Positano Place at Naples

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.

Positano Place at Naples is a gated community of 330 condominium residences in four condominiums and 15 three-story buildings on Livingston Road in Naples, Florida, per the association, with ZIP code 34105 and county roll years of 2005 and 2006. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 15 qualified recorded sales in the 24 months through mid-October 2026, from $210,000 to $312,500, at a $249,000 median, below the $335,000 median of 2023, the last calendar year with 10 or more sales, and above the $206,000 median of 2021.

McGreevy and Comisar are the team Positano Place sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page sets out what Positano Place at Naples is, what the county record shows about when its buildings went up and what has sold, what the association's own documents say about fees by plan and condominium, reserve studies and leasing rules, and what the county shows for taxes and the flood record.

This page is about Positano Place at Naples and its 330 condominium residences. Positano Place at Naples is not Positano at Miromar Lakes in Estero, not the Positano condominium on Positano Lane in Mediterra, and not the town of Positano in Italy. The association describes Positano Place at Naples as on Livingston Road, just south of Pine Ridge Road, with its office at 12910 Positano Circle (association). It is in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34105.

Why McGreevy and Comisar Are the Best Realtor for Positano Place

Positano Place is 330 condominium residences in four condominiums, and the right agent prices each one against its own plan size, condominium and roll year on the county record. Sellers and buyers choose McGreevy and Comisar because we read that record for every plan size, fee, reserve study and rule before we talk about a price.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Positano Place in Naples, whether you're ready to sell your Positano Place condo or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Positano Place market (Collier County recorded sales, county records through mid-October 2026): 15 qualified recorded sales in 24 months across all brokerages · median $249,000 · $210,000 to $312,500 · 54 qualified recorded sales in 60 months, median $279,000

These are county recorded sales the county marks as qualified, and every figure is a market total across all brokerages. We tracked every qualified recorded sale the county file holds for the four condominiums, 512 sales from 2006 on, we read the 2026 county tax roll for all 330 residences, we matched every residence's county heated area to the association's five published plan sizes, condominium by condominium, we read all four condominiums' 2026 FAQ sheets and 2025 structural integrity reserve studies, we read the master association's 2022 leasing amendment and the association's purchase application and sales-process sheet, we checked the Southwest Florida MLS export dated October 29, 2026, and we compared Positano Place with The Reserve at Naples, Stratford Place, Mariposa at Whippoorwill, Gusto Bella Vita, Aviano and Marbella Lakes condominium on one county yardstick.

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 your Positano Place condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a condo in Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.

What does a Positano Place seller get from us?

A Positano Place seller gets a price built from the county record for the right plan size and condominium, not from a community-wide average. The record is deep enough to do that: 512 qualified recorded sales since 2006, 246 of them original sales in 2006, and 9 in the last 12 months, from $210,000 to $285,000.

When a residence is listed, we gather the documents Florida's s. 718.503 requires a unit owner to give a buyer, and we explain the three-year lease hold to buyers up front, so the buyer meets it before the offer and not after.

What does a Positano Place buyer get from us?

A Positano Place buyer gets the numbers that differ from one residence to the next before the offer. The association's 2026 FAQ sheets put the combined quarterly assessment at $1,523 to $2,462 depending on plan and condominium, the purchase application sets a $150 fee and a board approval step, and all four 2025 reserve studies list $0 in recommended special assessments, with 50 to 58 percent of the fully funded balance in place at the start of 2025.

We also tell a buyer about the leasing rule: new owners cannot lease for 36 months, then at most three leases a year with a 30-day minimum and association approval. Every one of those figures comes from a document the association posts, and we link it.

Why do county recorded sales matter here?

County recorded sales matter at Positano Place because the county file is long and specific. It holds 512 qualified recorded sales for the four condominiums from 2006 on, each with a date and a price, and 246 of them are original sales in 2006, mostly from the developer. Only 9 fall in the last 12 months, so the 24-month window, with 15 sales, leads this page.

These counts cover sales the county marks as qualified, so a deed the county does not mark as qualified is not in them. Listed prices, days on market and sale-to-list ratios are MLS measures and appear on this page only where labeled with the October 29, 2026 MLS export date.

Why price a Verona and a Monaco differently?

A 785 sq ft Verona and a 1,239 sq ft Monaco are different products, and the county roll holds 57 residences at the first size and 67 at the second, by our match of county heated area to the association's plan sizes. In the last 60 months, the county file shows 19 qualified sales at 785 sq ft at a $269,000 median and 13 at 1,067 sq ft, the Tuscany size, at a $315,000 median.

The 1,239 sq ft size has 9 qualified sales in the last 60 months, from $210,000 to $380,000, with no median because the count is under 10. We match plan size before we match anything else.

Why does the condominium matter?

The condominium matters because the fees differ by condominium and the sales differ in count. Positano Place III carries the highest quarterly assessment for every plan and Positano Place I the lowest, as of January 1, 2026.

In the last 60 months, the county file shows 12 qualified sales in Positano Place I at a $280,000 median, 13 in Positano Place II at $275,000, 15 in Positano Place III at $279,000 and 14 in Positano Place IV at $274,500. The medians sit close together, so the fee gap is the difference a buyer feels each quarter.

Why do the association's documents matter here?

The association's documents matter because they set what an owner can do with a condominium. The master association's 2022 amendment holds new owners to 36 months before any lease, the four 2026 FAQ sheets give the assessments, and the 2025 reserve studies give the reserve figures (Positano Place I FAQ sheet).

Florida's s. 718.503 also gives a buyer a 7-day review: if the documents were not received more than 7 days before signing, the buyer may cancel in writing within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays, and the right ends at closing (s. 718.503).

Why does the building record matter here?

The building record matters because it is posted building by building. As of the 2025 budget year, the four reserve studies show 50, 52, 54 and 58 percent funded, and as of November 3, 2026 the association's site posts 2026 window and door permits for buildings in three of the four condominiums.

The association also posts a 2019 wind mitigation form for one building, 12920 Positano Circle, and a June 11, 2026 fire sprinkler letter (fire sprinkler letter). Each describes what it describes and no more, so we read them one building at a time.

Selling your Positano Place condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a condo in Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Key Takeaways

Positano Place comes down to nine facts that carry the county record for its condominiums, sizes, sales, fees, reserves, rules, taxes and flood record. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; Positano Place association 2026 FAQ sheets, as of January 1, 2026, and 2025 structural integrity reserve studies; federal flood map record for one sample address).

• 330 condominium residences in four condominiums. Positano Place I, II and III hold 88 each and Positano Place IV holds 66, in 15 three-story buildings on Positano Circle and Violino Lane, on Livingston Road just south of Pine Ridge Road per the association, Naples 34105, with county roll years of 2005 and 2006 and Cypress Naples, Ltd. as Developer.
• Five floor plans. The association publishes five plans, from the 785 sq ft Verona to the 1,239 sq ft Monaco, and our match of county heated area to those sizes finds 145 Tuscanys at 1,067 sq ft, the most common size.
• Last 24 months. Collier County shows 15 qualified recorded sales from $210,000 to $312,500, at a $249,000 median.
• Direction. The 24 months through mid-October 2026 show a $249,000 median on 15 qualified sales, below the $335,000 median of 2023, the last calendar year with 10 or more qualified sales, and above the $206,000 median of 2021, when the county file shows 40.
• Last 12 months. 9 qualified recorded sales, from $210,000 to $285,000, with no median because the count is under 10.
• Fees and reserves. The 2026 quarterly assessments run from $1,523 to $2,462 by plan and condominium, the application fee is $150, and the 2025 reserve studies list $0 in recommended special assessments, with 50 to 58 percent funded.
• Leasing. New owners cannot lease for 36 months; after that, each condominium allows at most 3 leases a year, with a 30-day minimum and association approval.
• Taxes. Millage area 104 totals 9.3696 mills for 2026, and the median 2026 total tax bill is $2,066. The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104.
• Flood, gate and amenities. The federal flood map record shows Zone X at the sample address checked, and the evacuation zone is one to check by address. The association describes a gated community with a 6,800 sq ft clubhouse and a 61,000-gallon heated pool, and its amenity list names no golf course.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Positano Place
• Key Takeaways
• What Is Positano Place at Naples, and Where Is It?
• Who Developed Positano Place, and What Does the Record Show?
• Who Runs Positano Place's Four Condominiums, and What Rules Apply?
• What Are the Condos and Buildings at Positano Place Like?
• Which Floor Plans Are at Positano Place?
• What Is the Positano Place Real Estate Market Doing?
• What Are Positano Place Condo Fees, and Is There a CDD?
• What Do the SIRS Reports and Florida Condo Law Mean for a Positano Place Buyer?
• What Are Property Taxes at Positano Place?
• Is Positano Place Gated, and What Is in the Clubhouse?
• Can I Rent My Positano Place Condo, and How Does a Purchase Work?
• Is Positano Place in a Flood Zone?
• What Do Storm and Building Records Show for Positano Place?
• How Does Insurance Work for a Positano Place Condo?
• Which Schools Are Near Positano Place?
• How Far Is Positano Place From Beaches, Hospitals and Shopping?
• What Is Planned Around Positano Place?
• Positano Place vs The Reserve at Naples: Which Fits You?
• Positano Place Floor Plans, 785 to 1,239 Sq Ft: Which Fits You?
• Why Buy at Positano Place: Honest Pros and Cons
• Thinking of Selling Your Condo at Positano Place? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is Positano Place at Naples, and Where Is It?

Positano Place at Naples is 330 condominium residences in four condominiums and 15 three-story buildings on Positano Circle and Violino Lane, Naples 34105, in unincorporated Collier County. The association places it on Livingston Road, just south of Pine Ridge Road, and the table sets out the record facts.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Positano Place association pages and documents, read November 3, 2026; federal flood map record for one sample address, 12960 Positano Circle, panel 12021C0403J, effective February 8, 2024, read October 21, 2026).

The 15 residential buildings, by condominium, with the county roll year of each:

Is Positano Place at Naples the same as Positano at Miromar Lakes or the Mediterra Positano?

No. Positano Place at Naples is not Positano at Miromar Lakes in Estero, not the Positano condominium on Positano Lane in Mediterra, and not the town of Positano in Italy.

Because a similar name can lead to the wrong records, we tie every figure on this page to the four condominiums recorded as Positano Place, and we suggest you do the same with any listing, tax bill or document.

Where exactly is Positano Place?

The association describes Positano Place at Naples as on Livingston Road, just south of Pine Ridge Road, with its office at 12910 Positano Circle (association). It is in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34105.

We give no other compass placement of the residences.

How do you reach it from I-75?

WGCU's reporting identifies the I-75 interchange at Pine Ridge Road as exit 107, with Golden Gate Parkway at exit 105 and Immokalee Road at exit 111 (WGCU, July 23, 2026).

The same report says final completion of the I-75 at Pine Ridge Road interchange project is expected in mid-2027. We give no turn-by-turn directions, because road work in this corridor changes them.

Which streets belong to Positano Place?

The 330 residences are in 15 buildings on two streets. Positano Circle carries 13 residential buildings: 4 in Positano Place I, 2 in Positano Place II, 4 in Positano Place III and 3 in Positano Place IV. Violino Lane carries 2 residential buildings, both in Positano Place II.

13 + 2 = 15, which is the association's building count and the county roll's.

How many residences and condominiums are there?

The association lists 330 residential units in 15 buildings, and the 2026 county roll records 330 condominium residences: 88 in each of Positano Place I, II and III and 66 in Positano Place IV.

The county roll records the four condominiums as Positano Place at Naples I, II, III and IV, each a condominium, and 88 + 88 + 88 + 66 = 330. The four 2025 reserve studies confirm the same unit counts.

How many buildings are there, and how tall are they?

There are 15 buildings, 4 in each of Positano Place I, II and III and 3 in Positano Place IV. Each of the 15 buildings has three residential floors, one elevator and two staircases, and the association describes 22 units in each building, predominantly two-bedroom residences (amenities).

What is the ZIP code?

Positano Place is in ZIP code 34105, and all 452 parcels in the four condominiums on the county roll show Naples as the mailing city and 34105 as the ZIP.

Is Positano Place inside the City of Naples?

No. Positano Place is in unincorporated Collier County. The 2026 county tax roll proves it: all 330 residences sit in millage area 104, which carries the countywide "Unincorp Gen Mstd" levy at 0.6844 mills and no municipal levy.

Our Naples hub ties the neighborhoods together.

What are the 122 garage and parking units?

The county roll lists 452 parcels in the four condominiums: 330 residences and 122 garage and parking units recorded as separate condominium parcels. A separate 12.80-acre parcel at 12910 Positano Circle, the address the association gives for its office and clubhouse, is listed outside the four condominiums.

The association says each building has 5 single-car garages with direct access to the interior corridor and elevator, offered for an additional price (amenities). Garage and parking units are bought separately and are not in any sales figure on this page.

What is at 12910 Positano Circle?

12910 Positano Circle is the address the association gives for its office and clubhouse, and the county lists a separate 12.80-acre parcel there, outside the four condominiums.

The management office is at 12910 Positano Circle, open Monday to Friday 8:30 a.m. to 5 p.m., as the association publishes it, checked November 3, 2026 (contact).

Is Positano Place gated?

The association describes Positano Place as a gated community, and its purchase application says each unit receives a gate key fob and two visitor parking permits at closing (association; purchase application). How the gate operates is set by the association, so confirm it with the management office.

What amenities does Positano Place have?

The association lists a heated resort-style pool and spa, a 6,800 sq ft clubhouse, a fitness center, a bocce court, a car care facility, and two lakes of about 1.5 acres each with lighted fountains beside a natural preserve (amenities; association).

The pool holds 61,000 gallons, per the association. We list only what the association publishes, and we date it to November 3, 2026.

Is there golf at Positano Place?

The association's amenity list names no golf course, and none is part of Positano Place.

How far is the beach?

Lowdermilk Park is about 6.7 route miles and about 14 minutes from Positano Place, and Vanderbilt Beach Park is about 7.7 route miles and about 15 minutes. Those are approximate route miles and free-flow minutes, measured from 12960 Positano Circle on October 21, 2026 with no traffic; real trips vary with season, time of day and construction.

Vanderbilt Beach Park is in a separate Gulf-side community, and we keep a separate page for Vanderbilt Beach.

Who Developed Positano Place, and What Does the Record Show?

Positano Place was developed by Cypress Naples, Ltd., the Developer named in the recorded declaration, and its county roll years are 2005 and 2006. The table sets out the recorded dates, the county's roll years and the qualified sales that followed, with each entry tied to its source.

Data updated: November 2026 (Collier County Property Appraiser public data files and recorded sales, download dated October 27, 2026, our analysis; Positano Place association documents, read November 3, 2026; National Hurricane Center; WGCU; Collier County).

Positano Place on the record

Roll years are county year-built values, not completion dates.

Who developed Positano Place?

Cypress Naples, Ltd., a Florida limited partnership, is named as Developer in the recorded Declaration of Condominium of Positano Place at Naples I and as Declarant in the master declaration, both recorded in Collier County on January 12, 2006 (Declaration of Condominium; master declaration).

The Declaration of Condominium of Positano Place at Naples I submits the property to Chapter 718 of the Florida Statutes, the condominium law.

When was Positano Place built?

The association's June 11, 2026 fire sprinkler letter says Positano Place at Naples was constructed in 2005 with its certificate of occupancy issued in 2006, and its home page says the community was built out in 2006; the 2026 county roll gives 132 residences a 2005 roll year and 198 a 2006 roll year (fire sprinkler letter).

The roll year is the county's year-built field for each residence. By condominium, all 88 residences in Positano Place I carry 2005, Positano Place II has 44 at 2005 and 44 at 2006, and Positano Place III (88) and Positano Place IV (66) carry 2006.

What do the first sales in the county file show?

The county file's qualified sales begin in 2006 with 246 sales, from $179,000 to $420,000, at a $271,000 median. Those are original sales, mostly from the developer, and $420,000 is the highest qualified price in the full county file.

2007 follows with 14 qualified sales at a $250,000 median, from $210,000 to $360,000. The full county file holds 512 qualified sales from 2006 on.

How did prices move after 2007?

In calendar years with 10 or more qualified sales, the county medians were $125,000 in 2009 (10 sales), $115,000 in 2012 (13), $172,000 in 2014 (13), $184,000 in 2015 (14), $165,000 in 2016 (15), $172,500 in 2017 (19), $182,500 in 2018 (18), $177,000 in 2019 (17), $190,000 in 2020 (16), $206,000 in 2021 (40), $300,000 in 2022 (17) and $335,000 in 2023 (11).

Since 2024 no calendar year has held 10 qualified sales: the county file shows 7 in 2024, 5 in 2025 and 8 in 2026 through mid-October, and those years carry a range and no median. We add no cause and no forecast.

How have the governing documents changed?

The association posts the amendments on its rental and real estate page (association documents): a Master Parking Amendment on September 7, 2007, a Master Voting Amendment on December 31, 2007, pet amendments for each condominium on March 21, 2011, leasing amendments for each condominium on May 16 to 19, 2015, a master certificate of amendment on February 19, 2016, and a master amendment on June 1, 2021 that set a one-year holding period before leasing.

Two later master amendments matter most. The one recorded July 28, 2022 sets a three-year holding period before leasing, and the one of October 26, 2022 makes an overnight occupant over 30 days a year subject to approval, with the board given 20 days to decide (2022 amendment; 2022 occupancy amendment).

What has the association posted in 2026?

The association's site carries a set of dated 2026 postings. All four condominiums' FAQ sheets are dated January 1, 2026, the Amenities and Hours sheet and the lease applications were revised May 5, 2026, a fire sprinkler and fire alarm letter is dated June 11, 2026, and the proof of association insurance sheet was revised June 22, 2026 (Amenities and Hours; proof of insurance).

It also posts the four 2025 structural integrity reserve studies, run August 26, 2024 after inspections on June 12 and 13, 2024, and 2026 Collier County window and door permits for buildings in three of the four condominiums.

Has Positano Place been in the news?

We found no dated news article about Positano Place at Naples in the regional outlets we checked on November 3, 2026; the association's own dated postings are the public record.

What construction standards apply to the buildings?

The association's posted wind mitigation form for 12920 Positano Circle, dated November 19, 2019, records a three-story building built in compliance with the Florida Building Code (12920 Positano Circle form). It describes one building of fifteen, and we make no claim from it for any other building.

The association's June 11, 2026 letter adds that every residential unit was built with fire sprinklers, with a head in every room including closets, the laundry and the air conditioner and water heater closets.

What does the public record not show?

The recording details of the declarations for Positano Place II, III and IV, the date the developer turned each association over to the owners, and the original price list by floor plan: Information not available at time of publishing (checked 2026-11-03).

The Collier County Clerk's official records and the association's posted declarations are where those details are held.

Thinking About Positano Place? Start With a County-Based Number

If you own or are considering a condo at Positano Place, start with the county numbers: the 24-month median of $249,000 on 15 qualified recorded sales, and the 2023 median of $335,000 on 11. A value comes from the sales that match your plan size, condominium and date, and not from one median.

Sellers can request a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873.

Who Runs Positano Place's Four Condominiums, and What Rules Apply?

Positano Place's four condominiums sit under one master association, and each condominium has its own association with its own FAQ sheet and reserve study. Their posted documents set the leasing hold, pet rule, parking permits and assessments, and Florida Chapter 718 sets what a buyer must receive.

Data updated: November 2026 (Positano Place association 2026 FAQ sheets, as of January 1, 2026; master association amendments of July 28, 2022 and October 26, 2022; Positano Place I pet amendment of March 21, 2011; association purchase application revised August 12, 2025; Florida Statutes ss. 718.111 and 718.503, read November 3, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026).

Who governs Positano Place?

Every owner belongs to Positano Place at Naples Master Association, Inc. and to the condominium association for that unit: Positano Place at Naples I, II, III or IV Condominium Association, Inc. (Positano Place I FAQ sheet).

Each FAQ sheet says each unit has one vote in its condominium association. The Declaration of Condominium of Positano Place at Naples I submits the property to Chapter 718 of the Florida Statutes, the condominium law.

Who manages the association?

The management office is at 12910 Positano Circle, open Monday to Friday 8:30 a.m. to 5 p.m. The association's June 11, 2026 letter carries Sandcastle's web address, and its sales-process sheet routes resales and owner-portal access through Sandcastle (sales process).

The management company's full legal name and each association's current officers: Information not available at time of publishing (checked 2026-11-03).

The resale documents and the state's corporate records hold them.

Is there a separate master association fee?

Each FAQ sheet says the assessments listed are a total of master and condominium assessments; a master-only figure is not published. As of January 1, 2026, the combined quarterly assessment runs from $1,523 (Verona, Positano Place I) to $2,462 (Monaco, Positano Place III), payable quarterly in advance on the first day of each quarter.

Positano Place III carries the highest figure for every plan and Positano Place I the lowest. All four FAQ sheets also say there are no rent or land-use fees for the recreational facilities (Positano Place III FAQ sheet).

Is there a CDD?

The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104.

That is a statement about the 2026 roll, so check the tax bill for the specific residence.

Is there an MSTU?

The 2026 levy list for millage area 104 carries no community-specific MSTU; the countywide "Unincorp Gen Mstd" levy applies to unincorporated parcels.

Can I rent my condo?

A master association amendment recorded July 28, 2022 (Section 8.20(E)) bars leasing until an owner has held title for three years with no lease in effect; the four 2026 FAQ sheets state it as 'New owners, no leases till after 36 months holding period.' After that, each condominium allows no more than three leases in any one-year period, with a 30-day minimum, and each lease must be approved by the association (2022 amendment; Positano Place I FAQ).

The amendment exempts owners who held title before it and did not consent, a first mortgagee taking title by foreclosure, and the association. The association's 2026 Lease Application, revised May 5, 2026, is posted (lease application).

Are pets allowed?

The purchase application says owners may keep two pets in the unit, and vaccination records go with the application (purchase application).

Positano Place I's rule adopted March 21, 2011 lets occupying owners keep up to two pets, requires a leash outside the unit, keeps pets out of the pool area, the lakes and other recreational or common areas, and bars breeds the board deems vicious and exotic pets, at the board's discretion (Positano Place I pet amendment). Positano Place II, III and IV each post a pet amendment of the same date; read the one for the unit's condominium.

What are the parking and vehicle rules?

Each unit has 1 assigned, uncovered parking space, with visitor parking throughout, per the association. Residents need parking permits from management before entering; vehicles without them may be immobilized or towed at the owner's expense; overnight visitor passes are valid for no more than five consecutive nights on the same vehicle (purchase application).

Rules on commercial vehicles, trucks, boats and trailers, and the text of the 2007 parking amendment, the 2011 parking resolution, the 2012 bulk item resolution and the 2014 smoking resolution: Information not available at time of publishing (checked 2026-11-03).

They are posted on the association's site and in the rules; read them before signing.

What other rules are posted?

The association's rental and real estate page lists a 2012 bulk item resolution and a 2014 smoking resolution by title (association documents).

The FAQ sheets say guests staying over 30 days in a calendar year must pass a background check, and the master amendment of October 26, 2022 (Section 8.21) makes an overnight occupant over 30 days a year subject to approval, with the board given 20 days to decide (2022 occupancy amendment).

Is Positano Place age restricted?

No age restriction appears in any public record we checked; confirm with the association and the recorded declaration before you rely on it.

Is any Positano Place association in litigation?

Each of the four FAQ sheets, as of January 1, 2026, answers 'No' to whether the association is in any court case in which it may face liability over $100,000 (Positano Place IV FAQ sheet).

How do I see the documents before I buy?

Florida law requires an association managing a condominium of 25 or more units to post listed official records on a website or app within 30 days of receiving or creating them, behind a protected owner-only area; each Positano Place condominium has 66 or more units, and the association's public site posts its FAQ sheets, reserve studies and declarations (s. 718.111).

A unit owner who is not the developer must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, and the frequently asked questions and answers document (s. 718.503). The association's posted documents are on its rental and real estate page.

Selling your Positano Place condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a condo in Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Are the Condos and Buildings at Positano Place Like?

Positano Place's 330 condominium residences run from 785 to 1,239 county heated sq ft in 15 three-story buildings, with county roll years of 2005 and 2006. We matched every residence's county heated area to the association's five published plan sizes, condominium by condominium. The county roll gives size and year, but not bedroom counts or unit layouts.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, 2026 roll, our analysis; Positano Place association amenities, community and floor-plans pages, read November 3, 2026).

We matched each of the 330 residences to a plan on the 2026 county roll. This table is our match of 2026 county heated area to the association's plan sizes: the residences at each size, by condominium.

The buildings sit on two streets. This table gives each condominium's residences, buildings, building street numbers and county roll year by building, from the building numbers on the association's posted permit and wind mitigation files and the 2026 county roll.

How big are Positano Place condos?

The association gives residences of approximately 785 to 1,239 sq ft under air, and the county roll records heated areas of 785 to 1,239 sq ft. The two ranges match at both ends. The county's heated area is the size on the 2026 roll, and the association's under-air size is the figure on its published floor plans. The association's plan page also lists screened lanai areas, which are separate from the under-air size, and gives a total of 1,327 sq ft for the largest plan, the Monaco, once its 88 sq ft lanai is added (floor plans).

How many residences are at each size?

Our match gives 57 residences at 785 sq ft, 30 at 899, 2 at 1,037, 145 at 1,067, 29 at 1,181 and 67 at 1,239, which adds to 330. Six sizes in all appear on the roll, and five of them match a published plan: the Verona at 785, the Pompeii at 899, the Tuscany at 1,067, the Riviera at 1,181 and the Monaco at 1,239. The 1,067 sq ft size holds the most residences by a wide margin, 145 of the 330.

Which size is most common?

The most common county heated size is 1,067 sq ft, the Tuscany size, with 145 of the 330 residences; the association calls the Tuscany its most popular floor plan. The next most common size is 1,239 sq ft, the Monaco size, with 67 residences, followed by 785 sq ft with 57, 899 sq ft with 30, 1,181 sq ft with 29 and 1,037 sq ft with 2.

How do the four condominiums differ in plan mix?

Positano Place III holds 24 of the 57 Veronas, Positano Place I holds 25 of the 67 Monacos, and Positano Place II holds 48 of the 145 Tuscanys. The 1,067 sq ft size is the largest group in every condominium: 34 residences in Positano Place I, 48 in Positano Place II, 36 in Positano Place III and 27 in Positano Place IV. Positano Place II carries 12 Veronas and 12 Monacos, and Positano Place IV carries 9 Veronas and 18 Monacos. Because fees and sales both differ by condominium, the condominium a residence belongs to matters as much as its plan.

What about the two 1,037 sq ft residences?

Two residences in Positano Place I carry a county heated area of 1,037 sq ft, which matches none of the five published plans; confirm the layout of either with the seller. They are the only residences on the roll at that size, so no sales figure is printed for them.

How old are the buildings?

The association's June 11, 2026 fire sprinkler letter says Positano Place at Naples was constructed in 2005 with its certificate of occupancy issued in 2006, and its home page says the community was built out in 2006; the 2026 county roll gives 132 residences a 2005 roll year and 198 a 2006 roll year (fire sprinkler letter). The roll year is the county's year-built field for each residence. By condominium, all 88 residences in Positano Place I carry 2005, and Positano Place II splits evenly, 44 with 2005 and 44 with 2006, two buildings each. All 88 in Positano Place III and all 66 in Positano Place IV carry 2006.

What are the buildings like?

Each of the 15 buildings has three residential floors, one elevator and two staircases, and the association describes 22 units in each building, predominantly two-bedroom residences (amenities). On fire protection, the association's June 11, 2026 letter says every residential unit was built with fire sprinklers, with a head in every room including closets, the laundry and the air conditioner and water heater closets. It says sprinklers are inspected quarterly and the fire alarm annually, that both annual inspections were completed in June 2026, and that the ceiling above third-floor units is a fire-rated concrete floor with roof trusses above it. Read the letter for the rest of its wording.

What finishes did the condos have originally?

The association describes the original construction with ceramic tile entries, 9-foot ceilings, crown molding, granite counters, a screened lanai or solarium, and cable and CAT 5 wiring (our community); individual units vary, so confirm a unit's finishes with the seller. The county roll carries no finish or renovation field, so this page makes no claim about the condition of any one residence.

Do Positano Place condos have a garage?

The association says each building has 5 single-car garages with direct access to the interior corridor and elevator, offered for an additional price, and that garage and storage units are available with select condominiums (amenities); the county roll records 122 garage and parking units as separate condominium parcels. A garage unit needs its own estoppel certificate at closing (sales process). The four 2026 FAQ sheets list garage and parking classes PGA1 to PGA5 and PGD units at $100 to $170 a quarter, and they do not define the letters, so confirm a garage unit's class in its deed and estoppel.

What parking does each condo have?

Each unit has 1 assigned, uncovered parking space, with visitor parking throughout, per the association. Residents need parking permits from management before entering, and vehicles without them may be immobilized or towed at the owner's expense. Overnight visitor passes are valid for no more than five consecutive nights on the same vehicle, per items 18 and 19 of the association's purchase application.

Which Floor Plans Are at Positano Place?

Positano Place has five floor plans, per the association: the 785 sq ft Verona, the 899 sq ft Pompeii, the 1,067 sq ft Tuscany, the 1,181 sq ft Riviera and the 1,239 sq ft Monaco. The association's floor-plans page gives bedrooms, baths, lanai and total sizes for each plan, and the county roll shows how many residences sit at each size.

Data updated: November 2026 (Positano Place association floor-plans page and plan sheets, read November 3, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, 2026 roll, our analysis).

We read the association's floor-plans page and matched every residence's county heated area to its five plan sizes. Each plan name links to the association's plan sheet, and the last column is our count of residences at that size on the county roll.

How many floor plans are there?

The association publishes five floor plans, from the 785 sq ft Verona to the 1,239 sq ft Monaco. Two are one-bedroom plans, the Verona and the Pompeii, two are two-bedroom plans, the Tuscany and the Riviera, and one is a three-bedroom plan, the Monaco. The Pompeii and the Riviera each add a solarium. Every plan name links to the association's plan sheet in the table.

What is the Verona?

The Verona is the association's smallest plan: 1 bedroom and 1 bath, 785 sq ft under air, with a 90 sq ft screened lanai for 875 sq ft in total. The association's note for it is "a view from every room." Our match finds 57 residences at 785 sq ft on the county roll, 12 in Positano Place I, 12 in Positano Place II, 24 in Positano Place III and 9 in Positano Place IV. The association's Verona plan sheet is the document to read for the layout.

What is the Pompeii?

The Pompeii is a 1 bedroom plus solarium, 1 bath plan of 899 sq ft under air, with no screened lanai, so its total is also 899 sq ft. The association describes the solarium as more space under air in place of a lanai. Our match finds 30 residences at 899 sq ft: 8 each in Positano Place I, II and III and 6 in Positano Place IV. See the association's Pompeii plan sheet.

What is the Tuscany?

The Tuscany is a 2 bedroom, 2 bath plan of 1,067 sq ft under air with an 88 sq ft screened lanai, for 1,155 sq ft in total, and split bedrooms. The association's own words for it are "The most popular floor plan!" It is also the largest group on the county roll: our match finds 145 residences at 1,067 sq ft, 34 in Positano Place I, 48 in Positano Place II, 36 in Positano Place III and 27 in Positano Place IV. The association's Tuscany plan sheet shows the layout.

What is the Riviera?

The Riviera is a 2 bedrooms plus solarium, 2 bath split plan of 1,181 sq ft under air with no screened lanai, so its total is 1,181 sq ft, and the association points to its extra space under air. Our match finds 29 residences at 1,181 sq ft: 7 in Positano Place I, 8 each in Positano Place II and III and 6 in Positano Place IV. Read the association's Riviera plan sheet for the layout.

What is the Monaco?

The Monaco is the association's largest plan: 3 bedrooms and 2 baths, 1,239 sq ft under air, with an 88 sq ft screened lanai for 1,327 sq ft in total. The association describes it as a split plan with a walk-in closet in the owner's suite. Our match finds 67 residences at 1,239 sq ft, 25 in Positano Place I, 12 in Positano Place II, 12 in Positano Place III and 18 in Positano Place IV. The Monaco plan sheet is the association's own document.

What is a solarium at Positano Place?

The Pompeii and the Riviera have a solarium in place of a screened lanai, which the association describes as more space under air. The Pompeii pairs one bedroom with a solarium, and the Riviera pairs two bedrooms with one. A solarium is counted in the plan's under-air size, while a screened lanai is listed separately, so the Verona, Tuscany and Monaco each show a larger total than their under-air size and the Pompeii and Riviera do not. Ask the seller how a specific unit's solarium is finished.

How do the plan sizes compare with the county roll?

328 of the 330 residences match a published plan size exactly: 57 Veronas, 30 Pompeiis, 145 Tuscanys, 29 Rivieras and 67 Monacos. The other 2 residences carry 1,037 sq ft in Positano Place I, which matches no published plan. This page uses county heated area and the association's plan sizes only, so it prints no other living-area figure for any unit.

Which plans have screened lanais?

Three plans have a screened lanai: the Verona at 90 sq ft, the Tuscany at 88 sq ft and the Monaco at 88 sq ft. The Pompeii and the Riviera have none and carry a solarium instead. Together the three lanai plans account for 269 of the 330 residences on the county roll, from our match (57 Veronas, 145 Tuscanys and 67 Monacos).

What is still unpublished about the plans?

Which plan sits in which unit of each building, which units have a garage or storage unit attached by deed, and what each unit faces: Information not available at time of publishing (checked 2026-11-03). The seller, the unit's deed and the condominium's recorded plat in the declaration are where to get them. The association's page gives the five plans and their sizes, but it does not publish a plan mix by building.

What Is the Positano Place Real Estate Market Doing?

Positano Place's county record shows 15 qualified recorded sales in the 24 months through mid-October 2026, from $210,000 to $312,500, at a $249,000 median. The last 12 months hold 9 sales, from $210,000 to $285,000, too few for a median. Every county figure here counts only sales the county marks as qualified.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Southwest Florida MLS export of October 29, 2026, where labeled).

The county record shows the 24 months through mid-October 2026 at a $249,000 median on 15 qualified sales, from $210,000 to $312,500: below the $335,000 median of 2023, the last calendar year with 10 or more qualified sales, and above the $206,000 median of 2021, when the county file shows 40. No percent change, no cause and no forecast goes with that.

These counts cover sales the county marks as qualified, so a deed the county does not mark as qualified is not in them. Garage and parking units are recorded as separate parcels and are not in any figure. Listed prices, days on market and sale-to-list ratios are MLS measures; they appear on this page only where labeled with the October 29, 2026 MLS export date.

We tracked every qualified recorded sale the county file holds for the four condominiums, 512 sales from 2006 on. This table lists the county windows from 12 months to the full file, with the median per county heated sq ft for each. The newest qualified sale in the county file is July 15, 2026.

What happened in the last 12 months?

The county file shows 9 qualified sales from November 18, 2025 to July 15, 2026, from $210,000 to $285,000. Nine is under the 10 needed for a median, so this page gives a range only. The lowest was $210,000, recorded January 26, 2026, and the highest was $285,000, recorded March 9, 2026. The newest qualified sale in the county file is July 15, 2026, at $249,000.

What do the last 24 months show?

In the 24 months through mid-October 2026 the county file holds 15 qualified sales from $210,000 to $312,500, at a $249,000 median. This is the lead window on this page, because the 12-month window has fewer than 10 sales and the 24-month window is the shortest one deep enough for a median. The 15 sales run from October 17, 2024 to July 15, 2026.

Are Positano Place prices higher or lower than in past years?

The 24-month median of $249,000 sits below the 2023 median of $335,000 on 11 sales, the last calendar year with 10 or more qualified sales, and above the 2021 median of $206,000, when the county file shows 40 sales. Those are the two yardsticks the county record gives with enough sales behind them. This page states the county numbers and makes no forecast.

What do 36 and 60 months show?

The 36-month window holds 21 qualified sales from $210,000 to $315,000, at a $265,000 median. The 60-month window holds 54 sales from $210,000 to $380,000, at a $279,000 median. The highest sale in the 60-month window, $380,000, came in 2023, and it falls outside the 36-month window, whose top is $315,000.

Every qualified sale in the last 36 months

This table lists the 21 qualified recorded sales from October 19, 2023 to July 15, 2026, by date recorded, with the condominium, street, county heated size, the plan at that size and the county roll year. No building number, unit number or name is shown.

The last 12 months are the 9 rows from November 18, 2025 to July 15, 2026. The last 24 months are the 15 rows from October 17, 2024 on. The 36-month sales run from 785 to 1,239 county heated sq ft.

What was the highest recent sale?

The highest qualified price in the last 60 months is $380,000, in 2023; the highest in the last 36 months is $315,000, recorded August 16, 2024, a 1,067 sq ft residence in Positano Place II. The highest in the full county file, $420,000, came in 2006, the original-sales year.

What does the 10-year view show?

The 120-month window holds 161 qualified sales from $130,000 to $380,000, at a $200,000 median. That window reaches back to late 2016, into the years when yearly medians were $172,500 in 2017, $182,500 in 2018, $177,000 in 2019, $190,000 in 2020 and $206,000 in 2021, and it runs through the $300,000 median of 2022 and the $335,000 median of 2023, so it blends several price levels. Use it for depth, and use the shorter windows for current pricing.

What does the full county file show?

The full county file for the four condominiums holds 512 qualified sales since 2006, from $101,000 to $420,000, at a $233,500 median. The first year, 2006, shows 246 sales at a $271,000 median, which are original sales, mostly from the developer, and they make up nearly half of everything in the file. The most active year after that was 2021, with 40 qualified sales at a $206,000 median.

Every year in the county file

This table lists qualified sales by year from 2006 through mid-October 2026, with the low, high and median. A median appears only where a year holds 10 or more sales.

Since 2024, no calendar year has held 10 qualified sales: the county file shows 7 in 2024, 5 in 2025 and 8 in 2026 through mid-October. For those years the table gives a count and a range only.

How do the four condominiums compare?

Positano Place I has 155 all-time qualified sales, Positano Place II has 144, Positano Place III has 126 and Positano Place IV has 87, which adds to 512. In the 60-month window the medians sit close together: $280,000 on 12 sales in Positano Place I, $275,000 on 13 in Positano Place II, $279,000 on 15 in Positano Place III and $274,500 on 14 in Positano Place IV. This table gives the all-time and 60-month figures for each condominium.

How do the plan sizes compare?

The 785 sq ft Verona size has the deepest 60-month record of any plan size: 19 sales from $215,000 to $285,000 at a $269,000 median. The 1,067 sq ft Tuscany size follows with 13 sales from $235,000 to $360,000 at a $315,000 median. The other sizes have fewer than 10 sales in 60 months, so they show a range only. This table gives the 24-month and 60-month figures by plan size, from our match of county heated area to the association's plan sizes.

How have resales moved?

Among resales in the last 60 months, the county file pairs 47 residences with an earlier qualified sale; the median change across those 47 pairs is +36 percent, in nominal dollars, not adjusted for inflation, improvements or holding period.

Were any deeds left out of the counts?

The county file shows 19 priced deeds in the last 36 months that it left unqualified, from $182,000 to $400,000, three of them recorded in September 2026; none is in any count or median on this page. A deed can go unqualified for many reasons, and the county's flag is the only thing we report.

What does the MLS show?

The Southwest Florida MLS export of October 29, 2026 shows 16 closed sales at Positano Place from October 29, 2025 to October 29, 2026, at a median of $242,000, from $210,000 to $306,200, with a median of 62 days on market and a median sale-to-list ratio of 95.0 percent; on October 29, 2026 it showed 8 active listings at a median list price of $269,400, from $212,000 to $290,000, with a median of 106 days on market, and 1 pending sale. MLS figures cover a different window and include sales the county had not yet qualified. For current Positano Place listings, see our Domain Realty Group page.

How should a seller read these numbers?

Price against qualified recorded sales of the same plan size first, then the same condominium, using the 24-month and 60-month windows, which are the deepest windows with a median. The 12-month count is thin, 9 sales with no median, so a pricing opinion should name the individual sales it relies on and say which are in the county's qualified count. The condominium matters because the quarterly fee differs by condominium, and Positano Place III carries the highest figure for every plan. If you are thinking of selling, start with our Naples seller page and request a home valuation that names the recorded sales used.

Selling your condo at Positano Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a condo at Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Are Positano Place Condo Fees, and Is There a CDD?

Positano Place condo fees run from $1,523 to $2,462 a quarter as of January 1, 2026, by plan and condominium, with master and condominium assessments combined, per the association's FAQ sheets. The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104.

Data updated: November 2026 (Positano Place association 2026 FAQ sheets, as of January 1, 2026; purchase application revised August 12, 2025; Collier County Property Appraiser public data files, download dated October 27, 2026, 2026 roll, our analysis).

We read all four condominiums' 2026 FAQ sheets (I, II, III, IV). This table gives the quarterly assessment by plan and condominium, master plus condominium combined, payable quarterly in advance on the first day of each quarter, as of January 1, 2026.

This table lists what to ask for at each layer of cost and risk, and who holds it.

How much are the fees?

As of January 1, 2026, the combined quarterly assessment runs from $1,523 (Verona, Positano Place I) to $2,462 (Monaco, Positano Place III); Positano Place III carries the highest figure for every plan and Positano Place I the lowest. Within one plan the four condominiums sit close together: for the Tuscany, $2,071 in Positano Place I, $2,079 in Positano Place II, $2,120 in Positano Place III and $2,072 in Positano Place IV. The plan matters more than the condominium, since the fee rises with each step in plan size from the Verona to the Monaco.

How are the fees billed?

The FAQ sheets list the assessments as payable quarterly in advance, on the first day of each quarter, as of January 1, 2026. Each FAQ sheet says the assessments listed are a total of master and condominium assessments; a master-only figure is not published. Every figure in the table is therefore the full quarterly amount a unit owner sees from the two associations together, before any garage unit fee.

What does a year of fees come to?

A Tuscany in Positano Place I at $2,071 a quarter comes to $8,284 a year ($2,071 x 4) before any special assessment or garage fee. Every other plan and condominium works the same way: multiply its quarterly figure in the fee table by four.

What do garage units pay?

The four FAQ sheets list quarterly fees for garage and parking classes, the same on all four: PGA1 $170, PGA2 $100, PGA3 $115, PGA4 $100, PGA5 $170 and PGD units $115. The sheets list these classes without defining them; confirm a garage unit's class in its deed and estoppel. A garage unit is a separate condominium parcel and needs its own estoppel certificate at closing, per the association's sales-process sheet.

What do the fees pay for?

The adopted operating budget, the master association's share of the quarterly figure, any capital contribution or working capital charge at resale, the transfer and estoppel fee amounts, and any interview or approval deadline for a purchase: Information not available at time of publishing (checked 2026-11-03). The estoppel shows applicable transfer or processing fees, per the sales-process sheet, and the seller's owner-portal access holds the budget. All four FAQ sheets say there are no rent or land-use fees for the recreational facilities. This page makes no claim about which services the quarterly figure pays for.

Is there a special assessment?

All four condominiums' 2025 structural integrity reserve studies, run August 26, 2024 for the 2025 budget year, list $0 in recommended special assessments, loans or settlement, and each recommends a higher annual reserve contribution than the current one. That is what those reports show for the 2025 budget year; it is not a statement about any assessment today. Any special assessment the board has adopted since then appears on the estoppel certificate, so ask for it and for the association's notices before you make an offer.

Is there a CDD or an MSTU?

The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104. The 2026 levy list for millage area 104 carries no community-specific MSTU; the countywide "Unincorp Gen Mstd" levy applies to unincorporated parcels.

What does it cost to apply to buy?

The application fee is $150 per application, payable to the condominium association that holds the unit, covering background checks (purchase application). It goes to the management office at 12910 Positano Circle with the signed contract and the other documents the application lists. An interview or approval deadline is not published.

What is an estoppel certificate here?

Florida law, s. 718.116(8), requires a condominium association to issue an estoppel certificate within 10 business days of a written request and caps the fee; read the current statute (s. 718.116). At Positano Place, estoppels are ordered through Community Archives, a garage unit needs its own, and the sales-process sheet says a master association estoppel is not needed.

Selling your condo at Positano Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a condo at Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Do the SIRS Reports and Florida Condo Law Mean for a Positano Place Buyer?

Positano Place's four condominiums each have a 2025 structural integrity reserve study, run August 26, 2024, and each lists $0 in recommended special assessments, loans or settlement. The fully funded percentage at the start of 2025 runs from 50 to 58 percent. Florida law sets what such a study must cover and when a milestone inspection is due.

Data updated: November 2026 (Positano Place condominiums' 2025 structural integrity reserve studies, as of the 2025 budget year; Florida Statutes ss. 553.899, 718.111, 718.112 and 718.503).

We read all four condominiums' 2025 structural integrity reserve studies (I, II, III, IV). This table gives the inspection date, reserve components, fully funded percentage and recommended special assessments for each, as of the 2025 budget year, per each condominium's published SIRS.

This second table gives the dollar lines from each study's Executive Summary, as of the 2025 budget year, per each condominium's published SIRS.

What is a structural integrity reserve study?

Under s. 718.112(2)(g), a condominium association with buildings three habitable stories or higher must have a structural integrity reserve study done at least every 10 years. The statute set December 31, 2025 as the date for existing associations, with an outer limit of December 31, 2026. The study must be prepared or verified by a Florida licensed engineer or architect or by a certified reserve specialist or professional reserve analyst. Positano Place's buildings have three residential floors, so the requirement applies to them. Read the current statute for the full text.

Did each Positano Place condominium complete one?

All four condominiums' 2025 structural integrity reserve studies, run August 26, 2024 for the 2025 budget year, list $0 in recommended special assessments, loans or settlement, and each recommends a higher annual reserve contribution than the current one. The inspections took place on June 12, 2024 for Positano Place I and II and on June 13, 2024 for Positano Place III and IV. The reports list 71 reserve components for Positano Place I, II and III and 54 for Positano Place IV.

How well funded are the reserves?

The fully funded percentage at the start of 2025 is 50 percent for Positano Place I, 52 percent for Positano Place II, 54 percent for Positano Place III and 58 percent for Positano Place IV, as of the 2025 budget year, per each condominium's published SIRS. The figure compares each condominium's estimated beginning-year reserve balance with its fully funded balance. This page attaches no label to the percentages; read the reports and judge them against the recommended contributions in the dollar table.

What do the dollar figures show?

The current cost of reserve components runs from $2,223,585 in Positano Place IV to $2,954,126 in Positano Place II. The estimated beginning-year reserve balances are $683,754, $713,863, $738,727 and $598,746 for Positano Place I to IV, against fully funded balances of $1,362,761, $1,378,293, $1,367,107 and $1,037,204. Current annual reserve contributions are $136,676, $137,949, $121,422 and $101,321. The total recommended contribution is $200,407, $199,220, $198,910 and $152,465 on a straight-line basis, and $141,832, $141,077, $137,095 and $107,905 pooled. Components due in year 1 number 18 in each of the first three condominiums, at $205,964, $206,344 and $206,264, and 14 in Positano Place IV, at $157,083. The concrete barrel tile roofs show 13 years of remaining life in Positano Place I, III and IV and 13 to 20 years in Positano Place II.

What do the studies cover, and how can reserves be funded?

The statutory list printed in each report covers roof; structure including load-bearing walls; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; and windows and exterior doors, per s. 718.112(2)(g). The statute lets an association fund reserves through regular assessments, special assessments, lines of credit or loans, and the last three need a majority of the total voting interests. Section 718.112 also carries a 2025 option to pause reserve funding for certain items; that is statutory context, not a current Positano Place fact. Read the statute and each report for what applies.

When is a milestone inspection due?

Under s. 553.899, a condominium building of three habitable stories or more needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after that. A local enforcement agency may set 25 years where conditions such as proximity to salt water call for it. The association distributes the inspector's summary to owners within 45 days. As an example of the arithmetic, a building with a 2006 certificate of occupancy reaches 30 years in 2036 (2006 + 30), unless a local 25-year rule applies; ask the association which schedule it follows. Whether any Positano Place building has had or has been scheduled for a milestone inspection: Information not available at time of publishing (checked 2026-11-03).

What must a seller hand a buyer?

Under s. 718.503(2), a unit owner who is not the developer must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, any turnover inspection report, and the frequently asked questions and answers document, plus the state governance form. If the documents were not received more than 7 days before signing, the buyer may cancel in writing within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays, and the right ends at closing. A contract signed after December 31, 2024 carries a second 7-day clause for the milestone summary, turnover report and reserve study, or a statement that the association is not required to have them or has not completed them.

Must the associations post records online?

Florida law requires an association managing a condominium of 25 or more units to post listed official records on a website or app within 30 days of receiving or creating them, behind a protected owner-only area (s. 718.111(12)(g)); each Positano Place condominium has 66 or more units, and the association's public site posts its FAQ sheets, reserve studies and declarations. Owner-only items sit behind a login, so ask the seller or the management office how to reach them.

What Are Property Taxes at Positano Place?

Positano Place's 2026 county tax roll puts all 330 residences in millage area 104, which carries 9.3696 mills in total. The median total tax bill is $2,066 on a median just value of $230,534, and the roll shows $0 non-ad valorem charges on every residence. This table lists each authority's levy.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, 2026 roll, our analysis).

We read the 2026 county tax roll for all 330 residences. This table gives the levies in millage area 104 for tax year 2026.

Which authorities levy on Positano Place?

Ten levies make up the 9.3696 mills, led by the Collier County General Fund at 3.0107 and the School Board's local board levy at 2.2480. The School Board's state law levy is third at 1.8990, and the North Collier Fire Control levy is fourth at 1.0000. The "Unincorp Gen Mstd" line, at 0.6844 mills, is the tax-roll proof that Positano Place sits in unincorporated Collier County: all 330 residences are in millage area 104, which carries that levy and no municipal levy, so Positano Place is outside the City of Naples.

What does a typical condo pay?

At 9.3696 mills, the median 2026 just value of $230,534 would carry about $2,160 in ad valorem tax ($230,534 x 0.0093696) before any exemption or assessment limit, with no non-ad valorem charge; the median total bill on the 2026 roll is $2,066, because taxable value and exemptions differ by residence and 89 of the 330 residences carry a homestead exemption. This table shows the 2026 roll for all 330 residences.

What would a new buyer's bill look like?

If a buyer's taxable value came to the 24-month median sale price of $249,000, the 9.3696 mills would come to about $2,333 ($249,000 x 0.0093696) before any exemption. The county sets taxable value, not the sale price, so treat this as an illustration and check with the Collier County Property Appraiser.

Which fire district levies here?

The fire levy is the North Collier Fire Control levy, 1.0000 mills, as the county roll lists it. It is the fourth-largest single line in millage area 104. The tax roll shows the levy but not which station responds to a given address. The association's June 11, 2026 letter says its fire alarm system is monitored around the clock and dispatches the fire service automatically (fire sprinkler letter).

Is there a CDD or non-ad valorem charge?

The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104. The Collier County Tax Collector bill for a residence shows each line, so ask the seller for a recent one.

How much of Positano Place is homesteaded, and how does a purchase reset the bill?

On the 2026 roll, 89 of the 330 residences, or 27 percent, are homestead-exempt. That is a tax fact about how the roll reads, and it shifts the median bill, since a homestead exemption lowers the taxable value of a residence. The median total tax bill of $2,066 sits inside a range from $0 to $2,521. A purchase resets the assessed base for the new owner, so a buyer should not assume the seller's 2026 bill carries over to the next tax year. Florida's homestead exemption statute ties the exemption to holding title on January 1 and making the home a permanent residence (s. 196.031); ask the Collier County Property Appraiser about filing.

Is Positano Place Gated, and What Is in the Clubhouse?

Positano Place is described by the association as a gated community, and its purchase application says each unit receives a gate key fob and two visitor parking permits at closing. The association lists a 61,000-gallon heated pool, a 6,800 sq ft clubhouse, a fitness center and a bocce court, and its amenity list names no golf course.

Data updated: November 2026 (Positano Place association home, amenities, contact and our-community pages, the 2026 Amenities and Hours sheet revised May 5, 2026 and the purchase application revised 08.12.25, all as linked, read November 3, 2026; free-flow route estimates from 12960 Positano Circle, measured October 21, 2026).

We read the association's purchase application and sales-process sheet along with its amenity pages. The table lists what the association publishes, in its words: not a listing and not an inspection.

Is Positano Place a gated community?

The association describes Positano Place as a gated community, and its purchase application says each unit receives a gate key fob and two visitor parking permits at closing (association; purchase application). How the gate operates is set by the association, so confirm it with the management office. The public materials describe the fob and the permits, not the gate's hardware, so ask the management office how visitors, vendors and movers are handled on closing day.

How do I get a gate fob and parking permits?

The purchase application says a gate key fob and two visitor parking permits per unit are handed over at closing (items 18 and 19), and the purchase steps the association publishes end with confirming approval before closing and collecting the parking permits, two visitor passes and the gate fob (purchase application; sales process). Vehicles need parking permits from management before entering; vehicles without them may be immobilized or towed at the owner's expense, and overnight visitor passes are valid for no more than five consecutive nights on the same vehicle.

What is in the clubhouse?

The association lists a 6,800 sq ft clubhouse with a 36-foot multi-elevation ceiling, a media room, a game room with billiards and shuffleboard, an internet cafe, an executive business center, a screened lanai and an outdoor sports bar kitchenette (amenities). The association gives 12910 Positano Circle as the address of its office and clubhouse (contact). Clubhouse hours are Monday to Thursday 8:30 a.m. to 5 p.m., Friday 8:30 a.m. to 10 p.m., and Saturday and Sunday 1 p.m. to 10 p.m.

What are the pool and spa like?

The association lists a 61,000-gallon heated resort-style pool overlooking the lake, with a jacuzzi spa in a gazebo area (amenities). The pool is open daily from 8 a.m. to dusk, as the association publishes it (2026 Amenities and Hours). Positano Place I's pet rule adopted March 21, 2011 keeps pets out of the pool area, the lakes and other recreational or common areas (Positano Place I pet amendment).

What are the hours?

As the association publishes them, checked November 3, 2026: the pool is open daily 8 a.m. to dusk; the fitness center daily 5 a.m. to 10 p.m.; the clubhouse Monday to Thursday 8:30 a.m. to 5 p.m., Friday 8:30 a.m. to 10 p.m., and Saturday and Sunday 1 p.m. to 10 p.m.; and the office Monday to Friday 8:30 a.m. to 5 p.m. (contact; 2026 Amenities and Hours). Hours change, so confirm them with the management office.

Can owners reserve the clubhouse?

The association's 2026 Amenities and Hours sheet (revised May 5, 2026) lists a $200 clubhouse event fee plus a $300 refundable deposit, plus a security officer at $35 an hour (2026 Amenities and Hours). The sheet gives the fee, the deposit and the officer charge; any other reservation rule is the association's to state, so ask the management office at 12910 Positano Circle.

What else is on the grounds?

The fitness center has a weight room, treadmills, recumbent bicycles, cardio and strength equipment and TVs, and the association also lists a bocce court and a car care facility (amenities). Two lakes of about 1.5 acres each, with lighted fountains in a figure-eight layout, sit beside a natural preserve; the association does not publish the preserve's size. The association's amenity pages and its home page are the source for every item here (association).

Is there golf at Positano Place?

The association's amenity list names no golf course, and none is part of Positano Place (amenities). Golf at any separate club follows that club's own terms, so ask the club directly.

What does the association list nearby?

The association names Naples beaches, Naples Zoo at Caribbean Gardens, The Baker Museum, Sun-N-Fun Lagoon, Artis-Naples, Downtown Naples, Fifth Avenue South, The Village at Venetian Bay, Waterside Shops, Third Street South and Mercato as nearby (our community). The association gives no distances. By free-flow estimates measured from 12960 Positano Circle on October 21, 2026, Mercato is about 6.4 route miles and about 12 minutes away, and Fifth Avenue South about 7.2 route miles and about 14 minutes.

What should a buyer ask about the common areas?

Ask for the budget, the reserve study's component list and the amenity rules, which say how the clubhouse, pool and grounds are kept and paid for. The 2025 reserve studies list 71 reserve components for each of Positano Place I, II and III and 54 for Positano Place IV (Positano Place I study). The county also lists a separate 12.80-acre parcel at 12910 Positano Circle, the address the association gives for its office and clubhouse, outside the four condominiums; ask the association who owns it, who maintains it and how it is funded.

Can I Rent My Positano Place Condo, and How Does a Purchase Work?

Positano Place bars leasing until an owner has held title for three years with no lease in effect, then allows no more than three leases a year, with a 30-day minimum and association approval, per a master amendment recorded July 28, 2022. A purchase needs board approval, a $150 application fee and an estoppel certificate ordered through Community Archives.

Data updated: November 2026 (Positano Place association 2026 FAQ sheets, as of January 1, 2026; master amendments recorded July 28, 2022 and dated October 26, 2022; purchase application revised 08.12.25; sales-process sheet; 2026 Lease Application revised May 5, 2026; Florida Statutes ss. 718.116 and 718.503; all as linked, read November 3, 2026).

We read the master association's 2022 leasing amendment and the association's purchase application and sales-process sheet. Each answer here comes from those documents and the four condominiums' FAQ sheets.

Can a new owner lease right away?

A master association amendment recorded July 28, 2022 (Section 8.20(E)) bars leasing until an owner has held title for three years with no lease in effect; the four 2026 FAQ sheets state it as "New owners, no leases till after 36 months holding period." After that, each condominium allows no more than three leases in any one-year period, with a 30-day minimum, and each lease must be approved by the association (2022 amendment; Positano Place I FAQ).

Who is exempt from the three-year hold?

The 2022 amendment was approved at a members' meeting on July 12, 2022 by at least two thirds of the master membership. It exempts owners who held title before the amendment and did not consent, a first mortgagee taking title by foreclosure, and the association (2022 amendment). If a buyer takes title subject to a lease, the three years start after that lease ends, so have the lease in hand before you sign.

How many leases are allowed each year?

Each condominium allows no more than three leases in any one-year period, with a 30-day minimum, and each lease must be approved by the association. The FAQ sheets cite Declaration section 17.8 and Rules and Regulations sections 40 and 41 for the rule (Positano Place I FAQ; Positano Place II FAQ; Positano Place III FAQ; Positano Place IV FAQ).

What did the prior rule say?

A master amendment of June 1, 2021 set a one-year holding period before leasing, and the July 28, 2022 amendment replaced it with the three-year hold. The association also posts leasing amendments for each condominium dated May 16 to 19, 2015 (Positano Place IV May 16, II May 18, I and III May 19) and a master amendment on occupancy dated October 26, 2022, as the association lists them on its rental and real estate page (association documents). The 2022 leasing and occupancy amendments are the two whose contents we read.

Does the association rent units?

The association's documents page says "The Association does not rent units" (association documents). The association posts a 2026 Lease Application, revised May 5, 2026, for owners who are eligible to lease (lease application).

What must a tenant carry?

The purchase application says a lease must require the tenant to carry liability coverage over $100,000 plus contents coverage (Rules and Regulations 38(e)) (purchase application).

How do long-stay guests work?

The FAQ sheets say guests staying over 30 days in a calendar year must pass a background check, and the master amendment of October 26, 2022 (Section 8.21) makes an overnight occupant over 30 days a year subject to approval, with the board given 20 days to decide (2022 occupancy amendment).

What are the steps to buy?

The association's sales-process sheet and purchase application give these steps (sales process; purchase application):

1. Submit the Application for Board Approval to Purchase with the signed contract, driver's licenses, references, vehicle and pet information and the $150 fee, to the management office at 12910 Positano Circle.
2. Review the association documents: the declaration, articles, bylaws, rules and budget.
3. The closing company orders the estoppel through Community Archives, with a separate estoppel for any garage unit and no master association estoppel.
4. Confirm approval before closing and collect the parking permits, two visitor passes and the gate fob.
5. Keep an HO-6 style unit policy and send its declaration page within 30 days of the effective or renewal date, naming Positano Place as additional interest.

The association does not publish an interview or an approval deadline.

What must a buyer submit?

A buyer submits the Application for Board Approval to Purchase with the signed contract, driver's licenses, references, vehicle and pet information and the $150 application fee, payable to the condominium association that holds the unit; the fee covers background checks (purchase application). Vaccination records for any pet go with the application, and the purchase application says owners may keep two pets in the unit.

What happens at closing?

The closing company orders the estoppel through Community Archives, a garage unit needs its own estoppel, and the sales-process sheet says a master association estoppel is not needed (sales process). Florida law, s. 718.116(8), requires a condominium association to issue an estoppel certificate within 10 business days of a written request and caps the fee; read the current statute (s. 718.116). At closing the buyer collects the parking permits, two visitor passes and the gate fob, and sends the unit policy's declaration page within 30 days.

What are the steps to sell?

Gather the documents Florida law has a unit owner give a buyer under s. 718.503(2): the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, any turnover inspection report, and the frequently asked questions and answers document, plus the state governance form (s. 718.503). The buyer then files the approval application, and the closing company orders the estoppels. Tell the buyer about the 36-month lease hold at the start, and for a garage unit, have its deed and its separate estoppel ready.

Is Positano Place in a Flood Zone?

Positano Place's federal flood map record at the sample address checked, 12960 Positano Circle, shows Zone X, an area of minimal flood hazard, on FIRM panel 12021C0403J, effective February 8, 2024. That is one address in one building of fifteen, so check the exact building on FEMA's Flood Map Service Center before you rely on a zone.

Data updated: November 2026 (federal flood map record for one sample address, 12960 Positano Circle, panel 12021C0403J, effective February 8, 2024, read October 21, 2026; the association's posted 2026 Collier County window permit for 13000 Positano Circle, read November 3, 2026).

What does the federal flood map show at Positano Place?

At the sample address checked, 12960 Positano Circle, the federal flood map record shows Zone X, an area of minimal flood hazard, on FIRM panel 12021C0403J, effective February 8, 2024. That is one address in one building; check the exact building on FEMA's Flood Map Service Center before you rely on a zone.

Is that one address the whole community?

No. The record is one address in one of 15 buildings, and it speaks for that address only. A zone can differ from building to building, and a record near a zone line can read differently on the live map, so check each building you are considering.

What does Zone X mean?

The federal record labels Zone X an area of minimal flood hazard. That is the record's label for the sample address, not a promise about any unit or any other building.

What do the 2026 window permits show?

The 2026 Collier County window permit the association posts for the first floor of 13000 Positano Circle, a Positano Place I building, also lists flood zone X (permit). That is a second data point, attributed to the permit, for a different building than the sample address.

Which map panel applies?

The sample address falls on FIRM panel 12021C0403J, effective February 8, 2024. Confirm the current panel for the exact building on FEMA's Flood Map Service Center, which is the reader tool for any single address.

What is the base flood elevation for a unit?

The sample record gives no base flood elevation for a unit; ask the seller and the association whether any elevation information exists for the building.

Does a lender require flood insurance?

Whether a lender requires flood insurance on a Positano Place condo is the lender's decision, based on the zone at that address; check the address on FEMA's Flood Map Service Center and ask the association whether the buildings carry a flood policy.

What is the evacuation zone?

Collier County's evacuation zone lookup gives a zone by address. The hurricane evacuation zone for each Positano Place building: Information not available at time of publishing (checked 2026-11-03). Check Collier County's evacuation zone lookup for the exact address before a storm.

How do flood questions come up in a sale?

A buyer's lender orders a flood determination for the address and decides what coverage the loan needs. A seller's flood disclosure duties follow the current Florida statute and form, so check both before listing. Either way, the building-level zone is the fact that matters, not a community-wide label.

Where do I check a specific building?

Use FEMA's Flood Map Service Center for the flood zone and Collier County's evacuation zone lookup for the evacuation zone, entering the exact address of the building. Then ask the association whether the buildings carry a flood policy and whether any elevation information exists for the building.

What Do Storm and Building Records Show for Positano Place?

Positano Place's records on file include a 2019 wind mitigation form for one building and 2026 window and door permits posted for buildings in three of the four condominiums. No document we found names Positano Place in a storm damage report, which is not proof of what a storm did or did not do there.

Data updated: November 2026 (National Hurricane Center Tropical Cyclone Report on Hurricane Ian; the association's posted wind mitigation form for 12920 Positano Circle dated November 19, 2019, its June 11, 2026 fire sprinkler letter, its 2026 window permit for 13000 Positano Circle and its 2025 reserve studies, all as linked, read November 3, 2026).

Storm effects varied by location and by building, so the regional figures here are not statements about any unit.

What did Hurricane Ian do in the Naples area?

Hurricane Ian made landfall at Cayo Costa as a Category 4 hurricane on September 28, 2022; the National Hurricane Center's report says that farther south, in North Naples, the most severe impacts were contained to the immediate coastline, with inland high water marks of 5 to 7 feet over ground level (NHC Tropical Cyclone Report). That is an area statement; it is not applied to Positano Place, Livingston Road or any street.

How are the buildings built?

The association's posted wind mitigation form for 12920 Positano Circle, a Positano Place I building, dated November 19, 2019, records a three-story building built in compliance with the Florida Building Code, a reinforced concrete roof deck and a structural roof-to-wall connection. Its courtesy page estimates the walls at 90 percent masonry or concrete and 10 percent wood frame (12920 Positano Circle form). The form says it is valid for up to five years. It describes one building of fifteen in 2019.

What did the 2019 form find on windows?

The 2019 form records glazed openings with no windborne debris protection at that time. Since then, as of November 3, 2026, the association's site posts 2026 Collier County window and door permits for all four Positano Place I buildings and all four Positano Place II buildings, floor by floor, and for one Positano Place III building (12970 Positano Circle); none is posted for Positano Place IV (association documents). The permit read in full, issued May 8, 2026 for the first floor of 13000 Positano Circle under the 2023 Florida Building Code, 8th Edition, covers "(19) Windows and (1) SGD door replacement size for size with impact" and names Positano Place at Naples I, a condominium, as the owner (permit for 13000 Positano Circle). The permit describes work on one floor of one building; it says nothing about the windows of any other building.

What roof does the form describe?

The 2019 form for 12920 Positano Circle records a concrete or clay tile roof covering, and the form cites a 2018 roof permit application. It also records a reinforced concrete roof deck, a structural roof-to-wall connection, a roof geometry other than hip and no secondary water resistance (12920 Positano Circle form). The form describes one building at one date, so ask your insurance agent which inspection is on file for the unit's building.

What do the reserve studies say about the roofs?

The 2025 reserve studies list concrete barrel tile roofs as a component for each condominium. Positano Place I shows a current cost of $810,540, a useful life of 18 years and a remaining life of 13 years; Positano Place II $802,008, 18 to 25 years and 13 to 20 years; Positano Place III $776,412, 18 years and 13 years; and Positano Place IV $607,194, 18 years and 13 years (Positano Place I study; II; III; IV). These are the studies' own figures as of the 2025 budget year.

What is still unpublished about the window program?

What the 2026 window and door program costs, how it is funded and when the remaining buildings are scheduled: Information not available at time of publishing (checked 2026-11-03). Ask the association, and read the estoppel and the minutes before you buy.

How are the buildings protected against fire?

The association's June 11, 2026 letter says every residential unit was built with fire sprinklers, with a head in every room including closets, the laundry and the air conditioner and water heater closets; sprinklers are inspected quarterly and the fire alarm annually, and both annual inspections were completed in June 2026; alarm horns sit in each bedroom with horns and strobes in each corridor; the system is monitored around the clock and dispatches the North Naples fire service automatically, and the letter says the station is about one mile away; the ceiling over third-floor units is a fire-rated concrete floor with roof trusses over it (fire sprinkler letter).

What should a buyer ask after a storm?

Ask the seller for the unit's insurance claim history and repair invoices. Ask the association for its claim history, any special assessment, the master insurance certificate and the window program's status for the unit's building. The association posts a 2026 Hurricane Plan and a 2025 Resident Emergency Guide; ask the management office for the current plan.

How Does Insurance Work for a Positano Place Condo?

Positano Place requires each unit owner to keep an HO-6 style unit policy and send its declaration page within 30 days of the effective or renewal date, naming Positano Place as additional interest. The association's 2026 proof of insurance sheet says master policy certificates are available around the clock through EOI Direct.

Data updated: November 2026 (Positano Place purchase application revised 08.12.25; the association's 2026 proof of association insurance sheet revised June 22, 2026; its posted wind mitigation and window permit documents, all as linked, read November 3, 2026).

Premiums depend on the unit, the building and the carrier, so no premium figure is given here.

Who insures what at Positano Place?

Who insures which part of a unit is set by the declaration: read the declaration's insurance and maintenance sections before you buy. The association requires each owner to keep an HO-6 style unit policy, and it publishes a proof of association insurance sheet for the master policy (proof of insurance).

What must an owner's policy show?

The association's purchase application requires each unit owner to keep an HO-6 style unit policy and to send its declaration page within 30 days of the effective or renewal date, naming Positano Place as additional interest; the association's 2026 proof of insurance sheet (revised June 22, 2026) says master policy certificates are available around the clock through EOI Direct (proof of insurance).

How do I get the association's insurance certificate?

The association's revised 2026 proof of insurance sheet says master policy certificates are available around the clock through EOI Direct (proof of insurance). Ask the closing company or the management office at 12910 Positano Circle to confirm the certificate on file before closing.

What is not published about the master policy?

The master policy's carrier, building limits, named storm deductible and any flood policy on the buildings: Information not available at time of publishing (checked 2026-11-03). The EOI Direct certificate and the association hold them, so ask for the certificate before you decide.

How does flood coverage work for a condo here?

A lender decides, based on the zone at the address, whether flood coverage is a condition of a loan on a Positano Place condo. Check the address on FEMA's Flood Map Service Center, and ask the association whether the buildings carry a flood policy.

How do wind mitigation reports matter?

The association posts a wind mitigation inspection for each of the 15 buildings (association documents); ask your insurance agent which inspection is on file for the unit's building. We read the one for 12920 Positano Circle: it is dated November 19, 2019, describes one building of fifteen, and says it is valid for up to five years (12920 Positano Circle form).

How do the 2026 window permits matter to insurance?

As of November 3, 2026 the association's site posts 2026 window and door permits for buildings in three of the four condominiums, and the permit for the first floor of 13000 Positano Circle is wording about one floor of one building (permit). Ask the association where the program stands for the unit's building, and ask an insurance agent what a given building's records mean for a quote. No claim about any credit is made here.

What should a buyer collect before closing?

Collect the master insurance certificate, an HO-6 quote for the unit, the building's wind mitigation report, the estoppel and the most recent reserve study. Ask the seller for the unit's claim history, and ask the association whether the buildings carry a flood policy.

How do I get a real number?

Get HO-6 quotes for the specific unit, with the building's wind mitigation report, before you commit.

Which Schools Are Near Positano Place?

Positano Place's district lookup for one address, 12960 Positano Circle, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2027 school year, read October 21, 2026. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it.

Data updated: November 2026 (Collier County Public Schools address lookup for 12960 Positano Circle, 2027 school year, read October 21, 2026; the district's 2025-2026 School and District Grades file; school sites as linked, read November 3, 2026).

School assignment depends on the exact address and can change each year. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it. The district's site is collierschools.com.

Schools the district lookup returned for one Positano Place address

Grades are from the district's 2025-2026 School and District Grades file, for 2021-22 to 2025-26. The table is the result for one address, not a statement about any other Positano Place address.

How do I confirm a school?

School assignment depends on the exact address and can change each year. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it, using the district's site at collierschools.com.

What did the district lookup return?

A Collier County Public Schools address lookup for one Positano Place address, 12960 Positano Circle, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2027 school year (read October 21, 2026). Because assignment depends on the exact address and can change each year, confirm the school for any Positano Place address with Collier County Public Schools before you rely on it.

Osceola Elementary

Osceola Elementary is at 5770 Osceola Trail, Naples 34109 (school site), and the district's grades file lists it at A A A A A for SY22 to SY26. The Osceola Elementary site shows School Board meetings at 5775 Osceola Trail. School assignment depends on the exact address and can change each year; confirm the school for any Positano Place address with Collier County Public Schools before you rely on it.

Pine Ridge Middle

Pine Ridge Middle is at 1515 Pine Ridge Road, Naples (school site), and the district's grades file lists it at A A A A A for SY22 to SY26. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it, because assignment depends on the exact address and can change each year.

Barron Collier High

Barron Collier High is at 5600 Cougar Drive, Naples 34109 (school site), and the district's grades file lists it at A A A A A for SY22 to SY26. School assignment depends on the exact address and can change each year; confirm the school for any Positano Place address with Collier County Public Schools before you rely on it.

How are Collier County schools graded?

The district's 2025-2026 grades file shows Collier County Public Schools as an A district for 2025-26, the ninth consecutive year (district grades file). A school grade is a yearly state measure. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it.

How Far Is Positano Place From Beaches, Hospitals and Shopping?

Positano Place is about 6.7 route miles and about 14 minutes from Lowdermilk Park and about 7.7 route miles and about 15 minutes from Vanderbilt Beach Park, by free-flow estimates measured from 12960 Positano Circle on October 21, 2026. NCH Baker Hospital is about 6.5 route miles and about 13 minutes away.

Data updated: November 2026 (free-flow route estimates from 12960 Positano Circle, measured October 21, 2026, approximate; the association's our-community page; NCH, Physicians Regional, Collier Urgent Care and WGCU as linked, read November 3, 2026).

These are approximate route miles and free-flow minutes, measured from 12960 Positano Circle on October 21, 2026 with no traffic; real trips vary with season, time of day and construction.

Lowdermilk Park

Lowdermilk Park, a Gulf beach park, is about 6.7 route miles and about 14 minutes from Positano Place, by free-flow estimates measured from 12960 Positano Circle on October 21, 2026. The association's list of nearby places names Naples beaches, but the association gives no distance for them.

Vanderbilt Beach Park

Vanderbilt Beach Park is about 7.7 route miles and about 15 minutes away, by the same free-flow estimates. We keep a separate page for Vanderbilt Beach.

Coastland Center

Coastland Center, a shopping center, is about 5.5 route miles and about 12 minutes away, by free-flow estimates measured from 12960 Positano Circle on October 21, 2026.

Mercato

Mercato is about 6.4 route miles and about 12 minutes away, and it is on the association's list of nearby places (our community).

Fifth Avenue South

Fifth Avenue South is about 7.2 route miles and about 14 minutes away, and the association's list of nearby places names it along with Downtown Naples (our community).

NCH Baker Hospital

NCH Baker Hospital is about 6.5 route miles and about 13 minutes away. In an emergency, call 911. NCH reports over 118,000 emergency patients a year across five emergency departments, and describes NCH Baker Hospital as one of Collier County's two comprehensive stroke centers (NCH).

NCH North Naples Hospital

NCH North Naples Hospital is about 7.6 route miles and about 15 minutes away. In an emergency, call 911, and confirm services with NCH (NCH).

Physicians Regional Medical Center, Pine Ridge

Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Road, Naples 34119, lists a 24-hour emergency room and describes itself as a Comprehensive Stroke Center designated by the state Agency for Health Care Administration, with Joint Commission accreditation (Physicians Regional). No drive time is given for it here.

Southwest Florida International Airport

Southwest Florida International Airport (RSW) is about 28.9 route miles and about 38 minutes away, by free-flow estimates measured from 12960 Positano Circle on October 21, 2026; airport traffic and time of day change the trip.

I-75 and walk-in care

WGCU's reporting identifies the I-75 interchange at Pine Ridge Road as exit 107, with Golden Gate Parkway at exit 105 and Immokalee Road at exit 111 (WGCU, July 23, 2026). Collier Urgent Care lists a Pine Ridge location at 6360 Pine Ridge Road, Unit 201, Naples 34119, open 8:00 a.m. to 4:30 p.m. daily as published October 28, 2026 (Collier Urgent Care); an urgent care is not an emergency room, so confirm hours before you go. In an emergency, call 911.

What Is Planned Around Positano Place?

Positano Place is on Livingston Road, just south of Pine Ridge Road, per the association, and Collier County's June 5, 2026 notice describes 60 percent design plans for Pine Ridge Road from Livingston Road to Lawson Way. WGCU reported final completion of the I-75 interchange at Pine Ridge Road is expected in mid-2027.

Data updated: November 2026 (Collier County notice of June 5, 2026; WGCU reports of July 23 and August 26, 2026; the association's contact page and posted window permit, all as linked, read November 3, 2026).

Plans change, so each item carries its date and its source. No distances or completion dates of our own are given.

What is planned at Pine Ridge Road and Livingston Road?

Collier County's June 5, 2026 notice describes 60 percent design plans for Pine Ridge Road from Livingston Road to Lawson Way: a jughandle at the Pine Ridge and Livingston intersection, to which Livingston Road left turns and the eastbound Pine Ridge right turn would move; a second left-turn lane from Kramer Drive to Pine Ridge Road; a Livingston Road left-turn lane into Meridian Plaza; extended turn lanes; and a sidewalk from Whippoorwill Lane to Lawson Way (Collier County, June 5, 2026).

What would the jughandle change?

Under the design plans in the county's notice, Livingston Road left turns and the eastbound Pine Ridge Road right turn would move to a jughandle at the Pine Ridge and Livingston intersection. The same plans add a second left-turn lane from Kramer Drive to Pine Ridge Road, a Livingston Road left-turn lane into Meridian Plaza, extended turn lanes and a sidewalk from Whippoorwill Lane to Lawson Way (Collier County). Design plans are not a construction schedule.

When could construction start?

The county's notice gives no construction date or cost. The public meeting was June 18, 2026 at North Collier Regional Park, and comments closed July 2, 2026 (Collier County). Check the county's project pages for any later schedule.

What is the status of the I-75 and Pine Ridge Road interchange?

WGCU reported that Pine Ridge Road was closed in both directions under I-75 from Friday, July 24, 2026 at 11 p.m. to Monday, July 27 at 6 a.m. for paving and striping at the exit 107 interchange, listed the remaining work as sidewalks, pond excavation, final signals, wrong-way detection, sod and ramp paving and striping, and said final completion of the project is expected in mid-2027 (WGCU, July 23, 2026).

What detour did the July 2026 closure use?

WGCU's published detour sent northbound I-75 drivers bound for westbound Pine Ridge Road off at Golden Gate Parkway (exit 105), then north on Livingston Road back to Pine Ridge Road (WGCU, July 23, 2026). That detour applied to the weekend closure of July 24 to 27, 2026.

What is FDOT proposing on I-75?

WGCU reported that FDOT proposes improvements on I-75 from Golden Gate Parkway (exit 105) to Alico Road (exit 128): added lane segments, a diverging diamond interchange at Immokalee Road, ramp changes, resurfacing and noise walls, with an in-person session on September 1, 2026 at North Collier Regional Park, 15000 Livingston Road; no construction date was given (WGCU, August 26, 2026). No claim is made that a noise wall comes to Positano Place.

Where were the I-75 public sessions held?

WGCU's August 26, 2026 report gives the in-person FDOT session as September 1, 2026 at North Collier Regional Park, 15000 Livingston Road (WGCU). The county's Pine Ridge Road corridor meeting on June 18, 2026 was held at the same park.

Is anything being built inside Positano Place?

The window permits are the construction inside Positano Place that the public record shows. Collier County issued a window and door permit on May 8, 2026 for the first floor of 13000 Positano Circle, and as of November 3, 2026 the association's site posts 2026 permits for buildings in three of the four condominiums (permit; association documents).

Is anything planned beside Positano Place itself?

Rezonings, site plans and petitions on the Livingston Road frontage beside Positano Place: Information not available at time of publishing (checked 2026-11-03). Collier County Growth Management holds them, and the Board of County Commissioners agenda packets list them. Ask us before you buy or list, and we will check the county's current records for the address.

Positano Place vs The Reserve at Naples: Which Fits You?

Positano Place and The Reserve at Naples are the like-for-like pair on the county yardstick: Positano Place shows 15 qualified sales in 24 months at a $249,000 median, and The Reserve at Naples shows 10 at $242,500. Their county heated sizes both top out at 1,239 sq ft.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, qualified recorded sales over $100,000, county records through mid-October 2026, our analysis).

We compared Positano Place with The Reserve at Naples, Stratford Place, Mariposa at Whippoorwill, Gusto Bella Vita, Aviano and Marbella Lakes condominium on one county yardstick.

These are county figures on one yardstick, qualified recorded sales over $100,000. Fees, leasing rules, reserve studies, amenities and insurance are not compared. Parcel counts for the other communities may include parcels that are not residences. The Reserve at Naples is the like-for-like comparison; the other five have larger units and are not like-for-like.

How do prices compare?

Over 24 months, Positano Place shows 15 qualified sales at a $249,000 median and The Reserve at Naples 10 qualified sales at a $242,500 median. Over 60 months, Positano Place shows 54 sales at a $279,000 median and The Reserve at Naples 35 sales at a $257,000 median. Each window is named, and each figure is a county median of qualified sales, not an asking price.

How does sales activity compare?

In the 12 months through mid-October 2026, Positano Place had 9 qualified sales, from $210,000 to $285,000, and The Reserve at Naples had 4, from $200,000 to $245,000; neither has a median because the county file holds fewer than 10. Over 24 months the counts are 15 and 10, and over 60 months 54 and 35.

How do building ages compare?

Positano Place's residences carry county roll years of 2005 to 2006, and The Reserve at Naples' parcels carry the roll year 2002. A roll year is the county's year-built field, not a completion date.

How do sizes compare?

The county records heated areas of 785 to 1,239 sq ft at Positano Place and 730 to 1,239 sq ft at The Reserve at Naples. Parcel counts differ too: 330 residences at Positano Place, in 452 condominium parcels, and 300 parcels at The Reserve at Naples. Compare county figures with county figures.

How far apart are they?

Positano Place and The Reserve at Naples are about 0.28 straight-line miles apart by our county-map estimate. That is a straight-line figure, not a drive time.

How do the larger condominium communities nearby read?

Five other communities sit on the same county yardstick, each with larger units, so they are not like-for-like. Stratford Place has 466 parcels, roll years 2004 to 2005 and heated areas of 1,438 to 1,857 sq ft, with 30 qualified sales in 24 months at a $346,250 median. Mariposa at Whippoorwill has 180 parcels, roll years 2005 to 2007 and 1,558 to 2,334 sq ft, with 16 sales at $405,000. Gusto Bella Vita has 160 parcels, roll years 2006 to 2007 and 1,744 to 2,157 sq ft, with 8 sales from $385,000 to $420,000 and no median. Aviano has 124 parcels, roll years 2006 to 2007 and 1,672 to 2,564 sq ft, with 12 sales at $467,500. Marbella Lakes condominium has 208 parcels, roll years 2009 to 2012 and 1,442 to 2,288 sq ft, with 19 sales at $474,500. The table gives them without judgment.

What the county numbers cannot compare

Fees, leasing holds, reserve studies, amenities and insurance are not compared, because the county yardstick does not measure them. For Positano Place those facts are on the association's FAQ sheets (I, II, III, IV) and in its 2025 reserve studies; ask each association for its own documents before you weigh one community against another.

Which fits?

Decide by plan size, county roll year, price band and sales depth, not by anything else. The decision table uses county figures only.

Selling a condo at Positano Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Positano Place Floor Plans, 785 to 1,239 Sq Ft: Which Fits You?

Positano Place's five floor plans run from the 785 sq ft Verona to the 1,239 sq ft Monaco, and 145 of the 330 residences are the 1,067 sq ft Tuscany size. Quarterly fees as of January 1, 2026 run from $1,523 to $2,462 by plan and condominium, and each plan is compared here on size, sales and fees.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; the association's floor-plans page and its four 2026 FAQ sheets, as of January 1, 2026, as linked).

We matched every residence's county heated area to the association's five published plan sizes, condominium by condominium. The table is our match of 2026 county heated area to the association's plan sizes.

Verona, 785 sq ft

The Verona is a 1 bedroom, 1 bath plan of 785 sq ft under air with a 90 sq ft screened lanai, 875 sq ft in total, and the association describes it as "a view from every room" (floor plans). The county roll holds 57 residences at this size: 12 in Positano Place I, 12 in II, 24 in III and 9 in IV. In 24 months the county shows 6 qualified sales from $215,000 to $275,000, with no median; in 60 months it shows 19 from $215,000 to $285,000, at a $269,000 median. Quarterly fees as of January 1, 2026 run from $1,523 to $1,560 by condominium.

Pompeii, 899 sq ft

The Pompeii is a 1 bedroom plus solarium, 1 bath plan of 899 sq ft under air with no screened lanai; the association describes the solarium as more space under air (floor plans). The county roll holds 30 residences at this size, 8 in each of Positano Place I, II and III and 6 in IV. The county shows 1 qualified sale in 24 months, at $269,000, and 9 in 60 months from $218,000 to $295,000, with no median. Quarterly fees run from $1,725 to $1,767.

Tuscany, 1,067 sq ft

The Tuscany is a 2 bedroom, 2 bath plan of 1,067 sq ft under air with an 88 sq ft screened lanai, 1,155 sq ft in total, and split bedrooms; the association calls it "The most popular floor plan!" (floor plans). The county roll holds 145 residences at this size: 34 in Positano Place I, 48 in II, 36 in III and 27 in IV. In 24 months the county shows 4 qualified sales from $235,000 to $312,500, with no median; in 60 months, 13 from $235,000 to $360,000, at a $315,000 median. Quarterly fees run from $2,071 to $2,120.

Riviera, 1,181 sq ft

The Riviera is a 2 bedrooms plus solarium, 2 bath plan of 1,181 sq ft under air with no screened lanai, a split plan with extra space under air (floor plans). The county roll holds 29 residences at this size: 7 in Positano Place I, 8 in II, 8 in III and 6 in IV. The county shows 2 qualified sales in 24 months, from $249,000 to $285,000, and 4 in 60 months, from $249,000 to $340,000, with no median. Quarterly fees run from $2,292 to $2,347.

Monaco, 1,239 sq ft

The Monaco is a 3 bedroom, 2 bath plan of 1,239 sq ft under air with an 88 sq ft screened lanai, 1,327 sq ft in total, a split plan with a walk-in closet in the owner's suite (floor plans). The county roll holds 67 residences at this size: 25 in Positano Place I, 12 in II, 12 in III and 18 in IV. The county shows 2 qualified sales in 24 months, from $210,000 to $255,000, and 9 in 60 months, from $210,000 to $380,000, with no median. Quarterly fees run from $2,405 to $2,462.

How do fees scale with plan and condominium?

As of January 1, 2026, the combined quarterly assessment runs from $1,523 (Verona, Positano Place I) to $2,462 (Monaco, Positano Place III); Positano Place III carries the highest figure for every plan and Positano Place I the lowest (Positano Place I FAQ; III FAQ). Each FAQ sheet says the assessments listed are a total of master and condominium assessments.

Which fits?

Decide by bedrooms, lanai or solarium, size, fee, condominium and sales depth only. The Verona has 1 bedroom and a lanai, the Pompeii 1 bedroom and a solarium, the Tuscany and the Riviera 2 bedrooms (the Riviera adds a solarium), and the Monaco 3 bedrooms and a lanai. The 36-month lease hold applies to every plan, and the plans with the deepest 60-month sales record are the Verona (19 sales), the Tuscany (13) and the Pompeii and the Monaco (9 each). Confirm the layout of any unit with the seller.

Why Buy at Positano Place: Honest Pros and Cons

Positano Place offers 330 residences in 15 three-story buildings, with the 24 months through mid-October 2026 at a $249,000 median on 15 qualified sales. These pros and cons come from county records, the association's own documents and the public sources linked with each fact.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; the association's pages and documents, WGCU and the federal flood map record for one sample address, all as linked or named).

Every pro and con is a fact from the record, not an opinion about who should buy.

Pros

• 330 residences in 15 three-story buildings, each with one elevator, per the association (amenities).
• Five published floor plans, with the association's quarterly fees published by plan and condominium (floor plans).
• Gated, with a 6,800 sq ft clubhouse, a 61,000-gallon heated pool, a fitness center and a bocce court, per the association.
• All four 2025 reserve studies list $0 in recommended special assessments, loans or settlement.
• 2026 window and door permits posted for buildings in three of the four condominiums.
• Zone X at the sample address checked, and on the 2026 window permit for 13000 Positano Circle.
• The 2026 roll shows $0 non-ad valorem charges on all 330 residences.
• Median 2026 taxes of $2,066 at 9.3696 mills.
• A county record of 512 qualified sales since 2006.
• The 24-month median of $249,000 is higher than the $206,000 median of 2021, when the county file shows 40 qualified sales.

Cons

• The 24-month median of $249,000 is lower than the $335,000 median of 2023, the last calendar year with 10 or more qualified sales.
• Fewer than 10 qualified sales in every calendar year since 2024 (7 in 2024, 5 in 2025 and 8 in 2026 through mid-October), and only 9 in the last 12 months.
• New owners cannot lease for 36 months, then at most three leases a year with a 30-day minimum and association approval.
• The reserve studies show 50 to 58 percent funded as of the 2025 budget year, with each recommending a higher annual contribution than the current one.
• The window program's cost and funding are not published.
• The evacuation zone must be checked by address.
• No golf course.
• Garages are separate condominium parcels, offered for an additional price per the association.
• The Pine Ridge Road corridor design plans, and WGCU's report that final completion of the I-75 interchange at Pine Ridge Road (exit 107) is expected in mid-2027.

Selling a condo at Positano Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying at Positano Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

Thinking of Selling Your Condo at Positano Place? List With the #1 Team in Southwest Florida Since 2012

Positano Place sellers get the strongest result when a condo is priced by its plan size, its condominium and Collier County's recorded sales, because county records through mid-October 2026 show 15 qualified sales in 24 months and a $249,000 median. McGreevy and Comisar price from the record, not a portal estimate.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; Positano Place association 2026 FAQ sheets, as of January 1, 2026; our analysis).

If you're searching for the best Positano Place listing agent, or thinking, "I need to sell my condo at Positano Place...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the four condominiums, 512 sales from 2006 on, we read the 2026 county tax roll for all 330 residences, and we matched every residence's county heated area to the association's five published plan sizes, condominium by condominium. Jesse McGreevy and Marc Comisar price each condo by plan size and condominium, and they put the association's FAQ sheets, reserve studies and leasing rules in front of a buyer before the buyer has to ask.

• 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

Collier County's file shows these qualified recorded sales, with the window named beside each figure.

These counts cover sales the county marks as qualified, so a deed the county does not mark as qualified is not in them.

What Is Your Positano Place Condo Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, and we will follow up with a number built on the county's qualified recorded sales, adjusted for plan size and condominium. Our Naples home valuation page explains our method.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full process, read our guide to selling a home in Naples.

Buying at Positano Place instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.

How do you price with only 9 sales in 12 months?

We state what the record holds and then price from the windows. The county shows 9 qualified sales in the 12 months through mid-October 2026, from $210,000 to $285,000, too few for a median, so the 24-month window leads: 15 qualified sales from $210,000 to $312,500 at a $249,000 median. We weigh it against the 60-month window, 54 sales at a $279,000 median, and then match your plan size in the county's plan-size rows. We also check the answer against The Reserve at Naples, which shows 10 qualified sales at a $242,500 median over 24 months and 35 at $257,000 over 60 months, and against Stratford Place, Mariposa at Whippoorwill, Gusto Bella Vita, Aviano and Marbella Lakes condominium on the same county yardstick. The 2023 median was $335,000 on 11 sales, the last calendar year with 10 or more, and the 2021 median was $206,000 on 40. We make no forecast.

Does my floor plan change the price?

Yes, because plan size is the first adjustment after the condominium. Over 60 months the 785 sq ft Verona shows 19 qualified sales at a $269,000 median, and the 1,067 sq ft Tuscany shows 13 at a $315,000 median. The 899 sq ft Pompeii shows 9 sales from $218,000 to $295,000, the 1,181 sq ft Riviera shows 4 from $249,000 to $340,000, and the 1,239 sq ft Monaco shows 9 from $210,000 to $380,000, all range only because each has fewer than 10 sales or no median. The county roll counts 57 Veronas, 30 Pompeiis, 145 Tuscanys, 29 Rivieras, 67 Monacos and 2 residences of 1,037 sq ft that match no published plan. We compute no new statistic from a handful of deeds.

Does my condominium change the pricing?

It can. The county's 60-month figures show Positano Place I at 12 qualified sales with a $280,000 median, Positano Place II at 13 with $275,000, Positano Place III at 15 with $279,000 and Positano Place IV at 14 with $274,500. The condominiums also differ in what an owner pays: the association's 2026 FAQ sheets list a Verona at $1,523 a quarter in Positano Place I and $1,560 in Positano Place III, and a Monaco at $2,405 in Positano Place I and $2,462 in Positano Place III. Positano Place III carries the highest quarterly figure for every plan and Positano Place I the lowest, so a buyer weighs the price and the fee together, and we match your condominium first.

What will a buyer ask me for?

A buyer will ask for the documents Florida's condominium resale statute lists. Under s. 718.503, a unit owner who is not the developer gives the buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, any turnover inspection report, and the frequently asked questions and answers document, plus the state governance form. Expect a request for the estoppel certificate, which the closing company orders through Community Archives, with a separate estoppel for any garage unit and no master association estoppel per the association's sales-process sheet. Expect questions on the wind mitigation report for your building and the status of the 2026 window and door permits. We gather these at listing.

How do the lease hold and buyer approval affect my sale?

They shape what a buyer has to do after closing and before it. Under the master association amendment recorded July 28, 2022, a new owner may not lease until the owner has held title for three years with no lease in effect, so a buyer who wants to rent the condo has to wait out that hold (2022 amendment). A buyer also submits the Application for Board Approval to Purchase with the signed contract and a $150 fee payable to the condominium association that holds the unit, and the fee covers background checks (purchase application). We confirm approval before closing and put the hold in front of a buyer at the start.

Your Local Real Estate Experts

Positano Place owners call McGreevy and Comisar when a condo has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

• 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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a condo at Positano Place? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Positano Place? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Positano Place realtors, and the reviews on the team's Google Business Profile describe what a Positano Place seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review

• Jesse McGreevy: (239) 898-6072
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Positano Place buyers ask what the 330 residences are, what has sold, what the association charges and which documents govern a purchase. Each answer draws on a county record, an association document, a statute or a public report, and where a fact is not published we say what to ask for.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; Positano Place association pages and documents read November 3, 2026; Florida Statutes; Southwest Florida MLS export of October 29, 2026, labeled where used; our analysis).

What is Positano Place at Naples?

Positano Place at Naples is 330 condominium residences in four recorded condominiums, Positano Place I, II, III and IV, in 15 three-story buildings on Positano Circle and Violino Lane, with county roll years of 2005 and 2006. It is in ZIP 34105, in unincorporated Collier County. Our Naples hub reaches the wider market.

Where is it?

The association describes Positano Place at Naples as on Livingston Road, just south of Pine Ridge Road, with its office at 12910 Positano Circle (association). It is in unincorporated Collier County, not inside the City of Naples; its mailing city is Naples and its ZIP code is 34105.

Is it the same as Positano at Miromar Lakes?

No. Positano Place at Naples is not Positano at Miromar Lakes in Estero, not the Positano condominium on Positano Lane in Mediterra, and not the town of Positano in Italy.

How many condos are there?

The association lists 330 residential units in 15 buildings, and the 2026 county roll records 330 condominium residences: 88 in each of Positano Place I, II and III and 66 in Positano Place IV. The roll also lists 122 garage and parking units recorded as separate condominium parcels, which are not residences.

Who developed it?

Cypress Naples, Ltd., a Florida limited partnership, is named as Developer in the recorded Declaration of Condominium of Positano Place at Naples I and as Declarant in the master declaration, both recorded in Collier County on January 12, 2006 (Declaration of Condominium; master declaration).

When was it built?

The association's June 11, 2026 fire sprinkler letter says Positano Place at Naples was constructed in 2005 with its certificate of occupancy issued in 2006, and its home page says the community was built out in 2006; the 2026 county roll gives 132 residences a 2005 roll year and 198 a 2006 roll year (fire sprinkler letter).

How many buildings are there, and do they have elevators?

Each of the 15 buildings has three residential floors, one elevator and two staircases, and the association describes 22 units in each building, predominantly two-bedroom residences (amenities). Thirteen buildings are on Positano Circle and two are on Violino Lane.

Which floor plans are offered?

The association publishes five floor plans: the Verona, 1 bedroom and 1 bath at 785 sq ft; the Pompeii, 1 bedroom plus solarium and 1 bath at 899 sq ft; the Tuscany, 2 bedrooms and 2 baths at 1,067 sq ft; the Riviera, 2 bedrooms plus solarium and 2 baths at 1,181 sq ft; and the Monaco, 3 bedrooms and 2 baths at 1,239 sq ft, all under air (floor plans).

How big are the condos?

The association gives residences of approximately 785 to 1,239 sq ft under air, and the county roll records heated areas of 785 to 1,239 sq ft. The most common county heated size is 1,067 sq ft, the Tuscany size, with 145 of the 330 residences; the association calls the Tuscany its most popular floor plan.

Do condos come with a garage?

Not automatically. The association says each building has 5 single-car garages with direct access to the interior corridor and elevator, offered for an additional price, and that garage and storage units are available with select condominiums (amenities); the county roll records 122 garage and parking units as separate condominium parcels. A garage unit needs its own estoppel certificate at closing.

Is it a gated community?

The association describes Positano Place as a gated community, and its purchase application says each unit receives a gate key fob and two visitor parking permits at closing (association; purchase application). How the gate operates is set by the association, so confirm it with the management office.

What amenities are there?

The association lists a heated pool and spa, a 6,800 sq ft clubhouse, a fitness center, a bocce court, a car care facility, and two lakes with lighted fountains beside a natural preserve (amenities). The association publishes hours for the pool, fitness center, clubhouse and office, checked November 3, 2026.

Is the pool heated?

The association describes a 61,000-gallon heated resort-style pool overlooking the lake, with a jacuzzi spa in a gazebo area (amenities). Its published pool hours are daily from 8 a.m. to dusk (2026 Amenities and Hours).

Is there golf?

The association's amenity list names no golf course, and none is part of Positano Place.

What have condos sold for in the last two years?

County records through mid-October 2026 show 15 qualified sales in the last 24 months, from $210,000 to $312,500, at a $249,000 median. The 36-month window holds 21 qualified sales at a $265,000 median and the 60-month window 54 at $279,000. The newest qualified sale was recorded July 15, 2026.

Are prices rising or falling?

The county record shows the 24 months through mid-October 2026 at a $249,000 median on 15 qualified sales, from $210,000 to $312,500: below the $335,000 median of 2023, the last calendar year with 10 or more qualified sales, and above the $206,000 median of 2021, when the county file shows 40. We make no forecast.

How many condos sold in the last year?

The county marks 9 qualified sales in the last 12 months, from $210,000 to $285,000, too few for a median. As a second source, the Southwest Florida MLS export of October 29, 2026 lists 16 closed sales at Positano Place from October 29, 2025 to October 29, 2026, with a median of $242,000; that MLS window differs from the county's and includes sales the county had not yet qualified.

What are the condo fees?

As of January 1, 2026, the four FAQ sheets list combined master and condominium assessments, billed quarterly in advance, from $1,523 (Verona, Positano Place I) to $2,462 (Monaco, Positano Place III). By plan the quarterly range is Verona $1,523 to $1,560, Pompeii $1,725 to $1,767, Tuscany $2,071 to $2,120, Riviera $2,292 to $2,347 and Monaco $2,405 to $2,462, with Positano Place III highest and Positano Place I lowest (Positano Place I FAQ; III FAQ). A master-only figure is not published.

Is there a special assessment?

All four condominiums' 2025 structural integrity reserve studies, run August 26, 2024 for the 2025 budget year, list $0 in recommended special assessments, loans or settlement, and each recommends a higher annual reserve contribution than the current one. Any later assessment appears in the association's notices and on the estoppel certificate, so ask for both before you make an offer.

Is there a CDD?

The 2026 county tax roll shows $0 non-ad valorem charges on all 330 residences, and no community development district appears among the 2026 levies for millage area 104.

Can I rent my condo right away?

No. A master association amendment recorded July 28, 2022 (Section 8.20(E)) bars leasing until an owner has held title for three years with no lease in effect; the four 2026 FAQ sheets state it as "New owners, no leases till after 36 months holding period." After that, each condominium allows no more than three leases in any one-year period, with a 30-day minimum, and each lease must be approved by the association (2022 amendment; Positano Place I FAQ).

Are pets allowed?

The purchase application says owners may keep two pets in the unit, and vaccination records go with the application. Positano Place I's rule adopted March 21, 2011 keeps pets out of the pool area, the lakes and other recreational or common areas, and Positano Place II, III and IV each post a pet amendment of the same date; read the one for the condominium you are buying (Positano Place I pet amendment).

Is it age restricted?

No age restriction appears in any public record we checked; confirm with the association and the recorded declaration before you rely on it.

What does it cost to apply to buy?

$150 per application, payable to the condominium association that holds the unit, covering background checks (purchase application). The application goes to the management office at 12910 Positano Circle with the signed contract.

What are the property taxes?

The 2026 county roll puts all 330 residences in millage area 104 at 9.3696 mills, with a median just value of $230,534 and median total taxes of $2,066. If a buyer's taxable value came to the 24-month median sale price of $249,000, the 9.3696 mills would come to about $2,333 ($249,000 x 0.0093696) before any exemption. The county sets taxable value, not the sale price, so treat this as an illustration and check with the Collier County Property Appraiser.

What flood zone is it in?

At the sample address checked, 12960 Positano Circle, the federal flood map record shows Zone X, an area of minimal flood hazard, on FIRM panel 12021C0403J, effective February 8, 2024. That is one address in one building; check the exact building on FEMA's Flood Map Service Center before you rely on a zone. The 2026 Collier County window permit the association posts for the first floor of 13000 Positano Circle, a Positano Place I building, also lists flood zone X (permit).

What evacuation zone is it in?

We have not verified a zone for any Positano Place building. Check Collier County's evacuation zone lookup for the exact address before a storm.

Did the hurricanes damage Positano Place?

No report we found names Positano Place in connection with storm losses, and that absence is not proof of what any storm did or did not do there. Ask the seller for insurance claims and repairs tied to any storm, and ask the association for its claim history, the status of its 2026 window and door permits for the unit's building, and its current hurricane plan.

What insurance do I need?

The association's purchase application requires each unit owner to keep an HO-6 style unit policy and to send its declaration page within 30 days of the effective or renewal date, naming Positano Place as additional interest; the association's 2026 proof of insurance sheet (revised June 22, 2026) says master policy certificates are available around the clock through EOI Direct (proof of insurance). Get HO-6 quotes for the specific unit, with the building's wind mitigation report, before you commit.

Which documents should I review?

Review the declaration of condominium, the master declaration, the articles, bylaws and rules, the annual financial statement and budget, the most recent structural integrity reserve study, the FAQ document and any milestone inspection summary, the package s. 718.503 requires a seller to give a buyer. Also read the 2022 leasing amendment and the estoppel certificate, which is ordered through Community Archives.

How long do I have to review the documents?

Under s. 718.503(2), if the documents were not received more than 7 days before signing, the buyer may cancel in writing within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays, and the right ends at closing. A contract signed after December 31, 2024 carries a second 7-day clause for the milestone summary, turnover report and reserve study, or a statement that the association is not required to have them or has not completed them (statute).

How far is the beach?

Lowdermilk Park is about 6.7 route miles and about 14 minutes from Positano Place, and Vanderbilt Beach Park is about 7.7 route miles and about 15 minutes, approximate route miles and free-flow minutes, measured from 12960 Positano Circle on October 21, 2026 with no traffic; real trips vary with season, time of day and construction. We keep a separate page for Vanderbilt Beach.

Which schools are nearby?

School assignment depends on the exact address and can change each year. Confirm the school for any Positano Place address with Collier County Public Schools before you rely on it. A district address lookup for one Positano Place address, 12960 Positano Circle, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2027 school year (read October 21, 2026).

How is Positano Place different from The Reserve at Naples?

We compare the two on county figures only. Positano Place is 330 residences (452 parcels) with county roll years of 2005 to 2006 and heated areas of 785 to 1,239 sq ft; The Reserve at Naples is 300 parcels with roll year 2002 and heated areas of 730 to 1,239 sq ft. In 12 months the county shows 9 qualified sales at Positano Place and 4 at The Reserve at Naples, and in 24 months it shows 15 at a $249,000 median and 10 at a $242,500 median. Fees, leasing rules, reserve studies, amenities and insurance are not compared.

Frequently Asked Questions: Seller Edition

Positano Place sellers ask what a condo is worth, how the plan size and condominium change the price, what a buyer will request and which statutes shape the sale. Each answer draws on a county record, an association document, a statute or our analysis, and where a figure is not published we print none.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Positano Place association 2026 FAQ sheets, as of January 1, 2026, and 2025 reserve studies; Florida Statutes; Southwest Florida MLS export of October 29, 2026, labeled where used; our analysis).

How do I sell my condo at Positano Place?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read on your plan size and condominium, gather the s. 718.503 document package, the estoppel certificate and the building's wind mitigation report, check the flood zone for your exact building, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples walks through the steps.

What have condos sold for recently?

County records through mid-October 2026 show 9 qualified sales in the last 12 months, from $210,000 to $285,000, too few for a median, and 15 in the last 24 months at a $249,000 median. The newest qualified sale was recorded July 15, 2026, at $249,000. The 2026 count is 8 qualified sales through mid-October.

Why use 24-month, 60-month and full-file views?

Each answers a different question. The 24-month view holds 15 qualified sales at a $249,000 median and shows today's level, because the 12-month view holds only 9. The 60-month view holds 54 at a $279,000 median and spans the highest qualified sale in that window, $380,000, recorded in 2023. The 120-month view holds 161 at $200,000, and the full county file holds 512 qualified sales from 2006 on at a $233,500 median, including 246 original sales in 2006.

What is my condo worth?

It depends on the plan size, the condominium and the condition, so we answer from the record rather than a portal estimate. Start with a free home valuation or call Jesse at (239) 898-6072. We compare the qualified recorded sales for your plan size and condominium with the 24-month and 60-month windows.

How do you pick comparables?

We start with your own plan size and condominium, then match county roll year and recording date. We then check the answer on the county yardstick against The Reserve at Naples, Stratford Place, Mariposa at Whippoorwill, Gusto Bella Vita, Aviano and Marbella Lakes condominium. Those are different places, so they test a price and never set it.

Does my floor plan change the price?

Yes. Over 60 months the Verona shows 19 qualified sales at a $269,000 median and the Tuscany shows 13 at $315,000; the Pompeii, Riviera and Monaco have too few sales for a median, at 9, 4 and 9, so we show ranges of $218,000 to $295,000, $249,000 to $340,000 and $210,000 to $380,000. The two residences of 1,037 sq ft show no qualified sale in 60 months. We compute no new statistic from a handful of deeds.

Does my condominium change the price?

It can. Over 60 months Positano Place I shows 12 qualified sales at a $280,000 median, Positano Place II 13 at $275,000, Positano Place III 15 at $279,000 and Positano Place IV 14 at $274,500. The 2026 quarterly assessments differ too, with Positano Place III highest for every plan and Positano Place I lowest, so we match your condominium before we set a range.

Does the thin sales count affect my price?

It is part of the record we price from. The county shows 9 qualified sales in the last 12 months, and since 2024 no calendar year has held 10: the county file shows 7 in 2024, 5 in 2025 and 8 in 2026 through mid-October. We make no forecast, so we price against the sales that have closed and widen the window when a plan size or condominium has few of them.

Were any deeds left out of the county numbers?

The county file shows 19 priced deeds in the last 36 months that it left unqualified, from $182,000 to $400,000, three of them recorded in September 2026; none is in any count or median on this page.

What does the MLS show for days on market?

The Southwest Florida MLS export of October 29, 2026 shows a median of 62 days on market for the 16 closed sales at Positano Place from October 29, 2025 to October 29, 2026, with a median sale-to-list ratio of 95.0 percent. On October 29, 2026 it showed 8 active listings at a median list price of $269,400, from $212,000 to $290,000, with a median of 106 days on market, and 1 pending sale. These MLS figures cover a different window from the county's and include sales the county had not yet qualified.

Who is the best listing agent for Positano Place?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every qualified recorded sale the county file holds for the four condominiums, 512 sales from 2006 on. Call Jesse at (239) 898-6072.

How do I choose a listing agent?

Ask each candidate to show the sales behind the price, name the window, and say what the county does and does not record. Ask how the agent will handle your plan size, your condominium, the flood zone and the association paperwork. An agent who quotes one price with no sales is guessing.

What should a listing presentation include?

It should contain the qualified recorded sales for your plan size and condominium with the window named, a note on what the county roll does not show, a plan for the resale paperwork and the estoppel certificate, and a net sheet built from your own numbers.

What documents must I give a buyer?

Under s. 718.503, a unit owner who is not the developer must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, any turnover inspection report, and the frequently asked questions and answers document, plus the state governance form. Read the current statute and your contract.

How long can a buyer cancel after getting the documents?

If the documents were not received more than 7 days before signing, the buyer may cancel in writing within 7 days after signing and receipt, excluding Saturdays, Sundays and legal holidays, and the right ends at closing. A contract signed after December 31, 2024 carries a second 7-day clause for the milestone summary, turnover report and reserve study. The resale cancellation window is 7 days, so we get the package to a buyer before the contract is signed.

What is an estoppel certificate, and who orders it?

Florida law, s. 718.116(8), requires a condominium association to issue an estoppel certificate within 10 business days of a written request and caps the fee; read the current statute (s. 718.116). At Positano Place, estoppels are ordered through Community Archives, a garage unit needs its own, and the sales-process sheet says a master association estoppel is not needed. We print no fee figure, so ask early.

What if my condo has a garage unit?

A garage unit is a separate condominium parcel, so it has its own deed and its own estoppel certificate at closing. The four FAQ sheets list quarterly garage and parking fees from $100 to $170 by class, and they list the classes without defining them; confirm the class in the unit's deed and estoppel (Positano Place I FAQ).

Who pays an unpaid assessment at closing?

The contract and the closing statement settle who pays, so ask the closing agent to confirm the payoff from the estoppel certificate. The assessments are billed quarterly in advance on the first day of each quarter, so the payoff depends on the closing date. We print no payoff figure, because it depends on the condominium, the plan and any other charge on the estoppel.

What if a special assessment comes up?

Ask the association for the notice and its terms, and disclose it to buyers. All four condominiums' 2025 structural integrity reserve studies list $0 in recommended special assessments, loans or settlement, and that is a statement about those reports, not about today. Call us and we will walk through the effect on your sale.

Will buyers ask about the reserve studies?

Yes. As of the 2025 budget year, per each condominium's published studies, the fully funded percentage at the start of 2025 was 50 percent for Positano Place I, 52 for II, 54 for III and 58 for IV, and each lists $0 in recommended special assessments, loans or settlement. Each study recommends a higher annual reserve contribution than the current one, and a buyer can read the dollar figures in the study itself.

Will buyers ask about the windows?

Yes. As of November 3, 2026, the association's site posts 2026 Collier County window and door permits for all four Positano Place I buildings and all four Positano Place II buildings, floor by floor, and for one Positano Place III building (12970 Positano Circle); none is posted for Positano Place IV (association documents). What the program costs, how it is funded and when the remaining buildings are scheduled are questions for the association, and we print no figure.

Will buyers ask about flood and insurance?

Yes. At the sample address checked, 12960 Positano Circle, the federal flood map record shows Zone X, an area of minimal flood hazard; check the exact building on FEMA's Flood Map Service Center. Whether a lender requires flood insurance on a Positano Place condo is the lender's decision, based on the zone at that address. Buyers will also ask for the association's master policy certificate through EOI Direct and will need an HO-6 style unit policy, so collect the building's wind mitigation report and your claim history (proof of insurance).

How does the 36-month lease hold affect my buyer?

A new owner may not lease until the owner has held title for three years with no lease in effect, and after that each condominium allows no more than three leases in any one-year period, with a 30-day minimum and association approval (2022 amendment). The amendment exempts owners who held title before it and did not consent, a first mortgagee taking title by foreclosure, and the association. Tell a buyer about the hold at the start, so it is no surprise at closing.

Does the association approve my buyer?

Yes, the purchase process includes board approval. The buyer submits the Application for Board Approval to Purchase with the signed contract, driver's licenses, references, vehicle and pet information and the $150 fee to the management office at 12910 Positano Circle. We confirm approval before closing, and the buyer then collects the parking permits, two visitor passes and the gate fob. The association has not published an interview or approval deadline.

Can I sell with a tenant in place?

Yes, and the lease matters. Under the 2022 master amendment, if a buyer takes title subject to a lease, the three-year hold starts after that lease ends. A lease must also require the tenant to carry liability coverage over $100,000 plus contents coverage (Rules and Regulations 38(e)). Have the lease in hand so the buyer can review it with the rest of the paperwork.

Should I sell before or after season?

We print no seasonal rule: with 9 qualified sales in the last 12 months, the county file cannot prove a season. We pick a list date from the current listings, your move date and what the paperwork needs. Call Jesse at (239) 898-6072 and we will talk through the timing.

What does it cost to sell?

We print no cost figure here, because costs depend on your price, your loan payoff and your contract. Call Jesse at (239) 898-6072 and we will build a net sheet from your own numbers, including the title and closing costs.

Do I owe capital gains tax?

That depends on your purchase price, your improvements, how long you owned the condo and how you used it, so we print no figure and give no tax advice. Ask a tax professional before you list, and we will provide the closing numbers they need.

What happens to Save Our Homes when I sell?

Save Our Homes is Florida's cap on homestead assessment growth, and a sale resets the assessed base for the next owner. We print no figure and give no tax advice. Ask a tax professional how it applies to you, and use your tax bill to check what your bill looks like today.

What is the documentary stamp on a deed?

It is a Florida tax on the deed, and the contract sets who pays it. We print no figure here and give no tax advice. The title company shows the charge on the closing statement, and we add it to the net sheet we build for you.

How does the Pine Ridge Road and I-75 work affect a sale?

Collier County's June 5, 2026 notice describes 60 percent design plans for Pine Ridge Road from Livingston Road to Lawson Way, and it gives no construction date or cost. WGCU reported on July 23, 2026 that final completion of the I-75 at Pine Ridge Road interchange project is expected in mid-2027. We make no value claim and no forecast.

Sources and Authoritative References

Positano Place figures on this page come from county, state and federal records, association documents, statutes, news reports and public project pages. Each entry names the publisher and the item, with the date where the file gives one, so you can check any number yourself.

Data updated: November 2026 (all entries accessed November 3, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026).

Association pages

1. Positano Place at Naples home page, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
2. Amenities, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
3. Our community, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
4. Rental and real estate information, association documents, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
5. Floor plans, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
6. Contact, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)

Association documents

7. Positano Place I 2026 FAQ sheet, as of January 1, 2026, Positano Place at Naples I Condominium Association, Inc. (accessed November 3, 2026)
8. Positano Place II 2026 FAQ sheet, as of January 1, 2026, Positano Place at Naples II Condominium Association, Inc. (accessed November 3, 2026)
9. Positano Place III 2026 FAQ sheet, as of January 1, 2026, Positano Place at Naples III Condominium Association, Inc. (accessed November 3, 2026)
10. Positano Place IV 2026 FAQ sheet, as of January 1, 2026, Positano Place at Naples IV Condominium Association, Inc. (accessed November 3, 2026)
11. Positano Place I 2025 structural integrity reserve study, Positano Place at Naples I Condominium Association, Inc. (accessed November 3, 2026)
12. Positano Place II 2025 structural integrity reserve study, Positano Place at Naples II Condominium Association, Inc. (accessed November 3, 2026)
13. Positano Place III 2025 structural integrity reserve study, Positano Place at Naples III Condominium Association, Inc. (accessed November 3, 2026)
14. Positano Place IV 2025 structural integrity reserve study, Positano Place at Naples IV Condominium Association, Inc. (accessed November 3, 2026)
15. Sales process, Positano Place at Naples, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
16. Application for Board Approval to Purchase, revised August 12, 2025, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
17. 2026 Lease Application, revised May 5, 2026, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
18. Master declaration amendment on leasing, recorded July 28, 2022, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
19. Master certificate of amendments on occupancy, October 26, 2022, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
20. Positano Place I pet amendment, March 21, 2011, Positano Place at Naples I Condominium Association, Inc. (accessed November 3, 2026)
21. Fire sprinkler and fire alarm letter, June 11, 2026, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
22. Declaration of Condominium of Positano Place at Naples I, recorded January 12, 2006, Positano Place at Naples I Condominium Association, Inc. (accessed November 3, 2026)
23. Master Declaration of Covenants, Easements and Restrictions, recorded January 12, 2006, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
24. Collier County window and door permit for the first floor of 13000 Positano Circle, issued May 8, 2026, posted by Positano Place at Naples I Condominium Association, Inc. (accessed November 3, 2026)
25. Wind mitigation inspection for 12920 Positano Circle, November 19, 2019, posted by Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
26. 2026 Proof of Association Insurance, revised June 22, 2026, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
27. 2026 Amenities and Hours, revised May 5, 2026, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
28. Verona plan sheet, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
29. Pompeii plan sheet, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
30. Tuscany plan sheet, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
31. Riviera plan sheet, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
32. Monaco plan sheet, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
33. Declaration of Condominium of Positano Place at Naples II, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
34. Declaration of Condominium of Positano Place at Naples III, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
35. Declaration of Condominium of Positano Place at Naples IV, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
36. Pet amendment, Positano Place at Naples II, March 21, 2011, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
37. Pet amendment, Positano Place at Naples III, March 21, 2011, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
38. Pet amendment, Positano Place at Naples IV, March 21, 2011, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
39. Wind mitigation inspection, 12980 Positano Circle (Positano Place II), Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
40. Wind mitigation inspection, 12960 Positano Circle (Positano Place III), Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
41. Wind mitigation inspection, 12940 Positano Circle (Positano Place IV), Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
42. Master parking amendment, September 7, 2007, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)
43. Parking resolution, 2011, Positano Place at Naples Master Association, Inc. (accessed November 3, 2026)

Florida law

44. Florida Statutes 718.112, bylaws and the structural integrity reserve study, Florida Legislature (accessed November 3, 2026)
45. Florida Statutes 553.899, milestone inspections, Florida Legislature (accessed November 3, 2026)
46. Florida Statutes 718.111, official records and the association website, Florida Legislature (accessed November 3, 2026)
47. Florida Statutes 718.503, resale disclosure, Florida Legislature (accessed November 3, 2026)
48. Florida Statutes 718.116, assessments and estoppel certificates, Florida Legislature (accessed November 3, 2026)
49. Florida Statutes 196.031, homestead exemption, Florida Legislature (accessed November 3, 2026)
50. Save Our Homes assessment limitation and portability, Florida Department of Revenue (accessed November 3, 2026)

County and roads

51. Public information meeting, Pine Ridge Road corridor project, June 5, 2026, Collier County (accessed November 3, 2026)
52. I-75 at Pine Ridge Road interchange full weekend closure, July 23, 2026, WGCU (accessed November 3, 2026)
53. FDOT to host public information sessions on proposed I-75 improvements, August 26, 2026, WGCU (accessed November 3, 2026)
54. Pre-construction information session for the interchange project at I-75 and Pine Ridge Road, February 11, 2025, WGCU (accessed November 3, 2026)

Storms

55. Tropical Cyclone Report, Hurricane Ian (PDF), National Hurricane Center (accessed November 3, 2026)

Schools

56. Collier County Public Schools, Collier County Public Schools (accessed November 3, 2026)
57. Osceola Elementary School, Collier County Public Schools (accessed November 3, 2026)
58. Pine Ridge Middle School, Collier County Public Schools (accessed November 3, 2026)
59. Barron Collier High School, Collier County Public Schools (accessed November 3, 2026)
60. 2025-2026 School and District Grades (PDF), Collier County Public Schools (accessed November 3, 2026)

Healthcare

61. Emergency services, NCH Healthcare System (accessed November 3, 2026)
62. Physicians Regional Medical Center, Pine Ridge, Physicians Regional Healthcare System (accessed November 3, 2026)
63. Collier Urgent Care locations, Collier Urgent Care (accessed November 3, 2026)

Records without a web address

64. Collier County Property Appraiser public data files, download dated October 27, 2026
65. Southwest Florida MLS export dated October 29, 2026
66. Federal flood map record for one sample address, 12960 Positano Circle, panel 12021C0403J, effective February 8, 2024 (read October 21, 2026)
67. Free-flow route estimates from 12960 Positano Circle, measured October 21, 2026
68. Collier County Public Schools address lookup for 12960 Positano Circle, 2027 school year (read October 21, 2026)

Downloadable Documents

Positano Place documents are public PDFs and statute pages, each linked to the association or the office that issues it. Open them for the full text behind the fees, reserve study, leasing, purchase, fire safety, plan and school figures on this page, and read each as it stands today.

Data updated: November 2026 (all documents accessed November 3, 2026).