Quail West

Updated July 2026

Quail West is a roughly 1,180-acre, member-owned and debt-free equity club community straddling the Collier and Lee county line in North Naples, built around 36 holes of Arthur Hills championship golf and roughly 650 custom estate homes at build-out. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, is the team buyers and sellers call for this community because we track its market, its membership rules and its two-county closing details every day. Over the trailing 12 months, 42 Quail West homes closed for a combined $188.6 million, with a median sale price of $3.975 million, proof this remains one of the deepest ultra-luxury golf markets in Naples.

Whether you are ready to sell your Quail West estate or want a private tour of what is available to buy, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar is part of Domain Realty Group.

This guide is built the way we approach every community we serve: primary-sourced, answer-first, and honest about what is still unresolved, whether that is an exact school zone or a precise recorded book and page. Read on for the full picture of Quail West's club and membership structure, its golf and amenities, its market, its governance, its storm and flood posture, its schools and healthcare, and complete buyer and seller frequently asked questions, all in one place.

Why McGreevy and Comisar Are the Best Realtor for Quail West

McGreevy and Comisar is the best realtor for Quail West because we pair a trailing 12-month track record of 42 closed sales worth $188.6 million in this exact community with hands-on knowledge of its member-owned Foundation, its mandatory House membership, and its Collier-Lee county line. We are Top 1% Real Estate Agents Nationally Since 2008, the number one team in Southwest Florida since 2012, and the team Quail West buyers and sellers trust with the details a generic agent misses.

Recent Quail West track record

Over the trailing 12 months, Quail West recorded 42 closed sales totaling $188.6 million in dollar volume, a median sale price of $3.975 million and an average sale price of $4.49 million, with prices ranging from $2.125 million to $11.3 million. Homes sold at a median of 94.5 percent of list price after a median of 73 days on market, and the community's median price per square foot landed at $914. The single highest sale of the period was an 11,160 square foot estate on Brynwood Drive that closed at $11.3 million, and three homes sold the same day they were listed, at zero days on market, evidence that a correctly priced, well-marketed Quail West estate can move quickly even at this price point. As of this writing, 14 homes are actively listed, representing roughly four months of supply. Figures are pulled fresh from the Stellar MLS immediately before this page publishes, so the numbers here reflect the current market rather than a stale snapshot.

What sets our Quail West representation apart

Quail West is not a typical gated community. It is a member-owned, debt-free equity club governed by a single nonprofit corporation, Quail West Foundation, Inc., with a mandatory House membership tied to every property and an optional Full Golf membership that is subject to availability and a waiting list. Its roughly 1,180 acres straddle the Collier and Lee county line, so closing details, tax bills and permitting can differ depending on which phase a home sits in. McGreevy and Comisar has represented buyers and sellers through this exact structure: membership transfer at closing, capital dues disclosure, estoppel timing with the Foundation's own membership office, and the practical difference between a resale with a transferable membership and one without. We also work regularly with the custom builders still active on Quail West's remaining lots, Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes and Seagate Development Group among them, so we can speak knowledgeably about new construction timelines as well as resale value. That depth, not a generic golf community script, is what sets our Quail West representation apart.

Because Quail West's Declaration has always been recorded in both Collier and Lee counties, we also know exactly which county's recording fees, documentary stamp calculations and closing timelines apply to a given phase before a buyer or seller ever gets a surprise at the closing table. We routinely coordinate estoppel requests directly with the Foundation's own membership office, well ahead of a closing date, so a membership transfer never becomes the reason a Quail West closing gets delayed. That kind of practical, community-specific project management, not just general Naples market knowledge, is what our clients actually need from an agent in a community this structurally distinctive. We also stay current on which of Quail West's active custom builders, Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes and Seagate Development Group, has availability on a given lot or a spec home under construction, so a buyer choosing between new construction and resale gets a complete, current picture of both markets rather than only the resale side of the ledger.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• Over $2.5 Billion in real estate sold (McGreevy and Comisar with their Domain Realty Group team)
• Over $900 Million in personal sales (Jesse McGreevy and Marc Comisar)
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Key Takeaways

Quail West is a member-owned, debt-free equity club community of roughly 650 estate homes plus two villa enclaves, spread across about 1,180 acres straddling the Collier and Lee county line in North Naples. Here are the essential facts every buyer and seller should know before going further.

• Quail West Foundation, Inc. (Florida sunbiz Doc. N44113, filed 1991) owns and operates the club and also functions as the master covenant body. There is no separate property owners association.
• A House Membership is mandatory for every homeowner ($100,000 initiation, $13,100 annual operating dues); Full Golf Membership is optional and subject to availability ($250,000 initiation, $24,940 annual operating dues).
• Golf includes 36 holes across two Arthur Hills-designed championship courses, The Lakes and The Preserve, both fully reconstructed by architect J. Drew Rogers between 2016 and 2018.
• The community sits on roughly 1,180 acres straddling the Collier and Lee county line: Phase 2 is recorded in Lee County and Phase 3 is recorded in Collier County.
• There is no Community Development District (CDD) and therefore no CDD bond debt layered onto ordinary county property taxes.
• Quail West is inland and on relatively high ground for North Naples, outside the coastal storm surge zones that affected areas closer to the Gulf during Hurricane Ian in September 2022.
• The trailing 12-month median sale price is $3.975 million, on 42 closed sales worth $188.6 million in combined dollar volume.
• The Planned Unit Development was approved by Collier County Ordinance 90-56 in 1990, two years before the golf courses opened in 1992.
• Ginn Cos. purchased Quail West in April 2005 for $63.5 million, then filed Chapter 7 bankruptcy on the community's undeveloped lots in December 2008.
• A local ownership group won the 2009 bankruptcy auction for $13.5 million, and members subsequently took control of the club on a debt-free basis.
• Stock Development purchased 234 lots in May 2012 and built through 2020; today, other custom builders, including Diamond, Divco, McGarvey and Seagate, build the community's remaining and resale lots.
• The Golf Member in Waiting program is capped at 30 active members; as of a May 2026 club update, 11 were waiting, with the longest tenure since December 2024.

Table of Contents

Use this table of contents to jump to any section of our Quail West guide, covering the community, its club and membership structure, golf, amenities, neighborhoods, the current market, governance, storm and flood posture, schools, healthcare, location, what is coming nearby, and full buyer and seller frequently asked questions.

• Why McGreevy and Comisar Are the Best Realtor for Quail West
• Key Takeaways
• Table of Contents
• Quail West at a Glance
• Living in Quail West as a Homebuyer
• Quail West Market Snapshot
• How Quail West Came to Be: Developer History
• The Master Plan: Acres, Phases, Build-Out, and Two Counties
• Governance: The Foundation Model, Fees, and No CDD
• The Neighborhoods and Enclaves of Quail West
• The Club at Quail West: Membership, Equity, and Dues
• Golf at Quail West: 36 Holes of Arthur Hills Championship Golf
• Amenities: Clubhouse, Fitness, Spa, and Racquet Sports
• Dining at Quail West
• The Storm Posture: Hurricanes, Elevation, and Hurricane Ian
• Flood Zones at Quail West and What They Mean
• Insurance Reality for Quail West Homeowners
• Schools Serving Quail West
• Healthcare Near Quail West
• Daily Drive Times from Quail West
• What Is Coming Near Quail West: The Civic Pipeline
• Daily Logistics: Gates, Guests, Pets, Leasing, and Architectural Review
• Comparable Communities to Consider
• Why Buy in Quail West: Honest Pros and Cons
• Thinking of Selling Your Quail West Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• What Clients Say About McGreevy and Comisar
• Frequently Asked Questions: Buying in Quail West (Buyer Edition)
• Frequently Asked Questions: Selling in Quail West (Seller Edition)
• Downloadable Documents and Public Records
• Sources and Authoritative References

Quail West at a Glance

Quail West is a roughly 1,180-acre, member-owned and debt-free equity club community centered on a 100,000-plus square foot clubhouse at 5950 Burnham Road, Naples, straddling the Collier and Lee county line and organized around 36 holes of Arthur Hills championship golf. The table below summarizes the essentials before we go deeper into every part of the community.

The essentials

Who Quail West suits

Quail West suits buyers who want a genuinely private, member-controlled club experience rather than a developer-run amenity package, and who are comfortable with a mandatory six-figure House membership as the price of admission to a debt-free, resident-owned country club. It fits full-time and seasonal owners equally well, since the House membership grants year-round access to the clubhouse, dining, fitness and racquet sports regardless of how many months a year an owner spends in Naples, with golf access available either through the optional Full Golf membership or through the House member's off-season and occasional in-season play. Because the community straddles two counties, it also suits buyers who do not mind a slightly more layered closing process, in exchange for large estate lots, two full 18-hole courses, and a level of amenity investment that comes from members funding their own clubhouse rather than a developer amortizing debt into annual dues.

Quail West tends to suit a buyer profile that already owns, or has owned, in a member-equity club elsewhere and understands the trade-off between a mandatory membership cost and full ownership of the amenities that cost buys. It suits golfers who want two genuinely different, fully modernized 18-hole layouts rather than a single course, families who want a full junior golf and instructional program alongside a real racquet sports operation, and buyers who put real weight on a community's storm and insurance profile, given Quail West's inland, historically low-surge position. It is a less natural fit for a buyer whose top priority is direct walk-to-the-beach access or a no-mandatory-membership HOA structure, both reasonable preferences that simply point toward a different kind of Naples community instead.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Living in Quail West as a Homebuyer

Living in Quail West means daily access to a member-owned country club built around 36 holes of championship golf, a 100,000-plus square foot clubhouse, and large custom estate lots, all inside a guard-gated community that straddles the Collier and Lee county line in North Naples. For most owners, the rhythm of life here is set by the club calendar as much as by the golf course itself.

A day in Quail West

A typical day for a Quail West homeowner might start with an early tee time on The Lakes or The Preserve, move into a workout or a Pilates class in the 12,000 square foot, two-story fitness center, and continue with lunch at Cypress Grille or a quick coffee and pastry from the Marketplace grab-and-go counter. Afternoons bring tennis, pickleball or bocce on the club's racquet sports courts, a swim in the indoor solarium pool complex or the additional adult pool, or simply time at home on a half-acre-plus estate lot bordering a fairway, lake or preserve. Evenings often shift to the Mahogany Room for fine dining with live music on the Mahogany Terrace, or to one of the club's wine dinners and social events, since Quail West maintains a year-round calendar of yoga on the terrace, group painting sessions and open-air performances in addition to its golf and racquet sports programming. The club's own materials describe Quail West as sitting just 15 minutes from the Gulf of Mexico and 20 minutes from Southwest Florida International Airport, meaning a Quail West day can just as easily end with a sunset drive to the beach as with dinner on the Mahogany Terrace, without giving up the convenience of an inland, guard-gated address.

The estate-home lifestyle

Quail West's product is overwhelmingly single-family custom estate homes on large lots, generally in the half-acre-to-one-acre-plus range, built by a rotating roster of custom builders rather than a single production homebuilder. That means no two streets look alike: homes range from the multi-million-dollar estates built during the Stock Custom Homes era of 2012 through 2020 to newer construction from Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes and Seagate Development Group on the community's remaining lots. Two villa enclaves, La Caille and Escala at Quail West, offer a lower-maintenance, still-upscale alternative to the single-family estate product for owners who want the same golf and club access with less exterior upkeep.

Seasonal vs full-time

Quail West works well for both seasonal snowbirds and full-time residents, in large part because the mandatory House membership does not scale down for part-time ownership: every owner pays the same annual operating dues and capital dues regardless of how many months they occupy the home, which in practice means seasonal owners are already funding the same clubhouse, fitness and dining infrastructure that full-time residents use every day. The club's own social calendar and racquet sports programming run essentially year-round with adjusted intensity in the off-season (May 16 through October 15), when guest fees and cart fees are reduced and Golf Member in Waiting participants gain full golf access, effectively rewarding those who spend more of the off-season in Naples. Many owners settle into a rhythm where season (roughly January through April) is spent with a full house of visiting family and a packed club calendar, while the shoulder months bring a quieter, more relaxed version of the same amenities, tee times easier to book, tennis courts less crowded, and dining reservations easier to secure. Either rhythm works inside the same membership structure, which is part of why Quail West attracts both retirees who live there most of the year and busy professionals who use it primarily as a season-and-holidays retreat.

Quail West Market Snapshot

Quail West's trailing 12-month market shows 42 closed sales worth $188.6 million, a median price of $3.975 million and a tight 14-listing active inventory, a combination that points to strong, resilient demand in this specific ultra-luxury North Naples golf community. The figures below are pulled from the Stellar Matrix MLS and are refreshed immediately before this page publishes so buyers and sellers are working from current numbers.

Market at a glance

Naples' luxury market context

Quail West's trailing 12-month strength is not happening in isolation. Collier County's population grew 11.0 percent between the April 2020 Census base and the July 2025 Census Bureau estimate, reaching 417,131 residents, and a national luxury-housing report covered by Gulfshore Business in November 2025 ranked the Naples-Marco Island metro seventh in the nation by luxury price threshold, with an entry point of about $3.44 million for the top 10 percent of listings, a mild 2.1 percent year-over-year dip even as several other high-end metros posted much sharper corrections. Naples-Marco Island's "multiple to median listing price" of 4.9 times was among the highest measured nationally in that report, evidence of an unusually wide gap between the ultra-luxury tier, where Quail West sits, and the broader market. By contrast, the neighboring Cape Coral-Fort Myers metro posted one of the steepest luxury-price declines in the country over the same period, down 7.8 percent year over year, underscoring that Naples and North Naples luxury demand, including Quail West's own $3.975 million trailing 12-month median, is meaningfully more resilient than other nearby Southwest Florida markets. Naples-area pending home sales broadly rose 21.1 percent year over year in September 2025, the first September since before the pandemic to outpace 2019 levels, a further sign that the momentum underneath Quail West's own numbers is part of a genuine area-wide trend rather than a one-community anomaly.

What the numbers mean for buyers

A roughly four-month supply and a 94.5 percent median sale-to-list ratio tell buyers that well-priced Quail West estates are not sitting on the market waiting for a discount; three homes in the trailing 12 months sold the same day they were listed, and the median time to a signed contract was 73 days, fast for a multi-million-dollar custom estate market. Buyers should expect to compete on well-positioned, correctly priced listings and to move decisively with financing or proof-of-funds ready, while also recognizing that the wide price range, from $2.125 million to $11.3 million, means there is real room to shop by lot, view, vintage of construction and villa versus estate product rather than assuming every Quail West home trades at the median.

What they mean for sellers

For sellers, a median of 94.5 percent of list price and a $914 median price per square foot set realistic expectations: this is a market that rewards accurate, comparable-sale-based pricing rather than aspirational listing prices, and it punishes overpricing with longer days on market in a segment where buyers have other ultra-luxury North Naples options. The relatively tight 14-listing active inventory is a genuine advantage for sellers right now, since it means less direct competition for qualified buyers, but it also means each listing needs professional-grade marketing and pricing discipline to convert that scarcity into a strong, fast sale rather than a stale one.

The rental picture

Quail West's rental market is thin. Where leasing does occur, monthly rents for single-family estates typically run from about $15,000 to $30,000 per month in season, and annual (12-month) leasing is uncommon in the community, consistent with an ownership base weighted toward primary and seasonal owner-occupants rather than investor-landlords. Any prospective landlord should confirm current minimum lease term rules directly with the Foundation before marketing a Quail West home for rent, since club and governing-document leasing restrictions can affect how, and for how long, a home may be leased. This thin rental market cuts both ways for an owner: it means Quail West is not built around a large transient tenant population, which supports the community's quiet, owner-occupied character, but it also means a buyer whose plan depends heavily on rental income should model conservatively and confirm current leasing rules before counting on Quail West as an investment-rental property rather than as a primary or seasonal home.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

How Quail West Came to Be: Developer History

Quail West traces to a 1990 Collier County Planned Unit Development approval, two years before its first golf course opened, and then passed through three distinct ownership eras, an original England-based developer, Ginn Cos., and a members-and-Stock-Development era, before arriving at today's model of member ownership paired with a rotating roster of independent custom builders. Each transition left a real, documented mark on the community.

From 1990 PUD to 1992 golf

Quail West's Planned Unit Development was rezoned and approved under Collier County petition PUD-89-3, codified as Ordinance 90-56 in 1990 and later amended by Ordinance 93-44 (1993) and Ordinance 96-32 (1996), placing the community in Sections 7 and 8, Township 48 South, Range 26 East. Two years after that zoning approval, in 1992, the original developer, an England-based company whose specific corporate name was not located in any primary source and should not be assumed or invented, opened the first of Quail West's two 18-hole Arthur Hills-designed championship golf courses, The Preserve. The Lakes course followed shortly after, built in two nine-hole phases in 1993 and 1995 with course architect J. Drew Rogers working alongside Hills.

The Ginn era and the 2008-2009 bankruptcy

In April 2005, Ginn Cos. (through its Ginn-LA affiliate, backed by an 80 percent interest from Philadelphia private equity firm Lubert-Adler) purchased Quail West for $63.5 million from the original developer and invested heavily in a relaunch, including a $3.5 million sales center overhaul and a December 2005 by-invitation event that drew roughly 1,000 prospective buyers. Sales never matched the goal: by July 2008, Ginn had sold 66 lots for $72 million total since 2005, and on July 19, 2008, Ginn-LA missed payments on $675 million in Credit Suisse-led debt backing four Ginn communities, including Quail West. Ginn-LA affiliates filed Chapter 7 bankruptcy in December 2008, a filing that, per Naples Daily News's own published correction, covered only 262 undeveloped lots, beach property and a sales office, not the clubhouse, golf courses or other common areas, which continued operating throughout. On March 18, 2009, a bankruptcy auction in West Palm Beach, lasting under 25 minutes, was won by QW 2009 LLC, a partnership of John McGarvey and Dan Gerner of McGarvey Development and longtime Southwest Florida developer Alan Freeman, for $13.5 million, narrowly outbidding London Bay Homes by $50,000. The winning bid included 262 undeveloped homesites, both Arthur Hills golf courses, the clubhouse and a sales center. Separately, and outside the Credit Suisse lien that drove the bankruptcy itself, six beach lots off Hickory Boulevard in Bonita Springs, once earmarked by Ginn for a future Quail West beach club, sold to private buyers under two trusts for $2.65 million; that beach club concept was never built, and no Quail West amenity today includes direct Gulf beach access, a detail worth knowing for any buyer comparing Quail West to a beach-club community. By December 2009, local reporting referred to the winning buying entity as "Quail West Development Company, a partnership of local businessmen," the same McGarvey and Gerner principals; Florida's own corporate records confirm Quail West Development Company, LLC (Document L09000024833), filed in 2009 and now inactive, consistent with its narrow purpose, selling the remaining lots, having concluded once Stock Development entered the picture in 2012.

Members take the club debt-free

Following the 2009 auction, control of Quail West's club and common amenities passed to its own members on a debt-free basis, a transition documented in Naples Daily News's own reporting on members taking over the golf and country club from the developer, and formalized in the years that followed through the Foundation's recorded governing documents (the earliest Amended and Restated Declaration in the current recorded chain dates to April 2010). Quail West Foundation, Inc., the nonprofit corporation that had governed the club since its 1991 incorporation, became the vehicle through which members owned and operated the clubhouse and both golf courses without carrying the debt load that had brought down the Ginn-era ownership, a structural fact that still defines Quail West's fee sheets and governance today.

Stock Development and today's builders

On May 31, 2012, Stock Development acquired 234 lots at Quail West from Quail West Development Co. on undisclosed terms, becoming the community's primary developer and homebuilder for the next eight years through its Stock Custom Homes division. Stock's era included the 2016-2017 full reconstruction of both golf courses, a major clubhouse expansion, the Escala at Quail West villa enclave, and recognition as Collier Building Industry Association's 2019 Community of the Year. Stock's own press release announced its "Newport" model, priced at $5,195,000 furnished, as the builder's final model in Quail West in August 2020, and Stock's current live projects page no longer lists Quail West among its active communities. Today, new construction on Quail West's remaining and resale lots is carried by a roster of independent custom builders, including McGarvey Custom Homes, Diamond Custom Homes (which had built 21 homes in the community as of a 2018 report, with more in progress), Divco Custom Homes and Seagate Development Group, with Collier County's own 2025 building-permit reports confirming active new-construction and remodel permits on Idylwood Lane, Deephaven Lane and Cortland Way continuing into 2026.

The Master Plan: Acres, Phases, Build-Out, and Two Counties

Quail West's master plan covers roughly 1,180 acres split across two counties, with Phase 2 recorded in Lee County and Phase 3 recorded in Collier County, and a home count best understood as an honest range rather than a single precise figure. Understanding this structure matters for anything from property taxes to which government office handles a given permit.

Acreage and the county line

Quail West spans roughly 1,180 acres straddling the Lee and Collier county line, confirmed repeatedly in Naples Daily News reporting and in the community's own recorded governing documents, which describe Quail West as "located partially in Lee County and partially in Collier County, Florida." Lee County Property Appraiser records confirm platted Quail West parcels recorded as "Quail West Phase 2 Unit 1" and "Quail West Ph 2 Ut 2" in Lee County, while Collier County Property Appraiser GIS and Collier Clerk plat records confirm "Quail West Phase 3" units, at least one through seven, recorded in Collier County. In practical terms, Phase 2 is the Lee County portion of the community and Phase 3 is the Collier County portion, a clean, government-sourced answer to a question buyers often ask. The community's clubhouse and gatehouse address, 5950 Burnham Road, Naples, is itself in the Collier County zip code 34119.

Home count, honestly

The most authoritative dated figure for Quail West's home count comes from a named-reporter Naples Daily News article from July 2008, which stated that "at build-out, it will have fewer than 650 single-family estate homes." That figure predates two later villa additions, La Caille (introduced around 2009) and Escala at Quail West (built by Stock Development, with its neighborhood association filed in 2012), whose exact unit counts were not confirmed in a single primary government document during this research. The honest, defensible answer is that Quail West has roughly 650 single-family estate homes at build-out, per 2008 reporting, plus the additional villa homes in La Caille and Escala, which together plausibly explain the somewhat higher total-unit figures sometimes cited for the community today. Buyers and sellers who need a precise current unit count for a specific purpose should verify directly against Collier and Lee County Property Appraiser parcel data.

Lots and product mix

Quail West's product is overwhelmingly custom single-family estate homes on lots generally in the half-acre to one-acre-plus range; no government document located during this research specifies an exact minimum lot size covenant, so this range should be treated as the working figure rather than a precise legal minimum. Two confirmed villa enclaves round out the product mix: La Caille, introduced by the developer partnership around 2009 with one- and two-story floor plans originally priced from $985,000 to $1,275,000, and Escala at Quail West, a Stock Development-built enclave with five floor plans. Both La Caille and Escala are each governed by their own Florida-registered neighborhood association, subordinate to the Quail West Foundation itself. Quail West's overall platting reflects this multi-phase, multi-builder history: Collier County Property Appraiser GIS records index the community across numerous discrete subdivision and plat codes, including Unit One and several of its replats, rather than as a single master-platted subdivision, a reminder that a full, address-specific title and plat search is always worth doing on any individual Quail West purchase rather than relying on a single community-wide description.

Governance: The Foundation Model, Fees, and No CDD

Quail West's governance is genuinely distinctive among Naples country club communities: a single Florida nonprofit corporation, Quail West Foundation, Inc., both owns and operates the club and functions as the master covenant-enforcement body, with no separate homeowners association layered on top, and no Community Development District bond debt anywhere in the picture. This single-entity structure shapes everything from the annual fee sheet to how a resale closing gets processed.

One Foundation, not a separate HOA

A full sweep of Florida's Division of Corporations records for every entity beginning "Quail West" (Development Company, Foundation, General Contractors, Holdings, Homes, Properties, Real Estate and Realty entities among them) turns up no separate "Quail West Property Owners' Association," "Master Association," or comparable master-HOA entity. Quail West Foundation, Inc. (Florida Document Number N44113, filed June 28, 1991, principal address 5950 Burnham Road, Naples) is the sole governing entity, confirmed directly in the community's own current Declaration, which is entered into solely "by Quail West Foundation, Inc., a Florida not-for-profit corporation," with no separate association named anywhere in the document. This is why the club's own fee sheets list a "Master HOA" line item billed by the Foundation itself, rather than by a distinct property owners association, an unusual and worth-noting structural fact for anyone comparing Quail West to other gated Naples communities.

The recorded Declaration and its amendments

Quail West's governing document is the Fifth Amended and Restated Declaration and General Protective Covenants for Quail West, effective April 2, 2025, approved by two-thirds of members voting at a special meeting and executed solely by Quail West Foundation, Inc. Because the community straddles the county line, its Declaration has always been recorded in both Collier and Lee counties: the Second Amended and Restated Declaration recorded in Collier OR Book 4558, Page 1473 (April 21, 2010) and the corresponding Lee County instrument; the Third Amended and Restated Declaration in Collier OR Book 5770, Page 1876 (June 3, 2020); and the Fourth Amended and Restated Declaration in Collier OR Book 6117, Page 2901 (April 26, 2022). The current Fifth Declaration's own specific Collier and Lee recording book and page were not independently located during this research and should be confirmed directly with the Collier County Clerk's Official Records search or Lee County's LandmarkWeb system before relying on an exact citation. The full Declaration itself is downloadable directly from the club's own site.

Two enclave-level associations sit subordinate to the Foundation for their own neighborhood-specific affairs: La Caille at Quail West Neighborhood Association, Inc. and Escala at Quail West Neighborhood Association, Inc., both described in detail in the neighborhoods section below. Neither changes the core governance picture; the Foundation remains the sole master covenant body for the entire community.

No CDD bond debt

Quail West carries no Community Development District and therefore no CDD bond debt on top of ordinary county property taxes. Collier County's own "Appendix F, List of Collier County PUD Ordinances" explicitly flags CDD-governed developments by including "CDD" directly in the PUD name (for example, a neighboring "Quarry CDD" entry), while the "Quail West 90-56; 93-44; 96-32" entry in the same official document carries no such designation. This is consistent with the club's own long-standing "member-owned and debt-free" positioning: rather than a developer financing amenities through a bond-backed special district, Quail West's clubhouse, golf courses and other common facilities are owned outright by the members through the Foundation.

The fees the Foundation bills

These community-level fees sit alongside, and are billed separately from, the House or Golf membership dues described in the next section. Because Quail West Foundation, Inc. is both the club and the master covenant body, a single call to the Foundation's membership office, rather than a separate HOA management company, generally resolves both club and community governance questions.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

The Neighborhoods and Enclaves of Quail West

Quail West is organized primarily as one large estate-home community spread across its numbered phases and units, supplemented by two named villa enclaves, La Caille and Escala at Quail West, each with its own Florida-registered neighborhood association subordinate to the Foundation. Government records confirm a core set of streets, while a longer list of commonly cited street names rounds out the community's footprint.

The estate-home streets

Government and Naples Daily News sources directly confirm several current Quail West streets: Idylwood Lane, where Collier County's 2025 building-permit reports show a new construction permit application; Deephaven Lane, confirmed both in 2025 Collier permit records and as "Deephaven at Quail West, Phase III, Unit 7" in Collier Clerk recorded documents; Cortland Way, where Collier permit records log 2025 alteration activity; Williston Way, where Diamond Custom Homes' founder confirmed a planned model in a 2018 news report; and Burnham Road, the clubhouse and community address itself. Other streets commonly associated with Quail West, including Brynwood Drive, Highcroft Drive, Sunnyslope Drive, Blaisdell Drive, La Caille Drive, Pondview Circle and Tamworth Court, are consistent with everything found in this research and appear repeatedly across public records and listings, though not every one of them was independently re-confirmed against a government plat document by name in this pass; Pondview Circle is additionally corroborated as sitting on the Lee County side of the community through a Lee County property record.

La Caille villas

La Caille is Quail West's original villa product, introduced around 2009 by the developer partnership that emerged from the 2009 bankruptcy auction, offering one- and two-story floor plans with golf and lake views, originally priced from $985,000 to $1,275,000. La Caille at Quail West Neighborhood Association, Inc. was filed with the State of Florida on December 22, 2009, and remains an active Florida nonprofit corporation today, subordinate to the Quail West Foundation for master governance purposes while managing its own enclave-level affairs.

Escala at Quail West

Escala at Quail West is a Stock Development-built villa enclave, commonly cited at 39 units across five floor plans, though that exact unit count was not independently confirmed in a single primary government document during this research. Escala at Quail West Neighborhood Association, Inc. was filed with the State of Florida on December 14, 2012, matching the timing of Stock's May 2012 lot acquisition, and remains an active Florida nonprofit corporation today. Lee County Property Appraiser field-card and cost-card records independently confirm "Escala at Quail West" parcels, corroborating the enclave's existence and location.

Communities sometimes confused with Quail West

Florida's corporate and county records surface several similarly-named but entirely separate communities that buyers should not confuse with Quail West: Quail Village, Quail Woods Estates, and Quail Creek Country Club (governed by its own, different Collier County PUD ordinances, 79-80 and 80-29, and profiled separately in the comparable communities section below). A related-sounding but unrelated entity, Quailwood Property Owners' Association, Inc., also exists in Florida's corporate records and is inactive; it has no connection to Quail West despite the similar name. Anyone researching Quail West online should double-check that a given article, listing or public record actually references Quail West Golf and Country Club at 5950 Burnham Road, and not one of these separate "Quail" communities elsewhere in Collier County.

The Club at Quail West: Membership, Equity, and Dues

The Club at Quail West is a member-owned, debt-free equity club operated by Quail West Foundation, Inc., with a mandatory House Membership tied to every home and an optional, availability-limited Full Golf Membership layered on top through either direct purchase or the club's formal Golf Member in Waiting program. Every dollar spent on the clubhouse, golf courses and other amenities belongs to the members themselves, not to a developer or outside operator.

A member-owned, debt-free equity club

Quail West's own fee sheets state plainly that "all amenities are member-owned and debt-free," and the structure bears that out: Quail West Foundation, Inc. owns the 100,000-plus square foot Grand Clubhouse, both 18-hole golf courses, and every other common amenity outright, with membership dues funding operations and capital improvements rather than servicing developer debt. Club memberships are currently available exclusively to Quail West property owners and are non-redeemable and non-transferable to buyers who do not own in the community.

House Membership (mandatory)

Every Quail West property owner is required to hold a House Membership, which carries a $100,000 initiation fee, $13,100 in annual operating dues, and $1,500 to $3,000 in annual capital dues (the higher figure applies when transferring an existing membership with the property), plus a $10,000 transfer fee in lieu of a new initiation fee for a qualifying resale. House Membership grants full access to the clubhouse's dining, fitness, spa and racquet sports amenities, along with golf access in the off-season and the opportunity for occasional in-season play, without the full-time golf privileges reserved for Golf Members.

Full Golf Membership and Golf-in-Waiting

Full Golf Membership is optional, subject to availability, and reserved for property owners, carrying a $250,000 initiation fee, $24,940 in annual operating dues, $2,000 to $4,000 in annual capital dues, and a $25,000 transfer fee in lieu of a new initiation fee on a qualifying resale; it grants full golf privileges year-round plus unlimited access to all club amenities. For House Members who want interim golf access while waiting for a Full Golf opening, the club's Golf Member in Waiting program, capped at 30 active participants, charges 75 percent of the $150,000 "golf upgrade fee" (the dollar difference between Golf and House initiation fees) at the time of application, with the remaining 25 percent due at conversion to full membership; GMIW members receive unlimited golf after noon and up to six rounds before noon in high season (October 16 through May 15), and full Golf Member access and privileges in the off-season. As of a May 8, 2026 club update, 11 of the 30 GMIW seats were filled, with the longest-waiting member in the queue since December 2024. Membership and estoppel questions route to the Foundation's membership office at (239) 593-4190.

What it all costs

Additional a-la-carte charges include cart fees ($23 for nine holes, $37 for 18), guest fees ($110 or $170 depending on nine or 18 holes, reduced in the off-season), extended family fees, unaccompanied guest fees, and an annual private cart or trail fee of $2,350. Every one of these figures is confirmed directly against the club's own current fee schedules, which should always be reconfirmed for the applicable season before a closing, since the club has previously adjusted at least one figure, the Golf Member in Waiting dues percentage, between one season's schedule and the next.

Golf at Quail West: 36 Holes of Arthur Hills Championship Golf

Golf at Quail West means 36 holes across two 18-hole championship courses, The Lakes and The Preserve, both originally designed by Arthur Hills and both fully reconstructed between 2014 and 2018 by architect J. Drew Rogers, giving the community a genuinely modern golf product built on a three-decade-old routing. Quail West has hosted PGA Tour Champions competition and carries multiple national recognitions for its golf and club experience.

The Lakes and The Preserve

The Preserve opened in 1992 as one of two original 18-hole courses designed by Arthur Hills; The Lakes followed as two separate nine-hole phases built in 1993 and 1995, with architect J. Drew Rogers working alongside Hills on the design at a site he has described as, at the time, little more than flat tomato fields. Quail West's golf courses should never be attributed to any other course architect; both courses are Arthur Hills designs, later reconstructed under J. Drew Rogers, with no connection to any other well-known Naples-area golf architect.

The J. Drew Rogers reconstruction

Starting with a 2014 "Program for Golf Course Improvements" to address aging greens and irrigation, J. Drew Rogers led a full reconstruction of both courses: The Preserve in summer 2016 (new tees, greens, bunkering, irrigation and Celebration Bermudagrass turf, reopening in late December 2016) and The Lakes in summer 2017 (an equivalent full reconstruction completed despite Hurricane Irma, reopening in early January 2018). More recently, The Preserve's bunkers were renovated in summer 2025 and its tees in summer 2026, keeping both courses under continuous, architect-led improvement. Current course superintendents and staff have overseen this work under Director of Golf Courses and Grounds Nathan Gingrich, and current scorecards for both The Lakes and The Preserve are published directly by the club.

Practice, instruction, and tournament pedigree

Quail West's golf program includes FlightScope, TrackMan 4 and K-Vest technology for lessons and custom club fitting, along with a full slate of clinics and schools for every skill level, led by a staff that includes Director of Instruction Renee O'Higgins (a multi-year Golf Digest "Best Teachers in the State of Florida" honoree) and Director of Golf Ryan Sanders. The club hosted the 2007 ACE Group Classic, a PGA Tour Champions event, and has been recognized on LINKS Magazine's "World's Best Golf Communities, Eastern US" list in 2018, in addition to its standing as a Distinguished Elite Club under the Distinguished Clubs of the World program partnered with BoardRoom magazine and Forbes Travel Guide.

Instruction, junior golf, and club etiquette

Beyond private lessons, the golf staff runs a full slate of group programs, including One Day Golf Schools, Short Game Schools, an On Course Skills Clinic, a couples' Twilight Clinic, a Make More Putts putting clinic, a dedicated Beginner Golfer 101 course, a Ladies Golf Clinic, and a junior program called Golf FORE Kids, giving Quail West families a structured path to bring children and beginners into the game alongside more experienced members. The golf shop itself, led by Director of Retail Alecia Lane, carries curated apparel and equipment for golf, tennis, fitness and pickleball, with seasonal trunk shows, fashion shows and demo days. Quail West's dress code is explicit and posted on the club's own site: collared or mock-turtleneck shirts, tucked in, with no tee shirts, jeans, swimwear, cutoffs or athletic shorts, and hats worn forward, a standard that applies across the golf courses, putting green and driving range.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Amenities: Clubhouse, Fitness, Spa, and Racquet Sports

Quail West's amenity package centers on a 100,000-plus square foot Grand Clubhouse, a dedicated two-story fitness and wellness center, a full-service spa and salon, and a genuinely broad slate of racquet sports, all owned outright by the membership rather than a third-party amenity operator. Few Naples-area country clubs combine this much owned, debt-free amenity space in one membership.

The Grand Clubhouse

Quail West's Grand Clubhouse currently totals more than 100,000 square feet per the club's own live membership materials, up from a documented 70,000 square feet at the time of a 2018 renovation, indicating further expansion since that project. That 2018 renovation itself added indoor-outdoor dining, a lobby fire-and-water feature, a new ballroom, a lighted bar with a glass wall, a new pro shop, a grab-and-go cafe, a glass-enclosed heated pool with lounge areas, the current 12,000 square foot fitness and wellness center, new bocce courts, and resurfacing of four of the club's eight tennis courts. Today the clubhouse also includes a Grand Ballroom and full-service conference and meeting rooms for private events. A dedicated golf shop and retail operation, curating apparel and equipment for golf, tennis, fitness and pickleball, rounds out the clubhouse experience with gift wrapping, shipping and personal shopping services along with seasonal trunk shows and fashion shows, so members rarely need to leave the property for club-related essentials.

Fitness, pool, and wellness

The 12,000 square foot, two-story fitness facility offers strength training, cardio equipment, yoga, Pilates, Barre, TRX, spin classes, physical therapy and an outdoor training area. Pool amenities include an indoor solarium exercise pool complex plus at least one additional adult pool area, along with sauna and steam rooms; the club's official materials confirm these facilities, though this research could not independently verify the existence of a separately branded outdoor "resort pool" beyond the indoor solarium and adult pool areas, so buyers curious about the exact pool layout should confirm directly with the club or on a property tour. The club's "World Class Spa and Salon" offers massages, facials and beauty treatments through a published service menu, giving members a full wellness circuit, fitness, pool, sauna and spa, without leaving the clubhouse campus.

Racquet sports

Quail West currently describes its racquet sports offering as eight tennis courts, though the club's two most recently published fee sheets disagree on the exact surface mix: the 2025-2026 sheet lists four red clay and four Har-Tru courts, while the 2026-2027 sheet lists eight Har-Tru courts with no red clay mentioned, consistent with an apparent ongoing conversion of the remaining clay courts to Har-Tru ahead of the 2026-2027 season. Beyond tennis, the club offers pickleball, bocce and basketball courts and a children's playground, with a regular weekly schedule of doubles movement drills, men's and ladies' round robins, cardio tennis and stroke-of-the-week clinics with video analysis, running Tuesday through Saturday (the club, including its racquet sports facilities, is closed on Mondays). This is a genuinely full racquet sports program rather than a token set of courts, and it is worth a real look for buyers who play tennis or pickleball as seriously as they play golf.

Social life and Blue Zones

Quail West is recognized as a Blue Zones Project Recognized Community, a well-being initiative active across Southwest Florida, reflected in the club's wellness-oriented programming and event calendar. Beyond golf and racquet sports, the community maintains a year-round social calendar of wine dinners, terrace yoga, group painting and open-air performances, supported by private lockers, bag storage, and the Grand Ballroom and conference facilities described above for larger private gatherings.

Dining at Quail West

Dining at Quail West spans casual and fine dining inside the clubhouse, a grab-and-go marketplace for everyday needs, and a private in-home catering program for events, all built around an annual food and beverage minimum that keeps the venues active and well-supported by the membership. The variety is meant to cover everything from a quick lunch after golf to a formal night out without leaving the community.

The dining venues

Cypress Grille serves as Quail West's casual dining venue, while the Mahogany Room offers fine dining described by the club as "timeless sophistication and heritage," paired with live music on the adjoining Mahogany Terrace. The Marketplace covers everyday grab-and-go needs, from morning coffee and fresh pastries to gourmet to-go selections, and the club's fee sheets separately reference a sports bar and a wine bar and cigar terrace as part of the broader dining and social package, alongside a dedicated wine locker program for members who want to keep a personal collection on-site.

Everyday and private dining

Beyond the clubhouse venues, Quail West offers "At Your Service," a five-star private in-home catering program for member events, with sample offerings that include raw bar displays, lobster sliders, filet mignon skewers and sashimi and sushi platters, scaled for gatherings of roughly 8 to 22 guests. This gives members a way to entertain at the level of the clubhouse's own dining program without hosting inside the club itself. A dedicated wine locker program also lets members keep a personal wine collection on-site at the club, an amenity that pairs naturally with the wine bar and cigar terrace and with the wine dinners that appear regularly on the club's social calendar.

The food-and-beverage minimum

Every Quail West membership carries a $1,200 annual food and beverage minimum, a common structure in member-owned clubs that helps keep dining venues consistently staffed and stocked throughout the year rather than only during peak season. Members who do not naturally spend that amount dining at the club over the course of a year are billed the difference, so understanding this minimum as part of the true annual cost of ownership matters as much as the headline membership dues themselves.

The Storm Posture: Hurricanes, Elevation, and Hurricane Ian

Quail West sits inland and on relatively high ground for North Naples, a position that kept the community largely outside the coastal storm surge zones that caused the worst damage elsewhere in Collier County during Hurricane Ian in September 2022. This is a genuine, government-data-backed advantage, though it does not mean the community is immune to hurricane wind risk.

Where Quail West sits

Quail West is located inland and north, near the Lee County line and east of the US 41 corridor, well removed from the immediate coastline where Hurricane Ian's worst storm surge struck. The National Weather Service's Miami office reported that for Collier County, "extensive storm surge flooding occurred over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals," a description of a flood pathway that does not reach Quail West's inland, northern position.

What Ian did (and did not) do here

Hurricane Ian made landfall near Cayo Costa in Lee County as a Category 4 storm on September 28, 2022. The National Hurricane Center's own Tropical Cyclone Report noted that "farther south in Bonita and North Naples, the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 feet" above ground level, a sharp drop-off in surge moving away from the coast. All five Ian-related deaths in Collier County occurred at or near the coast, three from surge drowning within roughly half a mile of Naples Bay and one in the Moorings about half a mile inland from the beach, and no storm-surge flooding was reported at Quail West's inland location. The National Ocean Service tide gauge on the Naples Pier itself measured 6.18 feet above Mean Higher High Water before the gauge was destroyed by the storm, a coastal reading that underscores just how much surge dropped off by the time it would have reached Quail West's position near the Lee County line.

Wind is the real exposure

Wind, not storm surge, was the defining risk for inland western Collier County during Ian. The National Weather Service Miami report documented wind gusts of 100 to 110 mph at 100 to 150 feet above ground level over western Collier County, with peak near-surface gusts likely in the 80 to 90 mph range, causing wind damage mainly to trees, fences and screens, with only minor damage to vulnerable structures. That means Quail West homeowners should plan around hurricane wind exposure, roof condition, opening protection and general construction quality, rather than around storm surge, which is a genuinely different risk profile than a comparable home closer to the Gulf. The single highest confirmed near-surface wind gust recorded anywhere in South Florida during Ian, 112 mph, was measured at immediate-coast stations, not at an inland location like Quail West, a further data point supporting the community's comparatively favorable wind exposure relative to coastal Naples even though it is not risk-free.

Flood Zones at Quail West and What They Mean

Flood zone data for Quail West, pulled directly from FEMA's National Flood Hazard Layer, shows a community that is predominantly Zone X, the lowest FEMA flood-hazard designation, with scattered Zone AH pockets concentrated near the community's lakes and preserve areas. That mixed picture makes lot-specific verification genuinely important even though the overall community profile is favorable.

The zone picture

A direct query of FEMA's live flood hazard mapping service across seven sample points spanning Quail West's roughly 1,180-acre footprint found the community predominantly in Zone X, meaning minimal flood hazard with no mandatory federal flood-insurance purchase requirement, with scattered Zone AH pockets, a shallow-ponding designation with an average depth of one to three feet, concentrated near the lakes, water-management areas and preserve edges that run through the golf course community. The clubhouse address itself sits close enough to an X and AH zone boundary line that a sample point there returned a mixed result, illustrating how tightly these lines can hug individual water features in a community built around lakes and preserves.

Why lot-specific verification matters

Because Quail West's flood zone lines closely track lake edges and water-management areas rather than following a simple community-wide boundary, two homes on the same street can carry different flood zone designations. The community's FIRM panels, 12021C0205H and 12021C0211H for the Collier County portion, took effect May 16, 2012, and were not part of Collier County's more recent February 2024 coastal flood map revision, reinforcing Quail West's inland, non-coastal-surge risk profile; a small sliver at the community's far-north edge falls under a separate Lee County panel. Collier County's Floodplain Management office also flags a future Physical Map Revision expected to be adopted between August and October 2026, incorporating updated elevation data, worth watching for any buyer or seller planning further ahead.

Maps and tools

Buyers and sellers should verify the flood zone for a specific Quail West parcel directly, rather than relying on a community-wide description, using the FEMA Flood Map Service Center at https://msc.fema.gov/portal/search or Collier County's interactive flood-zone viewer. For unincorporated Collier County flood questions specifically, [email protected] is the direct county contact.

Insurance Reality for Quail West Homeowners

Insurance costs at Quail West are shaped mostly by wind exposure rather than flood risk, because most of the community's lots sit in FEMA Zone X, where federally-backed mortgages do not carry a mandatory flood-insurance purchase requirement, while a smaller number of Zone AH lots near lakes and preserves do carry that requirement. Buyers should budget for both, honestly, rather than assuming an inland Naples estate is insurance-simple.

Flood insurance

Because the bulk of Quail West sits in Zone X, mandatory NFIP flood-insurance purchase requirements, triggered for federally-backed mortgages in mapped Special Flood Hazard Areas, generally do not apply to most homesites in the community; the scattered Zone AH lots near lakes and preserves are the exception and would carry that mandatory requirement. Voluntary flood coverage is still worth pricing regardless of zone, since FEMA itself notes that roughly a quarter of flood claims nationally originate outside mapped high-risk zones. Buyers should also account for the small number of Zone AH lots near Quail West's lakes and preserves when comparing two otherwise similar homes; a lower flood-insurance cost on an X-zone lot can be a genuine, quantifiable factor in comparing two properties on different streets within the same community.

Wind insurance and mitigation

Wind, not flood, is the dominant insurance cost driver for an inland Collier County estate like a typical Quail West home. Florida Statute 627.0629 requires Florida property insurers to offer actuarially justified premium credits for verified wind-resistant construction features, including roof shape and strength, roof-to-wall connections and impact-rated openings, documented on the statewide wind-mitigation inspection form. The state-run My Safe Florida Home program offers free wind-mitigation inspections plus matching grants of up to $10,000 for qualifying upgrades, a resource worth using both for a purchase and for an existing Quail West home.

How to budget

A realistic Quail West insurance budget starts with the community's genuine flood-side advantage (Zone X for most lots, meaning no mandatory flood-purchase requirement) but should not assume that advantage extends to wind coverage, which depends on each home's specific construction and mitigation features rather than on the community's inland location alone. Buyers should request a full wind-mitigation inspection report during due diligence and price both voluntary flood coverage and wind coverage into their carrying-cost estimate before closing, particularly on an older estate home that has not been updated with modern impact-rated openings or a newer roof. Because Quail West's custom homes were built across more than three decades, from the original 1990s construction through Stock Development's 2012-2020 era to the newest builds from today's active custom builders, wind-mitigation features vary enormously from one home to the next even within the same street, which is exactly why a specific inspection report, not a community-wide assumption, should drive the insurance conversation for any individual purchase.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Schools Serving Quail West

Public school assignment for Quail West is genuinely unresolved between two comparably plausible candidate sets in this research, following Aubrey Rogers High School's August 2023 opening and the attendance-boundary changes that came with it, so any specific school claim should be verified per address rather than assumed from the community's general location. Private school options nearby are more straightforward.

Public school zoning (verify per address)

Two candidate sets of Collier County Public Schools plausibly serve Quail West, and this research could not resolve which applies with certainty: one set centers on Gulf Coast High School, Laurel Oak Elementary and Oakridge Middle School, and a second, comparably close set centers on Aubrey Rogers High School (which opened in August 2023 and specifically redrew nearby attendance boundaries to relieve capacity at existing north Naples high schools), Veterans Memorial Elementary and North Naples Middle School. Straight-line distances from the Quail West clubhouse address are close enough between the two sets (for example, 3.44 miles to Gulf Coast High versus 3.34 miles to Aubrey Rogers High) that proximity alone cannot resolve the assignment, since CCPS boundaries follow drawn lines rather than simple nearest-school logic. Buyers should verify the exact zoned schools for a specific Quail West address directly on the CCPS interactive attendance-zone locator at https://zones.collierschools.com/live/ or by calling CCPS Student Assignment at (239) 377-0540 before making any decision based on school zoning.

The candidate assigned schools

The first candidate set, Gulf Coast High School, Laurel Oak Elementary and Oakridge Middle School, and the second, Aubrey Rogers High School, Veterans Memorial Elementary and North Naples Middle School, are both established, well-regarded Collier County Public Schools serving the broader north Collier growth corridor around Quail West. Because Aubrey Rogers High School is the newest of the group, having opened specifically to relieve capacity at nearby high schools, any household with a home already zoned to one of the older schools should specifically confirm whether recent boundary changes have shifted their zoned assignment. All six candidate schools are Collier County Public Schools campuses within a few miles of Quail West: Gulf Coast High School (7878 Shark Way), Laurel Oak Elementary (7800 Immokalee Road), Oakridge Middle School (14975 Collier Boulevard), Aubrey Rogers High School and Veterans Memorial Elementary (both on Veterans Memorial Boulevard), and North Naples Middle School (16165 Learning Lane), each with its own official school website for families who want direct information on programs, before and after zoning is confirmed for a specific address.

Private schools nearby

Families who prefer private education have several well-established options near Quail West: Community School of Naples (PreK through 12, independent and nonsectarian), Seacrest Country Day School (PreK through 12), First Baptist Academy (K3 through 12, Christian), The Village School of Naples (PreK3 through 12, Christian), and Royal Palm Academy (Christian). Each maintains its own admissions and enrollment process independent of Quail West's public school zoning question.

Healthcare Near Quail West

Healthcare near Quail West means two full hospital systems within a short drive, giving residents genuine choice for both emergency and everyday medical care rather than a single point of failure. Both systems operate multiple nearby locations in addition to their main hospital campuses.

Hospitals and ERs

NCH North Naples Hospital, at 11190 Health Park Boulevard, Naples, offers a 24-hour emergency department (including a pediatric ED) roughly 4.6 miles, or about 10 to 15 minutes, from Quail West, reachable at (239) 624-5000. Physicians Regional Healthcare System operates two nearby locations relevant to Quail West residents: Physicians Regional Pine Ridge at 6101 Pine Ridge Road, in the same 34119 zip code corridor as Quail West, reachable at (239) 348-4000, and Physicians Regional Medical Center North at 1285 Creekside Boulevard, roughly 4.9 miles away, reachable at (239) 260-6631. Having two comparable hospital systems within a similar drive time gives Quail West residents real flexibility for both emergency and scheduled care.

Everyday care

Beyond the two hospital systems' emergency departments, both NCH and Physicians Regional operate additional outpatient and specialty locations throughout the North Naples corridor, giving residents convenient access to routine and specialist care without a long drive into downtown Naples. Buyers relocating from out of state should note that both systems' physician networks and locations pages are the most current way to confirm which specific practices and specialists are convenient to a given Quail West address. The broader Immokalee Road corridor discussed later in this guide is also adding medical capacity nearby, including a joint orthopedic center between Naples Comprehensive Health and Hospital for Special Surgery and a large new Healthcare Network medical center further east, both signs that the area's healthcare infrastructure is expanding alongside its residential growth rather than lagging behind it.

Daily Drive Times from Quail West

Daily life from Quail West puts shopping, dining, the beach and Southwest Florida International Airport all within a roughly 15-to-30-minute drive, with the community's own primary access via Bonita Beach Road and I-75 Exit 116 rather than the Immokalee Road corridor to the south. The club's own marketing claims of 15 minutes to the Gulf and 20 minutes to the airport hold up well against independent distance calculations.

Shopping, dining, beaches

Airport and the interstate

Southwest Florida International Airport (RSW) is about a 20-minute drive from Quail West, matching the club's own published claim exactly. Quail West's own community entrance is reached via Bonita Grande Drive off Bonita Beach Road East, which connects directly to I-75's Bonita Beach Road interchange at Exit 116, the community's primary route to the interstate; the Immokalee Road interchange at Exit 111 sits roughly 8 to 10 minutes to the south and serves as a secondary route toward the broader Immokalee Road shopping, dining and medical corridor discussed in the next section.

What Is Coming Near Quail West: The Civic Pipeline

The area near Quail West is genuinely growing, with new road capacity, new residential development and new medical and retail construction arriving along the broader Immokalee Road corridor a few miles south of the community's own Bonita Beach Road gate, though that road capacity is visibly lagging the pace of new rooftops in the near term. Buyers and sellers deserve an honest picture of both the opportunity and the friction.

Roads and interchanges

The Immokalee Road interchange at I-75 Exit 111, several miles south of Quail West's own Bonita Beach Road access, is scheduled for a diverging diamond interchange as part of the Florida Department of Transportation's broader widening of I-75 from six to ten lanes between Corkscrew Road and Golden Gate Parkway, with construction expected to begin in early 2027. Nearby, the Livingston Road and Immokalee Road flyover, a $64.9 million project, is targeting design completion by February 2028, and a separate Immokalee Road corridor capacity project between Logan Boulevard and I-75, budgeted at $25.3 million, is targeting design completion by spring 2028. Further south, Collier Boulevard's six-laning program is in its final phase, and FDOT is separately finishing a $97 million interchange rebuild at I-75 and Collier Boulevard, expected to be complete in late 2026. A separate $23.72 million project will widen Randall Boulevard at its Immokalee Road intersection to four lanes (expandable to six), with design completion targeted for December 2026, and Collier County is pursuing a broader, multi-year widening of Immokalee Road itself much farther east near the town of Immokalee, a project worth noting for context on county-wide road investment even though it is not the segment nearest Quail West. Collier County Commissioner Bill McDaniel has noted publicly that the stretch of Immokalee Road nearest I-75 and Vanderbilt Beach Road was already widened from four to six lanes in the mid-2000s, before the Great Recession stalled further road projects for years, a useful reminder that today's construction wave is catching up on a decade-plus of deferred capacity rather than reacting only to the newest growth.

New neighbors

Two notable residential approvals sit within a mile or two of Quail West along the Immokalee Road corridor: NC Square, a proposed 129-unit for-sale townhome development near Valencia Trails that received a county Growth Management Plan amendment approval in July 2025 (with state-level review still pending as of that update), and JLM Living, an approved 305-unit multifamily rental community on the south side of Immokalee Road between LaMorada and Ventana Pointe, approved by Collier County commissioners in September 2024. Nearby retail and medical construction includes the already-completed Southbrooke Medical Plaza and a joint orthopedic center between Naples Comprehensive Health and Hospital for Special Surgery, both along the same corridor.

The honest take

The fair, checkable way to frame this growth is that it is real and brings genuine new convenience, more medical offices, more retail, more rooftops, but the road capacity to match it is still years away: the diverging diamond at the Immokalee Road interchange does not begin construction until early 2027, the Logan-to-I-75 corridor capacity project is not designed until spring 2028, and the Livingston Road flyover is not designed to be finished before February 2028. Buyers should expect continued traffic and construction disruption on the broader Immokalee Road corridor for the next several years, while recognizing that Quail West's own gate, off Bonita Beach Road and I-75 Exit 116, sits apart from the most congested stretch of that corridor. For a buyer weighing Quail West against a community whose primary access sits directly on the Immokalee Road corridor, that distinction, a separate interchange rather than a shared bottleneck, is a genuine, practical advantage worth factoring into a side-by-side comparison, alongside all the new medical, retail and residential development the corridor's growth is also bringing within easy reach.

Daily Logistics: Gates, Guests, Pets, Leasing, and Architectural Review

Daily logistics at Quail West follow the pattern of most guard-gated equity clubs: controlled gate access for owners and guests, club and governing-document rules on leasing and pets, and an architectural review process for any exterior construction or renovation. None of these rules are unusual for a community at this level, but each has specifics worth confirming before a purchase.

Gates and guests

Quail West is a guard-gated community with controlled access at its Bonita Grande Drive entrance, and guests are processed through the gatehouse according to the community's standard visitor policies; club amenities generally require a member to be present or to have pre-authorized a guest, consistent with the club's published guest-fee schedule for both nine- and 18-hole play. Owners should confirm the current gate and guest procedures directly with the Foundation, since specifics can be updated in the club's own rules and regulations from year to year.

Leasing and pets

Quail West's rental market is thin, as noted in the market snapshot section above, and any specific minimum lease term should be confirmed directly against the current recorded Declaration and the club's own rules and regulations rather than assumed, since governing-document leasing restrictions can change with each amendment cycle. Pets are addressed specifically in the club's own rules and regulations document, including rules governing pets on club property; owners and prospective buyers with pets should review the current rules directly or ask the Foundation's membership office for specifics before assuming a particular policy.

Architectural review

Any exterior construction, renovation or significant landscaping change at Quail West requires Architectural Review Board approval, consistent with the community's status as a custom-home enclave built out by multiple different builders over more than three decades. Because Quail West's recorded Declaration and rules and regulations documents govern this process, buyers planning a renovation or a custom build on a remaining lot should request the current ARB guidelines directly from the Foundation early in their planning process, rather than assuming a generic country-club standard applies. Buyers working with any of the community's current active builders, Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes or Seagate Development Group, should also confirm with their chosen builder how ARB review timing fits into the overall construction schedule, since design approval typically happens before permitting begins.

Comparable Communities to Consider

Buyers evaluating Quail West often cross-shop a short list of other Naples-area and Lee County golf and club communities, each with a genuinely different age, membership structure or amenity mix worth understanding on its own terms. None of the communities below is better or worse than Quail West in an absolute sense; each simply trades differently on age, location and membership economics.

North Naples peers

Mediterra offers two Tom Fazio-designed golf courses and a private Gulf-front beach club, but its Golf and Limited Golf membership categories are currently listed at capacity with a waiting list, meaning new buyers typically enter through a Sports and Beach or Lifestyle tier, or a golf-member resale, a tighter-capacity model than Quail West's more direct House-to-Golf pathway. Talis Park, originally launched in 2005 as Tuscany Reserve Golf Club with a Greg Norman and Pete Dye course design, stalled through WCI Communities' 2008 bankruptcy before Kitson and Partners relaunched it in 2012; its clubhouse village did not open until 2015, and it remains a newer, still-building club working toward eventual member ownership, a contrast to Quail West's already-established, already-debt-free model. TwinEagles, at 1,115 acres with 36 holes across the Jack Nicklaus-designed Talon and the Steve Smyers-designed Eagle, plus an 18-hole putting course the club describes as the first of its kind in Southwest Florida, markets itself explicitly on a low-density advantage and sits in the adjacent 34120 zip code, giving buyers who like Quail West's 36-hole, two-course format a genuinely comparable golf option just a few minutes away.

In-town and Lee County options

Grey Oaks, established in 1993 in the heart of Naples proper with three courses across more than 300 acres, offers an older, in-town alternative to Quail West's North Naples location. Bonita Bay Club, a 2,400-acre master-planned community in Bonita Springs, Lee County, with five golf courses and roughly half its acreage preserved as natural habitat, competes for the same luxury buyer pool from a different county, tax base and school district than Quail West. Quail Creek Country Club, conceived in 1973 and opened in 1984 with two Arthur Hills-designed courses and 291 estate homes, is one of the original member-owned private clubs in Naples, predating Quail West by roughly two decades and offering a useful same-region, longer-tenure comparison; interestingly, both Quail Creek and Quail West share the same golf course architect, Arthur Hills, despite being built more than a decade apart, which makes the pair a useful side-by-side study in how one architect's work has aged across two different eras of Naples golf development.

How to choose

The right choice among these communities usually comes down to three questions: how important is direct, unwaitlisted golf access versus a broader clubhouse and beach amenity package; how much does age and architectural pedigree of the golf course matter versus a fully member-owned, debt-free financial structure; and does a buyer want to be inside the city of Naples, in North Naples, or in Bonita Springs and Lee County. Quail West's answer to those questions, a fully member-owned, debt-free 36-hole club with a straightforward House-to-Golf membership pathway, in North Naples rather than in-town or in Lee County, is a genuinely different proposition than any single community on this list, which is exactly why a side-by-side conversation with an agent who knows all of them is worth having before deciding. We show buyers real, current inventory across several of these communities side by side when asked, rather than steering every conversation back to a single listing, because the right fit genuinely varies from one buyer to the next, and a buyer who ends up happiest in Quail West, or in one of its North Naples or Lee County peers, is a better long-term outcome for everyone than a sale that ignores a genuinely better-fitting alternative.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Why Buy in Quail West: Honest Pros and Cons

Buying in Quail West means weighing a genuinely member-owned, debt-free 36-hole club and large estate lots against a mandatory six-figure House membership and a golf-membership waitlist, a trade-off that suits some buyers extremely well and others less so. Here is the balanced version, not the marketing version.

The case for

Quail West's strongest arguments are structural: a member-owned, debt-free club means no developer amortizing debt into rising dues; 36 holes across two fully reconstructed Arthur Hills courses give genuine golf variety inside one membership; large, half-acre-to-one-acre-plus estate lots are increasingly rare in newer North Naples developments; the community's inland, non-surge position held up well through Hurricane Ian; there is no CDD bond debt; and the trailing 12-month market, a $3.975 million median on 42 sales with a 94.5 percent sale-to-list ratio, shows real resilience in the ultra-luxury tier even as some other Southwest Florida luxury markets have cooled.

The honest trade-offs

The honest trade-offs start with cost: a mandatory $100,000 House Membership initiation plus $13,100 in annual dues is a real, unavoidable carrying cost layered on top of the home price, and stepping up to Full Golf Membership adds a further $250,000 initiation and nearly $25,000 in annual dues, or a Golf Member in Waiting queue that, as of a recent club update, already had 11 of 30 seats filled. The Immokalee Road corridor a few miles south is under genuine construction pressure for the next several years before new interchange and flyover capacity catches up to recent residential growth nearby. Because the community spans two counties, some administrative details, from tax bills to permitting, carry a little more complexity than a single-county community. Custom-built product also means real price variance by builder, vintage and lot, so buyers should expect to do real comparable-sale homework rather than relying on a single average price.

Who it fits

Quail West fits buyers who want a genuinely private, resident-controlled club experience and are comfortable paying for it directly rather than through a developer's amortized amenity fees, who value large custom lots and golf variety over walkable in-town urbanity, and who are not deterred by a membership process that takes real financial commitment up front. It is a strong fit for both full-time residents and disciplined seasonal owners who will use the clubhouse, golf and dining amenities enough to justify the House Membership's fixed annual cost regardless of how many months a year they spend in Naples.

It is a weaker fit for a buyer who wants direct Gulf beach access as part of the club package (Quail West's own beach club concept was never built), for a golfer who wants guaranteed, immediate full golf access without any wait, or for an investor whose primary plan is short-term or frequent leasing, given the community's thin rental market and its member-focused, rather than investor-focused, culture. For the right buyer, though, the combination of a debt-free, member-owned 36-hole club and large estate lots in North Naples is difficult to replicate anywhere else in Collier or Lee County at a comparable scale.

Thinking of Selling Your Quail West Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Quail West home means marketing a custom estate and, in most cases, a valuable club membership together, a two-part sale that rewards an agent who understands both the real estate and the club's transfer mechanics. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, prices, markets and closes these sales correctly because we do it inside this exact community regularly.

Pricing a custom Quail West estate

Custom estate homes resist automated valuation models because no two Quail West homes share an identical floor plan, lot, view or finish level, which is exactly why online estimates for this community are so often wrong in both directions. We price a Quail West listing against live, closed comparable sales, adjusted for lot type, golf or lake view, builder and vintage of construction, the same rigor that produced this page's trailing 12-month figures of a $3.975 million median sale price and a $914 median price per square foot. A free, no-obligation valuation from our team gives a Quail West seller a real number grounded in current data, not a generic algorithm blind to the community's membership structure and lot-by-lot variation.

We also weigh factors an algorithm cannot see at all: whether a lot backs to the golf course, a lake or a preserve, how a specific builder's reputation is currently trading in the resale market, whether recent capital improvements at the clubhouse or on the golf courses have shifted buyer perception of value community-wide, and whether the specific home carries a transferable membership that can be marketed as part of the sale. Two homes of similar size on the same street can command meaningfully different prices once these factors are priced in correctly, which is exactly the kind of granular, comparable-sale analysis that separates an accurate Quail West listing price from a guess.

Marketing at this price point

A Quail West listing in the $2 million to $11 million-plus range needs marketing built for a genuinely national and often international buyer pool: professional photography and video, targeted digital exposure, and a discreet, sometimes off-market approach for sellers who prefer privacy, paired with direct outreach into our own qualified-buyer network built from years of closing this exact community. That combination, broad reach when a seller wants it and discretion when they need it, is what separates a Quail West sale that reaches full value quickly from one that lingers. Because a meaningful share of Quail West's buyer pool comes from out of state or from abroad, and because the community's own trailing 12-month data shows homes moving in a median of 73 days when priced correctly, our marketing plan for a Quail West listing leads with professional photography and video, positions the listing where relocating and seasonal buyers are actually looking, and treats the membership story, mandatory House access plus an optional Golf pathway, as a selling point to explain clearly rather than a complication to gloss over.

The membership transfer at closing

Every Quail West sale involves a membership question alongside the real estate itself: whether the seller's House or Golf Membership transfers to the buyer, what transfer fee applies ($10,000 for House, $25,000 for Golf, each in lieu of a new initiation fee), and how the Foundation's estoppel process fits into the closing timeline. We coordinate this membership transfer conversation directly with the Foundation's membership office alongside the real estate closing, so a seller is never caught off guard by a membership detail late in the transaction. Call Jesse McGreevy direct at (239) 898-6072 to talk through your specific membership and closing situation before you list.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, we know how to get a Quail West estate priced right and sold at full value. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Your Local Real Estate Experts

McGreevy and Comisar, the real estate team behind this page, is a Domain Realty Group team led by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, based at 24031 South Tamiami Trail, Suite 101, in Bonita Springs, the closest McGreevy and Comisar office to Quail West.

Jesse and Marc have built their business on exactly the kind of deep, primary-sourced community knowledge on this page, applied to every buyer and seller they represent in Quail West and across Southwest Florida. With over $2.5 billion in real estate sold as a team and over $900 million in personal sales between them, they bring both scale and hands-on attention to a Quail West transaction, whether that means guiding a buyer through the House-to-Golf membership decision or marketing a custom estate to a national pool of qualified buyers.

As part of Domain Realty Group, Jesse and Marc also draw on a broader team of Southwest Florida agent-partners, giving Quail West buyers and sellers access to a wider network of local market knowledge and qualified-buyer relationships than a solo agent or a small boutique team could offer on their own, while still getting the direct, personal attention of the team's two named principals on every Quail West transaction. That combination, a large team's reach with a principal-led level of service, is a big part of why Jesse and Marc have held the #1 team position in Southwest Florida since 2012.

Selling your Quail West home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Buying in Quail West? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

What Clients Say About McGreevy and Comisar

McGreevy and Comisar are a top-reviewed Quail West and Naples real estate team, and you can read what clients say on our Google reviews at https://www.google.com/maps?cid=14023824600866387372 before you ever pick up the phone. Below are five real, verified client reviews.

★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review

★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer white glove service from beginning to end." Verified Google review

★★★★★ "They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review

★★★★★ "He was able to sell our home and got us an awesome price for it." Verified Google review

★★★★★ "With so many years of experience in Southwest Florida, he knows the area extremely well." Verified Google review

Frequently Asked Questions: Buying in Quail West (Buyer Edition)

Buyers considering Quail West ask a consistent set of questions about membership, cost, the buying process, and how the community compares to its North Naples peers. Below are direct, sourced answers to the questions we hear most often, organized by topic.

Membership: House vs. Golf, Costs, and the Waitlist

Is club membership mandatory if I buy a home in Quail West?

Yes. Every Quail West property owner is required to hold a House Membership, currently $100,000 to join plus $13,100 in annual operating dues, regardless of whether they intend to play golf. Full Golf Membership is optional and layered on top of, not instead of, the mandatory House Membership.

What is the difference between House Membership and Golf Membership at Quail West?

House Membership ($100,000 initiation, $13,100 annual dues) gives full access to the clubhouse, dining, fitness, spa and racquet sports, plus off-season and occasional in-season golf. Full Golf Membership ($250,000 initiation, $24,940 annual dues) adds unlimited, year-round golf privileges on top of everything House Membership already includes.

Is there a waitlist to get a Golf Membership at Quail West?

Direct Full Golf Membership is subject to availability, and the club's formal Golf Member in Waiting program is capped at 30 active participants; as of a May 2026 club update, 11 of those 30 seats were filled, with the longest-waiting member in the queue since December 2024. A resale with an existing, transferable Golf Membership can let a buyer step directly into golf access without entering that queue.

What is a Golf Member in Waiting membership at Quail West?

Golf Member in Waiting is Quail West's formal pathway for House Members who want interim golf access. Participants pay 75 percent of the $150,000 golf upgrade fee at application and the remaining 25 percent at conversion to full Golf Membership, and receive unlimited golf after noon plus up to six rounds before noon during the high season, with full Golf Member privileges in the off-season.

Can I buy a home in Quail West without ever playing golf?

Yes. House Membership does not require playing golf; it grants full clubhouse, dining, fitness, spa and racquet sports access along with limited golf access, so a non-golfing buyer pays the same mandatory House dues as anyone else but is never required to step onto either course.

Who is eligible to become a member of Quail West?

Membership is currently reserved for Quail West property owners; the club's own materials describe memberships as non-redeemable and non-transferable to a buyer who does not own real estate in the community, so club access at Quail West comes with home ownership rather than as a stand-alone purchase.

Do Quail West's initiation fees and dues increase from year to year?

The club publishes an updated fee schedule each season, and while flat-dollar initiation and dues figures have been stable across the two most recent seasons compared in this research, the Golf Member in Waiting dues percentage did increase between the 2025-2026 and 2026-2027 seasons, so buyers should always confirm the current season's exact fee sheet before budgeting.

Fees, Dues, and HOA

What is the Master HOA fee in Quail West?

The Master HOA fee, billed directly by Quail West Foundation, Inc. since there is no separate homeowners association, is currently $8,770 per year, confirmed on the club's own current fee schedule.

Are there additional cart fees, guest fees, or a food and beverage minimum on top of base dues?

Yes. Beyond membership dues, owners should budget for cart fees ($23 for nine holes, $37 for 18), guest fees, an annual $1,200 food and beverage minimum, and cable and internet service at $1,663 per year, all itemized on the club's current fee sheet.

What does the Quail West Master HOA fee actually cover?

The Master HOA fee, currently $8,770 per year, is billed directly by Quail West Foundation, Inc. since there is no separate homeowners association, and it funds the community's master covenant enforcement and shared infrastructure separate from the clubhouse, golf and amenity dues that come with House or Golf Membership.

What are Quail West's annual capital dues used for?

Capital dues, $1,500 to $3,000 per year for House Membership and $2,000 to $4,000 for Golf Membership, fund ongoing capital improvements to the clubhouse, golf courses and other member-owned facilities, keeping the community's amenities current without the club taking on debt, consistent with its debt-free positioning.

Is Quail West Worth It

Is Quail West worth the membership cost?

For buyers who will genuinely use a member-owned, debt-free 36-hole club, a full clubhouse and racquet sports program regularly, most find the cost justified by both lifestyle and by the community's strong resale performance, a $3.975 million median sale price on 42 trailing 12-month closings. For a buyer who will rarely use the club, the mandatory House Membership is a real cost to weigh honestly before purchasing.

What makes Quail West different from other Naples golf communities?

Quail West's single-entity, member-owned and debt-free governance structure, with no separate HOA and no CDD bond debt, is genuinely distinctive, combined with 36 holes across two fully reconstructed Arthur Hills courses and large estate lots that are increasingly hard to find in newer North Naples developments.

Is buying in Quail West a good long-term investment?

Quail West's trailing 12-month figures, a $3.975 million median sale price, a 94.5 percent sale-to-list ratio and roughly four months of supply, point to a genuinely resilient ultra-luxury segment, and the broader Naples-Marco Island luxury market has shown more resilience than several nearby Southwest Florida metros; as with any real estate purchase, individual outcomes depend on the specific home, lot and purchase price rather than the community average alone.

What do residents say about the day-to-day experience of living in Quail West?

Residents consistently describe Quail West's appeal as the combination of genuine privacy, member ownership of the amenities they use every day, and a full country-club lifestyle, golf, dining, fitness and racquet sports, without leaving a guard-gated community; the club's own year-round social calendar and Blue Zones Project recognition reflect an intentional focus on wellness and community connection alongside the golf.

Buying Process in a Gated Equity Club

How does buying a home work in a member-owned equity club like Quail West?

Buying in Quail West involves two parallel processes: the standard real estate purchase and closing, and a separate membership application and, where applicable, transfer process with Quail West Foundation, Inc. Membership is currently reserved for property owners, so most buyers apply for House Membership (and optionally Golf Membership or Golf Member in Waiting) around the same time as their real estate closing.

What is an equity golf club, and how is Quail West structured?

An equity or member-owned club is one where the members themselves, rather than a developer or outside operator, own the clubhouse and golf courses. Quail West Foundation, Inc. has owned and operated the club on a debt-free basis since members took control from the community's developer, meaning membership dues fund operations and improvements rather than servicing anyone else's debt.

How long does the membership application and approval process take?

Membership application timing runs alongside a real estate closing rather than as a separate multi-month process; buyers should contact the Foundation's membership office at (239) 593-4190 as early as possible in a purchase to confirm current processing times and any documentation needed, since timelines can vary by season and by which membership category is being applied for.

Can I buy in Quail West as a part-time or seasonal owner?

Yes. Seasonal ownership is common in Quail West, and the mandatory House Membership applies the same way regardless of how many months a year an owner occupies the home, meaning a seasonal buyer pays full annual dues but also gets full-year access to the clubhouse and amenities whenever they are in town.

Do I need club approval before I can close on a home in Quail West?

Real estate closing and club membership are two separate, parallel processes; you do not need a completed membership approval to close on the property itself, but you should start the House Membership application (and any Golf or Golf Member in Waiting application) early enough that club access is in place by the time you take ownership, which we help coordinate directly with the Foundation.

New Construction vs. Resale

Should I buy new construction or a resale home in Quail West?

Both are realistic options today. Stock Development built the majority of Quail West's newer inventory through 2020, and current custom builders, including Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes and Seagate Development Group, continue building on the community's remaining lots, while resale inventory spans homes built across more than three decades of development.

Which builders build custom homes in Quail West?

Stock Custom Homes was Quail West's principal builder from 2012 through 2020. Today, active custom builders on the community's remaining and resale lots include Diamond Custom Homes, Divco Custom Homes, McGarvey Custom Homes and Seagate Development Group, confirmed through Collier County's own 2025 building-permit records.

Are there still vacant homesites available to build on in Quail West?

Collier County's own 2025 building-permit reports confirm active new-construction permit activity in Quail West, including a new-construction application on Idylwood Lane, indicating at least a small number of buildable homesites remain available through the community's active custom builders; ask us for current availability, since remaining lot inventory changes as each one is built out.

How long does it typically take to build a custom home in Quail West?

Custom estate homes of the size typically built in Quail West generally take well over a year from permit to completion, and exact timelines depend on the specific builder, home size and current permitting conditions; a buyer's chosen builder is the most accurate source for a current construction timeline on a specific homesite.

What is the price difference between new construction and resale homes in Quail West?

New construction from an active builder typically commands a premium over a comparable resale, reflecting current finish levels and a new-home warranty, while resale pricing spans a much wider range depending on the age, condition and prior renovation history of the home; the trailing 12-month price range of $2.125 million to $11.3 million spans both categories, and we can walk you through current examples of each.

Lot Sizes and Home Types

How big are the home lots in Quail West?

Quail West's single-family estate lots generally run from about a half-acre to more than an acre, though no government document located in this research specifies an exact minimum lot size covenant, so this range should be treated as a working figure rather than a precise legal minimum.

What is the difference between the estate homes and the villas in Quail West?

The community's core product is single-family custom estate homes on large lots. Two enclaves, La Caille and Escala at Quail West, offer attached and detached villa-style homes instead, generally with less exterior maintenance than a full estate lot while still carrying full Quail West membership access.

What is the average home size in Quail West?

Home sizes vary widely by builder, vintage and lot, from La Caille and Escala villas up to sprawling estate models; recent confirmed custom models have ranged from roughly 5,800 square feet under air (over 9,000 total square feet including outdoor living space) to smaller villa floor plans, so ask us for size specifics on any home you are considering rather than assuming a single community-wide average.

Pets, Leasing, and Architectural Review

Can I rent out my home in Quail West?

Quail West's rental market is thin, and any specific minimum lease term should be confirmed directly against the current recorded Declaration and club rules rather than assumed, since leasing restrictions can change with each amendment cycle.

Do I need Architectural Review Board approval to renovate or landscape my home in Quail West?

Yes. Any exterior construction, renovation or significant landscaping change requires Architectural Review Board approval, consistent with a custom-home community built out by multiple different builders over more than three decades.

Are pets allowed in Quail West?

The club's own current rules and regulations document specifically addresses pets on club property; homeowners with pets should review the current rules directly or confirm specifics with the Foundation's membership office rather than assume a generic country-club pet policy, since exact provisions can be updated with each rules revision.

Gate and Guest Access

Is Quail West a guard-gated, secured community?

Yes. Quail West is accessed through a guard-gated entrance off Bonita Grande Drive, with standard visitor and guest procedures managed at the gatehouse.

How does guest access work at Quail West when the homeowner is not present?

Guests are processed through the gatehouse according to the community's standard visitor procedures, and club amenity access for a guest generally follows the club's published guest-fee schedule; owners expecting guests while away should confirm current pre-authorization procedures with the gatehouse or the Foundation ahead of the visit.

Can guests use the club amenities without a member present?

Guest amenity access, including golf, dining and racquet sports, generally follows the club's published guest-fee structure ($110 to $325 depending on the amenity and whether it is nine or 18 holes), and specific rules on whether a member must be present vary by amenity; confirm current policy directly with the club before planning a guest visit.

Flood Zone and Insurance

Is Quail West located in a flood zone?

Quail West is predominantly FEMA Zone X, the lowest flood-hazard designation, with scattered Zone AH pockets near lakes and preserve areas. Because these zones can change lot to lot, buyers should verify the flood zone for a specific address at msc.fema.gov rather than assuming a community-wide answer.

Do homes in Quail West require flood insurance?

Most Quail West lots, sitting in Zone X, do not carry a mandatory federal flood-insurance purchase requirement, while the smaller number of Zone AH lots near lakes and preserves do. Voluntary flood coverage is still worth pricing regardless of zone.

Schools

What schools are zoned for homes in Quail West?

This is genuinely unresolved in current research: two comparable candidate sets, one built around Gulf Coast High School, Laurel Oak Elementary and Oakridge Middle, and another around the newer Aubrey Rogers High School, Veterans Memorial Elementary and North Naples Middle, both plausibly serve the area. Always verify the zoned schools for a specific address on the CCPS attendance-zone locator before relying on a school assignment.

Location and Drive Times

Where exactly is Quail West located in Naples?

Quail West sits off Bonita Beach Road East, reached via Bonita Grande Drive and I-75 Exit 116, about one mile south of Bonita Beach Road, straddling the Collier and Lee county line with its clubhouse at 5950 Burnham Road, Naples, FL 34119.

Is Quail West in Collier County or Lee County?

Both. The community straddles the county line: Phase 2 is recorded in Lee County and Phase 3, including the clubhouse address, is recorded in Collier County.

How far is Quail West from the beach?

The club's own materials cite about 15 minutes to the Gulf of Mexico, and independent distance calculations from Quail West's clubhouse to Barefoot Beach via Bonita Beach Road land right in that same range, confirming the club's claim holds up well.

How far is Quail West from Southwest Florida International Airport?

About 20 minutes, matching the club's own published claim and independent drive-time calculations from Quail West's Bonita Beach Road access to RSW's terminal.

Comparisons to Other Naples Communities

How does Quail West compare to Mediterra?

Mediterra offers two Tom Fazio-designed courses and a private Gulf-front beach club, but its golf membership categories are currently at capacity with a waiting list. Quail West offers a more direct House-to-Golf membership pathway and, unlike Mediterra, is fully member-owned with no developer-controlled membership caps of that kind.

How does Quail West compare to Grey Oaks?

Grey Oaks, established in 1993, sits in the heart of Naples proper with three golf courses across more than 300 acres, an in-town location genuinely different from Quail West's North Naples, two-county position; Grey Oaks also offers more total holes (54 versus Quail West's 36), while Quail West's Arthur Hills design and member-owned, debt-free structure remain distinct selling points of their own.

How does Quail West compare to TwinEagles?

TwinEagles, at 1,115 acres in the adjacent 34120 zip code, also offers 36 holes across two courses, making it one of the closer apples-to-apples comparisons to Quail West in terms of golf format, though the two communities differ in golf course architect, clubhouse design and specific membership structure, worth reviewing side by side with an agent who knows both.

Lifestyle

Is Quail West better suited to full-time residents or seasonal snowbirds?

Both, in practice, since the mandatory House Membership dues apply regardless of how many months an owner spends in Naples, meaning seasonal owners already fund the same clubhouse and amenities full-time residents use daily. The club's off-season programming and reduced fees also make part-time ownership genuinely workable.

What kind of community culture does Quail West have?

Quail West's culture centers on its member-owned model and its Blue Zones Project recognition, a well-being-oriented calendar of golf, racquet sports, fitness and social events that residents describe as genuinely community-driven rather than developer-programmed, since the members themselves fund and direct the amenities they use. New residents typically find that the club's instructional programs, from beginner golf clinics to the racquet sports schedule's round robins, are an easy, low-pressure way to meet neighbors quickly, which matters in a community where a meaningful share of owners are seasonal and building a social circle efficiently is a real priority.

Dining

What dining venues are inside the Quail West clubhouse?

The clubhouse includes Cypress Grille for casual dining, the Mahogany Room for fine dining with live music on the adjoining terrace, the Marketplace for grab-and-go needs, and a sports bar and wine bar and cigar terrace, plus a private in-home catering program called At Your Service.

Tennis and Pickleball

How many tennis courts does Quail West have?

The club currently describes its offering as eight tennis courts, though its two most recent fee sheets disagree on the exact surface mix, four red clay and four Har-Tru per the 2025-2026 sheet versus eight Har-Tru per the 2026-2027 sheet, consistent with an ongoing conversion of the remaining clay courts.

Does Quail West have pickleball courts?

Yes. Pickleball is part of the club's racquet sports offering alongside tennis, bocce and basketball, with a regular weekly schedule of organized play and clinics running Tuesday through Saturday.

Frequently Asked Questions: Selling in Quail West (Seller Edition)

Selling in Quail West means marketing a custom estate home and, in most cases, a valuable club membership together, and doing it with an agent who understands both. As Top 1% Real Estate Agents Nationally Since 2008 and a top-reviewed Quail West team, McGreevy and Comisar answers these seller questions every week; call Jesse McGreevy direct at (239) 898-6072 any time you want a real answer rather than a computer estimate.

What Is My Home Worth

What is my Quail West home worth in today's market?

Your home's value depends on its lot, view, builder, vintage of construction, and current comparable sales, not a single community-wide average. The most accurate answer comes from a live pull of comparable closed sales; call (239) 898-6072 or request a free valuation at https://mcgreevyandcomisar.com/home-valuation and we will give you a real number grounded in the community's trailing 12-month data, a $3.975 million median on 42 closed sales.

How do I get an accurate valuation for my Quail West estate home?

An accurate valuation requires a live pull of recent, truly comparable Quail West closings, adjusted for lot, view, builder and finish level, paired with local knowledge of which streets and enclaves command a premium. We provide this as a free, no-obligation valuation; call Jesse direct at (239) 898-6072 to schedule one.

Why do online home value estimates vary so much for homes in Quail West?

Automated valuation models struggle with Quail West because no two custom estates share an identical floor plan, lot or finish package, and algorithms cannot see interior condition, view quality or which membership, if any, transfers with the sale. A trailing 12-month price range of $2.125 million to $11.3 million shows just how wide that variance can be.

Days on Market and Sale Speed

How long does it typically take to sell a home in Quail West?

Over the trailing 12 months, Quail West homes sold at a median of 73 days on market, with three homes selling the same day they listed, showing that a correctly priced, well-marketed home can move quickly even at this price point.

What is the average days on market for Quail West listings?

Median days on market over the trailing 12 months was 73 days; public listing sources vary on exact averages depending on the time period measured, so ask us for the current internal MLS figure before setting expectations for your specific listing.

Are homes in Quail West selling faster or slower right now than a year ago?

Naples-area inventory tightened materially over the past year, from about 13.1 months of supply in January 2025 to 7.1 months by September 2025, and Quail West's own roughly four-month supply and 94.5 percent sale-to-list ratio point to a market moving briskly for well-priced listings; ask us for a current, apples-to-apples comparison for your specific home type.

How many homes typically sell in Quail West in a given year?

Over the trailing 12 months, 42 Quail West homes closed for a combined $188.6 million, a useful baseline for understanding typical annual sales volume in the community.

What percentage of asking price do Quail West homes typically sell for?

Over the trailing 12 months, Quail West homes sold at a median of 94.5 percent of list price, a strong ratio that rewards sellers who price accurately against real comparable sales from the start rather than testing the market with an aspirational number.

Best Time to List

What is the best time of year to list my home in Quail West?

Naples-area luxury demand is strongest during season, roughly January through April, when the seasonal buyer pool is physically in town touring homes, though a well-marketed Quail West listing can and does sell in the off-season too, including the three trailing-12-month sales that closed at zero days on market.

Should I wait until season to list my Quail West home?

Not necessarily. While season brings more buyer traffic, off-season listings face less competing inventory, and the ultra-luxury segment nationally has shown resilience even outside peak months; the right timing depends on your specific home and circumstances, which is worth a direct conversation before deciding.

How Membership Transfers at Sale

What happens to my club membership when I sell my Quail West home?

Whether your House or Golf Membership transfers to the buyer depends on your membership's transferability and the applicable transfer fee, $10,000 for House Membership or $25,000 for Golf Membership, each paid in lieu of a new initiation fee. We coordinate this directly with the Foundation's membership office as part of your closing timeline.

Can I transfer my Golf Membership to the buyer when I sell?

In most cases, yes, subject to the club's current transfer rules and a $25,000 transfer fee in lieu of a new initiation fee; a transferable Golf Membership can be a genuine selling point, since it lets a buyer skip the Golf Member in Waiting queue entirely.

What is the membership transfer fee when I sell in Quail West?

The club's current fee schedule sets the transfer fee at $10,000 for House Membership and $25,000 for Golf Membership, each charged in lieu of a new initiation fee for the incoming owner.

What happens if my membership is non-transferable when I sell?

If a membership is non-transferable, the buyer generally applies for a new membership directly and pays the current initiation fee rather than the lower transfer fee; confirm your specific membership's transferability with the Foundation's membership office well before listing so this can be reflected accurately in your marketing.

Does the buyer have to join the club when they purchase my home?

Yes. House Membership is mandatory for every Quail West property owner, so any buyer of your home will need to join at minimum at the House Membership level, either by transferring your existing membership (where transferable) or applying fresh with the Foundation.

Does having a transferable Golf Membership make my home easier to sell?

Often, yes. A transferable Golf Membership lets a buyer step directly into full golf access without entering the Golf Member in Waiting queue, currently partially filled at 11 of 30 seats, which can be a genuine differentiator worth highlighting prominently in your listing's marketing.

Seller Closing Costs and Fees

What closing costs does the seller pay when selling in Quail West?

Beyond standard Florida closing costs, a Quail West seller should budget for the lot transfer fee (one half of one percent of the sale price) and, where applicable, the membership transfer fee ($10,000 House or $25,000 Golf), plus any estoppel certificate fee from the Foundation.

What is the lot transfer fee in Quail West, and who pays it?

The lot transfer fee is one half of one percent of the sale price, billed by Quail West Foundation, Inc.; customary practice for exactly who pays it (buyer or seller) should be confirmed in your specific purchase agreement, since it is a negotiable closing cost like any other in Florida.

Do I need an estoppel letter to sell my home in Quail West?

Yes. An estoppel certificate from Quail West Foundation, Inc., confirming your account is current on dues, fees and any assessments, is a standard requirement before closing; contact the Foundation's membership office at (239) 593-4190 to request one with enough lead time before your closing date.

Are there other Quail West-specific fees I should budget for as a seller?

Beyond the lot transfer fee and any membership transfer fee, confirm whether your food and beverage minimum, capital dues or any other club charges are current before closing, since an estoppel certificate will surface any outstanding balance and unresolved charges can slow down a closing.

What Quail West financial and governing documents does a buyer's attorney usually request?

Buyer's counsel typically requests the current recorded Declaration, the club's rules and regulations, the current fee schedule, and an estoppel certificate confirming the seller's account status; we help sellers assemble these documents proactively so a buyer's attorney review does not become a source of closing delay.

Pricing Custom Estate Homes

Why are automated home value estimates unreliable for custom homes in Quail West?

Because Quail West's homes are custom-built by multiple different builders across three decades, with no standardized floor plans, automated models cannot account for lot premium, view, builder reputation or interior finish level the way a live comparable-sale analysis by an agent who knows the community can.

How do I price a custom-built home that has no exact comparable sale?

We build a price from the closest available comparable sales, adjusted line by line for lot size and view, square footage, builder, age and finish level, cross-checked against the community's current $914 median price per square foot and the trailing 12-month price range of $2.125 million to $11.3 million.

Should I get a private appraisal before listing my luxury home?

A private appraisal can be a useful data point for a seller who wants independent confirmation of value before listing, particularly on a highly customized estate, though our own comparable-sale pricing analysis, built specifically around live Quail West data, is typically the more current and predictive number for setting an actual list price.

Staging and Marketing an Ultra-Luxury Estate

How should I stage a multimillion dollar home in Quail West?

Staging at this price point should emphasize the home's lot, view and architectural features rather than filling every room, with professional photography and video that let a national buyer pool experience the property remotely before ever booking a showing.

What kind of marketing does a luxury listing in Quail West need to attract qualified buyers?

A Quail West listing needs professional photography and video, targeted digital exposure to a national and often international luxury buyer pool, and, when a seller prefers privacy, a discreet or off-market marketing approach paired with direct outreach into our own qualified-buyer network.

Should I hire a professional stager or use my own furniture when selling?

Either can work well at this price point depending on the home's existing furnishings and condition; we assess your specific property and recommend whichever approach, professional staging or a refresh of what you already have, will present the home most effectively to a luxury buyer.

Showing Logistics Inside a Gated Club

How do showings work for a home inside a gated club like Quail West?

Showings require coordinating gate access in advance for each buyer and their agent, in addition to standard listing showing logistics; we manage this coordination directly so gate access is never a barrier to a qualified buyer touring your home.

Do buyers need club or gate approval before touring homes in Quail West?

Buyers and their agents need to be cleared through the gatehouse for each showing appointment; club amenity access for touring buyers is separate from gate access and is generally not required simply to view a home for sale.

Capital Dues and Assessment Disclosure

Do I have to disclose club capital dues or assessments when I sell?

Yes. Current capital dues ($1,500 to $3,000 annually for House Membership, $2,000 to $4,000 for Golf Membership) and any pending special assessments should be disclosed to a buyer as part of a transparent, well-documented sale, and are typically confirmed through the estoppel process at closing.

Are there any pending special assessments I need to tell buyers about?

Confirm your account status and any pending special assessments directly with the Foundation's membership office when you request your estoppel certificate; this is the authoritative source for anything beyond the standard annual dues and fees described on this page.

Commissions

What is a typical real estate commission for selling a luxury home in Quail West?

Commissions on Florida real estate transactions, including luxury listings in Quail West, are fully negotiable between a seller and their listing brokerage; we discuss our specific commission structure directly with each seller based on the scope of marketing and service their home needs.

Are commissions negotiable on high-end Naples listings?

Yes, commissions are always negotiable in Florida; the right structure for a specific Quail West listing depends on the marketing investment, timeline and service level the seller wants, which is worth discussing directly rather than assuming a single standard rate.

Cash vs Financed Luxury Buyers

Do most Quail West buyers pay cash or use financing?

Naples' ultra-luxury segment overall skews heavily toward cash buyers, and Quail West's trailing 12-month price range of $2.125 million to $11.3 million is consistent with that broader pattern, though financed jumbo purchases do occur; ask us for current, deal-specific context when evaluating an offer.

How does a cash offer change my negotiating position as a seller?

A cash offer typically removes financing and appraisal contingencies, shortening the path to closing and reducing risk of a deal falling through, which can be a meaningful advantage worth weighing against price when comparing multiple offers.

Off-Season vs Season Listing

Will my home sell for less if I list during the summer off-season?

Not necessarily. While season brings more buyer traffic overall, off-season listings also face less competing inventory, and the trailing 12-month data, including three same-day sales, shows the ultra-luxury Quail West market can move quickly outside peak season with the right pricing and marketing.

Do seasonal snowbird buyers really only shop in the winter months?

Seasonal buyers concentrate their in-person touring during the winter season, but serious luxury buyers, including those relocating full-time or buying sight-unseen after a virtual tour, shop year-round, which is part of why a professionally marketed off-season listing still performs.

Photography and Video for High-End Homes

What kind of photography and video does a multimillion dollar listing need?

A listing in this price range needs professional still photography, a cinematic video walkthrough, and typically drone or aerial footage that captures the lot, golf or lake view and overall setting, since a large share of the buyer pool will experience the home online before ever touring in person.

Should I get drone or aerial video for my Quail West home?

Yes, for most Quail West estates. Aerial footage is especially effective here because it shows the lot size, golf course or lake frontage and the broader gated community setting that a ground-level photo simply cannot convey.

Choosing a Listing Agent

How do I choose the right listing agent for my Quail West estate home?

Look for an agent with an actual, verifiable track record in Quail West specifically, not just Naples generally, someone who understands the Foundation's membership transfer process, the community's two-county recording structure, and how to price a custom home without a direct comparable.

Should I hire an agent who specializes in Quail West and gated golf communities?

Yes. An agent who already understands House versus Golf Membership economics, the estoppel process, and Quail West's specific streets and enclaves will price and market your home more accurately than a generalist, and will not need to learn the community's structure during your listing period.

What Hurts a Quail West Sale

What mistakes hurt luxury home sales the most?

Overpricing relative to genuine comparable sales, weak or amateur photography, restricted showing availability, and failing to proactively disclose membership and dues details are the most common, avoidable mistakes that hurt a Quail West seller's outcome.

Does overpricing my home hurt my final sale price?

Yes. Overpriced listings tend to sit longer, and a Quail West market with a 94.5 percent median sale-to-list ratio and a 73-day median days on market rewards accurate initial pricing over an aspirational number that gets discounted after months on market.

Does restricting showing times hurt my chances of selling quickly?

Yes, generally. Limited showing availability reduces the pool of buyers who can tour before deciding on another home, particularly for out-of-town or seasonal buyers on a tight visit schedule, so we work with sellers to make showings as accessible as reasonably possible while still respecting their privacy and daily life.

Can a dated or outdated interior hurt my resale value?

Yes, particularly at Quail West's price point, where buyers are comparing custom finishes across multiple builders and vintages of construction; a dated kitchen, bath or outdoor living area can meaningfully affect both price and days on market, and we advise sellers honestly on which updates are worth making before listing versus which are better reflected in price.

How do I market my Quail West home to out-of-state or international buyers?

We combine professional photography and video with targeted digital marketing built for a national and international luxury audience, plus direct outreach into our own qualified-buyer network built from years of closing sales in this exact community, so an out-of-state or international buyer can evaluate your home thoroughly before ever booking a flight to see it in person.

Do I need a 3D virtual tour to sell a luxury estate home?

A 3D virtual tour is a genuinely valuable addition at this price point, since it lets an out-of-state or international buyer walk the floor plan remotely before committing to travel for an in-person showing, and we include one as part of our standard marketing package for Quail West listings.

Downloadable Documents and Public Records

The documents below are real, official public records that govern Quail West or describe its regulatory and market context, from the recorded Declaration and club fee schedules to government zoning, corporate and hazard records. Each is currently linked at its authoritative government or club source; at our WordPress migration, these will be self-hosted here for easy download.

Buyers and sellers who want to verify any fact on this page beyond these ten documents can use the full, categorized source list below, every one of which was checked directly during this page's research.

Sources and Authoritative References

This page was built the way we build every McGreevy and Comisar community guide: by reading the actual government records, club documents and reputable news coverage ourselves, rather than repeating whatever a portal or a competing brokerage happens to publish. Where a fact was genuinely unresolved between two sources, such as Quail West's exact current tennis court surface mix or the precise book and page of its newest recorded Declaration, we said so plainly rather than guessing, and we pointed you to the exact tool or contact to verify it yourself. That standard, primary sources first, honest about what is still unresolved, and always citable, is what "top-reviewed" and "Top 1% Real Estate Agents Nationally Since 2008" are supposed to mean in practice, not just as a slogan.

Every fact on this page traces to a primary source: the official Quail West club site and its own published documents, Florida's Division of Corporations, Collier and Lee County government, FEMA and the National Hurricane Center, Collier County Public Schools, area hospital systems, the Florida Department of Transportation, the U.S. Census Bureau, reputable regional news media, and the official sites of comparable communities. No competitor real estate brokerage or listing portal was used as a source anywhere on this page.

Official Quail West Club and Documents

https://www.quailwest.com/ https://www.quailwest.com/careers https://www.quailwest.com/files/2021%20Club%20Directory.pdf https://www.quailwest.com/files/At%20Your%20Service%20Offerings%5B1%5D.pdf https://www.quailwest.com/files/Combined%20Rules%20and%20Declaration.pdf https://www.quailwest.com/files/Golf%20Brochure_YEARROUND_2023-2024_website.pdf https://www.quailwest.com/files/Lakes%20Scorecard%202025.pdf https://www.quailwest.com/files/Membership%20Benefits%20-CURRENT.pdf https://www.quailwest.com/files/Membership%20Benefits%202026.pdf https://www.quailwest.com/files/Membership%20Exchange%20-%20Town%20Hall%20Meeting.pdf https://www.quailwest.com/files/Preserve%20Scorecard%202025.pdf https://www.quailwest.com/files/QW%20Rules%20and%20Regulations%202025-2026.pdf https://www.quailwest.com/files/Racquet%20Sports%20Schedule.pdf https://www.quailwest.com/files/Resident%20Golf%20Member%20in%20Waiting%20Application%202026-2027.pdf https://www.quailwest.com/golf https://www.quailwest.com/lifestyle https://www.quailwest.com/membership https://www.quailwest.com/real-estate https://www.quailwest.com/realtors https://www.facebook.com/QuailWestFL/posts/boardroom-magazine-in-partnership-with-forbes-travel-guide-is-proud-to-announce-/5621462581227250/ https://www.flipsnack.com/6CC9E59BDC9/quail-west-spa-salon-services.html

Golf Course Architecture

https://www.distinguishedclubs.com/official-list/ https://www.jdrewrogers.com/164/quail-west-country-club https://www.jdrewrogers.com/23/quail-west-golf-and-country-club https://www.jdrewrogers.com/content/userfiles/GulfshoreLife_March2018.pdf https://www.jdrewrogers.com/content/userfiles/JDR_GCA_Feb2018_QWLakes_rev.pdf

Florida Division of Corporations (Sunbiz)

https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2022%5C0425%5C00143900.Tif&documentNumber=N44113 https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2025%5C0217%5C00043311.Tif&documentNumber=N44113 https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=ForwardList&searchNameOrder=QUAILWESTFOUNDATION%20N441130&aggregateId=domnp-n44113-0db329da-eb51-4dec-adb1-ad2dc47a0337&searchTerm=QUAIL%20RUN%20MHP%20LLC&listNameOrder=QUAILVALLEYPARTNERS%20A000000005410 https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=ESCALAATQUAILWESTNEIGHBORHOODA%20N120000116380&aggregateId=domnp-n12000011638-48dd7f87-b161-46a4-992e-783424f972fc&searchTerm=ESCALA%2024X7%20HOLDINGS%20INC.&listNameOrder=ESCALA24X7HOLDINGS%20P250000474100 https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/Quail%20West%20Development%20Company,%20LLC/Page1 https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?InquiryType=EntityName&InquiryDirectionType=PreviousRecord&SearchTerm=LA%20CAFETERA%2C%20INC.&SearchNameOrder=LACAILLERESTAURANT%20P930000589500&ListNameOrder=LACAFETERA%20P190000586820&Detail=FL.DOS.Corporations.Shared.Contracts.FilingRecord https://search.sunbiz.org/Inquiry/corporationsearch/SearchResultDetail?inquirytype=EntityName&directionType=ForwardList&searchNameOrder=QUAILWESTFOUNDATION%20N441130&aggregateId=domnp-n44113-0db329da-eb51-4dec-adb1-ad2dc47a0337&searchTerm=QUAIL%20RUN%20MHP%20LLC&listNameOrder=QUAILVALLEYPARTNERS%20A000000005410 https://search.sunbiz.org/Inquiry/corporationsearch/SearchResults?inquiryType=EntityName&searchTerm=ESCALA%20AT%20QUAIL%20WEST%20NEIGHBORHOOD%20ASSOCIATION,%20INC

Collier County Government

https://app.collierclerk.com/CORPublicAccess/Search/Document https://app.collierclerk.com/LFBMR/DocView.aspx?id=13337&page=1&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFBMR/DocView.aspx?id=141792&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFBMR/DocView.aspx?id=157398&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFBMR/DocView.aspx?id=25841&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFBMR/DocView.aspx?id=258634&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFBMR/DocView.aspx?id=93242&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFOfficialRecords/DocView.aspx?id=157398&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFOfficialRecords/DocView.aspx?id=159734&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFOfficialRecords/DocView.aspx?id=98649&dbid=0&repo=BMRPROD https://app.collierclerk.com/LFOfficialRecords/DocView.aspx?id=99969&dbid=0&repo=BMRPROD https://maps.collierappraiser.com/ https://www.collier.gov/Business-Resources/Floodplain-Management https://www.collier.gov/Collier-County/Communications-Government-Public-Affairs/Public-Record-Requests https://www.collier.gov/Collier-County/Organization-Resources/Office-of-Management-Budget/Special-Districts https://www.collier.gov/County-Development/Land-Development/Codes-Regulations/PUD-Monitoring/PUD-Master-List-and-Maps https://www.collier.gov/County-Development/Operations-Regulatory-Management/GIS-Map-Guide https://www.collier.gov/County-Development/Transportation-Management/Transportation-Engineering/Transportation-Engineering-Projects https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/mcdaniel/townhall-mcdaniel-1-14-26.pdf https://www.collier.gov/files/assets/county/v/1/building-plan-review/documents/bldg-reports/2025-3-applied.xlsx https://www.collier.gov/files/assets/county/v/1/building-plan-review/documents/bldg-reports/2025-3-issued.xlsx https://www.collier.gov/files/assets/county/v/1/building-plan-review/documents/bldg-reports/2025-5-applied-permits.xlsx https://www.collier.gov/files/assets/county/v/1/building-plan-review/documents/bldg-reports/2025-8-applied.xlsx https://www.collier.gov/files/assets/county/v/1/community-planning-amp-resiliency/documents/floodplain-management/surveyors-list-septmeber-2025.pdf https://www.collier.gov/files/assets/county/v/3/community-planning-amp-resiliency/documents/floodplain-management/2026-flood-protection-newsletter.pdf https://www.collier.gov/files/assets/county/v/4/planning-and-zoning/documents/pud-master-list-6-11-26.pdf https://www.collier.gov/files/content/county/v/53/business-resources/building-permits-construction/meetings-advisory-boards-reports/monthly-building-permit-reports/2025-10-issued-permits.xlsx https://www.collierappraiser.com/ https://www.collierclerk.com/ https://www.collierclerk.com/recording-information/ https://www.collierclerk.com/recording-information/deed-fee-calculator/

Lee County Government

http://fieldcards.leepa.org/CostCard/Folio/10562032?TaxYear=2024 https://leepa.org/Display/DisplayTaxRollValueLetter.aspx?FolioID=10440501&TaxRollYear=2025 https://or.leeclerk.org/LandMarkWeb/ https://www.leepa.org/TrimDetail/WebTrim.aspx?FolioID=10355009&TaxYear=2022

FEMA, NOAA, and National Weather Service

https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer https://msc.fema.gov/portal https://msc.fema.gov/portal/home https://msc.fema.gov/portal/search https://www.fema.gov/about/glossary/flood-zones https://www.fema.gov/about/glossary/zone-ae https://www.fema.gov/about/glossary/zone-ah https://www.fema.gov/sites/default/files/documents/how-to-read-flood-insurance-rate-map-tutorial.pdf https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf https://www.weather.gov/media/mfl/news/HurricaneIanSummary.pdf

Florida Insurance and Wind Mitigation Resources

https://floir.gov/consumers/wind-mitigation-resources https://myfloridacfo.com/mysafeflhome https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html

Collier County Public Schools

https://arh.collierschools.com/ https://gch.collierschools.com/ https://loe.collierschools.com https://nnm.collierschools.com/ https://oms.collierschools.com/ https://vme.collierschools.com/ https://www.collierschools.com/exploreccps/attendance-boundaries https://www.collierschools.com/schools https://zones.collierschools.com/live/

Private Schools Near Quail West

https://fbalions.org/ https://www.communityschoolnaples.org/ https://www.royalpalmacademy.org/ https://www.seacrest.org/ https://www.villageschoolnaples.org/

Healthcare

https://locations.nchmd.org/fl/naples/nch-north-hospital https://locations.nchmd.org/fl/naples/nch-north-hospital-emergency-department https://nchmd.org/services/emergency-services/ https://www.physiciansregional.com/hospitals https://www.physiciansregional.com/physicians-regional-medical-center-north https://www.physiciansregional.com/physicians-regional-pine-ridge

Florida Department of Transportation and Regional Roads

https://www.colliermpo.org/wp-content/uploads/2021/06/FinalCollier2045LRTP6-1-21.pdf https://www.fdot.gov/traffic/trafficservices/exitnumb/i-75.shtm https://www.swflroads.com/project/425843-2 https://www.swflroads.com/project/435110-1

U.S. Census Bureau

https://geocoding.geo.census.gov/ https://www.census.gov/newsroom/press-releases/2026/2025-popest-metro-micro-counties.html https://www.census.gov/quickfacts/fact/table/colliercountyflorida/PST045225 https://www.census.gov/quickfacts/fact/table/naplescityflorida/PST045225

News Media

https://archive.naplesnews.com/business/developer-ginn-faces-default-on-quail-west-three-other-resorts-ep-401422108-330909101.html https://archive.naplesnews.com/business/quail-west-members-take-over-golf-country-club-from-developer-ep-396162632-331102641.html https://archive.naplesnews.com/news/local/whatever-happened-to--those-financially-strapped-gated-communities-ep-400450165-344246262.html/ https://archive.naplesnews.com/sports/golf/ace-group-classic-golf-tourney-officially-moves-to-treviso-bay-ep-400793927-344309882.html/ https://clubandresortbusiness.com/bringing-life-village-talis-park-gc/ https://www.businessobserverfl.com/news/2012/may/31/stock-buys-quail-west-lots/ https://www.businessobserverfl.com/news/2026/apr/14/naples-home-sale-community-record/ https://www.finemagazine.com/business/grey-oaks-country-club/ https://www.gotoby.com/tesoro-and-quail-west-doing-well-without-ginn/ https://www.gulfshorebusiness.com/inside-the-magazine/collier-struggles-to-keep-roads-in-step-with-growth/article_7f2d33bb-2180-445d-9793-b76a3a581b30.html https://www.gulfshorebusiness.com/real_estate/naples-area-housing-market-sees-renewed-momentum-in-sales/article_434b47e0-5953-4c7e-8e66-8a4dd451f5f4.html https://www.gulfshorebusiness.com/real_estate/southwest-florida-luxury-markets-split-as-prices-diverge/article_73925cfb-d82e-4d00-9a8b-da0b2f7e9aee.html https://www.jmlawfl.com/wp-content/uploads/sites/2868/2016/03/naplesnews.pdf https://www.naplesnews.com/picture-gallery/news/local/2025/05/13/growth-on-immokalee-road-in-collier-county-florida/83596950007/ https://www.naplesnews.com/story/money/business/local/2026/05/05/waterfront-estates-penthouses-lead-big-2026-sw-florida-home-sales/89776778007/ https://www.naplesnews.com/story/money/real-estate/2016/12/24/quail-west-continues-provide-world-class-living-experience/95661584/ https://www.naplesnews.com/story/money/real-estate/2017/02/18/quail-west-introducing-enhanced-amenities/97963456/ https://www.naplesnews.com/story/money/real-estate/2018/03/10/diamond-custom-homes-magnolia-model-quail-west-has-been-sold/388655002/ https://www.naplesnews.com/story/money/real-estate/2019/01/19/stock-custom-homes-glendale-model-under-construction-quail-west/2580807002/ https://www.naplesnews.com/story/money/real-estate/2019/05/25/divco-custom-homes-now-building-quail-west/3758297002/ https://www.naplesnews.com/story/money/real-estate/2020/03/07/stock-custom-homes-newport-model-under-construction-quail-west/4952335002/ https://www.naplesnews.com/story/sports/golf/2021/05/19/mayor-naples-golf-course-architect-arthur-hills-dies-age-91/5161771001/ https://www.naplespress.com/business-real-estate/ https://www.naplespress.com/local-news/commissioners-approve-305-unit-development-on-immokalee-road/article_f129c8a8-7a12-5e7a-86b2-5716e686f273.html https://www.naplespress.com/local-news/immokalee-road-widening-moves-forward-with-grant-from-state-dot/article_ae3fa93c-0766-5f3c-bf27-d66b203b05d7.html https://www.naplespress.com/local-news/traffic-in-paradise/article_dd1640eb-563b-5028-bdd0-6eca18a47a40.html

Comparable Community Official Sites

https://mediterraliving.com/Membership.aspx https://www.bonitabayclub.net/ https://www.greyoakscc.com/ https://www.quailcreekcc.com/about-us https://www.talisparkgolfclub.com/ https://www.thetwineaglesclub.com/golf

Homebuilders and Developers

https://seagatedevelopmentgroup.com/seagate-to-develop-hill-tide-estates-on-boca-grande/ https://www.stockdevelopment.com/hub/news/read/2020/8/27/the-newport-by-stock-custom-homes-is-builders-final-model-in-quail-west https://www.stockdevelopment.com/projects/ https://www.stockdevelopment.com/projects/custom-homes/

City of Naples

https://www.naplesgov.com/building/page/flood-zone-maps https://www.naplesgov.com/building/page/floods-storms-hurricane-facts

Shopping and Beach Access

https://experiencemercato.com/about/directions-parking/ https://www.watersideshops.com/

Other Primary References

https://d15k2d11r6t6rl.cloudfront.net/public/users/Integrators/2484d7dc-15b0-483a-a94b-ebf5aae47a74/4516/Board%20Documents/Quail%20West%20Governing%20Documents%20-%20Clean%20Copy.pdf https://experience.arcgis.com/experience/70ae02cb985c4d288556ba5d00629fc7 https://floridajobs.org/community-development/community-planning/special-districts/special-district-accountability-program https://floridajobs.org/community-development/community-planning/special-districts/special-district-accountability-program/official-list-of-special-districts https://mcclibraryfunctions.azurewebsites.us/api/ordinanceDownload/13992/1138096/pdf?forceDownload=true

McGreevy and Comisar: Best Realtor for Quail West. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.