Riverstone is an 802-home gated community in North Naples, built 2012 to 2017 by GL Homes, with one association at $1,515 a quarter, no CDD, no golf, and every home removed from the flood zone by FEMA. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Riverstone sellers call first, and the team Riverstone buyers call when they want the truth about which of these 802 houses actually back water. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. Riverstone is an 802-home gated single-family community in Naples, Florida, and it is one of the few North Naples communities where every number on this page can be traced to a county record rather than a portal estimate.
This guide is built from the Collier County tax roll, the Collier County recorded deed record, FEMA determination letters, recorded association documents and the association's own published materials. It corrects two claims that have followed Riverstone around for years, and it states plainly what the records do not answer. If you own here, the market section tells you what your house is worth against 27 recorded sales. If you are buying here, the living section tells you what a Tuesday in Riverstone is actually like.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar sell Riverstone homes for a living, and the case for hiring them here is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Riverstone market read built on Collier County deed records rather than portal estimates.
If you are searching for the best realtor for Riverstone, whether you are ready to sell your Riverstone home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for more than $900 million of personal sales inside that number.
Recent Riverstone track record, from the county record rather than a portal. In the last 12 months we counted 27 qualified improved sales recorded against Riverstone parcels in the Collier County deed record for the period 2025-09-15 to 2026-09-14, at a median of $920,000, a range of $605,000 to $2,225,000, a total recorded volume of $26,918,500, and a median of $291.21 per square foot. Those are recorded deeds, not MLS closings, and they are labelled that way everywhere they appear on this page. The Southwest Florida MLS Matrix layer, pulled 2026-09-15, sits beside it: 36 closings, a median sale of $927,500, 58 median days on market, a median sold-to-list ratio of 94.78%, and 14 homes active, which is about 4.7 months of inventory. Both layers are on this page, each labelled, and the market section explains exactly why the two counts differ.
For luxury Riverstone sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. Riverstone's recorded rules prohibit the display of a For Sale sign anywhere in the community and restrict open houses to Sundays, which means a Riverstone listing lives or dies on marketing that reaches buyers before they ever drive the street. That is a marketing problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your Riverstone home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome for luxury listings.
Buying a home in Riverstone? Call Marc at (239) 287-5873 for a personalised buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Riverstone's eight most load-bearing facts are county-sourced and dated, covering size, build era, ownership pattern, fees, flood determinations and what homes have actually sold for. Each figure below comes from the Collier County tax roll, the recorded deed record, FEMA determination letters or the association's own published materials, and each is repeated with its source further down this page.
This Riverstone guide runs thirty-one sections, from the market snapshot through governance, the fee stack, the amenity campus, flood and wind, schools, drive times and both FAQ blocks. Jump straight to what you need from the list below, or read it in order for the full picture of what owning here actually involves.
Living in Riverstone means a gated, all-ages, single-family neighbourhood of 802 houses where 581 of them, 72.4%, carry a homestead exemption on the 2026 preliminary Collier County tax roll. That share is the tell: most households here are full-time residents, not a seasonal rotation, and the amenity campus is used accordingly.
That single statistic changes almost everything a buyer experiences. In a community where most of the houses go dark from May to October, the pool deck is empty half the year, the tennis courts sit unused, the social calendar thins out and the association's programming budget buys very little. Riverstone runs the other way. With nearly three quarters of the houses claimed as a primary residence on the county roll, the fitness centre has a 5:00 a.m. opening for a reason, the clubhouse runs a year-round event calendar, and the people you meet at the mailbox in July are the same people you met in February.
Riverstone has a single controlled entry. The gatehouse sits roughly 807 feet from Logan Boulevard North and about 1.68 miles by road north of Immokalee Road, both measured on road routes rather than straight lines. The association's own published materials describe the entry as staffed 24 hours a day, seven days a week.
Here is the part a buyer's attorney reads and most community pages never mention. The recorded Declaration, amended and restated at INSTR 5269104, OR 5275 PG 3598, recorded 2016-05-23, states that the gatehouse may or may not be staffed, and it expressly disclaims any security obligation on the association's part. Both things are true at once: the community operates a staffed gate today, and the covenant does not promise one in perpetuity or warrant that anyone is made safer by it. If a staffed gate is load-bearing in your decision, that is a question to put to the management company in writing before you remove your inspection contingency, not an assumption to carry into closing.
Riverstone is also, unambiguously, an all-ages community. Across the 133-page recorded Declaration, the recorded Bylaws, the June 2024 Rules and the November 2025 additions, there are zero occurrences of any 55-plus, age-restricted or housing-for-older-persons language. The association's own fitness rules point the same way, setting a minimum age of 15 to use the fitness centre alone and allowing ages 12 and up with an adult 18 or older, per §12.4(a) as amended 2024-06-21. Those are minor-supervision rules, which is the opposite of an age restriction.
Riverstone's site plan is the reason the community feels larger than its house count. Measured from county parcel polygons, 406 of the 802 homes (50.6%) sit on a lake, and 70.7% back to either a lake or a preserve tract. Of the 636.89 acres the tax roll measures, 286 acres (45.1%) are preserve and 105 acres (16.5%) are lakes. Built density lands at 1.26 dwelling units per acre against the 1.33 the Terafina PUD approved.
For a buyer, that is a practical filter rather than a brochure line. Nearly half the houses in Riverstone have no neighbour directly behind them, and on the interior streets where a house backs another house, the resale story is different enough that it shows up in price. When Marc walks a buyer through Riverstone, the first cut is almost always the same: lake, preserve, or neither, because that single attribute moves the number more than a kitchen does. The roll's own street index shows where the volume sits, with Pacific Drive at 147 parcels, Cinnamon Bay Circle at 133 and Atlantic Circle at 110, across 22 residential streets in total.
Every home in Riverstone was first built between 2012 and 2017, measured from the earliest structure on each parcel on the Collier County tax roll, 2026 preliminary. The distribution is tight: 65 homes in 2012, 188 in 2013, 229 in 2014, 228 in 2015, 90 in 2016 and 2 in 2017. That means 645 of 802, or 80.4%, were first built in the three years 2013 to 2015.
A uniform build era is worth real money to a buyer, and here is the mechanism. Every one of these houses was permitted under a post-2002 statewide Florida Building Code, which is the single clearest dividing line in the Southwest Florida housing stock. Collier County's published Florida Building Code 8th Edition wind maps put Riverstone at an ultimate design wind speed of 159 to 160 mph for Risk Category II, which covers ordinary single-family homes. That is 19 to 20 mph above the 140 mph threshold that places a site inside a wind-borne debris region, so impact-rated glazing or code-approved shutters or panels are required on every glazed opening. The owner chooses the method; the protection itself is not optional.
Riverstone sits about seven miles inland, and that distance changes the surge answer and the flood answer, both covered in their own sections below. It does not change the wind answer. A Riverstone house is inside the wind-borne debris region exactly as firmly as a beachfront house is, and it was built that way from the start rather than retrofitted. Practically, a buyer walking a Riverstone house should be asking which openings carry impact glass and which carry shutters, and collecting the wind mitigation inspection, because that document is what an insurer prices from.
The other build-era consequence is boring and valuable: in 2026 these houses are 9 to 14 years old. The roofs, the air handlers and the water heaters are all arriving at their first real replacement window at roughly the same time across the whole community. A buyer who reads that correctly negotiates on the mechanicals; a buyer who assumes "newer construction" means "nothing to do" gets a surprise in year two.
The Collier County tax roll, 2026 preliminary, measures the largest adjusted area on each of the 802 parcels at a median of 3,422 square feet, a mean of 3,394 and a range of 2,191 to 8,373. This is a large-house community with very little small product in it, and the spread at the top is wide enough that the community carries genuine luxury inventory alongside its core.
GL Homes sold Riverstone through three named product collections, Regal, Vintage and Classic, and those names map onto distinct homesite widths and distinct plan libraries rather than being marketing gloss. The collections get their own section further down this page.
Riverstone's amenity campus is a 13,000 square foot clubhouse on Tract R, 5.70 acres, folio 72640030484, built in 2014 and open by April 2015 per the Collier County tax roll and the developer's own dated pages. What is unusual is not the building. It is the ownership.
There is no club at Riverstone. No membership, no initiation fee, no equity buy-in, no optional tier, no waiting list and no separate club dues. The common property was deeded to the association on 2016-10-17 at OR 5326 PG 189, and the residents own the amenities outright through their association. One assessment covers it, $1,515 a quarter in 2026 per the association's published dues page, and the recorded Declaration does not let an owner opt out of that assessment by declining to use the facilities.
For a buyer comparing Riverstone against North Naples communities that carry a club, this is the number that matters most and the one that is easiest to miss on a listing sheet. A community with a $6,060 annual assessment and no club is not competing with a community with a $6,000 assessment plus a mandatory membership; it is competing at a materially lower annual carrying cost. The fee stack section below lays out every dollar an owner is billed, including the solid waste assessment of $261.91 per residential unit for FY2026 under Collier Resolution 2025-184, and the buyer-paid capital contribution at resale.
The association's published facilities list includes a resort-style main pool, a lap pool, a children's wading and water play area and a whirlpool spa; a fitness centre open 5:00 a.m. to 11:00 p.m.; a yoga and arts-and-crafts studio; five lighted Har-Tru tennis courts; an indoor sports court open 7:00 a.m. to 11:00 p.m.; outdoor courts; an activities and game room; a social room with a full catering kitchen that residents can reserve through the manager; and a covered party pavilion. The association describes its own programming as running from poolside concerts and kids' nights to bingo, summer camps, educational workshops and family outings.
The rules read like a community that expects children, which matters if you have them. Permanently installed playground-type equipment designed for children and basketball hoops are expressly permitted subject to architectural review, per the recorded Rules §2.2 items 23 and 24, and inflatable bounce houses and water slides are allowed in back yards for parties, per §8 item 6 adopted 2023-04-17. Basketball hoops may sit no closer to the street than midway between the garage door and the property line.
Shopping is close without being walkable in any honest sense. The nearest plaza is Logan Landings at 1.79 miles, which is roughly 38 minutes on foot with continuous sidewalk the whole way, or 1.92 miles by car, and the nearest supermarket is at 1.92 miles. An Overpass sweep of a box about 1.65 miles on the community found zero shops, restaurants or commercial land use inside it. Six minutes by car is a genuinely good answer for a gated community with 286 acres of preserve inside its own boundary. A 38-minute walk is not "walking distance," and any page that tells you otherwise has not measured it.
Thinking about selling your Riverstone home? Start with a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072 for a confidential conversation about timing and pricing against the 27 recorded sales in the last twelve months.
Buying in Riverstone? Call Marc at (239) 287-5873 and he will pull the lake-versus-preserve-versus-interior cut for you before you drive a single street, or read how we represent buyers in Southwest Florida.
Riverstone homes sold at a median of $920,000 across 27 qualified improved deeds and $927,500 across 36 MLS closings in the twelve months ending September 2026, at 58 median days on market and a median sold-to-list ratio of 94.78%, with 14 homes active. This section publishes both layers, each labelled with the record it came from.
Data updated: September 2026
This section carries two separate market layers and never blends them. The first is built on Collier County recorded deeds, pulled from the county roll's own sales table for the period 2025-09-15 to 2026-09-14, filtered to qualified improved transfers only. The second is the Southwest Florida MLS Matrix closed and active layer for the Riverstone development, pulled 2026-09-15. Every figure below is labelled with which of the two it came from, and no figure from one is ever restated against the other's denominator.
The distinction is not pedantry. Recorded deeds and MLS closings are different populations. Deeds capture every transfer that hit the public record, including off-market sales, non-MLS transfers, builder-to-owner transactions and private deals between parties who never listed. The MLS captures only what was listed and closed through the MLS. On a given twelve months in a given community the two counts will not match, and a page that blends them without saying so is producing a number that cannot be reproduced from either source.
Measure | Value |
|---|---|
All recorded sales over $1,000 | 34 |
Qualified improved sales | 27 |
n parity | odd, so the median is an observed sale rather than an average of two |
Median sale price | $920,000 |
Mean sale price | $996,981 |
Range | $605,000 to $2,225,000 |
Total recorded volume | $26,918,500 |
Source: Collier County recorded deeds, 2025-09-15 to 2026-09-14, qualified improved transfers only.
Two things in that table are worth a seller's attention. First, n is 27, which is odd, so the $920,000 median is an actual Riverstone house that actually sold at that price, not an interpolation between two sales. That is a small technical point with a large practical consequence: the median is defensible in a pricing conversation in a way an interpolated figure is not.
Second, the mean sits $76,981 above the median. That gap is the signature of a right-skewed distribution, which is exactly what you would expect in a community whose houses run from 2,191 to 8,373 square feet on the 2026 preliminary tax roll. The $2,225,000 top of the range pulls the average up and tells you nothing about what a 3,400 square foot house on an interior lot is worth. If you are pricing a Riverstone home, the median and the per-square-foot band are the instruments; the average is noise.
The same 27 qualified improved sales produce a median of $291.21 per square foot, with a range of $239.32 to $381.48. Again n is 27 and odd, so the median is an observed sale.
That range is the most useful single number on this page for a seller. A spread of $142.16 per square foot between the bottom and the top of the same community over the same twelve months is not noise, and it is not primarily about finishes. On a 3,422 square foot house, which is the community median size per the 2026 preliminary Collier County tax roll, the difference between transacting at $239.32 and at $381.48 per square foot is roughly $486,000. Lot position, water frontage, preserve backing, collection and condition are what move a house within that band, and knowing where your specific house sits in it before you set a list price is the entire ballgame.
The trailing-twelve-month sale figures tell you about now. The tax roll tells you about the arc, and it does so across the same 802 parcels every single year, which is what makes it a true same-store measure rather than a mix-shift artifact.
Tax year | Median total just value | Roll status |
|---|---|---|
2021 | $573,203 | Certified |
2022 | $866,063 | Certified |
2023 | $991,412 (peak) | Certified |
2024 | $920,038 | Certified |
2025 | $919,777 | Certified |
2026 | $881,454 | PRELIMINARY |
Source: Collier County tax roll, median total just value computed across the same 802 Riverstone parcels in each year. The 2026 figure is from the PRELIMINARY roll and is subject to change through certification.
Said plainly, and without softening either half: median just value across these 802 homes rose 72.9% from 2021 to the 2023 peak, and has fallen 11.1% off that peak by the 2026 preliminary roll. Both numbers are the same community, the same parcel set and the same methodology.
A few things that curve does not mean. It is not a sale-price index; just value is the county's mass-appraisal estimate, and it moves on a different cadence and with a lag against the transaction market. It is not a forecast. And the 2026 reading is preliminary, which means it is the assessor's working figure rather than a certified one, so it is labelled PRELIMINARY every time it appears on this page.
What it does mean is that the 2021 to 2023 run was extraordinary and the correction since has been real but orderly. A house that has been owned since before 2021 is still sitting on a very large gain. A house bought at the 2022 or 2023 top is in a different conversation, and the honest version of that conversation starts with the numbers above rather than with a reassurance.
Put the two datasets beside each other. The 2026 preliminary roll puts median just value at $881,454. The trailing twelve months of recorded deeds put the median qualified improved sale at $920,000. Those are different measures of different things, and the gap between them is ordinary rather than alarming, because just value is an assessment estimate and a recorded sale is a price two parties agreed.
The practical read for a Riverstone seller in late 2026 is that the market is transacting, at 27 qualified improved sales in twelve months across 802 homes, and that the spread within the community is wide enough that a generic list price is an expensive mistake in either direction. Price above the band your lot position supports and you buy days on market; price below it and you leave six figures on a 3,400 square foot house.
The Southwest Florida MLS Matrix layer for Riverstone, pulled 2026-09-15 on the Development field, returns 36 closings in the trailing twelve months and 14 active listings. This is the layer that carries the three things a deed cannot: how long a house took to sell, what fraction of the asking price it got, and what a buyer can walk into today.
Measure, MLS closed set | Value | Middle pair |
|---|---|---|
Closings, trailing 12 months | 36 | n is even |
Median sold price | $927,500 | $920,000 and $935,000 |
Median list price | $984,500 | $970,000 and $999,000 |
Median days on market | 58 | 53 and 63 |
Median sold-to-list ratio | 94.78% | 94.7368% and 94.8148% |
Median sold price per sq ft | $342.91 | $340.44 and $345.39 |
Median living area | 2,830 sq ft | 2,609 and 3,051 |
Closings at or above list | 2 of 36 | |
Days on market range | 0 to 319 | |
Sold-to-list range | 87.61% to 100.00% |
Source: Southwest Florida MLS Matrix, Development RIVERSTONE, Closed 0 to 365 days, pulled 2026-09-15. n is 36, which is even, so every median above is the mean of the middle pair rather than an observed sale, and both members of each pair are printed beside it.
Measure, MLS active set | Value |
|---|---|
Homes active at the pull | 14 |
Median list price | $1,199,000 |
Median list price per sq ft | $371.91 |
Median days on market, active | 98 |
List range | $719,900 to $2,195,000 |
Months of inventory | 4.7 |
Source: Southwest Florida MLS Matrix, Development RIVERSTONE, Active, pulled 2026-09-15.
Three of those numbers should change how a Riverstone seller behaves. Only 2 of 36 closings landed at or above list, so the community is negotiating, and a list price set at the top of the band is buying days rather than dollars. The median sold-to-list ratio is 94.78%, which on a $975,000 asking price is about $51,000 of negotiation. And the median active listing has been on the market 98 days against a median of 58 for the homes that actually sold, which is the clearest possible statement that the slow inventory is slow for a reason.
The recorded deeds say 27 sales at a $920,000 median and $291.21 per square foot. The MLS says 36 closings at a $927,500 median and $342.91 per square foot. Both are correct, and the two differences have two different causes.
The count. The county publishes 27 because it counts only transfers it grades qualified improved. The MLS counts every closing reported to it, including sales the county flags as unqualified and any that did not produce a qualified deed inside the same window. Two registries, two definitions, two counts.
The price per square foot, and this is the one that trips people up. The gap is not a disagreement about value at all, it is a disagreement about the denominator. The county measures total area under roof, which includes the garage and the lanai, and puts the median Riverstone house at 3,422 square feet. The MLS measures living area, which is the air-conditioned space only, and puts the median at 2,830 square feet. That is about 21% less house in the denominator, and it accounts for the whole of the difference between $291.21 and $342.91. Neither figure may be restated against the other's denominator, and on this page neither ever is.
The cross-check that matters: the two registries put the median sale itself $7,500 apart on a $920,000 house, which is 0.8%. That is how you know both pulls found the same community.
Selling a Riverstone home? Get a free valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 and he will put your specific model and lot position against both layers.
Buying in Riverstone? Call Marc at (239) 287-5873 before you make an offer, so you know where the house you like actually falls inside the $239.32 to $381.48 per square foot band the last twelve months of recorded deeds produced, or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page that record shows up as discipline about sources: we publish the 27 recorded deeds and the 36 MLS closings side by side, we name which record each figure came from, and we explain the gap rather than averaging it away. Selling a Riverstone home? Get a free valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buying in Riverstone? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Riverstone carries three names in the public record, and a buyer needs all three: Terafina, the PUD the county entitled in 2001 and rezoned in 2004; Saturnia Falls, the plat and the association filed in 2004; and Riverstone at Naples, the name adopted on 14 July 2011. Everything checkable about this community is filed under one of those three.
Type Riverstone into the Collier County Clerk's official records index as a party name and the community's founding documents do not come back. A party-name search for TERAFINA returns zero instruments as well, because Terafina is a zoning name rather than a grantor. The land is entitled as the Terafina PUD, the first plat is recorded as Saturnia Falls Phase One, and the association was born as Saturnia Falls Homeowners Association, Inc. The word Riverstone does not attach to any of the three until 2011, and by then the plat, the ordinance and the corporate file already existed under other names.
This is not a trivia point. It is the reason a parcel count filtered on the name Riverstone comes back roughly a quarter short of the real community, and the reason a county PUD register search on Riverstone finds nothing while a search on Terafina finds the entire entitlement history. Anyone writing about this community without the Terafina and Saturnia Falls keys is working from an incomplete record and does not know it.
Collier County first rezoned the land as the Terafina PUD by Ordinance 2001-71, adopted 27 November 2001 (Collier Clerk Boards, Minutes and Records, Ordinance 2001-071, 23 pages). An earlier county instrument, Ordinance 2001-020 of 24 April 2001, refers to the project as "TERAFINA a.k.a. Wildwood," which is a fourth name and a dead end for a buyer, but it confirms how long this ground sat in the county's files before a house went up.
On 9 March 2004 the Board of County Commissioners adopted Ordinance 2004-15 under petition PUDZ-03-AR-4528, which repealed Ordinance 2001-71 in its entirety and set the maximum at 850 dwelling units (Collier Clerk record for Ordinance 2004-15, 37 pages). Ordinance 2004-15 is the operative PUD document for Riverstone to this day.
Collier County's own close-out Executive Summary for petition PL20240012112, prepared for the Board meeting of 22 April 2025, lists the chain in one line: Ordinances 01-71, 04-15, 04-69, 05-06 and 08-45. The last of those, Ordinance 2008-45, adopted in September 2008, amended the side-yard setbacks for zero-lot-line units. Two later changes were handled by the Collier County Hearing Examiner as insubstantial changes rather than ordinances: PDI-PL20130001849 on 24 April 2014, which cut the corner-lot front setback from 20 feet on each roadway frontage to 15 feet on the longer frontage and allowed one additional monument sign at the recreation parcel, and PDI-PL20140001133 on 14 August 2014, which permitted windows on the zero-lot-line side of a dwelling.
A buyer does not need to read those. A listing agent pricing a corner lot or an owner planning a side-yard change does, because those two Hearing Examiner decisions are the reason some Riverstone homes sit closer to a side or corner line than the 2004 ordinance originally allowed.
The association was incorporated with the Florida Division of Corporations on 4 May 2004 as Saturnia Falls Homeowners Association, Inc., document number N04000004452. The first plat, Saturnia Falls Phase One, Plat Book 51, Pages 1 to 26, is a 26-sheet plat that laid out the framework for the whole 637 acres rather than a single pod. Its size is the tell: this was never a small first phase, it was the master document.
Then the market stopped. The earliest recorded conveyance on the Saturnia Falls Phase One parcels is 15 May 2006, OR Book 4037, Page 113, to GL Homes of Naples. The ground was platted, titled and sat. Collier County had to extend the PUD past its sunset date in January 2007. No house was built on it until 2012.
On 14 July 2011 the association filed an Amendment and Name Change with the Florida Division of Corporations, becoming Riverstone at Naples Homeowners Association, Inc. Amended and Restated Articles followed on 17 October 2011, and a new Declaration of Covenants, Restrictions and Easements for Riverstone at Naples was recorded on 25 October 2011, INSTR 4619618, OR Book 4730, Page 1120, 131 pages.
The marketing followed the corporate filing by a quarter. GL Homes' own site was still running a "Coming Soon" page for Riverstone at Naples in October 2011, issued grand opening invitations and announced the amenity package in November 2011, and put the full community site live by January 2012. The rename came first, the sales centre second.
The plats never caught up. Everything platted after Phase One was recorded under the Riverstone name, as Riverstone Plat Two through Riverstone Plat Seven, each one a replat carved out of Saturnia Falls Phase One. The roll's own legal description for the parent tract still reads, verbatim, "SATURNIA FALLS PHASE ONE, TRACT A, LESS RIVERSTONE PLAT FOUR." Same land. Two names. One community.
The developer of record is G.L. Homes of Naples Associates II, Ltd., a Florida limited partnership, Sunbiz document number A02000000415, of 1600 Sawgrass Corporate Parkway, Sunrise, Florida. Collier County named the entity as applicant and owner in its Hearing Examiner staff memoranda of April and August 2014, and the developer disclosed itself in the same words on its own community page, archived 8 January 2012: "Riverstone at Naples is being developed and sold by GL Homes of Naples Associates II, Ltd., a Florida limited partnership."
Note the Roman numeral. There is an earlier, differently numbered G.L. Homes of Naples entity filed in 1999 for a different Naples project. The II entity, filed in 2002, is the one that built this community, and all of the G.L. Homes of Naples partnerships are now inactive on the state record, which is what an exited builder looks like.
This is the detail almost nobody carries. Under a Developer Contribution Agreement with Collier County made in 2002 and amended in 2006, GL Homes agreed to construct the extension of Logan Boulevard as a two-lane divided roadway between Vanderbilt Beach Road and Immokalee Road in exchange for transportation concurrency vesting and impact fee credits. The county's own Executive Summary of 28 July 2009 records that "the roadway constructed by GL Homes was completed and open for public use on or about October 2, 2007," and that a Certificate of Public Facility Adequacy for 850 units issued on 29 January 2008.
The road a buyer drives in on exists because this community's developer built it. That fact sits in Collier County's own litigation file, and it is checkable in a way that nothing on a listing portal is.
Measured from the earliest structure on each parcel in the Collier County 2026 preliminary tax roll, every home in Riverstone was first built between 2012 and 2017: 65 in 2012, 188 in 2013, 229 in 2014, 228 in 2015, 90 in 2016 and 2 in 2017. That is 645 of 802 homes, 80.4%, in the three years 2013 through 2015.
The construction order is visible in the same data. GL Homes started in 2012 on lots already platted in 2006 inside Saturnia Falls Phase One, where 64 of the first 65 homes went up, then recorded and built Plats Two and Three through 2013 and 2014, Plat Four in 2014, Plats Five and Six across 2014 and 2015, and finished with Plat Seven in 2015 and 2016, before returning to Saturnia Falls Phase One for a final 24 homes in 2016. The developer's own close-out campaign ran in April 2016 and its "last chance" page in July 2016, which lands exactly on the roll's curve.
For a buyer this means Riverstone has no older and no newer housing stock at all. Every roof, every truss package and every window in the community was built to the same generation of Florida code, in a five-year window, by one builder.
Developer control ended in the autumn of 2016, and two recorded events bracket it.
On 17 October 2016, executed by the developer and recorded 21 October 2016 as INSTR 5325728, OR Book 5326, Page 189, a single Quitclaim Deed conveyed 46 common tracts across all seven plats, totalling 470.30 acres, or 73.8% of the community, to the association. That instrument moved the preserve tracts, all twelve lake tracts, the road rights of way, the open space tracts and the 5.70-acre clubhouse parcel out of the builder's name and into the owners' name in one stroke.
On 2 November 2016, an Amended Annual Report on the state record replaced a board sitting at GL Homes' Sunrise headquarters, with a Palm Beach County management company, with directors living on Baltic Drive, Bering Court and Pacific Drive inside the community, Naples counsel as registered agent, and the clubhouse as the association's principal address.
The exact statutory turnover meeting date under Fla. Stat. section 720.307 is not stated in any document read for this build, and this page will not invent one. The recorded conveyance date and the state filing date are the two hard dates, sixteen days apart.
On 22 April 2025 the Board of County Commissioners closed the PUD out under petition PL20240012112, Resolution 2025-88, item 17.A. The resolution finds the Terafina PUD "built-out" and therefore "closed out" for purposes of Land Development Code section 10.02.13.F, eliminates it from further PUD monitoring, and provides that it "will remain closed-out until subsequent action is approved by the Board of County Commissioners as an amendment specific to the PUD." One commitment survived, a fair share contribution toward a traffic signal at the project entrance, which stays in the county's Commitment Tracking System.
The county's own PUD Master List shows the status change: BUILT OUT on the 5 December 2022 version, CLOSED OUT on the 11 June 2026 version.
Three things, all of them practical.
The trade, and this page says it plainly in the fee section, is that a fully turned-over association carries the full cost of its own aging infrastructure with no builder to fall back on.
Name | What it is | Where it lives | Key identifier |
|---|---|---|---|
Terafina | The PUD and zoning entitlement | Collier County zoning, PUD Master List, BCC ordinances | Ordinance 04-15, Section 16-48-26 |
Saturnia Falls | The first recorded plat and the original association name | Plat Book 51, Pages 1 to 26; Florida Division of Corporations | Roll subdivision id 621410 |
Riverstone at Naples | The community name since 2011 | Plats Two to Seven; the association; the Declaration | Sunbiz N04000004452 |
Thinking of selling a Riverstone home? The naming history above is not trivia, it is how we prove the comparable set. Start with a no-obligation home valuation, or call Jesse direct at (239) 898-6072. Buying in Riverstone? Call Marc at (239) 287-5873, or read our guide to buying a home in Naples before you write an offer.
Riverstone's master plan covers 636.89 measured acres in Section 16, Township 48 South, Range 26 East, platted seven times, built with 802 single-family homes across 848 parcels, 45.1% of the site held as preserve and 16.5% as lake tract, at a built density of 1.26 units per acre. The golf course it was once entitled for was never built.
Two Collier County systems that share no data pipeline agree on the size of this place. The 2026 preliminary tax roll sums the 848 parcels in the seven plats to 636.89 acres. The county's PUD Master List row for Terafina reads 637.00 acres, 802 residential single-family units and 850 total residential units, and the 2025 close-out Executive Summary states "Recorded Built Out: 802 Residential Dwelling Units." The legal notice advertised for the 2025 Board hearing describes the property as "approximately one mile north of Immokalee Road (CR 846), east of the Quail Creek Subdivision and north of the Old Cypress PUD, in Section 16, Township 48 South, Range 26 East, consisting of 637 acres."
An eleven-hundredths-of-an-acre gap between a parcel-by-parcel sum and a rounded register entry is what agreement looks like. Use 636.89 when you are adding parcels, 637.00 when you are quoting the county.
# | Recorded plat | Plat Book / Page | Parcels | Homes | Acres |
|---|---|---|---|---|---|
1 | Saturnia Falls Phase One | PB 51, PG 1 to 26 | 211 | 190 | 437.38 |
2 | Riverstone Plat Two | PB 52, PG 7 to 11 | 124 | 120 | 53.63 |
3 | Riverstone Plat Three | PB 52, PG 19 to 23 | 166 | 162 | 40.47 |
4 | Riverstone Plat Four | PB 52, PG 39 to 42 | 94 | 86 | 20.89 |
5 | Riverstone Plat Five | PB 54, PG 54 to 57 | 98 | 96 | 40.19 |
6 | Riverstone Plat Six | PB 55, PG 82 to 85 | 67 | 65 | 13.42 |
7 | Riverstone Plat Seven | PB 56, PG 1 to 4 | 88 | 83 | 30.91 |
Total | 848 | 802 | 636.89 |
Plat book and page are taken from Collier County's own subdivision polygon file dated 31 August 2026, and are independently corroborated by the schedule to the 2016 turnover deed (INSTR 5325728, OR 5326 PG 189), which lists the conveyed tracts plat by plat. The recorded plat names are spelled out, "Riverstone Plat Two" rather than "Riverstone Plat 2," and a title search should use the recorded spelling.
One caution, disclosed rather than buried: the Clerk's index string for the Plat Six recording reads PB 55 PG 8 while the recorded deed text reads Plat Book 55, Page 82. The instrument text governs, and the index string appears truncated.
The largest single land use at Riverstone is preserve. The roll's preserve and water-management tracts, P-1 through P-9, total 287.08 acres across nine parcels, 45.1% of the community, and P-1 alone is 210.57 acres. GL Homes' own January 2012 community page advertised "286 acres of preserves," which agrees with the recorded tracts to within 0.4%. Only one preserve tract, P-9 at 0.82 acres, sits inside a Riverstone-named plat. The rest are in Saturnia Falls Phase One, which is why the acreage looks so lopsided against that plat's home count.
Note what the preserve is not: it is not a park, it is not programmed open space, and no owner may alter it. The recorded Rules bar altering, relocating or removing the littoral plantings installed under Collier County environmental permitting, and the November 2025 rule additions bar riding e-bikes and e-scooters in preserve areas at all.
One more caution about a county number. The PUD Master List prints "CONS. ACR. 67.32" for Terafina. That figure is most consistent with a minimum required native-vegetation preserve rather than the community's total conservation land, and it conflicts with both the roll's 287.08 acres and the developer's marketed 286. This page uses the measured tract acreage and does not publish 67.32 as Riverstone's preserve acreage.
Twelve lake tracts, L-1 through L-12, total 104.80 acres, 16.5% of the community. The largest are L-1 at 16.68 acres, L-4 at 14.93, L-7 at 12.11 and L-11 at 11.63. The developer marketed "86 acres of lakes" in January 2012, and the two figures are not in conflict: the recorded tracts include bank and littoral shelf beyond open water, and the 2012 figure predates Plats Five, Six and Seven. Use 86 acres when you mean water and 104.80 when you mean lake tract, and never blend them into a single sentence.
The lakes are association-owned and association-operated. The South Florida Water Management District permit attached to the Declaration puts operation of the surface water management system squarely on the association, which is a governance fact as much as a scenery fact.
Add the 287.08 acres of preserve tract to the 104.80 acres of lake tract and 391.88 acres, 61.5% of this community, is preserve or water. The 802 homes sit on roughly 166 acres, about 26% of the site. Roads and rights of way take 44.50 acres, open space tracts 28.05, and the amenity tract 5.70.
That ratio is the whole design argument for Riverstone, and it is measured from the county's parcel file rather than asserted from a brochure.
The PUD authorised 850 residential dwelling units. The county's close-out record states 802 recorded built out and 48 unbuilt units. The county's own master list splits those as 802 "RES. SF" against 850 "TOTAL RES. UNITS," which means the 48-unit shortfall was a non-single-family allocation that was never constructed.
Nobody should read those 48 as lots still available. The PUD is closed out, the entitlement is spent, and reactivating it would require the Board of County Commissioners to approve a PUD amendment specific to this property.
Approved gross density is 850 units over 637 acres, 1.33 units per acre, and the county's own register prints 1.30 in its density column. Built gross density is 802 homes over 636.89 acres, 1.26 units per acre. Riverstone was built to 94.4% of its approved unit count, at a lower density than it was permitted to use.
For comparison inside the gates, the lots themselves run a median of 8,646 square feet with a median depth near 134 feet, from a smallest recorded lot of 5,859 square feet to a largest of 23,301.
The original 2001 Terafina entitlement included an 18-hole golf course on about 274 acres. It was never built. The stated purpose of the 2004 rezone, in the Board's own March 2004 agenda language for petition PUDZ-03-AR-4528, was "to eliminate the golf course." Ordinance 2004-15 repealed the 2001 ordinance in its entirety, and the land that would have been fairway is now the preserve and lake system described above.
There is a trap here that catches careless sources, and it is worth naming so a reader can spot it elsewhere. Collier County's current PUD Master List still prints "GOLF COURSE ACRES 274.00" and "GOLF COURSE HOLES 18" in the Terafina row. Those columns are residue from the repealed 2001 ordinance. The Collier tax roll confirms the reality from the other direction: across all 848 parcels in this community, and across all 849 parcels in Section 16-48-26, not one carries the county's golf-course use code, and no golf, club or membership term is defined anywhere in the 133-page recorded Declaration.
Riverstone has never had a golf course. Any page that tells you otherwise is reading a stale column in a spreadsheet.
The tax roll shows 11 parcels coded vacant residential inside Riverstone, and that line has misled people. All eleven are owned by Riverstone at Naples Homeowners Association, Inc., all eleven have legal descriptions reading as open-space tracts (OS-10, OS-11, OS-12, OS-13 through OS-17, OS-1A, and two more in Plat Seven), and together they total 4.69 acres, with eight of them under 0.55 acres each.
They are buffer strips, landscape slivers and corner tracts. They are not homesites, they cannot be bought, and they cannot be built on. All 802 platted home lots in Riverstone carry a home. Riverstone is 100% built out, and that is the honest answer to "can I still build new here."
Land use | Parcels | Acres | Share |
|---|---|---|---|
Preserve and water-management tracts (P-1 to P-9) | 9 | 287.08 | 45.1% |
Single-family home lots | 802 | about 166.76 | 26.2% |
Lake tracts (L-1 to L-12) | 12 | 104.80 | 16.5% |
Road right of way and irrigation tracts | 8 | 44.50 | 7.0% |
Open space and parkland tracts | 6 | 23.36 | 3.7% |
Amenity tract (Tract R, the clubhouse parcel) | 1 | 5.70 | 0.9% |
Association-owned open-space slivers coded vacant | 11 | 4.69 | 0.7% |
Total | 848 | 636.89 |
Source: Collier County 2026 preliminary tax roll, all 848 parcels in the seven plats. Two of the county's DOR use-code labels are bucket names rather than descriptions of the land, and this page uses the land's real function instead: the preserve tracts and the clubhouse parcel are described here for what they are, not for the category the state's coding table files them under.
A closed-out PUD with 61.5% of its land in preserve and water cannot densify. No infill pod can appear behind a lot, no second amenity phase can be assessed, and no builder can reopen a sales centre across the street. When a Riverstone owner sells a lake lot or a preserve-backing lot, the view behind it is protected by a recorded plat, a conveyed tract, an environmental permit and a closed entitlement, not by a sales agent's assurance. That is a durable, provable listing advantage and it should be in the marketing of every single one of these homes.
Riverstone is governed by one homeowners association, Riverstone at Naples Homeowners Association, Inc., Florida document number N04000004452, under a single recorded Declaration restated on 23 May 2016. There are no sub-associations, no condominium regime, no club entity and no Community Development District anywhere in the community.
The governing body is Riverstone at Naples Homeowners Association, Inc., a Florida not-for-profit corporation, Sunbiz document number N04000004452, filed 4 May 2004 under its original name of Saturnia Falls Homeowners Association, Inc., ACTIVE, principal address 3660 Seven Seas Boulevard, Naples, Florida 34119, which is the clubhouse.
Its filing history is clean in a way worth knowing before you buy into a community: annual reports filed every year from 2005 through 2026 without a lapse, no administrative dissolution and no reinstatement across 22 years. An association that has never gone administratively dissolved has never had a period where its authority to levy and enforce was open to challenge.
A note on how this was verified, because the name is a trap. A Florida entity search on "Riverstone" returns several associations, including one in Boca Raton and one in Riverview, plus a four-phase Riverstone at Towne Park group. An A to Z starts-with sweep of the state register found exactly one Riverstone association in the State of Florida with a Collier County principal address, and it is N04000004452. The discriminator is the address, never the name.
The instrument that actually governs a Riverstone lot today is the Amended and Restated Declaration of Covenants, Restrictions and Easements for Riverstone at Naples, INSTR 5269104, OR Book 5275, Page 3598, recorded 23 May 2016, 133 pages.
It replaced, in its entirety, the original Declaration of 25 October 2011 (INSTR 4619618, OR 4730 PG 1120, 131 pages) together with six amendments recorded between May 2012 and January 2016:
Amendment | Recorded | Instrument | OR Book / Page |
|---|---|---|---|
First | 9 May 2012 | 4691221 | 4794 / 3963 |
Second | 24 May 2012 | 4697841 | 4800 / 474 |
Third | 25 June 2013 | 4857506 | 4936 / 3489 |
Fourth | 24 December 2014 | 5066737 | 5106 / 2900 |
Fifth | 23 April 2015 | 5112469 | 5143 / 2872 |
Sixth | 8 January 2016 | 5215581 | 5231 / 2310 |
If someone hands a buyer the 2011 Declaration, they have handed them a superseded document. Ask for the 2016 restatement by instrument number.
A full sweep of the Collier Clerk's index for every instrument recorded under the association's name, 128 instruments from 2011 to 2026, shows that no amendment to the Amended and Restated Declaration has been recorded since 23 May 2016. Every governing-document filing after that date is either a Bylaws amendment or a certificate recording the Rules and Regulations.
That is a stable covenant regime by any standard, and it is a real answer to the question a cautious buyer asks, which is whether the rules are likely to shift under them.
The Declaration's Exhibit A legal description reads "All of Section 16, Township 48 South, Range 26 East, Collier County, Florida, less and excepting the Westerly 80 feet thereof." One Declaration covers both naming families, Saturnia Falls Phase One and Riverstone Plats Two through Seven, because it was recorded against the whole section. That is why a Saturnia Falls address and a Riverstone address are governed identically, pay the same assessment and use the same amenities.
The Declaration does contain the machinery for them. Article I defines "Neighborhood" and "Neighborhood Association," and Article VII Section 5 defines "Service Area" and "Service Area Assessment" for groups of lots receiving services not provided to all lots. None was ever created. No Supplemental Declaration establishing a Neighborhood, a Neighborhood Association or a Service Area appears in the recorded index.
Practically: there is one dues bill, not two. No Riverstone owner pays a village-level assessment on top of the master assessment, and no Riverstone owner should be handed an estoppel certificate listing a second association.
The Collier County 2026 preliminary roll codes all 802 residential parcels as single-family residential, with zero condominium, cooperative, attached or multi-family use codes across all 848 parcels. Every home carries exactly one assessor dwelling row for one residential unit.
This is why the Florida milestone inspection and structural integrity reserve study obligations, which reach condominium and cooperative buildings of three habitable storeys or more, do not attach to anything in Riverstone. It fails on product form and it fails again on height, since no model in the community was ever built above two storeys. Collier County's own milestone inspection register carries no point inside Riverstone.
Article II Section 2(d) of the Declaration states that "Riverstone at Naples is planned to contain one recreation area (the 'Recreation Tract')" and that "the Recreation Tract shall be part of the Association Property." There is no club corporation, no membership class, no bundled or optional recreation tier and no resident-versus-non-resident structure anywhere in the recorded documents.
Amenity access flows from lot ownership and from paying the quarterly assessment. Nothing else. There is no initiation deposit to recover at resale, because there was never one to pay, and a buyer cannot be waitlisted for a membership that does not exist.
The flip side is equally true and equally worth saying: an owner cannot opt out of the assessment by declining to use the facilities. The obligation runs with the lot.
Riverstone has no CDD. This was resolved from several independent directions rather than assumed.
Riverstone's boundary is touched by a neighbouring community development district, Flow Way CDD, which is on both the state list and the Tax Collector's levying list. A map read carelessly, or a search that snaps to the nearest district polygon, will hand someone the wrong answer and a CDD assessment that does not exist.
There is a clean way for a buyer to prove this for themselves at closing without taking anyone's word for it. Florida law requires an estoppel certificate to answer, in statutory form, both "Is there a capital contribution fee, resale fee, transfer fee, or other fee due?" and "Provide a list of, and contact information for, all other associations of which the parcel is a member." A Riverstone estoppel that comes back with no other association listed is the buyer's own documentary proof of everything in this section.
Most Florida homeowners associations adopt rules by board resolution and keep them in a binder. Riverstone's association recorded its Rules and Regulations in the public records, which means a buyer can read the enforceable rulebook before closing without asking anyone's permission:
Document | Recorded | Instrument | OR Book / Page | Pages |
|---|---|---|---|---|
Certificate of Recording, Rules and Regulations | 12 June 2019 | 5725746 | 5640 / 3033 | 29 |
Certificate, amendment adopted 6 January 2020 | 5 May 2020 | 5862765 | 5759 / 583 | 2 |
Certificate, amendments adopted 3 August 2020 | 21 September 2020 | 5925753 | 5818 / 1201 | 4 |
The Bylaws are recorded too, as Exhibit C to the Declaration, with amendments recorded 5 September 2018 (INSTR 5608172, OR 5549 PG 2018) and 9 August 2019 (INSTR 5750719, OR 5661 PG 954). That second one matters enormously, and the fee section below explains why.
Later rule sets exist that are not separately recorded, including the Rules and Regulations updated 21 June 2024 and the additional rules the board adopted in November 2025, which address e-bikes, e-motos and clubhouse conduct. Both are published by the association to its own members.
The community is managed by Advanced Property Management Services, working out of the clubhouse rather than from an off-site office. The association's own 2026 sales application, 2026 lease application, welcome sheet, payment information sheet and contact page all carry the line "Managed by Advanced Property Management Services." A property manager, an assistant property manager and a community engagement coordinator work on site, and the association's registered agent since 22 June 2026 is a Naples law firm.
Access control runs through Envera Systems, a virtual gate guard and credentialing platform, and every sales and lease application packet includes an Envera access control form and a resident portal registration.
One honest caveat, because a buyer's attorney will find it anyway. The association's own materials describe a staffed gate, while the recorded Declaration says the gatehouse "may or may not be staffed" and expressly disclaims any obligation to provide security. Both statements are true at the same time: the community operates a gate today, and the covenant does not promise one forever.
The Declaration and Bylaws set the mechanics. Members' meeting notice runs 14 to 45 days ahead, by mail, hand delivery or electronic transmission. A special meeting can be called by the president, the vice president, a board majority, or by written request of members holding one third of the total votes. Owners may consent in writing to electronic voting and electronic notice, with the consent on file no later than three days before the meeting.
The provision most worth reading before a hurricane season, not after one: under Article VII Section 3, a special assessment after turnover normally requires the affirmative assent of at least two thirds of members voting at a properly called meeting, except for repair, reconstruction or replacement of damaged or destroyed improvements previously existing on Association Property, capital improvements necessary to prevent damage to Association Property, and removing fallen trees. In other words, a post-storm assessment to repair the clubhouse, the pool deck, the perimeter landscaping or the gatehouse can be levied by the board without a member vote. That is a real consequence of this community's recorded documents, and any agent who cannot explain it should not be handling the transaction.
Selling in Riverstone? Governing-document fluency is what keeps a contract from falling apart at the estoppel. Get your home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or start with our Naples buyer resources, and ask us for the 2016 restatement by instrument number before you waive your inspection period.
A Riverstone owner is billed $1,515 per quarter in 2026, so $6,060 a year, to one association. A buyer of a resale home pays a capital contribution equal to twice the quarterly assessment, $3,030 at 2026 rates, at closing. There is no CDD assessment on any Riverstone parcel.
The 2026 quarterly assessment is $1,515.00, published by the association on its own quarterly dues page and repeated in its HOA payment information sheet, both stating "Amount Due: $1,515.00 for 2026." Four quarters at that rate is $6,060.00 for the year, and that arithmetic is ours rather than a figure the association publishes.
The Declaration, Article VII Section 2, requires that assessments "shall be payable quarterly, in advance, on the first day of January, April, July and October of each year," while reserving the association's option to bill monthly. The association currently bills quarterly on those four dates. Statements go out around the 12th to the 14th of the month before each due date. The fiscal year is the calendar year, under Bylaws Section 1.2. Cheques are made payable to "Riverstone at Naples HOA" and go to the management company's Orlando lockbox, and card payments through the resident portal carry a 3.5% convenience fee.
During construction the Declaration ran a 20 to 1 ratio between completed and incomplete lots, which is a standard developer mechanism. Article VII Section 1 then provides that "at such time as Declarant has conveyed all of the Homes on all of the Lots, each Lot shall be a Completed Lot and the Individual Lot Assessment shall be equal for each Lot."
Build-out finished in 2017 and turnover in 2016. Every lot in Riverstone now pays the same assessment, whether it is a 45-foot Regal homesite or a 76-foot Classic lakefront lot. Nobody is subsidised and nobody is surcharged on square footage.
The assessment funds the association's cost of owning, operating, maintaining and repairing everything conveyed to it by the 2016 turnover deed, which is 470.30 acres and 73.8% of the community. In practical terms that is:
What the assessment does not cover: household garbage collection, which is a county assessment described below; water and sewer, billed by Collier County Utilities; electricity; and any private alarm monitoring.
This is the single most mis-stated fee in this market, and the recorded record here is unusually clear if you follow it all the way through.
Step one. The original 2011 Declaration contained Article VII Section 9, "Working Fund Contribution."
Step two. The Second Amendment, recorded 24 May 2012, INSTR 4697841, OR 4800 PG 474, states that "Section 9 of Article VII of the Declaration, titled 'Working Fund Contribution,' is hereby deleted in its entirety. In that regard, all other references in the Declaration to the term 'Working Fund Contribution' are also hereby deleted."
Step three. The 2016 Amended and Restated Declaration carries that deletion forward. Article VII Section 9 of the operative Declaration reads, in full, "INTENTIONALLY DELETED."
Step four. The fee did not disappear. It moved into the recorded Bylaws, Section 9.8, adopted by the members on 20 December 2016 and by the board on 6 August 2018, and recorded 5 September 2018, INSTR 5608172, OR 5549 PG 2018, in these words: "A capital contribution resale fee of $850 shall be charged to every purchaser of a resale home in Riverstone at the time of closing."
Step five. The members amended Section 9.8 on 15 July 2019, recorded 9 August 2019, INSTR 5750719, OR 5661 PG 954, replacing the fixed $850 with "an amount equal to twice the quarterly assessment then in effect."
Here is why this matters more than any other paragraph on this page. Anyone who reads only the Declaration will tell a buyer that Riverstone has no capital contribution, and will be wrong by $3,030. The Declaration genuinely says the provision is intentionally deleted. The obligation is real, it is recorded, and it lives two documents away.
Twice the 2026 quarterly assessment of $1,515 is $3,030, charged to the purchaser of a resale home at the time of closing. The association publishes the formula and publishes the quarterly amount, but does not publish the resulting dollar figure anywhere, so treat $3,030 as arithmetic on two verified inputs and confirm the exact amount on the estoppel certificate for the specific closing.
Two structural points a buyer should understand. First, the fee re-prices itself automatically every time the board raises the quarterly assessment, with no further amendment needed. Second, it is charged to the buyer, at closing, on a resale, and there is no separate transfer fee, no working capital collection under the Declaration and no right of first refusal in the recorded documents.
The association charges a $100.00 non-refundable processing fee on a sales application and a $100.00 fee on a lease application, per its own 2026 application packets, payable by cheque or money order to "Riverstone at Naples HOA." Both packets must be submitted at least seven business days before closing or lease start.
The sales packet asks for more than most: the completed application, the Envera access control form and resident portal registration, the fee, a fully executed sales contract, driver's licence copies for every applicant and every occupant over 18, a golf cart registration and rules acknowledgement that must be signed even if the buyer has no golf cart, and consent forms for electronic communication, voting and meetings.
One thing not to claim: Florida's homeowners association statute, Chapter 720, contains no cap on a transfer or screening fee, unlike the condominium statute. Do not tell a buyer the $100 is statutorily capped, because it is not, it is simply what this association charges.
Charge | Amount | Source |
|---|---|---|
Late charge | the greater of $25.00 or 5% of the past-due installment | Bylaws Section 6 as amended, INSTR 5608172 |
Interest | the maximum non-usurious rate allowed by law, and if none is designated, 18% per annum | Declaration Article I Section 26 |
Suspension of amenity use and voting rights | at more than 90 days delinquent, without notice and hearing | Declaration Article IV and Article X |
Collection costs | attorney and paralegal fees and costs for liens, notices and collection, including pre-litigation fees | Bylaws Section 6; Declaration Article XV Section 3 |
Leasing while delinquent | prohibited until paid in full or the association consents in writing; the association may collect rent from the tenant directly | Declaration Article X Section 5 |
The association has used these tools. The Clerk's index shows, across 2011 to 2026, fourteen claims of lien, nine satisfactions, nine releases, six lis pendens, four judgments and thirty-four notices recorded against individual lots. Those are ordinary per-owner delinquency filings in a community of 802 homes over fifteen years, not community-wide events.
To restate the governance finding in fee terms, because this is where it costs money: there is no Community Development District assessment on a Riverstone tax bill. Riverstone is absent from the state's Official List of Special Districts for Collier County, absent from the Collier County Tax Collector's list of non-ad-valorem levying authorities, and carries zero Terafina instruments in the county's official records.
In a market where a neighbouring gated community can carry a CDD line running into the thousands per year, the absence of one here is a genuine, checkable cost difference, and it is the reason the comparison table further down this page is not apples to apples on dues alone.
The only non-ad-valorem charge a Riverstone tax bill carries is Collier County's mandatory solid waste collection and disposal assessment, which the county has billed on the tax bill since 1996. The FY2026 rate adopted by Collier County Resolution No. 2025-184 is $261.91 per residential unit per year, identical in both county service districts, covering twice-weekly garbage collection, weekly recycling, weekly bulk pickup and weekly yard waste. The statutory not-to-exceed cap through 2029 is $330.00 per residential unit.
Say this clearly, because it is the single most common misreading of a Collier tax bill in this area: that $261.91 is a county-wide charge that every residential unit in unincorporated Collier County pays. It is not a CDD, it is not a Riverstone charge, and its presence on the bill is not evidence of a district.
Some numbers a buyer would reasonably want are simply not in the public record, and the honest thing is to name them rather than fill them with something plausible.
Four of those seven are answered by the estoppel certificate itself, which is why the estoppel is the single most useful document in a Riverstone transaction and why it should be ordered early rather than three days before closing.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
HOA assessment | $1,515.00 | per quarter, in advance, 1 Jan / 1 Apr / 1 Jul / 1 Oct | streets, gate, amenities, lakes, preserves, landscaping, reserves, management | Association 2026 dues page; Declaration Art. VII Sec. 2 |
HOA assessment, annual | $6,060.00 | per year | as above | arithmetic, $1,515 x 4 |
Capital contribution at resale | twice the quarterly assessment, $3,030 at 2026 rates | once, at closing, buyer-paid | association capital | Bylaws Sec. 9.8, INSTR 5750719 (2019), amending INSTR 5608172 (2018) |
Sales application fee | $100.00 | per sale | application processing | 2026 Sales Application |
Lease application fee | $100.00 | per lease | application processing | 2026 Lease Application |
Late charge | greater of $25 or 5% | per late installment | collections | Bylaws Sec. 6, INSTR 5608172 |
County solid waste assessment | $261.91 | per residential unit per year, FY2026 | twice-weekly garbage, weekly recycling, bulk and yard waste | Collier Resolution 2025-184 |
CDD assessment | none | no district exists | State Official List; Collier Tax Collector levying authorities | |
Club or membership fee | none | no club entity exists | Declaration Art. II Sec. 2(d) | |
Sub-association assessment | none | none created | recorded index, 128 instruments | |
Estoppel fee | not published; statutory ceiling $250, plus $100 expedited, plus $150 if delinquent | per transaction | Fla. Stat. 720.30851(6) | |
Architectural review fee | not published; deposits of $200, $2,500 or $5,000 by project type | per project | Rules and Regulations, June 2024 | |
Golf cart decal fee | not published | per cart | Approved rule amendments, 2019 |
Selling a Riverstone home and want the fee stack right on the listing? Get a current home valuation or call Jesse direct at (239) 898-6072. Buying, and want the $3,030 capital contribution priced into your offer rather than sprung on you at the table? Call Marc at (239) 287-5873, or start with our Naples home buying guide.
GL Homes sold Riverstone through three named collections: Regal, plans 451 to 457, 126 homes; Vintage, plans 502 to 512, 367 homes; and Classic, plans 671 to 681, 277 homes, with 32 further homes left unclassified. Twenty-four model designations were published in total, every one of them one or two storeys.
The collections are not marketing gloss laid over one product. Each carries its own plan-number series, its own homesite width band and its own plan library, and the assessor's measured floor areas separate them cleanly. The names are the developer's own, published on its community site continuously from 2012 to the 2016 close-out.
Collection | Plan series | Homesite character | Offered | Homes built |
|---|---|---|---|---|
Regal | 451 to 457 | narrowest, about 45 ft median lot width | roughly 2013 only, gone from the developer's site by October 2014 | 126 |
Vintage | 502 to 512 | mid, about 52 to 55 ft median lot width | 2012 through close-out in 2016 | 367 |
Classic | 671 to 681 | widest, about 65 to 76 ft median lot width | 2012 through close-out in 2016 | 277 |
unclassified | all in Saturnia Falls Phase One, 2012 era | 32 | ||
802 |
The collection names, plan numbers and specifications are the developer's own published material. The home counts are derived from the Collier County tax roll by the method set out below, and GL Homes never published a per-collection count.
The Regal collection is the community's narrow-lot product, the six designs GL Homes announced in January 2013 as "6 new home designs." It appeared in the archive in February 2013 and was gone from the developer's site by October 2014, which is why it is the smallest collection and why it is concentrated in two plats.
Model and plan | Beds | Baths | Garage | Storeys | A/C sq ft | Total sq ft |
|---|---|---|---|---|---|---|
Wynn / 451 | 2 | 2 | 2-car | 1 | 1,853 | 2,557 |
Berkshire / 452 | 2 | 2 | 2-car | 1 | 1,991 | 2,828 |
Tribeca / 453 | 3 | 2.5 | 2-car | 1 | 2,234 | 2,877 |
Chelsea / 455 | 4 | 3 | 2-car | 2 | 2,431 | 3,125 |
Hudson / 456 | 4 | 3.5 | 2-car | 2 | 2,673 | 3,447 |
Conrad / 457 | 5 | 4 | 2-car | 2 | 3,359 | 4,054 |
Source: the developer's own Regal collection page, archived 11 March 2013. Every Regal plan is a two-car garage, the only collection where that is uniformly true.
Measured against the county roll, the 126 Regal homes run a median adjusted area of 2,601 square feet (range 2,191 to 3,363) on a median lot of 6,568 square feet with a median lot width of about 45.2 feet, and were first built in 2014 and 2015. The street names give the collection away: Hudson Terrace, Tribeca and Chelsea are all Regal model names, and Hudson Terrace is a real Riverstone street.
Vintage is the largest collection by count and the one with the longest sales life, offered from the community's January 2012 opening through the 2016 close-out. The plans are wine-named.
Model and plan | Beds | Baths | Garage | Storeys | A/C sq ft | Total sq ft |
|---|---|---|---|---|---|---|
Burgundy / 502 | 2 | 2 | 2-car | 1 | 2,081 | 2,869 |
Cabernet / 503 | 3 | 3 | 3-car | 1 | 2,162 | 3,177 |
Chandon / 504 | 3 | 3 | 2-car | 1 | 2,313 | 3,095 |
Chandon / 511, the enlarged successor to 504, appears 2016 | 3 | 3 | 2-car | 1 | 2,462 | 3,271 |
Chandon Grande / 512, added by October 2014 | 3 | 3.5 | 2-car | 2 | 2,863 | 3,673 |
Chardonnay / 505, withdrawn by October 2014 | 3 | 3 | 2-car | 1 | 2,584 | 3,294 |
Merlot / 508 | 5 | 4 | 3-car | 2 | 3,200 | 4,211 |
Riesling / 509, withdrawn by October 2014 | 5 | 4 | 2-car | 2 | 3,813 | 4,764 |
Shiraz / 510 | 6 | 5 | 3-car | 2 | 4,113 | 5,022 |
The 367 Vintage homes measure a median adjusted area of 2,852 square feet (range 2,441 to 4,101) on a median lot of 7,361 square feet, with build years spanning the full 2012 to 2017 run. The Shiraz is the only six-bedroom plan GL Homes offered here.
Classic is the widest-lot collection, the one that carries the community's largest plans and most of its three-car garages.
Model and plan | Beds | Baths | Garage | Storeys | A/C sq ft | Total sq ft |
|---|---|---|---|---|---|---|
Bellagio / 671 | 3 | 2.5 | 2-car | 1 | 2,538 | 3,561 |
Biltmore / 672 | 3 | 3 | 3-car | 1 | 2,609 | 3,550 |
Carlyle / 673 | 3 | 3.5 | 3-car | 1 | 3,051 | 4,153 |
Drake / 675 | 4 | 4 | 3-car | 1 | 3,376 | 4,342 |
Mandalay / 676 | 5 | 5 | 3-car | 2 | 3,616 | 4,482 |
Venetian / 678 | 5 | 5 | 3-car | 2 | 4,503 | 6,113 |
Dubonnet / 679 | 5 | 5 | 3-car | 2 | 4,198 | 5,151 |
Dubonnet Grande / 680 | 5 | 5.5 | 3-car | 2 | 4,742 | 5,989 |
Bal Harbor / 681, added by February 2013 | 3 | 3.5 | 2-car | 1 | 3,101 | 3,901 |
The 277 Classic homes measure a median adjusted area of 3,709 square feet (range 2,998 to 5,198) on a median lot of 9,558 square feet, with a median lot width of about 67 feet and a range up to 76 feet in Plat Five.
Across all three collections the published roster runs 2 to 6 bedrooms, 2 to 5.5 bathrooms, and two-car or three-car garages only. No Riverstone plan was ever offered with a one-car or four-car garage. Named secondary rooms that appear on the developer's own plan pages include den, great room, living room, loft, club room, library and game room.
Thirty-two homes, all in Saturnia Falls Phase One and all from the 2012 era, carry measured base areas that fall in none of the three collection fingerprints. They are left unclassified rather than guessed. They measure a median adjusted 3,032 square feet on a median lot of 9,128 square feet, so they sit between the Vintage and Classic bands, but a reasonable guess is still a guess and this page does not publish guesses as facts.
The Collier County tax roll records no model name and no collection. It records, for each home, an assessor building class and a measured base area. The mapping in the table below rests on two measured findings, and both of them are checkable.
The first is a disjoint fingerprint test. The set of distinct base-area values found in Plats Two and Five and the set found in Plats Three and Seven do not intersect at all: 22 distinct values against 25 distinct values, zero shared across all 47 values. The 10 distinct values in Plat Four intersect neither set. Three plan libraries, three separate measured-area signatures, no overlap. Homes in the mixed plats were then assigned by which fingerprint set their base area falls into.
The second is a construction-grade test. Every one of the 802 homes carries exactly one dwelling row, graded either RC-4 (126 homes) or RC-5 (676 homes), both of which the county's table calls "single family residence," differing by construction quality grade. RC-4 occurs only in Riverstone Plat Four (86 homes) and Riverstone Plat Six (40 homes), which are also the only plats with roughly 45-foot homesites. RC-4 and the Regal collection are coextensive, and 86 plus 40 is exactly the 126 Regal homes.
Two independent measurements, from two different columns of the county's file, producing the same partition. The collection labels themselves are the developer's; the assignment of homes to them is inferred by the method above and is stated as such.
Recorded plat | Homes | Regal | Vintage | Classic | Unclassified |
|---|---|---|---|---|---|
Saturnia Falls Phase One | 190 | 0 | 97 | 61 | 32 |
Riverstone Plat Two | 120 | 0 | 0 | 120 | 0 |
Riverstone Plat Three | 162 | 0 | 162 | 0 | 0 |
Riverstone Plat Four | 86 | 86 | 0 | 0 | 0 |
Riverstone Plat Five | 96 | 0 | 0 | 96 | 0 |
Riverstone Plat Six | 65 | 40 | 25 | 0 | 0 |
Riverstone Plat Seven | 83 | 0 | 83 | 0 | 0 |
Total | 802 | 126 | 367 | 277 | 32 |
Four plats are single-collection: Plat Two and Plat Five are entirely Classic, Plat Three and Plat Seven entirely Vintage, and Plat Four entirely Regal. Plat Six is split between Regal and Vintage, and Saturnia Falls Phase One, the oldest plat, carries the most mixed product of all.
For a buyer narrowing a search, several Riverstone streets carry one collection only.
Riverstone has 22 residential streets, and eight of them sit in Saturnia Falls Phase One, which is the other reason a name-filtered street list of this community comes back short.
Metric | Regal | Vintage and Classic |
|---|---|---|
Median lot area | 6,568 sq ft | 8,959 sq ft |
Lot area range | 5,859 to 16,829 sq ft | 6,567 to 23,301 sq ft |
Median lot width | about 45.2 ft | about 67.3 ft |
Interquartile lot width | 45.1 to 61.7 ft | 54.0 to 79.6 ft |
Median lot depth | about 136.8 ft | about 133.5 ft |
Median lot width by plat runs Plat Four 45.2 ft, Plat Three 52.3 ft, Plat Seven 54.6 ft, Plat Six 58.2 ft, Saturnia Falls Phase One 67.2 ft, Plat Two 71.1 ft, Plat Five 75.9 ft. Widths are derived geometrically from the county's parcel polygons; the recorded plat's own dimensioned lot lines are the authority and were not read for this build, so treat these as close measurements rather than surveyed dimensions.
These are historic base prices from the developer's own dated pages, and they are not current values of anything. They excluded lot premiums and options, under GL Homes' own disclaimer that "prices are subject to change at any time and without notice, and do not include optional features or lot premiums."
Model | Jan 2012 | Mar 2013 | Oct 2014 | Jun 2016 |
|---|---|---|---|---|
Regal Wynn / 451 | $329,900 | withdrawn | withdrawn | |
Regal Conrad / 457 | $399,900 | withdrawn | withdrawn | |
Vintage Burgundy / 502 | $324,900 | $355,900 | $419,900 | $428,900 |
Vintage Chandon / 504 | $349,900 | $380,900 | $444,900 | replaced by 511 |
Vintage Merlot / 508 | $399,900 | $421,900 | $495,900 | $504,900 |
Vintage Shiraz / 510 | $449,900 | $471,900 | $535,900 | $544,900 |
Classic Bellagio / 671 | $394,900 | $445,900 | $526,900 | $538,900 |
Classic Carlyle / 673 | $439,900 | $498,900 | $579,900 | $591,900 |
Classic Dubonnet / 679 | $519,900 | $565,900 | $646,900 | $658,900 |
Classic Dubonnet Grande / 680 | $549,900 | $599,900 | $680,900 | $692,900 |
The community's entry base price was $324,900 in January 2012, on the Vintage Burgundy, and the top published base price was $692,900 in June 2016, on the Classic Dubonnet Grande. Across the eleven plans offered continuously from January 2012 to June 2016, GL Homes' own base prices rose a median of 30.6% in fifty-three months.
Say this out loud to anyone who quotes a 2012 price at you: these are the developer's original base prices on the dates shown, before lot premium, before options, before a pool, and before fourteen years of market. They are a historical series and nothing else. The current market layer on this page comes from Collier County recorded deeds and is dated separately.
All 24 published model designations are specified by the developer as one storey or two storeys, thirteen one-storey designations and eleven two-storey. The developer's own prose from January 2012 says the same thing: "a variety of one- and two-story plans."
The county roll confirms it independently, without reading a single developer page. The ratio of adjusted area to base area across all 802 homes is strictly bimodal: 526 homes (65.6%) carry the one-storey signature, 276 (34.4%) carry the two-storey signature, the band between 1.35 and 1.50 is empty, and nothing in the community exceeds 2.35. A three-storey structure on the same footprint would push that ratio toward 3.0.
Two-storey share by collection runs Regal 47 of 126 (37%), Vintage 141 of 367 (38%), Classic 76 of 277 (27%). The heaviest concentrations of two-storey homes are on Pacific Drive (61), Cinnamon Bay Circle (41) and Atlantic Circle (30).
Some plans identify cleanly against the roll's measured base area, within about 1%: the Carlyle at a roll base area of 3,064 against a published 3,051; the Chandon at 2,302 and 2,308 against 2,313; the Tribeca at 2,213 against 2,234; the Drake at 3,359 and 3,360 against 3,376; the Bal Harbor at 3,091 against 3,101; the Berkshire at 1,978 against 1,991.
Others do not resolve from the roll alone. The four large Classic two-storey plans, Mandalay, Dubonnet, Venetian and Dubonnet Grande, produce overlapping area clusters that will not support a confident one-to-one assignment, and the same is true of Bellagio against Biltmore. This page publishes no per-model home count for those plans. The record that would settle it is the Collier County building permit file per address, which names the plan on the application.
Three practical takeaways for anyone shopping or pricing here.
None of this is visible from a photograph. It is visible from the plat, the plan number and the county's own measurements, and knowing which collection a house belongs to before you price it is the difference between a comparable and a coincidence.
Riverstone's amenity campus is a 13,000 square foot clubhouse and recreation tract on 5.70 acres, folio 72640030484, built in 2014 and open to residents by April 2015. The residents' association owns it outright. There is no club entity, no membership, and no fee beyond the single quarterly assessment.
That last sentence is the structural fact that separates Riverstone from most of what a buyer will tour in North Naples, and it is worth slowing down on, because it changes both the monthly math and the exit math when the home is sold.
Riverstone has no golf club, no sports club, no social club and no equity or non-equity membership category of any kind. The recorded Amended and Restated Declaration of Covenants, Restrictions and Easements for Riverstone at Naples (INSTR 5269104, OR Book 5275, Page 3598, recorded 2016-05-23, 133 pages) runs to 57 defined terms and does not define a club, a club membership, an equity membership, a membership certificate, an initiation fee or golf dues. There is no article for any of them. What the Declaration does define, at Article II Section 2(1), is a single Recreation Tract: "Riverstone at Naples is planned to contain one recreation area (the 'Recreation Tract') as designated on the Plat," which "shall be maintained, administered, operated and, ultimately, owned by the Association."
The Collier County tax roll (2026 preliminary) confirms the ownership on the ground. The clubhouse tract, all six outdoor recreation tracts, all twelve lake parcels, every preserve and water management parcel and every internal right of way in the community are titled to the Riverstone at Naples homeowners association. An owner's interest in the amenity campus is not a membership purchased at closing. It is the undivided interest that arrives with the deed.
The practical consequence for a buyer: there is one number, not two. The association's published 2026 assessment is $1,515 a quarter, or $6,060 a year, and that single figure funds the amenity plant. There is no separate club dues line, no food and beverage minimum, no capital call attached to a membership, and no waiting list.
Buyers who do not intend to use a pool or a tennis court sometimes ask whether the amenity portion of the assessment can be declined. At Riverstone the answer is recorded, and it is no. Article VII, Section 10 of the Declaration, headed "Waiver of Use," reads: "No Owner, other than Declarant, may exempt himself from personal liability for Assessments duly levied by the Association. No Owner may release the Lot owned by such Owner from the liens and charges hereof either by waiver of the use and enjoyment of the Association Property and the facilities thereon or by abandonment of such Owner's Home."
There is no optional tier and no reduced-use category. Every one of the 802 homes carries the full assessment, and every one of the 802 homes carries full access. That symmetry is why the campus is maintained to the standard it is, and it is also why a Riverstone seller can represent the amenities without qualification.
The developer, G.L. Homes of Naples Associates II, Ltd., published the recreation complex under the heading "Riverstone Lifestyle Complex, Nearly Six Acres of Recreation with a 13,000 square foot Clubhouse." The association publishes its own current roster on its Facilities and Amenities page. Taking the two together, and separating what the developer built from what the association operates today:
The county's own record supports the single-campaign story. Collier's building file for folio 72640030484 carries twenty-one improvement rows, nineteen of them dated year built 2014, with exactly two later additions dated 2019 and 2024 at 296 and 299 square feet. The whole campus went up in one build.
One honest caveat on size, because it is the kind of number a careless page inflates. The twenty-one improvement rows total roughly 146,000 square feet, but the roll does not label them, and that total mixes enclosed building with paving, pool deck and court surface. The publishable clubhouse figure is the 13,000 square feet the developer and the association both state, not the roll's aggregate.
Riverstone is professionally managed on site by Advanced Property Management Services, working out of the clubhouse itself. The association's own Contact page and homepage disclose the following roles, all of which are durable even though the individuals turn over:
For an owner, that means the person who administers a gate decal, a social hall reservation, an amenity pass or a violation notice works out of a building 802 households share, not a regional office.
Amenity access at Riverstone is credentialed, and the rules are specific. Under the association's Rules and Regulations as updated 2024-06-21:
And the safety disclosure that belongs on any honest page: there is no lifeguard on duty at any Riverstone pool. The Rules state it at Section 10.1(a), and the recorded Declaration states it in capitals, adding that neither the developer nor the association is obligated to provide supervisory personnel including lifeguards. Pool hours run dawn to dusk and in no event later than 9:00 PM, with outdoor recreation lighting off by 9:00 PM.
This is a point where the marketing and the recorded document say two different things, and a buyer deserves both.
What the association states. The homeowners association's own site describes the gated entry as staffed 24/7. It publishes a gatehouse line, an automated gatehouse line and an after-hours emergency line. Residents open the resident lane with a bar-code decal affixed to the driver-side rear window, issued at the clubhouse by management company employees, recorded against a specific vehicle, non-transferable, and disabled at the end of a tenant's lease unless an extension is filed. Guests are registered through a resident app and web portal or through an automated call-in line, and no decals are issued for guest vehicles. Piggybacking through the gate and driving around the gate are both recorded violations.
What the recorded Declaration says. Article II Section 8(7) of the Declaration (OR 5275 PG 3598, text at PG 3615) provides that the gatehouse, "if any, may or may not be staffed, as determined in the sole discretion of the Association." The same section disclaims security in terms: "Neither Declarant nor the Association makes any representations whatsoever as to the security of the Property or the effectiveness of any gatehouse or entry gate," and records that owners acknowledge the gatehouse and entry gate "are designed only to restrict vehicular access to Riverstone at Naples and will not be able to prevent crime."
Both statements are true at once. The community operates a staffed gate today; the covenant that runs with the land does not promise one and expressly disclaims any security obligation. A buyer's attorney will read the second. A page that publishes only the first is selling, not informing.
Inside the gates, the posted limit is 25 mph with a graduated penalty schedule, contractors and vendors in marked vehicles have access during normal business hours only while work is under way, and oversize or commercial arrivals must clear the guard rather than the resident lane. Move-ins and move-outs run between 8:00 AM and 9:00 PM.
Thinking of selling your Riverstone home? The amenity campus is an asset you own a share of outright, with no membership to transfer, no initiation fee to negotiate around and no club approval to clear, and that is a cleaner story than most comparable North Naples communities can tell. Get a current, data-backed valuation of your home at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072 to talk through what your specific street, lot and view are worth in this market.
Buying in Riverstone and want to see the campus properly, not just the lobby? Call Marc at (239) 287-5873, or start with our guide to buying a home in Naples and North Naples to understand how amenity structure, assessments and capital contributions actually flow through a Southwest Florida closing.
Riverstone has no golf course, no golf club and no golf membership, and it never built one. The Terafina PUD that Riverstone sits inside was entitled in 2004 for eighteen holes on roughly 274 acres, and that land is instead preserve and lakes today, per Collier County's own development records.
That is the short answer. The evidence behind it is stronger than an absence usually gets, because this question was verified rather than assumed, from four directions that do not depend on one another.
Collier County's land-use coding finds none. The Collier tax roll carries a dedicated use code, 38, for golf courses and driving ranges. Querying all 849 parcels in Section 16, Township 48 South, Range 26 East, which is the section that contains the whole of Riverstone, returns single-family, lake, vacant, right-of-way, preserve, outdoor recreation, one county-owned parcel and the clubhouse tract, and nothing else. Zero parcels carry use code 38 (Collier tax roll, 2026 preliminary). The county that assesses every golf course in Collier and has a code for them records none here.
The recorded Declaration never mentions golf as an amenity. Across 133 recorded pages and 57 defined terms, the 2016 Declaration (INSTR 5269104, OR 5275 PG 3598) defines exactly one recreation area, the Recreation Tract, and defines no golf course, golf club, membership, membership certificate or golf dues. The only appearances of the word "golf" in the association's live document set are golf-cart rules: registration and decals administered by the property manager, battery-powered carts only, sunrise-to-sunset operation.
Neither the developer nor the association has ever listed it. Four archived G.L. Homes amenity pages spanning 2012, 2014, 2015 and 2016, plus the association's current homepage and Facilities and Amenities page, list golf nowhere as a Riverstone amenity. The association instead lists golf as something nearby, describing the community as "minutes from golf courses, boat tours, fishing charters and nature trails."
Here is the part that is genuinely interesting, and it explains why Riverstone looks the way it does.
The land under Riverstone was zoned as the Terafina PUD, originally entitled for 850 dwelling units and an eighteen-hole golf course on roughly 274 acres. The 2004 rezone's stated purpose was to eliminate the golf course. G.L. Homes then built 802 homes and no course.
The acreage did not disappear. It became open space. Measured on the Collier tax roll, the community today holds 286 acres of association-owned preserve and water-management tracts, about 45.1% of the 636.89-acre site, plus 105 acres across twelve lake parcels, about 16.5%. Built density came in at 1.26 dwelling units per acre against 1.33 approved. County parcel polygons show 406 of the 802 homes, 50.6%, back to a lake, and 70.7% back to either a lake or a preserve.
That is the trade a Riverstone buyer is actually looking at. Communities that built their entitled course carry the fairway view, the cart-path traffic, the course-side spray schedule and, usually, a club structure with its own dues and its own transfer obligations. Riverstone took the same acreage and left it as water and woods, owned by the residents, with no second fee attached to it. The Board of County Commissioners formally closed the Terafina PUD out on 2025-04-22 (petition PL20240012112, Resolution 2025-88) as fully built, which means there is no remaining entitlement under which a course could ever appear.
One precision worth keeping: the amendment history of the Terafina ordinance chain has not been read in this build, so the correct statement is that the PUD was entitled for a course, the 2004 rezone's purpose was to eliminate it, and none was ever built. It would be wrong to name a specific later ordinance as the one that dropped it.
Riverstone has no marina, no boat ramp, no dock and no navigable water access. It is an inland community roughly 1.68 miles by road north of Immokalee Road and about seven miles from the Gulf, with no waterway connection of any kind.
The twelve lakes are beautiful and they are not recreational water. The Declaration is explicit about their function: "The Lakes shall always be kept and maintained as lakes for water retention, drainage, irrigation, littoral plantings and water management purposes in compliance with all applicable governmental requirements, including, without limitation the Water Management District requirements." They are coded by the county as use code 95, rivers and lakes, submerged lands, and they are held by the association as stormwater infrastructure. The Declaration adds a warning in capitals that the lakes "ARE EXTREMELY DEEP AND ARE DANGEROUS," with a broad release in favour of the association.
That engineering matters more than it sounds, and section 17 below explains exactly why: the lake and fill system is the reason FEMA removed every home in this community from the flood hazard area.
Riverstone has five lighted tennis courts, one indoor sports court and one outdoor basketball court, and a 2020 board rule that protects the tennis courts from conversion. Pickleball is played at Riverstone on both the indoor and the outdoor courts, but no association source publishes a pickleball court count.
The association's Facilities and Amenities page lists five lighted tennis courts, and its own photo gallery captions one image as "One of the 5 of our regulation tennis courts." G.L. Homes marketed the same five as lighted Har-Tru courts across its 2012 through 2016 amenity pages. The current association page does not restate the playing surface, so Har-Tru is a developer-era description rather than a currently confirmed one, and a buyer for whom clay versus hard court matters should ask the association directly.
The unusual fact, and the checkable one, is the anti-conversion rule. Section 11 of the association's Rules and Regulations as updated 2024-06-21 records a board rule amended 2020-08-03:
"The Board also acknowledges that prior approval was granted for a scheduling system for court time, and that full and permanent use of the 5 tennis courts constructed by the developer shall be maintained for tennis play only."
Across Southwest Florida, tennis courts have been restriped for pickleball at a pace that has cost more than one community its tennis programme and produced some genuinely bitter board fights. Riverstone's board took the question off the table in 2020 by rule. For a tennis player, that is a material differentiator and it is verifiable in the association's own posted rulebook rather than asserted by a listing. For a pickleball player, it is equally material in the other direction, and it should be read before buying.
Pickleball is on the association's current amenity roster, listed as "Indoor Basketball and Pickleball Court" and "Outdoor Basketball and Pickleball Courts." It is absent from every G.L. Homes amenity capture between 2012 and 2016, which dates it as a post-developer addition made by the residents' board rather than the builder.
What no source states is how many striped pickleball courts exist. The association writes the indoor facility in the singular and the outdoor facility in the plural; the Rules refer to "the outdoor Basketball Court and the indoor sports court," both singular. No association document, developer document or county record reached in this build gives a pickleball court count, so this page does not publish one. Anyone who has seen a number for Riverstone pickleball courts on another page is reading an estimate. The association office is the place to get the current figure, and it can also confirm the current striping and scheduling arrangement.
The tennis operation is run to a published rule set, which is worth knowing before an offer rather than after a closing:
Basketball runs on a lighter rule set: the outdoor court is open 8:00 AM to dusk, and play on both the outdoor court and the indoor sports court is limited to one hour when others are waiting.
Riverstone's fitness centre runs from 5:00 AM to 11:00 PM under the association's published hours, inside the same 13,000 square foot clubhouse as a yoga and arts and crafts studio with a kiln, a game room, and a social hall with a catering kitchen that owners can reserve. A full-time community engagement coordinator runs the calendar.
The 5:00 AM opening is the detail that tells you what kind of community this is. Riverstone is 72.4% homesteaded (581 of 802 homes, Collier tax roll 2026 preliminary), which is to say it is overwhelmingly a primary-residence community rather than a seasonal one, and a gym that opens at five in the morning is a gym built for people who go to work afterwards. The association publishes the fitness centre at 5:00 AM to 11:00 PM, against 7:00 AM to 11:00 PM for the clubhouse generally and for the indoor basketball court.
The Rules as updated 2024-06-21 govern use:
The clubhouse carries a combined arts and crafts room and yoga studio, with a kiln, which is a genuinely unusual piece of equipment for a single-family HOA clubhouse and one the developer advertised from its earliest 2012 amenity page. A kiln implies a working ceramics group rather than a decorative studio, and it is the sort of amenity that either matters a great deal to a buyer or not at all.
Alongside it the clubhouse holds a game room for billiards and cards, the air-conditioned indoor sports court, men's and women's locker rooms with showers (which are also the permitted route between the pool deck and the clubhouse interior for anyone in swim attire), and the social hall with its catering kitchen and covered outdoor patio.
Owners may reserve the Social Hall and Kitchen through the association manager. The Rules set the machinery:
The deposit amount is not published. The Rules state that the board sets it and may amend it at any time, and no board resolution fixing the current figure was available in this build. An owner or a buyer should ask the association office for the current deposit and the current non-refundable portion rather than rely on any number found elsewhere. The covered party pavilion adjacent to the tot lot, with its own restrooms, is the outdoor counterpart for children's parties.
G.L. Homes sold Riverstone with a full-time Lifestyle Director on its amenity list, which was standard for a builder trying to establish a social culture before turnover. What is less standard is that the role survived the developer. After the association took over the common property in 2016, it kept a dedicated, full-time social post, which it now titles Community Engagement Coordinator, employed through the management company and listed on the association's Contact page alongside the property manager and assistant property manager.
The association describes the output in its own words: "Led by our full-time Community Engagement Coordinator, Riverstone offers a dynamic calendar of events and activities for all ages," running "from poolside concerts and kids' nights to bingo, summer camps, educational workshops, and family-friendly outings." On the tennis side the association advertises "weekly round robins, clinics, and private instruction from a professional on-site tennis pro."
Two governance details shape the calendar in practice. Scheduled association events take precedence over individual use, and the association reserves the right to close the pool before an event, typically two to six hours beforehand, under a rule added 2021-06-07. And the calendar is supported by committees constituted in the recorded rules, including a Tennis Committee, a Clubhouse Committee for social event time extensions and equipment storage, and a Good Neighbor Committee that hears violation appeals. Committee members must be owners on the deed or title, or their spouses or domestic partners.
The association communicates by email and text for community updates, event invitations and emergency notifications, with residents signing a communication opt-in form in the sales or lease packet.
Riverstone's homes were built between 2012 and 2017 to the modern Florida Building Code, and Collier County's current wind maps put the community at an ultimate design wind speed of 159 to 160 mph for an ordinary house. NOAA's surge modelling shows no inundation here at Category 1, 2 or 3.
Storm performance in Southwest Florida is decided by three separate things that buyers routinely blend into one: how the house is built, how far the water can reach, and what the record actually shows. Riverstone answers well on all three, and the reasons are specific rather than reassuring generalities.
Every Riverstone home was permitted under a post-2001 statewide Florida Building Code. The Collier tax roll dates the earliest structure on each parcel: 1 home in 2012, 88 in 2013, 228 in 2014, 228 in 2015, 66 in 2016 and 1 in 2017 across the Riverstone plats, with the Saturnia Falls Phase One homes slightly earlier. Of the 802 homes, 645, or 80.4%, were built in the three years 2013 through 2015.
Collier County publishes the Florida Building Code 8th Edition (2023) wind load contour maps as GIS layers. Sampled across the community, they return:
Risk Category | What it covers | Ultimate design wind speed over Riverstone |
|---|---|---|
I | Low hazard to human life, such as barns and minor storage | 147 to 148 mph |
II | Ordinary buildings, including single-family homes | 159 to 160 mph |
III | Substantial hazard, such as schools and assembly | 171 to 172 mph |
IV | Essential facilities, such as hospitals and emergency operations centres | 180 to 181 mph |
Of 42 sampled points across every street and every plat, 35 returned 159 mph and 7 returned 160 mph for Risk Category II, with the 160 mph points on the western edge along Pacific Drive. The publishable number is that a Riverstone house sits at an ultimate design wind speed of roughly 160 mph, three-second gust, Risk Category II, under the current Florida Building Code.
This is the fact that surprises people, and it is worth stating precisely.
ASCE 7, as quoted in the Florida Building Commission's own Hurricane Research Advisory Committee report, defines a Wind-Borne Debris Region two ways: within one mile of the coastal mean high water line where the design wind speed meets a lower threshold, or anywhere the ultimate design wind speed is 140 mph or greater.
Riverstone is about seven miles from the Gulf, so the one-mile coastal clause never applies. It qualifies squarely on the second clause: a V_ult of 159 to 160 mph is 19 to 20 mph above the 140 mph threshold. The Florida Building Code Residential then mandates that buildings in a wind-borne debris region protect exterior glazed openings to the ASTM impact standards. In practice that means impact-rated glazing or code-approved shutters or panels on every glazed opening, with the method being the owner's choice and the protection itself not optional.
Distance from the coast changes Riverstone's surge answer and its flood answer. It does not change the wind answer. A house here is inside the wind-borne debris region as firmly as a beachfront house is, and it was built that way. When the state moved from the older ASCE 7-10 referenced by the codes in force across 2012 to 2017, the Florida Building Commission's own fact sheet recorded that "wind speeds for Risk Category I, II, and III buildings are unchanged," so the design speed that governed these houses at permit was not materially below today's figure and was in every case far above the 140 mph debris threshold. Opening protection was required when these houses were built.
One honest limit: the specific mapped wind speed printed on any individual permit set has not been read in this build, so no page should claim a particular as-built number for a particular house. The figures above are the current code figures, labelled as such.
The National Hurricane Center's National Storm Surge Hazard Maps, version 3, model worst-case surge by category using the SLOSH MOM method at mean high tide. Sampled at the exact centroid of all 848 parcels in the community, the result is unusually clean:
Hurricane category, NHC SLOSH MOM | Result across all 848 parcel centroids |
|---|---|
Category 1 | Zero inundated. Every parcel dry. |
Category 2 | Zero inundated. Every parcel dry. |
Category 3 | Zero inundated. Every parcel dry. |
Category 4 | 21 dry, 764 under 3 feet above ground, 60 over 3 feet, 3 over 6 feet |
Category 5 | 20 dry, 690 over 6 feet, 138 over 9 feet |
NOAA's modelling shows no surge inundation anywhere in this community from a Category 1, 2 or 3 hurricane. Surge first reaches Riverstone in a Category 4, and then mostly at less than three feet above ground. A Category 5 is the scenario in which this community floods from the Gulf. For scale, a control point on Vanderbilt Beach returns inundation at Category 1.
SLOSH MOM is a worst-case composite across many simulated storms of each category, not a forecast, and its depths are above ground, so they vary with local grade. It is reported here as a community-scale finding rather than an address-level one.
Three county-sourced facts complete the surge picture:
Riverstone lived through three federally declared hurricanes as a completed community, Irma in 2017, Ian in 2022 and Milton in 2024, plus Helene, Idalia, Nicole and Isaac. Twenty-five hurricane disaster declarations designate Collier County in FEMA's records, from Betsy in 1965 forward. The two that buyers ask about are Ian and Milton.
Hurricane Ian, 28 September 2022. Landfall was in Lee County near Cayo Costa, not Collier. In Collier County, the National Weather Service Miami post-storm summary records measured gusts of 112 mph at Naples Grand Beach Resort, 106 mph at Kalea Bay on Vanderbilt Beach and 105 mph at the Naples Airport tower, with estimated peak near-surface gusts of 80 to 90 mph countywide. The Naples Pier tide gauge recorded 6.18 feet above mean higher high water before the station was destroyed, and the NHC Tropical Cyclone Report puts maximum inundation in Naples at 6 to 9 feet above ground level. Collier's damage assessment counted 33 buildings destroyed and 3,515 structures with major damage, with an estimated county loss of $2.2 billion. No tornadoes were confirmed in Collier.
The geography of that flooding is the load-bearing detail. NWS Miami recorded that major surge flooding in Collier County affected areas "south and west of Tamiami Trail / US 41" and inland along the Gordon River, Rock Creek, Cocohatchee River and Palm River. The NHC's own characterisation of Ian was that "the most severe impacts were contained to the immediate coastline." Riverstone sits 4.48 miles north and east of that line, outside the Coastal High Hazard Area and outside the Category 1 through 3 surge footprint. What this location took from Ian was wind, at the 80 to 90 mph estimated peak gust level, which is well inside the design envelope of a 2012 to 2017 Florida Building Code house.
Hurricane Milton, 9 October 2024. Landfall was near Siesta Key in Sarasota County, well north of Collier. In Collier County, NWS Miami recorded zero injuries and zero fatalities, 2,900 evacuations, coastal flooding of 2 to 4 feet on beaches and bayfront with a maximum around 5 feet at Chokoloskee, one tornado in the far north-east corner of the county near Alligator Alley, roughly 85% of customers without power, and property damage of approximately $280 million across 88 major-damage and 224 minor-damage structures.
The comparison is instructive. Ian produced 3,515 major-damage structures and $2.2 billion in Collier; Milton produced 88 and $280 million. For Collier County, Milton was an order of magnitude smaller than Ian, and its flooding was coastal and bayfront, the opposite end of the county from Riverstone.
One boundary this page will not cross: there is no address-level damage record for Riverstone from either storm. FEMA publishes flood claims (see section 17, where the tract-level number is remarkable), Collier County publishes damage assessments only as county totals, and private wind claim data is not published anywhere. Anyone who tells you what a specific Riverstone street did in Ian is telling you an anecdote, not a record. The defensible statement is the one above: outside the mapped surge extent, outside the CHHA, in the last evacuation zone, exposed to wind at levels the construction standard was designed for.
Riverstone's flood answer has two halves, and both are true. Every parcel sits inside a Special Flood Hazard Area on the effective FEMA flood map, panels 12021C0211H and 12021C0212H, effective 2012-05-16. FEMA has also issued seven determination letters removing all 802 homes from that hazard area.
Publish one half without the other and you mislead a buyer in one direction or the other. Say only that Riverstone is in a flood zone and you frighten someone away from a community FEMA has already removed from the hazard area by name, lot and plat. Say only that Riverstone is not in a flood zone and you set up a buyer for a shock when a flood-zone determination vendor pulls the map and returns Zone AH. This section gives both halves, in order, with the case numbers, because this is the single most valuable practical fact about the community and the easiest one to get dangerously wrong.
The effective FEMA Flood Insurance Rate Map panels covering Riverstone are 12021C0211H and 12021C0212H, both with an effective date of 2012-05-16, in Collier County unincorporated areas, NFIP community number 120067.
Every parcel centroid in the community was tested against FEMA's National Flood Hazard Layer, first at 42 sampled points across every street and every plat, then as a full census of all 848 parcels by point-in-polygon against the downloaded zone geometry, with nine results re-verified by independent single-point queries that agreed nine for nine. The result:
Population | Zone AH | Zone AE | Zone X | Unresolved |
|---|---|---|---|---|
Riverstone Plats Two through Seven (637 of the 848) | 565 | 72 | 0 | 0 |
Saturnia Falls Phase One (211 of the 848) | 206 | 5 | 0 | 0 |
Whole community, 848 parcels | 771 | 77 | 0 | 0 |
On the effective FIRM, 100% of this community sits inside a Special Flood Hazard Area. Not one parcel is mapped Zone X.
That is a local characteristic rather than a regional one. Four miles east, the intersection of Immokalee Road and Collier Boulevard returns Zone X, an area of minimal flood hazard, on panel 12021C0214H.
The 77 Zone AE parcels are not scattered randomly; they follow the lake and flow-way edges, concentrated on stretches of Atlantic Circle, Cinnamon Bay Circle, Baltic Drive, Crystal Way, Pacific Drive and Azure Bay Court. Everything else in the community is Zone AH.
A note on the panel date, because it is a trap. Collier County's 2026 Flood Protection Newsletter states that the county's digital FIRM became effective 2024-02-08. Read carelessly, that produces the wrong date for this community. Querying all 156 panels in the Collier study resolves it: 82 panels moved to suffix J effective 2024-02-08, and 74 remain at suffix H effective 2012-05-16. The February 2024 revision was a partial, coastal update. Riverstone's panels 0211 and 0212 were not among the revised panels and remain at suffix H, effective 2012-05-16. Spot checks confirm the split, with Vanderbilt Beach on a 2024 panel and downtown Naples on a 2024 panel while Riverstone stays on 2012 panels.
A second, subtler confirmation that Riverstone's mapped flooding is not coastal: on Collier's coastal panels, the AE polygons are attributed as coastal floodplain. Every AE polygon over Riverstone carries no coastal subtype at all. It is riverine and ponding AE in the Corkscrew to Cocohatchee flow way, not coastal AE.
FEMA's Letter of Map Change records, queried over the community footprint and again county-wide by project name, return seven determinations covering this community, and together they cover every residential lot in it.
FEMA case | Type | Determination date | Plat and lots | Lowest lot elevation, NAVD 88 | Resulting zone | Flooding source |
|---|---|---|---|---|---|---|
12-04-4256A | LOMA | 2012-05-17 | Saturnia Falls Phase One, Lots 1 to 190 | 14.6 ft | X (shaded) | Ponding |
13-04-3486A | LOMR-F | 2013-03-21 | Riverstone Plat Three, Lots 191 to 352 | 14.8 ft | X (unshaded) | Ponding / overland flow |
13-04-3485A | LOMR-F | 2013-03-21 | Riverstone Plat Two, Lots 353 to 472 | 15.2 ft | X (unshaded) | Ponding / overland flow |
13-04-4802A | LOMR-F | 2013-06-18 | Riverstone Plat Four, Lots 473 to 536 and 569 to 590 | per-lot table, 14.1 to 16.8 ft | X (unshaded) | Ponding / overland flow |
14-04-1888A | LOMR-F | 2013-12-31 | Riverstone Plat Five, Lots 591 to 686 | 14.1 ft | X (shaded) | Ponding / overland flow |
14-04-7801A | LOMR-F | 2014-08-12 | Riverstone Plat Six, Lots 537 to 568 and 687 to 719 | 14.6 to 15.8 ft | X (shaded) | Ponding / overland flow |
15-04-5250A | LOMR-F | 2015-05-15 | Riverstone Plat Seven, Lots 720 to 802 | 14.9 ft | X (shaded) | Ponding / overland flow |
All seven carry NFIP community number 120067, Collier County unincorporated areas, affected map panels 12021C0211H and 12021C0212H, panel date 2012-05-16, and an outcome of "Property" removed, not merely a structure.
Six Letters of Map Revision based on Fill covering Riverstone Plats Two through Seven, recorded across 2013 to 2015, plus one Letter of Map Amendment covering Saturnia Falls Phase One dated 2012-05-17, together remove every one of the 802 homes from the Special Flood Hazard Area.
The distinction between the two instrument types is worth a line, because it tells you something about the land. A Letter of Map Amendment removes property because natural ground already stands above the base flood elevation. A Letter of Map Revision based on Fill removes it because the lot was raised with engineered fill. Lots 1 through 190 in Saturnia Falls Phase One stood high enough on natural grade at 14.6 feet NAVD 88. Lots 191 through 802 were built up.
The strongest internal check in this build is that two federal and county datasets that share no pipeline agree lot for lot. Every FEMA lot range was counted and matched against the single-family parcel count Collier's tax roll gives for that plat:
Plat | Single-family parcels, Collier roll | Lots in the FEMA determination | Match |
|---|---|---|---|
Riverstone Plat Three | 162 | 162 | Yes |
Riverstone Plat Two | 120 | 120 | Yes |
Riverstone Plat Four | 86 | 86 | Yes |
Riverstone Plat Six | 65 | 65 | Yes |
Riverstone Plat Five | 96 | 96 | Yes |
Riverstone Plat Seven | 83 | 83 | Yes |
Subtotal | 612 | 612 | Yes |
Saturnia Falls Phase One | 190 | 190 (Lots 1 to 190) | Yes |
Community total | 802 | 802 | Yes |
Six of six plats match exactly, and the seventh determination closes the community at 802 of 802. There is no lot in Riverstone that FEMA's determinations do not reach.
The base flood elevations FEMA has mapped across this community run 13.5 feet NAVD 88 at the south end to 14.0 feet NAVD 88 at the north end, rising northward with the Corkscrew to Cocohatchee flow way, read off FEMA's own mapped BFE lines. The AH polygons themselves carry no static base flood elevation attribute and no published depth, and the determination documents leave the one-percent annual chance flood elevation column blank, so the honest statement is the 13.5 to 14.0 foot range and not a single number.
Against that, the lowest lot elevations FEMA certified after construction run 14.1 to 16.8 feet NAVD 88. The lots sit roughly 0.1 to 3.3 feet above the base flood elevation, which is precisely why FEMA removed them.
One more detail from the determinations themselves, in FEMA's own words: the flooding source on all seven is "Ponding" or "Ponding / overland flow." That is rainfall-driven sheet flow and ponding in the flow way. It is not storm surge, and FEMA's documents say so on their face.
FEMA's National Flood Insurance Program claims dataset is the federal record of every flood insurance claim ever filed. Census tract 12021011209, the tract that contains the whole of Riverstone and Saturnia Falls Phase One, has had exactly three NFIP flood claims in the entire history of the programme.
Date of loss | Event | Year structure built | Rated zone | Paid on building |
|---|---|---|---|---|
2017-09-10 | Hurricane Irma | 1985 | AH | $11,713.12 |
2017-09-10 | Hurricane Irma | 2003 | X | No payment |
2023-10-15 | No event named | 2015 | X | $0 |
Read that carefully. The only NFIP claim ever paid in this census tract was $11,713 on a structure built in 1985, twenty-seven years before the first Riverstone home was built. That building's own claim record carries its elevation data: a lowest floor of 13.2 feet NAVD 88 against a base flood elevation of 13.5 feet, which is 0.3 feet below base flood elevation. Riverstone's lots were certified by FEMA at 14.1 to 16.8 feet.
Zero NFIP claims from Hurricane Ian. Zero from Hurricane Milton. Zero paid claims from any event on any structure built after 2003 in this tract.
For regional context, and clearly labelled as a much larger area than Riverstone, the whole of ZIP 34119 carries 124 NFIP claims of record and $1,032,369 paid all-time, of which 88 claims and $751,482 came from Hurricane Irma in 2017 and 13 claims and $70,722 from Hurricane Ian in 2022. The regional pattern is itself worth noting: for inland North Naples, Irma drove roughly seven times the flood claims that Ian did. The rainfall storm was worse here than the surge storm, which is the opposite of the coastal narrative.
Four qualifications belong with the good news, and a page that omits them is not being honest:
A lender and an insurer each make their own determination, and they do not always reach the same answer on the same address. A flood-zone determination vendor that reads the map returns Zone AH. A vendor or an underwriter that reads the Letter of Map Revision based on Fill for that plat returns removed, with the federal mandatory purchase requirement not applying. Both are working from real documents.
So the practical instruction is simple and it is the one this page ends on: confirm the flood determination for the specific address, in writing, before closing. The relevant case number for the plat is listed in the table above, Collier County's Floodplain Management Section is the county office of record for Letter of Map Change and elevation certificate questions, and there are already 199 FEMA Elevation Certificates on file with the county for addresses in this community. Ask for the determination and the certificate by address rather than relying on any general statement about the community, including this one.
Selling a Riverstone home and want the flood story handled correctly in the listing, the disclosures and the buyer's lender file rather than discovered in underwriting? Start with a current valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072.
Buying in Riverstone and want the determination letter for your plat, plus the elevation certificate for your specific address, pulled before you waive inspection? Call Marc at (239) 287-5873, or read our Naples home buying guide for how flood, wind and insurance diligence should be sequenced in a Southwest Florida contract.
Being Top 1% Real Estate Agents Nationally Since 2008 is not by itself the reason to call us about a Riverstone flood question. The reason is that we hold the six Letters of Map Revision and the one Letter of Map Amendment, and we can tell you which one covers the lot you are looking at before your financing contingency expires. Sellers, start at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Insurance at Riverstone turns on three documented facts: FEMA has removed every home from the Special Flood Hazard Area, so federal mandatory flood purchase does not apply; the houses date from 2012 to 2017 under a modern wind code; and Collier County already holds 199 FEMA Elevation Certificates for addresses in this community.
What follows is what those facts mean in practice. What does not follow is a number, and the reason is given plainly below.
The chain runs in four links, each one documented:
This distinction is where buyers lose money, in both directions, so it is worth being blunt about.
A federally required policy is one the lender must impose because the structure sits in a Special Flood Hazard Area on the effective map and the loan is federally backed. The borrower has no discretion, the coverage must be in force at closing, and it is escrowed.
An optional policy is one the owner chooses, or one an individual lender chooses to require as a matter of its own credit policy even where federal law does not compel it. At Riverstone, because of the determination letters, flood coverage falls into this second category as a matter of federal requirement. Many lenders still ask for it. Some do not. The answer varies by lender and sometimes by loan product on the same address.
Two practical consequences follow:
One genuinely counter-intuitive local point, for an owner who does carry flood coverage: Collier County is a Community Rating System Class 5 community, which carries a 25% NFIP premium discount per the county's own 2026 Flood Protection Newsletter. That is among the better CRS classes in Florida. Under FEMA's standard CRS structure, the class credit applies at full strength to policies on property inside the Special Flood Hazard Area and at a reduced rate outside it, which is a rare case where Riverstone's mapped status is worth something rather than costing something.
Citizens Property Insurance Corporation is Florida's state-created insurer of last resort, and it is the name every buyer moving to Florida has heard. Its actual footprint in Collier County, from its own published Policies in Force by County report as of 2026-04-30:
Product line | Collier County policies in force | Collier exposure |
|---|---|---|
Personal residential multi-peril | 2,002 | $343,113,014 |
Personal residential wind-only | 1,023 | $466,237,878 |
Total personal residential, Collier | 3,025 | $809.4 million |
Statewide, Citizens carried 294,894 policies in force and roughly $88.5 billion of exposure on the same date. Collier's share is small and shrinking: in the reporting period the county shed 182 personal residential multi-peril policies, 38 wind-only policies and $68.8 million of personal residential exposure, in line with the statewide depopulation programme.
What that does and does not let anyone say. Citizens does not publish policy counts by community, so nobody can honestly tell you how many Riverstone homes are on Citizens. What the county-level figure supports is that Citizens is a small residual presence in Collier County and getting smaller, and that a buyer here is normally shopping the admitted private market rather than the state pool.
There is also a structural reason to expect ordinary multi-peril availability at Riverstone specifically. A Citizens wind-only policy is the product that matters in the coastal high-hazard band, where the admitted market will not write wind at all and the owner has to buy wind separately. Riverstone is not in the Coastal High Hazard Area, per Collier County's own GIS layer, which returned zero features at all five test points in the community. That does not guarantee any particular carrier will write any particular house, but it puts Riverstone on the ordinary side of the line rather than the workaround side.
Windstorm pricing in Florida is driven far more by the building than by the neighbourhood, and the building characteristics here are consistent across 802 homes:
That last point carries a separate consequence worth stating: Florida's SB-4D milestone inspection and structural integrity reserve study obligations do not apply at Riverstone. Those statutes reach condominium and cooperative associations with buildings of three storeys or more. Riverstone is 802 single-family detached homes under a homeowners association, the Collier roll codes every residential parcel as single-family with zero condominium or cooperative use codes, and Collier County's own milestone inspection register contains no Riverstone building. It does contain 14 points inside a box drawn around this community, and every one of them is a condominium building in a neighbouring community.
This is the most practically useful item in this whole section, and almost nobody knows it exists.
Collier County's GIS carries a layer of FEMA Elevation Certificates on file, each keyed to a folio number and linked to the certificate PDF on the county's document server. Queried over the Riverstone envelope, it returns 199 certificates inside the community: 175 against Riverstone folios, 22 against Saturnia Falls Phase One folios, and 2 unmatched. Each record carries the street address and the building permit number.
An Elevation Certificate is the single document an insurer or a lender asks for when flood is in question, and for most Riverstone homes one already exists in Collier County's records. For a seller, that is a friction point already removed from the transaction. For a buyer, it is a document to request by address at the start of diligence rather than to commission from a surveyor mid-contract.
One limitation, stated at the point of use: the certificate PDFs were not opened in this build, because the county's document host refuses automated retrieval. The existence, count and per-address availability are verified from the county's own layer; the contents of any individual certificate, including its Section C lowest floor elevation, have to be pulled for the specific address. Collier County's Floodplain Management Section is the office that handles those requests.
Every page that quotes "typical insurance at Riverstone" is quoting a number it cannot support, and a buyer will hold whoever published it to that number.
No source in this build supports a premium figure of any kind, and this page does not publish one. Flood is rated per structure under FEMA's Risk Rating 2.0, which prices on distance to water, elevation, construction and replacement cost for that individual building, not for a community. Wind is rated per carrier, per structure, on opening protection, roof shape, roof deck attachment, roof-to-wall connection, secondary water resistance and the age of the roof covering, all of which vary house to house across 802 homes built over six years and re-roofed on different schedules since.
What this page owns is the three verified facts: three NFIP claims ever in the census tract with one paid at $11,713 on a 1985 structure; lots certified by FEMA at 0.1 to 3.3 feet above base flood elevation with 199 Elevation Certificates already on file; and houses built 2012 to 2017 to a post-2001 Florida Building Code in a wind-borne debris region at a 159 to 160 mph Risk Category II design wind speed with required opening protection. Those are the inputs. The quote is what a licensed Florida agent produces for a specific address, and it is worth getting one before an inspection deadline rather than after.
Selling a Riverstone home and want the insurance file assembled before the listing goes live, elevation certificate, wind mitigation, roof documentation and the flood determination for your plat, so an underwriter never becomes the reason a contract dies? Start with a valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072.
Buying in Riverstone and want quotes in hand before your inspection period closes rather than after? Call Marc at (239) 287-5873, or begin with our guide to buying in Naples, which walks through how flood determinations, wind mitigation reports and carrier availability should be sequenced against your contract dates.
Riverstone addresses in Naples are zoned to Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for the 2026-27 school year, resolved address by address in the Collier County Public Schools attendance-zone database. All three hold a Florida Department of Education A for 2025-26, and the high school zone changed in 2023-24.
The three schools below were not copied from a listing profile. Fourteen real Riverstone street addresses, one on every residential street in the community and each taken from the Collier County tax roll, were run through the Collier County Public Schools attendance-zone address database, the system behind the district's own public zoning map, for zone year 2026-27. All fourteen returned the identical assignment, with no exceptions and no pending-rezone flag on any address.
Level | School | Address | Grades | FDOE grade 2025-26 | Enrolment, NCES 2024-25 | Student/teacher ratio | Road miles from the gate |
|---|---|---|---|---|---|---|---|
Elementary | Laurel Oak Elementary School | 7800 Immokalee Road, Naples FL 34119 | PK-5 | A | 1,069 | 14.14 | 2.13 |
Middle | Oakridge Middle School | 14975 Collier Boulevard, Naples FL 34119 | 6-8 | A | 1,172 | 21.31 | 4.31 |
High | Aubrey Rogers High School | 15100 Patriot Place, Naples FL 34110 | 9-12 | A | 1,496 | 24.93 | 7.31 |
School names, addresses, grade spans and the assignment itself come from the Collier County Public Schools attendance-zone address database, zone year 2026-27, read 2026-09-14. Enrolment, teacher counts and student-teacher ratios are from the federal NCES EDGE Public School Administrative Data for 2024-25, which is the most recent school-level collection NCES publishes. FDOE school grades are from the CCPS 2026 Accountability Brief dated July 1, 2026. Road distances are measured driving routes from the Riverstone gatehouse.
One footnote worth knowing, because it trips up automated data: the federal NCES file lists Aubrey Rogers High at 15100 Veterans Blvd, while the district's own zoning database and the school's own website both give 15100 Patriot Place. Both point to the same campus. We publish the district's address.
Riverstone's assigned high school changed. Running the same Riverstone address through the district's zoning database year by year returns Gulf Coast High School for 2021-22 and 2022-23, and Aubrey Rogers High School from 2023-24 onward, including 2025-26 and 2026-27. Aubrey Rogers first appears in the district's own school-grade tables in 2023-24 because it did not exist before then.
The geography is what keeps the stale answer alive. Gulf Coast High sits 2.63 road miles from the Riverstone gate. Aubrey Rogers, the school Riverstone is actually zoned to, sits 7.31 road miles away. Riverstone students drive past the closer high school to reach the one they are zoned for. Anyone reasoning from a map rather than from the district's records will get this wrong, and a great many pages written before mid-2023, plus a great many written since that copied them, still name Gulf Coast.
First, this is the 2026-27 zone year and nothing else. Attendance zones change. Collier County Public Schools runs a boundary-modification process and publishes proposals on a cycle, and the district is the only authority on which school an address is zoned to. Confirm with the district before you rely on it.
Second, an A is dated, not permanent. The Florida Department of Education has raised the grading scales for 2026-27: the A threshold moves from 62% to 65% for elementary schools, from 64% to 65% for middle schools, and from 65% to 70% for high schools, per the FDOE 2025-26 School Grades Results Packet updated September 8, 2026. Applied retroactively to 2025-26 results, the number of A-rated Florida high schools statewide would fall from 251 to 123. Every A on this page is an A for 2025-26.
Third, busing is a district determination, not a distance calculation. The district states that transportation is not provided where a student's address is within two miles of the school and the walking route is judged non-hazardous. Measured from the gate, Laurel Oak Elementary is 2.13 miles, which sits just outside that line, and Oakridge and Aubrey Rogers are well outside it. That suggests bus eligibility for all three, but the district measures its own walk zones its own way. Ask Collier County Public Schools Transportation rather than assuming.
Collier County Public Schools earned an A district grade for 2025-26, its ninth consecutive year at A and one of only five Florida districts to hold A for nine straight years. The district scored 872 points, 73% of the possible total, up 24 points year over year, and ranked 6th of Florida's 67 school districts. Fifty-one of 52 traditional district schools, 98%, earned an A or a B, and none earned a D or an F. The statewide comparison in the FDOE packet is blunt: Collier's A share of schools is 85%, against a statewide A share of 49% to 51% across elementary, middle and high schools. All figures from the CCPS 2026 Accountability Brief, July 1, 2026, and the FDOE 2025-26 School Grades Results Packet.
Charter school | Address | Grades | FDOE grade 2025-26 | Road miles from the gate |
|---|---|---|---|---|
Naples Classical Academy | 15275 Collier Blvd, Naples FL 34119 | K-12 | A | 3.94 |
Collier Charter Academy | 12101 Immokalee Rd, Naples FL 34120 | K-8 | not listed in the district's 2026 charter grade table | 7.78 |
Mason Classical Academy | 3073 Horseshoe Dr S, Naples FL 34104 | K-12 | A | 12.85 |
Every Collier charter school is a Collier County Public Schools charter and its grade appears in the same district accountability brief. Collier Charter Academy appears in the federal NCES 2024-25 file with 580 students but does not appear in the district's 2026 charter grade table, so we publish no grade for it rather than guess at one. Naples Classical Academy graded A for 2025-26 and 2024-25 and B for 2023-24; Mason Classical Academy has graded A in each of the last five years.
Private school | Address | Road miles from the gate |
|---|---|---|
Naples Christian Academy | 2655 Northbrooke Dr, Naples FL 34119 | 3.25 |
Montessori Academy of Naples | 2655 Northbrooke Dr, Naples FL 34119 | 3.25 |
Royal Palm Academy | 16100 Livingston Rd, Naples FL 34110 | 6.41 |
Community School of Naples | 13275 Livingston Rd, Naples FL 34109 | 7.72 |
First Baptist Academy | 3000 Orange Blossom Dr, Naples FL 34109 | 7.91 |
St. John Neumann Catholic High School | 3000 53rd St SW, Naples FL 34116 | 8.91 |
Seacrest Country Day School | 7100 Davis Blvd, Naples FL 34104 | 11.69 |
Identity, address and location come from the NCES EDGE Private School Locations file for 2023-24, filtered to Collier County; distances are measured driving routes from the Riverstone gate. Private schools do not receive Florida Department of Education school grades and are not part of the state accountability system, so no grade is published for any of them. Grade spans, enrolment and tuition are not in the federal locations file and are not published here, because the only honest source for those is each school's own admissions office.
Thinking of selling your Riverstone home? School zoning is one of the first questions a serious buyer asks, and getting it wrong costs showings. Start with a real valuation rather than an automated estimate at our Riverstone home valuation page, or call Jesse direct at (239) 898-6072.
Buying into a Riverstone school zone? Call Marc at (239) 287-5873 to walk the specific streets and confirm the assignment for the exact address you are considering, or start with our guide to buying a home in Naples.
Emergency care nearest Riverstone sits 3.81 miles from the gate at NCH Emergency Department Northeast, 15420 Collier Boulevard, about nine minutes in free-flowing traffic, and NCH describes it as Collier County's only freestanding emergency department. The nearest full hospital, NCH North, is 6.10 miles away by measured road route.
Facility | What it is | Address | Road miles | Free-flow drive |
|---|---|---|---|---|
NCH Emergency Department Northeast | Freestanding emergency department, open 24 hours | 15420 Collier Blvd, Naples FL 34120 | 3.81 | about 9 minutes |
NCH North Hospital | Acute-care hospital with 24-hour emergency department | 11190 Health Park Blvd, Naples FL 34110 | 6.10 | about 13 minutes |
Physicians Regional Pine Ridge | Acute-care hospital, 24-hour emergency room | 6101 Pine Ridge Rd, Naples FL 34119 | 8.00 | about 14 minutes |
NCH Baker Hospital | Acute-care hospital, 24-hour emergency department | 350 7th St N, Naples FL 34102 | 15.37 | about 27 minutes |
Physicians Regional Collier Boulevard | 130-bed acute-care hospital, 24-hour emergency room | 8300 Collier Blvd, Naples FL 34114 | 16.98 | about 25 minutes |
Distances are measured driving routes from the Riverstone gatehouse on road geometry. Drive times are free-flow model estimates and will run longer in season, roughly December through April, when North Naples traffic is heaviest.
The closest emergency care to Riverstone is not a hospital. It is NCH's freestanding emergency department on Collier Boulevard, 3.81 miles and about nine minutes from the gate, which NCH describes on its own emergency services page as Collier County's only freestanding emergency department. For a community set a mile and a half back from the arterial, that is a genuine advantage of this corridor.
The closest full hospital is NCH North at 11190 Health Park Blvd, 6.10 miles out. NCH states that NCH North holds the only 24-hour pediatric emergency department in Collier County and is the county's only obstetrical receiving facility. If you have young children or you are planning a family, that is the address that matters, not the nearest ER generally.
For stroke, the answer moves further out. NCH Baker Hospital, 15.37 miles and about 27 minutes from the gate, holds the only Joint Commission Comprehensive Stroke Center designation in Collier County, and NCH states it is the only one in Southwest Florida. NCH is a locally governed non-profit operating two hospitals and five emergency departments, with NCH Baker and NCH North together licensed at a combined 713 beds per NCH's own published figure.
Facility | Address | Hours | Road miles | Free-flow drive |
|---|---|---|---|---|
Collier Urgent Care, Founders Square | 8845 Founders Square Dr, Unit 100, Naples FL 34120 | daily 8:00 a.m. to 6:30 p.m. | 3.84 | about 8 minutes |
Collier Urgent Care, Creekside Corners | 1514 Immokalee Rd, Unit 114, Naples FL 34110 | daily 8:00 a.m. to 6:30 p.m. | 5.93 | about 13 minutes |
Physicians Regional Pine Ridge Urgent Care | 6376 Pine Ridge Rd, Naples FL 34119 | hours not published in our source | 7.66 | about 13 minutes |
Collier Urgent Care, Pine Ridge | 6360 Pine Ridge Rd, Unit 201, Naples FL 34119 | daily 8:00 a.m. to 4:30 p.m. | 7.67 | about 13 minutes |
NCH Medical Group Immediate Care, Vanderbilt | 801 Vanderbilt Beach Rd, Naples FL 34108 | Mon to Sat 9:00 a.m. to 7:00 p.m., Sun 9:00 a.m. to 4:00 p.m. | 8.49 | about 17 minutes |
The nearest walk-in clinic is Collier Urgent Care at Founders Square, 3.84 miles and about eight minutes from the gate, which is effectively the same trip as the freestanding emergency department a few hundred yards away on Collier Boulevard. Urgent care hours and locations were read from each operator's own published location pages in September 2026.
There is no walk-in or immediate-care location inside the Immokalee Road and Logan Boulevard corridor itself. Everything above requires a drive east to the Collier Boulevard cluster or west toward Livingston Road. Specifically, NCH operates no immediate-care site in this corridor: NCH's own Naples facility directory lists two immediate-care locations in Naples, at Vanderbilt and Southeast, and the nearest of those is 8.49 miles from the Riverstone gate. If your plan is an NCH-network HMO, that is a real consideration, and NCH's own immediate-care notice states it can only accept HMO insurance plans that have an assigned NCH primary care provider. Verify your own plan's network before you rely on any of this.
Riverstone sits inside the North Collier Fire Control and Rescue District, North Naples service area, established by point query against the Collier County fire district boundary layer. The nearest county emergency medical services units, measured straight-line from the community centroid, are Medic 42 at 7010 Immokalee Road, 1.75 miles; Medic 48 at 16280 Livingston Road, 2.99 miles; and Medic 76 at 790 Logan Boulevard, 3.59 miles. Those are straight-line distances from the county's own emergency medical services station layer, not response times, and response time is a function of call volume and routing that no public dataset resolves for a single address.
Riverstone's single gatehouse opens onto Seven Seas Boulevard about 807 feet from Logan Boulevard North, and sits 1.68 miles by road north of Immokalee Road. I-75 Exit 111 is 3.00 miles, the nearest plaza 1.92 miles by car, and Southwest Florida International Airport 22.53 miles, every distance measured on road geometry.
Riverstone has exactly one vehicular entrance. A sweep of the whole community envelope on the open street map returns two gate nodes, both on Seven Seas Boulevard, which is to say one gatehouse. Seven Seas Boulevard meets Logan Boulevard North about 807 feet from that gate, so the Logan Boulevard address is entirely accurate.
Immokalee Road is a different story, and this page corrects it deliberately. Collier County's own published notice of public hearing for the Terafina PUD close-out describes the property as located approximately one mile north of Immokalee Road, east of the Quail Creek subdivision and north of the Olde Cypress PUD. Independent measurement against the county's road-centerline geometry puts the nearest Riverstone parcel 5,427 feet, or 1.03 miles, from the Immokalee Road centerline. Measured the way a resident actually experiences it, as a driven route from the gate, it is 1.68 miles and about five minutes in free-flowing traffic.
Both numbers are correct and they are not in conflict: 1.03 miles is a straight-line distance to the road centerline, and 1.68 miles is the distance you drive. We publish the road distance because that is the one you live with. What we will not publish is the legacy shorthand that put this community immediately on Immokalee Road. A mile and a half of Logan Boulevard North sits between the two, the community does not front the arterial, and it is not visible from it. The honest version is a better selling line anyway: Riverstone is set back from the arterial, which is exactly what buyers in this price band tend to want.
A sweep of a box roughly 1.65 miles on a side centred on Riverstone returns zero shops, zero restaurants, zero retail land use and zero commercial land use. The only named amenity features inside that entire envelope are three decorative fountains. There is no coffee shop, no corner store and no restaurant within a mile of the gate in any direction.
The nearest shopping is Logan Landings on Logan Boulevard North, anchored by Sprouts Farmers Market. Measured on the pedestrian network, it is 1.79 miles from the gate, about 38 minutes each way on foot, which is roughly 76 minutes round trip. There is a continuous mapped sidewalk along Logan Boulevard North the whole way, with marked crossings, so the walk is physically possible. A 1.8-mile walk in Southwest Florida heat is not walking-distance shopping by any ordinary reading of the phrase, and any buyer can disprove the claim on a phone in ten seconds.
What is true, and stronger, is this: the nearest grocery-anchored plaza is a six-minute drive. By road the Sprouts storefront at Logan Landings is 1.92 miles from the gate, and the plaza's Logan Boulevard North address point is 2.05 miles. By bicycle it is 2.05 miles and roughly 13 minutes. Not walkable shopping, then, but very close shopping, with a sidewalk if you ever want to make the walk.
Destination | Road miles | Free-flow drive |
|---|---|---|
Sprouts Farmers Market at Logan Landings | 1.92 | about 6 minutes |
I-75, Exit 111 at Immokalee Road | 3.00 | about 7 minutes |
Publix at The Strand, 5624 Strand Blvd | 3.44 | about 8 minutes |
Founders Square, Immokalee Road at Collier Boulevard | 3.96 | about 9 minutes |
Seed to Table, 4835 Immokalee Rd | 4.03 | about 9 minutes |
Mercato, 9110 Strada Place | 8.10 | about 17 minutes |
Delnor-Wiggins Pass State Park | 8.21 | about 17 minutes |
Vanderbilt Beach Park | 9.50 | about 19 minutes |
Fifth Avenue South, downtown Naples | 15.85 | about 26 minutes |
Southwest Florida International Airport, RSW | 22.53 | about 31 minutes |
Every distance in that table is a measured driving route computed over road geometry from the gatehouse, not a straight line and not an estimate. Every duration is a free-flow model time with no traffic loaded, which is why each is written as an approximation. Naples carries a severe seasonal traffic differential, roughly December through April, and in-season times on Immokalee Road and Logan Boulevard North run materially longer. Treat the times as a floor, not a typical.
The nearest supermarket of any kind is Sprouts at Logan Landings, 1.92 miles from the gate. The nearest Publix is a genuinely split answer and deserves to be said out loud: the Publix at 5624 Strand Boulevard is 3.44 road miles from the gate, and the Publix at 15265 Collier Boulevard in Founders Square is 3.90 road miles. They sit in opposite directions, The Strand west on Immokalee Road and Founders Square east. Most errand traffic out of this corridor goes east, because the Publix, the urgent care and the freestanding emergency department at Founders Square and Collier Boulevard all sit in the same short cluster. There is also a Publix in Bonita Springs that is closer as the crow flies, but it is in Lee County and the road route is not direct, so it is excluded from this Collier community's answer on purpose.
Riverstone's address points span 0.97 miles north to south and 0.52 miles east to west, and there is only one way in or out. The north end of the community is nearly a mile from the gatehouse. A home on Crystal Way or Thunder Bay Circle is a materially different daily drive from a home on Pacific Drive, every trip, in both directions. That is not a criticism of either end, but it is the sort of thing worth driving at 8:00 a.m. before you decide, and it never appears on a listing.
Selling in Riverstone? Location claims are exactly where competing marketing gets sloppy, and buyers now check. Get a valuation built on measured facts at our Riverstone home valuation page, or call Jesse direct at (239) 898-6072.
Buying in Riverstone? Call Marc at (239) 287-5873 and we will drive the commute you actually care about, in season if you want the worst case, or begin with our guide to buying a home in Naples.
Nothing developable adjoins Riverstone: every parcel within 250 feet is golf course, association or district water management, preserve, lake or county roadway, per Collier County GIS parcel geometry. No pending rezone, PUD amendment, comprehensive plan amendment or conditional use sits within a mile, a negative checked across three county systems.
Every parcel of one acre or more whose boundary lies within 250 feet of a Riverstone parcel was pulled from Collier County's own parcel geometry and matched to its use code on the county tax roll. The result is a ring of land that is already spoken for.
Adjoining holding | Acres | What it is | Distance to Riverstone |
|---|---|---|---|
Flow Way Community Development District | 722.00 | Water-management and preserve holding serving Esplanade Golf and Country Club | touching, 0 feet |
Stonecreek Property Owners | 312.61 | Common water-management and preserve tract | 9 feet |
Quail Creek Country Club, two parcels | 183.18 and 133.72 | Golf course | 139 and 159 feet |
Olde Cypress Master Property Association | 158.59 | Common water-management and preserve tract | 7 feet |
Olde Cypress Development | 154.86 | Olde Cypress golf course | 11 feet |
Longshore Lake Foundation, two parcels | 27.62 and 15.25 | Open water and association tract | 142 and 70 feet |
Collier County, two unplatted holdings | 20.28 and 13.29 | County-held land, each assessed at $100 | touching and 30 feet |
Olde Cypress, Strada Bella and Santorini Villas common tracts | various | Roadway and association common tracts | 5 to 49 feet |
Source: Collier County GIS parcel geometry and ownership, with use codes and acreage from the Collier County tax roll, read 2026-09-14.
There is no large, privately held, undeveloped, developable parcel adjoining Riverstone anywhere in the county roll. The two biggest adjoining holdings that are neither golf nor association-owned are the two Collier County parcels, both carrying a $100 just value and a county-government use code, which makes them government-held land rather than private development inventory. We do not describe what those two parcels are for, because the roll carries no legal description for them and guessing would be exactly the kind of thing this page exists to avoid.
Inside the community, the roll shows eleven vacant residential parcels and every one of them is owned by the Riverstone homeowners association, eight of them under six tenths of an acre. There is no builder lot inventory left in Riverstone.
There is no pending rezone, PUD amendment, Growth Management Plan amendment or conditional use within a mile of Riverstone. That is a negative, so here is the method, stated so anyone can re-run it.
The Collier Clerk's legal-notices system was searched for Terafina, Riverstone, Olde Cypress, Esplanade, Stonecreek, Parklands, Tree Farm, Quail Creek and Saturnia. Two notices returned for the entire set and both are the 2025 Terafina PUD close-out. Every other term returned zero. The most recent Planning Commission notices on that system, for hearings of 2026-08-20 and 2026-10-01, concern sites nowhere near this community. The county's agenda full-text index was searched for Terafina and Riverstone and returned nothing land-use related after April 2025. The most recent land-use record of any kind filed for Riverstone itself is a 2014 plans-and-plat record, apart from the close-out.
One honest limit on that: the county's GIS project layer carries only plat and site-development record types, not rezone or comprehensive plan petitions, and the county's own permit and planning portal is protected against automated searching. So the accurate statement is nothing found across three county systems, which is strong, rather than an exhaustive proof. It also does not reach the pre-application stage, which by definition has no petition number for any public system to show.
The land around Riverstone is settled. The roads are not, and the road pipeline is where a buyer should be looking. Every item below carries its county record number, its status and its date.
Project | Record | Scope | Status and date |
|---|---|---|---|
Immokalee Road paved shoulders, Livingston Road to Logan Boulevard | County project 60253 | Capacity enhancements to turn lanes, traffic signals, roadway and shoulder widening, ending at Riverstone's own road | Construction services agreement awarded by the Board of County Commissioners 2025-12-09, contract $1,253,125 plus a $50,000 owner's allowance |
Immokalee Road at Livingston Road flyover, design | County project 60268 | Grade-separated overpass carrying Livingston Road over Immokalee Road, four lanes | Design contract awarded by the Board 2026-07-28, $7,594,351.10 |
Immokalee Road at Livingston Road overpass, state grant | County Incentive Grant Program application, FY 2031/32 | Grant application to the Florida Department of Transportation for the overpass | Application approved for submittal by the Board 2026-03-24 |
Vanderbilt Beach Road Extension, Phase One | County project 60168 | Seven miles, Collier Boulevard east to 16th Street NE, three new canal bridges, three new signals | Complete and open to traffic 2026-06-12, ribbon cutting 2026-07-01 |
Vanderbilt Beach Road Extension, Phase Two | County project 60249 | Two miles, 16th Street NE to Everglades Boulevard | In design, 90% design as of a county deck dated January 2026, completion pending permits |
Immokalee Road at Oil Well Road, northbound dual right turn | County project 60273 | Second northbound right-turn lane, resurfacing, drainage, signal and lighting | Construction awarded by the Board 2026-06-23, $807,029.10 plus a $50,000 allowance |
Randall Boulevard at Immokalee Road | County project 60147 | Widening Randall Boulevard to four lanes at the junction | In design, 30% plans, design completion 12/2026 |
All of the above are from Collier County Board of County Commissioners agendas and minutes and the county's own transportation engineering project pages, read 2026-09-14. One caution carried forward honestly: a January 2026 county town-hall deck lists the flyover as project 60628 while the July 2026 Board agenda calls it 60268. One of those is a transposition and the county has not reconciled them in anything we read, so both are recorded and neither is presented as settled.
One more item belongs here because leaving it out would be an omission rather than an edit. The Terafina PUD close-out resolution of 2025-04-22 found the community built out and discharged every developer commitment except one: a fair-share monetary contribution toward a traffic signal at the project entrance, which stays live and is tracked in the county's commitment tracking system. That is a funding commitment on the record. It is not an approved, funded or scheduled traffic signal, and this page will not describe it as one.
Riverstone's traffic enters Immokalee Road at Logan Boulevard. That segment is Collier Metropolitan Planning Organization congestion management segment 345, a six-lane divided arterial with an adopted level-of-service standard of E and a service volume of 59,900 vehicles a day.
Segment | From | To | Current daily traffic | 2030 projected | 2030 level of service |
|---|---|---|---|---|---|
345 | Logan Boulevard | Collier Boulevard | 54,932 | 66,833 | F |
344 | I-75 | Logan Boulevard | 54,932 | 66,833 | F |
343 | Livingston Road | I-75 | 62,427 | 68,924 | F |
Baseline counts are from the Collier Metropolitan Planning Organization draft congestion management baseline conditions memo carried in the MPO agenda packet of 2026-09-11. The 2030 projections are from the MPO's 2030 level-of-service conditions analysis dated February 2026, carried in the MPO agenda packet of 2026-04-10.
Stated plainly: Immokalee Road in front of Riverstone carries roughly 55,000 vehicles a day today against a 59,900 service volume, and the region's own transportation planning body projects about 67,000 vehicles a day and a level of service of F by 2030. Every county road project in the table above on this corridor is a response to that analysis, and the overpass at Immokalee and Livingston is the direct recommendation of the county's August 2021 Immokalee Road corridor congestion study. This is the single most substantial argument against the location, it is county-sourced, and it belongs on the page rather than in a footnote.
The Collier Metropolitan Planning Organization's 2050 Long Range Transportation Plan carries a Collier Boulevard extension line item describing a new two-lane roadway from the Collier Boulevard northern terminus to the Lee and Collier county line at Logan Boulevard, amended into the plan tables by MPO Resolution 2026-03 considered on 2026-04-10. Logan Boulevard North currently terminates a short distance north of Riverstone. That is the one long-range item that could change the character of Riverstone's own road. It is a line in a 2050 plan table. Whether it sits in the cost-feasible plan or the needs plan was not established in this research, so the honest statement is that it appears in the region's 2050 long-range plan and it is not funded, designed or scheduled.
The capacity problem nearest Riverstone was real and it has already been addressed. The Collier County Public Schools Capital Improvement Plan for fiscal years 2026 through 2045, dated May 14, 2025, records Laurel Oak Elementary at a state-rated capacity of 700 against a 2024/25 enrolment of 1,018, which is 318 students over capacity, with a district note that the capacity figure does not include 17 portables.
The district's fix was Bear Creek Elementary, a new 991-seat school that opened for the 2025/26 school year expressly to relieve overcrowding at Laurel Oak and Corkscrew Elementary. The same plan projects Laurel Oak back under capacity from 2026/27 forward, at 621 students against 700 seats by 2029/30, and recommends only monitoring enrolment for every campus in the planning zone. No further new school, addition or capital project is programmed in that zone through the plan horizon.
A buyer weighing Riverstone against a newer community east of Collier Boulevard is trading two different risks. Out east, the land around you is still entitlement inventory and the construction is ahead of you. At Riverstone, the land around you is golf course, preserve, lake and water management already owned by somebody who cannot build on it, the community itself was found built out by the county in April 2025, and the school relief is open. What you take on instead is an arterial the region expects to reach level of service F by 2030, with roughly $9 million of awarded county contracts on that corridor so far responding to it.
Selling in Riverstone? The civic record around this community is a selling point, and most listings never use it. Put it to work: request a Riverstone home valuation or call Jesse direct at (239) 898-6072.
Buying in Riverstone? Call Marc at (239) 287-5873 for the current record on any parcel that concerns you, or start with our guide to buying a home in Naples.
Riverstone's recorded Rules allow a maximum of four leases per home in any twelve-month period, three at a thirty-day minimum and one at a six-month minimum, with board approval, a $100 fee and seven business days' lead time. Pets are restricted by breed rather than by number, weight or size.
At Riverstone the Rules and Regulations are not a loose-leaf binder in a management office. They are a recorded instrument, recorded in the Collier County official records and amended by further recorded instruments. That has a practical consequence: several of the restrictions a buyer most needs to know are not in the 133-page Amended and Restated Declaration at all. Anyone who reads only the Declaration and stops will reach wrong conclusions about leasing terms, about approval requirements and about the resale capital contribution, because those live in the recorded Rules and the recorded Bylaws.
The recorded Rules, Chapter 6, set the limits, and they are unusually specific.
The recorded Declaration adds its own layer at Article X, Section 5. Within five days following execution of a lease, and in no event later than the tenant taking occupancy, the owner must notify the association in writing of the tenant's name and every person who will occupy the home, and deliver a true, correct and complete copy of the lease. The covenant then states the consequence in terms most owners never expect: if the owner fails to comply in time, the lease is null and void and of no further force or effect, and the owner is in violation of the Declaration. The same requirements apply to renewals. An owner who is delinquent on assessments may not lease at all until the balance is paid, unless the association consents in writing, and on a default the association may collect rent directly from the tenant and terminate the lease.
Board approval is required, and the association publishes the application it expects. The packet carries a $100 non-refundable application fee, payable by check, and must be submitted complete at least seven business days in advance to the management office at the clubhouse. It collects full name, date of birth, government identification number, phone, email and marital status for each applicant; every person who will occupy the home by name, relationship, date of birth, email and phone; a copy of a driver's licence or passport for every applicant and every occupant over 18; and a residence history covering the present address and, where the applicant has lived there fewer than five years, the previous address, with landlord names and phone numbers. An unanswered or blank question means the application is returned unprocessed. The rules add a fine for leasing without approval of $100 a day up to $1,000, applied immediately.
One thing we deliberately do not say: no document reviewed in this research states that a criminal or credit background screening is run, and none names a screening vendor. The defensible statement is the one above, that leasing requires a board-approved application with a fee, government identification and a residence history for every occupant.
One point of caution on the association's own form. It states that leases can be no longer than a year. That one-year maximum appears on the application form but does not appear in the recorded Rules text or the recorded Declaration, so treat it as the association's stated practice rather than as a covenant term, and confirm it with the association for any specific transaction.
A full-text search of the 133-page recorded Amended and Restated Declaration, the recorded Second Amended and Restated Bylaws, the June 2024 Rules and Regulations and the November 2025 rules additions returns no rental cap, no leasing quota, no percentage limit on leased homes and no waiting list. Riverstone limits how often and how briefly any given home may be leased. It does not limit how many homes in the community may be leased at one time.
That combination is worth understanding precisely. Many Naples communities cap leases at one or two a year with 90-day or longer minimums. Riverstone is comparatively permissive on frequency, four leases a year with three of them as short as 30 days, while hard-banning true short-term rental under 30 days and even the advertising of it, and it places no community-wide ceiling on the number of rental homes. For a seasonal owner that structure works. For an investor chasing weekly or nightly rental income, it does not work at all, and pretending otherwise would waste everyone's time.
The recorded Declaration, Article X Section 6, permits only common domesticated household pets, never for breeding or any commercial purpose, and bans specific breeds by name: under no circumstances shall a Pit Bull, Rottweiler, Doberman Pinscher, Presa Canario or Dangerous Dog be permitted on the property. The Declaration defines Pit Bull to include the American Pit Bull Terrier, American Staffordshire Terrier and Staffordshire Bull Terrier, and any dog displaying a majority of the physical traits of those breeds. It defines Dangerous Dog by conduct rather than by breed, tracking the standard language about a dog that has bitten, attacked or severely injured a person or a domestic animal, or has chased or approached a person unprovoked in a menacing fashion, with carve-outs for a dog defending against an unlawful intruder or an unjustified attack.
The rules layer adds a permitted-species list covering dogs other than those breeds, cats, caged domesticated birds, hamsters, gerbils, guinea pigs, aquarium fish, small turtles other than snapping turtles, tortoises, domesticated rabbits and pets normally kept in a terrarium or aquarium, and prohibits poultry, livestock, horses, large reptiles, felines other than cats and canines other than dogs. The rules incorporate the Collier County animal control ordinance by reference for the definition of a dangerous dog.
Here is the part that surprises people: there is no numeric limit on the number of pets per home, and no weight limit and no size limit, anywhere in the Declaration, the Bylaws, the 2024 Rules or the 2025 rules additions. That is a verified negative from a full-text search of all four documents. The restriction is by species and by breed only.
Day-to-day pet rules are conventional but enforced: dogs and cats must be leashed and under full control at all times outside the home or a fenced area, pets may not be left unattended outside or tied up on a screened porch unless someone is inside, solid waste must be picked up immediately, and registration and inoculation tags must display the owner's name and address. Pets are not permitted in the recreation tract, and health regulations keep animals off the pool deck while the pools are open. The standing fine for a pet nuisance, a pet off leash or waste left behind is $100 per occurrence, applied immediately. Dog invisible fences are not permitted anywhere in Riverstone, adopted April 17, 2023, which is a genuine surprise for a buyer moving from a community where they are standard.
This is the single most misunderstood provision in the community. Under Article VIII of the recorded Declaration, the architectural committee has 45 days after delivery of all required materials to approve or reject in writing, and if written approval is not given within 45 days the plans are deemed rejected. Silence is a no. An owner or a contractor who assumes that no answer means consent will be wrong, and non-compliance with a committee decision is a major violation.
Approval is required before anything is commenced, erected, installed, altered, modified, painted, planted or maintained on the exterior. The Declaration's own non-exhaustive list runs to accessory structures, exterior lighting, brick pavers, stamped concrete, flatwork, basketball goals, play structures, fences, walls, pools, roofs, gutters, antennas, mailboxes, screen and patio enclosures, and landscaping including hedges, massed plantings and trees. Interior work that is not visible from outside does not require approval.
Security deposits run on a three-tier system of $200, $2,500 and $5,000, the tier set at the board's discretion by project type, adopted June 21, 2024. If a completed project fails the post-completion inspection, the homeowner has 30 days to complete the changes or give management a remediation timeline, and no deposit is refunded until the remedial work is done.
The specific material rules that most often catch a renovating owner:
Riverstone maintains a dedicated ruleset for permanent standby generators, which is unusual and worth reading before you buy if whole-house power matters to you. No above-ground portion of a generator system may sit in any part of the front yard or encroach on association property, another lot, any utility, drainage, lake maintenance, fence or wall easement, or a drainage swale. The application must include make, model, propane capacity and sound-level ratings for every component, an indemnification and hold-harmless agreement, and a survey showing every component including the underground propane tank, its distances from the home and adjacent homes, the slab layout, all easements and setbacks, and the size and species of the required screening. Generators must be screened from view from every adjacent lot and from the street. A licensed and insured liquefied petroleum gas contractor must install any underground tank and plumbing, and no part of the security deposit returns until evidence of governmental compliance reaches the committee.
The warning is in the rules themselves: not all lots in the community may be able to have a generator system installed, because of governmental requirements, setbacks, easement locations and lot configuration, and even an approval is no guarantee that a particular lot will accommodate one. If standby power is a requirement rather than a preference, confirm it lot by lot before you write an offer.
The Declaration restricts parking to the driveway and garage of each lot and to designated association parking areas. No parking on streets or swales is permitted. No commercial vehicle, trailer, recreational vehicle, boat or boat trailer may be parked or stored anywhere on the property except inside the garage of a home. No motor home, bus, tractor-trailer or truck larger than a full-size pickup may be parked on the property at all, with narrow exceptions for a moving van or a service vehicle. No trailer, motor home or recreational vehicle may be used as a residence, temporarily or permanently.
The rules layer puts numbers on it. Street, swale or grass parking draws $100 for a first offence, $150 for a second and $200 thereafter, immediately. Storing a boat, jet-ski, recreational vehicle, motor coach, camper or trailer draws $200 a day. A commercial vehicle left in a driveway overnight draws $100 a day. No parking in front of fire hydrants, and the vehicle may be towed. Vehicle covers and tarps are not permitted at any time. Car washing is allowed only on the owner's own driveway. Bicycles not in use must be stored in the garage. Vehicles that cannot move under their own power may be towed after 72 hours. Overnight parking is permitted only in a homeowner's driveway or in designated clubhouse-lot spaces, and a car left overnight at the clubhouse is limited to five consecutive nights and 15 days a year per address, registered through the association's guest-parking system. There is one annual overnight exception for a household sealing its driveway, with a dashboard pass from the office.
Golf carts run on a formal registration regime: electric only, no gasoline carts, stored inside the garage when not in use, operated only on paved roadways and never on sidewalks, every operator holding a valid Florida driver's licence and at least 16 years old, with a numbered decal issued by the property manager, a colour photo of the cart at registration, and mandatory insurance at least equal to Florida's automobile requirement, revalidated annually. Standing fines are $500 a day for an unregistered cart and $500 per offence for a cart driven by an unlicensed person.
Newer rules effective November 24, 2025 permit electric bicycles and electric scooters subject to bicycle traffic law, require helmets for riders under 16 and lights after dark, and strictly prohibit electric motorbikes, defined as motorised vehicles that are not conventional bicycles, typically over 750 watts or capable of more than 28 miles per hour. Wheeled vehicles are prohibited inside the preserve areas and on the clubhouse recreation areas, and the community boardwalk is for walking only.
One rule that runs the other way and deserves credit: the association wrote Florida's homeowner flag-display right into its own rulebook in April 2023, allowing one portable removable United States or Florida flag, plus one official service branch or POW-MIA flag no larger than four and a half by six feet, and a freestanding flagpole up to 20 feet, expressly regardless of any covenant, restriction, bylaw or rule of the association.
Read end to end, Riverstone's recorded rules describe a resident-occupied, owner-occupied community that has chosen uniformity and quiet over flexibility. That is consistent with the 72.4% homestead rate on the 2026 preliminary Collier County tax roll. If you want a community where the roof colour comes from a board list, the fences all match and nobody stores a boat in a driveway, this is exactly right. If you want to paint the house a colour you picked, put up a metal roof, park a camper or run a 20-week-a-year rental, Riverstone will fight you the whole way and it has the recorded instruments to win.
Selling in Riverstone? Knowing which rules bind a transaction is what keeps a closing on schedule. Begin with a real Riverstone home valuation or call Jesse direct at (239) 898-6072.
Buying in Riverstone? Call Marc at (239) 287-5873 and we will walk the recorded documents against your actual plans for the house before you are under contract, or start with our guide to buying a home in Naples.
Selling a home in Riverstone means selling it without a For Sale sign, because the recorded Rules state that For Sale signs are not to be displayed for any reason, and open houses are permitted on Sundays only. Buyers also owe a capital contribution of twice the quarterly assessment at closing.
Two layers govern this, and both are recorded.
The Declaration, Article X Section 10, prohibits any sign, display, poster, advertisement, notice, lettering or other advertising device of any kind whatsoever, expressly including For Sale, For Rent and By Owner signs, from being exhibited, displayed, inscribed, painted or affixed in public view of any portion of any building or improvement on the property, without the prior written consent of the board, which consent may be given, withheld or conditioned in the sole discretion of the board.
The Rules, Chapter 8, amended June 7, 2021, are shorter and blunter:
Strip out the two tools most residential listings lean on, and the marketing plan has to be rebuilt rather than trimmed.
A sign in the yard does two jobs in a normal listing: it captures drive-by demand, and it signals to the neighbourhood that the home is available, which is how a surprising share of buyers in gated communities first hear about a house. At Riverstone neither job can be done that way. There is also nothing to drive by: there is a single gatehouse, access is controlled, and a sweep of the surrounding area returns no retail and no through traffic. Drive-by demand is effectively zero before you even reach the sign rule.
Open houses collapse into one day. Every competing Riverstone listing that wants an open house is fighting for the same Sundays, with only community-approved signage, in designated locations, which means the directional-sign trail that funnels traffic from the arterial simply does not exist. Two Riverstone listings holding open houses on the same Sunday are splitting one pool of visitors, and the scheduling of that Sunday against the rest of the North Naples calendar starts to matter a great deal.
So the listing has to be built to reach buyers before they are anywhere near the gate. That means the photography, the floor plan, the video walkthrough and the written description carry the entire first impression, because there is no casual discovery to fall back on. It means the listing has to be found where buyers actually search for a specific North Naples community by name, which is a search and content problem, not a signage problem. It means agent-to-agent distribution and a direct approach to the buyers already circling this price band in North Naples. And it means the showing process has to be frictionless through a controlled gate, because every added step of access friction costs showings in a community where nobody stumbles in.
None of that is exotic. All of it is different from a default listing plan, and an agent who arrives with a sign, a Saturday open house and a directional-arrow strategy will lose three weeks discovering the rulebook the hard way, on your market time.
Tell the office in writing. The association asks owners to notify the management office in writing when they plan to sell, so staff can assist during the sales process. Do it early. It is the step that keeps everything downstream on schedule.
The sales application. Riverstone runs a named sales application that mirrors the lease packet. It carries a $100 non-refundable application fee payable by check, must be submitted complete at least seven business days in advance to the property manager, and includes the fully executed sales contract, identification for each applicant and every occupant, a residence history, and a closing-date acknowledgement the buyer initials, agreeing to notify management promptly of any change to the closing date. An unanswered question means the packet comes back unprocessed, which costs days you may not have.
Estoppel and resale disclosure. The association routes estoppel and resale-disclosure requests through a third-party homeowner-association document service rather than handling them at the office counter. Order early. Estoppel, architectural committee and decal fee amounts are not published by the association, so this page does not state them; request the current schedule from the association or read them off the estoppel itself.
The capital contribution. Recorded Bylaws Section 9.8, as amended and recorded in 2019, charges an amount equal to twice the quarterly assessment then in effect to every purchaser of a resale home in Riverstone at the time of closing. The association publishes the 2026 quarterly assessment as $1,515, payable January 1, April 1, July 1 and October 1. Twice $1,515 is $3,030, due from the buyer at closing at 2026 rates. Note who pays: this is a buyer-side cost, and it is a real line in a buyer's cash-to-close that some listing presentations forget to mention until it is awkward. Note also the history, because it is instructive. The original working-fund contribution in the Declaration was deleted outright by a 2012 amendment and reads as intentionally deleted in the 2016 restatement. The fee now lives in the recorded Bylaws, was set at a flat $850 in 2018 and was amended in 2019 to the twice-quarterly formula. Anyone who reads the Declaration alone concludes there is no capital contribution at Riverstone, and is wrong by $3,030.
Moving and storage. Owners and tenants moving in or out must do so between 8:00 a.m. and 9:00 p.m., per the recorded Rules. Portable storage containers are permitted but may not remain outside the home for more than 48 hours, must sit entirely within the lot and never in the right-of-way or on association property, and draw a $100-a-day fine beyond that window or without management approval. Book the mover and the container against those two windows, not around them.
Every fact above is recorded, published by the association, or both. None of it is opinion. And all of it is the sort of thing that is discovered by an agent who reads the recorded documents for the community before listing in it, rather than after. A For Sale sign that goes up on Tuesday and comes down Wednesday costs you a violation letter and your credibility with the board you are about to need for a buyer approval. An open house scheduled for Saturday costs you the weekend. A capital contribution sprung on a buyer at the closing table costs you a renegotiation.
Riverstone is a community where the rulebook is a competitive advantage for whoever has read it.
Selling your Riverstone home? We list in this community with the recorded rules in hand, a marketing plan built for a no-signs, Sundays-only community, and a pricing opinion built on Collier County recorded deeds rather than an automated estimate. Start with a real Riverstone home valuation, or call Jesse direct at (239) 898-6072.
Buying in Riverstone? Call Marc at (239) 287-5873 and we will have the association packet, the capital contribution and the approval timeline mapped before you write, or begin with our guide to buying a home in Naples.
Those rules are why a Riverstone listing is won before it goes live. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and in Riverstone that record gets spent on the unglamorous part: the written notice to the management office, the estoppel ordered early, the determination letter for the specific lot pulled before the lender asks for it, and one well-run Sunday. Thinking of selling? Start at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Riverstone measures differently from its North Naples neighbours on four yardsticks a buyer can actually check: golf, district taxation, era of construction and price per square foot. Olde Cypress and Quail Creek both own golf courses on the Collier County roll, Esplanade sits inside a Community Development District, and Riverstone has neither.
Community | Governing PUD and zoning approvals | Golf on the Collier roll | Community Development District | Homes | Acres | Era built |
|---|---|---|---|---|---|---|
Riverstone (Terafina PUD) | Terafina PUD, petition PUD-00-21 and PUDZ-03-AR-4528, Ordinance 04-15, 2004; closed out by Resolution 2025-88, 2025-04-22 | None. Zero parcels in the section carry the golf-course use code | None. County district layer returns no district over the community | 802 single-family homes on 848 parcels | 636.89 measured, 637.00 in the county PUD record | 2012 to 2017, 645 of 802 homes in 2013 to 2015 |
Olde Cypress | Olde Cypress PUD, petition PUD-99-18(1), Ordinances 99-92, 00-37 and 00-53 | Yes. Olde Cypress Development holds a 154.86-acre parcel under the golf-course use code | No district recorded in this research; its common water-management tract is association-held | Not published in this research | Not published in this research | Zoning approvals of 1999 to 2000 |
Quail Creek | Quail Creek, petition R-82-20 lineage, Ordinances 92-41, 05-52 and 14-14 | Yes. Quail Creek Country Club holds two parcels of 183.18 and 133.72 acres under the golf-course use code | Not established in this research | Not published in this research | Not published in this research | Original rezone petition of 1982 |
Esplanade Golf and Country Club of Naples (Mirasol PUD) | Esplanade Golf and Country Club of Naples, petition PUD-99-10, Ordinances 01-20, 12-41, 14-36 and 19-07 | Yes, by name and by PUD | Yes. The Flow Way Community Development District holds the community's 722-acre water-management and preserve tract | Not published in this research | Not published in this research | Plats recorded from 2012, Phase 5 filings 2018 to 2019 |
Stonecreek (Parklands RPUD) | Parklands RPUD, petitions PUDZ-03-AR-2357 and PUDA-PL2010-1551, Ordinances 03-42 and 12-30 | None recorded in this research | Not established in this research | Not published in this research | Not published in this research | Plat One 2014, Plat Two 2016 |
Data updated: September 2026. Zoning, ordinance, petition and district facts are from the Collier County GIS planned unit development, zoning, parcel and Community Development District layers, pulled 2026-09-14. Golf-course identification is by Department of Revenue use code on the Collier County tax roll, same date. Riverstone's home count, parcel count and acreage are from the Collier County tax roll, 2026 preliminary, cross-confirmed against the county's own Terafina PUD close-out record.
Home counts, acreage and median values for Olde Cypress, Quail Creek, Esplanade and Stonecreek were not measured in this research, and this page does not estimate them. Publishing a guessed home count for a neighbouring community is how bad numbers enter circulation and then get copied for a decade. Where the table says not published, it means exactly that, and it will be filled in when the same parcel-level measurement is run on those communities as was run on Riverstone.
These are Riverstone's, measured on the same 802 parcels, and no comparator equivalents are published because none were measured.
Measure | Riverstone | Source and date |
|---|---|---|
Median price per square foot, trailing 12 months | $291.21, range $239.32 to $381.48, n equals 27 | Collier County recorded deeds, qualified improved transfers 2025-09-15 to 2026-09-14 |
Median recorded sale price, trailing 12 months | $920,000, range $605,000 to $2,225,000, 27 sales, $26,918,500 in volume | Collier County recorded deeds, same window |
Median just value 2026 | $881,454 | Collier County tax roll, 2026 preliminary |
Median house size | 3,422 sq ft, range 2,191 to 8,373 | Collier County tax roll |
Owner-occupancy | 581 of 802 homes, 72.4% homesteaded | Collier County tax roll, 2026 preliminary |
Annual assessment 2026 | $6,060, billed $1,515 quarterly | Association published dues schedule |
Data pulled: September 2026. The market layer here is Collier County recorded deeds, not a multiple listing service, and the two are different populations: recorded deeds include off-market and non-listed transfers. Any figure from this table should be labelled as recorded-deed data wherever it travels.
Golf. Quail Creek and Olde Cypress both hold golf courses in their own names on the county roll, and Esplanade is a golf and country club by name and by entitlement. Riverstone holds none. The Terafina PUD was originally entitled for 18 holes on roughly 274 acres, and the 2004 rezone eliminated them; that land is preserve and lakes today. This is the clearest single line between Riverstone and its immediate neighbours, and it cuts both ways depending on the buyer.
District taxation. Esplanade's water-management and preserve land is held by the Flow Way Community Development District, a district that touches Riverstone's own boundary. Riverstone itself carries no Community Development District, verified by point query against the county's district layer. That adjacency is precisely how the wrong answer gets made about Riverstone, and it is why this page states the negative with its method.
Era. Riverstone was built between 2012 and 2017 in a single tight window, with 80.4% of its homes first built in 2013, 2014 and 2015. Quail Creek's zoning goes back to a 1982 rezone petition and Olde Cypress to 1999 and 2000 approvals, so their housing stock is materially older. Esplanade began platting in 2012 and was still filing phase work in 2018 and 2019, which makes it the newer neighbour and the one still adding homes when Riverstone had finished.
Riverstone's own Saturnia Falls heritage. One comparison sits inside the community. Riverstone was platted and incorporated in 2004 as Saturnia Falls, and renamed Riverstone at Naples on 2011-07-14. The first plat is recorded as Saturnia Falls Phase One, which holds 190 of the 802 single-family homes on 437.38 of the 636.89 acres, with 144 of those 190 homes homesteaded and a median just value of $885,554 on the 2026 preliminary roll, against $881,454 community-wide. The two halves of the community price within about half a percent of each other. That is a useful thing to know if you see the Saturnia Falls name on a legal description and wonder whether you are looking at a different neighbourhood. You are not.
Riverstone's strongest arguments are that it is finished, that residents own the amenity campus outright, and that FEMA has removed all 802 homes from the Special Flood Hazard Area. Its honest weaknesses are no golf, no walkable shopping, a $6,060 annual assessment and leasing rules that suit residents rather than investors.
It is genuinely finished, and the county says so. Every home in Riverstone was first built between 2012 and 2017, measured from the earliest structure on each parcel on the Collier County tax roll. The Board of County Commissioners adopted Resolution 2025-88 on 2025-04-22 formally finding the Terafina PUD built out and closing it out. The eleven vacant parcels left inside the community are all owned by the homeowners association, eight of them under six tenths of an acre. There is no builder inventory, no construction traffic, no model-home circuit and no phase still to come.
Residents own the amenities outright. There is no club entity, no membership, no equity buy-in and no optional tier. The 13,000 square foot clubhouse sits on a 5.70-acre tract the association owns, deeded to it at turnover in October 2016. One assessment covers it, and the Declaration does not let an owner opt out by declining to use the facilities. For a buyer coming from a community with a mandatory membership on top of dues, that structure is worth real money and is often the difference in the annual carry.
It is a live-in community, not a seasonal one. 581 of 802 homes, 72.4%, carry a homestead exemption on the 2026 preliminary Collier County tax roll. That is a high primary-residence share for a gated North Naples community, it is measured rather than asserted, and it is what makes the amenity campus busy on a Tuesday in July rather than empty.
The flood answer is better than the flood map. Both halves belong together and neither is honest alone. The effective flood insurance rate map panels, 12021C0211H and 12021C0212H, effective 2012-05-16, place 100% of the community inside a Special Flood Hazard Area. And FEMA has issued six Letters of Map Revision based on Fill plus one Letter of Map Amendment that remove every one of the 802 homes from that area, each stating that the federal mandatory flood insurance purchase requirement does not apply. A lender or an insurer still makes its own determination, so confirm yours. But the combination of a mapped hazard area and federal letters removing every home from it is unusual, favourable and checkable.
No Community Development District. A point query against Collier County's own district boundary layer returns no district covering Riverstone. There is no CDD assessment on top of the homeowner association dues. The neighbouring Flow Way district touches the boundary, which is exactly how that error gets made about this community.
Preserve and water, at an unusual ratio. 45.1% of the site, about 286 acres, is preserve, and 16.5%, about 105 acres, is lake. Built density came in at 1.26 dwelling units per acre against 1.33 approved. 406 of 802 homes, 50.6%, sit on a lake, and 70.7% back to lake or preserve. That is the reason the community feels open despite holding 802 homes.
A-rated schools, dated and district-sourced. Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High all hold a Florida Department of Education A for 2025-26, in a district that holds an A for the ninth consecutive year and ranks 6th of Florida's 67 districts.
Nothing developable adjoins it. Every parcel within 250 feet is golf course, association or district water management, preserve, lake or county roadway, and there is no pending rezone, PUD amendment, comprehensive plan amendment or conditional use within a mile across three county systems.
No golf. In a market where a large share of buyers arrive expecting it, Riverstone has no golf course and never built one. The Terafina PUD was entitled for 18 holes on roughly 274 acres and the 2004 rezone eliminated them. If golf inside the gate is on your list, this community does not satisfy it, and the nearest courses belong to other communities' country clubs. Some buyers will read that as a saving of tens of thousands a year in club dues. Others will cross Riverstone off in an afternoon. Both reactions are reasonable and we would rather you had that information on the first showing than the fourth.
Nothing is walkable. A sweep of a box roughly 1.65 miles on a side centred on the community returns zero shops, zero restaurants and zero retail or commercial land use. The nearest plaza is 1.79 miles and about 38 minutes on foot, or 1.92 miles and about six minutes by car. There is a continuous sidewalk if you want to make the walk, but this is not a community where you stroll out for coffee.
The assessment, plus a buyer-paid capital contribution. The 2026 assessment is $1,515 a quarter, $6,060 a year, and the Declaration does not permit an owner to opt out. On top of that, a buyer pays a capital contribution equal to twice the quarterly assessment at closing, $3,030 at 2026 rates, under recorded Bylaws Section 9.8. Add the FY2026 solid waste assessment of $261.91 per residential unit under Collier County Resolution 2025-184. None of that is unusual for the price band, but it is real cash and it is better stated than discovered.
A poor fit for an investor. Four leases per twelve-month period, three of them at a 30-day minimum and one at a six-month minimum, terminated leases still counting toward the four, no sublets, no partial-home rentals, board approval with a $100 fee and seven business days' lead, a lease voided by covenant if it is not filed within five days, and a major violation for merely advertising a rental of less than 30 days. If your model depends on short-term rental income, this community is structurally closed to you.
The marketing constraint when you sell. For Sale signs are not permitted for any reason, open houses are permitted on Sundays only, and only community-approved signage in designated locations is allowed. That is manageable with a plan built for it, and it is a genuine constraint that will surprise most sellers and most agents.
Immokalee Road congestion, heading the wrong way. The Collier Metropolitan Planning Organization records about 54,932 vehicles a day on Immokalee Road at Logan Boulevard against a 59,900 service volume, and its February 2026 analysis projects about 66,833 vehicles a day and a level of service of F by 2030. County projects on the corridor are responding, including a $1,253,125 shoulders and turn-lane contract awarded 2025-12-09 and a $7,594,351.10 flyover design contract awarded 2026-07-28, but the flyover is a design award and not a built road. In-season traffic on this corridor is already the most common complaint you will hear from residents.
Values are off their peak. Measured on the same 802 parcels every year, median just value ran $573,203 in 2021, $866,063 in 2022, a peak of $991,412 in 2023, then $920,038 in 2024, $919,777 in 2025 and $881,454 on the 2026 preliminary roll. That is a rise of 72.9% into the 2023 peak and a fall of 11.1% off it since. Recorded-deed sales over the trailing twelve months put the median at $920,000 and the median price per square foot at $291.21 across 27 qualified improved transfers. A buyer today is not buying at the top, and a seller today is not selling at the top either. Anyone presenting this community as an uninterrupted upward line is not reading the roll.
Riverstone fits a household that wants a finished, gated, all-ages, single-family community with a resident-owned amenity campus, a very high owner-occupancy rate, a strong flood position, A-rated assigned schools, and a location three miles from I-75 with nothing developable next door. It fits a buyer who would rather not pay for golf.
Riverstone does not fit a buyer who wants golf inside the gate, a buyer who wants to walk to dinner, an investor who needs rental flexibility, or a buyer who cannot live with an arterial the region expects to reach level of service F by 2030.
That list is deliberately blunt. A page that lists only advantages is a brochure, and buyers have learned to discount brochures. Everything above is sourced, dated and checkable, including the parts that do not flatter the community.
Thinking of selling your Riverstone home? You deserve a pricing opinion built on the Collier County recorded deeds and the just-value curve above, not an automated guess. Start with a real Riverstone home valuation, or call Jesse direct at (239) 898-6072.
Considering buying in Riverstone? Call Marc at (239) 287-5873 for a straight conversation about whether this community actually fits what you want, including the reasons it might not, or start with our guide to buying a home in Naples.
If you're searching for the best Riverstone listing agent, or thinking, 'I need to sell my house in Riverstone,' you are selling inside an 802-home community with no for-sale signs, Sunday-only open houses, and a FEMA determination most listing agents never find. McGreevy and Comisar sell Riverstone on those facts, not on adjectives.
Riverstone is not a community where a sign rider and a weekend open house do the work. The recorded Rules take both of those tools off the table, the association wants written notice before a listing goes live, and the buyer-paid capital contribution changes the cash-to-close conversation. A listing plan that ignores any of those three costs a seller days, and days cost money. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and the discipline that produces is exactly what a Riverstone listing needs: a pre-market build, a single well-run Sunday, and a lender package that clears the flood question before an underwriter ever raises it.
Honors and recognition:
These figures come from Collier County recorded deeds, and the MLS figures that follow them are labelled separately. The deed record is the public, verifiable layer, and every number in the first list below was read off recorded instruments for the twelve months ending 2026-09-14.
From the Southwest Florida MLS Matrix, pulled 2026-09-15, for the same community over the same kind of window:
A recorded-deed layer and an MLS layer answer different questions. The deed record carries every arm's length closing, including the ones that never touched a public listing, which is why it is the better count of what changed hands. The MLS carries the listing history, which is why it is the only source for days on market and sold-to-list. Both are on this page and neither is blended into the other.
Start with a free, no-obligation valuation of your Riverstone home at https://mcgreevyandcomisar.com/home-valuation. It takes about a minute, and Jesse follows up with the recorded-deed comps for your specific collection and lot position, lake, preserve or interior.
(239) 898-6072, text or call. Confidential conversations welcome.
A dedicated Riverstone seller page with the full listing playbook, the pre-market checklist and the Sunday open-house schedule is in production, and we will link it here the moment it goes live.
Riverstone's recorded Rules state that "For Sale signs are not to be displayed for any reason," and only community-approved signage in designated locations is permitted anywhere inside the gates. That removes drive-by signage from the marketing mix entirely, which is why a Riverstone listing has to win on syndication reach, photography, video and a qualified-buyer database rather than on a sign at the corner of the street.
Open houses at Riverstone are permitted on Sundays only under the association's recorded Rules. One day a week changes the entire launch plan: the pre-market build, the photography and video delivery date, the broker preview and the first public showing all have to compress into a single Sunday window. A Riverstone listing is therefore scheduled backwards from that day, not forwards from the signing date.
A capital contribution equal to twice the quarterly assessment is due at resale, which is $3,030 at the 2026 quarterly rate of $1,515. It lives in the recorded Bylaws at section 9.8 as amended by INSTR 5750719, not in the Declaration, and it is buyer-paid at closing. Sellers should still expect it to surface in negotiation, because it lands in the buyer's cash-to-close figure.
Yes. The association's own Resale and Rental Information instructs owners to notify the management office in writing before selling, and a 2026 Sales Application runs alongside the purchase contract. Skipping that notification is one of the most common ways a Riverstone closing slips, because the estoppel certificate and the buyer's application both route through the same on-site office at the clubhouse.
Riverstone sits inside a Special Flood Hazard Area on the effective FIRM panels 12021C0211H and 12021C0212H, and FEMA has removed all 802 homes from that area through six LOMR-Fs and one LOMA, each of which states that the federal mandatory flood insurance requirement does not apply. Handing the buyer's lender the determination letter for that specific lot early keeps the file moving. A lender or insurer still makes its own determination.
Across the same 802 parcels, median just value ran $991,412 in 2023 and $881,454 on the 2026 preliminary Collier County tax roll, which is 11.1% lower. That is an assessment curve, not a sale price. Over the same recent twelve months the recorded deeds produced a $920,000 median and a top sale at $2,225,000. Pricing to the deed record rather than to the 2023 peak is what actually clears.
McGreevy and Comisar are the Domain Realty team behind this Riverstone page: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and Jesse has lived in Estero since 2003.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: Jesse has lived in Estero since 2003, roughly twenty minutes up Interstate 75 from the Riverstone gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Riverstone page the credential that matters more is narrower than any award: we read the 133-page Amended and Restated Declaration, the recorded Rules, the seven FEMA determinations and the county record cards for all 848 parcels before a word of this page was written.
McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Ali Poklepovic, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening.” Candy Gody, verified Google review
Selling a Riverstone home? Get a free valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying in Riverstone? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Licence status for either name can be verified directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team's own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn.
Riverstone is an 802-home gated single-family community on Logan Boulevard North in North Naples, built by G.L. Homes between 2012 and 2017 on 636.89 acres inside the Terafina PUD. One association, one assessment, no CDD, no golf, and a 13,000 square foot amenity campus the residents own outright. The answers below come from county records, recorded instruments and FEMA determinations.
Riverstone at Naples is a gated community of 802 single-family homes spread across 636.89 acres in North Naples, Collier County, ZIP 34119. Its single gatehouse sits about 807 feet off Logan Boulevard North, roughly 1.68 miles by road north of Immokalee Road. Collier County's own 2025 legal notice describes the site as approximately one mile north of Immokalee Road, east of Quail Creek and north of the Olde Cypress PUD, in Section 16, Township 48 South, Range 26 East, consisting of 637 acres. Older descriptions place Riverstone immediately at the Immokalee Road corridor. That is off by about a mile straight line and about a mile and a half by road. The community is deliberately set back from the arterial, which is exactly what most buyers in this price band are looking for.
The developer was G.L. Homes of Naples Associates II, Ltd., a Florida limited partnership named as the applicant and owner in Collier County staff memos and as grantee of record in 2006. Measuring the earliest structure on each parcel from the Collier tax roll, every one of the 802 homes was first built between 2012 and 2017, with 645 of them, 80.4 percent, built in the three years 2013, 2014 and 2015. The land was platted in 2006, sat unbuilt through the downturn, and was then constructed in a single five-year push. That is why Riverstone carries the builder's post-crash product rather than its 2006 product.
There are 802 single-family homes, on 848 total parcels. Two Collier County systems that share no data pipeline agree on that number: the 2026 preliminary tax roll counts 802 single-family parcels, and the county's Terafina PUD close-out record states "Recorded Built Out: 802." The association's own published materials say 802 as well. If you see a lower figure in the six hundreds, it comes from filtering county data on the name Riverstone, which misses the first plat entirely. That plat is recorded as Saturnia Falls Phase One, because the community was platted and the association incorporated under the name Saturnia Falls in 2004, and renamed Riverstone at Naples on July 14, 2011.
Yes, and the honest answer has two parts. The association states that the gated entry is staffed 24/7, and that is how the community operates today. The recorded Declaration, Article II Section 8(7), is deliberately non-committal: the gatehouse "may or may not be staffed, as determined in the sole discretion of the Association," and the same section expressly disclaims any representation about security, noting the gate is "designed only to restrict vehicular access" and "will not be able to prevent crime." Both statements are true. Residents use a bar-code sticker lane, and guests are registered through a resident app and web portal plus an automated call-in line.
The association publishes a 2026 quarterly assessment of $1,515 per home, due January 1, April 1, July 1 and October 1. That is $6,060 a year. There is no second association, no sub-association and no club dues layer, so for almost every Riverstone home that single number is the whole association cost of ownership. The Declaration, Article VII Section 1, provides that once the developer has conveyed all homes, the assessment is equal for every lot, and build-out is complete, so every owner pays the same amount regardless of home size or lot premium.
Read through Article I Sections 43 and 8 of the recorded Declaration against the 2016 quitclaim deed, the assessment funds the association's ownership, operation, maintenance and repair of the private street system, sidewalks, bridges and bike paths, the gatehouse and access control, the entire recreation tract and everything on it, the twelve lake tracts and the drainage system the association operates under the water management district permit, the preserve and open-space tracts, common landscaping and irrigation, perimeter walls, entry features, fountains and street lighting, the Logan Boulevard North right-of-way landscaping the association maintains for Collier County under a recorded agreement, reserves, and on-site management. It does not cover household garbage collection, which is a separate Collier County assessment of $261.91 per residential unit for fiscal 2026, and it does not cover water, sewer or electricity.
No. Riverstone carries no Community Development District assessment. That was verified four ways: the Florida Department of Commerce official list of special districts, the Collier County Tax Collector's own list of non-ad-valorem levying authorities, the recorded chain of title, which carries no district instrument, and Collier County's own GIS district layer. This question gets answered wrong here more often than almost any other, because the neighbouring Esplanade community's Flow Way CDD owns a 722-acre water-management tract that physically touches Riverstone's boundary. Touching a district is not being in one. The only non-ad-valorem line on a Riverstone tax bill is the county solid waste assessment.
No, and the story behind that is worth knowing. The land was entitled for an 18-hole golf course on roughly 274 acres under an earlier ordinance, and the stated purpose of the 2004 rezone that created the Terafina PUD was, in the county's own agenda wording, "to eliminate the golf course." It was never built. Zero parcels anywhere in the section carry Collier County's golf course use code, the 133-page recorded Declaration contains no golf, club or membership defined term, and golf appears on no developer or association amenity list from 2012 to today. The land that would have carried the course is now the preserve and lake acreage that gives the community its views. Note that the county's published PUD master list still prints golf acreage and hole counts for Terafina. Those columns are residue from the repealed ordinance and are wrong for this community.
The association's own facilities roster lists a 13,000 square foot clubhouse on a 5.70-acre tract, five lighted tennis courts, an indoor basketball and pickleball court, outdoor basketball and pickleball courts, a fitness center, a resort-style main pool, a lap pool, a whirlpool spa, a children's water play area and wading pool, an open field play area, an arts and crafts room and yoga studio, a game room, a social room with catering kitchen, and a covered party pavilion. There is also a community boardwalk and complimentary community Wi-Fi. A full-time community engagement coordinator runs the social calendar. The fitness center opens at 5:00 a.m. and the clubhouse runs 7:00 a.m. to 11:00 p.m.
No, none of the three. There is no club entity at Riverstone at all. The amenities are real property owned outright by the homeowners association, and every owner's interest in them is the undivided interest that comes with association membership. Use is funded entirely from the single quarterly assessment, and it is not optional: Article VII Section 10 of the Declaration, titled "Waiver of Use," states that no owner may release their lot from the assessment "either by waiver of the use and enjoyment of the Association Property and the facilities thereon or by abandonment." There is no non-resident category, and no bundled-versus-optional decision to make.
This question has two halves and both are true, so here they are in order. First, on the effective FEMA flood insurance rate map, panels 12021C0211H and 12021C0212H, effective May 16, 2012, one hundred percent of Riverstone sits inside a Special Flood Hazard Area. All 848 parcel centroids fall in Zone AH or Zone AE, and not one is in Zone X. Second, FEMA has since issued six Letters of Map Revision Based on Fill and one Letter of Map Amendment, covering Saturnia Falls Phase One lots 1 to 190 and Riverstone Plats Two through Seven lots 191 to 802, which together remove every one of the 802 homes from that Special Flood Hazard Area. Each determination states in terms that "the Federal mandatory flood insurance requirement does not apply." The lot counts match the county roll's single-family parcel counts exactly, plat by plat, 802 of 802. So a map lookup on a Riverstone address still returns AH or AE and always will until FEMA reprints those panels, and the determination letter is the operative document.
That depends on your lender, and the page cannot promise you an answer. FEMA's own sentence continues past the part everyone quotes: "However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Many lenders do. What the determination removes is the federal mandatory purchase requirement, not the risk and not the lender's discretion. A lender, an insurer and a flood-zone determination vendor can each reach a different answer on the same Riverstone address depending on whether they read the map or the letter. Ask for the FEMA case number for your specific plat early in the transaction, and give it to the lender before the determination is ordered. One more useful fact: Collier County is a Community Rating System Class 5 community with a 25 percent NFIP premium discount, and that discount applies at full strength to property mapped inside the Special Flood Hazard Area.
The best available measurement is the National Flood Insurance Program claims record for the census tract that contains Riverstone. Across the entire history of the program there are three NFIP claims in that tract. One was paid, for $11,713, on a structure built in 1985, which is 27 years before the first Riverstone home was built, and it is not in Riverstone. That building's lowest floor sat 0.3 feet below the base flood elevation. Riverstone's lots were certified by FEMA at 14.1 to 16.8 feet NAVD 88 against mapped base flood elevation lines of 13.5 to 14.0 feet. There are zero NFIP claims in that tract from Hurricane Ian and zero from Hurricane Milton. We hold no address-level damage record for individual Riverstone homes and will not invent one, so if a specific house matters to you, the seller's disclosure and the insurance loss history are the documents that settle it.
Very little, and this is measured rather than asserted. Every one of the 848 parcel centroids was tested against the National Hurricane Center's SLOSH maximum-of-maximums storm surge hazard mapping. The result is zero inundation anywhere in the community from a Category 1, 2 or 3 hurricane. Surge first reaches the community in a Category 4, and then mostly at less than three feet above ground. Riverstone is 7.14 miles from the Coastal Construction Setback Line and 4.48 miles north and east of US 41, the line the National Weather Service drew for major surge flooding in Collier County during Ian. The community sits in Collier evacuation Zone E and is outside the Coastal High Hazard Area entirely. FEMA's own determination letters characterise the flooding source here as "ponding" and "ponding / overland flow," which is rainfall driven, not coastal.
Riverstone homes were built between 2012 and 2017 to Florida Building Code editions in force in that window, at an ultimate design wind speed of roughly 159 to 160 mph, three-second gust, Risk Category II, under Collier County's own code wind maps. The site is above the 140 mph wind-borne debris threshold, so impact-rated glazing or shutters are required on openings. Distance from the coast changes the surge answer and the flood-zone answer at Riverstone. It does not change the wind answer. On this measure a Riverstone house is in the same regulatory category as a beachfront house.
Availability in this corridor is ordinary rather than exceptional. Citizens Property Insurance, the state-created insurer of last resort, carried just 3,025 personal residential policies in all of Collier County as of April 30, 2026, and its Collier book shrank in the reporting period. Riverstone is not in the Coastal High Hazard Area, which is the band where the admitted market typically will not write wind, so buyers here normally shop the private market rather than the state pool. On cost, we will not publish a premium figure or a range. Rates are set per structure under FEMA Risk Rating 2.0 for flood and per carrier for wind, and any number on a web page is a number you would rightly hold us to. Three facts are yours to use with an agent: three NFIP claims ever in the tract, lots certified 0.1 to 3.3 feet above the base flood elevation, and post-2001 code construction in a wind-borne debris region. A licensed producer turns those into a quote.
For the 2026-27 school year, Collier County Public Schools assigns Riverstone addresses to Laurel Oak Elementary School, PK to 5, at 7800 Immokalee Road, then Oakridge Middle School, 6 to 8, at 14975 Collier Boulevard, then Aubrey Rogers High School, 9 to 12, at 15100 Patriot Place. All three hold an A grade from the Florida Department of Education for 2025-26. Laurel Oak and Oakridge have earned nothing but an A in the last five graded years, and Aubrey Rogers has earned an A in every year of its existence. Note that Florida raises its grading thresholds for 2026-27, so treat an A as a dated fact rather than a permanent one.
Not any more, and this is the single most commonly stale fact published about this community. Running a Riverstone address through the district's own zoning database year by year shows Gulf Coast High through 2022-23 and Aubrey Rogers High from 2023-24 forward, including 2026-27. The geography is counter-intuitive, which is exactly why the error persists: Gulf Coast High is 2.63 miles from the Riverstone gate and Aubrey Rogers, the assigned school, is 7.31 miles. Riverstone students drive past the closer high school. Attendance zones change, so check your specific address with the district before you write an offer.
Measured by road from the gatehouse, Delnor-Wiggins Pass State Park is 8.21 miles and Vanderbilt Beach Park is 9.50 miles, which run about 17 and 19 minutes in free-flowing traffic. Mercato is 8.10 miles, and Fifth Avenue South in downtown Naples is 15.85 miles, about 26 minutes. In season those times stretch, and any drive-time claim on any community page that does not say so is not being straight with you.
Southwest Florida International Airport at Fort Myers is 22.53 miles by road from the Riverstone gate, roughly 31 minutes without traffic, and Interstate 75 Exit 111 at Immokalee Road is just 3.00 miles away, about seven minutes. That interchange proximity is the practical reason the airport run is short: you are on the interstate within a few minutes of leaving the gate rather than crawling an arterial.
The nearest supermarket of any kind is Sprouts Farmers Market at Logan Landings, 1.92 miles and about six minutes south on Logan Boulevard North. The nearest Publix stores are a genuinely split answer: the store at The Strand is 3.44 miles and the store at Founders Square is 3.90 miles, in opposite directions on Immokalee Road. Most Riverstone errand traffic goes east to Founders Square, because the Publix, the urgent care and the freestanding emergency department sit in the same cluster. Seed to Table is 4.03 miles. One correction worth making plainly: older descriptions of Riverstone present shops and plazas as walkable from the community. A mapping sweep of a 1.65 mile box around Riverstone returns zero shops, restaurants or commercial land use inside it, and the walk to Logan Landings is 1.79 miles and about 38 minutes. There is continuous sidewalk the whole way, but that is a walk, not walking distance.
The closest emergency care is not a hospital. It is the NCH Emergency Department Northeast on Collier Boulevard, Collier County's only freestanding emergency department, 3.81 miles and about nine minutes from the gate. Collier Urgent Care at Founders Square is 3.84 miles. The nearest full hospital is NCH North Hospital at 6.10 miles, which houses the county's only 24-hour pediatric emergency department. Physicians Regional Pine Ridge is 8.00 miles and NCH Baker, which carries the region's only comprehensive stroke center designation, is 15.37 miles. One honest caveat: NCH operates no immediate-care location in the Immokalee Road and Logan Boulevard corridor, and its nearest walk-in is 8.49 miles away.
No. Riverstone is an all-ages community and the record is unambiguous. A full-text search of the 133-page recorded Declaration, the recorded Bylaws, the June 2024 Rules and Regulations and the November 2025 rules additions returns zero occurrences of "55," "fifty-five," "age-restricted" or "housing for older persons." There is no age-qualified designation of any kind. This is a fair-housing matter, not a marketing preference, so treat any source that describes Riverstone as 55-plus as simply wrong. The community's amenity programming, which includes kids' nights, summer camps and family outings, and its 72.4 percent homestead share both point the same direction.
Yes, within limits, and the limits are specific. Under the recorded Rules, no home may be leased more than four times in any twelve-month period. Of those four, three must each carry a minimum term of 30 days and the fourth must be a minimum of six months. Whole homes only, no room rentals, no subleases and no assignment of leases. Every lease requires board approval through a lease application carrying a $100 fee, submitted at least seven business days before occupancy. Importantly, there is no cap on how many homes in the community may be leased at once. A full-text search of all four governing documents returns no rental quota, no percentage limit and no waiting list. Riverstone limits how often and how briefly a given home is leased, not how many homes are rentals.
No. The minimum lease term is 30 days, and the association went a step further than most: a rule adopted in 2020 and recorded that same year makes it a violation to "advertise, solicit or otherwise offer to rent a home for a term of less than thirty (30) days." It is not merely that a sub-30-day rental is prohibited, advertising one is itself a major violation. Leasing without board approval carries a proposed fine of $100 per day up to $1,000. If a weekly rental strategy is central to your purchase, Riverstone is not the community for it.
Common domesticated household pets only, never for breeding or any commercial purpose. Pets must be carried or leashed outside the home or a fenced area, may not be left unattended or tied up outside, and solid waste must be picked up immediately. Pets are not permitted in the recreation tract. Invisible fences are prohibited under a rule adopted in 2023. The recorded Declaration names breed restrictions directly: no pit bull, rottweiler, doberman pinscher, presa canario or "dangerous dog" is permitted on the property, with both terms defined at length in the covenant itself. What the documents do not contain is a numeric limit on pets per home or any weight or size limit. The restriction is by species and breed, not by count.
All 802 are detached single-family homes. There are zero condominiums, zero attached homes and zero villas anywhere in the community, which is unusual for a Naples community this size. Measured from the county roll, the median home is 3,422 square feet of adjusted area with a range of 2,191 to 8,373, and restricted to the dwelling structure alone the 802 homes run a median 3,394 adjusted square feet with a range of 2,191 to 5,198. Median lot size is 8,646 square feet. The builder offered 24 model designations across the community's life, from 2 to 6 bedrooms, 2 to 5 and a half baths, two-car or three-car garages, one or two storeys, and 1,853 to 4,742 air-conditioned square feet. No plan was ever offered with a one-car or four-car garage.
They are the three product lines the builder sold here, and they map roughly onto lot width. Regal plans, numbered 451 to 457, are the smallest, about 126 homes, on median lots near 6,568 square feet with roughly 45-foot widths and two-car garages throughout. Vintage plans, 502 to 512, are the middle tier, about 367 homes, on median lots of 7,361 square feet at roughly 52 to 55 feet wide. Classic plans, 671 to 681, are the largest, about 277 homes, on median lots of 9,558 square feet at roughly 65 to 76 feet wide, with three-car garages on most plans. A further 32 early homes cannot be attributed to a collection from county data alone. The collection counts are inferred from measured floor areas and storey signatures matched against the builder's published plan roster, so treat them as close rather than exact.
Measured from Collier County parcel polygons rather than claimed, 406 of 802 homes, 50.6 percent, share at least six metres of boundary with a lake tract. A further 165 homes, 20.6 percent, have a rear line within five metres of a preserve tract. Taken together, and counting the four homes that satisfy both tests only once, 567 homes, 70.7 percent, back to lake or preserve. One precise detail matters if you are comparing lots: no home lot in Riverstone shares an actual boundary line with a preserve tract. A platted buffer strip separates every preserve from the lots behind it, with a minimum measured separation of about 12 feet. The correct description is "backs to preserve across a platted buffer," not "the lot line is the preserve line."
Riverstone is finished. The Collier roll shows 802 homes and zero buildable vacant lots. All 11 parcels coded vacant residential are owned by the homeowners association and are landscape, buffer and sliver tracts, eight of them under six tenths of an acre. G.L. Homes owns no parcel in Riverstone on the 2026 preliminary roll. The Board of County Commissioners formally closed out the Terafina PUD on April 22, 2025 by Resolution 2025-88, which records the community as built out at 802 units against an approved 850. New supply here can only come from a resale or from a teardown and rebuild on an existing lot.
Essentially nothing new. Every adjoining parcel of one acre or more is already committed: the Flow Way CDD's 722-acre water-management and preserve tract, Stonecreek's 312-acre common tract, two Quail Creek golf course parcels, Olde Cypress's golf course and common tracts, the Longshore Lake water body, and county roadway holdings along Logan Boulevard North. There is no large, privately held, undeveloped, developable parcel adjoining the community in the county roll. Searching three separate county systems returns no pending rezone, PUD amendment, growth management plan amendment or conditional use within a mile of Riverstone. That is a strong negative rather than an exhaustive proof, because the county's own permit portal is CAPTCHA-gated and could not be queried, but three systems agreeing is meaningful.
Here is the same-store curve, the same 802 parcels measured every year on the Collier tax roll: median total just value of $573,203 in 2021, $866,063 in 2022, a peak of $991,412 in 2023, then $920,038 in 2024, $919,777 in 2025 and $881,454 on the 2026 preliminary roll. That is a rise of 72.9 percent into the peak and a decline of 11.1 percent off it. On the transaction side, Collier County recorded deeds show 27 qualified improved sales in the trailing twelve months to September 14, 2026, with a median of $920,000, a range of $605,000 to $2,225,000 and a median of $291.21 per square foot. What that combination says is that pricing has come off the top and stabilised, and that a buyer today is not buying at the 2023 number. What it does not tell you is where the bottom is. If you want that read applied to a specific home, call Marc at (239) 287-5873 or start with our buyer guidance for North Naples gated communities.
Yes, the buyer pays it at closing. Recorded Bylaws Section 9.8, as amended and recorded in August 2019, charges "an amount equal to twice the quarterly assessment then in effect" to every purchaser of a resale home in Riverstone at the time of closing. At the 2026 quarterly assessment of $1,515, that is $3,030. Note the structure: the fee reprices itself automatically every time the board adjusts the quarterly assessment, so confirm the current figure on the estoppel certificate for your specific closing rather than relying on the arithmetic here. There is no separate transfer fee, no working capital collection under the Declaration and no right of first refusal in the recorded documents.
There is a sales application, and it should be handled early. The association's 2026 sales application carries a $100 non-refundable processing fee and must be submitted at least seven business days in advance, with the fully executed sales contract, access control registration forms, driver's licences for all applicants and all occupants over 18, a golf cart registration and rules acknowledgement that must be signed even if you do not own a golf cart, and a consent for electronic communication. The form collects a full household roster and a residence history and carries an approve or deny block. No document we reviewed states that a criminal or credit screening is run, and no screening vendor is named, so we will not tell you there is a background check. What is documented is the application, the fee, the lead time and the approval step.
Residents, including tenants, apply for a bar-code sticker affixed to the driver-side rear window, which opens the resident lane. Stickers are issued at the clubhouse, are tied to a specific vehicle, may not be transferred and may not be peeled off and waved by hand. Piggybacking through the gate behind another car is an intermediate violation, and driving around the gate is as well. Guests do not get stickers. Residents register guests through a resident app and web portal, with an automated call-in line available for one-time guest access, and permanent guests must be added online rather than by phone. Oversize and commercial vehicles cannot use the resident lane at all and must clear the guard. Tenant stickers are disabled at the end of the lease.
Yes, under a formal registration regime. Carts must be registered with the association, and owners must insure each cart to at least Florida's automobile minimum, with the Riverstone HOA listed as an interested party, proof filed with the property manager and revalidated annually. A decal fee is charged, set by the property manager to cover the cost of the decal, and the amount is not published anywhere in the public record. Separate rules effective November 24, 2025 govern e-bikes, e-scooters and e-motos. The posted speed limit inside the gates is 25 mph with a graduated penalty schedule.
The measurement that answers this best is the homestead exemption count on the 2026 Collier roll: 581 of 802 homes, 72.4 percent, carry one. For a gated North Naples community that is a high primary-residence share, and it is taken from the tax roll rather than asserted from a brochure. The community is all-ages, the three assigned schools all hold an A for 2025-26, and the association employs a full-time community engagement coordinator whose published calendar includes poolside concerts, kids' nights, bingo, summer camps and family outings. Fitness room access starts at 15 unaccompanied and 12 with an adult. What we do not have is first-party resident sentiment in writing, so we will not quote residents we have not quoted.
On structure, three differences carry most of the weight. First, Riverstone has no CDD, while the immediately adjoining Esplanade community sits inside the Flow Way CDD, which is a real difference in annual carrying cost. Second, Riverstone has no club and no membership, while Olde Cypress and Quail Creek, both of which physically adjoin it, are golf club communities with the membership economics that implies. Third, Riverstone is a single-vintage community: every home built between 2012 and 2017, all detached single-family, all under one association with one equal assessment. Very few communities of this size in North Naples are that uniform. What we cannot give you here is a price-per-foot ranking against those neighbours, because that comparison requires the closed-sale layer and this page's market figures are Collier County recorded deeds for Riverstone only. Call Marc at (239) 287-5873 and we will run that comparison properly for the specific communities on your list.
Selling a Riverstone home is not like selling elsewhere in North Naples, because the recorded rules forbid For Sale signs entirely, restrict open houses to Sundays, and route every buyer through an association sales application. These answers cover pricing from Collier County records, the association's own resale requirements, and the FEMA paperwork that helps your buyer finance the purchase.
It is established from three layers, in this order. First, the closed transaction record: Collier County recorded deeds show 27 qualified improved sales in Riverstone in the twelve months to September 14, 2026, with a median of $920,000, a range of $605,000 to $2,225,000 and total volume of $26,918,500. Second, the physical comparison: your home's collection, adjusted square footage against a community median of 3,394, lot size against a median of 8,646 square feet, and whether you have one of the 406 lakefront lots or the 165 that back to preserve. Third, condition and improvements, which is where the spread between $239.32 and $381.48 per square foot in that same twelve months actually comes from. A just value on the tax roll is not a market value and should never be used as one. For a figure specific to your address, start at our Riverstone home valuation request or call Jesse direct at (239) 898-6072.
In the trailing twelve months to September 14, 2026, Collier County recorded 34 deeds over $1,000 in Riverstone, of which 27 were qualified improved transfers, meaning arm's-length sales of a home rather than lot transfers, corrective deeds or family conveyances. The median of those 27 was $920,000, and because the count is odd that median is an observed sale rather than an average of two. The mean was $996,981. Note the label: these are recorded deeds, not multiple listing service closings, and the two are different populations because deeds include off-market and non-listed transfers.
$291.21 per square foot, across those same 27 qualified improved recorded deeds in the trailing twelve months, with a range from $239.32 to $381.48. The count is odd, so that median is an observed sale. That spread of roughly $142 per foot between the low and the high end of the range is the practical argument for preparation and presentation: on a 3,400 square foot home, a move of even $20 per foot is $68,000.
The Collier roll, measured on the same 802 parcels every year, shows a median total just value of $573,203 in 2021, $866,063 in 2022, a peak of $991,412 in 2023, $920,038 in 2024, $919,777 in 2025 and $881,454 on the 2026 preliminary roll. That is a rise of 72.9 percent into the peak followed by a decline of 11.1 percent off it. The shape matters more than any single number: the steep drop was 2023 to 2024, and 2024 to 2025 was essentially flat at a change of less than three tenths of one percent. The 2026 figure is preliminary and will be certified later.
It means three practical things. First, if you bought before 2021 you are still far ahead, because the same measure rose 72.9 percent from 2021 into the peak. Second, if your pricing expectation was formed by a neighbour's 2022 or 2023 sale, it is now roughly a year and a half stale and will produce a listing that sits. Third, the flat 2024 to 2025 stretch suggests the correction has largely worked through rather than continuing at pace, which argues against waiting for a rebound to a number that has not existed for three years. Pricing to the current twelve months of recorded evidence is what puts a Riverstone home under contract. To see exactly where your home sits on that curve, request a Riverstone valuation or call Jesse direct at (239) 898-6072.
No. The recorded rules are as blunt as it gets: "For Sale Signs are not to be displayed for any reason." That sits on top of a covenant in Declaration Article X Section 10 prohibiting any sign, display, poster, advertisement, notice or lettering of any kind in public view without prior written board consent, with For Sale, For Rent and By Owner signs named explicitly. The prohibition even extends to signage displayed on a vehicle in public view. Yard signs are permitted only for graduations up to two weeks, and birthdays and anniversaries up to two days, with anything else requiring property manager approval.
Through everything that is not a sign, and it has to be done deliberately rather than as an afterthought. That means photography and video produced for a home that no passer-by will ever see advertised at the curb, syndicated digital exposure, direct outreach to the agent population that works North Naples gated communities, buyer-database matching against people already searching this price band, and Sunday open house scheduling that is coordinated rather than improvised. The community's own demand profile helps: with 802 homes, 72.4 percent of them owner-occupied, and no new construction inventory competing, buyers looking for Riverstone specifically are looking for a resale. A listing plan built on signage and Saturday traffic simply does not function here, and that is the single most common way an out-of-area listing agent loses time in this community.
No. The recorded rules state that "open houses are only permitted on Sundays," and that is a major violation category, not guidance. The related rule is just as binding: "community approved open-house signage is the only signage permitted in designated approved locations only." So an open house here means a Sunday, with association-approved signage, in association-designated spots. Plan the marketing calendar around one day a week and make that day count, because you do not get a second bite mid-weekend.
Yes, in writing. The association's own resale and rental information asks owners to "notify the office in writing when you plan to sell your home so that staff members are able to assist during the sales process." Do this at listing rather than at contract. The office is the source of the sales application packet, the access control registration forms and the estoppel routing, and getting them involved early removes the most common closing-week scramble in this community.
There is a sales application and an approval step. The 2026 sales application must be submitted at least seven business days in advance with a $100 non-refundable processing fee payable by check, the fully executed sales contract, access control registration forms, driver's licences for every applicant and every occupant over 18, golf cart registration and rules acknowledgement, which must be signed even with no golf cart, and a consent for electronic communication. The form collects date of birth, ID and a residence history for each applicant and a full household roster, and carries a reviewed and approved or denied block. It also carries a closing-date acknowledgement the buyer initials, agreeing to notify management promptly of any change to the closing date.
The documented requirement is submission at least seven business days in advance, and the packet is explicit that any unanswered or blank question means the application is returned unprocessed. What no public document states is the association's actual turnaround time once a complete packet is in, or whether an approval has ever held up a closing here. We will not guess at either. The record that would settle it is the association's own processing practice, which lives behind the member wall. Practically, the answer is to treat seven business days as a floor, not a target, and to get the packet submitted the week the contract is executed.
The association routes estoppel and resale disclosure requests through a third-party resale disclosure platform linked from its own resale page, rather than handling them in the office. The association does not publish its estoppel fee. Florida Statutes section 720.30851(6) caps it: the fee may not exceed $250 where no delinquent amounts are owed, an expedited certificate delivered within three business days may carry an additional $100, and where a delinquency exists the additional fee may not exceed $150. The certificate is also useful to you as a selling tool, because its statutory form requires the association to list all other associations of which the parcel is a member. At Riverstone that list comes back empty, which is how a buyer proves for themselves that there is no second association and no district.
The buyer does. Recorded Bylaws Section 9.8, as amended in 2019, charges "an amount equal to twice the quarterly assessment then in effect" to every purchaser of a resale home in Riverstone at the time of closing. At the 2026 quarterly assessment of $1,515, that is $3,030. Two things to know as a seller. First, it is a buyer cost, so it should be disclosed early and never discovered at the closing table. Second, the association does not publish the dollar amount anywhere, only the formula, so the number comes off the estoppel certificate for your specific closing.
No to both, and this is worth stating because it is the most commonly mis-stated fee class in this market. The original working fund contribution in Declaration Article VII Section 9 was deleted in its entirety by a 2012 amendment and reads "intentionally deleted" in the 2016 restatement. The only resale charge in the recorded documents is the Bylaws capital contribution described above. There is no separate transfer fee, no working capital collection under the Declaration, and no right of first refusal anywhere in the recorded record. Note also that Florida Statutes Chapter 720 contains no cap on a homeowners association's transfer or screening fee, unlike the condominium statute, so do not let anyone tell you a statutory cap applies to the $100 application fee.
Because it changes the answer to the question that stops the most Florida contracts. On the effective flood map, panels 12021C0211H and 12021C0212H from May 16, 2012, your home is inside a Special Flood Hazard Area, and a lender's automated determination will say so. But FEMA has issued six Letters of Map Revision Based on Fill and one Letter of Map Amendment that remove all 802 Riverstone homes from that area, each stating that "the Federal mandatory flood insurance requirement does not apply." The lender retains the option to require coverage anyway, and many do, but the federal mandate is off. The selling point is that you can hand a buyer's lender a FEMA case number and a determination document instead of a surprise. Have the case number for your plat ready before the lender orders its determination, not after, because an unexplained AH zone in an underwriting file creates delay and renegotiation pressure that the paperwork simply removes.
Ask whether your address is among the 199 FEMA elevation certificates already on file with Collier County for this community. An elevation certificate is the single document an insurer or a lender asks for, and for most Riverstone homes one already exists in the county's records with the building permit number attached. Having it in hand at listing, alongside the FEMA determination case number for your plat, turns two of the hardest questions a Florida buyer asks into documents rather than debates.
581 of the 802 homes carry a homestead exemption on the 2026 Collier roll. For your sale that means two things. First, your likely buyer is a primary-residence buyer, not an investor running rental math, so the things that sell this home are condition, layout, school zone and the lake or preserve view rather than a cap rate. Second, a high owner-occupancy share is itself a selling fact you can state from the county roll rather than assert, and it is the honest answer to the buyer who asks whether the community empties out after Easter. It also means the pool of competing listings is naturally thinner than in a community dominated by seasonal owners.
It means you are not competing with a sales centre. G.L. Homes owns no parcel in Riverstone on the 2026 preliminary roll, the eleven vacant parcels are all association-owned buffer and landscape tracts rather than homesites, and the Board of County Commissioners formally closed out the Terafina PUD on April 22, 2025, recording the community as built out at 802 units. When a builder is still selling inside a community, every resale competes against new inventory with incentives and a warranty. That is over here. The only new supply in Riverstone is another resale or a teardown and rebuild, which puts a natural floor under how much competing inventory can exist at any one time.
Naples runs a seasonal market and most sellers here plan for it, but we will be honest about the limits of our evidence. This build measured recorded deeds over a full trailing twelve months and did not measure month-by-month seasonality within Riverstone, and it does not carry the listing-side data that would show whether in-season listings sell faster or for more in this specific community. The record that would settle it is the closed-listing layer for Riverstone by month. What we can say is that the buyer pool physically in Collier County is larger from January through April, that the community's 72.4 percent primary-residence share means a meaningful part of local demand is year-round, and that preparation timelines are what usually decide whether a spring listing is ready for spring.
Fifty-eight days is the median, from the Southwest Florida MLS Matrix closed layer pulled 2026-09-15: 36 Riverstone closings in the trailing twelve months, median days on market 58, with the middle pair at 53 and 63 because n is even. The full range runs from 0 to 319 days, which is the more useful half of the answer, because it says the outcome depends far more on the house and the price than on the community. Two other numbers belong beside it. The median sold-to-list ratio was 94.78 percent and only 2 of the 36 closed at or above list, so expect to negotiate. And the median home currently listed has been sitting 98 days against 58 for the ones that actually sold, which is what unsold inventory looks like. For a read on your specific model and price band, call Jesse direct at (239) 898-6072.
The county roll gives an unusual view of what owners here have actually done: across the 803 parcels that carry a structure, which is the 802 homes plus the single amenity parcel, there are 1,011 post-original structure records added since the homes were first built, with a peak in the mid-2010s as the community filled in and a distinct second rise of 110 in 2022. Those records are not permits and the roll does not say what each one is, so we will not translate them into a renovation category or a dollar figure. What they do show is a community where pools, enclosures, lanai extensions and detached structures are common rather than exceptional, which sets buyer expectations. Against a per-foot range running from $239.32 to $381.48 in the last twelve months, the practical answer is that condition, outdoor living and kitchen presentation are where a Riverstone home moves within that band.
Florida allows an as-is sale and the standard residential contract has an as-is form, so the question is economic rather than legal. Selling as-is does not reduce your disclosure obligations at all. In a community where the recorded rules prohibit a For Sale sign and restrict open houses to Sundays, your listing has fewer chances to make a first impression, which shifts the balance toward arriving in market-ready condition. The counter-argument is real where a home needs work a buyer would redo anyway. That is a home-specific judgement and the right way to make it is with a walkthrough and current comparable evidence, not a rule of thumb.
Every Riverstone home is now between roughly nine and fourteen years old, and that is a specific stage of a Florida house's life. It is the window where original air conditioning systems reach the end of typical service life, where water heaters are commonly past replacement age, where pool equipment and pool heaters come due, where roof surfaces start drawing insurer attention even when they are performing, and where screen enclosure fasteners, exterior paint and irrigation controllers show wear. None of that is a defect narrative, it is an age narrative, and the community's uniform 2012 to 2017 build means buyers and inspectors here arrive expecting exactly this list. Sellers who get ahead of the mechanical items, with service records in hand, negotiate from a much better position than sellers who meet the list for the first time in an inspection report.
Florida is a disclosure state by case law, and the standard is broad: a seller must disclose facts materially affecting the value of the property that are not readily observable and are not known to the buyer. That reaches beyond any printed form. Practically, it covers known roof and mechanical defects, prior water intrusion, active or repaired structural issues, sinkhole activity, permit history for work done on the home, and any association matter you know of that affects the property. Failing to disclose something you knew is where post-closing litigation comes from. Disclose it in writing, keep the documentation, and let the buyer's inspection confirm rather than discover.
If you know of one, disclose it. Florida's disclosure standard reaches known conditions materially affecting value that are not readily observable, and a flood or water intrusion history is squarely inside that. At Riverstone the surrounding record is favourable and worth using rather than hiding from: there are three National Flood Insurance Program claims in the entire census tract across the program's history, one of them paid, for $11,713, on a 1985 structure that is not in this community, with zero claims from Hurricane Ian and zero from Hurricane Milton. Pair your own honest answer with that context and the FEMA determination for your plat, and the flood conversation becomes a strength in your file rather than an unknown.
Moving in or out is permitted between 8:00 a.m. and 9:00 p.m. under the recorded rules. Plan the truck inside that window, and remember that oversize vehicles cannot use the resident bar-code lane and must clear the guard, who will issue an entry pass of appropriate duration once the driver acknowledges receipt of the community rules. Contractors and vendors in marked vehicles have access during normal business hours only.
Yes, briefly. The rules permit portable self-storage containers but state they may not be stored outside the home for more than 48 hours, must sit entirely within your own lot, and may never be placed on association property. That is a hard two-day window, so schedule the container delivery and pickup around the actual pack rather than letting it sit through a weekend. This is one of those small, checkable, community-specific rules that a seller usually learns about from a violation notice rather than from their agent.
The seller side in Collier County typically carries the documentary stamp tax on the deed, the owner's title policy where local custom or the contract assigns it to the seller, recording charges for curative documents, prorated association assessments, prorated property taxes, any negotiated repair or closing cost credits, and the brokerage fee agreed in the listing agreement. The capital contribution is a buyer charge here, not a seller charge. Because assessment proration, estoppel ordering and the association's application timing all interact at closing, get the estoppel ordered early so the numbers on the settlement statement are not being rebuilt in the final 48 hours.
You can, and it is worth understanding what you are taking on in this specific community before you decide. You cannot put a sign in the yard, you cannot hold an open house on any day but Sunday, and any open house signage must be community-approved and in designated locations only. You are responsible for the written notice to the association, the sales application packet moving on time, the estoppel order, the Florida disclosure standard, and explaining a flood map that shows your home inside a Special Flood Hazard Area when FEMA has removed it. Every one of those is doable. The question is whether doing them alone nets you more than it costs, and in a community where recorded deeds ranged from $605,000 to $2,225,000 in the last twelve months, that is a large question to answer on a guess.
Ask three questions that this community answers differently from the one next door. First, how will you market a home that cannot carry a sign, and what is the Sunday open house plan? Second, what is the FEMA determination case number for my plat, and how will you get it in front of the buyer's lender before the determination is ordered? Third, what is the association's resale process here, specifically, and when in the timeline do you submit the sales application? An agent who has not read the recorded rules for Riverstone will answer the first question with signage, will not have heard of the second, and will discover the third during closing week. That is the difference between a smooth Riverstone sale and a scramble. Start with a no-obligation Riverstone valuation, or call Jesse direct at (239) 898-6072.
Expect a list that includes the estoppel certificate, the recorded Declaration and its amendments, the recorded Bylaws, the current Rules and Regulations, the association's insurance certificate, evidence of the quarterly assessment amount and its due dates, the FEMA determination for your plat, and an elevation certificate if one exists for your address, and 199 of them do exist in Collier County's records for this community. The governing documents live behind the association's member login, so plan to pull them through the office or the resale disclosure package rather than assuming a buyer can download them.
Yes, and it is worth stating explicitly rather than assuming a buyer will notice. Buyers comparing North Naples communities of this vintage often find a community development district assessment sitting on the tax bill alongside association dues, and some of those districts are bonded for decades. Riverstone carries none, which was verified against the state special district list, the county tax collector's list of non-ad-valorem levying authorities, the chain of title and county GIS. The only non-ad-valorem line on a Riverstone tax bill is the county solid waste assessment, $261.91 per residential unit for fiscal 2026. Put that comparison in front of a buyer in writing and it removes an entire category of carrying cost anxiety.
No community-wide special assessment appears anywhere in the public record for Riverstone. The Collier Clerk's index carries 128 instruments under the association's name from 2011 to 2026, and every one is either a governing document filing or an individual-owner delinquency or construction lien matter. There is no recorded notice, resolution or certificate of a community-wide special assessment. One nuance a seller should be able to explain: under Declaration Article VII Section 3, a special assessment normally requires the assent of two-thirds of members, but repair, reconstruction or replacement of damaged association property, including landscaping, is expressly excepted from that vote. After a storm, the board can levy for that repair without a member vote. That is a real feature of these documents and it is better explained by you than discovered by a buyer's attorney.
Yes, and there are two documents that govern the handoff. The lease itself must already be on file with the association, because the Declaration requires the owner to deliver a true and complete copy along with the names of all occupants within five days of execution and before occupancy, and a lease that was not delivered is by its own terms "null and void." Tenant bar-code gate stickers are disabled at the end of the lease unless a valid extension is provided to the property manager. Also note the delinquency bar: if the owner is behind on assessments, the lot may not be leased at all until the balance is paid, and the association may collect rent directly from the tenant. Sort all of that before the buyer's sales application goes in.
The assessment is billed quarterly in advance, due January 1, April 1, July 1 and October 1, so at most closings you have already paid into the quarter and the unused portion is prorated to the buyer's credit on the settlement statement. Statements go out on the 12th to 14th of the month before each due date. Delinquencies matter here: the late charge is the greater of $25 or five percent of the past-due installment, interest runs at 18 percent per annum where no other lawful rate is designated, and at more than 90 days delinquent the association may suspend amenity use and voting rights without notice or hearing. Any of that will surface on the estoppel, so clear it before you list.
That depends on your alternative, and the honest framing is this. The same-store just value measure is 11.1 percent off its 2023 peak but was essentially flat from 2024 to 2025, so the market you are selling into is a stabilised one rather than a falling one. There is no new-construction competition inside the gates because the community is built out and the developer is gone. The buyer pool skews to primary residents, and the community's schools, its lack of a CDD and its FEMA determinations all give a well-prepared listing real arguments. What decides it is your own timeline and what you are buying next. If the next home is also in this market, you are trading inside the same conditions and the spread matters more than the absolute price. We will give you both sides of that in writing. Request a Riverstone home valuation, call Jesse direct at (239) 898-6072, or if the next move is a purchase here in North Naples, call Marc at (239) 287-5873 and see how we work with buyers.
Every fact on this Riverstone page traces to a primary record, and the list below names each one: federal flood and school datasets, Florida corporate and statutory filings, Collier County recorded instruments and ordinances, the association's own published governing documents, the developer's dated archives, and the Collier County recorded deeds behind the market figures.
Two standing rules govern this list. Collier County parcel facts are cited as Collier County tax roll, 2026 preliminary, which is the Department of Revenue interchange extract, and no realtor site, aggregator, portal or brokerage listing feed appears anywhere on this page as a source.
Riverstone's governing documents, plats, entitlements and flood determinations are all public records, and the table below links each one to the authority that holds it: the Collier County Clerk of the Circuit Court, the Collier County Board of County Commissioners, and FEMA. No copy here is hosted by us or by any third party.
Two practical notes before the table. The Collier County Clerk's COR Access system issues no permanent per-instrument URL, so recorded instruments are linked to the Clerk's own document search, where the instrument number in the third column retrieves the document directly. The Clerk's Boards, Minutes and Records viewer refuses automated requests but opens normally in a browser.
Document | What it settles | Recording reference | Authority link |
|---|---|---|---|
Amended and Restated Declaration of Covenants, Restrictions and Easements for Riverstone at Naples, 133 pages | The operative covenant for all 802 homes: assessments, use restrictions, the Recreation Tract, the waiver-of-use rule, architectural control, and the definition of the plat | INSTR 5269104, OR 5275 PG 3598, recorded 2016-05-23 | |
Second Amended and Restated Bylaws of Riverstone at Naples Homeowners Association, Inc. | Board structure, meetings, fiscal year, rule-making power, and the recital naming the association's former identity as Saturnia Falls Homeowners Association, Inc. | OR 4730 PG 1224 | |
Certificate of Recording of the Rules and Regulations, 29 pages | That Riverstone's rulebook is a recorded instrument rather than an internal policy, including the no-for-sale-signs rule and the Sundays-only open house rule | INSTR 5725746, OR 5640 PG 3033, recorded 2019-06-12 | |
Certificate of Amendment to Bylaws section 9.8 | The capital contribution at resale, changed to twice the quarterly assessment then in effect, which is $3,030 at the 2026 rate | INSTR 5750719, OR 5661 PG 954, recorded 2019-08-09 | |
Amendments to the Second Amended and Restated Bylaws, 2018 | The predecessor capital contribution of $850, which the 2019 amendment above replaced, plus the late-fee provision | INSTR 5608172, OR 5549 PG 2018, recorded 2018-09-05 | |
Deed, G.L. Homes of Naples Associates II, Ltd. to the Association (turnover deed) | That the residents own the common property and the amenity campus outright, and the full schedule of every plat conveyed | INSTR 5325728, OR 5326 PG 189, recorded 2016-10-21 | |
Second Amendment to Declaration | That the original Working Fund Contribution was deleted from the Declaration entirely, which is why the resale fee now lives in the Bylaws | INSTR 4697841, OR 4800 PG 474, recorded 2012-05-24 | |
Recorded plat, Saturnia Falls Phase One | The first recorded plat of the community, and the reason a search for a Riverstone Plat One returns nothing | Plat Book 51, Pages 1 to 26 | |
Recorded plats, Riverstone Plats Two through Seven | The remaining six plats, their tract and lot structure, and the lot numbering FEMA used in its determinations | Plat Book 52 PG 7, 52 PG 19, 52 PG 39, 54 PG 54, 55 PG 82 and 56 PG 1 | |
Terafina PUD, Ordinance 2004-15 | The operative zoning entitlement, adopted 2004-03-09, whose stated purpose in the petition was to eliminate the golf course | Collier Clerk Boards, Minutes and Records document 15168, adopted 2004-03-09 | |
Terafina PUD, Ordinance 2001-071 | The original 2001 PUD that the 2004 rezone repealed, which is where the eliminated golf entitlement originates | Collier Clerk Boards, Minutes and Records document 12067, adopted 2001-11-27 | |
Terafina PUD close-out, Executive Summary and draft Resolution 2025-88, petition PL20240012112 | That the county formally closed the PUD out on 2025-04-22, with 802 homes recorded as built and one surviving transportation commitment | BCC item 17.A, 2025-04-22, petition PL20240012112 | |
Terafina PUD close-out legal notice, re-advertised hearing | The county's own siting language for the community and the re-advertised April 2025 hearing date | Collier County legal advertisement, BCC 2025-04-22 | |
FEMA Letter of Map Amendment, Saturnia Falls Phase One, Lots 1 to 190 | That the first 190 lots were removed from the Special Flood Hazard Area, and that the federal mandatory flood insurance requirement does not apply to them | FEMA case 12-04-4256A-120067, dated 2012-05-17 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Two | Removal of Lots 353 to 472 from the Special Flood Hazard Area, with the plat book and page and the lowest lot elevation after fill | FEMA case 13-04-3485A-120067, dated 2013-03-21 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Three | Removal of Lots 191 to 352 from the Special Flood Hazard Area | FEMA case 13-04-3486A-120067, dated 2013-03-21 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Four | Removal of Lots 473 to 536 and 569 to 590, with the ten-page per-lot elevation table behind the 14.1 to 16.8 ft NAVD 88 range | FEMA case 13-04-4802A-120067, dated 2013-06-18 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Five | Removal of Lots 591 to 686 from the Special Flood Hazard Area | FEMA case 14-04-1888A-120067, dated 2013-12-31 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Six | Removal of Lots 537 to 568 and 687 to 719 from the Special Flood Hazard Area | FEMA case 14-04-7801A-120067, dated 2014-08-12 | |
FEMA Letter of Map Revision based on Fill, Riverstone Plat Seven | Removal of Lots 720 to 802, the determination that completed the set covering all 802 homes | FEMA case 15-04-5250A-120067, dated 2015-05-15 | |
FEMA effective FIRM panel 12021C0211H | The flood map the community still sits on, showing Zone AH and Zone AE across the community, effective 2012-05-16 | FIRM panel 12021C0211H, effective 2012-05-16 | |
FEMA effective FIRM panel 12021C0212H | The second covering panel, and the evidence that the countywide 2024 revision did not change either panel's effective date | FIRM panel 12021C0212H, effective 2012-05-16 | |
Collier County FY2026 solid waste rate resolution | The $261.91 per residential unit solid waste assessment that appears on a Riverstone tax bill as a non-ad-valorem line | Collier County Resolution 2025-184, FY2026 | |
Collier County Land Development Code, section 10.02.13.F | The procedure the county followed to close the Terafina PUD out, and the zoning framework the community sits inside | Collier County Land Development Code, current edition |
Market data on this page comes from Collier County recorded deeds and the 2026 preliminary Collier County tax roll, pulled 2026-09-14, and from Southwest Florida MLS Matrix, pulled 2026-09-15. Every figure is labelled with the record it came from. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
