Naples Lakes Country Club - Tahoe and Placid

McGreevy and Comisar are the team Tahoe and Placid sellers call first, and the team buyers call when they want the single-family side of Naples Lakes explained from the record rather than the brochure: which of the 230 detached homes is a Tahoe estate home and which a Placid villa, what each class of owner pays the club, what twelve months of closings actually show, and why a Cerromar Drive address alone cannot tell you the village. Tahoe and Placid at Naples Lakes Country Club is a pair of single-family villages inside the master-planned community of Naples Lakes Country Club in Naples, Florida. Tahoe Village holds 111 estate homes and Placid Village 119 villas, all built by Toll Brothers in the early 2000s on Cerromar Drive, Castlerock Way and Sedgewood Lane and Place, and they are the only two of the community’s six villages with no condominium association of their own. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

A word on names, because both villages borrow famous ones. This is not Lake Tahoe on the California and Nevada line, and it is not the town of Lake Placid in Highlands County, Florida, or the village of Lake Placid in New York. The recorded Declaration calls these two Neighborhoods “Lake Tahoe” and “Lake Placid,” the club calls them Tahoe Village and Placid Village, Toll Brothers sold them as Lake Tahoe Estates and Lake Placid Villas, and the Southwest Florida MLS files them under the development name Naples Lakes Country Club in ZIP 34112 in East Naples. All of those labels point to the same 230 homes.

This guide is built from the Fourth Amended and Restated Declaration approved November 17, 2023, the club’s own village pages, billing schedules and budget letters from 2019 to 2025, Toll Brothers’ archived price sheets, the Florida Division of Corporations record for the master association, FEMA’s current flood map and three Letters of Map Amendment on Tahoe and Placid lots, the Collier County tax roll (2026 preliminary) and every single-family closing in the Southwest Florida MLS Matrix, pulled September 24, 2026. If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the village-by-village detail below tells you what each class of home costs to own before you tour one.

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

Why McGreevy and Comisar Are the Best Realtor for Tahoe and Placid at Naples Lakes Country Club

McGreevy and Comisar are the best realtor for Tahoe and Placid at Naples Lakes Country Club because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a market read built on all twelve recent single-family closings.

If you’re searching for the best realtor for Tahoe and Placid in Naples Lakes Country Club, Naples, whether you’re ready to sell your Tahoe and Placid home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters here for a specific reason. Tahoe and Placid look like one product from the street, and they are not. Tahoe runs nine floor plans from 2,600 to 4,268 square feet with two- or three-car garages; Placid runs four plans from 2,098 to 2,562 square feet with two-car garages. The two villages pay different master association rates ($5,330 against $4,870 in 2025), elect separate directors to the master board, and share Cerromar Drive, so the street name does not settle which village a home is in. The county groups the 230 homes by recording plat rather than by village, which means no public tax-roll figure is a Tahoe figure or a Placid figure. A listing agent who prices a Placid villa off a Tahoe estate sale, or off a community-wide median that mixes in condominiums, starts in the wrong place.

Recent Tahoe and Placid track record (last 12 months): In the last 12 months Tahoe and Placid have seen 12 single-family resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, covering closings in the 365 days to that date): four coded Tahoe, seven coded Placid and one single-family sale not coded to a village. The median was $1,236,250 (twelve sales, an even count, so the median is the mean of the middle pair, $1,230,000 and $1,242,500), the range $800,000 to $2,375,000, and the highest-priced sale was $2,375,000, a Tahoe estate home that closed in June 2026. The median sold-to-list ratio was 94.98% (again the middle pair), and the mean of the twelve per-sale ratios was 94.55%. The Matrix pull behind this page recorded prices, sizes and days on market but not the listing office on each closing, so we do not state a represented-sale count for Tahoe and Placid; ask us and we will walk you through all twelve sales one by one.

For Tahoe and Placid sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. Behind the marketing sits the paperwork a single-family sale here turns on: the Chapter 720 disclosure summary your buyer must receive before signing, the master association’s estoppel certificate with any remaining Arnie’s Cabana surcharge on it, the $13,000 transfer fee the club charged new residents in 2025, your roof, wind-mitigation and flood file, and the open-house request the club requires by the Thursday before any open house.

For Tahoe and Placid buyers: the first question is the village, because it sets the plan range, the garage count and the master association rate. The second is the specific lot, because a lakefront home sits next to a mapped flood polygon even though every tested street is Zone X. The third is the full carrying cost, because the club bill was $15,148 for a Tahoe home and $14,688 for a Placid home in 2025 before taxes and insurance. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Tahoe or Placid address; we answer them below.

Honors and recognition:

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

Selling your Tahoe and Placid home? Get a free Naples Lakes Country Club home valuation or call Jesse direct at (239) 898-6072. Our full seller plan for the community is on selling your home in Naples Lakes Country Club.

Buying a home in Tahoe and Placid? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our buyer guide to Naples Lakes Country Club, or see how we represent buyers in Southwest Florida.

Living in Tahoe and Placid at Naples Lakes Country Club as a Homebuyer

Living in Tahoe and Placid at Naples Lakes Country Club means a detached home with its own lot, attached garage and usually a private heated pool and spa, inside a gated Arnold Palmer golf community whose full club membership comes with the deed, with the association mowing your lawn and no condominium board between you and your house.

The two villages hold 230 of the community’s 731 homes, just under a third, and they are the single-family core of Naples Lakes: the other 501 homes are condominiums in four villages. What follows is what daily life looks like for a Tahoe or Placid owner, drawn from the recorded Declaration, the club’s own pages and the county record.

What Tahoe and Placid Are, in One Paragraph

Tahoe Village is 111 detached “Estate Homes” (the club’s village map label) on Cerromar Drive and Castlerock Way. Placid Village is 119 detached “Villa Homes” on Cerromar Drive, Sedgewood Lane and Sedgewood Place. The club’s summary of both is short: every Tahoe residence has “an attached two- or three-car garage and most have a heated pool and spa,” and every Placid residence has “an attached two-car garage and most have a heated pool and spa” (club Tahoe Village page; club Placid Village page, both retrieved September 25, 2026). Ownership is fee simple: you own the lot and the house outright, not a unit in a condominium.

Two Villages, One Street, and Why That Matters

Tahoe and Placid share Cerromar Drive, the main single-family loop, and the club places both villages on it. Castlerock Way is Tahoe only; Sedgewood Lane and Sedgewood Place are Placid only. A handful of single-family addresses sit on Prestwick Drive and Naples Lakes Boulevard, and no public record we found assigns them to either village. So if a listing says “Cerromar Drive,” the address alone does not tell you whether you are looking at a Tahoe estate home or a Placid villa. The plan, the garage count and the home’s master association billing class do.

Why the County Record Cannot Split Tahoe From Placid

The Collier County tax roll groups the 230 homes by the plat they were recorded on, not by village: 120 homes on the plat the roll labels Unit 1, which we read as the original Naples Lakes Country Club plat (Plat Book 33, beginning at Page 8), and 110 on the Unit Two plat (Plat Book 35, Pages 21 to 25). Neither 120 nor 110 matches 111 or 119. FEMA letters put Cerromar Drive lots on both plats and a Sedgewood Lane lot, a Placid street, on Unit Two. So both plats hold homes from both villages, and every county figure on this page is labeled by plat, never as “Tahoe” or “Placid.” The document that would map lots to villages is the Declaration’s Neighborhood exhibit read against the recorded plats; it is not posted online.

Who Owns Here: Mostly Full-Time Households

The county roll answers this better than any brochure. On the original plat, 82 of 120 homes (68.3%) carry a Florida homestead exemption and 91 owners have Florida mailing addresses; on the Unit Two plat, 82 of 110 (74.5%) are homesteaded and 89 owners mail to Florida (Collier County tax roll, 2026 preliminary). Together that is 164 of 230 single-family homes homesteaded, 71.3%, against 36.3% across the community’s 501 condominiums. The out-of-state owners are few and scattered: New York, Illinois, Maryland, New Jersey and Canada lead on the original plat; New Jersey, Michigan, Canada and Illinois on Unit Two. In plain terms, Tahoe and Placid are neighborhoods of year-round households, which shapes everything from the social calendar to who buys when a home is listed.

What a Tahoe or Placid Owner Does Not Have to Do

The Declaration puts lot landscaping on the association. Article VI, Section 1(d) says the Association “shall maintain the landscaping of each Unit Owner,” limited to “mowing, edging, trimming, pruning (but not including tree root pruning), fertilizing and conditioning, and weed suppression of grass, trees, shrubs, and plant beds,” and that owners pay for it “as a Neighborhood Assessment” (Fourth Amended and Restated Declaration, approved November 17, 2023). That is the core reason the Tahoe and Placid master rates run higher than the condominium rate. Replacement is a different matter: where the Board finds that repair or replacement is needed “for landscaping on a Unit Owner’s property in the Neighborhoods of Placid or Tahoe,” the owner bears the cost. Everything else, the roof, the pool, the screen enclosure, the house itself, is the owner’s under Article VI, Section 2.

A Day in Tahoe or Placid

A weekday in February might start with a lap in your own heated pool or at Arnie’s Cabana, the club’s beach-entry pool and cafe, then an Arnold Palmer Signature round with no green fee (members pay cart or trail fees, not green fees, under the club’s April 2024 Rules). Errands run a mile out the gate to the Publix at Naples Lakes Village Center on Collier Boulevard. Physicians Regional Medical Center, a 130-bed hospital, is about a mile and a half by road. Downtown Naples and Fifth Avenue South are about 8 road miles west, roughly 20 minutes outside peak season, and the Gulf beach at 12th Avenue South about 9, 20 to 25 minutes. The landscape crew handles the lawn on the association’s schedule, and bins go out after 6 p.m. the night before collection and back in by 7 p.m. on pickup day (Declaration Art. XI, Sec. 29).

The Neighborhood Committee Option

Tahoe and Placid have no neighborhood association, by design. The Declaration says a Neighborhood Association “shall not be required except in the case of a condominium,” and that owners in a Neighborhood without one “may elect a Neighborhood Committee, as described in the Bylaws, to represent the interests of such Owners” (Art. III, Sec. 3(a)). The same section lets a Neighborhood ask the master association for a higher level of service; if a majority of the Neighborhood’s owners approve, the association provides it and bills the cost to that Neighborhood’s homes as a Neighborhood Assessment. Each village also elects one director to the seven-seat master board.

What Tahoe and Placid Do Not Have

Four things buyers sometimes assume. No village pool: each of the four condominium villages has its own pool and spa; the two single-family villages rely on private pools and the club’s Arnie’s Cabana pool. No separate village association or village fee: the master association is the only association. No boating: the lakes are closed to boats, rafts and watercraft of any kind (Art. XI, Sec. 25). No CDD: no community development district assessment appears on the sampled Naples Lakes tax bills. Naples Lakes is its own gated community and association; it is not part of Lely Resort.

Tahoe and Placid at Naples Lakes Country Club Market Snapshot: What Single-Family Homes Actually Sell For

Tahoe and Placid at Naples Lakes Country Club recorded 12 single-family closings in the twelve months to September 24, 2026, at a median of $1,236,250 and a range of $800,000 to $2,375,000, with a median of 19 days on market and four homes active (Southwest Florida MLS Matrix). Four closings were coded Tahoe, seven Placid and one to neither.

Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through 29 Aug 2026)

We tracked every one of the twelve Tahoe and Placid closings in the Southwest Florida MLS for the twelve months to September 24, 2026, sale by sale, and every table in this section is built from those rows and the county’s recorded deeds, not from an automated estimate.

Twelve sales clears the ten-sale bar, so the twelve-month MLS window leads this section, and every figure below names its window. Twelve is still a small number for 230 homes in thirteen floor plans, so we list every sale, split the set by village where the MLS coding allows it, and then set it against the county’s recorded-sale history, which is kept by plat rather than by village. Medians carry their count and whether the count is odd or even. Ratios (sold-to-list and price per square foot) are computed sale by sale and then summarized as a median and as a mean of the per-sale ratios, never as a ratio of totals.

The Twelve Single-Family Closings, Sale by Sale

Southwest Florida MLS Matrix, Development NAPLES LAKES COUNTRY CLUB, single-family closings in the 365 days to September 24, 2026, in date order:

Sold-to-list is measured against the final list price at sale, our arithmetic from each row. MLS living area is the figure the listing agent entered; it is not the county’s measure (see below).

The Headline Figures, With Count and Parity

• Closings, twelve months to September 24, 2026: 12 single-family sales, $15,785,944 in total volume (our sum of the twelve sold prices).
• Median sold price: $1,236,250 (n = 12, even, so the mean of the middle pair, $1,230,000 and $1,242,500). The mean sold price was $1,315,495, pulled up by the $2,375,000 sale.
• Range: $800,000 (a Placid villa, September 2025) to $2,375,000 (a Tahoe estate home, June 2026).
• Days on market: a median of 19 (n = 11 with a value, odd, so an observed figure; the July 2026 sale carries none). The mean was 71.5 days, stretched by one Tahoe home at 384 days.
• Sold-to-list: a median of 94.98% (n = 12, even, the middle pair 94.92% and 95.04%) and a mean of per-sale ratios of 94.55%.
• Price per square foot of MLS living area: a median of $490.24 (n = 12, even, the middle pair $481.79 and $498.70) and a mean of per-sale figures of $480.18.

Source: Southwest Florida MLS Matrix, pulled September 24, 2026; the medians match the Matrix report, the means are our arithmetic from the same rows. Beside it, the county record for the same twelve months: 10 county recorded, DOR-qualified resales across both single-family plats (single-family combined, plats are not villages), median $1,236,250 (n = 10, even), low $800,000, high $2,375,000, newest recorded sale June 5, 2026 (Collier County Property Appraiser file, local sales index as of September 24, 2026).

Tahoe’s Four Closings

With four sales we list them rather than lean on a median: $1,340,000 (2,645 square feet, September 2025, 57 days), $1,300,000 (3,136 square feet, May 2026, 7 days), $1,155,444 (3,160 square feet, May 2026, 384 days) and $2,375,000 (3,372 square feet, June 2026, 181 days). For reference only, the median of the four is $1,320,000 (n = 4, even, the middle pair $1,300,000 and $1,340,000), the mean of the four per-sale sold-to-list ratios is 93.73%, and the mean price per MLS square foot is $497.78. The four together total $6,170,444.

The spread is the story. The two middle Tahoe sales sit within $40,000 of each other despite a 491 square foot size gap, while the largest sold for $1,035,000 more than the next highest. At that level condition, lot and finish move price more than floor area does, which is why a Tahoe valuation starts from the individual sales and not from a village average.

Placid’s Seven Closings

Placid recorded seven closings: $800,000, $1,100,000, $1,180,000, $1,200,000, $1,230,000, $1,242,500 and $1,328,000. The median is $1,200,000 (n = 7, odd, so an observed sale, a 2,676 square foot villa that closed in February 2026). The seven total $8,080,500. The mean of the per-sale sold-to-list ratios is 94.23% and the median 94.92%; the mean price per MLS square foot is $467.47 and the median $481.79. Placid’s median days on market was 15 (n = 7, odd), much faster than Tahoe’s.

Two details stand out. Six of the seven Placid sales landed between $1,100,000 and $1,328,000, a tight band for a village of four plans; the outlier, $800,000 in September 2025 after 84 days and at 88.89% of list, is the one sale a buyer should not use as a comparable without knowing its condition. And two Placid sales carry MLS living areas of 2,676 and 2,553 square feet, while the club publishes Placid plans of 2,098 to 2,562; an MLS figure above the club’s top usually reflects an addition, an enclosed lanai or a different measuring convention, and it is worth asking which before you compare price per foot.

The One Sale Not Coded to a Village

One single-family closing, in July 2026 at $1,535,000, is filed in the MLS under the development name only, with no Tahoe or Placid coding, no days-on-market value and a sold price equal to its list price. We count it in the single-family figures and leave it out of both village splits. Its 3,078 square feet of MLS living area is above the club’s Placid range, which is suggestive, but MLS areas above the club’s Placid top appear in Placid-coded sales too, so size alone does not prove the village and we do not assign it.

What Is For Sale Right Now

Four single-family homes were active on September 24, 2026 (Southwest Florida MLS Matrix):

Asking price per square foot is our arithmetic on the MLS living area shown. With four listings the median asking price is $1,186,950 (n = 4, even, the middle pair $1,124,000 and $1,249,900). Two of the four had been listed for less than two weeks; the other two had waited 175 and 191 days, about nine and ten times the twelve-month median of 19 days to sell. That split is a pricing signal: the recent single-family record says a well-priced Tahoe or Placid home sells in weeks, and one that has waited six months has usually been priced against the wrong comparables.

Months of Supply and Days on Market

Four actives against twelve closings a year is 4.0 months of supply at the trailing twelve-month pace (4 divided by 12 per 12 months), the figure in the Matrix report. By village, one Tahoe active against four Tahoe closings is 3.0 months, and three Placid actives against seven Placid closings is about 5.1 months (our arithmetic). The whole community carried 11 actives against 47 closings, about 2.8 months, and the condominium villages ran 2.1 to 3.4 months. So in September 2026 the single-family side had slightly more supply relative to its sales pace than the condominiums did, with Placid carrying most of it.

Price by Size: What the Twelve Sales Show

Grouping the twelve closings by MLS living area (our arithmetic, same twelve-month window):

The per-foot figure barely moves from band to band, about $468 to $496, while the price rises with size. Our reading: the club, the gate and the location carry a value that a smaller home and a larger home both inherit, so on this record a Placid villa did not sell at a discount per foot to a Tahoe estate home. Three sales in a band is too few to price a specific plan, so treat the bands as a frame, not a comp set.

The County Record, Plat by Plat

The county keeps its sale history by plat, and both plats mix Tahoe and Placid homes, so these figures are single-family combined. County recorded, DOR-qualified sales (price over $1,000), with price per square foot on the county’s base area:

Source: Collier County tax roll, 2026 preliminary (files dated August 29, 2026). Sales near the end of the trailing window may not yet carry a qualification code, so that count is a floor. Both plats together, from our local Collier County sales index (Collier County Property Appraiser file, index as of September 24, 2026): 10 county recorded, DOR-qualified resales in the 12 months since September 2025, none builder-direct, at a median of $1,236,250 (n = 10, even, so the mean of the middle pair), a low of $800,000 and a high of $2,375,000, newest recorded sale June 5, 2026. These are single-family combined figures, because the plats are not the villages. They sit beside the MLS twelve-month figure of 12 closings at the same $1,236,250 median; the MLS set is larger because it runs to September 24, 2026 and includes closings the county index had not yet recorded or qualified.

Read across the years, the county record says three things. Single-family qualified sales run about five to twelve a year across both plats, so no single year is a trend. The 2021 medians of $675,000 to $900,000 sit well below today’s $1.2 million range. And the county’s price per base square foot is not comparable to the MLS figure above, because the county divides by its base area, which its own adjusted area exceeds by about 16% for these homes, and neither is the MLS living area.

Our Read of the Tahoe and Placid Market

Three points for sellers and buyers. First, price by village and size, not by community: a single-family median of $1,236,250 sits $551,250 above the Juliana and Providence coach-home median and $841,250 above Barrington’s, so any figure that blends condominiums into a Tahoe or Placid valuation is wrong at the start. Second, Placid is the tighter, faster market: six of seven sales in a $228,000 band and a 15-day median. Tahoe is wider and slower, with a record sale and a 384-day sale in the same season. Third, the gap between a fast sale and a stale listing here is price, not demand: sold homes took a median of 19 days, and two of the four actives had passed 170.

First-Hand: A Public-Record Sale, Walked Through

This is a public-record sale, not one of ours. The highest-priced and most recent Tahoe-coded closing in the window listed at $2,499,000, with 3,372 square feet of MLS living area, and closed in June 2026 at $2,375,000 after 181 days on market, 95.04% of its final list price and about $704 per MLS square foot (Southwest Florida MLS Matrix, pulled September 24, 2026). The county’s file for the original plat records a qualified sale at the same $2,375,000 in the trailing twelve months, the top of the county’s range (Collier County tax roll, 2026 preliminary). What the sale teaches: the Tahoe ceiling is higher than any plat median suggests, but it took six months to reach it, and the sale closed about $124,000 under its final ask. A Tahoe seller aiming at the top of the range should plan for a season on market, not a weekend. Only one single-family sale closed after it, the July 2026 sale not coded to a village.

How Did Tahoe and Placid at Naples Lakes Country Club Come to Be?

Tahoe and Placid at Naples Lakes Country Club were built by Toll Brothers, through TBI/Naples Limited Partnership, between 2000 and 2003 as “Lake Tahoe Estates” and “Lake Placid Villas,” two of five product lines in a 731-home golf community on land Collier County rezoned in 1998. Residents took control of the association between 2003 and 2004.

A buyer or title examiner meets these homes under several names, and the history explains each one.

Before Toll: Casa Del Sol and Naples Forest

A golf community was planned here a decade before Toll built one. Collier County’s list of planned unit development ordinances records the Casa Del Sol Golf and Country Club PUD under Ordinance 89-70, later repealed, with the note “Now Naples Forest Cntry. Club” (Collier Appendix F PUD list). On February 24, 1998, the county commission adopted Ordinance 98-14, rezoning the land at the northwest quadrant of Collier Boulevard and Rattlesnake Hammock Road as a PUD “to be known as … Naples Forest Country Club.” Ordinance 03-33, approved June 24, 2003, is the operative PUD today, recorded on the county’s PUD Master List as Naples Lakes Country Club, built out.

The Developer, and the Master Plan the Villages Came From

Toll Brothers built through TBI/Naples Limited Partnership, Florida document A97000000416, filed February 13, 1997 with Toll FL GP Corp. as general partner at Toll’s headquarters in Horsham, Pennsylvania (Florida Division of Corporations); the partnership was merged out of existence on November 1, 2016. The Declaration defines the community’s Master Plan as the land use plan dated July 27, 1998, prepared by Post, Buckley, Schuh and Jernigan. The single-family homes were laid out on two plats, the original plat (Plat Book 33, beginning at Page 8) and Unit Two (Plat Book 35, Pages 21 to 25), which is why the county still counts them in those two groups.

1999: The Declaration and the First Sales

The original Declaration was recorded October 5, 1999 (O.R. Book 2598, Page 2100), and an Amended and Restated Declaration followed on May 26, 2000 (O.R. Book 2679, Page 3014). The earliest recorded sale in the county roll’s history for Naples Lakes homes is dated October 12, 1999, one week after the Declaration (Collier County tax roll, 2026 preliminary). Toll’s marketing site in 2001 put the pitch in one line, “Situated on an Arnold Palmer signature golf course … Naples Lakes includes a country club membership with every new home,” and gave the sales office address as Cerromar Drive (archived Toll-era site).

Lake Tahoe Estates and Lake Placid Villas

Toll sold five product lines at Naples Lakes, and two became Tahoe and Placid. The estate homes were first titled simply “Estates” in early 2000, then “Lake Tahoe Estates”; the villas were “Lake Placid Villas,” which Toll also called golf villas. Toll’s archived pages show seven Tahoe models and three Placid models with dated base prices, set out in the homes section below (Tahoe, November 2001; Placid, September 2001). The same Placid page described the community as 730 homes in 2001; by June 2002 it said 731, the count the club, the county and the tax roll all carry today.

2001 to 2004: The Club Opens and the Owners Take Over

The clubhouse opened in spring 2001, per the club’s history page. Toll’s golf entity, Naples Lakes Country Club, L.L.C. (document L99000008001), deeded the course to the homeowners association on October 23, 2003 (O.R. Book 3447, Page 736), as the Declaration recites, and was merged out of existence effective July 31, 2009. The association’s April 2004 annual report lists the president and most directors at addresses inside the community, on Cerromar Drive, Castlerock Way and Shinnecock Hills Court (2004 annual report). Castlerock Way is a Tahoe street, so single-family owners were among the first residents to run the association. “Residential construction was completed in 2004. At that time the Club was turned over to the Residents,” the club says.

Ready to Sell or Buy in Tahoe and Placid? Talk to the Team That Read All Twelve Closings

Tahoe and Placid at Naples Lakes Country Club recorded 12 single-family closings in the twelve months to September 24, 2026, at a $1,236,250 median, and four homes were active that day, one Tahoe and three Placid (Southwest Florida MLS Matrix). In a market that thin, the seller who prices to the right village and plan, with the disclosure summary and estoppel ready, is the seller who closes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price from the record above.

Selling a Tahoe or Placid home? Get a free Tahoe and Placid home valuation or call Jesse direct at (239) 898-6072.

Buying in Tahoe or Placid? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Who Governs Tahoe and Placid at Naples Lakes Country Club? One Master Association, No Village Association

Tahoe and Placid at Naples Lakes Country Club are governed directly by one body, Naples Lakes Country Club Homeowners Association, Inc. (Florida document N98000000743), a Chapter 720 homeowners association that also owns the golf course and runs the club. Neither village has a condominium or neighborhood association of its own, so there is one board, one bill and one estoppel.

That single-layer structure is the regime difference between the single-family villages and the rest of Naples Lakes, and it decides who maintains what, who bills you and whose paperwork a sale depends on.

The Master Association on the State Record

Naples Lakes Country Club Homeowners Association, Inc. is a Florida not-for-profit corporation, filed January 14, 1998, status active, with its principal and mailing address at the clubhouse, 4784 Naples Lakes Blvd, Naples, FL 34112 (Florida Division of Corporations record). It was filed as Naples Country Club, Inc., renamed Naples Lakes Country Club, Inc. on June 11, 1998, and took its current name on April 23, 1999 (Sunbiz name history). Annual reports are on file every year through 2026.

The Homeowners Association Is the Club

There is no separate club corporation. The club’s own member paperwork says “Naples Lakes Country Club is owned and managed by the Naples Lakes Country Club Homeowners Association, Inc. A Florida Not For Profit Corporation” (Full Member Information Profile), and the Declaration defines the golf course as association Common Area and makes membership “mandatory and automatic with the ownership of any Unit” (Art. III, Sec. 1). A Tahoe or Placid buyer becomes a member of the entity that owns the 18 holes, the clubhouse and Arnie’s, not a customer of someone else’s club.

How Tahoe and Placid Vote

The Bylaws as amended, approved November 17, 2023, set a seven-seat board: one director elected by each of the six Neighborhoods, Lake Tahoe and Lake Placid among them, plus one at-large director elected by all owners (Secs. 3.2 and 3.3). Terms are three years, with a limit of two consecutive terms and a three-year break before running again; elections are by secret ballot under section 720.306, Florida Statutes. Each home has one vote, cast by a designated natural person (Declaration Art. III). For Neighborhood matters, a quorum is owners of at least 30% of the Neighborhood’s Units (Art. III, Sec. 3(b)). Per home, a Tahoe vote in the Tahoe seat carries a little more weight than a Placid vote in the Placid seat, because Tahoe has 111 homes to Placid’s 119.

Why a Single Layer Matters at Resale

A condominium buyer at Naples Lakes deals with two associations, two budgets and two estoppel certificates. A Tahoe or Placid buyer deals with one. The master association issues its estoppel through the club office, which asks for the request by email with the seller’s name, the property address, the buyer’s name, the closing date and the date needed (club estoppel page). The fee is not published; Florida caps what a homeowners association may charge under section 720.30851. The master association does not approve buyers; it enrolls them.

The Homes: Tahoe Estate Homes and Placid Villas at Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club offer thirteen floor plans between them: Tahoe’s nine estate plans run 2,600 to 4,268 square feet with three or four bedrooms, three full baths and a den, and Placid’s four villa plans run 2,098 to 2,562 square feet with two bedrooms and a den or three bedrooms.

The club’s village pages are the current published description; Toll Brothers’ archived pages give the original model names and base prices. The two do not line up exactly, and the difference is worth understanding.

The Plans at a Glance

Sources: club Tahoe Village page and club Placid Village page, retrieved September 25, 2026; Southwest Florida MLS Matrix, pulled September 24, 2026. The club states no story count for either village, and this page does not either.

Tahoe’s Original Toll Brothers Models and Base Prices

Toll’s archived Lake Tahoe Estates pages list seven models with base prices, which exclude options and lot premiums:

Sources: Toll Brothers’ Lake Tahoe Estates pages as archived November 1, 2001 and December 9, 2002. The club lists nine Tahoe plans today against the seven captured models; the other two plan names are not in any capture we found.

Placid’s Original Toll Brothers Models and Base Prices

Toll’s archived Lake Placid Villas pages list three models:

Sources: Toll Brothers’ Lake Placid Villas pages as archived September 11, 2001 and June 12, 2002. The club lists four Placid plans; the fourth plan’s name is not in the captures. Note that the Saranac, at 2,560-plus square feet, sits at the very top of the club’s 2,562 square foot Placid range.

Naming a Plan From a Listing

Plan names are not a field most listings fill in, so matching a home to a Toll model usually takes three clues together: the village, the bedroom and bath count, and the garage count, read against Toll’s own descriptions above. A four-bedroom, four-bath Tahoe home with a three-car garage matches Toll’s description of the Royale or the Osprey; a Tahoe courtyard home with a guest suite matches the Adina; a Placid villa with two bedrooms, a den, two baths and a two-car garage matches the Franklin; a Placid villa with three bedrooms, two and a half baths and a study matches the Saranac. Treat these as reading aids, not determinations: owners have remodeled for twenty-plus years, and the county’s building record and the original Toll plan set, where an owner kept it, are the records that settle a specific home.

Roofs, Paint and Exterior Changes

Every exterior change runs through the Architectural Review Committee under the ARC Standards revised September 18, 2023. Three rules shape a single-family home in particular: “Asphalt roofs or materials of a similar nature are not allowed” (Section 1.08), so a re-roof is a tile or other approved material; screen enclosures are mansard style and bronze only; and no two side-by-side single-family homes may be painted the same exterior color. Window coverings facing out must be white or off-white (Declaration Art. XI, Sec. 27).

What Amenities Come With a Tahoe or Placid Home at Naples Lakes Country Club?

A Tahoe or Placid home at Naples Lakes Country Club comes with full club membership for up to two resident adults: an 18-hole Arnold Palmer Signature course with no green fees, a clubhouse the club describes as 24,000 square feet, Arnie’s Cabana pool and cafe, five Har-Tru tennis courts, three lighted bocce courts and a fitness center, plus the staffed gate and association lawn care.

What the home itself carries, the private pool and garage, is covered above. This section is what comes through the club and the association, named exactly.

What the Membership Conveys

The Rules and Regulations, revised April 2024, say members and their immediate family “shall not be charged green fees, fitness fees, or court fees.” Members still pay golf cart fees per round, or an annual trail fee for a private cart ($2,125 plus tax in 2025). Fitness classes are charged per class ($6 to $12 for members on the 2026 summer schedule). Dining is pay as you go with no food and beverage minimum. Membership is issued to no more than two adults per home, both living there; where a trust or company holds title, the owners designate up to two resident adults.

The Golf Course

The course is an Arnold Palmer Signature course, established in 1999, par 72, 6,729 yards from the back tees, rated 73.3 with a 142 slope on the club’s 2026 scorecard. Play is private: members, their guests and approved lessees. Members book up to 14 days ahead. The Declaration protects members’ tee times: golf rules cannot be changed to “materially adversely affect the availability of tee times” for Members without a majority vote of the Voting Members (Art. II, Sec. 5). The course and cart paths are closed to walking, jogging, biking and dog walking.

Arnie’s Cabana, the Clubhouse and the Courts

Arnie’s Cabana is the club’s beach-entry pool with food and beverage service, open dawn to dusk with no lifeguard on duty; the 2021 plans called for a 6,095-square-foot cafe with a horseshoe bar, lap lanes, a spa and three bocce courts. The clubhouse opened in spring 2001 and reopened in 2013 after a remodeling and expansion; the club describes the renovated building as 24,000 square feet. The club’s tennis and bocce page lists five Har-Tru courts. Pickleball courts are planned, according to a 2025 trade report, but no club page lists any today.

What Tahoe and Placid Owners Get That Condominium Owners Do Not

The association maintains single-family lot landscaping (mowing, edging, trimming, pruning, fertilizing and weed suppression) under Article VI, Section 1(d), billed through the higher Tahoe and Placid HOA rates. A condominium owner’s grounds are handled by the condominium association under its own budget instead.

What Tahoe and Placid Owners Do Not Get

No village pool and spa: the four multi-family villages each have one, and “Every multi-family Village has a swimming pool complete with a spa and picnic area” in the club’s words (club real estate page); single-family owners use their own pools and Arnie’s. No boat access: there is no marina and the lakes are closed to watercraft. No beach privilege: the Gulf is about 9 road miles away. And no equity: memberships “terminate without refund of any kind upon the closing of the sale” (Rules).

What Are the HOA Fees for Tahoe and Placid Homes at Naples Lakes Country Club?

Tahoe and Placid at Naples Lakes Country Club owners paid the club $15,148 (Tahoe) and $14,688 (Placid) in 2025: a $9,818 membership fee that every home pays, plus a master HOA fee of $5,330 for Tahoe and $4,870 for Placid. There is no separate village association fee, no CDD and no food minimum.

These are the club’s own 2025 figures. The 2026 billing schedule sits behind the member login, so 2025 is the most recent year this page can document.

The Two Columns: Tahoe and Placid, 2019 to 2025

Sources: the club’s 2019, 2020, 2021, 2022, 2023 and 2025 billing schedules and the 2024 budget package. The club bill columns are our sums of the two lines; they match the club’s letters within a few dollars.

Quarterly and Monthly Equivalents, 2025

The one-month offset between the two lines means a club charge lands eight months of the year, not four. Both lines post to the clubhouse account.

Why the Tahoe and Placid Rates Run Higher

The billing schedules do not itemize the class difference, but the Declaration explains it: the association maintains each single-family Unit’s landscaping and bills it as a Neighborhood Assessment (Art. VI, Sec. 1(d)). In 2025 a Tahoe owner paid $460 more in master HOA fee than a Placid owner, and $2,474 more than a condominium owner, whose multi-family rate was $2,856; a Placid owner paid $2,014 more than a condominium owner.

The 2025 Jump, and What Drove It

The 2025 budget cover letter, dated September 9, 2024, reports that the landscape contract renewal came in 27.6% higher, even with an alternative bid, while a new Comcast contract saved money, so overall HOA fees fell 3.7%. The multi-family fee did fall, from $2,965 to $2,856. The Tahoe fee rose 14% ($4,676 to $5,330) and Placid 12.6% ($4,324 to $4,870), our arithmetic. The same letter puts the total 2025 increase in dues and fees at 9.42% ($1,304) for Tahoe and 8.83% ($1,191) for Placid, against 4.42% ($536) for multi-family. The landscape contractor, Estate Landscaping Services, was renewed for three years. For a single-family owner, the landscaping contract is now the swing line in the HOA fee.

Seven Years of Growth

From 2019 to 2025 the Tahoe master HOA fee rose 41% and Placid 39%, against 18% for the multi-family class; the membership fee rose 59%; and the total club bill rose 52% for both single-family classes (our arithmetic). The largest single step was 2023, when the membership line rose 18.2% and the club’s total budget rose from $7,237,187 to $8,322,449.

Tahoe and Placid’s Layered Costs at Naples Lakes Country Club: Membership, Master HOA Class, Surcharge, Transfer Fee and Taxes

Tahoe and Placid at Naples Lakes Country Club owners carry four layers: the club bill ($15,148 Tahoe, $14,688 Placid in 2025), an Arnie’s Cabana surcharge of $716 a year through October 2029 if not prepaid, a one-time $13,000 transfer fee for new residents in 2025, and county property taxes with a median of about $6,764 to $7,088.

Unlike the condominium villages, there is no condominium association fee in the stack. Here is each layer, with its year and source.

Layer 1: The Membership Fee

$9,818 a year in 2025 ($2,454.50 a quarter), identical for every home in the community. The only public year that splits it is 2024: operating dues of $7,372 plus fund contributions of $1,800, the latter being each home’s share of the reserve and capital contributions (2024 budget package). Reserves and capital are funded inside the quarterly bill, not through a charge at closing.

Layer 2: The Master HOA Fee by Class

$5,330 for Tahoe and $4,870 for Placid in 2025, covering the association’s common costs, the bulk TV and internet contract and single-family lot landscaping. The “Neighborhood” portion is the landscaping; the Declaration defines Neighborhood Assessments as assessments “levied against the Units in a particular Neighborhood or Neighborhoods to fund Neighborhood Expenses.”

Layer 3: The Arnie’s Cabana Surcharge

$179 a quarter ($716 a year), billed from January 2023 through October 2029 to owners who did not elect the one-time payment (2023 and 2025 billing schedules). With it, the 2025 bill was $15,864 for Tahoe and $15,404 for Placid (our arithmetic). The one-time payment amount is not public, and whether a seller’s unpaid balance must be paid at closing or continues on the buyer’s account is not stated in any public document; the master estoppel certificate for the specific home answers both. Two earlier surcharges, the clubhouse renovation fee (February 2013 to November 2024) and the golf course renovation charge (May 2016 to November 2022), have ended.

Layer 4: The One-Time Transfer Fee

Buyers new to Naples Lakes paid $12,500 in 2024 and $13,000 in 2025, “limited to first-time buyers (new residents) in NLCC” (2024 and 2025 budget letters); the 2026 figure is in a member-only schedule. The authority is Article VII, Section 14, which lets the board impose a transfer fee “incident to conveyances of Units” for amenity maintenance, repair and replacement. There is no initiation fee or equity deposit in the club’s public documents, and nothing is refunded when you sell.

Layer 5: County Property Taxes

Naples Lakes is in unincorporated Collier County, millage area 105, and no CDD or bond line appears on the sampled tax bills. The ten FY2025 millage rates on a sampled single-family bill on Cerromar Drive add to 10.5058 mills, so each $100,000 of taxable value costs about $1,051 a year at FY2025 rates (our arithmetic from the Collier County Tax Collector bill). The same bill carries one non-ad valorem line, Collier County’s “District 1 Garbage” charge of $261.91. Median total taxes on the 2026 preliminary roll are $7,088 on the original plat and $6,764 on the Unit Two plat; both plats mix Tahoe and Placid homes, so there is no separate Tahoe or Placid median.

Those medians are low against today’s prices because about seven in ten of these homes are homesteaded and capped under Save Our Homes. A buyer’s taxes reset to the new assessed value after the sale. On a $1,236,250 purchase, if the county’s value came in near the price and no homestead exemption applied, the FY2025 rate would imply roughly $13,000 a year, and a homestead exemption lowers it; that is an illustration from the millage, not a quote, and the Tax Collector’s estimator is the place to run a specific home.

The Stack in One Table, 2025

An Illustrative Year of Carrying Cost

Putting the verified layers together, and labeling it plainly as an illustration that mixes 2025 club fees with 2026 preliminary roll-year tax medians: a Tahoe home runs about $15,148 plus $6,764 to $7,088, roughly $21,900 to $22,240, and a Placid home about $14,688 plus the same tax range, roughly $21,450 to $21,780, before the Arnie’s surcharge, homeowners, wind and flood insurance, pool service, utilities and a post-sale tax reset (our arithmetic). It is a starting frame, not a quote.

What Tahoe and Placid Do Not Pay That Condominium Owners Do

No condominium association fee, which is the largest unknown in any Naples Lakes condominium budget because none of the four is public. No special assessment from a condominium board for a building roof or structure: a Tahoe or Placid roof is the owner’s own. And no structural integrity reserve study or milestone inspection cost, because those laws reach condominium buildings, not detached homes. The trade is that the single-family owner carries the roof, the pool and the house directly, and budgets for them personally.

The Naples Lakes Country Club Declaration, Covenants and Rules for Tahoe and Placid, Section by Section

Tahoe and Placid at Naples Lakes Country Club homes are governed by three documents: the Fourth Amended and Restated Declaration approved November 17, 2023, the Rules and Regulations revised April 2024, and the Architectural Review Committee Standards revised September 18, 2023. With no village association, nothing else sits on top of them.

All three are posted on the club’s Club Documents and Information page. Below are the provisions that matter most to a single-family owner, with their locations, so a buyer’s attorney can go straight to them.

The Declaration Chain

The original Declaration was recorded October 5, 1999 (O.R. Book 2598, Page 2100); an Amended and Restated Declaration followed May 26, 2000 (O.R. Book 2679, Page 3014); a Second and a Third Amended and Restated Declaration followed (the Third with exhibits dated December 10, 2010); and the Fourth Amended and Restated Declaration was approved November 17, 2023 (Declaration PDF). The club’s posted copy does not print a recording reference. If a seller hands you an older version, ask for the 2023 restatement.

Definitions: Neighborhood, Village and Unit

The Declaration defines a “Neighborhood,” “also sometimes referred to as a ‘Village’,” as two or more Units sharing interests beyond those common to all, and fixes six: “Lake Arrowhead, Lake Barrington, Juliana Village, Lake Placid, Providence Village and Lake Tahoe. The boundaries of each neighborhood are set forth herein on the Plat.” A Unit is a portion of the community intended for “an attached or detached residence for a single family,” including the land. So a Tahoe or Placid Unit is the lot and the house together.

Article III: Membership, Voting and the Neighborhood Committee

Membership is “mandatory and automatic with the ownership of any Unit” (Sec. 1). Every Unit sits in a Neighborhood, each Neighborhood elects one director, and “a Neighborhood Association shall not be required except in the case of a condominium or as otherwise required by law. The Owners of Units within any Neighborhood which does not have a Neighborhood Association may elect a Neighborhood Committee, as described in the Bylaws, to represent the interests of such Owners” (Sec. 3(a)). A Neighborhood may also vote, by a majority of its Units, to buy a higher level of service from the association, billed back as a Neighborhood Assessment.

Article VI: Who Maintains What on a Tahoe or Placid Lot

This is the article a single-family buyer should read first.

• The association mows and trims. It “shall maintain the landscaping of each Unit Owner,” limited to “mowing, edging, trimming, pruning (but not including tree root pruning), fertilizing and conditioning, and weed suppression,” on its own schedule, with the cost billed as a Neighborhood Assessment (Sec. 1(d)).
• The owner pays for replacement. Where the Board finds that repair or replacement is needed “for landscaping on a Unit Owner’s property in the Neighborhoods of Placid or Tahoe,” or is caused by the owner, family, guests or tenants, “the Unit Owner shall bear the expense” (Sec. 1(d)).
• The owner maintains everything else. “Each Owner shall maintain, repair, and replace his or her Unit and all landscaping, structures, parking areas, and other improvements comprising the Unit” to the Community-Wide Standard (Sec. 2).
• The association can step in, in Tahoe and Placid only. “If an Owner in the Neighborhoods of Placid and Tahoe only fails to properly perform his or her maintenance, repair, or replacement responsibility, the Association may perform such responsibilities and assess all costs” against the Unit, after reasonable notice and a chance to cure (Sec. 2).
• Water mitigation can be required. Any owner may be required to install gutters, downspouts or in-ground drainage to the ARC’s specifications within 90 days of notice (Sec. 2).

The “Placid and Tahoe only” wording is specific to the single-family villages: in the condominium villages the condominium association answers for its buildings under Section 3.

Article VII: Assessments, Caps and the Transfer Fee

• Assessment types: Base Assessments for common expenses, Neighborhood Assessments for expenses benefiting one Neighborhood (the Tahoe and Placid landscaping), Specific Assessments and Special Assessments (Sec. 1).
• Budget: takes effect unless two-thirds of the total Members disapprove it.
• Special assessment cap: unbudgeted Special Assessments are limited to $250,000 in the aggregate per year, about $342 per home if spread evenly (our arithmetic), and the cap does not count insurance deductibles; a force majeure assessment may exceed it to meet a windstorm insurance deductible (Sec. 6).
• Joint liability: a buyer is jointly and severally liable with the seller for assessments due at conveyance (Sec. 1), which is why the estoppel certificate matters.
• Golf Course Assessment: “No Member may be exempt from liability for the Golf Course assessments by non-use of the Golf Course” (Sec. 13).
• Transfer fee: the board may impose one “incident to conveyances of Units” (Sec. 14).

Article IX: Insurance and the Duty to Rebuild

“By virtue of taking title to a Unit, each Owner covenants and agrees … to carry blanket ‘all-risk’ property insurance on its Unit(s) and structures thereon, providing full replacement cost coverage less a reasonable deductible,” unless the Neighborhood or the association carries it, which they are not obligated to do (Sec. 2). In Tahoe and Placid neither does, so the owner insures the house. After damage from “fire, windstorm, flood, tornado, hurricane or other casualty,” repair must start within 90 days and finish within nine months unless the board approves otherwise; if the owner defaults, the association may give notice and, after 30 days, do the work and lien the Unit for costs insurance does not cover.

Article XI: Use Restrictions That Bite

• Leasing (Sec. 24): one calendar month or 30 consecutive days minimum, no more than four leases per Unit a year, board approval, no subleasing. See the rental section below.
• Pets (Sec. 5): two household pets, leashed, never on the golf course. See the pet section below.
• Signs (Sec. 6): board approval required.
• Parking and garages (Sec. 14): park in the garage or the driveway serving the Unit; keep garage doors closed when not in use; only vehicles exceeding the occupied garage spaces may sit on the driveway.
• Boats, RVs, trailers and trucks (Sec. 19): outside a garage for no more than eight hours and never overnight without the General Manager’s approval.
• Fences (Sec. 18): none, including invisible pet fences, except as the Architectural Standards allow.
• Lakes (Secs. 25 and 26): no rafts, boats or watercraft; fishing only from the shoreline next to your own Unit.
• Window coverings (Sec. 27): white or off-white facing out.
• Garage conversions (Sec. 28): not allowed.
• Trash (Sec. 29): out after 6 p.m. the night before, back in by 7 p.m. on pickup day.

Article XIV and XV: Conservation, the Airfield and Other Disclosures

Conservation Areas are protected by easements under section 704.06, Florida Statutes, and owners may not alter them (Art. XIV). Article XV, Section 11 tells every owner that “an airfield, known as Winged South Airpark, is located next to the Community,” and that owners “may occasionally experience those types of noise and air traffic generally associated with airfields”; aviation records list it as Wing South Airpark, FAA identifier FA37 (AirNav, reported). Section 12 disclaims association liability for the safety, water quality or water level of any lake, “ALL PERSONS USING SAME DOING SO AT THEIR OWN RISK.” The Declaration also makes the association responsible for complying with reasonable Collier County or South Florida Water Management District requirements for facilities to control offsite stormwater runoff, with the cost treated as a Common Expense (Art. V, Sec. 11), a contingent obligation, not a current bill.

Does the Declaration Restate the Section 720.401 Legend?

Some Florida master declarations copy the statutory disclosure-summary legend into the recorded instrument and name the selling owner as the person who owes it. We searched the club’s posted copy of the 2023 Declaration for “720.401” and “disclosure summary” and found neither. So at Naples Lakes the seller’s duty comes from the statute itself, not from a restated covenant; the Chapter 720 section below explains it.

Is Tahoe and Placid at Naples Lakes Country Club a 55+ Community?

No. Tahoe and Placid at Naples Lakes Country Club are not age-restricted. Nothing in the 2023 Declaration or the club’s April 2024 Rules sets a 55-plus requirement, and the Rules provide for children and dependents, including supervision of children under 16 in the fitness center and under 12 at the pool.

Because the community is not registered or operated as housing for older persons, buyers of any age may purchase a Tahoe or Placid home, and a seller cannot market it as 55-plus. A community’s demographics are not a restriction, and this page publishes no average age. What the county record does show is that the single-family villages are primarily year-round homes, about seven in ten homesteaded, which is the most family-friendly profile at Naples Lakes. The schools section below lists the assigned public schools for every Tahoe and Placid street.

What Not Age-Restricted Means for a Buyer and a Seller

For a buyer, it means no age verification, no occupancy percentage to maintain and no restriction on who can live with you, beyond the Declaration’s single-family residential use. For a seller, it means the buyer pool is not limited by age, which widens it relative to a 55-plus community, and the Housing for Older Persons Act questions some Naples communities face at resale simply do not arise here.

Can You Rent Out a Tahoe or Placid Home at Naples Lakes Country Club?

Yes, within limits. Tahoe and Placid at Naples Lakes Country Club homes may be leased for no less than one calendar month or 30 consecutive days, no more than four times a year, with board approval of each lease, and the owner loses club privileges except dining while the tenant is in residence.

Article XI, Section 24 of the Declaration controls leasing, and it defines a lease broadly, to include any paid occupancy, including a license, a transient rental or a home exchange. With no village association, there is no second layer of leasing rules in Tahoe or Placid.

The Leasing Rules in One Table

Sources: Declaration, Art. XI, Sec. 24; Rules and Regulations, April 2024.

What a Tahoe or Placid Landlord Should Plan For

A 30-day minimum and four leases a year rule out vacation-rental income; Naples Lakes is not a nightly or weekly rental community. The realistic models are a seasonal lease of one to four months or an annual lease. Tenants pay golf as they play: the 2026 lessee rate is $110 per 18 holes with cart in season (January 1 to April 30 and November 1 to December 31) and $65 from May 1 to October 31, both “after transfer is paid,” and annual tenants staying six months plus one day get 50% off the green fee outside summer (2026 golf rates). The owner still pays the full membership and HOA fee while leased.

Pet Rules for Tahoe and Placid at Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club allow up to two commonly accepted household pets, such as a dog or a cat, plus tropical fish or caged birds in reasonable numbers. Pets must be leashed outdoors, may not go on the golf course or into Common Area buildings or pool areas, and may not be left unattended in yards.

The pet rules are in Article XI, Section 5 of the Declaration and the April 2024 Rules. With no village association, there are no additional size, weight or breed limits for Tahoe and Placid in any public document.

The Pet Rules

• Number: no more than two commonly accepted household pets, plus a reasonable number of tropical fish or caged birds.
• Leash: leashed whenever outdoors; no roaming; owners clean up after them.
• Where not: not on the golf course, not in any building or pool area of the Common Area, not inside the clubhouse or at Arnie’s, not on the pool deck (qualified service or support animals may be on the deck), not on the practice facilities.
• Unattended: not left unattended or leashed in yards or garages or on porches or lanais.
• Commercial: no boarding, breeding, grooming or training business.
• Nuisance: the board may fine an owner or require removal of a pet that becomes a nuisance.
• Fences: no invisible pet fences and no fences except as the Architectural Standards allow (Art. XI, Sec. 18), which matters more to a dog owner in a single-family home than anywhere else here.

Living With a Dog in Tahoe or Placid

The practical consequences for a single-family owner: you cannot fence the yard for the dog without ARC approval, you cannot leave the dog tethered on the lanai, and you cannot walk it on the cart paths, which are closed to “walking of pets.” Dogs walk the community roads and sidewalks on a leash. Every lake edge should be treated as alligator habitat, and the club posts Florida Fish and Wildlife Conservation Commission guidance on living with wildlife on its Audubon sanctuary page.

Assistance Animals

Service and assistance animals are treated separately from pets under federal fair housing and disability law, and the Rules allow qualified service or emotional support animals on the pool deck. A request for an assistance animal beyond the two-pet limit goes to the board under those laws rather than under the pet rule.

Chapter 720, the Disclosure Summary and Why Condo Safety Laws Skip Tahoe and Placid at Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club homes are not condominiums, so Florida’s condominium statute, Chapter 718, and its milestone inspection and structural integrity reserve study rules do not reach them. The governing law is Chapter 720, the homeowners association statute, which gives a single-family seller a pre-contract disclosure duty.

This section is information, not legal advice; a Florida real estate attorney or your closing agent should confirm how any statute applies to your transaction.

What Chapter 720 Governs Here

Naples Lakes Country Club Homeowners Association operates under Chapter 720, Florida Statutes: elections by secret ballot (s. 720.306, as the Bylaws recite), estoppel certificates and their fee caps (s. 720.30851), and the limit on a first mortgagee’s liability for past-due assessments after foreclosure (s. 720.3085, which the Declaration cites in Art. VII, Sec. 11). For a Tahoe or Placid owner that is the whole statutory frame. There is no condominium association, no condominium declaration and no Division of Condominiums filing for either village.

The Section 720.401 Disclosure Summary

Section 720.401 is the provision that bites at resale. Read from the 2025 Florida Statutes:

• Timing is before the contract. “A prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale.”
• The seller supplies it on a resale. “The disclosure must be supplied by the developer, or by the parcel owner if the sale is by an owner that is not the developer.”
• The summary opens with membership. Its first item reads, “AS A PURCHASER OF PROPERTY IN THIS COMMUNITY, YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS’ ASSOCIATION.”
• The contract must carry the warning. Every contract must contain, in conspicuous type, a clause stating that if the summary was not provided before signing, the contract is voidable by the buyer.
• The buyer’s exit right. If the summary is not provided first, the buyer may void the contract by written notice “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first.”

The summary itself is a short statutory form, and residential contract forms in common use in Florida carry the statutory warning in a homeowners’ association rider; your closing agent will confirm which form is in play. The practical point for a Tahoe or Placid seller is simple: have the summary ready before the first offer, because a buyer who signs without it holds a cancellation right until closing.

The Fork: Why the Answer Differs by Village at Naples Lakes

Subsection (2) says section 720.401 “does not apply to any association regulated under chapter 718, chapter 719, chapter 721, or chapter 723,” nor where disclosure about the association is otherwise made under those chapters. Naples Lakes mixes both regimes. A Tahoe or Placid home sits only in the Chapter 720 master association, so the 720.401 summary plainly applies. A Barrington, Arrowhead, Juliana or Providence condominium sits in a Chapter 718 condominium association and inside the Chapter 720 master association, and whether its seller also owes the 720.401 summary is a question for the closing attorney. This page does not answer it for condominium sellers; it does answer it for Tahoe and Placid.

Why Milestone Inspections and Structural Reserve Studies Do Not Apply

Florida’s post-Surfside laws, the milestone inspection under section 553.899 and the structural integrity reserve study under section 718.112, apply to condominium and cooperative buildings of three or more habitable stories. The 2025 update, CS/CS/HB 913, kept that test (Florida Senate bill summary). A detached single-family home in a homeowners association is outside both, whatever its design. Collier County’s Milestone Buildings by Year list (January 2026) contains no Naples Lakes building. For a Tahoe or Placid buyer the structural questions are the ordinary ones: roof age and permit, a four-point inspection, a wind mitigation report and the home’s permit history.

What a Tahoe or Placid Buyer Is Entitled to See

Beyond the 720.401 summary, the governing documents are public: the club posts the Declaration, Bylaws, Articles, Rules, ARC Standards and billing schedules on its documents page. What is not public, the 2026 billing schedule, the current transfer fee, the Arnie’s balance on a specific home, and the reserve study, comes through the estoppel certificate or a written request to the club office. A Chapter 720 association must also make official records available to members for inspection under section 720.303, which is the route an owner, rather than a buyer, uses to see the reserve schedule.

Hurricanes, Flood Zone and Insurance at Tahoe and Placid, Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club streets are FEMA Zone X, outside the Special Flood Hazard Area, on the flood map effective February 8, 2024. The homes sit in Collier County evacuation Zone D, in a 164 mph design wind zone, and were built from 2000 to 2003, across Florida’s first statewide building code.

For a single-family owner the storm question is personal in a way it is not for a condominium owner: you insure the whole house, you own the roof, and your own wind mitigation features set your premium. What follows is the public record, applied to Tahoe and Placid.

Flood Zone, Street by Street

Every point below was queried against FEMA’s National Flood Hazard Layer on September 23, 2026, on flood map panel 12021C0602J, effective February 8, 2024, with street ground elevation from the USGS 3D Elevation Program 1-meter lidar:

Collier County’s 2026 Flood Protection Newsletter confirms that “The county’s DFIRM became effective on 02/08/2024.” Minimal-hazard Zone X is outside both the 1% and 0.2% annual-chance floodplains; shaded Zone X is outside the 1% floodplain that triggers federal mandatory purchase.

The Lakes, and the One Caveat That Matters on a Lakefront Lot

Inside the gates, FEMA’s high-risk AE polygons sit over the stormwater lakes, with base flood elevation lines of about 10 to 10.5 feet NAVD88, and one small AH polygon sits at the community’s extreme northeast edge. Reading the interior AE areas as the lakes is our interpretation of their extents, not a FEMA label, and no one has overlaid the recorded plats on the flood layer lot by lot. So a Tahoe or Placid home on a lake can sit close to an AE line even though its street tests Zone X. The lender’s flood determination for the specific building is the one that counts; ask for it early.

The Three FEMA Letters on Tahoe and Placid Lots

Under the older 2012 map (panel 12021C0602H, May 16, 2012), parts of Naples Lakes sat in an AH zone with a base flood elevation of about 10.5 to 10.7 feet, and owners filed for Letters of Map Amendment. Three cover single-family lots:

The certified grades of 11.9 to 12.6 feet sit about 1.4 to 2 feet above the 10.5-foot base flood elevation that applied under the old map (our comparison, not FEMA’s). No letter was found for Castlerock Way; it tests minimal-hazard Zone X today. With the 2024 map in effect, these letters matter mainly as certified evidence of pad elevations. If your home has one, keep it in the closing file.

Evacuation Zone D and the Surge Envelope

Every Naples Lakes point tested in Collier County’s hurricane evacuation zone layer returns Zone D, including Cerromar Drive and Sedgewood Lane. The state’s storm surge zone service returns Category 3 on both streets: the worst-case model shows surge exposure only in a Category 3 or stronger hurricane. Collier’s mandatory orders reached Zone A for Ian in 2022 and Zones A and B for Milton in 2024; none reached Zone D.

Irma, Ian, Helene and Milton

Irma (September 10, 2017) is the storm that tested Naples Lakes. The NHC’s Tropical Cyclone Report lists the Collier County Emergency Operations Center station, roughly a mile south of the clubhouse, with sustained winds of 71 knots and a gust of 106 knots, about 82 mph sustained and 122 mph gusting. Ian (September 28, 2022) brought surge that, per the NWS Miami summary, “covered almost all of Collier County south/west of Tamiami Trail/US 41”; Naples Lakes is north and east of US 41, and no official report we found places Ian’s surge inside the community. Helene (September 26, 2024) passed well offshore, and Milton (October 9 to 10, 2024) gusted to about 59 mph at the same EOC station (NHC Milton report). No public record gives a home-by-home damage account inside the gates.

164 mph, Impact Glass and the Roof Rule

Collier County’s Florida Building Code 8th Edition wind layer returns an ultimate design wind speed of 164 mph on Cerromar Drive (county Risk Category II wind layer). That is above the 140 mph wind-borne debris trigger in the codes in force since 2010, per the Florida Building Commission’s interim report, so a new or replacement window, slider or exterior door on a Tahoe or Placid home generally has to be impact-rated or protected by an approved shutter (our application of the published thresholds; a permit reviewer decides each job). The original openings on a 2000 to 2003 house cannot be assumed to be impact-rated. And because the ARC bars asphalt roofs, every re-roof here is a tile or other approved material.

Citizens and Flood: The Rule That Reaches Every Single-Family Home in 2027

Citizens Property Insurance Corporation is phasing in a flood-coverage requirement for its personal residential policies outside the Special Flood Hazard Area: dwelling coverage of $600,000 or more from January 1, 2024, $500,000 from 2025, $400,000 from 2026, and all policies from January 1, 2027 (Citizens flood page). Condominium unit-owner policies are exempt; single-family dwelling policies are not. Applied to Tahoe and Placid, and this application is ours: a homeowner insured with Citizens will need flood coverage at the first renewal after January 1, 2027, even in Zone X. For a Tahoe or Placid buyer who may end up with Citizens, flood belongs in the carrying cost from the start.

Zone X, the Mortgage and the CRS Discount

The federal flood purchase requirement attaches to the Special Flood Hazard Area; for a home confirmed in Zone X it should not be triggered, although a lender may still require flood coverage under its own credit policy. Collier County is a Community Rating System Class 5 community, a 25% discount on eligible NFIP policies (FEMA CRS list effective April 1, 2026); how that discount applies to a Zone X policy under Risk Rating 2.0 was not confirmed from a FEMA source, and the quote will show it. The NFIP’s typical 30-day waiting period means a flood policy belongs on the contract timeline, not in closing week.

My Safe Florida Home: Who Here Can Qualify

The state’s hardening grant under section 215.5586, Florida Statutes requires a homestead, an insured value of $700,000 or less, construction before January 1, 2008, and a single-family unit on its own parcel; it pays $2 for every $1 the owner puts in, up to $10,000. Every Tahoe and Placid home passes the age and building-type tests. The homestead test fits about seven in ten of them. The $700,000 insured-value cap is the real filter, and it turns on dwelling coverage, not market value, so we do not state eligibility for any specific home.

The Storm File to Ask For Before the Inspection Period Ends

1. A current wind mitigation inspection report.
2. A four-point inspection (roof, electrical, plumbing, HVAC) on a home now 22 to 26 years old.
3. The roof permit and year, in writing.
4. Permit history and ARC approvals for windows, doors and shutters.
5. The flood determination for the building, any elevation certificate, and any 2012 to 2016 FEMA letter.
6. Exhibit C, the Hurricane/Storm Protection Standards, from the club office, if you plan to add protection.

Selling a Tahoe or Placid home? A wind mitigation report and a documented roof date are the two items that most often decide whether a buyer’s insurance quote arrives before the inspection deadline, and as Top 1% Real Estate Agents Nationally Since 2008 we build that file before the listing goes live. Get a free Tahoe and Placid home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to get the storm file on a specific home requested on day one, or read how we represent buyers in Southwest Florida.

Which Schools Serve Tahoe and Placid at Naples Lakes Country Club?

Tahoe and Placid at Naples Lakes Country Club addresses are zoned to Lely Elementary, East Naples Middle and Lely High for 2026-27, per the Collier County Public Schools address lookup. As reported by the Naples Daily News, Lely Elementary and East Naples Middle earned A grades in 2026 and Lely High a B.

We queried the district’s own zoning service for the 2027 zone year, and every returned address on Cerromar Drive, Castlerock Way, Sedgewood, Prestwick and Naples Lakes Boulevard came back to the same three schools, unchanged from 2025-26.

Sources: the district’s address lookup and attendance boundaries page; grades as republished by the Naples Daily News school database, because the state’s FDOE spreadsheet refused automated access twice. Road miles are OSRM routing on OpenStreetMap data from the club address.

Why Schools Matter More in Tahoe and Placid

The single-family villages are where Naples Lakes’ family buyers concentrate: about seven in ten homes are homesteaded, against about one in three in the condominium villages, and the community is not age-restricted. An elementary school about a mile and a half away, graded A three years running as reported, is a real selling point for a Tahoe or Placid listing.

Choice and Private Options

Collier County Public Schools runs a Parental Choice program with an application window that closes June 30, and transportation is not provided for out-of-zone placements. The closest PK to 12 private school on the federal NCES list is Seacrest Country Day School at 7100 Davis Blvd, about 4.9 road miles away (NCES private school search). Confirm the zoning for the exact address before you write an offer, as the district itself advises.

County Permits and Recorded Work for Tahoe and Placid Homes at Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club homes carry their own permit histories, because each is a separate house on its own lot: roofs, windows, pools and screen enclosures are permitted address by address in Collier County’s CityView portal, after architectural approval. We did not read permits for any individual address.

That is the honest scope. What we can set out is the sequence, the records that exist and what a buyer should pull.

The Sequence: ARC First, Then the County

Every exterior change runs through the club’s Architectural Review Committee under the Declaration’s Article VIII and the ARC Standards, and then through Collier County’s building permit process. Storm shutters, for example, “shall be approved by the ARC prior to installation” (Section 1.20) and must comply with the building code. An owner who installs first and asks later risks an ARC enforcement action even with a county permit in hand.

Where the Permit Record Lives

Collier County’s permit history is searchable by address through the county’s View Permit History and Permit Search page, which opens the CityView portal; older records sit in the county’s historical archive (Permitting Resources). For a single-family buyer the four permits worth pulling are the roof, the windows and doors, the pool and screen enclosure, and any HVAC or electrical service change.

Recorded Instruments on a Tahoe or Placid Lot

Beyond permits, a title search on a Tahoe or Placid lot will turn up the recorded plat (Plat Book 33 or 35), the Declaration chain, the golf course deed of October 23, 2003, and, on some lots, a FEMA letter from 2012 to 2016. Two instruments do not exist here that a condominium buyer would expect: a condominium declaration and a condominium plan. Notices of commencement for owner work are recorded with the Collier County Clerk; any open one should be closed out before sale.

What Is Being Built Near Tahoe and Placid at Naples Lakes Country Club?

Tahoe and Placid at Naples Lakes Country Club sit in a built-out PUD, so nothing new is coming inside the gate. Outside it, a Costco is under construction across the Collier Boulevard intersection, a $200 million medical school broke ground in July 2026, and the I-75 Exit 101 rebuild is due to finish at the end of 2026.

Collier County’s PUD Master List records Naples Lakes as “BUILT OUT,” 731 homes built of 785 approved, so the change a Tahoe or Placid owner lives with happens beyond the gate. Everything below is adjacent context within about three miles, with its status and date.

Costco, Diagonally Across the Intersection

On October 14, 2025, the county commission approved Costco’s plans for the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, on about 25.86 acres of the Hacienda Lakes MPUD’s commercial tract (county planning record). As reported, it is a 162,671-square-foot warehouse with a 24-position fuel station (Gulfshore Business, October 15, 2025). Clearing and grading were under way by May 2026; no opening date has been announced by Costco or the county.

The Medical School

On July 16, 2026, the Bay College of Osteopathic Medicine broke ground at 8365 Cadenza Road, east of Collier Boulevard off Rattlesnake Hammock Road: $200 million, three stories, 108,000 square feet, first classes planned for July 2028, with NCH as clinical partner (Gulfshore Business, July 17, 2026).

Housing Nearby

On October 28, 2025 the county approved Bonita Flores, 92 apartments with 28 affordable units at 8928 Collier Blvd (Marco Eagle). A 54-townhome plan on Hacienda Lakes Parkway was continued at the Planning Commission on August 20, 2026. Davis Development’s Adonia, 184 rentals at 7665 Collier Blvd in Lely Resort, targets July 2027. South of Rattlesnake Hammock Road, the county approved an 18-hole private golf course on 169 acres at 341 Sabal Palm Road on September 22, 2026, replacing an earlier plan for 423 homes (Naples Daily News, September 23, 2026).

The I-75 Exit 101 Interchange

FDOT’s $97 million rebuild of I-75 at Collier Boulevard, project 425843-2, is expected to finish at the end of 2026 (FDOT project page). As of September 2026, the new southbound I-75 on-ramp loop is open and the left turn from southbound Collier Boulevard to southbound I-75 is no longer available.

What It Means for a Tahoe or Placid Owner

Convenience goes up and so does traffic at the one intersection every Naples Lakes trip uses. For a single-family owner the pipeline is mostly a positive: a warehouse store and fuel a mile away, a medical school beside an existing hospital, and a golf course, not 423 homes, to the south. None of it is inside the gate, and none of it changes the Declaration.

Daily Logistics at Tahoe and Placid, Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club residents enter through the staffed gate on Collier Boulevard, about 3 miles south of I-75 Exit 101. Downtown Naples is about 8 road miles, the Gulf beach about 9, Physicians Regional Medical Center about a mile and a half, and Southwest Florida International Airport about 37 miles.

Every distance here is a measured road distance and every time a free-flow estimate, which in season is the best case.

Drive Distances From the Naples Lakes Gate

Sources: the club’s directions page for the Exit 101 distance; OSRM routing on OpenStreetMap data, measured from the club address point, for the rest, rounded as our research register settled them. Tahoe and Placid homes sit within about half a mile of that point.

Trash, Utilities and the Bulk Contract

Bins stay in the garage and go out after 6 p.m. the night before collection (Declaration Art. XI, Sec. 29); the county’s garbage charge rides on the tax bill ($261.91 on the FY2025 single-family bill). Bulk Xfinity TV and internet is paid through the HOA fee. The community sits in the service area of Collier County’s South County Water Reclamation Facility, by our reading of the county’s description; confirm water and sewer service for a specific home on its utility bill.

Airfield Noise

The Declaration warns owners about Wing South Airpark, a private airfield about 0.7 mile west of the club point by straight line (our measurement). Owners should expect occasional small-aircraft noise; how often, and over which streets, is not in any public record we read, so spend time at a specific home at different hours if it matters to you.

The Possible Right-Turn-Only Exit

Our routing engine left the community southbound on Collier Boulevard and U-turned to head north toward I-75, which suggests a directional median at the entrance. We have not confirmed it; Collier County Transportation’s access plans would. If your daily trip runs north, drive the exit yourself before you buy.

How Does Tahoe and Placid Compare to the Other Naples Lakes Country Club Villages?

Tahoe and Placid are the only single-family villages at Naples Lakes Country Club, and on every measure they sit apart from the four condominium villages: a $1,236,250 twelve-month median against $395,000 to $685,000, about $490 per square foot against $242 to $281, and no condominium association in the fee stack.

The six villages share one gate, one club and one master association; what differs is the product, the regime and the fee class. The table sets the four Naples Lakes spokes side by side on one stated yardstick: Southwest Florida MLS Matrix closings in the 365 days to September 24, 2026, the club’s 2025 billing classes, and the Collier County tax roll (2026 preliminary).

The Four Naples Lakes Spokes on One Yardstick

Sources: Southwest Florida MLS Matrix, pulled September 24, 2026; club village pages and 2025 billing schedule; Collier County tax roll, 2026 preliminary. The MLS files Providence under the Juliana Village name, so the coach-home column is both villages together.

Tahoe and Placid and Lake Barrington

Lake Barrington at Naples Lakes is the community’s largest village and its entry point, 209 condominiums with a $395,000 twelve-month median, less than a third of the single-family median. It is also the one village whose club description, residences on the top three floors over ground-floor garages, reaches the three-story line that matters for Florida’s condominium safety laws. A Barrington owner and a Tahoe owner pay the same $9,818 membership fee for the same club; the Tahoe owner pays $2,474 more in master HOA fee for lot landscaping and owns a house instead of a unit.

Tahoe and Placid and Lake Arrowhead

Lake Arrowhead at Naples Lakes holds 128 carriage homes in two-story buildings of eight, each with an attached one-car garage, at a $539,000 median and the community’s highest sold-to-list ratio, 97.35%. Arrowhead is the step between a condominium flat and a single-family home, and its recorded condominium name carries no “Naples Lakes” string at all, which is why its homes vanish from a name search on the county record.

Tahoe and Placid and Juliana and Providence

Juliana and Providence at Naples Lakes is the closest rival to the single-family villages: 164 coach homes with attached two-car garages, downstairs and upstairs plans of 2,030 to 2,564 square feet, and nearly half the homes homesteaded. It is the village a Placid buyer most often cross-shops, and the section below compares the two directly.

Why Tahoe and Placid Sit Where They Do

Three things put the single-family villages at the top of the Naples Lakes price range: the lot and the detached house, the private pool most homes carry, and the size, with Tahoe plans running to 4,268 square feet. What does not move with them is the club: the membership fee is identical across all 731 homes, so the club’s cost is a smaller share of a Tahoe or Placid budget than of a Barrington one. For the wider picture of the community, our Naples Lakes Country Club guide covers all six villages.

Tahoe and Placid at Naples Lakes Country Club vs Juliana and Providence at Naples Lakes: Which Should You Choose?

Tahoe and Placid at Naples Lakes Country Club suit a buyer who wants a detached home, a private pool and one association, at a twelve-month median of $1,236,250. Juliana and Providence suit a buyer who wants a two-car-garage coach home at $685,000 with the building maintained by a condominium association. Both carry the same club membership.

The two are the most cross-shopped pair at Naples Lakes, because a Placid villa at the smaller end and a Key West coach home at the larger end are within a few hundred square feet of each other. The decision table below sets them side by side.

Tahoe and Placid vs Juliana and Providence Decision Table

Sources: club village pages and 2025 billing schedule; Southwest Florida MLS Matrix, pulled September 24, 2026; Collier County tax roll, 2026 preliminary; Toll Brothers archived pages; Declaration.

Where the Two Differ Most for an Owner

The price gap is the obvious difference, $551,250 at the median, but the ownership gap matters more over time. A Placid owner replaces a roof, repaints the house and re-screens the pool cage on their own schedule and budget; a Juliana owner pays a condominium fee that funds those items across the building, and shares the decision with neighbors. A Placid owner’s HOA bill is $2,014 higher a year for lot landscaping; a Juliana owner’s total cost includes a condominium fee this page cannot state because no association publishes it. And a Placid seller hands a buyer one estoppel and a short Chapter 720 summary, while a Juliana seller assembles a Chapter 718 package from the condominium association.

Who Should Choose Tahoe and Placid, and Who Should Choose Juliana and Providence?

Choose Tahoe or Placid if you want your own pool, your own yard, no neighbor above or below you, one association and the control that comes with owning the whole house, and you are comfortable carrying the roof and the insurance directly. Choose Tahoe over Placid for size and a possible third garage bay; choose Placid for a tighter footprint and the lower HOA class. Choose Juliana and Providence if you want the same club and a two-car garage for about $550,000 less at the median, prefer a lock-and-leave home whose building exterior is someone else’s job, and accept a second association and a condominium budget in exchange. Either way, the club you join is identical.

Honest Pros and Cons of Owning at Tahoe and Placid, Naples Lakes Country Club

Tahoe and Placid at Naples Lakes Country Club offer a detached home with club membership built in, one association, association lawn care and no CDD. Against that, owners pay the community’s highest HOA class, carry their own roof and full insurance, pay a $13,000 transfer fee on entry and lose club use while leasing.

We would rather a buyer hear both columns from us than from an inspection report.

The Pros

• A detached home inside a bundled club. Full membership for up to two resident adults, no green, fitness or court fees, and a course the owners’ association has owned since October 23, 2003.
• One association, one estoppel. No condominium board, no condominium fee and no second set of rules; the Declaration and the club’s Rules are the whole rulebook, and both are public.
• The association mows. Lot landscaping is done by the association’s contractor under Article VI, Section 1(d).
• Private pools. “Most” homes in both villages have a heated pool and spa, per the club.
• Fast when priced right. The twelve single-family closings took a median of 19 days on market; Placid’s median was 15.
• Year-round neighbors. About seven in ten single-family homes are homesteaded, the highest share in Naples Lakes.
• Zone X streets, raised pads and no CDD. Every tested Tahoe and Placid street is Zone X on the 2024 map, three FEMA letters certify pad grades of 11.9 to 12.6 feet, and no district assessment appears on the tax bill.
• Outside the condominium safety laws. No structural integrity reserve study, no milestone inspection and no building-wide special assessment for a condominium structure.

The Cons

• The highest HOA class at Naples Lakes. Tahoe paid $5,330 and Placid $4,870 in 2025 against $2,856 for the condominiums, and the single-family classes rose 9.42% and 8.83% in total dues and fees that year as the landscape contract jumped 27.6%.
• You own the roof, the pool and the insurance. No association reserve pays for your roof, and asphalt shingles are not allowed, so a re-roof is tile or another approved material.
• Citizens’ flood rule in 2027. A single-family owner insured with Citizens will need flood coverage from January 1, 2027, even in Zone X; condominium HO-6 policies are exempt.
• A $13,000 entry fee. The 2025 transfer fee for new residents, with no initiation equity and no refund at sale.
• The club leaves when you lease. An owner with a tenant in residence has dining privileges only, and leases run at least 30 days, four a year at most.
• No fences and no boats. Fences, including invisible pet fences, need ARC approval, and the lakes are closed to watercraft.
• An airfield next door. The Declaration discloses Wing South Airpark; expect occasional small-aircraft noise.
• Thin comparables. Twelve sales a year across thirteen plans, and no public record that maps each lot to its village, so pricing takes plan-level work.

Thinking of Selling Your Tahoe and Placid at Naples Lakes Country Club Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Tahoe and Placid at Naples Lakes Country Club listing agent, or thinking, ‘I need someone to sell my Tahoe and Placid at Naples Lakes Country Club home…’ you are selling into a market where priced-right homes closed in a median of 19 days.

Two of the four current listings have passed 170 days. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Tahoe and Placid listing from the sale-by-sale record on this page.

Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through 29 Aug 2026)

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Tahoe or Placid listing along with the file a single-family buyer’s lender, insurer and attorney ask for in the first week.

Honors and recognition:

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

Tahoe and Placid Sold Listings: the Twelve-Month Record

In the last 12 months Tahoe and Placid have seen 12 single-family resales in the Southwest Florida MLS (the 365 days to September 24, 2026). The Matrix pull did not record the listing office on each closing, so we state no represented-sale count, and we will walk you through all twelve sales on request.

• Closings, 12 months to September 24, 2026: 12 (four Tahoe, seven Placid, one single-family sale not coded to a village).
• Dollar volume, same window: $15,785,944, our sum of the twelve sold prices.
• Days on market, same window: a median of 19 (n = 11, odd); mean 71.5.
• Sale-to-list ratio, same window: a median of 94.98% (n = 12, even, pair 94.92% and 95.04%); mean of per-sale ratios 94.55%.
• Median sold price, same window: $1,236,250 (n = 12, even, pair $1,230,000 and $1,242,500); range $800,000 to $2,375,000.
• County recorded, DOR-qualified resales, 12 months since September 2025: 10, none builder-direct, median $1,236,250 (n = 10, even), low $800,000, high $2,375,000, newest recorded sale June 5, 2026 (Collier County Property Appraiser file, local sales index as of September 24, 2026; single-family combined, because the plats are not villages). The MLS twelve-month figure is 12 closings at the same median.

What Makes Selling a Tahoe or Placid Home Different

Each difference is a document, and we put each one in the file before the first showing.

• The Chapter 720 disclosure summary comes first. Your buyer must receive it before signing, or holds a cancellation right until closing (s. 720.401). The club’s posted Declaration does not restate the legend, so the duty comes from the statute; we have the summary ready with the listing.
• Your membership ends at closing, with no refund. The buyer becomes the member by recording the deed, delivering a copy, submitting the Member Information Profile and paying the fees; there is nothing to transfer or sell separately.
• The transfer fee is your buyer’s number to know. $13,000 for new residents in 2025; the 2026 figure is member-only. Buyers do this arithmetic on your listing.
• One estoppel, ordered early. The master certificate shows dues, any open assessment and whether the Arnie’s surcharge is still billing on your home. No condominium estoppel is needed.
• The roof, wind and flood file. Roof permit and year, a wind mitigation report, a four-point inspection, the flood determination and any FEMA letter on your lot. With the Citizens flood rule reaching single-family policies on January 1, 2027, a buyer’s insurance quote is the first thing that can stall a contract.
• The village and plan, not the community average. A Placid villa priced off a Tahoe estate sale, or off a median that includes condominiums, sits.

Signs, Showings and the Gate

The Declaration bars signs without board approval (Art. XI, Sec. 6), and open houses need the club’s approval by email by the Thursday before, with the Guardhouse informed. Every buyer and agent passes the staffed front gate. So a Tahoe or Placid listing sells through photography, video, drone, floor plans, the MLS, our qualified-buyer database and scheduled showings, with the gate list managed for every appointment.

What Is Your Tahoe and Placid at Naples Lakes Country Club Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Tahoe and Placid home valuation. It takes about a minute, and Jesse follows up with the Tahoe or Placid sales that actually fit your home: the same village, a similar plan and garage count, adjusted for the pool, the lot’s view, the roof year, impact glass and condition. An automated estimate cannot tell a Tahoe estate home from a Placid villa on the same street, and the county cannot either. We price to the record. Our full plan for sellers is on selling your home in Naples Lakes Country Club.

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

Is now a good time to sell a Tahoe or Placid home?

For a home priced to its own village’s recent sales, yes: the twelve single-family closings to September 24, 2026 took a median of 19 days. For a home priced above them, no: two of the four current listings had passed 170 days. Listing before the seasonal buyers return in the fall puts the home in front of the most informed buyers the community gets.

How do I price a Placid villa?

Against the seven Placid sales, not the single-family median. Six of the seven closed between $1,100,000 and $1,328,000 in the twelve months to September 24, 2026, with a median of $1,200,000 (n = 7). Size, pool, view and roof year place a villa within that band.

How do I price a Tahoe estate home?

Carefully, because the four Tahoe sales ran from $1,155,444 to $2,375,000 and do not form a tight band. The two middle sales were $1,300,000 and $1,340,000; the top sale took 181 days. We price a Tahoe home from the closest plan and lot sales, then test it against the current Tahoe listing.

Do I have to give my buyer a disclosure summary?

Yes, for a Tahoe or Placid home. Section 720.401 requires the seller on a resale to present the disclosure summary before the buyer signs, and a buyer who does not get it may cancel within 3 days of receiving it or before closing, whichever comes first. This is information, not legal advice; your closing agent confirms the form.

Who pays the $13,000 transfer fee?

The club frames it as a charge on the incoming resident, “limited to first-time buyers (new residents),” and common Florida contract forms treat association transfer fees as a buyer cost unless the parties agree otherwise. Every cost line is negotiable, and in a slower month a seller may credit part of it.

Does my club membership transfer to my buyer?

No. Your membership ends at closing without refund, and your buyer becomes a new member by recording the deed and completing the club’s enrollment. Plan your last tee time and dinner reservation around the closing date.

Your Local Real Estate Experts

Tahoe and Placid owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Naples Lakes Declaration, the club’s billing history and every recent single-family sale before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Tahoe and Placid guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the East Naples golf communities Naples Lakes sits among.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Tahoe and Placid page the credential that matters more is narrower than any award: we read the 2023 Declaration article by article, seven years of the club’s billing schedules and budget letters, Toll Brothers’ archived Tahoe and Placid price sheets, three FEMA letters on single-family lots, the county’s plat-by-plat roll and every single-family closing in the Southwest Florida MLS Matrix before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Tahoe and Placid realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review

Contact McGreevy and Comisar

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

Selling a Tahoe or Placid home? Get a free Tahoe and Placid home valuation, or call Jesse direct at (239) 898-6072.

Buying in Tahoe or Placid? Call Marc at (239) 287-5873, read our buyer guide to Naples Lakes Country Club, or see how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the other villages, see our guides to Lake Barrington, Lake Arrowhead and Juliana and Providence, and for the wider market our Naples guide.

Frequently Asked Questions, Buyer Edition

These are the questions Tahoe and Placid at Naples Lakes Country Club buyers ask most, drawn from real search questions about Naples Lakes and from the record on this page. Each answer stands on its own, with its source and date, so a buyer can check it before touring a single home.

What are Tahoe and Placid at Naples Lakes Country Club?

They are the two single-family villages of Naples Lakes Country Club, a gated Arnold Palmer golf community in East Naples, ZIP 34112. Tahoe Village has 111 detached estate homes on Cerromar Drive and Castlerock Way; Placid Village has 119 detached villa homes on Cerromar Drive and Sedgewood Lane and Place. Together they are 230 of the community’s 731 homes, per the club.

Is this Lake Tahoe or Lake Placid somewhere else?

No. These are village names inside Naples Lakes Country Club in Naples, Florida. They are not Lake Tahoe in California and Nevada, the town of Lake Placid in Highlands County, Florida, or Lake Placid, New York. The recorded Declaration calls them Lake Tahoe and Lake Placid, and Toll Brothers sold them as Lake Tahoe Estates and Lake Placid Villas.

How many homes are in Tahoe and Placid?

230: 111 in Tahoe and 119 in Placid, per the club’s Homes for Sale page (“111 estate homes, 119 villa homes, 164 Coach homes, 128 Carriage homes, and 209 Condominiums for a total of 731 residences”). The county roll carries the same 230 single-family homes, split 120 and 110 across two plats that do not match the villages.

What is the difference between a Tahoe estate home and a Placid villa?

Size, plans and garage. Tahoe has nine plans from 2,600 to 4,268 square feet with three or four bedrooms, three full baths, a den and an attached two- or three-car garage. Placid has four plans from 2,098 to 2,562 square feet, two bedrooms and a den or three bedrooms, and an attached two-car garage. Tahoe also pays a higher master HOA class, $5,330 against $4,870 in 2025.

Which streets are in Tahoe and which are in Placid?

Castlerock Way is Tahoe; Sedgewood Lane and Sedgewood Place are Placid; Cerromar Drive has homes from both villages, per the club’s village pages. A few single-family addresses on Prestwick Drive and Naples Lakes Boulevard are not assigned to either village in any public record we found.

How do I tell which village a Cerromar Drive home is in?

Not from the street. Ask for the home’s master association billing class (Tahoe or Placid) on the seller’s clubhouse statement or the estoppel, and check the plan and garage count against the club’s ranges. The Declaration’s Neighborhood boundaries are set on the plat, which is not posted online.

Who built Tahoe and Placid, and when?

Toll Brothers, through TBI/Naples Limited Partnership, built both villages in the early 2000s; the county roll dates original construction on the single-family plats to 2000 to 2003, and the club says residential construction was completed in 2004. Toll priced Placid villas from $286,975 in September 2001 and Tahoe estate homes from $359,975 in November 2001.

Do Tahoe and Placid homes have pools?

Most do. The club says, for both villages, that “most have a heated pool and spa.” It does not say how many, so confirm the pool, its heater and its screen enclosure on each home. There is no village pool for Tahoe or Placid; owners also have the club’s Arnie’s Cabana pool.

What do Tahoe and Placid homes sell for?

In the twelve months to September 24, 2026, twelve single-family homes closed at a median of $1,236,250 (n = 12, even, the mean of $1,230,000 and $1,242,500) and a range of $800,000 to $2,375,000 (Southwest Florida MLS Matrix). Placid’s seven sales had a median of $1,200,000; Tahoe’s four ran $1,155,444 to $2,375,000.

What is the price per square foot in Tahoe and Placid?

A median of $490.24 per square foot of MLS living area across the twelve closings to September 24, 2026 (n = 12, even), and a mean of the per-sale figures of $480.18. The county’s own per-foot figures use a different area measure and are not comparable.

How many Tahoe and Placid homes are for sale now?

Four on September 24, 2026: one Tahoe home asking $1,290,000 and three Placid homes asking $875,000, $1,124,000 and $1,249,900 (Southwest Florida MLS Matrix). That is 4.0 months of supply at the twelve-month sales pace.

What are the HOA fees for a Tahoe home?

In 2025, $15,148 a year: the $9,818 membership fee plus the $5,330 Tahoe master HOA fee, about $3,787 a quarter or $1,262 a month (2025 billing schedule). Add $716 for the Arnie’s surcharge if not prepaid. The 2026 schedule is member-only.

What are the HOA fees for a Placid home?

In 2025, $14,688 a year: the $9,818 membership fee plus the $4,870 Placid master HOA fee, about $3,672 a quarter or $1,224 a month (2025 billing schedule), plus $716 for Arnie’s if not prepaid.

Is there a separate village association or condo fee in Tahoe or Placid?

No. Both villages are governed directly by the master association, Naples Lakes Country Club Homeowners Association, Inc., and neither has a neighborhood or condominium association. The Declaration lets each village elect a Neighborhood Committee instead.

What does the HOA fee include?

Full club membership for up to two resident adults with no green, fitness or court fees; the gate, roads, lakes, preserves and golf course, with reserve and capital contributions; bulk Xfinity TV and internet; and, for Tahoe and Placid, association lot landscaping. It does not include cart or trail fees, dining, the Arnie’s surcharge, taxes, insurance or the transfer fee.

Is there a transfer fee or initiation fee to buy in Tahoe or Placid?

A transfer fee, yes: $12,500 in 2024 and $13,000 in 2025 for “first-time buyers (new residents),” per the club’s budget letters. An initiation fee or equity deposit, no: none appears in the club’s public documents.

Is there a CDD in Tahoe or Placid?

No. The sampled FY2025 single-family tax bill carries no community development district or bond line, only the county’s garbage charge, and the state’s special district list includes nothing named Naples Lakes.

What are property taxes on a Tahoe or Placid home?

Median total taxes on the 2026 preliminary roll are $7,088 on the original plat and $6,764 on the Unit Two plat; both plats mix Tahoe and Placid homes. The FY2025 millage in area 105 was 10.5058 mills, about $1,051 per $100,000 of taxable value. Your own taxes reset after purchase.

Do I have to join the golf club?

Yes. Membership is “mandatory and automatic with the ownership of any Unit” (Declaration Art. III, Sec. 1), and no member is exempt from the Golf Course Assessment by non-use (Art. VII, Sec. 13). It is bundled, not optional.

Is Tahoe and Placid a gated community?

Yes. Naples Lakes has a staffed front gate on Collier Boulevard, and house guests are registered at least two business days before arrival. The club does not state round-the-clock staffing.

Is Tahoe and Placid a 55+ community?

No. Nothing in the Declaration or the Rules sets an age restriction, and the Rules provide for children. About seven in ten single-family homes are homesteaded, the most year-round profile at Naples Lakes.

Can I rent out a Tahoe or Placid home?

Yes, for at least one calendar month or 30 consecutive days, no more than four times a year, with board approval of each lease (Declaration Art. XI, Sec. 24). Short-term and vacation rentals are not allowed, and the owner loses club use except dining during a lease.

How many pets can I have in Tahoe or Placid?

Two commonly accepted household pets, such as dogs or cats, plus tropical fish or caged birds in reasonable numbers. Pets must be leashed outdoors and are not allowed on the golf course or in Common Area buildings and pool areas (Art. XI, Sec. 5).

Who maintains the lawn and who maintains the house?

The association mows, edges, trims, prunes, fertilizes and treats weeds on every Tahoe and Placid lot and bills it through the HOA class (Art. VI, Sec. 1(d)). The owner maintains the house, roof, pool and everything else, and pays for landscaping replacement on the lot (Art. VI, Secs. 1(d) and 2).

What flood zone are Tahoe and Placid in?

Zone X. Cerromar Drive, Castlerock Way and Sedgewood Lane all test minimal-hazard Zone X on FEMA panel 12021C0602J, effective February 8, 2024. The high-risk AE areas inside the gates sit over the lakes, so a lakefront lot needs its own determination.

Do I need flood insurance on a Tahoe or Placid home?

Not by federal rule for a home confirmed in Zone X, though a lender may require it. If your policy is with Citizens, flood coverage becomes required on all single-family dwelling policies from January 1, 2027, even in Zone X (Citizens flood page).

Did Hurricane Ian flood Tahoe and Placid?

No official report we found places Ian’s 2022 surge inside Naples Lakes; the National Weather Service says the surge covered almost all of Collier County south and west of US 41, and Naples Lakes is north and east of it, in evacuation Zone D. Irma in 2017 was the wind event, gusting to about 122 mph at the county EOC nearby.

Do Tahoe and Placid need milestone inspections or structural reserve studies?

No. Those Florida laws apply to condominium and cooperative buildings of three or more habitable stories; Tahoe and Placid homes are detached single-family homes in a homeowners association.

What schools are Tahoe and Placid zoned for?

Lely Elementary, East Naples Middle and Lely High for 2026-27, per the Collier County Public Schools address lookup, unchanged from 2025-26. As reported by the Naples Daily News, their 2026 grades were A, A and B.

How far is Tahoe and Placid from the beach and downtown Naples?

About 9 road miles to the Naples beach at 12th Avenue South, 20 to 25 minutes, and about 8 road miles to Fifth Avenue South, roughly 20 minutes outside peak season. I-75 Exit 101 is about 3 miles north on Collier Boulevard, and RSW about 37 miles.

How does Tahoe and Placid compare with Juliana and Providence?

Tahoe and Placid are detached homes with private pools and one association at a $1,236,250 median; Juliana and Providence are coach homes with two-car garages, a shared village pool and a condominium association at a $685,000 median (MLS, twelve months to September 24, 2026). The club is identical.

What should I ask for before making an offer on a Tahoe or Placid home?

The Chapter 720 disclosure summary, the home’s billing class, the roof permit and year, a wind mitigation report, the pool and enclosure permits, the flood determination and any FEMA letter, the ARC approvals for shutters and windows, and the current estoppel figure including any Arnie’s balance.

Frequently Asked Questions, Seller Edition

These are the questions Tahoe and Placid at Naples Lakes Country Club sellers ask most, answered from the sale record, the Declaration, Florida statutes and the club’s own documents, with the window or date stated on every figure. Where a question needs an attorney’s answer, we say so.

What is my Tahoe or Placid home worth?

It depends first on the village and plan, then on the pool, the lot’s view, the roof year and condition. The twelve single-family closings to September 24, 2026 ran $800,000 to $2,375,000 at a $1,236,250 median; Placid’s seven centered on $1,200,000 and Tahoe’s four ran $1,155,444 to $2,375,000 (Southwest Florida MLS Matrix).

How do I get a Tahoe and Placid home valuation?

Request a free valuation through our Naples Lakes Country Club valuation page or call Jesse at (239) 898-6072. Jesse follows up with the specific Tahoe or Placid sales that match your home’s village, plan and garage count.

What have Tahoe and Placid homes sold for recently?

Twelve closed in the twelve months to September 24, 2026: Placid at $800,000, $1,100,000, $1,180,000, $1,200,000, $1,230,000, $1,242,500 and $1,328,000; Tahoe at $1,155,444, $1,300,000, $1,340,000 and $2,375,000; and one sale not coded to a village at $1,535,000.

How should I price my Tahoe or Placid home so it sells?

Against its own village and size band, not the community or the single-family average. Homes priced to the record sold in a median of 19 days; two of the four September 2026 listings had passed 170 days. The gap between those two outcomes is almost always price.

Are online automated estimates accurate for Tahoe and Placid?

Rarely. The county records these homes by plat, not village, and both plats mix Tahoe and Placid homes, so an automated model working from county data cannot tell a Tahoe estate home from a Placid villa on the same street.

Which comparable sales are fair for my home?

Sales in the same village, with a similar plan, bedroom and garage count, pool and view, from the last twelve months where possible. A Placid comparable for a Placid villa; a Tahoe comparable for a Tahoe home. Condominium sales inside Naples Lakes are not comparables for either.

Does a pool add value to a Tahoe or Placid home?

Buyers expect one: the club says “most” homes in both villages have a heated pool and spa, so a home without one competes against homes that have one. The pool’s age, heater, resurfacing and enclosure condition matter as much as its presence.

Does a golf, lake or preserve view change the price?

Yes, but the twelve-month sample is too small to put a dollar figure on it. A preserve view is held by a recorded conservation easement; a lake view comes with shoreline fishing rights from your own bank; a golf view comes with play nearby. We price views from paired sales when they exist.

Does a new roof or impact glass add value?

It adds certainty, which buyers pay for. In a 164 mph wind zone where asphalt roofs are barred and original 2000 to 2003 openings may not be impact-rated, a recent tile roof and impact glass shorten a buyer’s insurance underwriting and often decide which of two similar homes sells first.

How long does it take to sell a Tahoe or Placid home?

The twelve closings to September 24, 2026 took a median of 19 days on market; Placid’s median was 15 and Tahoe’s four ran 7 to 384 days.

How many Tahoe and Placid homes are for sale, and is that a lot?

Four on September 24, 2026, one Tahoe and three Placid, which is 4.0 months of supply at the twelve-month pace. That is slightly more than the community’s 2.8 months, with Placid carrying most of it.

What is the best time of year to list?

Before the seasonal buyers return. The club’s own calendar runs in-season from November through April, and informed buyers tour while they are here. Listing in the fall, fully documented, puts the home in front of them first.

Who buys Tahoe and Placid homes?

Mostly full-time households: about seven in ten single-family homes carry a homestead exemption on the county roll, and Florida mailing addresses lead both plats. Out-of-state owners on the roll come mainly from the Northeast and Midwest, and a smaller share from Canada.

Who is the best realtor for Tahoe and Placid at Naples Lakes Country Club?

We believe it is the team that knows the record in the detail on this page: the village-by-village sales, the fee classes, the Declaration’s Tahoe-and-Placid-only clauses and the Chapter 720 disclosure. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.

How will my Tahoe or Placid home be marketed?

Professional photography, cinematic video, drone, floor plans, the MLS, our qualified-buyer database and scheduled showings through the gate, with off-market options when discretion matters. Signs need board approval, so the marketing does the work a yard sign would elsewhere.

How do showings work behind the gate?

Every buyer and agent is admitted through the staffed front gate, so we manage a guest list for every appointment. Open houses need the club’s approval by email by the Thursday before, with the Guardhouse informed.

Can I sell my Tahoe or Placid home without a realtor?

Yes; Florida law does not require one. You would still owe the buyer the Chapter 720 disclosure summary before contract, manage gate access for every showing without a sign, order the estoppel and price against the village record yourself.

Can I sell my Tahoe or Placid home as is?

Yes, with the disclosures Florida requires. A 2000 to 2003 house sold as is will still face a buyer’s four-point and wind mitigation inspections through their insurer, so knowing the roof and opening-protection facts in advance protects the price.

Should I lease my home instead of selling?

Only if the lease rules fit you: 30-day minimum, four leases a year, board approval, and no club use for you except dining while a tenant is in residence. The owner keeps paying the full membership and HOA fee throughout.

Can I sell my home while a tenant is in it?

Yes, but the buyer takes subject to the lease, showings run through the tenant, and the buyer cannot use the club until the lease ends. Match the lease end to the closing date where you can.

Do I have to give the buyer a Chapter 720 disclosure summary?

Yes, for a Tahoe or Placid home. Section 720.401 requires the seller on a resale to present it before the buyer signs; without it, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. This is information, not legal advice.

Does the Naples Lakes Declaration restate the disclosure summary rule?

Not in the club’s posted copy of the 2023 Declaration; we searched it for “720.401” and “disclosure summary” and found neither. The duty comes from the statute, and the seller on a resale owes it.

What are seller closing costs on a Tahoe or Placid sale?

The largest are the commission and Florida’s deed documentary stamp tax at $0.70 per $100 of price, $8,654.10 on a $1,236,250 sale (12,363 taxable units, our arithmetic). Add prorated taxes and club charges, the estoppel fee and any agreed credits. In Collier County the buyer customarily pays the owner’s title policy.

Who pays the transfer fee, seller or buyer?

The club frames it as a charge on the incoming resident, $13,000 for new residents in 2025, and common Florida contract forms place association transfer fees on the buyer unless the parties agree otherwise. It is negotiable in any given contract.

How many estoppel certificates does a Tahoe or Placid sale need?

One, from the master association, requested through the club office by email with the seller’s name, property address, buyer’s name, closing date and date needed. There is no condominium association to add a second.

What is on the estoppel certificate?

The home’s assessment status, any amounts due and, at Naples Lakes, whether the Arnie’s Cabana surcharge ($179 a quarter through October 2029 if not prepaid) is still billing on the home. Whether an unpaid balance must be settled at closing is answered on the certificate, not in any public document.

How are club dues and the HOA fee prorated at closing?

The membership fee bills in November, February, May and August and the HOA fee in December, March, June and September, so the closing agent prorates each line from its own billing period using the estoppel figures.

Who pays a special assessment at closing?

Whatever is due at conveyance is a joint obligation of seller and buyer under the Declaration (Art. VII, Sec. 1), and the contract allocates it between them. Master special assessments are capped at $250,000 a year in aggregate, outside insurance deductibles, and Tahoe and Placid have no village association to levy one.

Does my club membership transfer to my buyer?

No. The Rules say memberships are not transferable and “terminate without refund of any kind upon the closing of the sale.” The buyer becomes a new member through the club’s enrollment.

What must I disclose about flood and storm history?

Under section 689.302, Florida Statutes, a residential seller completes a flood disclosure at or before contract, covering flood insurance claims, federal flood assistance and known flood damage during ownership. Florida case law also requires disclosure of known material defects not readily observable, such as roof leaks. Answer from your own records.

Will the Citizens flood rule affect my buyer?

If your buyer insures with Citizens, yes: from January 1, 2027 Citizens requires flood coverage on all single-family dwelling policies, even in Zone X. A Zone X determination, an elevation certificate or a FEMA letter on your lot helps your buyer price it quickly.

Do I need a four-point or wind mitigation inspection before listing?

Not by law, but we recommend both on a 2000 to 2003 home. Buyers’ insurers ask for them, and having them first removes the most common reason a contract stalls in the inspection period.

Do I owe capital gains tax, and can I port my homestead?

Federal capital gains rules and the home-sale exclusion apply to your own facts, so ask your tax adviser. Florida lets a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the statutory window; the property appraiser administers it.

Sources and Authoritative References

Every Tahoe and Placid at Naples Lakes Country Club fact on this page comes from the club’s own documents, Florida corporate and statutory records, Collier County and its school district, FEMA and federal weather agencies, Toll Brothers’ archives and SEC filings, news reporting, the county tax roll or the Southwest Florida MLS Matrix, pulled September 24, 2026.

The sources are grouped below by who issued them and numbered continuously. County parcel, value, tax and recorded-sale figures are cited in plain text, and no realtor, brokerage or listing portal appears as a source.

Naples Lakes Country Club: Governing Documents

1. Fourth Amended and Restated Declaration of Covenants, Conditions and Restrictions of Naples Lakes Country Club (approved November 17, 2023)
2. Bylaws as amended, Exhibit C (approved November 17, 2023)
3. Amended and Restated Articles of Incorporation, Exhibit B (file dated October 12, 2023)
4. Declaration proposed amendments, redline (October 16, 2023)
5. Rules and Regulations (revised April 2024, approved April 29, 2024)
6. Architectural Review Committee Standards (revised September 18, 2023)
7. Exhibit A, Legal Description of Property (final December 10, 2010)
8. Exhibit D, Legal Description of Golf Course (final December 10, 2010)
9. Exhibit D, Limited Common Areas (final December 10, 2010)
10. Naples Lakes Country Club village map (undated, retrieved September 23, 2026)
11. Full Member Information Profile (retrieved September 23, 2026)
12. Club Documents and Information page (retrieved September 23, 2026)

Naples Lakes Country Club: Billing Schedules and Budget Letters

13. 2019 Billing Schedule for Maintenance Fees (2019)
14. 2020 Billing Schedule for Maintenance Fees (2020)
15. 2021 Billing Schedule for Maintenance Fees (2021)
16. 2022 Billing Schedule for Maintenance Fees, updated (February 7, 2022)
17. 2023 Billing Schedule for Maintenance Fees, approved (October 26, 2022)
18. 2024 Budget Cover Letter Package (October 27, 2023)
19. 2025 Billing Schedule for Maintenance Fees, approved (2025)
20. 2025 Budget Cover Letter (September 9, 2024)
21. 2026 Golf Rates, guest and lessee (effective January 1, 2026)
22. 2026 Golf Scorecard (April 24, 2026)

Naples Lakes Country Club: Village and Club Pages

23. Tahoe Village page (retrieved September 25, 2026)
24. Placid Village page (retrieved September 25, 2026)
25. Villages at Naples Lakes index (retrieved September 23, 2026)
26. Homes for Sale page, 731-residence count (re-fetched September 23, 2026)
27. Real estate page, village amenities summary (retrieved September 23, 2026)
28. About Naples Lakes (retrieved September 23, 2026)
29. Club history (retrieved September 23, 2026)
30. Award-winning community page (retrieved September 23, 2026)
31. Directions page (retrieved September 23, 2026)
32. Estoppel letter requests page (retrieved September 23, 2026)
33. Certified Audubon Cooperative Sanctuary page (retrieved September 23, 2026)
34. Bocce and tennis page (retrieved September 23, 2026)
35. Fitness page (retrieved September 23, 2026)
36. Xfinity bulk services page (retrieved September 23, 2026)
37. Front gate personnel page (retrieved September 23, 2026)

Florida Division of Corporations (Sunbiz)

38. Naples Lakes Country Club Homeowners Association, Inc., N98000000743, detail record (retrieved September 23, 2026)
39. N98000000743 name history, 1998 to 1999 (retrieved September 23, 2026)
40. N98000000743 annual report (filed April 26, 2004)
41. TBI/Naples Limited Partnership, A97000000416 (filed February 13, 1997)
42. Naples Lakes Country Club, L.L.C., L99000008001 (filed November 22, 1999)

Florida Statutes and State Agencies

43. Section 720.401, Florida Statutes, disclosure summary (2025 Florida Statutes, retrieved September 25, 2026)
44. Section 720.30851, Florida Statutes, estoppel certificates (retrieved September 23, 2026)
45. Section 718.112, Florida Statutes, structural integrity reserve study (retrieved September 23, 2026)
46. Section 718.503, Florida Statutes, condominium resale disclosure (retrieved September 23, 2026)
47. Section 553.899, Florida Statutes, milestone inspections (retrieved September 23, 2026)
48. Section 689.302, Florida Statutes, flood disclosure (retrieved September 23, 2026)
49. Section 201.02, Florida Statutes, documentary stamp tax on deeds (retrieved September 23, 2026)
50. Section 215.5586, Florida Statutes, My Safe Florida Home (retrieved September 23, 2026)
51. Florida Senate bill summary, CS/CS/HB 913 (2025)
52. Florida Building Commission, interim report on wind-borne debris regions (December 15, 2024)
53. Florida Commerce official list of special districts (retrieved September 23, 2026)
54. Florida Division of Emergency Management storm surge zones service (queried September 23, 2026)
55. My Safe Florida Home program (retrieved September 23, 2026)
56. Citizens Property Insurance Corporation, flood coverage requirement (retrieved September 23, 2026)
57. Citizens 2026 recommended rate filing (December 10, 2025)
58. Citizens release, recommended rate changes (December 10, 2025)

Collier County Government

59. Collier County PUD Master List (updated June 11, 2026)
60. Collier County PUD Master List and Maps landing page (retrieved September 23, 2026)
61. Collier County Land Development Code Appendix F, PUD ordinance list (retrieved September 23, 2026)
62. Collier County Clerk, Board of County Commissioners recap, Ordinance 98-14 (February 24, 1998)
63. Collier County 2026 Flood Protection Newsletter (March 2026)
64. Collier County Milestone Buildings by Year (January 2026)
65. Collier County hurricane evacuation zone layer (queried September 23, 2026)
66. Collier County Florida Building Code 8th Edition wind layer, Risk Category II (queried September 23, 2026)
67. Collier County, View Permit History and Permit Search (retrieved September 25, 2026)
68. Collier County, Permitting Resources (retrieved September 25, 2026)
69. Collier County planning record, Costco at Hacienda Lakes (October 14, 2025 hearing)
70. Collier County transportation engineering projects (retrieved September 23, 2026)
71. Collier County South County Water Reclamation Facility (retrieved September 23, 2026)
72. Collier County Tax Collector, FY2025 single-family tax bill, Naples Lakes Country Club (FY2025)
73. Collier MPO, FY 2027 to 2031 Transportation Improvement Program (adopted June 12, 2026)

Collier County Public Schools

74. Collier County Public Schools address lookup, zone year 2027 (queried September 23, 2026)
75. Collier County Public Schools attendance boundaries (retrieved September 23, 2026)
76. Collier County Public Schools Parental Choice (retrieved September 23, 2026)
77. Lely Elementary School (retrieved September 23, 2026)
78. East Naples Middle School (retrieved September 23, 2026)
79. Lely High School (retrieved September 23, 2026)
80. Lely High School curriculum (retrieved September 23, 2026)

FEMA and Federal Sources

81. FEMA National Flood Hazard Layer, panel 12021C0602J (effective February 8, 2024; queried September 23, 2026)
82. FEMA Letter of Map Amendment 12-04-5812A, Lot 94, Unit Two, Cerromar Drive (August 7, 2012)
83. FEMA Letter of Map Amendment 13-04-0617A, Lot 31, Cerromar Drive (October 19, 2012)
84. FEMA Letter of Map Amendment 15-04-0513A, Lot 72, Unit Two, Sedgewood Lane (October 15, 2014)
85. FEMA Community Rating System eligible communities (effective April 1, 2026)
86. OpenFEMA NFIP claims dataset (queried September 23, 2026)
87. USGS 3D Elevation Program (2018 lidar; retrieved September 23, 2026)
88. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (retrieved September 23, 2026)
89. National Weather Service Miami, Hurricane Irma summary (retrieved September 23, 2026)
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (retrieved September 23, 2026)
91. National Weather Service Miami, Hurricane Ian summary (retrieved September 23, 2026)
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (retrieved September 23, 2026)
93. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (retrieved September 23, 2026)
94. NCES Private School Survey, schools within 10 miles of ZIP 34112 (2023-24)
95. FDOT, I-75 at SR 951 interchange, project 425843-2 (retrieved September 23, 2026)
96. International Code Council, Florida case study (retrieved September 23, 2026)
97. U.S. Census Bureau geocoder (retrieved September 23, 2026)

Developer Records: Toll Brothers Archives and SEC Filings

98. Toll Brothers, Lake Tahoe Estates page (archived November 1, 2001)
99. Toll Brothers, Lake Tahoe Estates page (archived December 9, 2002)
100. Toll Brothers, Lake Placid Villas page (archived September 11, 2001)
101. Toll Brothers, Lake Placid Villas page (archived June 12, 2002)
102. Toll-era Naples Lakes Country Club site (archived May 29, 2001)
103. Toll Brothers 10-K, Exhibit 21, subsidiaries including TBI/Naples Limited Partnership (January 10, 2002)
104. Naples Lakes Country Club, L.L.C. operating agreement, Exhibit 3.87 (June 2003)
105. Toll Brothers press release, Florida Arnold Palmer communities, Exhibit 99.1 (September 4, 2003)

News and Trade Reporting

106. Golf Course Architecture, Naples Lakes course to reopen after renovation (February 16, 2018)
107. Club + Resort Business, $3.9 million cabana cafe and pool (April 20, 2021)
108. Club + Resort Business, $2.2 million turf care center (October 10, 2025)
109. Naples Daily News, Naples Lakes constructing cabana cafe (April 17, 2021)
110. Naples Daily News school report card database (retrieved September 23, 2026)
111. Naples Daily News, Lely Elementary School page (retrieved September 23, 2026)
112. Naples Daily News, East Naples Middle School page (retrieved September 23, 2026)
113. Naples Daily News, Lely High School page (retrieved September 23, 2026)
114. Marco Eagle, Naples Daily News network, Collier school grades (July 22, 2026)
115. Gulfshore Business, Costco approval (October 15, 2025)
116. Gulfshore Business, medical school groundbreaking (July 17, 2026)
117. Marco Eagle, 92-unit apartment complex approved (November 2, 2025)
118. Naples Daily News, golf course replaces citrus grove (September 23, 2026)

Routing and Aviation Records

119. OSRM routing engine (retrieved September 23, 2026)
120. AirNav, Wing South Airpark, FA37 (reported; retrieved September 23, 2026)

Data Files Cited in Plain Text

121. Collier County Property Appraiser file, local sales index as of September 24, 2026: DOR-qualified recorded resales on the two single-family plats, 12 months since September 2025
122. Collier County Property Appraiser, 2026 tax roll (preliminary interchange files dated August 29, 2026): single-family plat census, homestead shares, just values, total taxes and DOR-qualified recorded sales by plat, trailing twelve months August 30, 2025 to August 29, 2026, and calendar years 2021 to 2024
123. Southwest Florida MLS Matrix, Development NAPLES LAKES COUNTRY CLUB, residential, active and closed in the 365 days to September 24, 2026, pulled September 24, 2026

Downloadable Documents

The official Tahoe and Placid documents below are published by the club and master association, Collier County or FEMA. They are the documents we read for this page and the ones a buyer or seller should read before signing. Each link opens the issuing authority’s own copy.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Tahoe and Placid at Naples Lakes Country Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.