The Dunes of Naples

McGreevy and Comisar are the team The Dunes of Naples sellers call first, and the team The Dunes of Naples buyers call when they need to know which of the eight condominiums carries which quarterly fee, which leasing rule, which milestone year and which flood zone. 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 Dunes of Naples is a gated, 634-residence high-rise and coach-home condominium community in Naples, Florida. It sits off Vanderbilt Drive in North Naples (ZIP 34110), a gated walk from Delnor-Wiggins Pass State Park, and it is really three neighborhoods under one master association: the three Island Cove towers, the four Grande Preserve towers and the 40 Sea Grove coach homes.

The Dunes of Naples is one of the Naples communities we cover in depth. If you are buying or selling here, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.

This guide is built from the recorded declarations of condominium and their 2022 amended and restated declarations, the Collier County tax roll (2026 preliminary), FEMA’s flood map (panel 12021C0189J, effective February 8, 2024), the association’s own posted 2026 Q&A sheets and notices, Collier County’s milestone inspection records, the deeds recorded in June 2026 under the settlement between the property owners association and the original developer, and the Southwest Florida MLS Matrix, pulled September 23, 2026. It corrects three things that circulate about The Dunes: listing fee fields that appear to stack the master and Grande Preserve assessments on top of a condominium fee the association says already includes them; the idea that The Dunes has its own beach (it does not); and tower heights, which the association and the recorded surveys count differently. Where the records do not answer a question, we say so.

If you own at The Dunes and are weighing a sale, start with the market section below and then call Jesse; if you are buying, the neighborhood, fee and flood detail is here so you can narrow the eight condominiums to the one or two that fit before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for The Dunes of Naples

McGreevy and Comisar are the best realtor for The Dunes of Naples because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Dunes market read built on every MLS closing, the county roll and all eight associations’ 2026 documents.

Data updated: September 2026

If you are searching for the best realtor for The Dunes of Naples, whether you are ready to sell your Dunes of Naples home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That volume matters at The Dunes for a specific reason: this is a community where two condominiums a few hundred yards apart can differ by more than $1,000,000 in 12-month median price (Cayman $1,087,500, Grande Phoenician $2,175,000), towers inside the same gate differ by 60 days in minimum lease term (Grande Excelsior’s 90 days against 30 in most others) and by a full FEMA flood zone (shaded X at the Grande Geneva building points against AE 10 at the Island Cove towers), and a listing agent who prices from a generic North Naples comp set will miss all three.

Recent Dunes of Naples track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 34 Dunes of Naples closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026 (guest cottage units under 500 square feet excluded). The median sold price was $1,800,000 (n=34, so the median is the mean of the middle pair, $1,750,000 and $1,850,000), against a median list price of $1,922,500 (the mean of $1,895,000 and $1,950,000). The median price per square foot was $625.84 (the mean of $625.37 and $626.30, each a per-sale ratio on MLS living area). The median sold-to-list ratio was 92.81% (the mean of 92.66% and 92.96%). The median time on market was 100 days (n=30, the mean of 95 and 105 days, with four sales-data-entry records that carry no marketing time left out). Total sold volume was $56,976,360. The highest sale was $2,265,000, a 2,893 square foot residence on the 16th floor of Grande Geneva in March 2026, and the fastest sale was recorded at 0 days on market, a 2,747 square foot 16th-floor Grande Phoenician residence that closed at $2,260,000 in August 2026. Only 4 of 34 closed at or above list, and all four were sales-data-entry records logged at the contract price after the fact, so no marketed Dunes listing sold at full ask in the period. Today 14 homes are active and 3 are pending (all 3 pending in Grande Phoenician), which is about 4.9 months of supply. The split between neighborhoods is the story: Island Cove closed 12 sales at a median of $1,187,500 (the mean of $1,175,000 and $1,200,000), Grande Preserve closed 21 at a median of $2,050,000, and Sea Grove recorded one sale, a first-floor coach home at $1,465,000.

For The Dunes of Naples 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 Dunes sale also runs on paperwork that most listing agents treat as an afterthought, and every piece of it changes what a buyer will pay. The master association’s Resale Capital Assessment rose to the greater of 1.25% of the gross sale price or $1,000 for contracts approved after May 31, 2026 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements, per the notice on the association’s real estate page. It is collected at closing through the estoppel, and the contract decides who pays; when you see a “transfer fee” of $21,812.50 on a $1,745,000 Dunes listing, that is this assessment (our arithmetic: 1.25% x $1,745,000 = $21,812.50). Each condominium’s June 2026 purchase application requires the complete package, a $150 non-refundable application fee and background checks for all occupants at least 30 days before closing, with approval required before closing, per the Grande Excelsior purchase application. Estoppel certificates and lender questionnaires are ordered through the association’s CondoCerts portal, in place since May 26, 2025 per the association’s CondoCerts announcement letter. Leasing rules shape your buyer pool tower by tower: Grande Excelsior requires a 90-consecutive-day minimum lease under its 2013 amendment, Cayman limits owners who took title after February 21, 2019 to one lease per 90 days, and no association allows pets in a leased unit. Disclosure matters here too: Barbados has adopted in principle a special assessment for total window replacement after settling its Hurricane Ian window claim, amount not yet set; Grande Dominica has an approved elevator modernization assessment charged in 2025 and 2026; and Sea Grove says it may need a Hurricane Ian reconstruction assessment while its insurance claim is pending, all per the association’s tower pages. And the flood zone differs by building: FEMA’s map puts the three Island Cove towers, Grande Dominica and Grande Excelsior in Zone AE 10, splits Grande Phoenician between AE 9 and AE 10, and shows the Grande Geneva and Sea Grove building points in shaded Zone X with AE on part of each parcel. That is a map screen, not an official determination, and your buyer’s lender will order a flood zone determination for the building. We put all of this in front of buyers before they write an offer, which is how a Dunes listing avoids a renegotiation in week three. Call Jesse direct at (239) 898-6072, or start with a free Dunes of Naples home valuation.

For The Dunes of Naples buyers: the first decision at The Dunes is the neighborhood, because Island Cove and Grande Preserve are different products at different prices. Island Cove residences run 1,893 to 2,194 square feet with seven residences per floor and one assigned garage space; Grande Preserve residences run 2,609 to 3,728 square feet of air-conditioned space with five or six per floor, two assigned garage spaces, floor plans that open beside a passenger and a service elevator, and a private Concierge Center. The second decision is the fee: read the quarterly figure on the association’s 2026 Q&A sheet for the exact unit type, because the sheets state that the property owners association assessment ($2,380.50 a quarter) and, in the Grande towers, the Grande Preserve assessment ($1,206.75 a quarter) are included in the condominium budget, so you should not add the MLS “master” fee on top. Budget as well for the Club’s $1,000 annual food and beverage minimum, which the POA adopted under Section 6.11 of its declaration and bills as an assessment. If a Grande Preserve listing mentions the Floridian Club, confirm in writing that the specific unit carries a membership, since the association says only “select units” do. We read the estoppel, the milestone status and the window notices with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

Selling? Get a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Key Takeaways

Data updated: September 2026

• 634 residences in eight condominiums. The Collier County tax roll (2026 preliminary) counts 252 Island Cove residences (84 each in Antigua, Barbados and Cayman), 342 Grande Preserve residences (Grande Dominica 87, Grande Excelsior 90, Grande Phoenician 90, Grande Geneva 75) and 40 Sea Grove coach homes, plus 22 guest cottage units in Excelsior, Phoenician and Geneva.

• 34 closings in 12 months. The Southwest Florida MLS Matrix, pulled September 23, 2026, shows a median sale of $1,800,000 (n=34, the mean of $1,750,000 and $1,850,000), a median 92.81% of list, a median 100 days on market (n=30), 14 active listings, 3 pending and about 4.9 months of supply.

• Two price tiers. Island Cove’s 12-month median was $1,187,500 (n=12) and Grande Preserve’s was $2,050,000 (n=21). Island Cove’s calendar-year median fell from $1,400,000 in 2023 (n=11) to $1,087,500 in 2026 to date (n=8, small sample).

• The 2026 quarterly fee is all-in. Per each association’s 2026 Q&A sheet: Sea Grove $5,876; Cayman $7,663.50; Antigua $7,982.25; Barbados $8,070; Grande towers $9,592 to $15,248 for typical residences (Dominica penthouses $19,081 and $20,639). The sheets say the POA and Grande Preserve assessments are included in those figures.

• Resale costs rose in June 2026. The master association’s Resale Capital Assessment is now the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, and every owner carries a $1,000 annual Club food and beverage minimum.

• No Gulf frontage. Residents walk out a gate by Conner Park and Bluebill Avenue to Delnor-Wiggins Pass State Park (a paid state park) or the county’s Bluebill beach access; the association calls it “a short 8-minute walk” from Barbados. Select Grande Preserve units carry a Floridian Club membership.

• Flood zone varies by building. On FEMA panel 12021C0189J (effective February 8, 2024), Island Cove, Grande Dominica and Grande Excelsior map AE 10, Grande Phoenician splits AE 9 and AE 10, and Grande Geneva and Sea Grove building points map shaded X with AE on part of the parcels. The whole community is Evacuation Zone A.

• Building status is on record. The three Island Cove towers show “Milestone Completed” with the next milestone in 2036 on Collier County’s milestone layer; the Grande towers come due 2028 to 2032. Barbados has a window special assessment adopted in principle (amount not set) and Grande Dominica an elevator modernization assessment charged in 2025 and 2026.

Table of Contents

The Dunes of Naples guide below runs from who we are and what the market is doing, through the history, governance, fees and condo law, tower by tower through all eight condominiums, the Club, the beach, the rules, storms, flood maps and insurance, schools and what is being built nearby, and closes with seller guidance, the two FAQ editions and every source we used.

• Why McGreevy and Comisar Are the Best Realtor for The Dunes of Naples

• Key Takeaways

• Living in The Dunes of Naples as a Homebuyer

• The Dunes of Naples Market Snapshot: What Condos Actually Sell For

• How Did The Dunes of Naples Come to Be?

• What Does The Dunes of Naples Site Plan Look Like?

• Who Governs The Dunes of Naples, and How?

• The Fee Stack: Every Dollar a Dunes of Naples Owner Is Billed

• Florida Condo Law at The Dunes of Naples: Milestone Inspections, SIRS and Reserves

• The Eight Condominiums of The Dunes of Naples, Tower by Tower

• What Is The Club at the Dunes?

• Does The Dunes of Naples Have Golf, Tennis, Pickleball or a Marina?

• How Do The Dunes of Naples Residents Get to the Beach?

• The Grande Preserve Concierge Center and Daily Services

• Where Do The Dunes of Naples Residents Shop, Eat and Spend the Evening?

• Living by the Rules at The Dunes of Naples: Leasing, Pets, Vehicles and Guests

• Moving In: Utilities, Internet, Trash and Mail at The Dunes of Naples

• How Did The Dunes of Naples Come Through Hurricane Ian and Other Storms?

• Is The Dunes of Naples in a Flood Zone? What FEMA’s Map Actually Says

• What Does Insurance Look Like for a Dunes of Naples Condo?

• Which Schools Serve The Dunes of Naples?

• Healthcare Near The Dunes of Naples

• Real Drive Times From the Gate at The Dunes of Naples

• What Is Being Built Around The Dunes of Naples?

• How Does The Dunes of Naples Compare to Nearby Gulf-Side Condo Communities?

• Honest Pros and Cons of Living at The Dunes of Naples

• What We See When We Walk Buyers Through The Dunes of Naples

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

• Your Local Real Estate Experts

• Frequently Asked Questions, Buyer Edition

• Frequently Asked Questions, Seller Edition

• Sources and Authoritative References

• Downloadable Documents

Living in The Dunes of Naples as a Homebuyer

Living in The Dunes of Naples means a gated, 634-residence condominium community off Vanderbilt Drive with a 25,000 square foot clubhouse, a pool at every high-rise, and a gated walk to a public beach the association calls a short 8-minute walk. There is no golf course, no marina and no Gulf frontage, and the daily rhythm follows the season.

Data updated: September 2026

What Is The Dunes of Naples?

The Dunes of Naples is a master-planned condominium community of seven high-rise towers and ten two-story coach-home buildings in North Naples, Collier County, ZIP 34110. The developer of record in every declaration is Vanderbilt Partners II, Ltd. (renamed Vanderbilt GFG II, Ltd in December 2025), and the first condominium, The Dunes of Naples I (Antigua), was submitted to condominium ownership on February 14, 2001, per Antigua’s 2022 amended and restated declaration. The last tower, Grande Geneva, was recorded in October 2007. The Dunes PUD covers 188.55 acres under Collier County Ordinance 2000-74, much of it mangrove and preserve, and the 2001 master declaration covered 88.56 acres. The community celebrated its 25th birthday at the Club on March 21, 2026, per the Barbados January 2026 owner newsletter.

Governance runs in layers. The Dunes of Naples Property Owners Association owns and operates the clubhouse, grounds and gate; the Grande Preserve at The Dunes Community Association runs the Concierge Center for the four Grande towers; and each of the eight condominiums has its own association, budget, rules and board. Owners vote through their condominium association rather than directly in the master association. Developer control of the master association ended on April 30, 2010, and a dispute over land the developer had held back for a planned marina ended in 2026 when the developer quitclaimed the 114.052-acre Hold-Back Property and a separate Marina Property to the POA, recorded in June 2026 in the Collier Clerk’s Official Records, followed by an agreed dismissal with prejudice on July 10, 2026.

How tall are the towers? The association describes the Island Cove towers as “twelve-story”, and the recorded condominium survey for Antigua shows 12 residential levels (Terrace, floors 2 to 11 and Penthouse) over a ground-level garage, with the penthouse floor at 126.04 feet on the NGVD 1929 datum. The association calls Grande Dominica and Grande Excelsior “eighteen-story”. Dominica’s recorded levels run garage, plaza deck, terrace, floors 2 to 12, 14 and 15, then penthouse; Excelsior, Phoenician and Geneva run garage, plaza, terrace, floors 4 to 12 and 14 to 17, then penthouse. No Grande tower has a floor numbered 13. Penthouse floor elevations on the recorded surveys are 169.42 feet at Dominica, 169.61 at Excelsior and 173.40 at Phoenician.

Island Cove, Grande Preserve and Sea Grove at a Glance

The three neighborhoods share the gate and the Club, and almost nothing else. The table uses the county roll for residence counts and year built, the developer floor plan sheets for air-conditioned sizes, and the association’s 2026 Q&A sheets for fees.

Island Cove residences all have three bedrooms (the third labeled den/bedroom on the plans) and two or three baths, entered from open-air breezeways, per the Island Cove floor plan sheet and the Barbados guest and renter guide. Grande Preserve plans are larger, with three bedrooms and three or three and a half baths, and the Excelsior plans include a second master suite in every residence, per the Grande Excelsior floor plan sheet. Sea Grove homes each have a private entry, a two-car garage and a lanai, and the association says second-floor homes have a private elevator, per the association’s Sea Grove page.

The Club at the Dunes in Daily Life

The Club at the Dunes, at 310 Dunes Blvd, is the POA’s own amenity center, and every residence has privileges there; the Barbados guide puts it plainly: “All residences in The Dunes have membership privileges at The Club.” There is no equity membership or initiation fee in any association document we read, and every 2026 Q&A sheet answers “No” to rent or land-use fees for recreational facilities. The association says the Club was rebuilt in 2019 as a $9.2 million Amenities Center renovation and expansion that produced a 25,000 square foot clubhouse, per the association’s Club page, and it is “Proudly managed by Troon Privé.”

Dining runs through four venues: the Royal Palm Room (resort casual indoor dining), the Terrace, the SandBar and the poolside Tiki Bar, home of the Friday Night Happy Hour, per the Club’s dining page. Private events can be catered for up to 250 guests. The Wellness Center, expanded in 2019, holds Strength, Balance, Flexibility, Cardio, Pilates, Yoga and Aqua classes, two therapy rooms and two infrared saunas, per the Club’s wellness page. Racquets are a major part of Dunes life: Cliff Drysdale Tennis lists six Har-Tru clay courts, the association announced four new regulation-size pickleball courts, and the program fields 11 league teams rated 2.5 to 3.5 plus a 7.5 mixed doubles team, per the association’s racquets page. For how that compares across the county, see our guide to tennis and pickleball communities in Collier County.

The money side of the Club shows up in two places. The POA assessment of $2,380.50 a quarter, which the Q&A sheets say is included in each condominium budget, funds the Club and grounds. On top of that, a POA board resolution effective January 1, 2024 requires each unit owner to spend $1,000 a calendar year on food and beverage at the Club, excluding tax and gratuity, with any shortfall billed as an assessment subject to lien, per the association’s food and beverage minimum policy. In 2026 the minimum is not billed in advance; any shortfall appears on the December 2026 Club statement. The four Grande towers also share the private Grande Preserve Concierge Center at 280 Grande Way, with concierge services, a conference room, a business center, a living room and a kitchen, per the association’s Grande Preserve page.

Getting to the Beach From The Dunes of Naples

The Dunes is not a Gulf-front community, and no Dunes-owned beach facility appears in any document we read. Residents walk. The association’s directions from Barbados run south past Antigua, through a side gate, west across the canal bridge and onto the beach, and the association calls it “a short 8-minute walk” from the Barbados front entry, per the Barbados guest and renter guide. Sea Grove’s road ends at the community’s back gate onto Conner Park and “a short path to the Delnor-Wiggins Pass State Park and beach,” per the association’s Sea Grove page. The gate code changes every few months and is never published.

From that gate, residents choose between two public beaches. Delnor-Wiggins Pass State Park is a paid state park, open 8 a.m. to sundown, with a $2.00 pedestrian and bicyclist fee and $6.00 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page; the park was still repairing hurricane damage in February 2026, per the association’s guide. The county’s Bluebill Beach Access at the south edge of the park is drop-off only, with restrooms and foot showers, per Collier County Parks’ Bluebill Beach Access page. Collier County’s free resident beach parking permit is available to part-time owners with a current Collier tax bill or a deed within three months of closing, per the county’s beach parking information, which helps when you drive to Vanderbilt Beach Park, about 2.3 miles away by road (our estimate).

Select units in the four Grande Preserve towers carry a private membership in The Floridian Club, a private beach club on Vanderbilt Beach that provides “hourly shuttle service to members and their guests,” per the association’s Grande Dominica page. The eligibility list is not public, so membership has to be confirmed unit by unit.

What The Dunes of Naples Does Not Have

Three things buyers assume and should not. No golf. No golf course or golf membership appears in any Dunes amenity list, Q&A sheet or POA resolution, and tower rules bar golf carts from being stored or parked overnight on common property. Grande Geneva’s page advertises “panoramic east views over the exclusive Old Collier Golf Club,” a private club next door that is not a Dunes amenity; if golf is on your list, compare our guide to Naples golf communities. No marina or resident boat slips. The developer long reserved land for a 49-slip docking facility, and the POA took title to the Marina and Hold-Back parcels in June 2026, but whether a marina will ever be built is not decided in any public document we found. Tower rules also bar boats and trailers from being kept on property; the nearest public ramp is Collier County’s Cocohatchee River Park, about 1.6 miles by road (our estimate). No Gulf frontage. The towers look over preserve, Turkey Bay, Wiggins Pass and the Gulf, but the beach is reached through a gate and a public park, not from the property.

Two smaller gaps: the gatehouse on the Vanderbilt Drive entry is staffed, but the association does not publish its hours, so we do not describe it as round-the-clock; and motorcycles are “not allowed on Dunes Property at any time,” per every purchase application.

Who Lives at The Dunes of Naples?

The county roll answers this better than any brochure. Of 656 roll parcels (634 residences plus 22 guest cottage units), 247 (37.7%) carry a homestead exemption, and the share swings widely by building: Grande Excelsior 52.0%, Grande Dominica 51.7%, Sea Grove 45.0%, Grande Phoenician 43.8%, Barbados 35.7%, Grande Geneva 28.4%, Cayman 26.2% and Antigua 17.9%, per the Collier County tax roll, 2026 preliminary. The Grande towers, especially Dominica and Excelsior, lean toward full-time Florida residents; Antigua has the lowest homestead share in the community. Owner mailing addresses tell the same story: 353 of 656 are in Florida, 15 are outside the United States, and the remaining 288 are in other states. There are no age restrictions, stated in six of the eight 2026 Q&A sheets, and every association limits occupancy to two persons per bedroom.

The median 2026 preliminary tax bill runs from about $9,118 to $9,235 in Island Cove and Sea Grove to $12,638 at Grande Dominica and $16,301 at Grande Geneva, on a millage of 9.8670 for the district, and no parcel carries a non-ad valorem assessment, so there is no community development district on the bill.

The Seasonal Rhythm at The Dunes of Naples

The Dunes fills from January through April and thins in summer, and the calendar shows up in three places. Club programming peaks in season: the association’s 2026 guide lists hours “through April 30,” with happy hours Tuesday to Sunday from 4 to 7 p.m., courts open 8 a.m. to 10 p.m. and fitness from 5 a.m. to 11 p.m., and it notes that “service days and hours vary by season.” The 2026 social calendar included a Welcome Back Party, a Mardi Gras party on February 17 and the 25th anniversary party on March 21. The free Paradise Beach Trolley, which starts at the Conner Park lot beside the community, ran Friday to Sunday through April 26, 2026, per Collier County’s announcement of the 2026 beach trolley season.

The sales calendar follows. Of 105 residential closings in the 48 months to September 23, 2026, 52 closed in March, April and May, and only 4 closed in October and November combined (Southwest Florida MLS Matrix). Sellers who want the widest buyer pool list in time to show during season; buyers who shop in late summer and fall face less competition and sellers who have carried a listing for months.

An Ordinary Day at The Dunes of Naples

A weekday in February might start at the Wellness Center when it opens at 5 a.m. or on the courts after 8, then a walk out the gate by Conner Park to the state park beach before the midday crowd; the association notes that the park’s parking lots fill quickly in season. Groceries are a short drive: the nearest Publix, at Riverchase Shopping Center on Tamiami Trail North, is about 1.8 miles by road, and Trader Joe’s and the Whole Foods at Mercato are each under 3 miles (our estimates). Lunch can be the Tiki Bar, since cash is not accepted at the Club and everything charges to the member account; afternoons are league tennis, a swim at the tower pool or the Club’s resort-style pool; and evening is happy hour at the SandBar or dinner at the Royal Palm Room. NCH North Naples Hospital is about 2.6 miles by road, and Southwest Florida International Airport is about 35 minutes (our estimates).

Contractors keep weekday hours: Monday to Friday 8 a.m. to 4:30 p.m. and Saturday to 1 p.m., with no Sunday work, and because every tower is post-tensioned concrete, any slab penetration requires ground-penetrating radar scanning first, per the association’s post-tension cable notice. That matters if you plan a renovation.

What Do Seasonal Rentals Cost at The Dunes of Naples?

The rental market is active, and it splits along the same neighborhood line as sales. In the Southwest Florida MLS Matrix rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days), the 12 active Island Cove listings asked $10,500 to $16,000 a month in season, with a median ask of $12,500 (n=12, the mean of $12,000 and $13,000) and off-season asks of $4,000 to $10,000. The 12 distinct active Grande Preserve listings asked $15,000 to $28,500 a month in season, with a median of $22,750 (n=12, the mean of $22,500 and $23,000) and off-season asks of $6,000 to $15,000. Three rentals closed in the period: a Cayman residence at $13,000 in season, an Antigua residence at $14,000 and a Grande Dominica residence at $20,000. Two Grande Geneva units each appear twice, at $9,750 and at $25,000, which reads as separate listings for different terms, so we counted each unit once at its seasonal ask. No Sea Grove or Grande Excelsior residence appeared in the rental search, which fits Excelsior’s 90-day minimum lease.

Every rental at The Dunes runs through association approval: a $150 lease application fee to the condominium association, a $250 POA lease processing fee per lease, minimum terms of 30 days (90 days at Grande Excelsior), frequency caps that differ by tower, and no pets for any tenant, per the associations’ 2024 lease applications such as the Grande Geneva lease application. There is no rental cap by percentage of units in any document we read.

Where to See The Dunes of Naples Condos for Sale Today

Fourteen residences are listed today, twelve of them in Grande Preserve, and the full table sits in the market section below. For live listings with photos, see current Dunes of Naples condos for sale on our Domain Realty Group site. If you are comparing The Dunes with other Gulf-side North Naples addresses, our guides to Pelican Bay and Naples Park, the neighborhood just south, cover the nearest alternatives.

Thinking of Selling or Buying at The Dunes of Naples? Talk to McGreevy and Comisar

The Dunes of Naples has 2.0 months of supply in Island Cove and 6.9 months in Grande Preserve today, so the right strategy depends on which tower you own or want. Sellers: start with a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072, and we will show you the sales in your tower and plan, not a ZIP-code average. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and we will match your budget and leasing plans to the right condominium before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in this guide is one we would stand behind across the table.

The Dunes of Naples Market Snapshot: What Condos Actually Sell For

The Dunes of Naples closed 34 condominium sales in the 12 months to September 23, 2026 at a median of $1,800,000, with Island Cove towers at a $1,187,500 median and Grande Preserve towers at $2,050,000. Buyers paid a median 92.81% of list after a median 100 days on market, and 14 residences are listed for sale today.

Data updated: September 2026

Every number in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, unless another source is named. The 12-month window is closings dated 09/24/2025 to 09/23/2026; the 48-month window ends September 23, 2026. Guest cottage units under 500 square feet are excluded from every residential statistic. Price per square foot is the median of per-sale ratios on MLS living area. Where a sample holds one or two sales we list them instead of giving a median, and where it holds fewer than ten we say “small sample.”

What Did The Dunes of Naples Condos Sell For in the Last 12 Months?

Four of the 34 closings were sales-data-entry records, entered into the MLS after a private sale at the contract price; they carry no days on market, which is why the days-on-market median uses 30 sales, and they account for all four “at list” results. Among the 30 marketed sales, the best result was 98.63% of list, an Antigua 9th-floor residence that sold for $1,725,000 in April 2026 after 8 days.

Island Cove vs Grande Preserve vs Sea Grove: 12-Month Results

Grande Preserve carried 73% of the dollar volume on 62% of the sales. Island Cove buyers negotiated harder, a median 91.09% of list against 93.62% in Grande Preserve, but Island Cove listings sold faster, a median 88 days against 123. The single Sea Grove sale was a 2,061 square foot first-floor coach home that sold for $1,465,000 in May 2026 at 97.73% of its $1,499,000 list price after 95 days.

How Did Each Dunes Tower Perform in the Last 12 Months?

The two Antigua sales, both 2,187 square foot residences, show how much floor and condition matter inside one plan: a 9th-floor residence sold for $1,725,000 in April 2026 after 8 days, and a 2nd-floor residence sold for $1,200,000 the same month after 58 days. Barbados recorded two sales in late September 2025: a 2,194 square foot 10th-floor residence at $1,325,000 after 59 days, and a 2,187 square foot 9th-floor residence at $975,000 after 295 days. Cayman was the busiest tower of the year with eight sales, including the lowest-priced sale in the community, a 2,187 square foot 4th-floor residence at $862,500 after 624 days on market. Grande Geneva’s three sales were a 16th-floor 2,893 square foot residence at $2,265,000, the community’s top sale; a 5th-floor 2,798 square foot residence at $1,875,000; and a 5th-floor 3,728 square foot residence at $1,850,000, which at $496.24 a square foot shows the discount the largest Geneva plan took this year. Grande Phoenician closed seven sales and holds all three pending contracts, which makes it the most liquid Grande tower right now. Grande Excelsior’s seven sales took a median 168 days, the slowest of any tower.

The Dunes of Naples Over 48 Months, Tower by Tower

Over four years, Island Cove closed 49 sales at a median of $1,200,000 ($581.09 a square foot, 92.66% of list, 78 days on market) and Grande Preserve closed 53 at a median of $2,150,000 ($736.55 a square foot, 94.58% of list, 120 days on market). Total 48-month volume was $185,292,360. The three Sea Grove sales were a 2,973 square foot second-floor home at $2,150,000 in May 2023, a 2,061 square foot first-floor home at $1,425,000 in April 2024 and a 2,061 square foot first-floor home at $1,465,000 in May 2026. The highest sale in the 48 months was $3,850,000 for a 4,033 square foot Grande Geneva residence on the 17th floor in June 2024.

Two patterns stand out. Grande Phoenician has the highest median sold-to-list ratio of any high-rise tower over four years (96.30%), meaning its sellers have priced closest to what buyers pay. Grande Excelsior, whose plans are large in every stack (3,353 to 3,404 square feet), has the lowest median price per square foot among the Grande towers ($626.30) and the longest median time on market (163 days); the 90-day leasing minimum likely narrows its buyer pool to people who do not plan to rent by the month.

How Have The Dunes of Naples Prices Moved Since 2023?

Island Cove’s median sale fell from $1,400,000 in 2023 to $1,087,500 in 2026 to date, a 22% decline, and its median price per square foot fell from $692.31 to $518.67, a 25% decline (our arithmetic). Grande Preserve peaked at a $2,325,000 median in 2024 and has held near $2,100,000 in 2025 and 2026, a decline of about 10% from the peak, and its price per square foot has recovered from $649.55 in 2025 to $670.12 in 2026. The gap between the neighborhoods widened: in 2023 a Grande Preserve residence sold for about 1.6 times an Island Cove residence; in 2026 it is about 1.9 times (our arithmetic on the medians above).

What drove the Island Cove decline is not stated in any sales record, and we will not guess at motive. What the association’s own documents show is that the Island Cove towers carry the post-Ian window notices (Antigua’s insurer requires window replacement, and Barbados has a window special assessment adopted in principle with the amount not yet set), that the association says original Island Cove and Sea Grove windows are not impact glass, and that the three 2001 towers show “Milestone Completed” on Collier County’s milestone layer, with the next milestone year 2036. Buyers price uncertainty, and an unset assessment is uncertainty.

Sea Grove recorded one sale in each of 2023 ($2,150,000, a second-floor home), 2024 ($1,425,000, first floor) and 2026 ($1,465,000, first floor). Three sales across two plan types are too few to call a trend.

Price Per Square Foot by Tower and Floor Plan

Plan size is the single best predictor of price inside a Dunes tower, and floor height is the second. The table covers all 105 residential closings in 48 months, grouped by MLS living area.

In Island Cove, the 2,187 square foot plan (the plan with a 520 square foot balcony on the developer’s plan sheet) commands the highest price per square foot in Antigua and Barbados, while the smaller 1,893 and 1,950 plans trade at the bottom of the range. In Grande Phoenician, the 2,747 square foot Type C plan, the smallest residence in the tower, has the highest median price per square foot in the community over 48 months among plans with more than two sales, $884.61. The widest spreads sit in Grande Geneva’s 3,728 square foot center plan, where three sales ran from $1,850,000 to $3,300,000: floor and view drive that plan more than size does.

MLS Living Area vs County Base Area at The Dunes of Naples

MLS living area and the county roll’s base area are different measures, and at The Dunes they diverge in ways that change price per square foot. For Island Cove, Grande Dominica, Grande Excelsior and Grande Phoenician, the county base areas match the developer’s air-conditioned living areas exactly. Grande Geneva is the exception: the county roll carries its three plans at 3,050, 3,127 and 4,269 square feet, which are the developer’s total areas including lanai, while the air-conditioned sizes on the Grande Geneva floor plan sheet are 2,798, 2,893 and 3,728, and those are the figures most Geneva MLS records use. Comparing a Geneva residence to a Phoenician residence of the identical plan from the county roll would overstate Geneva’s size by the lanai.

MLS entries also carry a few sizes that match no county figure: a Barbados terrace-level residence entered at 2,351 square feet, a Grande Dominica 14th-floor residence entered at 3,401 (the plan sheet’s total area including lanai for Residence 03, whose air-conditioned area is 2,919), and Grande Geneva upper-floor residences entered at 4,033 and 4,048. Every price per square foot on this page uses the MLS figure as entered, so treat those rows with care, and when we price your residence we reconcile the size to the recorded plan first.

Which The Dunes of Naples Condos Are for Sale Right Now?

The 14 active listings run from $995,000 to $2,695,000, with a median list price of $1,747,000 (n=14, the mean of $1,595,000 and $1,899,000). Twelve are in Grande Preserve: four in Excelsior, three each in Dominica and Geneva, and two in Phoenician. Island Cove has only two, and Sea Grove has none. Five of the 14 have been on the market longer than 150 days, and three of those are terrace or low-floor Grande residences asking $1,495,000 to $1,595,000, at or near the bottom of the 12-month Grande Preserve sales range ($1,550,000 was the low). The 15th-floor Phoenician asking $2,695,000 ($981.07 a square foot) is testing a price no Dunes residence has reached in the last 12 months.

What Is Pending at The Dunes of Naples?

All three pending sales are in Grande Phoenician: a 5th-floor 2,747 square foot residence listed at $2,000,000 (53 days on market), a 7th-floor 2,893 square foot residence listed at $1,998,750 (84 days) and an 8th-floor 2,798 square foot residence listed at $1,745,000 (77 days). The last of these carries the $21,812.50 transfer fee entry that equals the new 1.25% Resale Capital Assessment. Two are shown as pending with contingencies. Final prices will publish when they close.

Months of Supply by Neighborhood

Months of supply is active listings divided by the average monthly closing pace over the last 12 months. At 2.0 months, Island Cove is tight: an Island Cove seller competes with one other listing, which is the strongest position in the community even after the price decline. At 6.9 months, Grande Preserve favors buyers, and a Grande seller needs to price against the twelve other listings, not against the 2024 peak. Grande Phoenician is the exception inside Grande Preserve, with two active listings against seven closings and three pending.

How Much Do The Dunes of Naples Buyers Negotiate?

Across the 34 closings in 12 months, sold-to-list ratios ran from 82.16% to 100%. Four sales closed below 85% of list, eight between 85% and 89.99%, nine between 90% and 94.99%, nine between 95% and 99.99%, and four at 100%, all four of those sales-data-entry records. The deepest discounts went to listings that sat: the 82.16% result was a Grande Excelsior 16th-floor residence that sold for $2,050,000 after 402 days against a $2,495,000 list price, and the 83.53% result was a Grande Excelsior 8th-floor residence that sold for $1,750,000 after 168 days. The median, 92.81%, means a typical Dunes buyer paid about $7 of every $100 below the last list price.

How Long Do The Dunes of Naples Condos Take to Sell?

Of the 30 marketed sales in 12 months, five went under contract in under 30 days (0, 8, 8, 13 and 16 days), eight took 30 to 90 days, eight took 91 to 180 days, and nine took more than 180 days, the longest 624 days for a Cayman residence. Four of the five quick sales closed at 93% to 99% of list. Time alone did not force a deep discount, though: a Grande Phoenician residence sold at 97.74% of list after 326 days, while the two deepest discounts both came in Grande Excelsior. The 0-day sale, a 16th-floor Grande Phoenician residence at $2,260,000, suggests a buyer was waiting for that tower and plan.

Over 48 months, 52 of 105 closings fell in March, April and May, which is when Dunes buyers are on site.

Why the Guest Cottage Sale Is Excluded

The 48-month record includes one guest cottage sale: a 240 square foot Grande Phoenician guest cottage unit that sold for $130,000 in May 2024. Guest cottage units (the association also calls them cabanas) are recreational-use condominium units on the plaza deck, 22 of them across Excelsior (10), Phoenician (6) and Geneva (6); the Excelsior declaration limits overnight use to two persons, and each carries a quarter vote. Grande Dominica’s 14 plaza-deck cabanas are limited common elements assigned to residences, not separate units. Because a $130,000 sale of a 240 square foot room would distort every residential median, it is left out of all statistics on this page. Guest cottage quarterly fees in 2026 run $738 to $895 at Excelsior, $762 at Phoenician and $843 at Geneva, per the associations’ 2026 Q&A sheets.

The Eight Dunes Condominiums Side by Side

Fees are from each association’s 2026 statutory Q&A sheet: Antigua, Barbados, Cayman, Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva and Sea Grove. Each sheet states that the POA assessment ($2,380.50 a quarter) and, for the Grande towers, the Grande Preserve assessment ($1,206.75 a quarter) are included in the condominium budget, so the quarterly figure above is the whole regular assessment. Listing records often split it into a smaller “condo fee” plus separate Grande Preserve and master amounts; those pieces appear to add up to the Q&A total rather than sit on top of it. Tax bills are medians from the Collier County tax roll, 2026 preliminary, rounded to the dollar. Market figures are from the Southwest Florida MLS Matrix, pulled September 23, 2026.

Read across the rows and the value picture is clear. Barbados has the highest 48-month median in Island Cove, and Cayman the most sales and the lowest fee. Grande Excelsior buys the most space per dollar in Grande Preserve; Grande Geneva and Grande Phoenician carry the highest price per square foot. Sea Grove carries the lowest quarterly fee in the community and the only attached two-car garages, and it trades so rarely that each listing sets its own price. If you own in any of the eight and want the comparison run on your residence, request a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072. That tower-by-tower discipline is why McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.

How Did The Dunes of Naples Come to Be?

The Dunes of Naples began as a 1998 land purchase of the old Wiggins Pass Landings plats by Vanderbilt Partners II, Ltd., a Detroit-backed partnership working with developer Signature Communities. Zoned under The Dunes PUD, it was built in six phases from 1999 to 2007, turned over to owners in 2010 and closed its last developer sale in 2015.

Data updated: September 2026

Most write-ups of The Dunes start and stop at “built in the early 2000s.” The recorded history is richer than that, and it matters to anyone buying or selling here today, because the decisions made between 1998 and 2015 still shape what owners pay, what they own and what the master association spent 2025 and 2026 fighting over in court. Everything below comes from the Collier County Clerk’s Official Records, the county’s zoning and PUD records, Florida’s Division of Corporations and the association’s own published documents, with the recording references given so any reader can pull the same pages.

What Was on This Land Before The Dunes?

The ground under The Dunes was platted long before the towers went up. The 1998 deed schedule describes it as Wiggins Pass Landings Unit No. 1 (Plat Book 10, Page 44) and Wiggins Pass Landings Unit No. 1 Addition (Plat Book 10, Page 81), a subdivision of numbered lots in Blocks 1 to 3 plus Lots 1 to 4 of the Addition, each with its own parcel number, according to the special warranty deed recorded at OR Book 2426, Page 146. The companion quitclaim from the same seller also conveyed the plat’s streets, rights of way and “lands which may have accrued … by way of plat vacation,” which tells you the old lot-and-street layout was set aside so a single planned development could replace it (quitclaim deed, OR 2426, Page 149).

The boundaries in the recorded legal descriptions still define the community. Vanderbilt Drive, a 100-foot right of way, forms the east line. The west line follows the plat of Baker-Carroll Point and an “agreed boundary line” recorded decades earlier. To the north and west lie the mangroves of Water Turkey Bay and the Vanderbilt Channel of the Cocohatchee River, with Wiggins Pass and Delnor-Wiggins Pass State Park beyond. The wider Vanderbilt Beach area was scrub oak and mangrove in the early 1950s, when a hydraulic dredge opened a channel from Wiggins Pass and the beach subdivisions south of Bluebill Avenue were platted, according to the Vanderbilt Beach Residents Association’s history of the neighborhood. The same history credits The Dunes with contributing new beach parking on the north side of Bluebill Avenue, now maintained by the county.

The 1998 Purchase: $11.4 Million for the Wiggins Pass Landings Land

On May 14, 1998, A. L. Dougherty Co., Inc., a Delaware corporation, signed a special warranty deed to Vanderbilt Partners II, Ltd. for $11,410,032. The deed was recorded June 2, 1998, at OR Book 2426, Page 146, with documentary stamps of $79,870.70 (Collier Clerk record of the 1998 deed). Quitclaims from A. L. Dougherty Co., Delnor Towers Unit Nine Inc. and Delnor Neptune Inc. rounded out the title the same day. Private individual sellers on that date are part of the public index but are not named here.

That purchase price is worth holding next to today’s values. The Collier County tax roll, 2026 preliminary, puts the median just value of an Island Cove residence at $977,084 (n = 84 parcels in each of the three towers). The entire land assembly cost less in 1998 than about a dozen of today’s Island Cove homes are assessed at.

Who Developed The Dunes? The Entities Behind the Project

The Dunes was developed by a small family of related companies. Only entities are named here; the individuals behind them are private for the purposes of this page.

• Vanderbilt Partners II, Ltd. is the land owner and the “Declarant” or “Developer” in every Dunes declaration. It is a Florida limited partnership filed May 8, 1998, whose general partner is CG&S Investors, Inc., a Michigan corporation formed at 3400 East Lafayette in Detroit (Sunbiz filing history for Vanderbilt Partners II, Ltd.). In December 2025 the partnership changed its name to Vanderbilt GFG II, Ltd. A different, newer partnership filed in 2023 now uses the old “Vanderbilt Partners II, Ltd.” name; it is not the developer.

• Signature Communities, Inc. was the Naples development and marketing company that ran the project. Its 1999 construction mortgage lists the borrower “c/o Signature Communities” at 5551 Ridgewood Drive, and the association’s own rules still refer to “the Developer Signature Communities.” In April 2007 the Naples Daily News described The Dunes as “the company’s Vanderbilt Beach-area master-planned waterfront community,” made up of the Sea Grove coach homes, the three towers of Island Cove and the Grande Preserve.

• Soave Enterprises of Detroit is the parent group the records point to. CG&S Investors, Inc. formed at Soave’s headquarters address, and Soave’s own real estate portfolio lists The Dunes as a completed community of 634 residences in seven towers. The shared address is the documented link; the precise ownership chain between Soave and CG&S is not in the Florida records we read.

The same development family later built Moraya Bay and Kalea Bay, which is why The Dunes shares a lineage with the tower community directly to its north.

How Was The Dunes Financed and Built?

Comerica Bank financed construction. Its mortgage dated April 1, 1999, secured $63,000,000 in two notes, a $48,000,000 construction note and a $15,000,000 development note, recorded at OR Book 2534, Page 1190 (Collier Clerk record of the Comerica construction mortgage). Comerica also joined in the declarations as lender.

Bayside Builders, Inc., a Signature-affiliated contractor, is the general contractor of record on every recorded notice of commencement from 1999 to 2006. On the Grande Preserve towers, Kraft Construction Company, Inc. of Naples is named construction manager: the notices for the Grande Preserve pump house (January 2003), Grande Excelsior (March 2003), Grande Phoenician (November 2004) and Grande Geneva (January 2006) all carry Kraft, and Kraft was also the contractor for the 2003 Grande Dominica lobby renovation (notice of commencement for the 90-unit Excelsior building, OR 3234, Page 1090; notice for Grande Geneva, OR 3966, Page 567).

The architect appears on the recorded condominium exhibits. The garage-level and elevation sheets for Grande Dominica, Grande Excelsior and Grande Phoenician each state “Architectural design provided by: Architects Consortium, Inc.” We did not read an architect’s credit on the Island Cove or Grande Geneva sheets, so we do not extend it to those buildings. BBLS Surveyors & Mappers prepared the survey exhibits for the condominiums.

The Dunes PUD: From Ordinance 98-24 to Ordinance 2000-74

The Dunes is its own planned unit development. Collier County first rezoned the land by Ordinance 98-24 (petition PUD-97-18), moving it out of multifamily districts; the clerk’s index of the 1998 hearing materials describes a request for “a maximum of 531 multi-family” units. That ordinance was repealed and replaced by Ordinance 2000-74, approved November 14, 2000, under petition PUD-97-18(1), which set the maximum at 640 dwelling units (Collier County’s list of PUD ordinances, “DUNES 98-24 Rpld.; 00-74”).

The county’s PUD master list dated June 11, 2026 carries The Dunes at 188.55 acres, 640 approved units, location Section 20, Township 48 South, Range 25 East, status BUILT OUT. The county zoning layer records one later change: an insubstantial change, PDI-PL-2012-159, approved March 1, 2012 by Collier County Planning Commission Resolution 12-02. The records we read give that change’s identifiers, not its text. Its timing, ten months after the 2011 settlement committed the master association to support a county marina application, suggests it concerned the planned docking facility, but we have not read the resolution itself.

Against the 640-unit cap, The Dunes holds 634 residences (252 in Island Cove, 342 in the Grande Preserve and 40 at Sea Grove), plus 22 guest cottage units in Grande Excelsior (10), Grande Phoenician (6) and Grande Geneva (6). The 2011 settlement reserved the developer’s right to the remaining 6 PUD units; whether that right survived the 2026 settlement is not stated in the recorded deeds we read.

Phase by Phase: The Build Chronology, 1999 to 2007

The master Declaration of Covenants and Easements for The Dunes of Naples was recorded February 14, 2001, at OR Book 2777, Page 3027, and describes the “Dunes Project” as all of the two Wiggins Pass Landings plats (Collier Clerk record of the master declaration). Each condominium followed with its own declaration. The first notice of commencement (April 14, 1999) gave the site address as 11535 Vanderbilt Drive, and a June 1999 notice for test pilings used 465 Bluebill Avenue, later the sales center.

Sources: Antigua declaration, OR 2777/3078; Barbados declaration, OR 2786/2281; Grande Dominica declaration, OR 3314/1326; Grande Excelsior declaration, OR 3665/3838; Grande Phoenician declaration, OR 4091/687; Grande Geneva declaration, OR 4288/627; the Collier County tax roll, 2026 preliminary, for year built. The association dates Cayman to 2002 and describes Grande Excelsior as “introduced in 2005”; the recorded declarations and roll years above are the legal dates.

The September 2000 notice for Island Cove is the best single snapshot of the original plan. It describes “Clubhouse, guardhouse and gates, one pumphouse, four swimming pools, six tennis courts, seven guest cottages and three condominium buildings containing 84 units each” (notice of commencement, OR 2721, Page 2917). The Sea Grove notice described “ten (10) two-story coach home buildings, each of approximately 13,400 square feet and containing four (4) residential units” (OR 2786, Page 2271). An October 2003 notice added the entry features: two entry pavilions, twelve masonry columns, two fountains and twenty-two tiki torches. The Grande Preserve Concierge Center at 280 Grande Way followed under notices filed in 2004 and 2005.

The first phases sold fast. The developer deed index shows 70 to 80 closings per Island Cove tower in 2001, and Sea Grove was closed out by July 2002. Grande Dominica and Grande Excelsior sold within roughly 12 to 15 months of their declarations. That is our reading of the recorded deed timeline, not a published sales report.

The developer’s recorded budgets also give a baseline for what owners paid then. The Antigua declaration guaranteed condominium assessments of $1,155 per quarter through December 31, 2002, rising to $1,215 in 2003 and $1,275 in 2004. Grande Dominica’s 2003 guarantee was $1,875 per quarter for its typical units and $3,750 for penthouses. Grande Geneva’s 2007 guarantee ran $2,837.71 to $3,780.91 by unit type, with guest cottages at $208.92. Today’s figures are in the fee section below; the older guarantees and the 2026 association figures may not measure the same layers of cost, so treat the comparison as direction, not precision.

The Downturn Years: Grande Phoenician and Grande Geneva, 2008 to 2012

The last two towers were declared into a falling market. In April 2007, the Naples Daily News reported that “pre-construction prices at the Grand Geneva, the Grande Preserve’s final tower, range from $1.3 to $2 million,” with the sales center at 465 Bluebill Avenue.

By November 2009, Florida Weekly reported that Signature Communities had engaged an outside Naples brokerage to represent its remaining inventory in the Grande Phoenician and Grande Geneva, with Phoenician residences of 2,747 to 2,893 square feet under air “priced from $875,000” and Geneva plans of 2,798 to 3,728 square feet “priced from $900,000.” Florida Weekly’s open-house listings for “The Dunes, Grande Preserve, 280 Grande Way” read “From $875,000” from October 2009 through March 2011 (Florida Weekly Naples, October 29, 2009, UF Digital Collections), then “From $799,000” in May and July 2012 (Florida Weekly Naples, May 10, 2012).

The deed index shows how slowly those towers closed out. Grande Phoenician recorded 71 developer closings in 2006, then one to six a year until January 2015. Grande Geneva recorded 37 in 2007, then 6 in 2008, 4 in 2009, 11 in 2010, 10 in 2011, 5 in 2012, 6 in 2013 and 3 in 2014. For a seller today, the lesson is simple: the Grande Preserve towers carry a longer resale history than their completion dates suggest, and some developer sales in these two buildings closed at downturn prices, which matters when a buyer’s agent pulls deed history.

Turnover, the 2011 Settlement Agreement and the Last Developer Deed

Control of The Dunes of Naples Property Owners Association, Inc. passed from the developer to the members on April 30, 2010. A recorded Settlement Agreement dated April 20, 2011 and recorded May 3, 2011 (OR Book 4677, Page 2015, 93 pages) governed the handoff (Collier Clerk record of the 2011 settlement agreement). Its main terms:

• The developer deeded the master common property to the POA and the Grande Preserve amenity parcel to the Grande Preserve community association, by special warranty deeds recorded May 9, 2011.

• The developer held back about 114 acres, the “Hold-Back Property,” “solely in connection with securing approvals and permits … for construction of a 49 wet slip marina to be part of the Dunes project,” with a boardwalk and pump-out station, to be conveyed to the POA on completion of the marina “or earlier at the Developer’s election.”

• South Florida Water Management District Permit No. 11-01725-P for the water management areas was converted and transferred to the association.

• The developer agreed to finish an expansion of Lake #1 and a cul-de-sac south of it, bonded at $206,472.57, by the end of 2013, and to build fencing along Bluebill Avenue and a walkway from the Grande Preserve gate to Dunes Boulevard.

• The POA agreed to let The Floridian Club shuttle enter the community.

• The parties confirmed that 634 of the PUD’s 640 units had been built.

Developer sales continued for years after turnover. The last recorded developer unit deed anywhere in the community is dated February 24, 2015, for a Grande Excelsior guest cottage unit. The marina was never built, and the Hold-Back Property stayed with the developer until 2026; that story is told in the governance section below.

The Dunes Turns 25: March 2026

The Barbados association’s January 2026 newsletter announced that “On Saturday afternoon March 21, the Dunes will celebrate its 25th birthday.” The math lines up with the record: the master declaration and the Antigua declaration were both recorded February 14, 2001, and the first developer deeds in Antigua followed eight days later. A quarter century on, The Dunes has a rebuilt 25,000-square-foot clubhouse (the association’s figure, from its $9.2 million Amenities Center project completed in 2019), a first round of Florida milestone inspections completed on the three original towers, and title to the land the developer held back for 15 years.

What the Records Still Do Not Answer

We did not find, and do not guess at, the following: the full text of Ordinance 2000-74 (height limits, setbacks and density by tract), the launch prices for Island Cove, Sea Grove, Grande Dominica and Grande Excelsior from 1999 to 2004, the text of Resolution 12-02, and whether the six reserved PUD units survived the 2026 settlement. Each sits in a document class (the county ordinance book, developer price sheets and newspaper archives, and the unrecorded 2026 settlement terms) that we will add when it is read.

What Does The Dunes of Naples Site Plan Look Like?

The Dunes of Naples is a gated community of seven towers and ten coach home buildings arranged in three neighborhoods, Island Cove, the Grande Preserve and Sea Grove, entered from a staffed gatehouse on Vanderbilt Drive. The club, lakes and tennis sit at the center, with mangrove preserve and bay water wrapping the north and west.

The layout explains a lot about how life and value differ inside the gate. The three Island Cove towers sit closest to the club and the walking route to the beach parks. The four Grande Preserve towers sit behind a second gate with their own concierge center. Sea Grove’s forty coach homes ring the largest lake. What follows is drawn from the association’s property map for vendors, the recorded declarations and county records.

Three Neighborhoods Inside One Gate

Island Cove holds the three original towers, Antigua, Barbados and Cayman, with 84 residences each (252 total). Each has 12 residential levels (Terrace, floors 2 to 11 and Penthouse) over a ground-level garage, which the association calls “twelve-story”; the recorded Antigua survey puts the penthouse floor elevation at 126.04 feet (NGVD 1929) (Antigua declaration of condominium). The association describes Antigua as “the closest residence to the beach” (the association’s Antigua page).

The Grande Preserve holds four taller towers with 342 residences: Grande Dominica (87), Grande Excelsior (90), Grande Phoenician (90) and Grande Geneva (75), plus 22 guest cottage units in the last three. Grande Dominica rises over a garage and plaza deck through a terrace level, floors 2 to 12 and 14 to 15, and a penthouse level, with the penthouse floor at 169.42 feet on its recorded survey. Excelsior, Phoenician and Geneva each have a garage, plaza, terrace, floors 4 to 12 and 14 to 17 and a penthouse level, with penthouse floor elevations of 169.61 feet at Excelsior and 173.40 feet at Phoenician on the recorded condominium surveys. No Grande tower has a floor numbered 13. The association calls Dominica and Excelsior “eighteen-story” towers.

Sea Grove is the only low-rise product: ten stand-alone two-story buildings of four homes each, forty coach homes in all, each with a private entry and two-car garage, and a private elevator in the second-floor homes, per the association’s Sea Grove page. The homes surround the community lake.

Building Numbers and Street Addresses

The association numbers the towers 1 to 7 in build order, and staff, vendors and the storm plans all use those numbers. Buildings 1 to 3 and Sea Grove are served by Site Management; Buildings 4 to 7 by the Grande Preserve office.

Source: the association’s property map for vendors. One caution for anyone searching records: there are condominiums called Antigua and Cayman on a different Indies Way in East Naples (ZIP 34114). They are not part of The Dunes. Every Dunes address is in ZIP 34110.

The Gatehouse, Dunes Boulevard and the Internal Streets

The main entrance is a gatehouse on Vanderbilt Drive, shown on the association’s property map as the “Gate House” on the entry drive between two lakes. The association’s open house rules refer to “the gatehouse” and “the guard,” and its Hurricane Ian notices refer to a separate “Resident Gate.” Visitors are pre-registered through a visitor management system. We found no public document stating the gatehouse’s staffing hours, so this page does not describe them.

Four streets carry all traffic inside the gate. Dunes Boulevard runs from the entry past the club to the three Island Cove towers. Grande Way and Indies Way serve the Grande Preserve, which has its own gate. Sea Grove Lane and Grove Court serve the coach homes; the Sea Grove road “ends at the back gate of The Dunes property leading onto Connors Park and a short path to the Delnor-Wiggins Pass State Park and beach,” in the association’s words. The property map marks service-provider parking between Antigua and Barbados and between Barbados and Cayman, and a “To the Beach” marker at the Bluebill Avenue edge.

Outside the gate, the county and the master association share the frontage. A 2004 landscape maintenance agreement among Collier County, the developer and the POA gave the county a sidewalk easement along Vanderbilt Drive and made the POA responsible for the perimeter berm landscaping. The Vanderbilt Beach Beautification MSTU, which Dunes owners pay into through their tax bills, has since buried the overhead power lines along Vanderbilt Drive and rebuilt the paver crosswalk at The Dunes entrance.

The Club Parcel at 310 Dunes Blvd and the Concierge Center at 280 Grande Way

The Club at The Dunes sits at 310 Dunes Blvd on a 23.12-acre recreation-class parcel owned by the master association (Collier County tax roll, 2026 preliminary). The property map labels it “Amenities Center, Cottages, Tennis, Fitness, Site Management Office.” The association describes the rebuilt clubhouse as a 25,000-square-foot amenities center delivered by a $9.2 million renovation and expansion completed in 2019 (the association’s Club page). The tennis center has six Har-Tru clay courts, and the association has announced four pickleball courts. Every one of the ten associations uses 310 Dunes Blvd as its mailing address.

The Grande Preserve and Concierge Center sits at 280 Grande Way on a 3.69-acre recreation-class parcel owned by the Grande Preserve community association (Collier County tax roll, 2026 preliminary). The association describes it as “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” with concierge services, a conference room, business center, living room and kitchen, per the association’s Grande Preserve page. Island Cove and Sea Grove owners do not have access to it.

Preserve, Mangroves and Lakes

Most of The Dunes PUD is not buildings. The property map shows wooded preserve between the Island Cove and Grande Preserve towers, with mangrove and bay water to the north, and three lakes: a large one ringed by the Sea Grove coach homes and two flanking the gatehouse drive. The 2011 settlement required the developer to expand Lake #1 and add a cul-de-sac south of it. Tower views run across that preserve to Turkey Bay, Wiggins Pass and the Gulf of Mexico, in the association’s descriptions, and the Grande Geneva page adds “panoramic east views over the exclusive Old Collier Golf Club.”

The state’s 2009 management plan for the neighboring park records one more piece of this land. It says a 65.86-acre mangrove area next to Water Turkey Bay would be deeded to the state’s Board of Trustees and maintained by the Dunes association under SFWMD Environmental Resource Permit No. 11-01725-P (Delnor-Wiggins Pass State Park Unit Management Plan, approved October 9, 2009).

The Hold-Back and Marina Parcels

Two large parcels on the edge of the community were never developed. The Hold-Back Property, 114.052 acres by its recorded legal description, was the land the developer kept at turnover for a planned 49-slip marina. A separate Marina Property deed describes land tied to the same plan. The developer quitclaimed both to the master association in June 2026, as described in the governance section below. There is no marina and there are no resident boat slips at The Dunes today, and whether a marina will ever be built is not decided in any public document we found. On the county’s parcel layer, the developer-owned acreage inside the PUD totaled about 114 acres before the 2026 deeds, which matches the Hold-Back legal description.

How Big Is The Dunes?

The Dunes PUD covers 188.55 acres (Collier Ordinance 2000-74), much of it mangrove and preserve; the 2001 master declaration covered 88.56 acres. Other acreage figures circulate online, including a developer portfolio figure and back-of-envelope estimates of the built footprint; we do not repeat them because they measure different things and no recorded document adopts them.

Who Are The Dunes’ Neighbors?

• Delnor-Wiggins Pass State Park lies west and north across the Vanderbilt Channel, at 11135 Gulfshore Drive. It is a paid state park ($6 per vehicle at the state’s current rate), and its June 2026 draft management plan would rebuild four of its five beach parking lots and evaluate a reservation system.

• Conner Park, a Collier County park on Bluebill Avenue, sits by the Sea Grove back gate and provides parking for the county’s Bluebill Beach Access and the state park.

• Kalea Bay, the five-tower high-rise community in the Cocohatchee Bay PUD, is directly north. The same development family built it, and its fifth tower was in final finishing in 2026. Our Kalea Bay neighborhood guide covers the tower community directly north of The Dunes.

• Old Collier Golf Club lies to the east and is visible from the Grande Geneva’s east-facing residences. It is private and is not a Dunes amenity. Further north and east, the former Cocohatchee Bay golf course land is now the private Kinsale Golf Club, another project of the same development family. For the wider golf picture, see our guide to Naples golf communities.

The Dunes is not on the beach. Residents walk out through a pedestrian gate by Conner Park and Bluebill Avenue to the state park or the county’s Bluebill beach access; the Barbados guest guide calls it “a short 8-minute walk.” Select Grande Preserve units carry a membership in The Floridian Club, a private beach club on Vanderbilt Beach.

Who Governs The Dunes of Naples, and How?

The Dunes of Naples is governed in three layers: a master property owners association that owns the club and common land, a Grande Preserve community association for the four Grande towers, and eight separate condominium associations, one for each tower and one for Sea Grove. Owners vote through their condominium association, not directly in the master association.

That structure is the single most misunderstood thing about The Dunes, and it drives the fee stack, the voting rights and the paperwork at closing. Every association below is an active Florida not-for-profit corporation, current on its 2026 annual report, and every one lists a natural person as registered agent, so no agent is named here (Sunbiz entity search for The Dunes of Naples associations).

The Master Association: The Dunes of Naples Property Owners Association, Inc.

The Dunes of Naples Property Owners Association, Inc. (Sunbiz document N01000000507, filed January 23, 2001) is the master association. Its principal office is the clubhouse at 310 Dunes Blvd. It owns the 23.12-acre club parcel and 25.67 acres of common land on the Collier County tax roll, 2026 preliminary, and since June 2026 it also holds the Hold-Back and Marina parcels.

The POA’s governing documents were rewritten in 2020. A Certificate of Amended and Restated Declaration of Covenants and Easements, Amended and Restated Articles and Amended and Restated Bylaws was adopted at a joint board meeting and special meeting of the member associations on April 22, 2020, and recorded June 9, 2020, at OR Book 5772, Page 3708 (81 pages). The restated master declaration is posted only in the owners’ portal. Its Section 6.9 sets the exceptions to the Resale Capital Assessment, and Section 6.11 is the authority for the Club’s food and beverage minimum.

The Grande Preserve at The Dunes Community Association, Inc.

Grande Preserve at The Dunes Community Association, Inc. (Sunbiz document N03000004126, filed May 15, 2003) sits between the master association and the four Grande towers. It operates under the Declaration of Covenants and Easements, Grande Preserve at The Dunes, recorded June 11, 2003, at OR Book 3314, Page 1282. It owns the 3.69-acre parcel at 280 Grande Way where the Concierge Center stands, conveyed by the developer in May 2011 (Sunbiz entity search for Grande Preserve).

The Eight Condominium Associations

Source: Florida Division of Corporations filings, read September 23, 2026. Each association is a separate legal body with its own board, budget, reserves, insurance, leasing rules and pet rules. Six of the eight (Antigua, Barbados, Cayman, Dominica, Excelsior and Phoenician) restated their articles in April or May 2022, and the Antigua, Cayman, Dominica, Excelsior and Phoenician restated declarations are posted publicly on the association site. Each condominium is also registered with the state’s Division of Florida Condominiums under its own project number.

The differences between these associations are real money and real restrictions. Grande Excelsior requires a 90-consecutive-day minimum lease, while most of the others use 30 days. Grande Dominica is billing an elevator modernization assessment. Barbados has a window special assessment coming. No association allows tenants to keep pets. Buying “at The Dunes” means buying into one of these eight, with its own documents.

Who Runs The Dunes Day to Day?

The Dunes is self-managed rather than run by an outside management company. The POA employs its own staff: a general manager, an in-house finance and accounting team, a Site Management office (property manager and licensed community association manager) at 310 Dunes Blvd serving Buildings 1 to 3 and Sea Grove, and a Grande Preserve Management office with its own association manager serving Buildings 4 to 7 from the Concierge Center. The association routed its Hurricane Ian recovery the same way: “Buildings 1, 2, 3 & Seagrove” through Site Management and “Buildings 4, 5, 6 & 7” through the Grande Preserve office (the association’s Hurricane Ian information center).

The Club at The Dunes is “proudly managed by Troon Privé” (the association’s Club page). According to Troon, it runs the food and beverage operations (the Dining Room and Tiki Bar) and the recreational amenities, including the fitness center and tennis center. The club remains association property; Troon is the operator.

One practical line from the 2026 Q&A sheets: in-unit plumbing, air conditioning, electrical and appliance repairs are the owner’s job, and “Association maintenance staff does not perform these repairs.” Owners who leave for the summer are encouraged to hire a home watch service.

How Does Voting Work at The Dunes?

This surprises many buyers. Each association’s 2026 Q&A sheet states that unit owners are not voting members of the POA or of the Grande Preserve association; the condominium association is the voting member, and owners vote inside their own condominium association. The 2020 master restatement was adopted exactly that way, at a joint meeting of the member associations.

Inside the Grande towers, the guest cottage units carry fractional votes. In Grande Excelsior the 10 guest cottages each hold one-quarter vote, for 92.5 voting interests in all, and the same one-quarter vote applies to the guest cottages in Grande Phoenician and Grande Geneva, per their 2026 Q&A sheets. Guest cottages are for recreational use only, with no more than two people sleeping overnight in Excelsior.

Estoppels, Applications and the CondoCerts Portal

Since May 26, 2025, estoppel certificates and lender questionnaires for every Dunes association are ordered through a CondoCerts portal at dunesofnaples.condocerts.com, per the association’s CondoCerts announcement letter. The estoppel is where the Resale Capital Assessment, any special assessment balance and any food and beverage shortfall show up, so order it early.

Every sale needs association approval before closing. The 2026 purchase applications require the package at least 30 days before closing, a background check for all occupants and a non-refundable application fee to the condominium association. Motorcycles are “not allowed on Dunes Property at any time,” according to every purchase application. Fee amounts are in the fee section below.

The Litigation Record

The Dunes has a short, recorded litigation history, and the headline case ended in the owners’ favor in 2026. Entities are named; individuals are not.

The Dunes of Naples Property Owners Association, Inc. v. Vanderbilt Partners II, Ltd., Collier County Circuit Court, Case No. 11-2025-CA-001884. The POA filed on August 22, 2025, claiming breach of contract, breach of the implied covenant of good faith and fair dealing, and specific performance, and asking the court to order the developer to convey the Hold-Back Property by special warranty deed. The notice of lis pendens, recorded August 26, 2025, at OR Book 6501, Page 3900, attached a 12-sheet legal description of a parcel of “114.052 acres, more or less” (Collier Clerk record of the lis pendens). The case settled. The developer quitclaimed the Hold-Back Property and a separate Marina Property to the POA in June 2026, and on July 10, 2026 the court entered an Agreed Order of Dismissal with Prejudice, “the Court being aware of the settlement by the Parties of all issues in this action,” with each side bearing its own fees and costs (Collier Clerk record of the agreed order, OR 6608, Page 2973).

The Dunes of Naples Property Owners Association, Inc. v. Lotus Architecture Inc, Collier County Circuit Court, Case No. 11-2021-CA-001052. The court entered an Order Approving Settlement Agreement and Dismissal With Prejudice in October 2023, recorded at OR Book 6296, Page 707. The subject of the suit is not stated in the order, so we report only that the case existed and how it ended.

No pending exposure reported. All eight associations’ 2026 Q&A sheets answer “No” to whether the association is involved in any court case in which it may face liability over $100,000. We found no construction-defect suit by any of the eight condominium associations against the developer or builders in the indexes we searched.

The Marina and Hold-Back Conveyance of 2026

The marina plan ran through nearly the whole life of the community. The 2001 master declaration reserved to the developer the right to seek a state submerged land lease and build “wharves and docks” on the western and northern boundary. The state’s 2009 park plan records that on June 9, 2009, the state’s Board of Trustees approved a sovereignty submerged lands lease to Vanderbilt Partners II “for improvements to the Dunes Condominiums docking facilities adjacent to the state park,” and that the expansion “will increase that development by 49 boat slips” (Delnor-Wiggins Pass State Park Unit Management Plan, 2009). The 2011 settlement held back the land for that marina.

The marina never came. The 2026 conveyance, as recorded:

Sources: Marina Property deed; Hold-Back Property deed; agreed order. The recorded consideration and stamps on the Marina Property deed indicate the POA paid $1,500,000 for that parcel; how the POA funded it, and what the board intends for either parcel, is not in the public record we read. Buyers should ask for the POA’s current budget and board minutes, because any cost of owning, maintaining or improving this land flows through the master association.

The Fee Stack: Every Dollar a Dunes of Naples Owner Is Billed

Every Dunes of Naples owner pays one quarterly condominium assessment that, per each association’s 2026 Q&A sheet, already folds in the master POA assessment of $2,380.50 and, for Grande towers, the Grande Preserve assessment of $1,206.75. The 2026 all-in quarterly figure runs from $5,876 at Sea Grove to $20,639 for a Grande Dominica penthouse.

Data updated: September 2026

The fee stack at The Dunes is where listings, portals and even some agents get it wrong, because the MLS splits a single bill into two or three lines. This section works from each association’s statutory 2026 Q&A sheet (“as of January 1, 2026”), the POA’s written policies and the Collier County tax roll, 2026 preliminary, and shows the arithmetic so a buyer can check every number.

The 2026 All-In Quarterly Assessment by Tower and Unit Type

Assessments are due quarterly in advance, on January 1, April 1, July 1 and October 1, in all eight associations.

Sources: Antigua (Dunes of Naples I) 2026 Q&A, Barbados 2026 Q&A, Cayman (Dunes of Naples III) 2026 Q&A, Sea Grove 2026 Q&A, Grande Dominica 2026 Q&A, Grande Excelsior 2026 Q&A, Grande Phoenician 2026 Q&A and Grande Geneva 2026 Q&A. The Geneva sheet’s $17,461 “Unit 6” line does not match a stack on the Geneva floor plans or the county roll; ask the association which residence it applies to before relying on it.

A quick read of the table: Island Cove runs about $30,700 to $32,300 a year, Sea Grove about $23,500, typical Grande Preserve residences about $38,400 to $47,300, the large Geneva center residences about $61,000, and the Grande Dominica penthouses about $76,300 to $82,600.

How the POA and Grande Preserve Assessments Sit Inside the Condo Fee

Each 2026 Q&A sheet states two things plainly. First, the POA assessment of $2,380.50 per quarter per residence is included in the condominium budget. Second, for the four Grande towers, the Grande Preserve assessment of $1,206.75 per quarter is also included in the condominium budget. So the figures in the table above are the whole regular assessment, not a starting point.

Put in dollars, that is $9,522 a year of every residence’s assessment going to the master association, and for a Grande tower another $4,827 a year going to the Grande Preserve association (our arithmetic, 4 x $2,380.50 and 4 x $1,206.75). For an Antigua owner the POA share is about 30% of the quarterly bill ($2,380.50 of $7,982.25). For a Grande Geneva Type A owner, the two master layers together are $3,587.25 of $11,833, also about 30%. The rest funds the tower’s own operating budget and reserves.

How MLS Listings Split the Same Total

Listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, usually enter a “condo fee,” a “master HOA fee” and, for Grande towers, an “HOA fee.” Those lines are pieces of the same total, not charges to add on top of it. Two examples from 2026 listings, with our arithmetic:

• Antigua: condo fee $5,601.75 + master fee $2,381 = $7,982.75 a quarter. The Antigua Q&A sheet’s all-in figure is $7,982.25; the $0.50 gap is the MLS rounding the POA’s $2,380.50 to $2,381.

• Grande Excelsior: condo fee $7,145 + Grande Preserve fee $1,207 + master fee $2,381 = $10,733 a quarter, against the Excelsior Q&A sheet’s $10,732 for Units 1 and 6.

• Grande Geneva: $8,245 + $1,207 + $2,381 = $11,833, exactly the Geneva Type A figure.

The same listings also carry a “total annual recurring fees” field that runs about $1,000 above four times the quarterly total. The Antigua listing above shows $32,928 a year, against 4 x $7,982.25 = $31,929, a gap of $999. The Excelsior listing shows $43,932 against 4 x $10,733 = $42,932, a gap of $1,000. That extra $1,000 appears to include the Club’s annual food and beverage minimum, which is our reading of the numbers, not a statement in the listings. If you are comparing a Dunes listing to another community, use the Q&A figure for the regular assessment and treat the $1,000 as a separate spending commitment.

Older listings also show how the master layers have grown. As entered by listing agents (we did not read the association budgets for earlier years), the master fee moved from $1,950 a quarter on 2023 listings to $2,185 on 2024 listings, $2,282 on 2025 listings and $2,381 on 2026 listings, about 22% in three years. The Grande Preserve fee moved from $951 to $1,066, $1,116 and $1,207 over the same years, about 27%.

The Club’s $1,000 Annual Food and Beverage Minimum

The master POA board adopted a food and beverage minimum at its December 1, 2023 meeting, effective January 1, 2024, under Section 6.11 of the Declaration of Covenants and Easements (the POA’s food and beverage minimum policy):

• Each unit owner must spend $1,000 per calendar year on food and beverage at The Club, not counting tax and gratuity.

• Any shortfall is billed after year end as a “Deficiency Amount” and is treated as “an Assessment subject to a lien.”

• On a resale, the buyer’s minimum for that year is reduced by what the seller already spent.

For 2026 the billing method changed. Each 2026 Q&A sheet says the prepaid minimum “will not be charged in advance” this year; any shortfall is billed on the December 2026 club statement. For a buyer closing in the fall, that means asking the estoppel or the club office how much of the seller’s 2026 minimum has been used.

The 1.25% Resale Capital Assessment

The master POA collects a Resale Capital Assessment on every resale. For contracts approved after May 31, 2026, it is 1.25% of the gross sale price or $1,000, whichever is greater; before that date it was 0.75% (or $1,000). Exceptions are set by Section 6.9 of the Amended Declaration of Covenants and Easements. The notice appears on every tower page of the association’s real estate section and on the purchase applications revised in June 2026. The Sea Grove purchase application still posted online is a 2024 form that shows 0.75%; the POA notice supersedes it.

The assessment is collected at closing through the estoppel. The contract decides who pays; no association document we read assigns it to the buyer or the seller.

Worked examples (our arithmetic):

That middle row is not hypothetical. A 2026 Grande Phoenician listing in the Southwest Florida MLS Matrix carries a “transfer fee” of $21,812.50 on a $1,745,000 list price, which is exactly 1.25% x $1,745,000 (our arithmetic). When you see a transfer fee on a Dunes listing, it is this assessment. For a seller negotiating who pays, it is a five-figure line item and belongs in the net sheet from day one.

Application, Lease and Transponder Fees

A lease at The Dunes therefore costs $400 in association fees before transponders ($150 plus $250), and tenant checks are not accepted; the owner or agent pays. No move-in fee or elevator deposit appears in any public association document we read, though the Grande tower rules require floor and elevator protection and routing of deliveries through the garage.

Guest Cottages, Cabanas and Garages

The Grande towers carry small separate charges for their extra units, all per the 2026 Q&A sheets:

• Grande Excelsior guest cottages (10): $738 to $895 a quarter by pair (Cabanas 1 and 10 $829; 2 and 9 $895; 3 and 8 $738; 4 and 7 $772; 5 and 6 $776).

• Grande Phoenician guest cottages (6): $762 a quarter.

• Grande Geneva guest cottages (6): $843 a quarter.

• Grande Dominica: $94 a quarter for its enclosed garage spaces and $205 a quarter for its cabanas. Dominica’s 14 plaza-deck cabanas are limited common elements assigned to specific units, not separate parcels.

Property Taxes: County Millage, the Vanderbilt Beach MSTU and Median Bills by Tower

Every Dunes residence sits in the same Collier County taxing area. The Collier County tax roll, 2026 preliminary, applies county millage of 4.3943, school millage of 4.1470 and “other” millage of 1.3257, a total of 9.8670 mills before any voted debt. The “other” figure combines several districts. One of them is the Vanderbilt Beach Beautification MSTU, levied at 0.465 mills in 2024 on the Dunes’ taxing code, per the Florida Department of Revenue’s 2024 Collier taxing authority table. That MSTU paid to bury the power lines along Vanderbilt Drive, restored The Dunes’ entry landscaping afterward and rebuilt the paver crosswalk at the entrance.

At 9.867 mills, each $1,000,000 of taxable value produces about $9,867 in tax before exemptions (our arithmetic). Median bills by condominium on the 2026 preliminary roll:

Source: Collier County tax roll, 2026 preliminary. Medians are across every unit parcel in each condominium, so the three Grande towers with guest cottages count those small parcels too; the roll summary reports the median itself rather than the middle pair for the even counts. Community-wide, 247 of 656 parcels (37.7%) carry a homestead exemption, so most Dunes owners pay the non-homestead rate on their full assessed value. Florida’s assessment caps reset when a home sells, so the seller’s bill is rarely the buyer’s bill, especially where the seller had homestead protection.

No CDD: $0 in Non-Ad Valorem Assessments

On the Collier County tax roll, 2026 preliminary, the non-ad valorem assessment is $0.00 on every one of the 656 Dunes parcels. There is no community development district and no special-district assessment riding the tax bill. All community costs arrive through the association assessment, not the tax collector.

Special Assessments: What Is Pending in 2026

The association’s public tower pages disclose four items, reported here exactly as the association states them:

• Barbados: the association “has settled a window claim from Hurricane Ian” and “will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement.” The assessment is adopted in principle; the amount has not been set.

• Sea Grove: the association “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses,” and its insurance claim is still pending.

• Grande Dominica: an “approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026.” The amount is not published.

• Across associations: insurance carriers have notified Dunes associations that window replacement is necessary to safeguard insurability after Hurricane Ian. Antigua’s page carries that notice for its building.

Amounts for these items live in board minutes, notices of special assessment and the estoppel, none of which are public. A buyer should read them before the inspection period ends, and a seller should know the answer before pricing. For every Barbados sale, fee, plan and rule in one place, read our Barbados at The Dunes of Naples guide. For every Grande Dominica sale, fee, plan and rule in one place, read our Grande Dominica at The Dunes of Naples guide.

What The Dunes Does Not Charge

• No recreation lease or land-use fee. All eight 2026 Q&A sheets answer “No” to whether owners must pay rent or land-use fees for recreational facilities.

• No mandatory equity club. The Club at The Dunes sits on land the master association owns. We found no equity membership, initiation fee or separate club dues in any of the eight 2026 Q&A sheets or the POA’s food and beverage policy; the food and beverage minimum is the one club-specific charge.

• No CDD, as above.

• No rental cap. We found no percentage cap on rentals in any association document we read; leasing is limited by minimum terms and frequency instead.

One charge is outside this list because its terms are not public: membership in The Floridian Club, the private beach club on Vanderbilt Beach that select Grande Preserve units carry. Which units qualify and what the club charges are set in its own membership documents, which a buyer of a Grande unit should request by unit.

How We Use This Fee Data for Sellers and Buyers

For a seller, the fee stack is a pricing input: a Grande Geneva center residence at about $61,000 a year and an Island Cove residence at about $31,000 a year attract different buyers, and the 1.25% capital assessment belongs in the net sheet. We build both into a free Dunes of Naples home valuation. Call Jesse direct at (239) 898-6072. For a buyer, the right comparison is the Q&A all-in figure, the $1,000 minimum, the capital assessment and any pending special assessment, side by side. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Florida Condo Law at The Dunes of Naples: Milestone Inspections, SIRS and Reserves

All seven towers at The Dunes of Naples are subject to Florida’s post-Surfside condominium safety laws: milestone structural inspections and structural integrity reserve studies. Collier County reports the three Island Cove towers completed their first milestone inspections, with the Grande towers due from 2028 to 2032. Sea Grove’s two-story homes fall outside the milestone list.

Data updated: September 2026

For buyers and sellers, these laws show up as two questions: has this building done its inspection, and are its reserves funded for the big structural items? The answers differ tower by tower at The Dunes, and some of them sit behind the owners’ portal. Here is what the public record shows and how to get the rest.

The Three Laws in Plain English: SB 4-D, HB 1021 and HB 913

SB 4-D (2022) was Florida’s response to the 2021 collapse of Champlain Towers South in Surfside. It created two duties for condominium buildings three stories or taller. The first is a milestone inspection, a structural inspection by a licensed engineer or architect once a building reaches a set age, then every ten years (section 553.899, Florida Statutes). The second is a structural integrity reserve study (SIRS), a study of the major structural components (such as roof, load-bearing walls, foundation, plumbing, electrical, waterproofing and windows) that sets the reserves the association must fund (section 718.112(2)(g)). The law also ended the long-standing practice of owners voting to waive or underfund reserves for those structural items.

HB 1021 (2024) was the follow-up. It tightened how associations keep and share records and how board members are trained, and it refined the SIRS rules. For buyers, the practical effect is that larger associations must make key documents available to owners, and SIRS results have to be part of the association’s official records.

HB 913 (2025) adjusted the regime again after associations statewide faced steep assessments. Among other changes, it gave boards more options for how to fund SIRS items and coordinated the timing of SIRS and milestone work. The details that matter for a specific Dunes unit are in that association’s adopted budget, reserve schedule and SIRS.

The state ties these laws to money in another way too: under 2025 legislation (CS/CS/HB 393), associations seeking a My Safe Florida Condominium hardening grant must be in compliance with the milestone inspection and SIRS requirements (Florida Senate summary of CS/CS/HB 393). The Florida Division of Condominiums hosts the state’s SIRS reporting databases.

Collier County’s Milestone Schedule, Tower by Tower

Collier County administers milestone inspections locally. Under the county’s milestone inspection rules, buildings within three miles of saltwater reach the milestone at 25 years and inland buildings at 30; buildings that reached that age before July 1, 2022 were due by December 31, 2024; and recertification follows every ten years. Every Dunes tower sits well within three miles of the Gulf, so The Dunes is on the 25-year coastal track.

The county’s public milestone status layer, queried September 23, 2026, shows:

Source: Collier County Growth Management’s milestone status map service, which feeds the county’s Milestone Status dashboard. The Grande towers’ next years each fall 25 years after the tower’s completion, consistent with the coastal track. Sea Grove’s buildings are two stories, below the three-story threshold, which is why they do not appear.

“Milestone Completed” means the county has closed out the Island Cove towers’ first cycle. It does not tell you what the engineer found or what repairs were recommended. The reports themselves are filed in the county’s permitting portal under each building’s milestone record, and we have not read them. A buyer in Antigua, Barbados or Cayman should ask the association for the milestone report and any repair plan that came out of it.

SIRS at The Dunes: What We Know and What We Don’t

One Dunes association has publicly confirmed a SIRS. The Barbados association’s January 2026 newsletter says the building’s 2026 Reserve Study, a SIRS report prepared by Dreux Isaacs & Associates, has two parts, one for the SIRS components and one for non-SIRS components, runs 91 pages, and is posted in the owners-only portal under “Financial Documents / 2026.”

For the other six towers, SIRS completion is not confirmed in any public document we found. That is not evidence that a study is missing; it means the budgets, reserve studies and SIRS reports at The Dunes live in the owners’ portal, not on the public site, and the state’s SIRS reporting database could not be read for this page. A seller can download the study from the portal; a buyer should ask for it by name.

What to look for in a SIRS: the list of components and their remaining useful lives, the dollar amount the study says should be in reserve for each, what the association actually budgeted for 2026, and any gap between the two. A large gap is the most reliable early warning of a future special assessment. For every Grande Geneva sale, fee, plan and rule in one place, read our Grande Geneva at The Dunes of Naples guide.

Post-Tensioned Concrete and the Scan-Before-You-Drill Rule

Every tower at The Dunes is built with post-tensioned concrete slabs. The association’s notice, titled “When In Doubt, Scan It Out!”, says “The towers at the Dunes were all built with post tension cables (PTC) poured into the concrete slabs,” and requires ground-penetrating radar (“X-Ray”) scanning before any penetration of a floor or ceiling (the association’s post-tension cable notice). A cut tendon is a structural repair, and the notice puts past tendon repairs at $20,000 to $50,000.

That matters for anyone planning a renovation: new plumbing runs, recessed lighting, floor drains in a remodeled shower, anchors for a lanai enclosure or ceiling fans all need a scan first, and the cost of a tendon strike can land on the owner who caused it. Contractors may work Monday to Friday from 8:00 a.m. to 4:30 p.m. and Saturday until 1 p.m., with no Sunday work. Budget the scan and the association’s contractor paperwork into any renovation plan, and build it into the timeline before closing if you intend to remodel.

Windows, Hurricane Protection and Insurability

The windows are the live issue at The Dunes in 2026. The association’s hurricane FAQ says “Island towers and Sea Grove windows if original, are not impact glass,” and that in Hurricane Irma “we experienced falling tile breaking windows” (the association’s Hurricane Ian frequently asked questions). After Hurricane Ian, insurance carriers notified Dunes associations that window replacement is necessary to safeguard insurability. Barbados has settled its window claim and will levy a special assessment for total window replacement; Antigua has received the carrier notice.

Three rules shape how that plays out:

• Board hurricane specifications. Florida law requires every residential condominium board to adopt hurricane protection specifications for each building, and a board may not refuse an owner’s installation that meets them (section 718.113, Florida Statutes). Antigua’s 2023 window specifications, for example, require large-missile impact-rated glass and no muntins on west-facing windows.

• Deductibles become assessments. Property insurance deductibles and damage beyond coverage are a common expense of the condominium, which is why a large hurricane deductible turns into a special assessment (section 718.111, Florida Statutes). The Barbados newsletter notes “Our insurance deductible is high.”

• State grant eligibility. The My Safe Florida Condominium pilot program reimburses up to $2 for every $1 an association spends on qualifying hardening, up to $175,000, for buildings three stories or taller within 15 miles of the coast with 75% owner approval, and since 2025 only where windows are common elements under the declaration and the association complies with milestone and SIRS rules. The seven towers meet the height and coast tests; Sea Grove does not meet the three-story test. Whether windows are common elements is a question for each declaration.

Buyers should also know that the tower generators “supply power to only the elevators, garage doors and emergency lighting,” per the association’s FAQ, so a storm outage means no in-unit air conditioning until utility power returns.

What a Buyer Should Request Before Closing

We ask for these on every Dunes purchase, and we prepare them in advance for every Dunes listing:

1. The estoppel certificate through the CondoCerts portal, showing the regular assessment, any special assessment balance, the Resale Capital Assessment and any food and beverage shortfall.

2. The tower’s 2026 Q&A sheet, adopted budget and reserve schedule, to confirm the all-in quarterly figure and what is being reserved.

3. The SIRS, by name, for the specific tower, and the board’s plan for any funding gap.

4. The milestone inspection report for Antigua, Barbados or Cayman, and the repair plan that followed; for the Grande towers, the association’s plan for the 2028 to 2032 inspections.

5. Board minutes and notices from the last 12 months, especially on windows (Barbados, Antigua and any other association with a carrier notice), elevators (Grande Dominica) and Hurricane Ian reconstruction (Sea Grove).

6. The master insurance certificate and wind deductible for the building, and the unit’s window status (original or replaced, and whether impact-rated).

7. The recorded declaration and any amendments for the tower, including leasing limits (Grande Excelsior’s 90-day minimum is the outlier) and pet rules.

8. For a Grande unit, confirmation of Floridian Club membership, which attaches to select units only.

9. The POA’s 2026 budget and recent minutes, for the Resale Capital Assessment’s use and any plans for the Hold-Back and Marina parcels.

If you are selling, having this file ready before the first showing shortens the contract period and takes the guesswork out of a buyer’s due diligence. Get a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Eight Condominiums of The Dunes of Naples, Tower by Tower

The Dunes of Naples holds eight recorded condominiums with 634 residences: three Island Cove towers of 12 residential levels (Antigua, Barbados, Cayman), four taller Grande Preserve towers (Dominica, Excelsior, Phoenician, Geneva) and 40 two-story Sea Grove coach homes. Each has its own association, fee, leasing rule, milestone year and flood reading, so compare them building by building.

Data updated: September 2026

A buyer who shops “The Dunes” as one market overpays or underbuys, because the eight condominiums behave like eight separate buildings that happen to share a gate, a clubhouse and a master association. The Island Cove towers (Buildings 1 to 3 on the association’s own numbering) are the original 2001 product: 84 residences each, seven per floor, plans of 1,893 to 2,194 square feet under air, one assigned garage space per residence and entry from common breezeways rather than private elevator foyers. The Grande Preserve towers (Buildings 4 to 7) sit behind a second gate with their own community association and a private Concierge Center: plans run 2,609 to 3,728 square feet under air (the Grande Dominica penthouses are larger), each residence opens from a private foyer beside a passenger and a service elevator, and every owner gets two garage spaces. Sea Grove is the only low-rise product on the property, ten two-story buildings of four homes each ringing the community lake.

Everything below comes from recorded or official documents: the declarations of condominium and their surveyor’s exhibits in the Collier County Clerk’s Official Records, each association’s 2026 statutory Q&A sheet and floor plans posted in the association’s resale information library, the Florida DBPR license records for elevators and condominium filings, Collier County’s milestone and flood layers, the Collier County tax roll (2026 preliminary) and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where a document is silent we say so rather than guess.

How to read the fee, sales and flood figures

• Fees are the 2026 quarterly assessments printed in each association’s Q&A sheet “as of January 1, 2026”. Each sheet states that the master Property Owners Association assessment ($2,380.50 per quarter) and, for the four Grande Preserve towers, the Grande Preserve assessment ($1,206.75 per quarter) are included in the condominium budget, so the figures below are all-in per residence. Do not add the master and Grande Preserve amounts on top of them.

• Sales are closed residential sales in the Southwest Florida MLS Matrix, pulled September 23, 2026, for the 48 months to that date and for the trailing 12 months (September 24, 2025 to September 23, 2026). Guest cottage units under 500 square feet are excluded. Price per square foot is the median of each sale’s price divided by its MLS living area, which is not the same measure as the county’s base area or the developer’s plan-sheet size.

• Flood zones are a map screen of FEMA’s National Flood Hazard Layer, panel 12021C0189J, effective February 8, 2024, read at the county’s address points for each building. That is a map screen, not an official determination; lenders order a flood zone determination per building. Every Dunes building is in Collier County Hurricane Evacuation Zone A, per Collier County’s evacuation zone lookup.

• Milestone years come from Collier County’s Milestone Status dashboard, read September 23, 2026. Every tower is well over three stories, so Florida’s milestone inspection and structural integrity reserve study (SIRS) statutes apply to all seven; Sea Grove, at two stories, is not on the county’s milestone list.

The eight condominiums side by side

Sources: recorded declarations (Collier Clerk Official Records); 2026 association Q&A sheets and floor plans; Collier County milestone dashboard; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, pulled September 23, 2026. Levels follow the recorded condominium exhibits: no Grande Preserve tower has a floor numbered 13.

What every tower shares

All seven towers were built with post-tensioned concrete slabs. A Dunes Property Management notice posted in every tower’s library, “When In Doubt, Scan It Out!”, requires ground-penetrating radar scanning before anyone drills a floor or ceiling, and says a cut tendon has cost “$20k-$50k” to repair. Buyers planning a remodel should budget for the scan and expect a contractor calendar of Monday to Friday, 8:00 a.m. to 4:30 p.m., Saturday to 1 p.m., no Sundays.

The developer of record in every declaration is Vanderbilt Partners II, Ltd., a Florida limited partnership (renamed Vanderbilt GFG II, Ltd in December 2025), with CG&S Investors, Inc. as general partner. The recorded notices of commencement name Bayside Builders, Inc. as general contractor from 1999 through 2006, with Kraft Construction Company as construction manager on the Grande Preserve towers, and the garage and elevation sheets for Dominica, Excelsior and Phoenician credit Architects Consortium, Inc. with the architectural design. Hurricane Ian reached all seven towers on September 28, 2022: per the association’s Hurricane Ian Information Center, every tower’s lower garage flooded and more than 450 vehicles were total losses, the elevator systems in all seven towers were damaged, all 20 lower-floor Sea Grove homes flooded, every tower roof took damage, and no injuries were reported. The USGS storm-tide sensor at the Delnor-Wiggins boat ramp, about 1,800 feet west, peaked at 10.24 feet NAVD88 in Ian, against 3.91 feet in Irma.

Every association answers “No” in its 2026 Q&A sheet to any court case with liability over $100,000, and every association bars pets in leased units. Occupancy is capped at two persons per bedroom, and motorcycles are not allowed on Dunes property at any time, per the 2026 purchase applications.

Antigua (The Dunes of Naples I)

Address and record. Antigua is Building 1, 300 Dunes Blvd, recorded as The Dunes of Naples I, a Condominium. Vanderbilt Partners II, Ltd. submitted it to condominium ownership on February 14, 2001, at Official Records Book 2777, Page 3078, an 83-page declaration with surveyor’s exhibits by BBLS Surveyors & Mappers. The county tax roll dates it to 2001, and the association’s Antigua page says it “was constructed in 2001 and is the closest residence to the beach.” The current governing text is the Amended and Restated Declaration recorded May 1, 2022 at OR 6119 PG 3340, posted as the Dunes I restated governing documents.

Levels. The association calls Antigua a “twelve-story luxury tower.” The recorded elevation sheet (OR 2777 PG 3126, datum NGVD 1929) shows a garage floor at 7.70 feet, a Terrace floor at 19.70 feet, floors 2 through 11, and a Penthouse floor at 126.04 feet: twelve residential levels over a ground-level garage. Typical floor-to-floor spacing works out to roughly 9.6 to 9.7 feet (our arithmetic from the recorded elevations). The association describes “high ceilings” but publishes no ceiling height, and none appears in the records we read.

Residences and floor plans. Seven residences per floor across 12 levels gives 84. The developer’s Island Cove floor plan sheet, shared by all three Island Cove towers, names plans by stack:

The third bedroom in every plan is drawn as a “Den/Bedroom.” The corner 01/07 plan carries a 29 by 26.5 foot great room and a wraparound balcony (10 by 40 feet plus a 5 by 9 foot return), which is why it tends to set the tower’s high sales. Plan living areas match the county base areas exactly.

Penthouse and terrace levels. Penthouse and Terrace residences appear on the county roll with the same four floor areas as the typical floors, and no separate penthouse plan is published. Terrace-level units carry their terraces as limited common elements under the declaration, and owners above the terrace level must carpet or sound-insulate hard floors.

Parking and elevators. Each residence has “the exclusive use of one (1) parking space,” assigned by the developer in the deed, in the under-building garage (restated declaration 1.30.1). Florida DBPR lists two elevator certificates for the building. No Island Cove document we read shows a private elevator foyer; the association’s Barbados guide describes entry from open-air breezeways, and the Island Cove plans are laid out the same way.

Tower amenities and views. The Antigua page lists “a newly renovated lobby, clean and bright under-building parking, heated pool, spa, and outdoor grills,” with “wide views of the surrounding nature preserve, lush terrace landscaping, Turkey Bay, and the Gulf of Mexico.” Every residence has a screened lanai with floor-to-ceiling glass doors. Antigua has no guest cottages or cabanas; its owners use the shared Club at the Dunes next door.

Renovations, windows and Ian. The lobby renovation is undated on the association site. After Ian, the association recorded notices of commencement with Prestige Coating & Construction in November and December 2023 and again in March 2025, the last reading “2ft Drywall replacement through out lobbies. Area of work flooded.” The association’s hurricane FAQ says Island Cove windows, “if original, are not impact glass,” and the Antigua page reports that the insurance carrier notified the association “a window replacement is necessary to safeguard insurability.” Antigua’s 2023 window specifications require large-missile impact-rated glass. No special assessment amount has been published for Antigua; ask for the board’s decision and the estoppel before you write an offer.

2026 fee. $7,982.25 per quarter per residence, all-in, per the association’s 2026 Q&A sheet for Dunes of Naples I. The original 2001 declaration guaranteed $1,155 per quarter through 2002, which shows how far the cost of running a coastal tower has moved in 25 years.

Leasing and pets. Minimum lease 30 days (28 for February), no more than 12 leases per calendar year and one per calendar month, maximum term one year, Board approval within 30 days of a complete application; subleasing and “rent-sharing” are prohibited (restated declaration Article 16). Owners may keep up to two dogs and/or two cats plus fish and caged birds; pit bull and Rottweiler type dogs are prohibited. Tenants may not keep pets.

Milestone and reserves. Collier County shows Antigua’s first milestone inspection as “Milestone Completed,” with the next milestone year 2036. A SIRS for Antigua has not been confirmed publicly; ask for it.

Flood zone at the building. AE with a base flood elevation of 10 feet NAVD88 at both county address points, and the whole condominium parcel reads AE 10 (FEMA panel 12021C0189J, effective February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. On the Collier County tax roll (2026 preliminary), 15 of Antigua’s 84 residences (17.9%) carry a homestead exemption, the lowest share in the community, and the median total tax bill is $9,217.16.

Sales. In the 48 months to September 23, 2026, 12 Antigua residences closed (Southwest Florida MLS Matrix, pulled September 23, 2026). The median sale price is $1,175,000, the mean of the middle pair ($1,150,000 and $1,200,000), and the median price per square foot is $560.13 (middle pair $548.70 and $571.56). Sales ranged from $925,000 to $1,925,000, the high being an 11th-floor 2,187 square foot corner plan in April 2024. Median days on market was 60.5. In the trailing 12 months only two closed, so there is no meaningful median: a 2,187 square foot ninth-floor residence at $1,725,000 and a 2,187 square foot second-floor residence at $1,200,000, both in April 2026. Same plan, $525,000 apart: floor height and view carry most of the price in this tower.

Current actives. One: a 1,893 square foot second-floor residence at $995,000, 50 days on market as of September 23, 2026.

For every Antigua sale, fee, plan and rule in one place, read our Antigua at The Dunes of Naples guide.

Barbados (The Dunes of Naples II)

Address and record. Barbados is Building 2, 315 Dunes Blvd, recorded as The Dunes of Naples II, a Condominium on March 6, 2001, at OR Book 2786, Page 2281. The county roll and the association both date it to 2001. Its Amended and Restated Articles were filed with the state on May 2, 2022; the restated declaration itself is not posted on the public library.

Levels. The association calls Barbados a “twelve-story luxury tower.” The county roll carries the identical 84-residence stack and plan sizes as Antigua: 12 residential levels (Terrace, floors 2 to 11, Penthouse) over a ground-level garage. We did not read a separate Barbados elevation sheet, so we give no penthouse elevation for it.

Residences and floor plans. Seven per floor, the same four Island Cove plans: 1,893 square feet (3BR/2BA), 1,950 (3BR/2BA), 2,187 (3BR/3BA) and 2,194 (3BR/3BA), in counts of 24, 12, 24 and 24. MLS records sometimes show a larger living area for terrace-level residences; one terrace residence closed in December 2024 with 2,351 square feet on the MLS, so read the terrace footprint from the listing and the declaration exhibit, not from the typical plan.

Parking, elevators and entry. One assigned space per residence in the garage, plus “plenty of outside parking” in front of the building per the Barbados Guest and Renter Guide (February 2026). DBPR lists two elevator certificates. Residents enter from open-air breezeways, trash chutes sit beside the elevator bank on every floor, the mailroom is on the ground floor, and the front entry is a porte cochere over a fountain. Barbados board policy allows owner-installed electric vehicle outlets in the assigned garage space, with annual usage fees of $25 for a trickle charger and $150 (part-time) or $300 (full-time) for an EV, per the Barbados policy on electric and trickle charging.

Tower amenities and views. The Barbados page lists a newly renovated lobby, “private heated swimming pool, spa and outdoor gas grills,” and “wide views of the surrounding nature preserve, Wiggins Pass and the Gulf of Mexico.” The pool has a waterfall. The guest guide adds an AED in the garage near the pool doors, quiet hours of 10 p.m. to 8 a.m., and pool use from dawn to dusk with no lifeguard. The association says Barbados is “walking distance to the beach,” and its guide times the walk at “a short 8-minute walk” from the front entry.

Renovations and building systems. Balcony repairs were recorded in October 2021 (The Walker Contracting Group). Pressure-release and main shut-off valves were replaced in every condo in 2015, and the January 2026 building newsletter notes many units still have original washer valves “now 24 years old.” A 2023 re-landscaping cost the association $57,127 net, chosen from “plants that survived flood the best.” Barbados rules require water heaters to be replaced at 10 years and the main water shut off during absences over 48 hours.

Ian and the window assessment. Per the association’s Antigua and Barbados pages, Dunes of Naples II “has settled a window claim from Hurricane Ian” and will adopt a special assessment to the 84 owners for total window replacement: adopted in principle, amount not yet set. That is the single most important open item for a Barbados buyer, and it belongs in the contract’s assessment language.

Reserves. Barbados is the one tower where a SIRS is confirmed publicly: its January 2026 newsletter reports a 2026 structural integrity reserve study by Dreux Isaacs & Associates, 91 pages, posted in the owners’ portal. The same newsletter says “Our insurance deductible is high.”

2026 fee. $8,070 per quarter per residence, all-in, per the association’s 2026 Q&A sheet for Dunes of Naples II.

Leasing and pets. Article 16 of the recorded 2022 Amended and Restated Declaration sets a 30-day minimum (28 days for a February lease), no more than 12 leases a year and one a month, and a one-year maximum, with a Board decision within 30 days; the 2024 lease application bars tenant pets. Owners may keep one or two dogs of any size, except breeds the association lists as “known for viciousness” (pit bulls, rottweilers, German shepherds, huskies and Doberman pinschers), plus a reasonable number of cats, fish and caged birds, per the Barbados pet Q&A.

Milestone. “Milestone Completed,” next milestone year 2036.

Flood zone at the building. AE 10 at both address points and across the parcel (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. 30 of 84 residences (35.7%) are homesteaded on the 2026 preliminary roll, the highest share of the three Island Cove towers; median total tax bill $9,118.14.

Sales. 15 closed in the 48 months to September 23, 2026: median $1,325,000, median $603.92 per square foot, range $850,000 to $1,955,000 (a 2,194 square foot penthouse, August 2023), median 78 days on market. The trailing 12 months held two closings, so we list them: a 2,187 square foot residence at $975,000 on September 29, 2025 after 295 days on market, and a 2,194 square foot residence at $1,325,000 on September 30, 2025.

Current actives. One: a 2,187 square foot seventh-floor residence at $1,449,000, 119 days on market.

For every Barbados sale, fee, plan and rule in one place, read our Barbados at The Dunes of Naples guide.

Cayman (The Dunes of Naples III)

Address and record. Cayman is Building 3, 325 Dunes Blvd, recorded as The Dunes of Naples III, a Condominium on August 30, 2001, at OR Book 2884, Page 1958. The county tax roll year built is 2001; the association dates it to 2002. The developer closed 70 Cayman units in 2001 and 12 more in 2002. The current text is the Amended and Restated Declaration recorded at OR 6119 PG 3532, posted as the Dunes III restated governing documents.

Levels and plans. “Twelve-story” per the association; on the record, 12 residential levels over the garage in the same 84-residence stack as Antigua and Barbados. Seven residences per floor in the four Island Cove plans (1,893, 1,950, 2,187 and 2,194 square feet), all with three bedrooms and two or three baths.

Parking and elevators. One assigned garage space per residence under restated declaration 1.30.1; Cayman contractor rules keep both garage doors open during remodeling hours. DBPR lists two elevator certificates. Cayman’s board approved an electric vehicle policy in April 2022 allowing owner-installed outlets in the assigned space for an annual fee.

Tower amenities and views. The Cayman page lists a newly renovated lobby, “private heated swimming pool, spa and outdoor gas grills,” and “wide views of the surrounding nature preserve, Wiggins Pass and the Gulf of Mexico.” Cayman is the northernmost Island Cove tower, which the association describes as “a short walk to the beach.” No guest cottages or cabanas.

Renovations and Ian. The Cayman association filed the same Prestige Coating & Construction notices as Antigua and Barbados in November and December 2023 and March 2025, the post-Ian lobby and flood repair cycle. The association-wide carrier notice on window replacement applies here too; no Cayman special assessment has been published.

2026 fee. $7,663.50 per quarter per residence, all-in, per the association’s 2026 Q&A sheet for Dunes of Naples III, the lowest of the three Island Cove towers.

Leasing and pets. Minimum lease 30 days, maximum one year, Board approval. The frequency rule depends on when the owner took title: owners who took title after February 21, 2019 may lease once per 90 days, while earlier owners may lease up to 12 times per calendar year. A buyer who plans to rent seasonally should price that rule in, because it attaches to the new owner. Owners may keep a maximum of two pets; tenants may not keep pets.

Milestone. “Milestone Completed,” next milestone year 2036. SIRS not confirmed publicly.

Flood zone at the building. AE 10 at both address points and across the parcel (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. 22 of 84 residences (26.2%) homesteaded; median total tax bill $9,185.21 (Collier County tax roll, 2026 preliminary).

Sales. Cayman is the most traded building at The Dunes. 22 residences closed in the 48 months to September 23, 2026: median $1,200,000 (the middle pair were both $1,200,000), median $606.41 per square foot (middle pair $602.56 and $610.26), range $862,500 to $1,675,000, median 80 days on market (21 sales with a reported market time). The trailing 12 months held eight closings, a small sample: median $1,087,500, the mean of the middle pair ($1,000,000 and $1,175,000); median $517.79 per square foot (middle pair $488.64 and $546.95); range $862,500 to $1,200,000; median sale-to-list ratio 89.81%; median 95 days on market (seven sales). The $862,500 sale was a 2,187 square foot residence that closed in March 2026 after 624 days on market. Those numbers describe a buyer’s market in this tower over the past year, and a seller here wins on preparation and pricing from the first week.

Current actives. None on September 23, 2026.

For every Cayman sale, fee, plan and rule in one place, read our Cayman at The Dunes of Naples guide.

Grande Dominica

Address and record. Grande Dominica is Building 4, 295 Grande Way, the first of the four Grande Preserve towers. Its declaration was recorded June 11, 2003 at OR Book 3314, Page 1326 (109 pages), the same day as the Grande Preserve at The Dunes declaration of covenants (OR 3314 PG 1282) that created the sub-community. County year built 2003. The current text is the Grande Dominica restated declaration, recorded April 27, 2022 at OR 6118 PG 65.

Levels. The association calls Dominica an “Eighteen-story high rise.” The recorded front elevation (OR 3314 PG 1382, NGVD 1929) shows a garage level at 7.69 feet, a plaza deck at 19.85 feet, a Terrace floor, floors 2 through 12, floors 14 and 15, and a Penthouse floor at 169.42 feet. There is no 13th floor. That is 15 residential levels over the plaza deck and garage.

Residences and floor plans. Six residences per floor on 14 levels plus three penthouses: 87. Every typical plan has three bedrooms and three and a half baths, per the Grande Dominica floor plan sheet:

Plans include a family room, morning room, separate living and dining rooms, his-and-hers closets and a foyer beside the passenger and service elevators. The association says “most residences offer front and gulf facing lanais with expansive water and city views,” with “westerly and north westerly views” of the Gulf. The penthouse layouts are not published; their sizes come from the county roll’s base area, which is a different measure from the plan-sheet A/C figures.

Parking, cabanas and storage. Each residence has two assigned garage spaces (declaration 1.34.1), and three enclosed garage spaces are limited common elements; the recorded garage plan totals 162 spaces on the garage level. Dominica’s 14 cabanas on the plaza deck are limited common elements assigned by the developer to designated owners, not separate parcels, and may be reassigned between owners. The Q&A prices the enclosed garages at $94 and the cabanas at $205 per quarter.

Elevators. DBPR lists five elevator certificates at the address. Dominica has “an approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026,” per the Grande Dominica page; the amount is not published. Buyers should confirm on the estoppel how much remains and who pays it at closing.

Tower amenities and renovations. “Fitness room, heated swimming pool with spa, expansive sun deck and outdoor grills.” Kraft Construction renovated the lobby in 2003 to 2004, and the Naples Daily News reported in February 2020 that Clive Daniel Hospitality “completed the renovation of three lobbies and corridors”. A re-roof by Crowther Roofing & Sheet Metal was noticed in February 2024, after Ian’s roof damage. Select Dominica residences carry a Floridian Club beach membership; the list of eligible units is not published.

2026 fee. $9,592 to $10,678 per quarter for typical residences, $19,081 and $20,639 for the penthouses, per the association’s 2026 Q&A sheet for Grande Dominica. The developer-guaranteed assessment in 2003 was $1,875 per quarter.

Leasing and pets. Minimum lease 30 continuous days (February deemed 30), no more than four leases in 12 months, each at least 90 days after the prior lease began, maximum one year, prior Board approval. Owners may keep “a reasonable number of pets”; the rules say the Board “recommends” pets of 20 pounds or less. No tenant pets.

Milestone. Next milestone year 2028, status “Not Due.”

Flood zone at the building. AE 10 at both address points and across the parcel (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. 45 of 87 residences (51.7%) homesteaded; median total tax bill $12,637.73.

Sales. 12 closed in 48 months: median $2,125,000 (middle pair $2,100,000 and $2,150,000), median $746.31 per square foot (middle pair $745.21 and $747.41), range $1,550,000 to $3,400,000, median 75.5 days on market (10 sales). The top sale was a 3,401 square foot 14th-floor residence in June 2023. The trailing 12 months held four closings, a small sample: median $1,912,500 (middle pair $1,875,000 and $1,950,000), median $693.78 per square foot (middle pair $642.34 and $745.21), range $1,550,000 to $2,100,000.

Current actives. Three: a 2,964 square foot third-floor residence at $1,595,000, and two 2,919 square foot terrace-level residences at $1,595,000 and $1,550,000. Three listings against four sales in a year puts Dominica sellers in real competition, most of it on the lower floors.

For every Grande Dominica sale, fee, plan and rule in one place, read our Grande Dominica at The Dunes of Naples guide.

Grande Excelsior

Address and record. Grande Excelsior is Building 5, 285 Grande Way. Its declaration was recorded October 22, 2004 at OR Book 3665, Page 3838 (108 pages), and the county year built is 2004; the association says it was “introduced in 2005.” The developer closed 64 deeds in 2004 and 31 in 2005, and the last developer deed anywhere at The Dunes was a Grande Excelsior guest cottage in February 2015. The current text is the Grande Excelsior restated declaration, recorded at OR 6118 PG 170.

Levels. “Eighteen-story” per the association. The recorded elevation sheet shows a garage level at 7.57 feet, a plaza level, a Terrace floor, floors 4 through 12 and 14 through 17, and a Penthouse at 169.61 feet. The numbering treats the terrace as the third floor and skips 13, so the penthouse is the 18th numbered floor. That is 15 residential levels of six residences.

Residences and floor plans. Excelsior’s plans are large in every stack (only Grande Geneva’s center Type C is larger), all with three and a half baths and a second master suite, per the Grande Excelsior floor plan sheet:

Plans open from a private foyer beside the passenger and service elevators into a grand salon of 17 by 22 feet up to 18’9” by 33’6”, with a gourmet kitchen, morning room and family room, and every plan’s lanai faces the Gulf. The roll counts by plan are 31, 32 and 27 rather than 30 each, so some stacks change at the terrace or penthouse level; penthouse layouts are not published.

Guest cottages, parking and elevators. Excelsior has 10 guest cottage units (also called cabanas) on the plaza deck, owned separately from the residences, 234 to 284 square feet on the county roll. Each carries a one-quarter vote, is limited to recreational use, and may sleep no more than two people overnight; 2026 cottage fees run $738 to $895 per quarter. Each residence has two assigned garage spaces, and the recorded garage plan totals 152 spaces on the garage level. Locker storage sits on the plaza level, and pets travel through the lower garage level. DBPR lists six elevator certificates.

Tower amenities, views and renovations. “Fitness room, heated swimming pool with spa, expansive sun deck and outdoor grills,” with “spectacular western views of luscious mangroves, indigenous water birds and sugar-sand beaches.” A Crowther re-roof was noticed in December 2023 and January 2024, and the pool equipment room slab was repaired in 2023. Select residences carry a Floridian Club membership.

2026 fee. $10,572 to $10,732 per quarter by plan, per the association’s 2026 Q&A sheet for Grande Excelsior.

Leasing and pets. Excelsior is the one tower with a 90 consecutive day minimum lease, adopted by a 2013 amendment; owners who did not consent keep a 30-day minimum until they transfer title, so a buyer takes the 90-day rule. No more than four leases in 12 months with 90-day spacing, maximum one year, prior Board approval, and tenants may not host overnight guests when every tenant is away. Owners may keep a reasonable number of dogs and cats, as the Board decides, plus fish and caged birds. No tenant pets.

Milestone. Next milestone year 2029, “Not Due.”

Flood zone at the building. AE 10 at both address points and across the parcel (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. 52 of 100 unit parcels (52.0%, including the guest cottages) homesteaded, the highest share at The Dunes; median total tax bill $14,935.60.

Sales. 13 closed in 48 months: median $2,125,000, median $626.30 per square foot, range $1,675,000 to $2,800,000, median 163 days on market, the longest of any tower. The trailing 12 months held seven, a small sample: median $2,100,000, median $625.37 per square foot, range $1,675,000 to $2,150,000, median sale-to-list 91.50%, median 168 days on market. Excelsior buyers get the most space per dollar in the Grande Preserve right now.

Current actives. Four: a 3,398 square foot residence at $2,450,000; two 3,404 square foot residences at $2,399,000 and $2,099,000; and a 3,404 square foot fourth-floor residence at $1,595,000. Four listings against seven sales a year is about seven months of supply in one tower, which is why pricing strategy matters more here than anywhere else in the community.

For every Grande Excelsior sale, fee, plan and rule in one place, read our Grande Excelsior at The Dunes of Naples guide.

Grande Phoenician

Address and record. Grande Phoenician is Building 6, 275 Indies Way. Its declaration was recorded August 17, 2006 at OR Book 4091, Page 0687 (109 pages), on a parcel of “2.78 acres, more or less,” with Comerica Bank joining as lender. County year built 2006. The developer closed 71 units in 2006 and then sold the rest slowly through the downturn, the last in January 2015; in November 2009 Florida Weekly reported the remaining developer inventory “priced from $875,000.” The current text is the Grande Phoenician restated declaration, OR 6118 PG 370.

Levels. The association gives no story count. The recorded elevation sheet shows a garage level at 9.44 feet, a plaza level, a Terrace level, floors 4 through 12 and 14 through 17, and a Penthouse at 173.40 feet, the same numbering as Excelsior. The penthouse floor sits about 12.0 feet above the 17th, against roughly 9.9 feet between typical floors (our arithmetic from the recorded elevations), so the penthouse level has the tallest floor-to-floor height in the building. That is 15 residential levels of six.

Residences and floor plans. Per the Grande Phoenician floor plan sheet:

Each plan has a grand salon 20 to 33 feet wide, a gourmet kitchen, a family room, a master suite with a “Master Spa” and dressing room, and a foyer beside the passenger and service elevators. The declaration requires moves and deliveries to use the service elevator.

Guest cottages, parking and elevators. Six guest cottage units (206 square feet on the roll) for recreational use, with guest stays limited to 30 consecutive days, at $762 per quarter in 2026. One cottage unit resold for $130,000 in May 2024 (Southwest Florida MLS Matrix); it is excluded from the residential figures below. Two assigned garage spaces per residence plus six enclosed limited common element spaces (a 2023 corrective amendment, OR 6276 PG 344, raised the count from three). Locker storage is on the plaza level by stack. DBPR lists six elevator certificates.

Tower amenities, views and renovations. The Grande Phoenician page describes “an urban style,” a “newly renovated lobby” of “modern decor with rich, dark woods,” and “fitness room, pool-level social room with catering kitchen, outdoor gas grills, expansive sun deck and heated swimming pool and spa,” with “exceptional water views of Turkey Bay and the Gulf of Mexico.” Recorded work since Ian: a janitor’s closet slab replaced with a floating slab (2024), concrete repairs by The Walker Contracting Group (October 2025), and new tile and plumbing fixtures in the pool bathrooms (July 2026). Select residences carry a Floridian Club membership.

2026 fee. $10,156 to $10,696 per quarter by type, per the association’s 2026 Q&A sheet for Grande Phoenician.

Leasing and pets. The current lease application sets a 30-day minimum; the 2015 rules say 90 days and a maximum of four a year, and the declaration’s leasing article was not legible in the copy we read, so confirm the operative rule with the association before relying on seasonal income. Leases must carry a no-smoking provision. Owners may keep a total of two dogs, two cats, two caged birds and a reasonable number of fish; visitors’ pets only with the owner present; no tenant pets.

Milestone. Next milestone year 2031, “Not Due.”

Flood zone at the building. Split: one address point reads AE 9 and the other AE 10, and the condominium parcel runs 56% AE 9, 32% AE 10 and 12% shaded X (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building).

Tax roll snapshot. 42 of 96 unit parcels (43.8%, including cottages) homesteaded; median total tax bill $14,624.74.

Sales. 13 closed in 48 months: median $2,175,000, median $751.81 per square foot, range $1,700,000 to $2,725,000, median 105 days on market (10 sales). The trailing 12 months held seven, a small sample: median $2,175,000, median $751.81 per square foot, range $1,700,000 to $2,260,000, median sale-to-list 95.06%, the strongest in the Grande Preserve, and median 66.5 days on market (six sales).

Current actives and pendings. Two actives: a 2,747 square foot 15th-floor residence at $2,695,000 and a 2,798 square foot sixth-floor residence at $1,899,000. Three more are under contract at list prices of $2,000,000, $1,998,750 and $1,745,000. Phoenician is the busiest tower in the community this fall.

For every Grande Phoenician sale, fee, plan and rule in one place, read our Grande Phoenician at The Dunes of Naples guide.

Grande Geneva

Address and record. Grande Geneva is Building 7, 265 Indies Way, which the association calls “the last luxury high rises to be completed” at The Dunes. Its declaration was recorded October 3, 2007 at OR Book 4288, Page 0627 (105 pages), amended in May 2008 and again in April 2014 (leasing). County year built 2007. Pre-construction prices were quoted at $1.3 to $2 million in April 2007 (Naples Daily News); the developer sold only 37 units at completion and closed the rest from 2008 through 2014. No restated declaration is posted publicly.

Levels. The recorded elevation sheet (OR 4288 PG 0683) shows a garage level at 11.00 feet, a plaza level, a Terrace level, floors 4 through 12 and 14 through 17, and a Penthouse floor. The upper-floor elevations printed on that sheet are internally inconsistent (it carries a 2005 revision note removing an 18th floor), so we do not publish a penthouse elevation for Geneva. 15 residential levels of five residences.

Residences and floor plans. Per the Grande Geneva floor plan sheet:

Types A and B are the same plans as Phoenician’s 01 and 02. The center Type C residence, the largest typical plan at The Dunes, adds a dry bar, private stair, dressing room, “Master Spa” and a wide Gulf-facing lanai. Note that the county’s figures for Geneva (3,050, 3,127 and 4,269) include the lanai; the air-conditioned sizes are 2,798, 2,893 and 3,728. Never compare Geneva and Phoenician on county square footage without that correction. The 2026 Q&A also prints a $17,461 per quarter line labeled “Unit 6,” which matches no stack on the plan sheet or the county roll; ask the association which residences it covers.

Guest cottages, parking and elevators. Six guest cottage units (206 square feet on the roll) at $843 per quarter. Each residence has two designated parking spaces across a plaza garage and a lower garage, the plaza spaces at the main entrance are for visitors, and a bicycle storage room and locker storage sit in the lower garage. DBPR lists six elevator certificates.

Tower amenities and views. “Fitness room, heated swimming pool and spa, social room with catering kitchen and outdoor grills,” all on the lobby level. The Grande Geneva page promises “a direct west view to the blue waters of the Gulf of Mexico and panoramic east views over the exclusive Old Collier Golf Club.” Recorded work: a Crowther re-roof (April 2024), a pool equipment room slab repair (2022) and a fire alarm panel upgrade with a new cellular communicator (June 2026). Select residences carry a Floridian Club membership.

2026 fee. $11,445 to $15,248 per quarter for the typical residences, plus the sheet’s $17,461 line, per the association’s 2026 Q&A sheet for Grande Geneva. The developer’s guaranteed assessment in 2007 was $2,934.06 per quarter for Type A.

Leasing and pets. Under the 2014 Geneva leasing amendment: 30-day minimum, no more than four leases per calendar year and once per 90 days, maximum one year with no lessee options, Board approval. Pets must be restrained outside the unit, and only owners, not renters, may keep them.

Milestone. Next milestone year 2032, “Not Due.”

Flood zone at the building. Shaded X (the 0.2 percent annual chance area) at both building address points, with AE 9 and AE 10 on part of the parcel: 58% shaded X, 25% AE 9, 17% AE 10 (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building). Geneva’s site sits higher than the other towers, but whether a lender treats the building as inside the special flood hazard area depends on where the footprint falls.

Tax roll snapshot. 23 of 81 unit parcels (28.4%) homesteaded, the lowest share in the Grande Preserve; median total tax bill $16,301.28, the highest in the community.

Sales. 15 closed in 48 months: median $2,160,000, median $768.41 per square foot, range $1,720,000 to $3,850,000, median 95 days on market (14 sales). The $3,850,000 sale in June 2024 was a 17th-floor center residence, the highest price at The Dunes in the period. The trailing 12 months held three, a small sample: median $1,875,000, median $670.12 per square foot, range $1,850,000 to $2,265,000.

Current actives. Three: a 2,893 square foot seventh-floor residence at $2,125,000, a 2,798 square foot sixth-floor residence at $1,995,000, and a 2,798 square foot terrace residence at $1,495,000 after 208 days on market.

For every Grande Geneva sale, fee, plan and rule in one place, read our Grande Geneva at The Dunes of Naples guide.

Sea Grove Coach Homes

Address and record. Sea Grove at The Dunes, a Condominium is 40 coach homes in ten two-story buildings at 320, 330 and 340 Grove Court and 345 through 415 Sea Grove Lane. The declaration was recorded September 19, 2001 at OR Book 2895, Page 0447 and posted as the Sea Grove governing documents; buildings were added by surveyor-certified amendments from October 2001 to March 2002. The county roll dates 28 homes to 2001 and 12 to 2002, and the developer closed out Sea Grove by July 2002. Amendments in 2012 and 2013 reallocated maintenance responsibilities (including upper-unit French doors and exterior stairs) and assessment rules.

Layout and floor plans. Each building holds two first-floor and two second-floor homes, numbered 101, 102, 201 and 202. Per the Sea Grove floor plan sheet:

The first-floor home has a 24’8” by 21’8” great room and a 23’8” by 10’6” lanai; the second-floor home adds a 19 by 18 foot family room and a second master suite. The association says “second-floor units contain a private elevator,” though the published plan draws only the stairs.

Parking and elevators. Every home has its own attached two-car garage. Overnight parking is limited to the garage or driveway, and on-street parking only on the curb opposite the unit. Florida DBPR lists no elevator certificates for Sea Grove, consistent with the upper homes’ elevators being private residential units.

Setting and amenities. “The homes surround the community-lake, and are just steps from the tennis facility, fitness center, and resort pool area,” per the Sea Grove page. Sea Grove has no pool of its own; residents use the Club’s resort pool. The main road “ends at the back gate of The Dunes property leading onto Connors Park and a short path to the Delnor-Wiggins Pass State Park and beach.” Grills are limited to electric built-ins on the lanais.

Ian and reconstruction. Sea Grove took the worst of Ian’s water. All 20 first-floor homes flooded inside, and the association says all 40 were affected through their elevators, lower spaces and stairwell storage. The association “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses,” with its insurance claim still pending. Recorded work includes drywall replacement (November 2023), about 20 association notices of commencement in February and March 2025, reconstruction notices through April 2026, and owner-filed permits in June 2026 for new aluminum and screen lanai railings on upper homes. Original windows, per the association, are not impact glass.

2026 fee. $5,876 per quarter per home, all-in, per the association’s 2026 Q&A sheet for Sea Grove, the lowest at The Dunes.

Leasing and pets. 30-day minimum, up to 12 leases per year, maximum one year, Board approval (declaration Section 13.2). Pets leashed or carried outside; guests’ pets only with the owner present; no tenant pets. Commercial trucks, trailers, campers, motor homes, motorcycles and RVs may not be kept overnight or for four consecutive hours.

Milestone. Not on Collier County’s milestone list: the statute reaches buildings of three stories or more.

Flood zone at the buildings. Shaded X at every building address point, with AE on part of the parcel: 82% shaded X, 11% AE 10 and 7% AE 9 (FEMA panel 12021C0189J, February 8, 2024; a map screen, not an official determination; lenders order a flood zone determination per building). The shaded X reading did not stop Ian’s water from entering the first-floor homes, which is the best argument we know for reading the association’s storm history alongside the flood map.

Tax roll snapshot. 18 of 40 homes (45.0%) homesteaded; median total tax bill $9,234.58.

Sales. Only three Sea Grove homes closed in 48 months, a small sample, so we list them: a 2,973 square foot second-floor home at $2,150,000 in May 2023 after six days on market; a 2,061 square foot first-floor home at $1,425,000 in April 2024; and a 2,061 square foot first-floor home at $1,465,000 in May 2026 after 95 days, the only closing in the trailing 12 months. The median of the three is $1,465,000. Three sales in four years means every Sea Grove listing is effectively priced without a recent same-plan comparable, which is where an agent who reads the records earns the fee.

Current actives. None on September 23, 2026.

For every Sea Grove sale, fee, plan and rule in one place, read our Sea Grove at The Dunes of Naples guide.

What Is The Club at the Dunes?

The Club at the Dunes is The Dunes of Naples’ own 25,000 square foot amenities center at 310 Dunes Blvd, rebuilt in a $9.2 million project completed in 2019. Troon Privé manages it for the master Property Owners Association. Every residence has privileges, no document shows an equity buy-in, and each owner carries a $1,000 annual food and beverage minimum.

Data updated: September 2026

The Club is not a separate country club you join. It sits on the master association’s 23.12-acre recreation parcel (Collier County tax roll, 2026 preliminary), it is paid for through the Property Owners Association assessment already inside every condominium budget, and “all residences in The Dunes have membership privileges at The Club,” in the words of the association’s February 2026 Barbados Guest and Renter Guide. Every 2026 Q&A sheet answers “No” to “Am I required to pay rent or land fees for recreation or other commonly used facilities?” No association document we read mentions an initiation fee or an equity certificate.

How Big Is the Clubhouse and What Did the 2019 Project Build?

The association’s About page describes “a 25,000 square foot amenities center offering a resort style pool, indoor/outdoor food and beverage options, fitness center, tennis center and additional recreational activities.” Its Club page says “In 2019, The Dunes of Naples completed a $9.2 million Amenities Center renovation and expansion project,” delivering “an all new 25,000 square-foot clubhouse.” Troon’s announcement of the $9.2 million Amenities Center project described the old clubhouse as 17 years old at the time and listed what the rebuild added:

• The Royal Palm Room restaurant and the indoor and outdoor SandBar

• A flexible club room for events, second-floor administrative offices and a community room

• A business center and an activity room

• A Tiki Bar about three times the size of the old one, with its own short-order kitchen

• A children’s fountain area, fire pit tables and a courtyard lounge

• Two added group exercise rooms, two massage or physical therapy rooms and flex rooms

• A new tennis office and pro shop

• A game room with a pool table, ping pong and shuffleboard

Gates Construction built it, and the association lists a 2019 CBIA Sand Dollar Award for “Best Clubhouse, Exterior and/or Interior over $7 million” on its 2019 milestone page. The same parcel holds cottages, the tennis courts, the fitness center and the Site Management Office, per the association’s vendor site map. The original clubhouse went up under a September 2000 notice of commencement that also covered the guardhouse and gates, four pools, six tennis courts and seven guest cottages.

Where Can You Eat at The Club at the Dunes?

Four venues, in the association’s own words on its Club dining page:

The posted all-day menu runs club-casual: a cup of soup at $6, a crab cake at $14, a house salad at $5 or $10. The 2026 guest guide lists a seasonal schedule through April 30: a Monday pool party from noon to 5; Tuesday to Thursday service from 11 a.m. to 9 p.m. with dinner specials Wednesday and Thursday; a Friday buffet and pizza night; Saturday service from 11 to 9; a Sunday buffet from 9 a.m. to 1 p.m.; and happy hours Tuesday to Sunday from 4 to 7 p.m. The guide adds that “service days and hours vary by season.” Cash is not accepted. Owners charge to their account, overnight guests can charge to the owner’s account, and the Club administrator sets renters up with an account tied to a credit card.

Pools, Patios and the Wellness Center

The 2019 project renovated the whole pool area, added fire-pit tables and a courtyard lounge, and the guest guide describes “a large resort-style pool” with poolside service from the Tiki Bar. Troon’s release on the Club + Resort Business top patio recognition (2021) described the patios with four fire pits, five seating zones, covered areas with built-in heaters and fans, and two kitchens serving the patios. That is the operator’s description; the association does not publish a lap pool or a club-level hot tub, so we don’t claim either. Each tower also has its own heated pool and spa, which makes at least eight pools on the property.

The Wellness Center “came online in 2019,” wraps around central locker rooms with views of the tennis courts, pool and lake, and runs classes in “Strength, Balance, Flexibility, Cardio, Pilates, Yoga and Aqua formats.” It has two therapy rooms for “injury recovery, medi-spa, aesthetics and other preventative wellness and anti-aging services,” massage, reflexology and stretch therapy, on-staff personal trainers, and “two state-of-the-art infrared saunas” in the locker rooms. A Wellness Director leads a staff of group fitness instructors, massage therapists and trainers. The guest guide lists fitness hours of 5 a.m. to 11 p.m. in season. The four Grande Preserve towers each add a private fitness room.

Events, Social Calendar and Club Rules

The Club caters “private events and social gatherings up to 250 guests,” and its social events page promises “live entertainment, dancing, curated wine dinners, speaker presentations.” The January 2026 Barbados newsletter listed a Welcome Back Party, a building Mardi Gras party on February 17, 2026, and the community’s 25th anniversary party at the Club on Saturday, March 21, 2026. Building boards meet in the Club’s community room and on Zoom. Smoking is allowed at the Club only on the terrace outside the Fitness Center, and day guests must be accompanied by the owner.

Awards the Club and Its Operator Claim

These are the association’s and Troon’s own claims, listed as they publish them on the Club page and in Troon releases:

• BoardRoom magazine Distinguished Club, “Residential Country Clubs,” 2022 and 2023, per the Troon release on the BoardRoom recognition

• CMAA Wine Society Award, 2021, 2022 and 2023, per the Troon release on the CMAA Wine Society award

• Golf Inc. Golden Fork Award, 2021

• Club + Resort Business rankings for pools, culinary operations, clubhouses, patios, fitness and wellness (2021 and 2022) and racquet facilities (2021 and 2022)

• Chaîne des Rôtisseurs induction, America’s Healthiest Clubs, and “Blue Zones Program Certified”

• The 2019 CBIA Sand Dollar Award for Best Clubhouse over $7 million

We have not verified any award with its grantor, and whether the Blue Zones certification is current is not stated.

Who Runs the Club: Troon Privé and the Property Owners Association

The Club is “Proudly managed by Troon Privé.” Troon’s April 5, 2022 release says it “manages the food and beverage operation as well as the recreational amenities at The Dunes of Naples.” Tennis runs under Cliff Drysdale Tennis, “A Troon Company,” per the Cliff Drysdale Tennis Naples page. Ownership and governance stay with The Dunes of Naples Property Owners Association, Inc., whose voting members are the condominium associations rather than individual owners. The Sea Grove “Things to Know” sheet (December 2021) puts it plainly: the POA “provides management, maintenance and operation of the common elements and amenities of the larger community including the Plantation Club, tennis club, fitness center and resort pool.” The term of the Troon management contract is not public.

How Does the $1,000 Food and Beverage Minimum Work?

The POA board adopted the minimum on December 1, 2023, effective January 1, 2024, under Section 6.11 of the Declaration of Covenants and Easements, per the 2024 food and beverage minimum policy:

• Each unit owner must spend $1,000 per calendar year on food and beverage at the Club, excluding tax and gratuity.

• Any shortfall is billed after December 31 as a “Deficiency Amount” and “shall be considered an Assessment subject to a lien.”

• On a resale, the buyer owes $1,000 for the year of closing, reduced by what the seller already spent (the policy’s example: seller spent $600, buyer owes $400).

• For 2026, the Q&A sheets say the prepaid minimum “will not be charged in advance”; any shortfall appears on the December 2026 Club statement.

Because the minimum is a lienable assessment, it belongs on the estoppel and in the closing math, not as an afterthought after move-in.

From Plantation Club to The Club at the Dunes

The clubhouse’s original name was the Plantation Club. The name survives in the 2021 Sea Grove sheet, in Grande Geneva’s renter rules (“the Grand Preserve concierge building and the Plantation Club”) and in the 2011 turnover settlement between the POA and the developer, which let the developer park the Floridian Club’s shuttle buses overnight “in the Plantation Club parking lot.” A 2009 Florida Weekly description of the Grande Preserve called it the “lakefront Plantation Club.” The same 2011 settlement moved the Club’s liquor license, then held by a developer affiliate, under POA control, the step that made the Club the owners’ own. The rebuilt 2019 building took the current name.

Does The Dunes of Naples Have Golf, Tennis, Pickleball or a Marina?

The Dunes of Naples has tennis and pickleball but no golf course and no marina. The Club runs six Har-Tru clay tennis courts, per Cliff Drysdale Tennis, and four new regulation pickleball courts. No golf membership comes with a residence, boats and trailers cannot be stored on property, and the nearest public ramps are a few minutes away.

Data updated: September 2026

That split matters for the kind of buyer The Dunes suits. It is a racquets-and-beach community with a club kitchen, not a golf community and not a boating community. If a round of golf or a boat behind the house is part of the plan, the question becomes which neighbor to join or which ramp to use, and those answers are below.

How Many Tennis Courts Are at The Dunes of Naples?

Six. Cliff Drysdale Tennis, the Troon-owned tennis operator, lists “6 har-tru clay courts” at The Dunes of Naples on its Naples locations page, and a 2021 Club + Resort Business racquet ranking release described the facility as featuring “six tennis courts,” the same count the developer’s 2000 notice of commencement gave for the original build. The association’s racquets page now announces “NOW OPEN! New Tennis courts and the addition of 4 new, regulation-size Pickleball courts!” without dating the work or restating the tennis surface, so the court count after the rebuild is best confirmed on a visit. The tennis office and pro shop moved into the 2019 clubhouse. The racquets staff page lists a Director of Racquet Sports, four racquet professionals and a pro shop manager.

For how The Dunes’ program compares with other Collier County clubs, see our guide to tennis and pickleball in Collier County.

Pickleball at The Dunes

Four new regulation-size pickleball courts, announced by the association, with pickleball programs and tennis and pickleball mixers on the calendar. The association has not published the date the courts opened or whether they are dedicated or shared lines; the permit and board records that would settle it are not public. For a pickleball player comparing North Naples options, four regulation courts inside the gate, a short walk from every building, is a real amenity for a community of 634 residences.

Leagues, Clinics and Lessons

The racquets page lists “11 different league teams ranging from 2.5 to 3.5, as well as a 7.5 Mixed Doubles team,” clinics from beginner to 4.0+, Cardio Tennis, mixers, pro exhibitions and the Club’s “famous 1 pt tournament.” The association’s lessons and clinics page (undated, so treat the prices as time-sensitive) lists:

The association lists Club + Resort Business Top Racquet Facilities recognition for 2021 and 2022.

Is There a Golf Course at The Dunes of Naples?

No. No association amenity list, tower page or Q&A sheet names a golf course, and Troon’s facility page describes The Dunes as a private residential community with no course. No golf membership is bundled with any residence in any association document we read. The towers’ rules also bar storing or parking golf carts overnight on common property: “No commercial vehicles, motorcycles, boats, trailers, campers, mobile homes, golf carts … may be stored, or parked overnight,” per the Grande Dominica rules and regulations and the Grande Excelsior rules. The “Private Golf Club sites” line in the association website’s footer is the web vendor’s credit, not an amenity.

Golf Clubs Next Door: Old Collier, Kinsale and Tiburón

Three serious golf clubs sit within a short drive, each with its own membership and none tied to a Dunes residence:

• The Old Collier Golf Club, 790 Main House Drive, 34110, is the immediate neighbor to the east: about 0.8 mile in a straight line and about 2.4 miles (roughly 7 minutes) by road, our estimate. It is a private Tom Fazio course “alongside the Cocohatchee River” with membership limited to “a limited number of individuals,” per the club’s own history page. Grande Geneva markets “panoramic east views over the exclusive Old Collier Golf Club.”

• Kinsale Golf Club, at Wiggins Pass Road and Vanderbilt Drive, is a private 18-hole Gil Hanse and Jim Wagner design by Soave Enterprises that opened in 2025. The Naples Daily News reported a 250-member cap and a $450,000 initiation in its April 2025 report on Kinsale; Collier County accepted the course’s water and sewer facilities in March 2026.

• Tiburón Golf Club at The Ritz-Carlton Golf Resort, 2620 Tiburón Drive, 34109, offers two Greg Norman 18-hole, par-72 courses (Gold and Black) for members and resort guests, per Tiburón’s public information page. Our Tiburón neighborhood guide covers the homes around it.

Buyers who want golf at the front door should compare The Dunes with the communities in our guide to Naples golf communities, including Mediterra, Talis Park and Pelican Marsh. Many Dunes owners do the opposite: keep a beach-side condo here and join a club nearby.

Can You Keep a Boat at The Dunes of Naples?

Not on the property. No marina, dock, boat slip, lift or kayak launch exists at The Dunes today, and no association page or document lists one. The Grande Preserve tower rules bar storing or overnight parking of “boats, trailers” on common property, and the Sea Grove sheet bars keeping trailers, campers, motor homes and recreational vehicles in the Dunes complex overnight or for four consecutive hours, per the Sea Grove “Things to Know” sheet. A Dunes boater keeps the boat at a marina or on a trailer off site and launches nearby.

Nearest Boat Ramps and County Launch Permits

Two public ramps sit within a few minutes (distances are our estimates from the clubhouse):

Source: Collier County’s Cocohatchee River Park page and Florida State Parks’ Delnor-Wiggins hours and fees page.

Collier County sells annual launch permits at Cocohatchee River Park, per its boat ramp permit page:

The annual permits cover county ramps including Cocohatchee River Park, Bayview, Caxambas, Collier Boulevard, Goodland and several others. The private Pelican Isle Yacht Club, 410 Dockside Drive, also runs a marina at Wiggins Pass, but no Dunes document gives residents access to it.

Wiggins Pass: The Route to the Gulf

Wiggins Pass, where the Cocohatchee River meets the Gulf, is the boating door for The Dunes and the view Barbados and Cayman advertise. It is known for snook, red drum and sea trout, and swimming in the pass is prohibited because of dangerous currents, per the state park’s brochure. The pass shoals and needs regular maintenance dredging: Collier County’s 2026 dredge (about 75,000 cubic yards, with sand bound for the state park beach) was rebid several times, and an award to Sea Hawk Maritime, LLC for $2,074,750 was on the Board of County Commissioners agenda for September 22, 2026, outcome not yet confirmed. Boaters should expect the work in the 2026 to 2027 season rather than the spring 2026 window first scheduled.

What Happened to the Planned Dunes Marina?

It was never built, and the land behind it changed hands in 2026. The 2001 master declaration reserved the developer’s right to seek a state submerged-land lease and build “wharves and docks” on the western and northern edges. The state’s 2009 Delnor-Wiggins Pass unit management plan records that the state trustees approved a sovereignty submerged lands lease to Vanderbilt Partners II on June 9, 2009 “for improvements to the Dunes Condominiums docking facilities adjacent to the state park,” and anticipated 49 boat slips. The 2011 turnover settlement between the Property Owners Association and the developer held back about 114 acres “solely in connection with securing approvals and permits … for construction of a 49 wet slip marina.”

In August 2025 the POA sued the developer to compel conveyance of that Hold-Back Property (The Dunes of Naples Property Owners Association, Inc. v. Vanderbilt Partners II, Ltd., Collier Circuit Court Case No. 11-2025-CA-001884). The developer quitclaimed the 114.052-acre Hold-Back Property and a separate Marina Property to the POA in June 2026, the Marina Property deed stating $1,500,000 in consideration, and the court entered an agreed dismissal with prejudice on July 10, 2026. So the owners’ association now holds title to both parcels. Whether a marina will ever be built is not decided in any public document we found, and no slips are available to residents today.

How Do The Dunes of Naples Residents Get to the Beach?

The Dunes of Naples is not on the beach. Residents walk out a pedestrian gate by Conner Park and Bluebill Avenue, cross the canal bridge and enter Delnor-Wiggins Pass State Park, a paid state park, or the county’s Bluebill beach access. The association calls it “a short 8-minute walk.” Select Grande Preserve residences also hold a private beach club membership.

Data updated: September 2026

That walk is the whole beach story for most owners, and it is a good one: the Gulf sits just west of the community across the Vanderbilt Channel, with a state park’s mile of relatively undisturbed barrier island at the end of the path. What The Dunes does not have is its own beachfront, a private boardwalk to the Gulf or a community-wide beach club; the route runs through public parks. Drive distances below are our approximate estimates from the clubhouse, computed on public road routing without traffic, and will run longer in season.

The Walk: Pedestrian Gate, Conner Park and Bluebill Avenue

The association’s Barbados Guest and Renter Guide (February 2026) gives the route: “Vanderbilt Beach and Delnor-Wiggins Pass State Park are a short 8-minute walk from the front entry of Barbados … Leave our front door turning right (South) past the next building (Antigua). Go through the side gate … Walk west across the canal bridge and enter the beach straight ahead.” The gate is coded and the code changes every few months; owners get it from the association. The Sea Grove page describes the same exit from the other side: the Sea Grove road “ends at the back gate of The Dunes property leading onto Connors Park and a short path to the Delnor-Wiggins Pass State Park and beach.”

Conner Park is the county park at Bluebill Avenue and Gulfshore Drive, “just outside the Dunes gate near Antigua (Building 1),” per the Sea Grove sheet. Collier County’s Conner Park page lists 158 parking spaces, a butterfly garden, a fishing area and a three-quarter-mile walking trail, open dawn to dusk, and describes it as parking with “access to Delnor Wiggins State Park and Bluebill Beach access approximately 1/4 mile.” The county page says dogs are not permitted in the park. The association’s tower pages rank the walk by building: Antigua “is the closest residence to the beach,” Barbados is “walking distance to the beach,” and Cayman is “a short walk to the beach.”

Delnor-Wiggins Pass State Park: Fees, Hours and Storm Recovery

Delnor-Wiggins Pass State Park, 11135 Gulfshore Drive, is open “from 8 a.m. to sundown, 365 days a year,” per Florida State Parks’ Delnor-Wiggins hours and fees page. Admission is $6 per vehicle (up to eight people), $4 for a single-occupant vehicle, and $2 for pedestrians, bicyclists and extra passengers, paid by QR code. Residents who walk in through the gate route pay the $2 pedestrian fee; the county resident beach permit does not cover state park admission. When the lots fill, the park closes to new vehicles while pedestrians and cyclists may still enter, which is one more reason the walk-in route is worth having. The park’s brochure describes about a mile of relatively undisturbed barrier island, an observation tower and a roughly one-mile swimming beach, and warns that swimming in Wiggins Pass itself is prohibited.

The park has taken three hurricanes in three years. The June 2026 draft unit management plan records that Ian’s 8 to 10 foot surge in 2022 damaged all infrastructure except the park residences beyond repair and closed the park until May 2023, and that Helene and Milton in 2024 caused “catastrophic damage” to all remaining facilities and left about four feet of sand across the parking areas. The park reopened on February 4, 2025 after a five-month closure with only Lots 1 and 2 open and portable toilets, per WINK News. The state’s current alert, effective April 18, 2025, says “drinking water is not available, and temporary restrooms are in use,” and the association’s February 2026 guide reported the park “open but still under repair” with four lots open that “fill quickly.”

The Park’s Draft Unit Management Plan

In June 2026 the Florida Department of Environmental Protection posted a draft Delnor-Wiggins Pass State Park unit management plan that would change how the neighbors’ beach works over the next ten years:

• Rebuild four of the five former beach parking lots on their old footprints, remove the northernmost lot and restore about an acre to maritime hammock.

• Replace five bathhouses with three high-capacity restrooms; pavilions and other structures “are not to be rebuilt.”

• Add payment kiosks, an electric entrance gate that closes when the park reaches capacity, and evaluate a reservation system.

• Build a 0.25-mile North Point Trail to the tip at the pass, and study a multi-level parking structure at the boat-ramp area.

The draft counts annual attendance “exceeding 1,500,000” and names gridlock on Bluebill and Gulf Shore Drive as the park fills as a problem it is trying to solve. For a Dunes owner on foot, a reservation system or capacity gate matters less than for a day-tripper; for guests who drive, it could matter a lot. The draft has not been adopted, and its public workshop dates were not posted when we checked.

Bluebill Beach Access and Vanderbilt Beach

Just south of the state park, the county’s Bluebill Beach Access at Bluebill Avenue and Gulfshore Drive is drop-off only, with bike racks, foot showers and restrooms, and parking at Conner Park “just a few blocks away.” It opens onto Vanderbilt Beach, the long public stretch that runs south toward the resort hotels. Collier County renourished Vanderbilt Beach by truck haul from late October 2025 to late January 2026, from near the Bluebill access south toward Pelican Bay, placing about 216,000 tons of sand.

Vanderbilt Beach Park, 100 Vanderbilt Beach Road, about 2.3 miles by road, adds a dedicated parking garage, on-street parking, a concession renting chairs and cabanas, restrooms and foot showers, open 8 a.m. to sunset. The county advises arriving before 10 a.m. from January to March.

Barefoot Beach Preserve and Clam Pass Park

Two quieter county beaches are worth the drive:

• Barefoot Beach Preserve, 505 Barefoot Beach Boulevard, across Wiggins Pass to the north but reached by road through Bonita Springs: “342 acres of natural land, one of the last undeveloped barrier islands on Florida’s Southwest coast,” per Collier County’s Barefoot Beach Preserve page. About 7.5 to 7.9 miles and 22 to 25 minutes by road, our estimate, because the route loops north.

• Clam Pass Park, 465 Seagate Drive, about 6.3 miles south: a “three-quarter-mile boardwalk” through mangroves with a free tram to the beach, concessions and beach wheelchairs, per Collier County’s Clam Pass Park page.

Both open at 8 a.m. and close at sunset, and both charge $10 to park without a Collier resident beach permit.

Collier County Beach Parking Permits for Dunes Owners

Collier County gives residents a free beach parking permit on proof of residency, which waives the $10 pay-to-park fee at county beach parks including Conner Park, Vanderbilt Beach Park, Barefoot Beach Preserve and Clam Pass Park. Per the county’s beach parking information page:

• Full-time residents bring an original current Collier vehicle registration and an original current Collier driver’s license with the same name and Collier address.

• Part-time owners, which describes many Dunes owners, bring a valid driver’s license from any state, a vehicle registration or rental agreement, and a “Current Collier County property tax bill or Warranty Deed, within 3 months of closing.”

• The sticker goes on the lower left of the driver’s side windshield and is not transferable.

A new owner should pick up the permit the first week, with the deed, before the tax bill arrives. The permit does not cover Delnor-Wiggins, which is a state park with its own admission.

The Free Paradise Beach Trolley from Conner Park

In season, Collier Area Transit runs the free Route 29 Paradise Beach Trolley from the Conner Park lot, next to the Dunes pedestrian gate, to Delnor-Wiggins Pass State Park and Vanderbilt Beach. Per Collier County’s February 2026 announcement, the 2026 season ran Friday to Sunday through April 26 (plus spring break, Easter week and Presidents’ Day), from 8 a.m. to 3 p.m. and 4:30 to 7 p.m., about every 30 minutes. It is the easiest way to reach Vanderbilt Beach Park without moving the car.

The Floridian Club for Select Grande Preserve Residences

The Floridian Club is a private beach club on Vanderbilt Beach, described on its own website as “a private beach club nestled along the pristine stretch of Gulf Shore Beach in North Naples,” with membership “available to eligible residences of the Grande Preserve at The Dunes.” Each Grande Preserve tower page says the same thing in the association’s words: “Select units offer a private membership to the Floridian Club; a private beach club which provides hourly shuttle service to members and their guests.” Membership attaches to select units in the four Grande Preserve towers, not to every residence, and none of the Island Cove or Sea Grove pages mentions it. The list of eligible units, the dues and how the membership transfers are not published, so a buyer should confirm eligibility for the specific unit on the estoppel and in the contract.

The Grande Preserve Concierge Center and Daily Services

The Dunes of Naples runs daily services through two offices: the Grande Preserve Concierge Center at 280 Grande Way, private to owners in Grande Dominica, Excelsior, Phoenician and Geneva, and the Site Management Office at the Club for the Island Cove towers and Sea Grove. A staffed gatehouse on Vanderbilt Drive controls entry, with guests pre-registered through dwellingLIVE.

Data updated: September 2026

This is the service layer a buyer does not see on a showing, and it is one of the clearest differences between the two tower neighborhoods. The Grande Preserve at The Dunes Community Association, Inc. owns the 3.69-acre amenity parcel at 280 Grande Way (Collier County tax roll, 2026 preliminary), deeded to it by the developer in 2011, and every Grande Preserve residence pays its assessment inside the condominium budget. Island Cove and Sea Grove owners are served from the POA’s Site Management Office at 310 Dunes Blvd instead.

What Does the Grande Preserve Concierge Center Offer?

The association’s Grande Preserve page calls it “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” and each Grande tower page lists “concierge services, conference room, business center, living room and kitchen.” It sits “on the immediate left as you enter the Grande Preserve gates,” per Grande Geneva’s renter rules. The Grande Excelsior Concierge Menu of Services spells out the working pieces:

• Concierge services for owners of the four towers

• Package signing and notary service

• A conference room with a table for eight

• A business center with four workstations

• A multipurpose room with a kitchen

• Guest registration for Buildings 4 to 7 and the open house flyer process with the gatehouse

The developer’s notices of commencement for the “Dunes Concierge Bldg” date from 2004 and 2005, and the association’s own history places the Concierge Center in 2005. Ian flooded it: “The Grande Preserve office was flooded and requires significant restoration and repairs,” per the association’s Hurricane Ian Information Center.

Hours, Business Center and Private Events

The Concierge Menu of Services lists hours of Monday to Friday 8 a.m. to 5 p.m., Saturday 8 a.m. to 4 p.m., closed Sunday. The Concierge Center’s line is (239) 592-0989. Grande Preserve owners “have the exclusive ability to reserve the Concierge Center for a private function,” which gives the four towers a smaller, private room for a dinner or meeting that the 250-guest Club does not. The business center’s four workstations and the eight-seat conference room serve owners who work from Naples part of the year.

Site Management for Island Cove and Sea Grove

Buildings 1 to 3 (Antigua, Barbados, Cayman) and Sea Grove are served by the POA’s Site Management Office at 310 Dunes Blvd, and after Ian the association routed “Buildings 1, 2, 3 & Seagrove” through Site Management and “Buildings 4, 5, 6 & 7” through the Concierge Center. The POA employs its own general manager, property managers, accounting staff and per-building maintenance leads rather than an outside management company, as far as any document shows. One limit applies everywhere: in-unit plumbing, air conditioning, electrical and appliance repairs are the owner’s job. “Association maintenance staff does not perform these repairs,” the 2026 Q&A sheets say, and owners are “encouraged to hire a Home Watch Service” when away.

How Do Guests and Vendors Get Through the Gate?

The main gate and gatehouse sit on the entry drive off Vanderbilt Drive, per the association’s vendor site map, with a separate resident gate; the open house rules refer to “the gatehouse” and “the guard.” The association has not published the gatehouse’s staffing hours, so we do not describe it as round-the-clock. What the association does publish, on its visitor management page, in its 2026 purchase and lease forms and on its vendor site map:

• Guest access runs through the dwellingLIVE visitor management system, and guests must be pre-registered by the owner (an automated call-in line is available).

• The after-hours line is for maintenance emergencies and security only.

• Residents’ vehicles carry transponders, about $25 per vehicle to the POA per the 2026 purchase applications.

• Tenants present the approved lease at the guard gate, and Grande Preserve forms withhold gate access and beach passes until the Board approves the lease.

• Service providers park in designated zones between Antigua and Barbados and between Barbados and Cayman.

Unaccompanied houseguests in the Grande Preserve towers can receive Club privileges by application, up to six passes at a time, requested at least seven business days ahead, with photo ID required to ride the shuttle and use Club facilities and fees charged to the owner’s account.

The Grande Preserve Shuttle

The shuttle that Grande Preserve residents talk about is the Floridian Club’s member shuttle to the beach club on Vanderbilt Beach, which the association’s tower pages describe as “hourly shuttle service to members and their guests.” Its roots are in the record: the 2011 turnover settlement required the POA to let the Floridian Club shuttle into the community and to let the developer park the shuttle buses overnight “in the Plantation Club parking lot.” Only select Grande Preserve residences carry the membership, the shuttle’s current hours are not published, and houseguests need photo ID to ride. Everyone else uses the walking gate to Conner Park or, in season, the free county beach trolley from the Conner Park lot.

Open Houses and Showing Rules

Sellers should know the association’s open house rules before they list. Requests are due by the Thursday before; an agent or the owner must be present; staff place one sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m.; no other signs or flyers are allowed; and agents may not wait in lobbies. For the Grande Preserve towers, “Flyers are prepared by the Grande Preserve Concierge Center Staff Friday morning and taken to the gatehouse.” A gated tower community rewards an agent who plans showings around the gate rather than one who expects buyers to wander in.

Where Do The Dunes of Naples Residents Shop, Eat and Spend the Evening?

The Dunes of Naples sits in the Vanderbilt Beach corner of North Naples, so daily life runs short: a Publix about 1.8 miles away, Trader Joe’s and Whole Foods within about three miles, beachfront dining at The Ritz-Carlton, LaPlaya and The Turtle Club within about 2.5 miles, and Mercato for dinner and a movie about three miles south.

Distances in this section are our approximate estimates from the clubhouse at 310 Dunes Blvd, computed on public road routing without traffic on September 23, 2026. Add time from January to April, and plan around the Vanderbilt Beach Road widening described below.

Groceries and Everyday Errands

Sources: Publix store locator data, the Trader Joe’s Naples store page, Mercato’s Whole Foods listing and Gulfshore Business on the Gateway Shoppes Publix. One local myth worth correcting: the Pavilion shopping center at 871 Vanderbilt Beach Road (Paragon Theaters, LA Fitness and about 31 tenants, per its owner’s property page) has no Publix.

Beachfront and Resort Dining Nearby

Three beachfront dining rooms sit within about 2.5 miles, all rebuilt or reopened since Ian:

• The Ritz-Carlton, Naples, 280 Vanderbilt Beach Road, about 2.2 miles (6 minutes). The resort reopened on July 6, 2023 after a renovation that began in 2021, adding the Vanderbilt Tower and bringing it to 474 rooms and suites, per the owner’s reopening announcement. Its dining lineup includes Nolita (New York style Italian), Sofra (Mediterranean), DUSK (Asian fusion and sushi), Gumbo Limbo (waterfront seafood), the RITZ Lobby Bar, MOKA and the beach Sand Bar. The Grill steakhouse is “closed through October 2026 for renovations.”

• LaPlaya Beach & Golf Resort, 9891 Gulf Shore Drive, about 1.9 miles (6 minutes). Its signature beachfront restaurant, BALEEN, serves breakfast, lunch, Sunday brunch and dinner, alongside the elements Bar and a Tiki Bar and Grill. The resort says its “$60M+” post-Ian restoration “fully reopened in May 2024.”

• The Turtle Club, 9225 Gulf Shore Drive N at the Vanderbilt Beach Resort, about 2.5 miles (7 minutes): beachfront, “area-sourced seafood plus steaks,” lunch 11 to 2:30 and dinner 5 to 9 daily, per The Turtle Club’s site. It reopened in May 2024 after more than 19 months closed by Ian’s surge.

The closest dinner of all is still the Club’s Royal Palm Room, across the parking lot, where every owner’s $1,000 annual minimum gets spent.

Mercato and Vanderbilt Beach Road

Mercato, 9110 Strada Place, about 3.2 miles (9 minutes), is the evening district for The Dunes: restaurants including Bartulia, Beeline and Narrative Coffee Roasters, the Alamo Drafthouse Cinema, the Mercato Nights music series, Films Al Fresco and Sizzle Dining in September, with shop hours Monday to Saturday 10 to 9 and Sunday 12 to 6. Vanderbilt Beach Road connects it all: the Ritz-Carlton and Vanderbilt Beach Park at the Gulf end, the Pavilion and the Vanderbilt Beach branch library in the middle, and Mercato just past US 41.

Two projects will change that road. Collier County began widening Vanderbilt Beach Road from four to six lanes, from just east of US 41 to east of Goodlette-Frank Road, the week of July 6, 2026: about 1.8 miles, about $28.4 million, about two years, with daytime lane closures Monday to Saturday and one lane each way between Strada Place and Goodlette-Frank for about two months in spring 2027. At the beach end, The Ritz-Carlton Residences, Naples (128 residences in five buildings with a 22-slip marina) was preparing to welcome residents in fall 2026, per its developer’s news page, and Collier County approved the private Paraiso Beach Club at 10025 Gulf Shore Drive in October 2025, a shuttle-served club with three restaurants targeted for mid-2027, per Gulfshore Business.

Waterside Shops and Coastland Center

For serious shopping, Waterside Shops, 5415 Tamiami Trail N, is about 5.8 miles and 12 minutes south: an open-air “upscale, luxury, super-regional” center with “more than 60 specialty stores,” open Monday to Saturday 10 to 6 and Sunday 11 to 5. The enclosed Coastland Center, 1900 Tamiami Trail N, is about 9.3 miles and 19 minutes away. Waterside sits beside Pelican Bay; our Pelican Bay neighborhood guide covers that community, and our Naples guide covers the city to the south.

Artis Naples and Culture

Artis Naples, home of the Naples Philharmonic and The Baker Museum at 5833 Pelican Bay Boulevard, is about 5.7 miles and 11 minutes away. It presents “more than 300 concerts, art exhibitions and educational events each year,” The Baker Museum is open Tuesday to Saturday 10 to 4 and Sunday 12 to 4, and the campus hosts the Naples International Film Festival from October 22 to 25, 2026. The Naples Botanical Garden, about 14 miles and 27 minutes south, is a day trip rather than an evening out.

Libraries, Worship and Healthcare

• Vanderbilt Beach Branch Library, 788 Vanderbilt Beach Road, about 2.2 miles: open Tuesday to Thursday 10 to 6 and Friday and Saturday 9 to 5, closed Sunday and Monday, per the Collier County Public Library’s branch page. The Headquarters Regional Library on Orange Blossom Drive is about 6.1 miles.

• St. John the Evangelist Catholic Church, 625 111th Avenue N, about 0.9 mile by road, the closest church to the gate, per the Diocese of Venice parish listing.

• Vanderbilt Presbyterian Church, 1225 Piper Boulevard, about 3.7 miles, per its PC(USA) congregation listing.

• NCH North Naples Hospital, 11190 Health Park Boulevard, about 2.6 miles and 7 minutes, with a 24-hour emergency department including OB and pediatric emergency care, per NCH’s location page.

For the airport run, Southwest Florida International is about 25 miles and 35 minutes north by road, and Naples Airport about 11.5 miles south, both our estimates without traffic.

Living by the Rules at The Dunes of Naples: Leasing, Pets, Vehicles and Guests

The Dunes of Naples is eight separate condominiums, and each one writes its own leasing and pet rules. Every association bars pets for tenants, caps occupancy at two persons per bedroom and requires board approval of every lease. Minimum terms run from 30 days to 90 days, and frequency caps depend on the tower and on when the owner bought.

Data updated: September 2026

That last point is the one that surprises buyers. At The Dunes, two identical residences in the same tower can carry different leasing rights because one owner took title before an amendment and the other took title after it. Grandfathering clauses at Cayman, Grande Excelsior and Grande Geneva follow the owner, not the unit, and they end when the unit is sold. So a buyer who plans to rent should read the recorded declaration of the specific condominium, not a listing remark and not a neighbor’s experience. Everything below comes from the recorded declarations and amendments, the associations’ 2026 statutory Q&A sheets and the lease and purchase applications posted on the association’s official resale information center.

Leasing Rules by Association: Minimum Term, Frequency, Maximum Term and Approval

Sources: the Antigua 2022 Amended and Restated Declaration, the Cayman 2022 Amended and Restated Declaration, the Grande Dominica 2022 Amended and Restated Declaration, the Grande Excelsior 2022 Amended and Restated Declaration, the Grande Phoenician 2024 lease application, the Grande Geneva 2014 leasing amendment and the Sea Grove declaration of condominium.

No association document we read sets a rental cap, meaning a limit on the share of units in a building that may be leased at one time. The limits at The Dunes work on term length and frequency, not on a building-wide percentage.

Who Is Grandfathered? Cayman’s February 21, 2019 Line, Excelsior’s 2013 Amendment and Geneva’s 2014 Amendment

Three associations tightened their leasing rules after owners had already bought, and each protected the owners who were there first.

Cayman (The Dunes of Naples III). The 2022 Amended and Restated Declaration, recorded at OR Book 6119, Page 3532, draws the line at February 21, 2019. An owner who took title after that date may lease once per 90 days. An owner who took title on or before it keeps the older right to lease up to 12 times per calendar year. In practice this means a Cayman resale listed by a long-time owner does not carry that owner’s 12-lease right to the buyer. The buyer gets the once-per-90-days rule.

Grande Excelsior. Excelsior is the only association at The Dunes with a 90-consecutive-day minimum lease. It comes from a 2013 amendment dated May 6, 2013, and it now sits in Article 16 of the 2022 Amended and Restated Declaration, recorded at OR Book 6118, Page 170. Owners who did not consent to the 2013 amendment keep a 30-day minimum until they transfer title. Every buyer after that transfer is on the 90-day rule, with no more than four leases in 12 months.

Grande Geneva. The board adopted Geneva’s leasing amendment on March 5, 2014, and the Certificate of Amendment was recorded April 30, 2014, at OR Book 5031, Page 2801. It limits leasing to four times per calendar year and once per 90-day period, with a 30-day minimum. The amendment binds owners who consented and every buyer after recording. The earlier Geneva text allowed up to 12 leases a year.

For a buyer, the grandfathering question is simple: ask for the recorded declaration and every recorded amendment for the specific condominium, and assume the post-amendment rule applies to you. For a seller, the question matters too. A seller who holds a grandfathered right should not market it as a feature of the unit, because the right does not pass to the buyer. We cover this in our seller conversations; call Jesse direct at (239) 898-6072 or start with a free Dunes of Naples home valuation.

What Leasing Costs and How the Approval Process Works

The lease applications posted in 2024 set a $150 non-refundable application fee payable to the condominium association and a $250 lease processing fee payable to The Dunes of Naples Property Owners Association for each lease. A renewal, which the forms call an “Additional Lease Period”, also carries the $250 POA fee. The associations do not accept checks from tenants; the owner or the owner’s agent pays. Gate transponders for tenant vehicles run $22 to $25 per vehicle depending on the form. Grande Phoenician adds a $50 rental orientation deposit, refundable when the landlord or the landlord’s representative gives the orientation, under a board motion of March 8, 2012. Older rules at Dominica, Excelsior and Phoenician list a $350 total effective July 1, 2014 ($100 application plus $250 POA); the 2024 forms showing $150 plus $250 appear to supersede them.

Timing matters as much as money. Tenants must present the approved lease at the gatehouse, and the Grande Preserve forms say tenants get no gate access and no beach passes before board approval. Antigua’s declaration gives its board 30 days to act on a complete application, and Cayman asks for the application 30 days before the lease starts. Plan on a month. Sources: the Antigua 2024 lease application, the Grande Excelsior 2024 lease application and the Grande Geneva 2024 lease application.

Seasonal owners who lease in winter should also know the Antigua declaration prohibits subleasing, “rent-sharing” and advertising a shorter term than the declaration allows. Short-stay platforms that list nightly or weekly stays do not fit any association’s rules at The Dunes.

No Tenant Pets Anywhere at The Dunes

Every one of the eight associations prohibits pets in leased units. The rule is uniform across the declarations, the lease applications and the 2026 Q&A sheets: a renter at Antigua, Barbados, Cayman, Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva or Sea Grove may not keep a dog, cat or other pet. Grande Geneva’s renter guide says it directly: only owners, not renters, may have pets. Grande Phoenician’s declaration says tenants may not keep pets. Antigua’s lease application adds that renters may not have pets or smoke on the condominium’s common areas, including lanais.

For an owner who plans to lease, this is a marketing fact. The tenant pool at The Dunes is limited to pet-free households, which tends to favor seasonal couples. For a buyer who will live in the unit with a dog, the owner rules below apply instead.

Owner Pet Rules by Tower, Including Breed Restrictions

Sources: the Barbados pets Q&A, the Grande Dominica rules and regulations, the Grande Excelsior rules and regulations amended April 2017, the Grande Phoenician 2022 Amended and Restated Declaration, the Grande Geneva renter and guest rules and the Sea Grove “Things to Know” sheet.

Two practical notes. First, the breed lists matter: a buyer with a German shepherd or a husky should look at towers other than Barbados, and a buyer with a pit bull or Rottweiler type dog should rule out Antigua and Barbados. Second, Grande Dominica’s 20-pound figure is a board recommendation in the rules, not a weight limit in the declaration. The distinction matters if a board ever tries to enforce it. Collier County’s Bluebill Beach Access, the nearest county beach access, posts “no dogs”, so plan dog walks inside the gates and along the county paths, not on the sand.

Occupancy: Two Persons per Bedroom, and No Age Restriction

The 2026 Q&A sheets set the same occupancy ceiling across the community: no more than two persons per bedroom, residential use only. Every residence in the seven towers has three bedrooms, or two bedrooms plus a den at Grande Phoenician’s Type C plan, so the practical ceiling in most towers is six overnight occupants.

The Dunes of Naples is not an age-restricted community. The Q&A sheets for Antigua, Barbados, Cayman, Grande Dominica, Grande Phoenician and Sea Grove say “no age restrictions” in plain words. The Grande Excelsior and Grande Geneva sheets are silent on age, and nothing in the declarations we read sets a 55-and-over rule. Families with children live here, and the Barbados guest guide sets pool rules for them: children under 13 must be accompanied, and children under 7 may not use the spa. See the Grande Dominica 2026 Q&A sheet and the Sea Grove 2026 Q&A sheet for the association wording.

The guest cottage units at Grande Excelsior, Grande Phoenician and Grande Geneva carry their own occupancy rules. They are recreational use only. Excelsior allows no more than two persons to sleep overnight in a guest cottage, and Phoenician limits a guest stay to no more than 30 consecutive days.

Vehicles: Motorcycles Barred, and No Boats, Trailers or Golf Carts Overnight

Every 2026 purchase application says the same thing about motorcycles: they are “not allowed on Dunes Property at any time.” That is a community-wide rule, and it applies to owners, tenants and guests. See the Barbados 2026 purchase application.

The Grande Preserve tower rules go further: “No commercial vehicles, motorcycles, boats, trailers, campers, mobile homes, golf carts or any other vehicle or recreational type vehicle may be stored, or parked overnight.” Contractor and commercial vehicles may not stay overnight either, under Sections 12.6 and 12.7 of the Grande tower declarations. At Sea Grove, overnight parking is limited to the unit’s garage or driveway; commercial trucks, trailers, campers, motor homes, motorcycles and recreational vehicles may not be “kept”, which the rules define as present overnight or for four consecutive hours; and the association or master association may regulate more than two vehicles per unit.

Boat owners should know there is no marina and no resident boat slip at The Dunes today, and boats and trailers may not be stored on the property. The nearest public ramp with Gulf access is the county’s four-lane launch at Cocohatchee River Park on Vanderbilt Drive.

Every vehicle that uses the resident gate needs a transponder from the POA, at $25 per vehicle on most forms (some older forms say $22, and the Grande Preserve transponder form lists “$25.00/$30.00”). Barbados and Cayman allow owners to install electric vehicle charging outlets in their assigned garage space under board policies, with annual usage fees of $25 for a trickle charger and $150 part-time or $300 full-time for an electric vehicle. See the Cayman electric vehicle policy approved April 2022 and the Barbados electric and trickle charging policy.

Garage Space Assignments by Tower

Parking is fixed by each declaration, and the numbers differ more than most buyers expect.

Sources: the Antigua 2022 Amended and Restated Declaration (Section 1.30.1), the Grande Dominica 2022 Amended and Restated Declaration (Section 1.34.1), the Grande Excelsior and Grande Phoenician declarations and the Sea Grove declaration of condominium.

The one-space rule in the Island Cove towers is the detail to check before writing an offer for a two-car household. Because the developer assigned the space in the original deed of conveyance, the specific space travels with the unit. Ask the seller for the deed and confirm the space number with Site Management before closing. After Hurricane Ian flooded the lower garages, garage location also became an insurance question, which we cover in the storm and insurance sections below.

Contractors, Remodeling Hours and GPR Scanning

Remodeling at The Dunes runs on a tight clock. The association’s posted contractor rules allow work Monday to Friday from 8:00 a.m. to 4:30 p.m. and Saturday until 1 p.m., with no work on Sundays. Contractors at Grande Dominica must enter the building through the lower parking garage, and Cayman’s contractor rules require both garage doors to stay open during daily remodeling periods. Contractor vehicles may not stay overnight.

The rule that catches out-of-town contractors is scanning. All seven towers were built with post-tensioned concrete slabs. The association’s notice, titled “When In Doubt, Scan It Out!”, says any penetration of a floor or ceiling requires ground-penetrating radar (“X-Ray”) scanning first, because striking a tendon has cost $20,000 to $50,000 to repair. That rule touches plumbing reroutes, recessed lighting, new floor drains and even some tile work. Read the association’s post-tension cable scanning notice before you price a renovation.

Other building rules that shape a remodel: the Island Cove declarations require units above the terrace level to carpet or sound-insulate hard floors (Section 9.4), window replacements must meet each building’s adopted specifications (Antigua’s 2023 specification calls for large-missile impact-rated glass), and association maintenance staff do not perform in-unit plumbing, air conditioning, electrical or appliance repairs, according to the 2026 Q&A sheets for Sea Grove and the Grande towers. Barbados also asks owners to replace water heaters at 10 years and to shut off the main water valve when away more than 48 hours, per its January 2026 newsletter.

Guests, Gate Registration and Houseguest Club Passes

Guests enter through a staffed gatehouse on Vanderbilt Drive using the dwellingLIVE visitor management system. Owners pre-register guests through the system or its automated call-in line, and the after-hours line is for emergencies only, per the association’s visitor management page.

The Antigua declaration gives its board real guest powers. The board may restrict visits by persons with prior violations or certain felony convictions, may suspend or ban a guest after a 14-day notice and a hearing, and, where “guest” occupancy looks like disguised leasing, may require proof of a family relationship or an affidavit that no payment changed hands. Grande Excelsior’s leasing article adds that tenants may not host overnight guests while every tenant is away, unless tenant family is present.

Houseguests staying without the owner can still use The Club at the Dunes through unaccompanied houseguest privileges. The Grande Preserve form allows a maximum of 6 passes at a time, asks for the request at least 7 business days in advance, requires photo ID to ride the shuttle and use Club facilities, and charges fees to the member’s account. The fee table on the posted form, which was valid to September 30, 2023, is not legible, so ask the Concierge Center for the current schedule. See the unaccompanied houseguest privileges application.

The Barbados guest and renter guide sets the house rules most visitors meet first: quiet hours from 10 p.m. to 8 a.m., the pool open dawn to dusk with no lifeguards, children under 13 accompanied and children under 7 kept out of the spa. See the Barbados 2026 guest and renter guide.

Move-Ins, Deliveries and Elevator Protection

No public document we read sets a move-in fee or an elevator deposit at any Dunes association. What the rules do require is care. The Grande tower rules call for floor and elevator protection during deliveries and route deliveries through the garage. Grande Phoenician’s declaration requires moves and deliveries to use the “service elevator unless said service elevator is out of service”, a rule its 2015 amendment (OR Book 5146, Page 3719) addressed. Every Grande Preserve residence opens onto a foyer beside a passenger elevator and a service elevator, which makes moving day easier than in most Naples towers. In the Island Cove towers, residences open from open-air breezeways served by two elevators per building.

Before a move, confirm the date with Site Management (Antigua, Barbados, Cayman and Sea Grove) or the Grande Preserve Concierge Center (Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva), and register the moving company at the gate.

Smoking Rules

Smoking at The Dunes is limited by building and by lease. At The Club, smoking is allowed only on the terrace outside the Fitness Center, according to the Barbados guest guide. Antigua’s lease application bars renters from smoking on the condominium’s common areas, including lanais. Grande Phoenician’s lease renewal form requires every lease to carry a no-smoking provision. Sea Grove’s rules add a related fire rule: no barbecues on lanais except electric built-ins. A buyer who smokes should read the specific building’s rules and declaration before closing, because a board can tighten these rules by amendment.

Moving In: Utilities, Internet, Trash and Mail at The Dunes of Naples

Moving into The Dunes of Naples means setting up power in your own name, registering vehicles and guests with the POA, and learning which management office serves your building. The public record names Florida Power & Light and the Collier County Water-Sewer District; internet provider details are not published, so confirm them with your building before closing.

Data updated: September 2026

We keep this section short on purpose. The association does not publish a utility checklist, and we would rather tell you what the records show than guess.

Power and Water: What the Recorded Documents Show

Electric service comes from the grid, not from a hospital circuit. The association’s Hurricane Ian FAQ puts it plainly: “The rumor that Dunes is on NCH grid is not true. We were lucky that power was restored after 29 hours for Hurricane Irma.” The Collier County Official Records show Florida Power & Light easements recorded across the development years, 1999 to 2006. Along Vanderbilt Drive, the Vanderbilt Beach Beautification MSTU (a taxing unit whose levy appears on every Dunes tax bill) finished its Phase IV project burying conduit and equipment for FPL, Comcast and CenturyLink by November 2024, and the MSTU’s records note landscaping repairs at The Dunes after the utility work, with sod the final repair in early 2025. See the Vanderbilt Beach MSTU February 2025 agenda backup.

For water and sewer, the recorded documents point to the Collier County Water-Sewer District. The developer signed agreements and easements with the district in 2001, 2003 and 2010, and on August 10, 2026, the POA recorded a utility easement and a deed to the Collier County Board of County Commissioners and the Collier County Water-Sewer District (OR Book 6618, Pages 1065 and 1077), searchable in the Collier Clerk’s official records. Whether each tower is billed through a master meter or individual meters is not stated in a public document; ask the association at closing. The towers also have gas service: before Ian, staff “turned off the gas to buildings”, and the Barbados, Cayman and Grande Phoenician pool decks have outdoor gas grills. The gas supplier is not named in any public source we found.

Two owner rules tie into utilities. Barbados requires water heaters to be replaced at 10 years and asks owners to shut off the main water valve when away more than 48 hours. And the association encourages owners to hire a home watch service when away, because building maintenance staff do not make in-unit repairs.

Internet and Cable: A Gap in the Public Record

Comcast and CenturyLink are named in the Vanderbilt Beach undergrounding contract, which tells you their lines run along Vanderbilt Drive. It does not tell you which provider wires each tower, whether any association holds a bulk service agreement, or what speeds reach the units. None of the eight associations’ 2026 Q&A sheets or posted budgets answers that question publicly. Ask the seller for a recent bill and ask Site Management or the Concierge Center whether a building-wide agreement exists before you schedule an installer.

Trash, Recycling and the Tax Bill

In the Island Cove towers, trash chutes sit next to the elevator bank on every floor, according to the Barbados guest guide. At Grande Geneva, garbage rooms are in the lower garage, per the Geneva renter and guest rules. The hauler and pickup schedule are association contracts that are not published.

One useful fact from the Collier County tax roll, 2026 preliminary: every one of the 656 Dunes unit parcels shows $0.00 in non-ad valorem assessments. No community development district, special district or solid waste assessment rides the tax bill of a Dunes condominium, so collection costs sit inside the association budgets.

Mail, Packages and the Concierge Center

The Grande Preserve Concierge Center at 280 Grande Way serves owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva. Its posted menu of services lists package signing and a notary, along with a conference room, a business center with four workstations, a multipurpose room and a kitchen. Posted hours are Monday to Friday 8 a.m. to 5 p.m. and Saturday 8 a.m. to 4 p.m., closed Sunday. See the Concierge Center menu of services and the association’s Grande Preserve page.

Barbados has a ground-floor mailroom, according to its guest guide. Antigua, Barbados, Cayman and Sea Grove owners work through Site Management at 310 Dunes Blvd for building matters, and all of the associations use 310 Dunes Blvd as their own mailing address. How packages are received in the Island Cove towers and at Sea Grove is not described in a public document, so ask your building’s manager before your first delivery.

Your First-Week Checklist

1. Put FPL electric service in your name and ask the association how water is metered.

2. Register each vehicle and buy a transponder from the POA ($25 per vehicle on most forms).

3. Learn the dwellingLIVE guest registration system before your first visitor arrives.

4. Confirm your assigned garage space or spaces and your storage locker.

5. Pick up a free Collier County beach parking permit, available to part-time Collier property owners with a tax bill or deed as well as full-time residents, per Collier County Parks and Recreation beach parking rules.

6. Note the $1,000 annual food and beverage minimum at The Club; a buyer’s minimum for the year of purchase is reduced by the seller’s spending that year.

7. If The Dunes will be your primary residence, file for the Florida homestead exemption. On the 2026 preliminary roll, 247 of 656 Dunes parcels (37.7%) carry homestead.

How Did The Dunes of Naples Come Through Hurricane Ian and Other Storms?

The Dunes of Naples came through Hurricane Ian with no injuries but heavy building damage: surge flooded the lower garages of all seven towers, more than 450 cars were lost, every tower’s elevators were damaged and all 20 lower Sea Grove homes flooded. Irma, Helene and Milton brought wind and area flooding, but Ian set the recovery agenda.

This section relies on the association’s own records first, then on federal measurements taken about 1,800 feet from the community. Where the record is silent, we say so.

Hurricane Ian, September 28, 2022: The Association’s Own Account

The association kept a running account on its Hurricane Ian Information Center page. Before landfall, “the Dunes staff went through full force storm preparation and shuttered all the entrances to the buildings, turned off the gas to buildings and secured elevators, where possible.” Collier County had ordered a mandatory evacuation of Zone A, and every Dunes building sits in Zone A.

The storm day, in the association’s words:

• “Power was lost at the Dunes approximately 8am ET.”

• At about 2 p.m., “storm surge waters took out roadways and swept away beaches and access. Water did not recede quickly, and the Dunes roadways were not navigable.”

• “The surge came so fast that it had a current and swept in from the preserve side, overtaking the retaining walls and into the garages.”

• “Cell towers were downed so ZERO calls went through.”

The damage list that followed:

• “All 7 towers had flooding in the lower garages and more than 450 cars were total losses.”

• “All 7 towers had catastrophic damage to the elevator systems. Buildings 1-3 will be without elevators for over 4 weeks.” Elevator pits were “all full of water, most over 15’ high.”

• “Sea Grove’s 20 lower carriage homes all had flooding interior to the units. All 40 units were affected with their elevators and lower spaces and stairwells storage.”

• “Significant roof damage happened to all 7 towers,” and a roofing contractor reviewed and stabilized every roof, Sea Grove’s among them.

• “The Grande Preserve office was flooded and requires significant restoration and repairs.”

• “All pool pumps were lost to the surge,” “Electrical systems below the flood lines will have to be replaced,” and storage lockers took blackwater in many buildings.

• “No injuries or deaths were reported in the Dunes.”

Buildings 1 to 3 are Antigua, Barbados and Cayman, the three Island Cove towers. The association’s photo galleries, organized by building, are on its Hurricane Ian pictures page.

The pattern tells a buyer where the risk sat. The residences in the towers are elevated well above the garage; Ian’s damage in the towers was concentrated in what sits at grade: garages, elevator pits, electrical rooms, pool equipment, lobbies and storage lockers. Sea Grove’s two-story coach homes have living space at ground level, and that is where the interior flooding happened.

How High Did the Water Get? Ian 10.24 Feet vs Irma 3.91 Feet

The nearest federal instrument is a U.S. Geological Survey storm-tide sensor at the Delnor-Wiggins Pass State Park boat ramp on Vanderbilt Channel, about 1,800 feet west of the middle of The Dunes. In Ian it peaked at 10.24 feet NAVD88 on the afternoon of September 28, 2022. In Irma, on September 11, 2017, the same sensor peaked at 3.91 feet NAVD88. Both readings are in the USGS Short-Term Network peak summaries for Collier County, and the National Hurricane Center’s Tropical Cyclone Report for Hurricane Ian lists the same 10.24 feet.

Put those numbers against the ground. USGS 3DEP lidar ground elevations at the tower address points run about 6.5 to 6.8 feet NAVD88 for Antigua, Barbados, Cayman, Grande Dominica and Grande Excelsior. By our arithmetic, a 10.24-foot water surface over 6.5 to 6.8-foot ground means roughly 3.5 to 3.8 feet of water at grade around those towers. Grande Phoenician (about 8.2 feet), Grande Geneva (about 9.3 feet) and Sea Grove (about 9.9 feet) sit on higher ground, which left only inches at grade by the same arithmetic. That still fits the association’s report that all 20 lower Sea Grove homes flooded, because finished floors, garages and stairwells can sit at or below pad grade, and the association says the surge came with a current from the preserve side. Water does not lie perfectly flat across a site, so treat these as orders of magnitude, not measurements inside any building.

Two more comparisons help. Ian’s 10.24 feet was about 0.2 feet above the 10-foot base flood elevation FEMA maps on five of the seven towers, so Ian was roughly a base-flood event at The Dunes. And the Hurricane Center’s report says “maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” with several USGS sensors above 9 feet from San Carlos Island south “through Delnor-Wiggins State Park in North Naples.” About 1.5 miles south, USGS high-water marks inside the Vanderbilt Beach public restroom read 11.39 and 11.77 feet NAVD88, or 5.6 to 6.0 feet above the ground there. Countywide, the Hurricane Center counted 33 buildings destroyed in Collier County and more than 3,500 with major damage.

Irma in 2017: 29 Hours to Power and a Lesson About Roof Tile

Irma was a different storm at The Dunes. Its 3.91-foot storm tide at the Wiggins Pass sensor stayed below the ground elevation of every building, so Irma’s damage here came from wind and rain, which matches what the association recorded. Its Hurricane Ian frequently asked questions page carries the Irma lessons:

• Power came back “after 29 hours for Hurricane Irma.”

• “With Irma we experienced falling tile breaking windows,” in the Island Cove towers and Sea Grove, whose original windows are not impact glass.

• “Island towers and Sea Grove front entrance doors: With Irma we experienced water intrusion.”

• After a storm, “Use caution before exiting the building. There might be loose roof tile and landscape debris.”

The Hurricane Center’s Tropical Cyclone Report for Hurricane Irma records 3 to 5 feet of inundation above ground from Marco Island north through Naples to Fort Myers, and a Naples gauge that dropped to 4.8 feet below normal high tide before the eye arrived, then rose “by 9 ft in only 3 hours.” Near The Dunes, USGS high-water marks at the Delnor-Wiggins observation deck and bathroom building read 3.94 and 4.14 feet NAVD88, about 0.7 feet above the ground there.

Helene and Milton in 2024: Area-Level Facts Only

We found no association notice, news report or permit that describes Dunes-specific damage from Hurricane Helene (September 26 to 27, 2024) or Hurricane Milton (October 9 to 10, 2024), and the association’s public announcements list carries no 2024 storm notice. What the federal record shows for the area:

• Helene. The National Weather Service in Miami reported that surge “easily overtopped dunes at the Naples area beaches, reaching an estimated 3-4 feet above ground in adjacent streets and parking lots,” that sand piled up a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and that “water entered several structures along the Intracoastal Waterway in Vanderbilt Beach.” The Naples Bay North gauge peaked at 4.71 feet NAVD88. Source: NWS Miami Helene impact narratives.

• Milton. The Hurricane Center reported 3 to 5 feet of surge inundation above ground from Bonita Beach through Marco Island. The Weather Service’s Collier narrative adds 2 to 4 feet across much of the county’s beach and bayfront, an estimated 85% of customers without power, about $280 million in property damage and 88 structures with major damage. Source: NWS Miami Milton impact narratives.

Next door, Delnor-Wiggins Pass State Park reopened February 4, 2025, after Helene and Milton compounded earlier Ian damage, with some parking lots still closed and temporary restrooms in use, as WINK News reported. The state park’s own page still carried a notice in 2026 to avoid closed areas and that drinking water is not available.

Generators: Elevators, Garage Doors and Emergency Lighting Only

Buyers often assume a luxury tower has whole-building backup power. The Dunes towers do not. The association’s FAQ is direct: “The building generators supply power to only the elevators, garage doors and emergency lighting.” Air conditioning, refrigerators and outlets inside the residences go dark when FPL goes down. The Club has its own emergency generator, but the association says “the club is not an area where you can ride out the storm but you can seek relief after the storm passes.” Generator size, fuel capacity and runtime per tower are not published. Plan for a hot week after a direct hit: Irma’s 29 hours was the good outcome.

Windows: Non-Impact Originals in Island Cove and Sea Grove, and the Insurability Notices

The association’s FAQ states: “Island towers and Sea Grove windows if original, are not impact glass.” Antigua, Barbados and Cayman date to 2001 on the county roll, and the first Sea Grove buildings date to 2001 as well, which by our reading of the dates means they were permitted before the first statewide Florida Building Code took effect on March 1, 2002. Owners may have upgraded individual units. The same FAQ said that if a storm was upgraded to Category 3 or 4, management would have a place in the Grande Preserve for residents to ride it out. The association does not say the Grande towers have impact glass, so confirm window ratings unit by unit.

After Ian, the insurance carriers moved first. The association’s real estate page says some Dunes associations “have been notified by their insurance carrier that a window replacement is necessary to safeguard insurability,” and the Barbados page says all Dunes associations received the notice. Where each building stands, per the association’s tower pages:

• Antigua: the carrier notified the association that window replacement is necessary. Antigua’s 2023 window specification calls for large-missile impact-rated glass, fixed and single-hung types, and no muntins on west-facing windows. See the Antigua 2023 window specifications.

• Barbados: “has settled a window claim from Hurricane Ian. The Association will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement.” The window assessment is adopted in principle; the amount is not yet set.

• Sea Grove: “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses. The Association’s insurance claim is still pending.”

For a buyer in these buildings, the estoppel certificate and the board minutes matter more than the listing price. See the association’s Barbados page and the association’s Sea Grove page.

What Changed After Ian: Lobbies, Elevators and Roofs

The recorded notices of commencement in the Collier Clerk’s official records show the recovery building by building.

Lobbies and flooded ground floors. The three Island Cove associations filed notices of commencement with Prestige Coating & Construction on November 27, 2023 (OR Book 6308, Pages 2646 to 2648), December 20, 2023 and March 19, 2025. The Antigua notices read “Drywall replacement” and, re-recorded in 2025, “2ft Drywall replacement through out lobbies. Area of work flooded.” Grande Dominica and Grande Geneva filed notices with the same contractor on the same three dates, and Sea Grove filed one for drywall replacement at 355 Sea Grove Lane. The association’s tower pages now describe “newly renovated” lobbies at Antigua, Barbados, Cayman and Grande Phoenician; their completion dates are not published. Grande Dominica’s three lobbies and corridors were renovated earlier, as the Naples Daily News reported in February 2020.

Elevators. Grande Dominica has “an approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026,” per the association’s Grande Dominica page. The amount is not published.

Roofs. Crowther Roofing & Sheet Metal of Florida filed re-roof notices for Grande Excelsior on December 12, 2023, and January 8, 2024; for Grande Dominica on February 19, 2024 (“Re-Roof, Remove Existing Roof, Install New Roof”); and for Grande Geneva on April 1, 2024. The POA filed its own Crowther notice on September 10, 2024.

Sea Grove reconstruction. About 20 association-filed notices were recorded between February 6 and March 10, 2025, followed by Reconstruction Experts notices on July 17, 2025, March 2, 2026 and April 9, 2026. In June 2026, ten owner-filed notices were for new aluminum and screen lanai railings on upper units.

Other hardening and repairs. The POA recorded notices with 1st Choice Hurricane Protection on September 12, 2025. Grande Geneva recorded a notice in June 2026 to upgrade its fire alarm panel with a new cellular communicator, a useful change in a community where cell towers failed during Ian. Barbados re-landscaped in 2023 at a net cost of $57,127, choosing “plants that survived flood the best.”

The scope of several notices was not stated in the index, so we list only what the recorded documents say. On the inspection side, the three Island Cove towers show “Milestone Completed” on Collier County’s milestone layer, with the next milestone year 2036.

Storm Questions a Buyer Should Ask at The Dunes

1. Has this association adopted, or does it expect to adopt, a special assessment for windows, elevators or Ian reconstruction, and what is the amount per unit?

2. Are the windows and sliding doors in this unit impact-rated, and does the association treat windows as common elements or unit property?

3. Where is this unit’s garage space, and at what level? Island Cove units have one space in an under-building garage that flooded in Ian.

4. What is the master policy’s hurricane deductible, and how would the association fund it?

5. What did the most recent milestone inspection and structural integrity reserve study find?

Barbados is the one tower with a published structural integrity reserve study: its January 2026 newsletter describes a 2026 SIRS by Dreux Isaacs & Associates. For the other buildings, ask for the report. Marc walks buyers through these documents before they commit; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is The Dunes of Naples in a Flood Zone? What FEMA’s Map Actually Says

Yes, for most of the community. FEMA maps The Dunes of Naples on FIRM panel 12021C0189J, effective February 8, 2024. Five towers sit wholly in Zone AE with a 10-foot base flood elevation, Grande Phoenician straddles AE 9 and AE 10, and Grande Geneva and Sea Grove building points read shaded Zone X with AE on part of each parcel.

The table below is a map screen, not an official determination; lenders order a flood zone determination per building. We built it from the live FEMA National Flood Hazard Layer, tested at Collier County’s own address points for every building and across a sampling grid inside each condominium’s land parcel, then cross-checked with point queries. The legal answer for any building is the lender’s Standard Flood Hazard Determination or a FEMA Letter of Map Amendment.

The Building-by-Building Flood Table

Sources: FEMA’s National Flood Hazard Layer map service for zones, base flood elevations and panels; USGS 3DEP bare-earth lidar (2018) for ground elevations, which under a building are interpolated and best read as approximate site grade; Collier County’s hurricane evacuation zone lookup; the National Hurricane Center’s National Storm Surge Risk Maps, read at each point; and the Florida Department of Environmental Protection’s Coastal Construction Control Line map. The CCCL distances are our point-to-line measurements.

What the pattern means: the tower sites at about 6.5 to 6.8 feet sit roughly 3 feet below the 10-foot base flood elevation, which is why five towers read entirely AE 10. Sea Grove’s building pads at about 9.9 feet and the Geneva point at about 9.3 feet are higher ground, which is why their building points read shaded X. But AE touches both of those parcels, and whether FEMA and a lender treat a specific Geneva or Sea Grove building as inside the Special Flood Hazard Area depends on where the actual footprint falls. That is decided by a flood zone determination or a Letter of Map Amendment, not by this screen.

Panel 12021C0189J, Effective February 8, 2024

Every Dunes building falls on one FIRM panel, 12021C0189J, part of FIRM 12021C for Collier County and Incorporated Areas. The adjacent panel 12021C0187J touches only about 14% of the POA’s 25.67-acre common land at the north end, where no residential building stands. The panel’s effective date is February 8, 2024, confirmed by Collier County’s own newsletter: “The county’s DFIRM became effective on 02/08/2024.” See the Collier County 2026 Floodplain Protection Newsletter.

Other map facts worth knowing:

• Community. The Dunes is in unincorporated Collier County (NFIP community 120067), not the City of Naples, so the county’s floodplain rules and rating apply.

• No map revisions here. FEMA’s layer shows no Letter of Map Revision touching The Dunes. The only Letter of Map Amendment in the surrounding area is for a Naples Park lot on 109th Avenue, not a Dunes building.

• Wave action. A Limit of Moderate Wave Action line appears on the FIRM in the wider area; its position relative to each building was not measured, so check the printed panel.

• Datum. Base flood elevations are in NAVD88. The recorded condominium surveys give floor elevations in NGVD 1929, a different datum; for example, the Antigua garage floor reads 7.70 feet and the Grande Geneva garage level 11.00 feet on those surveys. Do not compare those numbers to the base flood elevation directly. An elevation certificate does the conversion.

No VE Zone and No Coastal Barrier Resources System Unit

Two things buyers fear on a coastal map do not appear on any Dunes building.

No VE zone. VE is FEMA’s coastal high hazard zone, where waves of 3 feet or more are expected in the base flood. The nearest VE polygons, with base flood elevations of 11, 12 and 15 feet, lie to the west toward Vanderbilt Channel, Wiggins Pass and the Gulf, roughly 1,900 feet from Barbados and Antigua and about 3,100 feet from Geneva by our vertex-to-point measurement.

No CBRS unit. The Coastal Barrier Resources System bars new federal flood insurance inside its units. None of the Dunes building points falls inside one, per the U.S. Fish and Wildlife Service CBRS mapper service. The neighboring Delnor-Wiggins Pass State Park boat ramp does sit inside unit FL-65P, “Wiggins Pass”, an Otherwise Protected Area. The practical meaning: NFIP flood insurance is available for Dunes buildings.

The Coastal Construction Control Line runs north to south through the Gulf Shore Drive and state park beachfront, west of the community. Every Dunes building is landward of it, from about 1,175 feet at Antigua to about 2,790 feet at Geneva, so state CCCL permitting does not apply to the buildings as sited.

Collier County’s Class 5 CRS Rating: A 25% NFIP Discount

Collier County takes part in FEMA’s Community Rating System. In the county’s words: “Collier County has participated in the program since October 1992 and maintains a Class 5 CRS rating. With this rating, eligible NFIP polices receive a 25% discount to the flood insurance premium.” Because The Dunes is in unincorporated Collier County, the county’s Class 5 rating is the one that applies to eligible NFIP policies here, including an association’s master flood policy and a unit owner’s policy. Source: the Collier County 2026 Floodplain Protection Newsletter.

Evacuation Zone A and the Storm Surge Picture

Every Dunes building is in Collier County Hurricane Evacuation Zone A, the first zone ordered out. Before Ian, Collier issued a mandatory evacuation for Zone A, which the Naples Daily News described as “the coastal area south and west of U.S. 41.”

The National Hurricane Center’s worst-case surge maps explain why. At the Island Cove towers, Grande Dominica and The Club, a Category 1 storm already shows more than 3 feet of water above ground, and a Category 2 more than 6 feet; Grande Excelsior shows more than 9 feet in a Category 2. From Category 3 up, every building point shows more than 9 feet above ground. Grande Phoenician, Grande Geneva and Sea Grove show less than 3 feet in a Category 1. The practical rule for owners: when Zone A is called, leave, and move cars out of the lower garages before the surge arrives.

The 50% Rule: Substantial Improvement and Substantial Damage

Collier County applies the NFIP’s 50 percent rule, which “requires a structure to be brought into compliance with the current elevation requirements if the cost of the improvement or repair of the damage equals or exceeds 50 percent of the market value of the building.” The county also requires new machinery to be elevated to the base flood elevation plus 1 foot. For a Dunes condominium, the rule is measured on the building, not the unit, so it bites hardest after a major storm, when an association’s combined repair bill is counted against the building’s value. It also explains why rebuilt elevator equipment, electrical gear and pool mechanicals after Ian had to go higher. Whether any Dunes building was ruled substantially damaged after Ian is not in the public record we read.

What a Lender and a Buyer Should Order

1. A Standard Flood Hazard Determination for the specific building. This is the lender’s official answer, and it matters most at Grande Geneva, Grande Phoenician and each Sea Grove building, where the map splits.

2. The association’s elevation certificate for the building, which gives the lowest floor and garage elevations against the base flood elevation in the same datum. Collier County’s floodplain office keeps copies for permitted buildings.

3. The association’s master flood policy declarations page. Ask whether the association carries an NFIP Residential Condominium Building Association Policy or private flood, and at what limit.

4. Any Letter of Map Amendment for the building, if the association or an owner has one.

5. The master property policy certificate, for the wind deductible and carrier. Certificate requests go through the insurance certificate mailbox listed on the association’s resale information page.

6. A flood quote before you write the offer. Zone, building elevation and the county’s 25% CRS discount all move the number.

What Does Insurance Look Like for a Dunes of Naples Condo?

Insurance at The Dunes of Naples works in layers. Each of the eight condominium associations carries its own master policy on the building, the owner carries an HO-6 policy for interiors and loss assessments, and flood cover comes through NFIP or private flood. Carriers, deductibles and master flood limits are not published, so buyers must request them.

Data updated: September 2026

The Dunes has eight separate condominiums, each with its own association, plus the master POA and the Grande Preserve association. That means eight master policies, eight deductibles and eight flood decisions. Two units with the same view in different towers can carry different insurance exposure.

The Master Policy Under Florida Law

Florida’s condominium act sets the framework. Under section 718.111(11), Florida Statutes:

• Every association “shall have adequate property insurance,” and replacement cost “must be determined at least once every 3 years” by an independent appraisal or update.

• The board sets deductibles at a noticed meeting, “consistent with industry standards.”

• The association “may also obtain and maintain … flood insurance for common elements, association property, and units.” Flood is permitted, not required, by the statute.

• The master policy must insure the building “as originally installed” and must exclude unit personal property and “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments.” Those items are the owner’s to insure.

• “All property insurance deductibles and other damages in excess of property insurance coverage … are a common expense of the condominium,” with an exception for owner negligence.

That last clause is why a large hurricane deductible turns into a special assessment. It is also why Barbados’s January 2026 newsletter matters: it says “Our insurance deductible is high,” and that the first two days of water remediation costs are paid from the maintenance budget. Barbados’s carrier-driven window replacement, described in the storm section above, is the same mechanism at work.

Florida law also requires every condominium board to “adopt hurricane protection specifications for each building,” and a board may, with majority approval of the voting interests, install or require owners to install code-compliant hurricane protection. A board may not refuse an owner’s installation that meets the adopted specification. See section 718.113(5), Florida Statutes.

Your HO-6 Policy, and Why Loss Assessment Coverage Matters Here

Florida’s HO-6 statute sets a floor: unit owner policies “must include at least $2,000 in property loss assessment coverage,” with a deductible of no more than $250, and they are excess over any other policy on the same property. See section 627.714, Florida Statutes.

At The Dunes, $2,000 is not enough. Our reading of the statutes and the Ian record, not a statement in any Dunes document:

1. Buy loss assessment limits well above the floor. Master deductibles and uninsured flood losses fall on owners as assessments. Ian’s damage concentrated in exactly the places that become common expenses: garages, elevators, electrical rooms and pool equipment.

2. Insure what the master policy must exclude. Flooring, cabinets, countertops, appliances, water heaters, fixtures and window treatments are yours.

3. Insure your car separately. A car in a tower garage is protected, if at all, only by the comprehensive coverage on your auto policy. More than 450 cars were total losses at The Dunes in Ian.

4. Think about contents flood cover if you own a Sea Grove first-floor home or keep valuables in a tower storage locker. Both took floodwater in Ian.

A wind mitigation inspection can lower premiums. Florida’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, was updated effective April 1, 2026, and remains valid up to five years absent a material change, per the Florida Office of Insurance Regulation’s wind mitigation resources. Ask whether your building’s association already holds one that applies.

Master Flood Through NFIP: The RCBAP

An association buys master flood insurance through FEMA’s Residential Condominium Building Association Policy, or RCBAP. The federal bank regulators’ consumer site describes it as “a master flood insurance policy issued by the Federal Emergency Management Agency (FEMA) for residential condominiums,” available when the building is 75 percent or more residential. The limit is the lesser of “100 percent of the replacement cost value of the building” or “the total number of units in the condominium building times $250,000,” and “an RCBAP may be purchased only by the condominium owners’ association.” See the OCC’s HelpWithMyBank page on RCBAP flood insurance.

Applied to the county roll’s residential unit counts, the theoretical per-building caps would be: 84 units x $250,000 = $21.0 million for each Island Cove tower; $21.75 million for Grande Dominica (87 units); $22.5 million each for Grande Excelsior and Grande Phoenician (90 residences each); $18.75 million for Grande Geneva (75 residences); and $10.0 million for Sea Grove if written as one policy (40 units). That is our arithmetic on the federal formula, with guest cottage units left out. The actual limit, and whether any association carries an RCBAP or private flood at all, is in documents the associations have not published. Collier County’s Class 5 CRS rating gives eligible NFIP policies a 25% premium discount.

Citizens Property Insurance and the Flood Mandate

Citizens Property Insurance Corporation, Florida’s state-backed insurer, requires flood insurance on many of its policies under section 627.715, Florida Statutes. The requirement applies to “Personal Residential policies with wind coverage” and excludes “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage.” For personal residential policies inside the Special Flood Hazard Area, flood is required. Outside it, the phase-in runs by dwelling value: $600,000 and up from January 1, 2024, $500,000 and up from January 1, 2025, $400,000 and up from January 1, 2026, and all policies from January 1, 2027. See Citizens’ flood insurance requirement page.

For a Dunes owner, the takeaway is narrow: an HO-6 policy with Citizens is not subject to the flood mandate, by our reading of that exclusion. The mandate would matter only if Citizens writes some other personal residential policy for you. Whether any Dunes association’s master policy is placed with Citizens on the commercial residential side is not public.

Wind Design: About 162 to 163 mph and a Wind-Borne Debris Region

Under the Florida Building Code, 8th Edition (2023), Collier County’s wind speed map puts the ultimate design wind speed for Risk Category II buildings at The Dunes at about 162 to 163 mph: the 300 Dunes Blvd point falls in the 163 mph band, and the Cayman, Grande Dominica, Grande Geneva and Sea Grove points in the 162 mph band. See Collier County’s FBC 8th Edition wind load layer.

The current code defines a wind-borne debris region as areas “within one mile of the coastal mean high-water line where the ultimate design wind speed is 130 mph or greater,” or anywhere the design speed is 140 mph or greater, as the Florida House staff analysis of CS/HB 1551 (2023) quotes it. At 162 to 163 mph, the whole Dunes site qualifies by our reading. The practical effect: any new or replacement window or exterior door must be impact-rated or protected. That is why Antigua’s 2023 window specification calls for large-missile impact glass.

Code era matters too. The same House analysis says Florida’s first statewide building code “replaced all local codes on March 1, 2002.” By county roll year built, the three Island Cove towers (2001) and the first 28 Sea Grove homes (2001) came before that date; the 12 Sea Grove homes of 2002 straddle it; Grande Dominica (2003), Grande Excelsior (2004), Grande Phoenician (2006) and Grande Geneva (2007) came after. Permit application dates, not completion years, are the real test, and those are in Collier County’s permit files.

My Safe Florida Condo Grants: Towers Qualify on Height, Sea Grove Does Not

Florida’s My Safe Florida Condominium Pilot Program reimburses hardening work in buildings “three stories or taller” with at least two residential units, “within 15 miles of the coast,” when 75% of the resident owners in the building approve. The state pays $2 for every $1 the association spends, up to $175,000 per association, as reimbursement only. See the Florida Chief Financial Officer’s My Safe Florida Condo page.

The 2025 changes in CS/CS/HB 393 add two conditions that matter at The Dunes: windows must be common elements under the declaration, and the association must be in compliance with the milestone inspection and structural integrity reserve study requirements.

Applied here, by our reading:

• The seven towers meet the height and distance tests. Island Cove’s milestone status reads “Milestone Completed” on the county layer, and the four Grande towers show “Not Due” with next milestone years of 2028 (Dominica), 2029 (Excelsior), 2031 (Phoenician) and 2032 (Geneva).

• Sea Grove’s two-story coach homes do not meet the three-story test.

• The common-element question is a declaration question for each tower. If a declaration makes windows the owner’s property, the grant does not reach them. For Barbados, with a window assessment coming, this is worth asking the board about before the amount is set.

The Open Gaps: What Nobody Has Published

We read every public document the associations post, and these answers are not in them:

• Master property carriers, policy limits and named-storm deductibles for each of the eight associations. Certificate requests go to an insurance certificate mailbox at Arthur J. Gallagher listed on the association’s real estate page, which suggests Gallagher is the broker.

• Whether each association carries an NFIP RCBAP or private master flood, and at what limit.

• Which towers have impact glass or shutters today, and each board’s adopted hurricane protection specification.

• Special assessment amounts for the Barbados windows, the Grande Dominica elevator modernization and any Sea Grove Ian reconstruction.

• Typical HO-6 and flood premiums for a Dunes unit, which depend on the building, floor, coverage and carrier.

The fix is the same for all five: a buyer’s agent who asks for the certificates, the budgets, the minutes and the estoppel before the inspection period runs out. That is how we work The Dunes. Sellers, call Jesse direct at (239) 898-6072 or request a free Dunes of Naples home valuation. Buyers, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. For the wider market, see our Naples guide.

Which Schools Serve The Dunes of Naples?

Every address at The Dunes of Naples is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, according to the Collier County Public Schools attendance zones tool we checked on September 23, 2026. All three schools earned an A for 2025-2026 in the district’s 2026 accountability brief.

We did not rely on a single sample address. The district’s CCPS Attendance Zones 2026-2027 tool, linked from the Collier County Public Schools attendance boundaries page, returns the zoned elementary, middle and high school for every address record the district holds. We pulled all of them for the community’s streets: 300, 315 and 325 Dunes Boulevard (Antigua, Barbados and Cayman), 295 and 285 Grande Way (Grande Dominica and Grande Excelsior), 275 and 265 Indies Way (Grande Phoenician and Grande Geneva), and every Sea Grove Lane and Grove Court address. All 678 records returned the same three schools, for both the 2025-2026 and 2026-2027 school years, and the tool shows no pending rezone for any of them.

One caution for anyone searching by street name: the district’s database also holds a 265 Indies Drive East in East Naples and several Mangrove Court addresses near Marco Island. Those are different places with different schools. The Indies Way and Grove Court that belong to The Dunes are in ZIP 34110, off Vanderbilt Drive.

The Three Zoned Public Schools and Their Grades

Sources: zoning from the CCPS zones tool (checked September 23, 2026); grades served and enrollment from the NCES Common Core of Data school search for Naples Park Elementary, North Naples Middle and Aubrey Rogers High; grades from the CCPS 2026 Accountability Brief, 2025-2026 School and District Grades, dated July 1, 2026. Distances and times are measured from 300 Dunes Boulevard with the method explained in the drive-time section below.

The grade history is consistent. North Naples Middle has earned an A in every year of the brief’s five-year table (2021-2022 to 2025-2026). Naples Park Elementary earned a B in 2020-2021, according to the CCPS 2025 accountability brief, and an A in every year since. Aubrey Rogers High has earned an A in each of the three years it has been graded (2023-2024, 2024-2025 and 2025-2026). The district as a whole earned an A for 2025-2026, its ninth consecutive A, ranked sixth among Florida’s 67 districts, and the 2026 brief reports that 51 of 52 CCPS schools earned an A or B with none graded D or F.

One technical note from the Florida Department of Education: its 2025-2026 grading scales overview moved the high school A threshold to 65 percent of points (from 64 percent). Elementary and middle scales did not change. School-level point totals for these three schools were not available to us, so we publish letter grades only.

Why Older Listings Say Gulf Coast High

If you read older material about The Dunes of Naples, you will see Gulf Coast High School named as the zoned high school. That was correct through the 2022-2023 school year. We queried the same CCPS address record at 300 Dunes Boulevard for every school year the tool holds, 2019-2020 through 2026-2027:

The high school assignment changed for the 2023-2024 school year, when the district opened Aubrey Rogers High on Veterans Memorial Boulevard in North Naples. The elementary and middle assignments did not change. Gulf Coast High also holds an A for 2025-2026, so the switch did not change the grade a Dunes family is zoned into, but it did change the drive. Families who want a school other than the zoned one apply through the district’s Parental Choice process on the Collier County Public Schools website.

How Far the Schools Are by Road

Naples Park Elementary is the easy one: about 1.0 road mile and 3 minutes off-peak, west and south of the gate via Vanderbilt Drive and 111th Avenue North. North Naples Middle is about 6.4 miles and 13 minutes, reached by 111th Avenue North and Immokalee Road to Livingston Road.

Aubrey Rogers High is the one that surprises people. As the crow flies it is only about 2.8 miles from 300 Dunes Boulevard, but the road route is about 8.4 miles and 18 minutes, because the Cocohatchee River corridor and preserve lands push the route east to Livingston Road and back to Veterans Memorial Boulevard. Budget for that in the morning, especially in season.

Whether CCPS runs a school bus from The Dunes to Naples Park Elementary, or treats that 1.0-mile trip as a walk zone, is not something we could confirm from public records. Families should check the CCPS Transportation bus stop locator for the current year before they rely on either.

Other A-Rated Public and Charter Options Nearby

The 2026 brief lists many other North Naples public schools graded A for 2025-2026, including Laurel Oak, Pelican Marsh, Sea Gate, Veterans Memorial, Vineyards, Big Cypress, Lake Park and Osceola elementaries, Oakridge and Pine Ridge middles, and Barron Collier and Gulf Coast highs. Attending any of them from The Dunes requires a Parental Choice application.

Mason Classical Academy, a charter school at 3073 Horseshoe Drive South, is graded A in every year from 2021-2022 through 2025-2026 in the same CCPS brief. It is about 11.1 miles and 21 minutes from the gate off-peak.

Private Schools Near The Dunes of Naples

Private schools do not receive Florida school grades, so the comparison below is by grade span, enrollment and distance. Enrollment and grade spans come from the NCES Private School Universe Survey (2023-24 data), searched within 20 miles of ZIP 34110. The drive and straight-line figures are ours, measured from 300 Dunes Boulevard rather than from the ZIP centroid NCES uses.

The Community School of Naples address is confirmed on the Community School of Naples map and directions page, Seacrest’s on the Seacrest Country Day School site and St. Ann’s on the St. Ann School site. The closest early-childhood option in the NCES list is Vanderbilt Presbyterian Childcare Learning Center, 1225 Piper Boulevard (PK to KG, 94 students). For families willing to drive north, Canterbury School in Fort Myers is about 23.7 miles and 40 minutes away, per the Canterbury School site.

The NCES survey data is from 2023-24, so tuition, current enrollment and accreditation should be confirmed with each school’s 2026-2027 admissions office. For a wider look at the options, including how admissions calendars run, read our guide to Naples private schools.

Colleges and Universities Within Reach

Addresses come from the Florida Gulf Coast University homepage, the FSW Collier Campus page and the Ave Maria University site. FGCU, the region’s public university, is the largest of the three; the FSW Collier Campus is the closest two-year and bachelor’s option inside Collier County.

Hodges University is not on this list because it no longer operates. Higher Ed Dive reported in August 2023 that Hodges would close by August 2024, and FSW now runs a transfer page for former Hodges students. Older relocation guides that still list Hodges as a nearby university are out of date.

Healthcare Near The Dunes of Naples

The nearest full hospital to The Dunes of Naples is NCH North Naples Hospital, about 2.6 road miles and 7 minutes off-peak from the gate, with adult, pediatric and obstetric emergency care open 24 hours. Downtown NCH Baker, Physicians Regional Pine Ridge and Lee Health Coconut Point each sit about 10 to 11 miles away.

For a community where many owners are in Naples for the winter, the healthcare question usually comes down to three things: how far the nearest emergency room is, where the walk-in clinics are for small problems, and which second hospital is realistic when a specialist sends you elsewhere. Every distance below is measured from 300 Dunes Boulevard using the routing method explained in the next section. Any residence in the community sits within roughly 0.4 mile of that point, so add up to about a minute for the farthest Grande Preserve towers.

Hospitals and Emergency Departments

NCH North Naples Hospital is the one that matters most. The NCH facility directory lists an adult emergency department, a pediatric emergency department and obstetric emergency care at the Health Park Boulevard address, and the NCH North Hospital location page shows it open 24 hours. NCH itself explains on its immediate care page that the initials now stand for Naples Comprehensive Health. The route is short and simple: 111th Avenue North east, which becomes Immokalee Road past US 41. Licensed bed counts and trauma designations for the NCH hospitals were not readable from the state’s facility profiles during our research, so we do not publish them.

NCH Baker Hospital is the downtown NCH campus at 350 7th Street North, about 10.3 miles and 20 minutes south on US 41.

Physicians Regional Medical Center, Pine Ridge describes itself on the Physicians Regional Pine Ridge page as a 365,000 square foot, 177-bed acute care facility accredited by The Joint Commission, in Naples since 1999, and designated a Comprehensive Stroke Center by the state Agency for Health Care Administration. The Physicians Regional system site says its hospitals are accredited chest pain centers and that the system holds 357 licensed beds across three Naples hospitals. From The Dunes it is about 10.2 miles and 19 minutes via Immokalee Road and I-75 south.

The same system lists a Physicians Regional Medical Center, North at 1285 Creekside Boulevard, which also houses its inpatient rehabilitation facility. It is only about 2.2 miles from the gate, but we could not confirm from a primary record whether that campus runs an emergency department, so do not plan on it for an emergency until you have confirmed it yourself.

Walk-In and Immediate Care Close to Home

NCH Vanderbilt Immediate Care is the nearest walk-in option, about 3.5 miles and 8 minutes away on Vanderbilt Beach Road. NCH’s immediate care page says its immediate and urgent care centers are “staffed by board certified emergency physicians, physician assistants and nurses,” with “extended hours seven days a week” and online check-in. We could not capture the Vanderbilt location’s exact hours, so check before you go. The same NCH page lists the orthopedic walk-in at Creekside with weekday hours, which is useful for the sprained ankle or wrist that comes with a tennis or pickleball season.

Physicians Regional publishes its urgent care addresses, including Pine Ridge Road and East Naples, on its urgent care page.

Lee Health Coconut Point for the North Side

Lee Health Coconut Point is the option owners forget, and it is closer than downtown Naples. The Lee Health Coconut Point emergency department page lists a 24/7 emergency department with 25 examination, observation and recovery rooms. Lee Health’s five-year anniversary release says the 163,500 square foot campus opened December 3, 2018, and also houses urgent care, outpatient surgery, lab, pharmacy, imaging, physician offices and rehab. From The Dunes it is about 10.8 miles and 19 minutes north on US 41, roughly the same drive as NCH Baker downtown.

What the Healthcare Map Means for Owners

The practical read is simple. The Dunes of Naples sits closer to a full-service emergency department than most Gulf-side addresses in North Naples, and it has three different hospital systems within about 11 road miles. What the map does not change is the storm calendar: every Dunes building is in Collier County Hurricane Evacuation Zone A, according to the Collier County hurricane evacuation zone service, so owners with ongoing care needs should plan where they will receive it if they have to leave during a named storm.

Real Drive Times From the Gate at The Dunes of Naples

From The Dunes of Naples gate, Delnor-Wiggins Pass State Park’s entrance is about 4 minutes by car, Mercato about 9, I-75 about 11, downtown Naples about 20 and Southwest Florida International Airport about 35. These are free-flow, off-peak routing estimates we ran on September 23, 2026; expect longer trips from January to April.

How We Measured These Times

We did not copy drive times from a listing or a map app screenshot. Every figure below comes from the same reproducible method:

• Router: the OSRM (Open Source Routing Machine) public routing service, car profile, on OpenStreetMap road data, queried on September 23, 2026.

• Origin: 300 Dunes Boulevard (Antigua), at the coordinates returned by the US Census Bureau geocoder for 300 Dunes Blvd. The route leaves on Dunes Boulevard through two roundabouts to Vanderbilt Drive (County Road 901).

• What the minutes mean: OSRM returns a free-flow estimate from road type and posted-speed assumptions. It does not include live or historical traffic, signal queues, school zones, bridge openings or seasonal volume. Treat every time as “typical off-peak.”

• Straight line: great-circle distance, for context.

• Distances are rounded to 0.1 mile and times to the nearest minute.

Drive-Time Table From 300 Dunes Boulevard

The Miami route uses the tolled Alligator Alley segment of I-75 and the Tampa route uses the tolled Selmon Expressway; toll-free alternatives exist but we did not route them.

Two notes on the beach rows. First, the 1.2-mile Delnor-Wiggins figure is a car trip through the main gate. Residents who walk use a side gate by Conner Park that no routing engine knows about, and the association describes the beach as “a short 8-minute walk” from the front entry of Barbados in its Barbados guest and renter guide (2026). Second, Vanderbilt Beach Park, per Collier County Parks and Recreation’s Vanderbilt Beach Park page, has a parking garage, charges $10 to park without a Collier resident beach permit, and in January to March advises arriving before 10 a.m.

The Season Caveat

Every number above is an off-peak estimate, and North Naples traffic is seasonal. Our routing captured none of the January to April volume on US 41, Immokalee Road and I-75, none of the school-zone slowdowns on the way to Aubrey Rogers High, and none of the backup at the Delnor-Wiggins gate. The state park’s own June 2026 draft unit management plan describes the problem in plain words: “Gridlock occurs as the park fills.” For a winter owner, the good news is that the trips people make most, to the beach, to Mercato, to Publix and to NCH North, are all under 4 road miles and mostly avoid I-75.

Peak-season and rush-hour times would require the county’s traffic count and corridor travel-time reports, which we have not published here. If a commute matters to your decision, drive it once at 8 a.m. on a weekday in February before you commit.

Public Transit and the Free Beach Trolley

The Dunes of Naples has no bus stop at its gate. The nearest fixed route is Collier Area Transit (CAT) Route 11, “US 41 to Creekside Commerce Park,” which runs on US 41 between the Collier County Government Center and the Creekside / LinC Transfer Station at Immokalee Road, with timepoints at US 41 and Mercato and at US 41 and Vanderbilt Beach Road. The CAT Route 11 weekday map and schedule for April to October 2026 shows the first outbound bus at 6:00 a.m. from the Government Center and the last at 6:05 p.m., 15 trips a day, which works out to roughly 40 to 60 minutes between buses by our reading of the timetable. The route map shows no service on Vanderbilt Drive or on 111th Avenue North west of US 41, so a rider first travels about 1.7 road miles to the US 41 corridor.

Two connections matter from Creekside. CAT Route 27 runs Immokalee Road east toward Collier Boulevard and passes near NCH North Naples, per the CAT maps and schedules page. The LinC, LeeTran Route 600, links the Creekside Transfer Center with Coconut Point, downtown Bonita Springs and Riverside Park seven days a week, per the LinC Route 600 brochure hosted by CAT.

CAT fares, per the CAT fare information page:

Reduced fares apply to Medicare members, people with disabilities, riders 65 and older, children 17 and under, students, and active or retired military, with ID. CAT runs seven days a week except New Year’s Day, Memorial Day, July 4, Labor Day, Thanksgiving and Christmas.

In season there is a better option for the beach. CAT’s free Route 29 “Paradise Beach Trolley” starts at the Conner Park lot on Bluebill Avenue, next to the community’s side gate, and stops at Delnor-Wiggins Pass State Park and Vanderbilt Beach. The county’s 2026 beach bus announcement put the 2026 season at Friday to Sunday through April 26, plus spring break, Easter week and Presidents’ Day, from 8 a.m. to 3 p.m. and 4:30 to 7 p.m., about every 30 minutes.

Roads Changing Around the Gate

Two county road projects will shape drive times for the next few years. The Vanderbilt Beach Road widening east of US 41 is covered with the construction pipeline in the next section. Far to the east, the county’s June 9, 2026 release on Vanderbilt Beach Road Extension Phase One announced the opening of a new 7-mile, six-lane divided road from Collier Boulevard to 16th Street NE on June 12, 2026. None of the routes above use it, but it gives Dunes owners with family or contractors in Golden Gate Estates a new east-west option.

What Is Being Built Around The Dunes of Naples?

The Dunes of Naples is built out, but the mile around it is busy: Kalea Bay’s final tower is finishing to the north, Kinsale Golf Club has opened, a beach club and a Ritz-Carlton residential project are rising to the south, and the state and county are reworking Delnor-Wiggins, Wiggins Pass and Vanderbilt Drive.

Start with what cannot change. Collier County’s PUD master list dated June 11, 2026 carries The Dunes PUD, Ordinance 2000-74, approved November 14, 2000, at 188.55 acres and 640 approved units, with the status “BUILT OUT.” No later Dunes PUD amendment appears on that list. Inside the gates, the one open question is land, not towers: the developer quitclaimed the Hold-Back and Marina parcels to the property owners association in June 2026 when the association’s lawsuit settled, and whether a marina will ever be built there is not decided in any public document we found. Everything else in this section is outside the gates, and all of it was read in county agendas, state plans or the developers’ own announcements.

Kalea Bay Tower 500: The Last Tower Directly North

Kalea Bay is the five-tower high-rise community directly north of The Dunes, built under the Cocohatchee Bay PUD (Ordinance 2000-88, 532 acres, 600 units, status active on the county’s PUD list). Under the 2008 settlement between the county and the developer, as reported by the Naples Daily News in 2014, the project was allowed 590 units in five high-rises: one 17-story tower and four 20-story towers.

In October 2023 the county commission unanimously approved an amendment that raised the fifth tower, Tower 500, from 17 to 20 stories and the unit total from 590 to 600, per Gulfshore Business coverage of the final Kalea Bay tower approval. The Naples Daily News account of the compromise reported an approved height of 270 feet and developer concessions such as donating a 3-plus-acre commercial tract for marina parking, $1 million toward that parking, space for a fire station on US 41 and an emergency access road for a neighboring community. The developer’s own Tower 500 construction update reported the 18th floor reached in April 2025, and its April 28, 2026 getting-ready post described the tower in its final phases, with elevators in testing. We did not find a certificate of occupancy date.

What it means for The Dunes: the last big tower in the immediate neighborhood is essentially done. For Grande Preserve owners with north-facing views, the skyline they see today is the skyline the approved PUD allows. Read our Kalea Bay guide for the tower community directly north in depth.

Kinsale Golf Club Opens on the Old Cocohatchee Bay Golf Land

East of Vanderbilt Drive, the golf land that the 2008 Cocohatchee Bay settlement said would remain “green open space” if the course were ever abandoned is now Kinsale Golf Club, a private 18-hole club at Wiggins Pass Road and Vanderbilt Drive that opened in 2025, per GolfPass’s Kinsale Golf Club listing. Naples Daily News coverage from April 2025 reported a Gil Hanse and Jim Wagner design on a 174-acre site, a 250-member cap and a $450,000 initiation. The county’s own records follow the build: the commission accepted water and sewer facilities for “Kinsale Golf Course Phases 1A, 1B, & 2” on March 24, 2026 and for the “Kinsale Golf Course Halfway House” on June 23, 2026.

That Kinsale occupies the former Cocohatchee Bay golf tract is our inference from the same developer family, the near-identical acreage and the county’s “Kalea Bay Golf Course Lake Excavation” permit label; the county records do not say it in one sentence. A 2014 to 2015 attempt to put homes on that land failed at the county commission on March 24, 2015, as reported at the time. Kinsale is not a Dunes amenity, and no Dunes document gives residents access to it.

Paraiso Beach Club on Gulf Shore Drive

About a mile south, a new private beach club is coming to 10025 Gulf Shore Drive, a 1.35-acre site on the west side of Gulf Shore Drive in the Vanderbilt Beach Residential Tourist Overlay. The Collier County Planning Commission recommended approval unanimously on August 21, 2025 and the county commission approved the rezoning from single-family RSF-3 to Residential Tourist and a conditional use for a private beach club at its October 14, 2025 meeting. Gulfshore Business reported the approval with three restaurants, pools, cabanas and a spa, members arriving by shuttle with no on-site parking except for special needs, and a mid-2027 target. The Naples Press covered the groundbreaking in 2026.

For context, the Floridian Club, the existing private beach club on Vanderbilt Beach that select Grande Preserve residences can join, is described in the same Gulfshore Business coverage as “a similar but smaller private beach club” that “serves some of the buildings in The Dunes.”

The Ritz-Carlton Residences, Naples at Vanderbilt Beach Road

At the northeast corner of Gulf Shore Drive and Vanderbilt Beach Road, the former One Naples site is now The Ritz-Carlton Residences, Naples, by STOCK Development. The developer’s Ritz-Carlton Residences project news page says it “prepares to welcome residents this fall,” with occupancy starting in fall 2026. Florida YIMBY’s June 2026 report describes 128 residences on 6 acres with a 22-slip marina, and the 2022 launch announcement described five buildings, including two 12-story towers, with pricing from $2.5 million at launch. The county’s One Naples zoning staff report shows the site at 5.42 acres; the approval reported in March 2021 capped it at 140 units against 172 requested.

It is about 1.3 to 1.5 road miles south of The Dunes by our estimate. The practical effects for Dunes owners are more residents and more boats in the Vanderbilt Beach area and, once it is occupied, a new point of comparison for buyers weighing new construction against a resale tower with its milestone inspection already on file.

Delnor-Wiggins Pass State Park: The Draft Plan That Could Change Beach Access

For Dunes residents, Delnor-Wiggins Pass State Park is the neighborhood beach, so the park’s future matters more than any tower. The Florida Department of Environmental Protection posted a draft unit management plan for Delnor-Wiggins Pass State Park in June 2026. Its conceptual plan would:

• Evaluate a reservation system and install an exterior electric gate beyond the entrance roundabout that closes when the park reaches capacity.

• Rebuild four of the five former beach parking lots on their old footprints, remove the northernmost lot and restore about an acre to maritime hammock, and add payment kiosks in the lots and at the boat ramp.

• Replace five bathhouses with three high-capacity restrooms; pavilions and other structures “are not to be rebuilt.”

• Study a multi-level parking facility on the roughly 1-acre boat-ramp area, continue evaluating off-site parking with Collier County, and allow up to 80 parallel spaces along the entrance road.

• Add a 0.25-mile North Point Trail to the tip at the pass.

The draft counts annual attendance “exceeding 1,500,000,” records 354 beach parking spaces in five lots before the storms, and names the 158-space Conner Park lot on Bluebill as an off-site parking resource. It also documents why the plan is needed: Ian’s 8- to 10-foot surge damaged nearly all infrastructure beyond repair, and after Helene and Milton in 2024 “all remaining facilities and infrastructure received catastrophic damage.” The Florida State Parks page for Delnor-Wiggins still carried a notice effective April 18, 2025 that drinking water is not available and temporary restrooms are in use; whether it is still current in September 2026 is something to check on the day you visit.

What it means for The Dunes: a capacity gate and reservations would matter to drivers, not to residents walking in through the side gate. The park’s fee page says pedestrians and cyclists may still enter when parking areas are full, and the walk-in fee is $2 per person. Public workshop and adoption dates for the draft were not published when we checked.

Wiggins Pass Maintenance Dredging, 2026

Wiggins Pass is the inlet at the north end of the state park, and it is the Gulf access for boaters launching at Cocohatchee River Park. The county dredges it on what its Coastal Advisory Committee calls “a four-year cycle with interim minor dredges mid-cycle.” The January 8, 2026 Coastal Advisory Committee agenda set the 2026 job at about 75,000 cubic yards, not to exceed $2,000,000, and the county commission raised the cap to $2,500,000 on March 10, 2026, when the work was still “scheduled for March/April 2026.”

It did not happen in the spring. The county advertised the job four times in 2026, the last solicitation with bids due August 11, 2026 (county legal notice for ITB 26-8697). An award of ITB 26-8697 to Sea Hawk Maritime, LLC for $2,074,750 was on the county commission agenda for September 22, 2026. As of this writing we have not confirmed the vote or a start date, so the reasonable expectation is dredging in the 2026-2027 season rather than the spring 2026 schedule first announced. On April 14, 2026 the commission approved a 5-year agreement with the state to place the dredged sand on the Delnor-Wiggins beach, which is the stretch Dunes residents walk to.

Vanderbilt Beach Renourishment, 2025 to 2026

South of the state park, the county renourished Vanderbilt Beach and Pelican Bay by truck haul. The county’s October 17, 2025 renourishment release set the project at 2.9 miles, from near the Bluebill Avenue beach access south to Pelican Bay, with 216,000 tons of sand trucked from Immokalee and a cost of about $7.5 million. The December 24, 2025 update reported the Delnor-Wiggins to Vanderbilt Beach Road segment complete, with 168,000 tons placed and work finishing in late January 2026. The tourist development council and county commission had approved about $5,500,000 for the fall 2025 Vanderbilt truck haul at their September 16, 2025 and October 14, 2025 meetings, and in April 2025 the county awarded $262,503.60 to rebuild Ian-damaged Vanderbilt Beach dune walkovers (April 8, 2025 commission agenda).

The Army Corps Storm Study That Ended in May 2026

Buyers sometimes ask whether a federal seawall or surge barrier is coming to Vanderbilt Beach. The answer, for now, is no. The U.S. Army Corps of Engineers terminated the Collier County Coastal Storm Risk Management feasibility study, which covered Vanderbilt Beach, Park Shore, Naples and Marco Island, in May 2026 for insufficient funds, as reported by DredgeWire and Gulfshore Business. The options it had studied included nourishment, mangrove restoration, flood walls, storm surge barriers and building standards. For The Dunes, that means storm protection stays where it is today: the buildings, the associations’ insurance and hardening decisions, and county beach work.

Vanderbilt Beach MSTU Projects, Including the $845,066 Vanderbilt Drive Path

The Dunes sits inside the Vanderbilt Beach Beautification MSTU, a county taxing unit created in 2001 to bury power lines and beautify the area. Florida’s 2024 Collier taxing authority code table lists millage code 237, the code every Dunes unit parcel carries, with the Vanderbilt Beach MSTU at 0.4650 mills in 2024. The MSTU’s recent and pending work at or near The Dunes, from the county’s Vanderbilt Beach MSTU advisory committee page and its meeting packets:

• Vanderbilt Drive greenway path rebuild. The 10-foot bike and pedestrian path north of The Dunes near the bridge “cannot be navigated at high tide or during extreme rain events.” The redesign raises it about 2.5 feet. On January 13, 2026 the county commission approved a $845,066 purchase order to Quality Enterprises USA for Phases I and II, “from The Dunes of Naples north to the Marina Bay Club of Naples.” The August 6, 2026 MSTU agenda packet shows construction waiting on a maintenance-of-traffic plan approval and on “The Dunes of Naples irrigation project,” with a 2- to 3-month build once it starts.

• Power line burial. Phase IV undergrounding along Vanderbilt Drive was closed out by late 2024, and the MSTU restored landscaping at The Dunes that the burial work had disturbed, finishing with sod in early 2025 (February 6, 2025 MSTU packet).

• The paver crosswalk at the Dunes entrance. One of six new paver crosswalks, it developed a dip over a large culvert and was redone for about $26,000, with a change order in process in mid-2025 (August 7, 2025 MSTU packet).

• Ideas on the list. Solar lighting at the Dunes entrance crosswalk, drainage and beautification of Vanderbilt Drive around the Anchorage, The Dunes and Marina Bay Club, a Vanderbilt Drive landscape lighting plan, and a reconfigured turnaround at the Delnor-Wiggins entrance, with a November 2025 cost opinion of $244,148.75 for bus bay improvements (December 11, 2025 MSTU packet).

Separately, the county awarded a $1,105,441.01 Vanderbilt Drive sidewalk project to ZEP Construction on March 11, 2025, and the same agenda carried change orders for new bike lanes on 111th Avenue North east of the Bluebill Avenue bridge.

Vanderbilt Beach Road Widening East of US 41

The biggest road job near The Dunes is the widening of Vanderbilt Beach Road east of US 41. The county commission awarded the construction contract (US 41 to Fontana Del Sol Way) to Watson Civil Construction for $26,956,179.13 on January 13, 2026. The county’s July 2026 construction-start release says work began the week of July 6, 2026 to take the road from four to six lanes for about 1.8 miles, from just east of US 41 to east of Goodlette-Frank Road, at a project cost of about $28.4 million over about two years. Expect daytime lane closures from 9 a.m. to 3:30 p.m., Monday to Saturday, and one lane each way between Strada Place and Goodlette-Frank Road for about two months in spring 2027. For Dunes owners, that is the Mercato and Naples Walk corridor; the trips north on US 41 and east on Immokalee Road are not affected.

A New Publix at US 41 and Wiggins Pass Road

The Dunes’ nearest grocery store today is the Publix at Riverchase Shopping Center, 11200 Tamiami Trail North, about 1.8 road miles and 5 minutes from the clubhouse per the Publix store locator for ZIP 34110. A second option is under way to the north: a 55,674 square foot Publix at Gateway Shoppes at North Bay, 13585 Tamiami Trail North, at US 41 and Wiggins Pass Road, with a pharmacy drive-thru and a separate Publix Liquors, expected in mid-2027 per Gulfshore Business. By our routing estimate it is about 4.0 road miles and 8 minutes from the clubhouse.

What We Did Not Find

A pipeline section is only as good as its negatives. In a crawl of 265 county commission, planning commission, hearing examiner, tourist development and coastal advisory meetings from January 2024 to September 2026, we found no zoning petition, site plan or legal notice for new development on the developer-held acreage in The Dunes’ section, and no new condominium tower proposed on Gulf Shore Drive within about a mile. Activity there is single-lot docks, one coastal setback variance and the Paraiso Beach Club. Farther north, The Retreat MPUD on the west side of US 41, with 740 to 834 units requested, was on the October 28, 2025 county commission agenda; we have not confirmed the outcome, and it sits beyond the one-mile ring.

How Does The Dunes of Naples Compare to Nearby Gulf-Side Condo Communities?

The Dunes of Naples is a gated, built-out, seven-tower community a short walk from a state park beach, not a Gulf-front address. Against Kalea Bay to the north and the Pelican Bay and Vanderbilt Beach towers to the south, it trades direct beachfront for a private clubhouse, a gate and county-roll values below the Gulf-front market.

Data updated: September 2026

Two rules for reading this section. First, we compare only on yardsticks we could document from primary or named sources. Where we did not research a fact for a neighboring community, the table says “not measured here” rather than guessing. Second, market numbers for The Dunes come from the Southwest Florida MLS Matrix, pulled September 23, 2026, and county figures from the Collier County tax roll, 2026 preliminary. “Dunes of Naples vs Pelican Bay” is one of the most common searches we see about this community, and the honest answer is that a like-for-like cost comparison needs Pelican Bay fee sheets we have not published here.

The Dunes of Naples vs Kalea Bay, Pelican Bay and the Vanderbilt Beach Towers

Sources for the table: the county’s PUD master list; Gulfshore Business on the Kalea Bay fifth tower; the Naples Daily News report on the 2023 Kalea Bay compromise; Florida YIMBY on the Ritz-Carlton Residences; the association’s Barbados guest and renter guide; the Floridian Club site; FEMA’s National Flood Hazard Layer service (panel 12021C0189J, effective February 8, 2024); the USGS storm tide peak summaries for Ian in Collier County and USGS Ian high water marks; and the county’s 2025 renourishment release.

The flood row is a map screen, not an official determination; lenders order a flood zone determination per building. The Ian row compares still-water readings at two different measurement points about a mile and a half apart, not damage at any particular building.

What the Neighbor Comparison Tells a Buyer

Three differences stand out from the documented rows.

Beach. The Dunes is not beachfront, and it does not pretend to be. Its beach is a public one: residents walk out the side gate by Conner Park and cross to Delnor-Wiggins Pass State Park or the Bluebill beach access. A Gulf Shore Drive tower buyer pays for the sand at the door; a Dunes buyer pays for a gate, a private club and a short walk.

Lineage. Much of this shoreline was built by related developer teams. Signature Communities was the operating developer at The Dunes and is reported to have built in Pelican Bay and at Moraya Bay on Vanderbilt Beach, and the Kalea Bay team’s own materials list The Dunes among its past projects. The Floridian Club’s site carries the Soave, Kalea Bay, Moraya Bay and Kinsale logos, and it limits membership to “eligible residences of the Grande Preserve at The Dunes.”

Age. The Dunes towers date from 2001 to 2007. The Island Cove towers completed their first county milestone inspection, and the four Grande towers reach their milestone years between 2028 and 2032. The Ritz-Carlton Residences to the south and Kalea Bay’s fifth tower to the north are new construction, which carries a different price and a different maintenance calendar.

For the full picture of the communities on either side, read our Pelican Bay guide and our Kalea Bay guide, which covers the tower community directly north of The Dunes.

Island Cove vs Grande Preserve vs Sea Grove

Inside the gates, The Dunes of Naples is three different products. Island Cove is the three original towers (Antigua, Barbados, Cayman), Grande Preserve is the four later towers behind their own gate (Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva), and Sea Grove is 40 two-story coach homes. The table below compares them on the same yardsticks.

Sources: sales, prices, days on market and supply from the Southwest Florida MLS Matrix, pulled September 23, 2026 (last 12 months = closings dated September 24, 2025 to September 23, 2026; last 48 months ends the same day; units under 500 sq ft excluded; days on market excludes sales without a marketing period). Median $/sq ft is the median of per-sale ratios using MLS living area, which is a different measure from the county’s base area. Homestead counts, just values and years built from the Collier County tax roll, 2026 preliminary. Assessments from each association’s 2026 statutory Q&A sheet, for example the 2026 Q&A sheet for Dunes of Naples I (Antigua), the 2026 Q&A sheet for Grande Geneva and the 2026 Q&A sheet for Sea Grove. Those sheets state that the property owners association assessment ($2,380.50 per quarter) and, for the Grande towers, the Grande Preserve assessment ($1,206.75 per quarter) are included in the condominium budget, so the quarterly figures above are the full association number, not a base to add to. Milestone status from Collier County’s public milestone inspection map layer. Geneva’s sizes are plan-sheet air-conditioned sizes; the county figure includes lanai.

How to Read the Internal Comparison

Island Cove is the value end, and prices have moved. Its calendar-year median fell from $1,400,000 in 2023 (n=11) to $1,350,000 in 2024 (n=15), $1,125,000 in 2025 (n=15) and $1,087,500 so far in 2026 (n=8, small sample, mean of the middle pair $1,000,000 and $1,175,000). Median $/sq ft followed, from $692.31 in 2023 to $518.67 in 2026. At the same time Island Cove has the thinnest supply in the community: 2 active listings against 12 closings in the last year, about 2.0 months. Buyers are paying less per foot for the older, smaller towers, and they are not waiting long when one lists.

Grande Preserve is the larger-plan, higher-fee product, with more inventory. Twelve of the 14 active listings in the community are in Grande Preserve towers, which works out to about 6.9 months of supply against 21 closings. Its calendar-year median has held in a band from $2,300,000 (2023, n=9) and $2,325,000 (2024, n=15) to $2,112,500 (2025, n=10, mean of $2,100,000 and $2,125,000) and $2,100,000 (2026, n=17). Grande Preserve owners also have the private Concierge Center at 280 Grande Way and, in select units, the Floridian Club.

Sea Grove is the rare one. Only three Sea Grove coach homes sold in 48 months, so there is no market median to lean on; each sale needs its own comparison. It carries the lowest quarterly assessment in the community, sits on the highest ground (building points in shaded Zone X on the map screen), and is the only product outside the county’s milestone program. It is also the product that took Ian hardest at the living level: all 20 lower-floor homes flooded inside, per the association.

Owner-occupancy is lowest in Island Cove. About one in four Island Cove parcels carries a homestead exemption, against roughly 45% in Grande Preserve and Sea Grove. Island Cove owners are more often seasonal or investment owners, which fits the leasing rules in those towers.

Honest Pros and Cons of Living at The Dunes of Naples

The Dunes of Naples offers a private 25,000 square foot clubhouse, walkable access to a state park beach, A-rated zoned schools and a full hospital 2.6 miles away. Its costs are just as specific: it is not beachfront, most towers sit in Zone AE, Ian flooded every tower garage, and resales now carry a 1.25% capital assessment.

Data updated: September 2026

Every point below is tied to a document, a county record or the Southwest Florida MLS Matrix, pulled September 23, 2026. We wrote the cons with the same care as the pros, because the cons are what a buyer’s lender, insurer and inspector will find anyway.

The Pros

1. A private club with no equity buy-in and no recreation rent. Every residence has privileges at The Club at the Dunes, which the association describes on The Club page as an “all new 25,000 square-foot clubhouse” from a $9.2 million Amenities Center renovation and expansion completed in 2019, managed by Troon Privé. All eight 2026 Q&A sheets answer “No” to rent or land fees for recreational facilities, for example the 2026 Q&A sheet for Dunes of Naples I.

2. A beach you can walk to. The Dunes is not on the beach, but the association calls Vanderbilt Beach and Delnor-Wiggins Pass State Park “a short 8-minute walk” from the front entry of Barbados in its Barbados guest and renter guide, and the county’s free Paradise Beach Trolley starts next door at Conner Park in season.

3. Racquets that compete with dedicated clubs. Six Har-Tru clay tennis courts, per the Cliff Drysdale Tennis Naples listing, plus 4 regulation-size pickleball courts announced on the association’s racquets page, which also lists 11 league teams. See our Collier County tennis and pickleball guide for how that compares.

4. A-rated zoned schools, one of them a mile away. Naples Park Elementary (1.0 mile), North Naples Middle and Aubrey Rogers High, all graded A for 2025-2026 in the CCPS 2026 Accountability Brief.

5. A full hospital close by. NCH North Naples Hospital, with adult, pediatric and obstetric emergency care open 24 hours, is about 2.6 road miles and 7 minutes off-peak, per the NCH North Hospital location page and our routing.

6. No CDD, and the Island Cove milestone is done. Every one of the 656 roll parcels shows $0.00 in non-ad valorem assessments on the Collier County tax roll, 2026 preliminary, so no community development district rides the tax bill. Antigua, Barbados and Cayman show “Milestone Completed” with a next milestone year of 2036 on Collier County’s milestone inspection layer.

7. Room around you that cannot be built on. The PUD is built out, the state park’s draft plan says its present boundary is optimal with no new land, and the tower pages describe views over the surrounding nature preserve, Turkey Bay and Wiggins Pass. In June 2026 the developer quitclaimed the Hold-Back and Marina parcels to the property owners association, and the lawsuit over them was dismissed with prejudice on July 10, 2026.

8. A clean litigation answer. All eight associations answer “No” to court cases with liability over $100,000 in their 2026 statutory Q&A sheets.

9. Leasing is possible in every building. The minimum is 30 days in most towers and Sea Grove, with frequency caps that vary by tower; Grande Excelsior requires 90 consecutive days. We found no percentage cap on rentals in the documents we read.

10. Island Cove supply is tight. Two active Island Cove listings against 12 closings in the last 12 months is about 2.0 months of supply, per the Southwest Florida MLS Matrix, pulled September 23, 2026. For an Island Cove seller, that is a favorable setting.

11. A concierge layer in Grande Preserve. Owners in the four Grande towers have a private Concierge Center at 280 Grande Way with concierge services, a conference room, a business center, a living room and a kitchen, per the association’s Grande Preserve page, and select units carry a Floridian Club beach club membership with an hourly shuttle.

The Cons

1. It is not beachfront. The beach is public land reached through a side gate. Delnor-Wiggins charges walk-in visitors $2 per person, closes to new vehicles when full, and its June 2026 draft plan proposes a reservation system and a capacity gate. Residents of the Island Cove towers and Sea Grove have no private beach club.

2. Five towers sit in Zone AE with a 10-foot base flood elevation. On FEMA panel 12021C0189J, effective February 8, 2024, Antigua, Barbados, Cayman, Grande Dominica and Grande Excelsior are wholly in Zone AE with a 10-foot NAVD88 base flood elevation, Grande Phoenician straddles AE 9 and AE 10, and Grande Geneva and Sea Grove building points read shaded Zone X with AE on part of each parcel. Site grade at the five AE 10 towers reads about 6.5 to 6.8 feet on USGS elevation data. This is a map screen, not an official determination; lenders order a flood zone determination per building. The whole community is in Evacuation Zone A.

3. Ian flooded every tower garage. The association’s Hurricane Ian information center reports flooding in the lower garages of all 7 towers, more than 450 cars lost, catastrophic damage to the elevator systems in all towers, flooding inside all 20 lower-floor Sea Grove homes and significant roof damage on all 7 towers, with no injuries reported. The USGS sensor at the Delnor-Wiggins boat ramp peaked at 10.24 feet NAVD88 in Ian, compared with 3.91 feet in Irma.

4. A 1.25% resale capital assessment. For contracts approved after May 31, 2026, the property owners association collects the greater of 1.25% of the gross sale price or $1,000 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements, per the association’s real estate page. It is collected at closing through the estoppel; the contract decides who pays. On the community’s 12-month median sale of $1,800,000 (n=34, mean of the middle pair $1,750,000 and $1,850,000), that is $22,500 by our arithmetic.

5. Assessments that are pending or recent. Barbados has settled a Hurricane Ian window claim and will adopt a special assessment to its 84 owners for total window replacement, amount not yet set. Sea Grove “may need” an Ian special assessment, with its claim still pending. Grande Dominica has an approved elevator modernization assessment charged in 2025 and 2026, amount not published. Carriers have notified associations that window replacement is necessary to safeguard insurability, per the association’s tower pages, including the Barbados page.

6. The fees are real money, before dinner. 2026 quarterly assessments run from $5,876 (Sea Grove) and $7,663.50 to $8,070 (Island Cove) to $9,592 to $15,248 for typical Grande residences (the Geneva sheet also lists a $17,461 line), with Grande Dominica penthouses at $19,081 and $20,639, per the 2026 Q&A sheets. On top of that, every unit owner owes a $1,000 annual food and beverage minimum at the Club, billed as a lienable assessment if unspent, under the POA’s food and beverage minimum policy.

7. No marina and no slips. No marina or resident boat slips exist today, and tower rules bar storing boats or trailers on common property. The developer long reserved land for a 49-slip docking facility, and the association now holds title to the marina and hold-back parcels, but whether a marina will ever be built is not decided in any public document we found. The nearest public launch is Cocohatchee River Park, about 1.6 road miles away.

8. No golf. There is no course inside the gates and no golf membership attached to any unit. The neighboring Old Collier Golf Club is private with a limited membership, and Kinsale Golf Club to the north is private; no Dunes document grants access to either. Golfers should read our Naples golf communities guide.

9. Grande Preserve supply is 6.9 months. Twelve active Grande Preserve listings against 21 closings in the last 12 months, with a median of 123 days on market (n=18) and a median sold-to-list ratio of 93.62%, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Grande sellers are competing with each other.

10. Island Cove prices have slid. The Island Cove calendar-year median fell from $1,400,000 in 2023 (n=11) to $1,087,500 so far in 2026 (n=8, small sample). That is an opportunity for a buyer and a hard conversation for an owner who bought in 2023.

11. Original windows and one garage space in Island Cove. The association’s Hurricane Ian FAQ notes that the Island Cove towers’ and Sea Grove’s original windows are not impact glass, and the Island Cove declarations assign one garage space per unit, against two in the Grande towers.

12. Rules that limit some owners. No association allows pets in leased units, Grande Excelsior’s lease minimum is 90 consecutive days, and motorcycles are barred on Dunes property under the 2026 purchase applications. The high school commute is 8.4 road miles even though Aubrey Rogers is under 3 miles away in a straight line.

How We Weigh the List

For most of the buyers we meet, the pros are about daily life and the cons are about cost and risk. A buyer who wants a private club, a walkable beach and a hospital a few minutes away will find The Dunes hard to match at these prices. A buyer who needs a slip, a golf course, a pet in a rental, or a building that did not take water in Ian should look elsewhere. Everyone in between should price the flood insurance, read the tower’s special assessment notices, and ask for the milestone and reserve study documents before the inspection period ends.

What We See When We Walk Buyers Through The Dunes of Naples

When we walk buyers through The Dunes of Naples, the first questions are nearly always the same: is it on the beach, what is the real quarterly number, what happened in the garages during Ian, and which tower is right for us. The answers differ tower by tower, which is why we start with the documents.

Data updated: September 2026

This section is our general experience of how showings here go, not a story about any particular client or sale. Every fact in it is sourced elsewhere on this page or linked here.

The Four Questions Buyers Ask First

“Is it on the beach?” No, and we say so at the curb. We walk the route the association describes in its Barbados guest and renter guide: out past Antigua, through the side gate, west across the canal bridge and into the park. The association calls it “a short 8-minute walk.” Buyers who have been looking at Gulf Shore Drive towers usually recalibrate on that walk: they are trading beachfront for a gate, a club and a lower price per foot.

“What is the real quarterly number?” Listings often show a condominium fee, a Grande Preserve fee and a master fee on separate lines, and buyers add them up. The 2026 Q&A sheets say the master and Grande Preserve assessments are included in the condominium budget, so the sheet’s quarterly figure is the full number. As an example, an Antigua listing’s $5,601.75 plus $2,380.50 is about the $7,982.25 on the 2026 Q&A sheet for Dunes of Naples I. Then we add the $1,000 food and beverage minimum and, at closing, the 1.25% resale capital assessment.

“What happened in Ian?” We answer with the association’s own account: water in every tower’s lower garage, more than 450 cars lost, elevators out, all 20 lower Sea Grove homes flooded, and no injuries. Then we show the flood zone at the specific building and point buyers to the pending window work in their tower.

“Which tower?” That depends on what the buyer is solving for, and the towers feel different enough that most people know after the second one.

How the Towers Differ in Feel

Island Cove (Antigua, Barbados, Cayman) is the original neighborhood, closest to the side gate and the Club. The association calls Antigua “the closest residence to the beach.” Each tower has seven residences per floor, an under-building garage with one assigned space per unit, and its own heated pool and spa. Plans run from 1,893 to 2,194 square feet under air, and every plan is three bedrooms, with the third labeled den/bedroom on the developer plan sheets. These are the towers buyers pick for walkability and value.

Grande Preserve (Grande Dominica, Grande Excelsior, Grande Phoenician, Grande Geneva) sits behind its own gate at the north end, with five or six residences per floor, two garage spaces per unit, elevator backhalls shared by two residences per floor, which the association markets as private foyer entries, and plans from 2,609 to 3,728 square feet under air. Each tower has a fitness room and heated pool and spa, Phoenician and Geneva add social rooms with catering kitchens, and all four share the Concierge Center at 280 Grande Way. Geneva, the last tower completed, advertises east views over Old Collier Golf Club on the association’s Grande Geneva page. These are the towers buyers choose for space and a quieter, more private arrival.

Sea Grove is the surprise for buyers who came for a tower. It is 40 two-story coach homes around a lake, each with an attached two-car garage, a short walk from the tennis courts, fitness center and resort pool, and the Sea Grove road ends at the back gate by Conner Park, per the association’s Sea Grove page. With only three sales in 48 months, it is the product where patience matters most.

What We Check Before Anyone Writes an Offer

Before a contract, we pull the specific tower’s 2026 Q&A sheet, its leasing and pet rules, any special assessment notice on its association page, its milestone status and, for Barbados, the 2026 structural reserve study the association has reported. We map the building’s flood zone and remind buyers that only a lender’s flood zone determination is official. And we set the purchase application calendar early, because each association requires its package at least 30 days before closing and must approve the buyer before closing.

If you are selling, the same documents are the ones a buyer’s agent will ask you for, and having them ready is part of pricing well. Start with a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

When you are ready to walk the towers yourself, walk them with the team that wrote this guide. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Sellers can start with a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873.

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

If you’re searching for the best Dunes of Naples listing agent, or thinking, ‘I need to sell my house in The Dunes of Naples…’ you are selling into 14 active listings and about 4.9 months of supply (Southwest Florida MLS Matrix, September 23, 2026), across eight condominiums with their own fee sheets and rules.

Data updated: September 2026

Selling at The Dunes of Naples is not one market. It is eight recorded condominiums in three neighborhoods, 634 residences in all (Collier County tax roll, 2026 preliminary), and the buyer for a 1,893 sq ft Antigua residence is rarely the buyer who tours a 3,728 sq ft Grande Geneva plan. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that volume to a Dunes listing along with the paperwork most listing agents treat as an afterthought: the association’s Resale Capital Assessment notice, which moved to 1.25% of the gross sale price for contracts approved after May 31, 2026; the 30-day approval package in the Grande Excelsior purchase application, revised June 2026; the estoppel ordered through the association’s CondoCerts announcement letter; and the flood, milestone and insurance facts a buyer’s lender asks about in the second week of a contract.

For The Dunes of Naples 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. Get a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

What The Dunes of Naples Condos Sold For in the Last 12 Months

Every figure below comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, and covers residential closings dated September 24, 2025 to September 23, 2026. Guest cottage units under 500 sq ft are left out of every statistic, and sizes are MLS living area, which is not the same measure as the county’s base area.

• 34 closings and $56,976,360 in sold volume. Twelve closed in Island Cove (Antigua, Barbados and Cayman), 21 in the four Grande Preserve towers and 1 at Sea Grove.

• Median sold price: $1,800,000 (n=34, an even count, so the median is the mean of the middle pair, $1,750,000 and $1,850,000). The median list price was $1,922,500, and sales ran from $862,500 to $2,265,000.

• Median price per sq ft: $625.84 (the median of the 34 per-sale ratios, so the mean of the middle pair, $625.37 and $626.30).

• Median sold-to-list ratio: 92.81%. Four of the 34 closed at or above their list price.

• Median time on market: 100 days (n=30). Four closings were entered into the MLS at closing with no marketing period recorded, so they are left out of the days count.

• Island Cove: n=12, median $1,187,500 (middle pair $1,175,000 and $1,200,000), median $547.82 per sq ft, sold-to-list 91.09%, median 88 days on market (n=11), volume $13,736,360.

• Grande Preserve: n=21, median $2,050,000, median $642.34 per sq ft, sold-to-list 93.62%, median 123 days on market (n=18), volume $41,775,000.

• Sea Grove: one closing, $1,465,000 for a 2,061 sq ft first-floor coach home in May 2026, at 97.73% of list after 95 days. One sale is a data point, not a median.

• By tower, every sample small (under 10 sales):

  • Cayman: n=8, median $1,087,500 (middle pair $1,000,000 and $1,175,000), median $517.79 per sq ft.

  • Antigua: 2 sales, $1,200,000 and $1,725,000, so no median.

  • Barbados: 2 sales, $975,000 and $1,325,000, so no median.

  • Grande Dominica: n=4, median $1,912,500 (middle pair $1,875,000 and $1,950,000), median $693.78 per sq ft.

  • Grande Excelsior: n=7, median $2,100,000, median $625.37 per sq ft, median 168 days on market.

  • Grande Phoenician: n=7, median $2,175,000, median $751.81 per sq ft.

  • Grande Geneva: n=3, median $1,875,000, median $670.12 per sq ft.

• Highest sale: $2,265,000 for a 2,893 sq ft Grande Geneva residence in March 2026. Quickest: a 2,747 sq ft Grande Phoenician residence recorded at 0 days on market, closed in August 2026 at $2,260,000. Longest: 624 days, a 2,187 sq ft Cayman residence that closed at $862,500 in March 2026.

• Today: 14 active and 3 pending, and all three pending contracts are in Grande Phoenician. The active median list price is $1,747,000 (n=14, the mean of the middle pair, $1,595,000 and $1,899,000), with asking prices from $995,000 to $2,695,000.

• Supply: about 4.9 months overall (14 active against 34 closings a year), 2.0 months in Island Cove (2 active, 12 closings), 6.9 months in the Grande Preserve (12 active, 21 closings) and nothing active at Sea Grove.

What Is Your Dunes of Naples Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Dunes of Naples home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same tower, the same stack and plan, the same side of the building, adjusted for floor, view, renovation, garage and whether the residence carries a guest cottage or a Floridian Club membership. An automated estimate cannot see that the May 2026 Grande Dominica sale was the 2,609 sq ft plan while yours is the 2,919 sq ft plan, or that Barbados owners are waiting on a window assessment the association says it will adopt at a future date. We can, and we price to it.

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

Pricing Island Cove Against Grande Preserve Supply

The Dunes of Naples runs as two markets that share a gate. Island Cove is short on inventory: 2 active listings against 12 closings in the last 12 months, or 2.0 months of supply (Southwest Florida MLS Matrix, September 23, 2026). The Grande Preserve is long: 12 active listings against 21 closings, or 6.9 months. A Barbados or Cayman seller is pricing into scarcity, while a Grande Excelsior seller is one of four Excelsior listings asking $1,595,000 to $2,450,000.

The calendar-year medians show where each market has been. Island Cove closed at a median $1,400,000 in 2023 (n=11), $1,350,000 in 2024 (n=15), $1,125,000 in 2025 (n=15) and $1,087,500 so far in 2026 (n=8, the mean of the middle pair, $1,000,000 and $1,175,000), with median price per sq ft moving from $692.31 to $518.67 over the same stretch. The Grande Preserve closed at a median $2,325,000 in 2024 (n=15), $2,112,500 in 2025 (n=10, middle pair $2,100,000 and $2,125,000) and $2,100,000 so far in 2026 (n=17). Our reading of those numbers: Island Cove prices reset in 2025 after the Hurricane Ian repairs and the insurers’ window notices, and the thin supply there now favors a well-prepared seller; the Grande towers have held closer to their 2024 level, but sellers there win on price per foot and presentation, because the buyer has a dozen alternatives.

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Price per sq ft is the median of per-sale ratios on MLS living area.

The list-to-sale gap is where most Dunes pricing mistakes show up. Across all 34 closings the median sale came in at 92.81% of list, Island Cove at 91.09% and the Grande Preserve at 93.62%. Grande Excelsior’s median list price in the period was $2,295,000 against a $2,100,000 median sale, a gap of about 8.5% by our arithmetic. Two of the three Grande Dominica listings on the market today are terrace-level residences asking $1,550,000 and $1,595,000, about $531 to $546 per sq ft, well below the $693.78 median per sq ft of the four Dominica sales in the last year, which tells you how differently the market values a terrace level and an upper floor with a Gulf view. We price each Dunes listing against its own stack, not the community average, and we show you the comparable sales line by line. Get a free Dunes of Naples home valuation or call Jesse direct at (239) 898-6072.

The 1.25% Resale Capital Assessment, and Who Pays It

The Dunes of Naples Property Owners Association raised its Resale Capital Assessment from the greater of 0.75% of the gross sale price or $1,000 to the greater of 1.25% or $1,000, for sales contracts approved after May 31, 2026, with exceptions as provided in Section 6.9 of the Amended Declaration of Covenants and Easements (the association’s real estate notice; the Grande Phoenician purchase application, revised June 2026). The Sea Grove purchase application still posted online is a 2024 form that prints the old 0.75%; the POA notice supersedes it.

The assessment is collected at closing through the estoppel, and the purchase contract decides who pays it. Nothing in the public documents we read assigns it to buyer or seller, so it is a negotiated line, and it is a large one. By our arithmetic, 1.25% of the $1,800,000 median sale of the last 12 months is $22,500; on Cayman’s $1,087,500 median it is $13,593.75, and on a $2,100,000 Grande Excelsior sale it is $26,250. When you see a “transfer fee” of $21,812.50 on a current Grande Phoenician listing asking $1,745,000 in the Southwest Florida MLS Matrix, that is this assessment: 1.25% of $1,745,000 is $21,812.50, by our arithmetic. We write the assessment into the contract by name, amount and payer, so it never becomes a closing-table surprise.

The 30-Day Association Approval Package and Background Checks

Every Dunes resale needs the condominium association’s approval before closing. The 2026 purchase applications for Barbados, Cayman, Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva, all revised June 2026, require the buyer’s package at least 30 days before closing, a $150 non-refundable application fee payable to the condominium association, and a criminal background check for every occupant through a third-party vendor (the Dunes of Naples III purchase application for 2026; the Grande Dominica purchase application, June 2026). A vehicle transponder costs $25 per vehicle on most forms, with some forms still printing $22 or $30, and every application states that motorcycles are not allowed on Dunes property at any time.

For a seller, the 30-day rule sets the calendar. A contract signed on February 1 cannot responsibly close before early March, and a buyer who submits a thin package can push that later. We collect the application with the signed contract, check it for completeness (every occupant, every vehicle, every signature), and track it to approval. If your buyer owns a motorcycle or plans to keep a boat or golf cart on site, we flag it on day one, because the rules in the Grande Excelsior Rules and Regulations, amended April 2017 bar storing or parking boats, trailers and golf carts overnight on common property.

Ordering the Estoppel Through CondoCerts

Since May 26, 2025, estoppel certificates and lender questionnaires for The Dunes of Naples Property Owners Association at 310 Dunes Blvd are processed through CondoCerts, per the association’s CondoCerts announcement letter. The fee is not published on the association’s public pages, so we confirm it when we order. The estoppel is the document that tells a title company what is owed: the current quarterly assessment, the Resale Capital Assessment, any special assessment the board has adopted, and any unpaid club charges, including a shortfall under the $1,000 annual food and beverage minimum.

We order it early, often at listing rather than at contract, because a Dunes estoppel can carry two or three layers. The 2026 Q&A sheets for the Grande towers say the POA assessment ($2,380.50 a quarter) and the Grande Preserve assessment ($1,206.75 a quarter) are included in the condominium budget, per the association’s 2026 Q&A sheet for Grande Excelsior, so a well-run estoppel should show one quarterly number, not three. If it shows three, we ask why before your buyer’s lender does.

Disclosures and Pending Assessments: Barbados Windows, Dominica Elevators, Sea Grove’s Ian Claim

Three associations have money questions in motion, and each is posted publicly by the association, so assume a buyer’s agent has read them:

• Barbados (Dunes of Naples II): the association “has settled a window claim from Hurricane Ian” and “will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement,” with amount and terms to be set at a future noticed board meeting (the association’s Barbados page).

• Grande Dominica: an “approved Elevator Modernization Project assessment that is to be charged in 2025 and 2026,” amount not published (the association’s Grande Dominica page).

• Sea Grove: the association “may need to adopt a special assessment at a future date to pay for certain Hurricane Ian reconstruction expenses,” and its insurance claim is still pending (the association’s Sea Grove page).

• Every tower: the association’s real estate page says insurance carriers have notified some Dunes associations that window replacement is necessary to safeguard insurability after Ian, and the Antigua page says Antigua received that notice (the association’s Antigua page).

Our practice is to disclose all of it in writing at listing, attach the association’s own notice, and decide with you in advance how the contract will treat an assessment that is adopted between contract and closing. The estoppel will show whatever the board has adopted by the day it is issued, so silence buys nothing. On the positive side, all eight associations’ 2026 Q&A sheets answer “No” to being in any court case with possible liability over $100,000, and the three Island Cove towers show “Milestone Completed” on Collier County’s milestone inspection status dashboard, with the next milestone year 2036. If you replaced your original windows with impact-rated glass, bring the permit and product sheet: the association’s Hurricane Ian frequently asked questions page says Island Cove and Sea Grove windows “if original, are not impact glass.”

The Flood and Insurance Packet for Lenders

A financed buyer at The Dunes of Naples will need a flood answer for the specific building, and the map is not the same for all eight. Our screen of the FEMA National Flood Hazard Layer shows every Dunes building on FIRM panel 12021C0189J, effective February 8, 2024 (FEMA’s National Flood Hazard Layer service; Collier County’s 2026 Floodplain Protection Newsletter):

The whole community sits in Collier County Hurricane Evacuation Zone A (Collier County’s evacuation zone lookup). This is a map screen, not an official determination; lenders order a flood zone determination per building. We give the buyer’s lender the panel, the zone screen and the association contacts on day one, so the determination comes back before the inspection period ends.

The insurance half of the packet is statutory. Florida law requires every condominium association to carry adequate property insurance and treats deductibles as a common expense, under section 718.111(11), Florida Statutes, and every unit owner policy must carry at least $2,000 of loss assessment coverage under section 627.714, Florida Statutes. Collier County’s NFIP Community Rating System Class 5 gives eligible flood policies a 25% premium discount, per the county’s 2026 newsletter. Each of the eight Dunes condominiums carries its own master policy and its own deductible, and certificate requests go to the insurance certificate mailbox listed on the association’s real estate page. We request the certificate at listing and hand it to the buyer’s agent with the first counteroffer.

Leasing Rules and the Investor Pool

A Dunes buyer who plans to lease part of the year reads the leasing article before the kitchen photos, and each tower’s rule is different. From the recorded declarations, amendments and 2024 lease applications:

• Antigua: 30-day minimum (28 days for February), at most 12 leases a calendar year and 1 a month, per the 2022 restated declaration (the Dunes of Naples I restated governing documents, 2022).

• Cayman: 30-day minimum; owners who took title after February 21, 2019 may lease once per 90 days, earlier owners up to 12 times a year (the Dunes of Naples III restated governing documents, 2022).

• Barbados: Article 16 of the recorded 2022 Amended and Restated Declaration sets a 30-day minimum (28 days in February), no more than 12 leases a year and one a month, and a one-year maximum.

• Grande Dominica: 30 continuous days, at most 4 leases in 12 months, each starting at least 90 days after the last began.

• Grande Excelsior: 90 consecutive days minimum under a May 6, 2013 amendment, with owners who did not consent keeping a 30-day minimum until they transfer title (the Grande Excelsior restated governing documents, 2022).

• Grande Phoenician: Article 16 of the 2022 Amended and Restated Declaration, carrying forward the recorded 2013 amendment, sets a 30-day minimum, no more than four leases in any 12 months with at least 90 days between lease start dates, and a one-year maximum.

• Grande Geneva: 30-day minimum, at most 4 leases a year and once per 90 days under the 2014 amendment (the Grande Geneva 2014 leasing amendment).

• Sea Grove: 30-day minimum, at most 12 leases a year.

• Every association: no pets for tenants, a $150 lease application fee to the condominium association plus a $250 POA lease processing fee, and no percentage rental cap in any document we read.

The investor pool is real. The Southwest Florida MLS Matrix rental search pulled September 23, 2026 showed 27 active rental rows (one a duplicate listing of the same unit) with seasonal monthly asking rents from $9,750 to $28,500, and 3 rentals closed in the prior 365 days at seasonal asks of $13,000 (Cayman), $14,000 (Antigua) and $20,000 (Grande Dominica). The Collier County tax roll, 2026 preliminary, shows only 17.9% of Antigua parcels homesteaded, against 37.7% community-wide. Our reading: Antigua and Cayman buyers skew to second-home and seasonal-lease owners, which is why we market Island Cove listings with the leasing rule, the seasonal rent range and the fee sheet on the first page. Excelsior’s 90-day minimum narrows that pool, so an Excelsior listing leans harder on owner-occupant buyers.

Timing the Sale: The Dunes of Naples Season Calendar

Over 48 months, 105 Dunes residences closed (Southwest Florida MLS Matrix, pulled September 23, 2026), and the closings bunch hard in spring:

March, April and May account for 52 of the 105 closings, about 49.5% by our arithmetic, and October and November together account for 4. Because every Dunes resale needs a complete association package at least 30 days before closing, a March to May closing usually means a contract signed between January and April. Our reading: the listing that wins the season is photographed, priced and live by early January, with the estoppel ordered, the leasing article and the Q&A sheet in the listing packet, and the flood screen ready for lenders. December’s 10 closings show a second, smaller window for buyers who arrive for the holidays. Get a free Dunes of Naples home valuation now and we will build the calendar backward from your target closing date; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How long does a Dunes of Naples condo take to sell right now?

The median closing in the last 12 months spent 100 days on market (n=30, Southwest Florida MLS Matrix, September 23, 2026): 88 days in Island Cove (n=11) and 123 in the Grande Preserve (n=18). Add at least 30 days for the association approval package, and a typical Dunes sale runs four to five months from list to close by our arithmetic. Pricing to the stack is what shortens it.

Do I have to wait for the Barbados window assessment before I sell?

No. You can list and close today, but disclose the association’s posted notice that it “will adopt a special assessment to the 84-unit owners at a future date to pay for total window replacement” (the association’s Barbados page). The contract should say who pays if the board adopts the assessment before closing; the estoppel will show it once adopted. We write that clause for every Barbados listing.

Will my buyer inherit my club food and beverage minimum?

In part. Under the POA’s food and beverage minimum policy, adopted December 1, 2023, each owner owes $1,000 a calendar year at The Club, and on a sale the buyer’s minimum for that year is reduced by what the seller already spent (the policy’s own example: seller spent $600, buyer owes $400). The 2026 Q&A sheets say the 2026 minimum is not billed in advance; any shortfall is billed on the December 2026 club statement.

Does a guest cottage or cabana add value when I sell?

It can, and it has to be marketed as its own line. Grande Excelsior has 10 guest cottage units, Grande Phoenician 6 and Grande Geneva 6, each recreational use only with a quarter vote, per the 2026 Q&A sheets; Grande Dominica’s 14 plaza-deck cabanas are limited common elements assigned to units rather than separate parcels (the Grande Dominica restated governing documents, 2022). One Grande Phoenician guest cottage closed at $130,000 in May 2024 (Southwest Florida MLS Matrix).

Should I list before season or wait for it?

List before it. In 48 months of Dunes closings, 52 of 105 closed in March, April and May, and the 30-day approval window means those contracts were signed from January on (Southwest Florida MLS Matrix, September 23, 2026). A listing that goes live in late spring competes with the same 12 Grande Preserve listings and fewer buyers.

Can I sell my Dunes condo furnished?

Yes, and many Dunes sales are furnished, but the furniture goes on its own inventory and bill of sale, not into the price discussion as an afterthought. A lender values the real estate, not the sofa, so we keep the two separate and let the furnishings help the buyer who wants to lease in season under the tower’s leasing rule. Call Jesse direct at (239) 898-6072 to talk through what to leave.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this guide to The Dunes of Naples: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples high-rise condominium market that Dunes of Naples sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, about 11 miles up US 41 from the Vanderbilt Drive gate by our routing estimate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Dunes of Naples page the credential that matters more is narrower than any award: we read the recorded master declaration, the condominium declarations and their 2022 restatements, all eight associations’ 2026 Q&A sheets, the 2011 turnover settlement, the 2026 Hold-Back and Marina Property deeds, the FEMA flood layer and every Dunes closing in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Dunes residence, start with a Dunes of Naples home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Our Clients Say

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

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

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072, [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Dunes of Naples home? Get a free Dunes of Naples home valuation, or call Jesse direct at (239) 898-6072.

Buying in The Dunes of Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

• Jesse McGreevy, Florida license SL3101296

• Marc Comisar, Florida license BK3060671

• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For a wider view of the market around The Dunes of Naples, including Pelican Bay to the south and Kalea Bay, the tower community directly north, see our Naples guide, our Pelican Bay guide, our Kalea Bay guide and our roundup of the best real estate agents in Naples.

Frequently Asked Questions, Buyer Edition

The Dunes of Naples buyer questions below are answered from the recorded declarations, the eight associations’ 2026 Q&A sheets, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Each answer names the document it comes from, and where the public record is silent, the answer says so plainly.

Data updated: September 2026

Are there any condos for sale at The Dunes in Naples, Florida?

Yes. On September 23, 2026 the Southwest Florida MLS Matrix showed 14 active residential listings at The Dunes of Naples and 3 pending contracts, all three pending in Grande Phoenician. Twelve of the 14 are in the four Grande Preserve towers, asking $1,495,000 to $2,695,000; Island Cove has two, an Antigua residence at $995,000 and a Barbados residence at $1,449,000; Sea Grove has none. Call Marc at (239) 287-5873 for our read on each one, or read how we represent buyers in Southwest Florida.

How much is a condo at The Dunes of Naples?

In the 12 months to September 23, 2026, 34 residences closed at a median $1,800,000 (n=34, the mean of the middle pair, $1,750,000 and $1,850,000), from $862,500 to $2,265,000, per the Southwest Florida MLS Matrix. Island Cove closed at a median $1,187,500 (n=12, middle pair $1,175,000 and $1,200,000) and the Grande Preserve towers at a median $2,050,000 (n=21). Over 48 months (n=105) the median was $1,725,000 and the top sale was $3,850,000 for a 4,033 sq ft Grande Geneva residence in June 2024.

What are the HOA fees at The Dunes of Naples?

Each association publishes a statutory Q&A sheet with its 2026 quarterly assessment, and these are the all-in figures:

• Antigua: $7,982.25 a quarter (the association’s 2026 Q&A sheet for Dunes of Naples I).

• Barbados: $8,070 (the 2026 Q&A sheet for Dunes of Naples II).

• Cayman: $7,663.50 (the 2026 Q&A sheet for Dunes of Naples III).

• Sea Grove: $5,876 (the 2026 Q&A sheet for Sea Grove).

• Grande Dominica: $9,592 to $10,678 for typical residences, $19,081 and $20,639 for the penthouses (the 2026 Q&A sheet for Grande Dominica).

• Grande Excelsior: $10,572 to $10,732 (the 2026 Q&A sheet for Grande Excelsior).

• Grande Phoenician: $10,156 to $10,696 (the 2026 Q&A sheet for Grande Phoenician).

• Grande Geneva: $11,445 to $15,248 for typical residences, plus a $17,461 line on the sheet (the 2026 Q&A sheet for Grande Geneva).

The Q&A sheets say the POA assessment ($2,380.50 a quarter) and, for the four Grande towers, the Grande Preserve assessment ($1,206.75 a quarter) are included in the condominium budget, per the 2026 Q&A sheet for Grande Excelsior, so do not add them on top. Assessments are due quarterly in advance on January 1, April 1, July 1 and October 1.

Why do MLS listings show a condo fee, a master fee and a Grande Preserve fee at The Dunes?

Listing agents split the association’s single quarterly number into pieces. A current Antigua listing in the Southwest Florida MLS Matrix shows a $5,601.75 condo fee and a $2,381 master fee; by our arithmetic $5,601.75 plus the POA’s $2,380.50 is $7,982.25, the Antigua figure on the 2026 Q&A sheet for Dunes of Naples I. A Grande Excelsior listing shows $7,145 plus $1,207 plus $2,381, or $10,733, against the $10,732 Excelsior figure. The MLS “total annual recurring fees” usually run about $1,000 above four quarters of the Q&A figure, which appears to include the Club’s $1,000 annual food and beverage minimum.

What is the Resale Capital Assessment at The Dunes of Naples?

It is a one-time charge by The Dunes of Naples Property Owners Association on each resale: the greater of 1.25% of the gross sale price or $1,000 for contracts approved after May 31, 2026, up from 0.75%, with exceptions in Section 6.9 of the Amended Declaration of Covenants and Easements (the association’s real estate notice). It is collected at closing through the estoppel, and the purchase contract decides who pays. On the $1,800,000 median sale of the last 12 months it comes to $22,500 by our arithmetic.

Is there a club membership fee or initiation at The Dunes of Naples?

No equity membership or initiation fee appears in any association document we read, and every 2026 Q&A sheet answers “No” to paying rent or land fees for recreational facilities. The association’s Barbados guest guide says “All residences in The Dunes have membership privileges at The Club” (the Barbados Guest and Renter Guide 2026). What every owner does carry is a $1,000 annual food and beverage minimum at The Club, adopted by the POA board on December 1, 2023 and effective January 1, 2024, with any shortfall billed as an assessment subject to lien (the POA’s food and beverage minimum policy).

How close is The Dunes of Naples to the beach?

Close, but The Dunes is not a Gulf-front community. The association’s Barbados guide describes Vanderbilt Beach and Delnor-Wiggins Pass State Park as “a short 8-minute walk” from the front entry of Barbados, out a side gate by Conner Park on Bluebill Avenue and west across the canal bridge (the Barbados Guest and Renter Guide 2026). By car, the state park entrance is about 1.2 miles, about 4 minutes off-peak, by our routing estimate from 300 Dunes Blvd.

How do Dunes residents get to the beach?

Most walk. Residents leave through a pedestrian gate near Antigua or the back gate at the end of the Sea Grove road, onto Conner Park and Bluebill Avenue, then cross to Delnor-Wiggins Pass State Park, a paid state park, or the county’s Bluebill Beach Access at the park’s south edge (the association’s Sea Grove page). The state park charges $2 per pedestrian and $6 per vehicle and is open 8 a.m. to sundown (Florida State Parks hours and fees for Delnor-Wiggins). Bluebill Beach Access is drop-off only, with parking at Conner Park, and part-time Collier property owners can get a free county beach parking permit with a tax bill or deed (Collier County beach parking permit rules).

Does The Dunes of Naples have a beach club?

Not for the whole community. Select residences in the four Grande Preserve towers carry a membership in the Floridian Club, a private beach club on Vanderbilt Beach with hourly shuttle service, per the association’s Grande tower pages (the association’s Grande Dominica page; the Floridian Club’s own site). Which units hold a membership is not published, so we confirm it unit by unit through the estoppel and the seller before you write an offer. Island Cove and Sea Grove owners use the public beaches.

Does The Dunes of Naples have a golf course?

No. None of the association’s amenity pages lists golf, and the tower rules bar parking or storing golf carts overnight on common property (the Grande Dominica Rules and Regulations). The private Old Collier Golf Club, a Tom Fazio design on the Cocohatchee River, is a neighbor, and Grande Geneva’s residences look east over it (the association’s Grande Geneva page), but no Dunes document gives residents access. For golf-first buyers, see our guide to Naples golf communities.

What is The Club at the Dunes?

The Club at the Dunes, at 310 Dunes Blvd, is the master association’s own amenity center, managed by Troon Privé. The association says it completed a $9.2 million Amenities Center renovation and expansion in 2019 that delivered a 25,000 sq ft clubhouse (the association’s page on The Club). It holds the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, a resort-style pool, a wellness and fitness center with two infrared saunas, and a game room (the association’s wellness page). Older documents call it the Plantation Club.