Seven Shores

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own in Seven Shores and are weighing a sale, or you are comparing a Toll quick move-in with a resale a few streets away, this guide is written for you by Jesse McGreevy, in the business since 2004, and Marc Comisar, part of the team since 2008. Seven Shores is a gated Toll Brothers neighborhood of Hacienda Lakes in Naples, Florida. It holds 400 platted lots on 197.82 acres on the east side of Collier Boulevard, about a mile north of Rattlesnake Hammock Road, in ZIP 34114, all inside the Hacienda North Community Development District created by Collier Ordinance 2022-21 (Hacienda North CDD site and FEMA LOMR-F letters, read October 2026).

We tracked 25 closed sales in Seven Shores on the Southwest Florida MLS from October 13, 2025 to October 13, 2026, at a $985,000 median. Collier County’s recorded deeds show 37 qualified sales at a $1,348,500 median from August 11, 2025 to October 16, 2026, because many Toll closings are recorded at the Clerk and never entered on the MLS. Sellers come first on this page: a Seven Shores resale competes with a builder that is still selling the same floor plans, so the price, the CDD line by lot class and the flood letter for the lot all need to be ready before the first showing.

Why McGreevy and Comisar Are the Best Realtor for Seven Shores

McGreevy and Comisar are the best realtor for Seven Shores because a sale here is priced against Toll Brothers’ own dated price list, a Hacienda North CDD line that changes by lot class, and a recorded deed record that holds most closings. Jesse McGreevy and Marc Comisar bring over $900 million in sales and a #5 RealTrends Florida rank.

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

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.

We tracked 25 closed sales in Seven Shores on the Southwest Florida MLS between October 13, 2025 and October 13, 2026: a $985,000 median, a $505,000 to $2,842,483 range and $31,453,860 in volume. The county record runs higher. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, show 37 sales at a $1,348,500 median. A seller who quotes only the MLS figure leaves money on the table in a neighborhood where the builder’s own closings set the comparable prices, and a seller who quotes only the deed figure prices a resale against brand-new homes with options a buyer can still choose. We read both records, label each one, and never blend them. That discipline, applied in every neighborhood we list, is why sellers across the city rank us among the best real estate agents in Naples.

The lot-class read matters just as much. The Hacienda North CDD bills Seven Shores by four lot classes on the county tax bill, from $2,494.23 a year for a Twin Villa to $4,642.59 for a 77-foot homesite in fiscal year 2027 (Hacienda North CDD FY2027 adopted assessments, August 18, 2026). A buyer who sees that line explained in the listing package asks fewer questions at inspection and fewer at the closing table.

McGreevy and Comisar is a top-reviewed Seven Shores realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” 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

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).

What Seven Shores Sellers Get From Our Team

A Seven Shores seller is not only competing with other owners. Toll Brothers is still selling the same plans next door, with a published price list and a list of finished quick move-in homes. On Toll’s Seven Shores page on October 28, 2026, base prices ran from $599,995 for the Sawgrass in the Harbor Collection to $1,346,995 for the Montego in the Port Collection, and 11 quick move-in homes were listed from $799,000 to $1,848,000 (Toll Brothers, Seven Shores, read October 28, 2026). Here is what we prepare before a Seven Shores home goes on the market:

• A price set against the builder’s dated list. We match your plan, elevation and lot to Toll’s current base price and to any quick move-in of the same design, then read the gap. A finished resale delivers now; a Toll quick move-in can carry a delivery date as late as May 2027 on that same October 28, 2026 page. That timing difference is a selling point, and the price has to reflect it without giving it away.
• The flood file, pulled by lot. The effective FEMA map shows most of Seven Shores in Zone AH, and FEMA has issued LOMR-F letters covering lots 1 to 400 with the outcome “Property removed” (FEMA National Flood Hazard Layer, LOMR-F layer, read October 28, 2026). We pull the case number for your lot range and your elevation certificate from the county’s public layer before the buyer’s insurer asks. On the 18 Seven Shores certificates our research read, finished floors sat at 15.5 to 16.3 feet NAVD88 against a 10.5-foot base flood elevation (Collier County Elevation Certificates layer, read October 2026).
• The CDD line explained up front. Your buyer will pay the Hacienda North CDD assessment on the November tax bill. We show the exact FY2027 figure for your lot class, the split between operations and bond debt, and the 2053 maturity of the Series 2023 bonds, so the number is a known quantity rather than a surprise in the title commitment.
• The association package in order. The recorded Amended and Restated Declaration (Collier Clerk OR Book 6232 Page 1096, April 5, 2023) names an Initial Construction Contribution, an Initial Recreation Capitalization Fee and a Resale Contribution in Article VIII, Sections 10 to 12. The dollar amounts are not published in the record our research read, so we order the Chapter 720 estoppel certificate early and put the figures in front of buyers before an offer, not after.

Selling in Seven Shores? Start with a free home valuation or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.

What Seven Shores Buyers Get From Our Team

A Seven Shores buyer chooses between a new Toll home, priced from a published list with options added, and a resale that is finished, landscaped and ready to close. We line the two up by plan and by lot class. The plan side is straightforward: Toll lists 15 designs in three collections, from 1,893 to 5,397 square feet, on its October 28, 2026 page. The lot side takes more care. The CDD bills by four lot classes (Twin Villa, 52, 59 and 77 feet); Toll does not publish lot widths, and the plan sizes rise from Harbor to Port. The lot-class line on the seller’s own tax bill is the proof of which class a resale sits in, and we read it before you write an offer.

We also walk you through the documents a new-construction contract does not hand you in one place: the CDD’s FY2027 assessment schedule, the recorded Declaration, the flood letter for the lot and the elevation certificate. On closing costs, the custom is plain: in Collier County the buyer customarily pays for the owner’s title policy, and the purchase contract controls who pays what.

Buying in Seven Shores? Call Marc at (239) 287-5873, and see how buying with us works from first showing to closing.

Key Takeaways

Seven Shores is a gated, still-selling Toll Brothers neighborhood in East Naples with published builder prices, a published CDD assessment by lot class, unpublished HOA dues, a resident amenity center and recorded FEMA letters removing its lots from the flood zone by letter. These eight points carry the facts a buyer or seller needs first.

1. Location and identity: a Toll Brothers neighborhood inside the Hacienda Lakes development in ZIP 34114, with entry gates recorded in the Declaration’s Gate Easement, Article V Section 10 (Toll Brothers Seven Shores page, October 28, 2026; Collier Clerk OR 6232 PG 1096, April 5, 2023).
2. Size: planned for up to 413 homes (recorded Declaration; CDD engineer’s report, July 2022), with 400 platted lots, and about 140 units left to sell at May 19, 2026 (Hacienda North CDD minutes).
3. Price: Toll base prices from $599,995 (Sawgrass) to $1,346,995 (Montego), and 11 quick move-in homes from $799,000 to $1,848,000 (Toll Brothers Seven Shores page, October 28, 2026).
4. Market: 25 sales at a $985,000 median on the Southwest Florida MLS (October 13, 2025 to October 13, 2026) and 37 qualified recorded sales at a $1,348,500 median (Collier County recorded deeds, August 11, 2025 to October 16, 2026); different records, different windows.
5. CDD: FY2027 gross assessment on the tax bill of $2,494.23 (Twin Villa) to $4,642.59 (77-foot lot) a year, about 83% to 85% of it bond debt on Series 2023 bonds maturing in 2053 (Hacienda North CDD FY2027 adopted assessments; FY2025 audit).
6. HOA: Seven Shores Homeowners Association, Inc., Sunbiz document N22000013849, Active; regular dues are not published and arrive in the Chapter 720 disclosure summary; Declaration at OR Book 6232 Page 1096 (Sunbiz, read October 2026; Collier Clerk).
7. Flood: FIRM Zone AH on panel 12021C0606J, effective February 8, 2024; finished floors 15.5 to 16.3 feet NAVD88 against a 10.5-foot BFE on 18 elevation certificates; five LOMR-F letters cover lots 1 to 400 (FEMA NFHL and Collier County layers, read October 2026).
8. Amenities and absences: the Meridian Amenity Center has a resort-style pool and spa, a fitness building, tennis, pickleball and bocce courts and a putting green; Seven Shores has no golf course and no marina (Toll Brothers Seven Shores page, October 28, 2026).

Table of Contents

• Living in Seven Shores as a Homebuyer
• Seven Shores Market Snapshot
• How Did Seven Shores Begin?
• What Is in the Seven Shores Site Plan, and How Much Is Built?
• Who Governs Seven Shores?
• The Fee Stack in Seven Shores
• Which Seven Shores Collection Fits You?
• What Amenities Does Seven Shores Have?
• Does Seven Shores Have Golf, a Marina or Beach Access?
• How Has Seven Shores Fared in Hurricanes?
• What Flood Zone Is Seven Shores In?
• What Does Insurance Cost for a Seven Shores Home?
• Which Schools Serve Seven Shores?
• Where Is the Nearest Hospital to Seven Shores?
• How Long Are the Drives From Seven Shores?
• What Is Being Built Near Seven Shores?
• What Are the Rules in Seven Shores?
• Seven Shores vs Esplanade at Hacienda Lakes: Which Fits You?
• Seven Shores Pros and Cons
• Thinking of Selling Your Seven Shores Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Frequently Asked Questions About Seven Shores
• Frequently Asked Questions: Seller Edition
• Your Seven Shores Real Estate Experts
• Sources

Living in Seven Shores as a Homebuyer

Living in Seven Shores means a gated Toll Brothers neighborhood still under construction, a resident amenity center called the Meridian, lake-lined streets off Collier Boulevard, and errands close by: Publix about 4 minutes and an emergency room about 6 minutes away without traffic, per routing estimates run in October 2026.

Where Is Seven Shores, and How Does It Sit Inside Hacienda Lakes?

Seven Shores sits on the east side of Collier Boulevard (County Road 951), about a mile north of Rattlesnake Hammock Road, south of the Willow Run RPUD, in Sections 13, 14 and 23, Township 50 South, Range 26 East (Hacienda North CDD, read October 2026; Master Engineer’s Report, July 2022). Brighton Boulevard is the entry road the district engineer names for the neighborhood; the main entry comes off Collier Boulevard, a secondary entry runs through Hacienda Lakes Parkway (formerly The Lord’s Way), and a third connection is planned from Hacienda Lakes Boulevard. Internal residential streets are private and belong to the homeowners’ association, and the CDD built only about 0.2 miles of public road (Master Engineer’s Report, July 2022).

The land is part of the Hacienda Lakes development of regional impact, approved by Collier Ordinance 2011-41 over 2,262.10 acres; the master plan, the preserve and the commercial corners are covered on our Hacienda Lakes page (Collier Clerk, BCC agenda of October 25, 2011, item 8B). What matters for a Seven Shores buyer is that the neighbors inside the same development are separate places. Esplanade at Hacienda Lakes and Azure at Hacienda Lakes have their own associations and sit in the older Hacienda Lakes CDD, a 391.06-acre district created by Ordinance 2012-36, while Seven Shores alone sits in the 197.82-acre Hacienda North CDD created by Ordinance 2022-21 (Hacienda Lakes CDD; Ordinance 2022-21). The two districts publish different budgets and different assessment schedules, so a CDD figure quoted for one never applies to the other.

Seven Shores is in unincorporated Collier County, not the City of Naples, and its mailing addresses carry ZIP 34114. County government, not a city, issues the building permits, runs the water and sewer service and sets the flood rules for every home here.

Who Builds Seven Shores, and How Much Is Left to Sell?

Toll Brothers is the only builder in Seven Shores. Toll announced the neighborhood on April 24, 2023 as 409 homes in four collections (Toll Brothers announcement, April 24, 2023) and opened it for sale with a release dated March 5, 2024 (Toll Brothers opening release). In August 2023 the district’s landowner funding split showed Toll holding 140.69 acres (71.12%) and Hacienda Lakes of Naples, LLC holding 57.13 acres (28.88%) of the 197.82 acres (Hacienda North CDD board packet, August 21, 2023).

On October 28, 2026 Toll’s page showed three collections still selling (Harbor, Landing and Port), 15 designs, 11 quick move-in homes and a Villa Collection marked “Sold Out.” The CDD’s own minutes put the remaining inventory in one line: “approximately 140 units left to be sold,” recorded May 19, 2026 against financials through April 30, 2026 (Hacienda North CDD, August 18, 2026 board packet).

Worked from those records: the plan allows up to 413 homes, so 413 minus 140 leaves about 273 units conveyed by spring 2026, roughly 66% of the plan. That is an estimate, because the 413 cap and the 400 platted lots differ by 13 units the public record does not yet explain. Either way, a buyer in 2026 and 2027 is buying into a neighborhood with about a third of its homes still to come, and with construction traffic that will continue at least through the May 2027 delivery date on Toll’s quick move-in list.

A Weekday in Seven Shores: The Meridian, the Lakes and Collier Boulevard

The center of daily life is the Meridian Amenity Center at 8936 Oceana Way, the address the CDD uses for its board meetings as the Seven Shores Clubhouse (Hacienda North CDD meeting notices, FY2027). Toll’s sales center sits nearby at 8876 Oceana Way. Toll lists a clubhouse with a social room and lounge, a separate fitness building with a group fitness area and locker rooms, a resort-style pool and spa with a sun shelf and cabanas, tennis, pickleball and bocce courts, a yoga lawn, a fire pit lounge, a putting green and a game lawn (Toll Brothers Seven Shores page, October 28, 2026; Toll release, October 16, 2025). The amenity campus is developer-funded and owned by the homeowners’ association, not the CDD (Master Engineer’s Report, July 2022).

Water shapes the streets. The engineer’s land-use table sets aside 33.4 acres of lakes inside the 197.8-acre district, and Toll markets “lake views from covered rear lanais,” tagging individual quick move-in homes “Lake View” or “Pond View” (Master Engineer’s Report, July 2022; Toll Brothers Seven Shores page, October 28, 2026). The association maintains the lakes in perpetuity under the permits, with a 20-foot lake maintenance easement running back from the water’s edge (recorded Declaration, OR 6232 PG 1096), which is worth knowing before you plan a pool deck or landscaping on a lakefront lot.

Errands run along Collier Boulevard. Routing estimates from the 8996 Brighton Boulevard entrance, without traffic, put Publix #811 at Naples Lakes Village Center (8585 Collier Blvd) at about 1.6 miles and 4 minutes, Physicians Regional Medical Center, Collier Boulevard, with its 24-hour emergency department, at about 2.2 miles and 6 minutes, and the I-75 interchange at Collier Boulevard at about 3.3 miles and 6 minutes (OSRM routing engine, October 2026). The east end of the neighborhood adds about half a mile and 2 minutes. Straight-line, Serenity Walk Park is about 0.38 mile from the neighborhood’s center and South Regional Library at 8065 Lely Cultural Parkway about 1.5 miles (Collier County parks layer, read October 2026). The Hammock Park retail center at 8590 Collier Blvd, anchored by First Watch, adds a breakfast stop (Naples Press, 2025), and Costco’s store under construction at Collier Boulevard and Rattlesnake Hammock Road, about 0.9 mile away straight-line, is covered with the rest of that corner on our Hacienda Lakes page.

Is Seven Shores Gated?

Yes. Seven Shores is a gated neighborhood under its recorded Declaration. The Amended and Restated Declaration lists “gate houses” and “private roadways” among the Common Areas the association owns, and its Article V Section 10 Gate Easement lets the Declarant keep “the entry gates of the Community open during regular business hours in connection with the sale of Lots” (Collier Clerk, OR Book 6232 Page 1096, recorded April 5, 2023). That easement is a practical point for buyers touring during the sell-out: the gates may stand open in business hours while Toll is selling lots.

Whether the gate is staffed, and on what hours or with what access technology, is not published in the recorded documents or district budgets our research read; the association’s rules and the entrance plans govern. The CDD holds security powers by consent in Ordinance 2022-21 (guardhouses, gates, fences, intrusion detection and patrol cars, with no police power), but its FY2027 operating budget carries no security, gate or patrol line (Hacienda North CDD FY2027 adopted budget, August 18, 2026). Gate costs, whatever they are, sit with the homeowners’ association.

Who Seven Shores Fits, and Who Should Look Elsewhere

Seven Shores fits a buyer who wants new Toll Brothers construction on a homesite of roughly 0.11 to 0.28 acre. Median parcel sizes by CDD lot class run 0.11 acre for a Twin Villa, 0.17 for a 52-foot lot, 0.21 for a 59-foot lot and 0.28 for a 77-foot lot (Collier County parcel GIS, read October 2026). It fits buyers who want a one-story plan or a two-story home with the primary suite on the first floor (Toll lists both), a resident amenity center rather than an equity club, and zoned public schools graded A: Lely Elementary and Manatee Middle both earned an A for 2025-2026 (Collier County Public Schools, 2025-2026 school and district grades). Lely High earned a B the same year.

Seven Shores is the wrong fit for a buyer who wants golf at home (there is a putting green, not a course), a boater who wants a slip or a ramp inside the gate (there is none), a buyer who needs a fixed HOA dues figure before signing a contract (regular dues are not published and arrive in the Chapter 720 disclosure summary), and a buyer who wants no bond line on the tax bill: the Hacienda North CDD debt assessment runs until the Series 2023 bonds mature on May 1, 2053, unless the owner prepays it (Hacienda North CDD FY2027 adopted assessments; FY2025 audited financial statements).

Thinking of selling a Seven Shores home into this buyer pool? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, read about buying with us, and see how we help clients buy a home in Naples when Seven Shores is one of several neighborhoods on the list.

Seven Shores Market Snapshot

Seven Shores closed 25 sales at a $985,000 median on the Southwest Florida MLS from October 13, 2025 to October 13, 2026, while Collier County recorded deeds show 37 qualified sales at a $1,348,500 median from August 11, 2025 to October 16, 2026. The two records differ because many Toll closings are recorded but never entered on the MLS.

Data updated: October 2026

Seven Shores market at a glance

Twelve Months on the Southwest Florida MLS

We tracked 25 closed sales in Seven Shores on the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026. The median sold price was $985,000: with 25 sales, that is the 13th price in order. Prices ran from $505,000 to $2,842,483, and the 25 sales totaled $31,453,860 in volume, an average of about $1,258,154 per sale ($31,453,860 ÷ 25). The average runs $273,154 above the median because nine sales closed at $1,500,000 or more and pull the mean upward.

Six of the 25 were Sold Data Entry sales, entered on the MLS after closing without a marketing period: $2,287,274, $2,206,184, $1,734,699, $1,562,969, $1,102,571 and $738,180. They are real recorded sales, so they count in the 25, the median, the range and the volume. They are left out only of days on market and the sale-to-list ratio, because neither can be measured on a home that was never marketed. Median days on market for the window is and the median sale-to-list ratio is , both measured on sales with a marketing period. The median sold price per square foot is , and active Seven Shores listings at the pull date numbered .

For context in the same pull, Seven Shores supplied 25 of the 64 closed sales across Hacienda Lakes, 39.1% of them, and its nine sales at $1,500,000 and up were the only Hacienda Lakes sales in that band. Hacienda Lakes as a whole closed at a $663,000 median in the window; the neighborhood-by-neighborhood table is on our Hacienda Lakes page.

What the Recorded Deeds Show

The Collier County Clerk’s Official Records give a second, larger view. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, show 37 Seven Shores sales from $722,300 to $2,842,500, with a $1,348,500 median (Collier County Clerk of Courts, read October 2026). Because Toll’s direct closings are recorded there whether or not they ever reach the MLS, the deed record is the fuller count of what changed hands.

Calendar-year cuts of the same deed record show 32 qualified sales in 2025 averaging $1,556,450, and 23 qualified sales in 2026 through October 16 averaging $1,474,852. Those two counts add to 55, more than the 37 in the main window, because calendar 2025 reaches back to January 1, 2025, well before the August 11, 2025 start of the 14-month window. Read them as two views of the same rising neighborhood, not as one sequence: the 2025 average includes months before the window opens, and the 2026 figure stops at October 16.

Why the Deed Median Runs $363,500 Above the MLS Median

Worked: $1,348,500 (deed median) minus $985,000 (MLS median) equals $363,500. The gap has a plain cause. Many Toll Brothers closings in Seven Shores are recorded at the Clerk but never entered on the Southwest Florida MLS, because a builder selling from its own sales center does not need the MLS to close. Those new-construction closings tend to be the larger, newer homes, so the deed set leans higher, while the MLS set carries more owner resales and fewer builder closings. The two windows also differ: the deed window starts August 11, 2025 and ends October 16, 2026, the MLS window October 13, 2025 to October 13, 2026.

The highest single sale shows how closely the two records can agree on one closing. The recorded deed consideration was $2,842,500; the Southwest Florida MLS records the same sale at $2,842,483. The deed figure is the consideration stated on the recorded instrument, and the MLS figure is the closing price the listing side reported, so a small difference like this one is normal. For pricing, we read both records and never average them, and we label every figure with its record and its window.

Seven Shores Sales by Price Band

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026.

The bands form a barbell: 9 sales under $750,000 and 9 at $1,500,000 or more, with only 7 in between. That split looks like smaller resales on one end and large new Toll closings on the other, but it is an observation, not a collection split: the MLS pull carries no collection field, so these bands cannot be read as Harbor versus Port. Four of the six Sold Data Entry sales ($2,287,274, $2,206,184, $1,734,699 and $1,562,969) sit in the top band.

Resale Prices Against Toll’s Current Price List

The fairest test of a Seven Shores resale price is Toll’s own list on the same date. On October 28, 2026 Toll’s base prices ran from $599,995 (Sawgrass, Harbor Collection, 1,893 square feet) to $1,346,995 (Montego, Port Collection, 5,397 square feet), and its 11 quick move-in homes ran from $799,000 to $1,848,000 (Toll Brothers, Seven Shores, read October 28, 2026). Toll’s prices are “starting at” figures and change often.

Worked: the Sawgrass quick move-in on Wisteria Way, an Island Colonial elevation with 3 bedrooms, 2 baths and a 2-car garage, was listed at $799,000 for a December 2026 delivery. Its base price is $599,995. The difference, $799,000 minus $599,995, is $199,005: the homesite, structural options and finishes Toll does not itemize on the page. A buyer comparing a finished Sawgrass resale against that quick move-in is comparing two complete homes, not a base price, and that is the comparison we build for sellers.

Set against the MLS range, the market reaches both below and above Toll’s list. The MLS low of $505,000 sits $94,995 under Toll’s lowest base price today, and the MLS high of $2,842,483 sits $994,483 above Toll’s highest quick move-in. The pull carries no plan field, so neither sale is tied to a product here; what the spread does show is that Seven Shores prices are set home by home, by plan, lot class, view, pool and options, not by a single price per square foot.

Own a Seven Shores home and want it priced against Toll’s current list and the recorded deeds? Request a home valuation or Call Jesse direct at (239) 898-6072. Buying and weighing a resale against a quick move-in? Call Marc at (239) 287-5873.

How Did Seven Shores Begin?

Seven Shores began in 2022, when Collier County created the Hacienda North CDD on land inside Hacienda Lakes. Toll Brothers gave the neighborhood the Seven Shores name in April 2023, opened sales in March 2024 and released its Port Collection sites in October 2025, and about 140 units were left to sell at May 19, 2026.

From Tract FD-2 to the Hacienda North CDD (2022)

The ground under Seven Shores is Tract FD-2 of the plat “Hacienda Lakes of Naples” (Plat Book 55, pages 10 to 21) and Tract FD-1 of “Hacienda Lakes of Naples Phase II” (Plat Book 61, pages 16 and 17), per the legal description in Collier Ordinance 2022-21. The master landowner, Hacienda Lakes of Naples, LLC, petitioned the County to create a new district on those tracts, and the Board of County Commissioners adopted Ordinance 2022-21 on June 14, 2022, effective on filing with the Department of State on June 17, 2022. The district covers 197.82 acres and operates under Chapter 190, Florida Statutes.

The new board met for the first time on July 13, 2022. At that organizational meeting it authorized the chair to sign two plats, “Hacienda North Phase 1” and “Hacienda Boulevard Phase One,” and received the Master Engineer’s Report by Atwell, LLC, which set the plan at 413 homes: 108 lots at 52 feet, 76 at 59 feet, 45 at 77 feet and 184 Twin Villas, plus a 140,000 square foot business park on 23.6 acres. The same report records the starting point plainly: “No roadway has been constructed within the District to date” (Hacienda North CDD, July 13, 2022 meeting package). The longer history of the Hacienda Lakes approvals that made the tract possible is on our Hacienda Lakes page.

Toll Brothers Names It Seven Shores (2023)

On April 24, 2023 Toll Brothers announced Seven Shores as a community of 409 villa and single-family homes in four collections, with 18 designs from 1,528 to 4,258 square feet and sales planned for fall 2023. The planned amenities were a clubhouse with a social room, a separate fitness building, a resort pool and spa, a yoga lawn with fire pits, and tennis and pickleball courts (Toll Brothers announcement, April 24, 2023).

The legal structure was already in place. Seven Shores Homeowners Association, Inc. was filed with the Florida Division of Corporations on December 13, 2022 as document N22000013849 (Sunbiz, read October 2026). The original Declaration was recorded February 15, 2023 (instrument 6363722, OR Book 6215 Page 3502, 174 pages) and restated in full on April 5, 2023 (instrument 6384483, OR Book 6232 Page 1096, 186 pages) (Collier Clerk Official Records). On October 27, 2023 the CDD issued $13,395,000 in Special Assessment Revenue Bonds, Series 2023, to fund roads, drainage, water, sewer, walls and perimeter landscaping (Hacienda North CDD FY2025 audited financial statements).

Sales Open, Plats Record and the Port Release (2024 to 2026)

Toll’s opening release of March 5, 2024 described 409 homes in four collections with 36 designs from 1,600 to more than 4,987 square feet, 2 to 6 bedrooms and 2 or 3-car garages, priced from the mid-$500,000s to over $1 million (Toll Brothers opening release, March 5, 2024). The county record shows the neighborhood being built in phases. The Board approved the Phase 1 minor final plat for recording on August 8, 2023. It accepted Phase 1A water and sewer facilities on October 22, 2024, Phases 1B, 1C and 1D on January 14, 2025, and Phases 1F, 2A, 2C and 2B on May 27, 2025. The Board later approved the Phase 3 plat for recording (PL20240009867) and accepted Phases 3A, 3B and 3C water and sewer facilities on September 8, 2026 (Collier BCC records, 2023 to 2026).

On October 16, 2025 Toll released new home sites in the Port Collection, its largest plans at 3,291 to more than 5,397 square feet with up to 6 bedrooms, and added an optional four-car garage (Toll Brothers release, October 16, 2025). Between October 2024 and March 2026 FEMA issued five LOMR-F determinations, each reading “Property removed,” that together cover lots 1 to 400 by plat phase (FEMA NFHL layer 34, read October 28, 2026).

Seven Shores timeline

Selling or Buying a Seven Shores Home on a 52, 59 or 77-Foot Lot? Talk to Jesse and Marc

The lot class under a Seven Shores home changes the carrying cost every year. The FY2027 Hacienda North CDD line on the county tax bill runs from $2,494.23 for a Twin Villa to $3,099.45 for a 52-foot lot, $3,780.46 for a 59-foot lot and $4,642.59 for a 77-foot lot (Hacienda North CDD FY2027 adopted assessments, August 18, 2026), and buyers weigh that spread against the plan and the view.

• Selling: get a free home valuation built on your lot class, plan and Toll’s current list, or Call Jesse direct at (239) 898-6072.
• Buying: Call Marc at (239) 287-5873 to compare a resale with a Toll quick move-in line by line, and read how buying with us works.

What Is in the Seven Shores Site Plan, and How Much Is Built?

Seven Shores is planned for up to 413 homes on 197.82 acres: 184 Twin Villas and 229 single-family homes on 52, 59 and 77-foot lots, per the July 2022 CDD engineer’s report and the recorded Declaration. FEMA letters and the FY2027 CDD roll show 400 platted lots, and about 140 units were left to sell on May 19, 2026.

The district boundary sits in Sections 13, 14 and 23, Township 50 South, Range 26 East, on the east side of Collier Boulevard about a mile north of Rattlesnake Hammock Road (Collier County Ordinance 2022-21, adopted June 14, 2022; Hacienda North CDD, read October 2026). Everything below comes from three record sets: the district’s own engineering and assessment papers, the recorded Declaration, and the county and FEMA records that track each phase as it is platted and accepted.

The 413-Home Plan in the District Engineer’s Report

The Master Engineer’s Report prepared by Atwell, LLC for the Hacienda North CDD in July 2022 fixes the residential lot matrix at 413 units and adds 140,000 square feet of commercial use on the same district land (July 13, 2022 CDD meeting package, Table 1). It is the only primary record that publishes lot widths for Seven Shores.

The same report allocates the 197.8 acres by use. Lakes and road rights-of-way together take more land than the business park and the amenity campus combined, and no wetland is preserved inside the district: wetland mitigation was handled in the larger Hacienda Lakes preserve tracts under the South Florida Water Management District permit, not by this CDD (July 2022 engineer’s report).

Underground, the report plans about 4 miles of 8-inch gravity sewer, 1.1 miles of force main and four pump stations, plus about 4 miles of 6 to 12-inch water main, all served and eventually owned by Collier County Public Utilities. The CDD builds only about 0.2 miles of public road at build-out; every residential street inside Seven Shores is private and belongs to the homeowners association (July 2022 engineer’s report). The report names three planned entries: the main entry off Collier Boulevard, a secondary entry through Hacienda Lakes Parkway (formerly The Lord’s Way), and one from Hacienda Lakes Boulevard, with Brighton Boulevard as the entry road.

The Recorded Cap: 229 Homes and 184 Villas

The recorded Amended and Restated Declaration for Seven Shores (Collier Clerk instrument 6384483, OR Book 6232 Page 1096, recorded April 5, 2023) sets the ceiling the same way the engineer did: up to 229 single-family homes plus up to 184 duplexes or villas, a total of 413 Units. Two primary records therefore agree on 413 as the cap.

Toll Brothers marketed a slightly different figure: its April 24, 2023 announcement and its March 5, 2024 opening release both described 409 homes (Toll Brothers opening release, March 5, 2024). That is the builder’s marketing count, and it is named here once with its dates.

The count that matches the ground is 400. The FY2027 certified assessment roll, Exhibit B to CDD Resolution 2026-07 in the August 18, 2026 board packet, lists 400 parcels: 184 Twin Villa, 100 at 52 feet, 71 at 59 feet and 45 at 77 feet. Against the 413-unit plan, the roll is 8 lots short in the 52-foot class and 5 short in the 59-foot class. No document read explains those 13 units. The October 2023 bond papers anticipate exactly this kind of change: the district’s true-up agreement tests density at 50% (207 units), 75% (310 units) and 90% (372 units) of the 413 planned, and if density falls, the landowner owes a True-Up Payment so the remaining lots do not carry more debt (October 24, 2023 CDD board packet).

Lots 1 to 400, Plat by Plat

FEMA’s flood-map database holds a Letter of Map Revision based on Fill (LOMR-F) for every residential plat in Seven Shores, and each letter describes its lots by number. Read together, the six letters number the lots continuously from 1 to 400, which matches the 400-parcel CDD roll exactly (FEMA National Flood Hazard Layer, LOMA and LOMR-F layer, queried October 28, 2026). Streets for the first plat come from Collier County’s site address point layer.

All of this land is a replat of two parent tracts: Tract FD-2 of Hacienda Lakes of Naples (Plat Book 55, pages 10 to 21) and Tract FD-1 of Hacienda Lakes of Naples Phase II (Plat Book 61, pages 16 and 17), as the creating ordinance describes them (Ordinance 2022-21). For the recorded book and page of a specific Seven Shores phase plat, the Collier Clerk’s plat index is the authority. What the LOMR-F letters mean for flood zone and insurance is covered in the flood section of this page.

County Approvals, Phase by Phase

Collier County’s Board of County Commissioners approves each plat for recording and then accepts the finished water and sewer lines before the county takes them over. The board items and the county’s own project layer trace Seven Shores from first plat to the most recent phase:

• August 8, 2023: Seven Shores Phase 1 minor final plat approved for recording (Collier Clerk BCC record).
• October 22, 2024: Phase 1A potable water and sewer facilities accepted.
• January 14, 2025: Phases 1B, 1C and 1D water and sewer accepted.
• May 27, 2025: Phases 1F, 2A, 2C and 2B water and sewer accepted (BCC report, event 90).
• Phase 3 plat: approved for recording with its construction and maintenance agreement under application PL20240009867 (BCC report, event 91).
• September 8, 2026: Phases 3A, 3B and 3C water and sewer accepted (Collier Clerk BCC record).
• County project layer, October 2026: the Amenity Center site development plan, PL20230002403, is filed under the name “Seven Shores FKA Hacienda North”; a Phase 3 plat review item, PL20250011601, is the only Seven Shores record still marked “Under Review” (Collier CityView projects layer, read October 2026).

The phase labels in the county’s utility items (1A to 1F, 2A to 2C, 3A to 3C) are construction stages inside the recorded plats, not separate neighborhoods. Seven Shores has one association, one amenity center and one CDD across all of them.

The Business Park Tract on Collier Boulevard

The Hacienda North CDD plans 140,000 square feet of commercial use on a 23.6-acre business park tract inside the district, with an estimated completion of July 2028 in the 2022 engineer’s report. No later CDD document through the August 18, 2026 packet revises that date.

Two facts matter to a Seven Shores owner. First, the Series 2023 bond assessments sit on the residential land only, 140.72 acres planned for the 413 units, so the business park is outside the Series 2023 lien (October 24, 2023 CDD board packet). Second, no tenant or site plan for the tract has been filed publicly in the records read. Buyers who want to know what will face the Collier Boulevard side should watch the county’s site development plan filings for the tract.

What Remains to Build in 2026 and 2027

The May 19, 2026 Hacienda North CDD minutes, which report financials through April 30, 2026, record “approximately 140 units left to be sold” (August 18, 2026 board packet). Against the 413-unit plan, that is about 273 homes conveyed, roughly 66% (inferred: 413 minus 140).

Other dated signals point the same way:

• Toll’s quick move-in list on October 28, 2026 shows delivery dates running through May 2027 (Toll Brothers Seven Shores page).
• Water and sewer for Phases 3A, 3B and 3C were accepted by the county on September 8, 2026.
• A Phase 3 plat review item remained under county review in October 2026.
• The 2022 engineer’s report estimated July 2026 for the Hacienda North parcel and the Hacienda Lakes Parkway and Boulevard work, and July 2028 for the business park.

No CDD, county or Toll record read publishes a final completion date for Seven Shores. Construction traffic and active home sites remain part of daily life on the Phase 3 streets into 2027.

Who Governs Seven Shores?

Seven Shores is governed by two bodies with separate jobs: Seven Shores Homeowners Association, Inc., a Chapter 720 association created under the Declaration recorded in 2023, and the Hacienda North Community Development District, created by Collier Ordinance 2022-21. Toll Brothers, as Declarant, controls the association until turnover, and developer-affiliated supervisors still sit on the CDD board.

Seven Shores Homeowners Association, Inc.

The Florida Division of Corporations lists Seven Shores Homeowners Association, Inc. as a Florida not-for-profit corporation, document number N22000013849, filed December 13, 2022, status Active (Sunbiz record, read October 2026). The record shows administrative reinstatements on October 11, 2023 and October 22, 2024, and annual reports filed for 2024, 2025 (March 17, 2025) and 2026 (April 30, 2026). Its principal address is care of Allied Property Group Inc., 12689 New Brittany Blvd 3W, Fort Myers 33907. A care-of address is a mailing line; the management contract itself is an association record.

The recorded Declaration places the association under Chapter 720, Florida Statutes, the homeowners association law, not the condominium law. Membership is mandatory and automatic for every Unit owner (Declaration Art. IV Sec. 1). No master association sits above it: the corporate name lists show no Hacienda Lakes master HOA, so a Seven Shores owner answers to this one association and to the CDD. The wider Hacienda Lakes structure, with its separate neighborhoods and separate district, is covered on that page.

The 2023 Declaration and Its Restatement

Two instruments sit in the Collier Clerk’s Official Records (Collier Clerk of Courts):

The restatement was signed March 30, 2023 by Toll Southeast LP Company, Inc. as Declarant, joined by BHEG Seven Shores, LLC as Land Owner and by the association. The district itself was petitioned by Hacienda Lakes of Naples, LLC, the master landowner (Ordinance 2022-21). In plain terms: Toll Brothers builds and controls, and those three legal names are the ones a title search will show.

The Declaration’s Common Areas include private roadways, signage, gate houses, entry features, swales and berms, pedestrian paths, irrigation systems, any pools, recreational facilities and clubhouses designated as Common Areas, and the Water Management System, except property the CDD has accepted. On the lakes, the association must maintain all lakes, conservation easements and preserved areas in perpetuity under their permits, and a 20-foot lake maintenance easement runs back from the water’s edge on each lake. Owners of lakefront lots should read that easement before planning landscaping, fences or a pool cage near the bank.

When Do Owners Take Control? The Turnover Formula

Toll’s Declarant controls the Seven Shores association until the Turnover Date, which the Declaration defines as the earliest of four events:

1. Three months after 90% of the Units are conveyed to owners.
2. Twenty years from recording of the Declaration.
3. The Declarant’s election to turn over early.
4. The Declarant’s abandonment, bankruptcy or foreclosure.

Worked (inferred): 90% of the 413 planned Units is about 372. The CDD’s May 19, 2026 minutes put the remainder at about 140 units, so about 273 were conveyed at April 30, 2026, short of the 372 mark. Turnover had not arrived on the record read. If the 400-lot count is the one that governs, the 90% line falls at 360, still well ahead of the conveyed count. The record that will fix the actual date is the recorded turnover notice and the association’s meeting minutes; until then, the Declarant’s appointees run the board.

The Hacienda North CDD Board and Staff

The Hacienda North Community Development District was created by Collier County Ordinance 2022-21, adopted June 14, 2022 and filed with the Florida Department of State June 17, 2022, under Chapter 190, Florida Statutes (Ordinance 2022-21). It appears by name on the state’s Official List of Special Districts. The ordinance consented to two special powers: parks and recreation, and security (guardhouses, gates, fences, intrusion detection and patrol cars), with no police power.

• Board: five supervisors, elected first by landowners. The FY2025 audit states certain supervisors are affiliated with the Developer (FY2025 audited financial statements), and the May 2026 minutes record that the Supervisor of Elections threshold for resident seats “has not been met yet.”
• Petitioner commitment: the ordinance commits the petitioner to elect one resident to the board once residents occupy homes, and to record a Notice of Assessments after any bond issue.
• Landowners: in August 2023 Toll held 140.69 acres (71.12%) and Hacienda Lakes of Naples, LLC held 57.13 acres (28.88%) (August 21, 2023 board packet).
• Staff: district manager PFM Management Services LLC; district counsel Coleman, Yovanovich and Koester, P.A.; district engineer Atwell, LLC; auditor Grau and Associates.
• Meetings: Seven Shores Clubhouse, 8936 Oceana Way, at 9:00 a.m. FY2027 dates posted on the district site: November 17, 2026; February 23, 2027; May 18, 2027; August 17, 2027.

Meetings are public. An owner who wants to see where the O&M money goes can attend at the clubhouse and read the agenda packet the district posts beforehand.

Who Maintains What in Seven Shores

The 2022 engineer’s report splits ownership and upkeep among the county, the CDD and the homeowners association, which the report calls the neighborhood property owners’ association. This matrix is the quickest answer to “who fixes it”:

One line has moved since the report: the CDD’s May 19, 2026 minutes record that holiday lighting “is now covered by the HOA.” The CDD budget also carries a zero-dollar holiday decorations line for FY2027, which matches.

The Community Systems Clause and Bulk Services

Article III Section 7 of the Seven Shores Declaration lets the Declarant install Community Systems: television, telecommunication, alarm and monitoring, electronic surveillance and access-control systems, internet and telephone lines. The Declarant may sell those services either through the association, paid as a Common Expense, or directly to residents by the Declarant, an affiliate or a third party.

The clause carries a capital-letter warning worth reading in full before contract. The association may sign a Community Systems contract with a term that runs past the Turnover Date, and the assessments on each Unit will include the association’s charges under that contract whether or not the owner elects to receive the service. The restated Declaration adds that Bulk Owners are assessed at the same rate for such services but may opt out in writing.

What the recorded Declaration does not show is whether such a contract is in place today, who the provider is, the term or the per-home charge. That answer sits in the association’s budget and the disclosure package a buyer receives at contract. Read those lines before assuming any cable, internet or monitoring service comes with the assessment.

The Fee Stack in Seven Shores

Seven Shores owners pay a Hacienda North CDD assessment on the county tax bill, $2,494.23 to $4,642.59 a year by lot class for FY2027, plus Seven Shores Homeowners Association dues that are not published. The Declaration names one-time closing contributions without public amounts; there is no master association and no club dues.

FY2027 Hacienda North CDD Assessment by Lot Class

The Hacienda North CDD adopted its FY2027 assessments (October 1, 2026 to September 30, 2027) on August 18, 2026 (FY2027 adopted O&M and debt service assessments). The gross figures are what print on the tax bill.

Gross equals net divided by 0.925: the district grosses each figure up 7.5% to cover county collection costs and the early-payment discount (FY2027 schedule). The monthly equivalent is the gross total divided by 12, shown for budgeting only; the charge is billed once a year. Parcel counts come from the FY2027 certified roll in the August 18, 2026 board packet. About 83% to 85% of each class is bond debt.

The CDD bills by four lot classes (Twin Villa, 52, 59 and 77 feet). Toll does not publish lot widths, and the plan sizes rise from Harbor to Port; the lot-width line on the buyer’s own tax bill is the proof of which class a home pays.

What a CDD Fee Is in Florida, Answered for Seven Shores

A community development district is a local special-purpose government created under Chapter 190, Florida Statutes, to finance and maintain infrastructure. In Seven Shores, the Hacienda North CDD borrowed through bonds to build roads, drainage, water, sewer and perimeter walls, and it collects two things from each lot:

• Operations and maintenance (O&M): the yearly cost of running the district, set each summer in a public budget hearing. It can rise or fall.
• Debt service: the lot’s share of the Series 2023 bond payments. It is fixed per lot and runs to the 2053 final maturity unless the owner prepays.

Both appear as non-ad valorem lines on the Collier County property tax bill, collected under the Uniform Method; the November bill carries the early-payment discount. Lots not yet on the tax roll are billed directly by the district, with O&M due 50% by October 1 and 50% by April 1 (August 18, 2026 board packet). The debt assessment is a lien that runs with the land, so it stays with the lot when the home sells.

Florida law requires a CDD disclosure in each contract for the initial sale of a lot or home, placed above the purchaser’s signature in boldface (Florida Statutes 190.048). That puts the notice in the builder’s contract for a new home. On a resale, the lot class line on the seller’s tax bill is the simplest way to show a buyer the exact figure.

The FY2027 Operating Budget, Line by Line

The O&M budget is $212,515 for FY2027, up from $202,515 adopted for FY2026 (FY2027 adopted O&M budget). Small administrative lines are grouped below; each group’s components are named.

The FY2026 preliminary budget notes explain the field lines: landscaping at $5,000 a month, lake maintenance at $1,600 a month for 8 lakes, and water use monitoring at $750 a month (FY2026 preliminary budget). Several lines are budgeted at zero, including lake bank reserve, entry monuments, master pump maintenance and holiday decorations, so the district funds no lake-bank reserve today. For FY2027, $181,414.82 is collected on the tax roll and $31,100.18 is billed directly.

Budget history: $101,325 in FY2023, all billed directly to the developers (FY2023 adopted budget); $189,715 in FY2024 and FY2025 (FY2025 adopted budget); $202,515 in FY2026, of which $189,715 came from assessments and $12,800 from carry-forward; $212,515 in FY2027. Because the amount raised by assessment went from $189,715 to $212,515, gross O&M rose 12.02% in every lot class: Twin Villa from $359.35 to $402.54, 52 ft from $436.36 to $488.80, 59 ft from $513.36 to $575.06, 77 ft from $641.70 to $718.82.

The Series 2023 Bonds Behind the Debt Line

The debt line on every Seven Shores tax bill repays one bond issue, according to the district’s FY2025 audit and its FY2027 debt service budget (FY2027 adopted debt service budget):

A fund holdings report lists two of the tranches, a 6.300% bond due May 1, 2043 and a 6.500% bond due May 1, 2053 (Federated Hermes holdings report). Full offering terms sit on MSRB EMMA.

The bonds fund part of a $22,865,019.95 capital plan in the 2022 engineer’s report: professional fees and permits $2,685,833.25; stormwater earthwork $2,563,675.20; roadways $2,120,850.00; off-site roads $3,918,600.00; drainage $2,834,669.00; sanitary sewer $4,326,689.50; potable water $1,975,893.00; perimeter walls $818,830.00; perimeter landscaping $1,619,980.00. In FY2025 the district reimbursed the developer $3,535,926 for completed infrastructure and carried $10,109,110 of capital assets. The audit opinion was unmodified, the district reported compliance with its indenture at September 30, 2025, and net position stood at $305,479.

The per-lot debt figure has not moved since at least FY2025. Multiply each class’s net debt by the 413 planned units and the total is $1,005,475, exactly the FY2025 debt-service revenue line (inferred from the FY2025 and FY2027 budgets). The true-up tests at 207, 310 and 372 units protect that figure if fewer lots are built.

Worked Example: Annual and Monthly CDD on a 59-Foot Homesite

Using the FY2027 adopted schedule for a 59-foot lot:

• Gross O&M: $575.06
• Gross debt: $3,205.40
• Total on the tax bill: $575.06 plus $3,205.40 = $3,780.46 a year
• Monthly equivalent: $3,780.46 divided by 12 = $315.04

The O&M piece rose 12.02% from $513.36 in FY2026; the debt piece stayed flat. The charge is paid on the county tax bill, and the 7.5% gross-up anticipates the early-payment discount. The $3,205.40 debt piece repeats each year through the 2053 maturity unless the lot’s share is prepaid; the $575.06 O&M piece is reset every August at the budget hearing.

Worked Example: The Lot-Class Spread From Twin Villa to 77 Feet

The FY2027 gross totals put a price on lot class:

• 77 ft minus Twin Villa: $4,642.59 minus $2,494.23 = $2,148.36 a year.
• 59 ft minus 52 ft: $3,780.46 minus $3,099.45 = $681.01 a year.
• Over a 10-year hold at FY2027 rates, the 77-foot owner pays $21,483.60 more in CDD assessments than the Twin Villa owner ($2,148.36 times 10). The debt part of that gap is fixed; the O&M part may change.

For a buyer comparing a larger Port plan with a Harbor plan, that spread belongs in the monthly budget alongside taxes, insurance and the association assessment.

HOA Dues and One-Time Fees: What the Declaration Names

The regular Seven Shores Homeowners Association assessment is not published in any public record read. Chapter 720 requires the seller or developer to deliver a disclosure summary, and the association’s budget and an estoppel certificate show the current figure; those documents are the source, not third-party estimates.

The Declaration names four fee headings in Article VIII without printing their amounts in any readable public copy:

• Initial Construction Contribution (Sec. 10)
• Initial Recreation Capitalization Fee (Sec. 11)
• Resale Contribution (Sec. 12)
• Bulk Owner Assessments (Sec. 14)

The amounts sit in the recorded instrument (OR 6232 PG 1096) and appear on the estoppel certificate at closing. There are no master association dues and no club dues: the Meridian is funded by the developer and owned by the association, outside the CDD assessment (July 2022 engineer’s report).

Property Taxes and Title Custom

County ad valorem tax for Seven Shores folios was not pulled for this page. The Collier Tax Collector’s bill for a specific folio shows the millage-based tax and, on separate lines, the Hacienda North CDD O&M and debt amounts.

On title, Collier County custom is that the buyer pays for the owner’s title insurance policy; the purchase contract controls who actually pays.

If you own in Seven Shores and want your lot class, CDD line and recorded-deed comparables laid out before you list, call Jesse direct at (239) 898-6072 or start with a home valuation. If you are buying and want the fee stack on a specific Toll plan or resale run before you sign, call Marc at (239) 287-5873 or read about buying with us.

Which Seven Shores Collection Fits You?

Seven Shores sells three Toll Brothers collections, Harbor, Landing and Port, with 15 designs from $599,995 to $1,346,995 base on Toll’s page on October 28, 2026. The Villa Collection is sold out, 11 quick move-ins run $799,000 to $1,848,000, and a 96-home build-to-rent pod operates inside the community.

All prices below are Toll’s “starting at” base prices read October 28, 2026 from the Toll Brothers Seven Shores page; Toll changes them often. Every plan comes in Toll’s four elevation styles: Island Colonial, Modern Coastal, Transitional and Antilles. Toll’s page header sums up designs at “$590K to $1.35M, 1750 to 5500 sq ft” and quick move-ins at “$790K to $1.85M.” At the March 2024 opening, Toll listed a smart-home package with a keyless front entry lock, Wi-Fi thermostat and Wi-Fi garage control (Toll opening release, March 5, 2024).

Harbor Collection

Harbor is the entry collection in Seven Shores and the largest by plan count: six designs, five of them one-story, from 1,893 to 3,128-plus square feet (Toll Brothers Harbor Collection). The Pinellas is the decorated model.

Harbor accounts for seven of the 11 quick move-ins on October 28, 2026, one on Wisteria Way and six on Oceana Way, from $799,000 for a Sawgrass to $1,232,000 for a Volusia Elite. Toll lists a 2.5-car garage on the Sawgrass and Montura without defining the half bay.

Landing Collection

Landing is the middle Seven Shores collection: four designs from 2,475 to 3,788-plus square feet, every one with a three-car garage (Toll Brothers Landing Collection). The Glades is the decorated model.

Three Landing quick move-ins were listed on October 28, 2026: a Dade on Oceana Way with lake and pool at $1,348,000, a Glades on Oceana Way with a multi-generational suite and pool at $1,491,000 (January 2027), and a Glades Elite on Driftwood Drive with pool and lake at $1,848,000, the highest-priced quick move-in on the page. That Glades Elite lists 3,790 square feet against the plan’s 3,788-plus starting size.

Port Collection

Port is the largest Seven Shores product: five designs from 2,927 to 5,397-plus square feet, with up to six bedrooms and three or four-car garages (Toll Brothers Port Collection). Toll released new Port home sites on October 16, 2025, describing plans of 3,291 to more than 5,397 square feet and an optional four-car garage (Toll Brothers release, October 16, 2025; Nasdaq/GlobeNewswire). The Groveland is the decorated model.

Worked (inferred): the Glades plan appears in both Landing and Port at the same 2,927 square feet. It is $924,995 in Landing and $979,995 in Port, a $55,000 difference for the same plan, which reflects the homesite rather than the house. One Port quick move-in was listed on October 28, 2026: a Belmar Modern Coastal on Piper Street with pool and pond at $1,729,000, due March 2027.

The Villa Collection, Sold Out

Toll’s Seven Shores Villa Collection page reads “Sold Out” (Toll Brothers Villa Collection, read October 2026). The villas are the Twin Villa product: one-story attached homes, 184 planned in the 2022 engineer’s report and 184 on the FY2027 CDD roll. They pay the lowest Hacienda North CDD line, $2,494.23 gross for FY2027, on parcels with a median of about 0.11 acre on the county parcel layer (sample of 59 of the 184).

A Twin Villa in Seven Shores is now a resale purchase only. Because Toll is no longer building them, there is no new-construction price list to compare against; the recorded deeds and the Southwest Florida MLS sales in the market section of this page are the evidence a villa seller and buyer work from.

The 96-Home BB Living Rental Pod

The recorded Amended and Restated Declaration defines a “B2R Community,” the “BB Living Pod” of 96 Units, in Article XIV. A Bulk Owner is an owner of 90 or more B2R units in the business of leasing them, and the Declaration gives it a right to B2R entrance signage on Collier Boulevard. Bulk Owners are assessed at the same rate for Community Systems services and may opt out of them in writing.

The operator, BB Living, markets “BB Living Seven Shores” from 8735 Catamaran Dr: single-story three and four-bedroom rental homes and furnished villas, on 6 to 18 month leases, with residents using the pool, pickleball and tennis, fitness center and putting green (operator’s own terms, read October 2026). Those lease lengths are BB Living’s product terms, not an association rule; owner leasing outside the pod is governed by Article XII Section 22 of the Declaration.

For a resale, the rental pod is a disclosure and pricing factor stated neutrally: about 96 of the 400 platted homes are owned by one leasing operator inside the same association, sharing the same amenity center. Buyers comparing Seven Shores with a neighborhood that has no build-to-rent component should weigh that the way they weigh any other ownership mix.

Quick Move-In Homes on October 28, 2026

Toll listed 11 quick move-in homes in Seven Shores on October 28, 2026, from $799,000 to $1,848,000 (Toll Brothers Seven Shores page). Toll publishes street names only; the one full address on the page is 8783 Oceana Way.

Six of the 11 were ready to move in on the read date. On Toll’s page on October 28, 2026, Toll also advertised promotional financing of 4.625% (7.33% APR) on a Jumbo 5/1 ARM with a 2/1 buydown on select homes; terms change, so compare any builder offer with an outside lender’s quote.

Base Price Versus Quick Move-In Price, Worked

Two worked comparisons from the October 28, 2026 Toll page show what a base price leaves out:

• Sawgrass: quick move-in on Wisteria Way $799,000 minus Sawgrass base $599,995 = $199,005 above base. That difference holds the homesite, structural options and finishes, which Toll does not itemize on the page.
• Glades: the same 2,927 square-foot plan is $55,000 higher in Port ($979,995) than in Landing ($924,995) before any options.

Lot premiums for lake, pond or oversized homesites are not published; they appear only on Toll’s price sheets and in a signed purchase agreement. That gap is why a resale on a known lot, with its options already installed, has to be priced against the quick move-in list rather than the base list. If you want a Toll quick move-in and a comparable resale laid side by side, plan by plan and lot class by lot class, call Marc at (239) 287-5873 or read about buying with us.

What Amenities Does Seven Shores Have?

Seven Shores has one resident amenity campus, The Meridian, at 8936 Oceana Way: a clubhouse, a separate fitness building, a resort-style pool and spa, tennis, pickleball and bocce courts, lawns, fire pits and a putting green. Toll Brothers funded it, the homeowners association owns it, and Seven Shores has no golf course or membership club.

The Meridian is what a Seven Shores owner gets in place of a club. Toll Brothers’ Seven Shores community page (read October 28, 2026) lists the amenity set as an amenity center, pool, fitness center, pickleball courts, common spaces, fire pit, lakes, putting green, social room, tennis court and yoga room. Nothing on that list is sold as a membership: there is no equity buy-in, no initiation fee and no food minimum, because the campus is a common element of Seven Shores Homeowners Association, Inc. under the recorded Amended and Restated Declaration (Collier Clerk OR Book 6232 Page 1096, recorded April 5, 2023). Toll’s sales center sits nearby at 8876 Oceana Way, so during build-out the Meridian also serves as part of the sales tour.

Three things about the Meridian are not on any public page: how many courts of each type exist, who staffs the building, and what hours and guest rules apply. Those sit in the association’s rules and the amenity site plan, and a buyer receives them with the association package. The sections below describe only what Toll’s own pages, the recorded Declaration and the Hacienda North CDD records show.

The Meridian Clubhouse

Toll Brothers’ March 5, 2024 opening release describes “an expansive clubhouse with a social room and lounge.” The photo captions on Toll’s Seven Shores page (read October 28, 2026) add a “Social Hall located in The Meridian Clubhouse,” “The Meridian lounge” for neighbors and “private events,” and “waterfront sunsets from The Meridian Clubhouse,” which places the building on lake frontage. Toll also publishes a 3D tour titled “Meridian Amenity Center at Seven Shores: Clubhouse” from the community page.

The clubhouse is a working building as well as a social one. The Hacienda North Community Development District holds its public board meetings at the “Seven Shores Clubhouse, 8936 Oceana Way” at 9:00 a.m., and its adopted FY2027 calendar sets meetings for November 17, 2026, February 23, 2027, May 18, 2027 and August 17, 2027 (Hacienda North CDD official site, read October 2026). That makes the clubhouse the easiest place for a Seven Shores owner to watch the district that sets the CDD line on their tax bill.

How residents book the lounge for a private event, and at what charge, is set by the association’s rules, not by Toll’s captions. Ask for the reservation policy with the association documents.

Fitness Building and Locker Rooms

The fitness center at Seven Shores is its own building, separate from the clubhouse. Toll’s March 5, 2024 release calls it “a separate state-of-the-art fitness center building with a group fitness area,” and the page captions show a “group fitness room.” Toll’s second 3D tour is titled “Meridian Amenity Center at Seven Shores: Fitness & Locker Rooms,” which confirms locker rooms in the fitness building (Toll Brothers Seven Shores page, read October 28, 2026).

Toll names no equipment brands, class schedule or trainer staffing on any page read. Whether group classes run on a schedule, and whether the building has staffed or keyed hours, is a matter for the association’s rules and budget.

Pool, Spa and Cabanas

Toll’s March 5, 2024 release describes “a large resort-style swimming pool and spa,” and the October 28, 2026 page captions add a pool “with sun shelf and cabanas.” A sun shelf is the shallow ledge built for lounge chairs in a few inches of water; cabanas are the shaded seating along the deck.

Pool hours, guest limits and any rules on children’s swim times or private parties are set by the association’s rules, which the association delivers with its disclosure documents.

Tennis, Pickleball and Bocce

Seven Shores has tennis, pickleball and bocce courts at the Meridian. Toll’s marketing list grew in three steps:

• April 24, 2023 (announcement release): the planned amenity center listed tennis and pickleball courts.
• March 5, 2024 (opening release): “tennis, bocce, and pickleball courts.”
• October 16, 2025 (Port Collection release): the brand-new Meridian with “tennis and pickleball courts,” plus a putting green and fire pit lounge; a page caption reads “Tennis and Pickleball courts with nearby putting green and game lawn.”

Toll does not publish the number of tennis, pickleball or bocce courts on any page read, and no recorded document read states a count. The amenity site development plan filed with Collier County (project PL20230002403, “Seven Shores FKA Hacienda North”) and the association’s rules are the records that would show the court layout, reservation system and hours. A buyer who plays daily should walk the courts at a busy hour before relying on access.

Lawns, Fire Pits and the Putting Green

The outdoor program around the Meridian has four parts, all named by Toll:

• Yoga lawn: the March 2024 release describes “a yoga lawn with added greenspace and fire pit locations,” and the page lists a yoga room.
• Fire pit lounge: named in the October 16, 2025 release.
• Game lawn: shown in the page caption beside the courts.
• Putting green: named in the October 2025 release and on the page amenity list. It is the only golf element inside Seven Shores.

The lakes are part of the amenity list as well. Toll tags several quick move-in homes “Lake View” or “Pond View” and advertises “stunning lake views from covered rear lanais” (Toll Brothers Seven Shores page, read October 28, 2026). The recorded Declaration lists pedestrian paths among the Common Areas; no trail map or path mileage is published.

Who Owns and Pays for the Meridian

The Meridian is owned by Seven Shores Homeowners Association, Inc., and Toll Brothers paid to build it. The Hacienda North CDD’s Master Engineer’s Report (July 2022 meeting package) sets the ownership matrix: the amenity campus, private landscaping, hardscape and lighting belong to the homeowners association and are developer-funded, while the CDD owns the stormwater system and the perimeter walls and landscaping. The CDD’s adopted FY2027 operating budget ($212,515) carries no amenity, clubhouse, pool or security line, so no part of the CDD assessment pays to run the Meridian.

That leaves the association’s own budget as the home of Meridian operating costs. Three points follow from the recorded Declaration:

• Common Areas include “pools, recreational facilities and clubhouses” designated by the Declarant, and membership in the association is mandatory and automatic for every Seven Shores owner (Art. IV Sec. 1).
• An Initial Recreation Capitalization Fee is named in Art. VIII Sec. 11. The amount is not published on any public page; it appears in the association’s disclosure and estoppel documents.
• Declarant promotional rights (Art. XIII Secs. 6 and 7) cover promotional events and use of Common Areas by prospective purchasers, which is why the clubhouse doubles as a sales stop while Toll is still selling.

Residents of the 96-unit BB Living build-to-rent pod also use the campus. BB Living’s own page for “BB Living Seven Shores” says its residents use the pool, pickleball and tennis, fitness center and putting green (operator’s terms, read October 2026). How guest passes, reservations and hours work for every resident group is set by the association’s rules.

Does Seven Shores Have Golf, a Marina or Beach Access?

No. Seven Shores has no golf course, no marina, no boat ramp and no beach club; its only golf element is the Meridian putting green (Toll Brothers page, October 28, 2026). Seven Shores owners drive to nearby daily-fee and private golf, to county boat ramps and the Naples City Dock, and to Gulf beaches about 21 minutes away.

For many Seven Shores buyers that is the point: the Meridian keeps the association’s cost base to one amenity campus, and golf, boating and the beach stay pay-as-you-go. For golfers and boaters it means planning around the options below, each described from its own operator’s page.

Golf Within a Short Drive: Eagle Lakes, Lely Resort and Naples Lakes

Three golf operations sit in the East Naples corridor around Seven Shores. None has a published preferred-access arrangement with Seven Shores, and drive times to them were not measured for this page.

Sources: Eagle Lakes Golf Club home page and scorecard; Lely Resort Golf and Country Club golf, Flamingo Island, Mustang and membership pages; Naples Lakes Country Club home page; all read October 2026.

Eagle Lakes is in ZIP 34114, the same ZIP as Seven Shores, and sells daily rounds and an annual golf pass, so it is the simplest option for a Seven Shores owner who wants to play without joining anything. Lely Resort Golf and Country Club offers Full Golf, Executive, Social Sport and Social memberships and states “No Assessments” on its membership page; it does not publish dues. Naples Lakes is a private, member-owned club inside its own gated community, so membership there follows that club’s rules for non-resident members, if any.

A Seven Shores buyer who wants golf at the door should compare an East Naples golf community instead. A Seven Shores buyer who wants occasional golf and no club dues is well placed: two public Lely courses and a daily-fee course are in the same part of the county.

Boat Ramps, Permits and the Naples City Dock

Seven Shores sits inland on the east side of Collier Boulevard, with no boat ramp, marina or community boat storage in Toll’s amenity list. Whether a Seven Shores owner may keep a boat or trailer at the home is governed by Art. XII Sec. 17 (motor vehicles and trailers) and Sec. 13 (parking and garages) of the recorded Declaration. Boating itself starts at public launches:

Sources: Collier County Parks pages for each boat park and the City of Naples City Dock page, read October 2026.

Collier County’s boat ramp permit page (read October 2026) sets launch costs: an annual motorized permit is $100 plus tax for residents and $250 for non-residents; a paddle-craft permit is $50 for residents and $125 for non-residents; a daily launch is $10 motorized and $5 non-motorized. Owners who want a wet slip in Naples Bay can look at Naples Bay Resort, which sells slips with a mandatory Naples Bay Club membership (resort’s slips-for-sale page, read October 2026), or join the City Dock’s annual waiting list.

Beaches by Road From Seven Shores

The nearest Gulf beaches are about 21 minutes from the Brighton Boulevard entrance without traffic. These are free-flow routing estimates (OpenStreetMap routing engine, October 2026) from 8996 Brighton Blvd; they include no seasonal congestion, parking search or gate time, and the east end of Seven Shores adds about half a mile and two minutes.

Parking is the practical constraint. The City of Naples beach parking page (read October 2026) reserves 24 beach ends for City of Naples and Collier County beach parking permit holders and requires visitors to pay at metered accesses such as Lowdermilk Park and the Pier at 12th Avenue South. Permit eligibility is set by the city and county permit programs; check their rules for your address before counting on a permit.

How Has Seven Shores Fared in Hurricanes?

Seven Shores has no hurricane record of its own: the homes did not exist for Irma in 2017 or Ian in 2022, and Milton arrived in October 2024 while the first homes were under construction. No storm-damage or FEMA reimbursement item appears in the Hacienda North CDD records read, and Seven Shores sits in evacuation Zone D.

That history matters for how a Seven Shores home is described. No one can say these homes “came through” a major storm, because the record does not support it. What a buyer can measure is how the homes are built and where they sit: finished floors about five feet over the base flood elevation, a 2020s building code, and evacuation Zone D outside the Coastal High Hazard Area. Those facts are below and in the flood section that follows.

Irma, Ian and Milton Came Before or During Construction

Sources: FEMA disaster pages DR-4337, DR-4673 and DR-4834; Collier Ordinance 2022-21; Collier BCC records; read October 2026.

The National Hurricane Center’s Tropical Cyclone Report on Ian records a Category 4 landfall in southwest Florida. At that date the Hacienda North CDD existed on paper only: Collier County adopted Ordinance 2022-21 on June 14, 2022, and the July 2022 Master Engineer’s Report states that “No roadway has been constructed within the District to date.” The district’s Series 2023 bonds closed October 27, 2023, and the elevation certificates filed for Seven Shores homes carry building permit numbers from 2023 to 2025.

For Milton, the records read show nothing storm-related. The Hacienda North CDD’s FY2025 audited financial statements and its August 18, 2026 board packet carry no hurricane damage, FEMA reimbursement or storm repair line. The CDD and association minutes from October and November 2024 are the records that would show any Milton cleanup inside Seven Shores.

Evacuation Zone D and the Coastal High Hazard Area

Collier County’s hurricane evacuation zone layer returns Zone D at all five Seven Shores points tested in October 2026, and the county’s Coastal High Hazard Area layer returns no feature at those points. Collier announces which lettered zones must leave for each storm, so the zone letter is the line a Seven Shores household watches.

Evacuation zones are assigned by location and can be revised, so a Seven Shores owner should confirm the zone for the exact address at the state’s Know Your Zone map before each season. Zone D is a surge-planning designation, not a flood insurance zone; the FEMA flood zone is a separate map, covered next.

Which Building Code Applies to Seven Shores Homes?

Seven Shores homes were permitted under the Florida Building Code of the 2020s. The 8th Edition (2023) of the Florida Building Code took effect December 31, 2023 (Florida Building Commission effective-dates notice). The permit numbers on the Seven Shores elevation certificates run from 2023 to 2025, so homes permitted after that date fall under the 8th Edition, while a permit applied for in 2023 before the change would ordinarily have been reviewed under the 7th Edition (2020). That split is an inference from the dates; the county permit record for the address shows which edition applied.

The design wind speed, roof-to-wall connections and opening protection for a specific Seven Shores home are listed on its permit plans, and a wind mitigation inspection documents them for an insurer. Toll’s opening release lists a smart-home package (keyless front entry lock, Wi-Fi thermostat, Wi-Fi garage control) but no wind-rating specification, so the permit and inspection are the records to pull.

What Flood Zone Is Seven Shores In?

Seven Shores is mapped in FEMA Zone AH on FIRM panel 12021C0606J, effective February 8, 2024, with one AE point at the Brighton Boulevard entrance. Its homes sit about five feet above a 10.5-foot base flood elevation, and five FEMA LOMR-F letters issued October 2024 to March 2026 removed lots 1 to 400 from the flood hazard area.

Two layers of record apply to every Seven Shores lot, and both are true at once. The printed flood map still shows the neighborhood in a Special Flood Hazard Area. The five LOMR-F letters, issued lot range by lot range after the fill was placed, amend that map by letter for the lots and fill they describe. Lenders and insurers read both, so a Seven Shores owner should keep both: the panel number and the letter for the lot.

Zone AH on FIRM Panel 12021C0606J

FEMA’s National Flood Hazard Layer returned Zone AH at 35 of 36 Seven Shores addresses sampled in October 2026 and Zone AE at one, 8996 Brighton Blvd at the entrance. Every point sits on FIRM panel 12021C0606J, effective February 8, 2024, in Collier County Unincorporated Areas (community 120067). Collier County’s own FEMA24 flood zone layer agreed at the points it was checked against.

Source: FEMA National Flood Hazard Layer, flood hazard zones (layer 28) and FIRM panels (layer 3), point queries October 28, 2026.

Zone AH is FEMA’s designation for areas of shallow flooding, usually ponding, with average depths of one to three feet and a published base flood elevation. It fits an engineered lake-and-berm neighborhood: the risk modeled is water pooling across low ground, not moving surge. Zone AE at the entrance point marks the Brighton Boulevard corridor, where the county layer shows a separate AE strip.

Finished Floors 15.5 to 16.3 Feet Against a 10.5-Foot BFE

Collier County publishes elevation certificates by address, and 18 Seven Shores certificates read in October 2026 show the top of the bottom floor (item C2.a) at 15.5 to 16.3 feet NAVD88, median 15.7 and mean 15.8. Each lists a base flood elevation of 10.5 feet NAVD88, so the floors stand 5.0 to 5.8 feet above BFE, median 5.2 (Collier County Elevation Certificates layer).

The BFE itself is about 10 to 10.5 feet NAVD88: FEMA’s base flood elevation lines inside the neighborhood read 10.0 feet, with one 10.5-foot line near the entrance, and the elevation certificates state 10.5. Collier County’s floodplain rules set the minimum lowest floor at BFE plus one foot, and at least 18 inches above the crown of the road, with machinery also at BFE plus one foot (Collier County, Building Within the Floodplain).

Worked against the county minimum: 10.5 feet + 1 foot = 11.5 feet. Seven Shores floors at 15.5 to 16.3 feet exceed that minimum by 4.0 to 4.8 feet.

Other certificate facts a Seven Shores owner can use:

• Form and status: FEMA elevation certificate form FF-206-FY-22-152, “Finished Construction,” certified by ESE Consultants, Inc.
• LiMWA: the certificates read answer “No” to whether the building is seaward of the Limit of Moderate Wave Action.
• Sample: the certificate for 9068 Wisteria Way (lot 110, permit PRFH20240626031) shows a 15.7-foot floor and is posted on the county’s document server.
• Phase 3: no certificate for a Phase 3 home was in the county layer in October 2026, so Phase 3 floors are not yet in the public record.

Quote the floor (C2.a) and BFE figures only. The garage-slab and adjacent-grade columns came from scanned forms and should be read on the certificate itself before anyone relies on them.

Five LOMR-F Letters Covering Lots 1 to 400

FEMA’s National Flood Hazard Layer for Letters of Map Amendment and Revision (layer 34) holds five completed LOMR-F determinations that together cover every Seven Shores lot from 1 to 400, each with the outcome “Property removed” from the Special Flood Hazard Area.

Source: FEMA National Flood Hazard Layer, LOMAs and LOMR-Fs (layer 34), queried October 28, 2026. Lot ranges sum to 400 (151 + 96 + 34 + 32 + 87).

A LOMR-F (Letter of Map Revision based on Fill) is FEMA’s letter amendment for land raised by engineered fill. It applies to the lots and fill it describes; the printed FIRM panel does not change, which is why the map image still shows Zone AH across Seven Shores. A lender or insurer reading only the panel sees an SFHA property; the letter is the document that shows FEMA removed it. Each case can be pulled by its number from FEMA’s Flood Map Service Center, and a seller or buyer should pull the one for the lot rather than rely on the neighborhood range: a letter can carry exceptions for specific lots, and the case text is the record.

The letters do not set an insurance price, and they do not decide whether a lender requires flood coverage. They are the documents the lender and the insurer read to make those decisions.

The Preliminary Collier FIRM and the Summer 2027 Target

Collier County is getting new flood maps. FEMA issued preliminary FIRMs for Collier County on March 20, 2025 (FEMA project 16-04-1501S). A Collier County news release of August 19, 2026 announced a 90-day appeal period beginning that day and a target effective date of Summer 2027, “subject to change” (Collier County, “Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk”).

Until the new maps take effect, panel 12021C0606J and the LOMR-F letters above govern. The preliminary zone for each Seven Shores lot is shown by address in FEMA’s Changes Since Last FIRM tool, linked from the county’s Floodplain Management page; check it for the lot before a purchase or a listing, because the new map will replace panel 12021C0606J when it takes effect.

Lakes, Stormwater and Who Maintains Them

The lakes are the flood-control system for Seven Shores. The Hacienda North CDD’s Master Engineer’s Report (July 2022) allots 33.4 of the district’s 197.8 acres to lakes and describes new ponds and dry detention in the West Collier Drainage Basin, built to South Florida Water Management District and county rules with 25-year storm floodplain storage preserved. The report’s ownership matrix assigns stormwater to the CDD.

Day-to-day upkeep shows in the budgets:

• CDD lake maintenance: $19,200 in the adopted FY2027 budget, and the FY2026 budget notes put it at $1,600 a month for 8 lakes.
• No lake-bank reserve: the CDD budget template carries a lake bank reserve line at zero dollars, so no bank-repair reserve is funded at the district.
• Association duty: the recorded Declaration has the association maintain lakes, conservation easements and preserved areas in perpetuity under the permits, with a 20-foot lake maintenance easement running back from each lake’s edge, and makes the Water Management System a Common Area except property the CDD accepts.

For a lakefront Seven Shores owner, the 20-foot easement is the practical rule: it limits what can be built or planted at the water’s edge, and the Declaration and Rules govern the details.

Selling a Seven Shores home? The LOMR-F letter for your lot range, your elevation certificate and the FIRM panel make a three-page flood packet that answers the buyer’s insurer before the question is asked. We assemble it with the listing. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072, or start with a home valuation. Buying in Seven Shores? Call Marc at (239) 287-5873, and we will pull the letter and certificate for every home you shortlist; see how we work at buying with us.

What Does Insurance Cost for a Seven Shores Home?

No insurer or public filing publishes a premium for Seven Shores itself. What a Seven Shores owner can use are Collier County benchmarks from Citizens and the Florida Office of Insurance Regulation, plus the documents an insurer rates: the elevation certificate, the lot’s LOMR-F letter, the permit’s wind design and a wind mitigation report.

Every figure below is county-level. A quote for a specific Seven Shores home depends on the plan, roof, openings, coverage limits, deductibles and the carrier’s appetite, and none of those figures is public.

Collier Premium Benchmarks From Citizens and the Florida OIR

Citizens Property Insurance’s 2026 recommended rate filing (filed December 2025) reports these Collier County rows:

Source: Citizens Property Insurance, 2026 Recommended Rate Filing, Collier County exhibit rows, read October 2026.

The Florida Office of Insurance Regulation’s July 2026 stability report adds the market picture: Citizens had 293,465 policies in force on June 5, 2026; 44 insurers requested rate decreases and 48 requested no change for residential policies; and the report lists a Collier County average homeowners premium of $5,534 including wind and $3,169 excluding wind.

These are county averages across homes of every age and elevation, so they are a frame, not a Seven Shores quote. A new Toll-built home permitted in 2023 to 2025 is a different risk from the county’s older stock, and the wind mitigation report is how that difference reaches the rate.

Flood Insurance When the Lot Has a LOMR-F

Federal law requires flood insurance on a structure in a Special Flood Hazard Area that secures a federally backed mortgage, and Collier County’s 2024 Flood Protection Newsletter states that requirement for county property owners. Seven Shores sits in Zone AH on the printed FIRM, so a lender’s first screen flags it.

The LOMR-F letter is the document that addresses that flag. When FEMA’s letter shows the property “removed” from the SFHA, the lender reviews the letter and decides whether the mandatory purchase requirement still applies; the decision belongs to the lender, not to the seller, the agent or this page. Optional flood coverage remains available whatever the lender decides, and the elevation certificate is what an NFIP or private flood carrier uses to rate it.

Collier County participates in FEMA’s Community Rating System at Class 5, which gives a 25% discount on eligible NFIP policies in the Special Flood Hazard Area, and the county has been in the program since October 1992 (Collier County 2024 Flood Protection Newsletter). Private flood carriers set their own credits. No Seven Shores flood premium is published, so a rated quote using the home’s elevation certificate is the only reliable number.

Why No Condo Inspection or SIRS Rules Apply

Seven Shores has no condominium buildings, so Florida’s condominium structural rules do not reach it. Section 718.112, Florida Statutes, requires structural integrity reserve studies (SIRS) for condominium buildings three habitable stories or higher and excludes single-family and small multifamily dwellings; milestone inspections and a condo master policy are likewise condominium questions. Seven Shores is a Chapter 720 homeowners association of single-family homes and twin villas, and the county address layer types the sampled Seven Shores points “Single Family.”

What a Seven Shores owner does insure through the association is the common property: the Meridian, private roads, gates and other Common Areas. The association’s property policy, its limits and its hurricane deductible are shown in the association’s budget and insurance certificate, delivered with the disclosure package. The CDD separately carries general insurance of $6,900 in its adopted FY2027 budget.

Which Schools Serve Seven Shores?

Collier County Public Schools zones Seven Shores addresses to Lely Elementary, Manatee Middle and Lely High in its school-year 2027 address lookup. In the 2026 state grades, Lely Elementary and Manatee Middle earned an A and Lely High earned a B; the district earned an A. Three private schools sit within about 20 minutes.

There is no school inside Seven Shores. The nearest school site in the county’s records is Lely Elementary, about 1.25 miles straight-line from the neighborhood.

Zoned Schools by Address

The district’s own address lookup (Collier County Public Schools Address_v3, school year 2027, queried October 28, 2026) returned the same three schools for every Seven Shores address it recognized, six of six resolvable addresses on Oceana Way, Brighton Blvd, Wisteria Way and Nautilus Ln:

Source: Collier County Public Schools address lookup, school year 2027; Florida Department of Education Collier school directory.

The lookup’s rezone fields were empty for every address, so no pending rezoning was flagged for 2027. One address, 9160 Wisteria Way, returned no record in the district table even though the county lists it; neighbors on the same street resolved normally, so this looks like a table-timing gap, not a different zone. Method note for buyers: Phase 2 and Phase 3 addresses are newer, and the district table is address-specific, so run your exact address in the district’s zone lookup before you rely on any assignment, including this one.

State Grades, 2022 to 2026

Source: Collier County Public Schools, 2025-2026 School and District Grades (reproducing Florida Department of Education grades), read October 2026.

The district reported a 94% graduation rate for SY26. The Marco Eagle’s July 22, 2026 report on the release noted that Lely High went from an A to a B this year. So the accurate description for a Seven Shores buyer is two A-rated zoned schools at the elementary and middle level and a B-rated zoned high school in 2026. Grades are recalculated every summer; the district publishes the new table each July.

Private Schools Within About 20 Minutes

Sources: each school’s own website for grades and address; drive figures are free-flow routing estimates (OpenStreetMap routing engine, October 2026) from 8996 Brighton Blvd, without traffic, drop-off lines or gate time.

The Hacienda Lakes development order reserved a school tract inside the larger community, and no school has been built on it in county or district records; the Hacienda Lakes page covers that tract.

Where Is the Nearest Hospital to Seven Shores?

The nearest hospital to Seven Shores is Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Blvd, a 130-bed hospital with a 24-hour emergency room about 2.2 miles and 6 minutes from the Brighton Boulevard entrance without traffic. NCH’s downtown and North Naples emergency departments are 21 to 23 minutes away.

The figures below come from each provider’s own pages and the state facility profile. Emergency wait times change minute to minute, so none is printed here.

Physicians Regional Medical Center, Collier Boulevard

Physicians Regional Healthcare System describes its Collier Boulevard hospital as a Joint Commission accredited, 212,400-square-foot, 130-bed acute care facility that began accepting patients on February 5, 2007. Services listed include a 24-hour emergency room and an older adult ER (Physicians Regional Collier Boulevard and Emergency Department pages; Florida Health Finder facility profile, read October 2026).

From Seven Shores it is about 2.2 miles and 6 minutes without traffic from 8996 Brighton Blvd, by routing estimate (OpenStreetMap routing engine, October 2026). The hospital’s own page states no trauma designation, so this page makes no trauma claim.

NCH Emergency Departments and Immediate Care

NCH runs the other emergency departments a Seven Shores household would use:

Sources: NCH Emergency Services, Immediate Care and Naples locations pages, read October 2026; drive figures are free-flow routing estimates from 8996 Brighton Blvd.

For a child’s emergency, NCH lists North Naples as the county’s only 24-hour pediatric emergency department; for an adult emergency, the Collier Boulevard hospital is closer. For minor illness and injury, the Southeast immediate care clinic on Collier Boulevard is about 6 minutes away.

Fire Station 25 and EMS

The nearest listed fire station is Greater Naples Fire Rescue District Station 25, 3675 Hacienda Lakes Blvd, Naples 34114, about 1.5 miles and 5 minutes from 8996 Brighton Blvd without traffic by routing estimate (Greater Naples Fire Rescue District locations and Station 25 pages, read October 2026). The district’s page does not state Station 25’s response area, so this is the closest listed station by distance, not a confirmed first-due assignment. Dispatch assigns units by the district’s own response zones.

How Long Are the Drives From Seven Shores?

From the Seven Shores entrance at 8996 Brighton Blvd, the Publix at Naples Lakes Village Center is about 4 minutes away, the I-75 ramp at Collier Boulevard about 6, Fifth Avenue South about 19, the Naples Pier about 21 and Southwest Florida International Airport about 45, all without traffic by free-flow routing estimate.

Method: drive figures come from the OpenStreetMap-based OSRM routing engine, run October 2026 from 8996 Brighton Blvd, the west end nearest Collier Boulevard. They model free-flow speeds with no traffic, no season and no gate time. The east end of Seven Shores adds about half a mile and two minutes. January to April traffic on Collier Boulevard and I-75 can add materially to every figure.

Seven Shores Drive-Time Table

Source: OSRM routing engine (OpenStreetMap), free-flow estimates from 8996 Brighton Blvd, October 2026.

Read the table by direction. Everything a Seven Shores household does daily, groceries, the ER, the elementary school, the fire station and the interstate, sits within about 6 minutes on Collier Boulevard. Downtown Naples, the Gulf beaches and the North Naples shopping districts sit in the 19 to 29 minute band. The airport run is an I-75 trip of about 45 minutes in free flow.

Errands: Publix, Hammock Park and the Costco Corner

The everyday store for Seven Shores is Publix #811 at Naples Lakes Village Center, 8585 Collier Blvd, about 1.6 miles and 4 minutes away. The store posts hours of 7 a.m. to 9 p.m. daily, and its pharmacy is open Monday to Friday 9 a.m. to 9 p.m., Saturday 9 a.m. to 7 p.m. and Sunday 11 a.m. to 6 p.m. (Publix store 811 page, as posted October 28, 2026).

Closer to the gate, the Hammock Park retail center at 8590 Collier Blvd was reported at nearly 20,000 square feet with a First Watch restaurant as its anchor (Naples Press, 2025), and Collier County’s project layer places it about 0.76 mile straight-line from Seven Shores.

The larger change is Costco: a store of about 162,000 square feet with fuel is planned at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, about 0.9 mile straight-line from Seven Shores, with no announced opening date as of October 28, 2026; the Hacienda Lakes page tracks that corner, and the civic pipeline section of this page covers the approval and neighbor agreement.

What Is Being Built Near Seven Shores?

Seven Shores sits inside one of the busiest growth corridors in East Naples. The three nearest projects are a Costco store with fuel about 0.9 mile away, 54 proposed M/I Homes townhomes about 0.4 mile away, and a 92-unit apartment community at 8928 Collier Boulevard about 0.18 mile from the Seven Shores gate road.

Every distance below is a straight-line figure measured from the center of the Seven Shores address points in the Collier County site address layer, accurate to about a tenth of a mile (Collier County; Collier County). Drive times are a separate measure and appear in the drive-time section of this page. The county records cited here are planning and permitting records; a project’s status can change at any Board meeting, so check the dated source before you rely on a line.

Beyond the three largest projects, the county’s CityView project layer tracks smaller commercial sites on the same stretch of Collier Boulevard and Rattlesnake Hammock Road: a 7-Eleven site plan at Rattlesnake Hammock and Collier (about 0.88 mile), a RaceTrac on Rattlesnake Hammock Road (about 1.0 mile), the Hammock Park retail center (about 0.76 mile), Watercrest at Hacienda Lakes independent living (about 0.75 mile), a car wash and a self-storage building about a mile out (Collier County). For Seven Shores owners, that adds up to more daily services within a few minutes and more traffic at the Collier Boulevard and Rattlesnake Hammock Road intersection.

Costco at Collier Boulevard and Rattlesnake Hammock Road

The largest commercial change near Seven Shores is a Costco warehouse of about 162,000 sq ft with a fuel station on about 25.86 acres at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, roughly 0.9 mile from the Seven Shores homes. Costco bought the land from Hacienda Lakes of Naples, LLC on October 24, 2025 for nearly $19.4 million (Gulfshore Business, November 21, 2025) (Gulfshore Business), after the Collier Board of County Commissioners approved the store on October 14, 2025 (Naples Press) (Naples Press). A written agreement with neighboring residents in November 2025 added crosswalk signage, truck routing away from Rattlesnake Hammock Road, 25% extra landscaping and a $35,000 payment to a CDD or HOA of the residents’ choice (Gulfshore Business; Gulf Coast News). Site work was reported under way on May 22, 2026 (Naples Daily News) (Naples Daily News), and no opening date had been announced as of October 28, 2026. The full story of that corner, including the agreement’s background, sits on our Hacienda Lakes page.

Hacienda Townhomes: 54 Homes on Hacienda Lakes Parkway

M/I Homes proposes 54 two and three-bedroom townhomes on 10.28 acres at 3810 Hacienda Lakes Parkway, about 0.4 mile from Seven Shores (Collier Clerk legal notice; Gulfshore Business, October 2, 2026) (Collier Clerk legal notice; Gulfshore Business). The plan works out to about 5.3 homes per acre, with a 35-foot maximum height and homes from about 1,300 to just under 1,900 sq ft. Gulfshore Business reported expected prices in the “mid-to-high $400,000s” (Gulfshore Business).

The Collier County Planning Commission recommended approval of the companion small-scale growth management plan amendment and PUD rezoning (petitions PL20240001697 and PL20240001702) on October 1, 2026 (Collier Clerk legal notice). The vote followed a continuance from the August 20 meeting while the developer worked with the neighboring Sapphire Cove homeowners association, and the developer offered a 15-foot enhanced landscape buffer with canopy trees, sabal palms, a 5-foot hedge and a berm on that side (Gulfshore Business). The site plan also shows a pool and private amenity area, a preserve and on-site stormwater, with 17 transferable development rights committed (Gulfshore Business).

The project is not approved to build yet. It still needs action by the Board of County Commissioners, then a site development plan and an Environmental Resource Permit (Collier Clerk legal notice; Gulfshore Business). For a Seven Shores owner, the practical read is a small attached-home neighborhood priced well under the Seven Shores range, a short walk east of Collier Boulevard, with construction traffic that would use Hacienda Lakes Parkway, which is also the secondary entry to Seven Shores (CDD engineer’s report, July 2022) (Hacienda North CDD).

Apartments Within About a Mile

The county’s affordable-housing commitments layer tags eight rental rows within about a mile of Seven Shores, totaling 1,564 units (Collier County). That layer only records projects that carry an income-restricted housing commitment, so a market-rate complex with no commitment would not appear in it, and the true rental count nearby can be higher.

Source: Collier County affordable-housing locations layer, read October 28, 2026 (Collier County); 8928 Collier Blvd approval reported by Naples Press, November 13, 2025 (Naples Press). The 8928 Collier Boulevard site covers 9.49 acres between Brighton Boulevard, the Seven Shores entry road, and Hacienda Lakes Parkway, which makes it the closest new rental project to the Seven Shores gate (Naples Press; Hacienda North CDD). Milano Lakes was earlier known as The Lord’s Way Apartments, the same name Hacienda Lakes Parkway once carried (Collier County; Hacienda North CDD).

Two notes keep these numbers in proportion. First, 1,564 is the sum of county-tagged rows, not a census of every apartment within a mile. Second, a rental community near a gated single-family neighborhood is a disclosure and traffic item for buyers, not a measured price effect: the closed-sales record for Seven Shores does not yet span enough time after these projects opened to show one.

Roads: I-75 at Collier Boulevard and the Six-Lane Corridor

Seven Shores residents reach Interstate 75 at Collier Boulevard, about 3.3 miles and 6 minutes from the Brighton Boulevard entrance without traffic (routing estimate) (OSRM routing engine (OpenStreetMap)). That interchange is under reconstruction: the Florida Department of Transportation lists the I-75 at SR 951 project (FPID 425843-2) at $97 million, covering 1.3 miles of Collier Boulevard from Business Circle South to City Gate Drive, with the current phase begun in early 2023 and completion estimated for early 2027 (FDOT). Night closures on northbound Collier Boulevard near Davis Boulevard are part of that work, so plan airport and Fort Myers trips around the FDOT notices.

The county’s Transportation Engineering projects page lists Collier Boulevard Widening Phase III, from City Gate Boulevard North to Green Boulevard, 2.1 miles from four to six lanes, as the last of five projects that make 15 miles of Collier Boulevard six lanes from US 41 to Immokalee Road (Collier County). That work is north of I-75, not at Seven Shores. The same county list shows no Rattlesnake Hammock Road widening near Collier Boulevard (Collier County), so the Costco corner will run on the road network that exists today.

Parks, Library and the Unbuilt School Tract

The nearest county park to Seven Shores is Serenity Walk Park, about 0.38 mile away by straight line in the Collier County parks layer; the next county parks, Palm Springs Park and the Paradise Coast Sports Complex, sit about 2.8 miles out (Collier County). South Regional Library, 8065 Lely Cultural Parkway, is about 1.5 miles from Seven Shores (Collier County). Inside the gate, the Meridian’s lawns, courts and pool cover day-to-day recreation for residents.

The Hacienda Lakes approvals reserved a tract for a public school, but no school has been built on it in county or school district records, and the nearest school site to Seven Shores is Lely Elementary about 1.25 miles away (Collier County). The school tract history belongs to the master plan story on our Hacienda Lakes page; zoned schools for Seven Shores addresses are covered in the schools section of this page.

What Are the Rules in Seven Shores?

Seven Shores rules come from the recorded Amended and Restated Declaration for Seven Shores, Collier Clerk instrument 6384483, OR Book 6232 Page 1096, recorded April 5, 2023, plus the rules the Seven Shores Homeowners Association adopts under it. The article headings are public; the full text of several use sections must be read in the Clerk’s copy.

The Declaration runs 186 pages and was signed March 30, 2023 by Toll Southeast LP Company, Inc. as Declarant, joined by BHEG Seven Shores, LLC as Land Owner and by the association (Collier County Clerk of Courts). It operates under Chapter 720, Florida Statutes, and membership in the association is mandatory and automatic for every Unit owner (Art. IV Sec. 1) (Collier County Clerk of Courts). Article XII holds the use restrictions, Article IX the architectural review process, Article XIV the build-to-rent provisions and Article XV enforcement (Collier County Clerk of Courts). A pet count, lease term or parking rule taken from a secondhand summary is how buyers get surprised at closing, so pull the recorded instrument from the Collier Clerk Official Records by book and page and read the section itself, or ask the association for its current rules.

Leasing and the Build-to-Rent Pod

Leasing for owner-occupied homes in Seven Shores is governed by Article XII Section 22 (“Leases”) of the Declaration (Collier County Clerk of Courts). The minimum lease term, any limit on leases per year and any association approval step are set in that section’s recorded text and in the association’s rules, so a buyer who plans to rent should read Section 22 before signing a contract.

A separate regime covers 96 homes. Article XIV of the Declaration defines a “B2R Community” as the “BB Living Pod” of 96 Units, and a “Bulk Owner” as an owner of 90 or more B2R units in the business of leasing them; it also gives the Bulk Owner a right to B2R entrance signage on Collier Boulevard (Collier County Clerk of Courts). BB Living markets “BB Living Seven Shores” from 8735 Catamaran Drive, offering single-story 3 and 4 bedroom rental homes, furnished villas and lease terms of 6 to 18 months, with residents using the pool, pickleball and tennis, fitness center and putting green (operator’s page, read October 2026) (BB Living). Those lease terms are the operator’s product, not an association rule for other owners.

The Amended and Restated Declaration also sets how the pod shares community costs: Bulk Owners are assessed at the same rate as other owners for Community Systems services, such as bulk television or internet if the association contracts for them, but may opt out of those services by written notice (Collier County Clerk of Courts). Which homes form the pod is fixed by the recorded documents and plats, so a buyer who wants to know whether a given street sits next to rental homes should ask for the plat and the association’s records before contract.

Pets

Pets in Seven Shores are governed by Article XII Section 5 of the recorded Declaration (Collier County Clerk of Courts). The number, size or breed limits, leash rules and any restriction on commercial animal use live in that section and in the association’s rules; buyers with more than one animal or a large dog should confirm the text before they write an offer. Service animals and assistance animals follow state and federal fair-housing law regardless of a pet clause.

Architectural Review

Exterior changes in Seven Shores go through the architectural review process in Article IX of the Declaration, which has 18 sections covering the committee and its membership, the general plan, requirements, quorum, powers and duties, procedure, alterations, variances, other approvals and permits, construction by owners, inspection, violations, court costs, certificates and a certificate of compliance, exemption and exculpation (Collier County Clerk of Courts). The association is responsible for administering and enforcing the architectural standards (Art. VI Sec. 1) (Collier County Clerk of Courts).

The practical point for owners is the order of operations. A pool, a screen enclosure or another exterior alteration goes through Article IX review first, and the work also needs any Collier County building permit it requires. Several Toll quick move-in homes on the builder’s page list a pool with screen enclosure (Toll, October 28, 2026) (Toll Brothers), so buyers of a home without one often ask about adding it: the review clock, any review fee and the design guidelines are set in the Article IX text and the association’s architectural review requirements.

Vehicles, Boats, Parking and Drones

Parking in Seven Shores is governed by Article XII Section 13 (“Parking and Garages”), and boats, trailers, recreational vehicles and similar vehicles by Section 17 (“Motor Vehicles, Trailers, Etc.”) (Collier County Clerk of Courts). Article XII also carries separate headings for recreation equipment and for unmanned aerial vehicles (Collier County Clerk of Courts). Seven Shores has no boat storage tract or marina, so boat owners should plan on the county ramps at the Collier Boulevard Boating Park, 3620 Collier Boulevard (Collier County Parks), and read Section 17 before assuming a trailer can stay in a driveway or garage. Other Article XII headings cover exterior lighting, lawns and landscaping, window treatments and hurricane shutters (Collier County Clerk of Courts).

Signs, Showings and the Gate

Signs in Seven Shores fall under a signs heading in Article XII of the Declaration (Collier County Clerk of Courts), so a seller should confirm what the text allows before ordering a yard sign or open-house directional signs. The Declaration’s Gate Easement (Art. V Sec. 10) lets the Declarant keep the entry gates open during regular business hours in connection with the sale of Lots (Collier County Clerk of Courts); that easement serves Toll’s lot sales, not resale showings. Buyer agents and appraisers reach a resale home through the association’s gate procedure, which the association sets.

Enforcement sits in Article XV: Section 4 covers fines and Section 5 covers suspension of use and voting rights (Collier County Clerk of Courts). Article XIII Sections 6 and 7 also reserve Declarant rights for promotional events and use of the Common Areas by prospective purchasers (Collier County Clerk of Courts), which is why sales activity and resident life share the Meridian during the build-out.

Seven Shores vs Esplanade at Hacienda Lakes: Which Fits You?

Seven Shores and Esplanade at Hacienda Lakes share the Collier Boulevard corridor inside the same Hacienda Lakes approvals, but they are different purchases. Seven Shores is Toll Brothers new construction still selling under the Hacienda North CDD; Esplanade at Hacienda Lakes is a built-out Taylor Morrison neighborhood, resale only, under the separate Hacienda Lakes CDD.

The two sit about 0.9 to 1.2 miles apart by straight line (Collier County). The Southwest Florida MLS shows the gap plainly: over closed sales from October 13, 2025 to October 13, 2026, we tracked 25 Seven Shores sales at a $985,000 median and 19 Esplanade at Hacienda Lakes sales at a $590,000 median. That $395,000 difference ($985,000 minus $590,000) is not a like-for-like price gap. Seven Shores’ 12 months include large new Toll homes, nine of them at $1,500,000 and up, while Esplanade at Hacienda Lakes trades as a finished resale stock with a top sale of $879,000 in the same pull. Buyers who want to widen the search to other East Naples new-construction neighborhoods often also compare Naples Reserve and Verona Walk.

Seven Shores vs Esplanade at Hacienda Lakes Decision Table

The Esplanade at Hacienda Lakes CDD figure is deliberately left to its own district: the two districts have separate budgets and rates, and a buyer comparing them should read each district’s adopted FY2027 assessment schedule side by side (Hacienda North CDD; Hacienda Lakes Community Development District (sibling district)).

For the Seven Shores side, the FY2027 Hacienda North CDD line works out to about $207.85 a month for a Twin Villa, $258.29 for a 52 ft lot, $315.04 for a 59 ft lot and $386.88 for a 77 ft lot (gross annual amount divided by 12) (Hacienda North CDD). Add the HOA regular assessment from the Seven Shores disclosure summary, the Collier tax bill for the folio and an insurance quote, and you have the carrying cost to set against the Esplanade at Hacienda Lakes figures for the same items. Comparing purchase prices alone leaves the larger part of the monthly picture out.

Where Seven Shores Has the Edge

Choose Seven Shores if you want a new Toll Brothers home and the choice of plan, elevation and finishes that comes with it. On October 28, 2026, Toll listed 15 designs across the Harbor, Landing and Port Collections, from the 1,893 sq ft Sawgrass at $599,995 to the 5,397-plus sq ft Montego at $1,346,995 (base prices), with three-car garages throughout Landing and three or four-car garages in Port, including an optional four-car garage introduced with the Port release on October 16, 2025 (Toll Brothers; Toll Brothers). New construction carries Toll’s limited warranty under the terms of its purchase agreement, and the Meridian is the newest amenity center in this part of Collier Boulevard: clubhouse, separate fitness building, resort-style pool and spa, tennis, pickleball, bocce and a putting green (Toll Brothers; Toll Brothers; Toll Brothers).

Seven Shores also suits buyers who want flood documentation in hand. The 18 elevation certificates on file show finished floors of 15.5 to 16.3 ft NAVD88 against a 10.5 ft base flood elevation, and FEMA’s six LOMR-F letters cover every lot from 1 to 400 (Collier County; FEMA National Flood Hazard Layer). The trade-offs are a CDD bond line through 2053 and construction activity continuing into 2027 (Hacienda North CDD; Toll Brothers).

Where Esplanade at Hacienda Lakes Has the Edge

Choose Esplanade at Hacienda Lakes if your priority is a lower entry price in the same corridor: its MLS median was $590,000 over October 13, 2025 to October 13, 2026, against $985,000 for Seven Shores, and its top sale in that window was $879,000. It is a finished neighborhood, so there is no builder sales traffic or lot-clearing next door, and every home is a resale you can inspect as built. Before writing an offer there, read its own Hacienda Lakes CDD assessment line and its HOA budget, because neither matches the Seven Shores numbers on this page (Hacienda Lakes Community Development District (sibling district)).

If you own in either neighborhood and are weighing a sale, start with a free home valuation or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. If you are buying and want the two compared house by house, Call Marc at (239) 287-5873 or read how buying with us works.

Seven Shores Pros and Cons

Seven Shores offers new Toll Brothers homes with finished floors about 5 ft above the base flood elevation, A-rated zoned elementary and middle schools and a new amenity center. The costs are a Hacienda North CDD bond line through 2053, HOA dues that surface only at contract, and construction and rental growth nearby.

Pros

• Flood elevation and paperwork. On 18 elevation certificates, Seven Shores finished floors run 15.5 to 16.3 ft NAVD88, 5.0 to 5.8 ft above the 10.5 ft base flood elevation (Collier County elevation certificates) (Collier County), and six FEMA LOMR-F letters dated October 2, 2024 to March 17, 2026 removed lots 1 to 400 from the Special Flood Hazard Area by letter (FEMA National Flood Hazard Layer).
• Zoned schools. Lely Elementary and Manatee Middle both earned an A in 2026 state grades (Collier County Public Schools, SY26) (Collier County Public Schools).
• New amenity center. The Meridian has a clubhouse, separate fitness building, resort-style pool and spa with cabanas, tennis, pickleball and bocce, a yoga lawn, fire pit lounge and putting green (Toll, October 2026) (Toll Brothers).
• Errands and emergency care close by. Publix #811 is about 4 minutes and the Physicians Regional emergency department about 6 minutes from the Brighton Boulevard entrance without traffic (routing estimate) (OSRM routing engine (OpenStreetMap)).
• Strong recorded pricing. Collier County recorded deeds show 37 qualified sales from August 11, 2025 to October 16, 2026 at a $1,348,500 median (Collier County Clerk of Courts).
• New construction choice. Fifteen designs from 1,893 to 5,397-plus sq ft, many with a first-floor primary suite (Toll, October 28, 2026) (Toll Brothers).

Cons

• CDD debt line. The FY2027 Hacienda North CDD assessment runs $2,494.23 (Twin Villa) to $4,642.59 (77 ft) a year on the tax bill, about 83% to 85% of it Series 2023 bond debt that matures May 1, 2053 (Hacienda North CDD; Hacienda North CDD).
• HOA dues not published. The association’s regular assessment is delivered in the Chapter 720 disclosure summary and HOA budget at contract, not on a public page (Collier County Clerk of Courts).
• Construction continues. Toll’s quick move-in delivery dates run through May 2027 (Toll, October 28, 2026) (Toll Brothers), and the Phase 3 plat item was still under county review (Collier County).
• A 96-home rental pod. The Declaration’s Article XIV creates a 96-unit build-to-rent pod owned by a Bulk Owner inside the community (Collier County Clerk of Courts).
• No golf, marina or beach on site. The only golf element is a putting green at the Meridian; boaters use county ramps by car (Toll Brothers; Collier County Parks).
• Growth next door. County-tagged rental rows within about a mile total 1,564 units, and a Costco is rising about 0.9 mile away (Collier County; Naples Press).
• Lely High grade. Lely High earned a B in 2026, down from an A in 2025 (Collier County Public Schools; Marco Eagle).
• The printed map still says AH. FIRM panel 12021C0606J shows Zone AH across Seven Shores, so insurers and lenders ask questions until the lot’s LOMR-F letter is produced (FEMA National Flood Hazard Layer; FEMA National Flood Hazard Layer).

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

If you’re searching for the best Seven Shores listing agent, or thinking, ‘I need to sell my house in Seven Shores’, your first problem is the builder: Toll Brothers is still selling the same plans down the street, with a dated price list and quick move-in homes, and your buyer will compare your home to both.

For owners comparing Seven Shores with the rest of the community, our Hacienda Lakes home selling guide covers the resale process across all three Hacienda Lakes neighborhoods, the Hacienda Lakes home valuation page prices a home against recent closed sales, and buyers can start with our guide to buying a home in Hacienda Lakes.

That comparison is winnable when it is made plan by plan and lot by lot. A resale offers what a new build cannot: a finished home with a pool, landscaping and window treatments already in place, available on your closing date instead of Toll’s delivery dates that run through May 2027 (Toll Brothers). Jesse McGreevy has been in Southwest Florida real estate since 2004, and our team has served Naples sellers since 2008.

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

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Here is what we tracked in Seven Shores over the last 12 months. On the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, Seven Shores recorded 25 sales at a $985,000 median, from $505,000 to $2,842,483, for $31,453,860 in volume; nine of them closed at $1,500,000 and up. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, show 37 sales at a $1,348,500 median (Collier County Clerk of Courts). The deed set runs higher because many Toll closings are recorded at the Clerk but never entered on the MLS.

McGreevy and Comisar is a top-reviewed Seven Shores realtor, and every quote below is a five-star review on our Google Business Profile.

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

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

What Is Your Seven Shores Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, then let us refine it against Toll’s current price for your plan, your lot class on the CDD roll, your view and your options. Our sell my home in Naples page explains how we prepare, price and market a Naples listing from the first call to closing.

239. 898-6072, text or call. Confidential conversations welcome.

How do I price a Seven Shores resale when Toll is still selling the same plans?

Price a Seven Shores resale from three dated records, not one. First, Toll’s own page: on October 28, 2026 base prices ran from $599,995 (Sawgrass, Harbor Collection) to $1,346,995 (Montego, Port Collection), and 11 quick move-in homes were listed from $799,000 to $1,848,000 (Toll Brothers). Second, the gap between those two lists: the Sawgrass quick move-in on Wisteria Way at $799,000 sits $199,005 above the $599,995 Sawgrass base price, a difference that holds the homesite, structural options and finishes Toll does not itemize (Toll Brothers). The same Glades plan is $924,995 in Landing and $979,995 in Port, a $55,000 difference for 2,927 sq ft (Toll Brothers). Third, the closed record: the Southwest Florida MLS median was $985,000 for October 13, 2025 to October 13, 2026, while Collier County recorded deeds for August 11, 2025 to October 16, 2026 show a $1,348,500 median, a $363,500 gap because many builder closings never reach the MLS (Collier County Clerk of Courts).

A resale that matches a quick move-in on plan and options usually wins on timing and finish level, not on a lower number. We start from the base price and the quick move-in price for the same plan, then adjust for the pool, lake or pond view, upgrades and the date you can deliver.

Does the Hacienda North CDD bond make my Seven Shores home harder to sell?

Not when it is disclosed up front with the exact figure. Every Seven Shores homesite pays the Hacienda North CDD assessment on the Collier tax bill, and for FY2027 (October 1, 2026 to September 30, 2027) the gross amounts are $2,494.23 for a Twin Villa, $3,099.45 for a 52 ft lot, $3,780.46 for a 59 ft lot and $4,642.59 for a 77 ft lot (adopted schedule, August 18, 2026) (Hacienda North CDD). About 83% to 85% of each figure is debt on the Series 2023 bonds, which is fixed by lot class through the May 1, 2053 maturity unless prepaid; the operating portion can change each year (Hacienda North CDD; Hacienda North CDD).

Buyers comparing Seven Shores with neighborhoods that have no CDD will ask, so give them the class line and a copy of the last tax bill in the listing package. Florida Statutes 190.048 requires the CDD disclosure in each contract for the initial sale of a parcel, above the purchaser’s signature in boldface (Florida Statutes 190.048); on a resale, the contract form and the association disclosure carry it. A buyer who sees the number early prices it in; a buyer who finds it late renegotiates.

Which flood documents should a Seven Shores seller gather before listing?

Gather three documents before the first showing. The first is your elevation certificate, which Collier County posts by address on its Elevation Certificates layer; the 18 certificates on file for Seven Shores show finished floors of 15.5 to 16.3 ft NAVD88 against a 10.5 ft base flood elevation (Collier County). The second is the FEMA LOMR-F letter for your lot range, all six marked “Property removed”:

Source: FEMA National Flood Hazard Layer, LOMA and LOMR-F layer, read October 28, 2026 (FEMA National Flood Hazard Layer). Download the letter by case number from FEMA’s Map Service Center (FEMA Flood Map Service Center). The third is the map reference itself: FIRM panel 12021C0606J, effective February 8, 2024, which still prints Seven Shores in Zone AH (FEMA National Flood Hazard Layer; FEMA National Flood Hazard Layer). Handing a buyer’s insurer and lender all three on day one shortens the flood conversation; the lender decides whether its mandate applies after reading the letter.

What will a buyer’s association package show in Seven Shores?

A Seven Shores buyer’s association package starts with the Chapter 720 disclosure summary and the association’s budget, which state the regular assessment, and an estoppel certificate from Seven Shores Homeowners Association, Inc., which states what is owed on your account at closing (Collier County Clerk of Courts; Florida Division of Corporations (Sunbiz)). Order the estoppel early: the association’s principal address on its Sunbiz filing is care of Allied Property Group Inc., 12689 New Brittany Blvd 3W, Fort Myers 33907 (Florida Division of Corporations (Sunbiz)).

The recorded Declaration also names four one-time fee headings a buyer will see itemized: the Initial Construction Contribution (Art. VIII Sec. 10), the Initial Recreation Capitalization Fee (Sec. 11), the Resale Contribution (Sec. 12) and Bulk Owner Assessments (Sec. 14) (Collier County Clerk of Courts). The amounts come from the Declaration text and the association, so confirm which apply to a resale and who pays each under your contract. Expect buyers to ask about the Community Systems clause (Art. III Sec. 7), which allows a bulk services contract paid through assessments; whether one is in place shows in the HOA budget (Collier County Clerk of Courts).

Do the 96 build-to-rent homes change how I market a Seven Shores resale?

They change the disclosure, not the pitch. The recorded Declaration’s Article XIV creates a 96-unit “BB Living Pod” owned by a Bulk Owner in the leasing business, with its own entrance signage right on Collier Boulevard (Collier County Clerk of Courts), and BB Living leases those homes from 8735 Catamaran Drive on 6 to 18 month terms with access to the Meridian, per the operator (BB Living). Buyers will hear about it from their own research, so state it plainly in the listing package with the Declaration reference.

Describe it neutrally and by the documents: a defined pod with its own provisions, separate from the Article XII Section 22 leasing rules that apply to your home (Collier County Clerk of Courts). Market your home on what it is, an owner’s home with your plan, lot, view and finishes, and let the buyer read Article XIV for themselves. Where your home sits relative to the pod is a question buyers may raise; the recorded plats and association records answer it, and the answer belongs in writing rather than in a showing conversation. Fair-housing law governs every word about who lives where, and we write listings to it.

Who pays the owner’s title policy when I sell in Seven Shores?

In Collier County, the buyer customarily pays for the owner’s title insurance policy and usually chooses the closing agent, which differs from some other Florida counties. That custom is a default, not a law: the purchase contract controls, and a seller can agree to a different split as part of a negotiation. Seller costs in Collier typically include the brokerage commission, documentary stamp tax on the deed, prorated property taxes and assessments (including the Hacienda North CDD line on the tax bill) (Hacienda North CDD), and any association estoppel and resale items the contract assigns to the seller. Ask for a net sheet before you list so every line is visible.

Ready to talk numbers on your home? McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or start with a home valuation.

Downloadable Documents

These are the official public documents behind the Seven Shores facts on this page: the Hacienda North CDD’s ordinance, budgets, assessments, audit and engineer’s report, a sample Seven Shores elevation certificate, county flood guidance, school grades, insurance filings and the state CDD disclosure statute. Every link goes to the authority that publishes the document.

The recorded Seven Shores Declaration is not a direct download: search the Collier Clerk Official Records for instrument 6363722 (OR Book 6215 Page 3502, recorded February 15, 2023) and the Amended and Restated Declaration, instrument 6384483 (OR Book 6232 Page 1096, recorded April 5, 2023) (Collier County Clerk of Courts).

Frequently Asked Questions About Seven Shores

These answers cover what buyers ask most about Seven Shores, the Toll Brothers neighborhood on Collier Boulevard in Naples: prices and plans, the Hacienda North CDD, HOA documents, FEMA flood letters, schools, drive times and rules. Each answer carries its source and date.

Where exactly is Seven Shores in Naples?

Seven Shores sits on the east side of Collier Boulevard (County Road 951), about a mile north of Rattlesnake Hammock Road, in unincorporated Collier County, ZIP 34114 (district engineer’s report, July 2022). Brighton Boulevard is the entry road, with secondary access through Hacienda Lakes Parkway. The Meridian is at 8936 Oceana Way and Toll’s sales center is at 8876 Oceana Way (Toll’s Seven Shores page, October 28, 2026). It sits inside the larger Hacienda Lakes development.

Is Toll Brothers the only builder in Seven Shores?

Yes. Toll Brothers is the only builder in Seven Shores. The recorded Amended and Restated Declaration (Collier Clerk OR Book 6232 Page 1096, recorded April 5, 2023) names Toll Southeast LP Company, Inc. as Declarant and BHEG Seven Shores, LLC as Land Owner. Toll also builds in Azure at Hacienda Lakes nearby, but Azure is a separate neighborhood with its own association and the separate Hacienda Lakes CDD.

How many homes will Seven Shores have when it is finished?

Seven Shores is planned for up to 413 homes: the recorded Declaration caps it at 229 single-family homes and 184 duplexes or villas, and the CDD engineer’s report (July 2022) plans the same 413. The built plan shows 400 platted lots, numbered 1 to 400 on five FEMA LOMR-F letters and carried as 400 parcels on the FY2027 Hacienda North CDD roll (adopted August 18, 2026). No public record explains the 13-unit gap between 413 and 400.

How many Seven Shores homes are left to sell?

About 140 units were left to sell in Seven Shores as of the Hacienda North CDD board meeting of May 19, 2026, using financials through April 30, 2026. Against the 413-home plan, that works out to about 273 homes conveyed (413 minus 140), roughly 66%. On October 28, 2026, Toll’s Seven Shores page listed 11 quick move-in homes with delivery dates from ready now to May 2027, plus released Port Collection homesites for to-be-built orders.

What does the least expensive new Seven Shores home cost?

The lowest base price on Toll’s Seven Shores page on October 28, 2026 is the Sawgrass in the Harbor Collection: 1,893 square feet, 3 bedrooms, 2 baths and a 2.5-car garage, from $599,995. That base price excludes the homesite premium and options. The least expensive quick move-in that day was a Sawgrass Island Colonial on Wisteria Way at $799,000, with a December 2026 delivery.

What is the largest and most expensive Seven Shores floor plan?

The Montego in the Port Collection is the largest and highest-priced Seven Shores plan on Toll’s page on October 28, 2026: 5,397 square feet and up, 5 bedrooms, 5 and a half baths, a 3 or 4-car garage and two stories with a first-floor primary suite, from $1,346,995. The most expensive quick move-in that day was a Glades Elite Antilles on Driftwood Drive with a pool and lake view, 3,790 square feet, at $1,848,000, ready now.

How big are Seven Shores homes?

Current Seven Shores plans run from 1,893 square feet (Sawgrass) to 5,397 square feet and up (Montego) across 15 designs in the Harbor, Landing and Port Collections (Toll’s page, October 28, 2026); Toll’s own banner rounds the design range to 1,750 to 5,500 square feet. At the March 5, 2024 opening, Toll listed 36 designs from 1,600 to 4,987-plus square feet across four collections, including the Villa Collection that has since sold out.

Which Seven Shores plans put the primary suite on the first floor?

Every current Seven Shores design keeps the primary suite downstairs. The one-story plans have it on the only floor, and Toll lists a first-floor primary on each two-story plan: the Volusia Elite (Harbor, from $862,995), the Glades Elite (Landing, from $1,015,995), and the Groveland, Gulf and Montego (Port, from $1,243,995 to $1,346,995), per Toll’s page on October 28, 2026, so no current plan puts the primary suite upstairs.

Which Seven Shores homes have a three or four-car garage?

In Seven Shores, all four Landing plans (Dade, Pasco, Glades and Glades Elite) come with three-car garages. The Port plans start at three cars, and the Belmar, Groveland, Gulf and Montego offer three or four, reflecting the optional four-car garage Toll announced with the Port homesite release on October 16, 2025. Harbor plans carry two or 2.5-car garages (Toll’s collection pages, October 28, 2026).

Can I still buy a villa in Seven Shores?

Not from Toll. The Villa Collection page on Toll’s site reads “Sold Out” (October 28, 2026). The 184 one-story attached Twin Villas planned in the July 2022 engineer’s report all appear on the FY2027 Hacienda North CDD roll, so a Seven Shores villa today is a resale. Twin Villas carry the lowest CDD line in the community: $2,494.23 gross a year on the property tax bill for FY2027 (adopted August 18, 2026), about $207.85 a month.

What quick move-in homes does Toll list in Seven Shores right now?

On October 28, 2026, Toll’s Seven Shores page listed 11 quick move-in homes from $799,000 to $1,848,000: seven in the Harbor Collection on Wisteria Way and Oceana Way, three in Landing on Oceana Way and Driftwood Drive, and one Port Belmar on Piper Street at $1,729,000. Seven were ready now; four list completion from December 2026 to May 2027. Toll publishes street names only, except 8783 Oceana Way, a Montura with a pool at $994,000.

Why does a Seven Shores quick move-in cost more than the base price?

A quick move-in price folds in the homesite, structural options, finishes and features such as a pool; a base price does not. On Toll’s Seven Shores page on October 28, 2026, the Sawgrass base was $599,995 and a Sawgrass quick move-in on Wisteria Way was $799,000, a $199,005 difference ($799,000 minus $599,995). Toll does not itemize that difference, and lot premiums for lake or pond homesites are not published, so they appear only on a Toll price sheet or contract.

How much is the Hacienda North CDD fee on a Seven Shores home?

The Hacienda North CDD bills Seven Shores by lot class. For FY2027 (October 1, 2026 to September 30, 2027, adopted August 18, 2026), the gross amount on the Collier tax bill is $2,494.23 for a Twin Villa, $3,099.45 for a 52-foot lot, $3,780.46 for a 59-foot lot and $4,642.59 for a 77-foot lot. About 83% to 85% of each figure is bond debt. Toll does not publish lot widths, so the buyer’s own tax bill shows the class.

How long will Seven Shores owners pay the CDD debt line?

The Seven Shores debt line runs as long as the Series 2023 bonds: term bonds mature from May 1, 2033 through May 1, 2053 at fixed rates of 5.5% to 6.5% (FY2025 CDD audit). Per-unit debt has not moved since at least FY2025; on a 59-foot lot it is $3,205.40 gross for FY2027. The operations and maintenance portion is reset each year and rose 12.02% in every class for FY2027 as the O&M budget went to $212,515.

Can I pay off the Seven Shores CDD bond early?

Yes. The Hacienda North CDD methodology in the October 24, 2023 board packet treats the Series 2023 assessment on a Seven Shores lot as a lien that runs with the land and may be prepaid in full. The payoff figure comes from the district’s process under the bond indenture and the recorded Notice of Assessments, so an owner asks the district manager, PFM Management Services LLC, for a current prepayment amount on the parcel before deciding.

What are the HOA dues in Seven Shores?

Seven Shores Homeowners Association dues are not posted in any public document reviewed for this guide. Under Chapter 720, Florida Statutes, the regular assessment arrives in the HOA disclosure summary and budget at contract, and on a resale in the association’s estoppel certificate. The CDD is a separate charge: its FY2027 amounts, $2,494.23 to $4,642.59 a year, sit on the property tax bill, not in HOA dues.

Does Seven Shores charge a capital contribution or transfer fee?

The recorded Seven Shores Declaration (OR Book 6232 Page 1096) names three one-time charges: an Initial Construction Contribution (Article VIII Section 10), an Initial Recreation Capitalization Fee (Section 11) and a Resale Contribution (Section 12). The dollar amounts sit in the recorded Declaration text and show on the association’s estoppel certificate before closing; no public summary states them, and the contract can allocate them.

Are cable and internet included in Seven Shores HOA dues?

The Seven Shores Declaration’s Community Systems clause (Article III Section 7) lets the Declarant install TV, telecom, internet, alarm and access-control systems and lets the association sign a service contract, including one that runs past turnover, charged to every owner as a Common Expense whether or not the owner uses the service. Whether a bulk cable or internet contract is in force, and its cost, shows in the HOA budget and disclosure package delivered at contract.

Is Seven Shores gated, and is there a guard?

Seven Shores is gated under its recorded Declaration: the Common Areas include gate houses and entry features, and Article V Section 10 lets the Declarant keep the entry gates open during regular business hours for lot sales. Guard staffing, gate hours and access technology are not stated in any public record read for this page; the HOA’s rules and gate procedure govern. The Hacienda North CDD’s FY2027 budget carries no security or gate line.

What is at the Meridian Amenity Center?

The Meridian is the Seven Shores amenity center at 8936 Oceana Way. Per Toll’s releases and community page (October 28, 2026), it has a clubhouse with a social room and lounge, a separate fitness building with a group fitness area and locker rooms, a resort-style pool and spa with a sun shelf and cabanas, tennis, pickleball and bocce courts, a yoga lawn, a fire pit lounge, a putting green and a game lawn. It is developer-funded and HOA-owned.

Is there a golf course in Seven Shores?

No. Seven Shores has no golf course and no golf membership; the only golf element is the putting green at the Meridian (Toll’s page, October 28, 2026). Nearby, Eagle Lakes Golf Club in ZIP 34114 is a daily-fee par 72 course of 7,126 yards from the Gold tees. Lely Resort Golf and Country Club runs the public Flamingo Island and Mustang courses and the private Classics, and Naples Lakes Country Club is a private, member-owned Arnold Palmer Signature course.

Can Seven Shores residents keep a boat?

Seven Shores has no marina, boat ramp or boat storage on site. Whether a boat or trailer may be kept at a home is governed by Article XII Section 17 of the recorded Declaration (motor vehicles and trailers) and the HOA rules. The nearest county ramp is Collier Boulevard Boating Park at 3620 Collier Blvd, with two ramps open 6 a.m. to sunset; a resident annual motorized launch permit costs $100 plus tax (Collier County Parks, October 2026).

What FEMA flood zone is Seven Shores in?

On the effective FEMA map, Seven Shores is in Zone AH: 35 of 36 sampled addresses returned AH on FIRM panel 12021C0606J, effective February 8, 2024, and the one exception was Zone AE at 8996 Brighton Blvd, the entrance (FEMA flood layer, October 2026). Zone AH marks shallow ponding of 1 to 3 feet with a base flood elevation, here about 10 to 10.5 feet NAVD88. Five LOMR-F letters then removed lots 1 to 400 from the high-risk area by letter.

Do Seven Shores homes need flood insurance?

It depends on the lender and the lot’s letter. FEMA has issued five LOMR-F determinations covering Seven Shores lots 1 to 400, each with the outcome “Property removed” from the Special Flood Hazard Area (October 2024 to March 2026). A federally backed lender’s flood-insurance mandate attaches to structures in that area, and the LOMR-F is the document that addresses it; the lender decides after reading it. Optional coverage remains available.

How high are Seven Shores homes above the base flood elevation?

On 18 Collier County elevation certificates for Seven Shores homes, finished floors sit at 15.5 to 16.3 feet NAVD88 (median 15.7, mean 15.8). The certificates state a base flood elevation of 10.5 feet, so floors are 5.0 to 5.8 feet above it, with a median of 5.2. Collier’s minimum is the BFE plus 1 foot, or 11.5 feet here (10.5 plus 1), so the sampled floors clear it by 4.0 to 4.8 feet.

Did Hurricane Ian or Milton damage Seven Shores?

No Seven Shores home existed when Hurricane Ian struck (FEMA DR-4673, declared September 29, 2022) or when Irma hit (DR-4337, 2017): the CDD formed in June 2022, its bonds were issued October 27, 2023, and the elevation certificates carry permits from 2023 to 2025. Hurricane Milton (DR-4834, declared October 11, 2024) came during early construction. Neither the FY2025 CDD audit nor the August 18, 2026 board packet carries a hurricane-damage or FEMA reimbursement item.

What hurricane evacuation zone is Seven Shores in?

Seven Shores is in hurricane evacuation Zone D on Collier County’s evacuation layer, which returned Zone D at all five sampled points in the neighborhood (October 2026). No part of Seven Shores falls in the county’s Coastal High Hazard Area layer. Residents confirm their exact address on the Florida Division of Emergency Management’s Know Your Zone tool before each hurricane season.

Which public schools serve Seven Shores?

The district’s address lookup (Collier County Public Schools Address_v3, school year 2027) assigns Seven Shores addresses to Lely Elementary, Manatee Middle and Lely High; all six resolvable addresses returned the same three schools. In the 2026 state grades, Lely Elementary and Manatee Middle earned an A and Lely High a B, down from an A the year before. One address returned no record, so run your exact address.

How far is Seven Shores from the beach and downtown Naples?

From the Seven Shores entrance at 8996 Brighton Blvd, Fifth Avenue South is about 10.1 miles and 19 minutes and the Naples Pier about 11.0 miles and 21 minutes without traffic (OSRM routing estimate, October 2026). Vanderbilt Beach is about 16.6 miles and 28 minutes. The City of Naples reserves 24 beach ends for permit holders; visitors pay at metered accesses.

How far is Seven Shores from Southwest Florida International Airport?

RSW airport is about 35.7 miles and 45 minutes from the Seven Shores entrance without traffic, and the I-75 interchange at Collier Boulevard is about 3.3 miles and 6 minutes (OSRM routing estimate, October 2026). FDOT’s $97 million rebuild of the I-75 and Collier Boulevard interchange is estimated to finish in early 2027. These are free-flow estimates without season traffic.

Can I rent out my Seven Shores home?

Leasing in Seven Shores is governed by Article XII Section 22 of the recorded Amended and Restated Declaration (OR Book 6232 Page 1096) and the association’s rules. The section text, not an agent summary, sets any minimum term or approval step, so read it before buying to rent. The 96-unit build-to-rent pod under Article XIV is a separate regime for a Bulk Owner, so BB Living’s lease terms do not set the rule for individual owners.

What is BB Living Seven Shores?

BB Living Seven Shores is the build-to-rent operation inside Seven Shores. The recorded Declaration (Article XIV) defines a “BB Living Pod” of 96 Units owned by a Bulk Owner, meaning an owner of 90 or more build-to-rent units in the leasing business. BB Living leases single-story 3 and 4-bedroom homes and furnished villas from 8735 Catamaran Dr on 6 to 18-month leases and says its residents use the pool, courts, fitness center and putting green (operator’s terms).

Are pets allowed in Seven Shores?

Pets in Seven Shores are governed by Article XII Section 5 of the recorded Amended and Restated Declaration (OR Book 6232 Page 1096) and the association’s current rules. The section’s own text, not a secondary summary, sets any number, size or breed limit, so buyers with pets read Section 5 and the rules in the HOA disclosure package before contract.

Is Seven Shores age-restricted?

No age-restriction provision appears among the article headings of the recorded Seven Shores Declaration (OR Book 6232 Page 1096), and the Declaration governs. Toll markets plans with up to 6 bedrooms, and the district’s address lookup zones Seven Shores to Lely Elementary, Manatee Middle and Lely High for school year 2027. Buyers who want an age-restricted community should confirm a recorded age-restriction provision in any community they compare, using that community’s own Declaration.

Who controls the Seven Shores HOA and the CDD today?

The Declarant, Toll Southeast LP Company, Inc., controls the Seven Shores HOA until the Turnover Date: the earliest of three months after 90% of Units are conveyed, 20 years from recording, the Declarant’s election or its exit. 90% of 413 is about 372 Units; with about 273 conveyed at April 30, 2026, turnover had not arrived. The Hacienda North CDD’s five supervisors include developer-affiliated members, and the May 19, 2026 minutes say the resident-seat threshold has not been met yet.

What have Seven Shores homes sold for in the last year?

We tracked 25 closed sales in Seven Shores on the Southwest Florida MLS from October 13, 2025 to October 13, 2026, at a $985,000 median, a range of $505,000 to $2,842,483 and $31,453,860 in volume. Recorded deeds show 37 qualified sales from August 11, 2025 to October 16, 2026 at a $1,348,500 median and a $722,300 to $2,842,500 range. The deed set runs higher because many Toll closings are recorded at the Clerk but never entered on the MLS.

Does Toll Brothers offer financing incentives at Seven Shores?

On Toll’s Seven Shores page on October 28, 2026, Toll advertised a 4.625% rate (7.33% APR) on a Jumbo 5/1 adjustable-rate mortgage with a 2/1 buydown on select homes. Promotions change and apply only to the homes Toll names, so a buyer compares the full loan estimate, including APR and closing costs, against at least one outside lender before choosing.

Who pays for title insurance when I buy in Seven Shores?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and that custom applies to Seven Shores resales; the purchase contract controls and can assign the cost differently. On a new Toll home, the Toll purchase agreement sets who pays and which title agent closes. Call Marc at (239) 287-5873 to walk through closing costs, or read more about buying with us.

Frequently Asked Questions: Seller Edition

Seven Shores sellers compete with a builder still selling the same plans, so these answers start from the records that price a resale: Toll’s dated price list, the Southwest Florida MLS, Collier County recorded deeds, the Hacienda North CDD schedule, the recorded Declaration and the FEMA letters. Each figure carries its source and date.

What is my Seven Shores home worth right now?

A Seven Shores home’s value turns on lot class, plan, lake or pond view, pool, options and condition. The yardsticks are Toll’s dated price list (base prices from $599,995 for the Sawgrass to $1,346,995 for the Montego, and 11 quick move-ins from $799,000 to $1,848,000 on October 28, 2026) and recorded deeds (37 qualified sales at a $1,348,500 median, August 11, 2025 to October 16, 2026). Start with a home valuation, or Call Jesse direct at (239) 898-6072.

How many Seven Shores homes sold in the last 12 months?

We tracked 25 closed sales in Seven Shores on the Southwest Florida MLS from October 13, 2025 to October 13, 2026, and 37 qualified sales in Collier County recorded deeds from August 11, 2025 to October 16, 2026. The deed count is larger because many Toll closings are recorded at the Clerk without an MLS entry. Seven Shores made up 25 of the 64 Hacienda Lakes MLS sales in the same window, or 39.1%.

What is the median sale price in Seven Shores?

The median Seven Shores sale on the Southwest Florida MLS was $985,000 for October 13, 2025 to October 13, 2026: 25 sales, an odd count, so the median is the 13th price. The median in Collier County recorded deeds was $1,348,500 for 37 qualified sales from August 11, 2025 to October 16, 2026. Each median belongs to its own record and window, so the two are never blended.

Why do Seven Shores deed records show higher prices than the MLS?

Many Toll Brothers closings in Seven Shores are recorded at the Collier County Clerk but never entered on the Southwest Florida MLS, and those builder closings lean toward larger new homes. That lifts the deed median to $1,348,500 against the MLS median of $985,000, a $363,500 gap ($1,348,500 minus $985,000). The top sale shows the two records side by side: $2,842,500 in recorded deed consideration and $2,842,483 on the Southwest Florida MLS.

What is a Sold Data Entry sale, and why do six Seven Shores sales show one?

A Sold Data Entry sale is a closing entered on the MLS after the fact, with no marketing period. Six Seven Shores sales in the October 13, 2025 to October 13, 2026 MLS window were Sold Data Entry rows: $2,287,274, $2,206,184, $1,734,699, $1,562,969, $1,102,571 and $738,180. They are real recorded sales, so they count in the 25-sale total, the $985,000 median, the range and the volume. They are left out only of days on market and the sale-to-list ratio.

How many Seven Shores homes sold for $1.5 million or more?

Nine Seven Shores sales closed at $1,500,000 or more on the Southwest Florida MLS from October 13, 2025 to October 13, 2026, 36% of 25, and they were the only Hacienda Lakes sales in that band in the same pull. The rest split into 9 sales at $500,000 to $749,999, 4 at $750,000 to $999,999 and 3 at $1,000,000 to $1,499,999, with none under $500,000. The MLS pull carries no collection field, so a split by collection is not measured.

Can a Seven Shores resale sell above Toll’s quick move-in prices?

At the top of the market it has happened: the Seven Shores MLS range for October 13, 2025 to October 13, 2026 reaches $2,842,483, while Toll’s highest quick move-in on October 28, 2026 was $1,848,000. Those top sales are not like-for-like with a typical resale. The fair test is a resale priced against a quick move-in of the same plan, lot class and view; no outcome is promised.

Should I wait for Toll to sell out before listing my Seven Shores home?

Toll had about 140 Seven Shores units left to sell at May 19, 2026 (Hacienda North CDD minutes), and its quick move-ins list delivery dates through May 2027 (Toll’s page, October 28, 2026). While Toll sells, buyers compare a resale with new inventory and incentives; a resale answers with immediate delivery and an established yard. Listing now or later depends on your plan, lot class and timeline, so price against the current list either way.

How do Toll’s rate buydowns affect my Seven Shores sale?

Builder buydowns change what Seven Shores buyers compare: they shop the monthly payment, not only the price. On October 28, 2026, Toll’s page advertised 4.625% (7.33% APR) on a Jumbo 5/1 ARM with a 2/1 buydown on select homes. A resale seller can answer with price, or with a seller credit toward the buyer’s closing costs or a rate buydown, within what the contract and the buyer’s lender allow.

How do I show a lake or pond view premium to buyers?

Toll tags several Seven Shores quick move-ins “Lake View” or “Pond View” and advertises lake views from covered rear lanais (Toll’s page, October 28, 2026), but lot premiums for those homesites are not published. A seller shows the premium with photos and video from the lanai, the lake’s size and orientation, and the Declaration’s terms: the association maintains the lakes in perpetuity and holds a 20-foot lake maintenance easement from the water’s edge.

Does a pool add value to a Seven Shores resale?

Several Toll quick move-ins in Seven Shores list a pool, including the Montura at 8783 Oceana Way at $994,000, the Dade, Glades and Glades Elite in Landing (Toll’s page, October 28, 2026). No paired-sales figure isolating a pool’s value in Seven Shores exists in the records read for this page. A pool lets a resale compare directly with those homes, and the asking price should reflect it within the plan and lot comparison.

How do I disclose the Hacienda North CDD to a Seven Shores buyer?

Give buyers the Seven Shores lot’s FY2027 Hacienda North CDD line up front: $2,494.23 (Twin Villa), $3,099.45 (52 ft), $3,780.46 (59 ft) or $4,642.59 (77 ft) gross a year, adopted August 18, 2026, with a copy of the last tax bill showing it. Section 190.048, Florida Statutes, requires a boldface CDD disclosure in each contract for the initial sale; on a resale, the contract form and the Chapter 720 association disclosure govern.

Who pays the CDD assessment in the year I sell?

The Hacienda North CDD assessment for a Seven Shores tax-roll parcel is collected on the Collier County property tax bill under the Uniform Method (August 18, 2026 board packet). At closing it is prorated along with the ad valorem taxes, as the purchase contract directs. Direct-billed parcels pay operations and maintenance 50% by October 1 and 50% by April 1. The settlement statement shows each side’s share, and the FY2027 class amounts run from $2,494.23 to $4,642.59.

Does my Seven Shores buyer take over the CDD bond?

In effect, yes. The Series 2023 debt assessment on a Seven Shores lot is a lien that runs with the land, not with the owner, so the buyer pays it on future tax bills through the bonds’ final maturity on May 1, 2053, unless it is prepaid (October 24, 2023 methodology; FY2025 audit). There is no loan to assume; the buyer inherits the annual line, for example $3,205.40 of debt inside the $3,780.46 gross on a 59-foot lot for FY2027.

What is an HOA estoppel certificate, and how do I order one for Seven Shores?

An estoppel certificate is the association’s signed statement, under Chapter 720, Florida Statutes, of what is owed on the lot: assessments, fees and charges due at closing. For Seven Shores the request goes to Seven Shores Homeowners Association, Inc., whose Sunbiz principal address is care of Allied Property Group Inc., 12689 New Brittany Blvd 3W, Fort Myers 33907. The fee is set by statute and the association, and the closing agent typically requests it.

Does the Seven Shores Declaration charge a fee when I resell?

The recorded Seven Shores Declaration (OR Book 6232 Page 1096) carries a Resale Contribution heading at Article VIII Section 12, alongside an Initial Construction Contribution (Section 10) and an Initial Recreation Capitalization Fee (Section 11). The dollar amount and who pays it are set in the recorded section text and show on the estoppel certificate; the purchase contract can allocate it. Seven Shores has no master association or club, so no second transfer fee stacks on top.

Does my Seven Shores buyer need association approval?

The Seven Shores Declaration and the association’s rules govern any approval step for a sale or lease, and the leasing provisions sit in Article XII Section 22 of the Amended and Restated Declaration (OR Book 6232 Page 1096). No buyer-approval procedure appears in the public records read for this page, so the estoppel request and the HOA disclosure package are where a seller confirms whether an application, interview or fee applies.

Can I sell my Seven Shores home to an investor who will rent it?

A Seven Shores owner may sell to any qualified buyer, including one who plans to rent; how the home may be leased afterward is governed by Article XII Section 22 of the recorded Declaration and the association’s rules. Marketing stays neutral and fair-housing compliant: describe the home and the documents, not the buyer. An investor will ask for the lease section, the HOA budget and the CDD line ($2,494.23 to $4,642.59 gross a year for FY2027) before writing an offer.

Do the 96 build-to-rent homes lower Seven Shores values?

No public data measures an effect of the 96 build-to-rent homes on Seven Shores prices, in either direction. The recorded Declaration (Article XIV) defines the 96-unit BB Living Pod owned by a Bulk Owner, and BB Living leases homes from 8735 Catamaran Dr on 6 to 18-month terms (operator’s terms). Disclose the pod neutrally, as a fact of the community, give buyers the Declaration reference, and let the home’s plan, lot class and condition carry the price.

Will the preliminary Collier flood maps affect my Seven Shores sale?

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and the county’s August 19, 2026 release opened a 90-day appeal period with a target effective date of Summer 2027, subject to change. FEMA’s Changes Since Last FIRM tool shows the preliminary zone by address. Today a Seven Shores lot’s LOMR-F letter, one of five covering lots 1 to 400 issued from October 2024 to March 2026, is the current flood document to hand buyers.

Does a wind mitigation inspection help sell a newer Toll home?

Seven Shores homes carry permits from 2023 to 2025, so they were built under the Florida Building Code 7th Edition (2020) or the 8th Edition (2023), which took effect December 31, 2023; the permit record shows which. A wind mitigation inspection documents the features insurers credit, such as roof-to-wall connections and opening protection, and gives the buyer’s insurer something concrete to rate.

Does my Toll warranty transfer to my buyer?

Toll’s limited warranty and purchase agreement set whether coverage passes to a second Seven Shores owner, for how long and with what notice. Neither document is public, so the answer comes from your own closing package. Find the warranty booklet and any registration or transfer form, note the coverage dates, and give buyers a copy; remaining structural coverage on a 2024 or 2025 Toll home is a selling point when the terms let it transfer.

Can I sell my new Seven Shores home within a year of closing?

Any resale restriction on a new Seven Shores home sits in your Toll purchase agreement, not in a public record, so read that contract first. Builders sometimes include occupancy or resale clauses for a period after closing; whether yours has one, and what it requires, is a contract question. If you are inside a year, check the Declaration’s Resale Contribution (Article VIII Section 12) and your lender’s terms as well before listing.

Will I owe capital gains tax if I sell my Seven Shores home within two years?

Tax treatment of a Seven Shores sale depends on how long you owned and lived in the home, your basis including options and upgrades, and your filing situation, so take the question to a tax professional, along with your Toll closing statement and upgrade invoices in hand. Nothing in this answer is tax advice, and no tax figures are given.

What are typical seller closing costs in Collier County?

For a Seven Shores sale, seller costs typically include the listing commission, prorated property taxes and the CDD line, the association’s estoppel and any Resale Contribution under the Declaration, documentary stamp tax on the deed, and payoff of any mortgage. In Collier County the buyer customarily pays the owner’s title policy, so it is not a seller cost unless the contract says otherwise.

How long does it take to sell a Seven Shores home?

Median days on market for Seven Shores sales in the October 13, 2025 to October 13, 2026 Southwest Florida MLS window: The six Sold Data Entry sales are excluded from that measure because they had no marketing period. The factor a seller controls most is the price against Toll’s current quick move-ins of the same plan and lot class, 11 homes from $799,000 to $1,848,000 on October 28, 2026, with immediate delivery as the resale’s edge.

Are For Sale signs allowed in Seven Shores?

For Sale signs in Seven Shores are governed by the signs section of Article XII of the recorded Amended and Restated Declaration (OR Book 6232 Page 1096) and the association’s current rules. Check the section text and the rules before ordering a yard sign, a rider or open-house signage, since the Declaration’s fines and suspension provisions (Article XV) back the rules.

How do buyers get through the Seven Shores gate for showings?

Showing access through the Seven Shores gate follows the HOA’s gate procedure, which is not posted in any public document read for this page, so ask the association for the current visitor process before listing. The Declaration’s Gate Easement (Article V Section 10) lets the Declarant keep the gates open during business hours for its own lot sales; it is not a showing procedure for resales.

How do Costco and the new townhomes and apartments affect a Seven Shores sale?

Near Seven Shores, Costco bought about 25.86 acres at the southeast corner of Collier Blvd and Rattlesnake Hammock Rd for an about 162,000 square foot store with fuel (approved October 14, 2025; site work reported May 22, 2026; no opening date as of October 28, 2026), about 0.9 mile away. M/I Homes’ 54 Hacienda Townhomes won a Planning Commission recommendation October 1, 2026, and a 92-apartment plan at 8928 Collier Blvd was approved October 28, 2025. Hacienda Lakes covers the corridor; no value effect is measured.

Should I list my Seven Shores home in season?

The sales data here holds no month-by-month split of Seven Shores closings, so there is no measured best month. The timing decision weighs Toll’s delivery calendar (quick move-ins from ready now to May 2027 on October 28, 2026), winter buyer traffic in Naples and your own move date. Listing when fewer comparable Toll homes are ready, with your home’s immediate delivery as the edge, is the practical test.

Should I sell my Seven Shores home furnished?

Furnished sales can suit Seven Shores, where the buyer pool includes second-home buyers and BB Living itself rents furnished villas inside the community (operator’s terms). Decide early, because furniture changes who buys and the appraisal values the real estate, not the contents. List the included items in the purchase contract as personal property, priced separately if the buyer’s lender requires it, and keep a photo inventory.

How do I compete with Toll’s decorated models in Seven Shores?

Toll’s decorated models in Seven Shores are the Pinellas (Harbor), the Glades (Landing) and the Groveland (Port) (Toll’s page, October 28, 2026). A resale cannot match a model’s design budget, but it can beat its timing: Toll’s quick move-ins list delivery dates into May 2027, while a resale can close on the buyer’s schedule with landscaping grown in. Stage to the plan’s strengths, price against the same plan and lot class, and show the documents a new build cannot.

If you own in Seven Shores and want a price set against Toll’s current list and the recorded deeds, Call Jesse direct at (239) 898-6072 or start with a home valuation. If you are buying, Call Marc at (239) 287-5873 to compare a resale with a Toll quick move-in plan by plan.

Your Seven Shores Real Estate Experts

Your Seven Shores real estate experts are Jesse McGreevy and Marc Comisar of Domain Realty. Jesse has been in the business since 2004 and has lived in Estero since 2003, and the team launched in 2008. They serve Seven Shores sellers and buyers from the Naples office at 9180 Galleria Ct #200, Naples, FL 34109.

Read the full story of the team on our About McGreevy and Comisar page.

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings and have over $900 million in sales; McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate, as the #1 Team in Southwest Florida since 2012.

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

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

Learn more about Domain Realty Group, our team.

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