Park Shore Landings

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, and Park Shore Landings is the bay-side condominium in Park Shore that shows what an open, well-documented association looks like. Four low-rise buildings at 205, 255, 305 and 355 Park Shore Drive in Naples, 72 residences, 36 licensed boat slips on Venetian Bay, and engineering reports anyone can download. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc. Seller calls reach Jesse McGreevy directly on (239) 898-6072. Marc Comisar handles buyer representation on (239) 287-5873.

The Association publishes its milestone reports, boat-slip rules, special assessment and repair schedule on its own website. We have read them, and this guide sets out what they say, what they leave out, and what we would still ask for before anyone signs a contract here.

Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the About McGreevy and Comisar page.

Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC) and practise through Domain Realty at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and Park Shore Landings sits inside the City of Naples coastal market we work every week.

Why McGreevy and Comisar Are the Best Realtor for Park Shore Landings

Park Shore Landings is a building where the documents decide the price, so the best realtor for Park Shore Landings is the one who has read them. McGreevy and Comisar have read the milestone reports, Declaration Section 9.10 on the boat slips, the December 2025 special assessment and the 2026 repair schedule, and we price and negotiate from those records, not a portal estimate.

We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and 4,000+ transactions behind the wider team.

Park Shore-wide market record. We tracked every closed residential sale inside the Park Shore geography of the Southwest Florida MLS for the twelve months ended August 31, 2026, pulled September 7, 2026. Park Shore-wide, that window returned 525 closings, $1,394,839,134 in volume, a median sold price of $1,650,000, 257 active listings and 5.9 months of supply. Those are neighborhood-wide figures. Building-level sales figures for Park Shore Landings are not on this page; we run them on request.

We also publish a side by side comparison of the best real estate agents in Naples, twelve agents measured on the public record, Google reviews, state licence dates and production, with a September 7, 2026 data date, so you can check our standing against the rest of the Naples market for yourself.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling a Park Shore Landings residence? Start with our free Naples home valuation tool, then call or text Jesse on (239) 898-6072. Bring your unit number, because at Park Shore Landings the first digit tells a buyer which of the four buildings you are in, and the building tells them where it sits in the 2026 repair programme.

Buying at Park Shore Landings? Marc handles buyer representation on (239) 287-5873, and our Naples buyer guide walks through the process from first showing to closing, including the Board approval every purchase here requires.

Key Takeaways

The short version, for the reader who wants the answer before the evidence. Every figure is repeated below with its source and date.

• Park Shore Landings publishes its Phase I Milestone Inspection Reports free on its own website, one per building, all dated April 9, 2024. Our Park Shore search found no other Park Shore condominium that publishes one.
• All four reports, which we read in full, found no substantial structural deterioration and no Phase II requirement; no reserve study is published. They also note known differential-settlement concerns, and three helical-pile change orders sit on the 2026 schedule.
• The 36 boat slips are licences, not deeded real estate. Declaration Section 9.10 caps each unit at one, and an untransferred licence reverts to the Association. Assignment fee $50; dock charge $140 a year as of March 2024.
• Four identical four-storey buildings, 18 units each, 72 in total, with three county-measured floor areas, 1,263, 1,513 and 1,634 square feet, in every building.
• 355 and 305 Park Shore Drive were built in 1984; 255 and 205 in 1986. The Original Declaration was recorded October 25, 1984 at O.R. Book 1106, Page 980.
• A $20,000 per unit special assessment, $1,440,000 in total, was levied December 17, 2025, payable in four instalments ending March 31, 2026.
• All four buildings are in FEMA Zone AE with a base flood elevation of 10 feet on FIRM panel 12021C0383J, effective February 8, 2024. The Gulf-front strip is VE 11 to 14.
• The parcels sit in millage area 177 and carry 1.3025 municipal mills, 0.0125 more than inland Park Shore Drive neighbours, the Moorings Bay Special Taxing District rate. Total: about 9.0201 mills for tax year 2026.
• The 1983 developer, Radnor Naples Corp, is still the owner of record of the adjacent 3.94-acre dock parcel on the 2026 county roll, and the State named it on the 2018 dock permit.
• Park Shore Association beach-park membership is voluntary: $1,000 initiation plus $300 annual dues for fiscal 2027. Eligibility goes with ownership; membership does not.
• Leasing is tight: Board approval, two leases a year at most, one-year maximum term (March 2024).

Table of Contents

Jump to any section. Every figure on this page carries a source and an as-of date.

The building and its records: What and where Park Shore Landings is · The published milestone reports · Construction and settlement · The $20,000 special assessment · How it was built and the document chain · Which building is which · Floor plans and unit sizes

The water: How the 36 boat slips work · Licence versus dockominium · Boat lift and dock rules · The 3.94-acre dock parcel

Money and management: Association fees and what is not published · Who runs the Association · Who owns here · Property taxes and the Moorings Bay line

Risk: Flood zone · The flood policy · Ian, Helene and Milton

Living here: Leasing and pets · Purchase, lease and renovation approval · Amenities · Beach access · Pros and cons

Comparison and method: How Park Shore Landings compares with its neighbours · What we check first

Working with us: Selling at Park Shore Landings · Buying at Park Shore Landings · Your local real estate experts

Reference: Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Seller Edition · What We Could Not Verify · Sources and Authoritative References · Downloadable Documents

What Is Park Shore Landings, and Where Exactly Does It Sit?

Park Shore Landings is a 72-unit residential condominium of four low-rise buildings at 205, 255, 305 and 355 Park Shore Drive, Naples, FL 34103, inside the City of Naples. The Association places it on the northwest corner of Crayton Road and Park Shore Drive, on Venetian Bay, directly across the water from The Village Shops on Venetian Bay, on the Park Shore Unit 1 plat.

What is the legal name, and why does an "A" keep appearing?

The condominium appears on the Collier County condominium index as Park Shore Landings Condominium, and the Association of record with the Florida Division of Corporations is Park Shore Landings Condominium Association, Inc., document N05287, status active, filed September 21, 1984. The recorded legal description still reads Park Shore Landings Condominium "A", and the Association's former corporate name was Park Shore Landings Condominium A Association, Inc. That "A" is not a building letter; it survives from the original 1984 structure explained in the history section. The state regulator carries the project as DBPR number PR1S001608, with 72 units.

Which plat is it on, and why does that matter?

Park Shore Landings sits on Park Shore Unit 1, recorded at Plat Book 8, Page 43. Unit 1 is one of the five recorded plats that define the Park Shore Association's boundary, and one of the three mainland plats; Units 2 and 5 carry Gulf Shore Boulevard North. It matters because the City of Naples wrote a dock paragraph for "Park Shore, Units 1, 3, and 4" by name, and because beach-park eligibility turns on being inside the platted boundary. We confirmed the plat by map containment and the county's parcel numbering, not by the name.

What is Park Shore Landings commonly confused with?

Four similarly named properties are not this one. Park Shore Resort, a 156-unit resort on Tamiami Trail North; Park Shore Towers Condominium No. One, a Gulf-front tower at 4251 Gulf Shore Boulevard North; Villas of Park Shore Phase 2, attached villas at 561 to 583 Park Shore Drive; and Park Shore Marina, LLC, an inactive company. A listing, title commitment or insurance quote naming any of them is about a different property.

What is the address that matters most?

405 Park Shore Drive. That is not one of the four residential buildings. It is the clubhouse and management address, the Association's principal place of business on its state annual reports since at least 1999, and the street address the State of Florida used on the 2018 permit to modify the docks.

Why Can You Read Park Shore Landings' Milestone Reports When You Cannot Read Anyone Else's?

Park Shore Landings posts its signed and sealed Phase I Milestone Inspection Reports as free PDFs on the Association's own structural page, one report per building, all dated April 9, 2024. When we looked for any published milestone result across Park Shore's condominiums in early September 2026, we found none. Park Shore Landings is the exception, and that openness is the most useful fact on this page.

What exactly is published?

Four Phase I Milestone Inspection Reports prepared by SOCOTEC Consulting, Inc., project VS233678, signed and sealed by Thomas E. Conrecode, P.E., Florida Registration No. 46571, Principal Engineer. The site visit was April 2, 2024 and the reports are dated April 9, 2024. The City of Naples requires a separate report for every building three storeys or higher, and the Association's structural page carries all four, with no owner login.

What did the reports find?

We read all four reports in full, for 205, 255, 305 and 355 Park Shore Drive. Each states, in the engineer's words, that SOCOTEC "did not observe any conditions that we considered substantial structural deterioration" and that "Phase II of the Milestone Inspection is not required." The inspection scope took in all common non-habitable areas plus approximately 25 percent of the residential units, 18 units across the property. We read the 205 and 355 reports on September 16, 2026 and the 255 and 305 reports on September 23, 2026, and the conclusion is word for word the same in all four.

What repairs did the engineer flag anyway?

Near-future repair items, expressly not substantial structural deterioration. At 205 Park Shore Drive: spalling concrete and stucco in several areas, aged and failing sealants at windows and sliding glass doors, previous staining on balcony edges, and deck waterproofing and delaminated tiles. At 255 Park Shore Drive: spalling concrete and stucco in multiple areas, aged and failing sealants at windows and sliding glass doors, previous staining on balcony edges, and deck waterproofing and delaminated tiles; its photographs also label settlement at a single-storey villa. At 305 Park Shore Drive: waterproofing at decks and deck edges, spalling concrete on a ceiling, previous staining on balcony edges, and deck waterproofing and delaminated tiles; its photographs label differential settlement at a stair. At 355 Park Shore Drive: plant growth on the roof and gutter, corrosion at the roof edge, previous staining on rear balcony edges, and deck waterproofing and delaminated tiles. The 2026 concrete-repair and waterproofing programme is working through exactly that list.

Did Park Shore Landings meet the state deadline?

Yes, with roughly eight months to spare. Section 553.899 of the Florida Statutes requires a milestone inspection for condominium buildings three storeys or more, and the City of Naples applies the 25-year trigger within three miles of the coast. All four four-storey buildings were in scope, and buildings past their milestone year had to comply by December 31, 2024. The City's process uses Form EB18-2024 and a $300 initial fee.

Is there a structural integrity reserve study, and can I read it?

Not on the Association's website. Its Documents, Structural and Rules pages carry the milestone reports, governing documents, special assessment and repair schedules, but no structural integrity reserve study. The study is required under section 718.112(2)(g) of the Florida Statutes, and since July 1, 2024 an association must file the state's reporting form within 45 days of completing one. The state publishes two SIRS dashboards, searchable by association name. Ask for the study itself during your inspection period.

What Did the Engineer Find About Construction and Settlement at Park Shore Landings?

Park Shore Landings' four buildings are concrete-framed on a piling foundation, according to the signed 2024 milestone reports, and those same reports record that the engineer was told of ongoing repairs and known concerns related to differential settlement. Both facts are true at once: the engineer found no substantial structural deterioration, and the Association has since scheduled foundation work at three named units.

How are the buildings constructed?

All four reports describe the construction in identical terms: a concrete-framed structure with 6-inch reinforced structural decks and cast-in-place columns and beams, conventionally built and supported on a piling foundation system with a concrete slab-on-grade. Exterior walls are stucco-clad masonry concrete block in-fill. Roofs are a flat modified-bitumen system with sloped standing-seam metal over plywood sheathing and pre-engineered wood trusses. The architectural and structural plans were available to the engineer and were prepared by The Design Advocates, Inc. and H.M. Long and Associates, Inc. A documented piling foundation answers the first structural question most bay-side buyers in Naples ask.

What does "differential settlement" mean in this report?

The row in each report headed "Description of any known structural issues or concerns" reads: "SOCOTEC was notified of ongoing repairs and known structural issues or concerns related to differential settlement." Differential settlement means one part of a structure has moved relative to another. We are not engineers and we do not dramatise it: the same engineer, on the same day, found no substantial structural deterioration and no Phase II requirement. Read both sentences together.

What has the Association done about it?

The 2026 schedule and billing document, revised March 18, 2026, carries three change orders for helical piles: CO-13 at unit 413 in the 205 building, and CO-7 at unit 313 and CO-6 at unit 312 in the 255 building. Helical piles are a foundation underpinning method. As of that March revision all three were marked as delayed pending landscaping and flagging, with start and completion dates not yet set. Our reading is that the Association identified settlement at three specific locations and bought a foundation remedy. Whether that work is now complete is a question we put to management on every file.

What Is the $20,000 Special Assessment Paying For at Park Shore Landings?

Park Shore Landings levied a special assessment of $1,440,000, or $20,000 per unit, at a Board meeting on December 17, 2025. The recorded purpose is "building repairs, electrical panel relocation, and electrical repairs to the docks and walkway lights." It was payable in four $5,000 instalments ending March 31, 2026, and the repair programme it funds was running building by building through 2026.

What are the terms of the assessment?

The Association's Declaration of Special Assessment, dated December 17, 2025 and executed for the Association through its management company, sets the terms.

$1,440,000 divided by $20,000 is exactly 72, so the assessment was levied equally per unit rather than by percentage share, and because dock electrical repairs are named in the purpose, every owner contributed to them, slip or no slip.

How is the 2026 repair programme sequenced?

The Association publishes a schedule and billing document for all four buildings, last revised March 18, 2026. Its legend reads: "WP stands for WaterProofing / CR stands for Concrete Repairs." Work runs unit by unit as numbered change orders, 50 percent invoiced as a deposit and 50 percent at completion.

Is the special assessment over?

The instalments were due by March 31, 2026, so a seller today should have paid all four. The public record does not say whether $1,440,000 covers the whole programme, including the helical piles, or whether a further assessment is under discussion. The Board minutes and the unit's estoppel certificate answer that, and we ask for both before a buyer's inspection period ends.

Thinking of Selling Your Park Shore Landings Residence? Talk to Jesse First

Park Shore Landings is the Park Shore condominium whose $20,000-per-unit special assessment, due in full by March 31, 2026, funds a published repair programme, and a funded, visible programme is worth presenting properly. Run our free Naples home valuation tool and then call or text Jesse on (239) 898-6072 so we can build a list price around your building's repair status. Buying instead? Start with our Naples buyer guide and call Marc on (239) 287-5873.

How Was Park Shore Landings Built, and Why Was It Once Condominium A?

Park Shore Landings was developed by Radnor Naples Corp, which bought the land on May 1, 1983 for $2,800,000, recorded at O.R. Book 1020, Page 1526. The Original Declaration of Condominium was recorded October 25, 1984 at O.R. Book 1106, Page 980, under the name Park Shore Landings Condominium "A", and a January 1986 amendment brought in more land and dropped the "A".

What does the record show, step by step?

1. May 1, 1983. Radnor Naples Corp buys the land for $2,800,000, O.R. 1020/1526.
2. September 21, 1984. The condominium association is chartered, document N05287; a property owners association takes the next number, N05288.
3. October 25, 1984. The Original Declaration is recorded at O.R. 1106/980 under Chapter 718, as Park Shore Landings Condominium "A".
4. From November 1984. The first unit deeds record out of the developer, all in the 355 building; the 305 building follows from December 1984.
5. January 8, 1986. The amendment at O.R. 1173/133 drops the "A" and adds the land previously dedicated to the property owners association, which is later merged away.
6. From 1986. The 255 and 205 buildings begin conveying, the earliest 255 deed at O.R. 1173/1818, in the same book as the amendment.

So was it built in phases?

In effect, yes. Our reading is that Park Shore Landings began as "Condominium A" holding the two eastern buildings, with a separate property owners association holding the rest of the land; in January 1986 the developer folded that land into the condominium and sold the two western buildings from it. We have the recorded certificate's summary of the 1986 amendment, not the amendment itself.

Why does one state database say 1986?

The state condominium extract shows "declaration recorded 1986-01-01." That field is year-only, padded to January 1, and 1986 is when the condominium took its present name and land. The original declaration date is October 25, 1984; 1986 is the name-change year, not the founding year.

What is the full recorded document chain?

The recorded Certificate of Recordation for the current governing documents recites every prior link by book and page, all in the Public Records of Collier County.

The condominium plat is recorded at Condominium Book 25, Page 75, on top of the Park Shore Unit 1 subdivision plat at Plat Book 8, Page 43. The Association's own certificate uses "Plat Book 25, Page 75" in one place and "Condominium Book 25, Page 75" in another; our reading is that the condominium book reference is the correct one.

What changed in 2026?

The membership adopted a Third Amended and Restated Declaration, Articles and Bylaws at a reconvened special members' meeting on April 16, 2026, and the certificate was recorded electronically on July 8, 2026 at O.R. 6606, Page 2709. Any copy dated before April 2026 predates the restatement, so read the 2026 text.

Which Park Shore Landings Building Is Which, and When Was Each Built?

Park Shore Landings has four four-storey buildings of 18 units each. 355 Park Shore Drive is Building 1 and 305 is Building 2, both built in 1984; 255 is Building 3 and 205 is Building 4, both built in 1986. The building numbers run opposite to the street numbers, which confuses many buyers.

How do the four buildings line up?

Year built and unit numbers from the Collier County tax roll, tax year 2026 preliminary, read September 16, 2026; storeys from the City of Naples milestone workbook. The 72-unit total agrees across the county index, a direct parcel count, the state extract and the special assessment arithmetic.

How do I read a Park Shore Landings unit number?

On the county roll, units beginning 1 are at 355, 2 at 305, 3 at 255 and 4 at 205, without exception. Our reading is that the digits give building, floor and stack, so unit 344 is in the 255 building, fourth floor, stack 4. The 1984 pair, 355 and 305, sit at the eastern end; the 1986 pair, 255 and 205, sit toward the western end.

Does one building assess higher than the others?

Yes. On the 2026 preliminary county roll, 205 Park Shore Drive is assessed $40,000 per unit higher than the other three buildings at every point in its range.

Collier County tax roll, tax year 2026, roll type preliminary, read September 16, 2026. Assessed just value is not market value and these are not sale prices. Because the floor areas are identical in all four buildings, our inference is that the constant $40,000 offset reflects a location or view adjustment; we have not read the county's adjustment schedule.

What Floor Plans and Unit Sizes Does Park Shore Landings Have?

Park Shore Landings has exactly three county-measured unit sizes, 1,263, 1,513 and 1,634 square feet, and the same three appear in every one of the four buildings. The Association's own rules confirm both two-bedroom and three-bedroom residences, and its budget groups units into Types A, B and C for assessment purposes.

How unusual is that?

Very. Three floor areas and nothing else: no penthouse level, no odd-lot unit, and no break across the 1984 and 1986 buildings. The median unit is 1,513 square feet. Pelican Point Unit I at 300 Park Shore Drive, by contrast, spreads 36 units across four plan sizes from 965 to 1,860 square feet. Here, same-size units in different buildings are directly comparable, which makes pricing unusually clean.

What do the square footages include?

We do not know for certain. The county carries one area figure per unit with no separate lanai or garage area, so whether the figures include a screened lanai cannot be settled from the roll. Treat them as the county's measure, not a marketed "living area," until a measured plan confirms it.

Which units are two-bedroom and which are three-bedroom?

The Association's March 2024 Frequently Asked Questions sheet sets occupancy at six persons for a two-bedroom unit and eight persons for a three-bedroom unit, which confirms both types exist. Neither it nor the county roll says which units are which, and we cannot tie Type A, B or C to a floor area or bedroom count, so we will not guess. The 2026 restated Declaration's exhibit of each unit's share of common expenses settles it.

What about parking and storage?

The Association describes covered parking with storage areas on its home page. Assignment of spaces and guest parking are addressed in a separate parking notice we have not parsed. Ask for the unit's space and storage assignment in writing.

How Do the 36 Boat Slips at Park Shore Landings Actually Work?

Park Shore Landings controls 36 boat slips on Venetian Bay, plus a boardwalk along the bay, a fishing platform and a separate Visitor's Dock. The slips are not deeded. Under Declaration Section 9.10 the Association licenses them to unit owners, no unit may hold more than one, and a licence reverts to the Association automatically if a seller forgets to transfer it.

What does Declaration Section 9.10 actually say?

The Association publishes Section 9.10, "Boardwalk, Boat Slips, and Finger Piers," verbatim inside its Boat Lift Rules and Regulations, adopted March 26, 2021: "The Association has the power to enter into license agreements with Unit owners for the right to exclusively use boat slips." "The owners of a Unit are collectively entitled to not more than one (1) boat slip." "Unit owners may only assign and transfer their boat slip rights under a license agreement to one another or in connection with the sale or lease of the Unit. However, should an owner with rights under a license agreement transfer his Unit without transferring his boat slip rights, then the license agreement shall automatically revert to the Association."

Is a Park Shore Landings slip real property?

No. The Association's Boat Slip Licensee Assignment form, 2021 revision, states in terms: "This License Assignment does not grant any interest in real property." A licence is a contractual right to exclusive use under the Declaration, assignable only to the Association or another unit owner. You cannot hold a slip here without owning a unit here.

What does a slip cost to transfer and to keep?

Whether the dock charge has moved since April 2024 is not published; the unit's estoppel certificate will state it.

Who pays for what on the docks?

Section 9.10 splits the cost. The boardwalk and finger piers are maintained, repaired and replaced by the Association as a common expense, shared by all 72 units. The boat slip pilings and the stringers for the finger piers are also maintained by the Association, but charged as a limited common expense to the licensed units only, each paying a fraction whose numerator is one and whose denominator is the number of slips and finger piers under licence. That charge is secured by a lien on the unit. A non-slip owner pays toward the boardwalk and finger piers but not the slip pilings and stringers; a licensee pays both. With 36 slips for 72 units and a one-slip cap, at most half the units can hold one.

How Is a Park Shore Landings Slip Different From a Venetian Bay Yacht Club Slip?

Park Shore Landings licenses its slips to its own unit owners, and the licence grants no interest in real property. Across Venetian Bay, Venetian Bay Yacht Club and Venetian Bay North Yacht Club are dockominiums, where the slip itself is a separately owned and separately taxed condominium parcel. The two are legal opposites.

What exactly is a dockominium?

A condominium whose units are boat slips rather than residences. On the 2026 preliminary county roll, Venetian Bay Yacht Club A Condominium carries 70 parcels and Venetian Bay North Yacht Club A Condominium carries 75, both in millage area 239 on the Gulf Shore Boulevard North side. Each slip is its own parcel with its own deed and tax bill, and can be bought without owning a home on the bay.

How do the two compare side by side?

Why does the difference matter to a buyer or a seller?

Because it changes what you are paying for. At Park Shore Landings the slip moves with the unit by assignment, so the contract, the assignment form and the Board approval must line up; at a dockominium the slip is conveyed by deed and taxed on its own. A listing that calls a Park Shore Landings slip "deeded" is wrong.

What Are the Boat Lift and Dock Rules at Park Shore Landings?

Park Shore Landings regulates its docks to the inch. Its Boat Lift Rules, adopted March 26, 2021, fix every lift's bunks at exactly twelve inches below the finger-pier deck, allow only two named lift models, cap guide posts at four feet, and require an alarm, partly, in the Association's own words, "to preserve water views."

What are the boat lift specifications?

A Board motion of March 12, 2021 allowed lifts "to compensate for additional height elevation of the finger piers," and the rules adopted two weeks later set the engineering:

• the lift must be a Deco Boat Lift Beamless, with no overhead lift structure, or a Deco Elevator Boat Lift;
• bunks must be level, with no incline;
• the top of the bunks, or of the platform for a kayak, paddle board or wave runner, must sit not more or less than twelve inches below the top of the finger-pier deck;
• PVC guides are limited to four feet and painted to match the pier pilings as closely as possible;
• every lift must carry a governor that sounds an alarm if it is raised past that twelve-inch limit;
• every lift must be a stand-alone assembly, not attached to or touching Association pilings or piers;
• the licensee must carry insurance, name the Association as an additional insured, and sign a release and hold-harmless agreement.

The stated reasons: tie lift height to the pier deck rather than the tide, and "obtain aesthetic symmetry, and preserve water views."

What if I do not want a lift?

The rules offer a Golden Finger Pier Ladder, or the same ladder with a kayak launch pad, as the alternative. Neither is compulsory, and any slip modification goes through the Architectural Review Committee.

What are the everyday dock rules?

From the same 2021 rules:

• only a unit owner may hold a slip licence, and every future licensee must be approved by the Board;
• slips may not be leased or loaned to anyone who is not a member of the Association, except a lessee in residence;
• condominium quiet hours of 11:00 pm to 8:00 am apply at the docks;
• boats must be registered with the condo office, with registration, name, proof of insurance, description and the boat's owner;
• kayaks and paddle boards go on the licensee's lift or in the designated watercraft storage rack, never on a finger pier, and stacking is prohibited;
• live-aboards are not permitted under any circumstances.

Who can use the Visitor's Dock?

Only visitors to unit owners. The rules state that the Visitor's Dock "is for the exclusive use of visitors to unit owners and may not be used for transient or overnight berthing."

What does this look like from the boardwalk?

This is something you can check with your own eyes. Stand on the Park Shore Landings boardwalk and every compliant lift should sit level, bunks twelve inches below the pier deck, guide posts no taller than four feet and painted to match the pilings. A lift that breaks that line is either non-compliant or older than the rule, and worth asking about before you take that slip.

Who Holds the 3.94-Acre Dock Parcel Beside Park Shore Landings?

Park Shore Landings sits beside a 3.94-acre platted parcel, number 15957680005, that the 2026 county roll still lists under Radnor Naples Corp, the developer that bought the land in 1983. The State of Florida named "Radnor Naples Corp AKA Park Shore Landings" on the 2018 permit to modify the docks, while the Declaration gives the Association the power to license the slips.

What does the county record show?

Parcel 15957680005 is 3.94 acres, part of Block 10 of Park Shore Unit 1, with a use code of vacant commercial, a land value of $100 and no improvement value. Its owner of record on the 2026 preliminary roll is Radnor Naples Corp, and the only sale record on the parcel is the 1983 acquisition at O.R. 1020, Page 1526. Its legal description refers to "Park Shore Landings Condominium 'A'" and to O.R. 1106, Page 1014, inside the Original Declaration's page range.

What did the State permit in 2018?

The Florida Department of Environmental Protection issued Environmental Resource Permit 0355024-003-EI, project name "MODIFY DOCKS," on May 18, 2018, after receiving the application on March 26, 2018. The permit's location name reads, verbatim, "RADNOR NAPLES CORP AKA PARK SHORE LANDINGS / 15957680005," at the street address 405 Park Shore Drive. The "-003" suffix implies earlier actions on the same location; the department's public folder lists 13 documents.

So who actually controls the docks?

Two things are true. The developer entity remains the assessed owner of the adjacent parcel, and the State treated it as interchangeable with Park Shore Landings in 2018. The Declaration gives the Association the power to license the slips and the duty to maintain the boardwalk and finger piers. Our reading is that the January 1986 amendment probably carried this parcel into the condominium and the roll's owner name was never updated. That is an inference, not a title opinion; a title search through O.R. 1020/1526 and O.R. 1173/133 settles it.

Is there a state submerged-land lease?

We found no evidence of one. Three state map layers queried at the dock basin, the Division of State Lands parcel composite, the Aquatic Preserves layer and the Outstanding Florida Waters layer, all returned no features. Our reading is that the bay bottom here was platted and conveyed with the development rather than remaining state sovereign land, which would explain the absence of a lease. Negative map results are not a title opinion, so treat that as a likely explanation only.

Which City dock rules apply?

The City of Naples wrote a subdivision-specific paragraph into Sec. 56-93(c)(4) of its code for "Park Shore, Units 1, 3, and 4," and Park Shore Landings is in Unit 1. As adopted by Ordinance 10-12741 in 2010, that paragraph keeps piers inside a platted wharf limit line 15 feet off the seawall and allows mooring piles, catwalks and open boat lifts offshore of the piers, with no catwalks on the outboard sides of lifts. That is the standard the City adopted in 2010; we have not confirmed the currently codified text, so treat it as a starting point, not settled current law. Piers and lifts in place on its effective date are grandfathered.

What Are the Association Fees at Park Shore Landings, and What Is Not Published?

Park Shore Landings publishes its operating assessment by unit type in a Frequently Asked Questions sheet dated March 2024, for the fiscal year beginning April 1, 2024: $15,288 a year for Type A, $13,248 for Type B and $14,776 for Type C, billed quarterly. The current fiscal year's figures are not published on the public site, and none of these includes the 2025 special assessment.

What are the published assessments?

Source: the Association's Frequently Asked Questions and Answers, dated March 2024, read September 16, 2026.

What is not published?

The Association does not publish its current budget, the fiscal 2026 or fiscal 2027 assessment by unit type, the reserve schedule, or a structural integrity reserve study on its public website. We do not guess them. The fiscal year starts April 1, so at least two budgets have been adopted since March 2024; get the current budget and the unit's estoppel certificate, which states its regular assessment, any special assessment and the dock charge.

Why do the types not follow the sizes?

Type A is the most expensive, Type C second and Type B the cheapest, which does not match any simple ranking of the three floor areas. We will not publish a type-to-size mapping we have not seen in the Declaration.

What else sits on top of the assessment?

The $20,000 special assessment of December 2025; the limited common expense for slip pilings and stringers and the $140 dock charge if the unit holds a slip; and, if you join, Park Shore Association dues of $300 plus a $1,000 initiation for fiscal 2027. Property taxes and unit-owner insurance come on top.

Who Runs Park Shore Landings Day to Day?

Park Shore Landings is governed by Park Shore Landings Condominium Association, Inc., an active Florida not-for-profit corporation filed September 21, 1984, with its principal place of business at the 405 Park Shore Drive clubhouse. Day-to-day management is contracted to NextGen Community Management, LLC of Estero, and the Association's fiscal year begins April 1.

Who is the management company?

NextGen Community Management, LLC, 9410 Corkscrew Palms Circle, Unit 201, Estero, FL 33928, office (239) 372-2996, with an on-site management office on (239) 649-4430. For estoppel certificates, sale and lease applications and dock registration, management is the first call.

How is the Board organised?

A Board of Directors elected by the owners, one vote per unit at the annual meeting and at any special members' meeting with a quorum. The Association runs an Architectural Review Committee, which handles renovation and boat-slip applications, plus a Social Committee and a Welcoming Committee, all listed on its committees page. We do not reproduce individual directors' details; direct enquiries through management.

Is the Association in any litigation?

Not as of March 2024: asked about court cases with potential liability over $100,000, the Association's published answer is "No." Ask again in writing.

Who Owns at Park Shore Landings?

Park Shore Landings is mostly a second-home and seasonal building. On the 2026 preliminary county roll, 25 of its 72 units, 34.7 percent, carry a homestead exemption and 17 carry a Save Our Homes benefit. Roughly two thirds of the building is therefore not homesteaded, and many units are titled in revocable trusts with out-of-state or Canadian mailing addresses.

What does the county roll show about owners?

A large share of the 72 owner records are titled in revocable or family trusts, and mailing addresses include out-of-state and international domiciles such as Toronto, Ontario and Billings, Montana. We do not publish individual owners' names.

What do the homestead numbers mean for a buyer?

Collier County tax roll, tax year 2026 preliminary, read September 16, 2026. Our reading is that the two thirds without an exemption are second-home, seasonal or investment owners. If your seller has a Save Our Homes benefit, their tax bill will be lower than yours, because the benefit does not pass to you.

What Flood Zone Is Park Shore Landings In?

Park Shore Landings is in FEMA Zone AE with a static base flood elevation of 10 feet at all four addresses, on FIRM panel 12021C0383J, effective February 8, 2024. It is inside the Special Flood Hazard Area, so a federally backed lender will require flood insurance. The Gulf-front strip of Park Shore, roughly half a mile west, is Zone VE with base flood elevations of 11 to 14 feet.

What does each address return?

Census Bureau geocodes queried against the FEMA National Flood Hazard Layer, September 16, 2026.

How different is the Gulf side?

Materially. Querying west toward the Gulf along the same latitude, the zone stays AE 10 to Gulf Shore Boulevard North, then changes to VE 11 just west of the boulevard and VE 14 on the Gulf-front strip and the beach. VE is the zone where FEMA expects breaking waves of three feet or more; AE is not. That is a Park Shore-wide bay-versus-Gulf contrast shared by the other bay-side buildings, and AE 10 is still a special flood hazard area, not a low-risk zone.

Has the map changed recently?

Yes. The Association's own 2021 to 2022 flood policy for the 205 building carries community number 1251300383H, meaning panel 0383 at suffix H. The current FIRM is the same panel at suffix J, effective February 8, 2024. Any flood quote, survey or elevation certificate from before that date was written against a superseded map; check it on the FEMA Map Service Center.

What should a buyer ask for?

The building's elevation certificate if the Association holds one, the current master flood policy for that building, and a unit-owner quote written against panel 12021C0383J. The 2021 policy rates the building as non-elevated, so finished-floor height against the 10-foot base flood elevation drives the premium.

What Does the Park Shore Landings Flood Policy Tell a Buyer?

Park Shore Landings publishes its master flood policy declarations building by building. The one we read, a Residential Condominium Building Association Policy for 205 Park Shore Drive covering May 26, 2021 to May 26, 2022, shows Zone AE, a replacement cost of $4,418,946 for that one building, and a 25 percent Community Rating System discount from the City of Naples.

What does the 205 building's policy show?

Source: the policy declarations published on the Association's sales and rental information page, read September 16, 2026.

Why does the construction date on the policy say 1984?

The policy's date-of-construction field for the 205 building reads January 1, 1984, while the county roll and the City's milestone workbook both put the 205 building at 1986. Our reading is that the insurer carried the condominium's origin year; we use 1986, from the county roll, and your insurance agent should know about the discrepancy.

What about wind coverage and the other three buildings?

The Association also publishes flood declarations for 255, 305 and 355, and wind mitigation inspections dated March 16, 2020 for all four buildings. We link them below and have not parsed them; wind mitigation reports describe the roof and opening protection features that drive windstorm premiums. The master policies insure the structure; your unit-owner policy insures interiors and contents, and the insurance line in the Association budget moves your carrying cost most.

What Do the Records Show for Park Shore Landings in Ian, Helene and Milton?

Park Shore Landings has no building-specific storm damage record on any official source we could cite, so we do not state or imply what happened to these four buildings in any hurricane. The official record does establish the Naples-area surge from Hurricane Ian in 2022, a useful benchmark beside the property's 10-foot base flood elevation.

What did Hurricane Ian measure in Naples?

From the National Hurricane Center's Tropical Cyclone Report for Hurricane Ian:

Both measuring points sit near Naples Bay and the city pier, several miles south, so they are Naples-area measurements, not the surge at this property.

What about Helene and Milton in 2024?

We have no property-specific official figure for either. Our Park Shore guide records Helene at 2 to 4 feet above ground level in the Naples area and Milton at 5.08 feet above mean higher high water at the Naples Bay gauge, a bay reading rather than an open-Gulf one.

How should a buyer read this?

As two facts set side by side: the official record shows Ian drove a storm tide of about 6.8 to 7.1 feet and inundation of 6 to 9 feet above ground level in Naples, and Park Shore Landings sits in Zone AE with a base flood elevation of 10 feet. Ask the Association for post-storm engineering letters, claims history and repairs, and the seller for the unit's own disclosure.

Does the Association prepare for storms?

Yes. The first item on the Association's home-page message board is a Hurricane Preparedness 2026 guide, and the boat-slip rules require owners to secure vessels "particularly during Hurricane Season as not to result in any damage to Association Property."

How Much Are Property Taxes at Park Shore Landings, and Why the Extra Line?

Park Shore Landings pays about 9.0201 mills on the 2026 preliminary county roll, in millage area 177. At the building's median assessed just value of $1,084,750, that works out to $9,784.57 before any homestead exemption or Save Our Homes cap. The municipal line is 1.3025 mills, 0.0125 higher than inland Park Shore Drive neighbours.

What is the millage stack?

All 72 parcels are identical: Collier County tax roll, millage area 177, tax year 2026, roll type preliminary, read September 16, 2026.

How do I estimate a bill?

Take the purchase price or the just value, divide by 1,000 and multiply by 9.0201. At the median assessed just value of $1,084,750 that gives $9,784.57 for tax year 2026, before exemptions. The roll corroborates the method: one 355-building unit assessed at $1,175,500 carries ad valorem taxes of $10,603.12. Never underwrite from a homesteaded seller's bill.

Why is there an extra 0.0125 mills?

Because Park Shore Landings sits on the west side of the Moorings Bay Special Taxing District line. A Park Shore parcel outside the waterfront millage areas carries a municipal rate of 1.2900; Park Shore Landings carries 1.3025. The difference, exactly 0.0125, equals the adopted FY2025-26 rate of the Moorings Bay Special Taxing District, which the City says expressly includes Park Shore. The roll labels the extra line as City debt millage and we have not read a TRIM notice, so we put it this way: an extra 0.0125 mills that Park Shore Landings pays and its inland neighbours do not, with the Moorings Bay district as the near-certain cause.

Where does the line fall on Park Shore Drive?

Read off the roll, the district boundary runs down Park Shore Drive between number 400 and number 500. Our Venetian Bayview page covers the first building east of that line.

What does the Moorings Bay district do?

Created by City Ordinance 87-5328 on August 5, 1987 under section 189.02 of the Florida Statutes, it is a dependent special district of the City whose stated purpose is "improving water quality and navigability of the waterways and to provide maintenance dredging in the canals and waterways within the District, including Doctors Pass." Its FY2025-26 budget was $116,285. For a slip holder, it is the mechanism that keeps the route to the Gulf through Doctors Pass maintained.

Can You Rent Out a Park Shore Landings Unit, and Are Pets Allowed?

Park Shore Landings allows leasing, but tightly. The Association's March 2024 Frequently Asked Questions sheet requires Board approval for every lease, limits a unit to two leases in a calendar year and caps the term at one year. Pets are contemplated, because the Association publishes a pet registration form, but the species, size and number limits are not published on its public site.

What are the leasing rules?

How does that compare with the City's own rental rules?

The Association's rules sit on top of the City's thirty-day minimum and three-rental-periods-a-year limit, which we set out on our Park Shore guide. Here the two-lease limit is tighter, so it governs: it suits a seasonal let or an annual tenant and rules out monthly turnover.

Are pets allowed?

The Association publishes a pet registration form, so pets are contemplated and must be registered. The species, weight and number limits are not in the March 2024 FAQ and we have not retrieved them; get them in writing before making an offer.

What other use rules should I know about?

The Association publishes a standalone document on unit owner responsibilities for water heater maintenance and replacement, a common source of water damage in older condominiums. Quiet hours run 11:00 pm to 8:00 am. There is no other mandatory association: asked "Do I have to be a member of any other association?" the Association's published answer is "No."

How Do You Get Approved to Buy, Lease or Renovate at Park Shore Landings?

Park Shore Landings requires Board approval for every sale and every lease, through application forms the Association publishes, and written Board approval before any renovation to a unit or its limited common elements. The 2025 sale application asks for separate applications for co-applicants other than married couples and three personal reference letters, and it states that realtors may not be used as references.

What does the purchase application involve?

The Association's complete sale application, 2025 edition, requires a separate application for each co-applicant other than a married couple and three personal reference letters, and the form states that realtors may not serve as references. Start collecting the letters the day the contract is signed.

What about a lease application?

A separate 2025 lease application is published on the same forms page. Submit early enough that approval lands before the tenant arrives.

Can I renovate?

Yes, with written approval first. Article 11.4 of the Declaration requires that all plans for renovations, installations, modifications, alterations and additions to a unit or its limited common elements be pre-approved in writing by the Board, which may refuse "for any reasonable cause, including, but not limited to, safety concerns, without the necessity of obtaining professional opinions." Treat approval as a genuine review, not a formality.

What Amenities Does Park Shore Landings Have?

Park Shore Landings describes itself, on the Association home page, as having four low-rise condo buildings and a separate clubhouse facility, covered parking with storage areas, a pool, a hot tub and a party room, 36 boat slips, a boardwalk along the bay and a fishing platform. All 72 units, in the Association's words, "enjoy great views across Venetian Bay." Every building has elevator service.

What is on the verified amenity list?

From the Association's home page and its published rules and reports:

• four low-rise residential buildings with elevators;
• a separate clubhouse facility at 405 Park Shore Drive;
• covered parking with storage areas;
• a pool and a hot tub;
• a party room;
• 36 licensed boat slips, a boardwalk along the bay and a fishing platform;
• a Visitor's Dock for guests arriving by water;
• a designated watercraft storage rack for kayaks and paddle boards.

The milestone reports record elevator equipment, and the Association's contact sheet names Oracle Elevator as a vendor.

What is not on the list?

No fitness centre, tennis court, staffed entry or on-site restaurant appears in the Association's own description, and we do not add amenities it does not claim.

How Do Park Shore Landings Owners Get to the Beach?

Park Shore Landings is on Venetian Bay, not on the Gulf, and its owners reach the beach through the Park Shore Association's private Raymond L. Lutgert Beach Park at 4061 Gulf Shore Boulevard North. Membership is voluntary and annual: for fiscal 2027 it costs a $1,000 initiation fee plus $300 in annual dues, so eligibility goes with the unit but membership does not.

Are Park Shore Landings owners eligible?

Yes. The Park Shore Association's membership questions page, last modified August 8, 2026, states: "Property owners of single-family parcels or residential condominium units within the Map of Park Shore boundaries are eligible to become members." Park Shore Landings is on the Park Shore Unit 1 plat, inside that boundary, and the test draws no distinction by street or by Gulf versus bay, so its owners have the same eligibility as a Gulf-front tower owner.

What does it cost, and when?

The renewal window runs September 1 to December 31. A "$100 a year" figure still circulating online is stale.

Does the membership transfer when I buy?

This is the question nobody has answered in writing, and it is worth $1,000 on every purchase. The Association's pages say that "the membership remains with the registered property owner" and that "No refunds are allowed," and they are silent on transfer on sale. Until the Association confirms otherwise, assume a buyer joins as a new member and pays the initiation fee. One call to the Association settles it, and we make that call on every file.

What is the beach park, and how far away is it?

The Association calls it "a magnificent 200 foot, 2.7 acre private beachfront park for the exclusive use of Park Shore Association members." Park Shore Landings' own site says the Gulf beach "is an easy walk or drive, only minutes away across Venetian Bay." We have not measured the route, so we give no walking time; walk it yourself on a showing day.

What Are the Honest Pros and Cons of Park Shore Landings?

Park Shore Landings offers something rare in Park Shore: a low-rise bayfront condominium whose structural, dock and assessment documents are public. The trade-offs are real too: a recent $20,000 special assessment, a documented settlement concern with foundation work scheduled, a Special Flood Hazard Area location, tight leasing rules and no published reserve study.

What are the strongest reasons to buy here?

• Transparency. Published milestone reports, dock rules, special assessment and repair schedule.
• Water. 36 licensed slips, a boardwalk, a fishing platform and a visitor dock, with Gulf access through Doctors Pass.
• Scale. Four-storey buildings of 18 units with elevators and a clubhouse, opposite a nine-storey building.
• Clean comparables. Three floor areas repeated in every building make like-for-like pricing unusually straightforward.
• Location. The Village Shops on Venetian Bay across the water, and beach-park eligibility identical to a Gulf-front tower's.

What are the honest drawbacks?

• Recent capital calls. $20,000 per unit levied in December 2025, and no published reserve study to show what comes next.
• Settlement history. The engineer recorded known concerns about differential settlement, and three helical-pile change orders were still pending at the March 2026 revision.
• Flood zone. AE with a base flood elevation of 10 feet, non-elevated on the 2021 policy, so flood insurance is required with a federally backed loan.
• Slips are licences, not real estate, capped at one per unit and only half the units can hold one.
• Leasing limits. Two leases a calendar year and Board approval rule out short-term letting.
• Unpublished details. Pet limits, current assessments and parking assignments must be requested.

Who is Park Shore Landings best suited to?

A buyer who wants low-rise bayfront living with a chance at a slip, values documents over marketing, and is comfortable with a building that has recently spent money on itself. If you are selling, our free Naples home valuation tool and a call to Jesse on (239) 898-6072. If you are buying, our Naples buyer guide and Marc on (239) 287-5873 are the place to start. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

How Does Park Shore Landings Compare With Pelican Point, Colony Gardens and Venetian Bayview?

Park Shore Landings is the newest, lowest and most uniform condominium on the bay-side stretch of Park Shore Drive, and the only one with four separate buildings. Against Pelican Point West, Pelican Point Unit I, Colony Gardens, Venetian Bayview B, Villas of Park Shore Phase 2 and Hidden Lake Villas, it sits mid-table on assessed value per square foot at $766.

The benchmark table

Units, years built, unit sizes, assessed values and millage areas from the Collier County tax roll, tax year 2026, roll type preliminary, county files dated August 29 and August 31, 2026, queried September 16, 2026; storeys from the City of Naples Building Department milestone workbook, read September 1, 2026. Where the two sources differ on year, both are shown; the Villas median size uses the 12 of 14 parcels with a building record. Assessed just value is not market value and these are not sale prices.

What does the table actually show?

Park Shore Landings is the only project here with four separate buildings. It is the newest condominium building on this stretch, 1984 and 1986 against 1969 to 1978. It is the lowest of the four waterfront condominium buildings, four storeys against five, six and nine. Its three sizes span just 371 square feet. It sits mid-table at $766 of assessed value per square foot. And the millage column splits the street at 500 Park Shore Drive.

How does it compare on milestone disclosure?

Park Shore Landings publishes its Phase I reports; our Park Shore-wide search in early September 2026 found no published milestone result for any other Park Shore condominium, including these neighbours. That does not mean the neighbours skipped their inspections; it means their buyers must ask, while a buyer here can read first.

Where can I read about the neighbours?

We cover Venetian Bayview, the Pelican Point buildings across the street, and, on the far side of Venetian Bay, Venetian Cove Club. For a Gulf-front contrast in Zone VE territory, see Bay Shore Place and The Brittany on Gulf Shore Boulevard North. The neighbourhood-wide picture is on our Park Shore guide.

What Do We Check First When a Park Shore Landings Residence Comes to Market?

When a Park Shore Landings residence comes to market, we check the building and the slip before the kitchen: the unit's place in the 2026 repair programme, that building's milestone report, the slip licence, the estoppel and minutes, then flood and tax, because each can move price more than any finish. Data updated: September 2026.

Step one: which building, and where is it in the programme?

The unit number's leading digit gives the building, and the building tells us whether its concrete and waterproofing work ran January to April 2026 or April to July 2026, and whether the unit is near the helical-pile locations at 312, 313 and 413. We pull the latest schedule and ask management whether the unit's change order is closed.

Step two: the milestone report for that building

We read that building's Phase I report, its remedial list and its "known structural issues" row, before we advise anyone on price.

Step three: the slip, in writing

Does the unit hold a slip licence? We ask for the executed licence, confirm with management that it is registered to the seller, and plan the assignment to the buyer on the Association's form with the $50 fee, so the licence cannot revert to the Association at closing. We also check any lift against the twelve-inch rule and the approved models.

Step four: estoppel, minutes and the questions the website cannot answer

We order the estoppel certificate early and read the last twelve months of Board minutes. Then we ask management, in writing: the current budget and assessment for this unit type; whether a SIRS has been completed and filed; whether any further special assessment is being discussed; the unit's parking and storage assignment; the pet rules; and whether the Park Shore Association membership will transfer or the buyer must pay the $1,000 initiation.

Step five: flood, insurance and tax

We pull the building's current master flood policy and wind mitigation report, confirm the quote is written against FIRM panel 12021C0383J, and build the buyer's first-year tax figure from the purchase price at about 9.0201 mills, not from the seller's bill. Selling? Start with our free Naples home valuation tool and Jesse on (239) 898-6072. Buying? Our Naples buyer guide and Marc on (239) 287-5873.

Thinking of Selling Your Park Shore Landings Home? List With the #1 Team in Southwest Florida Since 2012

If you are searching for a Park Shore Landings listing agent, or thinking "I need to sell my Park Shore Landings condo," start with the building's own paperwork, because buyers here read it. Park Shore Landings publishes its milestone reports, its $20,000 special assessment and its repair schedule, so the listing that presents those documents first wins.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. We start from the Park Shore-wide record we tracked, 525 closings at a $1,650,000 median with 5.9 months of supply in the year to August 31, 2026, then narrow to the building, the floor area and the slip.

What are your listing agent's credentials?

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review, Katharine Shea, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

What makes a Park Shore Landings sale different?

Three things. The slip licence has to be assigned on the Association's form or it reverts to the Association, so a slip unit's value can vanish through a paperwork miss. The building number places your unit in the 2026 repair programme and near, or far from, the three helical-pile locations. And the floor area is one of only three, so buyers compare you directly with every other unit of the same size in all four buildings.

What Is Your Park Shore Landings Home Worth? Get a Free Valuation in 60 Seconds

Run our free Naples home valuation tool, then text or call Jesse on (239) 898-6072 so the automated figure can be replaced with one built from your floor area, your building and whether a slip licence goes with the sale. Same-day response. Buying as well as selling? Marc handles the purchase side through our Naples buyer guide.

Should I wait until the repair programme is finished?

Not necessarily. A closed change order is easier to sell, but a documented, funded programme in progress beats an unknown one. We will tell you honestly which side of completion prices better.

Do I have to disclose the settlement note in the milestone report?

The report is public on the Association's website, so a buyer's agent will find it. Discuss your disclosure obligations with your own attorney; our practice is to put the engineer's full conclusion, no substantial structural deterioration and no Phase II required, in front of buyers alongside the settlement note.

How do I transfer my boat slip licence to my buyer?

On the Association's Boat Slip Licensee Assignment form, with the $50 assignment fee, and with Board approval of the buyer as the new licensee. Section 9.10 of the Declaration makes the licence revert to the Association if you transfer the unit without it, so the assignment must be part of the closing package.

Will the $20,000 special assessment be a problem for my buyer?

If all four instalments are paid, as they should be after March 31, 2026, the estoppel certificate will show the account current, and a funded repair programme becomes a point in your favour. If anything is outstanding, it is usually settled at closing.

When is the best time to list at Park Shore Landings?

Ahead of season rather than in the middle of it. With roughly two thirds of the building not homesteaded, the buyer pool arrives in winter, and your listing should be live, photographed and document-ready before it does.

Thinking of Buying at Park Shore Landings?

Buying at Park Shore Landings means reading documents most Park Shore buildings never publish, then asking the questions they do not answer. Marc Comisar represents buyers on (239) 287-5873, and the process here runs through a Board-approved purchase application, a slip-licence assignment if the unit holds a slip,.

What does the purchase timeline look like?

1. Before the offer: read the building's milestone report and repair schedule; confirm the floor area and any slip licence.
2. Contract signed: order the estoppel, request minutes and the budget, and start the sale application.
3. Inspection period: inspection, flood and wind quotes, the SIRS and beach-membership questions.
4. Approval: the Board reviews the application and approves the buyer and, where relevant, the slip licensee.
5. Closing: deed, slip licence assignment on the Association's form, and your first-year tax estimate built from the purchase price.

Why work with McGreevy and Comisar as a buyer?

• Top 1% Real Estate Agents Nationally Since 2008
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• Nationally Recognized Top Producing Realtors

How do I get started?

Call Marc on (239) 287-5873 and read our Naples buyer guide. Selling somewhere else to fund the purchase? Jesse handles that side on (239) 898-6072, starting with our free Naples home valuation tool. For a first conversation about either, use our contact page.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team working Park Shore Landings and the wider Park Shore market every week. Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC), and we are brokered by Domain Realty.

What is the full record?

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review, Rochelle Joslin, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

You can read our reviews on Google, where McGreevy and Comisar are among the top-reviewed teams in Southwest Florida.

What did we do differently on Park Shore Landings?

We tracked every closed Park Shore sale in the twelve months to August 31, 2026, all 525 of them, and we tracked the county roll for all 72 Park Shore Landings units, the recorded document chain back to 1983, the State's dock permit and the Association's published reports. That is how we know the building dates are 1984 and 1986, the millage area is 177, and the slips are licences rather than deeds.

How do you reach us?

• Jesse McGreevy, seller calls and valuations: (239) 898-6072 · [email protected]
• Marc Comisar, buyer representation: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Follow us: McGreevy and Comisar on Facebook, Jesse McGreevy on LinkedIn, Marc Comisar on LinkedIn

Sellers begin with our free Naples home valuation tool; buyers begin with our Naples buyer guide. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com and on our About McGreevy and Comisar page. For the wider county picture, see our Collier County guide.

Frequently Asked Questions, Park Shore Landings Buyer Edition

Where is Park Shore Landings?

At 205, 255, 305 and 355 Park Shore Drive, Naples, FL 34103, on the northwest corner of Crayton Road and Park Shore Drive, on Venetian Bay. It is inside the City of Naples, on the Park Shore Unit 1 plat.

How many units does Park Shore Landings have?

72, in four four-storey buildings of 18 units each.

When was Park Shore Landings built?

355 and 305 Park Shore Drive in 1984; 255 and 205 in 1986. The Original Declaration was recorded October 25, 1984.

Is Park Shore Landings on the Gulf?

No. It is on Venetian Bay, across the water from The Village Shops on Venetian Bay. Owners reach the Gulf beach through the voluntary Park Shore Association beach park.

Can I read the milestone inspection reports before I buy?

Yes. All four Phase I reports, dated April 9, 2024, are free on the Association's structural page. We read all four in full, and every one found no substantial structural deterioration and no Phase II requirement.

Has Park Shore Landings done a Phase II milestone inspection?

All four reports say Phase II is not required, for 205, 255, 305 and 355 Park Shore Drive alike.

Is there a structural integrity reserve study?

Not on the Association's public website. Ask for it in writing during your inspection period, and check the state's SIRS reporting dashboards by association name.

What is the special assessment?

$20,000 per unit, $1,440,000 in total, levied December 17, 2025 for building repairs, electrical panel relocation and electrical repairs to the docks and walkway lights. Four $5,000 instalments were due by March 31, 2026.

Does every unit have a boat slip?

No. There are 36 slips for 72 units, licensed under Declaration Section 9.10, one per unit at most. Ask whether the unit holds a licence and whether it will be assigned to you.

Can I buy a slip without buying a unit?

No. Only a Board-approved unit owner can hold a licence here. Deeded slips exist at the Venetian Bay Yacht Club dockominiums across the bay.

What does a boat slip cost to keep?

$140 a year, or $35 a quarter, as published in March 2024, plus a share of the slip piling and stringer costs as a limited common expense. The licence assignment fee is $50.

What are the monthly or quarterly fees?

As published in March 2024: Type A $3,822 a quarter, Type B $3,312 and Type C $3,694. Current figures are not published on the public site; get the current budget and an estoppel certificate.

What flood zone is Park Shore Landings in?

Zone AE with a base flood elevation of 10 feet at all four addresses, on FIRM panel 12021C0383J effective February 8, 2024. Flood insurance is required with a federally backed loan.

What are property taxes likely to be?

About 9.0201 mills on the 2026 preliminary roll, so roughly $9,784.57 at the median assessed just value of $1,084,750 before exemptions. Build your own estimate from your purchase price.

Can I rent my unit out?

Yes, with Board approval, no more than twice a calendar year and for no longer than one year, as published in March 2024. Short monthly turnover is not possible here.

Are pets allowed?

Pets must be registered on the Association's form. The limits are not published; ask for the pet rules in writing.

Do I get beach access with the unit?

You get eligibility to join the Park Shore Association, a voluntary neighbourhood association that owns the private beach park. For fiscal 2027 that costs $1,000 initiation plus $300 annual dues.

Is there an elevator?

Yes. The milestone reports record elevator equipment and the Association's contact sheet names an elevator vendor.

What are the three floor-plan sizes?

1,263, 1,513 and 1,634 square feet on the county roll, the same three in every building. Whether those figures include a lanai is not confirmed.

Can I renovate after I buy?

Yes, with written Board approval first under Article 11.4 of the Declaration, through the Architectural Review Committee. The Board may refuse for any reasonable cause.

Who manages Park Shore Landings?

NextGen Community Management, LLC of Estero, office (239) 372-2996, with an on-site management office on (239) 649-4430.

Which schools serve Park Shore Landings?

Sea Gate Elementary, Gulfview Middle and Naples High School, per the district's zoning tool; confirm the specific address.

Frequently Asked Questions, Park Shore Landings Seller Edition

What is my Park Shore Landings condo worth?

Your price depends on your floor area, your building, your floor and whether a slip licence goes with the sale. Start with our free Naples home valuation tool and call Jesse on (239) 898-6072 for a figure built from real comparables.

Who is the best realtor to sell my Park Shore Landings unit?

A team that has read the building's milestone reports, Declaration Section 9.10 and the 2026 repair schedule. McGreevy and Comisar have, and we have been Top 1% Real Estate Agents Nationally Since 2008.

How long will my Park Shore Landings listing take to sell?

In the last 12 months, four homes sold at Park Shore Landings, from $950,000 to $1,725,000, with a median sale price of $1,167,500 and a median of about $784 per square foot. With only four sales, treat these as a snapshot rather than a trend: the median home spent about 152 days on the market, but one sold in 7 days and another took 264. Park Shore-wide supply stood at 5.9 months in the year to August 31, 2026. Your own timeline depends on price, season and how complete your documents are. Source: Southwest Florida MLS, closed residential sales, September 29, 2025 to September 29, 2026, pulled by McGreevy and Comisar on September 29, 2026.

What does it cost to sell a Park Shore Landings condo?

Commission as agreed, documentary stamp tax at $0.70 per $100 of price, title and closing costs, prorations and the estoppel fee.

Will the milestone reports help or hurt my sale?

Help, on balance. They are public and clean on all four, and buyers here can do real diligence before offering.

Do I need to mention the differential settlement note?

The note is in a public report, so assume buyers will see it. Take legal advice on your own disclosure duties; we present the engineer's full conclusion alongside it.

How do I prove my boat slip goes with the sale?

Provide your executed licence, confirm with management that it is registered to you, and include the Association's assignment form and $50 fee in the closing package.

What happens if I forget to assign my slip?

Under Declaration Section 9.10 the licence automatically reverts to the Association. Your buyer loses the slip and you may lose part of the price.

Can I sell my slip separately from my unit?

Only to another Park Shore Landings unit owner or back to the Association, under Section 9.10. You cannot sell it to an outsider.

Is my slip real property?

No. The Association's assignment form states that the licence "does not grant any interest in real property."

Have I paid the whole special assessment?

If you paid four $5,000 instalments by March 31, 2026, yes. The estoppel certificate will confirm the account is current.

Will buyers ask about the helical piles?

Some will, especially near units 312, 313 and 413. Ask management for the completion status of change orders CO-6, CO-7 and CO-13 before you list.

Does my building number matter to price?

It can. On the 2026 preliminary roll the 205 building assesses $40,000 per unit above the other three at every point in its range, and each building sits at a different point in the repair programme.

What documents will a buyer's agent ask for?

The estoppel certificate, the current budget, twelve months of minutes, the milestone report for your building, any SIRS, the flood policy, the slip licence if you hold one, and the rules on pets and leasing.

How does Board approval affect my closing date?

Every sale needs Board approval on the Association's application, with three reference letters. We build a buffer into the closing date and start the application the day the contract is signed.

Can I sell while my unit is leased?

Yes, but the lease must have been Board-approved, it cannot exceed one year, and the buyer takes the property subject to it. Tell us the lease dates early.

Should I list furnished?

You can. With roughly two thirds of the building not homesteaded, many buyers are second-home buyers; agree a written inventory and exclude anything you are keeping.

Does the Save Our Homes cap transfer to my buyer?

No. Your buyer's first full tax year will be built from their purchase price, which is why we never quote your current bill as theirs.

What if my listing expired with another agent?

Bring us the listing history. We will look at price against floor area and building, the document package and the slip question, the first things we would check.

Can you market a unit with a slip differently from one without?

Yes, and we do. A slip licence is scarce here, at most half the units, and it attracts a different buyer.

Is my unit a two-bedroom or a three-bedroom?

Your own deed, floor plan and the Declaration's exhibit will tell you; the county roll does not. Measure and document it before listing.

Does my square footage include my lanai?

Not confirmed. The county figure may or may not include a screened lanai, so we measure and describe it carefully rather than overstating it.

What flood information should I have ready?

The building's current master flood policy, any elevation certificate, and your own unit-owner flood and wind policies, with premiums.

Does the Park Shore Association membership transfer to my buyer?

Not confirmed. The Association's published pages are silent on transfer on sale, so we ask the Association on every file and tell the buyer to budget $1,000 initiation plus $300 dues unless told otherwise.

What if my unit is homesteaded?

Your homestead exemption ends with the sale. If you are buying another Florida home, ask a tax professional about portability.

Should I sell or rent my Park Shore Landings unit?

Renting is limited to two Board-approved leases a year of up to one year each. We will run both sides with your numbers.

How do I sell a Park Shore Landings unit fast?

Price it against the right floor-area comparables, have the estoppel, minutes and slip paperwork ready on day one, and list ahead of season.

What are seller closing costs in Naples?

The same list: commission, documentary stamp tax, title costs, a municipal lien search, the estoppel fee and prorations.

My unit has an unapproved boat lift. Is that a problem?

Possibly. The rules require a Deco Beamless or Deco Elevator lift set twelve inches below the pier deck with an alarm governor; a non-compliant lift should be resolved or disclosed.

Do you list for owners who live in Canada?

Yes. Owner mailing addresses on the county roll include Toronto, Ontario, and we handle the whole sale remotely.

What is the difference between assessed value and market value?

Assessed just value is the county's tax figure; the 2026 preliminary median here is $1,084,750. It is not a sale price and not a list price.

When should I call you?

Before you pick a list date. A short call lets us check your building's repair status, your slip paperwork and the season. Jesse is on (239) 898-6072.

Will a buyer need a specific type of insurance?

A buyer with a federally backed mortgage will need flood coverage because all four buildings are in Zone AE. Wind coverage is priced separately.

Can a buyer use their realtor as a reference on the application?

No. The Association's sale application states that realtors may not be used as references.

What should I do first if I am thinking about selling?

Request your estoppel figures and your slip licence from management, then run our free Naples home valuation tool. If you are also buying, our Naples buyer guide and Marc on (239) 287-5873 cover the other side.

What We Could Not Verify

Each item below was researched and left open rather than filled with a guess, with the route that closes it.

• A structural integrity reserve study. Not published; the state's SIRS dashboards or a written request to management settles it.
• Current assessments by unit type, and the mapping of Types A, B and C to floor areas and bedroom counts. The restated Declaration's exhibit and the current budget settle both.
• Whether Park Shore Association membership transfers to a buyer at closing or every buyer pays the $1,000 initiation. Not published; one call to the Association settles it.
• Who holds title today to the 3.94-acre dock parcel. A title search from O.R. 1020/1526 through O.R. 1173/133 settles it.
• Whether the City's 2010 Park Shore dock paragraph is the current codified text, including whether piers must be T or L shaped, on which City records point different ways. The codified code or the City Building Department settles it.
• Seawall responsibility and seawall permitting. Section 9.10 does not mention the seawall and City texts conflict, so we say nothing further.
• Pet limits, parking assignments and any bulk communications contract. The published notices and the restated Declaration are the route.
• Unit-by-unit sales comparisons. The four closed sales above are a snapshot; we run comparisons matched to building, floor and slip from the Southwest Florida MLS on request.
• City of Naples permit history for the four addresses. The City's portal needs a manual search by address, not yet run.
• Helene and Milton figures specific to Park Shore Landings, a measured walking distance to the beach park, and bridge clearances or controlling depth to Doctors Pass. None published without a first-party measurement.
• The original builder or general contractor. The 1984 City building permit would name the contractor.
• The text of the January 1986 amendment at O.R. 1173/133, and the November 2025 change-order detail.

Sources and Authoritative References

Government, first-party association and primary data sources only, each with the date we read it.

Park Shore Landings Condominium Association

• Association home page, amenities and location, the Association, read September 16, 2026: Park Shore Landings Association home page
• Documents index, the Association, read September 16, 2026: Park Shore Landings documents index
• Forms index, the Association, read September 16, 2026: Park Shore Landings forms index
• Rules and regulations index, the Association, read September 16, 2026: Park Shore Landings rules and regulations
• Structural page with the milestone reports and repair schedules, the Association, read September 16, 2026: Park Shore Landings structural page
• Sales and rental information page with flood and wind documents, the Association, read September 16, 2026: Park Shore Landings sales and rental information
• Committees page, the Association, read September 16, 2026: Park Shore Landings committees
• Declaration of Special Assessment, December 17, 2025, the Association, read September 16, 2026: Declaration of Special Assessment PDF
• Boat Lift Rules and Regulations with Declaration Section 9.10, adopted March 26, 2021, the Association, read September 16, 2026: Boat Lift Rules and Regulations PDF
• Boat Slip Licensee Assignment form, 2021 revision, the Association, read September 16, 2026: boat slip licence assignment form PDF
• Frequently Asked Questions and Answers, March 2024, the Association, read September 16, 2026: Park Shore Landings FAQ PDF
• Phase I Milestone Inspection Report, 205 Park Shore Drive, SOCOTEC Consulting, April 9, 2024, read September 16, 2026: 205 building milestone report PDF
• Phase I Milestone Inspection Report, 355 Park Shore Drive, SOCOTEC Consulting, April 9, 2024, read September 16, 2026: 355 building milestone report PDF
• Phase I Milestone Inspection Report, 255 Park Shore Drive, SOCOTEC Consulting, identified September 16, 2026: 255 building milestone report PDF
• Phase I Milestone Inspection Report, 305 Park Shore Drive, SOCOTEC Consulting, identified September 16, 2026: 305 building milestone report PDF
• Schedule and billing for all buildings, revised March 18, 2026, the Association, read September 16, 2026: 2026 repair schedule and billing PDF
• Overall project list for all four buildings, November 10, 2025, identified September 16, 2026: overall project list PDF
• 205 building change orders 2 to 13, November 10, 2025, identified September 16, 2026: 205 building change orders PDF
• 255 building change orders 6 to 17, November 10, 2025, identified September 16, 2026: 255 building change orders PDF
• RCBAP flood policy declarations, 205 Park Shore Drive, 2021 to 2022, Hartford Insurance Company of the Midwest, read September 16, 2026: 205 building flood policy PDF
• RCBAP flood policy declarations, 255 Park Shore Drive, identified September 16, 2026: 255 building flood policy PDF
• RCBAP flood policy declarations, 305 Park Shore Drive, identified September 16, 2026: 305 building flood policy PDF
• RCBAP flood policy declarations, 355 Park Shore Drive, identified September 16, 2026: 355 building flood policy PDF
• Wind mitigation inspection, 205 Park Shore Drive, March 16, 2020, identified September 16, 2026: 205 building wind mitigation PDF
• Wind mitigation inspection, 255 Park Shore Drive, March 16, 2020, identified September 16, 2026: 255 building wind mitigation PDF
• Wind mitigation inspection, 305 Park Shore Drive, March 16, 2020, identified September 16, 2026: 305 building wind mitigation PDF
• Wind mitigation inspection, 355 Park Shore Drive, March 16, 2020, identified September 16, 2026: 355 building wind mitigation PDF
• Important contact information naming vendors, the Association, read September 16, 2026: Park Shore Landings contact sheet PDF
• Summary of rules, the Association, identified September 16, 2026: summary of rules PDF
• Parking notice, the Association, identified September 16, 2026: parking notice PDF
• Pet registration form, the Association, identified September 16, 2026: pet registration form PDF
• Boat slip modification application packet, Architectural Review Committee, identified September 16, 2026: boat slip ARC application PDF
• Condominium remodeling application packet, Architectural Review Committee, identified September 16, 2026: remodeling application PDF
• Complete sale application, 2025, the Association, identified September 16, 2026: sale application PDF
• Lease application, 2025, the Association, identified September 16, 2026: lease application PDF
• Unit owner responsibilities for water heater maintenance and replacement, identified September 16, 2026: water heater responsibilities PDF
• 2025 legislative update, version 2, posted by the Association, identified September 16, 2026: 2025 legislative update PDF
• Hurricane Preparedness 2026 guide, posted by the Association, identified September 16, 2026: 2026 hurricane guide PDF
• Park Shore Association membership renewal notice for 2025, republished by the Association, read September 16, 2026: Park Shore Association 2025 renewal notice PDF

Park Shore Association

• Park Shore Association home page, read September 1 to 7, 2026: Park Shore Association
• Membership questions, 2027 fees and eligibility, page modified August 8, 2026, read September 16, 2026: Park Shore Association membership FAQ
• Beach park page, Raymond L. Lutgert Beach Park, modified June 3, 2025, read September 16, 2026: Park Shore Association beach park
• Annual dues and initiation fee information for 2027, published May 30, 2026, read September 1, 2026: Park Shore Association 2027 dues notice
• Proposed bylaws dated December 10, 2024, Article III.A.2 five-plat boundary, read September 1, 2026: Park Shore Association proposed bylaws PDF
• Maps page, Park Shore Association, identified September 16, 2026: Park Shore Association maps
• Member eligibility map, Park Shore Association, identified September 1, 2026: Park Shore eligibility map PDF

Florida Division of Corporations

• Entity detail, Park Shore Landings Condominium Association, Inc., N05287, read September 16, 2026: Sunbiz record for N05287
• Annual report image, N05287, 1999, read September 16, 2026: 1999 annual report for N05287
• Annual report image, N05287, 2005, read September 16, 2026: 2005 annual report for N05287
• Annual report image, N05287, 2009, read September 16, 2026: 2009 annual report for N05287
• Filed report image, N05287, 2014, read September 16, 2026: 2014 filing for N05287
• Entity-name index for Park Shore, including N05287 and N05288, read September 2, 2026: Sunbiz Park Shore entity index
• Division of Corporations search, State of Florida, read September 16, 2026: Sunbiz search

Florida Department of Environmental Protection

• Environmental Resource Permit map service, permit 0355024-003-EI, queried September 16, 2026: FDEP environmental resource permits service
• Public document folder for location 355024, read September 16, 2026: FDEP document folder for the Park Shore Landings docks
• Division of State Lands parcel composite, no features at the dock basin, queried September 16, 2026: FDEP state lands parcel layer
• Aquatic Preserves layer, no features, queried September 16, 2026: FDEP aquatic preserves layer
• Outstanding Florida Waters layer, no features, queried September 16, 2026: FDEP Outstanding Florida Waters layer
• Doctors Pass Inlet Management Study Implementation Plan, adopted June 6, 1997, read September 1, 2026: Doctors Pass inlet management plan PDF

FEMA, US Census and NOAA

• National Flood Hazard Layer, flood hazard zones, queried at all four addresses September 16, 2026: FEMA NFHL flood zones layer
• National Flood Hazard Layer, FIRM panels, panel 12021C0383J, queried September 16, 2026: FEMA NFHL FIRM panels layer
• FEMA Map Service Center, effective flood maps, read September 16, 2026: FEMA Map Service Center
• FEMA Community Rating System, read September 1 to 7, 2026: FEMA Community Rating System
• US Census Bureau geocoder, used for all four addresses, queried September 16, 2026: Census Bureau address geocoder
• National Hurricane Center Tropical Cyclone Report, Hurricane Ian, read September 16, 2026: NHC Hurricane Ian report PDF
• National Hurricane Center Tropical Cyclone Report index, identified September 16, 2026: NHC tropical cyclone reports

City of Naples

• Milestone inspections, read September 1, 2026: City of Naples milestone inspections
• Milestone inspections by year, read September 16, 2026: City of Naples milestone inspections by year
• 2024 milestone buildings workbook, read September 1, 2026: City of Naples 2024 milestone workbook
• Milestone inspection process, Form EB18-2024 and the $300 fee, read September 2, 2026: City of Naples milestone inspection process
• Public portal permit search, identified September 16, 2026: City of Naples permit search
• Floodplain information, read September 1 to 7, 2026: City of Naples floodplain information
• Moorings Bay Special Taxing District, read September 1, 2026: Moorings Bay Special Taxing District
• Ordinance 87-5328 creating the Moorings Bay district, identified September 1, 2026: Ordinance 87-5328
• Ordinance 10-12741 amending Sec. 56-93, adopted September 1, 2010, read September 1, 2026: Ordinance 10-12741 PDF
• Moorings Bay taxing district budget, identified September 1, 2026: Moorings Bay district budget
• Moorings Bay resolutions and ordinances, identified September 1, 2026: Moorings Bay resolutions and ordinances
• Seawall owners manual, Moorings Bay district, identified September 1, 2026: Moorings Bay seawall owners manual
• Marine permit application form, identified September 1, 2026: City of Naples marine permit application
• Boat lift requirements sheet, identified September 1, 2026: City of Naples boat lift requirements
• Dependent special districts, read September 1, 2026: City of Naples dependent special districts
• Property taxes and millage rate, read September 1, 2026: City of Naples property taxes and millage
• Naples Code of Ordinances on Municode, read September 1 to 7, 2026: Naples Code of Ordinances

State of Florida, statutes and condominium regulator

• Section 553.899, Florida Statutes, milestone inspections, read September 1 to 7, 2026: Florida Statutes 553.899
• Section 718.112, Florida Statutes, including the structural integrity reserve study, read September 1 to 7, 2026: Florida Statutes 718.112
• DBPR condominium building reporting database, project PR1S001608, read September 1, 2026: DBPR condominium building reports
• DBPR structural integrity reserve study reporting, read September 2, 2026: DBPR SIRS reporting page
• DBPR SIRS dashboard, submissions before July 2025, identified September 2, 2026: DBPR SIRS dashboard, before July 2025
• DBPR SIRS dashboard, submissions July 2025 and after, identified September 2, 2026: DBPR SIRS dashboard, July 2025 onward

Collier County

• Collier Clerk of Courts, recorded instruments including O.R. 1106/980, O.R. 1173/133 and O.R. 6606/2709, identified September 16, 2026: Collier Clerk of Courts
• Collier Clerk official records search, read September 1 to 7, 2026: Collier Clerk official records search
• Collier County FY2026 final budget public hearing document, read September 1, 2026: Collier County FY2026 budget PDF
• Collier County Tax Collector, ad valorem contacts, read September 1, 2026: Collier Tax Collector ad valorem contacts
• Collier County Tax Collector, real estate property taxes, read September 1 to 7, 2026: Collier Tax Collector real estate taxes
• Collier County Public Schools interactive zoning tool, read September 1 to 7, 2026: Collier County Public Schools zoning tool

Our own data

• Park Shore-wide market figures: Southwest Florida MLS, closed residential sales inside the Park Shore geography for the twelve months ended August 31, 2026, pulled by McGreevy and Comisar on September 7, 2026. Parcel, assessment and millage figures: Collier County tax roll, tax year 2026 preliminary, queried September 16, 2026. Park Shore context: our Park Shore neighborhood guide.
• Park Shore Landings building sales figures: Southwest Florida MLS, 4 closed residential sales under sub/condo name PARK SHORE LANDINGS, September 29, 2025 to September 29, 2026, pulled by McGreevy and Comisar on September 29, 2026.

Downloadable Documents

Each document is linked at its official source, so you always get the current version.

• Phase I Milestone Inspection Report, 205 Park Shore Drive, April 9, 2024: the signed engineering report for Building 4. Download the 205 report
• Phase I Milestone Inspection Report, 355 Park Shore Drive, April 9, 2024: the signed engineering report for Building 1. Download the 355 report
• Boat Lift Rules and Regulations, adopted March 26, 2021: the lift specification and the verbatim text of Declaration Section 9.10. Download the boat lift rules
• Boat Slip Licensee Assignment form, 2021 revision: the form that moves a slip licence at closing. Download the assignment form
• Declaration of Special Assessment, December 17, 2025: the $20,000 per unit assessment and its purpose. Download the special assessment
• Schedule and billing for all buildings, revised March 18, 2026: the building-by-building repair programme. Download the repair schedule
• Frequently Asked Questions and Answers, March 2024: assessments, leasing and occupancy rules. Download the Association FAQ
• City of Naples Ordinance 10-12741, 2010: the Park Shore Units 1, 3 and 4 dock paragraph as adopted. Download Ordinance 10-12741
• National Hurricane Center report on Hurricane Ian: the official Naples surge measurements. Download the Ian report
• Doctors Pass Inlet Management Plan: the engineered history of the pass to the Gulf. Download the Doctors Pass plan

Market data from Southwest Florida MLS, pulled September 7, 2026, for closed residential sales in the Park Shore geography for the twelve months ended August 31, 2026; building records from the sources listed above. Page last updated September 2026 by Jesse McGreevy and Marc Comisar.

McGreevy and Comisar, Best Realtor for Park Shore Landings. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.