Naples Twin Lakes
Naples Twin Lakes is 250 homes and 101 duplexes between U.S. 41 and Goodlette-Frank Road. County sales, flood map and zoning, by McGreevy and Comisar.
Naples Twin Lakes is 250 homes and 101 duplexes between U.S. 41 and Goodlette-Frank Road. County sales, flood map and zoning, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Naples Twin Lakes, the central Naples streets buyers also search for as Twin Lakes Naples FL, is easy to describe on the public record. Naples Twin Lakes is two recorded Collier County plats, NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION, between U.S. 41 (Tamiami Trail North) and Goodlette-Frank Road, north of Golden Gate Parkway in central Naples, Florida 34103, in unincorporated Collier County, where the county roll lists 250 single-family homes, 101 duplex and small multi-family parcels, 15 commercial parcels on the Tamiami Trail North side, 6 vacant residential lots and 1 county or municipal parcel. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. Collier County records 10 qualified single-family sales in Naples Twin Lakes in the last 36 months, with a median of $597,500 (qualified sales over $100,000, Collier sale-date end October 16, 2026).
McGreevy and Comisar are the team Naples Twin Lakes sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page walks through the two plats and the county roll, houses and duplexes, the rebuild pattern, RMF-6 zoning, the absence of an association, recorded sales, how taxes are figured, the Zone AH flood map and what it means for a mortgage, the 50 percent rule, Evacuation Zone B, schools, drives, U.S. 41 and stormwater work, and nearby central Naples neighborhoods.
Naples Twin Lakes sits on the east side of U.S. 41 (Tamiami Trail North) and the west side of Goodlette-Frank Road, north of Golden Gate Parkway, with its streets laid out around North, South, East and West Alhambra Circle; its mailing city is Naples and its ZIP code is 34103. This guide covers the Naples Twin Lakes plats on the Alhambra Circles in Naples, Collier County, 34103, not Twin Lakes at Heritage Palms, Twin Lake Estates or Twin Eagles.
Naples Twin Lakes is 250 single-family homes and 101 duplex and small multi-family parcels between U.S. 41 and Goodlette-Frank Road, and the right agent prices each home against its build year, its size on the county roll, whether it is a house, a duplex or a lot ready to rebuild, its flood zone and elevation, and the sales the county has recorded.
Data updated: November 2026 (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Naples Twin Lakes in Naples, whether you're ready to sell your home in Naples Twin Lakes or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Naples Twin Lakes market (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026): 10 qualified single-family sales in 36 months across all brokerages · median $597,500 · $384 per county heated square foot · 11 duplex sales, median $605,000
We tracked every qualified sale the county file holds for Naples Twin Lakes, 35 single-family and 16 duplex sales in the last 60 months; we read the county roll for all 373 Naples Twin Lakes parcels; we read the county's copy of the effective FEMA flood map at all 523 Naples Twin Lakes address points, and the county's evacuation-zone map; we read the county's zoning and city-limits layers for both plats; and we measured drive times from inside Naples Twin Lakes with one routing method.
Honors and recognition:
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a home in Naples Twin Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A seller in Naples Twin Lakes gets a price built from the county record, the build year, the size on the roll and the flood zone, not from a neighborhood average. Collier County records 10 qualified single-family sales in Naples Twin Lakes in the last 36 months, with a median of $597,500 (qualified sales over $100,000, Collier sale-date end October 16, 2026). These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
In Collier County the buyer customarily pays the owner's title policy, and the contract controls. We gather the paperwork a Naples Twin Lakes buyer will ask for before the home is listed: the elevation certificate, the permit history, and the insurance declarations, including flood, because most Naples Twin Lakes address points sit in Zone AH and a buyer's insurer will ask for the certificate. Our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A buyer in Naples Twin Lakes gets the questions that matter before the offer, each pointed at the record that answers it. What flood zone does the specific address sit in, and what does the home's elevation certificate show? Is the home on central sewer or a septic system? If the house was rebuilt, what do the county permits show? What does a zoning verification letter from Collier County say a lot allows?
We also ask for an insurance quote that includes flood coverage before the inspection period ends, because a lender making a federally backed mortgage generally requires flood insurance in Zone AH. And we walk a buyer through the tax bill reset: a new owner's assessment is reset on a change of ownership, so the seller's bill does not predict the buyer's. Each answer comes from a document, and we name the document before the offer.
County recorded sales matter more than asking prices in Naples Twin Lakes because an asking price shows what a seller hopes for, and only a recorded sale shows what a buyer and seller agreed on. This market section is built from Collier County recorded sales only; no MLS data was pulled.
The county file holds 10 qualified single-family sales and 11 qualified duplex and small multi-family sales in the 36 months to October 16, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026). We never set a recorded sale beside a listing price or a county just value, because they measure different things. A recorded sale is a closed transaction; the others are opinions and assessments.
The house-or-duplex question matters in Naples Twin Lakes because the roll lists 250 single-family homes and 101 duplex and small multi-family parcels, about 29 percent of the 351 improved residential parcels, and the two kinds sell on their own records. For the 36 months to October 16, 2026, the county shows 10 single-family sales with a median of $597,500 and 11 duplex and small multi-family sales with a median of $605,000.
We make no value claim from the type alone. A duplex and a house also differ in size, age and layout, and the county measures them by heated area on the roll. We compare a Naples Twin Lakes duplex with duplex sales and a house with house sales, and we say which record we used.
We price an older Naples Twin Lakes house by its own record: its build year, its county heated area and its condition, with the rebuilds on the street named as a separate group. The roll shows the teardown and rebuild pattern directly: 18 single-family homes carry a roll year of 2015 or later and six of them a 2023 or 2024 roll year, and in two cases the county record shows a lot sale followed by a new house.
The median single-family home on the roll has a county heated area of 1,376 square feet, and the newest houses on the roll run larger than that median. When we compare, we use dollars per county heated square foot, never per listing square foot, because the county's heated area and a listing's living area are different measurements.
A neighborhood with no association needs more homework because no board holds the documents, so the buyer and the seller find them in public records instead. No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists.
Whether a given lot can hold a duplex or a larger house depends on its size, the density cap, setbacks and the rest of the Land Development Code, so confirm what a specific lot allows with a zoning verification letter from Collier County before a contract. Any deed restrictions recorded with the plats are a question for a title search, and we ask for one early.
The flood map changes the math in Naples Twin Lakes because most of the neighborhood is in Zone AH, a special flood hazard area, which affects mortgage terms and insurance. Collier County's republished copy of the effective FEMA flood map places 398 of the 523 Naples Twin Lakes address points in Zone AH, on panel 12021C0383J, effective February 8, 2024; confirm the zone and the flood elevation for a specific home by address and by its elevation certificate.
A lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. In a special flood hazard area, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation, as the City of Cedar Key's floodplain page summarizes it.
Naples Twin Lakes is two plats and 373 parcels in unincorporated Collier County, and these ten facts are the ones a buyer or seller checks first, from the roll and the zoning to the association, the recorded sales, the flood map, the evacuation zone and the drives.
Data updated: November 2026 (Collier County roll, address and recorded-sales files, county file dated October 27, 2026, the county copy of the effective FEMA flood map, read November 10, 2026).
Naples Twin Lakes is two recorded Collier County plats, NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION, between U.S. 41 (Tamiami Trail North) and Goodlette-Frank Road, north of Golden Gate Parkway in central Naples, Florida 34103, in unincorporated Collier County, where the county roll lists 250 single-family homes, 101 duplex and small multi-family parcels, 15 commercial parcels on the Tamiami Trail North side, 6 vacant residential lots and 1 county or municipal parcel.
Data updated: November 2026 (Collier County roll and address records, read November 10, 2026).
Item | Detail |
|---|---|
Plat names | NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION |
ZIP and city | 34103, mailing city Naples |
Jurisdiction | unincorporated Collier County (not the City of Naples) |
Streets | North, South, East and West Alhambra Circle, Granada Boulevard, Capri Drive, Dorando Drive, Hernando Street, Escobar Avenue and others |
Roll parcels | 373: 250 single-family, 101 duplex and small multi-family, 15 commercial, 6 vacant residential, 1 county or municipal |
Single-family build years | 1953 to 2024, most in the 1970s |
Duplex and small multi-family build years | 1958 to 2008 |
Commercial frontage | east side of Tamiami Trail North, 4398 to 4850 Tamiami Trail North |
Zoning | RMF-6 for the homes, C-4 on the U.S. 41 frontage |
Flood map | Zone AH at 398 of 523 county address points, Zone X shaded at 122, Zone X at 3, panel 12021C0383J, effective February 8, 2024 |
Evacuation zone | Zone B; not in the Coastal High Hazard Area |
Association | none found |
We read the county roll for all 373 Naples Twin Lakes parcels, which is the record behind these answers.
This page is about Naples Twin Lakes, the Collier plats NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION on the Alhambra Circles, Granada Boulevard and Capri Drive in Naples 34103. It is not Twin Lakes at Heritage Palms in Fort Myers, not Twin Lake Estates in Lehigh Acres, not a Twin Lakes in Sarasota, Lakeland or Kissimmee, and not Twin Eagles in North Naples. Every count, sale and figure in this guide is for the two Naples Twin Lakes plats in Collier County.
Naples Twin Lakes is two recorded Collier County plats, NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION, between U.S. 41 (Tamiami Trail North) and Goodlette-Frank Road, north of Golden Gate Parkway in central Naples, Florida 34103, in unincorporated Collier County, where the county roll lists 250 single-family homes, 101 duplex and small multi-family parcels, 15 commercial parcels on the Tamiami Trail North side, 6 vacant residential lots and 1 county or municipal parcel.
The neighborhood is a grid of public streets with houses and duplexes side by side, a commercial edge on U.S. 41 and a small number of vacant lots. It is a place made of platted lots, not a condominium or a gated community.
Naples Twin Lakes sits on the east side of U.S. 41 (Tamiami Trail North) and the west side of Goodlette-Frank Road, north of Golden Gate Parkway, with its streets laid out around North, South, East and West Alhambra Circle; its mailing city is Naples and its ZIP code is 34103.
On a map the neighborhood runs at about 26.200 to 26.206 degrees north. Use the street address when you search the county record, order an insurance quote or check a flood zone, and add the plat name NAPLES TWIN LAKES or NAPLES TWIN LAKES 1ST ADDITION to match the record, because several street names here repeat elsewhere in Collier County.
Naples Twin Lakes is in ZIP code 34103 in Collier County. Its mailing city is Naples, but the land is in unincorporated Collier County, so county government and the county's planning and zoning rules apply rather than a city's. The county's address layer holds 523 address points for the two plats, and the county roll holds 373 parcels.
Those two counts differ because an address point marks a street address, including each side of a duplex and each commercial address, while a roll parcel marks a taxable lot. We use the 523 address points for the flood and evacuation maps and the 373 parcels for the housing counts.
Naples Twin Lakes is not inside the City of Naples: none of the 523 county address points on its two plats falls inside the county's City of Naples limits layer, whose line runs on the west side of U.S. 41, so the neighborhood is unincorporated Collier County with a Naples mailing address, the Collier County Sheriff's Office patrols it, and Collier County's Land Development Code zones it.
We read the county's zoning and city-limits layers for both plats to reach that answer. A mailing address that reads Naples does not decide which government applies; the land does.
Collier County's roll lists 250 single-family homes in Naples Twin Lakes built from 1953 to 2024, most in the 1970s, with a median county heated area of 1,376 square feet, and 101 duplex and small multi-family parcels built from 1958 to 2008; 18 of the single-family homes carry a roll year of 2015 or later.
The roll also lists 15 commercial parcels on the Tamiami Trail North side, 6 vacant residential lots and 1 county or municipal parcel with no building, for 373 parcels in all. About 29 percent of the 351 improved residential parcels are duplexes or small multi-family buildings.
The biggest streets on the county roll are South Alhambra Circle with 43 parcels, North Alhambra Circle with 38, Granada Boulevard with 37, Capri Drive with 35, almost all single-family, and Dorando Drive with 34. Jeronimo Drive, Escobar Avenue, Fontana Street and Boabadilla Street are half or more duplex, and Elrado Street is all single-family.
Street names alone are not unique in Collier County: the same names appear on Marco Island and in Ave Maria, and a Castello Drive sits outside the plats. So a search by street name alone can return a home in another neighborhood. Search by the full address and the plat name.
The county lists two plats because the neighborhood was recorded in two stages: the original NAPLES TWIN LAKES holds 111 single-family homes, 46 duplex parcels, all 15 commercial parcels, 1 vacant lot and the county or municipal parcel, and NAPLES TWIN LAKES 1ST ADDITION holds 139 single-family homes, 55 duplex parcels and 5 vacant lots.
The original plat built first, with the earliest roll years of 1957 for a single-family home and 1958 for a duplex, and the 1st Addition built out mainly in the 1970s and 1980s. The plat recording dates and the original developer: Information not available at time of publishing (checked 2026-11-10). A title search or the closing agent's title commitment cites the recorded plat for a specific lot.
The east side of Tamiami Trail North, from 4398 to 4850 Tamiami Trail North, carries the neighborhood's 15 commercial parcels: stores, mixed store and office buildings, office buildings, a bank, a service station and an auto service building, built from 1972 to 2021. Collier County zones every address point on that frontage C-4, General Commercial.
The three-story Lutgert Professional Center at 4850 Tamiami Trail North was announced complete on May 10, 2021 (Newswire), and a Chase branch stands at 4700 Tamiami Trail North (Chase). Residential streets sit behind that frontage.
Naples Twin Lakes sits on the east side of U.S. 41 (Tamiami Trail North) and the west side of Goodlette-Frank Road, north of Golden Gate Parkway, with its streets laid out around North, South, East and West Alhambra Circle; its mailing city is Naples and its ZIP code is 34103, and the drives below start from Granada Boulevard inside the neighborhood.
Data updated: November 2026 (road estimates measured November 2026 from inside Naples Twin Lakes).
Drive figures are road miles and minutes from Granada Boulevard inside Naples Twin Lakes, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on U.S. 41 and Goodlette-Frank Road run longer.
You reach Naples Twin Lakes from U.S. 41 (Tamiami Trail North) on its west side, where the commercial frontage runs from 4398 to 4850 Tamiami Trail North, and from Goodlette-Frank Road on its east side. Granada Boulevard, one of the larger streets on the roll with 37 parcels, is the street we use as the starting point for every drive on this page, at about 26.2037 degrees north.
Every mapped street inside the neighborhood is public, so there is no gate to pass. Drives from Granada Boulevard to the Gulf beaches, shops and downtown run from 6.0 to 12.6 minutes in free-flowing traffic.
Naples Twin Lakes is north of Golden Gate Parkway, at about 26.200 to 26.206 degrees north. Summaries that place the neighborhood on the south side of that road are wrong, and we corrected the description on this page against the county's address points and map layers.
The neighborhood sits between U.S. 41 (Tamiami Trail North) and Goodlette-Frank Road, so a drive south on either road reaches Golden Gate Parkway, and a drive north reaches Pine Ridge Road, which is the road to Interstate 75 (I-75) Exit 107.
From Granada Boulevard inside Naples Twin Lakes, I-75 Exit 107 (Pine Ridge Road) is 15.2 minutes and 8.7 road miles away, and I-75 Exit 111 is 13.3 minutes and 8.3 road miles away. Exit 111 is the shorter drive even though Exit 107 sits on Pine Ridge Road, which runs north of the neighborhood.
Both figures come from one routing method that models free-flowing traffic, so a winter-season drive on U.S. 41 or Goodlette-Frank Road runs longer. Check the drive at the time of day you would make it.
The sidewalks OpenStreetMap maps in Naples Twin Lakes run along Granada Boulevard, Dorando Drive and the Goodlette-Frank Road edge, and the interior circles show few. We publish no walk score; instead we name the stores on the nearest strip.
Groceries and errands sit along the U.S. 41 strip: Publix at 4601 9th Street North and The Fresh Market at 4129 Tamiami Trail North. We give no distance to either, because a straight-line figure would mislead, and we did not measure a route to them. Check the route on a map for your own start point.
Park Shore lies west across U.S. 41. Coach House Lane and Poinciana Village lie east across Goodlette-Frank Road, and the Pine Ridge Road corridor runs to the north. Seagate and The Moorings lie to the south-west, and Moorings Park sits east of Goodlette-Frank Road as its own separate community.
We name these as places and give no link and no price for any of them. Each has its own plat or association, its own rules and its own sales, and none of those belongs in a Naples Twin Lakes comparison without its own record.
There is no gate on any street in Naples Twin Lakes, and every mapped street is public, as OpenStreetMap maps them. The lift gates at Moorings Park Drive are east of Goodlette-Frank Road and belong to Moorings Park, a separate community that is not part of Naples Twin Lakes.
That matters when you search. A listing that mentions a gate near Goodlette-Frank Road is describing another community. The two Naples Twin Lakes plats have no gate, no clubhouse and no shared amenity, and no association controls entry.
From Granada Boulevard inside Naples Twin Lakes, Fifth Avenue South is 10.4 minutes and 4.9 road miles away, Naples Airport is 12.3 minutes and 5.7 road miles away, and Southwest Florida International is 42.4 minutes and 31.4 road miles away.
These are the routed figures, measured November 2026 with one routing method that models free-flowing traffic. Southwest Florida International is the commercial airport; Naples Airport handles general aviation. Winter-season traffic on U.S. 41 and Goodlette-Frank Road adds time to each drive.
Naples Twin Lakes was built from the 1950s on, with the county roll showing 96 single-family homes and 64 duplex and small multi-family buildings from the 1970s alone, and a rebuild pattern since 2015: 18 single-family homes carry a roll year of 2015 or later, most on the Alhambra Circles.
Data updated: November 2026 (Collier County roll, file dated October 27, 2026).
Decade | Single-family | Duplex and small multi-family |
|---|---|---|
1950s | 6 | 2 |
1960s | 26 | 17 |
1970s | 96 | 64 |
1980s | 39 | 9 |
1990s | 33 | 3 |
2000s | 29 | 6 |
2010s | 13 | 0 |
2020s | 8 | 0 |
The first Naples Twin Lakes houses on the county roll date to 1953, the earliest single-family roll year, with the original NAPLES TWIN LAKES plat building first: its earliest roll years are 1957 for a single-family home and 1958 for a duplex. The roll year is the year the county recorded the structure.
Six single-family homes on the roll date to the 1950s, and two duplex buildings. The 1960s added 26 single-family homes and 17 duplex buildings, so by 1970 the original plat had taken most of its shape.
The 1970s built most of Naples Twin Lakes, with 96 single-family homes and 64 duplex and small multi-family buildings on the roll, which is the largest decade for both types. The 1st Addition built out mainly in the 1970s and 1980s.
The 1980s added 39 single-family homes and 9 duplexes, the 1990s 33 and 3, and the 2000s 29 and 6. Since 2010 the roll shows 13 single-family homes in the 2010s and 8 in the 2020s, and no new duplex. Duplexes on the roll run from 1958 to 2008.
The original developer of Naples Twin Lakes is not named in any public source read for this guide, and neither are the plat recording dates, so we make no claim about who platted the neighborhood or when. The county roll shows when each structure was recorded, not who platted the land.
A title search for a specific lot cites the recorded plat and its recording information. For a buyer or seller the recorded plat and the county roll are the working records, and we ask for both early when a question turns on the plat.
The roll shows the teardown and rebuild pattern directly: 18 single-family homes carry a roll year of 2015 or later and six of them a 2023 or 2024 roll year, and in two cases the county record shows a lot sale followed by a new house, one lot sold for $110,000 in July 2020 now carries a 2024 house, and another sold for $455,000 in March 2022 and, with a 2024 house, sold again for $1,225,000 in December 2025.
Most of the 18 are on the Alhambra Circles. We show no address beside a price. The two cases are the ones where the county sale record and the new house line up.
The county record shows what a few Naples Twin Lakes lots sold for before a new house: one lot sold for $110,000 in July 2020 and now carries a 2024 house, another sold for $455,000 in March 2022, a third sold for $625,000 in September 2021 and now carries a house with a 2023 roll year, and a fourth sold for $540,000 in February 2023 and now carries a 2024 house.
Those are four lots, so read them as the county record, not a forecast. We show no address, and the figures do not set a price for any other lot, because size, flood zone and location change a lot's price.
No builder is named in this guide, because no public source read for this guide ties a builder to the Naples Twin Lakes rebuilds. A county permit names the contractor for a specific house, and a buyer or seller can ask for it. The builder of the rebuilds: Information not available at time of publishing (checked 2026-11-10).
When we help a buyer evaluate a rebuilt house, we ask for the permit history, the certificate of occupancy and the elevation certificate, because the new house has to meet the flood rules in force when it was permitted.
The street names in Naples Twin Lakes follow a Spanish and Italian naming theme, with streets such as Granada Boulevard, Capri Drive, Genoa Avenue, Hernando Street, Escobar Avenue and Jeronimo Drive. The theme is a pattern in the names, not proof of who developed the plats.
The same names repeat elsewhere in Collier County, on Marco Island and in Ave Maria, so a name alone does not place a home. The Alhambra Circles anchor the layout, with North, South, East and West Alhambra Circle forming the loops the other streets connect to.
If you are thinking about selling, start with a free valuation at mcgreevyandcomisar.com/home-valuation, and begin with one fact: Collier County records 10 qualified single-family sales in Naples Twin Lakes in the last 36 months, with a median of $597,500 (qualified sales over $100,000, Collier sale-date end October 16, 2026).
We price your home against its own county record, its flood zone and the rebuilds around it. Call Jesse direct at (239) 898-6072, and read our guide to selling a home in Naples for the steps.
Naples Twin Lakes homes are mostly houses with a large share of duplexes: Collier County's roll lists 250 single-family homes in Naples Twin Lakes built from 1953 to 2024, most in the 1970s, with a median county heated area of 1,376 square feet, and 101 duplex and small multi-family parcels built from 1958 to 2008; 18 of the single-family homes carry a roll year of 2015 or later.
Data updated: November 2026 (Collier County roll, file dated October 27, 2026).
Type | Parcels | Build years | County heated area |
|---|---|---|---|
Single-family | 250 | 1953 to 2024 | 768 to 2,872 square feet, median 1,376 |
Duplex and small multi-family | 101 | 1958 to 2008 | not summarized here |
Naples Twin Lakes single-family houses run from 768 to 2,872 square feet of county heated area, with a median of 1,376 square feet and quartiles of 1,151 and 1,617, so half of the houses on the roll fall between those two figures. County heated area is the county's measure, and a listing's living area can differ.
For that reason we always write "per county heated square foot" when we quote a price per foot, and we label the county figure as the county's. The median single-family sale over 36 months is $384 per county heated square foot.
Of the 351 improved residential parcels in Naples Twin Lakes, 101 are duplex or small multi-family parcels, about 29 percent, and 250 are single-family homes. The roll counts a small multi-family parcel as a building of under 10 units.
The original plat holds 46 duplex parcels and the 1st Addition holds 55. Duplexes were built from 1958 to 2008, with 64 of them in the 1970s, so the duplex stock is mostly older and none is newer than the 2000s on the roll.
Jeronimo Drive, Escobar Avenue, Fontana Street and Boabadilla Street are half or more duplex on the county roll. Elrado Street, by contrast, is all single-family, and Capri Drive, with 35 parcels, is almost all single-family.
The largest streets by parcel count are South Alhambra Circle with 43, North Alhambra Circle with 38, Granada Boulevard with 37, Capri Drive with 35 and Dorando Drive with 34. A buyer who wants a duplex or a house can check the use code for a specific address on the roll.
The county file carries no bedroom count for Naples Twin Lakes homes, so this guide gives no bedroom figure. Listings and permits show the bedrooms for a specific home, and a buyer should confirm the count against the permit history, because a remodel can change a floor plan without changing the heated area.
County heated area is the figure the roll does carry. Single-family houses run from 768 to 2,872 square feet, with a median of 1,376.
Typical lot size in Naples Twin Lakes is not stated in the sources read for this guide: Information not available at time of publishing (checked 2026-11-10). The recorded plat and a survey show the dimensions of a specific lot, and we ask for both on any home where lot size matters to the price.
Lot size also decides how the RMF-6 density cap and the setbacks apply, which is why a zoning verification letter from Collier County, not a neighborhood average, answers what a specific lot can hold.
No source read for this guide counts pools in Naples Twin Lakes, so we make no claim about how many homes have one. The county roll and the permit history show a pool on a specific home, and a listing photograph shows its condition.
A buyer who wants a pool, or wants to add one, should ask for the permit history and the elevation certificate, and should ask the insurer how a pool changes the quote, since the home sits mostly in Zone AH.
A new Naples Twin Lakes house appears on the roll with a roll year of 2015 or later, and 18 single-family homes carry one, six of them with a 2023 or 2024 roll year, most on the Alhambra Circles. The newest houses on the roll run larger than the median of 1,376 square feet of county heated area.
We give no figure for the newest houses, because the roll lags construction and a recent house may not yet show its final size. A buyer reads a new house by its permit, its elevation certificate and its certificate of occupancy.
The county roll lists 6 vacant residential lots in Naples Twin Lakes, 1 in the original plat and 5 in the 1st Addition. We give no address for any of them.
A vacant lot is a different purchase from a home: the buyer confirms the zone, the elevation and what the lot can hold with a zoning verification letter from Collier County and an elevation certificate or survey. The lot also needs a flood zone check by address, because the neighborhood is mostly Zone AH.
How a given older Naples Twin Lakes house was built, including its roof and window protection, is not stated in any source read for this guide: Information not available at time of publishing (checked 2026-11-10). A wind mitigation report and the permit history show the construction of a specific home.
For a new house the current Florida Building Code applies, and the county's wind layer gives a design wind speed of 164 mph for the neighborhood. A house built in the 1970s was built to the code of its day, so we ask for the wind mitigation report on older homes.
Naples Twin Lakes has two small ponds that most likely give the plats their name, about 1.1 acres and about 0.8 acre on OpenStreetMap, and no clubhouse, pool or park of its own; the nearest Gulf beach access by road is Clam Pass Park, 6.0 minutes from Granada Boulevard.
Data updated: November 2026 (OpenStreetMap and county roll, read November 10, 2026).
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
OpenStreetMap maps two small ponds inside the mapped Naples Twin Lakes area, about 1.1 acres off Boabadilla Street and West Alhambra Circle (OpenStreetMap way) and about 0.8 acre inside the Alhambra Circle loop (way), and a third small pond just north of it; the two inside are most likely the 'twin lakes' of the plat name, and who owns and maintains them is a question for the recorded plat.
We use the word pond, not lake, because the mapped water bodies are small. We never describe a home as lakefront, and we make no view claim for any address.
No park named Twin Lakes Park appears in any map or public source read for this guide; the nearest Gulf beach access by road is Clam Pass Park.
A search for Twin Lakes Park returns parks in other cities and states. If a listing or a map pin says Twin Lakes Park near Naples, ask what it refers to, because it does not match anything in the public sources we read for Naples Twin Lakes.
OpenStreetMap maps the two small ponds inside Naples Twin Lakes, and the two inside are most likely the twin lakes of the plat name, but who owns and maintains them is a question for the recorded plat. No association exists to maintain them.
A buyer who cares about a pond edge or drainage asks a title company for the recorded plat and for any recorded easements. The county's basin layer places 441 address points in the Gordon River Extension Basin, and the county maintains the public stormwater system.
Naples Twin Lakes has no clubhouse, pool or tennis courts. No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists.
What a resident uses, they use from the public streets and from nearby places. Parks, beaches, shops and gardens sit a short drive away, and the next H3 names the nearest parks and beaches with their routed minutes.
The nearest parks and beaches by road from Granada Boulevard are Clam Pass Park at 6.0 minutes, the Seagate Drive beach end at 6.1, Lowdermilk Park at 8.3 and Vanderbilt Beach Park at 9.1.
These are routed minutes measured November 2026 with one routing method that models free-flowing traffic, so a winter-season drive runs longer. Beach parking and fees are set by the operator of each park, and we publish no figure for either.
The Tamiami Trail North edge of Naples Twin Lakes holds the neighborhood's 15 commercial parcels on the east side of U.S. 41, from 4398 to 4850 Tamiami Trail North: stores, mixed store and office buildings, office buildings, a bank, a service station and an auto service building.
Groceries and errands sit along the same strip, with Publix at 4601 9th Street North and The Fresh Market at 4129 Tamiami Trail North. We name them with no distance. The edge is zoned C-4, General Commercial, and sits in the county's Miscellaneous Coastal Basins for drainage.
OpenStreetMap draws a single polygon for the Naples Twin Lakes neighborhood (OpenStreetMap way), and the third small pond sits just north of that polygon (way). The polygon follows the street grid between U.S. 41 and Goodlette-Frank Road.
A map polygon is a drawing, not a legal boundary. The legal edge of each plat is on the recorded plat, and the county's address points and roll, which we read for all 373 parcels and 523 address points, are the record we use for every count on this page.
Naples Twin Lakes has no homeowners' association, community development district or civic association in any state corporate record or county document we reviewed, and it has no gate, clubhouse or shared amenity. Owners answer to Collier County's codes, and recorded deed restrictions are a title-search question.
Data updated: November 2026 (state corporate records and county documents, read November 10, 2026; OpenStreetMap, read November 10, 2026).
Three questions get mixed together when buyers ask about governance: whether an association exists, whether a taxing district adds a line to the tax bill, and whether recorded restrictions on the plats limit what an owner can do. Each one leaves a different record. For Naples Twin Lakes the first two came back empty, and the third is a document a title company pulls, so it stays an open item.
No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists; owners answer to Collier County's codes, and any deed restrictions recorded with the 1950s and later plats are a question for a title search.
That means no monthly or annual association dues, no architectural review board, no association pet, guest or rental rules, and no bulk cable contract tied to the neighborhood. A buyer who is used to a gated Naples community will find a different arrangement here: ordinary public streets, individual lots and county rules.
Naples Twin Lakes has no CDD fees because no community development district was found for the two plats; the absence of any association, district or shared amenity in the records we reviewed is the same finding that applies to dues. A community development district is a special taxing body that adds its own assessment to the property tax bill.
A buyer can confirm this the way the tax bill itself shows it. If a district levied on a home, its name and assessment would appear as a line on the Collier tax bill, and the bill for a specific address is the final word. The lines that do appear on a Naples Twin Lakes bill are named in the section on how property taxes are figured.
Deed restrictions recorded with the NAPLES TWIN LAKES and NAPLES TWIN LAKES 1ST ADDITION plats, if any exist, were not read for this guide. Information not available at time of publishing (checked 2026-11-10). A title search shows every recorded restriction, easement and plat note on a specific lot.
The practical step is simple: ask the title company to deliver the recorded plat, any declaration of restrictions and every recorded easement for the lot with the title commitment, and read them before the inspection period ends. Plats from the 1950s and later can carry setback notes, use limits or utility easements that a county zoning layer does not show.
In Naples Twin Lakes, Collier County enforces the rules that apply to a lot: the Land Development Code for zoning and use, the building code through permits and inspections, and the county's code enforcement staff for complaints about property conditions. With no association, there is no board that writes or enforces additional rules.
Because the neighborhood is unincorporated, the City of Naples does not enforce anything here, even though the mailing city is Naples. A complaint about a neighboring property goes to the county. A seller or buyer who wants to know whether a specific property has an open code case or an unpermitted improvement asks the county's permitting and code enforcement records, not an association manager.
No civic or neighborhood association was found for Naples Twin Lakes in the state corporate records or county documents we reviewed. A volunteer group could exist without a filing, so the finding is about records, and it is the same finding that applies to the homeowners' association question.
For a buyer the useful point is what the absence changes in a contract. There are no association estoppel documents, no governing documents to review and no association approval to obtain before a sale. The purchase contract and the county's records carry the weight an association packet carries elsewhere.
Yes, every street mapped inside Naples Twin Lakes is a public street as OpenStreetMap maps it, and no gate or guard house closes any of them. The lift gates at Moorings Park Drive are east of Goodlette-Frank Road and belong to Moorings Park, a separate community that is not part of Naples Twin Lakes.
Public streets mean any driver, delivery or visitor can enter without a code or a call to a gatehouse. They also mean the county's road and drainage responsibilities apply along the streets rather than a road association's. Sidewalks as OpenStreetMap maps them run along Granada Boulevard, Dorando Drive and the Goodlette-Frank Road edge, and the interior circles show few.
In Naples Twin Lakes there is no architectural review board and no association to approve a paint color, a fence or a pool, so the question becomes what Collier County requires. Many exterior projects need a county permit, and the permit rules and the zoning code, not a neighbor or a board, decide what is allowed.
Before starting work, an owner checks with the county's permitting staff whether the specific project needs a permit and what the zoning code says about it for that lot, since the code's rules for fences, pool enclosures and additions depend on the lot. A deed restriction recorded with a plat, if one exists, is a separate limit that a title search would show.
Naples Twin Lakes homes sit in RMF-6, Collier County's Residential Multi-Family district with a cap of 6 units per gross acre, and the Tamiami Trail North frontage sits in C-4, General Commercial. The county's code lists houses, duplexes and multi-family dwellings among the permitted residential uses, which is why the plats mix them.
Data updated: November 2026 (county zoning and city-limits layers, read November 10, 2026; Collier County Land Development Code sections as read through a public code mirror).
Whether a given lot can hold a duplex or a larger house depends on its size, the density cap, setbacks and the rest of the Land Development Code, so confirm what a specific lot allows with a zoning verification letter from Collier County before a contract.
Zoning is the question that separates Naples Twin Lakes from most gated Naples neighborhoods, where a planned unit development ordinance and an association's documents set the rules. Here one conventional county district governs, we read the county's zoning and city-limits layers for both plats, and the answers here stay with what those layers and the code sections show.
Collier County's zoning layer places every residential address point in Naples Twin Lakes in RMF-6, Residential Multi-Family with a cap of 6 units per gross acre, and every Tamiami Trail North address point in C-4, General Commercial; the county's Land Development Code lists single-family, two-family and duplex, and multi-family dwellings among the uses RMF-6 permits, which is why duplexes and houses share the same streets.
The county roll shows the result on the ground: 250 single-family homes and 101 duplex and small multi-family parcels on the two plats, with about 29 percent of the 351 improved residential parcels in the second group. The zoning label and the built mix point the same direction.
Whether a given lot can hold a duplex or a larger house depends on its size, the density cap, setbacks and the rest of the Land Development Code, so confirm what a specific lot allows with a zoning verification letter from Collier County before a contract. RMF-6 lists duplexes as a permitted use, and that is not a promise for any one lot.
The 101 duplex and small multi-family parcels on the roll show that the pattern exists on these plats, built from 1958 to 2008. A buyer who is counting on a duplex or a rebuild as a duplex gets the answer for the specific lot in writing from the county, not from a neighbor's house or a listing description.
RMF-6 caps density at 6 units per gross acre, which is a measure of units against land area, and the Land Development Code applies it to a parcel's area under its own rules. This guide does not compute a unit count for any lot, because the lot's size and the code's method decide the number.
The cap is a ceiling, not an entitlement. Size, setbacks, parking, drainage and the other code requirements can each reduce what a lot can hold below the ceiling. The county's zoning verification letter states how the zoning district treats a specific parcel, and an architect or land-use attorney reads that letter against the plans.
The Tamiami Trail North frontage of Naples Twin Lakes is zoned C-4, General Commercial, at every address point the county layer shows on that side. The roll lists 15 commercial parcels there, on the east side of U.S. 41 (Tamiami Trail North), in the range of 4398 to 4850.
Those parcels hold stores, mixed store and office buildings, office buildings, a bank, a service station and an auto service building, built from 1972 to 2021. The residential streets behind them stay in RMF-6. A buyer of a home near the frontage reads the commercial use next door as a place fact, and the county zoning layer shows exactly where the line between the two districts falls.
Setbacks, height limits and minimum lot sizes for RMF-6 were not proved for this guide. Information not available at time of publishing (checked 2026-11-10). The Land Development Code sets them, and the county's zoning staff can state what applies to a specific lot.
Because older plats and the current code do not always match, a lot may carry a built footprint that predates the current rules. For a rebuild or an addition, the permit review applies the code in force, and the zoning verification letter and an architect's review of the survey show what fits before a buyer commits.
No planned unit development ordinance was found for Naples Twin Lakes, and the county layer shows conventional RMF-6 and C-4 districts rather than a PUD. That is why no master plan, no association and no PUD document set the rules here.
For a buyer comparing neighborhoods, the difference matters: a PUD community answers many questions through its ordinance and its association documents, while Naples Twin Lakes answers them through the county's general code. The Land Development Code and the permit record for a specific lot are the documents to read.
No. Naples Twin Lakes is not inside the City of Naples: none of the 523 county address points on its two plats falls inside the county's City of Naples limits layer, whose line runs on the west side of U.S. 41, so Collier County's Land Development Code zones it, not the city's code.
The mailing address says Naples, and that is the source of the confusion. The mailing city is a postal fact, while the zoning authority is set by the municipal boundary. A listing or a website that applies City of Naples rules to a Naples Twin Lakes lot has the jurisdiction wrong.
Order a zoning verification letter from Collier County for the specific lot, and read it with the recorded plat, the survey and the county's permit record for the property. The letter states the zoning district and how the county treats the parcel, which is the document a lender, an architect or a builder asks for first.
Do this before a contract, or build it into the contract as a contingency, when the plan depends on a duplex, an addition or a rebuild. The 17 elevation certificates in the county's index for Naples Twin Lakes addresses show that owners and builders already pull this kind of paperwork, and the same habit applies to zoning.
Naples Twin Lakes has no association rental rules, so the rules come from Collier County's short-term rental registration, a state license and a tax account, with Florida Statute 509.032 limiting what local governments can prohibit. Building permits come from Collier County, not the City of Naples, and flood rules shape larger remodels.
Data updated: November 2026 (Florida Statutes and county ordinance, read November 10, 2026).
We read the Florida statutes on homestead, Save Our Homes and vacation rentals, and we read the county's jurisdiction layers for both plats, so each answer here names the body that controls it. The rules differ from a gated association community, where the governing documents often add a rental minimum or an approval process; here the county and the state are the only sources.
With no association, Naples Twin Lakes has no association rental rules; Collier County requires a short-term vacation rental registration in the unincorporated county under Ordinance 2021-45, effective January 3, 2022, alongside a state license from the Florida Department of Business and Professional Regulation and a tourist development tax account, and Florida Statute 509.032(7)(b) bars local rules adopted after June 1, 2011 that prohibit vacation rentals or limit how long or how often they are rented.
A buyer who plans to rent a home or a duplex side short term confirms the registration steps with the county and the license with the state before the first guest. Lease and rental terms for a longer stay are matters between the owner and the occupant, with no association review involved.
No. The City of Naples ordinance applies inside the city's limits, and Naples Twin Lakes is in unincorporated Collier County, so the county's registration rules apply instead. The mailing address does not change which government's rules govern a lot.
A listing that quotes a City of Naples rule for a Naples Twin Lakes home has the jurisdiction wrong. The county's registration, the state license and the tourist development tax account are the three items to confirm for a short-term rental, and Florida Statute 509.032 sets the outer limit on what the county can adopt.
Zoning in RMF-6 permits duplexes, so owning a duplex and living in one side is a use the code allows, and the homestead exemption in Florida Statute 196.031 attaches to the home an owner makes a permanent residence. How the exemption applies to a duplex with a rented side is a question for the county's assessing office.
A duplex that is not homesteaded falls under the 10 percent non-homestead residential cap in the statutes, and a duplex with an owner-occupied side raises a mechanics question rather than a rule this guide can resolve. A buyer asks a tax professional and the assessing office before relying on a particular result, and a lender asks its own questions about occupancy.
Collier County issues building permits in Naples Twin Lakes, because the neighborhood is unincorporated, and the City of Naples does not. The county applies the Florida Building Code and its own Land Development Code, and a rebuild, an addition or a major repair goes through the county's permit review.
The permit record is also how a buyer learns what happened at a home. We did not read any permit file for this guide, since a permit history belongs to a specific address. A buyer asks the seller for the permits and final inspections for roofs, additions, pools and remodels, and the county's records confirm them.
In a special flood hazard area such as Zone AH, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation. Florida's 2025 law, SB 180, limits how communities add improvements together over time.
This is the rule that turns a large remodel on a Zone AH home into a rebuild-level project. The home's value, the cost of the work and the elevation certificate decide whether the threshold is crossed, and the county's permit staff apply it. A buyer planning a big renovation asks for that math before committing.
Naples Twin Lakes has no association pet or parking rules, so no association limits breeds, counts or vehicles. Collier County's codes apply as they do across unincorporated Collier, and a buyer who needs a specific answer asks the county code staff, since the codes are the only rules in play.
Without an association, owners also have no guest rules or approval process for a vehicle or a pet. A deed restriction recorded with a plat could add a limit, and a title search is how a buyer finds out. The county's code and the title record are the two places to look.
No association governs Naples Twin Lakes, so no association approval is needed for rooftop solar. A county permit is required for the installation, and the roof, the electrical work and the wind design of the house are reviewed in that permit. A buyer asks a licensed installer and the county permit office what applies to a specific roof.
An older roof matters in that conversation. The age of the roof and its attachment to the structure shape what an installer and an insurer will accept, and a wind mitigation report describes the roof's features for an insurer. The county's permit record and the home's insurance file are the documents to read together.
Naples Twin Lakes has a thin county sales record: 10 qualified single-family sales and 11 qualified duplex and small multi-family sales in the 36 months to October 16, 2026. Medians are reported only where the sample allows, and every figure comes from Collier County recorded sales, not asking prices.
Data updated: November 2026 (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, county file dated October 27, 2026, our analysis).
Collier County records 10 qualified single-family sales in Naples Twin Lakes in the 36 months to October 16, 2026, from $420,000 to $1,225,000, with a median of $597,500 and a median of $384 per county heated square foot, and 11 qualified duplex and small multi-family sales, from $410,000 to $895,000, with a median of $605,000 and $351 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026).
We tracked every qualified sale the county file holds for Naples Twin Lakes, 35 single-family and 16 duplex sales in the last 60 months, and the tables here report only what that file shows. In the 12 months to October 16, 2026 the county recorded 4 qualified single-family sales, from $420,000 to $1,225,000, and 3 qualified duplex sales, from $520,000 to $650,000; those are too few for a median.
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
Window | Single-family sales | Median | Median per county heated square foot | Duplex sales | Median | Median per county heated square foot |
|---|---|---|---|---|---|---|
12 months | 4 | no median | none | 3 | no median | none |
36 months | 10 | $597,500 | $384 | 11 | $605,000 | $351 |
60 months | 35 | $555,000 | $403 | 16 | $609,250 | $354 |
Source tag: qualified sales over $100,000, Collier sale-date end October 16, 2026.
Year | Single-family qualified sales | Median |
|---|---|---|
2016 | 10 | $257,500 |
2017 | 8 | no median |
2018 | 8 | no median |
2019 | 6 | no median |
2020 | 10 | $310,000 |
2021 | 21 | $420,000 |
2022 | 11 | $515,000 |
2023 | 7 | no median |
2024 | 4 | no median |
2025 | 2 | no median |
2026 (to October 16) | 3 | no median |
Source tag: qualified sales over $100,000, Collier sale-date end October 16, 2026.
Multiple Listing Service fields such as list price, days on market, list-to-sale ratio and active listings are not public records and were not pulled for this guide (checked 2026-11-10); every sale price here is a Collier County qualified recorded sale. This market section is built from Collier County recorded sales only; no MLS data was pulled.
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
Across the 36 months to October 16, 2026, the county records 10 qualified single-family sales in Naples Twin Lakes, from $420,000 to $1,225,000, with a median of $597,500 and a median of $384 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026).
The wide range reflects the mix of the plats, which hold older houses from the 1970s and rebuilds with 2023 and 2024 roll years. A range from $420,000 to $1,225,000 says the sales were not alike, and the median says where the middle of ten sales fell. No individual sale is tied to an address on this page.
The county records 11 qualified duplex and small multi-family sales in Naples Twin Lakes in the 36 months to October 16, 2026, from $410,000 to $895,000, with a median of $605,000 and $351 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026).
The 60-month window holds 16 duplex sales, from $410,000 to $895,000, with a median of $609,250 and $354 per county heated square foot. Both windows are small samples, so a few sales move the numbers. A buyer or seller of a duplex compares a specific building's size on the county roll with these figures, using the county heated area, not a listing's living area.
In the 12 months to October 16, 2026 the county recorded 4 qualified single-family sales, from $420,000 to $1,225,000, and 3 qualified duplex sales, from $520,000 to $650,000; those are too few for a median. The single-family sales fell in December 2025, February 2026, June 2026 and July 2026, and the duplex sales in February, March and June 2026.
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast. The 12-month figures describe seven recorded sales in total, and they are reported as a range for that reason, with no median and no per-foot figure.
The 60-month window holds 35 qualified single-family sales from $350,000 to $1,225,000, with a median of $555,000 and $403 per county heated square foot, and the 36-month window holds 10 from $420,000 to $1,225,000, with a median of $597,500 and $384 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026).
For duplexes, the 60-month window holds 16 sales with a median of $609,250 and $354 per county heated square foot, and the 36-month window holds 11 with a median of $605,000 and $351. The two windows are placed side by side because each answers a different question, and the sample in each is small enough that a few sales move it.
By year, the county's qualified single-family sales are 10 in 2016, 8 in 2017, 8 in 2018, 6 in 2019, 10 in 2020, 21 in 2021, 11 in 2022, 7 in 2023, 4 in 2024, 2 in 2025 and 3 in 2026 through October 16. A median is reported only for 2016 ($257,500), 2020 ($310,000), 2021 ($420,000) and 2022 ($515,000), the years with 10 or more sales.
For every other year the sample is too small for a median, so the table says so. The counts alone show how many sales the county recorded in each year, and the medians show the middle of the larger samples. Neither is a forecast, and each is a record of what was recorded.
In the 36 months to October 16, 2026, single-family sales carry a median of $384 per county heated square foot and duplex and small multi-family sales a median of $351 (qualified sales over $100,000, Collier sale-date end October 16, 2026). The figures are reported as the county's records, and this guide makes no claim about why they differ.
The measure itself has limits. County heated area is the county's figure for a building's heated space, which can differ from the living area in a listing or an appraisal. A duplex's heated area is a total across both units, so the per-foot figure for a duplex and for a house are built differently and are read as separate measures.
The roll shows the teardown and rebuild pattern directly: 18 single-family homes carry a roll year of 2015 or later and six of them a 2023 or 2024 roll year, and in two cases the county record shows a lot sale followed by a new house, one lot sold for $110,000 in July 2020 now carries a 2024 house, and another sold for $455,000 in March 2022 and, with a 2024 house, sold again for $1,225,000 in December 2025.
Two more records show the same sequence: a 2023 roll-year house whose lot last sold for $625,000 in September 2021, and a 2024 house whose lot sold for $540,000 in February 2023. These are four records, with no addresses, and they describe what the county recorded, not a typical result.
The county recorded 2 qualified single-family sales in 2025 and 3 in 2026 through October 16, and 4 in 2024, against 21 in 2021, and this guide reports those counts without a claim about the cause. The roll holds 250 single-family homes, so the number of sales in any year is a small share of the stock.
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast. For that reason, no median is reported for any year under 10 sales, and an owner estimating a home's value uses a valuation that compares the specific home with the sales that fit it.
No active-listing count is reported here. Multiple Listing Service fields such as list price, days on market, list-to-sale ratio and active listings are not public records and were not pulled for this guide (checked 2026-11-10); every sale price here is a Collier County qualified recorded sale.
Current listings change daily, and a count printed on a page would be out of date quickly. A buyer who wants to see what is on the market now asks for a live search that matches the plats and streets, and Domain Realty Group's Naples page, linked in the section on the cost of owning here, is the place for broader listings.
Naples Twin Lakes owners pay no HOA dues and no CDD assessments, because no association or district was found, so the cost of owning here is the tax bill, insurance with flood coverage where a lender requires it, utilities, maintenance and any rebuild work. This guide prints no premium or rate.
Data updated: November 2026 (Florida Statutes and Florida Senate funding requests, read November 10, 2026; county records, read November 10, 2026).
Buyers who want current listings across Naples can browse Domain Realty Group's Naples homes page.
The costs that vary most between two Naples Twin Lakes homes are the ones tied to the specific property: its flood zone and elevation, its roof and age, its sewer or septic status, and whether it is a house or a duplex. Each is named here with the document that settles it, and no figure is invented where the records do not give one.
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
No. No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists, so no association dues apply and none are printed here.
The absence of dues is a cost fact, and it does not make owning cheaper by itself. An owner pays directly for what an association would otherwise pay for: roof, drainage on the lot, insurance, landscaping and repairs. The budget moves from a dues line to individual bills.
A Naples Twin Lakes tax bill carries a county countywide millage, the Unincorporated Area General Fund MSTD, the school levy, the South Florida Water Management District and Big Cypress Basin, the Collier Mosquito Control District, the fire district levy and the county solid waste non-ad valorem assessment. No millage total or dollar figure is printed here for any of them.
Millage rates change each year, and a bill for a specific address shows the exact lines and amounts. The lines that matter most when comparing homes are the assessed value, any exemption and the total. A buyer asks for the most recent bill, and then reads how a change of ownership can reset a homestead's assessed value.
Zone AH is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone; homes in Zone X shaded or Zone X are outside that requirement, though a lender may still ask for it.
No premium is printed here, since a premium depends on the home's elevation, its construction and the insurer's rating. A buyer gets a flood quote for the specific home during the inspection period, and the home's elevation certificate, where one exists, is the document the insurer uses to rate it.
A duplex owner who does not homestead the property is taxed under the 10 percent non-homestead residential cap in Florida Statute 193.1555, while an owner-occupied house with a homestead exemption is under the lower Save Our Homes cap. No dollar figure is printed here for the difference.
A duplex also means two units to maintain, two sets of utilities to manage and a building larger than most single-family homes on the plats, with the county's heated area counted across both units. An owner asks a tax professional how the homestead rules apply to a specific duplex, since occupancy decides it.
Florida Senate funding requests filed by Collier County and the City of Naples describe the corridor between Goodlette-Frank Road and U.S. 41 north of the city as unincorporated Collier County but within the City of Naples water and sewer service area; whether a specific Naples Twin Lakes home is on central sewer or a septic system shows on its utility bill and permit history.
No rates are printed here, because a utility's rates change and depend on the account. A buyer asks the seller for the last twelve months of water and sewer bills or, for a septic home, the septic permit and service records, along with the electric and internet accounts, to see what the home costs to run.
A rebuild in Naples Twin Lakes adds permits, plan review, elevation work where the flood rules require it, and a new building with its own insurance and tax basis. In Zone AH, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation.
No cost figure is printed here, since a build's cost depends on the design, the lot and the contractor. The 18 single-family homes with a 2015 or later roll year show that owners and builders do rebuild on these plats, and the county's permit record for a specific lot shows what a recent project involved.
Naples Twin Lakes property taxes are figured from the county's assessed value, any exemption such as homestead, and the millage of each taxing body that levies on the home. Because the neighborhood is unincorporated, there is no City of Naples levy, and this guide prints no millage totals or bill amounts.
Data updated: November 2026 (Florida Statutes, read November 10, 2026; Florida Department of Revenue exemptions page, read November 10, 2026).
Spectrum News 13 reported on November 4, 2026 that voters passed Amendment 3, which raises the homestead exemption for non-school levies to $150,000 in 2027 and $250,000 in 2028 and lowers the non-homestead assessment cap from 10 percent to 5 percent; the state certifies the results and the county applies the change (Spectrum News 13).
The one district rate this guide prints is the Collier Mosquito Control District's 0.1609 mills for FY2022-23, as the district published it in its district fact sheet. Millage totals for the area of Naples Twin Lakes, the just value of a home and the total tax of a specific property: Information not available at time of publishing (checked 2026-11-10). A buyer reads the most recent tax bill for a specific address, since the bill names every levy and its amount.
A Naples Twin Lakes home is levied on by the county's countywide millage, the Unincorporated Area General Fund MSTD, the school levy, the South Florida Water Management District and Big Cypress Basin, the Collier Mosquito Control District, the fire district and the county's solid waste non-ad valorem assessment, which is a per-parcel charge rather than a millage.
Each body sets its own rate, and the tax bill for a specific address shows them all. No total is printed here, since the rates change each year and the area's combined millage was not read. The MSTD is the line that reflects services the county provides in the unincorporated area rather than countywide.
No. Naples Twin Lakes is in unincorporated Collier County, so the City of Naples does not levy on its homes, and the line on the tax bill that reflects local services is the Unincorporated Area General Fund MSTD. A Naples mailing address does not put a home in the city's tax base.
This matters when a buyer compares a Naples Twin Lakes tax bill with one for a home inside the city's limits, such as on the west side of U.S. 41, where the City of Naples levies its own millage. The two bills are built from different sets of taxing bodies, and a comparison is meaningful only with the specific bills in hand.
Florida's homestead exemption, in Florida Statute 196.031, reduces the assessed value subject to tax for a home that is the owner's permanent residence as of January 1. The Florida Department of Revenue exemptions page lists the exemptions and how to apply.
An owner applies with the county, and the application is tied to the owner and the residence, not to the neighborhood. A buyer who will make a Naples Twin Lakes home a permanent residence applies after closing within the deadline the county sets, and a seller's exemption does not transfer to the buyer.
Under Florida Statute 193.155, a homestead's assessed value rises no more than the lower of 3 percent or the change in the consumer price index in a year, which is the Save Our Homes cap.
The cap limits growth in assessed value for the same owner, and a sale resets the property's assessment toward market value for the next owner. That is why a seller's tax bill and a buyer's first bill can differ substantially, and why a buyer reads the county's assessed value and just value rather than assuming the seller's bill continues.
Amendment 3 was passed by voters in November 2026, per Spectrum News 13, and the state certifies the results and the county applies the change. This guide prints no tax effect for any specific Naples Twin Lakes home, because the effect depends on whether a home is a homestead and on the levies that apply.
The headline figures belong to the report that announced them, and an owner confirms the change with the county as it is applied. A homestead owner and a non-homestead owner, such as the owner of a duplex that is not a residence, are treated differently, so each reads the rule for the category the property falls in.
A duplex that is not homesteaded falls under the non-homestead residential cap in Florida Statute 193.1555, which limits annual growth in assessed value to 10 percent for non-school levies. A homesteaded home is under the Save Our Homes cap instead.
The county roll lists 101 duplex and small multi-family parcels in Naples Twin Lakes, so this category is a large share of the plats. A buyer of a duplex asks how the cap applies to the specific building, since occupancy and the sale reset affect the first bill, and the county's tax bill for the address shows the assessed value.
Naples Twin Lakes sits in unincorporated Collier County but, per Florida Senate funding requests, within the City of Naples water and sewer service area at corridor level. Whether a specific home is on sewer or septic is not proved by any record read, and stormwater work in the corridor is a county project.
Data updated: November 2026 (Florida Senate local funding requests, read November 10, 2026).
We read the Florida Senate funding requests for the Goodlette-Frank corridor's sewer and stormwater work, and they are the public record that describes the corridor's utilities and drainage. They speak at corridor level, so an owner who needs the answer for a specific home reads its utility bill, its permit history and, for a septic home, its septic records.
Florida Senate funding requests filed by Collier County and the City of Naples describe the corridor between Goodlette-Frank Road and U.S. 41 north of the city as unincorporated Collier County but within the City of Naples water and sewer service area; whether a specific Naples Twin Lakes home is on central sewer or a septic system shows on its utility bill and permit history.
The statement is at corridor level and names the Goodlette-Frank Road and U.S. 41 corridor, so it describes the service area for utilities and not the jurisdiction for zoning, taxes or police. A buyer confirms the provider and the connection for the specific address.
Whether a specific Naples Twin Lakes home is on central sewer or a septic system shows on its utility bill and permit history. Information not available at time of publishing (checked 2026-11-10) for any individual street or home.
A sewer bill from a utility means a connection exists, and a septic permit or service record means a tank and drain field. The home inspection can include the septic system, and an insurer, a lender or a buyer's agent may ask. A seller gathers the records early, since the answer affects financing and negotiation.
The City of Naples made a 2021 request to "convert 253 failing septic tanks" in the "US 41/ Goodlette Road corridor," with a sewer estimate of $6.5 million and a City special assessment district for the capital cost; the 2020-21 $1,100,000 appropriation was vetoed (Florida Senate, City of Naples request).
Whether Naples Twin Lakes streets are in that project is not proved by the request, and this guide does not claim they are. A related 2018 bill for the same corridor, HB 4401, died in Appropriations on March 11, 2018. An owner asks the utility whether a specific address is in any sewer project or special assessment.
Collier County's West Goodlette-Frank Stormwater Improvement Phase 2 request, dated November 9, 2023, states a total of $25,685,918 for the "rehabilitation of 10 miles of a stormwater system," describes the system as "County owned and maintain[ed]," and estimates construction from August 1, 2024 to June 30, 2026 (Florida Senate request).
Those figures are the request's own estimate, and this guide does not report the work as finished or as funded. Whether the work reaches Naples Twin Lakes streets is not proved by the request. An owner asks the county's stormwater staff which drainage work, if any, applies to the streets around a specific home.
The county solid waste non-ad valorem assessment appears on the Collier tax bill for homes in unincorporated Collier County, and it is the line that pays for residential solid waste service. No dollar figure is printed here, and the hauler and the schedule for a specific address come from the county's solid waste service.
Because the City of Naples does not serve the neighborhood, a city trash schedule does not apply. A buyer sees the assessment as a line on the tax bill and confirms the pickup days with the county after closing.
BroadbandNow lists the internet providers serving Naples, and a buyer checks which of them reach a specific address, since availability varies by street. No speeds or prices are printed here, and they change with each provider's plans.
With no association, there is no bulk cable or internet contract tied to Naples Twin Lakes, so an owner chooses a provider directly. A buyer asks the seller which provider the home uses, and checks the provider's address lookup before relying on a plan.
The county's drainage basin layer places 441 of the 523 Naples Twin Lakes address points in the Gordon River Extension Basin and 82, on the U.S. 41 frontage and the west edge, in the Miscellaneous Coastal Basins (drainage basins layer).
The basin names describe where county mapping routes surface water in a storm, and they connect to the flood map, where 398 of the 523 address points are in Zone AH for shallow flooding, usually ponding. The two small ponds OpenStreetMap maps inside the neighborhood sit within that picture, and who maintains them is a question for the recorded plat.
The Collier County Sheriff's Office patrols Naples Twin Lakes, because the neighborhood is in unincorporated Collier County, and the City of Naples police department does not. A mailing address of Naples does not change which agency responds to a call.
A buyer who wants a record of the area's calls or reports asks the Sheriff's Office for it directly, since this guide prints no crime figures. Emergency calls go to 911 as anywhere in the county.
Naples Twin Lakes is mostly in Zone AH: Collier County's copy of the effective FEMA flood map places 398 of its 523 county address points in that special flood hazard area, 122 in Zone X shaded and 3 in Zone X, all on panel 12021C0383J, and the whole neighborhood sits in Evacuation Zone B.
Data updated: November 2026 (county copy of the effective FEMA flood map, panel 12021C0383J, and the county evacuation-zone map, read November 10, 2026).
We read the county's copy of the effective FEMA flood map at all 523 Naples Twin Lakes address points, and the county's evacuation-zone map. The points cover the houses, the duplexes and the commercial frontage on U.S. 41 (Tamiami Trail North). What the record shows, by group of points:
Area | Zone AH | Zone X shaded | Zone X |
|---|---|---|---|
All 523 address points | 398 | 122 | 3 |
Residential points (463) | 378 | 83 | 2 |
Tamiami Trail North points (60) | 20 | 39 | 1 |
Original NAPLES TWIN LAKES plat | 189 | 76 | 1 |
NAPLES TWIN LAKES 1ST ADDITION plat | 209 | 46 | 2 |
Collier County's republished copy of the effective FEMA flood map places 398 of the 523 Naples Twin Lakes address points in Zone AH, a special flood hazard area for shallow flooding, usually ponding, of 1 to 3 feet, 122 in Zone X shaded (0.2 percent annual chance) and 3 in Zone X, with no point in Zone AE or VE, all on panel 12021C0383J, effective February 8, 2024; confirm the zone and the flood elevation for a specific home by address and by its elevation certificate.
The county's flood zone layer and its FIRM panel index are the records this guide read. A zone label belongs to a place on a map, and a flood determination for one address answers the question for one home.
Most of the county's base flood elevation lines near the Naples Twin Lakes homes read 12 to 13 feet; the figure for a specific home comes from its elevation certificate, not from an area summary.
The county's base flood elevation lines are the layer this guide read, and they describe the area, not a building. Finished-floor elevations for individual Naples Twin Lakes homes were not published in the records read. Information not available at time of publishing (checked 2026-11-10).
Zone AH is a special flood hazard area where the map shows shallow flooding, usually ponding, of 1 to 3 feet. In Naples Twin Lakes, 398 of the 523 address points carry that label, which makes it the common zone on both plats.
Because Zone AH sits inside the special flood hazard area, the lender rules and the substantial-improvement rules that apply to special flood hazard areas apply to a Zone AH house. A buyer reads the zone for the exact address, since lines on a flood map can fall between two houses on the same street.
No. Both are special flood hazard area labels, but Zone AH marks shallow ponding with a mapped flood elevation, while Zone AE marks a flood area mapped with base flood elevations from a detailed study. No Naples Twin Lakes address point falls in Zone AE, so the Zone AE label does not describe a home here.
Search results often mix the two labels, because "flood zone AH" and "flood zone AE" return similar questions about insurance. For a Naples Twin Lakes home, the question is Zone AH or Zone X by address, and the map panel answers it.
Counts are the only honest answer from the county map: 122 of the 523 address points are in Zone X shaded and 3 are in Zone X, and those points sit outside the special flood hazard area. Among residential points, 83 are in Zone X shaded and 2 in Zone X.
The Tamiami Trail North frontage holds 39 Zone X shaded points and 1 Zone X point of its 60. By plat, the original plat has 76 Zone X shaded points and 1 Zone X point, and the 1st Addition has 46 and 2. A zone label is read by address, so this guide names no street, and a lender may still ask for flood insurance on a Zone X shaded home.
The county's hurricane evacuation map places all of Naples Twin Lakes in Evacuation Zone B, and no part of either plat lies in the county's Coastal High Hazard Area; evacuation zones are surge-based and separate from FEMA flood zones, so a home's flood zone and its evacuation zone answer different questions.
The county's hurricane evacuation zone layer and its Coastal High Hazard Area layer are the two records behind that statement. County emergency management announces which zones evacuate for a given storm.
The county's elevation-certificate index lists 17 certificates for Naples Twin Lakes addresses. This guide shows no address and no permit number from that index, because a certificate belongs to one building and one owner.
A buyer's insurer uses the certificate to rate a flood policy, so the request for it belongs early in a purchase. The county's elevation certificate index shows that a certificate exists for an address; the document itself comes from the seller or a surveyor.
Naples Twin Lakes has no street named in any report, news item or public record read for this guide for storm-surge damage in Hurricane Ian in 2022 or Hurricane Milton in 2024, and the county maps it for shallow ponding, not coastal wave action, inside Evacuation Zone B.
Data updated: November 2026 (WUSF reporting, county flood, evacuation and Coastal High Hazard Area layers, read November 10, 2026).
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, and Hurricane Milton made landfall near Siesta Key on October 9, 2024. This guide holds one regional wind sentence for Ian and no figures for Milton, because no source read for it gives a number for Naples Twin Lakes.
No report, news item or public record read for this guide names a Naples Twin Lakes street for storm-surge damage in Hurricane Ian in 2022 or Hurricane Milton in 2024 (checked 2026-11-10); a seller's disclosures, permits and insurance claim history show what happened at a given home.
For Collier County as a whole, WUSF reported that onshore winds in Collier gusted to at least 140 mph during Ian (WUSF). Substantial-damage letters and demolition counts for Naples Twin Lakes after Ian were not found. Information not available at time of publishing (checked 2026-11-10).
Hurricane Milton made landfall near Siesta Key on October 9, 2024, well north of Collier County. This guide gives no Milton wind, rain or surge figure for Naples, because the sources read for it do not support one for Naples Twin Lakes.
What a buyer can verify is the home itself: a seller's insurance claim history, the permit record for repairs after either storm, and the roof and window records. Those documents answer the question for one house, and a county-wide storm summary does not.
The county map labels most Naples Twin Lakes address points Zone AH, a shallow-ponding zone, and no point carries a coastal wave-action label. No part of either plat lies in the Coastal High Hazard Area, and the county's map shows no Limit of Moderate Wave Action in the area.
The county's drainage layer puts 441 of the 523 address points in the Gordon River Extension Basin and 82, along the U.S. 41 frontage and the west edge, in the Miscellaneous Coastal Basins. The evacuation zone is a separate, surge-based map, and Zone B is the county's placement for the whole neighborhood. This guide makes no claim about surge reaching any street.
Four records answer it for a single home: the seller's disclosure, the permit history at the county, the insurance claim history the seller can request from the carrier, and the elevation certificate if one exists. Ask for all four before the inspection period ends.
Permits show repairs, replacements and rebuilds after a storm, and a claim history shows what the insurer paid on. A home inspector reads the visible condition, and a flood insurer reads the elevation certificate. Together those documents tell a buyer more about one Naples Twin Lakes house than any neighborhood summary can.
Naples Twin Lakes buyers and sellers meet three rules that turn on the flood map: a lender's flood insurance requirement for Zone AH, the FEMA 50 percent rule for improvements and repairs, and the wind speed a new house is designed to, which the county's code layer gives as 164 mph.
Data updated: November 2026 (county Florida Building Code wind layer (FBC8 Risk Category II), Florida Statutes and published rule summaries, read November 10, 2026).
These rules matter most to anyone planning a teardown and rebuild, because the rebuild pattern in Naples Twin Lakes happens inside a mapped Zone AH area for most address points. Each rule is stated as the source states it, and the specific numbers for one house come from its own records.
Zone AH is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone; homes in Zone X shaded or Zone X are outside that requirement, though a lender may still ask for it.
A cash buyer decides whether to carry flood coverage, but a later buyer who finances faces the same lender rule, so the cost belongs in the price discussion before the offer. No premium appears in this guide, because a premium depends on the carrier, the policy form and the home's elevation certificate.
In a special flood hazard area such as Zone AH, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation; Florida's 2025 law, SB 180 (Chapter 2025-190), bars communities in the National Flood Insurance Program from adding improvements together over a multi-year lookback period, as the City of Cedar Key's floodplain page summarizes it.
The rule applies to a renovation, an addition or storm repairs alike. A homeowner who plans work on a Zone AH house asks the county's permitting staff how the county applies the rule to that address before the design is final.
As a county-sourced explainer described it, Collier uses the improved value on the county roll with an allowed adjustment, or a private appraisal, to set the structure's market value for the rule (SW Florida Business Today). This guide states no percentage beyond the 50 percent in the rule itself.
An owner who expects the county's roll value to read low against a recent purchase can ask a licensed appraiser for a private appraisal of the structure before applying for a permit. The county decides which figure it accepts for a given permit, so confirm the method with the county before a contract depends on it.
The county's current Florida Building Code wind layer gives an ultimate design wind speed of 164 mph (Risk Category II) for Naples Twin Lakes, the figure a new house there is designed to.
Florida's 8th Edition Building Code is in effect, as the Florida Roofing and Sheet Metal Contractors Association reports. A house built to an older code carries the wind rules of its permit year, so a 1970s house and a 2024 house were designed to different standards.
Citizens Property Insurance Corporation has published a flood coverage requirement for its policies, under the headline new flood requirements begin January 1. The page states who the requirement applies to and when it starts.
This guide gives no premium and no date beyond what that page states. A buyer who expects to hold a Citizens policy on a Naples Twin Lakes house reads the requirement against the home's flood zone and asks the agent for a flood quote and a wind quote together.
A wind mitigation inspection report records a home's wind-resistant features, such as roof shape, roof covering and opening protection, and an insurer may credit those features on a policy. An older Naples Twin Lakes house can have the report done, and the report applies to that house only.
Florida's My Safe Florida Home program is set out in Florida Statute 215.5586. Whether a given house is eligible, and what funding is available, is the program's decision, so a homeowner applies and reads the program's current rules.
In Zone AH, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation. The county's base flood elevation lines near the Naples Twin Lakes homes read 12 to 13 feet, and a specific lot's figure comes from its elevation certificate.
That is why a rebuild in Naples Twin Lakes starts with the lot's flood zone and elevation, before the floor plan. A buyer considering a teardown asks for the certificate, confirms the zone for the exact address, and asks the county how the 50 percent rule applies to the existing structure.
Naples Twin Lakes homes sit 1.2 road miles from Sea Gate Elementary and 1.5 road miles from Pine Ridge Middle, and listing sites name Naples High or Barron Collier High for high school, so the Collier County Public Schools school locator is the check for any address.
Data updated: November 2026 (National Center for Education Statistics school profiles, school websites and Collier road estimates measured November 2026 from inside Naples Twin Lakes).
School | Address | Grade levels | Road miles from Naples Twin Lakes |
|---|---|---|---|
Sea Gate Elementary | 650 Seagate Dr, Naples 34103 | Pre-K to 5 | 1.2 |
Pine Ridge Middle | 1515 Pine Ridge Rd | 6 to 8 | 1.5 |
Naples High | 1100 Golden Eagle Cir | 9 to 12 | Not measured |
Barron Collier High | 5600 Cougar Dr | 9 to 12 | Not measured |
Listing sites associate Naples Twin Lakes with Sea Gate Elementary and Pine Ridge Middle, and they disagree on the high school, Naples High or Barron Collier High; none of that is an assignment, so check the Collier County Public Schools school locator for any address, because attendance zones change.
This guide did not run the locator for a Naples Twin Lakes street address. Information not available at time of publishing (checked 2026-11-10).
Sea Gate Elementary, at 650 Seagate Dr in Naples 34103, teaches pre-K to 5 and is 1.2 road miles from Naples Twin Lakes, as measured from Granada Boulevard inside the neighborhood. The National Center for Education Statistics school profile lists its address and grade levels.
Distance is not assignment. A buyer who wants a particular school confirms the attendance zone for the address with the district before an offer, since zones can be redrawn.
Pine Ridge Middle is at 1515 Pine Ridge Rd and teaches grades 6 to 8. It is 1.5 road miles from Naples Twin Lakes, on the Pine Ridge Road corridor to the north.
As with every school here, the road distance describes how far the building is, and the district's locator describes which school an address is attached to. This guide gives no ranking and no score for any school.
Listing sites disagree, naming Naples High or Barron Collier High, so this guide names both and chooses neither. Naples High is at 1100 Golden Eagle Cir and Barron Collier High is at 5600 Cougar Dr, and both teach grades 9 to 12.
The National Center for Education Statistics profile for Naples High lists its address. None of that is an assignment, so check the Collier County Public Schools school locator for any address, because attendance zones change.
Four private schools sit within a road drive of Naples Twin Lakes: The Village School of Naples at 3.6 minutes and 1.3 road miles, Community School of Naples at 10.5 minutes and 4.5 miles, St. Ann School at 11.1 minutes and 5.1 miles, and Seacrest Country Day School at 17.5 minutes and 8.9 miles.
Drive figures are road estimates from Granada Boulevard, and admissions, tuition and enrollment rules are each school's to state. A buyer contacts the school directly.
Florida SouthWestern State College's Collier Campus, at 7505 Grand Lely Dr, is 23.0 minutes by road from Naples Twin Lakes, and Florida Gulf Coast University is 34.1 minutes and 23.3 road miles away. The colleges publish their own programs at FSW and FGCU.
Both figures are free-flowing road estimates, so a morning or winter-season drive runs longer.
Naples Twin Lakes is 8.0 minutes and 4.0 road miles from NCH Baker Hospital, 10.5 minutes from Physicians Regional Medical Center Pine Ridge and 11.2 minutes from NCH North Naples Hospital; the Collier County Sheriff's Office patrols it and an independent fire district serves it.
Data updated: November 2026 (road estimates measured November 2026 from inside Naples Twin Lakes; hospital location pages; county jurisdiction layers, read November 10, 2026).
Drive figures are road miles and minutes from Granada Boulevard inside Naples Twin Lakes, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on U.S. 41 and Goodlette-Frank Road run longer. An emergency call goes to 911, and an ambulance crew chooses the destination.
NCH Baker Hospital, at 350 7th St N in downtown Naples, is the nearest hospital by road: 8.0 minutes and 4.0 road miles from Naples Twin Lakes. NCH Healthcare System publishes the hospital's services on its own location pages.
A drive time is a planning figure, not a promise of arrival, since traffic on U.S. 41 and Goodlette-Frank Road changes through the day. Hospital services and visiting rules are the hospital's to state, so call or visit the NCH location page before a planned visit.
Two more hospitals sit within about 11 minutes by road. Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Rd, is 10.5 minutes and 4.8 road miles away. NCH North Naples Hospital, at 11190 Health Park Blvd, is 11.2 minutes and 5.6 road miles away.
Which hospital a patient uses depends on the condition, the insurance plan and the physician, so this guide ranks none of them.
The Collier County Sheriff's Office provides police service in Naples Twin Lakes, because the neighborhood is unincorporated Collier County with a Naples mailing address; none of the 523 county address points on its two plats falls inside the county's City of Naples limits layer.
This guide names no sheriff's district and no substation. The county's city limits layer is the record behind the jurisdiction statement.
Fire and rescue service in this part of unincorporated Collier County comes from an independent fire district, not the City of Naples Fire-Rescue Department, and the Collier tax bill for a home names the fire district and its levy.
That bill line is the way to confirm the district for a given address. This guide names no station and no response-time figure, because none is proved for Naples Twin Lakes.
OpenStreetMap maps a walk-in urgent care on Tamiami Trail North in The Moorings area, south of Naples Twin Lakes. This guide gives no hours and no services for it, so call the clinic before a visit.
NCH also operates walk-in centers in Naples, and its emergency resources page lists them. A walk-in clinic is for minor illness and injury, and a serious emergency goes to a hospital emergency department.
Naples Twin Lakes is 6.0 minutes from Clam Pass Park, 3.4 minutes from Waterside Shops, 7.2 minutes from Coastland Center and 10.4 minutes from Fifth Avenue South by road from Granada Boulevard, with Naples Airport 12.3 minutes away and Interstate 75 (I-75) Exit 111 at 13.3.
Data updated: November 2026 (road estimates measured November 2026 from inside Naples Twin Lakes).
We measured drive times from inside Naples Twin Lakes with one routing method. Drive figures are road miles and minutes from Granada Boulevard inside Naples Twin Lakes, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on U.S. 41 and Goodlette-Frank Road run longer.
Destination | Minutes by road | Road miles |
|---|---|---|
Waterside Shops | 3.4 | 1.4 |
Clam Pass Park | 6.0 | 2.2 |
Seagate Drive beach end | 6.1 | 2.1 |
Coastland Center | 7.2 | 3.1 |
Mercato | 7.5 | 4.0 |
Lowdermilk Park | 8.3 | 3.5 |
Vanderbilt Beach Park | 9.1 | 4.9 |
Fifth Avenue South | 10.4 | 4.9 |
Third Street South | 11.3 | 5.3 |
Naples Airport | 12.3 | 5.7 |
Naples Pier | 12.6 | Not listed |
I-75 Exit 111 | 13.3 | 8.3 |
I-75 Exit 107 (Pine Ridge Road) | 15.2 | 8.7 |
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Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
Clam Pass Park is the nearest Gulf beach access by road: 6.0 minutes and 2.2 road miles from Naples Twin Lakes. The Seagate Drive beach end is 6.1 minutes and 2.1 miles, Lowdermilk Park is 8.3 minutes and 3.5 miles, Vanderbilt Beach Park is 9.1 minutes and 4.9 miles, and Naples Pier is 12.6 minutes.
The neighborhood is on the east side of U.S. 41, so every beach trip crosses the Tamiami Trail. Beach parking, fees and rules belong to each beach's operator, and this guide gives no parking figure.
Waterside Shops is the closest major shopping center: 3.4 minutes and 1.4 road miles from Naples Twin Lakes.
The center publishes its stores and hours on its own site. Groceries and errands closer than that are along the U.S. 41 strip, where Publix at 4601 9th Street North and The Fresh Market at 4129 Tamiami Trail North are the named stops.
Coastland Center is 7.2 minutes and 3.1 road miles from Naples Twin Lakes, measured by road from Granada Boulevard. That routed figure replaces the loose "few minutes" wording the old neighborhood page used.
The mall is south of Golden Gate Parkway on U.S. 41, so the trip runs south through the Golden Gate Parkway intersection. A winter-season afternoon on that corridor runs longer than the free-flowing estimate.
Fifth Avenue South is 10.4 minutes and 4.9 road miles from Naples Twin Lakes, and Third Street South is 11.3 minutes and 5.3 road miles. Both are in downtown Naples, reached by road along U.S. 41 and the downtown grid.
Naples Pier is 12.6 minutes by road, so a downtown outing and a beach outing share one drive. Parking and event closures downtown are set by the City of Naples and the street districts themselves.
Mercato is 7.5 minutes and 4.0 road miles from Naples Twin Lakes by road. Its own site did not answer this guide's check, so Mercato appears here as a place name without a link.
Use the center's published address and hours to plan a visit. The drive figure is a free-flowing road estimate from Granada Boulevard, like every figure in this guide.
Three Naples cultural destinations publish their own visitor details: the Naples Zoo, the Naples Botanical Garden and Artis Naples.
This guide measured no drive time to any of the three, so it gives none. Hours, tickets and event schedules come from each destination's site.
Naples Twin Lakes is 51.4 minutes and 39.0 road miles from downtown Fort Myers, 38.0 minutes and 21.6 road miles from Marco Island, 42.4 minutes and 31.4 road miles from Southwest Florida International Airport, and 147.5 minutes and 126.0 road miles from downtown Miami.
Florida Gulf Coast University is 34.1 minutes and 23.3 road miles away. These are free-flowing estimates from Granada Boulevard, and I-75 traffic on a winter-season weekday or a holiday weekend runs longer.
Naples Twin Lakes sits beside three public-works and airport items: a state resurfacing project on U.S. 41 and a Golden Gate Parkway intersection improvement in the Collier MPO's 2027 to 2031 program, county stormwater and City of Naples sewer funding requests for the Goodlette-Frank corridor, and Naples Airport's noise and governance changes.
Data updated: November 2026 (Collier MPO FY 2027 to 2031 Transportation Improvement Program as amended September 23, 2026, and Florida Senate local funding requests, read November 10, 2026).
We read the Florida Senate funding requests for the Goodlette-Frank corridor's sewer and stormwater work. Every project named here is described as the program or request describes it, and a request is not a completed project.
The Collier Metropolitan Planning Organization's FY 2027 to 2031 Transportation Improvement Program, as amended September 23, 2026, names a Florida Department of Transportation resurfacing of U.S. 41 from south of Shady Rest Lane to Golden Gate Parkway, and an intersection improvement at U.S. 41 and Golden Gate Parkway. This guide prints no project dollar figure.
Whether the resurfacing reaches the Naples Twin Lakes frontage was not proved from the program's limits. Information not available at time of publishing (checked 2026-11-10). Drivers check the Florida Department of Transportation's project pages for schedules and lane closures.
No widening is programmed beside Naples Twin Lakes in the Collier MPO's 2027 to 2031 program. The Goodlette-Frank Road widening in that program is far to the north, from Vanderbilt Road to Immokalee Road.
For the road's history, AARoads documents Goodlette-Frank Road as County Road 851. The work that does sit beside the neighborhood's edge is drainage and sewer, which the next answer describes.
Collier County's West Goodlette-Frank Stormwater Improvement Phase 2 request, dated November 9, 2023, describes "rehabilitation of 10 miles of a stormwater system" that the request calls county owned and maintained, with construction estimated from August 1, 2024 to June 30, 2026 (Florida Senate request). Those dates are the request's estimates, not a completion record.
The City of Naples' 2021 request describes a plan to "convert 253 failing septic tanks" in the "US 41/ Goodlette Road corridor" (Florida Senate, City of Naples request). A 2018 bill for the same corridor, HB 4401, died in Appropriations on March 11, 2018. Whether Naples Twin Lakes streets fall inside the sewer request's area is not proved.
Naples Twin Lakes sits about 3.7 miles north-northwest of the airport's reference point, measured in a straight line, and it is not under a straight-out runway centerline. By road the airport is 12.3 minutes and 5.7 miles away.
Aviation Pros reports 125,926 operations in fiscal 2025. The airport keeps a voluntary curfew from 10 p.m. to 7 a.m., with about 98 percent compliance, according to the National Business Aviation Association. Runway data is at AirNav, and the airport's noise program update describes its noise work. A buyer who is sensitive to aircraft noise visits at different hours before an offer.
A 2026 state law moved the Naples Airport Authority board to five members elected by Collier voters, with the first election in November 2026, as AOPA reports. Before that, the City of Naples appointed the board.
The airport's own site, Naples Airport, publishes board and operations information. The Collier MPO's program also names a rehabilitation of Runway 5-23, with no dollar figure printed in this guide.
Naples Twin Lakes sits between U.S. 41 and Goodlette-Frank Road in unincorporated Collier County with no association found, while Park Shore lies west across U.S. 41, Poinciana Village and Coach House Lane lie east across Goodlette-Frank Road, and The Moorings, Seagate and Moorings Park sit to the south-west and east.
Data updated: November 2026 (county roll, file dated October 27, 2026; county jurisdiction and zoning layers, read November 10, 2026; place names and directions from public maps).
The table gives location and, where this guide checked it, jurisdiction. It prints no price for any neighborhood other than the county-recorded Naples Twin Lakes sales elsewhere in this guide, and no link, because no comparable page has been built for them.
Neighborhood | Side of town | Jurisdiction | What the record shows |
|---|---|---|---|
Naples Twin Lakes | East of U.S. 41, west of Goodlette-Frank Road, north of Golden Gate Parkway | Unincorporated Collier County, Naples mailing address | 250 single-family homes and 101 duplex and small multi-family parcels, RMF-6 zoning, no association found, public streets with no gate |
Park Shore | West across U.S. 41 | Not checked for this guide | Gulf side of the Tamiami Trail |
Poinciana Village | East across Goodlette-Frank Road | Not checked for this guide | Named as a neighboring area on public maps |
Coach House Lane | East across Goodlette-Frank Road | Not checked for this guide | Named as a neighboring area on public maps |
Pine Ridge | North, along Pine Ridge Road | Unincorporated Collier County | Named as a census-designated place |
The Moorings | South-west | Not checked for this guide | Named as a neighboring area on public maps |
Seagate | South-west | Not checked for this guide | Named as a neighboring area on public maps |
Moorings Park | East of Goodlette-Frank Road | A separate community | Has its own entrance gates on Moorings Park Drive |
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
Park Shore lies west across U.S. 41, on the Gulf side of the Tamiami Trail, while Naples Twin Lakes lies on the east side. The two are separated by the highway, and the neighborhood's frontage of 15 commercial parcels faces Park Shore across it.
This guide compares location only and gives no price for Park Shore. A buyer who is weighing the two checks the flood zone, the association status and the jurisdiction for each address, since those answers differ by address.
Poinciana Village and Coach House Lane lie east across Goodlette-Frank Road, and Naples Twin Lakes lies on the road's west side. Crossing Goodlette-Frank Road moves a buyer from the Naples Twin Lakes plats to a separate area with its own streets and its own records.
For Naples Twin Lakes, the facts are two plats, RMF-6 zoning, 250 single-family homes and 101 duplex and small multi-family parcels, and no association found. For the other two areas, this guide holds no checked figures and makes no comparison of price or rules.
The Moorings and Seagate lie to the south-west of Naples Twin Lakes. This guide states their location and no more, because it did not check their jurisdiction, their rules or their sales for this comparison.
The Seagate Drive beach end is 6.1 minutes by road from Naples Twin Lakes and Sea Gate Elementary is 1.2 road miles away, so the two names appear in this guide as places on the same map. A buyer checks each address for its own zone, rules and jurisdiction.
Moorings Park is a separate community east of Goodlette-Frank Road, and it is not part of Naples Twin Lakes. The lift gates at Moorings Park Drive belong to Moorings Park.
No street in Naples Twin Lakes has a gate, and every mapped street is public, as OpenStreetMap maps them. Sidewalks, as OpenStreetMap maps them, run along Granada Boulevard, Dorando Drive and the Goodlette-Frank Road edge, while the interior circles show few.
No source read for this guide compares duplex counts across nearby neighborhoods, so this answer covers Naples Twin Lakes only: Collier County's roll lists 101 duplex and small multi-family parcels, about 29 percent of the 351 improved residential parcels.
Those duplexes were built from 1958 to 2008: 2 in the 1950s, 17 in the 1960s, 64 in the 1970s, 9 in the 1980s, 3 in the 1990s and 6 in the 2000s. Jeronimo Drive, Escobar Avenue, Fontana Street and Boabadilla Street are half or more duplex.
Naples Twin Lakes has no homeowners' association found, no gate, no clubhouse and no shared amenity, and its streets are public. A newer gated community usually has a recorded association and dues, which a buyer confirms for each community.
Naples Twin Lakes is zoned RMF-6 by Collier County, so houses and duplexes share the same streets. This guide makes no claim of value about either arrangement, and a buyer reads the recorded documents of any community before an offer.
Naples Twin Lakes offers a central location with routed drives of 3.4 minutes to Waterside Shops and 6.0 minutes to Clam Pass Park, no association dues found and a rebuild record, and it also carries Zone AH flood insurance questions, a 1970s housing stock and a sewer question that each home answers separately.
Data updated: November 2026 (county roll, file dated October 27, 2026; Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026; county flood and zoning layers, read November 10, 2026).
Both tables use facts from this guide only. A pro for one buyer can be a con for another, so each row states a fact and leaves the weighing to the reader.
Advantage | The fact behind it |
|---|---|
Central location | 3.4 minutes to Waterside Shops, 6.0 to Clam Pass Park, 10.4 to Fifth Avenue South by road |
No association dues | No homeowners' association, community development district or civic association found |
House and duplex mix | RMF-6 zoning lists single-family, two-family and duplex, and multi-family dwellings among its permitted uses |
Rebuild record | 18 single-family homes carry a roll year of 2015 or later |
Public streets | No gate on any mapped street |
Drawback | The fact behind it |
|---|---|
Flood insurance | 398 of 523 address points are in Zone AH, and a lender generally requires flood insurance there |
Housing age | 96 of the 250 single-family homes were built in the 1970s |
Sewer or septic | Whether a home is on central sewer or septic shows on its utility bill and permit history |
U.S. 41 frontage | 15 commercial parcels, zoned C-4, line the Tamiami Trail North side |
Airport traffic | 125,926 operations in fiscal 2025 at an airport 12.3 minutes away by road |
Selling your home in Naples Twin Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
The advantages on the record are location, cost structure and mix. Waterside Shops is 3.4 minutes away by road, Clam Pass Park is 6.0 minutes away, and no association dues were found, because no association, community development district or civic association was found.
Collier County's Land Development Code lists houses, duplexes and multi-family dwellings among the uses RMF-6 permits, so both product types share the streets. A rebuild record of 18 single-family homes with a roll year of 2015 or later shows the neighborhood is being renewed one lot at a time.
The drawbacks on the record are flood insurance, age and unknowns. Zone AH covers 398 of 523 address points, 96 of the 250 single-family homes date from the 1970s, and sewer or septic status is a per-home question.
The U.S. 41 frontage is commercial, and the airport is 12.3 minutes away by road. Setbacks, lot sizes and deed restrictions were not proved from the records read, so each is a check a buyer makes before an offer.
This guide makes no claim about which fits a budget, because the county record does not compare the two. It shows that 10 qualified single-family sales in the 36 months to October 16, 2026 had a median of $597,500 and a median of $384 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026).
The rebuild record is small: one 2023 roll-year house sits on a lot that last sold for $625,000 in September 2021, and one 2024 house sits on a lot that sold for $540,000 in February 2023. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
A buyer checks eight records before an offer, each answering one question about one home:
Each item is a document, not an opinion, and the agent can help gather them.
Buyers compare Naples Twin Lakes against nearby central Naples places on facts that differ by address: jurisdiction, association status, flood zone, drive time to the beach and the mix of houses and duplexes. Park Shore, Poinciana Village, Pine Ridge, Seagate and The Moorings are the names that come up on public maps.
For Naples Twin Lakes, the facts are unincorporated Collier County, no association found, 398 of 523 address points in Zone AH, Clam Pass Park 6.0 minutes away by road, and 250 single-family homes with 101 duplex and small multi-family parcels. The same questions, asked of any other place, give an answer by address.
Naples Twin Lakes sellers should choose a team that prices from Collier County's recorded sales rather than a portal estimate. If you're searching for the best listing agent in Naples Twin Lakes, or thinking, "I need to sell my home in Naples Twin Lakes", McGreevy and Comisar prices each home by build year, size, lot, house or duplex type, flood zone and the county record.
Data updated: November 2026 (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, county file dated October 27, 2026, our analysis; Collier County roll, file dated October 27, 2026).
We tracked every qualified sale the county file holds for Naples Twin Lakes, 35 single-family and 16 duplex sales in the last 60 months, and we read the county roll for all 373 Naples Twin Lakes parcels. Read what we bring as some of the best real estate agents in Naples.
Collier County records 10 qualified single-family sales in Naples Twin Lakes in the 36 months to October 16, 2026, from $420,000 to $1,225,000, with a median of $597,500 and a median of $384 per county heated square foot, and 11 qualified duplex and small multi-family sales, from $410,000 to $895,000, with a median of $605,000 and $351 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026). In the 12 months to October 16, 2026 the county recorded 4 qualified single-family sales, from $420,000 to $1,225,000, and 3 qualified duplex sales, from $520,000 to $650,000; those are too few for a median. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast. This market section is built from Collier County recorded sales only; no MLS data was pulled.
Multiple Listing Service fields such as list price, days on market, list-to-sale ratio and active listings are not public records and were not pulled for this guide (checked 2026-11-10); every sale price here is a Collier County qualified recorded sale. A sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
Selling your home in Naples Twin Lakes? Start with our free home valuation, read how we sell a home in Naples, or call Jesse direct at (239) 898-6072. Buying in Naples Twin Lakes? Call Marc at (239) 287-5873 and see how we represent buyers.
We give no number for one home without looking at it. We build it from Collier County's qualified recorded sales, starting with the build year, the county heated area, whether the building is a house, a duplex or a lot ready to rebuild, the flood zone and the documented changes. The record holds 10 qualified single-family sales in 36 months with a median of $384 per county heated square foot, and 11 duplex and small multi-family sales with a median of $351 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026). A county just value is not a sale price, and what a buyer pays on the date of a sale can differ from it.
Start with our free home valuation; our Naples home valuation page explains the method.
Talk to Jesse direct: (239) 898-6072, text or call.
Price from the county record, then gather the deed, the survey, any permits, the elevation certificate, the wind mitigation report, the insurance declarations including flood, the latest tax bill and the sewer or septic records. With no association in Naples Twin Lakes, there is no estoppel certificate to order, and the contract and Collier County's records carry the file. Read how we sell a home in Naples.
The county file records closing dates, not days on market. It shows qualified single-family sales by year: 2016 had 10 sales with a median of $257,500, 2017 had 8, 2018 had 8, 2019 had 6, 2020 had 10 with a median of $310,000, 2021 had 21 with a median of $420,000, 2022 had 11 with a median of $515,000, 2023 had 7, 2024 had 4, 2025 had 2 and 2026 to October 16 had 3 (qualified sales over $100,000, Collier sale-date end October 16, 2026). Medians print only for years with 10 or more sales. We make no forecast, and we print no days on market because that field is not a public record.
The roll shows the teardown and rebuild pattern directly: 18 single-family homes carry a roll year of 2015 or later and six of them a 2023 or 2024 roll year, and in two cases the county record shows a lot sale followed by a new house, one lot sold for $110,000 in July 2020 now carries a 2024 house, and another sold for $455,000 in March 2022 and, with a 2024 house, sold again for $1,225,000 in December 2025. Whether a buyer wants your house or your lot depends on the buyer, the size of the lot, the zoning and the cost of rebuilding in Zone AH, so we price both ways from the record and make no promise.
The deed and title information, the survey, permits for any change made to the home, the elevation certificate if one exists, the wind mitigation report, the insurance declarations including flood, the latest tax bill, sewer or septic records, and any short-term rental registration. The county's elevation-certificate index lists 17 certificates for Naples Twin Lakes addresses, so ask whether one is on file for your home.
The flood zone and the insurance a lender requires, whether the home is on central sewer or a septic system, the roof and the permits, whether the building is a house or a duplex and what the rent roll shows, and how the tax bill changes after a sale. We answer each from a record: the county flood map, the utility bill, the permit history, the lease and the Collier County tax bill.
Naples Twin Lakes buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Naples Twin Lakes home from Collier County's recorded sales rather than a portal estimate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Selling in Naples Twin Lakes? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Naples Twin Lakes? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors in Naples Twin Lakes, and the reviews on the team's Google Business Profile describe what a seller or buyer in Naples Twin Lakes needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Naples Twin Lakes buyers ask where the streets are, whether the neighborhood is inside the City of Naples, what the county roll shows, whether an association exists, what the flood map says and what homes have sold for. Each answer draws on a county record or a public statute, and where a figure is not published we print none.
Data updated: November 2026 (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, our analysis; Collier County roll, file dated October 27, 2026; county flood and evacuation-zone maps, read November 10, 2026).
Naples Twin Lakes sits on the east side of U.S. 41 (Tamiami Trail North) and the west side of Goodlette-Frank Road, north of Golden Gate Parkway, with its streets laid out around North, South, East and West Alhambra Circle; its mailing city is Naples and its ZIP code is 34103.
Naples Twin Lakes is not inside the City of Naples: none of the 523 county address points on its two plats falls inside the county's City of Naples limits layer, whose line runs on the west side of U.S. 41, so the neighborhood is unincorporated Collier County with a Naples mailing address, the Collier County Sheriff's Office patrols it, and Collier County's Land Development Code zones it. The county's City limits layer is the record we read.
The county roll lists 373 parcels in Naples Twin Lakes: 250 single-family homes, 101 duplex and small multi-family parcels, 15 commercial parcels on the Tamiami Trail North side, 6 vacant residential lots and 1 county or municipal parcel. About 29 percent of the 351 improved residential parcels are duplexes or small multi-family buildings, so houses and duplexes share the same streets in central Naples.
Most were built in the 1970s: the roll shows 96 single-family homes and 64 duplex or small multi-family parcels from that decade. Single-family homes run from 1953 to 2024 and duplexes from 1958 to 2008; the roll counts 39 single-family homes from the 1980s, 33 from the 1990s, 29 from the 2000s, 13 from the 2010s and 8 from the 2020s.
The median Naples Twin Lakes single-family home has 1,376 square feet of county heated area, with a range of 768 to 2,872 square feet and the middle half of homes between 1,151 and 1,617 square feet. That is the county's heated-area field, which can differ from the living area in a listing, and the county file carries no bedroom count.
Whether a given lot can hold a duplex or a larger house depends on its size, the density cap, setbacks and the rest of the Land Development Code, so confirm what a specific lot allows with a zoning verification letter from Collier County before a contract.
No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists; owners answer to Collier County's codes, and any deed restrictions recorded with the 1950s and later plats are a question for a title search.
No. OpenStreetMap maps no gate on any Naples Twin Lakes street and maps every street there as public. The lift gates on Moorings Park Drive stand east of Goodlette-Frank Road and belong to Moorings Park, a separate community. You can see the mapped area on OpenStreetMap.
OpenStreetMap maps two small ponds inside the mapped Naples Twin Lakes area, and the two are most likely the "twin lakes" of the plat name; who owns and maintains them is a question for the recorded plat. Whether a given home looks onto one depends on its lot, and we make no view claim. The mapped ponds are on OpenStreetMap and OpenStreetMap.
With no association, Naples Twin Lakes has no association rental rules; Collier County requires a short-term vacation rental registration in the unincorporated county under Ordinance 2021-45, effective January 3, 2022, alongside a state license from the Florida Department of Business and Professional Regulation and a tourist development tax account, and Florida Statute 509.032(7)(b) bars local rules adopted after June 1, 2011 that prohibit vacation rentals or limit how long or how often they are rented.
Collier County's republished copy of the effective FEMA flood map places 398 of the 523 Naples Twin Lakes address points in Zone AH, a special flood hazard area for shallow flooding, usually ponding, of 1 to 3 feet, 122 in Zone X shaded (0.2 percent annual chance) and 3 in Zone X, all on panel 12021C0383J, effective February 8, 2024; confirm the zone for a specific home by address. A lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. The county's flood zone layer is the record.
Listing sites associate Naples Twin Lakes with Sea Gate Elementary and Pine Ridge Middle, and they disagree on the high school, Naples High or Barron Collier High; none of that is an assignment, so check the Collier County Public Schools school locator for any address, because attendance zones change.
Collier County records 10 qualified single-family sales in Naples Twin Lakes in the 36 months to October 16, 2026, from $420,000 to $1,225,000, with a median of $597,500 and a median of $384 per county heated square foot, and 11 qualified duplex and small multi-family sales, from $410,000 to $895,000, with a median of $605,000 and $351 per county heated square foot (qualified sales over $100,000, Collier sale-date end October 16, 2026). These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
Florida Senate funding requests filed by Collier County and the City of Naples describe the corridor between Goodlette-Frank Road and U.S. 41 north of the city as unincorporated Collier County but within the City of Naples water and sewer service area; whether a specific Naples Twin Lakes home is on central sewer or a septic system shows on its utility bill and permit history. The City of Naples septic-to-sewer funding request describes the corridor's septic conversion plan.
Naples Twin Lakes sellers ask what a home is worth, how a house, a duplex or a rebuild lot is priced, what a buyer will request and what a lender and an insurer will want. Each answer draws on a county record, a public statute or our analysis, and where a figure is not published we print none.
Data updated: November 2026 (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, county file dated October 27, 2026; county copy of the effective FEMA flood map, panel 12021C0383J, read November 10, 2026; Florida Statutes, read November 10, 2026; our analysis).
Price from the county's qualified recorded sales and your home's build year, county heated area, type and condition, gather the elevation certificate, permits and insurance declarations, and confirm the sewer or septic records. Start with our free home valuation.
We give no number without looking at the home. Your build year, county heated area, whether it is a house or a duplex, the flood zone, condition and documented changes come first, and the county's qualified sales set the starting point for the record. Start with our free home valuation, or read our Naples home valuation page.
Start with the county's qualified sales for the same type: 10 single-family sales in the 36 months to October 16, 2026, from $420,000 to $1,225,000, and 11 duplex and small multi-family sales, from $410,000 to $895,000 (qualified sales over $100,000, Collier sale-date end October 16, 2026). We show no addresses beside a price. Then adjust for size, age, condition and flood zone, which is the part a portal estimate misses.
Because it puts houses of different sizes on one scale: the median for single-family sales in the 36 months to October 16, 2026 is $384 per county heated square foot, and the median for duplex and small multi-family sales is $351. County heated area is the county's field and can differ from the living area a listing shows, so we always label it as the county's figure.
The record shows two sets of figures, not a rule. In the 36 months to October 16, 2026 the county recorded 10 qualified single-family sales with a median of $597,500 and 11 qualified duplex and small multi-family sales with a median of $605,000. We make no claim about why they differ, and each property is priced from its own build year, size and condition.
The roll shows the teardown and rebuild pattern directly: 18 single-family homes carry a roll year of 2015 or later and six of them a 2023 or 2024 roll year, and in two cases the county record shows a lot sale followed by a new house, one lot sold for $110,000 in July 2020 now carries a 2024 house, and another sold for $455,000 in March 2022 and, with a 2024 house, sold again for $1,225,000 in December 2025. We make no claim that your house is worth more as a lot; we price both ways from the record.
Whether a given lot can hold a duplex or a larger house depends on its size, the density cap, setbacks and the rest of the Land Development Code, so confirm what a specific lot allows with a zoning verification letter from Collier County before a contract.
A county just value is the county's assessed estimate used for the tax bill, set as of a January 1 date. A sale price is what a buyer and seller agreed on a particular day. The two are different measures, so we price from qualified recorded sales and do not treat the county's value as a price.
The county file records closing dates, not days on market. Multiple Listing Service fields such as list price, days on market, list-to-sale ratio and active listings are not public records and were not pulled for this guide (checked 2026-11-10). We make no forecast of how long your home will take, and we plan the timeline from the contract's dates.
We think it is the team that prices from the county record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified sale the county file holds for Naples Twin Lakes, 35 single-family and 16 duplex sales in the last 60 months. Call Jesse direct at (239) 898-6072.
We price from the record and the current market rather than a seasonal claim, and we state no seasonal sales pattern. Ask us when you are ready, and we start from the county's recorded sales and the documents for your home.
No association approval applies in Naples Twin Lakes, because none was found, and the contract between you and the buyer governs the sale. Collier County's codes, permits and any recorded deed restrictions still apply to the property, and a title search shows what is recorded against your lot.
No homeowners' association, community development district or civic association was found for Naples Twin Lakes in state corporate records or county documents we reviewed, and no gate, clubhouse or shared amenity exists; owners answer to Collier County's codes, and any deed restrictions recorded with the 1950s and later plats are a question for a title search. A seller's disclosures about the home itself, such as past repairs, permits and insurance claims, still go to the buyer.
Collier County's republished copy of the effective FEMA flood map places 398 of the 523 Naples Twin Lakes address points in Zone AH, a special flood hazard area, on panel 12021C0383J, effective February 8, 2024; confirm the zone for a specific home by address. What you must disclose is set by Florida law and the contract forms, so confirm the current requirement with a real estate attorney, and expect a buyer and a lender to check the zone either way.
No document in our sources makes a certificate a condition of sale, but a buyer's insurer uses one to price flood coverage. The county's elevation-certificate index lists 17 certificates for Naples Twin Lakes addresses, so ask whether one is on file for your home, and have it ready when a buyer asks.
It can. Zone AH is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. A buyer will usually ask for a quote before closing, so we gather the elevation certificate early.
Yes, it is a common question. Florida Senate funding requests filed by Collier County and the City of Naples describe the corridor between Goodlette-Frank Road and U.S. 41 north of the city as within the City of Naples water and sewer service area, but whether a specific Naples Twin Lakes home is on central sewer or a septic system shows on its utility bill and permit history. Have both ready.
In a special flood hazard area such as Zone AH, an improvement or repair costing 50 percent or more of the structure's market value before the work is a substantial improvement, and the building must then meet current flood rules, including elevation, as the City of Cedar Key's floodplain page summarizes it. A buyer planning a large renovation of a Zone AH house should ask the county how it applies before a contract.
Collier County issues building permits in Naples Twin Lakes, and the county's permit history shows what was permitted for your address. Work done without a permit can come up in a buyer's inspection or an insurer's review, so we ask sellers to check the permit history early. We make no claim about how it affects a price, and a real estate attorney can advise on a specific house.
In Collier County the buyer customarily pays the owner's title policy, and the contract controls.
The contract decides. Florida charges documentary stamp tax on deeds, and who pays it is a term the buyer and seller set in the sales contract, with a custom that varies by county. We state no rate here; your closing agent or title company confirms the amount for your deed.
Usually not. A homestead's assessed value is capped under Florida Statute 193.155 at the lower of 3 percent or inflation a year, and a sale generally resets the assessment, so the next owner's bill is figured from the new ownership, not from your history. Non-homestead residential property has a separate 10 percent cap for non-school levies under Florida Statute 193.1555.
The exemption under Florida Statute 196.031 belongs to an owner's permanent residence, so it does not stay with the house: a buyer who makes it a permanent residence applies for the buyer's own. The Florida Department of Revenue's property tax exemptions page explains the process.
Florida law lets a homestead owner carry the accrued Save Our Homes benefit to a new Florida homestead, which is called portability, and Florida Statute 193.155 holds the rules, including the conditions and the time limit. We state no amount here, because the benefit depends on your own assessed and just values, so read the statute and ask the county before you close.
Amendment 3 was passed by voters in November 2026, per Spectrum News 13, and the state certifies the results and the county applies the change. We print no tax figure for any Naples Twin Lakes home, because a bill depends on the home's value, its exemptions and the taxing bodies that levy on it.
Yes, a duplex can be sold with tenants in place, and the leases govern what the buyer takes over, including the rent, the term and the deposit. With no association in Naples Twin Lakes, no association rental rules apply, and county and state registration rules still apply to short-term rentals. A real estate attorney can review the leases, and we gather them early so a buyer can read them.
With no association, Naples Twin Lakes has no association rental rules, but Collier County requires a short-term vacation rental registration in the unincorporated county under Ordinance 2021-45, effective January 3, 2022, alongside a state license and a tourist development tax account. Florida Statute 509.032(7)(b) limits local rules adopted after June 1, 2011 on vacation rentals.
Furniture is a term of the contract, not a feature of the neighborhood, so you and the buyer decide it in writing. We make no claim that a furnished sale changes a price, and any furniture or equipment that stays should be listed in the contract by name.
No source we read requires either for a sale, and the buyer's lender and insurer decide what they ask for. A recent survey, a four-point inspection report and a wind mitigation report are common requests, and having them ready shortens the buyer's questions. We ask sellers what they have, then tell them what a buyer is likely to want.
Use the plat name, Naples Twin Lakes, in Naples 34103, and say it is in unincorporated Collier County. It is not Twin Lakes at Heritage Palms, not Twin Eagles and not a "Twin Lakes Park", because no park by that name appears in any source we read. Label the county heated area as the county's figure, and leave out words the record does not support, such as "lakefront", "luxury" and "highly sought after".
We price from Collier County's qualified recorded sales and put the elevation certificate, the wind mitigation report, the permit history and the sewer or septic answer in front of a buyer first, with clear answers on the flood map and the zoning. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
Zone AH is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Naples Twin Lakes home in Zone AH generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. Citizens states its own flood coverage requirement. We print no premium, because it depends on the home and the insurer.
Naples Twin Lakes sellers and buyers work with McGreevy and Comisar because we price from the county record and ask for the flood, permit, sewer and title documents first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the street and the building type, and we start from the recorded sales.
Selling in Naples Twin Lakes? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Naples Twin Lakes? Call Marc at (239) 287-5873, or read about how we represent buyers. Read how we sell a home in Naples or buy a home in Naples, and contact us. Top 1% Real Estate Agents Nationally Since 2008.
Get a free home valuation and we build your price from Collier County's qualified recorded sales for your type of building, its build year, condition and documents. We gather the elevation certificate, the permit history and the wind mitigation report early. Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and buying a home in Naples. Before you write an offer we check the flood zone by address, the sewer or septic answer, the permits on any rebuild and the zoning for a lot. Call Marc at (239) 287-5873.
Ask us through our contact page or request a free home valuation for a house, a duplex or a lot on the Alhambra Circles, Granada Boulevard or Capri Drive. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Naples Twin Lakes sellers and buyers can open the same public documents behind this guide: the Florida statutes on Save Our Homes, the non-homestead cap, the homestead exemption, vacation rentals and My Safe Florida Home, the Florida Senate funding requests for sewer and stormwater work, and the county flood, panel, evacuation, hazard and city-limits maps.
Data updated: November 2026 (all documents read November 10, 2026 unless a publication date is given).
Document | Publisher | Link |
|---|---|---|
Florida Statute 193.155, Save Our Homes | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.155.html |
Florida Statute 193.1555, non-homestead residential cap | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.1555.html |
Florida Statute 196.031, homestead exemption | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0196/Sections/0196.031.html |
Florida Statute 509.032, vacation rental preemption | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html |
Florida Statute 215.5586, My Safe Florida Home | Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/215.5586 |
City of Naples septic-to-sewer funding request | Florida Senate | https://flsenate.gov/PublishedContent/Session/FiscalYear/FY2022-23/LocalFundingInitiativeRequests/FY2022-23_S1216.PDF |
West Goodlette-Frank stormwater funding request | Florida Senate | https://www.flsenate.gov/PublishedContent/Session/FiscalYear/FY2024-25/LocalFundingInitiativeRequests/FY2024-25_S3469.pdf |
Collier flood zone map data (county republished FEMA map) | Collier County GIS | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_FloodZones/FeatureServer/0 |
FIRM panel index | Collier County GIS | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_Panels/FeatureServer/0 |
Hurricane evacuation zones | Collier County GIS | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Hurricane_Evacuation_Zone/FeatureServer/0 |
Coastal High Hazard Area | Collier County GIS | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Coastal_High_Hazard_Area_view/FeatureServer/0 |
City limits layer | Collier County GIS | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/City_Limits/FeatureServer/7 |
Naples Twin Lakes figures and rules on this page come from Collier County records and map services, Florida Senate funding requests, Florida statutes, OpenStreetMap, federal and state agencies, hospital and school pages, and news reports on roads, airports and storms. We read the county roll for every Naples Twin Lakes parcel; linked entries were read November 10, 2026.
Data updated: November 2026 (all linked entries read November 10, 2026 unless a publication date is given; Collier County files, download dated October 27, 2026).
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344,941 people live in Naples Twin Lakes, where the median age is 53.9 and the average individual income is $64,864. 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 Twin Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Pollination Farm, South Naples Citrus Grove, and Forest Glen of Naples.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 1.87 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 3.89 miles | 40 reviews | 4.1/5 stars | |
| Dining · $$$ | 4.43 miles | 0 reviews | 0/5 stars | |
| Dining | 4.54 miles | 14 reviews | 3.9/5 stars | |
| Dining | 4.72 miles | 1 review | 4/5 stars | |
| Dining | 4.72 miles | 3 reviews | 2.3/5 stars | |
| Dining | 4.76 miles | 0 reviews | 0/5 stars | |
| Active | 1.92 miles | 0 reviews | 0/5 stars | |
| Active | 3.22 miles | 8 reviews | 4.5/5 stars | |
| Active | 3.28 miles | 0 reviews | 0/5 stars | |
| Active | 3.35 miles | 3 reviews | 5/5 stars | |
| Active | 3.38 miles | 0 reviews | 0/5 stars | |
| Active | 3.47 miles | 1 review | 3/5 stars | |
| Active | 4.1 miles | 3 reviews | 4.3/5 stars | |
| Active | 4.58 miles | 12 reviews | 2.6/5 stars | |
| Active | 4.64 miles | 0 reviews | 0/5 stars | |
| Active | 4.67 miles | 0 reviews | 0/5 stars | |
| Active | 4.68 miles | 7 reviews | 2.6/5 stars | |
| Nightlife | 4.73 miles | 4 reviews | 3/5 stars | |
| Beauty | 4.49 miles | 0 reviews | 0/5 stars | |
| Beauty | 4.68 miles | 2 reviews | 1/5 stars | |
| Beauty | 4.73 miles | 0 reviews | 0/5 stars | |
| Beauty | 4.75 miles | 16 reviews | 4.8/5 stars | |
| Beauty | 4.76 miles | 0 reviews | 0/5 stars | |
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Naples Twin Lakes has 147,211 households, with an average household size of 2.176. Data provided by the U.S. Census Bureau. Here’s what the people living in Naples Twin Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 344,941 people call Naples Twin Lakes home. The population density is 1,671 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:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
