Tamarindo

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

Tamarindo, the community buyers search for as Tamarindo Naples, is a gated community of 244 one-story single-family homes on 251 lots in Naples, Florida, built by D.R. Horton from 2022 to 2025 around four lakes, with about 24 acres of undeveloped preserve along its east side. Tamarindo sits east of Collier Boulevard on Sabal Palm Road, between Rattlesnake Hammock Road and U.S. 41, in unincorporated Collier County. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 18 qualified recorded sales in the 24 months through mid-October 2026, from $550,000 to $747,000, at a $573,250 median.

McGreevy and Comisar are the team Tamarindo sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page sets out what Tamarindo is, what the county record shows about its sales and price history, the homes and the four plan names tied to them, the lakes and preserve, the community development district and its bonds, the association and what it does not publish, taxes, the flood zone and the district's drainage record, storms, schools and drives on the Collier Boulevard row, and the comparison with VeronaWalk.

This page is about the Tamarindo on Sabal Palm Road in Naples 34114. It is not Tamarindo, Costa Rica, or any Tamarindo resort, condominium or restaurant, and it is not Seven Shores, the separate community with beach-named streets inside the Hacienda Lakes development. D.R. Horton built Tamarindo's homes under its Tradition Series, and D.R. Horton petitioned Collier County to create the community development district in 2020; the district's records name Forestar as the land developer.

Why McGreevy and Comisar Are the Best Realtor for Tamarindo

Tamarindo is 244 one-story homes from one builder, and the right agent prices each one against its county adjusted area, its size band and the sales record the county holds, then explains the district assessment and the drainage record a buyer will ask about. Sellers and buyers choose McGreevy and Comisar because we read that record first.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Tamarindo in Naples, whether you're ready to sell your Tamarindo 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. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Tamarindo market (Collier County recorded sales, county records through mid-October 2026): 18 qualified recorded sales in 24 months across all brokerages · median $573,250 · $550,000 to $747,000 · 217 qualified recorded sales since 2022, median $635,000

These are county recorded sales the county marks as qualified, and every figure is a market total across all brokerages. We tracked every qualified recorded sale the county file holds for the 244 homes, 217 sales since the first closings in 2022; we read the 2026 county tax roll for all 244 homes; we read the district's audited annual financial reports for fiscal 2021 to 2025 and its posted public notices, including its October 18, 2024 drainage letter; we read the county's copy of the effective FEMA flood map (panel 12021C0606J, effective February 8, 2024) and its evacuation zones for Tamarindo; and we compared Tamarindo with VeronaWalk, Azure at Hacienda Lakes, Seven Shores, Naples Reserve and Winding Cypress on one county yardstick.

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 Tamarindo home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a home in Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.

What does a Tamarindo seller get from us?

A Tamarindo seller gets a price built from the county record for the home's county adjusted area and size band, not from a community-wide average. The 24-month window leads, with 18 qualified sales at a $573,250 median, and we say plainly which window we are quoting, because the 62 homes under 2,300 sq ft of county adjusted area and the 173 homes of 2,300 to 2,799 sq ft do not trade at the same price.

At listing we gather what a buyer will ask for. We explain the district's assessment of $1,576.61 a year and its bond balance line by line, we answer the drainage question with the district's own dated documents, from its October 18, 2024 letter to its latest posted minutes, and we prepare the homeowners association disclosure summary (s. 720.401). Because the association's current dues are not published, we have the closing agent order the estoppel certificate early, so the buyer sees what the home owes before the inspection period runs out.

What does a Tamarindo buyer get from us?

A Tamarindo buyer gets the questions that matter before the offer. What does the home owe the association, when the current dues are not published? What does the district line of $1,576.61 a year on the tax bill pay for, and how long does its debt run, to the final bond maturity of May 1, 2051? Which flood zone does the county map put the lot in, and what will the lender decide?

On Collier County's copy of the effective FEMA flood map, Tamarindo lies in Zone AH over most of the community, with Zone AE along the west side, including all of Nissi Court and most of Grace Bay Lane. Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. We read the district's drainage record with you, through its latest posted minutes, and we set Tamarindo beside VeronaWalk on the same county yardstick.

Why do county recorded sales matter here?

County recorded sales matter at Tamarindo because the county file covers every qualified closing since the first homes sold. It holds 217 qualified sales for the 244 homes since 2022, 18 in the last 24 months and 3 in the last 12, so a buyer or seller can see the whole record, not a handful of listings.

The counts cover sales over $100,000 that the county marks as qualified; the bulk lot transfers to the builder and a handful of other priced transfers the county did not mark qualified are not in them. The figures on this page are Collier County recorded sales, which include sales the MLS never sees.

Why does the 24-month window lead?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500.

The 12-month window holds 3 sales, from $600,000 to $747,000, too few for a median: $600,000 on January 20, 2026 (2,813 sq ft of county adjusted area), $747,000 on July 24, 2026 (2,773 sq ft) and $710,000 on August 26, 2026 (2,445 sq ft).

Why does the district assessment matter to price?

Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents).

The district's audit shows $4,755,000 of its Series 2021 bonds outstanding at September 30, 2025, and the balance is $4,640,000 after the May 1, 2026 payment, per the district's fiscal 2027 budget; the final maturity is May 1, 2051. Florida law requires a bold notice that a community development district may impose taxes or assessments in every contract for the initial sale of a home in a district (s. 190.048), and on a resale the homeowners association disclosure summary includes a warning about special district assessments. A buyer weighs that yearly line together with the price.

Why does the drainage record matter at Tamarindo?

A letter dated October 18, 2024, posted on the district's website, says Tamarindo "has faced drainage challenges" and that the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton. The district's draft minutes of May 28, 2026 describe permitting for a permanent fix as "essentially at a standstill" (Tamarindo CDD; Tamarindo CDD documents).

These are the district's own dated records. Read the latest district minutes, and ask the seller and the association what has changed since May 2026 and how the home's lot and street have drained.

Why does home size need care here?

Collier County's building records give Tamarindo homes a county adjusted area (it counts the garage and covered areas at a fraction) of 2,127 to 2,813 sq ft, median 2,458; half of the homes fall between 2,229 and 2,773 sq ft. That is the yardstick for every price per square foot we quote, and each one is per county adjusted sq ft.

The roll also carries a county living area of 1,626 to 3,016 sq ft. For Tamarindo's one-story homes that figure closely tracks the living area listing descriptions give: within about 25 sq ft for the plans we could match. Every plan we could identify at Tamarindo is one story, so the two figures measure the same single floor in different ways.

Selling your Tamarindo home? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.

Key Takeaways

Tamarindo comes down to ten facts that carry the county record for its homes, sales, district, association, taxes, flood zone, drainage record and common land. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one against the record it comes from.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll; Tamarindo Community Development District audited financial statements, fiscal 2021 to 2025, and adopted budgets for fiscal 2026 and 2027; county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026).

• 244 one-story single-family homes on 251 lots. Built 2022 to 2025 by D.R. Horton, ZIP 34114, unincorporated Collier County, with a gated entrance on Sabal Palm Road east of Collier Boulevard.
• County adjusted area. 2,127 to 2,813 sq ft, median 2,458; listing descriptions name four plans, the Ariel, Clifton, Delray and Shelby.
• Sales windows. The last 24 months show 18 qualified sales from $550,000 to $747,000, median $573,250; the last 12 months show 3 sales, from $600,000 to $747,000, too few for a median.
• Resale prices. The 10 resales of 2025 carried a $582,500 median, under the 2023 and 2024 builder-era medians of $646,050 and $639,100; the 3 sales of 2026 so far ran higher than most of 2025.
• The district. $1,576.61 a year per home on the county tax bill; Series 2021 bonds with a final maturity of May 1, 2051; $4,640,000 outstanding after the May 1, 2026 payment.
• One association. Tamarindo Community Association, Inc.; its current dues are not published, so ask for the estoppel certificate before you write an offer.
• Taxes. The 2026 millage is 10.3696 mills, and the median 2026 total tax bill is $6,540 including non-ad valorem charges.
• Flood. Zone AH over most of the community, with Zone AE along the west side, including all of Nissi Court and most of Grace Bay Lane, on FEMA panel 12021C0606J, effective February 8, 2024; Evacuation Zone D.
• Drainage record. The district's own records describe drainage challenges since Hurricane Milton, and its May 28, 2026 draft minutes describe permitting for a permanent fix as essentially at a standstill.
• Gate, amenities and land. Gated entry with electronic access; builder materials and listing descriptions describe a clubhouse, a resort-style pool with lap lanes, a fitness room, four pickleball courts and three bocce courts; four lakes of 12.03 acres and about 24 acres of preserve; no golf, marina or beach.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Tamarindo
• Key Takeaways
• What Is Tamarindo, and Where Is It?
• Who Built Tamarindo, and What Does the Record Show?
• What Are the Homes and Floor Plans at Tamarindo Like?
• What Are the Lots, Lakes and Preserve at Tamarindo?
• Is Tamarindo Gated, and What Amenities Does It Have?
• What Is the Tamarindo Real Estate Market Doing?
• What Is the Price History at Tamarindo, Year by Year?
• What Is the Tamarindo CDD, and What Does It Cost?
• Who Runs Tamarindo, and What Are the HOA Fees?
• What Rules Apply at Tamarindo: Leasing, Pets, Parking and Changes?
• What Do Florida HOA and CDD Laws Mean for a Tamarindo Buyer or Owner?
• What Are Property Taxes at Tamarindo?
• Is Tamarindo in a Flood Zone, and What Is Its Drainage Record?
• What Do Storm and Building Records Show for Tamarindo?
• How Does Insurance Work for a Tamarindo Home?
• Which Schools Are Near Tamarindo?
• Where Is Healthcare Near Tamarindo?
• How Far Is Tamarindo From Beaches, Shopping and the Airport?
• What Is Planned Around Tamarindo: Roads and New Development?
• Tamarindo vs VeronaWalk: Which Fits You?
• How Does Tamarindo Compare With Nearby Communities?
• Why Buy at Tamarindo: Honest Pros and Cons
• Thinking of Selling Your Tamarindo Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Tamarindo, and Where Is It?

Tamarindo is a gated community of 244 one-story single-family homes on 251 lots in Naples, Florida, built by D.R. Horton from 2022 to 2025 around four lakes, with about 24 acres of undeveloped preserve along its east side. The table sets out the facts every other answer about Tamarindo builds on.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County 2026 tax roll; Collier County GIS public layers, read November 4, 2026; Tamarindo Community Development District records).

Homes per street, Collier County 2026 roll

Is this the Tamarindo in Costa Rica, or Seven Shores?

No. This page is about the Tamarindo on Sabal Palm Road in Naples 34114. It is not Tamarindo, Costa Rica, or any Tamarindo resort, condominium or restaurant, and it is not Seven Shores, the separate community with beach-named streets inside the Hacienda Lakes development.

Where exactly is Tamarindo?

Tamarindo sits east of Collier Boulevard on Sabal Palm Road, between Rattlesnake Hammock Road and U.S. 41, with its gated entrance on the north side of Sabal Palm Road about a quarter mile east of Collier Boulevard; it is in unincorporated Collier County, not inside the City of Naples, its mailing city is Naples and its ZIP code is 34114.

What streets are in Tamarindo?

Collier County's 2026 roll records 244 single-family homes on the TAMARINDO plat, on seven streets: Grace Bay Lane, Tamarindo Lane, Polihale Way, Kamari Cove, Deauville Loop, Nissi Court and Spiaggio Court. The district counts 251 lots; 7 lots had no home on the 2026 roll, 6 of them still titled to D.R. Horton.

By street, Polihale Way holds 59 homes, Grace Bay Lane 56, Tamarindo Lane 42, Kamari Cove 36, Deauville Loop 29, Nissi Court 14 and Spiaggio Court 8 (59 + 56 + 42 + 36 + 29 + 14 + 8 = 244).

How many homes and lots does Tamarindo have?

Tamarindo has 251 lots and 244 homes. The district counts 251 single-family units, and Collier County's 2026 roll shows a home on 244 of them; 7 lots had no home on the 2026 roll, 6 of them still titled to D.R. Horton.

Beside the homes and lots, the county roll lists common tracts, so the plat's parcel count is larger than its home count; those tracts hold streets, lakes, preserve, buffers and the amenity center, not homes.

How big is Tamarindo?

Tamarindo covers about 106 acres: 106.44 acres in the district's records, of which the district describes 82.24 acres as developed.

251 lots on about 106 acres is about 2.4 lots per acre (251 ÷ 105.86 = 2.37).

Is Tamarindo inside the City of Naples?

No. The 2026 tax roll puts all 244 Tamarindo homes in millage area 76, which carries the "Unincorp Gen Mstd" levy (0.6844 mills) and no municipal levy. That is the tax-roll proof that Tamarindo is outside the City of Naples, even though its mailing city is Naples.

Is the entrance on Collier Boulevard or Sabal Palm Road?

Sabal Palm Road. Tamarindo's gated entrance is on the north side of Sabal Palm Road, about a quarter mile east of its intersection with Collier Boulevard, as the district describes its location; Collier Boulevard runs along the community's west side behind a 1.99-acre buffer tract, with no entrance there (Tamarindo CDD, About).

Which communities border Tamarindo?

Tamarindo's neighbors are Esplanade at Hacienda Lakes, which wraps its north and east sides inside the larger Hacienda Lakes development; the 60-acre Physicians Regional Medical Center, Collier Boulevard hospital campus to the north; and VeronaWalk to the south across Sabal Palm Road. Each is a separate place with its own zoning, association and rules.

Across Collier Boulevard to the west is other land, outside Tamarindo's plat and district.

Is Tamarindo north or south of VeronaWalk?

North. VeronaWalk lies south of Tamarindo across Sabal Palm Road; Esplanade at Hacienda Lakes wraps Tamarindo's north and east sides.

Is Tamarindo part of Hacienda Lakes?

No. Tamarindo is not part of Hacienda Lakes: it has its own zoning, its own community development district and its own homeowners association. Its zoning is the Rockedge planned unit development, its district is the Tamarindo Community Development District and its association is Tamarindo Community Association, Inc.

What is the hospital campus just north of Tamarindo?

It is Physicians Regional Medical Center, Collier Boulevard. The hospital campus just north of Tamarindo sits on its own 60-acre parcel under a separate planned unit development.

The campus is a neighbor, not part of Tamarindo's plat, district or association.

What zoning applies to Tamarindo?

Collier County's zoning file carries the site as the Rockedge planned unit development, also known as Newton Square, Ordinance 06-31, and the ordinance that created the district in 2020 spells the name 'Taramindo' once.

What is on the recorded plat besides homes?

Beside the homes and lots, the county roll lists common tracts that hold the private streets (about 12.5 acres), four lakes (12.03 acres), about 24 acres of undeveloped preserve along the east side, the 2.58-acre amenity tract, a 1.99-acre buffer along Collier Boulevard, a small utility tract, a narrow county strip on Sabal Palm Road and other small open-space tracts. The district holds the lakes, the preserve tract and most of the buffers; the association holds the amenity tract and several small interior tracts.

Who maintains the Sabal Palm Road frontage?

The association maintains about 0.40 acre of Sabal Palm Road right-of-way next to Tamarindo, sod and irrigation, under a landscape maintenance agreement Collier County commissioners approved on June 25, 2024.

The agreement is with Tamarindo Community Association, Inc.

What is the legal description of the district land?

The district's legal description lies in Section 23, Township 50 South, Range 26 East. The ordinance that created the district carries the full description, which a title company reads when it insures a sale.

What ZIP code and mailing city does Tamarindo use?

Tamarindo uses ZIP code 34114, and its mailing city is Naples. The ZIP code is a mail routing label, not a city boundary: the community is in unincorporated Collier County, not inside the City of Naples.

Who Built Tamarindo, and What Does the Record Show?

Tamarindo was built by D.R. Horton under its Tradition Series from 2022 to 2025, on a site that district minutes from 2024 say was first designed and permitted in 2004, inside a district Collier County created in July 2020. The table lists what the records show, in order, with the record behind each row.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; Tamarindo Community Development District posted documents and audited financial statements; county zoning records; National Hurricane Center reports; FEMA and Collier County flood map notices).

Tamarindo on the record

Who built Tamarindo?

D.R. Horton built Tamarindo's homes under its Tradition Series, and D.R. Horton petitioned Collier County to create the community development district in 2020. Every one of the 244 homes on the county roll was built from 2022 to 2025.

D.R. Horton's Tamarindo page has been retired from its website, and the county file shows the original closings ending in 2024.

Who developed the land?

The district's records name Forestar as the land developer: a 2025 supervisor is listed as Forestar's appointee, and 2025 and 2026 minutes describe Forestar and D.R. Horton working on the drainage fix.

The builder then took the lots in a series of multi-lot deeds the county recorded from November 2021 to April 2024.

When was the community development district created?

Collier County created the district in July 2020 by Ordinance 2020-19, on D.R. Horton's petition, and it covers about 106.44 acres (Tamarindo CDD, About; FY2021 audit).

The district issued its one bond issue, $5,195,000 of Series 2021 special assessment revenue bonds, on March 18, 2021, before the first homes closed.

When were Tamarindo's homes built?

Collier County's roll gives Tamarindo's 244 homes build years of 2022 to 2025: 23 in 2022, 87 in 2023, 118 in 2024 and 16 in 2025.

Those are the county roll's years, and they add to the 244 homes on the roll (23 + 87 + 118 + 16 = 244).

In what order were the streets built?

Building ran street by street: Tamarindo Lane, Deauville Loop and Spiaggio Court first, from 2022; Polihale Way and Kamari Cove from 2023; then Grace Bay Lane and Nissi Court in 2024 and 2025.

The order is read from the county roll's build years on each street, so a home's own year is on its roll record and its permits.

How did the builder acquire the lots?

From November 2021 to April 2024 the county recorded 25 multi-lot deeds that moved 243 of the 244 home lots to the builder, at roughly $144,000 to $155,000 per lot from January 2023 to March 2024. The county did not mark those transfers qualified, so they are left out of every sales figure on this page.

What did the 2024 district minutes say about the project's history?

According to district minutes from 2024, the manager described the project as 'designed and permitted in 2004 and reopened and modified a few years ago when DR Horton purchased the property.'

That is the district's own account of the site's history; the zoning file carries the site as the Rockedge planned unit development, approved in 2006 by Ordinance 06-31.

What were the first sales?

The first qualified home sales came in 2022: 24 of them, from $567,600 to $678,700, at a $596,550 median, per the county file. Those were original closings from D.R. Horton.

Sales peaked in 2023, with 96 qualified sales at a $646,050 median, and 2024 followed with 84 at $639,100. Most Tamarindo sales from 2022 to 2024 were original closings from D.R. Horton, so they show what buyers paid the builder then, not what a home is worth now.

When did original closings end?

The last original closings on the county file came in late October 2024: five builder closings from $557,500 to $571,500. Every qualified sale since then, the 10 of 2025 and the 3 of 2026 so far, is a resale between owners.

At the August 22, 2024 district meeting, a supervisor said about 40 homes remained to be sold and about 20 remained to close. D.R. Horton's Tamarindo page has been retired.

What did early marketing show for prices?

A D.R. Horton listing indexed by search once showed a Tradition Series home of about 1,816 sq ft from $529,990; the date of that listing is not shown.

A marketing price is not a recorded sale. The county file's qualified sales in 2022, the first year of closings, ran from $567,600 to $678,700.

What is not in the public record we read?

The recorded plat book and page, the planned unit development's approved density and amendments, who sold the land and when the developer took title, and how the site was used before: Information not available at time of publishing (checked 2026-11-04).

The Collier County Clerk's official records and Collier County's zoning files hold those documents; a title company can pull the recorded plat and deeds for a specific home.

Thinking about Tamarindo? Talk to Jesse and Marc.

Tamarindo has 18 qualified recorded sales in the last 24 months at a $573,250 median, and 3 in the last 12 months from $600,000 to $747,000. Those are the numbers we start from, then we match them to your home's county adjusted area and size band.

Selling? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying? Call Marc at (239) 287-5873 or see how we represent buyers.

What Are the Homes and Floor Plans at Tamarindo Like?

Tamarindo homes are single-family houses with a county adjusted area of 2,127 to 2,813 sq ft, median 2,458, and every plan we could identify is one story. Listing descriptions name four plans, the Ariel, Clifton, Delray and Shelby, and D.R. Horton built every home on the roll from 2022 to 2025.

Data updated: November 2026 (Collier County Property Appraiser public data files, building records, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, our analysis; published listing descriptions for Tamarindo homes, 2022 to 2026; D.R. Horton's Tamarindo marketing as indexed by search).

Collier County's building records give Tamarindo homes a county adjusted area (it counts the garage and covered areas at a fraction) of 2,127 to 2,813 sq ft, median 2,458; half of the homes fall between 2,229 and 2,773 sq ft.

Plan names come from listing descriptions and the counts are our reading of the county roll; confirm each home's plan, layout and size with the seller.

Homes and qualified sales by county adjusted area

How big are Tamarindo homes?

Tamarindo homes run from 2,127 to 2,813 sq ft of county adjusted area, median 2,458, with half between 2,229 and 2,773 sq ft. By the county's size bands, 62 homes are under 2,300 sq ft, 173 run from 2,300 to 2,799 and 9 from 2,800 to 3,399 (62 + 173 + 9 = 244).

County adjusted area is the yardstick for every size and every price comparison we make at Tamarindo.

What is county adjusted area?

County adjusted area is the size Collier County's building records give each home: it counts the living area in full and the garage and covered areas at a fraction. That makes it larger than the living area a listing describes, and it lets every Tamarindo home be measured the same way.

Every price per square foot we quote is per county adjusted sq ft, so compare it only with figures on the same yardstick, never with a listing's price per living-area foot.

What is the county living area, and how does it compare with listings?

The roll also carries a county living area of 1,626 to 3,016 sq ft. For Tamarindo's one-story homes that figure closely tracks the living area listing descriptions give: within about 25 sq ft for the plans we could match.

Because the two figures differ by design, quote the county adjusted area for price comparisons and the living area for room-by-room questions, and confirm both on the specific home.

Are all Tamarindo homes one story?

Every plan we could identify at Tamarindo is one story. The four plan names in listing descriptions, the Ariel, Clifton, Delray and Shelby, are all described as single-story homes, and the county living area tracks listed living area closely, as it does for one-story houses.

Confirm the layout of a specific home with the seller and the listing.

What floor plans are in Tamarindo?

Listing descriptions name four plans: the Ariel (about 6 homes), the Clifton (about 43), the Delray (about 85) and the Shelby (about 83), about 217 homes in all (6 + 43 + 85 + 83 = 217). Another 9 or so homes share a county living area of 1,992 sq ft with no plan name in the records available, and about 18 larger homes complete the roll (217 + 9 + 18 = 244).

Plan names come from listing descriptions and the counts are our reading of the county roll; confirm each home's plan, layout and size with the seller.

What is the Clifton?

The Clifton is described in listing descriptions with 2 bedrooms plus a den, or 3 bedrooms, 2 baths, about 1,816 sq ft of living area and a 2-car garage. About 43 Tamarindo homes are Cliftons by our reading of the county roll.

Listings differ on whether the den is set up as a third bedroom, so check the specific home.

What is the Delray?

The Delray is described with 3 bedrooms plus a flex room or den, 2 baths, about 2,034 sq ft of living area and a 2-car garage, per listing descriptions. With about 85 homes on our reading of the county roll, it is the most common named plan at Tamarindo.

What is the Shelby?

The Shelby is described with 3 bedrooms plus a den, 2 full and 2 half baths, per listing descriptions (one half bath opens to the lanai), about 2,221 sq ft of living area and a 2.5-car garage. About 83 Tamarindo homes are Shelbys by our reading of the county roll.

Listing descriptions call the Shelby the largest floor plan in the neighborhood.

What is the Ariel?

The Ariel is the fourth plan name in listing descriptions, at about 6 homes by our reading of the county roll. Its bedrooms, baths, size and garage are not stated in the listing descriptions available, so a buyer looking at an Ariel should take the layout and size from the specific listing and the seller.

Are there homes without a known plan name?

Yes. About 9 homes at a county living area of 1,992 sq ft carry no plan name in the records available; one listing describes such a home with 3 bedrooms and 2 baths. About 18 larger homes, with a county living area of about 2,112 to 3,016 sq ft, are not tied to a plan name either.

Ask the seller for the home's plan sheet and permits when the name matters to you.

What size range did D.R. Horton market?

D.R. Horton marketed Tamarindo's Tradition Series homes at approximately 1,670 to over 2,200 square feet of living area.

That marketing range describes living area; the county adjusted area that counts the garage and covered areas at a fraction runs from 2,127 to 2,813 sq ft.

How are the homes built?

Builder materials describe concrete block construction and a smart home package. Some listing descriptions mention impact windows; ask which openings have impact glass or shutters, and ask for the permits.

The homes were built from 2022 to 2025, so the permits for a specific home show what was installed and when.

What features do listing descriptions repeat?

Listing descriptions repeat open great rooms, split-bedroom layouts, screened lanais and, on some homes, a private pool added by the owner.

Features vary home by home, so read the specific listing, walk the home and ask for the permits behind any pool or screen enclosure added after the original closing.

How do homes divide by size band?

By county adjusted area, 62 homes fall in the 1,500 to 2,299 sq ft band, 173 in the 2,300 to 2,799 sq ft band and 9 in the 2,800 to 3,399 sq ft band. Over 60 months, those bands recorded 59 qualified sales at a $585,700 median ($267 per county adjusted sq ft), 148 at $651,950 ($255 per county adjusted sq ft) and 10 at $626,100 ($223 per county adjusted sq ft).

Over 24 months the middle band recorded 12 sales at a $595,750 median, $243 per county adjusted sq ft; the smallest band recorded 5 sales from $557,500 to $590,000, too few for a median; and the largest band recorded one sale, at $600,000. The bands are the county's sizes, not plan names, and we price a home against its own band.

What Are the Lots, Lakes and Preserve at Tamarindo?

Tamarindo's land holds four lakes covering 12.03 acres, about 24 acres of undeveloped preserve on one district tract along the east side and a 1.99-acre buffer along Collier Boulevard, around 251 lots that average about 0.16 acre. The district holds the lakes, the preserve tract and most of the buffers.

Data updated: November 2026 (Tamarindo Community Development District fiscal 2025 audited financial statements and posted documents; Collier County Property Appraiser public data files, parcel records, download dated October 27, 2026; Collier County GIS public layers, read November 4, 2026).

How many lakes does Tamarindo have?

Tamarindo's four lakes cover 12.03 acres on four district tracts of 2.18, 2.45, 3.39 and 4.01 acres, and they are part of the district's stormwater management system (FY2025 audit).

Who owns and maintains the lakes?

The district holds the four lake tracts, which are part of its stormwater management system. The district's audited statements say it has an agreement with Tamarindo Community Association, Inc. under which the association provides maintenance services and materials for the infrastructure the district owns (FY2025 audit).

So the district owns the lakes, and the association does the maintenance work on district infrastructure under that agreement.

How large is the preserve?

About 24 acres of undeveloped preserve land, 24.20 acres on one district tract, run along Tamarindo's east side; the district describes 82.24 of its 106.44 acres as developed, and the difference is that tract.

106.44 minus 82.24 = 24.20 acres, which is the size of the one district preserve tract on the east side. The county's planned unit development outline measures 105.86 acres and the plat's parcels add to about 106.58 acres; the three figures agree within about 0.7 acre. Take away the common tracts and the 251 lots cover about 40.4 acres, about 0.16 acre per lot on average (40.4 ÷ 251 = 0.161).

What is along Collier Boulevard?

A 1.99-acre district buffer tract runs the full west edge along Collier Boulevard. There is no entrance on Collier Boulevard: Tamarindo's gated entrance is on the north side of Sabal Palm Road.

How big are the lots?

The 251 lots cover about 40.4 acres once the common tracts are taken away, about 0.16 acre per lot on average (40.4 ÷ 251 = 0.161).

That is an average, not the size of any one lot; check a specific lot on the county's parcel record and on the survey.

Do some lots have lake views?

Listing descriptions mention lake views on Grace Bay Lane and Spiaggio Court lots; check the view and the lot for a specific home.

The county file does not separate sales by view, so the view behind a home is something to see in person and confirm on the survey.

Can more homes be built inside Tamarindo?

Only on the remaining lots. With 244 of 251 lots built, building inside Tamarindo is limited to the 7 lots that had no home on the 2026 roll, 6 of them still titled to D.R. Horton; the rest is renovation of existing homes and the amenity center.

What do the lakes have to do with drainage?

The four lakes are part of the district's stormwater management system, so they carry the community's runoff. A letter dated October 18, 2024, posted on the district's website, says Tamarindo "has faced drainage challenges" and that the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton (Tamarindo CDD documents).

The district's draft minutes of May 28, 2026 describe permitting for a permanent fix as "essentially at a standstill." These are the district's own dated records. Read the latest district minutes, and ask the seller and the association what has changed since May 2026 and how the home's lot and street have drained.

Is Tamarindo Gated, and What Amenities Does It Have?

Tamarindo has a gated entry on Sabal Palm Road with electronic access, and an amenity center on the association's 2.58-acre tract at 246 Tamarindo Lane, where the county roll shows a 2023 clubhouse building of 8,256 sq ft. Tamarindo has no golf course, no marina or boat access and no beach.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Tamarindo Community Development District minutes and public records page; published listing descriptions for Tamarindo homes and D.R. Horton's marketing as indexed, as labeled; road estimates measured November 2026 from the Tamarindo amenity center).

Tamarindo has a gated entry on Sabal Palm Road with electronic access: district minutes from August 2024 refer to the association's access system, and listing descriptions describe card or fob entry.

The amenity center sits on the association's 2.58-acre tract at 246 Tamarindo Lane, where the county roll shows a 2023 clubhouse building of 8,256 sq ft. Builder materials and listing descriptions describe a resort-style pool with lap lanes, a fitness room, four pickleball courts, three bocce courts and a clubhouse with social and game rooms, plus sidewalks on both sides of the street.

Tamarindo has no golf course, no golf or club membership, no marina or boat access and no beach.

Is Tamarindo gated?

Yes. Tamarindo has a gated entry on Sabal Palm Road with electronic access: district minutes from August 2024 refer to the association's access system, and listing descriptions describe card or fob entry.

Is the gate staffed?

The records describe a gated entry with electronic access, run through the association's access system; how the gate is operated is set by the association.

Whether the gate is ever staffed, how visitors and deliveries are admitted, and the amenity hours and rules: Information not available at time of publishing (checked 2026-11-04).

The association holds those answers. Ask it, and ask the seller how guests, deliveries and service providers get in today.

Where is the clubhouse?

The amenity center sits on the association's 2.58-acre tract at 246 Tamarindo Lane, where the county roll shows a 2023 clubhouse building of 8,256 sq ft.

What amenities does Tamarindo have?

Builder materials and listing descriptions describe a resort-style pool with lap lanes, a fitness room, four pickleball courts, three bocce courts and a clubhouse with social and game rooms, plus sidewalks on both sides of the street.

Those descriptions come from the builder's marketing and from listings, so confirm what is open, and on what terms, with the association.

Who owns the amenity center?

The association. The ordinance that created the district gives it powers for parks and recreation and for security, including gates, but no district record shows that the district owns the amenity center or the gate; the amenity tract is the association's (Tamarindo CDD, public records page).

Tamarindo Community Association, Inc. owns the 2.58-acre amenity tract, so the clubhouse, pool and courts are association facilities, run under the association's rules.

Does Tamarindo have golf, a marina or beach access?

No. Tamarindo has no golf course, no golf or club membership, no marina or boat access and no beach.

The nearest Gulf beach by road is the Naples Pier area, about 10.3 road miles and about 21 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane; Tigertail Beach on Marco Island is about 27 minutes. Road distances and no-traffic drive times are about, from the public OpenStreetMap router in November 2026, measured from the Tamarindo amenity center at 246 Tamarindo Lane; homes at the north end run up to about 0.8 mile and 3 minutes longer, and allow more from January to April.

Where is the nearest golf and boat ramp to Tamarindo?

Lely Resort, 8004 Lely Resort Blvd, has two public courses: Flamingo, a Robert Trent Jones Sr. design of 7,095 yards from the championship tees, and Mustang, a Lee Trevino design of 7,230 yards from the back tees. The resort's site says both courses are open to the public with tee times available daily and no membership required (Lely Resort Golf).

The Florida Fish and Wildlife Conservation Commission's boat ramp inventory lists the nearest public ramps. In straight-line miles from a point inside Tamarindo, not road miles, they are Golden Gate Community Park, 3300 Santa Barbara Blvd, a two-lane freshwater ramp on the Golden Gate Main Canal, about 5.1 miles; Bayview Park, 1500 Danford St, on Naples Bay, about 6.3 miles; Naples Landing on Naples Bay, about 7.3 miles; and Collier Boulevard Boating Park on Addison Bay, about 8.3 miles (FWC Florida Boat Ramp Inventory). Each ramp's owner sets its fees and hours, so check before you go.

What public lands are near Tamarindo?

Picayune Strand State Forest has a trailhead on Sabal Palm Road, the road Tamarindo's gate opens onto, 3.2 miles east of Collier Boulevard on the south side of the road; the Sabal Palm Hiking Trail there is a 3.2-mile loop (Florida Forest Service, Picayune Strand State Forest).

Rookery Bay's Environmental Learning Center, 300 Tower Road, is open Tuesday to Saturday, 9 a.m. to 4 p.m. from October to June and 10 a.m. to 4 p.m. in July and August, and is closed Sunday and Monday. Its visit page lists the Briggs Boardwalk as closed for renovation until further notice (Rookery Bay, visit). The center is about 4.7 road miles and 11 minutes from the Tamarindo amenity center at 246 Tamarindo Lane.

Are there sidewalks?

Yes, per listing descriptions: builder materials and listing descriptions describe sidewalks on both sides of the street, alongside the pool, fitness room, courts and clubhouse.

The streets are private common tracts of about 12.5 acres on the county roll.

Selling your Tamarindo home? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.

What Is the Tamarindo Real Estate Market Doing?

Tamarindo recorded 18 qualified sales in the 24 months through mid-October 2026, from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. The newest qualified sale in the county file is August 26, 2026, at $710,000, and the 2026 resales have run higher than most of 2025.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

We tracked every qualified recorded sale the county file holds for the 244 homes: 217 sales since the first closings in 2022. These counts cover sales over $100,000 that the county marks as qualified; the county also recorded bulk lot transfers to the builder and a handful of other priced transfers it did not mark qualified, and those are not in them. This table shows each window, with its median per county adjusted sq ft where the window has 10 or more sales:

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500.

How many homes sold in Tamarindo in the last 24 months?

Collier County recorded 18 qualified Tamarindo sales in the 24 months through mid-October 2026, from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500; the other 13 are the resales of 2025 and 2026. Every headline figure for Tamarindo uses the same wording: 18 qualified sales in the 24 months through mid-October 2026, median $573,250. Eighteen sales across 244 homes is a modest pace for two years, so a single sale can move the range, and the median is a starting point rather than a price for any one home.

What sold in the last 12 months?

In the 12 months through October 16, 2026, the county recorded 3 qualified Tamarindo sales, from $600,000 to $747,000, too few for a median. This table lists all three by date recorded, price and county adjusted area:

All three are resales. The county file holds no qualified Tamarindo sale recorded between August 26 and October 16, 2026. Three sales is a thin year for a community of 244 homes, which is why the 12-month window shows a range and the individual sales, never a median.

Why does the 24-month window lead?

A median needs enough sales behind it to mean something, and the county tables hold the line at 10. The 12-month window has 3 sales, so it shows a range and no median; the 24-month window is the next step out and has 18, so it is the most recent window that supports one. The median re-checks from the sorted prices: the 9th and 10th of the 18 values are $571,500 and $575,000, and ($571,500 + $575,000) ÷ 2 = $573,250. The window includes the five late-October 2024 builder closings, $557,500 to $571,500, per the county file, so it mixes the last original closings with 13 resales.

What is the median price per square foot?

Over 24 months the median is $252 per county adjusted sq ft; over 36 months it is $261 per county adjusted sq ft, and across all 217 recorded sales since 2022 it is $258 per county adjusted sq ft. County adjusted area counts the garage and covered areas at a fraction, so these figures are a yardstick for comparing Tamarindo homes with one another and with other communities measured the same way, not the price per square foot of living area a listing quotes. Within the 24 months, the 12 sales of homes from 2,300 to 2,799 adjusted sq ft carry a median of $243 per county adjusted sq ft.

What do the longer windows show?

The 36-month window holds 115 qualified sales from $550,000 to $940,000, at a median of $645,000, or $261 per county adjusted sq ft. It reaches back to October 2023, so it takes in most of the 2023 and 2024 original closings from D.R. Horton. All recorded sales since the first 2022 closings total 217, from $529,500 to $940,000, at a median of $635,000, or $258 per county adjusted sq ft. Both longer windows describe the community's record from builder closings to resales; the 24-month window is the one that describes the recent trading level.

Which sales does the county count?

These counts cover sales over $100,000 that the county marks as qualified; the county also recorded bulk lot transfers to the builder and a handful of other priced transfers it did not mark qualified, and those are not in them. A buyer or seller comparing a Tamarindo home against these tables is comparing against qualified recorded sales over $100,000 only, with sizes as county adjusted area, county records through October 16, 2026.

What were the bulk lot deeds?

From November 2021 to April 2024 the county recorded 25 multi-lot deeds that moved 243 of the 244 home lots to the builder, at roughly $144,000 to $155,000 per lot from January 2023 to March 2024. The county did not mark those transfers qualified, so they are left out of every sales figure here: no lot deed sits inside any window, median or size band. They show how the land reached D.R. Horton before the homes were built and sold, not what a finished home trades for.

Are prices going up or down?

Most Tamarindo sales from 2022 to 2024 were original closings from D.R. Horton. The 2025 and 2026 resales have mostly traded below the 2023 and 2024 builder-era medians of $646,050 and $639,100: the 10 sales of 2025 had a $582,500 median, and the 3 sales of 2026 so far ran from $600,000 to $747,000, higher than most of 2025. Recorded sales describe the past; they do not forecast a price for any home.

Did owners gain or lose on resales?

Of the homes that resold in the last 60 months, 24 same-home pairs show a median change of plus 3 percent, nominal, before improvements and selling costs. The figure compares two recorded sales of the same house. It is not an annual rate, it is not adjusted for inflation, and it is not a prediction for any single home; the seller's own price paid, upgrades and costs decide the result on a given sale.

How do prices differ by home size?

Most Tamarindo homes, 173 of 244, fall between 2,300 and 2,799 sq ft of county adjusted area, and that band carries most of the sales. This table gives each county size band for the 24-month and 60-month windows:

Re-added: 62 + 173 + 9 = 244 homes; 5 + 12 + 1 = 18 sales in 24 months; 59 + 148 + 10 = 217 sales in 60 months. The five 24-month sales in the smallest band are one late-October 2024 builder closing at $557,500 and four 2025 resales: May 15 at $575,000, May 27 at $560,000, May 30 at $590,000 and October 2 at $560,000. The one 24-month sale in the largest band is the January 20, 2026 resale at $600,000, 2,813 sq ft. Plan names are never tied to a band; confirm each home's plan and size with the seller.

What are the highest and lowest sales on record?

The highest qualified sale on the county file is $940,000 in March 2024, and the lowest $529,500 in 2023. Both were recorded during the builder years, when most sales were original closings from D.R. Horton. Since 2025 every qualified sale has been a resale, and the 13 resales of 2025 and 2026 ran from $550,000 to $747,000, inside the span the builder years set.

Are Tamarindo homes rented?

Some Tamarindo homes are offered as annual rentals. Leasing at Tamarindo is governed by the association's recorded declaration and its rules, so an owner who plans to lease a home asks the association for the current leasing rules before the first lease goes out. A rental is not a sale, so leases do not appear in any recorded sales figure, window or median for Tamarindo.

What does the MLS show?

Days on market, active listings, list prices and list-to-sale ratios from the MLS: Information not available at time of publishing (checked 2026-11-04). The figures on this page are Collier County recorded sales, which include sales the MLS never sees.

For current Naples listings, see our Domain Realty Group page.

How does Tamarindo's 24-month median compare with VeronaWalk's?

Over 24 months, VeronaWalk's single-family phases show 150 qualified sales at a $544,000 median, $268 per county adjusted sq ft, against Tamarindo's 18 at $573,250, $252; Tamarindo's homes are larger on the county yardstick, a 2,458 sq ft median against 2,083. Both rows use the same county yardstick: qualified recorded sales over $100,000, county records through mid-October 2026, sizes as county adjusted area. VeronaWalk lies south of Tamarindo across Sabal Palm Road, and it records far more sales in any window because it holds far more homes.

Selling your home at Tamarindo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Is the Price History at Tamarindo, Year by Year?

Tamarindo's county file holds 217 qualified sales since the first closings in 2022: 24 in 2022, 96 in 2023 and 84 in 2024, mostly original closings from D.R. Horton, then 10 resales in 2025 at a $582,500 median and 3 resales in 2026 so far, from $600,000 to $747,000.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

This table gives every calendar year in the county file, with qualified sales, the low and high price and the median where the year has 10 or more sales:

2022 to 2024 were mostly original closings from D.R. Horton; every 2025 and 2026 sale is a resale.

Re-added: 24 + 96 + 84 + 10 + 3 = 217 qualified sales.

What did Tamarindo homes sell for in 2022?

The county recorded 24 qualified Tamarindo sales in 2022, from $567,600 to $678,700, at a median of $596,550. These were the first closings, mostly original sales from D.R. Horton; building began on Tamarindo Lane, Deauville Loop and Spiaggio Court, per the county roll. The county roll gives 23 of the 244 homes a 2022 build year, so 2022 was the opening year of both building and selling.

What did Tamarindo homes sell for in 2023?

2023 was the busiest year on record: 96 qualified sales, from $529,500 to $807,900, at a median of $646,050, mostly original closings from D.R. Horton. The lowest qualified sale on the county file, $529,500, was recorded in 2023. The roll gives 87 homes a 2023 build year, and building moved onto Polihale Way and Kamari Cove that year; the clubhouse building on the amenity tract also carries a 2023 year on the roll.

What did Tamarindo homes sell for in 2024?

The county recorded 84 qualified sales in 2024, from $557,500 to $940,000, at a median of $639,100. The highest qualified sale on the county file, $940,000, was recorded in March 2024. The year closed with five builder closings in late October, from $557,500 to $571,500, the last original closings inside the 24-month window. The roll gives 118 homes a 2024 build year, the most of any year, as building reached Grace Bay Lane and Nissi Court.

What did Tamarindo homes sell for in 2025?

The county recorded 10 qualified sales in 2025, from $550,000 to $745,000, at a median of $582,500, and every one was a resale. The median re-checks from the sorted prices: the 5th and 6th of the 10 values are $575,000 and $590,000, and ($575,000 + $590,000) ÷ 2 = $582,500. 2025 is also the roll's last build year, with 16 homes. The 2025 median sits under both builder-era medians, $646,050 in 2023 and $639,100 in 2024.

What have Tamarindo homes sold for in 2026?

Through October 16, 2026, the county recorded 3 qualified sales, from $600,000 to $747,000, too few for a median: January 20 at $600,000, 2,813 sq ft of county adjusted area; July 24 at $747,000, 2,773 sq ft; and August 26 at $710,000, 2,445 sq ft. All three are resales. The newest qualified Tamarindo sale in the county file is that August 26, 2026 sale.

Were most early sales from the builder?

Yes. 2022 to 2024 were mostly original closings from D.R. Horton; every 2025 and 2026 sale is a resale. The five late-October 2024 closings, from $557,500 to $571,500, were the last original closings inside the 24-month window, and D.R. Horton's Tamarindo page has been retired from its website. The resale years of 2025 and 2026 are the ones that show what owners have accepted from other buyers.

Every qualified Tamarindo sale in 2025 and 2026

This table lists all 13 qualified Tamarindo sales recorded from January 2025 through October 16, 2026, by date, price and county adjusted area:

Each of the 13 homes sold in 2025 and 2026 had sold once before, to its first owner, so every one is a resale. Sizes are county adjusted area, which counts the garage and covered areas at a fraction.

How do resale prices compare with builder-era prices?

Lower in most cases, with 2026 running higher than 2025. The builder years of 2023 and 2024 carried medians of $646,050 and $639,100; the 10 resales of 2025 carried a $582,500 median,. The 3 resales of 2026 so far ran from $600,000 to $747,000, higher than most of 2025. A resale compares best against other resales of a similar county adjusted size, with the home's condition and upgrades confirmed with the seller.

What Is the Tamarindo CDD, and What Does It Cost?

Tamarindo's district, the Tamarindo Community Development District, adds $1,576.61 a year to every home's county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service on one bond issue, the Series 2021 bonds, which reach final maturity on May 1, 2051. Residents do not control its board yet.

Data updated: November 2026 (Tamarindo Community Development District audited financial statements, fiscal 2021 to 2025, and adopted budgets for fiscal 2026 and 2027; Collier County 2026 tax roll).

The Tamarindo Community Development District is a special district under Chapter 190 of the Florida Statutes, created by Collier County Ordinance 2020-19 in July 2020 on about 106.44 acres. We read the district's audited annual financial reports for fiscal 2021 to 2025 and its posted public notices. Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents).

This table gives the per-home assessment each fiscal year, from the district's audits (FY2022, FY2023, FY2024, FY2025) and its adopted budgets:

What is the Tamarindo Community Development District?

The Tamarindo Community Development District is a special district under Chapter 190 of the Florida Statutes, created by Collier County Ordinance 2020-19 in July 2020 on about 106.44 acres. Collier County created the district in July 2020 by Ordinance 2020-19, on D.R. Horton's petition, and it covers about 106.44 acres (Tamarindo CDD, About; FY2021 audit). The district holds the lakes, the preserve tract and most of the buffers, the lakes are part of its stormwater management system, and its revenue is the assessment on the tax bill. It is separate from the homeowners association.

How much is the Tamarindo CDD assessment?

Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents). We read the 2026 county tax roll for all 244 homes, and every one shows the district amount among its non-ad valorem charges.

What does the CDD assessment pay for?

The bonds paid for the district's 2021 project, estimated at about $8,733,100, which covers the stormwater management system, water and sanitary sewer systems, certain entry roadways, irrigation and related improvements; the developer agreed to complete anything the bonds did not fund, and certain improvements are to be conveyed to other entities on completion (FY2025 audit). Most of the yearly line repays those bonds: $1,247.68 ÷ $1,576.61 = about 79 percent of the district line is debt service; $1,576.61 minus $1,247.68 = $328.93 for operations and maintenance, which pays for running the district, including its lakes and stormwater system.

Is the CDD on the property tax bill?

Yes. The district assessment is collected on the Collier County tax bill as a non-ad valorem charge, not billed by the association. Every home's bill carries non-ad valorem charges: 34 homes show $1,576.61, the district assessment alone, and 210 homes show $1,846.38, the district assessment plus $269.77 of another county non-ad valorem charge. The tax bill names each line. Because the district rides on the tax bill, it is paid with the property taxes each year.

Why do some bills show $1,846.38?

Every home's bill carries non-ad valorem charges: 34 homes show $1,576.61, the district assessment alone, and 210 homes show $1,846.38, the district assessment plus $269.77 of another county non-ad valorem charge. The tax bill names each line. The arithmetic is $1,576.61 + $269.77 = $1,846.38. The extra charge is a county charge on the yearly bill, not a district assessment and not association dues; read the specific home's bill to see which charges it carries.

Has the assessment changed over the years?

The district collected nothing in fiscal 2021, the year the bonds were issued. In fiscal 2022 the assessment was $1,439.12 per home ($285.02 plus $1,154.10); in fiscal 2023 and 2024 it was $1,543.53 ($295.85 plus $1,247.68); and in fiscal 2025 it was $1,576.61 ($328.93 plus $1,247.68), the same total the adopted budgets carry for fiscal 2026 and 2027 (FY2022 audit; FY2025 audit). The debt service portion has held at $1,247.68 since fiscal 2023, and the operations and maintenance portion has moved from $285.02 to $328.93.

Is there one rate for every home?

Yes. The audits show one rate per category every year, with no tier by lot type (FY2025 audit). The district spreads its costs across 251 units, so a home on a lake and a home on an interior lot carry the same $1,576.61. The difference between bills, $1,576.61 or $1,846.38, comes from the other county charge, not from the district.

What bonds does the district have?

The district has one bond issue: Series 2021 Special Assessment Revenue Bonds, $5,195,000 issued March 18, 2021, at fixed rates of 2.375 to 4.00 percent, with interest each May 1 and November 1, principal each May 1, and a final maturity of May 1, 2051 (FY2025 audit). The debt service portion of each home's assessment, $1,247.68 a year, is what repays them.

How much of the bond debt is left?

The district's audit shows $4,755,000 of the bonds outstanding at September 30, 2025, with $115,000 of principal due in fiscal 2026; after the May 1, 2026 payment the outstanding balance is $4,640,000, per the district's fiscal 2027 budget. The paydown arithmetic: $5,195,000 issued minus $4,755,000 outstanding = $440,000 repaid by September 30, 2025; $4,755,000 minus $115,000 = $4,640,000 after May 1, 2026. At September 30, 2025 the audit totals the remaining debt service at $7,550,237, $4,755,000 of principal and $2,795,237 of interest, ending with a fiscal 2051 payment of $280,000 principal and $11,200 interest (FY2025 audit).

When does the CDD debt end?

The Series 2021 bonds reach final maturity on May 1, 2051. The audit's schedule ends with a fiscal 2051 payment of $280,000 principal and $11,200 interest (FY2025 audit). The debt service portion of the assessment, $1,247.68 a year per home, ends with the 2051 payment; the operations and maintenance portion is not a bond payment, and the district's adopted budgets carry it each year.

Can I pay off the CDD debt on a home?

The audits say debt assessments may be prepaid and that prepayments retire bonds; a buyer or owner can ask the district manager for a payoff amount for a specific home. As an arithmetic illustration only: $4,755,000 of principal ÷ 251 units = about $18,944 per unit at September 30, 2025, an arithmetic illustration only, not a payoff quote; prepayment terms and any payoff amount come from the district manager. Ask the district manager how a prepayment would change the home's tax bill.

Was a second bond issued?

No. In 2024 the district considered a second bond issue: May 23, 2024 minutes describe a proposed $547,000 Series 2024 bond to be carried by the lots then unsold, and at the August 22, 2024 meeting the manager said the board had decided not to issue it. The district's audits through fiscal 2025 show one bond issue, the Series 2021 bonds (FY2025 audit).

Who controls the CDD board?

At September 30, 2025, every member of the district's five-person board was affiliated with D.R. Horton, per the audit; supervisors are elected by landowners, one vote per acre. The district manager said on May 28, 2026 that resident-elected seats begin with the 2028 general election, provided the thresholds are met. Residents do not control the board yet (FY2025 audit).

When can residents run for the CDD board?

Florida law moves expiring board seats to qualified electors, residents, starting six years after the initial appointment, once a district has at least 250 qualified electors (s. 190.006; Tamarindo CDD FAQs). The district's home page announces a landowners' meeting on November 19, 2026 at 1:15 p.m. to fill board seats 1, 4 and 5 (Tamarindo CDD). How many qualified electors Tamarindo counts is a question for the district manager.

Who manages the district, and when does it meet?

The district is managed by Wrathell, Hunt and Associates, LLC; regular meetings are held at 1:15 p.m. on dates the district publishes each fiscal year (Tamarindo CDD, About; meeting notice). The district posts its budgets, agendas and minutes on its website, and its audited annual financial reports are filed with the Florida Auditor General (Florida Auditor General; special district page). The manager's office answers payoff, budget and meeting questions.

Does the district own the clubhouse or the gate?

The ordinance that created the district gives it powers for parks and recreation and for security, including gates, but no district record shows that the district owns the amenity center or the gate; the amenity tract is the association's (Tamarindo CDD, public records page). The district holds the lakes, the preserve tract and most of the buffers. The clubhouse, pool and courts sit on the association's 2.58-acre tract at 246 Tamarindo Lane, so their upkeep runs through the association, not through the district assessment.

Who Runs Tamarindo, and What Are the HOA Fees?

Tamarindo's association, Tamarindo Community Association, Inc., owns the 2.58-acre amenity tract and maintains the district's infrastructure under contract, while the district owns the lakes and stormwater system. The association's current dues are not published, so a buyer asks the seller for the latest statement and orders an estoppel certificate early.

Data updated: November 2026 (Tamarindo Community Development District fiscal 2025 audited financial statements; Collier County 2026 tax roll; Florida Statutes sections 720.303 and 720.307).

This table, "What a Tamarindo owner pays, by layer," lists each recurring layer with its source:

What is the name of the Tamarindo homeowners association?

The homeowners association's legal name is Tamarindo Community Association, Inc., as the district's audited financial statements name it (FY2025 audit). Use that name in an offer, an estoppel request or a records search, because it is the entity that owns the amenity tract and holds the maintenance contract with the district. Shorter names typed into a search are labels, not the legal entity.

What does the association own and maintain?

Tamarindo Community Association, Inc. owns the 2.58-acre amenity tract, maintains the district's infrastructure under a contract with the district, and maintains about 0.40 acre of Sabal Palm Road right-of-way under a county landscape agreement. The district's audited statements say it has an agreement with Tamarindo Community Association, Inc. under which the association provides maintenance services and materials for the infrastructure the district owns (FY2025 audit). The county roll also shows the association holding several small interior tracts beside the amenity tract.

Is there a master association?

No master association appears in any record we read; the association and the district are the two bodies a Tamarindo owner deals with. The association bills dues and runs the amenity center and its rules, and the district collects its assessment on the county tax bill. A listing that mentions a second association should be checked against the recorded documents and the estoppel certificate before a buyer relies on it.

What are the HOA dues at Tamarindo?

The association's current dues are not published by the association or any primary source we could read. The current association dues, what they cover, any capital contribution or transfer fee, the association's Florida document number, its manager and the recording data of its declaration: Information not available at time of publishing (checked 2026-11-04). Ask the seller for the latest dues statement and order an estoppel certificate from the association early. A fee quoted in a listing is the listing's figure, not an association statement, so the estoppel certificate is the number to rely on at closing.

What do the dues cover?

What the dues pay for is set by the association's adopted budget, and the association does not publish it. Ask the association or the seller for the current budget, the latest dues statement and the estoppel certificate, and read them before you write an offer. A listing description's list of what dues pay for is the listing's claim, not an association statement. The association's known duties, owning the amenity tract and maintaining the district's infrastructure and the Sabal Palm Road right-of-way under contract, are named in the district's audited statements.

Is there a capital contribution or transfer fee?

Whether a resale at Tamarindo carries a capital contribution, a transfer fee or an application fee is set by the association's documents, and the association does not publish those figures. The estoppel certificate states what is owed on a specific home at closing, so order it early through the closing agent and read it alongside the purchase contract, which says who pays each charge. Ask the seller for the association's current fee schedule at the same time.

What does it cost each year to own at Tamarindo?

A Tamarindo owner pays three recurring layers: the county tax bill's property tax, the district assessment of $1,576.61 on the same bill (plus any other county non-ad valorem charge the bill lists), and the association's dues, which are not published. Illustration: 10.3696 mills on a $450,000 taxable value is $4,666.32 a year; add the $1,576.61 district assessment for $6,242.93, and $269.77 more if the bill carries that county charge, for $6,512.70. Add the association's dues from the seller's statement, plus insurance, to see the full yearly figure.

Has the developer turned the association over to owners?

Florida law gives members a board majority three months after 90 percent of the parcels are conveyed to owners other than the developer, among other triggers; ask the association whether its board has turned over (s. 720.307). With 244 of 251 lots built and 6 of the 7 unbuilt lots still titled to D.R. Horton on the 2026 roll, the association's own records show where the turnover stands. The district board is a separate body with its own transition rule.

Where can owners read the association's documents?

Since January 1, 2025, Florida law requires an association with 100 or more parcels to post its governing documents, rules, budget, financial report and other records on a website or app; Tamarindo has about 250 parcels (s. 720.303). Owners reach that posting through the association; a buyer asks the seller or the association for the recorded declaration, the rules and the current budget before signing.

How do the association and the district split the work?

The district owns the lakes, the preserve tract and most of the buffers, and the lakes are part of the district's stormwater management system; the association owns the amenity tract and maintains the district's infrastructure under a contract with the district (FY2025 audit). The district's records, budgets and minutes are on its website (Tamarindo CDD documents); the association's dues, rules and amenity hours come from the association. A drainage question goes to both: the district owns the system, and the association does the maintenance work under contract.

Selling your home at Tamarindo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying a home at Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Rules Apply at Tamarindo: Leasing, Pets, Parking and Changes?

Tamarindo's leasing, pet, parking, shutter and architectural rules are set by the association's recorded declaration and its rules, and the association does not publish them. A buyer asks for the recorded declaration, the rules and the estoppel certificate before signing; Florida law separately protects parking a personal pickup truck in the driveway.

Data updated: November 2026 (Florida Statutes section 720.3075; Tamarindo Community Development District audited financial statements, fiscal 2025).

What leasing rules apply at Tamarindo?

Leasing, pet, parking, shutter and architectural rules at Tamarindo are set by the association's recorded declaration and its rules. The minimum lease term, any limit on leases per year, pet limits, parking and vehicle rules and storm shutter rules: Information not available at time of publishing (checked 2026-11-04). Ask for the recorded declaration, the rules and the estoppel certificate before you sign. A lease term quoted in a listing is the listing's statement, not the association's rule, so the recorded documents decide what a Tamarindo owner may do.

Can you rent out a Tamarindo home?

Some Tamarindo homes are offered as annual rentals. The minimum lease term, any approval step and any limit on how often a home may be leased are set by the association's recorded declaration and its rules, so an owner who plans to lease reads those documents first and asks the association what a lease needs before the first tenant moves in. A buyer who plans to lease should have the recorded declaration and rules in hand before signing a contract.

Are pets allowed?

Pet rules at Tamarindo, including any limit on number, size or kind, are set by the association's recorded declaration and its rules. Ask the seller or the association for the recorded declaration and the current rules, and read the pet provisions before you sign. A pet line in a listing is the listing's statement, not an association rule, so rely on the recorded documents.

Can I park a pickup truck in my driveway?

Florida law, section 720.3075(3)(d) of the Florida Statutes, protects an owner's right to park a personal pickup truck or a non-commercial work vehicle in the driveway. Other parking and vehicle rules at Tamarindo, such as street parking, guest parking and commercial vehicles, are set by the association's recorded declaration and its rules, so ask the association for them before you move in.

What about boats, trailers and RVs?

Rules for boats, trailers, recreational vehicles and other vehicles kept at a Tamarindo home are set by the association's recorded declaration and its rules. Ask the association before you buy if you plan to keep one at the home, and read the vehicle provisions of the recorded declaration. The Florida driveway protection in section 720.3075(3)(d) names a personal pickup truck or a non-commercial work vehicle.

Can I add a pool or change the exterior?

Architectural changes at Tamarindo, including a pool, a screen enclosure, paint colors, landscaping and hurricane protection, are set by the association's recorded declaration and its rules. Ask the association for its approval process and get written approval before any work starts, then pull the county building permits the work needs. Listing descriptions repeat open great rooms, split-bedroom layouts, screened lanais and, on some homes, a private pool added by the owner; a buyer of a home with an added pool asks the seller for the association approval and the permits.

What are the storm shutter rules?

Storm shutter and window protection rules at Tamarindo are set by the association's recorded declaration and its rules, so ask the association what types are allowed and when they may go up and come down. Builder materials describe concrete block construction and a smart home package. Some listing descriptions mention impact windows; ask which openings have impact glass or shutters, and ask for the permits.

Does the association approve buyers or tenants?

Whether the association reviews a lease or a sale is set by its documents; ask the association. Read the recorded declaration and the rules for any notice or review step, and order the estoppel certificate early so the closing agent has the association's statement in time. The district plays no part in a sale or a lease; its assessment simply stays on the home's tax bill.

What Do Florida HOA and CDD Laws Mean for a Tamarindo Buyer or Owner?

Tamarindo sits under two sets of Florida law: Chapter 190 for its community development district and Chapter 720 for its homeowners association. Those laws set the district disclosure in a contract, the association disclosure summary on a resale, the association's website posting duty, board turnover and the driveway protection for pickups.

Data updated: November 2026 (Florida Statutes sections 190.006, 190.048, 720.303, 720.307, 720.3075 and 720.401; Tamarindo Community Development District audited financial statements, fiscal 2025).

What CDD disclosure does a buyer get?

Florida law requires a bold notice that a community development district may impose taxes or assessments in every contract for the initial sale of a home in a district; on a resale, the homeowners association disclosure summary the buyer receives before signing includes a warning about special district assessments (s. 190.048; s. 720.401). At Tamarindo the district line is $1,576.61 a year on every home's tax bill, so a buyer can read the exact figure on the seller's most recent bill.

What does the HOA disclosure summary say?

On a resale in a community with a mandatory homeowners association, Florida law has the seller give the buyer a disclosure summary before the contract is signed (s. 720.401). Among its warnings is one about special district assessments, and at Tamarindo that special district is the Tamarindo Community Development District, $1,576.61 a year on every home's tax bill. Read the summary and the seller's latest tax bill together before signing.

What must the association post online?

Since January 1, 2025, Florida law requires an association with 100 or more parcels to post its governing documents, rules, budget, financial report and other records on a website or app; Tamarindo has about 250 parcels (s. 720.303). Owners use that posting to read the declaration, rules and budget; a buyer asks the seller or the association for the same documents before signing.

When does the developer turn over the association?

Florida law gives members a board majority three months after 90 percent of the parcels are conveyed to owners other than the developer, among other triggers; ask the association whether its board has turned over (s. 720.307). At Tamarindo, 244 of 251 lots carried a home on the 2026 county roll, and 6 of the 7 unbuilt lots were still titled to D.R. Horton.

When do residents take over the CDD board?

Florida law moves expiring board seats to qualified electors, residents, starting six years after the initial appointment, once a district has at least 250 qualified electors (s. 190.006; Tamarindo CDD FAQs). The Tamarindo district manager said on May 28, 2026 that resident-elected seats begin with the 2028 general election, provided the thresholds are met. Until then supervisors are elected by landowners, one vote per acre.

Can the CDD levy property taxes?

The district levies no ad valorem tax; its revenue is the assessment on the tax bill (FY2025 audit). At Tamarindo that assessment is $1,576.61 a year per home, a flat amount that does not rise with a home's taxable value. The property tax on the same bill is a separate set of levies, 10.3696 mills in total for 2026, charged on taxable value.

Where are the district's audits and budgets?

The district posts its budgets, agendas and minutes on its website, and its audited annual financial reports are filed with the Florida Auditor General (Florida Auditor General; Tamarindo CDD documents; special district page). We read the district's audited annual financial reports for fiscal 2021 to 2025 and its posted public notices, including its October 18, 2024 drainage letter. A buyer reads the latest minutes there before writing an offer.

What does Florida law say about pickup trucks in driveways?

Florida law, section 720.3075(3)(d) of the Florida Statutes, protects an owner's right to park a personal pickup truck or a non-commercial work vehicle in the driveway. The protection covers the driveway on the owner's own lot; other vehicle and parking rules at Tamarindo are set by the association's recorded declaration and its rules, so ask the association for them.

What Are Property Taxes at Tamarindo?

Tamarindo's 244 homes sit in Collier County millage area 76, at 10.3696 mills for 2026. On the 2026 roll the median just value is $484,010 and the median total tax bill is $6,540, including the $1,576.61 district assessment and other non-ad valorem charges; 120 of the 244 homes carry a homestead exemption.

Data updated: November 2026 (Collier County 2026 tax roll, millage area 76).

We read the 2026 county tax roll for all 244 homes. This table gives each levy in millage area 76 for tax year 2026:

On the 2026 roll, Tamarindo's median just value is $484,010 (from $402,978 to $624,181), the median total tax bill is $6,540 including non-ad valorem charges (the highest $8,319), and 120 of the 244 homes (49 percent) carry a homestead exemption. Every home's bill carries non-ad valorem charges: 34 homes show $1,576.61, the district assessment alone, and 210 homes show $1,846.38, the district assessment plus $269.77 of another county non-ad valorem charge. The tax bill names each line.

What is the millage rate at Tamarindo?

Tamarindo's 2026 rate is 10.3696 mills, the total of ten levies in Collier County millage area 76: the county general fund at 3.0107, the two school board levies at 1.8990 and 2.2480, the Greater Naples Fire Rescue District at 2.0000, the unincorporated general levy at 0.6844, Conservation Collier at 0.1772, mosquito control at 0.1331, the Big Cypress Basin at 0.0978, the water management fund at 0.0948 and the water pollution control program at 0.0246. Tamarindo is in the Greater Naples Fire Rescue District, 2.0000 mills on the 2026 roll. The "Unincorp Gen Mstd" levy, and no city levy, marks Tamarindo as unincorporated Collier County.

What is a typical Tamarindo tax bill?

On the 2026 roll, Tamarindo's median just value is $484,010 (from $402,978 to $624,181), the median total tax bill is $6,540 including non-ad valorem charges (the highest $8,319), and 120 of the 244 homes (49 percent) carry a homestead exemption. The median bill includes the district assessment of $1,576.61 on every home and, on 210 homes, $269.77 of another county non-ad valorem charge; the tax bill names each line. Read the specific home's bill rather than the median.

How much tax on a $450,000 taxable value?

Illustration: 10.3696 mills on a $450,000 taxable value is $450,000 ÷ 1,000 x 10.3696 = $4,666.32 a year; add the $1,576.61 district assessment for $6,242.93, and $269.77 more if the bill carries that county charge, for $6,512.70. Taxable value is the county's figure after any exemptions, not the price, so the illustration shows how the arithmetic works rather than what a given home pays.

What would taxes be at the median sale price?

Illustration at the 24-month median price: if a new owner's taxable value were $573,250, 573.25 x 10.3696 = $5,944.37 a year in property tax, plus $1,576.61 for the district, $7,520.98, before any other county charge. Taxable value is set by the county, not by the price. A homestead exemption lowers the taxable value of a primary residence; the county property appraiser sets each home's values, and a buyer's first bill can differ from the seller's.

How much does each $100,000 of value add?

Every $100,000 of taxable value costs $1,036.96 a year at 10.3696 mills. The district assessment does not move with value: it stays $1,576.61 a year on every Tamarindo home whatever its taxable value, and the other county charge on 210 homes stays $269.77. Use the per-$100,000 figure to test how a change in taxable value would move the property tax portion of the bill.

How many Tamarindo homes are homesteaded?

On the 2026 roll, 120 of the 244 homes (49 percent) carry a homestead exemption. A homestead exemption lowers the taxable value of a primary residence; the county property appraiser sets each home's values, and a buyer's first bill can differ from the seller's. The homestead share is a tax fact about the roll: it explains why bills on similar Tamarindo homes can differ, and why a buyer reads the specific home's bill and asks the property appraiser how a new owner's values are set.

Is Tamarindo in a Flood Zone, and What Is Its Drainage Record?

Tamarindo lies in FEMA Zone AH over most of the community, with Zone AE on the west side, on effective panel 12021C0606J, dated February 8, 2024; both are special flood hazard areas. The district's own dated records describe drainage challenges, an emergency pump after Hurricane Milton and a permanent fix still in permitting as of May 28, 2026.

Data updated: November 2026 (county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026; Tamarindo Community Development District posted letter of October 18, 2024, minutes of June 4, 2025 and draft minutes of May 28, 2026; FEMA, Collier County and Federal Register pages as linked).

We read the county's copy of the effective FEMA flood map (panel 12021C0606J, effective February 8, 2024) and its evacuation zones for Tamarindo, and we read the district's audited annual financial reports for fiscal 2021 to 2025 and its posted public notices, including its October 18, 2024 drainage letter.

What flood zone is Tamarindo in?

On Collier County's copy of the effective FEMA flood map, panel 12021C0606J, effective February 8, 2024, Tamarindo lies in Zone AH over most of the community, with Zone AE along the west side, including all of Nissi Court and most of Grace Bay Lane; both are special flood hazard areas. Of the 262 county address points in Tamarindo, 162 are in Zone AH, 94 are in Zone AE and 6, all on Grace Bay Lane, are shaded Zone X, outside the special flood hazard area (Collier County FEMA flood zone layer; county address points). Base flood elevation lines of 8.5, 9.0 and 9.5 ft NAVD 88 cross the community. Confirm your own lot, any letter of map revision for it and its elevation certificate on FEMA's Flood Map Service Center.

What do Zones AH and AE mean?

Zone AH marks areas of shallow flooding, usually ponding, and Zone AE marks areas with a determined base flood elevation; both are special flood hazard areas, where federal lender flood requirements apply (Collier County, building within the floodplain; FEMA Risk Rating 2.0).

On Tamarindo's panel, Zone AH covers most of the community and Zone AE runs along the west side, so a buyer checks the specific lot either way.

What is the base flood elevation at Tamarindo?

Base flood elevation lines of 8.5, 9.0 and 9.5 ft NAVD 88 cross the community on Collier County's copy of the effective FEMA flood map, panel 12021C0606J, effective February 8, 2024. NAVD 88 is the vertical datum those lines are measured in, so any comparison with a home's floor has to use the same datum.

The home's elevation certificate records its floor against the base flood elevation for its lot; ask the seller for it, and confirm the lot on FEMA's Flood Map Service Center.

Which flood map is in effect?

Collier County adopted the 2024 flood map revisions on February 8, 2024, after FEMA's letter of final determination of August 8, 2023 (Collier County, 2024 coastal flood map; Collier County floodplain management).

For Tamarindo, the panel in effect is 12021C0606J, effective February 8, 2024. Preliminary maps are not in effect.

Do some Tamarindo lots have a letter of map revision?

FEMA's records list Letters of Map Revision based on Fill for Tamarindo lots 1 to 180, three cases that Collier County's 2024 summary of map actions lists as revalidated on the current panel, and for lots 181 to 251, one more case. Whether a given home was removed from the special flood hazard area is on its letter; ask the seller for it (Collier County 2024 summary of map actions; revalidation letter).

The letter for a lot is a document to keep with the elevation certificate and to hand to both the insurance agent and the lender. A buyer asks for it early, because the lender's flood determination and the flood quote can both turn on what it says.

Does a Tamarindo buyer need flood insurance?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer.

Zones AH and AE are special flood hazard areas, where federal lender flood requirements apply; ask the seller for any letter of map revision for the lot early. Citizens Property Insurance has its own flood rule for its wind policies (Citizens flood requirement); ask your insurance agent how each rule applies.

Are new flood maps coming?

FEMA issued preliminary new flood maps for Collier County on March 20, 2025 under project 16-04-1501S, published the proposed flood hazard determinations in the Federal Register on December 18, 2025, and a 90-day appeal and comment period began on August 19, 2026; the county's notice targets summer 2027 for the new maps to take effect. Preliminary maps are not in effect, and they may change the zone for some lots (Collier County, August 2026; Federal Register, December 18, 2025).

How the preliminary maps treat each Tamarindo lot: Information not available at time of publishing (checked 2026-11-04). Check the specific lot on FEMA's Flood Map Service Center and read Collier County's notice for the appeal period and the timeline.

What hurricane evacuation zone is Tamarindo in?

Collier County's hurricane evacuation zone records place Tamarindo in Evacuation Zone D; check a specific address with the county's hazard lookup (Collier County hazard lookup).

What drainage problems has Tamarindo had?

A letter dated October 18, 2024, posted on the district's website, says Tamarindo "has faced drainage challenges" and that the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton. The letter says the system was designed for 25-year, 3-day, 10-year, 1-day and 100-year, 3-day storms, that the county limits how much water may be discharged into the Henderson Creek canal system that serves as the outfall, and that a permit change was under expedited review (Tamarindo CDD).

What did the district do after Hurricane Milton?

Hurricane Milton came through in October 2024, on October 9 and 10. The district's letter dated October 18, 2024 says the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after the storm, and that a permit change was under expedited review (Tamarindo CDD).

The pump and the permit change concern the district's stormwater system. Tamarindo's four lakes cover 12.03 acres on four district tracts of 2.18, 2.45, 3.39 and 4.01 acres, and they are part of the district's stormwater management system (FY2025 audit).

Where does Tamarindo's water drain?

The district's October 18, 2024 letter says the county limits how much water may be discharged into the Henderson Creek canal system that serves as the outfall (Tamarindo CDD). Collier County's 2024 flood insurance study describes the Henderson Creek basin east of Collier Boulevard, where canals collect sheet flow from the north and deliver it south (2024 Flood Insurance Study).

Surface water permits for communities like Tamarindo are issued by the South Florida Water Management District, and Collier County sets limits on how much water a development may discharge (SFWMD permitting; Collier County stormwater management systems). That is why a change to Tamarindo's discharge path needs more than one agency's agreement.

What is the status of the permanent drainage fix?

District minutes of June 4, 2025 describe options including more discharge to the 951 Canal, which the Big Cypress Basin did not accept, and "the fourth attempt at the permitting process." The draft minutes of May 28, 2026 say Collier County and the Big Cypress Basin raised concerns about the discharge path, two solutions were under study, and "Everything is essentially at a standstill for now"; they add that "a secondary permit was issued" for associated improvements on Amity Road, with construction to begin soon (Tamarindo CDD documents).

Whether the permanent drainage fix was permitted or built after May 28, 2026: Information not available at time of publishing (checked 2026-11-04). The district's posted minutes and the district manager, Wrathell, Hunt and Associates, LLC, carry the current status.

What is the Amity Road permit?

The draft district minutes of May 28, 2026 say that "a secondary permit was issued" for associated improvements on Amity Road, with construction to begin soon (Tamarindo CDD documents). The same minutes describe the main discharge-path question as essentially at a standstill, so the Amity Road permit is a separate, associated piece of work, not the permanent fix itself.

What should a buyer ask about drainage?

These are the district's own dated records. Read the latest district minutes, and ask the seller and the association what has changed since May 2026 and how the home's lot and street have drained.

Read the October 18, 2024 letter on the district's website and the latest minutes on the district's documents page, ask for the home's storm, claim and repair history, and collect the letter of map revision, the elevation certificate and a flood quote before the inspection period ends.

What Do Storm and Building Records Show for Tamarindo?

Tamarindo's homes were built from 2022 to 2025, after Hurricane Irma, and county-wide reports describe Ian in 2022 and Helene and Milton in 2024. No public storm report we checked names damage at a Tamarindo address; ask the seller and the association for the home's storm, claim and repair history.

Data updated: November 2026 (National Hurricane Center storm reports as linked; Collier County building code and Florida Building Commission pages as linked; builder materials and listing descriptions; Tamarindo Community Development District letter of October 18, 2024).

Has Tamarindo had storm damage?

The National Hurricane Center reports cited here give county-wide counts and readings taken at the Collier County Emergency Operations Center, and none of them names a Tamarindo address. The record that speaks for a specific home belongs to the seller and the association: ask for the home's storm, claim and repair history, and for any roof, window or shutter work done since the home was built and the permits for it.

The district's letter dated October 18, 2024 describes an emergency pump for the lake and road system after Hurricane Milton; it concerns the stormwater system, not individual houses.

What happened in Hurricane Irma?

Hurricane Irma came ashore near Marco Island as a Category 3 hurricane on September 10, 2017, per the National Hurricane Center, whose report lists 71 knots sustained and a 106-knot gust at the Collier County Emergency Operations Center on Lely Cultural Parkway, west of Collier Boulevard; Tamarindo's homes were built later, from 2022 (NHC Irma report).

What happened in Hurricane Ian?

For Hurricane Ian on September 28, 2022, the National Hurricane Center reports 33 buildings destroyed and over 3,500 with major damage across Collier County (NHC Ian report).

Those figures cover the whole county, and the report does not name a Tamarindo address. Ian came in 2022, when the county roll gives 23 Tamarindo homes their build year; ask the seller of a 2022 home for its repair and claim history.

What happened in Hurricanes Helene and Milton?

In 2024, the National Hurricane Center's Milton report lists 39 knots sustained, a 51-knot gust and 2.16 inches of rain at the Collier County Emergency Operations Center; its Helene report describes 2 to 4 feet of inundation in areas such as Naples, Marco Island and Everglades City (NHC Helene report; NHC Milton report).

Milton is also the storm in Tamarindo's drainage record: the district's letter dated October 18, 2024 says the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton (Tamarindo CDD). The district's later minutes follow the permitting for a permanent fix.

What building code applies to Tamarindo homes?

Tamarindo's homes were permitted and built from about 2021 to 2025 under the Florida Building Code, 7th Edition (2020), until December 30, 2023, and the 8th Edition (2023) after that (Florida Division of Emergency Management, 8th Edition flood provisions; City of Marco Island, 8th Edition notice). For homes in flood hazard areas, the 8th Edition's residential rule sets the lowest floor at or above the base flood elevation plus 1 foot, or the design flood elevation, whichever is higher. Ask for the home's permits and wind mitigation report (Collier County building codes; Florida Building Commission).

Later work, such as a new roof, new windows or added shutters, follows the code in force when that work was permitted, so the permits show what was built and when.

How are Tamarindo homes built?

Builder materials describe concrete block construction and a smart home package. Some listing descriptions mention impact windows; ask which openings have impact glass or shutters, and ask for the permits.

Every plan we could identify at Tamarindo is one story, and Collier County's roll gives the 244 homes build years of 2022 to 2025. Listing descriptions repeat open great rooms, split-bedroom layouts, screened lanais and, on some homes, a private pool added by the owner. Ask for the permits for any pool, screen enclosure or other addition along with the home's original permits. Florida's structural integrity reserve study and milestone inspection laws are condominium laws and do not apply to Tamarindo's one-story detached homes (s. 718.112; s. 553.899).

What construction details are not in the record?

The roof covering, the standard window and door protection and the garage-door ratings of each plan as built, and the upgrades made since: Information not available at time of publishing (checked 2026-11-04). The seller, the home's permits and its wind mitigation report answer each of these for a specific home.

What should a buyer ask about storm readiness?

Ask for the home's building permits, its wind mitigation report, the roof's permit date, and which openings have impact glass or shutters and the permits for them. Ask the seller for the home's storm, claim and repair history, and ask the association about the amenity center and common areas.

Florida law requires insurers' rates to include credits for features that reduce windstorm loss, documented on a wind mitigation inspection (s. 627.0629), so the report matters to the premium too.

How Does Insurance Work for a Tamarindo Home?

Tamarindo homes are detached single-family houses on land mapped in Zone AH, with Zone AE along the west side, so flood, wind and roof questions all matter. Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its documents, is the honest number.

Data updated: November 2026 (FEMA OpenFEMA policy data, FEMA Risk Rating 2.0 and Community Rating System pages, Collier County 2026 flood protection newsletter, Citizens Property Insurance pages, My Safe Florida Home and Florida Statutes as linked).

How is flood insurance priced now?

FEMA's current flood insurance pricing, fully in place since April 1, 2023, prices each home's own flood risk, and most rates may not rise more than 18 percent a year, so a new buyer's quote can differ from the seller's (FEMA Risk Rating 2.0).

What do flood policies cost near Tamarindo?

FEMA's public policy data reaches only the census block group, and the block group that holds Tamarindo also holds Hacienda Lakes, VeronaWalk and other communities east of Collier Boulevard. Among its in-force policies on single-family homes built in 2022 or later, the build years that match Tamarindo, 90 were rated Zone X, at a median policy cost of $2,267.50, and 34 were rated AH, median $2,345.50; one was rated AE, at $2,619. None carried the mandatory-purchase flag (OpenFEMA policies dataset).

$2,345.50 minus $2,267.50 = $78: in new construction the gap between the median AH-rated and X-rated policy nearly closes. It is not a quote for any Tamarindo home.

Why are many nearby policies rated Zone X?

The block group mixes several communities east of Collier Boulevard, and FEMA's public data does not say which policy belongs to which community, so the 90 policies rated Zone X in that cohort cannot be tied to Tamarindo or to any other community in it (OpenFEMA policies dataset).

What can be said for Tamarindo is what its own records show. FEMA's records list letters of map revision based on fill for Tamarindo lots 1 to 180, in three cases, and for lots 181 to 251, in one more case; whether a given home was removed from the special flood hazard area is on its letter (Collier County 2024 summary of map actions). Ask the seller for the letter, and give it to the insurance agent with the elevation certificate.

Does Collier County get a flood insurance discount?

Unincorporated Collier County holds a Community Rating System Class 5, which gives eligible National Flood Insurance Program policies a 25 percent discount; the county has taken part since October 1992 (Collier County 2026 flood protection newsletter; FEMA CRS).

Tamarindo is in unincorporated Collier County, so the county's class is the one that applies to an eligible federal flood policy on a Tamarindo home. The discount shows on the quote; an insurance agent can confirm it for the specific address.

What are the Citizens flood rules?

Citizens Property Insurance requires flood insurance for its wind policies on homes in a special flood hazard area now; outside one, for dwellings valued at $400,000 or more from January 1, 2026, and for all policies from January 1, 2027. Citizens had about 255,000 policies in force in its September 2026 monthly table (254,836 at September 30, 2026). Ask your insurance agent how this applies to a given home (Citizens flood requirement; Citizens policies in force).

Can Citizens write flood insurance?

Florida law does not let Citizens write flood insurance, so flood coverage comes from the National Flood Insurance Program or a private carrier (s. 627.715).

An insurance agent can quote both for the same address, using the elevation certificate and any letter of map revision for the lot.

Does a roof's age affect insurance?

Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old (s. 627.7011).

A roof installed with a Tamarindo home in 2022 is 2026 minus 2022 = 4 years old in 2026, and one from 2025 is 1; Tamarindo's original roofs reach 15 years from 2037 to 2040, unless replaced sooner. Ask the seller for the roof's permit date.

What is a wind mitigation inspection worth?

Florida law requires insurers' rates to include credits for features that reduce windstorm loss, documented on a wind mitigation inspection; My Safe Florida Home offers inspections and advertises potential grant funding of up to $10,000. Confirm eligibility with the program (s. 627.0629; My Safe Florida Home).

How do I get an accurate insurance quote?

Premiums are priced per house, by elevation, distance to water, roof, openings and rebuild cost; a quote on the specific home, with its elevation certificate, its letter of map revision where one exists and its wind mitigation report, is the honest number. A Tamarindo home is a detached single-family house on its own lot; talk to an insurance agent about the policy form, and ask the association what its own coverage on the amenity center includes, as the association's documents state it (FEMA's Flood Map Service Center).

OpenFEMA lists six flood claims ever in that block group; the one on a post-2005 building was a June 12, 2024 rain claim on a 2024-built home, with $0 paid (OpenFEMA policies dataset). The block group holds several communities, so the claim cannot be tied to any one of them.

Which Schools Are Near Tamarindo?

Tamarindo sits on the Collier Boulevard row a short drive from public schools: Lely Elementary is about 1.3 road miles and Lely High about 4.2, measured from the Tamarindo amenity center at 246 Tamarindo Lane, and both carry 2025-26 state grades. Nearest is not the same as assigned; confirm the school for each address.

Data updated: November 2026 (road estimates measured November 2026 from the Tamarindo amenity center; Florida Department of Education 2025-26 school report cards; Collier County Public Schools pages as linked).

Road distances and no-traffic drive times are about, from the public OpenStreetMap router in November 2026, measured from the Tamarindo amenity center at 246 Tamarindo Lane; homes at the north end run up to about 0.8 mile and 3 minutes longer, and allow more from January to April.

Distances measured from the Tamarindo amenity center at 246 Tamarindo Lane. Nearest is not the same as assigned.

Nearest is not the same as assigned. Confirm the assigned schools for a specific address with Collier County Public Schools, which links the district's zoning tool.

Which public schools are near Tamarindo?

By road from the Tamarindo amenity center at 246 Tamarindo Lane, Lely Elementary is about 1.3 miles and about 4 minutes, Lely High about 4.2 miles and 12 minutes, and Manatee Elementary and Manatee Middle, side by side on Manatee Road, about 5.5 miles and 11 minutes. East Naples Middle on Estey Avenue is about 8.1 miles and Lorenzo Walker Technical High about 8.1; Marco Island Academy is about 14.6 miles and 27 minutes.

Which schools do listings name for Tamarindo?

Listing descriptions for Tamarindo homes name Lely Elementary, Manatee Middle and Lely High, and some nearby listings in ZIP 34114 name Manatee Elementary; the district's zoning tool is the authority for which school serves a given address.

A listing's school line is the listing agent's entry, not the district's record, which is why two listings in the same ZIP code can name different elementary schools. Nearest is not the same as assigned. Confirm the assigned schools for a specific address with Collier County Public Schools, which links the district's zoning tool, before you rely on a listing's school line.

How do I confirm the assigned school?

Nearest is not the same as assigned. Confirm the assigned schools for a specific address with Collier County Public Schools, which links the district's zoning tool.

Enter the exact Tamarindo street address into the district's zoning tool and keep a copy of the result. The district also publishes bus stop tools on its transportation page.

What grades do nearby schools have?

The Florida Department of Education's 2025-26 report cards give Lely Elementary an A (67 percent of points), Lely High a B (64 percent), Manatee Elementary an A (63 percent), Manatee Middle an A (65 percent), East Naples Middle an A (71 percent), Lorenzo Walker Technical High an A (85 percent) and Marco Island Academy an A (70 percent); each grade links to its report card in the schools table.

Collier County Public Schools earned an A district grade for 2025-26, and the district reports that 51 of its 52 graded schools earned an A or a B (CCPS grades). Grades describe each school, not Tamarindo. Nearest is not the same as assigned, so confirm the school for the specific address.

What programs does Lely High offer?

Lely High offers AP, AICE and dual enrollment and Collier Career Academies in criminal justice, engineering, information technology, medical and aviation; Lely Elementary and Manatee Middle describe themselves as Leader in Me schools (Lely High; Manatee Middle; Lely Elementary).

Lely High is about 4.2 road miles, measured from the Tamarindo amenity center at 246 Tamarindo Lane, with a 2025-26 grade of B (64 percent). Nearest is not the same as assigned; confirm the high school for a specific address with Collier County Public Schools.

Is there a charter or technical high school option?

Two options sit beside the district's zoned schools. Lorenzo Walker Technical High, 3702 Estey Ave, is a public high school by application, about 8.1 road miles, with an A (85 percent) for 2025-26. Marco Island Academy, 2255 San Marco Rd, Marco Island, is a public charter high school, about 14.6 road miles, with an A (70 percent). Both distances are measured from the Tamarindo amenity center at 246 Tamarindo Lane.

Collier County Public Schools' Parental Choice program takes applications by June 30 of an open window, approvals depend on capacity, and the district does not provide transportation for choice placements; the district publishes bus stop tools on its transportation page (Parental Choice; Transportation). Nearest is not the same as assigned.

What private schools are nearby?

Private schools within reach include Seacrest Country Day School, 7100 Davis Blvd, about 6.1 road miles; St. John Neumann Catholic High School, 3000 53rd St SW, about 8.6; and the Community School of Naples, 13275 Livingston Rd. The two distances are measured from the Tamarindo amenity center at 246 Tamarindo Lane. Admission and tuition are set by each school (Seacrest Country Day School; St. John Neumann Catholic High School; Community School of Naples).

Is there a college nearby?

Florida SouthWestern State College's Collier Campus, 7505 Grand Lely Dr, is about 2.3 road miles, measured from the Tamarindo amenity center at 246 Tamarindo Lane (FSW Collier Campus).

Lely High lists dual enrollment among its programs; the school and the college set the terms. Nearest is not the same as assigned for the district's own schools.

Where Is Healthcare Near Tamarindo?

Tamarindo sits just south of Physicians Regional Medical Center, Collier Boulevard, which describes 130 beds and 24-hour emergency room services, about 1.4 road miles and 5 minutes from the Tamarindo amenity center at 246 Tamarindo Lane. Walk-in immediate care is about 1.6 road miles, and Collier County EMS Medic 25 is based in Hacienda Lakes.

Data updated: November 2026 (road estimates measured November 2026 from the Tamarindo amenity center; Physicians Regional and NCH pages as linked; Collier County hearing examiner packet, February 26, 2026; Collier County EMS station records).

Road distances and no-traffic drive times are about, from the public OpenStreetMap router in November 2026, measured from the Tamarindo amenity center at 246 Tamarindo Lane; homes at the north end run up to about 0.8 mile and 3 minutes longer, and allow more from January to April.

What hospital is closest to Tamarindo?

Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, sits on the hospital campus just north of Tamarindo. The hospital describes 130 beds, 24-hour emergency room services and an older adult ER, and says it began accepting patients on February 5, 2007; Physicians Regional states that its Collier Boulevard and Pine Ridge hospitals are certified Primary Stroke Centers and Accredited Chest Pain Centers. By road it is about 1.4 miles, about 5 minutes, from the Tamarindo amenity center at 246 Tamarindo Lane (Physicians Regional, Collier Boulevard; Physicians Regional emergency department).

The hospital campus just north of Tamarindo sits on its own 60-acre parcel under a separate planned unit development, so it is a neighbor, not part of the community.

Is the Collier Boulevard hospital growing?

The 260,000 sq ft hospital and 80,000 sq ft of medical office in the campus's planned unit development are zoning capacity, not built size (Collier County hearing examiner packet, February 26, 2026). The hospital's own page describes 130 beds and 212,400 sq ft plus a 94,000 sq ft medical office building, and announces no expansion (Physicians Regional, Collier Boulevard).

Where is walk-in or urgent care?

NCH Medical Group Immediate Care, Southeast, 7717 Collier Blvd, Suite 100, is walk-in immediate care about 1.6 road miles and about 4 minutes with no traffic. Physicians Regional East Naples Urgent Care, 4525 Thomasson Dr, is urgent care open 7 a.m. to 7 p.m. daily, about 5.6 road miles and about 12 minutes (NCH locations; Physicians Regional East Naples Urgent Care).

Both distances are measured from the Tamarindo amenity center at 246 Tamarindo Lane. NCH's urgent and immediate care locations take online check-in, though NCH's page says only HMO plans with an assigned NCH primary care provider are accepted at this time (NCH urgent care). Check each location's current hours before you go.

Where are the other emergency departments?

Beyond the Collier Boulevard hospital, the NCH Baker Hospital emergency department at 350 7th St N is about 10.0 road miles and about 21 minutes; Physicians Regional, Pine Ridge, 6101 Pine Ridge Rd, about 11.4 miles and 19 minutes; NCH Emergency Department, Northeast, 15420 Collier Blvd, a freestanding emergency department, about 12.8 miles and 22 minutes; and NCH North Hospital, 11190 Health Park Blvd, about 17.9 miles and 26 minutes (NCH locations; Physicians Regional hospitals).

All are measured from the Tamarindo amenity center at 246 Tamarindo Lane, with no traffic; allow more from January to April. In an emergency, call 911.

What is NCH?

NCH describes itself as a locally governed non-profit, with NCH Baker Hospital and NCH North Hospital totaling 713 beds; its urgent and immediate care locations take online check-in (NCH, about; NCH urgent care).

Which EMS and fire services cover Tamarindo?

Collier County EMS Medic 25 is based at 3675 Hacienda Lakes Parkway in Hacienda Lakes next door, and Tamarindo is in the Greater Naples Fire Rescue District.

On the 2026 county tax roll, the Greater Naples Fire Rescue District levies 2.0000 mills on Tamarindo homes, one of the ten levies in millage area 76. Ambulance and fire response are dispatched through 911; the EMS station location comes from Collier County's EMS station records.

How Far Is Tamarindo From Beaches, Shopping and the Airport?

Tamarindo is about 4 minutes by road from a Publix, about 9 from I-75 at Exit 101, about 21 from the Naples Pier area beach and about 49 from Southwest Florida International Airport, all with no traffic and measured from the Tamarindo amenity center at 246 Tamarindo Lane; allow more from January to April.

Data updated: November 2026 (road estimates measured November 2026 from the Tamarindo amenity center; Brixmor, Naples Airport and Rookery Bay pages as linked).

Road distances and no-traffic drive times are about, from the public OpenStreetMap router in November 2026, measured from the Tamarindo amenity center at 246 Tamarindo Lane; homes at the north end run up to about 0.8 mile and 3 minutes longer, and allow more from January to April.

How far is Tamarindo from the beach?

The nearest Gulf beach by road is the Naples Pier area, about 10.3 road miles and about 21 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane; Tigertail Beach on Marco Island is about 27 minutes.

On the same measure, Lowdermilk Park is about 23 minutes, Clam Pass Park about 28 and the Vanderbilt Beach area about 31. Tamarindo has no beach of its own; check each beach's parking rules before you go.

How far is Tamarindo from I-75?

Interstate 75 is about 4.8 road miles away at Exit 101, Collier Boulevard, about 9 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane. Until the interchange work at Exit 101 finishes, expected in early 2027, the trip passes a work zone.

Collier Boulevard runs along Tamarindo's west side behind a 1.99-acre buffer tract, and Exit 101 is its interchange with I-75. The state's transportation improvement program carries an ultimate interchange improvement at I-75 and State Road 951, Collier Boulevard, as project 425843-2. The project is in construction, at about $97 million; its phase began in early 2023 and completion is expected in early 2027 (FDOT SWFL Roads, project 425843-2).

How far is Tamarindo from the airport?

Southwest Florida International Airport (RSW) is about 37.8 road miles and about 49 minutes with no traffic, and Naples Airport (APF) about 8.8 road miles and about 18 minutes, both measured from the Tamarindo amenity center at 246 Tamarindo Lane.

Naples Airport serves general aviation; commercial flights use Southwest Florida International Airport (Naples Airport). RSW is the longest airport trip on the table, so allow extra time from January to April when you have a flight to catch.

How far is downtown Naples and Fifth Avenue South?

Fifth Avenue South, downtown Naples, is about 9.2 road miles and about 19 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane. The Naples Pier, at the west end of downtown, is about 10.3 road miles and 21 minutes.

Where is the nearest grocery store?

Publix at Naples Lakes Village Center, 8585 Collier Blvd, with a pharmacy, is about 1.6 road miles and about 4 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane. Publix at Freedom Square, 12663 Tamiami Trl E, is about 3.7 road miles and 8 minutes, and the Walmart Supercenter at 9885 Collier Blvd about 4.2 road miles and 8 minutes.

Freedom Square on Tamiami Trail East is anchored by Publix, with Burlington, HomeGoods and Planet Fitness among its tenants (Brixmor, Freedom Square). Check each store's current hours before you go.

How far is Marco Island?

Tigertail Beach on Marco Island is about 13.4 road miles and about 27 minutes with no traffic, and South Marco Beach about 15.2 road miles and about 30 minutes, both measured from the Tamarindo amenity center at 246 Tamarindo Lane.

Check beach parking rules on the island before you go, and allow more time from January to April.

Where are the larger shopping centers?

Coastland Center is about 11.0 road miles and about 22 minutes with no traffic, Waterside Shops about 15.1 miles and 25 minutes, and Mercato about 17.1 miles and 28 minutes, measured from the Tamarindo amenity center at 246 Tamarindo Lane. The existing Costco at 6275 Naples Blvd is about 13.9 road miles and 23 minutes.

Collier County commissioners approved a second Costco, with a fuel station, on the southeast corner of Rattlesnake Hammock Road and Collier Boulevard on October 14, 2025; no opening date has been published (Gulfshore Business). Until it opens, the Naples Boulevard store is the Costco on the drive table.

What nature areas are nearby?

Rookery Bay's Environmental Learning Center is on Tower Road, south of Tamarindo (Rookery Bay). It is about 4.7 road miles and about 11 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane.

Inside Tamarindo, about 24 acres of undeveloped preserve land, 24.20 acres on one district tract, run along the east side, and four lakes cover 12.03 acres. The South Regional Library, 8065 Lely Cultural Pkwy, is about 1.7 road miles and 5 minutes on the same measure.

Selling a home at Tamarindo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072.

Buying at Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

What Is Planned Around Tamarindo: Roads and New Development?

Tamarindo's stretch of Collier Boulevard has approved and proposed projects around it: a Costco approved on October 14, 2025, a planned osteopathic medical college on Rattlesnake Hammock Road, a Collier Boulevard segment projected over capacity by 2030 and a revised proposal for the citrus grove east on Sabal Palm Road. Each item carries its date.

Data updated: November 2026 (Collier County commission, planning commission and hearing examiner packets and Collier MPO packets as linked; Gulfshore Business and WGCU reports as linked; Collier County transportation engineering projects list, read October 2026).

With 244 of 251 lots built, building inside Tamarindo is limited to the remaining 7 lots; the rest is renovation of existing homes and the amenity center. The items that follow are outside the gate, each with its source and date, located by road and intersection.

Is a Costco coming near Tamarindo?

Collier County commissioners voted 5-0 on October 14, 2025 to approve a Costco warehouse with a fuel station on the southeast corner of Rattlesnake Hammock Road and Collier Boulevard, inside the Hacienda Lakes commercial area, north of the hospital campus: Ordinance 2025-47 and Resolution 2025-216. Gulfshore Business reported a store of about 162,671 sq ft. No groundbreaking report was found as of November 2026, and no opening date has been published. In November 2025, Costco and residents of Esplanade at Hacienda Lakes reached an agreement, announced November 21, 2025, that covers tanker-truck routing signs, added landscaping and crosswalk signage (Gulfshore Business, November 2025; Gulfshore Business; WGCU, October 2025; Collier County commission packet, November 10, 2025).

The site sits north of the Physicians Regional campus, which is itself just north of Tamarindo, so the store is reached by Collier Boulevard rather than by any Tamarindo street.

What conditions came with the Costco approval?

County staff recorded the applicant's commitments that the fuel station would not run 24 hours, that its queue would hold up to 70 vehicles and that deliveries would come at night, for a store designed to serve 4,500 customers a day (county planning commission packet, July 17, 2025).

What is the medical college near Collier Boulevard?

On November 10, 2025, Collier County commissioners approved a $6 million economic development agreement for a planned 108,000 sq ft osteopathic medical college for up to 400 students on the south side of Rattlesnake Hammock Road east of Collier Boulevard, in Hacienda Lakes; the county hearing examiner approved reduced side setbacks for the site in early 2026 (Collier County commission packet, November 10, 2025; hearing examiner packet, February 26, 2026).

A ceremonial groundbreaking was held on July 16, 2026 at 8365 Cadenza Road, and classes are planned for July 2028 (Gulfshore Business, July 2026). Reports differ on size and cost: Gulfshore Business reported a $200 million project with about 90 students at launch growing to about 720, while Naples News Now reported in November 2025 a $170 million project with about 400 students at full enrollment (Naples News Now, November 2025). The site is in Hacienda Lakes, a separate development with its own zoning, and it is reached from Rattlesnake Hammock Road.

Is Collier Boulevard getting busier?

Collier Boulevard from Davis Boulevard to Rattlesnake Hammock Road, the six-lane stretch north of Tamarindo, carried 2,500 peak-hour, peak-direction trips against a 3,000-trip service volume in the county's 2024 capacity report, and is projected to exceed capacity by 2030 with no improvement programmed; the county's stated answer is to monitor it and pursue a study of the Wilson Benfield corridor, a parallel route, in fiscal 2029 (county planning commission packet, October 1, 2026; county commission packet, April 28, 2026).

For a Tamarindo owner, that segment is the route north toward Davis Boulevard. The trip to I-75 at Exit 101 is about 9 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane; allow more from January to April.

Is Rattlesnake Hammock Road being extended?

Rattlesnake Hammock Road east of Collier Boulevard is already a four-lane road, per county hearing examiner staff in February 2026, and the county's active transportation engineering list, read in October 2026, showed no project on Collier Boulevard south of I-75, Rattlesnake Hammock Road, Benfield Road or Sabal Palm Road (hearing examiner packet, February 26, 2026; Collier County transportation engineering projects).

So the records available show no extension project. Rattlesnake Hammock Road is the next major east-west road north of Tamarindo, and the Costco site and the planned medical college both front it.

What is planned for Benfield Road?

The adopted 2050 long range transportation plan lists Benfield Road segments near Hacienda Lakes only as unfunded needs (Collier MPO packet, April 10, 2026).

An unfunded need is a project the plan recognizes without money assigned to build it. The county's answer for the busier Collier Boulevard segment north of Rattlesnake Hammock Road is a study of the Wilson Benfield corridor in fiscal 2029, and the county's active transportation engineering list, read in October 2026, showed no Benfield Road project.

What state road projects are programmed nearby?

The state's transportation improvement program, as adopted by the Collier MPO in 2026, carries the I-75 at State Road 951 (Collier Boulevard) ultimate interchange improvement (project 425843-2), a $4,201,757 resurfacing of U.S. 41 to west of Collier Boulevard, and a County Barn Road trail from Rattlesnake Hammock Road north (Collier MPO packet, September 23, 2026).

The interchange project sits at Exit 101, the I-75 merge about 4.8 road miles away, measured from the Tamarindo amenity center at 246 Tamarindo Lane. Tamarindo sits east of Collier Boulevard on Sabal Palm Road, between Rattlesnake Hammock Road and U.S. 41. The interchange is in construction, with lane closures posted for October 2026, so drives to Exit 101 pass a work zone until the work finishes, expected in early 2027 (FDOT SWFL Roads, project 425843-2; FDOT Road Watch, Collier County).

What is proposed on Sabal Palm Road east of Tamarindo?

East of Tamarindo on Sabal Palm Road, the owner of the roughly 169-acre South Naples Citrus grove at 341 Sabal Palm Road sought approval for 423 homes. WGCU reported on January 14, 2026 that commissioners did not approve it, while Gulfshore Business reported a 3-2 vote on January 13, 2026 to continue the hearing. On May 12, 2026, commissioners agreed to pursue appraisals and negotiations for a possible Conservation Collier purchase. The applicant then proposed an 18-hole private golf course with 10 member cottages instead; the county planning commission voted 5-1 to move it forward on August 20, 2026, and county commissioners heard it on September 22, 2026. The outcome of that hearing was not in the records available (WGCU, January 14, 2026; Gulfshore Business, January 2026; Gulfshore Business, May 2026; county planning commission packet, October 1, 2026; county commission packet, September 22, 2026).

Sabal Palm Road is the road Tamarindo's gated entrance opens onto, so the grove's outcome is worth checking with the county before you buy.

What is the Florida Sports Park?

The Florida Sports Park at 8520 Rattlesnake Hammock Road, inside Hacienda Lakes, hosts the Swamp Buggy Races, with 2027 race days scheduled for January 24, February 28 and April 3 (Swamp Buggy Races schedule).

Tamarindo vs VeronaWalk: Which Fits You?

Tamarindo and VeronaWalk face each other across Sabal Palm Road. On one county yardstick over 24 months, Tamarindo shows 18 qualified sales at a $573,250 median, $252 per county adjusted sq ft, against VeronaWalk's 150 at $544,000, $268; VeronaWalk's single-family phases hold about seven times as many homes.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Tamarindo Community Development District audited financial statements and adopted budgets).

We compared Tamarindo with VeronaWalk, Azure at Hacienda Lakes, Seven Shores, Naples Reserve and Winding Cypress on one county yardstick, and the table sets Tamarindo and VeronaWalk side by side.

Same county yardstick for both rows: qualified recorded sales over $100,000, county records through mid-October 2026, sizes as county adjusted area.

What is VeronaWalk?

VeronaWalk, across Sabal Palm Road to the south, has 1,692 single-family homes on the county roll in its single-family phases, roll years 2004 to 2025; see the Verona Walk guide for its association, district and amenities.

VeronaWalk lies south of Tamarindo across Sabal Palm Road; Esplanade at Hacienda Lakes wraps Tamarindo's north and east sides. Each is a separate place with its own zoning, association and rules.

How do Tamarindo and VeronaWalk compare on price?

Over 24 months, VeronaWalk's single-family phases show 150 qualified sales at a $544,000 median, $268 per county adjusted sq ft, against Tamarindo's 18 at $573,250, $252; Tamarindo's homes are larger on the county yardstick, a 2,458 sq ft median against 2,083.

Over 36 months the medians are $645,000 for Tamarindo, $261 per county adjusted sq ft, and $587,000 for VeronaWalk, $279; over 60 months, $635,000, $258, against $597,000, $287. Over 12 months Tamarindo's 3 sales are too few for a median.

How do the homes compare in size and age?

Tamarindo's homes run from 2,127 to 2,813 sq ft of county adjusted area, median 2,458, and the county roll gives them build years of 2022 to 2025. VeronaWalk's single-family phases run from 1,744 to 3,152 sq ft, median 2,083, with roll years 2004 to 2025.

County adjusted area is Collier County's size measure in its building records; it counts the garage and covered areas at a fraction, and it is the same measure for both rows. Tamarindo's range is narrower, and VeronaWalk's reaches both smaller and larger homes; Tamarindo's median is the larger of the two.

Which is larger?

VeronaWalk's single-family phases hold about seven times as many homes as Tamarindo, 1,692 against 244, so they record far more sales in any window.

That is why Tamarindo's figures lead with the 24-month window, the shortest with 10 or more qualified sales, while VeronaWalk reaches a median inside 12 months.

How do the district and fees compare?

Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents). The district's Series 2021 bonds have a final maturity of May 1, 2051, with $4,640,000 outstanding after the May 1, 2026 payment, per the district's fiscal 2027 budget.

The association's current dues are not published by the association or any primary source we could read, so ask the seller for the latest dues statement and order an estoppel certificate early. For VeronaWalk's association, district and fees, see the Verona Walk guide.

How do amenities compare?

Builder materials and listing descriptions describe a resort-style pool with lap lanes, a fitness room, four pickleball courts, three bocce courts and a clubhouse with social and game rooms, plus sidewalks on both sides of the street. The amenity center sits on the association's 2.58-acre tract at 246 Tamarindo Lane, where the county roll shows a 2023 clubhouse building of 8,256 sq ft (Tamarindo CDD documents).

Tamarindo has no golf course, no golf or club membership, no marina or boat access and no beach. For VeronaWalk's amenities, see the Verona Walk guide, and tour both before you decide.

Which fits you?

Decide by community size, home size, build era, price band, amenities, district and fees and sales depth, not by person.

Selling a home at Tamarindo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072.

Buying at Tamarindo? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.

How Does Tamarindo Compare With Nearby Communities?

Tamarindo's 24-month figures, 18 qualified sales at a $573,250 median and $252 per county adjusted sq ft, sit at the low end of six ZIP 34114 communities on one county yardstick. Its per square foot figure is the lowest of the six, and VeronaWalk's $544,000 median price is lower.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).

We tracked every qualified recorded sale the county file holds for Tamarindo's 244 homes, 217 sales since the first closings in 2022, and set them beside five communities in the same ZIP code on the same yardstick.

Same county yardstick for every row: qualified recorded sales over $100,000, county records through mid-October 2026, sizes as county adjusted area, all in ZIP 34114.

How does Tamarindo compare with Seven Shores?

Seven Shores, on the Hacienda North plat inside the Hacienda Lakes development, recorded 83 qualified sales in 24 months at a $750,000 median, $286 per county adjusted sq ft.

On the county roll the Seven Shores plat holds 114 homes with roll years 2024 to 2025 and county adjusted areas of 1,954 to 5,530 sq ft, against Tamarindo's 244 homes of 2,127 to 2,813 sq ft and 18 sales at $573,250, $252. Seven Shores is a separate community; its beach-named streets are not Tamarindo's.

How does Tamarindo compare with Naples Reserve?

Naples Reserve, 609 homes on the roll, recorded 69 qualified sales in 24 months at an $800,000 median, $317 per county adjusted sq ft.

Its roll years run from 2015 to 2025 and its county adjusted areas from 2,048 to 3,960 sq ft, and over 60 months it recorded 177 sales at an $899,000 median, $352, against Tamarindo's 217 at $635,000, $258.

How does Tamarindo compare with Winding Cypress?

Winding Cypress, 766 homes on the roll, recorded 76 qualified sales in 24 months at an $822,500 median, $330 per county adjusted sq ft.

Its roll years run from 2015 to 2025 and its county adjusted areas from 1,898 to 4,282 sq ft, and over 60 months it recorded 261 sales at a $760,000 median, $326. Of the six rows, Winding Cypress carries the highest 24-month median and the highest 24-month figure per county adjusted sq ft, against Tamarindo's $573,250 and $252.

How does Tamarindo compare with Azure at Hacienda Lakes?

Azure at Hacienda Lakes, 381 homes on the roll, recorded 34 qualified sales in 24 months at an $802,500 median, $296 per county adjusted sq ft.

On the county roll Azure's homes carry roll years 2017 to 2025 and county adjusted areas of 1,900 to 5,396 sq ft, and over 60 months it recorded 238 sales at a $715,200 median, $322. Azure is inside the larger Hacienda Lakes development; Tamarindo is not part of Hacienda Lakes and has its own zoning, its own community development district and its own homeowners association.

Where does Tamarindo sit on price among these communities?

On this yardstick, Tamarindo's 24-month median of $573,250 and $252 per county adjusted sq ft sit at the low end of these ZIP 34114 communities, near VeronaWalk's figures.

Over 24 months the medians run from VeronaWalk's $544,000 and Tamarindo's $573,250 to Seven Shores at $750,000, Naples Reserve at $800,000, Azure at $802,500 and Winding Cypress at $822,500. Per county adjusted sq ft, Tamarindo's $252 is the lowest of the six, then VeronaWalk at $268. These are recorded medians, not values for any one home; a valuation reads the specific house, its size and its lot.

Why Buy at Tamarindo: Honest Pros and Cons

Tamarindo offers one-story homes built 2022 to 2025 behind a gated entry, with a clubhouse, pool and courts as described, four lakes and about 24 acres of preserve. The trade-offs include a $1,576.61 district assessment with debt service to 2051, unpublished dues, a developer-controlled district board and the district's drainage record.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, sales through October 16, 2026; Tamarindo Community Development District audited financial statements, minutes and letter; county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026; road estimates measured November 2026 from the Tamarindo amenity center; county packets as linked).

Every row is a fact from the county, district or flood records, or from builder materials and listing descriptions where labeled.

What are the strongest reasons to buy at Tamarindo?

Tamarindo's homes date from 2022 to 2025: Collier County's roll gives the 244 homes build years of 2022 to 2025, and every plan we could identify is one story. The gated entry on Sabal Palm Road has electronic access, and builder materials and listing descriptions describe a resort-style pool with lap lanes, a fitness room, four pickleball courts, three bocce courts and a clubhouse with social and game rooms, on the association's 2.58-acre tract at 246 Tamarindo Lane.

Four lakes cover 12.03 acres, about 24 acres of preserve run along the east side, the hospital campus is just north, and Tamarindo's 24-month median of $252 per county adjusted sq ft is lower than VeronaWalk's $268.

What should a Tamarindo buyer weigh carefully?

Every Tamarindo home carries the district assessment of $1,576.61 a year, $1,247.68 of it debt service on Series 2021 bonds with a final maturity of May 1, 2051 (Tamarindo CDD documents). The association's dues are not published, so the estoppel certificate and the seller's latest statement carry the figure. At September 30, 2025, every member of the district's five-person board was affiliated with D.R. Horton, per the audit.

The district's own records describe drainage challenges and a permanent fix that draft minutes of May 28, 2026 called "essentially at a standstill." Add Zone AH with Zone AE on the west side, only 3 qualified sales in 12 months, and rules that come from the recorded declaration, so ask for it before you sign.

Who should I call to see Tamarindo homes?

Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers and our guide to buying a home in Naples.

A first conversation with us covers the $1,576.61 district line, the bond balance, the latest minutes, the flood map and the documents to collect: the HOA disclosure summary, the estoppel certificate, any letter of map revision, the elevation certificate and the wind mitigation report.

What should a Tamarindo seller do first?

Start with a valuation from the county record: get a Naples home valuation, read our guide to selling a home in Naples, and Call Jesse direct at (239) 898-6072.

Pricing reads the 24-month window, 18 qualified sales at a $573,250 median, and the home's size band. Before listing, gather the latest district minutes, the latest dues statement, an early estoppel certificate, any letter of map revision, the roof's permit date and the wind mitigation report.

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

Tamarindo sellers get the strongest result when a home is priced from Collier County's recorded sales, because the county shows 18 qualified sales in the 24 months through mid-October 2026, from $550,000 to $747,000, at a $573,250 median. McGreevy and Comisar price each Tamarindo home from the county record, not a portal estimate.

Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; Tamarindo Community Development District audited financial statements, fiscal 2021 to 2025, and adopted budgets for fiscal 2026 and 2027; county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026; our analysis).

If you're searching for the best Tamarindo listing agent, or thinking, "I need to sell my house in Tamarindo...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the 244 homes, 217 sales since the first closings in 2022, we read the 2026 county tax roll for all 244 homes, and we read the county's copy of the effective FEMA flood map (panel 12021C0606J, effective February 8, 2024) and its evacuation zones for Tamarindo. We also read the district's audited annual financial reports for fiscal 2021 to 2025 and its October 18, 2024 drainage letter, and we compared Tamarindo with VeronaWalk and four other ZIP 34114 communities on one county yardstick. Jesse McGreevy and Marc Comisar price each home by county adjusted area and put the district record and the flood map in front of a buyer before the buyer has to ask.

• 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

Collier County's file shows these qualified recorded sales of the 244 homes, with the window named beside each figure.

Only sales over $100,000 that the county marks as qualified are in these counts.

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

Start with our free home valuation, and we will follow up with a number built on the county's qualified recorded sales, adjusted for county adjusted area and size band. Our Naples home valuation page explains our method.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full process, read our guide to selling a home in Naples.

Buying at Tamarindo instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.

How do you price a Tamarindo home?

We start with the windows the record can support. The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500. We then narrow by county adjusted area, which counts the garage and covered areas at a fraction. Over 24 months, homes of 2,300 to 2,799 sq ft recorded 12 qualified sales at a $595,750 median, $243 per county adjusted sq ft; homes of 1,500 to 2,299 sq ft recorded 5 sales from $557,500 to $590,000, too few for a median; and one home of 2,800 to 3,399 sq ft sold, at $600,000. All 13 sales of 2025 and 2026 were resales, the most direct read on what a second owner pays. We make no forecast.

Does the plan or the lot change the price?

The county file does not record plan names, so we price by county adjusted area, not by plan. Over 60 months, homes of 1,500 to 2,299 sq ft recorded 59 qualified sales at a $585,700 median, $267 per county adjusted sq ft; homes of 2,300 to 2,799 sq ft recorded 148 at a $651,950 median, $255 per county adjusted sq ft; and homes of 2,800 to 3,399 sq ft recorded 10 at a $626,100 median, $223 per county adjusted sq ft. Listing descriptions mention lake views on Grace Bay Lane and Spiaggio Court lots; check the view and the lot for a specific home. The county file does not separate sales by view, and we make no value claim from a plan, a lot or a view.

What will a buyer ask me about the CDD?

Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents). The district's audit shows $4,755,000 of the bonds outstanding at September 30, 2025, with $115,000 of principal due in fiscal 2026; after the May 1, 2026 payment the outstanding balance is $4,640,000, per the district's fiscal 2027 budget (FY2025 audit).

The audits say debt assessments may be prepaid and that prepayments retire bonds; a buyer or owner can ask the district manager for a payoff amount for a specific home. On a resale, the homeowners association disclosure summary the buyer receives before signing includes a warning about special district assessments (s. 720.401).

What will a buyer ask me about drainage?

A buyer who reads the district's website will find a letter dated October 18, 2024 saying Tamarindo "has faced drainage challenges" and that the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton (Tamarindo CDD; Tamarindo CDD documents). District minutes of June 4, 2025 describe "the fourth attempt at the permitting process," and the draft minutes of May 28, 2026 say Collier County and the Big Cypress Basin raised concerns about the discharge path, two solutions were under study, and "Everything is essentially at a standstill for now."

These are the district's own dated records. Have the latest district minutes ready, and expect the buyer to ask the association what has changed since May 2026.

How does the flood map affect my listing?

On Collier County's copy of the effective FEMA flood map, panel 12021C0606J, effective February 8, 2024, Tamarindo lies in Zone AH over most of the community, with Zone AE along the west side, including all of Nissi Court and most of Grace Bay Lane; both are special flood hazard areas. FEMA's records list Letters of Map Revision based on Fill for Tamarindo lots 1 to 180, three cases that Collier County's 2024 summary of map actions lists as revalidated on the current panel, and for lots 181 to 251, one more case. Whether a given home was removed from the special flood hazard area is on its letter, so find yours before you list. Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address, checked on FEMA's Flood Map Service Center.

Selling a Tamarindo home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Tamarindo? Call Marc at (239) 287-5873, or read about how we represent buyers.

Your Local Real Estate Experts

Tamarindo owners call McGreevy and Comisar when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Tamarindo home from Collier County's recorded sales.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

• 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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a home at Tamarindo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Tamarindo? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Tamarindo realtors, and the reviews on the team's Google Business Profile describe what a Tamarindo seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

★★★★★ "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." Verified Google review

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

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Tamarindo buyers ask where the 244 homes are, who built them, what the district and the association charge, what the flood map and the drainage record show and what homes have sold for. Each answer draws on a county record, the district's records, a statute or a public report, and names what to ask for where a fact is unpublished.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; Tamarindo Community Development District audited financial statements, fiscal 2021 to 2025, and adopted budgets for fiscal 2026 and 2027; county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026; listing descriptions, 2022 to 2026; road estimates measured November 2026 from the Tamarindo amenity center; our analysis).

Where is Tamarindo in Naples, FL?

Tamarindo, the community buyers search for as Tamarindo Naples, sits east of Collier Boulevard on Sabal Palm Road, between Rattlesnake Hammock Road and U.S. 41, with its gated entrance on the north side of Sabal Palm Road about a quarter mile east of Collier Boulevard; it is in unincorporated Collier County, not inside the City of Naples, its mailing city is Naples and its ZIP code is 34114. There is no entrance from Collier Boulevard (Tamarindo CDD, About).

Is Tamarindo the same as Tamarindo, Costa Rica, Tamarind Way or Tamaryind Place?

No. This page is about the Tamarindo on Sabal Palm Road in Naples 34114. It is not Tamarindo, Costa Rica, or any Tamarindo resort, condominium or restaurant, and it is not Seven Shores, the separate community with beach-named streets inside the Hacienda Lakes development. Tamarind Way in Raffia Preserve, Tamaryind Place, Tamarind Bay Club, Marriott Tamarindo Sunrise and Diria Resort are different places.

Is Tamarindo part of Seven Shores or Hacienda Lakes?

No. Seven Shores is a separate community on the Hacienda North plat inside the Hacienda Lakes development; its beach-named streets are not Tamarindo's. Tamarindo is not part of Hacienda Lakes: it has its own zoning, its own community development district and its own homeowners association.

What streets are in Tamarindo?

Collier County's 2026 roll records 244 single-family homes on the TAMARINDO plat, on seven streets: Grace Bay Lane, Tamarindo Lane, Polihale Way, Kamari Cove, Deauville Loop, Nissi Court and Spiaggio Court. By street, the roll shows 59 homes on Polihale Way, 56 on Grace Bay Lane, 42 on Tamarindo Lane, 36 on Kamari Cove, 29 on Deauville Loop, 14 on Nissi Court and 8 on Spiaggio Court, for 244.

Is Tamarindo a gated community?

Yes. Tamarindo has a gated entry on Sabal Palm Road with electronic access: district minutes from August 2024 refer to the association's access system, and listing descriptions describe card or fob entry. There is no entrance from Collier Boulevard.

Is the gate staffed?

Tamarindo has a gated entry with electronic access, which district minutes from August 2024 call the association's access system and listing descriptions describe as card or fob entry. How the gate is run, including how visitors and deliveries are admitted, is set by the association; ask the association.

Who built Tamarindo?

D.R. Horton built Tamarindo's homes under its Tradition Series, and D.R. Horton petitioned Collier County to create the community development district in 2020; the district's records name Forestar as the land developer. A 2025 supervisor is listed as Forestar's appointee, and 2025 and 2026 minutes describe Forestar and D.R. Horton working on the drainage fix.

Is Tamarindo built by D.R. Horton or Express Homes?

The brand is D.R. Horton. Tamarindo's homes were built under D.R. Horton's Tradition Series, not under its Express Homes or Emerald brands, and the district's records name Forestar as the land developer.

When was Tamarindo built?

Collier County's roll gives Tamarindo's 244 homes build years of 2022 to 2025: 23 in 2022, 87 in 2023, 118 in 2024 and 16 in 2025.

Is Tamarindo still under construction?

With 244 of 251 lots built, any further home building inside Tamarindo is limited to the 7 remaining lots, 6 of them still titled to D.R. Horton on the 2026 roll; the rest is renovation of existing homes and the amenity center. D.R. Horton's Tamarindo page has been retired from its website.

Is Tamarindo 244 homes or 251?

Both, for different things. The district counts 251 lots; Collier County's 2026 roll records 244 single-family homes on the TAMARINDO plat, and 7 lots had no home on the 2026 roll, 6 of them still titled to D.R. Horton.

What floor plans are in Tamarindo?

Listing descriptions name four plans. The Clifton is about 1,816 sq ft of living area with 2 bedrooms plus a den or 3 bedrooms, 2 baths and a 2-car garage, about 43 homes. The Delray is about 2,034 sq ft with 3 bedrooms plus a flex room or den, 2 baths and a 2-car garage, about 85 homes. The Shelby is about 2,221 sq ft with 3 bedrooms plus a den, 2 full and 2 half baths and a 2.5-car garage, about 83 homes. The Ariel accounts for about 6 homes; its size is not stated in the listing descriptions available. About 9 homes at a county living area of 1,992 sq ft carry no plan name in the records available, and about 18 are larger homes on the roll. Plan names come from listing descriptions and the counts are our reading of the county roll; confirm each home's plan, layout and size with the seller.

Is the Shelby the largest plan?

Listing descriptions call the Shelby the largest floor plan in the neighborhood: about 2,221 sq ft of living area, 3 bedrooms plus a den, 2 full and 2 half baths, per listing descriptions (one half bath opens to the lanai), and a 2.5-car garage, on about 83 homes. About 18 larger homes on the roll carry no plan name in the records available.

Are all Tamarindo homes one story?

Every plan we could identify at Tamarindo is one story. D.R. Horton marketed Tamarindo's Tradition Series homes at approximately 1,670 to over 2,200 square feet of living area. The roll carries a county living area of 1,626 to 3,016 sq ft.

Do Tamarindo homes have impact windows?

It depends on the home. Builder materials describe concrete block construction and a smart home package. Some listing descriptions mention impact windows; ask which openings have impact glass or shutters, and ask for the permits.

Does Tamarindo have a clubhouse and pool?

Yes. The amenity center sits on the association's 2.58-acre tract at 246 Tamarindo Lane, where the county roll shows a 2023 clubhouse building of 8,256 sq ft. Builder materials and listing descriptions describe a resort-style pool with lap lanes, a fitness room, four pickleball courts, three bocce courts and a clubhouse with social and game rooms, plus sidewalks on both sides of the street.

Does Tamarindo have pickleball or tennis courts?

Builder materials and listing descriptions describe four pickleball courts and three bocce courts at the amenity center at 246 Tamarindo Lane. Ask the association for court hours and rules.

Is there golf at Tamarindo?

No. Tamarindo has no golf course, no golf or club membership, no marina or boat access and no beach.

How many lakes and how much preserve does Tamarindo have?

Tamarindo's four lakes cover 12.03 acres on four district tracts of 2.18, 2.45, 3.39 and 4.01 acres, and they are part of the district's stormwater management system (FY2025 audit). About 24 acres of undeveloped preserve land, 24.20 acres on one district tract, run along Tamarindo's east side; the district describes 82.24 of its 106.44 acres as developed, and the difference is that tract.

What are the HOA fees in Tamarindo?

The association's current dues are not published by the association or any primary source we could read. Ask the seller for the latest dues statement and order an estoppel certificate from the association early.

What is the name of the Tamarindo homeowners association?

The homeowners association's legal name is Tamarindo Community Association, Inc., as the district's audited financial statements name it. It owns the 2.58-acre amenity tract at 246 Tamarindo Lane.

Does Tamarindo have a CDD, even though one listing says no?

Yes. The Tamarindo Community Development District is a special district under Chapter 190 of the Florida Statutes, created by Collier County Ordinance 2020-19 in July 2020 on about 106.44 acres (Tamarindo CDD, About). Every Tamarindo home carries the $1,576.61 district assessment on its county tax bill (Tamarindo CDD documents); check that line on the home's bill.

How much is the Tamarindo CDD fee per year?

Every Tamarindo home carries the district assessment of $1,576.61 a year on its county tax bill: $328.93 for operations and maintenance and $1,247.68 for debt service. That is the fiscal 2025 audited rate, and the district's adopted budgets for fiscal 2026 and 2027 carry the same $1,576.61 (Tamarindo CDD documents). Every home's bill carries non-ad valorem charges: 34 homes show $1,576.61, the district assessment alone, and 210 homes show $1,846.38, the district assessment plus $269.77 of another county non-ad valorem charge. The tax bill names each line.

What does the Tamarindo CDD pay for?

The bonds paid for the district's 2021 project, estimated at about $8,733,100, which covers the stormwater management system, water and sanitary sewer systems, certain entry roadways, irrigation and related improvements; the developer agreed to complete anything the bonds did not fund, and certain improvements are to be conveyed to other entities on completion, per the district's audited statements (FY2025 audit). Of the yearly line, $1,247.68 ÷ $1,576.61 = about 79 percent is debt service; $1,576.61 minus $1,247.68 = $328.93 for operations and maintenance.

When will the Tamarindo CDD bonds be paid off?

The district has one bond issue: Series 2021 Special Assessment Revenue Bonds, $5,195,000 issued March 18, 2021, with a final maturity of May 1, 2051. The district's audit shows $4,755,000 of the bonds outstanding at September 30, 2025, with $115,000 of principal due in fiscal 2026; after the May 1, 2026 payment the outstanding balance is $4,640,000, per the district's fiscal 2027 budget (FY2025 audit; Tamarindo CDD documents).

Can I pay off the CDD on a home early?

The audits say debt assessments may be prepaid and that prepayments retire bonds; a buyer or owner can ask the district manager for a payoff amount for a specific home (FY2025 audit). $4,755,000 of principal ÷ 251 units = about $18,944 per unit at September 30, 2025, an arithmetic illustration only, not a payoff quote; prepayment terms and any payoff amount come from the district manager.

Can residents run for the CDD board?

Not yet. At September 30, 2025, every member of the district's five-person board was affiliated with D.R. Horton, per the audit; supervisors are elected by landowners, one vote per acre. The district manager said on May 28, 2026 that resident-elected seats begin with the 2028 general election, provided the thresholds are met.Florida law moves expiring board seats to qualified electors, residents, starting six years after the initial appointment, once a district has at least 250 qualified electors (s. 190.006; Tamarindo CDD FAQs). The district's home page announces a landowners' meeting on November 19, 2026 at 1:15 p.m. to fill board seats 1, 4 and 5 (Tamarindo CDD).

What drainage issue has Tamarindo had?

A letter dated October 18, 2024, posted on the district's website, says Tamarindo "has faced drainage challenges" and that the South Florida Water Management District gave emergency authorization to install a pump to relieve the lake and road system after Hurricane Milton. The letter says the system was designed for 25-year, 3-day, 10-year, 1-day and 100-year, 3-day storms, that the county limits how much water may be discharged into the Henderson Creek canal system that serves as the outfall, and that a permit change was under expedited review (Tamarindo CDD; Tamarindo CDD documents).

District minutes of June 4, 2025 describe "the fourth attempt at the permitting process," and the draft minutes of May 28, 2026 say "Everything is essentially at a standstill for now" while Collier County and the Big Cypress Basin weigh the discharge path. Read the latest district minutes, and ask the seller and the association what has changed since May 2026 and how the home's lot and street have drained.

What is the total yearly cost of owning in Tamarindo?

A Tamarindo owner pays three recurring layers: the county tax bill's property tax, the district assessment of $1,576.61 on the same bill (plus any other county non-ad valorem charge the bill lists), and the association's dues, which are not published. Illustration: 10.3696 mills on a $450,000 taxable value is $450,000 ÷ 1,000 x 10.3696 = $4,666.32 a year; add the $1,576.61 district assessment for $6,242.93, and $269.77 more if the bill carries that county charge, for $6,512.70.

Can you rent out a home in Tamarindo?

Some Tamarindo homes are offered as annual rentals. Leasing, pet, parking, shutter and architectural rules at Tamarindo are set by the association's recorded declaration and its rules. Ask for the recorded declaration, the rules and the estoppel certificate before you sign.

Are pets allowed in Tamarindo?

Pet rules at Tamarindo are set by the association's recorded declaration and its rules. Ask the association for both before you sign a contract.

What flood zone is Tamarindo in?

On Collier County's copy of the effective FEMA flood map, panel 12021C0606J, effective February 8, 2024, Tamarindo lies in Zone AH over most of the community, with Zone AE along the west side, including all of Nissi Court and most of Grace Bay Lane; both are special flood hazard areas. Base flood elevation lines of 8.5, 9.0 and 9.5 ft NAVD 88 cross the community. Confirm your own lot, any letter of map revision for it and its elevation certificate on FEMA's Flood Map Service Center.

Do I need flood insurance in Tamarindo?

Whether a lender requires flood insurance on a given home is the lender's decision, based on its flood determination for the address; check the address on FEMA's Flood Map Service Center before you write an offer. FEMA's records list Letters of Map Revision based on Fill for Tamarindo lots 1 to 180 and 181 to 251; whether a given home was removed from the special flood hazard area is on its letter, so ask the seller for it.

What hurricane evacuation zone is Tamarindo in?

Collier County's hurricane evacuation zone records place Tamarindo in Evacuation Zone D; check a specific address with the county's hazard lookup.

Which schools are near Tamarindo?

By road, Lely Elementary is about 1.3 miles, Lely High about 4.2 miles and Manatee Middle about 5.5 miles. Road distances and no-traffic drive times are about, from the public OpenStreetMap router in November 2026, measured from the Tamarindo amenity center at 246 Tamarindo Lane; homes at the north end run up to about 0.8 mile and 3 minutes longer, and allow more from January to April. Listing descriptions for Tamarindo homes name Lely Elementary, Manatee Middle and Lely High, and some nearby listings in ZIP 34114 name Manatee Elementary; the district's zoning tool is the authority for which school serves a given address. Nearest is not the same as assigned. Confirm the assigned schools for a specific address with Collier County Public Schools, which links the district's zoning tool.

What hospital is closest to Tamarindo?

Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, sits on the hospital campus just north of Tamarindo. The hospital describes 130 beds, 24-hour emergency room services and an older adult ER (Physicians Regional, Collier Boulevard). By road it is about 1.4 miles, about 5 minutes, from the Tamarindo amenity center at 246 Tamarindo Lane.

How far is Tamarindo from the beach and the airport?

The nearest Gulf beach by road is the Naples Pier area, about 10.3 road miles and about 21 minutes with no traffic, measured from the Tamarindo amenity center at 246 Tamarindo Lane; Tigertail Beach on Marco Island is about 27 minutes. Southwest Florida International Airport (RSW) is about 37.8 road miles, about 49 minutes with no traffic, and Naples Airport (APF) is about 8.8 road miles, about 18 minutes. These are about, from the public OpenStreetMap router in November 2026; allow more from January to April.

How far is Tamarindo from the new Costco?

Collier County commissioners voted 5-0 on October 14, 2025 to approve a Costco warehouse with a fuel station on the southeast corner of Rattlesnake Hammock Road and Collier Boulevard, inside the Hacienda Lakes commercial area, north of the hospital campus that sits just north of Tamarindo (Gulfshore Business). No opening date has been published.

How much are homes in Tamarindo?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500. In the last 12 months the county recorded 3 qualified sales, too few for a median: $600,000 on January 20, 2026 (2,813 county adjusted sq ft), $747,000 on July 24, 2026 (2,773) and $710,000 on August 26, 2026 (2,445). The 10 resales of 2025 had a $582,500 median, under the 2023 and 2024 builder-era medians of $646,050 and $639,100, and the 2026 sales ran higher than most of 2025.

What are property taxes on a Tamarindo home?

On the 2026 roll, Tamarindo's median just value is $484,010 (from $402,978 to $624,181), the median total tax bill is $6,540 including non-ad valorem charges (the highest $8,319), and 120 of the 244 homes (49 percent) carry a homestead exemption. The 2026 millage is 10.3696 mills. If a new owner's taxable value were $573,250, the 24-month median price, the property tax would be 573.25 x 10.3696 = $5,944.37 a year, and with the $1,576.61 district assessment, $7,520.98, before any other county charge; taxable value is set by the county, not by the price. A homestead exemption lowers the taxable value of a primary residence; the county property appraiser sets each home's values, and a buyer's first bill can differ from the seller's.

Frequently Asked Questions: Seller Edition

Tamarindo sellers ask what a home is worth, how size and lot change the price, what a buyer will ask about the district, the drainage record and the flood map, and which statutes shape the sale. Each answer draws on a county record, the district's records, a statute or our analysis, and prints no unpublished figure.

Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll; Tamarindo Community Development District audited financial statements, fiscal 2021 to 2025, and adopted budgets for fiscal 2026 and 2027; county copy of the effective FEMA flood map panel 12021C0606J, read November 4, 2026; Florida Statutes; our analysis).

How do I sell my Tamarindo home?

Start with a price built from the county record by county adjusted area and size band. Then gather the homeowners association disclosure summary a buyer receives before signing, the district's latest minutes and the assessment line on your tax bill, the association's latest dues statement, and any letter of map revision for your lot, and order the estoppel certificate early, because the current dues are not published. Our guide to selling a home in Naples lays out the full process.

How much is my home in Tamarindo worth?

We give no number for one home without looking at it. The county record supports these windows: 18 qualified sales in 24 months at a $573,250 median, 115 in 36 months at $645,000 and 217 since 2022 at $635,000. Your home is priced from the sales that match its size band and county adjusted area. Start with our free home valuation.

What have Tamarindo homes sold for in the last year?

In the 12 months through mid-October 2026 the county recorded 3 qualified Tamarindo sales, from $600,000 to $747,000, too few for a median. They were $600,000 on January 20, 2026, with 2,813 sq ft of county adjusted area; $747,000 on July 24, 2026, with 2,773 sq ft; and $710,000 on August 26, 2026, with 2,445 sq ft.

What is the average sale price in Tamarindo?

We use medians, not averages, because a few high or low sales pull an average. The 24-month median is $573,250 on 18 qualified sales, and the median of all 217 qualified sales recorded since 2022 is $635,000.

Why do you lead with a 24-month window?

The 24-month window leads because it is the shortest window with 10 or more qualified sales: 18 sales from $550,000 to $747,000, at a median of $573,250, or $252 per county adjusted sq ft. Five of those 18 were builder closings in late October 2024, from $557,500 to $571,500. The 12-month window has only 3 sales, too few for a median.

Is my Tamarindo home worth more than I paid D.R. Horton?

The record cannot answer that for one home. Most Tamarindo sales from 2022 to 2024 were original closings from D.R. Horton, and the 10 resales of 2025 had a $582,500 median, under the 2023 and 2024 builder-era medians of $646,050 and $639,100, while the 3 sales of 2026 so far ran from $600,000 to $747,000, higher than most of 2025. A valuation reads your specific home against those sales; we make no value claim.

What is the price per square foot in Tamarindo?

Over 24 months Tamarindo shows $252 per county adjusted sq ft, and across all 217 qualified sales since 2022, $258 per county adjusted sq ft. County adjusted area counts the garage and covered areas at a fraction, so it is a county yardstick and not the living area in a listing.

Does a Clifton sell for less than a Shelby?

The county file does not record plan names, so it cannot price one plan against another; it records size. Over 60 months, homes of 1,500 to 2,299 sq ft of county adjusted area recorded 59 qualified sales at a $585,700 median and homes of 2,300 to 2,799 sq ft recorded 148 at $651,950. We price your home against a similar county adjusted area, not a plan name.

Does a lake view add value?

The county file does not separate sales by view, so the record cannot put a figure on one. Listing descriptions mention lake views on Grace Bay Lane and Spiaggio Court lots. We price against the specific lot and make no value claim.

Does a pool add value?

Listing descriptions mention a private pool added by the owner on some Tamarindo homes, and the county file does not give a count we can print. We make no value claim from a pool; buyers will ask for its age, equipment and permits.

How long does it take to sell a Tamarindo home?

Days on market come from the Southwest Florida MLS, not the county file of recorded sales. Ask us for the current report for homes like yours.

Are Tamarindo sellers cutting prices?

The county record shows sale prices, not asking prices: the 2025 resales traded under the 2023 and 2024 builder-era medians, and the 3 sales of 2026 ran higher than most of 2025. We print no percent and make no forecast; ask us for the current picture.

Is Naples a buyer's market right now?

Naples News Now summarized the Naples Area Board of Realtors' March 2025 report as a shift to a buyer's market as inventory surged and sales slowed. It is not a Tamarindo figure. Ask us for today's figures for homes like yours.

How do resale sellers compete with builder incentives?

ResiClub reported in August 2024 that rising resale inventory was pressuring builders in Florida and Texas, and National Mortgage News reported in September 2026 that Florida resale price cuts were adding pressure on builders. Tamarindo's original closings ended in 2024, per the county file. We make no value claim.

Is it better to sell or rent my Tamarindo home?

Some Tamarindo homes are offered as annual rentals. Leasing rules are set by the association's recorded declaration and its rules, so read them before you decide. Weigh a valuation from us against those rules; we print no rent figure.

Who is the best realtor for Tamarindo?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every qualified recorded sale the county file holds for Tamarindo since the first closings in 2022. Call Jesse at (239) 898-6072.

Should I use the builder's sales office to resell my home?

D.R. Horton's Tamarindo page has been retired from its website, and the county file shows the original closings ending in 2024. A resale goes to the open market through a listing agent.

How do I market a resale against new homes nearby?

Tamarindo's homes are one-story plans built 2022 to 2025 per the county roll, so a buyer is comparing a home in a completed community against builder homes elsewhere. On the county yardstick, Tamarindo's 24-month median of $573,250 and $252 per county adjusted sq ft sit at the low end of these ZIP 34114 communities, closest to VeronaWalk. We market each home with its county adjusted area, the district record and the flood paperwork, so a buyer sees the full cost.

When is the best time of year to list in Naples?

We print no figure for timing. Drive times on the Collier Boulevard row run longer from January to April. Ask us for the current picture for homes like yours.

Will buyers confuse my listing with Tamarindo, Costa Rica?

They can, which is why we name the place exactly: the Tamarindo on Sabal Palm Road in Naples 34114, not Tamarindo, Costa Rica, or any Tamarindo resort, condominium or restaurant. Our listings name the street, Naples 34114 and the TAMARINDO plat.

How do showings work in a gated community like Tamarindo?

Tamarindo has a gated entry on Sabal Palm Road with electronic access: district minutes from August 2024 refer to the association's access system, and listing descriptions describe card or fob entry. Showing access is arranged with the owner and through the association's access system; we set it up before the first showing.

Do I have to disclose the CDD when I sell?

Florida law requires a bold notice that a community development district may impose taxes or assessments in every contract for the initial sale of a home in a district (s. 190.048); on a resale, the homeowners association disclosure summary the buyer receives before signing includes a warning about special district assessments (s. 720.401). The $1,576.61 district line is on every Tamarindo tax bill, so show it.

Does the buyer take over the CDD assessment?

The district assessment of $1,576.61 a year is on the county tax bill for the home, so it stays with the home after a sale. How the year's bill is prorated at closing follows the contract. Ask the closing agent.

Do I have to pay off the CDD bond to sell my house?

No record we read makes a payoff a condition of a sale; the contract governs. The audits say debt assessments may be prepaid and that prepayments retire bonds; a buyer or owner can ask the district manager for a payoff amount for a specific home (FY2025 audit). If a buyer asks, get the payoff figure from the district manager.

What does a buyer's lender look at on the CDD?

We make no claim about any lender's policy; ask the buyer's lender. The public facts: every Tamarindo home carries the $1,576.61 district assessment on its county tax bill, and the district's audit shows $4,755,000 of the bonds outstanding at September 30, 2025; after the May 1, 2026 payment the balance is $4,640,000, per the district's fiscal 2027 budget. Every board member was affiliated with D.R. Horton at that date (FY2025 audit). District bonds go through court validation (Bond Buyer, 2018).

How do I get a CDD payoff or estoppel letter?

They come from two places. The district manager, Wrathell, Hunt and Associates, LLC, gives a payoff amount for the district debt on a specific home (Tamarindo CDD, About). The association issues the estoppel certificate, which states what is owed to it on the home. Order both early.

Does the Tamarindo HOA have to approve the buyer?

Whether the association reviews a lease or a sale is set by its documents; ask the association.

Who pays the title insurance when selling in Collier County?

In Collier County the buyer customarily pays the owner's title policy, and the contract controls.

What are seller closing costs in Naples?

The purchase contract sets who pays what. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. Ask us for a net sheet built on your price and your contract terms, and ask a tax professional about any tax question.

Will buyers ask about the drainage record?

Yes. A letter dated October 18, 2024, posted on the district's website, says Tamarindo "has faced drainage challenges" and describes an emergency pump the South Florida Water Management District allowed after Hurricane Milton, and the draft minutes of May 28, 2026 say "Everything is essentially at a standstill for now" on the permanent fix (Tamarindo CDD; Tamarindo CDD documents). Have the latest district minutes ready, along with any history of how your lot and street have drained.

What flood disclosure does a Tamarindo seller owe?

Under s. 689.302, Florida Statutes, as amended by the 2025 law (CS/CS/SB 948, chapter 2025-166), effective October 1, 2025, a seller of residential real property must complete a flood disclosure and give it to the buyer at or before the time the sales contract is executed. The form says homeowners' insurance policies do not include coverage for damage resulting from floods, and it asks whether the seller knows of flooding that damaged the property during the seller's ownership, has filed a flood damage claim with an insurance provider, including the National Flood Insurance Program, and has received federal assistance for flood damage. The statute defines flooding to include sustained periods of standing water resulting from rainfall (s. 689.302; CS/CS/SB 948, enrolled text).

Answer the form from the home's own history, and ask your attorney how it applies to your sale.

Do I owe capital gains tax if I sell within two years?

That depends on your ownership, your use of the home and federal tax rules for your situation. Ask a tax professional before you list; we print no figure.

Does the new Costco or Sabal Palm Road development affect a sale?

Buyers ask about both. Collier County commissioners voted 5-0 on October 14, 2025 to approve a Costco warehouse with a fuel station on the southeast corner of Rattlesnake Hammock Road and Collier Boulevard, with no groundbreaking report found as of November 2026 and no opening date published (WGCU, October 2025). East of Tamarindo, a proposal for 423 homes on the roughly 169-acre South Naples Citrus grove at 341 Sabal Palm Road drew two readings: WGCU reported in January 2026 that commissioners did not approve it, and Gulfshore Business reported a 3-2 vote on January 13, 2026 to continue the hearing. On May 12, 2026, commissioners agreed to pursue appraisals and negotiations for a possible Conservation Collier purchase (Gulfshore Business). An 18-hole private golf course plan followed, heard by county commissioners on September 22, 2026, with the outcome not in the records available. We make no value claim and no forecast.

Downloadable Documents

Tamarindo documents are public statute pages, county notices, federal map tools and the district's own posted records, each linked to the office or publisher that issues it. Open them for the full text behind the flood, district, association law, school and insurance facts we cite, and read each as it stands today.

Data updated: November 2026 (all documents accessed November 4, 2026).

Sources and Authoritative References

Tamarindo facts come from county, state and federal records, statutes, the district's posted documents and audits, news reports and public project pages. Each entry names the publisher and the item, with the date where the file gives one, so you can check any number yourself. County data files and map layers are listed in words without a link.

Data updated: November 2026 (all linked entries accessed November 4, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026).

The district and its records

1. Tamarindo Community Development District home page, Tamarindo Community Development District (accessed November 4, 2026)
2. About the district, Tamarindo Community Development District (accessed November 4, 2026)
3. Documents page, Tamarindo Community Development District (accessed November 4, 2026)
4. Special district page, Tamarindo Community Development District (accessed November 4, 2026)
5. Frequently asked questions, Tamarindo Community Development District (accessed November 4, 2026)
6. Public records page, Tamarindo Community Development District (accessed November 4, 2026)
7. Tamarindo Community Development District audit filings, Florida Auditor General (accessed November 4, 2026)
8. Annual financial report, fiscal 2025, Florida Auditor General filing (accessed November 4, 2026)
9. Annual financial report, fiscal 2024, Florida Auditor General filing (accessed November 4, 2026)
10. Annual financial report, fiscal 2023, Florida Auditor General filing (accessed November 4, 2026)
11. Annual financial report, fiscal 2022, Florida Auditor General filing (accessed November 4, 2026)
12. Annual financial report, fiscal 2021, Florida Auditor General filing (accessed November 4, 2026)
13. Notice of the June 4, 2025 district meeting, Business Observer legal notices, May 23, 2025 (accessed November 4, 2026)
14. Fiscal 2026 meeting schedule notice, Business Observer legal notices, January 9, 2026 (accessed November 4, 2026)

Florida law

15. Florida Statutes s. 720.303, association powers, records and meetings, Florida Legislature (accessed November 4, 2026)
16. Florida Statutes s. 190.048, sales notice, Florida Legislature (accessed November 4, 2026)
17. Florida Statutes s. 720.401, disclosure summary, Florida Legislature (accessed November 4, 2026)
18. Florida Statutes s. 190.006, board of supervisors, Florida Legislature (accessed November 4, 2026)
19. Florida Statutes s. 720.307, transition of association control, Florida Legislature (accessed November 4, 2026)
20. Florida Statutes s. 190.048, 2026, Florida Senate (accessed November 4, 2026)
21. Florida Statutes s. 627.715, flood insurance, Florida Legislature (accessed November 4, 2026)
22. Florida Statutes s. 627.7011, homeowners policies and roof age, Florida Legislature (accessed November 4, 2026)
23. Florida Statutes s. 627.0629, windstorm mitigation credits, Florida Legislature (accessed November 4, 2026)

Flood maps, drainage and storms

24. Flood Map Service Center, Federal Emergency Management Agency (accessed November 4, 2026)
25. 2024 Collier County Coastal Flood Map, Collier County (accessed November 4, 2026)
26. Proposed Flood Insurance Rate Map notice, Collier County, August 2026 (accessed November 4, 2026)
27. Floodplain Management, Collier County (accessed November 4, 2026)
28. Building Within the Floodplain, Collier County (accessed November 4, 2026)
29. 2026 Flood Protection Newsletter, Collier County, 2026 (accessed November 4, 2026)
30. 2024 summary of map actions, all categories (spreadsheet), Collier County, 2024 (accessed November 4, 2026)
31. Letter of map revision revalidation letter, corrected copy, Collier County (accessed November 4, 2026)
32. 2024 Flood Insurance Study, Collier County, 2024 (accessed November 4, 2026)
33. Local Mitigation Strategy, 2025, Collier County Emergency Management, 2025 (accessed November 4, 2026)
34. Comprehensive Emergency Management Plan, 2025, Collier County Emergency Management, 2025 (accessed November 4, 2026)
35. Stormwater Management Systems, Collier County (accessed November 4, 2026)
36. Hazard Resources Lookup, Collier County Emergency Management (accessed November 4, 2026)
37. Proposed Flood Hazard Determinations, Federal Register, December 18, 2025 (accessed November 4, 2026)
38. Proposed Flood Hazard Determinations, full text, Federal Register, December 18, 2025 (accessed November 4, 2026)
39. Tropical Cyclone Report, Hurricane Irma, National Hurricane Center (accessed November 4, 2026)
40. Tropical Cyclone Report, Hurricane Ian, National Hurricane Center (accessed November 4, 2026)
41. Tropical Cyclone Report, Hurricane Helene, National Hurricane Center (accessed November 4, 2026)
42. Tropical Cyclone Report, Hurricane Milton, National Hurricane Center (accessed November 4, 2026)
43. OpenFEMA NFIP Redacted Policies, version 3, Federal Emergency Management Agency (accessed November 4, 2026)
44. Risk Rating 2.0, Federal Emergency Management Agency (accessed November 4, 2026)
45. Community Rating System, Federal Emergency Management Agency (accessed November 4, 2026)
46. Regulatory permitting, South Florida Water Management District (accessed November 4, 2026)
47. Building Codes and Bulletins, Collier County (accessed November 4, 2026)
48. Florida Building Commission, Florida Building Commission (accessed November 4, 2026)

Insurance

49. Flood insurance requirement, Citizens Property Insurance Corporation (accessed November 4, 2026)
50. Policies in force, Citizens Property Insurance Corporation (accessed November 4, 2026)
51. My Safe Florida Home, My Safe Florida Home program (accessed November 4, 2026)

Schools

52. Attendance Boundaries, Collier County Public Schools (accessed November 4, 2026)
53. Collier County Public Schools, Collier County Public Schools (accessed November 4, 2026)
54. School and district grades, Collier County Public Schools (accessed November 4, 2026)
55. Parental Choice, Collier County Public Schools (accessed November 4, 2026)
56. Transportation, Collier County Public Schools (accessed November 4, 2026)
57. Lely Elementary School, Collier County Public Schools (accessed November 4, 2026)
58. Manatee Middle School, Collier County Public Schools (accessed November 4, 2026)
59. Lely High School, Collier County Public Schools (accessed November 4, 2026)
60. Manatee Elementary School, Collier County Public Schools (accessed November 4, 2026)
61. School report card, Lely Elementary, 2025-26, Florida Department of Education (accessed November 4, 2026)
62. School report card, Manatee Middle, 2025-26, Florida Department of Education (accessed November 4, 2026)
63. School report card, Lely High, 2025-26, Florida Department of Education (accessed November 4, 2026)
64. School report card, Manatee Elementary, 2025-26, Florida Department of Education (accessed November 4, 2026)
65. School report card, East Naples Middle, 2025-26, Florida Department of Education (accessed November 4, 2026)
66. School report card, Lorenzo Walker Technical High, 2025-26, Florida Department of Education (accessed November 4, 2026)
67. School report card, Marco Island Academy, 2025-26, Florida Department of Education (accessed November 4, 2026)
68. Marco Island Academy, Marco Island Academy (accessed November 4, 2026)
69. Seacrest Country Day School, Seacrest Country Day School (accessed November 4, 2026)
70. St. John Neumann Catholic High School, St. John Neumann Catholic High School (accessed November 4, 2026)
71. Community School of Naples, Community School of Naples (accessed November 4, 2026)
72. Collier Campus, Florida SouthWestern State College (accessed November 4, 2026)

Healthcare

73. Hospitals, Physicians Regional Healthcare System (accessed November 4, 2026)
74. Physicians Regional, Collier Boulevard, Physicians Regional Healthcare System (accessed November 4, 2026)
75. Emergency department, Physicians Regional Healthcare System (accessed November 4, 2026)
76. Urgent care, Physicians Regional Healthcare System (accessed November 4, 2026)
77. Naples locations, NCH (accessed November 4, 2026)
78. About NCH, NCH (accessed November 4, 2026)
79. Urgent care locations, NCH (accessed November 4, 2026)

Places nearby

80. Rookery Bay Reserve, Rookery Bay Reserve (accessed November 4, 2026)
81. Naples Airport, Naples Airport Authority (accessed November 4, 2026)
82. Freedom Square leasing page, Brixmor Property Group (accessed November 4, 2026)
83. Swamp Buggy Races schedule, Swamp Buggy Races (accessed November 4, 2026)

Roads and development

84. Costco approval report, Gulfshore Business (accessed November 4, 2026)
85. Report on a second Costco for Collier County, WGCU, October 15, 2025 (accessed November 4, 2026)
86. Report on the Sabal Palm Road housing proposal, WGCU, January 14, 2026 (accessed November 4, 2026)
87. Collier County hearing examiner packet, February 26, 2026, Collier County (accessed November 4, 2026)
88. Collier County planning commission packet, October 1, 2026, Collier County (accessed November 4, 2026)
89. Collier County commission packet, April 28, 2026, Collier County (accessed November 4, 2026)
90. Collier County commission packet, November 10, 2025, Collier County (accessed November 4, 2026)
91. Collier County planning commission packet, July 17, 2025, Collier County (accessed November 4, 2026)
92. Collier MPO packet, April 10, 2026, Collier Metropolitan Planning Organization (accessed November 4, 2026)
93. Collier MPO packet, September 23, 2026, Collier Metropolitan Planning Organization (accessed November 4, 2026)
94. Transportation Engineering Projects, Collier County (accessed November 4, 2026)
95. Collier County commission packet, September 22, 2026, Collier County (accessed November 4, 2026)

Market and finance context

96. Naples market summary, March 2025, Naples News Now (accessed November 4, 2026)
97. Builder inventory pressure report, ResiClub, August 14, 2024 (accessed November 4, 2026)
98. Florida seller price cuts report, National Mortgage News, September 17, 2026 (accessed November 4, 2026)
99. Florida CDD bond validation report, The Bond Buyer, June 13, 2018 (accessed November 4, 2026)

County data, map layers, drive estimates, listing records and district documents (no link)

100. Collier County Property Appraiser public data files (parcel roll, building records and recorded sales), download dated October 27, 2026, sales through October 16, 2026.
101. Collier County GIS public layers, read November 4, 2026: planned unit developments, parcels and common tracts, the county copy of the effective FEMA flood map panel 12021C0606J (zones, panels and base flood elevation lines), hurricane evacuation zones and EMS stations.
102. Road-distance and no-traffic time estimates from the public OpenStreetMap router, run November 4, 2026 from the Tamarindo amenity center at 246 Tamarindo Lane (26.095818, -81.681952).
103. Published listing descriptions for Tamarindo homes, 2022 to 2026 (plan names, living areas, bedrooms, baths, garages, gate access, amenities and school names as listed; not association or builder statements).
104. D.R. Horton's Tamarindo community page and quick-move-in listing as indexed by search before the page was retired, and its Tamarindo brochure published August 8, 2024 as quoted in search excerpts (Tradition Series, marketed size range, construction and amenity descriptions).
105. Tamarindo Community Development District posted documents, listed on the district's documents page: Ordinance 2020-19; adopted budgets for fiscal 2026 and 2027; minutes of May 23, 2024, August 22, 2024, November 5, 2024 and June 4, 2025; the August 27, 2026 agenda with the May 28, 2026 draft minutes and the fiscal 2025 audit; and, on the district's home page, the October 18, 2024 drainage letter.
106. Collier County Board of County Commissioners consent agenda, June 25, 2024: landscape maintenance agreement with Tamarindo Community Association, Inc. for Sabal Palm Road right-of-way.

Added in the correction pass

107. Lely Resort Golf, Lely Resort (accessed November 4, 2026)
108. FWC Florida Boat Ramp Inventory, Florida Fish and Wildlife Conservation Commission (accessed November 4, 2026)
109. Picayune Strand State Forest, Florida Forest Service (accessed November 4, 2026)
110. Rookery Bay, visit, Rookery Bay National Estuarine Research Reserve (accessed November 4, 2026)
111. Collier County FEMA flood zone layer, Collier County GIS (accessed November 4, 2026)
112. County address points, Collier County GIS (accessed November 4, 2026)
113. Florida Building Code, 8th Edition flood provisions, Florida Division of Emergency Management, November 2023 (accessed November 4, 2026)
114. City of Marco Island, 8th Edition notice, City of Marco Island (accessed November 4, 2026)
115. Florida Statutes s. 689.302, Florida Legislature (accessed November 4, 2026)
116. CS/CS/SB 948, enrolled text, Florida Senate (accessed November 4, 2026)
117. Florida Statutes s. 718.112, Florida Legislature (accessed November 4, 2026)
118. Florida Statutes s. 553.899, Florida Legislature (accessed November 4, 2026)
119. FDOT SWFL Roads, project 425843-2, Florida Department of Transportation (accessed November 4, 2026)
120. FDOT Road Watch, Collier County, Florida Department of Transportation (accessed November 4, 2026)
121. Gulfshore Business, Costco and opposition group agreement, November 2025 (accessed November 4, 2026)
122. Gulfshore Business, new medical school begins construction, July 2026 (accessed November 4, 2026)
123. Naples News Now, $170 million medical school, November 2025 (accessed November 4, 2026)
124. Gulfshore Business, county delays vote on 423-home plan, January 2026 (accessed November 4, 2026)
125. Gulfshore Business, county weighs buying the grove, May 2026 (accessed November 4, 2026)
126. Physicians Regional, Collier Boulevard, Physicians Regional Healthcare System (accessed November 4, 2026)