The Cove
The Cove is a separate subdivision of 136 DiVosta townhomes on Cove Circle in North Naples, with its own association that maintains exteriors and shared roofs, and a pool. Sell or buy with McGreevy and Comisar.
The Cove is a separate subdivision of 136 DiVosta townhomes on Cove Circle in North Naples, with its own association that maintains exteriors and shared roofs, and a pool. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team owners in The Cove call first when it is time to sell, and the team buyers call when they want to know what the association approves before closing, what the $1,500 transfer fee is for and why a new owner cannot lease for 18 months. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. The Cove is a 136-home townhome community in Naples, Florida. Its two-story attached homes sit on Cove Circle, off Logan Boulevard North in unincorporated Collier County, ZIP 34119, built by DiVosta in 1999 and 2000 around a 6.13-acre lake with a community pool and pool house, per the 2026 preliminary roll on the Collier County parcel service and the association’s photo gallery.
This guide is built from The Cove’s recorded Declaration of Covenants, Conditions, and Restrictions (Collier Official Records Book 2473, Page 3272) and its 2023 and 2024 amendments, the association’s own forms, the state corporate record, the county’s 2026 preliminary tax roll, the Florida Department of Revenue’s recorded sales file, FEMA’s flood maps and the school district’s address lookup. It corrects three claims that keep circulating. The Cove is not a condominium: it is a platted townhome subdivision recorded in Plat Book 31, governed by a homeowners association under Florida’s Chapter 720, and the “condominium” label comes from a tax-roll classification, not from any recorded document. The Cove is not part of Island Walk: it sits inside the same county zoning district as its larger neighbor but outside every Islandwalk plat, with its own Declaration, its own association and its own entrance. And “The Cove at Island Walk” is not its name: the recorded name is simply “The Cove,” and the longer version appears in no recorded instrument we found.
If you own in The Cove, start with the market section: it gives every recorded qualified sale of the past two years, the 2026 preliminary county values and what your buyer will face at approval. If you are buying, start with the living section: it covers what the association maintains outside your door, what it leaves to you, the leasing, pet, parking and architectural rules, and what The Cove does not have.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the best realtor for The Cove because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Cove market read built on every recorded qualified sale, the county roll and the recorded Declaration and amendments.
Data updated: September 2026
If you’re searching for the best realtor for The Cove, whether you’re ready to sell your home in The Cove 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. Gulfshore Life Magazine has given the team its 5 Star Award for Customer Satisfaction for 21 straight years, one of only five such honorees among more than 21,000 licensees. Those numbers are there to be checked, and we invite Cove owners to compare them, on the public record, against the best real estate agents in Naples before choosing who lists their home.
Recent The Cove track record (Southwest Florida MLS Matrix):
On the MLS, The Cove had only 4 closings in the last 12 months ($460,000 in October 2025, $430,000 in April 2026, $420,000 in June 2026, $380,000 in August 2026), too few for a median, so the figures below use the last 36 months, the first window with 10 or more MLS closings. In the Southwest Florida MLS Matrix, pulled September 24, 2026, 13 Cove townhomes closed from September 25, 2023 to September 24, 2026 (a 36-month window), for $5,789,000 in closed volume. The median sold price was $450,000 (n=13, odd), the median sold price per square foot of living area was $279.33, the median time on market was 30 days and the median sold-to-list ratio was 96.42%. The highest sale in the window was $505,000 and the lowest $380,000.
The public record behind it. In the last 12 months we tracked 4 recorded qualified sales in The Cove in the Florida Department of Revenue data: Collier County recorded qualified sales (Florida Department of Revenue sales data file), May 2025 to April 2026, the latest month for which the state has finished screening every Cove transfer. Those 4 sales add up to $1,698,000 in recorded sale prices. The median was $420,000 (n=4, an even count, so the median is the mean of the middle pair, $410,000 and $430,000), and the range ran from $398,000 to $460,000. Four sales is a small sample: in a 136-home community, about 3 to 4% of homes trade at arm’s length in a typical year, so one sale can move the median by tens of thousands of dollars. The prices come from the Florida Department of Revenue 2026 preliminary sales data file for Collier County and the statewide 2025 final sales data file, matched to the 136 Cove homes on the county roll. None of those sales is claimed as ours: this is the whole community’s record, and it is where a pricing conversation should start.
For The Cove sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Cove sale also runs on association procedure that has to happen in the right order. Under Article XVII of the Declaration, as rewritten by the 2024 recorded amendment (Official Records Book 6355, Page 1720), the seller must notify the association in writing and send a copy of the contract, and the association then has twenty business days to issue its certificate of approval. The buyer’s side of that runs through the association’s Sale / Title Transfer Application, revised January 17, 2025 and handled by Paramont Property Management: a complete application with no blanks, a readable signed contract, two written letters of reference, a $100 application fee, a $50 background check for each adult buyer and occupant (higher for applicants from outside the United States), and a signed new-resident orientation acknowledgment. The form says to submit at least 20 days before closing, and warns that a later package may delay the closing; because the amendment gives the association twenty business days, we put the package in the manager’s hands as soon as the contract is signed. The buyer also pays a $1,500 transfer fee to the association, which the amendment dedicates to replacement and refurbishment of what the association maintains; transfers made solely for estate or tax planning are exempt. The association may interview a buyer and run background checks, and it can disapprove a sale only for the good-cause grounds the amendment lists, by a majority of the whole Board, or while the seller is delinquent or in violation, so we confirm the account is current before the listing goes live. Investor buyers need to hear the leasing rule on the first call: a new owner may not lease for 18 months after taking title, leases run at least four months, and every lease and renewal needs written association approval. That is a documents and marketing problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your home in The Cove? Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in The Cove? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
The Cove comes down to ten load-bearing facts about its identity, homes, maintenance split, approval process, leasing rules, recorded sales, county values, flood mapping, schools and taxes, each drawn from a recorded document, a government record or the association’s own publications and each sourced again further down this guide.
Data updated: September 2026
This guide to The Cove runs from the market and daily life through DiVosta’s plat, governance and costs, the homes, amenities, flood zones, insurance, schools, drive times, what is being built nearby, the Island Walk comparison, honest pros and cons, and both FAQ sets. Jump to what you need, or read it in order.
Living in The Cove means a single loop road of two-story DiVosta townhomes around a lake, a community pool and pool house, and an association that keeps the stucco, the shared roofs and the front-entry landscaping on every building. The Cove is small, quiet and rule-driven, with no golf, no clubhouse campus and no staffed gatehouse.
Data updated: September 2026
The whole community is 141 parcels on the 2026 preliminary roll: the 136 home lots and five common tracts that together total 24.24 acres, per the Collier County parcel service. The largest tract is the 6.13-acre lake. Cove Circle is the only street, and every address on it runs from 5321 to 5851. The Cove is in unincorporated Collier County, not the City of Naples: the county’s city-limits layer returns no city at The Cove, and all 136 homes carry the same unincorporated millage area. For the wider picture of the city, the beaches and the neighborhoods around it, start with our Naples guide.
A Cove day is a residential day. There is no retail, restaurant or staffed amenity building inside the community, so errands mean a short drive out Logan Boulevard North. What The Cove does have is close at hand: the pool and pool house on their own small tract, the lake that homes back onto, and sidewalks along Cove Circle. The association’s photo gallery shows what a buyer sees on a first visit: the entrance monuments, the pool deck, the pool house and the lake. Because the association maintains the front-entry landscaping and irrigation at every unit, as well as the common-area plantings and the perimeter, the street reads as one landscape rather than 136 separate yards, under Article VIII of the Declaration.
The rules shape the look of the street as much as the landscaping does. Garbage containers stay out of sight except on pickup day, garage doors are not left open except for temporary purposes, and bikes, strollers and toys may not be left in the common areas, under the recorded Rules and Regulations (Official Records Book 2473, Pages 3338 to 3339). Board meetings are bi-monthly, on the last Thursday, per the association’s home page.
Cove Circle meets Logan Boulevard North at about 26.2477 N, 81.7184 W, and in the U.S. Census Bureau’s TIGERweb road network it is the only road into The Cove. That matters for two reasons. First, The Cove does not share an entrance with Island Walk: Island Walk’s main gate is on Vanderbilt Beach Road and its second entrance is a separate connection to Logan Boulevard North. Second, every trip out of The Cove starts on Logan Boulevard North, which is where the drive times later in this section are measured from.
Nothing in the record shows a gate at The Cove. The association’s entrance photograph shows monument signs reading “The Cove” and no gatehouse or gate arm, and no association document we read describes gate staff, gate credentials or a guest-access system. If controlled access matters to you, visit the entrance yourself and ask the manager directly; the association has not published an access policy. Nearby Island Walk, by contrast, runs a staffed gatehouse on Vanderbilt Beach Road, which is one of the practical differences between the two.
The Cove’s shared amenity is a community pool with a pool house. The pool house sits on Tract C, a 0.14-acre association parcel addressed 5855 Cove Circle on the county roll, and the association’s forms page carries an online Pool House Reservation Form, so owners can reserve the building. The association has not published pool hours, guest limits, heating or the reservation terms, so we do not state them; ask the manager for the current pool rules before you rely on any of them. Under Article III of the Declaration, an owner who leases a unit delegates common-area rights, including the pool, to the tenant for the lease term.
The lake is Tract B, 6.13 acres of association common area, and it is part of the stormwater system the Declaration says only the developer, the association, the South Florida Water Management District or the county may re-channel. The Declaration also bars owners from installing any irrigation system that draws from wells, ground or surface waters inside The Cove, other than the systems the developer installed. The association has not published rules on fishing, boating or wading in the lake, so ask before you assume any use beyond the view. The FEMA map places the lake itself in Zone AE, which is normal for a stormwater lake and says nothing by itself about the homes around it.
No document we found answers this, and we will not guess. The Cove’s Declaration grants owners rights in The Cove’s own Common Area. Island Walk’s association counts 1,856 Island Walk lots, and The Cove’s 136 are not among them. The land The Cove sits on was originally Tract O of the Islandwalk Phase One plat, and we found no recorded instrument that either grants Cove owners Town Center rights or excludes them. Before you buy on the assumption that you can, or cannot, use the Town Center, get a written answer from both associations. By road the Town Center is 1.15 miles from The Cove’s entrance, about 3 free-flow minutes, but the route runs on public roads through Island Walk’s own entrance, per our routing from the Logan Boulevard North entrance.
This is the question that most separates The Cove from its neighbors. Under Article VIII of the Declaration, the association is “at all times” responsible for the maintenance and care of the exterior stucco surfaces and the shared roofing of the units, and for the unit entry areas and porticos, with the cost assessed equally among all owners. It also maintains the common areas, the plantings and sod along the road rights-of-way, the perimeter plantings, the irrigation facilities and pumps, the drainage facilities and the landscape and irrigation at each unit’s front entry. Normal maintenance of the shared roofing, “such as refinishing or recovering,” is done uniformly at the same time for the whole building, by the association and as an association expense. What that means in dollars depends on the budget and reserves, which the association does not publish; see the governance section below.
The owner maintains the unit itself and the structures, driveway, sidewalks and other improvements that are part of it, keeps each side of a party wall, and shares the upkeep of any party fence with the neighbor. The owner must insure the unit against all casualty losses, and if a unit is damaged by a storm or other casualty, the owner must promptly have it repaired or rebuilt substantially to the original plans. The association insures only common-area improvements. In practice, that split puts routine re-roofing and stucco care on the association’s budget and storm damage to the unit on the owner’s policy, which is why a buyer should read Articles VIII and XI of the Declaration with their insurance agent before binding coverage.
The Cove’s leasing rules were rewritten by the 2024 recorded amendment to Article XVII, e-recorded May 2, 2024 at Official Records Book 6355, Page 1720, after a special members’ meeting that was reconvened four times between January and April 2024. The rules now are:
Leasing rule | What the recorded documents say |
|---|---|
Minimum lease term | Four months, in writing |
New owners | No leasing until 18 months after taking title; the owner or the owner’s family must occupy during that period |
Association approval | Certificate within twenty business days of receiving the lease |
Renewals | Re-approved in writing at the end of the term and at least every 12 months |
Disapproval | Only for listed good-cause grounds, by a majority of the whole Board, or while the owner is delinquent or in violation |
Grandfathering | The new rental rules do not apply to leases in place on the recording date (or renewals to the same tenant), or to owner-landlords who held title on that date |
The association’s lease application, revised January 17, 2025, adds the paperwork: a $100 application fee, a $50 background check per adult, two written references, submission at least 20 days before move-in, a lease of no more than one year, and no month-to-month terms or extensions. A renewal costs $50. A tenant takes over the owner’s right to use the common areas for the lease term.
Dogs, cats and other household pets are allowed, as long as they are not kept for any commercial purpose or in numbers the Board deems unreasonable, under Article V of the Declaration. Pit bull terriers and any dog of “mean or of violent temperament” are prohibited, pets must be leashed in the common areas, owners clean up after them, and a pet the Board finds to be a nuisance must be removed after written notice. Lease applicants must show Collier County licensing and vaccination records, per the pet sheet attached to the lease application. The documents set no weight limit and no fixed number of pets.
Parking is one of the rules most likely to surprise a buyer. Vehicles park in the garage or the driveway, or in marked spaces; nothing parks overnight on the common areas or swales, and the only road where overnight parking is allowed is Cove Circle itself, and only in marked parking areas. Commercial vehicles, recreational vehicles, trailers, campers, boats and watercraft, and motorcycles must be kept entirely inside a garage unless the Board approves otherwise, and the Declaration also treats certain large vans and trucks as prohibited outside the garage. Commercial vehicles may make daytime deliveries and service calls. The association’s parking sheet asks drivers to park facing the direction of the traffic arrows, never on the grass and never blocking a sidewalk, and warns that violators may be towed, per the Rules and Regulations and the parking pages of the lease application. The sale application also points buyers to Collier County’s own restrictions on trucks in residential communities, which the association posts on its documents page.
Any exterior change needs prior approval from the Architectural Control Committee under Article XII of the Declaration, including pools, spas, screen enclosures, fences, mailboxes, a change of paint or stain color, pressure cleaning and plantings on association-maintained ground. Owners file the association’s Architectural Review Committee request with a dimensioned sketch, the location on the lot, a survey, color samples and the contractor’s insurance and license. If the committee does not act within 30 days, approval is deemed granted; a disapproval can be appealed to the Board within 30 days, and the Board then has 45 days to decide. Approved work must be finished within 12 months, and the original Declaration requires a $500 returnable debris deposit before construction starts. Two specifications are already set: replacement garage doors must follow the Board’s August 29, 2019 garage-door resolution, and exterior colors come from the association’s 2021 paint draw card. Interior remodeling and interior paint need no approval.
The original Declaration asks any owner who will be away during hurricane season, June 1 to November 30, to clear furniture, potted plants and other movable objects from the yard and patio, and to name a person or firm, satisfactory to the association, to look after the unit if it is damaged. That caretaker must ask the association’s permission to install temporary hurricane shutters, which come down when the storm threat has passed; permanent shutters need approval, and shutters may not be left closed outside a storm threat. The association has not published current standards for impact windows, impact doors or permanent shutters, so any storm-protection upgrade starts with an architectural request.
A few more rules come up in practice. Every unit is a single-family residence only, with no trade or business use. Window coverings visible from outside need a white backing unless the committee approves otherwise. No sign may be posted on a unit or in the common areas without the committee’s written approval, which matters for “For Sale” signs. Exterior antennas and satellite dishes need approval. Holiday lighting has a set season. Solar equipment is allowed if it is integrated into the design, sits no more than 1.5 feet above the roof surface and matches the roof color. Trees may not be removed without approval unless dead, diseased or unsafe. And under the 2023 legal-fees amendment, an owner who does not cure a violation after written warning owes the association’s legal fees, including pre-suit attorney letters, as an individual assessment secured by a lien.
FEMA’s effective flood map for The Cove is panel 12021C0401H, effective May 16, 2012. When we checked the center of every one of the 136 home lots against FEMA’s National Flood Hazard Layer, 119 fell in Zone AH, a 1% annual chance shallow-flooding zone, and 17 in shaded Zone X, the 0.2% annual chance zone, which is not a Special Flood Hazard Area. The lake, the road tract and Tract D map in Zone AE; the pool house parcel and Tract E in Zone AH. FEMA has issued three letters of map amendment on Cove lots since those maps: two removed the structure from the flood hazard area and one was denied. A letter of map amendment applies only to the structure it names, and a lot-center reading is not an insurance determination; the lender decides from the structure’s own determination. Citizens Property Insurance requires flood coverage on wind policies for homes in a Special Flood Hazard Area, including Zone AH, per its flood coverage page.
The school district’s address lookup for the 2026-27 year zones Cove Circle addresses to Vineyards Elementary (6225 Arbor Boulevard), Oakridge Middle (14975 Collier Boulevard) and Barron Collier High (5600 Cougar Drive), with no rezone flag; we checked three addresses spread around the loop and all three returned the same schools. All three earned an A for 2025-26 in the district’s 2026 accountability brief. Vineyards Elementary is about 1.4 miles, 4 free-flow minutes, from The Cove’s entrance. Zoning can change year to year, so check the lookup for the specific address.
These times are free-flow routing from the Cove Circle and Logan Boulevard North entrance, with no seasonal traffic; winter afternoons on Immokalee and Pine Ridge Roads run longer.
Destination | Distance | Free-flow time |
|---|---|---|
Vineyards Elementary | 1.4 miles | 4 minutes |
Island Walk Town Center (by public road) | 1.15 miles | 3 minutes |
I-75 Exit 111 northbound (via Logan Blvd N and Immokalee Rd) | 3.0 miles | 5 minutes |
I-75 Exit 107 southbound (via Logan Blvd N and Pine Ridge Rd) | 3.7 miles | 6 minutes |
Publix, 5991 Pine Ridge Rd | 3.2 miles | 7 minutes |
Publix, 2450 Vanderbilt Beach Rd | 3.4 miles | 8 minutes |
NCH Northeast freestanding emergency department | 3.9 miles | 7 minutes |
Mercato | 5.5 miles | 11 minutes |
NCH North Naples Hospital | 6.2 miles | 12 minutes |
Vanderbilt Beach Park | 6.9 miles | 13 minutes |
Southwest Florida International Airport | 22.7 miles | 29 minutes |
For the destinations themselves, see the NCH facility directory, Mercato’s directory and Collier County’s page for Vanderbilt Beach Park; for beach parking rules, see our guide to Naples beach parking.
The Cove and Island Walk share a county zoning district, a builder and a school zone, and almost nothing else on paper. Island Walk is a 1,856-home community with a staffed gatehouse and a private Town Center; its dues are set by its own budget, and its Declaration puts roofs, exterior walls and exterior painting on each owner. The Cove is 136 townhomes on one road with a pool and pool house, and its Declaration puts the stucco and shared roofing on the association. Both charge a $1,500 fee to new owners, under separate recorded amendments. For a full side-by-side, see our comparison of The Cove and Island Walk on this page, and for other planned communities along the same corridor, our guides to Village Walk of Naples and Verona Walk.
The Cove has no golf course, no tennis or pickleball courts, no fitness center, no restaurant, no clubhouse campus, no boat access to the Gulf and no staffed gatehouse in any document or photograph we reviewed. We found no age restriction in its recorded Declaration or its amendments. It is not in a Community Development District, so there is no CDD bond or CDD assessment on the tax bill. What it has is a small, association-maintained townhome street with a pool and a lake. If you want courts and a club calendar, look at our guides to tennis and pickleball in Collier County and Naples golf communities.
Once the association approves the sale, the buyer furnishes a recorded copy of the deed with the owner’s mailing address for future assessments, under Article XVII of the Declaration, and signs the new-resident orientation acknowledgment that comes with the sale application. Assessment payments can be set up through the autopay form on the association’s forms page. Owners who want to reserve the pool house do it through the same page, and any exterior project, from a new garage door to a screen enclosure, starts with an architectural request, not a contractor’s call.
Selling your home in The Cove? Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008). Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cove recorded 4 qualified sales from May 2025 to April 2026 at a median of $420,000 (the mean of the middle pair, $410,000 and $430,000), against 5 sales at a median of $468,000 in the 12 months before. Both are small samples, and the 2026 preliminary county just value across all 136 homes has a median of $339,090.
Data updated: September 2026
The MLS layer. On the MLS, The Cove had only 4 closings in the last 12 months ($460,000 in October 2025, $430,000 in April 2026, $420,000 in June 2026, $380,000 in August 2026), too few for a median, so the figures below use the last 36 months, the first window with 10 or more MLS closings. In the Southwest Florida MLS Matrix, pulled September 24, 2026, 13 Cove townhomes closed from September 25, 2023 to September 24, 2026 (a 36-month window), for $5,789,000 in closed volume. The median sold price was $450,000 (n=13, odd), the median sold price per square foot of living area was $279.33, the median time on market was 30 days and the median sold-to-list ratio was 96.42%. The highest sale in the window was $505,000 and the lowest $380,000.
On September 24, 2026, 4 Cove townhomes were listed as active in the Southwest Florida MLS Matrix at a median list price of $449,500 (the mean of the middle pair, $440,000 and $459,000), with 2 under contract, which is about 11.1 months of supply at the 36-month closing pace.
Every sale figure in this section is a Collier County recorded qualified sale, taken from the Florida Department of Revenue sales data file: the statewide 2025 final file (Collier member) for 2024 and most of 2025, and the 2026 preliminary file for Collier County for later months. We matched those files to the 136 Cove home parcels on the 2026 preliminary roll from the Collier County parcel service. A sale counts as qualified when the state screened it as an arm’s-length transfer of an improved home, on a single parcel, at a price over $100. Windows run by sale month. We read no owner names and publish no sale by street address.
The record has limits. It is the state’s screen of recorded deeds, so it lags: a sale enters the file only after the county submits it and the state reviews it, which is why the trailing window ends in April 2026. It records the price on the deed, not the list price, days on market or concessions; those come from the multiple listing service, and the editor adds them in the slot above. And with 136 homes, the counts are small enough that a single sale moves a median.
A recorded sale price is what a buyer paid, on a deed, on a date. A 2026 preliminary just value on the Collier County roll is the property appraiser’s mass-appraisal estimate as of January 1, 2026, used for taxes; it is not a price and it is not an offer. A listing-service figure, such as days on market or the ratio of sale price to list price, describes how a sale was marketed. The three answer different questions, and they rarely agree. In The Cove, the median recorded sale in the last 12 months was $420,000 and the median just value on the new roll is $339,090.
From May 2025 to April 2026, Collier County recorded 4 qualified Cove sales in the Florida Department of Revenue data:
Sale month | Recorded sale price |
|---|---|
August 2025 | $398,000 |
September 2025 | $410,000 |
October 2025 | $460,000 |
April 2026 | $430,000 |
That is n=4, an even count, so the median of $420,000 is the mean of the middle pair, $410,000 and $430,000. The range is $398,000 to $460,000, and the four sales total $1,698,000. This is a small sample. One of the four, the August 2025 sale, carries a qualified code in one state file and a pending-review code in the other; we count it as qualified because the later screening file treats it that way, and without it the remaining three would put the median at $430,000.
From May 2024 to April 2025, the same record shows 5 qualified sales:
Sale month | Recorded sale price |
|---|---|
May 2024 | $500,000 |
May 2024 | $505,000 |
September 2024 | $468,000 |
January 2025 | $445,000 |
April 2025 | $465,000 |
That is n=5, an odd count, so the median of $468,000 is one actual sale. The range is $445,000 to $505,000, and the five total $2,383,000. Again, a small sample.
On paper the median moved from $468,000 to $420,000, and the top of the range from $505,000 to $460,000. We do not turn that into a percentage, because 4 and 5 sales cannot carry a trend claim: the condition of each home, whether it faces the lake, when its interior was last updated and whether the seller needed a quick closing all show up in a price, and with this few sales any of them can outweigh the market. What the two windows do show is the band where recent Cove sales have closed, roughly $400,000 to $505,000 across two years, and that the last four closed in the lower part of it.
Window | Qualified sales | Median | Range |
|---|---|---|---|
May 2025 to April 2026 | 4 | $420,000 (mean of $410,000 and $430,000) | $398,000 to $460,000 |
May 2024 to April 2025 | 5 | $468,000 | $445,000 to $505,000 |
Cut by calendar year, 2024 had 4 qualified sales at a median of $484,000 (n=4, even, the mean of the middle pair $468,000 and $500,000), ranging from $450,000 to $505,000. Calendar 2025 had 5 at a median of $445,000 (n=5, one actual sale), ranging from $398,000 to $465,000. From January to April 2026 there was one qualified sale, at $430,000; with a single sale there is no median, only the sale itself.
Period | Qualified sales | Median | Range |
|---|---|---|---|
Calendar 2024 | 4 | $484,000 (mean of $468,000 and $500,000) | $450,000 to $505,000 |
Calendar 2025 | 5 | $445,000 | $398,000 to $465,000 |
January to April 2026 | 1 | none (one sale: $430,000) | one sale |
Many more deeds were recorded on Cove homes than sales were counted. In the May 2025 to April 2026 window, 12 recorded transfers were screened out by the state as not arm’s-length, all at a nominal $100; in the 12 months before, 6 were. These are transfers into trusts, between relatives, corrective deeds and similar paperwork. Six of them were recorded on a single day in February 2026. They say nothing about value and are rightly left out of every median above.
Two later deeds are on record but not yet in the qualified count. A May 2026 sale at $420,000 is in the state’s 2026 preliminary file with a pending-review code, and the county parcel service shows a further deed recorded August 24, 2026 at $380,000 that the state has not yet screened. When the next state file is released, either or both may join the qualified record. We note them so that a seller or buyer knows the record is moving, not to fold them into a median before the state has reviewed them.
The 2026 preliminary roll values all 136 Cove homes in a narrow band. The median 2026 preliminary just value on the Collier County roll is $339,090 (n=136, an even count; the middle pair is $339,090 and $339,090). The lower quartile is also $339,090, the upper quartile is $342,090, and the range runs from $321,090 to $366,090, per the Collier County parcel service. The roll uses just eleven distinct values:
2026 preliminary just value | Homes |
|---|---|
$366,090 | 22 |
$351,090 | 3 |
$342,090 | 17 |
$341,090 | 10 |
$339,090 | 54 |
$338,090 | 11 |
$336,090 | 11 |
$327,090 | 1 |
$326,090 | 1 |
$324,090 | 5 |
$321,090 | 1 |
The roll assigns no separate land value to any Cove home: the whole just value sits in the improvement. The appraiser does not publish why 22 homes carry the top value, so we do not guess at it; if your home is one of them, or one of the lower ones, that is a question to put to the property appraiser, and it is part of how we price a listing.
The median just value of $339,090 is about 81% of the $420,000 median recorded sale in the last 12 months. That gap is normal in Florida. Just value is a mass-appraisal estimate for the whole roll, set as of January 1, and it is not adjusted for a particular home’s updates, view or condition. A seller who prices from the just value leaves money on the table; a buyer who expects to pay it will not find a seller. The number that matters for a buyer’s budget is the just value’s effect on taxes, which the governance section below works through.
With 4 qualified sales in the last 12 months and 5 in the 12 before, about 3 to 4% of Cove homes trade at arm’s length in a typical year. That low turnover is the defining fact of the Cove market for both sides. For a seller, it means there are few recent comparable sales inside The Cove, so a pricing case has to be built carefully from each one and from comparable townhomes nearby. For a buyer, it means the choice at any moment is usually one or two homes, and waiting for a particular lake view or condition can take a season or more.
The same state record gives a reference point next door. In the same May 2025 to April 2026 window, Island Walk’s 8 two-story Aruba and Catalina townhome sales had a median of $510,000 (n=8, even, the mean of $505,000 and $515,000, small sample), and the community’s 97 qualified sales overall had a median of $525,000, per the Florida Department of Revenue 2026 preliminary sales data file. The comparison is useful but not like for like: Island Walk’s townhomes carry a Town Center and gate in their dues and put the roof on the owner, while The Cove’s put the roof and stucco on the association and have no Town Center rights in any document we found. Our Island Walk guide has the full Island Walk record.
For a Cove seller, the record says three things. Recent sales have closed between about $400,000 and $505,000; the last four were in the lower part of that band; and because so few homes trade, the next sale sets the tone for the one after it, which is why condition, presentation and a clean association file matter more here than in a large community. For a Cove buyer, it says the county’s value is not the price, the association’s approval and transfer fee are part of the timeline, and the county roll cannot tell you which of the few homes on offer is the better buy; the documents and the condition can. We read every one of these sales against the recorded documents before we advise either side.
Selling your home in The Cove? Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072. Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
DiVosta built The Cove in 1999 and 2000 on land carved from Tract O of the Islandwalk Phase One plat, recorded it as its own subdivision in Plat Book 31, Pages 11 to 13, and put it under its own 1998 Declaration and homeowners association, beside Island Walk but on separate paper.
The Cove’s land began as a single parcel inside Island Walk’s first plat. Exhibit A of The Cove’s Declaration (Official Records Book 2473, Page 3310) describes the property as “All of Tract ‘O’ of ISLANDWALK PHASE ONE, according to the Plat thereof, as recorded in Plat Book 29, Pages 100 through 106.” The surrounding zoning is the county’s Islandwalk planned unit development, approved as PUD-96-14 by Ordinance 98-58, a 705-acre district with a cap of 2,100 homes, per the Collier County PUD Master List. The Cove is inside that zoning district, which is why the county’s zoning totals include it, and outside every Islandwalk residential plat, which is why Island Walk’s association counts 1,856 lots without it.
Tract O was then re-platted as its own subdivision. The Collier Clerk’s official records map index lists “COVE” as a subdivision plat in Plat Book 31, Pages 11, 12 and 13, and lists no Cove entry in the separate book the Clerk keeps for condominium plats. The county roll’s legal descriptions follow the plat: “COVE, THE (HO) LOT 1” through “LOT 136,” plus “COVE, THE TRACT A” through “TRACT E” for the common land. We have not pulled the plat sheet images, so its recording date and dedication language are not stated here.
The Declaration of Covenants, Conditions, and Restrictions for The Cove was recorded in Collier Official Records Book 2473, Page 3272 (Instrument 2387515); the Clerk’s stamp on the association’s scan reads October 26, 1998, though part of it is hard to read. The developer named in it is Island Walk Development Company, a Florida corporation, and the document was prepared in Palm Beach Gardens. For comparison, Island Walk’s own Declaration was recorded about five months earlier, on May 13, 1998, at Official Records Book 2419, Page 1385, in the Collier Clerk’s official records. The Cove’s Declaration defines “The Cove” as “the name given to the subdivision” in Collier County, calls each home a “Unit” that “may also be referred to as a Townhouse Unit,” and sets out party walls, party fences and “shared roofing,” which is the vocabulary of attached townhomes on individual lots.
The Cove Homeowners Association of Naples, Inc. was filed as a Florida not-for-profit corporation on June 3, 1998, under Chapter 617, and it has filed an annual report every year from 1999 to 2026, most recently on April 17, 2026, per its Florida corporate record. The filing cover sheet for the Articles of Incorporation is DiVosta & Company’s, which is the documentary basis for calling The Cove a DiVosta community, and the incorporators gave the same Palm Beach Gardens business address. The Articles make every record owner of a unit a member, with one vote per unit. The corporation has no name history: it has always been The Cove Homeowners Association of Naples, Inc.
DiVosta built The Cove fast and evenly. The Florida Department of Revenue’s 2026 preliminary roll file for Collier County gives an actual year built of 1999 for 68 homes and 2000 for the other 68, with one residential unit on each lot. That places The Cove squarely inside Island Walk’s own building years, which ran from 1998 to 2003, and before Florida’s first statewide building code took effect on March 1, 2002, per the Florida House analysis of the code’s history, a date insurers ask about.
The buildings are predominantly two-home duplexes. When we matched the county’s building footprints to the Cove lots, 58 of the 63 footprints we could match covered two lots and 2 covered four; a few lots at the edge of the footprint file did not match. A landscape architect’s project list, filed with a City of Naples agenda item, describes the project as a “12.3-acre residential duplex development.” That 12.3 acres and the county roll’s 24.24 acres measure different things: the roll total includes the lake, the road tract and the open tracts, and the architect did not say how the 12.3 acres was measured. The exact number of buildings is not published; the plat sheets would settle it.
The Declaration required the developer to convey the common areas to the association. On the 2026 preliminary roll those are five tracts, each carried at a nominal $100 just value because the value sits in the homes they serve:
Tract | Acres | What it is on the roll |
|---|---|---|
Tract A | 3.84 | Road right-of-way (Cove Circle) |
Tract B | 6.13 | The lake |
Tract C | 0.14 | The pool house parcel, 5855 Cove Circle |
Tract D | 2.89 | Open land |
Tract E | 3.12 | Open land |
Every recorded instrument we found uses “The Cove”: the Declaration’s title, its definition of the subdivision, the plat index, the county roll and the association’s own name. The association’s website is titled “The Cove HOA Naples,” and the entrance monuments read “The Cove.” “The Cove at Island Walk” appears once in our research, in a landscape architect’s list of past projects on a City of Naples agenda attachment. It is a description, not a name, and it implies an Island Walk membership that no document establishes. A different “Cove” homeowners association in Lake Mary, in central Florida, publishes its own covenants online; they have nothing to do with Cove Circle in Naples.
Buyers sometimes see The Cove described as a condominium, and the source is the tax roll. The property appraiser places every Cove home in the state’s condominium land-use class, a tax classification that also shows up in data feeds built from the roll. The recorded documents say otherwise: a subdivision plat, not a condominium plat; a Declaration of Covenants, not a Declaration of Condominium; lots and townhouse units, not condominium parcels; and no Cove Circle project anywhere in the state’s condominium public records. The practical consequence is that The Cove’s association operates under Florida’s homeowners association statute, Chapter 720, and the rules written for condominium buildings do not govern it.
Selling your home in The Cove? We explain the plat, the Declaration and the name to every buyer before they ask. Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008). Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cove is governed by The Cove Homeowners Association of Naples, Inc., a Chapter 720 homeowners association managed by Paramont Property Management. Owners pay equal quarterly assessments that fund the common areas, the stucco and the shared roofs; the dollar amount is not published. There is no CDD, and 2026 preliminary taxes run a median $3,101.98 per home.
Data updated: September 2026
The association is a Florida not-for-profit corporation, active since June 3, 1998, and every owner of record is a mandatory member with one vote per unit, under Article IV of the Declaration. Membership passes automatically with the deed. It is a separate corporation from Island Walk Homeowners Association, with its own Declaration, its own Board and its own manager, and there is no master association above it in any document we found. Because The Cove is a homeowners association with 136 parcels, Florida’s Chapter 720 governs how it keeps records, holds meetings and levies assessments, and it is large enough to fall under the 2025 requirement that associations of 100 or more parcels post their official documents online, which is consistent with the association’s posted documents page.
Paramont Property Management, LLC manages The Cove and has been the association’s registered agent since April 28, 2017. Its office is at 5629 Strand Boulevard, Suite 412, Naples, FL 34110, telephone (239) 734-3200, per the association’s property management page, and the sale, lease and renewal applications are delivered or mailed there, weekdays from 9 a.m. to 4 p.m. for drop-off. For a sale, Paramont is where a title company orders the estoppel certificate that states the assessments due and any open balance on a home.
The Articles and By-Laws, which are recorded with the Declaration, provide for a Board of not less than three nor more than five directors, and the association’s Board of Directors page lists five seats for 2025-2026 (president, vice president, secretary, treasurer and director) with posted director certifications. Board meetings are bi-monthly, on the last Thursday, per the association’s home page. Under the recorded By-Laws, a quorum of the members is one-third of the total vote, the annual meeting falls 30 to 90 days after the close of the fiscal year, and the Board may appoint a Covenants Committee of three to seven members to hear violations before a fine is imposed.
The association posts its governing documents publicly and keeps its financial records behind an owners’ password. The public set, on its documents page and forms page, is:
Document | What it governs |
|---|---|
Declaration of Covenants, Conditions, and Restrictions (OR 2473 PG 3272, 1998), with the Articles, By-Laws and Rules attached | Maintenance split, assessments, insurance, architectural control, use restrictions |
Articles of Incorporation (1998) | Membership, voting, powers |
Rules and Regulations (OR 2473 PG 3338 to 3339) | Common areas, garbage, parking, garage doors |
Legal-fees amendment (OR 6281 PG 1147, 2023) | Owner liability for enforcement costs |
Conveyances amendment (OR 6355 PG 1720, 2024) | Sale and lease approval, leasing limits, $1,500 transfer fee |
Garage-door resolution (2019) | Replacement door specification |
Paint draw card (2021) | Approved exterior colors |
Sale / Title Transfer Application (rev. January 17, 2025) | Buyer approval steps and fees |
Lease Application and Renewal Lease Application (rev. January 17, 2025) | Tenant approval and renewal fees |
Exterior modifications |
Minutes, financial information, insurance, contracts and the owners’ directory sit in the password-protected owners’ section. A buyer under contract should ask the seller for the current budget, the most recent financial statements and the last year of minutes, and should read them before the inspection period ends.
The first of two recent amendments added a section 2.W to Article V, recorded August 23, 2023 at Official Records Book 6281, Page 1147. An owner who fails or refuses to correct threatening, harassing or nuisance conduct, or any other violation of the governing documents, after written warning and a reasonable chance to comply, is responsible for the association’s legal fees and expenses to compel compliance, including pre-litigation letters from the association’s attorney. Those charges become an individual assessment and a lien on the owner’s parcel if not paid on demand, and the prevailing party in any enforcement action recovers its fees and costs at every level, per the recorded legal-fees amendment.
The second rewrote Article XVII, “Conveyances,” and was e-recorded May 2, 2024 at Official Records Book 6355, Page 1720, per the recorded rental amendment. It extended the association’s approval window from ten to twenty business days, added gifts and other title transfers to what needs approval, allowed background checks and personal interviews, listed the good-cause grounds for disapproval, set the 18-month hold on leasing after purchase, required renewals to be re-approved at least every 12 months, and added the $1,500 transfer fee. It also grandfathered existing leases and owner-landlords of record on the recording date from the new rental rules. The amendment was approved at a special members’ meeting first convened January 25, 2024 and reconvened on February 29, March 28 and April 24, 2024, when the vote passed.
Under Article VIII of the Declaration, these are association responsibilities, paid as common expenses assessed equally on all 136 units:
Association responsibility | Declaration reference |
|---|---|
Exterior stucco surfaces of every unit | Article VIII |
Shared roofing: the entire roof of each building, its support structure, roof covering, trim and drainage fixtures | Article VIII |
Unit entry areas and porticos | Article VIII |
Landscape and irrigation at each unit’s front entry | Article VIII |
Common areas, road right-of-way plantings and sod, perimeter plantings, irrigation facilities and pumps, signage | Article VIII |
Drainage easements, drainage facilities and water control structures | Article VIII |
Normal maintenance of the shared roofing, such as refinishing or recovering, done uniformly for the whole building | Article VIII |
The Declaration also lets the association maintain front yards on the street side if the Board decides to. That list is broader than many attached-home communities in North Naples, and it is the reason the size and health of the reserves matter so much when you buy.
The owner maintains the unit and its structures, driveway, sidewalks and other improvements, including boundary walls and fences, in the same appearance and quality as originally built, and keeps the rear yard. Each owner pays for the side of a party wall that owner uses. If an owner does not maintain what the Declaration assigns, the association may do the work after notice and charge it back as a special assessment against that unit. Any damage an owner, a tenant or a guest causes to the common areas is repaired at that owner’s expense under the Rules and Regulations and the 2023 amendment.
The Declaration treats the attached structure carefully. The center line of a party wall is the boundary between two units, and an owner may panel, plaster, decorate and hang shelving on a party wall but may not cut an opening, hole or conduit into the original concrete that forms it. Party fences between two lots are the joint obligation of the two owners, with a Board-appointed arbiter if they disagree. The shared roofing of each building is not common area, but the association maintains it, and if a party wall or shared roof is damaged solely by one owner’s neglect or misconduct, that owner pays for the repair.
The insurance split follows the ownership. Each owner must carry a policy insuring the unit against all casualty losses, under Article XI of the Declaration. The association insures the common-area improvements, carries general liability coverage of at least $1,000,000 per occurrence, carries fidelity coverage for anyone who handles association money, and insures any common area that lies in a special flood hazard area to its full replacement cost or the program maximum. If a casualty damages a unit, the owner must repair or rebuild it substantially to the original plans; if insurance proceeds fall short, the Declaration lets the association specially assess the shortfall. Because the association maintains the shared roof but the owner insures the unit against casualty, a buyer should ask an insurance agent to read Articles VIII and XI together before binding coverage. Homes in The Cove were built in 1999 and 2000, so Citizens Property Insurance’s four-point inspection for homes over 20 years old applies, per its inspection requirements, and homesteaded owners may qualify for a free inspection and matching grants under My Safe Florida Home.
Assessments are “levied equally on all Units” under Article IX of the Declaration, so every Cove home pays the same regular assessment regardless of its value. Unless the Board sets another schedule, they are payable quarterly in advance on the first day of January, April, July and October. The Board must prepare a budget at least 60 days before the fiscal year begins and deliver it, with each unit’s assessment, at least 30 days before the current year ends; if no new budget is adopted, the prior year’s continues. The budget must include a reserve fund for replacement and capital refurbishment of the common areas, held in a separate account. A certificate of payment, the document a closing relies on, is available on demand for a nominal fee.
The association does not publish its budget or the per-home assessment; its financial page is password-protected for owners. We do not print a dues figure from any other source, because only the association’s own budget or an estoppel certificate is reliable. A buyer gets the exact current assessment, and any special assessment in progress, from the estoppel certificate ordered through Paramont for the closing, and should ask the seller for the current budget and reserve schedule during the inspection period. No Cove document we read lists cable television or internet as an association service, so budget for them separately unless the current budget says otherwise.
A special assessment needs the vote or written consent of at least 51% of the members, under Article IX of the Declaration, with two exceptions the Board can levy on its own: an assessment to cover the gap when insurance proceeds do not pay for casualty repairs, and an assessment against a single owner to reimburse the cost of bringing that owner’s unit into compliance, after notice and a hearing. Special assessments may be spread into installments beyond the fiscal year. We found no record of a current or recent special assessment in the public documents; the minutes and the estoppel certificate are where one would appear.
The buyer’s costs to the association and its manager at purchase are:
Item | Amount | Source |
|---|---|---|
Transfer fee to the association | $1,500 | 2024 amendment, Article XVII section 5 |
Application fee to Paramont | $100 | Sale / Title Transfer Application |
Background check, per adult buyer or occupant | $50 (higher for applicants from outside the United States) | Sale / Title Transfer Application |
The amendment says the transfer fee “shall be paid upon application by the Owner for approval,” while the sale application lists it as paid at closing; either way, the buyer pays it, and the title company collects it on the closing statement if it has not been paid. The fee goes to replacement and refurbishment of what the association maintains, or other expenses the Board sets, and transfers made solely for estate or tax planning are exempt. All application fees are non-refundable, and incomplete packages are not processed.
If an assessment is 15 days late, the original Declaration lets the Board charge a late fee of up to $25, accelerate the rest of the year’s assessments, and recover its costs and attorneys’ fees; unpaid assessments become a lien once the association records a statement of the amount due, and the association may foreclose. The lien is subordinate to a first mortgage made in good faith, and a lender that takes title by foreclosure is not liable for assessments that came due before it did. The association may also suspend an owner’s use of the common areas while an assessment is unpaid, but the Declaration bars the Board from suspending voting rights for nonpayment. Florida’s Chapter 720 now layers its own notice and collection procedures over these original terms.
No Cove home lies in a Collier County Community Development District, so there is no CDD bond or CDD maintenance charge. The county parcel service’s non-ad valorem field reads zero for all 136 homes. Collier County’s solid waste charge is billed separately as a non-ad valorem assessment in the unincorporated area; its FY2026 rate resolution sets the District I residential rate at $261.91, and that line appears on sampled bills in neighboring Island Walk. We have not pulled a Cove tax bill, so confirm the solid waste line for a specific address on the Collier County Tax Collector’s real estate tax page.
All 136 Cove homes are in Collier millage area 36, the same as Island Walk, where the 2026 preliminary rates total 10.402 mills; final rates are set at the September budget hearings and appear on the November bill, per the county roll and Naples Press reporting on the 2026-27 millage. On the 2026 preliminary roll, total taxes per Cove home have a median of $3,101.98, ranging from $1,139.85 to $3,808.07, depending mostly on whether the home carries a homestead exemption and how long its assessment has been capped. As arithmetic, a home with no exemption at the median just value of $339,090 would owe about $3,527 in ad valorem tax at 10.402 mills; the top of the range, $3,808.07, is exactly 10.402 mills on the top just value of $366,090. A buyer’s assessment resets to just value the January 1 after purchase, so the seller’s bill is not the buyer’s bill.
2026 preliminary tax figure | Amount |
|---|---|
Median total tax per home | $3,101.98 |
Lowest | $1,139.85 |
Highest | $3,808.07 |
Millage, area 36 (preliminary) | 10.402 mills |
Ad valorem at the median just value, no exemption (our arithmetic) | about $3,527 |
After the developer period, the Declaration can be amended with the written consent of 51% of all unit owners together with the institutional mortgagee holding the largest total of mortgages on the units, and amendments that touch the drainage system also need county and water management district approval. Ending it takes 80% of all owners and every institutional mortgagee. The Declaration ran for an initial 25 years from recording and then renews automatically in 10-year periods unless a termination is recorded; by that arithmetic it is now in its first renewal period, which runs into 2033.
Selling your home in The Cove? We pull the estoppel, the amendments and the approval package together before the first showing. Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072. Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every home in The Cove is a two-story attached DiVosta townhome with its own garage, built in 1999 or 2000 and sold on its own platted lot, mostly in two-home duplex buildings that share a party wall, an entry portico and a roof. The Cove has no detached homes, no villas and no condominium units.
Data updated: September 2026
The recorded Declaration calls each home a “Unit,” a finished residence on a lot, and says it “may also be referred to as a Townhouse Unit.” The homes are attached, with common walls between neighbors, shared entry areas and porticos, and “shared roofing” over each building. The county roll counts one residential unit on each of the 136 lots, and each home sits on its own fee-simple lot rather than in a shared building parcel. Every home is used as a single-family residence only, under Article V.
Most Cove buildings hold two homes. Of the 63 county building footprints we could match to Cove lots, 58 cover two lots and 2 cover four, and an architect’s project list describes The Cove as a “residential duplex development.” Neighboring units are separated by shared entry areas, sidewalks and porticos; the center line of each entry portico is the boundary between the two units, and the association maintains the portico, under Article VIII of the Declaration, which also attaches a drawing of the typical portico location as Exhibit D. The practical result is that each home has one neighbor on one side and open yard on the others, in most buildings.
Every Cove home has an attached garage. The Declaration forbids using a garage as living area and forbids any change that reduces the number of cars it can hold below what it held as originally built, and several vehicle types must be kept inside it. The association has not published how many cars each garage holds, and we do not guess. When a door is replaced, the Board’s August 29, 2019 resolution sets two approved options: a Raynor Advantage Series BuildMark door with no windows and Raised Colonial panels, or a Raynor Advantage Series TradeMark door with the wind-load upgrade, no windows and Colonial panels, both painted Colonial White to match the originals, with no decorative hardware. The owner pays for the door, pulls any permit, meets the wind code and is responsible for any damage the installation causes.
The Cove uses four association exterior colors, mixed in PPG’s Acri-Shield exterior satin and named for the community: “The Cove Peach,” “The Cove Putty,” “The Cove Tan” and “The Cove Neutral,” per the association’s 2021 paint draw card. Any change of exterior paint color needs architectural approval, while repainting in the originally approved scheme does not. Because the association maintains the exterior stucco, exterior painting is not a project an owner starts alone.
The Declaration describes the party walls as formed of concrete: owners may use their side for paneling, plaster, decoration and shelving, but may not make any “aperture, hole, conduit, break or other displacement of the original concrete forming said party wall.” The exterior finish is stucco, which the association maintains. The Declaration does not name the roof material, and we have not verified it, so ask the association when the shared roofs were last refinished or recovered and what material was used; that is one of the most useful questions a buyer can ask.
The county’s parcel polygons for Cove homes have a median area of about 2,375 square feet, ranging from about 2,302 to 6,792 square feet, on the Collier County parcel service. Those are lot footprints, the land a unit sits on, not living area; a two-story home on a lot of that size has more floor area than its footprint. A handful of lots are much larger than the median, and the plat sheets show each one’s shape. The lot is what the owner holds title to; the lake, the road and the open tracts belong to the association.
The roll is reliable for a few things: that the home is on its own lot in The Cove, the year it was built (1999 or 2000), that it has one residential unit, its 2026 preliminary just value, whether it carries a homestead exemption, its millage area and its tax. It also tells you that the appraiser values Cove homes in a tight band, from $321,090 to $366,090 on the 2026 preliminary roll, with 54 of the 136 at the median value of $339,090.
The roll cannot tell you a Cove home’s living area, bedroom count, bathroom count or garage size. The state’s roll file carries the same living-area figure for every one of the 136 homes, which is a sign of a standard entry rather than a measurement, so we do not publish it as a home size, and we never compute a price per square foot from a county area figure. DiVosta’s floor plans for The Cove are not in any public record we found. For a specific home, the reliable sources are a current measurement, the county’s building sketch for that address, and the seller’s own plans; we gather those before we price a listing or advise on an offer.
Island Walk next door also has two-story attached townhomes, the Aruba and Catalina models, about 160 of them; DiVosta’s archived Island Walk model sheet describes the Aruba as a three-bedroom, two-and-a-half-bath townhome of 1,826 air-conditioned square feet. That is an Island Walk model, not a Cove model, and The Cove’s plans may differ. The bigger difference is on paper: an Island Walk townhome owner pays for the roof and exterior walls under Island Walk’s Declaration, while in The Cove the association maintains the stucco and shared roofing. See our Island Walk guide for the Island Walk side.
Before an offer on any Cove home, we ask for: the estoppel certificate showing the current assessment and any open balance; the current budget, reserve schedule and last year of minutes; when the building’s shared roof was last refinished or recovered; any architectural approvals on file for the home (screen enclosures, shutters, windows, garage door); the home’s flood determination and any letter of map amendment; a current wind mitigation and four-point inspection; whether a lease is in place and whether it is grandfathered; and a measured floor area. None of that is on the tax roll, and all of it changes what the home is worth.
Selling your home in The Cove? Get a free home valuation for your Cove townhome, or Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008). Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cove’s own amenities are modest and association-owned: a community pool with a pool house on a 0.14-acre tract at 5855 Cove Circle, and a 6.13-acre lake that homes back onto. Access for Cove owners to the Island Walk Town Center is unproven. Beaches, parks, golf courses and public boat ramps sit within about 20 minutes.
Data updated: September 2026
The Cove is a small community by Collier County standards: 136 townhomes on one loop road, Cove Circle, with a single entrance off Logan Boulevard North. What it owns in common is recorded on the 2026 preliminary Collier County roll as five tracts, and the association’s own website shows what sits on them. Everything below comes from those two sources, the recorded Declaration, and our routing from the Cove Circle entrance. Where a fact is not published, we say so rather than guess.
Common tract (2026 preliminary roll) | Size | What it is | Source |
|---|---|---|---|
Tract A | 3.84 acres | Cove Circle, the road right-of-way | Collier County parcel layer |
Tract B | 6.13 acres | The lake | Collier County parcel layer; association gallery |
Tract C | 0.14 acre | The pool and pool house, 5855 Cove Circle | Collier County parcel layer; association forms and gallery |
Tract D | 2.89 acres | Open land | Collier County parcel layer |
Tract E | 3.12 acres | Open land | Collier County parcel layer |
Source: the Collier County parcel layer query for The Cove, 2026 preliminary tax year. Each common tract carries a nominal $100 just value on the roll, which is how Florida rolls treat association common area; the tract values are not a measure of anything a buyer pays for.
The Cove’s pool and pool house sit on Tract C, a 0.14-acre parcel addressed 5855 Cove Circle. The association posts a Pool House Reservation Form on its forms page, which tells you the pool house can be reserved by owners, and its photo gallery shows the pool deck, the pool and the pool house. What the association does not publish on its public pages: pool hours, guest limits, reservation fees or terms, and whether the pool is heated. We have seen “heated pool” and “clubhouse” claims on third-party listings; neither appears in any association document we can cite, so we do not repeat them. A buyer who cares about any of those details should ask the management company, Paramont Property Management, at (239) 734-3200, or request the pool rules with the association documents during the contract period.
Tract B is a 6.13-acre lake, recorded as association common area, and the association’s gallery shows homes backing onto it. The lake is part of the drainage system the association maintains: under Article VIII of the Declaration of Covenants, Conditions, and Restrictions for The Cove, the association maintains drainage easements, drainage facilities and water control structures as a common expense. What is not published: fishing rules, whether small boats or kayaks are allowed, and any rules on docks or lake-edge improvements. Treat the lake as a view and a drainage feature until the association confirms otherwise in writing. Any change to a rear yard that touches the lake edge would also need Architectural Control Committee approval under the Declaration.
Tracts D and E add about 6 acres of open land, and the association maintains the landscaping and irrigation along Cove Circle, the perimeter plantings, and the landscape and irrigation at the front entry of every home, all as equal common expenses under Declaration Article VIII, section 1.A. For a buyer, that means the street-side view of every home is maintained to one standard by the association rather than home by home.
The only road into The Cove is Cove Circle, which meets Logan Boulevard North about a quarter mile north of the Vanderbilt Beach Road intersection, based on the US Census TIGERweb road network and our routing. The association’s gallery shows monument signs reading “The Cove” at the entry. No gatehouse or gate arm appears in the association’s entrance photo, and no association document we have read describes one, so we make no claim of controlled entry. If controlled access matters to you, confirm the current entry setup on a visit.
This is the question buyers ask most, and the record does not answer it. The Cove sits inside the county’s Island Walk zoning district (PUD-96-14), on land that was originally Tract “O” of the Islandwalk Phase One plat (Plat Book 29, Pages 100 to 106). But The Cove has its own association, its own recorded Declaration (Collier OR Book 2473, Page 3272) and its own recorded plat (Plat Book 31, Pages 11 to 13), and The Cove’s Declaration grants owners rights only in The Cove’s own Common Area. The Island Walk association counts 1,856 Island Walk lots, and The Cove’s 136 homes are not among them. We found no recorded document that either grants Cove owners Town Center rights or excludes them. So our answer is: unproven. Do not buy in The Cove counting on the Island Walk pools, courts or fitness center unless the Island Walk association confirms access in writing.
Getting there is a public-road drive either way: 1.15 miles and about 3 minutes free-flow from the Cove Circle entrance, south on Logan Boulevard North, east on Vanderbilt Beach Road and north on Islandwalk Boulevard. For what the Town Center offers its own members, see our Island Walk guide.
There is no golf course, tennis or pickleball court, fitness center, marina or boat slip, and no beach club inside The Cove, based on the association’s gallery, forms and documents and the county roll’s list of common tracts. The Declaration’s vehicle rules also require boats and trailers to be kept in the garage, so a boat owner should plan on the garage or off-site storage.
Park | What it has | Distance |
|---|---|---|
Vineyards Community Park, 6231 Arbor Blvd W | 4 lighted tennis courts, 3 lighted soccer fields, 2 lighted softball fields, a water play area and a community center | Beside Vineyards Elementary on Arbor Boulevard, which is 1.4 road miles and about 4 minutes from the Cove entrance |
North Collier Regional Park, 15000 Livingston Rd | 8 lighted soccer fields, 5 lighted softball fields, the Sun-N-Fun Lagoon water park, a fitness gym and a 2.5-mile trail | About 12 minutes from neighboring Island Walk; about the same from The Cove |
20 pickleball courts and 6 lighted clay tennis courts | West toward the coast | |
14 pickleball courts and 4 lighted bocce courts | North Naples |
The Sun-N-Fun Lagoon runs seasonally; the county announced its June 1, 2026 opening for summer. For the full list, see our guide to Collier County parks and our roundup of public tennis and pickleball in Collier County.
The closest public course is ArrowHead Golf Club at 2205 Heritage Greens Drive, in the same 34119 ZIP, about 3.1 miles and 9 minutes from the Island Walk Town Center and about the same from The Cove. Tiburon Golf Club, 36 holes at The Ritz-Carlton Naples, Tiburon, and home of the LPGA CME Group Tour Championship on its Gold Course, is about 9 minutes from Island Walk; we make no statement about public access there. For the wider picture, see our guide to Naples golf communities.
Beach | Distance | Notes |
|---|---|---|
Vanderbilt Beach Park, 100 Vanderbilt Beach Rd | 6.9 miles, about 13 minutes from the Cove entrance, straight west on Vanderbilt Beach Road | County parking garage; $10 fee without a Collier resident beach permit |
About 17 minutes from neighboring Island Walk | Boardwalk and tram | |
About 19 to 20 minutes from neighboring Island Walk | $6 per vehicle | |
About 34 minutes from neighboring Island Walk | 342-acre preserve |
Drive times are free-flow estimates; January to April traffic on Vanderbilt Beach Road adds time. A Collier resident beach permit waives the county beach parking fees; our Naples beach parking guide explains the permit and the garages.
The nearest public ramp with Gulf access is Cocohatchee River Park, 397 Dockside Drive, with four launch lanes and Gulf access through Wiggins Pass, about 10.3 miles and 20 minutes from neighboring Island Walk and about the same from The Cove. The Golden Gate Boat Ramp, about 13 minutes away, is fresh and brackish water only, with no Gulf access.
Destination | Road miles | Minutes, free-flow |
|---|---|---|
Publix, 5991 Pine Ridge Rd | 3.2 | about 7 |
Publix, 2450 Vanderbilt Beach Rd | 3.4 | about 8 |
Mercato (80+ businesses including Whole Foods) | 5.5 | about 11 |
Other destinations, including Waterside Shops and the Sprouts on Logan Boulevard North, are about the same distance from The Cove as from neighboring Island Walk; see our Island Walk guide for those times. For restaurants across the county, see our Collier County restaurants guide.
The honest comparison is scale. The Cove’s amenity package is a pool, a pool house and a lake, maintained for 136 homes. Neighboring Island Walk has a 7.8-acre Town Center with resort and lap pools, courts, a fitness center, a restaurant and an auxiliary post office, maintained for 1,856 homes. A buyer choosing The Cove is choosing a small association with a short amenity list, not a resort-style campus, and should budget for public parks, courts and beaches accordingly. That trade is covered in full in the comparison section below.
Selling a Cove home and want the amenity questions answered before a buyer asks? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Cove home. Buying and want the pool and lake rules in writing before you offer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
By the lot centroid of each home on FEMA’s effective map, 119 of The Cove’s 136 lots fall in Zone AH, a Special Flood Hazard Area of shallow ponding, and 17 fall in shaded Zone X, which is not a Special Flood Hazard Area. All sit on panel 12021C0401H, effective May 16, 2012. Three lots carry FEMA letters.
Data updated: September 2026
Flood is the single most important paperwork question in The Cove, because it drives the buyer’s lender and insurer. Below is exactly what the public flood maps show, lot by lot in aggregate, and what they do not show. We queried FEMA’s National Flood Hazard Layer, flood zone layer at the center point of every one of the 136 home lots and the five common tracts.
FEMA effective zone (at the lot centroid) | Home lots | What it means |
|---|---|---|
Zone AH | 119 | A Special Flood Hazard Area: a 1% annual chance of shallow flooding |
Shaded Zone X | 17 | Outside the Special Flood Hazard Area: a 0.2% annual chance flood hazard area |
Total | 136 |
Source: FEMA National Flood Hazard Layer, effective panel 12021C0401H (May 16, 2012), queried September 2026.
Zone AH is FEMA’s designation for areas of shallow flooding with a determined base flood elevation. For the Zone AH area around The Cove and neighboring Island Walk, FEMA’s own letters name the flooding source as “ponding/overland flow”, meaning rainfall that collects and moves across flat land, not coastal storm surge. The base flood elevation cited on FEMA’s letter for one Cove lot is 13.2 feet, which matches the roughly 13.2 feet FEMA uses across the neighboring Island Walk Zone AH area, per its community-scale letter for the Islandwalk Towncenter lots.
Shaded Zone X is a moderate flood hazard area, the 0.2% annual chance (500-year) floodplain. It is not a Special Flood Hazard Area, so the federal mandatory flood insurance purchase requirement does not attach to a building there by map alone. That does not mean a lender or an insurer will not require or recommend flood coverage, and Citizens’ own flood rules (see the insurance section) reach beyond the Special Flood Hazard Area.
FEMA’s map puts The Cove’s lake (Tract B), the road (Tract A) and open Tract D in Zone AE, a Special Flood Hazard Area with a determined base flood elevation. The pool house parcel (Tract C) and open Tract E map as Zone AH. The Declaration requires the association to insure Common Area improvements in a Special Flood Hazard Area under the National Flood Insurance Program, at 100% of replacement cost or the maximum available (Article XI, section 6).
Every Cove parcel falls on FEMA Flood Insurance Rate Map panel 12021C0401H, effective May 16, 2012. Neighboring Island Walk sits mostly on different panels (0213H, 0214H and 0402H), which is one reason a figure for Island Walk’s flood mapping should never be read as a figure for The Cove. Any Cove address can be checked on the FEMA Flood Map Service Center, which returns the panel, the zone and any letter for the address.
FEMA’s Letters of Map Change layer shows three Letters of Map Amendment on Cove lots, issued in 2014, 2015 and 2018. Two removed the structure from the Special Flood Hazard Area. One was a denial, meaning the structure stayed in the mapped zone. We publish the counts, not the addresses.
A Letter of Map Amendment is address-specific: it changes the determination for the one structure named in the letter, not for the neighbor sharing its party wall and not for the community. It can also be superseded when new maps take effect. If you own a Cove home with a LOMA, keep the letter with your closing documents; it goes into the buyer’s lender file on day one.
Our zone counts use the center point of each lot. A lender does not. The lender orders a flood zone determination for the building, which considers where the structure sits, and a home whose lot center is in Zone AH can have a pad elevation or a LOMA that changes the answer, and the reverse. Lenders decide insurance requirements building by building. Use our counts to understand The Cove’s overall exposure, and the determination, the elevation certificate if one exists, and any LOMA to understand a specific home.
FEMA issued preliminary map panels for this part of Collier County on March 20, 2025, including panel 12021C0401J, the successor to The Cove’s current panel. Collier County opened the 90-day appeal period on August 19, 2026, and targets a summer 2027 effective date, subject to change, per the county’s notice on the proposed Flood Insurance Rate Map. The FEMA preliminary flood hazard layer showed the same zone at every neighboring Island Walk point sampled; we did not run the preliminary layer at each Cove lot, so a buyer closing near the effective date should ask the lender how the new panel reads for that building.
Flood zone and storm surge are separate maps. Neighboring Island Walk is outside Collier County’s Coastal High Hazard Area and in hurricane evacuation Zone E at every point the county layer was tested. The Cove sits beside it, inland and east of I-75, about 6.5 straight-line miles from the Gulf at Vanderbilt Beach measured from neighboring Island Walk. Check your own address on the county evacuation layer before storm season.
Selling in The Cove? A LOMA or an elevation certificate is worth gathering before you list; call Jesse direct at (239) 898-6072 or start with a free home valuation for your Cove home. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida.
In The Cove, each owner insures the home against all casualty losses under the recorded Declaration, while the association insures only common-area improvements and carries at least $1,000,000 of liability coverage. Premiums depend on the building’s flood determination, roof, openings and inspections, so no single community figure applies; the drivers below set your quote.
Data updated: September 2026
The Cove’s insurance structure is set by Article XI of the Declaration of Covenants, Conditions, and Restrictions for The Cove. Because The Cove is a homeowners association of fee-simple townhomes, not a condominium, there is no master building policy of the kind a condominium carries. Each owner buys a full homeowners policy for the home. The association’s own insurance file sits behind the password on its website, so current association premiums, deductibles and carriers are not public.
Item | Who insures it | Recorded basis |
|---|---|---|
The home (the Unit) against all casualty losses | The owner | Declaration Article XI, section 2 |
Common Area improvements, such as the pool house, plus association personal property and supplies | The association | Declaration Article XI, section 1 |
Liability for the Common Areas | The association, at least $1,000,000 | Declaration Article XI |
Flood coverage on Common Area improvements in a Special Flood Hazard Area | The association, 100% of replacement cost or the NFIP maximum | Declaration Article XI, section 6 |
Flood coverage on the home | The owner (and required by the lender or by Citizens in the cases below) | Federal rules; Citizens rules |
Contents, personal liability, loss of use | The owner | Standard homeowners policy |
The Cove differs from most single-family HOAs in one important way: the association maintains the outside of every building. Under Declaration Article VIII, section 1.B, the association is “at all times” responsible for the maintenance and care of the exterior stucco surfaces and shared roofing of the Units, and the entry areas and porticos, with the cost assessed equally among owners. The Declaration defines “shared roofing” (Article VIII, section 2.G) as the entire roof of the building, its structure and support, the roof covering, trim and drainage fixtures, and says it is not Common Area. The owner maintains the Unit itself and its structures, driveway, sidewalks and rear yard, and each side of a party wall.
Read together, the Declaration makes the owner’s policy the one that responds to casualty damage to the home: each owner must insure the Unit “from all casualty losses” (Article XI, section 2), a damaged Unit must be promptly repaired and rebuilt to the original plans (Article VIII, section 2.H), and the association may specially assess all owners if insurance proceeds fall short. Routine roof refinishing and recovering, done uniformly across the community, is an association expense. Where damage to a party wall or shared roof is caused solely by one owner’s neglect or misconduct, that owner bears it. That is our reading of the recorded text; because the association’s insurance file is not public, a buyer should ask the manager and the association’s insurance agent how a named-storm roof claim is handled between the owner’s carrier and the association, and should make sure the homeowners policy is written to match.
Every Cove home was built in 1999 or 2000 (68 homes each year, per the Florida Department of Revenue’s 2026 preliminary roll), which puts every one of them past 25 years old. The factors that move a quote:
Because the association maintains the shared roofing, a Cove seller or buyer should get the roof’s age and condition from the association, not guess it from the home. The date of the last shared-roof replacement and the planned cycle are not public; they sit in the association’s minutes and reserve records. Florida law helps on the insurance side: under Florida Statutes section 627.7011, an insurer may not refuse to write or renew a policy solely because a roof is less than 15 years old, and an inspection showing at least five years of remaining useful life prevents an age-only denial.
Citizens Property Insurance requires flood coverage on every wind or homeowners policy for a home in a Special Flood Hazard Area, and names Zone AH among those zones, per Citizens’ flood page. With 119 of The Cove’s 136 lot centroids mapped Zone AH, most Cove homes insured through Citizens should expect that requirement, subject to the building’s own determination and any LOMA. Outside the Special Flood Hazard Area, the requirement reached homes with a dwelling value of $400,000 or more on January 1, 2026 and applies to all Citizens policies from January 1, 2027, per Citizens’ update on the flood coverage law. So a shaded Zone X Cove home insured with Citizens will need flood coverage too from 2027.
We do not publish a typical Cove premium. The neighborhood-level policy data FEMA publishes is by census tract, and we have not tied The Cove to a tract figure we can stand behind. The honest number is the quote on the specific home.
My Safe Florida Home offers free wind mitigation inspections and matching grants of up to $10,000 ($1 from the owner for every $2 from the state) for homesteaded homes built before 2008 with an insured value up to $700,000, under Florida Statutes section 215.5586. Every Cove home was built before 2008. Because exterior changes in The Cove need Architectural Control Committee approval, plan the ACC application before the contractor.
On the 2026 preliminary Collier County roll, the median total tax on a Cove home is $3,101.98, with a range of $1,139.85 to $3,808.07 depending mostly on homestead status, and the county’s GIS shows no Community Development District and no non-ad valorem district charge on any Cove home. Assessments are levied equally on all Units and payable quarterly (January, April, July and October) under Declaration Article IX. The dollar amount of the quarterly assessment is not public: the budget and financials are password protected on the association’s site. Ask for the current budget, the most recent financial statement and an estoppel certificate during the contract period.
Own in The Cove and want your insurance and roof file ready before you list? Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008), or get a free home valuation for your Cove home. Buying and want quotes before your inspection period ends? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Collier County Public Schools’ address lookup for the 2026-27 school year assigns The Cove to Vineyards Elementary, Oakridge Middle and Barron Collier High, with no rezoning flag. All three earned an A from the Florida Department of Education for 2025-26 and every year since 2021-22. Vineyards Elementary is 1.4 miles from the entrance.
Data updated: September 2026
We ran the school district’s own assignment service for three Cove Circle addresses spread around the loop (the low, middle and high ends of the street numbering) for the 2026-27 year, and all three returned the same three schools. The district’s address zone lookup for Cove Circle is the authority; school zones can change, so confirm the specific address before a decision rests on it.
School | Address | Grades | State grade, 2021-22 to 2025-26 | Distance |
|---|---|---|---|---|
6225 Arbor Blvd | Elementary | A every year | 1.4 miles, about 4 minutes from the Cove entrance | |
Oakridge Middle | 14975 Collier Blvd | Middle | A every year | About 3.6 miles, 7 to 9 minutes from neighboring Island Walk’s gate; about the same from The Cove |
Barron Collier High | 5600 Cougar Dr | High | A every year | About 6 miles, 12 to 13 minutes from neighboring Island Walk’s gate; about the same from The Cove |
Grades: the district’s 2025-26 school and district grades release. Collier County Public Schools also earned a district A for 2025-26, per its school and district grades page.
Vineyards Elementary is the closest of the three, a short drive south on Logan Boulevard North and west on Vanderbilt Beach Road into the Vineyards, and it sits beside Vineyards Community Park on Arbor Boulevard. The school runs its own before- and after-school program, and all three zoned schools are on a paid lunch system for 2026-27, per the school’s site.
Oakridge Middle sits on Collier Boulevard, east of The Cove. It has earned an A in each of the five years in the district’s 2026 release. Straight-line, it is one of the closest schools to the Island Walk zoning district that surrounds The Cove.
Barron Collier High, on Cougar Drive off Pine Ridge Road, offers Cambridge AICE, Advanced Placement including the AP Capstone Diploma, and Dual Enrollment, per its advanced studies page. It is the farthest of the three, reached by Logan Boulevard North and Pine Ridge Road.
Laurel Oak Elementary and Gulf Coast High are both A-rated and physically closer to the Island Walk area than some zoned schools, but they are not the assigned schools for Cove Circle addresses. A student can request another district school through Parental Choice (Out-of-Zone or School Choice under Board Policy 5120), and the district’s career academies at other high schools are reached the same way.
A-rated zoned schools are a fact buyers search for, and the district’s lookup is the only source we cite for them. On a listing, we state the zoned schools and the date we checked, and we link the district lookup so the buyer can confirm it. We never promise that a zone will not change.
Selling a Cove townhome? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Cove home. Buying and want the school zone confirmed for a specific address? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The nearest emergency room to The Cove is the NCH Northeast freestanding emergency department on Collier Boulevard, 3.9 miles and about 7 minutes from the Cove Circle entrance. NCH North Naples Hospital is 6.2 miles, about 12 minutes. I-75 on-ramps are 5 to 6 minutes away and Vanderbilt Beach Park about 13 minutes.
Data updated: September 2026
All times below are free-flow estimates computed from the point where Cove Circle meets Logan Boulevard North, using an open routing engine, with no seasonal traffic. From January to April, Vanderbilt Beach, Immokalee and Pine Ridge roads and US 41 add real time. Where we have not routed from The Cove itself, we give the figure from neighboring Island Walk’s main gate and say so; the two entrances are less than a mile apart by road.
Facility | What it is | Distance and time |
|---|---|---|
NCH Northeast freestanding Emergency Department, 15420 Collier Blvd | NCH describes it as Collier County’s only freestanding emergency department | 3.9 miles, about 7 minutes from the Cove entrance |
Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd | A 177-bed acute care hospital with a 24-hour emergency room | About 3.6 miles, 7 to 8 minutes from neighboring Island Walk; about the same from The Cove, south on Logan Boulevard North |
NCH North Naples Hospital, 11190 Health Park Blvd | Holds what NCH calls the only 24-hour pediatric emergency department in Collier County | 6.2 miles, about 12 minutes from the Cove entrance |
NCH Baker Hospital, downtown Naples | NCH’s comprehensive stroke center | About 12 miles, 21 to 22 minutes from neighboring Island Walk |
Lee Health Gulf Coast Medical Center, Fort Myers | The region’s Level II trauma center | About 27 miles, 35 to 36 minutes from neighboring Island Walk |
Sources: the NCH facility directory, NCH emergency services and Lee Health trauma care.
Destination | Road miles | Minutes, free-flow | Route |
|---|---|---|---|
Island Walk Town Center (public roads) | 1.15 | about 3 | Logan Blvd N, Vanderbilt Beach Rd, Islandwalk Blvd |
Vineyards Elementary | 1.4 | about 4 | Logan Blvd N, Vanderbilt Beach Rd, Vineyards Blvd |
I-75 Exit 111 (Immokalee Rd) northbound on-ramp | 3.0 | about 5 | Logan Blvd N north, Immokalee Rd west |
Publix, 5991 Pine Ridge Rd | 3.2 | about 7 | Logan Blvd N south, Pine Ridge Rd |
Publix, 2450 Vanderbilt Beach Rd | 3.4 | about 8 | Vanderbilt Beach Rd west |
I-75 Exit 107 (Pine Ridge Rd) southbound on-ramp | 3.7 | about 6 | Logan Blvd N south, Pine Ridge Rd west |
NCH Northeast freestanding ER | 3.9 | about 7 | Logan Blvd N, Immokalee Rd, Collier Blvd |
Mercato | 5.5 | about 11 | Vanderbilt Beach Rd west |
NCH North Naples Hospital | 6.2 | about 12 | Logan Blvd N, Immokalee Rd west |
Vanderbilt Beach Park | 6.9 | about 13 | Vanderbilt Beach Rd west, straight to the Gulf |
Southwest Florida International Airport (RSW) | 22.7 | about 29 | Immokalee Rd to I-75 north |
Destination | Road miles | Minutes, free-flow |
|---|---|---|
Waterside Shops | 8.3 | 15 |
Artis Naples | 8.2 | 14 to 15 |
Naples Airport (APF) | 9.7 | 17 |
Coastland Center | 10.5 | 19 |
Bonita Springs (city center) | 10.3 | 16 to 17 |
Fifth Avenue South | 12.4 to 12.7 | 21 to 22 |
Coconut Point, Estero | 16 | 26 to 27 |
Marco Island | 23 to 24 | 38 to 40 |
Downtown Fort Myers | 34 | 39 to 43 |
These are the figures from neighboring Island Walk’s main gate on Vanderbilt Beach Road; The Cove’s entrance is 1.15 road miles from the Island Walk Town Center, so expect these times to be within a minute or two of the figure from The Cove. Artis Naples, home of the Naples Philharmonic and The Baker Museum, and the Golisano Children’s Museum of Naples on Livingston Road are the nearest cultural anchors.
The Cove’s one entrance faces Logan Boulevard North, which is the spine of every trip. North on Logan leads to Immokalee Road and the Exit 111 interchange; south on Logan leads to Pine Ridge Road and Exit 107. Vanderbilt Beach Road, about a quarter mile south of the entrance, runs straight west over I-75 (there is no interchange at Vanderbilt Beach Road today) to Mercato and the beach. That layout is why The Cove’s northbound I-75 time, about 5 minutes, is shorter than neighboring Island Walk’s 6 to 7 minutes from its Vanderbilt Beach Road gate.
The county’s 2025 Annual Update and Inventory Report rates Vanderbilt Beach Road between Logan and Collier boulevards at 70.5% of capacity, level of service C, and Logan Boulevard north of Vanderbilt Beach Road at level of service C. The segment of Vanderbilt Beach Road just west of Logan, between Livingston and Logan, runs at 102.3%, level F, and Immokalee Road from Logan to Collier Boulevard at 103.4%, level F. In season, allow extra time heading west toward Mercato and the beach and heading east on Immokalee.
Selling and want your buyer to see these times on the listing? Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008) or request a free home valuation for your Cove home. Buying and want the drive tested at rush hour? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Four public projects touch The Cove’s roads: the rebuild of the Vanderbilt Beach Road and Logan Boulevard intersection about a quarter mile south of the entrance, the 208-unit Saltgrass Reserve rental community across Vanderbilt Beach Road, the new Vanderbilt Beach Road Extension to the east, and FDOT’s I-75 express lanes project.
Data updated: September 2026
These projects come from county, state and developer records, and each is described as those records describe it. Schedules and designs can change; we give the date of each source.
Collier County is rebuilding the Vanderbilt Beach Road and Logan Boulevard intersection (county project 60252, bid 25-8327), the intersection every Cove resident passes through heading to Mercato, the beach or the Island Walk Town Center. The work includes mast-arm signals, dual westbound left-turn lanes, turn islands and hurricane-hardened signals, per the county’s current projects layer and the Clerk’s bid notice for the intersection improvements and its legal ad. The construction schedule is not published. Expect lane shifts at the intersection while it is built, and a better-signalized left turn when it is done.
Saltgrass Reserve (formerly the Ascend Naples RPUD) is a 208-unit rental community on 17.5 acres directly across Vanderbilt Beach Road from Island Walk, near Islandwalk Boulevard, south and east of The Cove. Of the 208 units, 71 are income-restricted at 80%, 100% and 120% of area median income. The County Commission approved it on October 24, 2023 under Ordinance 2023-50, per the county’s affordable housing locations layer and Naples Press coverage of the approval. Construction began in spring 2026, with about 21 months of work reported by Gulfshore Business, and the developer’s April 2026 post expects leasing about September 2027.
The site’s zoning caps buildings at two stories and 35 feet of zoned height, with buffers of 75, 50, 25 and 10 feet on specified sides, under the Vanderbilt Beach Road Residential Subdistrict in Collier County Ordinance 2025-16. For The Cove, the practical effect is more traffic at the Vanderbilt Beach Road corridor during construction and after leasing begins, rather than a view change: the site is across Vanderbilt Beach Road and east of the Logan intersection.
The Vanderbilt Beach Road Extension, about 7 miles from Collier Boulevard east to 16th Street NE, opened to traffic on June 12, 2026, with a ribbon cutting on July 1, 2026, per the county’s Phase I ribbon cutting release and its opening notice. Its west end is about 0.9 mile east of Island Walk. Phase II toward Everglades Boulevard may start construction in 2027. For The Cove, the extension opens a new east-west route into Golden Gate Estates, which can add through traffic on Vanderbilt Beach Road.
FDOT’s I-75 project 452544-1, Golden Gate Parkway to Alico Road, adds two express lanes in each direction and, in FDOT’s words, “provides direct access to the express lanes at Vanderbilt Beach Road” through direct-connect ramps, which are conceptual and subject to change, per the FDOT project page, its project handout and its meeting boards. Construction is expected from late 2026 into 2027. The same project rebuilds the Immokalee Road interchange (Exit 111) as a diverging diamond.
FDOT is rebuilding the I-75 interchange at Pine Ridge Road (Exit 107), The Cove’s southbound on-ramp, as a diverging diamond, with completion in mid-2027, per the FDOT Pine Ridge Road project page. Expect ramp changes on the southbound route until then.
The Collier MPO’s FY2027 to 2031 Transportation Improvement Program, adopted June 12, 2026, programs $20.5 million of construction on Immokalee Road from Livingston Road to Logan Boulevard for fiscal 2028, the stretch The Cove uses to reach Exit 111 and NCH North Naples. The MPO’s 2050 long-range plan, approved December 11, 2025, contains no widening of Logan Boulevard or Vanderbilt Beach Road at Island Walk, which borders The Cove.
Within about a mile, the county’s planning records show no new rezoning other than Saltgrass Reserve; the nearby petitions are housekeeping changes, per the county’s PUD layer. The land around The Cove is built out: the county’s PUD master list records the Island Walk PUD, which contains The Cove, as built out.
None of these projects changes The Cove itself. The intersection rebuild and the I-75 work will make the next two seasons slower on the roads The Cove depends on, and should make the finished network better: a hardened signal at Logan, express lanes on I-75 and a rebuilt interchange at each on-ramp. A seller listing during construction should expect buyers to ask about it; a buyer should test the drive at the hour they will make it.
Thinking about selling before or after the road work? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Cove home. Buying and want the construction calendar checked for your commute? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cove suits a buyer who wants a two-story DiVosta townhome where the association maintains the stucco and shared roof, at a lower price point: 4 recorded qualified sales at a $420,000 median in the latest 12 months. Island Walk offers 1,856 homes, a full Town Center and a $525,000 median, but its owners maintain their own roofs.
Data updated: September 2026
The Cove and Island Walk share a zoning district, a builder lineage and a corner of Logan Boulevard North and Vanderbilt Beach Road, so buyers often assume they are one community. They are not. The Cove is a separate subdivision with its own recorded Declaration, its own plat, its own association and its own entrance, and its 136 homes are excluded from every Island Walk figure on our site. The table below sets the two side by side on the facts the public record supports, and says “not published” where it does not.
Decision factor | The Cove | Island Walk |
|---|---|---|
Homes | 136, Lots 1 to 136 on the recorded plat (Plat Book 31, Pages 11 to 13) | 1,856, fixed in the recorded Declaration |
Product | Two-story attached townhomes with party walls, shared entry porticos and shared roofing, predominantly two homes per building (our analysis of county building footprints); each with an attached garage | About 775 attached Capri villas, 613 Oakmont and 291 Carlyle detached homes, 160 two-story Aruba and Catalina townhomes, and 17 mixed homes on Andros Way (our analysis of county records) |
Build years (Florida Department of Revenue roll) | 1999 (68 homes) and 2000 (68 homes) | 1998 to 2003, with one final home in 2004 |
Association | The Cove Homeowners Association of Naples, Inc., formed June 3, 1998; a Chapter 720 homeowners association, not a condominium; managed by Paramont Property Management | Island Walk Homeowners Association, Inc., formed April 29, 1998; one association for every home; managed by Castle Group |
Maintenance model | The association maintains the exterior stucco surfaces and shared roofing of every building, the entry areas and porticos, and the front-entry landscaping and irrigation, as equal common expenses (Declaration Article VIII); the owner maintains the home, driveway, sidewalks, rear yard and each side of a party wall | The association mows and irrigates every lot (Declaration section 9.1.B as amended December 2024); owners maintain and pay for their own roofs, exterior walls and exterior paint (Declaration section 9.2.A) |
Dues | Levied equally, payable quarterly; the dollar amount is not published (budget is password protected) | About $1,641 a quarter by our division of the 2026 approved budget across 1,856 homes; includes basic cable and 300 Mbps internet |
Transfer or capital fee at purchase | $1,500 transfer fee paid by each new owner (2024 recorded amendment, Article XVII, section 5); estate and tax-planning transfers exempt | $1,500 capital contribution paid by the buyer at closing (2021 recorded amendment); family, estate and trust transfers exempt |
Buyer application | $100 application fee plus $50 background check per adult, two reference letters, submitted at least 20 days before closing; approval certificate within 20 business days | $150 (individual or married couple) or $200 (roommates); decision in 5 to 7 business days; approval certificate within 10 business days |
Association approval | Board may withhold approval for listed good-cause grounds only, by a majority of the whole Board | Declaration states it is not the intention to give the association approval rights, except for seller delinquency or violations |
Leasing | Written lease, minimum 4 months, maximum 1 year per lease, no month-to-month; new owners may not lease for 18 months after taking title; each lease and renewal approved by the association; owners of record on May 2, 2024 grandfathered | Written lease, minimum 4 months, no subleases, no lease of any term through Airbnb, VRBO or similar channels (Board rule of September 9, 2026); no first-year leasing ban in the record |
Amenities | Pool and pool house; a 6.13-acre lake; Island Walk Town Center access unproven | 7.8-acre Town Center: resort and lap pools, fitness center, seven lighted clay tennis courts, four pickleball courts, bocce, lawn bowling, croquet, putting green, restaurant, auxiliary post office, gas station and car wash |
Entry | One entrance on Logan Boulevard North with monument signs; no gate appears in the association’s entrance photo | Gated main entrance on Vanderbilt Beach Road with a staffed gatehouse; a second gated entrance on Logan Boulevard North |
Recorded qualified sales, May 2025 to April 2026 | 4 sales (small sample), median $420,000 (mean of the middle pair, $410,000 and $430,000), range $398,000 to $460,000 | 97 sales, median $525,000; the 160 townhomes alone: 8 sales (small sample), median $510,000 |
Recorded qualified sales, May 2024 to April 2025 | 5 sales (small sample), median $468,000, range $445,000 to $505,000 | 80 sales, median $600,000 |
2026 preliminary median just value (an assessment, not a price) | $339,090 (n = 136) | $478,094 (n = 1,856); townhomes $398,660 |
CDD or special district on the tax bill | None | None |
Flood mapping | 119 of 136 lot centroids Zone AH, 17 shaded Zone X; panel 12021C0401H | Much of the open ground Zone AH, lakes Zone AE, many house pads Zone X; mostly panels 0213H, 0214H and 0402H |
Zoned schools, 2026-27 | Vineyards Elementary, Oakridge Middle, Barron Collier High | The same three |
Age restriction | None found in our read of the recorded Declaration and its 2023 and 2024 amendments | None in the governing documents |
Sources for The Cove: the Declaration of Covenants, Conditions, and Restrictions for The Cove, the 2024 recorded rental and conveyance amendment, the Sale and Title Transfer Application, the Lease Application, the association’s photo gallery, the Florida Division of Corporations record for The Cove Homeowners Association of Naples and the Collier County parcel layer for The Cove. Sources for Island Walk: the association’s Governing Documents page, Sales and Leasing page and Facilities and Amenities page. Sales for both: Collier County recorded qualified sales (Florida Department of Revenue sales data file), from the Department of Revenue’s 2026 preliminary Collier sales data file and its 2025 final statewide file.
On the MLS yardsticks, The Cove’s 13 closings from September 25, 2023 to September 24, 2026 ran a median 30 days on market and a 96.42% median sold-to-list ratio (Southwest Florida MLS Matrix, pulled September 24, 2026); the county-record medians above are the like-for-like price comparison.
The Cove’s recorded prices sit below Island Walk’s, and below Island Walk’s own townhomes. Island Walk’s 160 two-story townhomes recorded a $510,000 median on 8 sales; The Cove’s 136 two-story townhomes recorded $420,000 on 4. Both samples are small, and with 4 and 5 sales a year The Cove cannot support a trend claim: the prior 12 months’ $468,000 median and the latest $420,000 are two snapshots, not a slope. What the numbers do support is a price tier. The county’s 2026 preliminary median just value runs $339,090 in The Cove against $398,660 for Island Walk townhomes, the same direction as the recorded sales.
This is the real difference between the two, and it cuts both ways. In The Cove, the association carries the exterior stucco and the shared roof of every building as a common expense, so an owner’s dues fund a roof program for the whole community and the owner does not write a single large roof check alone. In Island Walk, the dues fund lawn care, cable and internet on every lot, and the owner saves for the roof and exterior paint separately. A Cove buyer should read the association’s budget and reserve schedule with that in mind: the roof line lives in the association’s numbers. An Island Walk buyer should look at the roof’s age on the specific home. Neither model is cheaper in every year; they put the same cost in different places.
The Cove’s leasing rules are stricter than Island Walk’s on one point that decides many purchases: a new Cove owner may not lease the home for the first 18 months after taking title, and during that period the home must be occupied by the owner or, in the amendment’s words, the owner’s family. Every Cove lease also needs association approval, runs at least 4 months and no more than 1 year, and must be re-approved at renewal. Island Walk has a 4-month minimum and bans short-term platform rentals, but has no first-year leasing ban in its record. A buyer who plans to rent the home soon after closing should read The Cove’s 2024 amendment before making an offer.
Island Walk’s townhomes are the closest like-for-like alternative inside the gate: two-story attached DiVosta homes, with the Aruba plan at 1,826 air-conditioned square feet, 3 bedrooms and 2.5 baths, per DiVosta’s model sheet. Its Capri villas are one-story attached pairs. The full picture of both is in our Island Walk guide.
Community | Homes | Built (roll) | 2026 preliminary median just value | Recorded qualified sales, May 2025 to April 2026 |
|---|---|---|---|---|
The Cove | 136 | 1999 to 2000 | $339,090 | 4 (small sample), median $420,000 |
Summit Place in Naples (condominium-form townhomes, 34119) | 208 | 2004 to 2014 | $328,298 | 13, median $410,000 |
Island Walk (all homes) | 1,856 | 1998 to 2004 | $478,094 | 97, median $525,000 |
Village Walk of Naples (34109) | 849 | 1995 to 1998 | $533,780 | 51, median $570,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file) and the 2026 preliminary Collier County roll. Summit Place is a condominium, not a fee-simple townhome subdivision, so it is a price reference rather than a like-for-like comparison. For each, see our Summit Place guide and our Village Walk of Naples guide, DiVosta’s older sibling to Island Walk; for a newer DiVosta community in East Naples, see our Verona Walk guide.
Neither list is a verdict. They are two sets of homes, rules and budgets, and the right one is the one that matches yours.
Own in The Cove or Island Walk and weighing a move between them? Call Jesse direct at (239) 898-6072 (McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008) or start with a free home valuation for your Cove home. Deciding between the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cove’s strengths are association care of every building’s stucco and shared roof, a lower price tier than neighboring Island Walk, no CDD, A-rated zoned schools and quick I-75 access. Its trade-offs are a short amenity list, unproven Town Center access, Zone AH mapping on most lots, an 18-month leasing wait and unpublished dues.
Data updated: September 2026
Every point below is a fact from a named document, map or record. A point that is a con for one buyer can be a pro for another: the leasing rules that frustrate an investor protect an owner-occupant’s street. Read the list against your own plans.
Under Article VIII, section 1.B of the recorded Declaration, the association is responsible at all times for the maintenance and care of the exterior stucco surfaces and shared roofing of every Cove building, and the entry areas and porticos, with the cost assessed equally among owners. Normal roof refinishing or recovering is done uniformly as an association expense. For an attached home, where one roof covers two owners, that removes the hardest coordination problem in townhome ownership.
The association maintains the landscaping and irrigation at the front entry of every home, the landscaping along Cove Circle and the perimeter plantings. The street-side view of the community is kept to one standard, which is what a buyer sees first.
The Cove’s recorded qualified sales in the latest 12 months ran $398,000 to $460,000, with a $420,000 median on 4 sales, below Island Walk’s townhome median of $510,000 on 8 sales, per Collier County recorded qualified sales (Florida Department of Revenue sales data file). For a buyer who wants the Logan and Vanderbilt Beach Road location, The Cove is the entry point.
The county’s GIS roll shows no Community Development District and a zero non-ad valorem district field on every Cove home, and the county’s CDD layer returns no district at The Cove. The 2026 preliminary median total tax per home is $3,101.98.
Vineyards Elementary, Oakridge Middle and Barron Collier High, each graded A for five straight years, with Vineyards Elementary 1.4 miles from the entrance.
The Exit 111 northbound on-ramp is about 5 minutes from the Cove entrance, Exit 107 southbound about 6, the NCH Northeast emergency department about 7, Mercato about 11 and Vanderbilt Beach Park about 13, all free-flow.
136 homes on a single loop, with one entrance, means little through traffic inside the community and a short walk to the pool.
The 2024 recorded amendment spells out lease terms, the approval timeline (20 business days) and the only grounds on which the Board may withhold approval, voted by a majority of the whole Board. Buyers and sellers can plan around written rules.
The association posts its Declaration, Articles, Rules and Regulations, the 2023 and 2024 recorded amendments, the garage door resolution and the paint card on its documents page, and its sale and lease forms on its forms page. Few associations of this size publish that much.
The Declaration describes the party walls between Cove homes as “the original concrete forming said party wall” and bars any alteration that would break it (Article VIII, section 2.E), so each owner’s shared wall is a recorded concrete wall.
A pool, a pool house and a lake. No courts, fitness center, clubhouse programming or golf inside the community, per the association’s forms, gallery and documents.
No recorded document we found grants Cove owners use of the Island Walk Town Center, and none excludes them. Until the Island Walk association says otherwise in writing, assume no access.
119 of 136 lot centroids fall in FEMA Zone AH, a Special Flood Hazard Area of shallow ponding, which means most Cove homes financed with a federally backed mortgage, or insured with Citizens, will carry flood insurance. Three lots have Letters of Map Amendment; two removed the structure and one was denied.
A new owner may not lease the home until 18 months after taking title, and every lease and renewal needs association approval. That narrows the investor buyer pool.
The quarterly assessment, the budget and the reserve schedule sit behind the association’s password. A buyer cannot compare carrying cost until the contract period, when the estoppel and the budget arrive.
The flip side of association roof care: the timing and quality of a roof program depend on the association’s budget and reserves, and the date of the last shared-roof replacement is not public. Special assessments need 51% of the members, except casualty shortfalls and compliance reimbursement.
Built in 1999 and 2000, every Cove home needs a four-point inspection for Citizens, and systems inside the home (air conditioning, water heater, plumbing, windows) are the owner’s to update.
The association’s entrance photo shows monument signs and no gatehouse or gate arm. A buyer who wants controlled access should look at gated neighbors.
Commercial vehicles, RVs, campers, trailers, boats, motorcycles and listed trucks and vans must be garaged; there is no overnight parking on roads, swales or common areas except marked spaces on Cove Circle, and towing is authorized.
The Vanderbilt Beach Road and Logan Boulevard intersection rebuild, Saltgrass Reserve across Vanderbilt Beach Road, and FDOT’s I-75 work will slow the roads The Cove uses over the next seasons.
With 4 and 5 recorded qualified sales a year, The Cove has no deep price history. Pricing a Cove home takes judgment: the county record, the neighbors’ sales, and the condition of the specific home.
The Cove fits a buyer who wants an attached two-story DiVosta townhome at a price below Island Walk’s townhomes, is comfortable with a pool-and-lake amenity list, wants the building exterior and roof carried by the association, and plans to occupy the home or hold it at least 18 months before leasing. It fits less well for a buyer who needs a gated entrance, a full amenity campus, an immediate rental, or a detached home.
Selling in The Cove? Call Jesse direct at (239) 898-6072, or get a free home valuation for your Cove home. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling in The Cove means selling one of 136 townhomes in a market that recorded only 4 qualified sales from May 2025 to April 2026, at a $420,000 median. With so few sales, price comes from judgment, and the association’s 20-day application window, 20-business-day approval and $1,500 transfer fee shape every closing.
Data updated: September 2026
If you’re searching for the best The Cove listing agent, or thinking, ‘I need to sell my house in The Cove…’ you are selling into one of the thinnest markets in North Naples, where a single sale moves the median and where every buyer’s first questions are about Island Walk, the roof and the flood zone. McGreevy and Comisar sell The Cove on the record: the recorded Declaration and its 2023 and 2024 amendments, the association’s sale and lease applications, FEMA’s panel and letters, and the Department of Revenue’s qualified sales. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Cove listing needs: a price built from the few recorded sales that exist and the neighbors a buyer will tour the same day, a buyer file that clears the association inside its 20 business days, and a clear answer to “is this Island Walk?” before the buyer asks.
The credentials behind that promise are specific. Jesse and Marc have been Top 1% of agents nationally since 2008, and they have received the 5 Star Award for Customer Satisfaction for 21 straight years, an honor Gulfshore Life Magazine reports only 5 of more than 21,000 licensees have earned. McGreevy and Comisar alone have over $900 million in sales.
Honors and recognition:
On the MLS, The Cove had only 4 closings in the last 12 months ($460,000 in October 2025, $430,000 in April 2026, $420,000 in June 2026, $380,000 in August 2026), too few for a median, so the figures below use the last 36 months, the first window with 10 or more MLS closings. In the Southwest Florida MLS Matrix, pulled September 24, 2026, 13 Cove townhomes closed from September 25, 2023 to September 24, 2026 (a 36-month window), for $5,789,000 in closed volume. The median sold price was $450,000 (n=13, odd), the median sold price per square foot of living area was $279.33, the median time on market was 30 days and the median sold-to-list ratio was 96.42%. The highest sale in the window was $505,000 and the lowest $380,000.
The public-record layer is already in hand, and it is the cleanest price record there is: deeds recorded with the Collier County Clerk and screened by the Florida Department of Revenue for arm’s-length sales. In the last 12 months we tracked 4 recorded qualified sales in The Cove in the Florida Department of Revenue data, covering sales recorded May 2025 to April 2026, the latest month whose qualification review is complete. Every figure below is Collier County recorded qualified sales (Florida Department of Revenue sales data file), from the Department of Revenue’s 2026 preliminary sales data file for Collier County and its 2025 final sales data file.
Window | Qualified sales (n) | Median | Range |
|---|---|---|---|
May 2025 to April 2026 | 4 (small sample, even) | $420,000 (mean of the middle pair, $410,000 and $430,000) | $398,000 to $460,000 |
May 2024 to April 2025 | 5 (small sample, odd) | $468,000 | $445,000 to $505,000 |
Calendar 2024 | 4 (small sample, even) | $484,000 (mean of $468,000 and $500,000) | $450,000 to $505,000 |
Calendar 2025 | 5 (small sample, odd) | $445,000 | $398,000 to $465,000 |
Four and five sales cannot support a trend claim, so we do not make one: the two 12-month windows are snapshots, not a slope. About 3 to 4% of Cove homes trade at arm’s length in a year. After the window, one May 2026 sale at $420,000 is still awaiting the Department of Revenue’s qualification review, and the county’s GIS shows a further deed recorded August 24, 2026 at $380,000, not yet screened. Neither is in any figure above. For reference, the county’s 2026 preliminary median just value for Cove homes is $339,090 (n = 136, range $321,090 to $366,090), an assessment and not a price, which is why it sits below what homes sell for.
Not every deed is a sale. In the same May 2025 to April 2026 window, 12 further transfers were recorded on Cove homes that the Department of Revenue disqualified, most of them $100 deeds between related parties, into trusts or to correct a prior deed. None of them belongs in a price analysis, and an automated valuation that reads raw deed prices can be thrown off by them. Past sale prices for any Cove home can be looked up in the Collier County Clerk’s Official Records search.
A community median built on four sales tells a seller very little on its own. We price a Cove home from three layers: the recorded qualified Cove sales over 24 months, not 12; the closest substitutes a Cove buyer will also tour, which are Island Walk’s two-story townhomes (8 recorded sales at a $510,000 median) and the condominium townhomes at Summit Place in Naples (13 sales at a $410,000 median); and the specific home, meaning lake frontage, interior updates, the air conditioning and water heater, impact glass or shutters, and the flood paperwork. Then we set that against the active listings a buyer will see the same afternoon.
Every exterior change in The Cove needs prior approval from the Architectural Control Committee under the Declaration, which has 30 days to act (or the request is deemed approved), with a Board appeal within 30 days. The items that matter before a sale:
The Cove’s sale process is written in Article XVII of the Declaration as amended in 2024 (Collier OR Book 6355, Page 1720) and in the association’s Sale and Title Transfer Application, revised January 17, 2025. Here is the sequence, in order.
Under Article XVII, section 4, the association may disapprove a sale while the owner is delinquent in any assessment, or while the owner or the buyer is out of compliance with the governing documents, until it is cured. Since the 2023 recorded amendment (OR Book 6281, Page 1147), an owner who fails to cure a violation after warning also owes the association’s legal fees, including pre-suit attorney letters, as an individual assessment and lien. Pay any balance and close any open ACC item first.
Article XVII, section 1 requires the owner to notify the association in writing of the intention to sell and to furnish a copy of the contract. Section 3.A adds the name and address of the intended purchaser. A transaction closed without that notice may be voidable by the association, and the Board may approve or disapprove it after the fact. We send the notice as soon as the contract is signed.
The buyer submits one complete package to Paramont Property Management, 5629 Strand Blvd., Suite 412, Naples FL 34110, by hand or by mail: the completed application with every page returned, a readable signed copy of the contract, two written reference letters, a $100 application fee, and a $50 background check fee for each applicant and each occupant 18 or older (higher for international checks, with a passport copy). Fees are non-refundable, and the application states plainly that partial packages will not be processed.
The application must be submitted at least 20 days before the closing date, and the form warns that a later submission may delay the closing. We set that date in the contract timeline on the day the contract is signed.
The 2024 amendment lets the association conduct background checks and require a personal interview with any purchaser and spouse as a pre-condition of approval (Article XVII, section 3.A). A buyer should expect to be reachable during the review.
On receipt of the contract, the association is to issue a certificate approving the transaction within 20 business days (Article XVII, section 3, as amended in 2024 from 10 days). Approval may be withheld only for good cause, and only if a majority of the whole Board votes to withhold it; the amendment lists the grounds, including false or incomplete applications, specified criminal history, a record of financial irresponsibility, and a transaction concluded without the required notice. A disapproval for good cause voids the transfer.
The estoppel certificate is the association’s written statement of what is owed on the home. It is ordered through Paramont Property Management, the association’s manager, at (239) 734-3200, and Florida Statutes section 720.30851 governs estoppel fees and timing for homeowners associations. We order it as soon as the contract is signed so the settlement statement is built on the association’s numbers, including the current quarterly assessment, which is not published anywhere else.
Each new owner pays a $1,500 transfer fee to the association on acquiring title, under Article XVII, section 5 of the 2024 amendment, to fund replacement and refurbishment of property the association maintains. The amendment says it is paid on application for approval; the current application lists it as paid at closing to the association. Transfers made solely for estate planning or tax planning are exempt. Confirm the timing and amount on the estoppel.
After a sale, the purchaser must give the association a recorded copy of the deed showing the owner’s mailing address for future assessments and correspondence (Article XVII, section 3). Leave your keys, remotes and any pool access items, and tell your buyer about the deed step.
The 2024 leasing rules shape both your buyer pool and your timing. The amendment grandfathers owners of record on the recording date (May 2, 2024) and existing leases and their renewals to the same tenant, but a buyer is a new owner, and a new owner may not lease for 18 months after taking title. A buyer who wants the home as a rental needs to understand that before the offer. A buyer who wants to occupy it needs the lease end date in writing. Leases must run at least 4 months and at most 1 year, with no month-to-month terms or extensions, per the association’s lease application. Whether an existing tenancy survives a sale depends on the lease itself, so we read it.
If you will not be in Naples while the home is listed, the Declaration’s hurricane-season rule still applies: an owner away from June 1 to November 30 must clear the yard, patio and deck of movable objects and designate a responsible person or firm, satisfactory to the association, to care for the home after a storm. We coordinate showings, inspections and the photographer, and your closing documents can be signed electronically or by mail.
Start with a free home valuation for your Cove home. It takes about a minute, and Jesse follows up with the recorded sales that actually fit your home: the Cove sales over 24 months, the Island Walk townhomes and Summit Place condominiums a buyer will compare, and your home’s own lake position, updates and flood paperwork.
(239) 898-6072, text or call. Confidential conversations welcome.
Judge any agent by what they can show you about The Cove specifically. The right listing agent should give you every recorded qualified Cove sale for the last 24 months and explain why four sales cannot make a trend; explain in one sentence why The Cove is not Island Walk and what that means for Town Center access; walk you through the 20-day application, the 20-business-day approval and the $1,500 transfer fee; and tell you what your buyer’s insurer will ask about Zone AH and the roof. Ask for all of that at the first meeting. We bring it to ours. Call Jesse direct at (239) 898-6072.
The recorded qualified sales from May 2025 to April 2026 ran $398,000 to $460,000, with a $420,000 median on 4 sales, a small sample, per Collier County recorded qualified sales (Florida Department of Revenue sales data file). The prior 12 months ran $445,000 to $505,000 on 5 sales. Your home’s lake frontage, interior updates, systems and flood paperwork move it within and beyond that range. The county’s 2026 preliminary just value on your tax notice is an assessment, not a price. For a number built on your home, request a free home valuation for your Cove home.
The association’s part of the timeline is fixed: a complete application at least 20 days before closing, and an approval certificate within 20 business days of the association’s receipt of the contract. Build roughly four weeks from a signed contract into the closing date for the association alone. Market time depends on price and condition; with only 4 to 5 arm’s-length sales a year, a correctly priced Cove home faces few direct competitors, and an overpriced one sits.
The new owner. Under Article XVII, section 5 of the 2024 recorded amendment, each new owner contributes $1,500 to the association on acquiring title; transfers made solely for estate or tax planning are exempt. How other closing costs are split is set by the sale contract and is negotiable. Confirm the amount on the estoppel certificate for your closing date.
Only for good cause, and only if a majority of the whole Board votes to withhold approval. The 2024 amendment lists the grounds, including specified criminal history, a record of financial irresponsibility, false or incomplete applications, and a transaction concluded without the required notice; the association may also disapprove a sale while the owner is delinquent or the owner or buyer is in violation, until it is cured. A complete application filed 20 days ahead is the best protection. Call Jesse direct at (239) 898-6072.
No. Under the 2024 amendment, a new owner may not lease the home until 18 months after taking title, and the home must be occupied by the owner, or in the amendment’s words the owner’s family, during that period. After that, every lease needs association approval, runs 4 months to 1 year, and must be re-approved at renewal. Tell investor buyers at the first showing. Buyers can call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to The Cove, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, a short drive up I-75 from Logan Boulevard North. Jesse leads the listing side and Marc works buyers in the field across North Naples, Bonita Springs and Estero.
Jesse McGreevy is a top-reviewed The Cove realtor on Google’s McGreevy and Comisar Business Profile. Jesse McGreevy, Sales Associate, has been in the business since October 2004 and has lived in Estero since 2003, so the I-75 corridor between Estero, Bonita Springs and North Naples is home ground. Marc Comisar, Broker Associate, is the partner in the field: the showings, the walk-throughs and the buyer negotiations. The team launched in October 2008, and the longer story is on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. See the full team at DomainRealtyGroup.com.
On a page about 136 townhomes, the credential that matters more than any award is preparation. Before a word of this guide was written we read The Cove’s recorded Declaration, Articles, Rules and Regulations and its 2023 and 2024 recorded amendments, the association’s sale and lease applications, the garage door resolution and the paint card; the Clerk’s plat index; FEMA’s effective panel and its letters on Cove lots; the 2026 preliminary roll for all 136 homes and five common tracts; the school district’s 2026-27 address lookup; and every recorded Cove transfer from January 2024 to mid-2026. What we offer a Cove seller or buyer is that preparation, applied to your home.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quotes below are five star client reviews in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Selling a Cove home? Get a free home valuation for your Cove home, or call Jesse direct at (239) 898-6072.
Buying in The Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified through the Florida Department of Business and Professional Regulation’s public licensee search, the authority of record for Florida real estate licensure.
The team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around The Cove, see our Naples guide, our Collier County guide, our Island Walk guide, and our roundup of the best real estate agents in Naples.
The Cove is a community of 136 DiVosta townhomes on Cove Circle, Naples FL 34119, built in 1999 and 2000 under its own homeowners association: not a condominium and not part of Island Walk. These answers come from The Cove’s recorded Declaration and amendments, the association’s forms, FEMA maps, the school district and county sales records.
Data updated: September 2026
No. The Cove sits inside the same county zoning district as Island Walk (the Islandwalk planned unit development, PUD-96-14, amended by Ordinance 98-58, per the Collier County PUD layer), but it has its own recorded Declaration, its own plat and its own association. The land was once Tract “O” of the Islandwalk Phase One plat (Plat Book 29, Pages 100 to 106), which is Exhibit A to The Cove’s Declaration of Covenants, Conditions, and Restrictions (O.R. Book 2473, Page 3272, recorded 1998). The Cove was then replatted as its own subdivision, and its owners belong to The Cove Homeowners Association of Naples, Inc., a separate corporation on the Florida Division of Corporations record (filed June 3, 1998, active in 2026). Island Walk’s own association counts 1,856 lots, and none of The Cove’s 136 homes is among them. For the larger community next door, read our Island Walk guide.
The Cove is a homeowners association community, not a condominium. Its governing document is a Declaration of Covenants, Conditions, and Restrictions (O.R. Book 2473, Page 3272) that defines The Cove as a subdivision of Lots and townhouse Units with party walls and shared roofing, which puts it under Florida’s Chapter 720 homeowners association law rather than the Chapter 718 condominium law. The Collier Clerk’s map index lists The Cove as a subdivision plat (Plat Book 31, Pages 11 to 13), not in the condominium book, and the Florida DBPR condominium public records (all five regional files, checked September 2026) show no condominium project on Cove Circle. The county tax roll codes the homes under the state’s condominium use class, but that is a tax classification only, not the legal form of ownership. You own your lot and the townhome on it.
No. Florida’s structural integrity reserve study (SIRS) and milestone inspection laws were written for condominium and cooperative buildings, and The Cove is neither: it is a platted townhome subdivision governed by a Chapter 720 homeowners association under its recorded Declaration of Covenants, Conditions, and Restrictions (O.R. Book 2473, Page 3272). That does not make reserves irrelevant. The Cove association maintains the exterior stucco and the shared roofing of every building as a common expense, so a buyer should still ask for the current budget, the reserve schedule and any recent roofing history before closing. The Cove’s financial pages are password protected on the association’s website, so request them through your contract or the estoppel process.
The Cove has 136 homes, Lots 1 through 136, each carrying one residential unit on the Collier County parcels layer for the 2026 preliminary roll (pulled September 2026) and in the Florida Department of Revenue 2026 preliminary roll file. Addresses run from 5321 to 5851 Cove Circle, all in ZIP 34119. Beside the homes, the association owns five common tracts: a 3.84-acre road tract, a 6.13-acre lake, a 0.14-acre pool house parcel and two open tracts of 2.89 and 3.12 acres. All 141 Cove parcels together total 24.24 acres on the roll.
The Cove was built over two years: 68 homes carry an actual year built of 1999 and 68 carry 2000 on the Florida Department of Revenue 2026 preliminary roll file. The recorded Declaration dates from 1998 and the association was incorporated June 3, 1998, per the Division of Corporations record. That timing matters for insurance: every Cove home is now more than 25 years old, and all of them were permitted before Florida’s statewide building code replaced local codes on March 1, 2002, as the Florida House analysis of HB 901 recounts.
The Cove is a DiVosta community. The association’s Articles were filed by DiVosta and Company from its Palm Beach Gardens headquarters, per The Cove’s Articles of Incorporation, and the developer that signed the Declaration was Island Walk Development Company. Pulte Corporation’s 1998 annual report on Form 10-K lists Island Walk Development Company as a wholly owned DiVosta subsidiary after Pulte bought DiVosta on July 1, 1998, so The Cove was built by DiVosta as a Pulte company, the same builder behind Island Walk, Village Walk of Naples and Verona Walk.
The Cove’s homes are attached two-story townhomes. The Cove’s Declaration calls each one a Unit that “may also be referred to as a Townhouse Unit”, with party walls, shared entry porticos and shared roofing, and each home has an attached garage. By our match of Collier County’s 2025 building footprints to the lots, almost all of The Cove’s buildings are two-home (duplex) buildings: 58 of the 63 buildings we could match cover two lots and 2 cover four lots, which agrees with a landscape architect’s description of the project as a “residential duplex development” in a City of Naples agenda attachment. Each townhome sits on its own platted lot, which you own.
No public record we can verify gives The Cove’s floor-plan living area, bedroom count or bath count, so we do not publish one. The county’s lot polygons (a median of about 2,375 square feet on the Collier County parcels layer, 2026 preliminary roll) are the footprint of each lot, not the living area, and the area field on the state roll is not air-conditioned living space as the Florida Department of Revenue user’s guide defines it. For a specific Cove home, rely on the listing’s measured living area, the builder floor plan if the seller has it, or your own appraisal. Call Marc at (239) 287-5873 and we will pull the details for any Cove home you are considering.
The Cove’s entrance is where Cove Circle meets Logan Boulevard North in North Naples, and in the US Census TIGERweb road network Cove Circle is the only road into the community. That entrance is on the west side of Island Walk’s zoning district, separate from Island Walk’s own entrances on Vanderbilt Beach Road and Logan Boulevard North. Every Cove address is on Cove Circle, from 5321 to 5851, per the Collier County parcels layer (2026 preliminary roll). The Cove is in unincorporated Collier County, part of the North Naples area covered in our Naples guide.
We do not describe The Cove as gated. The entrance photo in The Cove association’s gallery shows monument signs reading “The Cove” at the Logan Boulevard North entry, and no gatehouse or gate arm appears in it, while none of the recorded documents we read describes a gate, guard or access-control system. If controlled entry matters to your purchase, ask the association manager in writing how access works today before you write an offer. Buyers who want a staffed gatehouse in the same part of North Naples often compare The Cove with Island Walk, whose own entrance has gate arms.
The Cove’s amenities are its own: a community pool with a pool house, and a 6.13-acre association lake that many homes back onto. The pool house sits on its own 0.14-acre tract at 5855 Cove Circle on the Collier County parcels layer (2026 preliminary roll), and owners reserve it with the Pool House Reservation Form on the association’s forms page; the association gallery shows the pool deck, pool, pool house and lake. Pool hours, guest rules and lake-use rules are not published. There is no golf course, tennis court or clubhouse in The Cove’s records, so for courts nearby see our Collier County tennis and pickleball guide.
That is unproven, and you should not buy a Cove home counting on it. The Cove’s recorded Declaration gives owners rights only in The Cove’s own Common Area, and Island Walk’s association counts 1,856 Island Walk lots in its governing documents. We found no recorded document that either grants Cove owners use of the Town Center or excludes them, so the question stays open until both associations answer in writing. By road, the Town Center is about 1.15 miles and 3 minutes from The Cove’s entrance in free-flow traffic, over Logan Boulevard North, Vanderbilt Beach Road and Islandwalk Boulevard. Call Marc at (239) 287-5873 if Town Center access would decide your purchase.
They refer to the same place, but “The Cove at Island Walk” is not a recorded name. The recorded name is simply “The Cove”, in the title of the Declaration of Covenants, Conditions, and Restrictions for The Cove and on the plat, and the MLS subdivision is “Cove, The” on the NABOR Collier subdivision code list. The longer name turned up only once in our search, in a landscape architect’s project list in a City of Naples agenda attachment. Search for “The Cove” on Cove Circle, and remember that the name implies no Island Walk membership.
Yes, and that is the most common search mix-up. Collier County has several unrelated communities with “Cove” in the name, including Cove Towers, Old Cove, Naples Cove, Cove Villas, Ibis Cove and Canwick Cove. The Cove on this page is the 136-townhome community on Cove Circle off Logan Boulevard North, ZIP 34119, whose association is The Cove Homeowners Association of Naples, Inc. with its official site at covehoanaples.com. A different website for a “Cove” association in Lake Mary, Florida, shows up in searches and has nothing to do with The Cove in Naples. When a listing says “The Cove”, check that the address is on Cove Circle.
The Cove is managed by Paramont Property Management, LLC, 5629 Strand Boulevard, Suite 412, Naples FL 34110, (239) 734-3200, which is also the association’s registered agent, per the association’s property management page and the Division of Corporations record (registered agent since April 28, 2017). Sale and lease applications go to that office, which takes drop-offs Monday to Friday, 9 a.m. to 4 p.m. A five-seat volunteer board governs The Cove, and its board page posts director certifications for 2025 to 2026.
The Cove association posts its governing documents on its documents page: the recorded Declaration (O.R. Book 2473, Page 3272), the Articles of Incorporation, the Rules and Regulations, the 2023 legal-fees amendment, the 2024 rental and transfer amendment, the garage-door resolution and the paint card. The sale and lease applications are on the forms page. Financial statements, minutes, insurance, contracts and the directory sit behind an owner password. Florida’s Chapter 720 has required associations with 100 or more parcels to post official records on a website since January 1, 2025, and with 136 parcels The Cove’s posted document page is consistent with that. Official copies of any recorded instrument are at the Collier Clerk’s official records.
More than most buyers expect. Article VIII of The Cove’s Declaration assigns the association the exterior stucco surfaces and the shared roofing of every building, the entry areas and porticos, and the landscaping and irrigation at each home’s front entry, along with the common areas, the landscaping along the roads, the lake and drainage, and the perimeter plantings and irrigation, all as equal common expenses. Normal roof refinishing or recovering is done uniformly as an association expense. The owner keeps the inside of the Unit and its structures, the driveway, sidewalks, rear yard and rear improvements, and each side of a party wall. That split differs from Island Walk, whose owners pay for their own roofs and exterior walls.
The Cove association does the normal work. Article VIII of The Cove’s Declaration (O.R. Book 2473, Page 3272) makes the shared roofing of every building an association maintenance item paid as an equal common expense, and says normal roof refinishing or recovering is done uniformly by the association. Each owner still must insure the Unit against casualty, and the association can levy a special assessment (with 51% of members, except for casualty shortfalls and compliance reimbursements), so the practical questions are when the roofs were last done and how the reserves stand. The year of the last roof replacement is not public; ask for minutes and the reserve schedule. Call Marc at (239) 287-5873 and we will put those questions in your contract.
Each Cove owner must insure the Unit against all casualty losses under Article XI of The Cove’s Declaration, while the association insures the improvements on the common areas and carries at least $1,000,000 of liability coverage. There is no master policy on the homes in the documents we read. Every Cove home was built in 1999 or 2000, so Citizens’ inspections page (checked September 2026) will ask for a four-point inspection on homes over 20 years old, and a wind mitigation report can earn the credits Florida requires insurers to offer under Florida Statute 627.0629. Because 119 of 136 lots map in Zone AH, plan on a flood quote too.
The Cove bills assessments quarterly in advance, in January, April, July and October, unless the Board sets another schedule, under Article IX of The Cove’s Declaration. Assessments are levied equally on all 136 Units, the original text allows a late charge of up to $25, and the budget must go to owners 30 days before the fiscal year ends. Payment arrangements run through the management company, Paramont Property Management, per the association’s property management page.
The Cove association does not publish its current assessment or budget: the financial page on the association’s website is password protected, so we do not print a figure, and dues numbers on listing portals are not a reliable substitute. What the recorded Declaration does tell you is that assessments are equal for every home and billed quarterly, and that they fund the shared roofing, exterior stucco, front-entry landscaping, the lake, the pool and the common areas. Ask the seller for the current quarterly coupon and budget, and have your closing agent’s estoppel certificate confirm the amount and any balance due. Call Marc at (239) 287-5873 for help getting the numbers before you commit.
Yes. Every new owner in The Cove pays a $1,500 transfer fee to the association on acquiring title, under Article XVII, section 5 of the Declaration as amended in the recorded 2024 amendment (O.R. Book 6355, Page 1720, e-recorded May 2, 2024). The money goes to replacement and refurbishment of what the association maintains or other expenses the Board sets, and transfers made only for estate or tax planning are exempt. The amendment ties the payment to the owner’s application for approval, and the sale and title transfer application (revised January 17, 2025) lists the $1,500 capital contribution as paid at closing to the association. Budget it with your closing costs.
Yes. Since the 2024 amendment to Article XVII (O.R. Book 6355, Page 1720), The Cove association approves sales and leases: it issues a certificate of approval, may run background checks and may require a personal interview. Approval can be withheld only for the good-cause grounds the amendment lists, such as certain criminal convictions within ten years, a record of financial irresponsibility, false or incomplete applications, or an owner who is delinquent or in violation, and only by a majority of the whole Board. The sale and title transfer application (revised January 17, 2025) asks for a signed contract, two reference letters and the fees. A disapproved transfer is void, so build approval into your contract.
Plan on at least 20 days. The 2024 amendment gives The Cove association 20 business days from receiving the contract to issue its certificate of approval, up from ten in the original text, and the sale and title transfer application (revised January 17, 2025) must reach Paramont Property Management at least 20 days before closing, complete, or the closing may be delayed. Partial packages are not processed, and the office does not accept faxed or emailed applications. Set your closing date with that window in mind, and call Marc at (239) 287-5873 so we can time the application with your lender.
No. The recorded 2024 amendment (O.R. Book 6355, Page 1720) bars new Cove owners from leasing for 18 months after taking title, and during that holding period the home must be occupied by the owner or, in the amendment’s words, the owner’s family. The sale and title transfer application (revised January 17, 2025) repeats it: no leases for the first 18 months after closing. Owners who held title when the amendment was recorded, and leases in place then, are grandfathered from the new rental rules, but a buyer is not. If you are buying to rent from day one, The Cove is the wrong fit; our Island Walk guide covers a nearby alternative with different rules.
A lease in The Cove must run at least 4 months and no more than 1 year. The four-month minimum and the written-lease requirement are in the 2024 amendment to Article XVII, and the lease application (revised January 17, 2025) sets the one-year maximum, with no month-to-month leases and no extensions. Each lease needs association approval, renewals must be re-approved at least every 12 months, and the renewal lease application carries a $50 fee. A new lease costs a $100 application fee plus $50 per adult for the background check, with two references, submitted at least 20 days before move-in. Leasing an owner’s home also hands the tenant the owner’s common-area rights for the term.
Yes, pets are allowed with limits. The Cove’s Declaration permits dogs, cats and other household pets, but not for commercial purposes and not in numbers the Board deems unreasonable. Pit bull terriers and dogs of violent temperament are prohibited, pets must be leashed in the common areas, and owners must clean up after them. For tenants, the lease application (revised January 17, 2025) asks for each pet’s Collier County license and vaccination records. Service and support animals follow federal and state fair housing law, separate from these rules.
Only in your garage. Under The Cove’s Declaration and the Rules and Regulations, commercial vehicles, recreational vehicles, campers, trailers, boats, motorcycles and the listed types of trucks and vans must be kept inside a garage. There is no overnight parking on the roads, swales or common areas except in the marked spaces on Cove Circle, vehicles park with the traffic arrows, parking on grass or across sidewalks is not allowed, and towing is authorized. The sale and title transfer application also points buyers to Collier County’s restrictions on trucks in residential areas. Garages may not be converted to living space or reduced in car capacity.
Only with architectural approval. The Cove’s Declaration requires Architectural Control Committee approval for any exterior change, including pools, fences, screening, paint colors, pressure cleaning and plantings in association-maintained areas. The committee has 30 days to act or the request is deemed approved, owners may appeal to the Board within 30 days, approved work must be finished within 12 months, and the original text calls for a $500 returnable debris deposit. Paint is limited to the association’s four PPG exterior colors, “The Cove Peach”, “Putty”, “Tan” and “Neutral”, on the 2021 paint draw card. File on the ARC request form.
The Cove has a written garage-door standard. The Board’s garage door resolution of August 29, 2019 requires replacement doors from Raynor’s Advantage Series (BuildMark or TradeMark, with the wind-load upgrade), with no windows, in the Raised Colonial or Colonial panel style, painted Colonial White. The owner pays for the door and pulls the permit. Because a wind-rated garage door is one of the opening-protection features a wind mitigation inspection can credit under Florida Statute 627.0629, ask the seller whether the door has been replaced and for the permit.
Yes, with approval. The original Declaration (Article V, section 2.O) lets owners in The Cove install temporary hurricane shutters with association permission, bars permanent shutters without approval, and says shutters may not stay closed outside a storm threat; owners away in hurricane season (June 1 to November 30) must clear their yards and patios and name a responsible caretaker. Newer committee standards for shutters and impact openings are not published, so file on the ARC request form. Florida law, Florida Statute 720.3035, bars an HOA from denying hurricane protection that meets the specifications its board has adopted.
The Cove is mostly FEMA Zone AH. At the center point of each of the 136 home lots, the FEMA National Flood Hazard Layer (queried September 2026) returns Zone AH for 119 lots and shaded Zone X for 17, all on FIRM panel 12021C0401H, effective May 16, 2012. Zone AH is FEMA’s 1% annual chance shallow-flooding zone, the ponding kind of flooding, not coastal storm surge, and it is a Special Flood Hazard Area; shaded Zone X is the 0.2% annual chance zone and is not a Special Flood Hazard Area. The lake, road and one open tract map as Zone AE, and the pool house parcel as AH. A lot’s map zone is not an insurance determination; lenders decide per building, so check each address on FEMA’s Map Service Center.
Three Cove lots have FEMA Letters of Map Amendment on the FEMA LOMA layer (queried September 2026), issued in 2014, 2015 and 2018: two removed the structure from the Special Flood Hazard Area and one denied removal, citing a base flood elevation of 13.2 feet. A LOMA applies only to the structure it names, so it tells you nothing about the house next door. When FEMA removes a building by LOMA, the federal mandatory flood purchase requirement no longer applies, but a lender can still require coverage. If you are buying in The Cove, ask the seller for any LOMA or elevation certificate on that home, and call Marc at (239) 287-5873 to add it to your due-diligence list.
If your lender’s determination puts the home in Zone AH, where 119 of The Cove’s 136 lot centers map on the FEMA National Flood Hazard Layer (September 2026), a federally backed mortgage will require flood insurance, and Citizens’ flood requirements require flood coverage on any Citizens wind policy for a home in a Special Flood Hazard Area, naming Zone AH. Citizens’ update on the flood coverage law extends the requirement to all Citizens policies from January 1, 2027. Unincorporated Collier County is a CRS Class 5 community, which takes 25% off every NFIP policy in the county, per the county’s 2025 Flood Protection newsletter.
Possibly, and the date is not final. FEMA issued preliminary replacement panels for this part of North Naples on March 20, 2025, including panel 0401J, which replaces The Cove’s current panel, per the FEMA preliminary flood hazard layer, and Collier County opened the 90-day appeal period on August 19, 2026 with a summer 2027 target effective date, subject to change. We have not published a lot-by-lot preliminary reading for The Cove, so treat the effective 2012 maps as the rule today and check any Cove address on both layers before you buy.
Check the exact Cove address in Florida’s Know Your Zone lookup. We did not run a point test on Cove Circle itself, but every point tested in neighboring Island Walk, on the other side of the same zoning district, falls in Collier County Hurricane Evacuation Zone E on the county’s evacuation zone layer (edited August 20, 2026). Evacuation zones follow storm-surge risk, which is a different question from The Cove’s Zone AH flood mapping, where the risk is rainfall ponding.
The Collier County Public Schools address lookup for 2026 to 2027 zones The Cove to Vineyards Elementary (6225 Arbor Boulevard), Oakridge Middle (14975 Collier Boulevard) and Barron Collier High (5600 Cougar Drive), with no rezone flag, for each of the three Cove Circle addresses we tested in the district’s address lookup (September 2026). All three schools earned an A from the Florida Department of Education for 2025 to 2026, per the district’s 2026 accountability brief. Vineyards Elementary is about 1.4 miles and 4 minutes from The Cove’s entrance. Other options run through Parental Choice and our Naples private schools guide.
From The Cove’s entrance at Cove Circle and Logan Boulevard North, our free-flow routing (no seasonal traffic) gives: the I-75 Exit 111 northbound ramp 3.0 miles, 5 minutes, via Immokalee Road; the Exit 107 southbound ramp 3.7 miles, 6 minutes, via Pine Ridge Road; Vanderbilt Beach Park 6.9 miles, 13 minutes; the NCH Northeast freestanding emergency department 3.9 miles, 7 minutes; NCH North Naples Hospital 6.2 miles, 12 minutes; and Southwest Florida International Airport 22.7 miles, 29 minutes. January to April traffic adds time. For beach parking rules, see our Naples beach parking guide.
Close, by North Naples standards. From The Cove’s entrance, our free-flow routing puts the Publix at 5991 Pine Ridge Road 3.2 miles and 7 minutes away, the Publix at 2450 Vanderbilt Beach Road 3.4 miles and 8 minutes, and Mercato (80 plus businesses, including Whole Foods and a cinema) 5.5 miles and 11 minutes. A Sprouts Farmers Market on Logan Boulevard is on the same road as The Cove’s entrance, about 1.9 miles from neighboring Island Walk’s Town Center. For dining, our Collier County restaurants guide covers the area.
No. No Community Development District polygon covers The Cove on Collier County’s CDD layer (checked September 2026), and the non-ad valorem field is zero for every one of the 136 homes on the county parcels layer (2026 preliminary roll). That means no CDD bond or district assessment on a Cove tax bill in addition to the regular property tax. Your ongoing costs are the property tax, The Cove’s quarterly association assessment and your own insurance.
On the 2026 preliminary roll, the median total tax on a home in The Cove is $3,101.98, with a range of $1,139.85 to $3,808.07 that mostly reflects which homes carry a homestead exemption, per the Collier County parcels layer (pulled September 2026). All 136 homes are in millage area 36, and the county’s general rate for 2026 to 2027 was held unchanged, as Naples Press reported; final rates appear on the November bill. A buyer’s assessment resets after purchase, so expect a bill based on your price, not the seller’s, and check the Collier County Tax Collector.
No. The Cove is in unincorporated Collier County with a Naples mailing address: there is no City Limits feature at The Cove on the county’s GIS, and all 136 homes sit in Collier millage area 36 on the county parcels layer (2026 preliminary roll). County government, the Collier County Sheriff and county zoning apply, and there is no city property tax. For how North Naples fits the wider area, read our Naples guide and our Collier County guide.
In the 12 months from May 2025 to April 2026, Collier County recorded 4 qualified sales in The Cove, a small sample, with a median of $420,000 (the mean of the middle pair, $410,000 and $430,000) and a range of $398,000 to $460,000, per Florida Department of Revenue 2026 preliminary sales data and the 2025 final sales file. In the prior 12 months (May 2024 to April 2025), 5 qualified sales had a median of $468,000, ranging from $445,000 to $505,000. Four and five sales cannot support a trend claim. Call Marc at (239) 287-5873 for the current listings and the latest closings.
On the 2026 preliminary Collier roll, the median just value of The Cove’s 136 homes is $339,090 (an even count; the middle pair are both $339,090), with a range of $321,090 to $366,090, per the Collier County parcels layer (pulled September 2026). The roll puts the whole value in the building and $0 in land for every home. Just value is the county’s tax assessment, not a sale price: Cove homes that sold from May 2025 to April 2026 brought a recorded median of $420,000 across 4 sales.
No age restriction appears in the documents we read. The Cove’s recorded Declaration, the 2023 legal-fees amendment and the 2024 rental amendment contain no 55-and-over or housing-for-older-persons provision. The use rule is single-family residence only, with no trade or business use of a Unit.
Not a business that uses the home as a place of trade. The Cove’s Declaration (Article V, section 1) limits each Unit to use as a single-family residence and bars trade, business, professional or commercial use. A home office with no clients, signs, deliveries or employees on site is a question to put to the association in writing before you rely on it, because the recorded text is broad and no published rule narrows it. Signs of any kind on a Unit need prior written committee approval under Article V, section 2.N.
It can cost you legal fees. The 2023 amendment on legal fees (O.R. Book 6281, Page 1147, e-recorded August 23, 2023) makes an owner in The Cove who fails to cure a violation after warning liable for the association’s legal fees, including pre-suit attorney letters, as an individual assessment secured by a lien. The daily rules in the Rules and Regulations cover the common things: no bikes, strollers or toys left in common areas, garbage containers out of sight except on pickup day, garage doors not left open, and no exterior antennas except as permitted. An owner in violation can also have a sale or lease disapproved until it is cured.
The lake is association common area, but its use rules are not published. The Cove’s lake is Tract B, 6.13 acres, on the Collier County parcels layer (2026 preliminary roll), and the association gallery shows homes backing onto it. We found no posted rule on fishing, boating, docks or walls. FEMA maps the lake itself as Zone AE on the National Flood Hazard Layer, which is typical of a stormwater lake. If lake use matters to you, ask the manager for the current rules before closing.
The Cove is a 136-townhome community with its own pool and lake; Island Walk is a 1,856-home community of villas, townhomes and detached homes with a gated entrance and a Town Center with pools, tennis, pickleball, a restaurant and a post office, per its facilities and amenities page. The rulebooks differ: The Cove’s association maintains the exterior stucco and shared roofing, while Island Walk owners pay for their own roofs and exterior walls; both collect $1,500 from each new owner and both set a four-month minimum lease, but The Cove also bars leasing for 18 months after purchase and caps leases at one year, limits Island Walk’s rules do not contain. Island Walk’s 2026 budget works out to about $1,641 a quarter per home by our arithmetic on its governing documents; The Cove’s dues are not published. Call Marc at (239) 287-5873 to tour both.
The Cove’s rules make it a slow start for a rental. Under the 2024 amendment, a buyer cannot lease for the first 18 months of ownership, every lease must run 4 months to 1 year, every lease and renewal needs association approval, and the association can void a lease while the owner is delinquent or in violation. Application costs for each tenant are $100 plus $50 per adult background check, per the lease application (revised January 17, 2025). A buyer who will live in the home first and lease later can work within those rules; a buyer who needs rent from month one should look elsewhere.
Rent levels for The Cove are not published in any public record, and we quote a rent for a specific townhome from current leased comparables on request.
We cannot tell you there are none. The Cove’s budget, minutes and reserve information are password protected on the association’s website, so any current or recent special assessment will surface only in those records or on the estoppel certificate your closing agent orders. Under Article IX of the Declaration, a special assessment needs the approval of 51% of the members, except for casualty shortfalls and compliance reimbursements. Because the association carries the shared roofs and exterior stucco, ask directly about roof and painting plans. Call Marc at (239) 287-5873 and we will request the records in your contract.
Every Cove home was built in 1999 or 2000, so every one is past the 20-year line at which Citizens Property Insurance requires a four-point inspection (roof, electrical, plumbing and heating and cooling), and most private carriers ask for the same report. In The Cove the roof portion is tied to the association’s shared roofing, so the seller or the manager should be able to tell you when the building’s roof was last done. Florida Statute 627.7011 bars an insurer from refusing coverage solely for roof age when an inspection shows five or more years of remaining life. Order the four-point and a wind mitigation report during your inspection period.
Possibly, once you homestead it. Every Cove home was built before 2008, and the program under Florida Statute 215.5586 serves homesteaded homes built before 2008 with an insured value up to $700,000, offering a free hurricane inspection and state matching grants of up to $10,000, per My Safe Florida Home (checked September 2026). In The Cove any exterior hardening, such as impact windows, doors or shutters, still needs Architectural Control Committee approval under the Declaration, and roof work is the association’s to schedule.
The nearest projects are on the roads The Cove uses. Collier County is rebuilding the Vanderbilt Beach Road and Logan Boulevard intersection at the southwest corner of the Island Walk district (project 60252 on the county’s current projects layer), and FDOT is rebuilding I-75 at Pine Ridge Road (Exit 107) as a diverging diamond, with completion expected in mid-2027, per FDOT’s project page. The same effects apply to The Cove as to neighboring Island Walk; our Island Walk guide covers the fuller civic pipeline within about a mile.
The Cove’s plat is recorded at Plat Book 31, Pages 11 to 13, in the Collier County public records, listed in the Collier Clerk’s map index as a subdivision plat named “Cove”. The county roll describes each home as “Cove, The (HO)” plus its lot number, with the common tracts lettered A through E, per the Collier County parcels layer (2026 preliminary roll). The governing Declaration is at O.R. Book 2473, Page 3272; the 2023 amendment at O.R. Book 6281, Page 1147; and the 2024 amendment at O.R. Book 6355, Page 1720, all searchable at the Collier Clerk’s official records.
The Cove’s board meets bi-monthly on the last Thursday, according to the association’s home page, and the board page lists five seats for 2025 to 2026: president, vice president, secretary, treasurer and a director. Chapter 720 lets owners attend board meetings and speak on agenda items. As a buyer, the minutes are the best window into roof, paint and reserve plans; ask the seller to share them, since the association keeps them behind an owner password.
McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% of agents nationally since 2008, have received the 5 Star Award for Customer Satisfaction for 21 straight years, and have over $900 million in personal sales; as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. For The Cove specifically, we built this page from the recorded Declaration and amendments, FEMA’s lot-level maps and letters, the school district’s lookup and the state’s sales file, so we can tell you before you offer which flood zone applies to the lot, what the association maintains and how the 18-month leasing rule and 20-day approval window fit your plans. Compare us with the best real estate agents in Naples, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The Cove sellers work in a thin, document-driven market: Collier County recorded just 4 qualified sales in The Cove from May 2025 to April 2026, at a $420,000 median, against 5 sales at $468,000 in the prior 12 months. The answers below pair those records with The Cove’s approval rules, transfer fee, flood letters and maintenance split.
Data updated: September 2026
McGreevy and Comisar. The best listing agent for The Cove is one who can answer a buyer’s questions before they become objections: that The Cove is a homeowners association, not a condominium, that it is not part of Island Walk, which FEMA zone applies to your lot, what the association maintains on the roof and stucco, and how the 20-day approval and the 18-month leasing rule shape the buyer pool. Jesse McGreevy and Marc Comisar are Top 1% of agents nationally since 2008, have received the 5 Star Award for Customer Satisfaction for 21 straight years and have over $900 million in personal sales, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. In the last 12 months we tracked 4 recorded qualified sales in The Cove in the Florida Department of Revenue data. Compare us with the best real estate agents in Naples, meet Jesse McGreevy and Marc Comisar, then call Jesse direct at (239) 898-6072.
McGreevy and Comisar, on the record: Top 1% of agents nationally since 2008, the 5 Star Award for Customer Satisfaction for 21 straight years, over $900 million in personal sales, and, as the leaders of Domain Realty Group, over $2.5 billion in team sales. For The Cove we add the documents most agents skip: the recorded Declaration and its 2023 and 2024 amendments, FEMA’s lot-level zones and three letters of map amendment, and every qualified sale in the state’s file since 2024. Read about our team, check us against the best real estate agents in Naples, and call Jesse direct at (239) 898-6072.
The Cove’s recent recorded prices give the frame. Collier County recorded 4 qualified sales in The Cove from May 2025 to April 2026, a small sample, with a median of $420,000 (the mean of the middle pair, $410,000 and $430,000) and a range of $398,000 to $460,000, per the Florida Department of Revenue 2026 preliminary sales file. The homes are one townhome type from one builder, so the spread comes from condition, updates, lake frontage, the garage door and impact protection, and the flood letter on the lot. For a number on your address, request a free home valuation for your home in The Cove or call Jesse direct at (239) 898-6072.
Few Cove homes change hands, and recent prices are lower than two years ago. Collier County recorded qualified sales show 4 sales in The Cove from May 2025 to April 2026 at a $420,000 median, and 5 in the prior 12 months at $468,000, per the Florida Department of Revenue sales files; with samples that small, we do not state a percentage trend. On the MLS, The Cove had 4 closings in the last 12 months ($460,000 in October 2025, $430,000 in April 2026, $420,000 in June 2026, $380,000 in August 2026), too few for a median; over the last 36 months, the first window with 10 or more MLS closings, the median was $450,000 across 13 sales (Southwest Florida MLS Matrix, pulled September 24, 2026). Your competition is whatever else is listed on Cove Circle and in the nearby DiVosta townhomes of Island Walk. Call Jesse direct at (239) 898-6072 for today’s read.
In the Southwest Florida MLS Matrix, pulled September 24, 2026, 13 Cove townhomes closed from September 25, 2023 to September 24, 2026 (a 36-month window), for $5,789,000 in closed volume. The median sold price was $450,000 (n=13, odd), the median sold price per square foot of living area was $279.33, the median time on market was 30 days and the median sold-to-list ratio was 96.42%. The highest sale in the window was $505,000 and the lowest $380,000. On September 24, 2026, 4 Cove townhomes were listed as active in the Southwest Florida MLS Matrix at a median list price of $449,500 (the mean of the middle pair, $440,000 and $459,000), with 2 under contract, which is about 11.1 months of supply at the 36-month closing pace.
Two clocks run. The market clock is days on market: the MLS median for The Cove over the last 36 months is 30 days (13 closings, Southwest Florida MLS Matrix, pulled September 24, 2026; the last 12 months had only 4). The association clock starts at contract: the buyer’s complete sale and title transfer application (revised January 17, 2025) must reach Paramont Property Management at least 20 days before closing, and the 2024 amendment gives The Cove association 20 business days to issue its approval certificate. Plan on about four weeks from contract to closing for approval alone, then add financing. A price set from the recorded sales keeps the market clock short; start with a free home valuation for your home in The Cove.
The Cove’s association charges fall mostly on the buyer: the $1,500 transfer fee is paid by the new owner under the 2024 amendment, and the $100 application fee and $50 per-adult background check are the buyer’s, per the sale and title transfer application (revised January 17, 2025). Your own costs are the ordinary Florida seller items: the brokerage fee in your listing agreement, the state documentary stamp tax on the deed, title charges your contract assigns, the estoppel certificate fee (capped by Florida Statute 720.30851), prorated assessments and taxes, and any unpaid assessments, fines or legal fees owed to the association. Call Jesse direct at (239) 898-6072 for a net sheet on your home in The Cove.
We market a Cove home with its documents. Every listing carries a file a buyer’s lender and insurer can act on: the lot’s FEMA zone from the National Flood Hazard Layer and any Letter of Map Amendment, a current four-point and wind mitigation report, the garage-door permit, and a one-page summary of what the association maintains under Article VIII of the Declaration (shared roofing, exterior stucco, front-entry landscaping). The copy says plainly that The Cove is its own HOA, not a condominium and not Island Walk, so no buyer walks at the approval stage. Photography leads with the lake and the pool house. Start with a free home valuation for your home in The Cove, then call Jesse direct at (239) 898-6072.
Yes. Nothing in The Cove’s recorded Declaration or its 2024 amendment requires a public listing. The association steps still apply to a private sale: written notice of the sale to the association with the contract, the buyer’s complete application at least 20 days before closing, the $1,500 transfer fee, and Board approval within 20 business days. The trade-off is reach: with only 4 qualified sales recorded in The Cove from May 2025 to April 2026 (Collier County recorded qualified sales), every qualified buyer counts, and a quiet sale sees fewer of them. Call Jesse direct at (239) 898-6072 to weigh a private sale against a full launch.
From May 2025 to April 2026, Collier County recorded 4 qualified, arm’s-length sales in The Cove, a small sample: a median of $420,000 (an even count, so the mean of the middle pair, $410,000 and $430,000) and a range of $398,000 to $460,000, per the Florida Department of Revenue 2026 preliminary sales file and the 2025 final file. Another 12 deeds recorded in the same window were not market sales (nominal $100 transfers the state disqualifies) and are excluded. A free home valuation for your home in The Cove places your home against those four.
The prior window was higher. From May 2024 to April 2025, Collier County recorded 5 qualified sales in The Cove with a median of $468,000 (the single middle sale) and a range of $445,000 to $505,000, per the Florida Department of Revenue sales files. By calendar year, 2024 had 4 qualified sales at a $484,000 median (the mean of $468,000 and $500,000) and 2025 had 5 at $445,000. Four and five sales are too few to call a trend, because one updated or dated home moves the median, so we present both windows with their counts rather than a percentage.
Four or five at arm’s length. Collier County recorded 4 qualified sales in The Cove from May 2025 to April 2026, 5 in the 12 months before, 4 in calendar 2024 and 5 in calendar 2025, per the Florida Department of Revenue sales files. That is about 3 to 4% of The Cove’s 136 homes a year, so a listing here is a rare event for buyers watching the community, and the right launch matters. Call Jesse direct at (239) 898-6072 before you list.
Active listings are an MLS count that changes daily; county records capture only completed sales. For scale, The Cove recorded 4 qualified sales from May 2025 to April 2026 (Collier County recorded qualified sales), so even one or two competing listings on Cove Circle shape your pricing. Nearby DiVosta townhomes in Island Walk compete for the same buyer, too. Call Jesse direct at (239) 898-6072 for today’s competing list.
On September 24, 2026, 4 Cove townhomes were listed as active in the Southwest Florida MLS Matrix at a median list price of $449,500 (the mean of the middle pair, $440,000 and $459,000), with 2 under contract, which is about 11.1 months of supply at the 36-month closing pace.
Yes. After the latest complete window, a May 2026 sale of a home in The Cove at $420,000 was still pending the state’s qualification review in the Florida Department of Revenue 2026 preliminary sales file, and the Collier County parcels layer shows another deed recorded August 24, 2026 at $380,000, not yet screened by the state. Neither is in any median on this page. Both are recorded prices, and we would weigh them in pricing your home once we see the condition behind each.
Yes. Under the 2024 amendment to Article XVII (O.R. Book 6355, Page 1720), The Cove association approves every sale, may run background checks and may interview the buyer, and must issue its certificate within 20 business days of receiving the contract. As the seller, you must give the association written notice of the sale with a copy of the contract. If you are delinquent or out of compliance, the association can disapprove the sale until it is cured, so clear any balance or violation before you list.
At least 20 days before closing. The Cove’s sale and title transfer application (revised January 17, 2025) says an application submitted less than 20 days before closing may delay the closing, and incomplete packages are not processed at all. The package goes to Paramont Property Management, 5629 Strand Boulevard, Suite 412, by hand or mail, with the signed contract, two reference letters, the fees and signatures from the buyer, the owner and the sales agent. We put the application deadline into the contract timeline on day one.
Your buyer in The Cove pays a $100 application fee and a $50 background check for each applicant and occupant 18 or older to Paramont Property Management, with higher fees for international checks (for example $105 for Canada), plus the $1,500 capital contribution to the association, per the sale and title transfer application (revised January 17, 2025). The fees are non-refundable. Knowing these in advance lets your buyer’s lender and closing agent budget them without surprises.
Not if the transfer is only for estate or tax planning. In The Cove, section 5 of Article XVII, as amended in the 2024 amendment (O.R. Book 6355, Page 1720), charges each new owner $1,500 on acquiring title and exempts transfers made for the sole purpose of estate planning or tax planning. A deed into your own revocable trust usually fits that description, but confirm with the manager and your attorney before recording, because the association decides whether a transfer qualifies. The same exemption question comes up when heirs take title to an inherited Cove home.
No. The 2024 amendment bars a new Cove owner from leasing for 18 months after taking title, and the home must be occupied by the owner or the owner’s family during that period. That removes buy-and-rent-now investors from your buyer pool, so we market Cove homes to buyers who will live in them. Leases that were in place when the amendment was recorded, and owners of record on that date, are grandfathered, but that protection does not pass to a new owner. Call Jesse direct at (239) 898-6072 to talk through who is buying in The Cove now.
Check before you list. The Cove’s 2024 amendment exempts leases in place on the recording date, and renewals to the same tenant, from the new rental rules, and exempts owners of record on that date, but it also bars a new owner from leasing for 18 months, and it does not say plainly whether a buyer who takes title subject to an existing lease steps into that exemption. Leases under the current lease application (revised January 17, 2025) run no longer than one year with no extensions. Get a written answer from the association before you sign a contract with a tenant in place, and call Jesse direct at (239) 898-6072 to plan the timing.
Yes, if you meet the rules. A lease in The Cove must run at least 4 months under the 2024 amendment and no more than 1 year with no month-to-month terms under the lease application (revised January 17, 2025), and it needs association approval, with the tenant’s application filed at least 20 days before move-in. If you took title within the last 18 months, you cannot lease at all yet. A lease while listed narrows your buyers to those who can wait for the term to end, so we price that in.
The sale cannot close as written: under The Cove’s 2024 amendment, a transfer disapproved for good cause is void. The Board can withhold approval only by a majority of the whole Board and only on the listed grounds, which include certain criminal convictions within the past ten years, a record of financial irresponsibility such as bankruptcies or foreclosures, conduct or statements suggesting the buyer will not follow the covenants, false or incomplete applications, and a sale concluded without the required approval or notice. We protect you with an association-approval contingency and a complete application filed early.
Give your buyer in The Cove the recorded Declaration (O.R. Book 2473, Page 3272), the Articles of Incorporation, the Rules and Regulations, the 2023 legal-fees amendment, the 2024 rental and transfer amendment, the garage door resolution and the 2021 paint card, plus your current assessment coupon and any LOMA or elevation certificate for the home. Florida’s Chapter 720 requires a homeowners association disclosure summary in the contract, and your closing agent orders the estoppel certificate.
Say it early and show the records. The Cove sits inside the county’s Islandwalk zoning district but has its own recorded Declaration, its own plat (Plat Book 31, Pages 11 to 13) and its own association, The Cove Homeowners Association of Naples, Inc., while Island Walk’s association counts 1,856 lots that do not include The Cove’s 136. Whether Cove owners may use the Island Walk Town Center is unproven: no recorded document we found grants or excludes that right, so our listings make no claim either way. Buyers who want both options can tour Island Walk the same day.
Explain the difference between tax use codes and legal form. All 136 Cove homes carry the state’s condominium use code on the Florida Department of Revenue 2026 preliminary roll file, but that is a tax classification. Legally, The Cove is a platted subdivision (Plat Book 31, Pages 11 to 13, in the Collier Clerk’s map index) under a Declaration of Covenants, Conditions, and Restrictions and a Chapter 720 homeowners association, and the Florida DBPR condominium records list no Cove condominium. That means no condominium SIRS or milestone inspection applies, a point worth making for buyers and lenders. Call Jesse direct at (239) 898-6072.
Only three lots in The Cove have a FEMA Letter of Map Amendment on the FEMA LOMA layer (queried September 2026): two removed the structure from the Special Flood Hazard Area and one denied removal (base flood elevation 13.2 feet). If your home has a removal letter, the federal mandatory flood purchase requirement no longer applies to it, which can widen your pool of financed buyers, though a lender may still require coverage. If your home has none, an elevation certificate can support an application, and FEMA’s Map Service Center shows the letters by address. We check this before we price.
Most likely Zone AH. At the center point of each home lot, the FEMA National Flood Hazard Layer (queried September 2026) returns Zone AH for 119 of The Cove’s 136 lots and shaded Zone X for 17, all on panel 12021C0401H, effective May 16, 2012. Zone AH is a shallow-ponding Special Flood Hazard Area, not a storm-surge zone; shaded Zone X is outside the Special Flood Hazard Area. The zone at a lot’s center is not the insurance determination for your building, which the buyer’s lender makes. We pull your lot’s zone and any letter before listing.
It shows up in the buyer’s monthly cost. A financed buyer of a home in The Cove in Zone AH must carry flood insurance, and Citizens’ flood requirements require flood coverage on Citizens wind policies in a Special Flood Hazard Area, extending to all Citizens policies from January 1, 2027, per Citizens’ update on the flood coverage law. Unincorporated Collier County’s CRS Class 5 rating cuts every NFIP premium by 25%, per the county’s 2025 Flood Protection newsletter. A flood quote in the listing file removes a common stall.
The exterior. Article VIII of The Cove’s Declaration makes the association responsible, as an equal common expense, for the exterior stucco surfaces and the shared roofing of every building, the entry areas and porticos, the front-entry landscaping and irrigation at each home, and the common areas, lake, drainage and perimeter plantings. For many townhome buyers that is the reason to choose The Cove: the association schedules roof recovering and stucco work, and neighboring Island Walk owners pay for their own roofs and exterior walls under that community’s declaration. We lead with it in the listing. Get a free home valuation for your home in The Cove.
The association, for normal work. The Cove’s Declaration (Article VIII) assigns the shared roofing of every building to The Cove association as a common expense and says normal roof refinishing or recovering is done uniformly, so a seller does not replace a roof alone before listing the way a detached-home seller might. What buyers and insurers will ask is how old the roof is and when it is scheduled next; the four-point inspection Citizens requires on homes over 20 years old covers it. Ask the manager for the roof history now, and call Jesse direct at (239) 898-6072.
Not on your own. The Cove’s Declaration requires Architectural Control Committee approval for paint colors and even pressure cleaning, and the association maintains the exterior stucco as a common expense. Colors are limited to the four PPG exterior colors on the 2021 paint draw card: “The Cove Peach”, “Putty”, “Tan” and “Neutral”. The committee has 30 days to answer, so file the ARC request form early; interior paint is yours to choose.
Yes, to the association’s specification. The Cove Board’s garage door resolution of August 29, 2019 allows only Raynor Advantage Series doors (BuildMark or TradeMark with the wind-load upgrade), with no windows, in Raised Colonial or Colonial panels, painted Colonial White, at the owner’s cost and under permit. A wind-rated door can help the buyer’s wind mitigation report under Florida Statute 627.0629, which makes the permit worth including in the listing file.
Your Cove buyer should know that The Cove’s Declaration allows dogs, cats and other household pets, not kept commercially and not in numbers the Board deems unreasonable; bans pit bull terriers and dogs of violent temperament; and requires leashes in the common areas and cleanup. If your buyer plans to lease later, tenants must provide Collier County license and vaccination records with the lease application. Service and support animals follow fair housing law. Put the pet rules in front of buyers early.
The parking rules decide some buyers. Under The Cove’s Declaration and the Rules and Regulations, commercial vehicles, RVs, campers, trailers, boats, motorcycles and the listed trucks and vans must be garaged; there is no overnight parking on roads, swales or common areas outside the marked spaces on Cove Circle; and towing is authorized. Garages cannot be converted to living space. A buyer with a work truck or a boat needs to know that before an offer, not at approval.
On the 2026 preliminary Collier roll, the median just value of The Cove’s 136 homes is $339,090 (the middle pair both $339,090), with a range of $321,090 to $366,090 and the entire value assigned to the building, per the Collier County parcels layer (pulled September 2026). That is the county’s tax assessment, not a market value. For a price, get a free home valuation for your home in The Cove.
Because it is a mass-appraisal tax value, not a price. The Cove’s 2026 preliminary median just value is $339,090 on the Collier County parcels layer, while the 4 qualified Cove sales recorded from May 2025 to April 2026 had a median of $420,000 (Collier County recorded qualified sales, Florida Department of Revenue sales data file). Florida’s roll values each home as of January 1 on a uniform model, with the whole Cove value placed in the building, so it trails market prices and ignores upgrades. Buyers who compare your list price with the roll should be shown the recorded sales instead.
Paramont Property Management, LLC, 5629 Strand Boulevard, Suite 412, Naples FL 34110, (239) 734-3200, manages The Cove and is its registered agent, per the association’s property management page. Sale applications go to that office Monday to Friday, 9 a.m. to 4 p.m., and your closing agent requests the estoppel certificate from the manager; its fee is capped by Florida Statute 720.30851. The estoppel will show the current assessment, any unpaid balance and any charges due at transfer, including the $1,500 transfer fee.
Two recent ones for The Cove. The 2023 legal-fees amendment (O.R. Book 6281, Page 1147, e-recorded August 23, 2023) makes an owner who fails to cure a violation after warning liable for the association’s legal fees as an individual assessment and lien. The 2024 amendment to Article XVII (O.R. Book 6355, Page 1720, e-recorded May 2, 2024) added association approval of sales and leases, the four-month minimum lease, the 18-month no-lease period for new owners, the 20-business-day approval window and the $1,500 transfer fee. Both are recorded at the Collier Clerk’s official records. Hand them over up front.
No. No Community Development District covers The Cove on Collier County’s CDD layer, and the non-ad valorem field is zero on all 136 homes on the county parcels layer (2026 preliminary roll). The 2026 preliminary median total tax per Cove home is $3,101.98, ranging from $1,139.85 to $3,808.07 with homestead status. No bond payoff is needed at closing, which is a clean point for the listing.
The Collier County Public Schools address lookup for 2026 to 2027 zones The Cove to Vineyards Elementary, Oakridge Middle and Barron Collier High, with no rezone flag at the three Cove Circle addresses we tested in September 2026, and all three earned an A for 2025 to 2026 in the district’s accountability brief. Zoning can change, so the listing tells buyers to confirm their own address in the lookup.
Close enough to lead with. From The Cove’s entrance at Cove Circle and Logan Boulevard North, our free-flow routing (no seasonal traffic) gives 3.0 miles and 5 minutes to the I-75 Exit 111 northbound ramp, 3.7 miles and 6 minutes to the Exit 107 southbound ramp, 6.9 miles and 13 minutes to Vanderbilt Beach Park, 5.5 miles and 11 minutes to Mercato, 1.4 miles and 4 minutes to Vineyards Elementary, and 22.7 miles and 29 minutes to Southwest Florida International Airport. Season adds time, and the listing says so. Get a free home valuation for your home in The Cove.
The Cove’s board meets bi-monthly on the last Thursday, per the association’s home page. Sale approvals follow the 20-business-day window in the 2024 amendment, and architectural requests have a 30-day committee clock under the Declaration, so a seller who needs paint, a garage door or a fence approved before listing should file with the manager well ahead of the next meeting.
Ask first. Article V, section 2.N of The Cove’s Declaration bars any sign, notice or advertisement on a Unit or the common areas without the Architectural Control Committee’s prior written approval, and The Cove publishes no separate open-house procedure. We request sign and open-house approval from the manager before launch and use the listing’s online reach for the rest. Call Jesse direct at (239) 898-6072 to set the plan.
It depends on when you took title and what you need. If you have owned your Cove home less than 18 months, you cannot lease it yet under the 2024 amendment. After that, leases run 4 months to 1 year, each needs association approval, and renewals are re-approved at least every 12 months, per the lease application (revised January 17, 2025). Weigh the rent against dues, taxes, insurance and the approval cycle, then compare it with what a sale nets. Start with a free home valuation for your home in The Cove.
Yes, but the association’s items travel with the home. An as-is sale in The Cove still needs association approval under the 2024 amendment, and unpaid assessments, fines or legal fees under the 2023 amendment must be cleared, since the association can disapprove a sale while an owner is delinquent or in violation. Buyers will still order a four-point inspection on a home built in 1999 or 2000, so price the condition accurately and disclose it. Call Jesse direct at (239) 898-6072.
Most steps can be handled remotely. The Cove’s sale and title transfer application (revised January 17, 2025) takes the owner’s signature alongside the buyer’s and the agent’s, and the package can be mailed to Paramont Property Management. If you are away during hurricane season (June 1 to November 30), the Declaration requires you to clear the yard and patio and name a responsible caretaker for the home, which also keeps a listed home ready to show. We handle showings, inspections and the association file for you; call Jesse direct at (239) 898-6072.
Start with title and the association file. Heirs or a personal representative sell under the probate or trust documents, and a transfer made only for estate planning is exempt from The Cove’s $1,500 transfer fee under the 2024 amendment, although the eventual buyer pays it. Keep the quarterly assessment current during the estate, since a delinquency lets the association disapprove a sale, and ask the manager for the owner-of-record steps. We work alongside your estate attorney; request a free home valuation for your home in The Cove to set the estate’s number.
Every fact about The Cove on this page traces to a named public record or a first-party source: The Cove association’s own website and recorded Declaration, Collier County ordinances, plats and Clerk records, Collier County and state GIS layers, Florida corporate and tax records, FEMA and the National Hurricane Center, FDOT, the US Census Bureau and Collier County Public Schools. All links were retrieved between 23 and 24 September 2026.
Public-record sale prices are cited in the text as “Collier County recorded qualified sales (Florida Department of Revenue sales data file)”. MLS figures, where shown, come from the Southwest Florida MLS Matrix, a member-only system with no public link. No realtor site, listing portal or brokerage feed is a source for this page.
The records that govern The Cove are public, and the table below links each at the authority that issued or holds it: the association, the Clerk, the county, the state, FEMA and the school district. The association’s budget, financials, minutes and insurance sit behind its password; owners can request them under Florida’s homeowners association statute.
Document | What it is | Official source link |
|---|---|---|
Declaration of Covenants, Conditions, and Restrictions for The Cove (OR Book 2473, Page 3272, 1998) | The binding rulebook: the maintenance split, assessments, insurance, architectural control, pets, vehicles, with the Articles, Rules exhibit and Exhibit A | |
Articles of Incorporation (1998) | Membership, one vote per Unit, and the association’s powers | |
Certificate of Amendment, Article XVII Conveyances (OR Book 6355, Page 1720, May 2, 2024) | Leasing rules, the 18-month holding period, association approval and good-cause grounds, the $1,500 transfer fee | |
Certificate of Amendment, legal fees (OR Book 6281, Page 1147, August 23, 2023) | Owner liability for enforcement legal fees after warning | |
Rules and Regulations (OR Book 2473, Pages 3338 to 3339), with parking and pet sheets | Daily rules: common areas, garbage, vehicles, antennas | |
Garage door resolution (August 29, 2019) | The replacement garage door specification | |
Paint draw card (2021) | The four approved exterior colors | |
Sale and Title Transfer Application (revised January 17, 2025) | The buyer’s application, fees, references and 20-day rule | |
Lease Application (revised January 17, 2025) | Tenant approval steps, fees and lease term limits | |
Renewal Lease Application (January 17, 2025) | The $50 renewal fee and renewal rules | |
ARC Request for Modification | The architectural request form for any exterior change | |
Association documents and forms pages | The association’s own index of posted documents and forms, including the Pool House Reservation Form | |
Plat of The Cove (Plat Book 31, Pages 11 to 13) | The recorded subdivision plat; search map name “COVE” | |
Recorded instruments (Declaration and amendments) | The official recorded copies by book and page | |
Sunbiz record: The Cove Homeowners Association of Naples, Inc. (N98000003154) | The state corporate record and annual reports, 1999 to 2026 | Florida Division of Corporations record for The Cove Homeowners Association of Naples |
FEMA National Flood Hazard Layer, flood zones | The effective zones behind the 119 Zone AH and 17 shaded Zone X lot counts | |
FEMA Letters of Map Change layer | The three Letters of Map Amendment on Cove lots | |
FEMA Flood Map Service Center | The official flood zone and LOMA lookup for any address | |
Collier County notice: Proposed Flood Insurance Rate Map (August 19, 2026) | The preliminary map appeal period and the summer 2027 target | |
Collier County parcel layer, The Cove (2026 preliminary) | The 136 homes and five common tracts, just values and taxes | |
Florida Department of Revenue 2026 preliminary roll (NAL), Collier County | Year built and roll data for every Cove home | Florida Department of Revenue Collier 2026 preliminary roll file |
Florida Department of Revenue 2026 preliminary sales data file, Collier County | The recorded transfers behind every qualified-sale figure on this page | Florida Department of Revenue Collier 2026 preliminary sales data file |
Florida DBPR condominium public records | The state condominium registry, which lists no condominium for The Cove or Cove Circle | |
CCPS address zone lookup (Cove Circle, 2026-27) | The district’s own school assignment for a Cove address | Collier County Public Schools address zone lookup for Cove Circle |
Collier County Public Schools 2025-26 grades | The district release of school grades, 2021-22 to 2025-26 | Collier County Public Schools 2025-26 school and district grades |
Citizens Property Insurance flood requirement | Citizens’ flood rule and its phase-in schedule |
Selling and want these documents read against your own home? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Cove home. Buying and want the full file before you offer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
