Golf Club” name | |
Collier County PUD Master List | 11 June 2026 | 688 acres, 1,154 entitled, 1,075 built, PUD status ACTIVE | |
Collier County Ordinance 08-37, establishing the Naples Reserve CDD | 29 July 2008 | The District’s existence, boundary and statutory basis | |
Naples Reserve CDD Adopted Budget, Fiscal Year 2026 | 2025 | The 1,088-unit roll and the per-neighborhood assessment table | |
Naples Reserve CDD Proposed Budget, Fiscal Year 2027 | 2026 | The proposed $678.54 General Fund and the $38.82 reduction | |
Naples Reserve CDD agenda packet with FY2025 audited financial statements | 13 August 2026 | Bonds outstanding, the refunding, and the lake bank remediation note | |
Naples Reserve CDD audited financial statements filed with the state | 2025 | Independent confirmation of District finances | |
Naples Reserve recorded governing documents library | 2013 to 2026 | The Declaration, Bylaws, all amendments, policies and rules | |
Naples Reserve HOA FEMA page with the nine LOMR-F determination letters | current | Which lots carry a fill-based removal from the flood hazard area | |
FEMA LOMC-VALID revalidation letter, case 18-04-0009V, 353 pages | Effective 9 February 2024 | That all nine Naples Reserve fill letters were still valid | |
Collier County flood map media release and milestone table | 19 August 2026 | The appeal window opening and the Summer 2027 target | |
Collier County Flood Protection Newsletter | March 2026 | CRS Class 5, the 25 percent discount, the 50 percent rule, BFE plus one foot | |
Collier County Public Schools 2026 Accountability Brief | 1 July 2026 | Manatee Elementary A, Manatee Middle A, Lely High B | |
Collier County solid waste non-ad-valorem assessment FAQ | 2024 | The $255.52 per-unit trash assessment on the tax bill | |
Collier County Ordinance 2025-68, Greenway Fritchey Residential Overlay | 9 December 2025 | The growth management plan overlay for the Greenway Fritchey project; the 1,299-home approval itself is RPUD Ordinance 2025-67 | |
Collier County affordable housing inventory GIS map update | 14 January 2026 | The 3,386 approved-but-unbuilt units and 1,057 income-restricted units | |
Fiddler’s Creek CDD #2 minutes, traffic signal status | 24 June 2026 | The final reinspection of the Greenway Road signal |
2,335 people live in Naples Reserve, where the median age is 56 and the average individual income is $47,563. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Naples Reserve, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Walmart Supercenter, Burger King, and CVS Pharmacy.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining · $ | 2.13 miles | 36 reviews | 2.2/5 stars | |
| Dining | 2.13 miles | 4 reviews | 1.5/5 stars | |
| Dining | 2.23 miles | 51 reviews | 1.5/5 stars | |
| Dining | 2.24 miles | 3 reviews | 3.7/5 stars | |
| Dining · $$ | 2.24 miles | 30 reviews | 2.7/5 stars | |
| Dining | 2.24 miles | 1 review | 4/5 stars | |
| Dining | 2.25 miles | 0 reviews | 0/5 stars | |
| Dining | 2.26 miles | 22 reviews | 3.6/5 stars | |
| Dining · $ | 2.28 miles | 58 reviews | 2.1/5 stars | |
| Dining · $$ | 2.29 miles | 206 reviews | 3.6/5 stars | |
| Dining | 2.3 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 2.32 miles | 49 reviews | 2.1/5 stars | |
| Dining · $$$ | 2.32 miles | 36 reviews | 1.2/5 stars | |
| Shopping | 2.2 miles | 0 reviews | 0/5 stars | |
| Active | 2.11 miles | 0 reviews | 0/5 stars | |
| Active | 2.31 miles | 0 reviews | 0/5 stars | |
| Active | 2.35 miles | 16 reviews | 2.3/5 stars | |
| Beauty | 1.54 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.93 miles | 1 review | 1/5 stars | |
| Beauty | 2.02 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.19 miles | 7 reviews | 3.3/5 stars | |
| Beauty | 2.2 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.39 miles | 2 reviews | 1/5 stars | |
| Beauty | 2.39 miles | 0 reviews | 0/5 stars | |
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Naples Reserve has 971 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Naples Reserve do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,335 people call Naples Reserve home. The population density is 506 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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