Palm River
Palm River is an established, non-gated North Naples neighborhood of homes and condos around LaPlaya Golf Club off Immokalee Road. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Palm River is an established, non-gated North Naples neighborhood of homes and condos around LaPlaya Golf Club off Immokalee Road. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home or a condominium in Palm River and are thinking about selling, or you want an established North Naples neighborhood with no gate and no mandatory master HOA, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Palm River is a non-gated neighborhood of single-family homes and low-rise condominiums in North Naples, off Immokalee Road west of I-75 in ZIP 34110, wrapped around the private LaPlaya Golf Club and crossed by the Cocohatchee River, with “approximately 10 miles of roadway and 1,500 property owners” by the county’s count (CollierPUR). Its single-family core, Palm River Estates, has its own page: Palm River Estates.
McGreevy and Comisar are the best realtor for Palm River in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a product-by-product read of Palm River itself: its single-family plats and 16 condominiums, its voluntary civic association, its flood file and its 68 MLS closings.
If you’re searching for the best realtor for Palm River, whether you’re ready to sell your Palm River home 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
The Palm River market, last 12 months: We tracked 68 Palm River closings in the Southwest Florida MLS, $29,146,400 in volume, at a $260,000 median and a range of $170,000 to $1,380,000 (closed sales Aug 11, 2025 to Aug 11, 2026).
That one median hides two markets. The 26 single-family sales closed at a $680,000 median; the 42 condominium sales closed at $220,000. A Palm River seller who prices off the neighborhood median, or off the wrong product, leaves money on the table or sits. We price a Palm River home against its own product, street and water or golf frontage, explain the flood zone and the utility rebuild to buyers before they write an offer, and market river-access homes to boaters and condominiums to first-time and seasonal buyers. Sellers across the city compare the best real estate agents in Naples before they sign a listing agreement, and this page is our case for Palm River in particular. You can read more about McGreevy and Comisar and how the team works.
For Palm River sellers: professional photography, video and drone, a qualified-buyer database built since 2008, and quiet, off-market options when you want discretion. In an established neighborhood of older homes and 1970s to 1990s condominiums, the documents, flood certificate, wind report and permits, are part of the marketing, and we have them ready before the first showing.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Palm River realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Selling your Palm River home? Get a free Palm River home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Palm River seller page walks through pricing and preparing a Palm River home, and the Palm River home value page shows what drives the number.
Buying a home in Palm River? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Palm River buyer page covers buying in Palm River step by step.
Contact McGreevy and Comisar:
Palm River, Naples is an established, non-gated North Naples neighborhood of single-family homes and about 863 condominium units around the private LaPlaya golf course and the Cocohatchee River. The eight facts below change a Palm River buying or selling decision most, each with its source and date.
Living in Palm River, Naples means open county streets lined with mature palms, a private golf course at the center, a river that reaches the Gulf, and a North Naples address about 4 free-flow minutes from NCH North Naples Hospital and 9 from Mercato, with no gate and no mandatory master HOA.
The neighborhood association puts it plainly: “Here in Palm River, we are blessed with the beauty of nature and the convenience of being located in the highly desirable area of North Naples” (Palm River Homeowners and Civic Association). Its mission is “to maintain the beautiful and peaceful way of life in Palm River that we have always known for so long.”
If you are just starting, our guide to buying a home in Naples covers the steps from pre-approval to closing, and our Naples seller guide covers listing.
Since the 1980s residents have decorated the main bridge on Palm River Boulevard with garlands and bows; the civic association flies flags on July 4, lights palm trees for the holidays and maintains the landscaped median at the main entrance (Palm Prints, March 2025). Palm River Park opened in 2014 “thanks to the dedication of residents and generous land donations,” with sculptures, landscaping and a lighted flagpole (same).
Two buyer groups. Single-family buyers want a home on a real lot in North Naples, often on the river or the golf course, without HOA fees. Condominium buyers, first-time owners, seasonal residents and investors where the rules allow, want a low-rise unit near Immokalee Road jobs, NCH and the beaches at a $170,000 to $310,000 price.
Palm River’s streets are public; the county maintains and is now rebuilding them (CollierPUR). The civic association reminds residents that “golf carts are not legally permitted on our streets” (Palm Prints).
Selling a Palm River home? Start with a free Palm River home valuation, or Call Jesse direct at (239) 898-6072. Buying in Palm River? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.
The Palm River market in Naples ran 68 closed sales in the twelve months to August 11, 2026 at a $260,000 median and a $170,000 to $1,380,000 range, with single-family homes at a $680,000 median across 26 sales and condominiums at $220,000 across 42.
Data updated: August 2026
We tracked every Palm River closing in the Southwest Florida MLS for closed sales from August 11, 2025 to August 11, 2026. The MLS files Palm River under two development names, PALM RIVER and PALM RIVER ESTATES, and 20 subdivision or condominium names beneath them.
Product (MLS names) | Closed sales | Median sold | Low | High |
|---|---|---|---|---|
Single-family (Palm River Estates, Palm River, Quail Crossing, River Oaks) | 26 | $680,000 | $450,000 | $1,380,000 |
Condominium (16 names) | 42 | $220,000 | $170,000 | $310,000 |
All Palm River | 68 | $260,000 | $170,000 | $1,380,000 |
Source: Southwest Florida MLS (Matrix), closed sales 08/11/2025 to 08/11/2026, pulled August 11, 2026; product grouping is ours, by MLS name. Median days on market was 72.5 and median sold price $232.50 per square foot (MLS living area); 33 listings were active on October 22, 2026, about 5.8 months of supply.
MLS name | Closed sales | Median |
|---|---|---|
Palm River Estates | 16 | $647,500 |
Pebble Shores | 7 | $235,000 |
Palm River | 6 | $660,000 |
Pipers Pointe | 6 | $257,500 |
Montego Manor | 5 | $183,000 |
Naples Keep | 5 | $216,000 |
Quail Crossing | 3 | $775,000 |
Source: the same 68 closings.
Price band | Closings |
|---|---|
Under $200,000 | 9 |
$200,000 to $299,999 | 30 |
$300,000 to $399,999 | 3 |
$400,000 to $599,999 | 6 |
$600,000 and up | 20 |
Source: the same 68 closings. The gap between $310,000 and $450,000 is the line between the condominiums and the single-family homes.
The 26 single-family sales ran $450,000 to $1,380,000 around a $680,000 median, with the three highest at $1,380,000, $1,200,000 and $1,100,000, all in May and June 2026 (Southwest Florida MLS).
The 42 condominium sales ran $170,000 to $310,000 around a $220,000 median (same source). The largest buildings, Pipers Pointe, Pebble Shores and Naples Keep, carried 18 of them.
Price against your own product and frontage, not the neighborhood median; expect buyers to ask about flood and the utility work; and have your documents ready. A free Palm River home valuation starts from your own street; Call Jesse direct at (239) 898-6072 for a confidential conversation.
Palm River came to be as one of the earliest golf-course neighborhoods in Naples: LaPlaya Golf Club dates the community to 1957 around the original Palm River Golf Club, which was rebuilt and renamed LaPlaya in 2001 and 2002, while single-family plats and, from the 1970s to the 1990s, low-rise condominiums filled in around it.
LaPlaya’s history page says 1957 “was the year that Naples’ (and the country’s) first golf course community was created called Palm River,” and calls the original Palm River Golf Club the “Second golf course built in Naples” (LaPlaya history). That is the club’s account; we did not find a recorded document that confirms the national claim.
The original course “was generally flat, so that you could stand on almost any hole and see several of the others.” Stephen J. Lockwood & Co. bought Palm River Country Club in 1996; a joint venture with affiliates of Barron Collier Companies hired Bob Cupp to build “a completely new course,” and in 2001 the club “received a new name, LaPlaya Golf Club” (LaPlaya history).
The condominiums came in waves: Cocohatchee Club and Palm Crest Villas in 1971, Country Club Gardens in 1973, Montego Manor in 1974, a cluster in 1977 to 1982, then Naples Keep in 1988, Pipers Pointe in 1990 and Pebble Shores in 1993 (DBPR condominium extract).
The Cocohatchee River that loops through the west side “reportedly means Horse Creek” (Naples Press); the neighboring Horse Creek Estates carries the translation.
Since 2005 the civic association has welcomed Horse Creek Estates, Quail Crossing, Sawgrass and Candlewood, and “today, the broader area is known as Greater Palm River” (Palm Prints).
Palm River in Naples is laid out as single-family plats on curving streets around the LaPlaya golf course, with the Cocohatchee River along the west side and low-rise condominiums clustered near Immokalee Road, Piper Boulevard, Cypress Way and Palm View Drive; the county counts 1,716 address points across 25 subdivision codes.
Section group | Product | County address points | Main streets |
|---|---|---|---|
Palm River Estate Units 1 to 5, 7 and 8 | single-family | 624 | Palm River Blvd, Sharwood, Forestwood, Westwood, Fairway Circle, Viking Way, Pompano, Flame Vine, Coral Vine |
Palm River Shores | single-family | 40 | west side near the river |
Quail Crossing | single-family | 79 | Raven Way |
Pipers Pointe | condominium | 274 | Wading Bird Circle, Grand Oaks Way |
Pebble Shores | condominium | 166 | Pebble Shores Drive |
Naples Keep | condominium | 113 | Cypress Way East |
Thirteen smaller condominiums | condominium | 420 | Cypress Way East, Palm View Drive, Crown Drive |
Source: Collier County Site Address Points by subdivision code, October 2026. Address points count every unit and service point, not deeds.
The Palm River Estate units carry most of the single-family homes and the highest prices; Unit 7 alone has 154 address points on Sharwood, Forestwood, Westwood and Oakwood (Collier address points). We cover them in detail on our Palm River Estates page.
The Cocohatchee River runs along the west side of Palm River. Cocohatchee River Estates, 24 single-family lots on Cocohatchee Boulevard and Cocohatchee Drive, were on private septic systems until the county’s Area 4 project (CollierPUR Area 4).
Sixteen condominiums in the state’s list carry about 863 units, from 14-unit Cocohatchee Villas to 240-unit Pipers Pointe (DBPR condominium extract). Pipers Pointe has “240 units spread amongst 22, two storey buildings” around lakes and a screened, heated pool (Pipers Pointe).
LaPlaya Golf Club’s 18 holes sit in the middle of the neighborhood; the club is private and membership is optional (LaPlaya FAQ).
The historic Palm River plats carry no planned unit development in the county layer; the only PUD inside the area is the 2-acre Palm River Corporate Housing RPUD at 208 Palm River Boulevard, ordinance 24-50 (Collier PUD layer).
Palm River in Naples is not run by one master association: the Palm River Homeowners and Civic Association is voluntary and funds landscaping and traditions, the county owns and maintains the streets and utilities, each condominium has its own association, and LaPlaya Golf Club is a separate private club.
The Palm River Homeowners and Civic Association (PRHCA) runs on “Volutary annual dues from Palm River residents” (PRHCA dues). Its mission is “to serve and protect the best interests of Palm River property owners” and “to strengthen communication throughout the neighborhood”; it spends half its money on common-area landscaping and projects and a quarter each on communication and holiday events (PRHCA).
“Last year, only 20% of the 1,900 Palm River residents contributed, fewer than 400 households,” the association wrote in March 2025, warning that without more support it may stop July 4 flags, holiday bridge decorations or the entrance median (Palm Prints).
It opposed a 2007 plan to route an Imperial Golf Estates entrance through Palm River at Eastwood Drive, which county commissioners rejected; built an $11,925 entry-bridge improvement with the River Oaks Association in 2008; and helped create Palm River Park in 2014 (same).
Each condominium is its own Florida corporation under Chapter 718, for example Piper’s Pointe Condo Assoc., Inc., Pebble Shores Condo Assn Inc and Naples Keep Condo Assn Inc (DBPR). Their budgets, insurance and reserve studies decide a condo owner’s monthly cost.
A river-access home on the west side and an interior ranch home on Sharwood do not price off the same sales. Start with a free Palm River home valuation, or Call Jesse direct at (239) 898-6072.
The fee stack in Palm River, Naples is light for single-family owners: no mandatory master HOA, no CDD and voluntary civic dues of $50 to $200 or more a year; condominium owners pay their own association’s assessment, and LaPlaya golf is an optional private membership.
Layer | Amount | Period | Covers | Source |
|---|---|---|---|---|
Civic association (voluntary) | $50 to $200 or more | per year | landscaping, holiday decorations, flags, scholarships | |
Condominium association | not published | per association | buildings, insurance, reserves | |
Enclave association (where one exists) | not published | varies | its own common areas | deed and estoppel |
LaPlaya Golf Only (optional) | $150,000 initiation; $15,384.32 dues (2025 to 2026) | one time; per year | golf club | |
CDD | none | n/a | n/a | Collier CDD layer, October 2026 |
The condominium associations do not post their assessments on the sources we read. We read the figure off each estoppel and budget for every unit we price.
Living in Palm River does not require a LaPlaya membership. The club issues “a maximum of 300 total active, dues paying” golf memberships, and membership “is by invitation only” (LaPlaya FAQ).
The county pays for the utility renewal through its utility program; we found no special assessment to owners on the CollierPUR pages (CollierPUR). Ask the county about any connection charge for a septic-to-sewer lot.
The neighborhoods inside Palm River in Naples are the single-family Estate units and their river and golf streets, the small enclaves Quail Crossing and River Oaks, and the condominiums from Pipers Pointe and Pebble Shores to a dozen smaller low-rise buildings, each with its own price band and association.
The single-family heart of the neighborhood: 16 sales under the Palm River Estates MLS name at a $647,500 median and 6 under the Palm River name at $660,000 (Southwest Florida MLS). Our Palm River Estates page is the dedicated guide.
Seventy-nine address points on Raven Way; three sales at a $775,000 median (Southwest Florida MLS). The civic association lists Quail Crossing as part of Greater Palm River (Palm Prints).
One single-family sale at $900,000 in the window; the River Oaks Association co-funded the entry bridge in 2008 (same).
Two hundred forty units in 22 two-story buildings, recorded 1990; six sales at a $257,500 median (Pipers Pointe; Southwest Florida MLS).
One hundred forty-four units, recorded 1993; seven sales at a $235,000 median, the busiest condominium in the window (DBPR; Southwest Florida MLS).
One hundred units on Cypress Way East, recorded 1988; five sales at a $216,000 median (same).
Montego Manor (35 units, 1974) had five sales at a $183,000 median; Palm Crest Villas, Sharondale, Haciendas, Courtwood, Splinterwood, Spanish Pines, the three Cocohatchee condominiums, Country Club Gardens and River Royale each run 14 to 43 units in the state list, and Palm Royal Apts has 28 county address points (DBPR).
Ready to sell in Palm River? Ask for a free Palm River home valuation priced against your own product, or Call Jesse direct at (239) 898-6072.
Golf at LaPlaya Golf Club in Palm River, Naples is private: a Bob Cupp course that opened in 2002 on the site of the original Palm River Golf Club, 6,902 yards and par 72 from five sets of tees, with a $150,000 Golf Only initiation, a 300-member cap and invitation-only membership.
Fact | Detail | Source |
|---|---|---|
Architect | Bob Cupp, Cupp Design | |
Opened | 2002, as a “totally new 18-hole championship course” | |
Length and par | 6,902 yards, par 72, five tee sets | |
Greens rebuilt | summer 2015, all 18 greens and tee boxes | |
Golf Only initiation | $150,000, non-refundable | |
Annual dues | $15,384.32 including tax, 2025 to 2026 | |
Membership cap | 300 | |
Owner | LaPlaya Golf Club, LLC, a 50/50 joint venture of Barron Collier Companies and Stephen J. Lockwood & Co. affiliates |
“Membership is by invitation only” (LaPlaya FAQ). Golf Only and Beach and Full Golf members “have exclusive morning use of the golf course during the winter season”; Beach and Social Golf members have limited use (same). LaPlaya resort guests also have rights to the course under the club’s agreement with the resort.
The architect described “a natural look, with lots of indigenous landscaping, rolling fairways and water features” (LaPlaya About). LaPlaya “continues to contribute $2,000 annually toward the beautification of Palm River Boulevard,” the civic association reports (Palm Prints).
Palm River owners do not have to join; a home here carries no golf fee. A course-side lot gives a fairway view whether or not the owner is a member.
There is boating in Palm River, Naples along the Cocohatchee River, which runs past the west side of the neighborhood to the Gulf at Wiggins Pass; owners on the river may have private docks, and the nearest public launch is Cocohatchee River Park on Vanderbilt Drive.
Cocohatchee River Park “provides access to the Gulf of Mexico through Wiggins Pass” and has a boat ramp (Collier Parks). At the river mouth, Delnor-Wiggins Pass State Park has a launch into Water Turkey Bay and the “natural estuaries of the Cocohatchee River” (Florida State Parks).
We found no published source for water depth or bridge clearance along the Palm River stretch of the river. Before you buy for a boat, measure the dock, the depth at low tide and the clearance under every bridge between the lot and the pass.
Palm River in Naples took real water in Hurricane Ian: the National Weather Service reported significant to major storm flooding along the Cocohatchee River and Palm River areas in September 2022, and the county now lists localized street flooding among the reasons it is rebuilding Palm River’s drainage.
The NWS Miami post-storm report described “significant to major storm flooding south and west of Naples Municipal Airport along the Gordon River and Rock Creek, as well as along the Cocohatchee River and Palm River areas,” with gusts of 100 to 110 mph measured about 100 to 150 feet above ground over western Collier (NWS report). We found no street-by-street record of water depths; ask each seller for claims history.
News coverage of a “Palm River trailer park” inundated with “seven feet of floodwater” describes a park “just off of Highway 41, tucked behind a Ferrari dealership and a golf course” (WGCU, 2022). That park is not one of the Palm River subdivisions on this page.
The county reports “localized flooding complaints on multiple streets” and that “the majority of the underground infrastructure has met its useful life” (CollierPUR). Palm River drains to the Palm River Canal Basin, allowable discharge 0.13 cubic feet per second per acre, approved 2016 (Collier basins layer).
Collier’s wind map puts the neighborhood at 161 mph for Risk Category 2, the category for most homes, and 149 mph for Category 1 (Collier FBC 8th Edition layers, October 2026).
FEMA flood zones in Palm River, Naples split by street: 35 of the 60 addresses we tested are Zone X, 24 are Zone AE and 1 is Zone AH, with AE most common in Estate Unit 7, Palm River Shores and other river-side streets, on four map panels; all 60 are in evacuation Zone C.
Section group | Points tested | Zone X | Zone AE | Zone AH |
|---|---|---|---|---|
Single-family (Estate units, Palm River Shores, Quail Crossing) | 42 | 22 | 19 | 1 |
Condominiums | 18 | 13 | 5 | 0 |
All tested | 60 | 35 | 24 | 1 |
Source: FEMA National Flood Hazard Layer, effective panels 12021C0191J, 0192J, 0193J and 0194J, February 8, 2024, queried by address October 2026.
Address | Section | Effective zone | Preliminary zone |
|---|---|---|---|
Palm Crest Villas | AE | X | |
Quail Crossing | X | X | |
Estate Unit 7 | AE | AE 9 ft | |
Haciendas | X | X | |
Estate Unit 7 | X | X | |
Estate Unit 7 | AE | AE 9 ft | |
Estate Unit 5 | AE | X | |
Estate Unit 8 | X | X | |
Estate Unit 2 | AE | AE 9 ft | |
Estate Unit 3 | X | X | |
Estate Unit 7 | X | X | |
Palm River Estate Unit 1 | AE | AE 9 ft | |
Estate Unit 7 | AE | AE 9 ft | |
Estate Unit 7 | AE | AE 9 ft | |
Estate Unit 2 | X | X | |
Estate Unit 2 | X | X | |
Palm River Shores | AE 9 ft | AE 9 ft | |
Cocohatchee Club | AE | X |
Source: FEMA NFHL point queries, October 2026; each address links to its query.
Twenty of the 24 AE points show no static base flood elevation on the layer and four show AE 9 feet (FEMA NFHL). Palm River Shores tested AE at all 4 points and Estate Unit 7 at 7 of 10. A mortgage on a home in Zone AE requires flood insurance.
Collier opened the appeal period for its proposed flood maps on August 19, 2026 (Collier County). On the preliminary K panels the same 60 points read 45 Zone X and 15 AE 9 feet (FEMA Preliminary NFHL).
Collier’s library returns 498 elevation certificates in Palm River’s envelope (Collier elevation certificates). Match the certificate to the street address before you rely on it.
Insurance in Palm River, Naples depends on product, age and flood zone: older single-family homes are priced on roof age, wind mitigation and whether the lot is Zone AE, while condominium owners carry walls-in coverage under their association’s master policy.
A current wind mitigation inspection and a four-point inspection are the documents insurers ask for first on older homes. Florida’s insurer of last resort expected its policy count to fall to 385,000 by the end of 2025, down 73 percent from its October 2023 peak, as private carriers returned (Citizens).
Nineteen of 42 tested single-family points are AE (FEMA NFHL). Unincorporated Collier is a Community Rating System Class 5 community, which discounts National Flood Insurance Program premiums (Collier floodplain management).
The associations insure the buildings. The Pipers Pointe buildings are two-story, so confirm the stories of any other building; Florida’s milestone-inspection law covers buildings three stories or more (Florida Statutes 553.899), and structural integrity reserve studies follow section 718.112. Read the budget and reserves before you offer.
The schools that serve Palm River in Naples are Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High at all 12 addresses we checked for the 2026 to 2027 school year; the elementary and middle schools have earned an A five years running and Aubrey Rogers an A in every graded year.
School | Grades SY22 to SY26 |
|---|---|
Veterans Memorial Elementary School | A, A, A, A, A |
North Naples Middle School | A, A, A, A, A |
Aubrey Rogers High School | not graded, not graded, A, A, A |
Source: Collier County Public Schools zoning lookup for 12 addresses (2026 to 2027) and the district’s 2026 Accountability Brief.
Zoning lines can change. Confirm with the district before you rely on an assignment.
Healthcare near Palm River, Naples starts 1.4 road miles away at NCH North Naples Hospital, about 4 free-flow minutes, with Physicians Regional Medical Center on Pine Ridge Road 7.3 miles away and NCH Baker Hospital Downtown 10.6 miles away, all three by free-flow road distance from the neighborhood centroid.
Destination | Road miles | Minutes |
|---|---|---|
1.4 | 4 | |
7.3 | 14 | |
10.6 | 20 |
Source: OSRM free-flow routing from the community centroid, October 2026.
Palm River in Naples is about 3.8 road miles and 9 free-flow minutes from Mercato, 6.1 miles from Waterside Shops, 10.6 miles from Fifth Avenue South and 25.3 miles from Southwest Florida International Airport, from a North Naples location off Immokalee Road west of I-75.
Destination | Road miles | Minutes |
|---|---|---|
3.8 | 9 | |
6.1 | 12 | |
8.8 | 18 | |
10.6 | 21 | |
11.8 | 24 | |
13.1 | 20 | |
25.3 | 36 | |
29.2 | 49 |
Source: OSRM free-flow routing from the community centroid, October 2026. The routing table measured Exit 101 at Collier Boulevard, not the Immokalee Road interchange. Season traffic on Immokalee Road adds time.
What is being built or rebuilt in Palm River, Naples is mostly underground: Collier County is replacing water, sewer and stormwater lines, roads and sidewalks in ten phases, and Arthrex is building a five-story, 41-unit transitional employee housing building at 208 Palm River Boulevard under a 2024 RPUD.
The Palm River Public Utilities Renewal Project covers “the region located between Immokalee Road and Imperial Drive, between Collier’s Reserve Drive and Cypress Way East,” divided “into ten areas” (CollierPUR).
Phase | Streets | Cost | Dates | Source |
|---|---|---|---|---|
Areas 1 and 2 | Cypress Way East, Palm River Blvd, Golfview, Pompano, Eastwood | $15,579,339.85 (Haskins, Inc.) | from March 2023; reported complete March 2025 | |
Area 4 | Cocohatchee Blvd and Drive, 24 lots, septic to sewer | $4,218,422 | January 2025 to May 2026 | |
Next phase | Cypress Way West, Fairway Circle; sidewalks Horse Creek to Viking Way | not published | late 2025 to 2027 |
“All driveways will be restored to their previous condition or better and all roads will be rebuilt,” the county says of Areas 1 and 2 (CollierPUR). The civic association reported “smoother speed bumps, new mailboxes, and upgraded driveways” when that phase finished (Palm Prints).
In 2023 Arthrex bought “three, four-unit condo buildings situated on a 2.06-acre parcel in the Palm River neighborhood” and plans “a new five-story building, housing 41 units” (Arthrex Newsroom). Planning commissioners unanimously recommended rezoning the site “from multifamily to Residential Planned-Unit Development”; the affiliate “paid $5.75 million in May 2023”; the plan is “a tiered five-story, 65-foot-high building” where current zoning allowed “33 units and a 75-foot-high building” (Gulfshore Business, 2024). The county layer lists it as Palm River Corporate Housing RPUD, ordinance 24-50 (Collier PUD layer).
The housing is for stays of 30 days to a year; if a unit is not used that way, “the eight additional units would become income-restricted rentals for 30 years” (Gulfshore Business). The civic association expects completion by 2027 (Palm Prints).
In 2007 a proposed Imperial Golf Estates entrance through Palm River at Eastwood Drive was rejected by county commissioners after residents organized (Palm Prints).
Nearby PUDs in the county layer include Green Tree Center and the Piper Boulevard medical office center at about 0.4 mile, Veterans Park Commons at 0.57 mile and Collier’s Reserve at 0.66 mile (Collier PUD layer).
The rules in Palm River, Naples depend on where you buy: single-family homes in the Estate units have no mandatory master association, so county code governs; condominium owners live under their own declaration and rules; and enclaves such as Quail Crossing have their own documents.
No master HOA means no master architectural review, leasing cap or pet limit. County zoning, building permits and code enforcement apply; check any deed restrictions recorded with your plat.
Each condominium’s declaration sets leasing minimums, pet rules and approval of buyers and renters. Ask for the declaration, rules, budget and the last two years of minutes before you write an offer (DBPR).
“Golf carts are not legally permitted on our streets,” the civic association reminds residents (Palm Prints).
Collier County watering restrictions apply year-round; check the current days and hours with Collier County Water Services before you set an irrigation timer (Collier water services).
Palm River vs Lakewood is a comparison of two older Naples golf neighborhoods at similar condominium prices: Palm River is in North Naples around a private club with river access and no master HOA, while Lakewood is in East Naples around a public course under one master association with fiber in the dues.
Factor | Palm River | |
|---|---|---|
Location | North Naples, off Immokalee Road | East Naples, off Davis Blvd and U.S. 41 |
Golf | private LaPlaya, $150,000 Golf Only initiation | public par 60, pay as you play |
Master association | none mandatory; voluntary civic dues | Lakewood Community Services Association |
Water | Cocohatchee River to Wiggins Pass | lakes, no Gulf access |
Flood (FEMA) | Zone X at 35 of 60 tested addresses | Zone AE at 57 of 60 tested addresses |
Median sold (12 months to Aug 11, 2026) | $260,000 (68 sales) | $280,000 (63 sales) |
Sources: Palm River facts as cited on this page; Lakewood facts from our Lakewood page, Southwest Florida MLS same window.
Choose Palm River if you want North Naples, a short drive to NCH North Naples and Mercato, a single-family home with no HOA, or a river lot for a boat. Accept older infrastructure being rebuilt and AE flood zones on some streets.
Choose Lakewood if you want public golf with no membership, fiber included in dues and an East Naples location closer to downtown. For other comparisons see Kings Lake and Naples Lakes Country Club.
The pros and cons of Palm River in Naples come down to a North Naples location, river access and low shared costs against older homes and infrastructure, flood zones on river-side streets and a private golf club that most owners do not use.
Pros | Cons |
|---|---|
NCH North Naples Hospital 1.4 road miles, Mercato 3.8 (OSRM) | 24 of 60 tested addresses Zone AE, 1 AH |
No mandatory master HOA; civic dues voluntary, $50 to $200+ | Older homes and condos; check roofs, plumbing and wind features |
Cocohatchee River access to Wiggins Pass on the west side | Ian brought major flooding along the Cocohatchee and Palm River areas |
Condominiums from $170,000; single-family from $450,000 | Utility construction on some streets through 2027 |
A-rated zoned elementary, middle and high schools | LaPlaya golf is private, $150,000 initiation |
County rebuilding water, sewer, roads and sidewalks | A five-story employer housing building on Palm River Blvd from 2027 |
Neighborhoods inside Palm River, Naples with their own pages start with Palm River Estates, the single-family core, which already has a live page; the three largest condominiums, Pipers Pointe, Pebble Shores and Naples Keep, have product and associations distinct enough to price on their own.
Our Palm River Estates neighborhood page covers the single-family Estate units.
If you’re searching for the best Palm River listing agent, or thinking, ‘I need to sell my house in Palm River’, McGreevy and Comisar price your home against its own product, street and frontage, answer the flood, Ian and utility-work questions with the record, and market river and golf homes to the buyers who pay for them.
Palm River, last 12 months: we tracked 68 closings at a $260,000 median, from $170,000 to $1,380,000, $29,146,400 in volume (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026). Single-family homes closed at a $680,000 median across 26 sales.
McGreevy and Comisar is a top-reviewed Palm River realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
Start with a free Palm River home valuation. We compare your home with sales of the same product on comparable streets, not the neighborhood median, and account for river or golf frontage, renovation and flood zone.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Our Naples seller guide covers the listing process step by step.
Price against your own product. Single-family sales ran $450,000 to $1,380,000 and condominium sales $170,000 to $310,000 (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026). River, golf and interior lots each need their own comparables.
Yes. The NWS reported major flooding along the Cocohatchee River and Palm River areas in 2022. Have your claims history, elevation certificate and any repairs or permits ready.
During construction it is a nuisance; after it, new water and sewer lines, rebuilt roads and restored driveways are a selling point (CollierPUR).
Twenty-four of 60 tested addresses are Zone AE (FEMA NFHL). An elevation certificate and your flood policy help buyers price insurance before they write an offer.
In Collier County the buyer customarily pays for the owner’s title insurance policy; the contract controls. Sellers pay their own agent’s commission as agreed, documentary stamp tax on the deed and any payoff.
Palm River closings peaked at 24 in April to June 2026 and 17 in January to March 2026 (Southwest Florida MLS). We time the launch to your goals.
Document | What it is | Official link |
|---|---|---|
Palm River Public Utilities Renewal Project | county program page, ten areas | |
Palm River Areas 1 and 2 | scope, contractor, cost, dates | |
Palm River Area 4 | Cocohatchee River Estates septic to sewer | |
Palm Prints newsletter (March 2025) | civic association news and history | |
Civic association dues | voluntary dues levels | |
LaPlaya membership information | initiation, dues, cap | |
LaPlaya membership FAQ | membership plan summary | |
Florida condominium list (DBPR) | Palm River condominium rows | |
Sunbiz name search | Palm River entities | |
FEMA National Flood Hazard Layer | effective flood zones | |
Collier elevation certificates | certificate library |
These are the questions buyers ask us most about Palm River in Naples, answered from the civic association, the county utility program, LaPlaya Golf Club, FEMA, the National Weather Service, the school district and the Southwest Florida MLS, with each answer short enough to act on and each figure dated.
Palm River is in North Naples, ZIP 34110, off Immokalee Road west of I-75. It is about 1.4 road miles from NCH North Naples Hospital and 3.8 miles from Mercato (OSRM, Oct 2026).
No. Palm River’s streets are public county roads, now being rebuilt by the county (CollierPUR).
LaPlaya Golf Club dates the community to 1957 and calls it Naples’ first golf course community (LaPlaya history). The condominiums were recorded from 1971 to 1994 (DBPR).
The county counts about 1,500 property owners and 10 miles of road in its utility project area (CollierPUR); the civic association counts 1,900 residents (Palm Prints).
Single-family homes in the Palm River Estate units, Palm River Shores, Quail Crossing and River Oaks, and about 863 condominium units in 16 low-rise condominiums (DBPR).
Palm River Estates is the single-family core of Palm River; see our Palm River Estates page. The wider Palm River also includes the condominiums and enclaves.
There is no mandatory master HOA. The Palm River Homeowners and Civic Association is voluntary, and condominiums and some enclaves have their own associations (PRHCA dues).
Voluntary levels from $50 to $99, $100 to $149, $150 to $199 and $200 or more a year (PRHCA dues).
“Landscaping, holiday decorations, flags and lighted trees, student scholarships and other community enhancement efforts” (PRHCA dues).
No CDD at the community centroid (Collier CDD layer, October 2026).
Each condominium sets its own; none publish them on the sources we read. We read the figure from the estoppel and budget.
Yes. Membership “is by invitation only” (LaPlaya FAQ).
A Golf Only membership has a $150,000 non-refundable initiation and $15,384.32 in annual dues including tax for 2025 to 2026, with a 300-member cap (LaPlaya membership).
No. Membership is optional.
Bob Cupp. It opened in 2002 at 6,902 yards and par 72, with five sets of tees (LaPlaya club).
Yes. Palm River Golf Club was renamed LaPlaya Golf Club in 2001 and rebuilt as a new course (LaPlaya history).
LaPlaya Golf Club, LLC, a 50/50 joint venture formed by affiliates of Barron Collier Companies and Stephen J. Lockwood & Co. (LaPlaya FAQ).
The Cocohatchee River runs along the west side to the Gulf at Wiggins Pass. Check depth and bridge clearance for each lot.
Cocohatchee River Park on Vanderbilt Drive, which “provides access to the Gulf of Mexico through Wiggins Pass” (Collier Parks).
Partly. Of 60 addresses we tested, 35 are Zone X, 24 Zone AE and 1 Zone AH on the effective FEMA map (FEMA NFHL).
The NWS reported “significant to major storm flooding” along the Cocohatchee River and Palm River areas (NWS report). Ask each seller for the home’s history.
Zone C at all 60 addresses we tested (Know Your Zone).
The preliminary maps read 45 Zone X and 15 AE 9 feet at the same 60 points; Collier opened the appeal period August 19, 2026.
Collier is replacing water, sewer and stormwater systems, roads and sidewalks in ten areas; Areas 1 and 2 cost $15,579,339.85 (CollierPUR).
The 24 Cocohatchee River Estates lots were; the county’s Area 4 project, January 2025 to May 2026, adds a sewer force main (CollierPUR Area 4).
A five-story, 41-unit transitional housing building for relocating employees at 208 Palm River Boulevard (Arthrex Newsroom).
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A for 2025 to 2026.
About 11.8 road miles to the Naples Pier; Vanderbilt Beach and Delnor-Wiggins Pass State Park are closer to the north and west (OSRM).
About 25.3 road miles and 36 free-flow minutes to Southwest Florida International Airport (OSRM).
We tracked 68 sales at a $260,000 median: single-family at $680,000 and condominiums at $220,000, in the 12 months to August 11, 2026 (Southwest Florida MLS).
Two hundred forty units in 22 two-story buildings (Pipers Pointe).
The civic association says they “are not legally permitted on our streets” (Palm Prints).
It “reportedly means Horse Creek” (Naples Press).
For buyers who want North Naples, no gate, no mandatory HOA and a choice from $170,000 condominiums to single-family homes over $1 million, it fits well. Weigh the flood zone of the street and the age of the home.
These are the questions Palm River sellers ask us most, from pricing a river home against an interior one to Ian, the utility work, condominium documents and title costs, answered with the record and the Southwest Florida MLS so you can plan a sale before you call.
It depends on product and frontage. Single-family sales ran $450,000 to $1,380,000; condominiums $170,000 to $310,000 (Southwest Florida MLS). Start with a free Palm River home valuation.
Palm River homes sold in a median 72.5 days on market, at a median 94.6% of list price. We tracked 68 closings in 12 months, 24 of them in April to June 2026.
No. The two markets do not overlap: condominiums topped out at $310,000 and single-family homes started at $450,000.
Usually, and most for a usable dock with Gulf access. We price river lots against river sales and measure the dock.
It can. We compare your home with sales that share its view.
Florida sellers must disclose known facts that materially affect value and are not readily observable. Disclose prior flooding and repairs.
If your home is in Zone AE, yes. Check Collier’s library first; one may already exist.
Yes. It helps a buyer price insurance on an older home.
It can slow showings on a torn-up street. When the work is done, new lines and rebuilt driveways help.
In Collier County the buyer customarily pays for the owner’s title insurance policy; the contract controls.
Commission as agreed, documentary stamp tax at $0.70 per $100, prorations and any payoff. We give you a net sheet first.
Many condominiums approve buyers or renters. Check your declaration; we start the application at contract.
For a condominium, from the association. Most single-family homes in the Estate units have none to order.
Fix what inspectors and insurers flag first: roof, electrical, plumbing and water heater. Then cosmetics that pay back.
Closings peaked in January to June 2026 (Southwest Florida MLS). We time the launch to your plans.
Yes, subject to the lease and the condominium’s rules.
Yes. We can show it privately to qualified buyers first.
Settle title through probate or trust, clear out and inspect, then list.
It is a five-story building for transitional employee housing on Palm River Boulevard. Neighbors raised concerns at the 2024 hearing; the effect on values is not measured yet.
Yes, for course-side homes and buyers who golf, with membership terms stated accurately.
No mandatory master HOA is a selling point for single-family homes; we lead with it.
Flood and Ian, the age of the roof and systems, the utility work and, for condominiums, the association’s budget and reserves.
Clear surfaces, open blinds, trim landscaping and show the water or fairway. We bring photography, video and drone.
It depends on your finances and timing. We can coordinate both sides.
Disclose it; the estoppel shows it and the contract decides who pays.
Yes, within the condominium’s leasing rules for condos.
Whatever the inspector will find: roof, water heater, electrical panel, plumbing supply lines.
Palm River ran 68 closings in the 12 months to August 2026. Your timing should follow your plans; we show you the current numbers.
We read Palm River’s records before we price: the county project pages, the FEMA panels, the condominium documents and the MLS by product. We are Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings and Top 1% Real Estate Agents Nationally Since 2008, and with their Domain Realty Group team they have sold over $2.5 billion in real estate. Jesse has been in the business since 2004 and the team since 2008.
Your Palm River real estate experts are Jesse McGreevy and Marc Comisar of Domain Realty, a team that has worked together since 2008 and works Palm River from the Domain Realty office, with Jesse handling sellers and Marc handling buyers, both reachable directly by phone.
Top 1% Real Estate Agents Nationally Since 2008. Palm River sellers: free Palm River home valuation or Call Jesse direct at (239) 898-6072. Palm River buyers: Call Marc at (239) 287-5873 or read how we represent buyers in Naples. Learn more about the wider team at Domain Realty Group.
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).
Market data from Southwest Florida MLS, pulled August 11, 2026 (closed sales Aug 11, 2025 to Aug 11, 2026). Brokered by Domain Realty.
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.
