Sea Grove at The Dunes is the only low-rise address inside The Dunes of Naples: 40 coach homes of 2,061 and 2,973 sq ft in ten two-story buildings, each with a two-car garage, and a post-Ian rebuild under way. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Sea Grove owners call first when they are ready to sell, and the team buyers call when they want to know what a Sea Grove coach home really costs to own after Hurricane Ian. Sea Grove at The Dunes is a 40-residence, two-story coach-home condominium inside the master-planned community of The Dunes of Naples in Naples, Florida. It is the only low-rise product inside The Dunes gate, the only one with attached two-car garages, and the one with the lowest 2026 quarterly assessment of the eight condominiums. 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, and we price a Sea Grove home from its plan, its floor and its paperwork, not from a tower average.
Sea Grove is one of the neighborhoods inside The Dunes of Naples in Naples. If you are buying or selling here, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.
This guide goes deeper than our community-wide page. It is built from the recorded Sea Grove declaration of condominium (September 2001) and its 2012 and 2013 amendments, the association’s 2026 statutory Q&A sheet, its rules, forms and window specifications, every notice of commencement the association recorded from 2022 to 2026, the Collier County tax roll (2026 preliminary), FEMA’s flood map, Florida statute text, and the Southwest Florida MLS Matrix, pulled September 23, 2026. It lists every Sea Grove sale of the last four years, explains why the Florida milestone and structural reserve study laws do not reach these two-story buildings, and says plainly what the public record does not answer, starting with the outcome of the association’s Hurricane Ian insurance claim.
If you own at Sea Grove and are weighing a sale, start with the market and fee sections, then call Jesse. If you are buying, the plan, Ian and flood sections will tell you which of the two Sea Grove homes fits and what to ask before you write an offer. Either way, every number below carries its source and date, and where a record is private or silent, such as the association’s budget, its reserve schedule or the outcome of its insurance claim, we say so rather than guess.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Sea Grove at The Dunes because Sea Grove rewards an agent who reads the records: only three Sea Grove homes sold in 48 months, the association’s Ian claim is still pending, and two floor plans sharing one fee price very differently. We are the #1 team in Southwest Florida since 2012.
Data updated: September 2026
If you’re searching for the best realtor for Sea Grove in The Dunes of Naples, Naples, whether you’re ready to sell your Sea Grove 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 over $900 million in personal sales inside that number. At Sea Grove that experience matters for a specific reason: there is almost never a recent same-plan sale to lean on. When a building of 40 homes trades three times in four years, the listing agent is the comparable set, and the agent who explains the first-floor and second-floor plans, the Ian record and the fee math to a buyer before the showing is the one who holds the price.
In the last 12 months we tracked 1 Sea Grove closing in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated September 24, 2025 to September 23, 2026. Because one sale cannot carry a median, here it is: a 2,061 square foot first-floor coach home that closed in May 2026 at $1,465,000, or $710.82 a square foot, after 95 days on market, at 97.73% of its $1,499,000 list price. The 48-month record gives the context: 3 closings from September 24, 2022 to September 23, 2026, a small sample, with a median sold price of $1,465,000 (n=3, odd, so the median is the middle sale), a median of $710.82 a square foot, a median sold-to-list ratio of 97.73% and a median of 67 days on market. The three sales ran from $1,425,000 to $2,150,000, with $5,040,000 in total volume. Today no Sea Grove home is listed and none is pending, and no Sea Grove rental appears in the MLS rental search.
For Sea Grove 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. A Sea Grove sale also runs on documents a buyer’s lender and attorney will ask for in week one. The association’s page says it “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses” while its insurance claim is “still pending,” per the association’s Sea Grove page. The master association’s Resale Capital Assessment is now the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, which is $18,312.50 at the $1,465,000 median (our arithmetic). The Sea Grove purchase application requires a complete package at least 30 days before closing, a $150 non-refundable fee and a criminal background check for every occupant, per the Sea Grove purchase application. And the declaration bars For Sale signs on the property, so a Sea Grove listing is sold through marketing, not a yard sign. We assemble the Q&A sheet, the recorded window and door notices, the flood map screen and the estoppel before the first showing.
For Sea Grove buyers: the first decision is the floor. A first-floor home is 2,061 square feet with three bedrooms and two baths; a second-floor home is 2,973 square feet with three bedrooms, a family room, three baths and a private elevator, per the Sea Grove floor plan sheet and the association’s page. Both carry the same 2026 assessment of $5,876 a quarter, per the Sea Grove 2026 Q&A sheet. The second decision is the Ian file: all 20 first-floor homes took water inside, and the association’s recorded work since then runs from drywall to impact windows to concrete repair. The third is the fee: listings often split the $5,876 into a “condo” fee and a “master” fee, and adding the master fee on top double-counts it, because the Q&A sheet says the POA assessment sits inside the Sea Grove budget. We read the Ian file and the estoppel with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling a Sea Grove home? Get a free Sea Grove home valuation, or call Jesse direct at (239) 898-6072.
Buying at Sea Grove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Living in Sea Grove means a private-entry coach home with its own two-car garage, set around the community lake inside The Dunes of Naples gate, a short walk from the Club, tennis center and resort pool, with a back gate onto Conner Park and the path to Delnor-Wiggins Pass State Park.
Sea Grove at The Dunes, a Condominium is 40 homes in ten two-story buildings on Sea Grove Lane and Grove Court in North Naples, ZIP 34110. The association describes the buildings as “each housing 4 separate first and second floor homes,” and says “each unit has a private entry, two-car garage, spacious floor plan, and comfortable lanai,” per the association’s Sea Grove page. The developer and the association both call them coach homes; the floor plan sheet is titled “Sea Grove Coach Home Residences,” the association’s Hurricane Ian page calls them “carriage homes,” and the Sea Grove rules call the buildings “duplex buildings.”
Legally it is a condominium, not a townhome community. The declaration was made by Vanderbilt Partners II, Ltd. and recorded September 19, 2001 at OR Book 2895, Page 0447, and each of the 40 units owns an undivided 1/40 share of the common elements and common surplus, per the Sea Grove declaration of condominium. The land is a 4.30-acre parcel in the southeast quarter of Section 20, Township 48 South, Range 25 East, per the surveyor’s legal description attached to the declaration. You own the inside of your home, an exclusive right to your garage, and a fortieth of everything else: the roofs, the exterior walls, the stairs, the grounds.
Every building holds two first-floor homes and two second-floor homes. The 2001 notice of commencement described “ten (10) two-story coach home buildings, each of approximately 13,400 square feet and containing four (4) residential units,” per the Sea Grove notice of commencement, OR 2786, Page 2271. The county roll carries 20 homes at 2,061 square feet and 20 at 2,973 square feet (Collier County tax roll, 2026 preliminary).
That layout sets the whole buying decision. A first-floor home puts the lanai at grade and needs no stairs. A second-floor home is about 900 square feet larger, adds a family room, a third bath and a 78 square foot balcony, and the association says “second-floor units contain a private elevator.” An enclosed entry or stairway that serves only one home is part of that home under Section 5.2 of the declaration. The floor plans are in the residences section below.
The association’s own description is short: “The homes surround the community-lake, and are just steps from the tennis facility, fitness center, and resort pool area,” per the association’s Sea Grove page. The Club sits at 310 Dunes Blvd, and the Sea Grove addresses are plotted on the association’s property map for vendors.
The other half of the location is the exit. “The Sea Grove community’s main road ends at the back gate of The Dunes property leading onto Connors Park and a short path to the Delnor-Wiggins Pass State Park and beach,” the same page says. Sea Grove has no Gulf frontage, and no Dunes building does. The route runs through public land: Collier County’s Conner Park on Bluebill Avenue, which the county describes as parking with “access to Delnor Wiggins State Park and Bluebill Beach access approximately 1/4 mile,” per Collier County’s Conner Park page. The gate is coded, and the code is never published here. The walk from Sea Grove has not been measured in any public document; the association’s only published figure is “a short 8-minute walk” from the front entry of Barbados, per the Barbados guest and renter guide.
From the back gate, residents choose between two public beaches. Delnor-Wiggins Pass State Park is open 8 a.m. to sundown and charges $2 for pedestrians and cyclists and $6 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page; the county’s resident beach permit does not cover it. The county’s Bluebill Beach Access is drop-off only, with restrooms and foot showers, per Collier County’s Bluebill Beach Access page. In season, the free Paradise Beach Trolley starts at the Conner Park lot, per Collier County’s 2026 beach trolley announcement. Part-time owners qualify for the county’s free beach parking permit with a current Collier tax bill or a deed within three months of closing, per the county’s beach parking information, which helps for drives to Vanderbilt Beach Park, about 2.3 miles away (our estimate).
Sea Grove views are lake and landscape views, not Gulf views. The board’s 2021 specifications bar muntins on west-facing windows and require a solar heat gain coefficient of 0.25 or less, which by our reading reflects strong afternoon sun on the west sides. Lanai glass enclosures must be white aluminum, with “Glass to be 9/16 impact glass if hurricane shutters are not installed,” charcoal screen and “Single panel opening ONLY,” per the Sea Grove window and hurricane protection specifications. In June 2026 the association’s manager signed notices, as agent for the association, for new aluminum lanai railings and screens on all 20 upper homes.
The county roll shows a more full-time owner base than most of the towers. Of the 40 Sea Grove parcels, 18 (45.0%) carry a homestead exemption, against 37.7% across all 656 Dunes parcels; only Grande Dominica (51.7%) and Grande Excelsior (52.0%) run higher, and all three Island Cove towers run lower (17.9% to 35.7%), per the Collier County tax roll, 2026 preliminary. Twenty-two owners (55%) have a Florida mailing address, and four (10%) have a mailing address outside the United States, the highest foreign share of the eight condominiums in proportion.
There is no age restriction. The 2026 Q&A sheet says “There are no age restrictions,” and Section 12.2 of the declaration says “There is no restriction on the age of occupants.” Occupancy is capped at two persons per bedroom.
Sea Grove at The Dunes Condominium Association, Inc. is governed by a board that, after turnover, has five directors on staggered two-year terms under the recorded bylaws, with one vote per home. Day to day, the POA’s Site Management Office at 310 Dunes Blvd serves Sea Grove and the three Island Cove towers; after Ian the association routed “Buildings 1, 2, 3 & Seagrove” through Site Management. Owners do not vote in the master association themselves: “The Condominium Association is a member of the Dunes of Naples Property Owners Association, Inc. Unit owners do not have the right to vote since they are not members although the Condominium Association does have the right to vote,” per the Sea Grove 2026 Q&A sheet. In-unit repairs are the owner’s job, and the Q&A encourages absent owners to hire a home watch service.
A February week at Sea Grove runs on foot more than in the car. The Wellness Center opens at 5 a.m. in season, the courts at 8, and the association’s 2026 guide lists happy hours Tuesday to Sunday from 4 to 7 p.m. at the Club, per the Barbados guest and renter guide. A beach morning starts at the back gate. Trash goes out in the driveway area on Tuesday and Friday, with recycling on Friday only, per the Sea Grove “Things to Know” sheet. Groceries, NCH North Naples Hospital and Mercato are each within about 3.2 road miles of the Dunes gate (our routing estimates, in the logistics section below).
The house rules shape the rest. Only electric grills built into the lanai with proper ventilation are allowed, the rules ask owners to keep garage doors closed, and nothing but a doormat may sit outside the front door, per the Sea Grove Rules and Regulations, amended July 2013. Contractors work weekdays from 8 a.m. to 4:30 p.m. and Saturdays to 1 p.m., never on Sundays.
Four things buyers assume and should not. No building pool. The association’s Sea Grove page names none; residents use the Club’s resort pool. No Grande Preserve services. The private Concierge Center at 280 Grande Way serves only the four Grande towers, and The Floridian Club beach membership attaches to select Grande Preserve units; neither the Sea Grove page nor the Sea Grove Q&A mentions either. Sea Grove owners are served by the POA’s Site Management Office at 310 Dunes Blvd. No golf and no marina. No golf course appears in any Dunes document, and no marina or resident boat slip exists today; if golf matters, compare our guide to Naples golf communities. No yard signs. Section 12.5 of the declaration says no one other than the developer may post “For Sale,” “For Rent” or “Open House” signs anywhere on the condominium property.
The practical differences are daily ones. A tower owner rides an elevator to a floor shared with four to six other residences and parks in a shared garage that flooded in Ian; a Sea Grove owner parks in an attached private garage, walks through a private entry, and shares a building with three other households. Sea Grove residents take the stairs or, upstairs, a private elevator; tower residents never deal with a driveway, a lawn crew in the front yard or a neighbor on the other side of a wall. A Sea Grove fee is lower, but the declaration puts more on the owner, including windows, sliders and the lanai. And the statutes treat the two differently: every tower owes milestone inspections and a structural integrity reserve study; Sea Grove, at two stories, owes neither. We compare the eight condominiums side by side in the comparison section below.
Both plans pay $5,876 a quarter in 2026, because every unit holds an equal 1/40 share. Per square foot of living area, that is about $11.40 a year for a first-floor home and about $7.91 for a second-floor home (our arithmetic on $23,504). The first floor wins on access and price; the second floor wins on space, a guest suite, a third bath, the balcony and a floor between the living space and the 2022 surge.
Sea Grove has no active listing and no pending sale today, and the last sale closed in May 2026. For a seller, that means the next listing sets the price, with no competing listing and a buyer pool that has had nothing to tour. For a buyer, it means patience and a plan: we watch for the listing, and we have the Ian record, the fee math and the flood screen ready when it comes. Sellers: start with a free Sea Grove 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in this guide is one we would defend across the table.
Sea Grove homes rarely come to market: three closed in the 48 months to September 23, 2026, a first-floor home at $1,425,000, a first-floor home at $1,465,000 and a second-floor home at $2,150,000. The 48-month median is $1,465,000 (n=3, small sample). No Sea Grove home is listed, pending or offered for rent today.
Data updated: September 2026
Every figure here comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, unless another source is named. Price per square foot is the median of per-sale ratios on MLS living area. With three sales, every statistic is a small sample, so we list the sales themselves.
Closed | Home | Plan (MLS living area) | Beds / baths | List price | Sold price | Sold-to-list | Days on market | Price per sq ft |
|---|---|---|---|---|---|---|---|---|
May 2023 | second floor | 2,973 sq ft | 3 plus family room / 3 | $2,195,000 | $2,150,000 | 97.95% | 6 | $723.18 |
April 2024 | first floor | 2,061 sq ft | 3 / 2 | $1,565,000 | $1,425,000 | 91.05% | 67 | $691.41 |
May 2026 | first floor | 2,061 sq ft | 3 / 2 | $1,499,000 | $1,465,000 | 97.73% | 95 | $710.82 |
No Sea Grove sale closed in late 2022 or in calendar 2025, and all three sales carry a real marketing period.
Measure | Last 12 months (Sept. 24, 2025 to Sept. 23, 2026) | Last 48 months (Sept. 24, 2022 to Sept. 23, 2026) |
|---|---|---|
Closed sales | 1 | 3 (small sample) |
Median sold price | one sale, no median: $1,465,000 | $1,465,000 (n=3, odd, the middle sale) |
Median list price | one sale: $1,499,000 | $1,565,000 (n=3) |
Median price per sq ft | one sale: $710.82 | $710.82 (n=3) |
Median sold-to-list | one sale: 97.73% | 97.73% (n=3) |
Median days on market | one sale: 95 | 67 (n=3) |
Range | $1,465,000 | $1,425,000 to $2,150,000 |
Total volume | $1,465,000 | $5,040,000 |
Three sales across two plans cannot show a trend. They do show a price band: by our arithmetic, the one upper-home sale brought $685,000 to $725,000 more than the two lower-home sales, for about 912 more square feet, a private elevator, a family room, a third bath and a balcony.
Plan | Sales (48 months) | Sales listed | Per-sale price per sq ft |
|---|---|---|---|
First floor, 2,061 sq ft | 2 | $1,425,000 (April 2024) and $1,465,000 (May 2026) | $691.41 and $710.82 |
Second floor, 2,973 sq ft | 1 | $2,150,000 (May 2023) | $723.18 |
Two sales in one plan carry no median, and one sale is one number. At Sea Grove the MLS living areas match the developer’s plan sheet and the county roll’s base areas exactly (2,061 and 2,973), so price per square foot compares cleanly across sources. None of those figures counts the garage or the lanai.
Two of three Sea Grove sellers closed within about 2.3% of their asking price. The April 2024 sale closed at 91.05% of its $1,565,000 list price, a $140,000 discount, and it carried the higher of the two first-floor asking prices. Across all 105 Dunes closings in 48 months, the median sold-to-list ratio was 93.76%. The upper home went under contract in 6 days in May 2023, seven months after Ian, which suggests demand for the second-floor plan held after the flood; the lower homes took 67 and 95 days. Add at least 30 days for the association’s approval package before closing.
No Sea Grove home was listed or pending on September 23, 2026, so the next listing will have the building to itself (community-wide, 14 were active and 3 pending). The Collier Clerk’s index lists 22 association certificates approving purchasers from December 2012 to May 2023, about two a year across 40 homes, per a 2015 Sea Grove certificate of approval; that roughly 5% annual turnover is our inference, since not every approval is necessarily recorded. The MLS rental search shows no Sea Grove rental.
Measure (48 months) | Sea Grove | Island Cove (Antigua, Barbados, Cayman) | Grande Preserve (four Grande towers) | All of The Dunes |
|---|---|---|---|---|
Closed sales | 3 | 49 | 53 | 105 |
Median sold price | $1,465,000 | $1,200,000 | $2,150,000 | $1,725,000 |
Median price per sq ft | $710.82 | $581.09 | $736.55 | $670.12 |
Median sold-to-list | 97.73% | 92.66% | 94.58% | 93.76% |
Median days on market | 67 | 78 | 120 | 84 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; guest cottage units under 500 square feet excluded. Sea Grove sits between the two tower neighborhoods on price per square foot. Its first-floor home is about the size of the larger Island Cove plans and sells for more per square foot; its second-floor home is Grande-sized. Tower detail is on our sub-pages, starting with Antigua at The Dunes and Grande Phoenician.
Sea Grove was the fourth condominium built at The Dunes of Naples. Vanderbilt Partners II, Ltd. recorded a notice of commencement in March 2001, recorded the Sea Grove declaration on September 19, 2001, added the ten buildings by amendment through March 2002 and recorded its last Sea Grove developer deed in July 2002.
The March 6, 2001 notice of commencement described “ten (10) two-story coach home buildings, each of approximately 13,400 square feet and containing four (4) residential units,” per the Sea Grove notice of commencement, OR 2786, Page 2271. Bayside Builders, Inc. is the general contractor of record on the developer’s recorded notices at The Dunes from 1999 through 2006. The Building 1 elevation sheet credits “Architects Consortium, Inc.” with the architectural design, BBLS Surveyors and Mappers, Inc. prepared the survey exhibits, and Comerica Bank, the construction lender, joined in the declaration, per the Sea Grove declaration of condominium.
The declaration was recorded September 19, 2001 at OR Book 2895, Page 0447, with Building 1 only; Buildings 2 through 10 were added by surveyor-certified amendments from October 16, 2001 to March 6, 2002. The county roll dates 28 homes to 2001 and 12 to 2002. Sea Grove followed Antigua, Barbados and Cayman (all 2001) and preceded Grande Dominica (2003). The association, Sea Grove at The Dunes Condominium Association, Inc., was incorporated as a Florida not-for-profit on January 24, 2001 and is active.
The declarant, Vanderbilt Partners II, Ltd., is a Florida limited partnership whose general partner is CG&S Investors, Inc. of Detroit; it was renamed Vanderbilt GFG II, Ltd in December 2025. Signature Communities ran development and marketing, and the Naples Daily News in April 2007 described The Dunes as “the company’s Vanderbilt Beach-area master-planned waterfront community,” made up of the Sea Grove coach homes, the three Island Cove towers and the Grande Preserve. The developer deed index shows 39 Sea Grove developer deeds from September 2001 to July 2002. Launch prices are not in any public record we read. Developer control of the master association ended April 30, 2010.
Section 10.12 of the declaration says the developer “guarantees that … assessments against unit owners for common expenses will not exceed $1,255.00 per quarter ($418.33 per month)” until owners elected a board majority, rising to $1,355 for 2003 and $1,455 from 2004 if turnover had not happened. Because master association assessments are a Sea Grove common expense (Section 10.1), the guarantee reached the whole bill. From $1,255 in 2001 to $5,876 in 2026 is about 4.7 times in 25 years, roughly 6.4% a year compounded (our arithmetic on two published figures, not an association statement).
Recorded | OR Book / Page | What it does |
|---|---|---|
November 7, 2012 | 4852 / 2937 | Rewrites the maintenance split in Sections 11.1 to 11.3 (upper-unit French doors, exterior stairs, garages, flooring) and adds noise and vehicle rules to Sections 12.4 and 12.6 |
January 28, 2013 | 4879 / 1010 | Easement to Comcast of the South, Inc. for broadband service |
April 19, 2013 | 4910 / 1861 | Section 10.4: an association that takes title by foreclosure is not liable for past-due assessments |
December 21, 2016 | 5346 / 1179 | Certificate that a majority of all voting interests voted to forgo a fire sprinkler retrofit |
Sources: the 2012 Sea Grove amendments, the 2013 assessment amendment, the 2013 Comcast easement and the 2016 fire sprinkler certificate. Sea Grove reached the 25th anniversary of its recording on September 19, 2026, in the middle of the largest exterior program in the recorded notices we found.
Sea Grove has two floor plans: a 2,061 square foot first-floor home with three bedrooms and two baths, and a 2,973 square foot second-floor home with three bedrooms, a family room, three baths, a balcony and a private elevator. Every Sea Grove home has a 252 square foot lanai and an attached two-car garage.
The plan sheet labels it “Three Bedroom, Two Bath”: 2,061 square feet of living area, a 252 square foot lanai and a 453 square foot garage, 2,766 square feet in total, per the Sea Grove floor plan sheet. The great room is 24’8” by 21’8”, the kitchen 18’8” by 13’10”, the master bedroom 16’8” by 17’8”, the lanai 23’8” by 10’6” and the garage 19’ by 22’. It is the plan for a buyer who wants no stairs and a lanai at grade, and it is the plan that took Ian’s water inside, so ask what was replaced and when.
The plan sheet labels it “Three Bedroom plus Family Room, Three Bath”: 2,973 square feet of living area, the same lanai and garage, and a 78 square foot balcony, 3,756 square feet in total. It repeats the great room, kitchen and master suite and adds “Master Suite No. 2” (19’0” by 14’10”) and a family room (19’0” by 18’0”). The association says “second-floor units contain a private elevator,” although the plan draws only the stairs; Florida’s elevator certificate records list none for Sea Grove, which fits private residential units. Because all 40 homes “were affected with their elevators” in Ian, ask for each elevator’s repair history.
“Each residential unit will have as an appurtenance an adjoining two-car garage,” and the right to use it “shall pass with title to the Unit regardless of whether such garage shall be referred to in any such Unit deed” (Section 8.1(A)). The garage is a limited common element, cannot be leased apart from the home, and “No garage or other parking space may be converted to another use” (Section 12.7). Storage is the garage and the stairwell storage; nothing may be stored outside the front entry or in the fenced area that houses the air conditioning equipment.
The recorded Building 1 elevation sheet notes a floor-to-ceiling height of 9 feet 1 inch, “except at dropped ceiling areas” of 7 feet 8 inches; the scan is low resolution and the first digit could be read as 8, but 9 feet fits the roughly 10.7-foot gap between the recorded floors. The same sheet puts the Building 1 first floor at 11.07 feet and the second floor at about 21.8 feet on the NGVD 1929 datum, measured August 17, 2001. The other nine buildings’ elevations sit on later survey sheets in the Official Records.
The ten buildings sit at 320, 330 and 340 Grove Court and 345 through 415 Sea Grove Lane, per the association’s property map for vendors; the association numbers them Buildings 1 to 10, with Building 1 at 320 Grove Court. Sea Grove has no guest cottages or cabanas.
A Sea Grove residence comes with its own garage, entry and lanai, and with privileges at The Club at the Dunes, the master association’s 25,000 square foot amenities center at 310 Dunes Blvd. Sea Grove has no building pool, no Concierge Center access and no Floridian Club membership; its shared amenities are the community’s.
“All residences in The Dunes have membership privileges at The Club,” per the Barbados guest and renter guide, and the Sea Grove Q&A answers “No” to any rent or land-use fee for recreational facilities. The association describes “a 25,000 square foot amenities center offering a resort style pool, indoor/outdoor food and beverage options, fitness center, tennis center and additional recreational activities,” per the association’s About page, rebuilt in a “$9.2 million Amenities Center renovation and expansion project” completed in 2019, per the association’s Club page. The Club is “Proudly managed by Troon Privé,” and the Sea Grove “Things to Know” sheet still calls it the Plantation Club.
Four venues run through the Club, the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, per the Club’s dining page; cash is not accepted. The Wellness Center runs Strength, Balance, Flexibility, Cardio, Pilates, Yoga and Aqua classes and has two therapy rooms and two infrared saunas, per the Club’s wellness page. Cliff Drysdale Tennis lists six Har-Tru clay courts, and the association announced four pickleball courts, per the association’s racquets page; see also our guide to tennis and pickleball communities in Collier County. For Sea Grove owners, the resort pool is the pool.
A POA resolution effective January 1, 2024 requires each owner to spend $1,000 a calendar year on food and beverage at the Club, excluding tax and gratuity, with any shortfall billed as “an Assessment subject to a lien,” per the POA’s food and beverage minimum policy. The Sea Grove 2026 Q&A says the prepaid minimum “will not be charged in advanced” this year; a shortfall appears on the December 2026 Club statement.
The Grande Preserve Concierge Center at 280 Grande Way is “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” per the association’s Grande Preserve page, and “select units” in those towers carry a Floridian Club beach membership. Neither the Sea Grove page nor its Q&A mentions either, and Sea Grove owners do not pay the Grande Preserve assessment. If those services matter, compare Grande Dominica and Grande Geneva.
The 2026 assessment at Sea Grove is $5,876 a quarter for every home, $23,504 a year, the lowest regular assessment of the eight condominiums at The Dunes of Naples. The association’s 2026 Q&A sheet says the master POA assessment of $2,380.50 a quarter is included in the Sea Grove budget, so nothing is added on top.
Data updated: September 2026
“The quarterly assessments for the year 2026 are: 1st, 2nd, 3rd, 4th quarter are $5,876 for each unit,” payable in advance on January 1, April 1, July 1 and October 1, per the Sea Grove 2026 Q&A sheet. One figure for all 40 homes follows from the declaration’s equal 1/40 shares, so a 2,061 square foot home and a 2,973 square foot home pay the same.
Item | Amount | Basis |
|---|---|---|
Quarterly assessment, every home | $5,876.00 | 2026 Q&A sheet |
Annual assessment | $23,504 | our arithmetic |
POA share inside it, per quarter | $2,380.50 | 2026 Q&A sheet |
Sea Grove’s own share, per quarter | $3,495.50 ($13,982 a year) | our arithmetic |
Club food and beverage minimum | up to $1,000 a year, billed in December if unspent | 2026 Q&A sheet; POA policy |
The Q&A names one item plainly: “Unit Owners are liable for the assessments of the Property Owners Association which are included in the Condominium budget. In 2026 the quarterly assessment for the Dunes of Naples Property Owners Association is $2,380.50.” Sea Grove is not part of the Grande Preserve association and pays no Grande Preserve assessment. The Q&A is just as clear on what the fee does not buy: “All plumbing, A/C, electrical & Appliance issues within the unit are the responsibility of the unit owner. Association maintenance staff does not perform these repairs.” The budget and reserve schedule sit in the owners’ portal, not on the public site.
By our arithmetic, 40 homes at $23,504 implies about $940,160 in 2026 assessments, about $559,280 of it for Sea Grove’s own operations, insurance and reserves across ten buildings: a small budget when something large goes wrong.
Listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, split the Sea Grove assessment into a “condo” fee and a “master” fee. The pieces add up to the association total; they are not charges to stack.
MLS “condo” fee (quarterly) | MLS “master” fee (quarterly) | Sum | MLS “total annual” | Total annual minus 4 x sum |
|---|---|---|---|---|
$3,594.00 | $2,282 | $5,876.00, exactly the 2026 Q&A figure | $24,504 | $1,000 |
$3,557.00 | $2,185 | $5,742.00 | $23,968 | $1,000 |
$5,234.50 | $1,950 | $7,184.50 | $29,736 | $998 |
The row with a $2,282 master figure matches the Q&A to the dollar. The lower master amounts look like POA figures from earlier years (the $2,185 figure also appears on 2024 listing rows elsewhere at The Dunes), which is our reading, and nothing public explains the $7,184.50 row; the estoppel is the only reliable number for a sale. The “total annual” line runs about $1,000 above four quarters, which appears to include the Club’s $1,000 minimum (our reading, not a statement in the listings).
For contracts approved after May 31, 2026, the master POA’s Resale Capital Assessment is 1.25% of the gross sale price or $1,000, whichever is greater (previously 0.75%), except as provided in Section 6.9 of the Amended Declaration of Covenants and Easements, per the notice on the association’s Sea Grove page. It is collected at closing through the estoppel, and the contract decides who pays. The 2024 Sea Grove purchase application still shows 0.75%; the POA notice supersedes it.
Sale price | At 1.25% | At the old 0.75% |
|---|---|---|
$1,425,000 (April 2024 first-floor sale) | $17,812.50 | $10,687.50 |
$1,465,000 (48-month median) | $18,312.50 | $10,987.50 |
$2,150,000 (May 2023 second-floor sale) | $26,875 | $16,125 |
All rows are our arithmetic on the published rate.
Charge | Amount | Paid to | Source |
|---|---|---|---|
Purchase application | $150, non-refundable | Sea Grove association | |
Vehicle transponder | $25 per vehicle | Dunes of Naples POA | same |
Lease application | $150, non-refundable; “Checks not accepted from lessee” | Sea Grove association | |
POA lease fee | $250 per lease | Dunes of Naples POA | same |
Estoppel and lender questionnaire | set by the vendor | ordered through CondoCerts |
On the Collier County tax roll, 2026 preliminary, the 40 Sea Grove parcels carry a median total just value of $1,303,060 (range $1,049,890 to $1,571,230) and a median total tax bill of $9,234.58. District millage is 9.8670, so each $1,000,000 of taxable value produces about $9,867 before exemptions (our arithmetic). The non-ad valorem assessment is $0.00 on every parcel: no community development district. With 45% of homes homesteaded and Florida’s assessment caps resetting on a sale, a buyer’s first full bill is usually higher than the seller’s.
Sea Grove’s two-story buildings fall below the three-story threshold in Florida’s milestone inspection and structural integrity reserve study laws, so neither applies, while ordinary reserves still do. The live issue is Hurricane Ian: the association says it “may need” a special assessment for reconstruction while its insurance claim is pending.
Data updated: September 2026
Word for word, from the association’s Sea Grove page: “PLEASE NOTE: The Association may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses. The Association’s insurance claim is still pending. Any possible adoption of a special assessment, if necessary, would be considered by the Board at a future, duly noticed Board Meeting pursuant to the applicable requirements of the Condominium Documents.” Ian struck September 28, 2022; almost four years later the claim is described as pending, and no amount or notice of special assessment is public.
Section 16.2(B) of the declaration says that for common-element damage below “very substantial,” repair is mandatory, and if insurance and reserves fall short the association “shall promptly … levy a special assessment against all unit owners in proportion to their shares … Such special assessments need not be approved by the unit owners.” Bylaws Section 6.6 (2001) caps special assessments at 15% of the annual budget “unless a majority of the voting interests first consent,” and Section 23.3 of the declaration says the declaration controls over the bylaws. Our reading is that a casualty-repair assessment is likely not capped by the bylaw, but that is a question for the association’s counsel, not advice from us. Any assessment would fall equally on all 40 homes.
The milestone statute reaches “a building that is three habitable stories or more in height,” per section 553.899, Florida Statutes, and the SIRS statute reaches “each building on the condominium property that is three habitable stories or higher in height,” per section 718.112, Florida Statutes. Sea Grove’s buildings have two stories. Collier County’s Milestone Status dashboard lists the Island Cove towers as “Milestone Completed” (next year 2036) and the Grande towers as “Not Due” (2028 to 2032); Sea Grove is not on it, and the state’s SIRS reporting database does not apply. That kept Sea Grove out of the 2022 to 2025 cost wave, but it also means there is no engineer-prepared structural reserve schedule for a buyer to read.
Section 718.112 still requires reserve accounts for “roof replacement, building painting, and pavement resurfacing, regardless of the amount,” and any other item whose deferred maintenance or replacement cost exceeds $25,000 (inflation-adjusted). Owners may vote to waive or reduce these non-SIRS reserves at a duly called meeting, and Sea Grove’s 2001 bylaws also allowed a waiver by majority vote. Whether that has happened recently is in the budget and annual meeting minutes, which are not public. Ask for both.
In 2016 owners voted to “forego retrofitting” with fire sprinklers, per the 2016 Sea Grove fire sprinkler certificate; today’s mandate is tied to high-rise buildings anyway. The My Safe Florida Condominium Pilot Program covers buildings “three stories or taller,” per the Florida Chief Financial Officer’s program page, and since 2025 requires windows to be common elements, per the Florida Senate summary of CS/CS/HB 393. Sea Grove fails both tests: two stories, and windows are owner items under Section 11.2(A).
The association’s FAQ says “Island towers and Sea Grove windows if original, are not impact glass,” per the association’s Hurricane Ian frequently asked questions. Since 2025 the association has recorded notices for impact entry doors, garage doors, impact windows and doors on all ten buildings and concrete repair (table in the permits section). The declaration makes windows and sliders owner items, yet the association filed these notices as owner of the property, which fits an association-run Ian restoration. No public document says whether insurance, reserves, a future assessment or owners are paying.
The CondoCerts estoppel.
The 2026 budget, reserve schedule and last annual meeting minutes, including any reserve waiver vote.
Twelve months of board minutes on the Ian claim, windows, doors, concrete and railings.
The master insurance certificate, wind deductible and any master flood policy.
For the home: Ian damage and repairs, window status and, upstairs, the elevator record.
The Sea Grove declaration, recorded in 2001 and amended in 2012 and 2013, governs what owners may change, who maintains what, and how homes are sold and leased; the Rules and Regulations, amended July 2013, add daily rules. Together they are stricter than most buyers expect of a two-story Sea Grove coach home.
A unit runs from the “unfinished upper surface of the concrete floor” to the “unfinished lower surface of the ceiling” and to the “unfinished interior surfaces of the plasterboard or drywall,” and for windows and doors to the interior surfaces of the coverings “and their frameworks.” An enclosed entry or stairway serving one unit is part of that unit (Section 5.2), per the Sea Grove governing documents.
Component | Responsible | Section |
|---|---|---|
Wiring to the breaker panel; water pipes to the unit shut-off; sewer lines to the unit | Association | 11.1 |
Exterior surface of main entrance doors, “including the upper unit French doors” | Association | 11.1(G), 2012 |
“All exterior building walls, including painting, waterproofing, and caulking” | Association | 11.1(H) |
Exterior stairs and railings up to the main entrance door | Association | 11.1, 2012 |
Garage exterior surfaces, structure and garage door exteriors | Association | 11.3, 2012 |
Screens, windows, glass, window frames and hardware | Owner | 11.2(A), 2012 |
Entry door interior, French doors and sliding glass doors | Owner | 11.2(B) |
In-unit wiring, plumbing fixtures, appliances, water heater, A/C including outside equipment | Owner | 11.2(D) to (G) |
Floor coverings, shower pans; balcony, lanai and patio areas | Owner | 11.2; 11.3(A) |
Source: the declaration and the 2012 Sea Grove amendments. Roofs are common elements, and the association recorded the 2022 re-roof notice. The association has an irrevocable right of access, and the rules ask owners to leave a key with Site Management.
No material alteration or change to exterior appearance without written board approval, and “Any glass, screen, curtain, blind, shutter, awning, or other modifications … visible from outside the unit, are subject to regulation” (Section 11.5); the rules add storm doors, etched glass, screen doors and window film. Above the ground floor, Section 11.3(C) requires wall-to-wall carpet over high quality padding except in kitchens, baths, foyers and laundry areas, unless a hard surface sits on underlayment at least equal to quarter-inch cork. The contractor rules require “Proflex RCU 250 sound-control material” and a staff inspection before the finish floor, per the Sea Grove contractor and flooring requirements. The 2012 amendment adds that “sound and impact noise transmission … is very difficult to control,” and the rules warn that “noise within duplex buildings can be magnified.”
The board’s 2021 resolution requires “Large Missile Impact-rated” windows and sliders with a “Bone White, Kynar finish,” Low E glass, no muntins on west-facing windows and a solar heat gain coefficient of 0.25 or less; roll-down shutters must be white aluminum. The board decides within 20 days, and the owner pays for “continued first class upkeep of windows,” per the Sea Grove window and hurricane protection specifications.
Overnight parking is only in the garage or driveway, on-street parking only on the curb opposite the unit, per the Sea Grove “Things to Know” sheet. Section 12.6 bars commercial trucks, trailers, campers, motor homes, motorcycles and recreational vehicles from being “kept,” meaning “present overnight, or for a period of four (4) consecutive hours, whichever is less,” and the purchase application adds “Motorcycles are not allowed on Dunes Property at any time.” “The only approved item outside unit door is a doormat.” And Section 12.5 is absolute: “No person other than the Developer may post or display any signs anywhere on the Condominium property, including ‘For Sale,’ ‘For Rent,’ ‘Open House’ and other similar signs.”
Residential use only; “The use of a unit as a public lodging establishment shall be deemed a business or commercial use” (Section 12.1). The rules ask for quiet after 10 p.m. and bar ball playing, skateboarding and bike riding on the grounds.
Section 14 exists “to maintain a community of congenial, financially responsible residents … inhibiting transiency.” No sale without prior written board approval; the board acts within 30 days of complete information or 60 days of notice, and silence is approval. Disapproval “with good cause” needs a majority of the whole board and an opinion of counsel; without good cause, after a written demand, the association must supply an approved alternate purchaser at the same price and terms. Entities, trusts and non-spouse co-owners must name one “primary occupant,” and a change counts as a transfer.
Owners insure contents, coverings, cabinets, appliances, water heaters, A/C and fixtures, and are “expected to carry homeowner’s insurance, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection” (Section 15.1). A deductible is paid by whoever would have paid for the repair without insurance. Amendments need two-thirds of the voting interests present and voting; termination needs three-fourths of owners plus the primary mortgagee. Owners do not vote in the master association; the Sea Grove association casts that vote, and inside Sea Grove each unit has one vote, per the 2026 Q&A.
No. Sea Grove at The Dunes has no age restriction. The association’s 2026 Q&A sheet says “There are no age restrictions,” and Section 12.2 of the recorded declaration says “There is no restriction on the age of occupants.” The Dunes of Naples as a whole is not age-restricted, and families with children may own and live here.
The only age rule is supervision of occupants under 18 (Section 12.2). The 2026 Q&A caps regular occupancy at two persons per bedroom, six in any three-bedroom Sea Grove plan, and the declaration defines a “temporary” guest stay as “not longer than sixty (60) days in any calendar year.” The 2019 Club rebuild added a children’s fountain area, per Troon’s announcement of the $9.2 million Amenities Center project. With 45.0% of homes homesteaded, Sea Grove draws full-time residents and seasonal owners alike.
Yes, with limits. Sea Grove at The Dunes allows leasing with prior board approval, a 30-day minimum term, no more than 12 leases a year, a one-year maximum and no pets for tenants, under Section 13 of the recorded declaration. No Sea Grove rental appeared in the MLS rental search pulled September 23, 2026.
Data updated: September 2026
Rule | Text or summary | Section |
|---|---|---|
Frequency and minimum | “No unit may be leased more often than twelve (12) times in any calendar year. The minimum lease term is 30 days.” | 13.2 |
Maximum | One year, no renewal options; the board may re-approve the same lessee | 13.2 |
Notice | Executed lease at least 20 days before occupancy; the board has 20 days, and silence is approval | 13.1 |
Subleasing | Prohibited, as is assignment | 13.4 |
Occupants | Lessee, first-degree family, spouses and temporary guests; two per bedroom | 13.5, 13.6 |
Pets | “No pets will be allowed for any rental or leased unit at any time.” | Rules, Section 7 |
Leasing is “a privilege, not a right,” and nightly or weekly short stays do not fit the declaration.
Cayman, Grande Excelsior and Grande Geneva tightened leasing after owners bought and grandfathered earlier owners. Sea Grove’s recorded amendments did not touch leasing, so a buyer steps into the same 30-day, 12-per-year rule the 2001 buyers had, and no percentage rental cap appears in any Sea Grove document we read.
Each lease costs $400 in association fees ($150 to Sea Grove, $250 to the POA), tenant vehicles need a $25 transponder, and the tenant “must present a copy of the lease to guard upon arrival,” per the Sea Grove lease application. The MLS shows no Sea Grove rental in the 365 days to September 23, 2026: no competing rentals, and no rent history to underwrite with.
Grande Excelsior requires a 90-day minimum, Grande Dominica and Grande Geneva cap leases at four a year, and Cayman owners who took title after February 21, 2019 may lease once per 90 days. Sea Grove matches Antigua’s 12-per-year frequency, per the recorded declarations summarized in our guide to The Dunes of Naples. If rental flexibility drives the purchase, compare Sea Grove with Antigua at The Dunes first.
Sea Grove owners may keep “a reasonable number of pets” under Section 12.3 of the recorded declaration, leashed or carried outside the unit, with no breed or weight list in the documents we read. Tenants may not have pets, and guests may bring a pet only when the owner is present, per the Sea Grove “Things to Know” sheet.
Keeping a pet is “a privilege, not a right,” and the board may order removal of a pet that becomes an unreasonable annoyance. “Pets must be leashed or carried under the owner’s arm at all times while on the Condominium property outside of the unit,” and owners pick up after them. The rules bar vicious or dangerous pets, require inoculations, forbid leaving pets unattended on lanais and make owners indemnify the association, per the Sea Grove Rules and Regulations. Unlike Antigua and Barbados, Sea Grove sets no breed list.
Renters, lessees and unaccompanied guests may not bring pets. Outside the back gate, the county’s rules govern: Collier County’s Conner Park page says dogs are not permitted in the park, and its Bluebill Beach Access posts “no dogs,” per Collier County’s Conner Park page. Walk dogs on the roads and paths inside the gate.
Hurricane Ian put water inside all 20 first-floor Sea Grove homes, and the association says all 40 were affected. FEMA’s map puts every Sea Grove building point in shaded Zone X, with AE zones on part of the parcel, and all of The Dunes of Naples sits in Evacuation Zone A.
“Sea Grove’s 20 lower carriage homes all had flooding interior to the units. All 40 units were affected with their elevators and lower spaces and stairwells storage,” per the association’s Hurricane Ian Information Center. The roofing contractor “reviewed all roofs, including Sea Grove and stabilized damage,” the surge “came so fast that it had a current and swept in from the preserve side,” and “No injuries or deaths were reported in the Dunes.” In Irma, the association recorded water intrusion at the “Island towers and Sea Grove front entrance doors.”
The USGS storm-tide sensor at the Delnor-Wiggins boat ramp peaked at 10.24 feet NAVD88 in Ian, per the USGS peak summaries for Collier County and the National Hurricane Center’s report on Hurricane Ian. The recorded Building 1 first floor is 11.07 feet on the NGVD 1929 datum, roughly 9.8 feet NAVD88 in coastal Collier, which matches the roughly 9.9-foot lidar ground reading at the building points. By our arithmetic, Ian’s peak stood about 0.4 feet above that floor. It is one building against one sensor, so treat it as an order of magnitude.
Measure | Sea Grove |
|---|---|
FEMA zone at every building address point | Shaded Zone X (0.2% annual chance) |
Share of the 4.30-acre parcel by zone | about 82% shaded X, 11% AE 10, 7% AE 9 |
Flood map panel | 12021C0189J, effective February 8, 2024 |
Ground elevation at sampled building points | about 9.85 to 9.87 ft NAVD88 (USGS lidar) |
Hurricane evacuation zone | A |
Hurricane Center worst-case surge above ground, Category 1 / 2 / 3 to 5 | less than 3 / more than 3 / more than 9 ft |
This is a map screen, not an official determination; lenders order a flood zone determination per building. Sources: FEMA’s National Flood Hazard Layer, the Collier County 2026 Floodplain Protection Newsletter, Collier County’s evacuation zone lookup and the National Hurricane Center’s storm surge risk maps.
Shaded X puts the building points outside FEMA’s 1% annual-chance flood, on higher ground than the five towers mapped AE 10. But the adjacent AE zones carry base flood elevations of 9 and 10 feet, and a first floor near 9.8 feet sits at or just below an AE 10 base flood elevation; by our reading, Ian was roughly a base-flood event here. An elevation certificate for the building matters to flood pricing, and we tell every Sea Grove buyer to price flood insurance before writing an offer, whatever the lender requires.
The Sea Grove point sits in the 162 mph design wind speed band, per Collier County’s FBC 8th Edition wind load layer, a wind-borne debris region where new windows and doors must be impact-rated or protected. The first statewide building code took effect March 1, 2002, per the Florida House analysis of CS/HB 1551; by roll year, 28 Sea Grove homes came before it and 12 straddle it. Original windows are not impact glass, and the 2025 and 2026 notices show impact units going in on all ten buildings.
Florida law requires “adequate property insurance” on the buildings and treats deductibles and damage beyond coverage as a common expense, per section 718.111, Florida Statutes. An HO-6 policy must carry at least $2,000 of loss assessment coverage, per section 627.714, Florida Statutes; with an Ian assessment possible, we suggest far more, and first-floor owners should consider contents flood coverage. Association flood cover is optional under the declaration; FEMA’s condominium master policy is capped at the lesser of replacement cost or $250,000 per unit, per the federal bank regulators’ RCBAP explainer, about $10.0 million for 40 units (our arithmetic). Whether Sea Grove carries one is not public. A wind mitigation inspection may lower premiums, per the Office of Insurance Regulation.
Every Sea Grove Lane and Grove Court address is zoned for 2026-2027 to Naples Park Elementary, North Naples Middle and Aubrey Rogers High, per the Collier County Public Schools attendance zones tool, checked September 23, 2026. All three schools earned an A for 2025-2026, and Sea Grove’s zoning matches the rest of The Dunes of Naples.
Level | Zoned school (2026-2027) | Grades | Students (2024-2025) | Distance from the Dunes gate | Off-peak drive | 2025-2026 grade |
|---|---|---|---|---|---|---|
Elementary | Naples Park Elementary, 685 111th Ave N | PK to 5 | 384 | 1.0 mi | 3 min | A |
Middle | North Naples Middle, 16165 Learning Ln | 6 to 8 | 909 | 6.4 mi | 13 min | A |
High | Aubrey Rogers High, 15100 Patriot Pl | 9 to 12 | 1,496 | 8.4 mi | 18 min | A |
Sources: the CCPS attendance zones tool for 2026-2027, linked from the CCPS attendance boundaries page; enrollment from the NCES records for Naples Park Elementary, North Naples Middle and Aubrey Rogers High; grades from the CCPS 2026 Accountability Brief. Drive figures are our routing estimates from 300 Dunes Blvd; Sea Grove sits a few hundred yards farther inside the gate.
Through 2022-2023, Dunes addresses were zoned to Gulf Coast High; the district then opened Aubrey Rogers High and moved the assignment. Other schools require a Parental Choice application. Search caution: “Sea Grove” and “Grove Ct” match streets elsewhere; the ones that belong here are in ZIP 34110 off Vanderbilt Drive.
The nearest private options by road include First Baptist Academy (PK to 12, about 6.5 miles), The Village School of Naples (PK to 12, about 6.6 miles) and Community School of Naples (PK to 12, about 8.3 miles), per the NCES private school survey near ZIP 34110 and our routing. For more, read our guide to Naples private schools.
Since 2022 the Sea Grove association has recorded notices of commencement for a new roof on all ten buildings, drywall, impact entry doors, new garage doors, impact windows and doors, concrete repair for corroded reinforcing steel, and new upper-unit lanai railings, per the Collier Clerk’s Official Records. It is the largest exterior program in the Sea Grove notices we found.
Data updated: September 2026
A notice of commencement is recorded before permitted work above a threshold begins, and it names the owner, the contractor and the scope. We searched the Clerk’s index by party name for the Sea Grove association from 2012 to 2026, using the Collier Clerk’s Official Records search, and read the notice images listed below.
Recorded | Contractor | Scope as written on the notice | Buildings | Record |
|---|---|---|---|---|
July 27, 2022 | Crowther Roofing and Sheet Metal of Florida | “Re-Roof, Remove Existing Roof, Install New Roof.” | Buildings 1 to 10 | |
November 27, 2023 | Prestige Coating and Construction Inc. | “Drywall replacement” | 355 Sea Grove Ln | |
February 6, 2025 | D&D Garage Doors | “Install new garage doors” | Building 1, 320 Grove Ct | |
February 11 and 14, 2025 | Windstorm Hurricane Protection Systems | “REPLACE EXISTING DOORS WITH IMPACT PRODUCT” | Buildings 1 to 10 | |
March 10, 2025 | D&D Garage Doors | “Install new garage doors” | remaining buildings | |
July 17, 2025 | Reconstruction Experts, Inc. | “Remove existing aluminum windows and doors and replace with impact resistant aluminum windows and doors”; 21 county permits listed | all 10 buildings | |
March 2, 2026 | Reconstruction Experts, Inc. | same window and door scope; 20 county permits listed | all 10 buildings | |
April 9, 2026 | Reconstruction Experts, Inc. | “Repair of Deteriorated concrete caused by corroded reinforcing steel and re-framing of pocket walls.” | all 10 buildings | |
June 29 and 30, 2026 | a contractor (an individual, not named here) | “Installation of new lanai aluminum and screen - upper units” | Buildings 1 to 10, upper homes |
The order tells the story: a re-roof two months before Ian, drywall in 2023, impact entry doors and garage doors in early 2025, impact windows and sliders from mid-2025 into 2026, concrete repair in April 2026 and upper lanai railings in June 2026. The railing notices were signed by the association’s community association manager as agent for the association, which reads as one coordinated project for all 20 upper homes rather than owner-by-owner work. A buyer touring in 2026 should expect active or recently finished exterior construction.
The July 27, 2022 re-roof notice with Crowther Roofing covers all ten buildings, two months before Ian; whether the roofs were finished before the storm is not stated in any public record, so roof age by building is a question for the association and the county’s permit files. The April 2026 notice, “Repair of Deteriorated concrete caused by corroded reinforcing steel and re-framing of pocket walls,” is the only public record of concrete deterioration at Sea Grove. It is an ordinary repair permit, not a milestone or SIRS finding. Who pays for the whole program is not in any public document, and we found no recorded lien or lawsuit naming the association from 2012 to 2026.
Nothing new is being built inside The Dunes of Naples, which Collier County lists as built out, and Sea Grove’s own work is repair. Outside the gate, Kalea Bay’s last tower is finishing to the north, a private beach club and a Ritz-Carlton residential project are rising to the south, and the state is replanning Delnor-Wiggins Pass State Park.
Collier County’s PUD master list dated June 11, 2026 carries The Dunes PUD at 188.55 acres and 640 approved units, status “BUILT OUT.” The one open question is land: the developer quitclaimed the Hold-Back and Marina parcels to the property owners association in June 2026, and whether a marina will ever be built there is not decided in any public document we found.
Kalea Bay Tower 500, directly north, was approved in 2023 at 20 stories and was in its final phases in April 2026, per Kalea Bay’s Tower 500 construction update and Gulfshore Business. Our Kalea Bay guide covers the tower community directly north.
Kinsale Golf Club, a private club east of Vanderbilt Drive and not a Dunes amenity, opened in 2025, per GolfPass’s Kinsale listing.
Paraiso Beach Club, a private beach club at 10025 Gulf Shore Drive, was approved by the county in October 2025, per the county commission’s October 14, 2025 meeting record, with a reported mid-2027 target.
The Ritz-Carlton Residences, Naples, at Gulf Shore Drive and Vanderbilt Beach Road, was reported in June 2026 to be opening in fall 2026; see STOCK Development’s project news.
Delnor-Wiggins Pass State Park: a June 2026 draft unit management plan would rebuild four beach lots, add a capacity gate and evaluate reservations; the park’s fee page says pedestrians may still enter when lots are full.
Vanderbilt Drive greenway path: on January 13, 2026 the county approved $845,066 to rebuild and raise the path “from The Dunes of Naples north to the Marina Bay Club of Naples,” through the Vanderbilt Beach MSTU.
Vanderbilt Beach Road widening east of US 41 started in July 2026, per the county’s construction-start release, and a new Publix at US 41 and Wiggins Pass Road is expected in mid-2027, per Gulfshore Business.
Daily life at Sea Grove runs through a garage, a driveway and the Site Management Office at 310 Dunes Blvd. Trash goes out Tuesday and Friday, contractors keep weekday and Saturday-morning hours, deliveries are announced to the gatehouse, and every trip to US 41 starts at the Vanderbilt Drive gate of The Dunes of Naples.
Each home has its attached two-car garage and driveway; overnight parking is limited to those two places, and daytime on-street parking only on the curb opposite the unit. Contractors park in the driveway of the home they are serving. Guest access runs through the dwellingLIVE visitor management system, and guests must be pre-registered by the owner, per the association’s visitor management page. Owners must not give out access codes to contractors, visitors, tenants or agents without verification.
Deliveries run 8 a.m. to 4:30 p.m. on weekdays and 8 a.m. to 1 p.m. on Saturday, with notice to the gatehouse, per the Sea Grove rules. Contractors work the same hours, may not access the property on Sundays except in emergencies, must be Florida or Collier licensed and carry a general liability certificate of at least $1,000,000 naming the Sea Grove association, and must supply copies of permits before work; no wet saws or paint mixing in garages or on lanais, per the Sea Grove contractor and flooring requirements.
Trash goes out bagged in the driveway area on pickup days, Tuesday and Friday, with recycling on Friday only; owners arrange their own bulk pickups. For broadband, the association granted Comcast of the South, Inc. an easement in 2013, tied to a November 1, 2012 services agreement, per the 2013 Comcast easement; the current terms of any bulk service are not public. Mail and package handling for Sea Grove are not described in the public documents we read; ask Site Management.
Destination | Drive distance | Typical off-peak time |
|---|---|---|
Naples Park Elementary | 1.0 mi | 3 min |
Delnor-Wiggins Pass State Park entrance, by car | 1.2 mi | 4 min |
Publix, Riverchase Shopping Center | about 1.8 mi | about 5 min |
Vanderbilt Beach Park | 2.3 mi | 7 min |
NCH North Naples Hospital | 2.6 mi | 7 min |
Mercato | 3.2 mi | 9 min |
I-75 at Immokalee Road | 5.4 mi | 11 min |
Waterside Shops | 5.8 mi | 12 min |
Fifth Avenue South, downtown Naples | 10.7 mi | 20 min |
Naples Airport | 11.5 mi | 22 min |
Southwest Florida International Airport | 25.0 mi | 35 min |
Free-flow routing estimates from 300 Dunes Blvd, run September 23, 2026; expect longer trips from January to April. The walk to the beach through the back gate is shorter than any drive, and no routing engine measures it. NCH North Naples Hospital’s emergency departments are open 24 hours, per the NCH North Hospital location page.
Sea Grove is the outlier among The Dunes of Naples condominiums: the only two-story product, the lowest 2026 fee at $5,876 a quarter, the only attached two-car garages, shaded X at its building points and no milestone or SIRS duty, but also the fewest sales and the only homes the association says Ian flooded inside.
Data updated: September 2026
Condominium | Residences | Levels | A/C plan sizes (sq ft) | 2026 quarterly fee (Q&A) | 48-month median sold (n) | 48-month median $/sq ft | Minimum lease | FEMA zone at building |
|---|---|---|---|---|---|---|---|---|
Sea Grove | 40 | two-story, 4 homes per building | 2,061 / 2,973 | $5,876 | $1,465,000 (3, small sample) | $710.82 | 30 days, up to 12 a year | shaded X at building points; AE on part of parcel |
Antigua | 84 | 12 residential over garage | 1,893 to 2,194 | $7,982.25 | $1,175,000 (12, mean of $1,150,000 and $1,200,000) | $560.13 | 30 days (28 in February) | AE 10 |
Barbados | 84 | 12 residential over garage | 1,893 to 2,194 | $8,070 | $1,325,000 (15) | $603.92 | set by Section 16, not posted publicly | AE 10 |
Cayman | 84 | 12 residential over garage | 1,893 to 2,194 | $7,663.50 | $1,200,000 (22, middle pair both $1,200,000) | $606.41 | 30 days | AE 10 |
Grande Dominica | 87 | 15 residential over plaza deck and garage | 2,609 to 2,964; larger penthouses | $9,592 to $10,678 typical | $2,125,000 (12, mean of $2,100,000 and $2,150,000) | $746.31 | 30 days | AE 10 |
Grande Excelsior | 90 | 15 residential over plaza and garage | 3,353 to 3,404 | $10,572 to $10,732 | $2,125,000 (13) | $626.30 | 90 days | AE 10 |
Grande Phoenician | 90 | 15 residential over plaza and garage | 2,747 to 2,893 | $10,156 to $10,696 | $2,175,000 (13) | $751.81 | 30 days on the current lease form | split AE 9 / AE 10 |
Grande Geneva | 75 | 15 residential over plaza and garage | 2,798 / 2,893 / 3,728 | $11,445 to $15,248 typical | $2,160,000 (15) | $768.41 | 30 days | shaded X at building points; AE on part of parcel |
Sources: each association’s 2026 Q&A sheet (Antigua, Barbados, Cayman, Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva, Sea Grove); recorded declarations and surveys; FEMA’s National Flood Hazard Layer (a map screen, not an official determination; lenders order a flood zone determination per building); Southwest Florida MLS Matrix, pulled September 23, 2026. Each tower Q&A says the POA assessment, and for the Grande towers the Grande Preserve assessment, are included in the condominium budget, so every fee above is the whole regular assessment.
Against the Island Cove towers (Antigua, Barbados, Cayman), a Sea Grove first-floor home is about the size of their larger plans, sells for more per square foot, costs about $7,150 to $8,776 a year less in assessments and has a private two-car garage. Against the Grande towers (Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva), the second-floor home is Grande-sized at roughly half to three-fifths of a typical Grande fee, without the Concierge Center, the Floridian Club option or the height.
Only Sea Grove and Grande Geneva read shaded X at their building points, and only Sea Grove is outside the milestone and SIRS statutes. The trade-off is that tower residences sit high above the water that reached Sea Grove’s first floors. Sea Grove’s median 2026 preliminary tax bill, $9,234.58, is in line with Island Cove ($9,118 to $9,217) and below the Grande towers ($12,638 to $16,301), per the Collier County tax roll.
Sea Grove offers what no tower at The Dunes of Naples can: a private entry, an attached two-car garage, the lowest fee and freedom from the milestone and SIRS laws. Against that sit the Hurricane Ian record, a pending insurance claim, a thin sales history and a declaration that puts windows and lanais on the owner.
The lowest regular assessment at The Dunes: $5,876 a quarter, per the 2026 Q&A.
An attached two-car garage, the only one in the community, with the right passing with title under Section 8.1(A), plus a private front door.
No milestone inspection and no SIRS, because the buildings are two stories, which kept Sea Grove out of the post-Surfside cost wave.
Higher ground than most of The Dunes: shaded X at every building point, pads near 9.9 feet NAVD88, less than 3 feet of worst-case Category 1 surge on the Hurricane Center’s maps.
Location: around the lake, steps from the Club, with the back gate onto Conner Park.
An exterior being renewed: impact entry doors, garage doors, impact windows and doors, concrete repair and upper lanai railings on all ten buildings in 2025 and 2026.
Flexible leasing by Dunes standards: 30-day minimum and up to 12 leases a year, with no post-purchase tightening to grandfather around.
The second-floor plan: 2,973 square feet with a second master suite, a family room, a private elevator and a balcony for the same fee as the first floor.
Ian flooded all 20 first-floor homes, and all 40 were affected; the association’s claim is still pending and a special assessment “may” follow, amount unknown.
No one has said who is paying for the 2025 and 2026 exterior work.
Three sales in 48 months: no recent same-plan comparable for most listings, and no rental history on the MLS.
First floors near the base flood elevation: about 9.8 feet NAVD88 on Building 1 against AE 10 next door, so flood pricing depends on the building’s elevation certificate.
No mandatory structural reserve study, and ordinary reserves can be waived by owner vote.
Owner responsibility for windows, sliders and the lanai under the declaration, plus the owner’s A/C, water heater and all in-unit systems.
Shared walls and floors: the declaration’s noise acknowledgement, the rules’ warning that noise “can be magnified,” and a carpet-or-approved-underlayment rule for upper floors.
Construction-era and code-era questions: 28 homes predate the first statewide building code, and the April 2026 notice records “corroded reinforcing steel.”
No signs and no tenant pets: sellers cannot post For Sale signs, and landlords cannot rent to pet owners.
For a buyer who wants a garage, a front door and a lower fee, and who will read the Ian file first, Sea Grove is the strongest value inside The Dunes gate. For a buyer who wants height, views and a concierge, a Grande tower fits better. For a seller, the cons are what a buyer’s attorney will raise, so we answer them in the listing file.
If you’re searching for a Sea Grove listing agent, or thinking, ‘I need someone to sell my Sea Grove home…’ you are selling into a building with no competing listing, one sale in 12 months and an open Ian insurance claim. McGreevy and Comisar sell Sea Grove on those facts, documented before the first showing.
Data updated: September 2026
A Sea Grove listing is not priced like a tower listing. There is no stack of same-floor sales to point to, the two plans trade about $700,000 apart, and a buyer’s first questions are about Hurricane Ian, the windows and whether an assessment is coming. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; at Sea Grove we put that experience into a listing file that answers the Ian, fee and flood questions before a buyer’s attorney asks them.
Honors and recognition:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
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Closed sales: 1 (September 24, 2025 to September 23, 2026), so no median is published.
The sale: a 2,061 square foot first-floor home, closed May 2026 at $1,465,000.
Price per square foot: $710.82.
Sold-to-list: 97.73% of a $1,499,000 list price.
Days on market: 95.
Active and pending today: 0 and 0.
48-month context: 3 sales, median $1,465,000 (n=3, small sample), range $1,425,000 to $2,150,000.
Source: Southwest Florida MLS Matrix, pulled September 23, 2026.
Start with a free Sea Grove home valuation. It takes about a minute, and Jesse follows up with the sales that fit your home: the right plan, the condition and the Ian repairs inside it, set against the three Sea Grove sales and the tower sales buyers will compare. We gather the Q&A sheet, the recorded notices for your building, the flood map screen and the estoppel request before the first showing.
(239) 898-6072, text or call. Confidential conversations welcome.
The honest comparable set is two first-floor sales at $691.41 and $710.82 a square foot and one second-floor sale at $723.18. We bracket those with the Island Cove and Grande Preserve medians and adjust for condition and Ian work. The 2024 sale listed at $1,565,000 closed at 91.05% of list; the two priced closer to the evidence closed near 98%.
Section 12.5 of the declaration bars For Sale and Open House signs on the property, and the association’s open house rules require a Thursday request, an agent or owner present and one staff-placed sign at the bottom of the drive on weekend afternoons, per the association’s open house rules. So a Sea Grove sale is won with photography, video, drone work over the lake, our buyer database and quiet outreach to tower owners who want a garage and a front door.
The five questions below come up in almost every Sea Grove listing conversation, and the full seller FAQ further down covers the rest.
The association’s own public page discloses it, so every buyer can read it. What a seller should add is what you know: any board notice, any amount discussed, and your home’s repair history. We recommend putting the association notice and the estoppel in the listing file from day one.
If your home has the new impact windows and doors from the 2025 and 2026 notices, yes, in two ways: buyers see a finished exterior, and insurers often price impact protection favorably. Document what was installed and when.
The 2024 and 2026 first-floor sales closed at $1,425,000 and $1,465,000, and the 2026 sale took 95 days at 97.73% of list. Buyers still buy the first floor; they want the repair record and the flood answer in writing.
The contract decides; no association document we read assigns it. At $1,465,000 it is $18,312.50 (our arithmetic), so it belongs in the negotiation and the net sheet from the start.
The purchase application asks for the complete package at least 30 days before closing, and the declaration gives the board 30 days after complete information. Plan the closing date around it.
Jesse McGreevy and Marc Comisar of Domain Realty wrote this guide to Sea Grove at The Dunes, and they work the North Naples condominium market around it every week. Before writing, we read the Sea Grove declaration and amendments, the 2026 Q&A sheet, every notice the association recorded since 2022 and every Sea Grove sale in the MLS.
McGreevy and Comisar are the Domain Realty team behind this Sea Grove guide: 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 both work the North Naples condominium market that Sea Grove and the rest of The Dunes of Naples sit in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, about 11 miles up US 41 from the Vanderbilt Drive gate by our routing estimate. 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 Sea Grove page the credential that matters more is narrower than any award: we read the recorded declaration and its amendments, the 2026 Q&A sheet, the rules, the window specifications, every notice of commencement the association recorded from 2022 to 2026, the FEMA flood layer and every Sea Grove closing in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Sea Grove home, start with a Sea Grove home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Selling a Sea Grove home? Get a free Sea Grove home valuation, or call Jesse direct at (239) 898-6072.
Buying at Sea Grove? 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).
Jesse McGreevy, Florida license SL3101296
Marc Comisar, Florida license BK3060671
Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
License 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. For the wider market around Sea Grove, see our guide to The Dunes of Naples, our Naples guide, our Naples Park guide for the neighborhood just south, our Pelican Bay guide and our roundup of the best real estate agents in Naples.
These are the questions buyers ask us about Sea Grove at The Dunes, drawn from search suggestions and our own conversations, answered from the recorded declaration, the 2026 Q&A sheet, the county roll, FEMA’s map and the Southwest Florida MLS Matrix. Where the public record does not answer a Sea Grove question, the answer says so.
Sea Grove at The Dunes, a Condominium is 40 two-story coach homes in ten buildings on Sea Grove Lane and Grove Court inside The Dunes of Naples, ZIP 34110. Each building has two first-floor and two second-floor homes, each with a private entry, a lanai and an attached two-car garage.
A coach home is a two-story building with homes stacked two up and two down, each with its own entry and garage. Legally Sea Grove is a condominium: each unit owns a 1/40 share of the common elements, and the association maintains the exterior walls, roofs and grounds, while owners keep their windows, sliders and lanais.
The first floor offers no stairs, a lanai at grade and a lower price ($1,425,000 and $1,465,000 in the last two sales). The second floor offers 2,973 square feet, a second master suite, a family room, a balcony, a private elevator and distance from flood water ($2,150,000 in 2023). Both pay $5,876 a quarter.
Yes, per the association: “second-floor units contain a private elevator.” The plan sheet draws only the stairs, and the association says all 40 units “were affected with their elevators and lower spaces and stairwells storage” in Ian, so ask for the elevator’s repair or replacement record.
$5,876 a quarter for every home in 2026, per the 2026 Q&A sheet, which says the POA assessment of $2,380.50 a quarter is included in the Sea Grove budget. Add the Club’s $1,000 annual food and beverage minimum. In-unit systems are the owner’s.
Possibly. The association says it “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses” and that its insurance claim “is still pending.” No amount is public; read the estoppel and the minutes before your inspection period ends.
Yes. “Sea Grove’s 20 lower carriage homes all had flooding interior to the units. All 40 units were affected,” per the association. The nearby USGS gauge peaked at 10.24 feet NAVD88, about 0.4 feet above the recorded Building 1 first floor by our conversion.
FEMA’s map puts every Sea Grove building address point in shaded Zone X, with about 11% of the parcel in AE 10 and 7% in AE 9. That is a map screen, not an official determination; lenders order a flood zone determination per building. The community is in Evacuation Zone A.
No. Both statutes apply to buildings “three habitable stories” or higher, and Sea Grove’s buildings have two. Ordinary reserves for roofs, painting, paving and large items are still required, and owners can vote to waive or reduce them. The same height test rules out My Safe Florida Condominium grants.
Yes: a 30-day minimum, up to 12 leases a calendar year, a one-year maximum, board approval on 20 days’ notice and no tenant pets, under Section 13. Each lease costs $400 in association fees.
Owners may keep “a reasonable number of pets,” leashed or carried outside, with no breed or weight list in the documents we read. Tenants may not have pets, and guests may bring one only when the owner is present.
Motorcycles are “not allowed on Dunes Property at any time,” and trailers, campers, motor homes, RVs and commercial trucks may not be kept overnight or for four consecutive hours, so a boat on a trailer is out. Golf carts are not named in the Sea Grove text; ask the board.
The Sea Grove road ends at the back gate onto Conner Park and “a short path to the Delnor-Wiggins Pass State Park and beach,” per the association. No public document measures that walk. By car, the park entrance is about 1.2 miles from the Dunes gate (our estimate).
Beyond lender and title costs: a $150 application fee, $25 per vehicle transponder, the CondoCerts estoppel charge, any Club minimum balance and, if the contract assigns it to you, the 1.25% Resale Capital Assessment ($18,312.50 at $1,465,000).
Rarely. Three closed on the MLS in 48 months: a second-floor home at $2,150,000 in May 2023 and first-floor homes at $1,425,000 in April 2024 and $1,465,000 in May 2026. The Clerk’s index shows about two recorded purchase approvals a year from 2012 to 2023. Expect to wait for the right home.
Original windows are not impact glass, per the association. It recorded notices in July 2025 and March 2026 to replace windows and doors with impact units on all ten buildings. Confirm the specific home in writing.
Only with approval and sound control. Section 11.3(C) requires carpet over padding above the ground floor outside kitchens, baths, foyers and laundry, unless a hard floor sits on approved underlayment; the rules require Proflex RCU 250 and an inspection.
The association maintains exterior walls, painting, exterior stairs, garage exteriors and structure, and the roofs as common elements. Owners maintain windows, sliders, the lanai and everything inside, under Sections 11.1 to 11.3 as amended in 2012.
Yes. The package is due at least 30 days before closing with a background check for every occupant; the board acts within 30 days of complete information, and silence is approval. Entities must name a primary occupant.
We give facts, not investment advice: the lowest fee at The Dunes, price per square foot between Island Cove and Grande Preserve, flexible leasing and no rental history, against a pending Ian claim and very few sales.
These are the questions Sea Grove owners ask us before they list, answered from the 2026 Q&A sheet, the recorded declaration, the association’s notices and the Southwest Florida MLS Matrix. Where the answer depends on your home or on documents that are not public, we say what to gather and why a buyer will care.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We have read every Sea Grove document that shapes a sale. Call Jesse direct at (239) 898-6072.
First-floor homes sold at $1,425,000 (2024) and $1,465,000 (2026), a second-floor home at $2,150,000 (2023). Condition, Ian repairs and windows move the number. Start with a free Sea Grove home valuation.
Beyond commission, title and documentary stamp tax, plan for the estoppel, any Club minimum balance and possibly the 1.25% Resale Capital Assessment, $18,312.50 at $1,465,000, depending on the contract.
The three sales in 48 months took 6, 67 and 95 days on market (May 2023, April 2024 and May 2026), and association approval adds at least 30 days. On that small sample, plan on roughly one to four months from listing to closing (our arithmetic), longer if the price is ahead of the evidence.
No competing listing, no pending sale and one closing in 12 months: a 2,061 square foot first-floor home at $1,465,000 in May 2026, after 95 days at 97.73% of list (Southwest Florida MLS Matrix, pulled September 23, 2026). A well-priced home has the building’s buyers to itself; an overpriced one has no nearby sale to lean on.
Yes. We run quiet sales to qualified buyers from our database and the agent network, which suits a building where signs are barred, and we still document the price against the record.
You can sell. The association’s page discloses the pending claim and possible assessment, and the contract should say who pays an assessment adopted after signing. We draft that with your attorney before the first offer.
The purchase contract governs who pays an assessment levied before closing, so read that clause before you sign. The estoppel will show any assessment the board has adopted.
No. Neither statute reaches two-story buildings. Buyers will ask for the budget, reserve schedule and minutes instead, and we gather them for the listing file.
No. Section 12.5 bars For Sale, For Rent and Open House signs on the property. Open houses follow the association’s rules, with one staff-placed sign at the bottom of the drive on weekend afternoons.
Across The Dunes, 52 of 105 closings in 48 months fell in March, April and May. With 30 days for approval, list by December or early January to catch the season.
The POA policy reduces the buyer’s minimum for the year by what the seller already spent; the Club statement and the estoppel show the figure.
Four of the 40 Sea Grove owners have foreign mailing addresses, per the county roll. Cross-border sellers should get tax advice on federal withholding before listing; the association steps are the same.
Finish and document any Ian repairs; buyers pay for certainty. Larger remodels rarely return their cost, and upstairs flooring changes need board approval and approved underlayment.
Lenders order a flood zone determination per building and read the association’s condominium questionnaire through CondoCerts. Shaded X building points help; the pending claim will be asked about.
Usually price against thin evidence, or unanswered Ian questions. We reset against the plan-specific sales and put the repair and window records in front of every buyer.
Yes, by a wide margin. Both plans pay the same $5,876 a quarter, but the sales record prices them far apart: the one second-floor sale, a 2,973 square foot home, closed at $2,150,000 ($723.18 a square foot) in May 2023, while two 2,061 square foot first-floor homes closed at $1,425,000 and $1,465,000 in 2024 and 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026). By our arithmetic that is a gap of $685,000 to $725,000. We price an upper home against its own plan and the Grande towers, never against the last first-floor sale. Start with a free Sea Grove home valuation.
Disclose it in writing either way. The association’s own Hurricane Ian Information Center says “Sea Grove’s 20 lower carriage homes all had flooding interior to the units,” so any buyer’s agent can read it in a minute. The records behind this guide do not include the text of Florida’s seller flood disclosure requirements, so we do not quote them here; your attorney confirms the exact form. What we add to the listing file is your home’s own record: what took water, what was replaced, who did the work and when. First-floor sellers should have that file ready before the first showing.
Tell them what the record says: no public document answers it. The association recorded notices for impact windows and doors on all ten buildings in July 2025 and March 2026, and for repair of concrete “caused by corroded reinforcing steel” in April 2026, per the 2026 concrete and pocket wall notice, even though Section 11.2(A) of the declaration makes windows owner items. Its Sea Grove page says the insurance claim “is still pending” and an assessment “may” follow. We ask the board and read the minutes and estoppel before listing, then give buyers the answer in writing.
As the feature no Dunes tower can match. Section 8.1(A) of the declaration gives every home “an adjoining two-car garage,” 453 square feet and 19 by 22 feet on the Sea Grove floor plan sheet, and the right to use it passes with title even if the deed never mentions it. D&D Garage Doors recorded notices in February and March 2025 to “Install new garage doors” across the buildings. Buyers should also hear the limits: Section 12.7 says no garage “may be converted to another use,” and motorcycles are barred from Dunes property. Photograph the garage empty.
Its history since Ian. The association says “second-floor units contain a private elevator” and that all 40 units “were affected with their elevators and lower spaces and stairwells storage” in the storm, per the association’s Hurricane Ian Information Center. The published plan sheet draws only the stairs, and no public record we found says whether each elevator was repaired or replaced. Gather the service contract, repair invoices and any inspection report before listing. A documented, working elevator answers the first objection from a buyer who wants single-level living.
Quote the statutes. The milestone law reaches a building “three habitable stories or more in height,” per section 553.899, Florida Statutes, and the SIRS law reaches buildings “three habitable stories or higher,” per section 718.112, Florida Statutes. Sea Grove’s buildings have two stories, and Collier County’s milestone dashboard does not list them. Sea Grove did not skip a requirement; the law never reached it. Then show what still applies: ordinary reserves for roofs, painting and paving, which owners may vote to waive, and the association’s recorded repair notices.
Expect four questions. First, window and door status: original windows “are not impact glass,” per the association’s Hurricane Ian FAQ, and replacements must be “Large Missile Impact-rated” under the Sea Grove window and hurricane protection specifications. Second, a wind mitigation report, which the Office of Insurance Regulation says may lower premiums. Third, flood: shaded X at the building points, but first floors near the adjacent AE 10 base flood elevation. Fourth, the master policy and deductible, which are not public, and loss assessment coverage, at least $2,000 under section 627.714, Florida Statutes.
Florida’s deed documentary stamp tax works out to $0.70 per $100 of price, the rate shown on the master association’s June 2026 Marina Property deed (OR 6599, Page 3398); the contract says which party pays it. At the $1,465,000 median that is $10,255, and at the $2,150,000 upper-home sale it is $15,050 (our arithmetic). If the contract also puts the 1.25% Resale Capital Assessment on you, add $18,312.50 at $1,465,000, for $28,567.50 before commission, title charges and prorations. We build that net sheet at our first meeting, so the number you hear is the number you keep.
Every visitor comes through the gatehouse. Guests must be pre-registered by the owner in the dwellingLIVE system, per the association’s visitor management page, and the Sea Grove rules bar owners from giving access codes to agents, contractors or visitors without verification. Open houses need a request by the Thursday before, an agent or owner present, and one staff-placed sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m., per the association’s open house rules. We register every showing ourselves, so buyers arrive expected and a vacant home stays secure.
Keys, and a clean handoff of the rest. The buyer registers each vehicle and pays the master association $25 per transponder, per the Sea Grove purchase application. The rules ask owners to leave a key with Site Management, so remind the buyer to replace it if the locks change. Club privileges stay with the home: “All residences in The Dunes have membership privileges at The Club,” per the association’s 2026 Barbados guest guide, and the buyer’s $1,000 food and beverage minimum for the year is reduced by what you already spent. How gate remotes or fobs transfer is not described in the public documents we read; ask Site Management.
Yes, but plan around the lease. Section 13 of the declaration requires board approval for every lease and caps a term at one year with no renewal options, and the tenant “must present a copy of the lease to guard upon arrival,” per the Sea Grove lease application. The buyer still needs a separate purchase approval, on its own 30-day clock. The Sea Grove documents we read do not say how a lease is treated when the home sells, so the lease and the contract govern that. We line the lease end up with the closing date where we can and schedule showings around the tenant.
The same way an owner does, with two extra steps. Section 14.1 of the Sea Grove declaration of condominium requires a trust or other entity owner to name one natural person as “primary occupant,” and a change of primary occupant counts as a transfer. Section 14.2 says heirs need board approval to occupy, which cannot be denied to a surviving spouse or first-degree relative, and any sale still needs the board’s written approval. Have the trustee’s or personal representative’s authority documents ready at listing. Call Jesse direct at (239) 898-6072 for a confidential conversation.
Offer it as an option, priced separately. We put furnishings on their own inventory and bill of sale, because a lender values the real estate, not the sofa. At Sea Grove the rental case for furniture is thin: the Southwest Florida MLS Matrix, pulled September 23, 2026, shows no Sea Grove rental in the last 365 days, and 45% of the homes carry a homestead exemption (Collier County tax roll, 2026 preliminary), so many buyers arrive with their own furniture. Let the buyer choose, and keep the furniture out of the price negotiation.
The Dunes towers first. A first-floor Sea Grove home is about the size of the larger Island Cove plans, and Island Cove’s 48-month median was $581.09 a square foot against Sea Grove’s $710.82; the Grande Preserve median was $736.55 (Southwest Florida MLS Matrix, pulled September 23, 2026). Buyers weigh the fee too: Sea Grove’s $5,876 a quarter runs about $7,150 to $8,776 a year below the Island Cove towers, per the 2026 Q&A sheets. Our guides to Antigua at The Dunes and Grande Geneva show what those buyers tour next.
We recommend it. FEMA’s map shows shaded Zone X at every Sea Grove building point, a map screen, not an official determination; lenders order a flood zone determination per building. The recorded Building 1 first floor is 11.07 feet on the NGVD 1929 datum, roughly 9.8 feet NAVD88, beside AE zones with base flood elevations of 9 and 10 feet, per the Sea Grove declaration of condominium. Elevations for Buildings 2 to 10 sit on later survey sheets we did not read. A certificate in hand lets a buyer price flood insurance during the inspection period.
The declaration protects the seller. Under Section 14.3, the board must act within 30 days of complete information or 60 days of notice, and silence is approval. A disapproval “with good cause” needs a majority of the whole board and a written opinion of counsel. If the board disapproves without good cause and you made a written demand, the association must supply an approved alternate purchaser at the same price and terms, per the Sea Grove declaration of condominium. We submit complete packages, every occupant and vehicle listed, so the board has what it needs on day one.
This Sea Grove guide rests on primary records: the recorded Sea Grove declaration and amendments, the association’s own posted documents, the Collier Clerk’s Official Records, Florida statutes and agencies, federal flood and storm data, Collier County government and school pages, and dated news reports. No brokerage, listing portal or appraiser site is cited.
Sea Grove at The Dunes declaration of condominium, bylaws and survey exhibits, OR 2895 PG 0447
Sea Grove 2012 amendments on maintenance, flooring, noise and vehicles
Sea Grove window, door, shutter and lanai enclosure specifications, revised July 1, 2021
Declaration of Covenants and Easements for The Dunes of Naples, OR 2777 PG 3027
Notice of commencement for the ten Sea Grove coach home buildings, OR 2786 PG 2271
Sea Grove concrete repair and pocket wall notice, April 9, 2026
Section 718.112, Florida Statutes, SIRS, reserves and sprinkler retrofit
Florida Chief Financial Officer, My Safe Florida Condominium Pilot Program
Florida DEP, Delnor-Wiggins Pass State Park draft unit management plan, June 2026
National Hurricane Center Tropical Cyclone Report, Hurricane Ian
USGS storm-tide sensor peaks for Hurricane Ian in Collier County
Collier County Florida Building Code 8th Edition wind speed layer
Collier County commission meeting, January 13, 2026 (Vanderbilt Drive greenway path)
Collier County Public Schools attendance zones tool, 2026-2027
CCPS 2026 Accountability Brief, 2025-2026 school and district grades
Naples Daily News, Signature Communities and The Dunes, April 2007
Troon, The Dunes of Naples $9.2 million Amenities Center project
Sea Grove buyers and sellers can read the core documents themselves. The table links each one at its official source, the Sea Grove association, the Collier Clerk, FEMA or Collier County, and says in one line which question it answers. Start with the Q&A sheet and the declaration; the rest fill in fees, rules, windows and flood.
Document | Publisher | What it answers |
|---|---|---|
Sea Grove at The Dunes Condominium Association | The $5,876 quarterly assessment, the POA share, leasing and use summaries, owner maintenance duties | |
Sea Grove at The Dunes Condominium Association | Boundaries, garages, maintenance, leasing, sales approval, insurance, the Building 1 survey | |
Sea Grove at The Dunes Condominium Association | Daily rules on storage, grills, contractors, deliveries, leasing and pets | |
Sea Grove at The Dunes Condominium Association | Room sizes and areas for the first-floor and second-floor homes | |
Sea Grove board resolution | Approved windows, sliders, shutters and lanai enclosures | |
Sea Grove at The Dunes Condominium Association | The approval package, fees and background checks | |
Federal Emergency Management Agency | Flood zones at the Sea Grove buildings (a map screen, not an official determination) | |
Collier County Public Schools | Zoned schools for any Sea Grove address |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Sea Grove. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
