Palisades
Palisades is 25 Seagate homesites off Yarberry Lane in North Naples 34109. County sales, HOA rules, flood map and schools, by McGreevy and Comisar.
Palisades is 25 Seagate homesites off Yarberry Lane in North Naples 34109. County sales, HOA rules, flood map and schools, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Palisades, the Seagate Development Group homes buyers search for as Palisades Naples, is easy to describe on the public record. Palisades is 25 single-family homesites built only by Seagate Development Group on one recorded Collier plat, PALISADES, along Palisades Avenue and Newport Road off Yarberry Lane in North Naples, Florida 34109, in unincorporated Collier County, with the first homes on the county roll in 2024 and 2025. Seagate's June 2026 price sheet lists six plans, three one-story and three two-story, from the Ventura at 2,697 square feet of living area to the Palm Springs at 5,037, as Seagate published them. 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 three qualified Palisades home sales, from $3,350,000 to $3,800,000, the newest on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026).
McGreevy and Comisar are the team Palisades 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 plat and its 25 homesites, Seagate's six plans, the lake and the gate, the association and its FAQ fees, the chapter 720 rental and turnover rules, recorded sales, how taxes are figured, the Zone AE flood map and what it means for a mortgage, Evacuation Zone B, schools, drives, Airport-Pulling Road and the Interstate 75 (I-75) projects, and Windward Isle and Opus Stone nearby.
Palisades sits on Yarberry Lane in North Naples, in the area Seagate's 2023 release described as 'on Yarberry Lane, off Orange Blossom Drive and Airport-Pulling Road North'; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34109. This guide covers the Seagate homes on Palisades Avenue and Newport Road in Naples, Collier County, 34109, not Palisades at Palmer Ranch, Palisades Country Club or Pacific Palisades.
Palisades is 25 Seagate homesites off Yarberry Lane in North Naples, with homes finished and still being built, and the right agent prices each home against its plan, its lake or park homesite, its options and condition, the association's documents, the flood zone and the three 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 Palisades in Naples, whether you're ready to sell your home in Palisades 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).
Palisades market (Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026): 3 qualified home sales on record across all brokerages · $3,350,000 to $3,800,000 · newest qualified sale April 10, 2026 · 25 Seagate homesites, 7 improved on the county roll
We tracked every priced deed the county file holds for Palisades, ten deeds since February 2024, three of them qualified home sales; we read the county roll for every Palisades parcel and common tract; we read the county's copy of the effective FEMA flood map at all 32 Palisades address points, and the county's evacuation-zone map; we read Seagate's Palisades FAQ, its June 2026 price sheet and its site plan; and we measured drive times from inside Palisades with one routing method.
Honors and recognition:
Selling your home in Palisades? 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 Palisades? 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 Palisades gets a price built from the county record, the plan, the homesite and the condition of the home, not from a neighborhood average or a builder's price sheet. The sale record leads. Collier County records three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales. 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 Palisades buyer will ask for before the home is listed: the association contact for the estoppel certificate request under Florida Statute 720.30851, the elevation certificate for the home, and the Seagate contract and warranty documents, because most Palisades address points sit in Zone AE 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 Palisades gets the questions that matter before the offer, each pointed at the document that answers it. Which of Seagate's six plans is the home, and do the options list and the closing paperwork agree? Is it a lake homesite or a park homesite? What does Seagate's Palisades FAQ list for dues, and what does the association's estoppel certificate show is owed? What does the association's budget show the dues pay for? What do the recorded declaration and any amendments say about leasing, pets, parking and changes to the outside of the home?
We also point a buyer at the flood zone for the specific address and at the home's elevation certificate, and we 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 AE. For a home Seagate is still building, the contract, the payment schedule and the warranty documents come from Seagate; for a resale, they come from the seller. The estoppel certificate comes through the closing agent from the association, and the declaration comes from the recorded documents.
County recorded sales matter more than a builder price sheet at Palisades because a price sheet shows what a builder asks, and only a recorded sale shows what a buyer and seller agreed on. Collier County records three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales.
Seagate publishes base prices on its June 2026 sheet, and those are a different kind of number. These are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales. We never set one against the other, because a plan's base price leaves out the homesite premium and options that decide what a buyer pays. This market section is built from Collier County recorded sales only; no MLS data was pulled.
Plan, options and homesite matter because Seagate sells each Palisades home as a plan on a chosen homesite with its own options, so two homes on the same plat can differ in size, story count and setting. Seagate's June 2026 price sheet lists six Palisades plans: three one-story plans, the Ventura (2,697 square feet of living area), the Avalon (3,033) and the Laguna (3,243), and three two-story plans, the Coronado (4,312), the Newport (4,437) and the Palm Springs (5,037), each with a study and a three-car garage, as Seagate published them; confirm a specific home's plan, options and size on its contract and closing documents.
The homesite is the second variable. Seagate's site plan places the 8 lake homesites on the east side of Newport Road, and the park homesites face south and west. We make no value claim from plan or homesite alone; we name the plan and the homesite on every Palisades listing we prepare, and we compare a home with the county record where the record allows.
We price a Palisades home with only three sales on record by starting with those three, then reading Seagate's asking prices only as context and the county's list of newer plats close by for the wider picture, while saying plainly what each set of figures is. The three sales run from $3,350,000 to $3,800,000 across October 2025 to April 2026, and three sales 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.
Nearby newer plats add context. The county list covers single-family plats in ZIP codes 34109 and 34108 with at least five homes built in 2018 or later on the roll, with qualified sales over $100,000 in the 36 months to October 16, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026). Conners Vanderbilt Beach Estates #2 shows 18 sales from $1,449,000 to $7,500,000 at a $3,100,000 median, Conners Vanderbilt Beach Estates #3 shows 24 from $1,800,000 to $7,900,000 at $3,225,000, and Pelican Bay Unit 4 shows 16 from $2,575,000 to $11,725,000 at $4,462,500. Those plats differ in age, lot size, water and location, so compare a specific home with the county record. Seagate's June 2026 sheet is an asking price, not a sale, as the label on it says: these are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales.
HOA paperwork matters at Palisades because the developer's published terms are the main public source for the association's rules and fees, and the recorded documents are what bind an owner. Seagate's FAQ says owners take control of the association three months after 90 percent of the homesites are sold, with one vote per lot after turnover; that matches the statutory default in Florida Statute 720.307, so a buyer should ask where the association stands on that count.
The fee figures come the same way. Per Seagate's FAQ (Seagate's Palisades FAQ), dues are $990 a quarter before the home's certificate of occupancy and $1,963 a quarter after, with a $2,500 initial assessment at closing, and a buyer confirms the current amount from the association's estoppel certificate. The rules work the same way: Seagate's FAQ says an owner may rent a home at most three times a calendar year, for at least one month each time, and the recorded declaration, any amendments and the association's rules govern.
The flood map changes the math at Palisades because most of the plat is in Zone AE, a special flood hazard area, which affects mortgage terms and insurance. Collier County's republished copy of the effective FEMA flood map places 29 of the 32 Palisades address points in Zone AE, on panel 12021C0382J, effective February 8, 2024; confirm the zone and the flood elevation for a specific home by address and by its elevation certificate.
Because Zone AE is inside the special flood hazard area, a lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. A buyer should price the flood policy alongside the dues and the tax bill before the offer, and a seller with an elevation certificate in hand answers the first question an insurer asks.
Palisades is 25 Seagate homesites on one plat, and these ten facts are the ones a buyer or seller checks first, from the plat and the six plans to the association, the fees, 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, and Seagate's Palisades FAQ, June 2026 price sheet and site plan, read November 10, 2026).
Palisades is 25 single-family homesites built only by Seagate Development Group on one recorded Collier plat, PALISADES, along Palisades Avenue and Newport Road off Yarberry Lane in North Naples, Florida 34109, in unincorporated Collier County, with the first homes on the county roll in 2024 and 2025.
Data updated: November 2026 (Collier County roll and address records, read November 10, 2026).
Item | Detail |
|---|---|
Plat name | PALISADES (one recorded Collier plat, about 11.78 acres per Seagate's FAQ) |
Addresses | 6630 to 6658 Palisades Ave and 6704 to 6733 Newport Rd, plus Seagate's sales center at 6626 Palisades Ave |
Homesites | 25 per Seagate (8 lake, 17 park) |
Homes improved on the county roll | 7 (3 with a 2024 roll year, 4 with a 2025 roll year) |
Common tracts on the roll | 4 |
ZIP and city | 34109, mailing city Naples |
Jurisdiction | unincorporated Collier County (not the City of Naples) |
Builder | Seagate Development Group, the only builder |
Association | Palisades Naples Homeowner's Association, Inc., as Seagate's Palisades FAQ names it |
Community development district | none, per Seagate's FAQ |
Zoning | PALISADES RPUD, Ordinance 22-20 |
Flood map | Zone AE at 29 of 32 county address points, Zone X shaded at 3, panel 12021C0382J, effective February 8, 2024 |
Evacuation zone | Zone B; not in the Coastal High Hazard Area |
We read the county roll for every Palisades parcel and common tract, which is the record behind these answers.
This page is about Palisades, Seagate Development Group's 25 homesites on Palisades Avenue and Newport Road off Yarberry Lane in Naples 34109. It is not Palisades at Palmer Ranch in Sarasota County, not Palisades Country Club in Clermont, not Pacific Palisades in Los Angeles, and not a 'Palisades' floor plan sold by another builder. Every count, sale and figure in this guide is for the PALISADES plat in Collier County.
Palisades is 25 single-family homesites built only by Seagate Development Group on one recorded Collier plat, PALISADES, along Palisades Avenue and Newport Road off Yarberry Lane in North Naples, Florida 34109, in unincorporated Collier County, with the first homes on the county roll in 2024 and 2025.
Each homesite is a numbered lot with its own parcel, one builder sells the homes in six plans, and one homeowners' association keeps the common areas. The homes are single-family homes on platted lots, not condominium units or townhomes.
Palisades sits on Yarberry Lane in North Naples, in the area Seagate's 2023 release described as 'on Yarberry Lane, off Orange Blossom Drive and Airport-Pulling Road North'; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34109.
The streets inside the plat are Palisades Avenue and Newport Road, and both connect to Yarberry Lane. Use the Palisades Avenue or Newport Road address when you search the county record, order an insurance quote or check a flood zone.
Palisades is in ZIP code 34109 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 32 Palisades address points: the homesites, the common-tract points and three Yarberry Lane common points.
No. Palisades is outside the City of Naples, in unincorporated Collier County, even though its mailing address reads Naples. A Palisades tax bill carries no City of Naples millage because the land is outside the city, and North Collier Fire Control and Rescue District serves North Naples, with the fire levy named on the tax bill for a specific home.
Palisades has 25 single-family homesites per Seagate: lots 1 to 25 on its site plan, 8 on the lake and 17 park sites. Seagate's sales center at 6626 Palisades Avenue stands on lot 1 and is not on the county roll. The county roll gives 3 Palisades homes a 2024 roll year and 4 a 2025 roll year and lists the remaining homesites as vacant or not yet assessed as improved; the roll year is the year the county recorded the structure, not a closing or certificate of occupancy date, and the roll lags construction.
So 7 homes are improved on the county roll, and the plat also holds 4 common tracts. Seagate's own materials show more homes finished or underway than the roll yet records.
Seagate Development Group, a Fort Myers developer and builder whose homebuilding is marketed as Seagate Residential, is the only builder on the plat. Seagate's About page says it launched in 2015 (About Seagate), and Theory Design is Seagate's interior design firm (Theory Design).
Seagate announced in October 2021 that it had acquired about 12 acres on Yarberry Lane for a community named Palisades (SW Florida Business Today) and held a ribbon cutting on May 17, 2023 (SW Florida Business Today). Florida YIMBY reported in June 2022 that Waldrop Engineering was the civil engineer.
Collier County's records carry each Palisades homesite as a numbered lot on the PALISADES plat with its own parcel, not as a condominium unit, and the association holds the common areas; that is the pattern of a homeowners' association community under Florida Statutes chapter 720, and the recorded declaration confirms the ownership terms.
That difference matters to a buyer. A chapter 720 community uses an estoppel certificate, an association budget and a recorded declaration, and an owner holds the lot and the home on it.
Early press used Yarberry Lane addresses, 6725 Yarberry Lane in Florida YIMBY's June 2022 headline and 6633 Yarberry Lane for the May 17, 2023 ribbon cutting; today's addresses are on Palisades Avenue and Newport Road.
The change is why a search by an old press address can miss the county record. Search the county record and the flood map by the current Palisades Avenue or Newport Road address, and use the name PALISADES to match the plat.
Palisades sits on Yarberry Lane in North Naples, in the area Seagate's 2023 release described as 'on Yarberry Lane, off Orange Blossom Drive and Airport-Pulling Road North'; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34109.
Data updated: November 2026 (road estimates measured November 2026 from inside Palisades, and Seagate's Palisades FAQ, read November 10, 2026).
Drive figures are road miles and minutes from inside Palisades, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on Airport-Pulling Road, Immokalee Road and Pine Ridge Road run longer.
Destination | Road miles | About minutes |
|---|---|---|
Naples Airport, 160 Aviation Dr N | 5.9 | 12.4 |
I-75 at Immokalee Road (Exit 111) | 7.6 | 12.7 |
Fifth Avenue South, downtown Naples | 8.5 | 17.4 |
I-75 at Pine Ridge Road (Exit 107) | 8.7 | 15.4 |
Southwest Florida International Airport | 28.0 | 39.6 |
You reach Palisades by way of Yarberry Lane, which the Palisades streets connect to. The arterials Seagate names are Airport-Pulling Road and Orange Blossom Drive, and Pine Ridge Road and Immokalee Road lead west and east to I-75 at Exits 107 and 111.
From Airport-Pulling Road, follow the route to Yarberry Lane and then to Palisades Avenue or Newport Road. A map service may label the streets differently, so confirm an address with the association or Seagate's sales center before a first trip.
The Palisades entrance is on Yarberry Lane, and the plat's streets, Palisades Avenue and Newport Road, run from there. Seagate's FAQ describes an RFID gate; guest entry and access devices are set by the association (Seagate's Palisades FAQ).
A buyer or a guest should ask the association what access devices it issues and how guest entry works. Those rules belong to the association, not to a map.
Partly, in Seagate's own wording, but the street is Yarberry Lane. Seagate's 2023 release described the community as 'on Yarberry Lane, off Orange Blossom Drive and Airport-Pulling Road North', and the county's records place the plat on Palisades Avenue and Newport Road, which connect to Yarberry Lane.
Orange Blossom Drive and Airport-Pulling Road are the nearby arterials, not the plat's address. Older descriptions that gave minutes to the beaches and shopping hold only off-peak, and the routed minutes for the beach, Mercato, Waterside Shops and the airport are longer than "just minutes" suggests.
Palisades is 7.6 road miles, about 12.7 minutes, from Interstate 75 at Immokalee Road (Exit 111), and 8.7 road miles, about 15.4 minutes, from I-75 at Pine Ridge Road (Exit 107), measured from inside Palisades with one routing method.
Both interchanges have state projects. FDOT's project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road with a diverging diamond interchange at Immokalee Road, and FDOT's project 445296-1 builds a diverging diamond interchange at Pine Ridge Road. Work at an interchange can lengthen a drive while it runs.
Palisades borders older single-family homes on Yarberry Lane acreage around the entrance, and the county's address records show a commercial point farther along Yarberry Lane. Cambridge Park Drive homes lie just west of Yarberry Lane, and Il Regalo is a short distance north.
These are directions from the county's address records, not owner or price information. The plat itself is separate from those homes, with its own association and its own streets.
Windward Isle, Seagate's earlier community, is on Airport-Pulling Road just south of Orange Blossom Drive, and Palisades is on Yarberry Lane in the same part of North Naples. This guide gives no routed mileage between the two, so use a mapping tool for a trip between them.
Seagate built Windward Isle first, and its 2021 announcements tied the two communities together by name.
Fifth Avenue South in downtown Naples is 8.5 road miles from Palisades, about 17.4 minutes. Naples Airport is 5.9 road miles, about 12.4 minutes, and Southwest Florida International Airport is 28.0 road miles, about 39.6 minutes, all measured from inside Palisades with one routing method that models free-flowing traffic.
Winter-season drives on Airport-Pulling Road, Immokalee Road and Pine Ridge Road run longer, so allow extra time for the airport in the busy months.
Palisades homes first reached the county roll in 2024, 3 of them, with 4 more in 2025, after Seagate Development Group announced the community in October 2021 and held a ribbon cutting on May 17, 2023; Seagate's June 2026 price sheet still listed homes with completion dates into 2027.
Data updated: November 2026 (Collier County roll and zoning records and Seagate's releases, read November 10, 2026).
Date | Event |
|---|---|
October 2021 | Seagate announces about 12 acres on Yarberry Lane for a community named Palisades |
April 2022 | Seagate says construction of 25 custom homes in six plans begins that fall |
May 24, 2022 | Date in the county zoning layer for Ordinance 22-20 |
June 2022 | Florida YIMBY reports Waldrop Engineering as civil engineer and an estimate of 18 months to two years |
July 18, 2022 | Seagate announces the Palm Springs model and plan |
May 17, 2023 | Ribbon cutting |
July 18, 2023 | Fourth model, the Laguna, breaks ground |
2024 | 3 homes reach the county roll |
2025 | 4 homes reach the county roll |
October 24, 2025 | Palm Springs model complete, with "only 12 available homesites remaining" |
November 5, 2025 | Palm Springs model grand opening, with three furnished models |
June 2026 | Seagate's price sheet lists five open homesites |
October 15, 2026 | Seagate's site plan update marks nine homesites sold |
We read Seagate's releases, its Palisades FAQ and the county's zoning and PUD layers for the Palisades site for this timeline.
Seagate announced in October 2021 that it had acquired about 12 acres on Yarberry Lane for a community named Palisades (SW Florida Business Today), said in April 2022 that construction of 25 custom homes in six floor plans would begin that fall (SW Florida Business Today), held a ribbon cutting on May 17, 2023 (SW Florida Business Today), and announced its completed Palm Springs model on October 24, 2025 with 'only 12 available homesites remaining' (Seagate).
Those are dated announcements. The county roll is the record for when a structure was recorded, and Seagate's contracts are the record for a specific home.
The county roll gives 3 Palisades homes a 2024 roll year and 4 a 2025 roll year and lists the remaining homesites as vacant or not yet assessed as improved; the roll year is the year the county recorded the structure, not a closing or certificate of occupancy date, and the roll lags construction.
So the first homes reached the roll after the October 2021 announcement and the May 2023 ribbon cutting, and Seagate's later releases describe models finished in 2025. A home's own permit and certificate of occupancy dates come from Seagate's contract documents and the county permit file.
In part, yes. Seagate's June 2026 price sheet listed five open homesites, with homesite premiums of $275,000 to $450,000, and homes with completion dates into 2027, and its site plan, updated October 15, 2026, marked nine homesites sold (Seagate's Palisades site plan).
So some Palisades homes are finished and on the county roll, and others are still being built under Seagate's contracts. A buyer today may be buying from Seagate or from an owner, which changes which documents answer which questions: Seagate's contract for a new home, and the association's estoppel certificate and the seller's papers for a resale.
Seagate's own counts come from different documents on different dates. Its October 24, 2025 release said 'only 12 available homesites remaining', its June 2026 price sheet listed five open homesites, and its site plan, updated October 15, 2026, marked nine homesites sold. Those are separate statements, not one running tally.
Seagate's sales center is the source for the status of a specific homesite; the contact page is on Seagate's Palisades site. The county roll cannot answer it, because the roll lags construction and shows vacant homesites without saying whether they are under contract.
The PALISADES plat holds numbered lots and common tracts, and the county roll lists 4 common tracts. The plat is the record for lot lines and tract boundaries.
The plat book, page and recording date for PALISADES: 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, and Seagate's FAQ gives the community's size as about 11.78 acres.
Collier County's zoning and PUD layers list Palisades as a Residential Planned Unit Development, PALISADES RPUD, status active, under Ordinance 22-20 (petition PUDZ-PL20210000979), with a May 24, 2022 date in the zoning layer; the ordinance sets the development standards, and its text is the record for setbacks and uses (county PUD layer).
The ordinance text, its permitted uses and its standards: Information not available at time of publishing (checked 2026-11-10). The county's planning staff and the recorded ordinance are the record for any question about what may be built or changed.
Seagate announced in October 2021 that it had acquired about 12 acres on Yarberry Lane. Florida YIMBY wrote in June 2022 that it was unclear whether existing homes on the site would be demolished or incorporated into the new community.
What the land was used for before Seagate's purchase: Information not available at time of publishing (checked 2026-11-10). The county record shows the plat and its lots as they stand today, and we make no claim about earlier use.
If you are thinking about selling, start with a free home valuation at mcgreevyandcomisar.com/home-valuation: the county records three qualified Palisades home sales, from $3,350,000 to $3,800,000 (qualified sales over $100,000, Collier sale-date end October 16, 2026), and we read each against your plan, homesite and condition. Call Jesse direct at (239) 898-6072.
Palisades homes come in six Seagate plans, from the one-story Ventura at 2,697 square feet of living area to the two-story Palm Springs at 5,037, each with a study and a three-car garage, as Seagate published them in its June 2026 price sheet.
Data updated: November 2026 (Seagate's Palisades FAQ (April 2026), June 2026 price sheet and site plan, read November 10, 2026).
Collier County's roll does not yet carry a usable living area for Palisades homes: the roll lags construction, and its heated-area field differs from Seagate's plan sizes on several homes, so this guide uses Seagate's published plan sizes and prints no price per square foot.
Plan | Stories | Living area, sq ft (Seagate-published) | Total under roof, sq ft | Bedrooms | Baths | Garage | Seagate base price, June 2026 sheet |
|---|---|---|---|---|---|---|---|
Ventura | 1 | 2,697 | 4,485 | 3 plus study | 3 | 3-car | $2,725,000 |
Avalon | 1 | 3,033 | 4,641 | 3 plus study | 3 full, 1 half | 3-car | $2,975,000 |
Laguna | 1 | 3,243 | 4,926 | 3 plus study | 3 full, 1 half | 3-car | $3,045,000 |
Coronado | 2 | 4,312 | 6,227 | 4 plus study | 4 full, 1 half | 3-car | $3,925,000 |
Newport | 2 | 4,437 | 6,112 | 4 plus study | 4 full, 1 half | 3-car | $4,025,000 |
Palm Springs | 2 | 5,037 | 7,473 | 4 plus study | 4 full, 2 half | 3-car | $4,375,000 |
These are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales. Options and models vary, so confirm a specific home on its contract.
Seagate's June 2026 price sheet lists six Palisades plans: three one-story plans, the Ventura (2,697 square feet of living area), the Avalon (3,033) and the Laguna (3,243), and three two-story plans, the Coronado (4,312), the Newport (4,437) and the Palm Springs (5,037), each with a study and a three-car garage, as Seagate published them; confirm a specific home's plan, options and size on its contract and closing documents.
The Ventura, the Avalon and the Laguna are one-story plans, and the Coronado, the Newport and the Palm Springs are two-story plans, as Seagate published them. The one-story plans have three bedrooms plus a study, and the two-story plans have four bedrooms plus a study.
Seagate's sheet gives the one-story plans 3 baths for the Ventura and 3 full baths and 1 half bath for the Avalon and the Laguna. The two-story plans have 4 full baths and 1 half bath for the Coronado and the Newport, and 4 full baths and 2 half baths for the Palm Springs.
Seagate's June 2026 sheet listed base prices from $2,725,000 for the Ventura to $4,375,000 for the Palm Springs, before homesite premium and options, and premiums of $275,000 to $450,000 on its five open homesites.
These are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales. A buyer's price depends on the homesite, the options and the contract, and the county's recorded sales are the record of what has closed.
Collier County's roll does not yet carry a usable living area for Palisades homes: the roll lags construction, and its heated-area field differs from Seagate's plan sizes on several homes, so this guide uses Seagate's published plan sizes and prints no price per square foot.
A buyer or appraiser who divides a sale price by the roll's area gets a number that does not describe the home. We price Palisades homes from the plan, the homesite and the recorded sales, and we confirm a home's size from Seagate's price sheet and the closing documents.
Some Palisades homesites look toward the lake and others do not. Seagate's site plan places the 8 lake homesites on the east side of Newport Road, and the park homesites face south and west.
A per-homesite list of which Palisades homesites look over the lake: Information not available at time of publishing (checked 2026-11-10). Seagate's site plan shows a homesite's setting, and the county sale file does not record the view.
Seagate is the only builder at Palisades, and its FAQ describes a payment schedule: 10 percent at contract, 25 percent more at the homesite closing, then draws of 20 percent at slab, 20 percent at roof dry-in, 15 percent when cabinets are set and the final 10 percent at transfer of possession (Seagate's Palisades FAQ).
The FAQ also says owners may use their own interior designer at their own cost, and that most main living areas have 12-foot ceilings with a coffer to 13 feet and most guest rooms 10-foot ceilings with a bump to a higher height. Florida YIMBY reported in June 2022 an estimate of 18 months to two years to complete the community; that is dated press, not a promise.
Seagate's October 24, 2025 release describes the as-built Palm Springs model at 5,335 square feet of living area and 7,771 total, two stories, with five bedrooms plus a study and a clubroom, five full and three half baths and an oversized three-car garage (Seagate).
The release names California Coastal interiors by Theory Design, credits JMDG Architecture, and lists a kitchen with Sub-Zero and Wolf appliances, Kohler fixtures, an outdoor kitchen, a stone fireplace and a custom pool with a water-feature wall and spa. That is the furnished model, not a standard specification, and a buyer's home follows the plan and options in the contract.
Seagate's FAQ lists setbacks of 15 feet at the front with a front-entry garage or 10 feet with a side-entry garage, 5 feet at the side, 10 feet at the rear for the home and 5 feet for accessory structures, and 0 feet from the lake maintenance easement (Seagate's Palisades FAQ).
Those are the developer's published figures. The PUD ordinance and the declaration govern, so confirm them for a specific homesite before planning a pool, an addition or an outdoor kitchen.
New Palisades homes are built under the Florida Building Code, and the county's wind layer lists an ultimate design wind speed of 163 mph at Palisades. The construction method, roof covering and glass for Palisades homes: Information not available at time of publishing (checked 2026-11-10).
A home's permit set and Seagate's specifications show what was installed, and a wind mitigation inspection report documents the windows, roof attachment and construction an insurer may credit. Ask the seller or Seagate for both before an offer.
Palisades has no amenity center, according to Seagate's Palisades FAQ, which names the lake and fountain, landscaping, walls and fences, streetlights and sidewalks as the grounds the association keeps; the plat holds 4 common tracts on the county roll, and each home is a lot with its own parcel.
Data updated: November 2026 (Seagate's Palisades FAQ and site plan, read November 10, 2026).
Seagate's Palisades FAQ answers 'No, there will be no amenities at Palisades' and says there is no association with a golf club, tennis club or marina; the grounds the association keeps are the lake and fountain, landscaping, walls and fences, streetlights and sidewalks (Seagate's Palisades FAQ).
Yes. Seagate's site plan places the 8 lake homesites on the east side of Newport Road, and Seagate's FAQ lists the lake and fountain among what the Palisades dues pay for, along with lake maintenance (Seagate's Palisades FAQ).
The association's budget shows the current split of what the dues pay for, and the recorded declaration divides the duties between the association and each owner. Ask for both before an offer on a lake homesite.
A pool at Palisades is chosen by plan and contract, and Seagate's furnished models show pools, including the custom pool with a water-feature wall and spa in the Palm Springs model. Not every home has a pool, and a buyer confirms a specific home's pool on its contract or its inspection report.
Setbacks for accessory structures and the Architectural Review Board's approval decide where a pool and an outdoor kitchen may go on a homesite, so confirm both before a plan is drawn.
Seagate's Palisades FAQ describes the gate system as an RFID reader using transponders, and the association's dues pay to maintain the gated entry; staffing, guest entry and access devices are set by the association, so ask for its rules.
No. Seagate's FAQ answers 'No, there will be no amenities at Palisades' and says there is no association with a golf club, tennis club or marina (Seagate's Palisades FAQ).
Palisades has no golf course of its own. A buyer who wants golf, tennis or a boat slip should check each club or marina directly for access, membership and fees, because none of them is tied to a Palisades home.
The county roll lists 4 common tracts on the PALISADES plat, and the county's address layer carries three more common points on Yarberry Lane. Seagate's FAQ lists the grounds the association keeps: the lake and fountain, landscaping, walls and fences, streetlights and sidewalks (Seagate's Palisades FAQ).
What each tract is used for is a plat and declaration question, so ask the association or the closing agent for the recorded documents before relying on a tract's use.
Palisades owners find recreation outside the plat. Clam Pass Park is 4.8 road miles, about 11.8 minutes, from inside Palisades, and Clam Pass sits by Pelican Bay, whose beach facilities belong to Pelican Bay's own membership.
For boating, the Cocohatchee River Park Marina at 13531 Vanderbilt Dr is a public boat launch. Check the site directly for current rules and hours before a trip.
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Palisades has one association, Palisades Naples Homeowner's Association, Inc., as Seagate's Palisades FAQ names it. No master association appears in any source read for this guide, Seagate's FAQ says there is no CDD, and Seagate controls the board until owners take over under the turnover rule in Florida Statute 720.307.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026, and Florida Statutes chapter 720, read November 10, 2026).
We read the Florida homeowners' association statutes on turnover, rental amendments, estoppel certificates and assessment liens, and we read Seagate's Palisades FAQ for what the builder says the association does. Three questions get mixed together when people ask how a community is organized: which association owners belong to, whether a second association sits above it, and whether a special taxing district adds its own line to the tax bill. Each one leaves a different record, and each is answered below from the document that governs it.
Palisades Naples Homeowner's Association, Inc., as Seagate's Palisades FAQ names it, is the one association for the 25 homesites; the FAQ says the association hired Associa Gulf Coast to provide management, and no master association appears in any source read for this guide (Seagate's Palisades FAQ).
People who search for the Palisades HOA are usually asking whether one exists, what it maintains and what it can require of an owner. The FAQ answers the first two: one association, and it keeps the lake and fountain, the landscaping, the walls and fences, the streetlights and the sidewalks. The recorded declaration, any amendments and the association's rules answer the third, and a buyer reads them before signing a contract.
Collier County's records carry each Palisades homesite as a numbered lot on the PALISADES plat with its own parcel, not as a condominium unit, and the association holds the common areas; that is the pattern of a homeowners' association community under Florida Statutes chapter 720, and the recorded declaration confirms the ownership terms.
The practical difference from a condominium is large. A Palisades owner holds a platted lot and the single-family home on it, so the condominium chapter's rules on unit boundaries and common elements are not the rules that apply. Florida's milestone inspection and structural integrity reserve study laws are written for condominium and cooperative buildings three stories or higher, and both exclude single-family dwellings with three or fewer habitable stories; Palisades homes are one or two stories on platted lots, and the association's budget and reserves follow chapter 720 and its own documents.
No master association appears in any source read for this guide. Seagate's FAQ describes one association for the 25 homesites, with no club, golf or marina affiliation, and the price sheet and the county records show no second-tier body.
A master association would add its own rules and its own assessment on top of the first, so its absence matters to a buyer's budget. The sources read show silence about one, which is not the same as proof, and the recorded declaration is the document that would create a second tier. A buyer asks the association for the declaration and every recorded amendment before relying on the one-association picture.
Seagate's FAQ says owners take control of the association three months after 90 percent of the homesites are sold, with one vote per lot after turnover; that matches the statutory default in Florida Statute 720.307, which also requires the developer to deliver the association's records at turnover.
Ninety percent of 25 homesites means the trigger depends on how many homesites have been conveyed, and Seagate's June 2026 price sheet listed five open homesites while its site plan, updated October 15, 2026, marked nine sold. The turnover date, the declaration's recording and any amendments: Information not available at time of publishing (checked 2026-11-10). The association's records and the estoppel process show where control stands for a given closing, and a buyer asks for the board roster and the turnover documents by name.
Seagate's Palisades FAQ answers 'No, there is no CDD at Palisades,' no Palisades district appears in any public source read for this guide, and the state's official list of special districts is the record a buyer can check; a community development district is a local unit of special-purpose government under Florida Statute 190.003 that can levy assessments on the tax bill.
Buyers ask because many newer Collier County communities carry a district that finances roads, drainage or amenities and repays the cost through a yearly assessment on each home. At Palisades the association pays for the lake, the landscaping and the other shared items through its dues instead. The tax bill is the second check, because any district charge would appear there under its own name.
Seagate's FAQ says the association hired Associa Gulf Coast to provide management, and that is the one source that names the manager: Associa Gulf Coast's own site describes a Fort Myers branch serving Naples and does not list its communities by name (Associa Gulf Coast).
Who answers for the association matters in practice, because the estoppel certificate, the disclosure documents and the rules all come through that office. The dues pay for professional management, accounting, insurance and reserves per the FAQ, and the association's budget shows the split. A buyer who wants the budget, the rules or the declaration asks the association's manager for each by name, and the title company or the seller's side can supply the current contact.
Seagate's FAQ says each lot carries one vote after turnover, so the 25 homesites hold 25 votes in the Palisades association once owners control it; the recorded declaration governs how votes are cast and counted.
Before turnover the developer controls the association, and the statute lets the developer keep a seat for as long as it holds a stated share of the homesites for sale in the ordinary course. After turnover, one vote per lot means every owner counts the same regardless of plan or homesite, whether on the lake or in the park. A buyer reads the voting article of the declaration and the association's bylaws for quorum and amendment thresholds, because those set how easily a rule can change later.
Palisades dues are $990 a quarter from the homesite closing until the home's certificate of occupancy and $1,963 a quarter after it, with a $2,500 initial assessment at closing, all as Seagate's Palisades FAQ publishes them; a buyer confirms the current amount from the association's estoppel certificate and budget.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026, and Florida Statutes chapter 720, read November 10, 2026).
Fee figures are the part of a homeowners' association most often repeated wrongly, so every figure here is attributed to its source and none is converted. Seagate publishes quarterly figures, and this guide prints quarterly figures only. The right source for the amount owed on a specific home is a document the association produces, not a listing line or a portal estimate.
Seagate's Palisades FAQ (April 2026 edition) lists association dues of $990 a quarter from the homesite closing until the home's certificate of occupancy, then $1,963 a quarter, plus a $2,500 initial assessment at closing (Seagate's Palisades FAQ); those are the developer's published figures, and a buyer confirms the current amount and anything owed from the association's estoppel certificate under Florida Statute 720.30851 and from the association's budget.
A builder's FAQ is a snapshot, and the association's board adopts its own budget. Two documents settle the figure on a given date: the estoppel certificate, which states what is owed on the home, and the budget, which states what the dues pay for.
Seagate's FAQ lists what the Palisades dues pay for: service of the gated entry system, the lake and fountain, landscape maintenance and irrigation of each homesite and the common areas, walls and fences, streetlights, sidewalks, professional management, accounting, insurance and reserves, and basic cable and internet through Hotwire Communications; the association's budget shows the current split.
Two items on that list are worth a second look. Landscape maintenance and irrigation reach each homesite, not only the common tracts, so lawn care on the homesite is an association item per the FAQ rather than an owner expense. Insurance and reserves appear as a line, but the FAQ does not say which policies the association carries or how large the reserve is, and the budget is where those appear.
Seagate's FAQ lists two quarterly rates, $990 before a home's certificate of occupancy and $1,963 after it, per Seagate's FAQ; the FAQ ties the change to the certificate of occupancy but does not state the reason for the step (Seagate's Palisades FAQ).
A homesite owner whose home is still being built pays the lower figure while there is no finished home to maintain, which is a reasonable reading but not a statement from the FAQ. What matters for a buyer is which rate applies on the closing date: a buyer of a finished home meets the $1,963 figure, and a buyer of a homesite still under construction meets the $990 figure until the certificate issues. The estoppel certificate states the rate on the closing date.
Seagate's Palisades FAQ lists a $2,500 initial assessment due at closing, and it does not state what the money is used for; the recorded declaration governs the purpose and any later one-time charge (Seagate's Palisades FAQ).
Newer associations commonly collect a one-time contribution to start the association's working funds, but this guide does not assume that is the purpose here, because the FAQ does not say. A buyer asks the association what the $2,500 funds and whether it is refundable, and sees where it appears on the settlement statement. This guide prints no transfer fee, capital contribution or other one-time charge, because none appears in the source read.
An estoppel certificate is the association's written statement of the amounts owed on a specific Palisades home, issued under Florida Statute 720.30851, and the title company usually orders it before closing so the figures on the settlement statement match what the association says is due.
Under Florida Statute 720.3085, a new owner is jointly liable with the previous owner for assessments unpaid at the transfer, which is why the association's estoppel certificate matters at closing. A buyer reads it for the regular dues rate, the date paid through and any other amount the association states, and compares it with the figures in Seagate's FAQ.
The Palisades association's board adopts its budget, and the regular dues follow that budget, so the figure can change from one budget year to the next; the budget is the document that shows what the dues pay for line by line. The adopted budget and the reserve balance: Information not available at time of publishing (checked 2026-11-10).
A buyer asks the association for the current adopted budget and whether a new one is being prepared, and reads the insurance and reserve lines against the FAQ's list of what the dues pay for. Any assessment beyond the regular dues would be set under the declaration and recorded in the association's records, and the estoppel certificate shows any amount already due on the home. This guide makes no forecast about the Palisades dues in either direction.
Yes, per Seagate's Palisades FAQ, which lists basic cable and internet through Hotwire Communications among the items the dues pay for (Seagate's Palisades FAQ); Hotwire Communications' Southwest Florida page describes bulk fiber contracts with homeowners' associations and does not name Palisades (Hotwire Communications).
The tier of service, the price inside the dues and the contract term are not published, so a buyer asks the association for the Hotwire agreement and the budget line that carries it. A homeowner who wants a different tier or provider asks the association whether the bulk arrangement allows it.
Palisades rules come from Seagate's Palisades FAQ, which allows rentals up to three times a calendar year for at least one month each, pets under Collier County's normal rules and solar panels with Architectural Review Board approval; the recorded declaration governs, and Florida's homeowners' association law limits how rental amendments apply.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026, and Florida Statutes chapter 720, read November 10, 2026; county milestone-inspection building layer, read November 10, 2026).
Rules are the part of an association a buyer lives with every day. The approach below is the same for each rule: say what Seagate's FAQ states, name the document that governs, and add what Florida law says, leaving anything the sources do not state to the declaration and the association's rules.
Seagate's Palisades FAQ says an owner may rent a home at most three times a calendar year, for at least one month each time, under a written lease, with no time sharing; pets are subject only to Collier County's normal pet rules; guests may park on the street no more than five consecutive days; and no watercraft may be parked outside overnight. The recorded declaration, any amendments and the association's rules govern, so confirm them in the association's documents before a contract.
A buyer who plans to lease a Palisades home reads the leasing article of the declaration and every recorded amendment, and asks the association in writing whether it requires approval of a lease or a tenant before move-in.
Seagate's FAQ sets a minimum of one month for each rental, within a limit of three rentals a calendar year, so a stay shorter than a month falls outside the FAQ's rule; the recorded declaration governs the term and how the association applies it.
Because the FAQ states the minimum in months and the limit by calendar year, the arithmetic of a lease year follows: an owner who rents the home three times in a year has used the whole allowance, whatever the length of each lease. A buyer asks the association how it counts renewals and whether a lease extension counts as a new rental, because the FAQ does not say.
Under Florida Statute 720.306(1)(h), an amendment adopted after July 1, 2021 that prohibits or regulates renting applies only to owners who take title after it or who consent to it, except that an association may prohibit or regulate rentals shorter than six months and limit renting a home to three times in a calendar year for every owner.
That statute protects an owner from a later rental amendment, with the two exceptions written into it. For a buyer, the date of each recorded amendment matters as much as its text: an amendment recorded before the buyer takes title applies to the buyer, while one adopted after closing generally applies only with the owner's consent, apart from the short-term and three-times-a-year limits. A buyer reads the declaration and the recording dates of its amendments together.
Seagate's Palisades FAQ says pets are subject only to Collier County's normal pet rules, and the recorded declaration, any amendments and the association's rules govern; a buyer with a pet confirms them in the association's documents before a contract.
Pet rules in homeowners' associations commonly address the number of pets, leashes in common areas and waste, and some address size or type. The FAQ states no association limit beyond the county's rules, and this guide prints none. A buyer with a pet asks for the current rules in writing and for the date they were last amended, because the FAQ is a builder's April 2026 statement and the association's board can adopt rules within the declaration's authority.
Florida's milestone inspection law, Florida Statute 553.899, and the structural integrity reserve study rule in Florida Statute 718.112 are written for condominium and cooperative buildings three stories or higher, and both exclude single-family dwellings with three or fewer habitable stories; Palisades homes are one or two stories on platted lots, the county's milestone-inspection building layer shows no Palisades building, and the association's budget and reserves are governed by chapter 720 and its own documents.
Buyers ask because those laws have been in the news since 2022, and the Florida Senate's summary of the 2022 condominium safety law explains what prompted them. What a Palisades buyer reads instead is the association's budget and any reserve schedule it keeps for the lake, the walls and fences, the streetlights and the sidewalks.
Seagate's FAQ says solar panels are allowed with Architectural Review Board approval of color, material and placement, and under Florida Statute 163.04 a deed restriction or covenant may not prohibit solar collectors, though the reviewing body may set where on the roof they go if that does not impair their operation.
An owner who wants solar submits the color, material and placement to the Architectural Review Board before ordering, and keeps the written approval with the home's records, because a later buyer and the buyer's insurer will ask. The county permit for the installation is a separate step from the association's approval.
Seagate's Palisades FAQ says guests may park on the street no more than five consecutive days and no watercraft may be parked outside overnight; every Seagate plan has a three-car garage as Seagate published the plans, and the recorded declaration and the association's rules govern everything else about parking and vehicles.
The FAQ states two parking rules, and this guide prints no others. A buyer with more than three vehicles, a work vehicle, a boat or a trailer asks the association for the vehicle rules in writing before the contract, because the FAQ is silent on those and the declaration is where they would be written. A boat kept inside a garage or off the property is a different question from one parked outside overnight.
Seagate's FAQ names an Architectural Review Board and describes its approval of solar panels; the board's guidelines for paint, fences, pools and other exterior changes: Information not available at time of publishing (checked 2026-11-10).
Chapter 720 sets a notice and hearing procedure for fines, so the association enforces its rules through the declaration, its adopted rules and the statute's process rather than at its own discretion: a written notice of the violation, a chance for a hearing before a committee of members and then any fine or suspension the committee approves. An owner submits an exterior change to the Architectural Review Board before starting and keeps the approval in writing. The estoppel certificate shows any fine already owed on a home.
Palisades has three qualified county sales on record, $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026, which is too few for a median, and Seagate was still selling open homesites in 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026).
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 three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales.
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
We tracked every priced deed the county file holds for Palisades, ten deeds since February 2024, three of them qualified home sales. Seven other priced deeds recorded in Palisades since February 2024 were not marked qualified, six of them homesite transfers with no home on the roll at the time, and they are excluded from every figure in this guide. Seagate's June 2026 price sheet listed five open homesites, with homesite premiums of $275,000 to $450,000, and homes with completion dates into 2027, and its site plan, updated October 15, 2026, marked nine homesites sold (Seagate's Palisades site plan).
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.
Palisades qualified sales by window (qualified sales over $100,000, Collier sale-date end October 16, 2026):
Window | Qualified sales | Range | Median |
|---|---|---|---|
12 months (October 16, 2025 to October 16, 2026) | 2 | $3,350,000 to $3,800,000 | under 10 sales: none |
All time | 3 | $3,350,000 to $3,800,000 | under 10 sales: none |
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
Palisades qualified sales by date (qualified sales over $100,000, Collier sale-date end October 16, 2026):
Period | Qualified sales |
|---|---|
October 2025 | 1 |
2026 to October 16 | 2 |
Palisades' three qualified sales, in date order, are $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (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. Each sale is a different home, with its own plan, options, homesite and condition, and the county file does not record which of Seagate's six plans a home is or whether it sits on the lake or in the park. That is why a price for a specific Palisades home starts with these sales, adds what is known about the home, and treats the sales as a record of what happened, not a formula.
Palisades has three qualified sales, and three sales are too few for a median that means anything; one sale more or less would move it by hundreds of thousands of dollars, and this guide prints no price per square foot at all.
Collier County's roll does not yet carry a usable living area for Palisades homes: the roll lags construction, and its heated-area field differs from Seagate's plan sizes on several homes, so this guide uses Seagate's published plan sizes and prints no price per square foot. A per-foot figure built from a field that does not match the builder's sizes would mislead more than it would inform, so the page leaves it out until the record supports it.
The 12 months from October 16, 2025 to October 16, 2026 hold 2 qualified Palisades sales, from $3,350,000 to $3,800,000 (qualified sales over $100,000, Collier sale-date end October 16, 2026).
The window holds the March 25, 2026 and April 10, 2026 sales; the October 7, 2025 sale falls just before it. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast. Two sales are not a market reading, and the honest summary is the dated list, not a single figure.
Yes: seven other priced deeds recorded in Palisades since February 2024 were not marked qualified, six of them homesite transfers with no home on the roll at the time, and they are excluded from every figure in this guide; this guide prints no price or address for them.
The county marks a sale qualified when it treats the deed as an arm's-length market sale. Deeds that are not marked qualified can include transfers between related parties or entities, corrective deeds and homesite transfers whose price does not describe a home sale. Leaving them out keeps the three figures to sales the county itself treats as market sales of finished homes.
The county record does not label which of the three qualified Palisades sales were Seagate's first sales of a new home, so this guide does not call any of them a builder sale or a later sale.
A county deed shows a price, a date and whether the county treats the sale as qualified; it does not show who the seller was in a way a reader can sort. Seagate is the only builder at Palisades, and its first sales of new homes would be among the earliest deeds, but the record read for this guide does not mark them. A buyer or seller who needs that distinction for a specific home reads the deed chain for the home with a title company.
Seagate's asking prices and county recorded sales are different things and this guide does not compare them: one is what a builder lists on a sheet, the other is what a deed records after a contract closes.
These are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales. A builder's sheet shifts with the plan, the homesite premium, options and timing, and a recorded sale reflects whatever was agreed on its date. The plan table in this guide carries the builder's published figures with that label, and the market figures here come only from the county file.
The newest qualified Palisades sale in the county file is $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); this guide prints no address beside any sale.
The county file runs through a sale-date end of October 16, 2026, and the roll file is dated October 27, 2026, so a sale that closed after mid-October, or one that recorded late, does not appear here yet. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
List prices, days on market, list-to-sale ratio and active listings come from the Multiple Listing Service, not from public records, and they were not pulled for this guide (checked 2026-11-10); every sale price here is a Collier County qualified recorded sale.
A recorded sale is the final price on a deed; a list price is an asking price that can change several times before a sale or never lead to one. Both answer useful questions. For current asking prices and how long homes have been on the market, a buyer or seller asks us for an MLS report on Palisades, and we read it alongside the county record rather than in place of it.
Palisades' county record has three qualified sales and no median, so it cannot show a direction for prices, and this guide makes no forecast in either direction.
A reader asking about Naples as a whole needs a different set of figures than one community's three deeds, and those come from the Multiple Listing Service, which was not pulled for this guide (checked 2026-11-10). For Palisades, the useful reading is the dated list of sales, the status of Seagate's open homesites and the documents behind a specific home, and a buyer or seller can ask us for a current MLS report that sits beside the county record.
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Palisades ownership costs come from a short list of documents: association dues and a $2,500 initial assessment per Seagate's FAQ, a property tax bill, any non-ad valorem charge, flood insurance a lender may require in Zone AE, homeowners and wind insurance, and utility accounts; this guide prints no total because taxes and insurance are set home by home.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026; Florida Statutes chapters 197, 201 and 720, read November 10, 2026; county copy of the effective FEMA flood map, panel 12021C0382J, read November 10, 2026).
Two of the largest lines, the association's dues and insurance, are set by documents and quotes for a specific home, so a total would be a guess. What this guide prints is where each line comes from, so a buyer can collect the real figures before writing an offer.
Cost | What sets it | Where to confirm |
|---|---|---|
HOA dues | The association's adopted budget and the declaration; Seagate's FAQ lists $990 a quarter before the certificate of occupancy and $1,963 a quarter after | The estoppel certificate (s. 720.30851) and the association's budget |
Initial assessment | A one-time charge at closing; Seagate's FAQ lists $2,500 | The settlement statement and the declaration |
Property taxes | The total millage of a home's taxing authorities applied to its taxable value after any exemption and assessment cap | The tax bill for the specific home |
Non-ad valorem charge | A separate line from the millage, collected under s. 197.3632 | The tax bill line that names the levying body |
Flood insurance | The home's flood zone and elevation; a lender generally requires it in Zone AE | A flood quote and the home's elevation certificate |
Homeowners and wind insurance | The home's age, construction, wind mitigation features and the carrier | A quote and a wind mitigation report |
Utilities | Water, sewer, electric, natural gas, trash, cable and internet arrangements | The association and each provider before closing |
A Palisades owner pays the association's dues, a property tax bill that may carry a non-ad valorem line, insurance for the home including flood where a lender or the owner requires it, and utility accounts; Seagate's FAQ lists the dues, and the estoppel certificate under Florida Statute 720.30851 states what is owed on a specific home.
The order in which a buyer collects the figures matters. The dues and the rules come first, from the FAQ, the estoppel certificate and the budget. The tax figure comes from the current bill, with the understanding that a buyer's bill resets after a sale. The insurance figures come last, from quotes that rely on the flood zone, the home's elevation certificate and its wind mitigation report.
Yes for most buyers who borrow: Zone AE is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone; FloodSmart is the National Flood Insurance Program's consumer site.
Collier County's republished copy of the effective FEMA flood map places 29 of the 32 Palisades address points in Zone AE, with panel 12021C0382J, effective February 8, 2024; confirm the zone for a specific home by address and by its elevation certificate. A buyer paying cash is not bound by a lender's requirement, but flood insurance is priced for the specific building either way, so a buyer asks the seller for the home's elevation certificate and gets a quote during the inspection period.
Current Naples listings, including any Palisades homes on the market, are on Domain Realty Group's Naples homes page.
That page is the place to see what is offered right now. This guide is about the record behind a listing: the recorded sales, the association's documents, the flood map and the builder's plans. A buyer who sees a Palisades home online and wants to know what the estoppel certificate shows, how the home's plan and homesite fit Seagate's published sizes and what flood insurance will cost can call Marc and ask for that comparison before booking a showing.
Seagate's Palisades FAQ answers 'No, there is no CDD at Palisades,' so a Palisades tax bill should carry no district bond or district assessment line; the state's official list of special districts is the record a buyer can check, and a community development district can levy assessments on the tax bill under Florida Statute 190.003.
A buyer who reads a listing that mentions district fees checks the tax bill line by line, because a district charge would appear there with its own name. The association's dues are a separate cost paid to the association, not a district fee, and they do not appear on the tax bill.
A Palisades buyer's closing figures come from the contract, the lender's estimate, the title company's settlement statement and the association's estoppel certificate under Florida Statute 720.30851; Seagate's FAQ lists a $2,500 initial assessment at closing (Seagate's Palisades FAQ).
In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Documentary stamp tax on the deed is set by Florida Statute 201.02, and who pays is set by the contract; this guide prints no rate. The other named items a buyer plans for are the lender's charges, recording fees, prorated property taxes and association dues, the first year of homeowners and flood insurance, the inspection and the wind mitigation report.
Palisades costs compare with Seagate's other communities only through each community's own documents: Seagate describes Silver Oak as 10 homesites of about 1.25 acres each with no HOA, while Seagate does not publish dues for Windward Isle or Opus Stone, so this guide makes no claim that one costs more or less than another.
The facts that can be stated are these: Silver Oak has no HOA per Seagate's Silver Oak release, and Seagate's communities page lists its residential work. A buyer comparing communities puts the same documents side by side for each home: the estoppel certificate, the budget, the tax bill, the flood zone and an insurance quote.
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Palisades tax bills apply the total millage of a home's taxing authorities to its taxable value after any exemption and assessment cap, then add any non-ad valorem charge; there is no city millage because Palisades is outside the City of Naples, and the bill itself names every levy.
Data updated: November 2026 (Florida Statutes chapters 193, 196 and 197, read November 10, 2026; Collier County roll and address records, read November 10, 2026).
We read the county roll for every Palisades parcel and common tract, and the roll shows 7 improved homes, 18 parcels on the vacant or not-yet-improved code and 4 common tracts. This guide explains how the bill is figured and prints no millage, bill or just value for Palisades, because the figures for the plat were not part of the record read.
A Palisades tax bill applies the total millage of the home's taxing authorities to the home's taxable value, after any exemption and assessment cap, and adds any non-ad valorem charge; the 2026 millage and tax figures for Palisades homes: Information not available at time of publishing (checked 2026-11-10).
Any non-ad valorem charge on a Palisades tax bill is a separate line from the millage, collected under Florida Statute 197.3632, and the bill names the body that levies it. Palisades is in unincorporated Collier County, so no City of Naples levy applies. The Collier County Tax Collector issues the bill each year, and a buyer reads the bill for a specific home rather than relying on a listing's description of it.
A home still under construction or recently finished may carry a land-only or partial assessment on the county roll, so a current Palisades tax bill may be lower than the bill on the finished home will be; it is the seller's figure, not the next owner's.
The roll lags construction: the county records a structure in the year it finds it, so the county roll gives 3 Palisades homes a 2024 roll year and 4 a 2025 roll year and lists the remaining homesites as vacant or not yet assessed as improved; the roll year is the year the county recorded the structure, not a closing or certificate of occupancy date, and the roll lags construction. A buyer treats any low figure on a new home as a starting point and asks how the assessment will change once the county records the finished home.
The Florida homestead exemption is set by Florida Statute 196.031, and an owner who makes a Palisades home a permanent residence applies for it with the county; this guide prints no exemption amount.
The exemption lowers a home's taxable value, and it belongs to the owner, not to the home, so two Palisades homes with the same plan can carry different bills if one owner has filed and the other has not. An owner files after closing for the first January 1 the home is a permanent residence, and the statute and the county set the deadline. The exemption also begins the assessment cap described below.
Save Our Homes caps annual growth in a homestead's assessed value at the lower of 3 percent or the change in the consumer price index, under Florida Statute 193.155.
The cap applies to the assessed value of a homestead, not to the bill, because the millage rates and any non-ad valorem charges can still change. A home with no homestead exemption has no such cap on the same terms, so the same plan can carry different assessed values depending on how long its current owner has held the homestead. The cap is part of why a long-held homestead bill is a poor guide to what a new owner will pay.
Yes, usually: under Florida Statute 193.155 a homestead's assessment resets to just value after a change of ownership, so a Palisades buyer's first full tax bill is figured on the new owner's value, not the seller's capped one.
A buyer who makes the home a permanent residence applies for the homestead exemption under Florida Statute 196.031, and the cap starts again from the reset value. A county just value is not a sale price, and a home still under construction may carry a partial assessment, so the seller's bill is a starting point, not the buyer's figure.
North Collier Fire Control and Rescue District serves North Naples; the tax bill names the fire levy on a specific home.
The fire levy is one line among the home's taxing authorities, so a buyer finds it on the bill rather than in a listing. This guide names no station, address or response time, because the sources read do not tie them to Palisades. Call 911 in an emergency. An insurer quoting a Palisades home uses its own data on fire protection for the address, and a buyer who wants to know how the district's levy changes over time reads the district's own notices.
Palisades owners keep a short set of records and contacts after closing: the Seagate contract and warranty documents, the association's declaration and rules, the elevation certificate, the homestead filing and the utility accounts, while the association handles landscaping, irrigation, the lake and the common areas per Seagate's FAQ.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026, and Florida Statutes chapters 196 and 720, read November 10, 2026).
The first months after closing are when most owner questions come up: who to call, what needs approval and which records to keep. The answers below name the document or office that decides each one, and they leave to the association and each provider anything the sources read do not state.
Confirm the water, sewer, electric, natural gas, trash, cable and internet arrangements for a specific Palisades home with the association and each provider before closing: Seagate's FAQ says natural gas is available and that basic cable and internet through Hotwire Communications are part of the dues, the association's budget shows what it pays for, and the tax bill names any non-ad valorem charge.
The water and sewer provider for Palisades: Information not available at time of publishing (checked 2026-11-10). The seller's most recent utility bills are the fastest answer, because they show the provider, the account type and the billing cycle. A buyer asks for them during the inspection period and sets up accounts in the buyer's name before closing.
Seagate's FAQ lists landscape maintenance and irrigation of each homesite and the common areas among the items the Palisades dues pay for, so the association handles them (Seagate's Palisades FAQ); the association's budget shows the current split.
The FAQ does not state the water source for irrigation, and this guide does not name one. An owner who wants to change plantings, add hardscape or alter the irrigation on a homesite asks the association and the Architectural Review Board first, because the association maintains the homesite landscaping and a change can affect that arrangement.
Trash collection for a Palisades home is set by the county and the association, and the pickup days and where carts go are confirmed with the association before closing; Seagate's FAQ does not list trash among the items the dues pay for.
A buyer asks the association for the cart and pickup rules along with the other rules, and checks the tax bill's non-ad valorem line for the body that levies any solid waste charge rather than relying on a listing's description of it. The seller's recent bills show whether a charge arrives through the tax bill or through a hauler.
An owner who makes a Palisades home a permanent residence files the homestead application with the county by the statutory deadline, under Florida Statute 196.031.
The filing follows the closing, and the exemption applies from the first January 1 the home is the owner's permanent residence. An owner keeps the closing documents and the residency records the county asks for. The Save Our Homes cap starts from the reset value after filing.
An exterior change at Palisades, such as a pool, an outdoor kitchen, a new color or solar panels, goes to the Architectural Review Board for approval, and any structure also needs a county permit in unincorporated Collier County; the recorded declaration governs what the board can require.
Seagate's FAQ lists setbacks for homesites: front 15 feet with a front-entry garage or 10 feet with a side-entry garage, side 5 feet, rear 10 feet for the home and 5 feet for accessory structures, and 0 feet from the lake maintenance easement; the PUD ordinance and the declaration govern. A pool is chosen by plan and contract. An owner submits the plans to the board before hiring a contractor and keeps the approval in writing.
Seagate's FAQ lists service of the gated entry system, the lake and fountain, landscape maintenance, walls and fences, streetlights and sidewalks among the items the Palisades dues pay for, so the association maintains them; the association's budget shows the current split.
The roll lists four common tracts at Palisades, and the association holds the common areas as part of the ownership pattern described under chapter 720. An owner who sees a problem with a streetlight, a sidewalk, a wall or the lake reports it to the association's manager rather than the county, because the association holds those items. The estoppel certificate and the budget show what the association pays for and whether a repair is funded from reserves.
A Palisades owner keeps the Seagate contract, the warranty documents, the plans and options list, the certificate of occupancy and the elevation certificate, because a later buyer, an insurer and the association will each ask for one of them.
The warranty terms are in the documents Seagate gave at closing, and this guide prints no warranty term, because the contract decides. The county's elevation-certificate index lists certificates for some Palisades homes; a seller should obtain the certificate for their home. Permits for additions in unincorporated Collier County come from the county, and the permit records go in the same file.
The declaration for Palisades is a recorded document in the county's Official Records, and the association and the estoppel process are the working routes to it: the association's manager can supply the declaration and every recorded amendment, and the title company can supply the recorded copy at closing.
A buyer reads the declaration for the rental, pet, parking and architectural articles, the assessment and lien provisions, the voting and turnover terms and any amendments, because Seagate's FAQ is a builder's summary and the declaration is the governing document. The recording information and any amendments: ask the association and the title company for the book, page and dates, because this guide prints none.
Palisades is mostly in Zone AE: Collier County's copy of the effective FEMA flood map places 29 of its 32 county address points in that special flood hazard area and 3 in Zone X shaded, so a lender making a federally backed mortgage on a Zone AE home generally requires flood insurance, and the plat sits in Evacuation Zone B.
Data updated: November 2026 (county copy of the effective FEMA flood map, panel 12021C0382J, and the county evacuation-zone and Coastal High Hazard Area maps, read November 10, 2026).
We read the county's copy of the effective FEMA flood map at all 32 Palisades address points, and the county's evacuation-zone map. The 32 points are the homesites, the common-tract points and three common points on Yarberry Lane. What the record shows:
Item | What the county map shows |
|---|---|
Address points tested | All 32 Palisades county address points |
Points in Zone AE | 29, a special flood hazard area, including every homesite on Newport Road |
Points in Zone X shaded | 3, at the entrance corner by Yarberry Lane (0.2 percent annual chance) |
FIRM panel | 12021C0382J |
Panel effective date | February 8, 2024 |
Hurricane evacuation zone | Zone B |
Coastal High Hazard Area | No part of the plat |
Collier County's republished copy of the effective FEMA flood map places 29 of the 32 Palisades address points, including every homesite on Newport Road, in Zone AE, a special flood hazard area, and 3 points at the entrance corner by Yarberry Lane in Zone X shaded (0.2 percent annual chance), all on panel 12021C0382J, 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; a flood determination for one address answers the question for one home.
Zone AE is a special flood hazard area mapped with base flood elevations. Zone X shaded marks the 0.2 percent annual chance flood area outside the special flood hazard area. The AE area here is a large floodplain that extends up the Yarberry Lane corridor beyond Palisades, so the mapping is area-wide, not a Palisades-only one.
The county's copy of FEMA's base flood elevation lines shows an 11-foot line running through Palisades, and a home's elevation certificate is the record for that home's flood elevation. Zone lines can fall between neighboring homes, and an elevation certificate or a Letter of Map Amendment settles which side a building sits on. The county's base flood elevation lines are the layer this guide read.
Zone AE is inside the special flood hazard area, so a lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone; FloodSmart is the National Flood Insurance Program's consumer site.
A cash buyer decides whether to carry flood coverage, but a later buyer who finances faces the same lender rule. Pricing a flood policy before the offer, not after it, keeps that cost inside the decision.
A Letter of Map Amendment is the federal way a building is taken out of a mapped zone when its ground is shown to sit higher than the flood elevation. Whether one has been issued for a specific Palisades home is a question for the seller's records.
An owner who believes a building sits higher than the flood elevation can ask a surveyor and an insurance agent whether a map amendment request is worth filing, and the elevation certificate is the starting document for that question. Zone X shaded is a separate mapped area, not a removal.
The county's elevation-certificate index lists certificates for some Palisades homes; a seller should obtain the certificate for their home. The county's elevation certificate index is where the listing of certificates appears.
Finished-floor elevations for individual Palisades homes were not published in the records this guide read. Information not available at time of publishing (checked 2026-11-10). A flood insurer uses the certificate to rate a policy, so a buyer asks for it early and a seller has it ready before listing.
The county's hurricane evacuation map places Palisades in Evacuation Zone B, and no part of the 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 zones layer and its Coastal High Hazard Area layer are the maps this guide read. An owner follows county orders for Zone B when a storm approaches, because the order, not the letter alone, sets who leaves.
The site drains within the county's Airport Road South Canal Basin, per the county's drainage basin layer. The lake and the drainage are association items: Seagate's FAQ lists lake maintenance among the things the dues pay for (Seagate's Palisades FAQ).
This guide prints no drainage rate, basin acreage or permit number. A buyer who wants the lake's maintenance record asks the association for it.
Palisades homes first reached the county roll in 2024, after Hurricane Ian in 2022, and no public record read for this guide names Palisades for storm damage in Ian or in Hurricane Milton in 2024; WUSF and the National Weather Service describe what each storm did across Collier County, which is the record for the area.
Data updated: November 2026 (WUSF, October 9, 2022; National Weather Service Miami Hurricane Ian summary and Hurricane Milton impact narratives, read November 10, 2026).
The two storms reached Collier County in different ways, and the dated accounts follow. Palisades is in Evacuation Zone B and outside the Coastal High Hazard Area, and its flood zone is mostly Zone AE.
No report, news item or public record read for this guide names Palisades, Palisades Avenue, Newport Road or Yarberry Lane for storm damage or flooding in Hurricane Ian in 2022 or Hurricane Milton in 2024 (checked 2026-11-10), and the first Palisades homes reached the county roll in 2024, after Ian; a seller's disclosures and the association's records show what happened at a given home.
Ian came before any Palisades home reached the county roll, so the record for finished Palisades homes begins after it. A buyer asks the seller and the association, not a map, what a specific home has experienced.
WUSF reported on October 9, 2022 that a National Weather Service survey found onshore winds gusted to at least 140 mph in Collier County during Hurricane Ian (WUSF); the National Weather Service Miami Hurricane Ian summary is the official account.
Hurricane Milton struck Florida in October 2024; the National Weather Service Miami Milton impact narratives are the official account for Collier County.
That account describes the county as a whole. The association's records and a seller's disclosures answer for a specific Palisades home.
A buyer asks for four records: the seller's disclosures, the association's records of any storm repairs to common areas, the home's elevation certificate, and the insurance claims history the seller can share.
Palisades homes are new enough that most records start after Ian. A wind mitigation report and the permit set describe how a specific home was built, and the lake and drainage records sit with the association. A storm history for Palisades as a whole was not found in any public source.
Palisades owners carry a homeowners policy written for a single-family home on a platted lot, plus flood insurance that a lender requires in Zone AE; the county's wind layer gives a 163 mph design wind speed, and the Florida Building Code edition that applies to a home depends on its permit application date.
Data updated: November 2026 (county Florida Building Code wind layer, FBC8 Risk Category II; Citizens Property Insurance pages; WUSF, December 27, 2025; Florida Roofing and Sheet Metal Contractors Association; Florida Senate statutes, read November 10, 2026).
Insurance at Palisades runs on three documents: the lender's flood determination, the home's elevation certificate and the wind mitigation report a buyer's insurer may ask for.
A Palisades owner holds a numbered lot on the PALISADES plat, not a condominium unit, so the owner's policy is a homeowners policy for a single-family home, with flood insurance on top when a lender requires it in Zone AE.
What the association insures, if anything, is set by the recorded declaration and the association's records. A wind mitigation inspection report is an underwriting document a buyer's insurer may ask for, so a seller who has a current one hands it over early.
Premiums for Palisades homes depend on the carrier, the policy form, the home's elevation certificate, its wind mitigation report and the coverage chosen, and no public source read for this guide gives a premium for a Palisades home. Information not available at time of publishing (checked 2026-11-10).
A buyer asks a licensed agent for a homeowners quote and a flood quote on the specific address before the offer. FloodSmart explains National Flood Insurance Program policies, and the Florida Office of Insurance Regulation answers questions about carriers licensed in Florida.
Citizens Property Insurance had 396,387 policies as of December 19, 2025, the lowest since at least 2012 (WUSF, December 27, 2025). Citizens lists HO-3 and HW-2 forms for owner-occupied single-family homes (Citizens residential policies).
Citizens also offers an address tool for wind-only eligibility (Citizens wind-only eligibility). Whether a specific Palisades address is eligible is the carrier's decision, and an agent runs the address before the offer.
The county's current Florida Building Code wind layer gives an ultimate design wind speed of 163 mph (Risk Category II) at Palisades, the figure new construction there is designed to.
That figure is a design standard for new work, not a rating for a finished home. A wind mitigation report and the permit set describe how a specific Palisades home was built.
The Florida Roofing and Sheet Metal Contractors Association's summary of the 8th Edition says the wind-borne debris region includes areas where the ultimate design wind speed is 140 mph or more, so Palisades lies in that region, where the code sets protection rules for glazed openings; a home's permit set shows what was installed.
The Florida Building Code, 8th Edition (2023), took effect December 31, 2023, and which edition applies depends on each home's permit application date.
The county roll gives Palisades homes roll years of 2024 and 2025, and a buyer who wants the edition for a specific home asks for its permit record from Seagate or the county.
My Safe Florida Home grants under Florida Statute 215.5586 require a home whose building permit was applied for before 2008, so new Palisades homes do not meet that test.
Palisades schools, per Seagate's Palisades FAQ, are Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High, which match the district's feeder pattern for Pelican Marsh Elementary; that is a builder statement and a feeder pattern, not an assignment, so a school locator confirms the schools for a specific address.
Data updated: November 2026 (Seagate's Palisades FAQ, April 2026; Florida Department of Education school directory; road estimates measured November 2026 from inside Palisades).
School addresses come from the Florida Department of Education's Collier school directory, and the distances are routed road miles and minutes from inside Palisades.
Seagate's Palisades FAQ names Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High as the Palisades schools, and the Collier County Public Schools feeder pattern for Pelican Marsh Elementary runs to Pine Ridge Middle and Barron Collier High; those are the builder's statement and the district's feeder pattern, not an assignment, so confirm the schools for a specific Palisades address with Collier County Public Schools' school locator, because attendance zones change.
A district lookup run on a Palisades street address was not part of this guide. Information not available at time of publishing (checked 2026-11-10).
Pelican Marsh Elementary, at 9480 Airport Rd N, is 2.7 road miles and about 7.3 minutes from inside Palisades. Pine Ridge Middle, at 1515 Pine Ridge Rd, is 2.9 to 3.2 road miles and about 6.3 to 8.5 minutes. Barron Collier High, at 5600 Cougar Dr, is 1.9 road miles and about 6.4 minutes.
Naples News Now reported that Pelican Marsh Elementary was on the district's list for an elementary zone review tied to a new eastern Collier school, with current projections showing no students reassigned from it (Naples News Now).
The outcome of that review was not reported in the source. Attendance zones change, so the district's school locator, not a builder list or a news report, is the record for a specific address and school year.
Gulf Coast High, at 7878 Shark Way, is a public high school 7.5 road miles and about 14.6 minutes from inside Palisades.
This guide makes no claim about which high school serves a specific Palisades address; the district's school locator answers that, and the Seagate FAQ lists Barron Collier High for the community.
Community School of Naples, at 13275 Livingston Rd, is 6.4 road miles and about 12.5 minutes from inside Palisades. Seacrest Country Day School, at 7100 Davis Blvd, is 8.0 road miles and about 15.7 minutes, and its site states a 40-acre campus.
Our Naples private schools guide lists private schools across Naples, with their locations and how admission works. Private school enrollment is by application and tuition, and it has no connection to a home's address.
Florida SouthWestern State College, Collier Campus, at 7505 Grand Lely Dr, is 14.4 road miles and about 24.3 minutes from inside Palisades. Florida Gulf Coast University is 19.9 road miles and about 31.4 minutes.
Palisades is 4.3 road miles from Physicians Regional Medical Center, Pine Ridge, 4.7 from NCH North Naples Hospital and 8.0 from NCH Baker Hospital, measured from inside Palisades; NCH states its emergency departments are open 24/7, and in an emergency a person calls 911.
Data updated: November 2026 (road estimates measured November 2026 from inside Palisades; Physicians Regional Medical Center and NCH Healthcare System location pages, read November 10, 2026).
Drive figures are road miles and minutes from inside Palisades, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on Airport-Pulling Road, Immokalee Road and Pine Ridge Road run longer. Call 911 in an emergency.
NCH North Naples Hospital, at 11190 Health Park Blvd, is 4.7 road miles and about 10.4 minutes from inside Palisades, and NCH states its emergency departments are open 24/7, per its emergency and immediate care list.
Call 911 in an emergency. A buyer who wants a specific hospital's services asks the hospital, because this guide prints no bed counts, trauma levels or wait times.
Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Rd, is 4.3 road miles and about 10.7 minutes from inside Palisades. NCH North Naples Hospital, at 11190 Health Park Blvd, is 4.7 road miles and about 10.4 minutes. NCH Baker Hospital, at 350 7th St N, is 8.0 road miles and about 16.8 minutes.
Vanderbilt Immediate Care, at 801 Vanderbilt Beach Rd, is NCH's minor-emergency option on its emergency and immediate care list.
Hours and services are set by the provider, so a person checks with the clinic before relying on it. This guide prints no hours.
North Collier Fire Control and Rescue District serves North Naples; the tax bill names the fire levy on a specific home.
This guide prints no station number, response time or levy figure. A buyer reads the fire line on the home's tax bill and asks the district about its coverage area.
The Collier County Sheriff's Office patrols unincorporated Collier County, and Palisades is in unincorporated Collier County, outside the City of Naples.
This guide makes no claim about response times or patrol schedules. The sheriff's office answers questions about its service for a specific address.
Palisades is 3.1 road miles from Mercato, 3.5 from Vanderbilt Beach, 4.1 from Waterside Shops, 5.9 from Naples Airport and 28.0 from Southwest Florida International Airport, measured from inside Palisades in free-flowing traffic, so the minutes are off-peak figures and winter-season drives run longer.
Data updated: November 2026 (road estimates measured November 2026 from inside Palisades).
Drive figures are road miles and minutes from inside Palisades, measured November 2026 with one routing method that models free-flowing traffic, so winter-season drives on Airport-Pulling Road, Immokalee Road and Pine Ridge Road run longer. We measured drive times from inside Palisades with one routing method.
Destination | Road miles | About minutes |
|---|---|---|
Barron Collier High, 5600 Cougar Dr | 1.9 | 6.4 |
Pelican Marsh Elementary, 9480 Airport Rd N | 2.7 | 7.3 |
Pine Ridge Middle, 1515 Pine Ridge Rd | 2.9 to 3.2 | 6.3 to 8.5 |
Mercato | 3.1 | 8.0 |
Vanderbilt Beach | 3.5 | 8.5 |
Waterside Shops | 4.1 | 9.2 |
Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd | 4.3 | 10.7 |
NCH North Naples Hospital, 11190 Health Park Blvd | 4.7 | 10.4 |
Clam Pass Park | 4.8 | 11.8 |
Naples Airport, 160 Aviation Dr N | 5.9 | 12.4 |
Community School of Naples, 13275 Livingston Rd | 6.4 | 12.5 |
Gulf Coast High, 7878 Shark Way | 7.5 | 14.6 |
I-75 at Immokalee Road (Exit 111) | 7.6 | 12.7 |
NCH Baker Hospital, 350 7th St N | 8.0 | 16.8 |
Seacrest Country Day School, 7100 Davis Blvd | 8.0 | 15.7 |
Fifth Avenue South, downtown Naples | 8.5 | 17.4 |
I-75 at Pine Ridge Road (Exit 107) | 8.7 | 15.4 |
Third Street South | 9.1 | 18.9 |
Coconut Point, Estero | 13.8 | 24.7 |
Florida SouthWestern State College, Collier Campus, 7505 Grand Lely Dr | 14.4 | 24.3 |
Florida Gulf Coast University | 19.9 | 31.4 |
Southwest Florida International Airport | 28.0 | 39.6 |
Downtown Fort Myers | 35.2 | 47.2 |
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Vanderbilt Beach is 3.5 road miles and about 8.5 minutes from inside Palisades, and Clam Pass Park is 4.8 road miles and about 11.8 minutes.
Florida Rambler describes a three-quarter-mile boardwalk through a mangrove forest at Clam Pass Park, with a free tram. Clam Pass sits by Pelican Bay, whose beach facilities belong to Pelican Bay's own membership (Pelican Bay Foundation); our Pelican Bay guide describes that community. Parking and entry at each beach are set by the operator, and this guide prints no parking or admission figure.
Mercato is 3.1 road miles and about 8.0 minutes from inside Palisades. Our Mercato guide describes the shops, restaurants and residences there.
Naples News Now reported on November 12, 2025 that Mercato unveiled an expanded central piazza of about 6,700 square feet, about three times its former size (Naples News Now).
Whole Foods Market, at 9101 Strada Place, and Trader Joe's are two grocery stores in the Naples area that owners use.
This guide prints no drive figure for either store, because the routed table does not include them. Store pages list hours and departments, so an owner checks the store's own page before relying on a service.
Waterside Shops is 4.1 road miles and about 9.2 minutes from inside Palisades.
The center's own site lists its stores and hours. Winter-season traffic on Airport-Pulling Road and Immokalee Road runs longer than the free-flowing estimate.
Artis-Naples is the home of The Baker Museum and the Naples Philharmonic. The Naples Botanical Garden, at 4820 Bayshore Dr, publishes its visiting information on its own site.
This guide prints no admission figure for either, and no drive figure, because the routed table does not include them.
Naples Airport, at 160 Aviation Dr N, is 5.9 road miles and about 12.4 minutes from inside Palisades. Southwest Florida International Airport is 28.0 road miles and about 39.6 minutes.
I-75 is under construction for express lanes and a new interchange at Immokalee Road, so the airport drive can run longer while that work is underway.
The old description of Palisades said the community was "just minutes" from the Gulf Beaches, Mercato, The Waterside Shops and Clam Pass Park. Routed off-peak, Mercato is 8.0 minutes away, Vanderbilt Beach 8.5, Waterside Shops 9.2 and Clam Pass Park 11.8.
"Just minutes" holds only in free-flowing traffic, and the routed figures are the ones this guide stands behind. Winter-season drives run longer.
Palisades sits where Airport-Pulling Road, Pine Ridge Road and Immokalee Road all lead to I-75: the county plans to widen Airport-Pulling Road to six lanes, FDOT is building a diverging diamond interchange at I-75 and Pine Ridge Road, and FDOT's I-75 project adds express lanes and a new Immokalee Road interchange.
Data updated: November 2026 (FDOT projects 452544-1 and 445296-1; FDOT Collier RoadWatch, November 2026; Naples News Now reports of December 19, 2023 and April 8, 2025; Collier County PUD layer, read November 10, 2026).
We read FDOT's I-75 and Pine Ridge Road project pages and the news reports on the roads around Palisades. This guide prints no project dollar figure.
Naples News Now reported on April 8, 2025 that the county's plan widens Airport-Pulling Road to six lanes from Vanderbilt Beach Road to Immokalee Road, with construction potentially as soon as fall 2026 (Naples News Now).
Its December 19, 2023 report named Pelican Marsh Elementary among the congestion points on that segment (Naples News Now). Airport-Pulling Road is one of the arterials Seagate names for Palisades.
FDOT's project 445296-1 builds a diverging diamond interchange at I-75 and Pine Ridge Road (Exit 107), with the current phase listed through mid 2027.
FDOT's Collier RoadWatch said in November 2026 that completion is anticipated by the end of 2026. Exit 107 is 8.7 road miles and about 15.4 minutes from inside Palisades.
FDOT's project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road, about 21 miles. It adds express lanes and a diverging diamond interchange at Immokalee Road (Exit 111), with a construction phase from mid 2026 and a public hearing on October 27 and 28, 2026.
Exit 111 is 7.6 road miles and about 12.7 minutes from inside Palisades, so the work sits on one of the two main routes to I-75.
Palisades has 25 homesites in total, and Seagate is still building: Seagate's June 2026 price sheet listed five open homesites, with homesite premiums of $275,000 to $450,000, and homes with completion dates into 2027, and its site plan, updated October 15, 2026, marked nine homesites sold (Seagate's Palisades site plan).
The homesite count is fixed at 25 on the record read, so more homes inside Palisades means the remaining homesites, not additional ones.
The county PUD layer shows 39 planned unit developments within about a mile of Palisades (county PUD layer).
Palisades itself is listed as PALISADES RPUD, status active, under Ordinance 22-20. A planned unit development is a zoning approach with its own standards, and a buyer who wants the standards for a neighboring site asks the county for that site's ordinance.
Palisades has 25 homesites, Windward Isle 28 single-family homes and Opus Stone 51 homesites, three Seagate Development Group communities in North Naples built at different times, and county sales for newer plats nearby give context, though Palisades has only 3 qualified sales on record, too few for a median.
Data updated: November 2026 (Seagate Development Group releases and community pages; Collier County recorded sales, qualified sales over $100,000, Collier sale-date end October 16, 2026, county file dated October 27, 2026, our analysis).
Seagate's communities page lists its residential work. The table states what Seagate publishes; where it publishes nothing, the cell says so.
Community | Homes | Size of site | Plans and sizes (Seagate-published) | HOA per Seagate | Status per Seagate |
|---|---|---|---|---|---|
Palisades | 25 | About 11.78 acres | Six plans, 2,697 to 5,037 square feet of living area | Dues per Seagate's Palisades FAQ | Selling |
Windward Isle | 28 | Not published | West Indies style, sizes not published | Not published | Last two homesites under contract in May 2021 |
Opus Stone | 51 | About 50 acres | 11 plans, 3,200 to 5,550 square feet under air | Not published | Selling |
Silver Oak | 10 | Homesites of about 1.25 acres each | Not published | No HOA | Selling |
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Windward Isle is Seagate's first North Naples community in this comparison of 28 single-family homes in a West Indies style, on Airport-Pulling Road just south of Orange Blossom Drive; Seagate announced its last two homesites under contract in May 2021 (Seagate).
Seagate wrote in 2021 that Palisades would reflect Windward Isle's single-family layout. Seagate publishes no Windward Isle dues or plan sizes, so this guide makes no cost comparison.
Opus Stone is 51 homesites on about 50 acres on Vanderbilt Beach Road at Massey Street, with 11 plans of 3,200 to 5,550 square feet under air (Seagate, Naples News Now).
Silver Oak is 10 homesites of about 1.25 acres each with no HOA (Seagate). Palisades has 25 homesites on about 11.78 acres under one association, so the three differ in site size, plans and association structure.
Collier County records 3 qualified Palisades sales, from $3,350,000 to $3,800,000, too few for a median, and the nearby plats in the table are context only (qualified sales over $100,000, Collier sale-date end October 16, 2026).
Plat (county roll name) | Homes built 2018 or later, 2,800 sq ft or more on the roll | Qualified sales, 36 months to October 16, 2026 | Range | Median |
|---|---|---|---|---|
Palisades | 7 on the roll | 3 (all time) | $3,350,000 to $3,800,000 | under 10 sales: none |
Sereno Grove | 63 | 13 | $1,925,000 to $2,600,000 | $2,250,000 |
The Crossings, Mill Run | 28 | 22 | $955,000 to $2,325,000 | $1,505,000 |
Conners Vanderbilt Beach Estates #2 | 22 | 18 | $1,449,000 to $7,500,000 | $3,100,000 |
Conners Vanderbilt Beach Estates #3 | 22 | 24 | $1,800,000 to $7,900,000 | $3,225,000 |
Four Seasons | 20 | 6 | $1,100,000 to $3,000,000 | under 10 sales: none |
Pine Ridge | 32 | 11 | $1,175,000 to $12,575,000 | $5,775,000 |
Pine Ridge Extension | 88 | 27 | $3,000,000 to $15,299,300 | $6,900,000 |
Pine Ridge Extension Unit 2 | 28 | 11 | $2,425,000 to $15,676,000 | $6,700,000 |
Pelican Bay Unit 1 | 27 | 8 | $2,550,000 to $9,395,000 | under 10 sales: none |
Pelican Bay Unit 4 | 56 | 16 | $2,575,000 to $11,725,000 | $4,462,500 |
The county list covers single-family plats in ZIP codes 34109 and 34108 with at least five homes built in 2018 or later and 2,800 square feet or more on the roll, with qualified sales over $100,000 in the 36 months to October 16, 2026; the plats differ in age, lot size, water and location, so compare a specific home with the county record.
These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast. Palisades has 3 qualified sales on the record, too few for a median, and the Pine Ridge and Pelican Bay rows sit closer to the Gulf and carry wider ranges.
Pelican Marsh is another North Naples community, and our Pelican Marsh guide sets out its homes, association and county record.
A buyer weighing Pelican Marsh against Palisades compares home type, association documents and flood zone by address, because each community has its own plat and its own rules.
The county roll gives Palisades homes roll years of 2024 and 2025: 3 homes in 2024 and 4 in 2025. The plats on the county comparison list are filtered to homes built 2018 or later, so every row in the table has recent construction.
A roll year is the year the county recorded the structure, not a closing or certificate of occupancy date, and the roll lags construction. This guide makes no claim beyond the record.
Palisades has 29 of 32 county address points in Zone AE on panel 12021C0382J, and its association fees are Seagate's published figures from its FAQ, which the association's budget and the estoppel certificate confirm (Seagate's Palisades FAQ).
A buyer comparing another community checks the same two items by address: the flood zone on the current map, and the association's documents. This guide makes no claim about the flood zones of Windward Isle or Opus Stone.
Palisades offers 25 Seagate homesites on one plat with six plans, a lake and no CDD per Seagate's FAQ, and it carries trade-offs on the record: Zone AE at most county address points, a builder still building, only three qualified sales, and road construction nearby.
Strengths on the record:
Strength | What the record shows |
|---|---|
One builder, one plat | 25 homesites built only by Seagate Development Group on the PALISADES plat |
Six plans | 2,697 to 5,037 square feet of living area, one and two stories, three-car garages, as Seagate published them |
Lake and park homesites | 8 lake homesites and 17 park homesites per Seagate's site plan |
Association | No CDD per Seagate's FAQ; the FAQ says the dues pay for landscape maintenance and irrigation of each homesite and the common areas (Seagate's Palisades FAQ) |
Hazard maps | Not in the Coastal High Hazard Area; Evacuation Zone B |
Distances | Barron Collier High 1.9 road miles, Mercato 3.1 |
Building code | Design wind 163 mph at Palisades, the figure new construction is designed to |
Trade-offs on the record:
Trade-off | What the record shows |
|---|---|
Flood zone | Zone AE at 29 of 32 county address points, so a lender generally requires flood insurance |
Builder still building | Five open homesites on Seagate's June 2026 sheet; the association turns over to owners three months after 90 percent of the homesites are sold |
Thin sales record | Three qualified sales, $3,350,000 to $3,800,000, no median |
Amenities | Seagate's FAQ lists none |
Road work | An Airport-Pulling Road widening plan and I-75 construction on the routes to the interstate |
Rules | Published by the developer in Seagate's FAQ; the recorded declaration governs |
Selling your home in Palisades? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Palisades? Call Marc at (239) 287-5873 and see how we represent buyers.
Palisades has 25 homesites built only by Seagate, six plans of 2,697 to 5,037 square feet of living area as Seagate published them, 8 lake homesites and 17 park homesites, and no CDD per Seagate's FAQ.
The FAQ says the dues pay for landscape maintenance and irrigation of each homesite (Seagate's Palisades FAQ). No part of the plat lies in the Coastal High Hazard Area, Barron Collier High is 1.9 road miles away and Mercato 3.1, and the design wind speed is 163 mph.
Zone AE covers 29 of the 32 county address points, so lender flood insurance generally applies, and Seagate is still building and still controls the association until turnover.
Only three qualified sales are on record, so there is no median. Seagate's FAQ lists no amenities. Airport-Pulling Road and I-75 have construction planned or underway. The association's rules are published by the developer, and the recorded declaration governs them.
Whether Palisades fits a buyer is a question of documents and numbers, not a forecast. The record shows 3 qualified sales from $3,350,000 to $3,800,000, six plans, a mostly Zone AE flood map and an association with published fees.
This guide makes no price forecast. A buyer weighs the plan, the homesite, the HOA documents, a flood quote and the county record, and we help with each.
A buyer verifies the plan, options and homesite; Seagate's contract and payment schedule; the FAQ fees and the estoppel certificate; the association's budget; the declaration's rules and any amendments; the turnover status; the flood zone by address, the elevation certificate and a flood quote; the wind mitigation report; the tax bill; the school locator result; and the warranty documents.
Each item points at a document, and the document, not this guide, is the record for that home.
To start, call Marc at (239) 287-5873 or see how we represent buyers; a Palisades seller can get a free home valuation from Jesse at (239) 898-6072.
We walk through the plan, the HOA documents, the flood map and the three county sales before an offer, so each number is checked against its document.
Palisades 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 Palisades, or thinking, "I need to sell my home in Palisades", McGreevy and Comisar prices each home by plan, homesite, condition and the association's documents.
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; Seagate's Palisades FAQ (April 2026), June 2026 price sheet and site plan, read November 10, 2026).
We tracked every priced deed the county file holds for Palisades, ten deeds since February 2024, three of them qualified home sales, and we read Seagate's Palisades FAQ, its June 2026 price sheet and its site plan. Read what we bring as some of the best real estate agents in Naples.
Collier County records three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales. 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 Palisades? Start with our free home valuation, read how we sell a home in Naples, or call Jesse direct at (239) 898-6072. Buying in Palisades? 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 plan, the homesite, the options, the condition and the documented changes. The record holds three qualified sales, $3,350,000 to $3,800,000 (qualified sales over $100,000, Collier sale-date end October 16, 2026), too few for a median. Nearby newer North Naples plats with 10 or more qualified sales in the 36 months to October 16, 2026, such as Pine Ridge Extension (27 sales, median $6,900,000) and Conners Vanderbilt Beach Estates #3 (24 sales, median $3,225,000), differ in age, lot size, water and location, so they are context, not a price for a Palisades home. 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 ask the association early for the estoppel certificate, and have the deed, Seagate's contract and warranty documents, the latest tax bill, the elevation certificate, the wind mitigation report and the insurance declarations ready. Read how we sell a home in Naples.
The county file records closing dates, not days on market. It shows the three qualified sales by date: 1 in October 2025 and 2 in 2026 to October 16 (qualified sales over $100,000, Collier sale-date end October 16, 2026). We make no forecast, and we print no days on market because that field is not a public record.
Seagate is still selling in Palisades: its June 2026 price sheet listed five open homesites and homes with completion dates into 2027, and its site plan, updated October 15, 2026, marked nine homesites sold (Seagate's Palisades site plan). A buyer can look at Seagate's homes and at a resale, and Seagate's base prices are asking prices, not recorded sales. We price your home from the county record and your home's own documents, and we make no claim about how Seagate's inventory moves a resale.
The deed and title information, Seagate's contract and warranty documents, the plans and options list, the certificate of occupancy, the association's contact for the estoppel certificate, the elevation certificate for the home, the wind mitigation report, the insurance declarations including flood, the latest tax bill and any permits for changes made to the home.
The association's fees and rules, then the flood insurance a lender requires in Zone AE, the plan and the homesite, the turnover of the association, the taxes and the warranty documents. Seagate's FAQ answers the fee and rule questions, and the declaration and the estoppel certificate confirm them.
Palisades 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 Palisades 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 Palisades? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palisades? 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 Palisades, and the reviews on the team's Google Business Profile describe what a seller or buyer in Palisades 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.
Palisades buyers ask where the homes are, who builds them, what the association's FAQ publishes, what the flood map says and what homes have sold for. Each answer draws on a county record, a Seagate document 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; Seagate's Palisades FAQ (April 2026), June 2026 price sheet and site plan, read November 10, 2026; county flood and evacuation-zone maps, read November 10, 2026).
Palisades sits on Yarberry Lane in North Naples, in the area Seagate's 2023 release described as 'on Yarberry Lane, off Orange Blossom Drive and Airport-Pulling Road North'; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34109.
Palisades is 25 single-family homesites built only by Seagate Development Group on one recorded Collier plat, PALISADES, along Palisades Avenue and Newport Road off Yarberry Lane in North Naples, Florida 34109, in unincorporated Collier County, with the first homes on the county roll in 2024 and 2025. Collier County's records carry each Palisades homesite as a numbered lot on the PALISADES plat with its own parcel, not as a condominium unit, and the association holds the common areas.
Seagate's FAQ describes an RFID gate; guest entry and access devices are set by the association (Seagate's Palisades FAQ).
Seagate Development Group, a Fort Myers developer and builder whose homebuilding is marketed as Seagate Residential, is the only builder. Seagate announced in October 2021 that it had acquired about 12 acres on Yarberry Lane for a community named Palisades (SW Florida Business Today), held a ribbon cutting on May 17, 2023 (SW Florida Business Today) and announced its completed Palm Springs model on October 24, 2025 (Seagate).
Seagate's June 2026 price sheet lists six Palisades plans, from the Ventura at 2,697 square feet of living area to the Palm Springs at 5,037, as Seagate published them (Palisades base price sheet). Confirm a specific home's plan, options and size on its contract and closing documents.
As Seagate's June 2026 price sheet published them, the three one-story plans, the Ventura, the Avalon and the Laguna, each have three bedrooms plus a study, and the three two-story plans, the Coronado, the Newport and the Palm Springs, each have four bedrooms plus a study; every plan has a three-car garage. Seagate's Palisades floor plans show each layout, and a specific home's contract and closing documents confirm its own.
Palisades Naples Homeowner's Association, Inc., as Seagate's Palisades FAQ names it, is the one association for the 25 homesites, and no master association appears in any source read for this guide (Seagate's Palisades FAQ).
Seagate's FAQ says owners take control of the association three months after 90 percent of the homesites are sold, with one vote per lot after turnover; that matches the statutory default in Florida Statute 720.307, which also requires the developer to deliver the association's records at turnover. Seagate's site plan, updated October 15, 2026, marked nine of the 25 homesites sold (Seagate's Palisades site plan).
Per Seagate's Palisades FAQ (April 2026 edition), association dues are $990 a quarter from the homesite closing until the home's certificate of occupancy, then $1,963 a quarter, plus a $2,500 initial assessment at closing (Seagate's Palisades FAQ). The FAQ says the association hired Associa Gulf Coast to provide management. Those are the developer's published figures, and the association's estoppel certificate under Florida Statute 720.30851 confirms the current amount.
Seagate's Palisades FAQ says an owner may rent a home at most three times a calendar year, for at least one month each time, under a written lease, with no time sharing; pets are subject only to Collier County's normal pet rules; guests may park on the street no more than five consecutive days; and no watercraft may be parked outside overnight. The recorded declaration, any amendments and the association's rules govern, so confirm them in the association's documents before a contract.
Seagate's Palisades FAQ answers 'No, there is no CDD at Palisades,' no Palisades district appears in any public source read for this guide, and the state's official list of special districts is the record a buyer can check; a community development district is a local unit of special-purpose government under Florida Statute 190.003 that can levy assessments on the tax bill.
Florida's milestone inspection law, Florida Statute 553.899, and the structural integrity reserve study rule in Florida Statute 718.112 are written for condominium and cooperative buildings three stories or higher, and both exclude single-family dwellings with three or fewer habitable stories. Palisades homes are one or two stories on platted lots, and the association's budget and reserves are governed by chapter 720 and its own documents.
Collier County records three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
Collier County's republished copy of the effective FEMA flood map places 29 of the 32 Palisades address points in Zone AE, a special flood hazard area, on panel 12021C0382J, effective February 8, 2024, so confirm the zone for a specific home by address. A lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone; FloodSmart is the National Flood Insurance Program's consumer site.
Palisades sellers ask what a home is worth, how the plan and homesite shape a price, what a buyer will request and what the association must supply. Each answer draws on a county record, a public document 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 12021C0382J, read November 10, 2026; Florida Statutes chapter 720, read November 10, 2026; our analysis).
Price from the county's qualified recorded sales and your home's plan, homesite and condition, ask the association for the estoppel certificate early, and gather Seagate's contract and warranty documents. Start with our free home valuation.
We give no number without looking at the home. Your plan, homesite, options, condition and documented changes come first, and the county's three qualified sales set the starting point for the record. Start with our free home valuation, or read our Naples home valuation page.
Compare by plan, homesite, condition and date, never by street number. Collier County records three qualified Palisades home sales: $3,775,000 on October 7, 2025, $3,800,000 on March 25, 2026 and $3,350,000 on April 10, 2026 (qualified sales over $100,000, Collier sale-date end October 16, 2026); three sales are too few for a median or a price per square foot, and the county record does not label which of them were Seagate's first sales. These are small samples: a few sales move a range or a median, so read them as the county record, not a forecast.
Collier County's roll does not yet carry a usable living area for Palisades homes: the roll lags construction, and its heated-area field differs from Seagate's plan sizes on several homes, so this guide uses Seagate's published plan sizes and prints no price per square foot.
We make no claim either way. Seagate's site plan places the 8 lake homesites on the east side of Newport Road, and the park homesites face south and west, but the county sales file does not record which homesite looks over the lake, and three sales are too few to separate them. Ask us to compare a specific homesite with the record.
We make no claim either way. The county sales file does not record the plan, and three sales cannot separate one-story sales from two-story sales. As Seagate published them, the one-story plans run from 2,697 to 3,243 square feet of living area and the two-story plans from 4,312 to 5,037, so compare each home's plan, homesite, condition and documents.
A county just value is a tax figure set for assessment, not a price. What a buyer pays on the date of a sale can differ from it, and a sale resets the assessment for the buyer.
The county file records closing dates, not days on market, and shows 1 qualified sale in October 2025 and 2 in 2026 to October 16. Multiple Listing Service fields such as days on market are not public records and were not pulled for this guide (checked 2026-11-10).
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.
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 priced deed the county file holds for Palisades, ten deeds since February 2024, three of them qualified home sales. Call Jesse direct at (239) 898-6072.
Seagate's June 2026 price sheet listed five open homesites, with homes completing into 2027, and its site plan, updated October 15, 2026, marked nine homesites sold (Seagate's Palisades site plan). Your contract with Seagate and the recorded declaration govern any resale terms, and we make no claim of a restriction; read them with your attorney before listing.
The recorded declaration and the association's rules govern whether any approval step applies, and we make no claim that one does. What every sale does need is the estoppel certificate, the document the closing agent uses to confirm what is owed to the association.
Chapter 720 requires a disclosure summary for a buyer of a home in a homeowners' association community, and a buyer will also ask for the recorded declaration, the association's rules and its current budget. This is not legal advice; ask your attorney which documents apply to your sale.
The closing agent or title company requests it from the association in writing, and under Florida Statute 720.30851 the association issues a certificate that states the amounts owed on the home. Ask early so the buyer sees it before closing.
Yes, it is settled at closing. Under Florida Statute 720.3085, a new owner is jointly liable with the previous owner for assessments unpaid at the transfer, which is why the association's estoppel certificate matters at closing.
A seller's disclosures are a matter for your attorney and the contract. Collier County's republished copy of the effective FEMA flood map places 29 of the 32 Palisades address points in Zone AE, a special flood hazard area, on panel 12021C0382J, effective February 8, 2024, so confirm the zone for your home by address and by its elevation certificate. This is not legal advice; ask your attorney.
A buyer's insurer uses it to rate flood coverage, so have it ready. The county's elevation-certificate index lists certificates for some Palisades homes; a seller should obtain the certificate for their home. A Letter of Map Amendment is the federal way a building is removed from a flood zone.
It can shape the buyer's monthly cost. Because Zone AE is inside the special flood hazard area, a lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. Have the elevation certificate and a wind mitigation report ready so the buyer's insurance quote arrives early; we print no quote figure.
The warranty documents in Seagate's contract decide, so ask for them and give your buyer copies of what Seagate delivered at your closing. We make no claim about what remains in force for a given home or what passes to a later owner.
In Collier County the buyer customarily pays the owner's title policy, and the contract controls.
Documentary stamp tax on deeds is set by Florida Statute 201.02, and who pays it on a sale is set by the contract. We print no rate; your contract and your closing agent show the amount.
Often not. A sale resets the assessment, and homes still under construction or recently finished may carry a land-only or partial assessment on the roll, so a current bill is not the next owner's bill. Under Florida Statute 193.155, Save Our Homes caps annual growth in a homestead's assessed value at the lower of 3 percent or the change in the consumer price index, and the assessment resets to just value after a change of ownership.
It ends with your ownership and residence in the home. The homestead exemption set by Florida Statute 196.031 applies to a permanent residence, so your buyer files their own application, and the assessment resets to just value after the change of ownership under Florida Statute 193.155.
Portability is part of the Florida homestead law that sets the Save Our Homes cap in Florida Statute 193.155, and whether it applies depends on your next home and your timing. We print no figure; ask a tax adviser or an attorney before you close.
Yes, it can be done. The lease, the recorded declaration, the association's rules and the contract govern the sale, a buyer takes title subject to the lease as the contract states, and Seagate's FAQ sets a one-month minimum lease (Seagate's Palisades FAQ); ask us how to sequence it.
Seagate's Palisades FAQ says an owner may rent a home at most three times a calendar year, for at least one month each time, under a written lease, and the recorded declaration governs (Seagate's Palisades FAQ). Under Florida Statute 720.306(1)(h), an amendment adopted after July 1, 2021 that prohibits or regulates renting applies only to owners who take title after it or who consent to it, except that an association may prohibit or regulate rentals shorter than six months and limit renting a home to three times in a calendar year for every owner.
Furnishings are a contract term, so list in the contract which items stay with the home and which go. We make no value claim for furnishings, and a recorded sale price in the county file does not separate them from the home.
Buyers may read Seagate's June 2026 sheet, and these are Seagate's asking base prices from its June 2026 sheet, before homesite premium and options; they are not recorded sales. The county record of qualified sales is the record of what homes sold for, and we price your home from it and from your home's own documents.
A buyer's lender and insurer decide what they ask for. Insurers often ask for a four-point inspection or a wind mitigation report on a home, so having current reports ready helps the buyer's insurance quote arrive early. We make no claim that either report is required for a sale.
Call it Palisades on Palisades Avenue or Newport Road, Naples 34109, per the plat, never Pacific Palisades, Palisades at Palmer Ranch, Palisades Country Club or a "Palisades" floor plan from another builder, and drop the marketing labels older copy used. Use Seagate-published plan size, never the county figure, describe amenities and the entry only as Seagate's FAQ and the association's documents show them, claim no lake view the homesite does not have, and print no fee figure the estoppel certificate does not show. Note that "Seagate Palisades" alone reads as a hard drive search, so use "Seagate Development Group".
We price from Collier County's qualified recorded sales and put the estoppel certificate, the elevation certificate, the wind mitigation report and Seagate's contract and warranty documents in front of a buyer first, with clear answers on the plan, the homesite and the flood map. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
A lender making a federally backed or federally regulated mortgage on a Palisades home in Zone AE generally requires flood insurance unless a Letter of Map Amendment removes the building from the zone. Citizens Property Insurance lists HO-3 and HW-2 forms for owner-occupied single-family homes (Citizens residential policies), and the Florida Office of Insurance Regulation handles carrier questions. We print no premium.
Palisades sellers and buyers work with McGreevy and Comisar because we price from the county record and ask for the flood, title and association documents first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the plan and the homesite, and we start from the recorded sales.
Selling in Palisades? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palisades? 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 plan, homesite, condition and documents. We ask the association for the estoppel certificate early, and we gather Seagate's contract and warranty documents, the elevation certificate and the wind mitigation report. 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 Seagate's contract, the estoppel certificate, the budget, the recorded declaration's rules and the flood zone by address. Call Marc at (239) 287-5873.
Ask us through our contact page or request a free home valuation for a home on Palisades Avenue or Newport Road. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Palisades sellers and buyers can open the same public documents behind this guide: Seagate's Palisades FAQs, June 2026 price sheet, floor plans and site plan, the Florida statutes on rental amendments, turnover, assessment liens, estoppel certificates, solar collectors and milestone inspections, the county flood, panel and evacuation maps and the I-75 project page.
Data updated: November 2026 (all documents read November 10, 2026 unless a publication date is given).
Document | Publisher | Link |
|---|---|---|
Palisades FAQs, April 2026 | Seagate Development Group | https://online.flippingbook.com/view/339343977 |
Palisades base price sheet, June 2026 | Seagate Development Group | https://online.flippingbook.com/view/209044731/ |
Palisades floor plans | Seagate Residential | https://palisadesnaples.com/floor-plans/ |
Palisades site plan and community information | Seagate Residential | https://palisadesnaples.com/community-info/ |
Florida Statute 720.306, rental amendments | Florida Legislature | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html |
Florida Statute 720.307, turnover | Florida Legislature | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.307.html |
Florida Statute 720.3085, assessments and liens | Florida Legislature | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3085.html |
Florida Statute 720.30851, estoppel certificates | Florida Legislature | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html |
Florida Statute 163.04, solar collectors | Florida Legislature | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.04.html |
Florida Statute 553.899, milestone inspections | Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/553.899 |
Palisades flood zone map data | Collier County republished FEMA map | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_FloodZones/FeatureServer/0 |
FIRM panel index | Collier County republished FEMA map | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_Panels/FeatureServer/0 |
Hurricane evacuation zones | Collier County map service | https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Hurricane_Evacuation_Zone/FeatureServer/0 |
FDOT project 452544-1, I-75 Golden Gate Parkway to Alico Road | Florida Department of Transportation | https://www.swflroads.com/project/452544-1 |
Palisades figures and rules on this page come from Collier County records and map services, Seagate's FAQ, price sheet and releases, Florida statutes, federal and state agencies, hospital and school pages, and news reports on roads and storms. We read the county roll for every Palisades parcel and common tract; 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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61,192 people live in Palisades, where the median age is 63 and the average individual income is $94,993. 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 Palisades, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Crusier's Malt Shop & Grill, Naples Park Supermarket, and Naples Park Food Mart.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.81 miles | 0 reviews | 0/5 stars | |
| Dining | 0.94 miles | 0 reviews | 0/5 stars | |
| Dining | 0.94 miles | 0 reviews | 0/5 stars | |
| Dining | 0.98 miles | 0 reviews | 0/5 stars | |
| Dining | 0.98 miles | 0 reviews | 0/5 stars | |
| Active | 0.36 miles | 4 reviews | 4.5/5 stars | |
| Active | 0.61 miles | 0 reviews | 0/5 stars | |
| Active | 0.87 miles | 0 reviews | 0/5 stars | |
| Active | 0.94 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.44 miles | 1 review | 5/5 stars | |
| Beauty | 0.47 miles | 1 review | 5/5 stars | |
| Beauty | 0.54 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.55 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.63 miles | 23 reviews | 2.6/5 stars | |
| Beauty | 0.66 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.67 miles | 2 reviews | 3/5 stars | |
| Beauty | 0.67 miles | 7 reviews | 3.9/5 stars | |
| Beauty | 0.67 miles | 3 reviews | 5/5 stars | |
| Beauty | 0.75 miles | 6 reviews | 3.7/5 stars | |
| Beauty | 0.81 miles | 1 review | 5/5 stars | |
| Beauty | 0.82 miles | 1 review | 1/5 stars | |
| Beauty | 0.82 miles | 6 reviews | 3/5 stars | |
| Beauty | 0.87 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.02 miles | 0 reviews | 0/5 stars | |
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Palisades has 29,942 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Palisades do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 61,192 people call Palisades home. The population density is 2,839 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.
