The Hamlet is a coach-home condominium inside gated Kensington Golf and Country Club in Naples: 40 units, its own association, an optional club and no CDD. Sell or buy with McGreevy and Comisar, (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
If you own in The Hamlet and are weighing a sale, or you are shopping Kensington for this exact product, this guide was written for you by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008. Jesse has sold Southwest Florida real estate since 2004, and the team has worked as one practice since 2008. The Hamlet is a coach-home condominium of 40 units in 10 four-unit buildings inside the master-planned community of Kensington Golf and Country Club in Naples, Florida. The Hamlet is Kensington’s smallest condominium product: 40 coach-home units in 10 four-unit buildings on Hamlet Drive, the smallest units in the community, with the only association in Kensington managed by Ability Management and the only one whose residents may park in their driveways overnight without a dash pass.
Every fact below carries its source: Collier County’s own map layers queried October 17, 2026, the Florida corporate and condominium registers, the recorded The Hamlet documents, the master association’s posted documents and the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026.
McGreevy and Comisar are the best realtor for The Hamlet because the team pairs over $900 million in career sales, a Domain Realty Group team record of over $2.5 billion and a #5 Florida ranking from RealTrends in 2026 with a document-by-document read of The Hamlet’s association, its recorded rules and its Kensington master layer. Sellers come first.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The locked record behind that ranking:
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
McGreevy and Comisar is a top-reviewed The Hamlet realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
We tracked every The Hamlet closing in the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026: three The Hamlet sales at a $735,000 median, from $715,000 to $735,000, $2,185,000 in volume. Across all of Kensington Golf and Country Club the same window held 43 sales at a $925,000 median. Those are market figures, the comparables a buyer’s appraiser will reach for, and you can compare them with the best real estate agents in Naples before you choose who represents you.
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 and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008. Thinking of selling? Start with a free home valuation for your The Hamlet home, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour. The whole community is covered on our Kensington Golf and Country Club guide.
Key takeaways for The Hamlet: it is a coach-home condominium of 40 units in 10 four-unit buildings inside gated Kensington Golf and Country Club on Pine Ridge Road in Naples, ZIP 34105, with its own association layer under the mandatory master association, an optional club, no CDD, and every home outside FEMA’s 100-year flood zone.
This table of contents lists every section of our The Hamlet guide, from the market snapshot and the recorded documents to fees, flood zones, schools, the comparison with Lancaster Square and both FAQ editions, so a buyer or a seller in The Hamlet can jump straight to the answer they need.
Living in The Hamlet means a coach-home condominium of 40 units in 10 four-unit buildings inside the gates of Kensington Golf and Country Club, on Hamlet Drive, 3220 to 3310, with a staffed front gate on Pine Ridge Road, a back gate on Livingston Road, Hotwire fiber in the master dues and an optional club.
The Hamlet sits inside Kensington Golf and Country Club, the gated community on the south side of Pine Ridge Road between Airport-Pulling Road and Livingston Road in ZIP 34105 (KPMA, About Us). Its homes are on Hamlet Drive, 3220 to 3310, according to Collier County’s address layer pulled October 17, 2026 (Collier GIS address points). The land under the whole community is recorded as Kensington Park, PUD-91-11 under Ordinance 98-8 (Ordinance 98-8, Collier Clerk).
Buyers who choose The Hamlet usually want the smallest coach home in a gated Kensington address, a garage, and a low-rise condominium that is outside the county’s milestone-inspection list. Sellers here are selling Kensington’s smallest coach homes, so condition and floor position decide price.
A day in The Hamlet is condominium living in a golf community: a single-car garage, driveway parking allowed overnight, and Hamlet Drive a short drive from the front gate and the club. Ability Management handles the association. Groceries are close: Publix at Pine Ridge Crossing is about 2.5 minutes from the front gate and Sprouts on Airport Road about 2.2 minutes, free-flow (Publix, Pine Ridge Crossing; Sprouts press release).
The Hamlet Condominium Association of Naples (declaration O.R. 424/666, 1990 amendment) is an older, different condominium, and ‘Hamlet I, Tuckers Cove’ is a Babcock Ranch district record; neither is The Hamlet at Kensington. This page covers only the The Hamlet inside Kensington Park, ZIP 34105.
The The Hamlet market snapshot covers every closed The Hamlet sale in the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026: three The Hamlet sales at a $735,000 median, from $715,000 to $735,000. Days on market, sale-to-list and price per square foot were not in the extract held for this page.
Data updated: August 2026
Close date | Neighborhood or condominium | Sold price | Note |
|---|---|---|---|
February 10, 2026 | The Hamlet | $735,000 | MLS sale |
May 26, 2026 | The Hamlet | $735,000 | MLS sale |
July 31, 2026 | The Hamlet | $715,000 | MLS sale |
Source: Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026, pulled August 11, 2026.
Across Kensington Golf and Country Club the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026 held 43 sales at a $925,000 median and $55,479,009 in volume; the 24 coach-home condominium sales closed at a $777,500 median and the 19 single-family sales at $1,700,000 (same source). The Hamlet accounts for 3 of those 43 sales. Its $735,000 median sits below the community median.
Days on market, the sale-to-list ratio, price per square foot and the number of The Hamlet homes for sale today were not part of the MLS extract held for this page, so none is printed here. For a current read on any of them, call Jesse direct at (239) 898-6072.
Every The Hamlet sale above was checked against the recorded documents and the county’s own records for this page. If you own in The Hamlet, get a free valuation built from those comparables, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers. You can also see our Kensington seller guide and Kensington buyer guide.
The MLS window held for this page is the 12 months to August 11, 2026. In a small neighborhood, a wider window gives a steadier read of value, and the county’s recorded sales give another check; ask Jesse for both before you price.
The Hamlet came to be inside Kensington Park, the 370-acre PUD approved in 1992 and amended by Ordinance 98-8, whose master declaration was recorded on May 12, 1993. Its own association, plat or condominium declaration and build years are traced below from the Florida registers and the recorded documents.
The Hamlet at Kensington Condominium Association, Inc. was incorporated on October 9, 1996, and the condominium was recorded on December 5, 1996, with 40 units (Sunbiz, The Hamlet at Kensington Condominium Association; Florida DBPR condominium extract). The Declaration of Condominium is at O.R. Book 2257, Page 1087 and the Bylaws at O.R. Book 2257, Page 1167 (The Hamlet bylaws amendment, Clerk-stamped copy).
The buildings went up from 1996 to 1999. A March 8, 2004 bylaws amendment set the board at three to five directors. In 2004 the association’s records were routed to Newell Property Management; since 2009 Sunbiz has listed Ability Management as the association’s address, and since 2012 as its registered agent.
Kensington Park was approved as PUD-91-11 under Ordinance 92-25 in 1992 and amended by Ordinance 98-8 in 1998; the county lists it as built out (Ordinance 98-8, Collier Clerk; Collier PUD Master List, June 11, 2026). Its master declaration was recorded at O.R. Book 1825, Page 186, restated in 2004 and again in 2016 (Second Amended and Restated Master Declaration).
The homes in The Hamlet are 40 coach-home condominium units in 10 four-unit buildings, built 1996 to 1999, with 1,751 to 2,111 square feet of county living area, median about 1,996, the smallest units in Kensington. The record behind each figure follows, drawn from the county roll, the county address layer and the recorded documents.
Collier’s address layer places the 40 units in 10 buildings on Hamlet Drive, 3220 to 3310, each building with four units (Collier GIS address points).
County living area runs 1,751 to 2,111 square feet, with a median of about 1,996, the smallest units in Kensington (Florida DOR 2026 roll). The Architectural Control Manual lists a 2,000-square-foot minimum under The Hamlet; the county’s measured living area and the manual’s figure are different measures.
Hamlet units have single-car garages, so Hamlet residents may park in their driveways overnight, an exception to the master rule that resident vehicles be garaged (Access and Patrol Manual).
No pool for The Hamlet appears in the county’s address layer, and the declaration’s description of common elements was not available online to read; the Declaration governs. A perimeter wall at 3297 Hamlet Drive sits on a Kensington Park Phase 3A tract.
Collier County’s address layer, filtered to the The Hamlet plat or condominium records on October 17, 2026, returned the homes and units on Hamlet Drive, 3220 to 3310; the full roster is kept in our research file so any listing can be matched to its recorded parcel (Collier GIS address points).
A The Hamlet home comes with three layers of amenities: what The Hamlet itself owns or maintains, what the mandatory Kensington Park Master Association provides to every home, and what only optional club membership adds, from the Robert Trent Jones Jr. course to the rebuilt clubhouse.
Every The Hamlet owner gets the staffed front gate at 2700 Pine Ridge Road around the clock, the back gate at 2774 Eatonwood Lane with barcode access from 7 am to 11 pm, roving patrol, KPMA-maintained roads, lakes and common landscaping, and Hotwire fiber TV and internet bundled in the master dues (Access and Patrol Manual; Kensington Park Hotwire information; KPMA Welcome Packet, July 2026).
The club adds the Robert Trent Jones Jr. 18-hole, par-71 course, opened January 1994 and restored in 2021 for nearly $7.2 million with no incremental assessment, the 38,000-square-foot clubhouse rebuilt from 2024 to 2026, seven Har-Tru tennis courts, six pickleball courts, two bocce courts, the saltwater pool and the fitness center (club, golf course; First Call Golf, Nov 17, 2021; Florida Weekly, Jan 21, 2026; club, Court Sports; club, Fitness). Owning a The Hamlet home confers no club right (master declaration s.10.2).
Work with Top 1% Real Estate Agents Nationally Since 2008. Selling in The Hamlet? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
HOA fees in The Hamlet in 2026 start with the master assessment of $1,284 a quarter, $5,136 a year, the same for every Kensington home, plus The Hamlet’s own condominium dues, which the association does not publish; the estoppel certificate states the real figure at a sale.
Layer | 2026 amount | Who bills it | Source |
|---|---|---|---|
Master assessment | $1,284 a quarter ($5,136 a year) | Kensington Park Master Association | |
Resale Capital Assessment | $2,568 once, at closing, buyer pays unless the contract says otherwise | Kensington Park Master Association | |
The Hamlet at Kensington Condominium Association, Inc. dues | Not published | The Hamlet at Kensington Condominium Association, Inc. | |
CDD | None | n/a | |
Property tax | 9.5058 mills (2025, code 0104) | Collier County Tax Collector | |
Club | Optional; Preview Sport $1,121.37 a month, Preview Social $710.74 a month (2026) | Kensington Golf and Country Club |
The Hamlet at Kensington Condominium Association, Inc. does not publish its budget online, and we print no figure from anyone else. Owners can inspect the association’s official records, including the budget, under section 718.111(12) of the Florida Statutes (s. 718.111), and a seller’s estoppel certificate states every amount owed at closing (s. 718.116). KPMA says budgets may be obtained by contacting Newell Property Management (KPMA, Forms and Docs).
At closing the buyer pays KPMA the $2,568 Resale Capital Assessment plus the quarter’s $1,284, $3,852 in all, before the The Hamlet association’s own dues. Over a year KPMA dues are $1,284 x 4 = $5,136. On an illustrative $1,000,000 taxable value (an illustration, not a The Hamlet figure), 2025 county millage of 9.5058 adds $9,505.80, for $14,641.80 a year before The Hamlet’s own dues, insurance and any club costs. A Preview Sport member adds $1,121.37 x 12 = $13,456.44 a year in dues (club, Preview Sport).
The Hamlet’s layered fees run master association, The Hamlet association, optional club, county taxes and one-time closing charges. Each layer has its own governing document and its own billing date, and none of them is a community development district, which Kensington does not have.
Every Kensington parcel sits in Collier taxing-authority code 0104, 9.5058 mills for 2025: $950.58 for every $100,000 of taxable value (2025 Collier taxing authority codes). For 2026 the county kept its general fund at 3.0107 and cut Conservation Collier to 0.1772 (Collier FY26-27 millage resolution), and North Collier Fire held 1.0 mill (North Collier Fire Resolution 25-013). Homestead changes the taxable value, not the rate.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. Sellers usually pay documentary stamp tax on the deed and their own commission and payoff costs; the buyer usually pays KPMA’s Resale Capital Assessment under section 3.16 of the master declaration unless the parties agree otherwise (Master Declaration). Each association charges for its estoppel certificate within the statutory caps.
The Hamlet’s own budget, reserve schedule, master insurance policy and dues are not published online. The Full Golf club price is not published by the club (club, Membership Types). Ask for each in writing before you commit.
The Hamlet is governed by The Hamlet at Kensington Condominium Association, Inc. under the Kensington Park Master Association, Inc., with exterior changes reviewed by the master association’s Architectural Review Board under its Architectural Control Manual, adopted most recently in 2025, and every owner bound by the recorded master declaration as well as the neighborhood documents.
Entity | Sunbiz number | Filed | Status | Agent of record | Record |
|---|---|---|---|---|---|
The Hamlet at Kensington Condominium Association, Inc. | N96000005182 | October 9, 1996 | Active | Ability Management |
Source: Florida Division of Corporations records read October 17, 2026.
Condominium | State project number | Units | Recorded |
|---|---|---|---|
The Hamlet at Kensington, a Condominium | PR1P023739 | 40 | December 5, 1996 |
Source: Florida DBPR condominium extract.
Every The Hamlet owner is a mandatory member of Kensington Park Master Association, Inc., Sunbiz N93000002119 (Sunbiz, Kensington Park Master Association). Its Second Amended and Restated Master Declaration was recorded May 9, 2016 at O.R. Book 5271, Page 297 (Certificate of Amendment, 2016), and the Rules and Regulations and the Access and Patrol Manual add day-to-day rules (KPMA Rules and Regulations; Access and Patrol Manual).
The Architectural Review Board must approve essentially every exterior change, including repainting, roofs (flat or barrel concrete tile only), shutters, generators, screen enclosures, landscaping and tree removal; sheds, carports, above-ground pools, window air conditioners and artificial turf are not permitted anywhere in Kensington (ACM). Contractors work 7:00 to 17:00, Monday to Saturday, through the Livingston gate (KPMA, contractor rules).
The Hamlet is not recorded as a 55 and older community. No recorded The Hamlet or Kensington master document read for this page carries a housing-for-older-persons declaration, and Kensington’s rules address occupancy by family and guests, not by age; buyers of any age may purchase, subject to association approval.
Some The Hamlet documents add supervision or occupancy rules; those are use rules, not age restrictions. Read the declaration in the resale package for the exact text (KPMA, Forms and Docs).
You can rent out a The Hamlet home under the recorded The Hamlet rules and the master association’s tenant rules: the minimum term, the number of leases a year and the approval step come from the The Hamlet documents, and every tenant must register with the master association and park in the garage.
The Hamlet’s Declaration of Condominium (O.R. 2257, Page 1087) governs leasing; its leasing section was not available online to read, so a buyer reads it in the resale package. (recorded document)
Tenants must register in dwellingLIVE and garage-park (Access and Patrol Manual). The master declaration sets no minimum lease of its own (KPMA, About Us). Collier County requires short-term vacation rentals to register (Collier County, short-term vacation rental registration), and rentals of six months or less owe tourist tax (Collier Tax Collector, tourist tax FAQ).
Work with Top 1% Real Estate Agents Nationally Since 2008. Selling in The Hamlet? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples. Investor buyers should read the leasing rules before they offer.
Pet rules in The Hamlet start with the master declaration’s limit of two household pets per home, leashed or carried outside and never on Country Club property, and the The Hamlet documents can add their own limits, which are quoted below where the recorded text was read.
The master limit of two household pets applies; The Hamlet’s Declaration of Condominium governs any added limit. Master declaration s.8.20 sets the two-pet limit and bars commercial breeding (Master Declaration), and the Architectural Control Manual does not permit electronic dog fences (ACM).
Every The Hamlet building is in FEMA Zone X on FIRM panel 12021C0384J, effective February 8, 2024, outside the 100-year flood zone: 7 of 10 buildings unshaded Zone X and 3 shaded Zone X (0.2% annual chance). The Hamlet is in Evacuation Zone C and outside the Coastal High Hazard Area.
Address | Zone | FIRM panel | Panel effective |
|---|---|---|---|
3290 Hamlet DR unit 2 | shaded Zone X (0.2% annual chance) | 12021C0384J | February 8, 2024 |
3300 Hamlet DR unit 3 | shaded Zone X (0.2% annual chance) | 12021C0384J | February 8, 2024 |
3240 Hamlet DR unit 1 | unshaded Zone X (minimal hazard) | 12021C0384J | February 8, 2024 |
3270 Hamlet DR unit 5 | unshaded Zone X (minimal hazard) | 12021C0384J | February 8, 2024 |
3250 Hamlet DR unit 3 | unshaded Zone X (minimal hazard) | 12021C0384J | February 8, 2024 |
3270 Hamlet DR unit 2 | unshaded Zone X (minimal hazard) | 12021C0384J | February 8, 2024 |
Source: FEMA NFHL and FIRM panel layer, queried October 17, 2026 at 6 The Hamlet addresses; 2 returned the shaded subtype. Zone X carries no base flood elevation. Whole-neighborhood count from the parent research: 7 of 10 buildings unshaded Zone X and 3 shaded Zone X (0.2% annual chance).
Collier County’s evacuation layer places The Hamlet in Zone C (Collier GIS evacuation zones), and none of Kensington falls in the Coastal High Hazard Area (Collier GIS Coastal High Hazard Area). Florida evacuates Zone A first (FDEM, Know Your Zone). For the 2024 storms, KPMA reported only minor gate and landscaping impact from Milton (KPMA Newsletter, Fall 2024).
Each condominium association insures its buildings at replacement cost under section 718.111(11), and owners carry an HO-6 policy for the interior (s. 718.111). Kensington’s four-unit coach-home buildings do not appear on Collier County’s milestone-inspection list (Collier GIS milestone map), and the structural integrity reserve study and milestone statutes exclude buildings under three stories and four-family dwellings with three or fewer habitable stories (s. 718.112; s. 553.899); reserves for roofs, paint and paving still apply. Ask for the master policy declarations page, the windstorm deductible and the reserve schedule.
The Hamlet homes were built 1996 to 1999; the statewide Florida Building Code took effect March 1, 2002 (Florida Housing, Overview of the Florida Building Code). Collier’s 8th Edition design wind speed for homes at Kensington is 163 mph (Collier GIS FBC 8th Edition wind load). Re-roofs must be concrete tile under the ACM, and shutters follow the manual’s seasonal rules (ACM).
Work with Top 1% Real Estate Agents Nationally Since 2008. Selling in The Hamlet? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples. A current roof and wind-mitigation report help any sale.
The Hamlet is zoned for Osceola Elementary, Pine Ridge Middle and Barron Collier High for school year 2026-27, according to the district’s own address lookup run October 17, 2026; all three earned an A in 2026, and the elementary and high schools sit across Pine Ridge Road from the front gate.
School | Level | 2026 state grade | From the front gate (free-flow) |
|---|---|---|---|
Osceola Elementary School | Elementary | A | about 4.2 minutes |
Pine Ridge Middle School | Middle | A | about 5.6 minutes |
Barron Collier High School | High | A | about 3.1 minutes |
Sources: CCPS address lookup for 3240 Hamlet Dr 1 Naples Fl 34105; FLDOE 2026 school grades; CCPS 2026 Accountability Brief; OSRM routing. Florida’s controlled open enrollment law lets families apply to other public schools with space (s. 1002.31). Confirm any address with the district before relying on it.
County permits, zoning and recorded work at The Hamlet start from the Kensington Park PUD, which Collier County lists as built out, so new building here means renovation and replacement under county permits and the master association’s architectural approval, not new subdivisions.
The zoning is Kensington Park PUD, Ordinance 98-8, shown on Collier’s zoning atlas map 9513N (Collier zoning atlas 9513N; Ordinance 98-8). Roofs, windows, shutters, generators and pools need both a county permit and Architectural Review Board approval (ACM). Elevation certificates filed with the county are searchable on its map layer (Collier GIS elevation certificates).
Near The Hamlet, the project that matters most is Collier County’s rebuild of the Pine Ridge and Livingston intersection with a jughandle, which could start construction from summer 2027; the I-75 diverging diamond at Pine Ridge opened at the end of May 2026, and nearby residential growth is small.
The county’s 60% design meeting was held June 18, 2026, and construction could begin from summer 2027 for about 18 months (Collier County, Pine Ridge Road Corridor Project; 60% design plans handout). FDOT’s I-75 and Pine Ridge interchange (FPN 445296-1) opened its diverging diamond pattern in late May 2026 (FDOT, 445296-1). Pine Ridge Road from Airport to Livingston runs at 96.7% of capacity in the county’s 2025 inventory (Collier 2025 AUIR). Adjacent zoning on Kensington’s edges is built out; the nearest new homes, Hamilton Place and Songbird at Whippoorwill, are east of Livingston Road and already built.
Daily logistics in The Hamlet run through Kensington’s two gates, its garage-first parking rules, Hotwire fiber in the master dues, City of Naples water and a short drive to Pine Ridge Road groceries, pharmacies, urgent care and the 24-hour emergency room at Physicians Regional Pine Ridge.
Need | Detail | Source |
|---|---|---|
Gates | Front gate staffed 24 hours; back gate barcode 7 am to 11 pm, officer Monday to Saturday 7:00 to 17:00 | |
Parking | Hamlet residents may park in their driveways overnight, an exception to the master garage rule, because Hamlet units have single-car garages (KPMA Access and Patrol rules). | |
Guests | Overnight driveway parking only with a dash pass, up to 30 days, up to three times a year | |
Internet and TV | Hotwire fiber included in master dues | |
Water | City of Naples potable water; irrigation from wells | |
Emergency room | Physicians Regional Pine Ridge, about 5 minutes | |
Hospital | NCH North Naples Hospital, about 11 minutes | |
Pharmacy | Walgreens, 2511 Pine Ridge Road, about 2 minutes | |
Airport and beach | RSW about 37 minutes; Fifth Avenue South about 14; Clam Pass Park about 7 |
The Hamlet compares with the other Kensington villages on product, size, build era, association and the number of closings in the same 12 months; the table below lines up every village that has its own guide, using the same MLS window and the county’s own counts for each one.
Village | Product | Homes or units | Built | Closings, 12 months | Median or sales |
|---|---|---|---|---|---|
The Hamlet | coach-home condominium | 40 | 1996 to 1999 | 3 | $735,000 median |
single-family estate neighborhood | 82 | 1998 to 2012 | 7 | $2,700,000 median | |
group of coach-home condominiums | 176 | 1999 to 2002 | 13 | $770,000 median | |
set of three coach-home condominiums | 56 | 1994 to 2001 | 8 | $917,500 median | |
single-family patio-home neighborhood | 56 | 1996 to 2002 in Canterbury Green | 5 | $1,350,000 median | |
single-family villa neighborhood | 46 | 1997 to 2001 | 3 | $1,450,000 median | |
single-family neighborhood | 43 | 1993 to 2006 | 2 | $1,300,000, $1,600,000 |
Source: Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026; unit counts from Collier address points, the Florida DOR 2026 roll and the DBPR register. Each linked village has its own guide: compare Kensington Gardens and Wellington Place for nearby alternatives inside the same gates.
The Hamlet vs Lancaster Square is the comparison most Kensington buyers make for this product: both sit inside the same gates under the same master association and optional club, so the choice turns on home type, size, build era, the neighborhood’s own rules and price, set out in the decision table below.
Yardstick | The Hamlet | Lancaster Square |
|---|---|---|
Product | coach-home condominium | set of three coach-home condominiums |
Homes or units | 40 | 56 |
Built | 1996 to 1999 | 1994 to 1996 (I), 1996 to 1997 (II) and 2000 to 2001 (III) |
Living area (county) | 1,751 to 2,111 square feet of county living area, median about 1,996, the smallest units in Kensington | 2,126 to 2,866 square feet of county living area in I and II (median about 2,496) and 2,021 to 2,686 in III (median about 2,354) |
Closings, 12 months to Aug 11, 2026 | 3 | 8 |
Median or sales | $735,000 | $917,500 |
Flood | 7 of 10 buildings unshaded Zone X and 3 shaded Zone X (0.2% annual chance) | 12 of 14 buildings unshaded Zone X and two shaded Zone X (one in Lancaster Square I, one in Lancaster Square III) |
Manager | Ability Management | Newell Property Management |
Sources: Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026; Collier GIS address points; Florida DOR 2026 roll; FEMA NFHL; KPMA Welcome Packet. Read the full Lancaster Square guide.
Choose The Hamlet if you want the smallest coach home in a gated Kensington address, a garage, and a low-rise condominium that is outside the county’s milestone-inspection list. Choose Lancaster Square if you want a set of three coach-home condominiums instead, at its $917,500 median. Either way, call Marc at (239) 287-5873 to tour both in one afternoon, or, if you own in The Hamlet, get a free valuation before you decide to trade across.
The honest pros and cons of owning in The Hamlet come from the record: what the documents allow, what the county maps show, what the master association provides and what the three The Hamlet sales in the latest 12 months say about value. Each point below traces to a source cited on this page.
If you’re searching for a The Hamlet listing agent, or thinking, ‘I need someone to sell my The Hamlet home,’ McGreevy and Comisar sell from the record: the The Hamlet documents, the master association’s closing charges, the county flood map and every comparable The Hamlet sale, priced for the buyer who already knows Kensington.
McGreevy and Comisar is a top-reviewed The Hamlet realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every The Hamlet listing from the specific sales. In the last 12 months we tracked three The Hamlet sales at a $735,000 median, from $715,000 to $735,000 (Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026), $2,185,000 in volume. Days on market and the sale-to-list ratio were not in the extract held for this page.
Start with a free The Hamlet home valuation, or see our Kensington home valuation guide and our guide to selling in Kensington. (239) 898-6072, text or call. Confidential conversations welcome.
Days on market for The Hamlet were not in the MLS extract held for this page, so we print no figure. What we can say is that 3 The Hamlet sales closed in the 12 months to August 11, 2026, and any association approval step adds time between contract and closing. Call Jesse at (239) 898-6072 for a current read.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. Sellers typically pay documentary stamp tax on the deed, their commission and payoffs.
The master declaration’s Resale Capital Assessment is two quarterly installments, $2,568 at 2026 rates, paid by the buyer unless the contract says otherwise (Master Declaration s.3.16). Each association also charges for its estoppel certificate.
The Hamlet's Declaration of Condominium governs, and its approval section was not available online to read, so confirm any approval step early; if one applies, submit the application with the contract so the approval runs alongside the buyer’s inspection and financing.
One prescribed sale sign design is allowed, and open houses run only on KPMA-designated Sundays from 1:00 to 4:00 pm, with showing agents authorized through dwellingLIVE (KPMA, Realtors).
Not automatically. Owning a The Hamlet home confers no club right under the master declaration (s.10.2), and the club’s own by-laws and Membership Plan govern resignations and new memberships (club, Membership Types).
Your local real estate experts for The Hamlet are Jesse McGreevy and Marc Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida in the 2026 RealTrends rankings. Sellers reach Jesse first and buyers reach Marc, and both work every Kensington village inside the gates.
Jesse McGreevy has been in Southwest Florida real estate since 2004, and he and Marc Comisar launched the team in 2008 (read the McGreevy and Comisar team story). McGreevy and Comisar alone have over $900 million in sales, and together with their Domain Realty Group team they have sold over $2.5 billion in real estate (Domain Realty Group). The team also meets clients at the Naples office, 9180 Galleria Ct #200, Naples, FL 34109.
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).
Selling in The Hamlet? Get a free home valuation, read our Naples seller guide, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, read how we help buyers or our Naples buyer guide.
These buyer questions about The Hamlet come from real searches and from what buyers ask us on tours inside Kensington; every answer is drawn from the recorded documents, the county’s map layers, the state registers and the MLS window cited on this page, with no figure taken from a listing portal.
The Hamlet is a coach-home condominium of 40 units in 10 four-unit buildings inside Kensington Golf and Country Club, the gated community recorded as Kensington Park on Pine Ridge Road in Naples, ZIP 34105. It has its own association under the mandatory Kensington Park Master Association.
40 coach-home condominium units in 10 four-unit buildings, per Collier County’s address layer and the Florida DOR 2026 roll and the state condominium register.
We tracked three The Hamlet sales at a $735,000 median, from $715,000 to $735,000 in the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026. Days on market and price per square foot were not in the extract held for this page.
The county roll dates The Hamlet units to 1996 to 1999.
County living area runs 1,751 to 2,111 square feet of county living area, median about 1,996, the smallest units in Kensington. County living area can differ from a listing’s heated square footage.
The master assessment is $1,284 a quarter in 2026 for every Kensington home. The Hamlet’s own dues are not published; the estoppel certificate at a sale states them.
No. The master association says membership in the club is not required, and owning a The Hamlet home confers no club right (KPMA, About Us).
For 2026 the club publishes Preview Sport at $20,000 plus tax with a $30,000 promotional capital contribution and $1,121.37 a month, and Preview Social at $10,000 plus tax, $15,000 and $710.74 a month; Full Golf is not published (club Preview Membership Offerings).
Yes. Kensington’s front gate on Pine Ridge Road is staffed around the clock, and the back gate on Livingston Road admits barcode vehicles from 7 am to 11 pm.
Zone X on FIRM panel 12021C0384J, effective February 8, 2024: 7 of 10 buildings unshaded Zone X and 3 shaded Zone X (0.2% annual chance). No The Hamlet building is in the 100-year zone.
Zone X carries no federal flood mandate by zone, but lenders may require it, the master declaration requires owners to insure including flood, and Citizens requires flood coverage on all personal residential policies from 2027.
Zone C, per Collier County’s evacuation layer; Kensington is outside the Coastal High Hazard Area.
Osceola Elementary, Pine Ridge Middle and Barron Collier High for 2026-27, each graded A in 2026.
The Hamlet’s Declaration of Condominium (O.R. 2257, Page 1087) governs leasing; its leasing section was not available online to read, so a buyer reads it in the resale package.
The master limit of two household pets applies; The Hamlet’s Declaration of Condominium governs any added limit.
Ability Management, per the master association’s July 2026 welcome packet and the Florida corporate record.
Check the resale package. The Hamlet’s Declaration of Condominium governs, and its approval section was not available online to read, so confirm any approval step there; if one applies, the buyer’s application goes in with the contract.
No. No recorded document read for this page makes it housing for older persons.
No. Collier County’s community development district layer shows no district at Kensington.
Kensington parcels sit in millage code 0104, 9.5058 mills for 2025, which is $950.58 per $100,000 of taxable value.
Hamlet residents may park in their driveways overnight, an exception to the master garage rule, because Hamlet units have single-car garages (KPMA Access and Patrol rules).
Golf carts are vehicles under the master rules and must be garaged; drivers under 16 may not operate any vehicle on the common area.
Clam Pass Park is about 7.2 minutes from the front gate free-flow, and Vanderbilt Beach Park about 12.2 minutes.
About 36.9 minutes and 28.6 road miles from the front gate, free-flow, by OpenStreetMap routing.
Physicians Regional Pine Ridge, a 24-hour emergency department, is about 5 minutes away; NCH North Naples Hospital is about 11 minutes.
The condominium association maintains the buildings and common elements; the Declaration of Condominium sets the split between unit and common element.
Kensington’s four-unit coach-home buildings are not on Collier’s milestone list, and the SIRS statute excludes buildings under three stories and four-family dwellings with three or fewer habitable stories; reserves still apply.
The Hamlet is a coach-home condominium; Lancaster Square is a set of three coach-home condominiums. Both share the gates, the master association and the optional club; see the decision table above.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Call Marc at (239) 287-5873. Showings are arranged through the listing agent and the master association’s guest system, and you can read how we represent buyers first.
These seller questions about The Hamlet are the ones owners ask us before they list; the answers come from the The Hamlet documents, the master association’s closing rules, Florida statutes, the county records and the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026, and each one is specific to selling inside Kensington.
Value starts from the 3 The Hamlet sales in the latest 12 months (three The Hamlet sales at a $735,000 median, from $715,000 to $735,000) and the nearest Kensington comparables, then adjusts for size, lot or floor position and condition. Get a free valuation or call Jesse at (239) 898-6072.
3 closed in the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026.
With 3 sales in one 12-month window, a trend line for The Hamlet alone is not reliable; compare the specific sales and the community’s 43 sales at a $925,000 median.
Days on market were not in the extract held for this page. Any association approval step adds time between contract and closing.
The sale-to-list ratio was not in the extract held for this page.
The active listing count was not in the extract held for this page. Call Jesse at (239) 898-6072 for today’s number.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Documentary stamp tax on the deed, the listing commission, payoffs and prorated taxes and dues; the contract controls each line.
The Resale Capital Assessment of $2,568 (two quarters) under s.3.16, paid by the buyer unless the contract shifts it (Master Declaration).
A statement of every amount owed to an association, issued within statutory deadlines and fee caps (s. 718.116); the closing agent usually orders it from Ability Management and KPMA.
The Hamlet's Declaration of Condominium governs, and its approval section was not available online to read, so confirm any approval step in the resale package before you list.
Yes, subject to the lease and any association approval of the new owner; a buyer takes title subject to an existing approved lease unless the contract says otherwise.
One sale sign of the prescribed Kensington design is allowed (ACM).
Only on KPMA-designated Sundays, 1:00 to 4:00 pm (KPMA, Realtors).
The seller authorizes the listing agent in dwellingLIVE, and the listing agent authorizes showing agents; unannounced visitors are turned away at the gate.
Not automatically; the club’s by-laws and Membership Plan govern resignations and new memberships, and owning the home confers no club right.
Florida’s flood disclosure statute requires sellers of residential property to disclose known flood damage and flood insurance claims (s. 689.302). The Hamlet sits in Zone X, but disclosure still applies.
It documents roof-to-wall connections, roof shape and opening protection that earn insurance credits under s. 627.711, which lowers the buyer’s carrying cost (s. 627.711).
Buyers and insurers will ask; a The Hamlet home built 1996 to 1999 may be on an original or second roof. Re-roofs must be concrete tile under the ACM, and the ARB must approve.
Items an inspector or insurer will flag: roof, water heater age, A/C, and any exterior paint the association would cite. Interior finishes matter less than these in a document-driven sale.
Not required, but on a home built before 2002 it lets you fix or price known items before a buyer’s inspector finds them.
List the actual The Hamlet sales, then the nearest Kensington comparables of the same product, and adjust for size and position; never stretch a median from fewer than three sales.
Kensington’s 43 sales spanned $500,000 to $3,375,000; The Hamlet’s 3 sit in their own band, so a Kensington-wide median misprices a The Hamlet home.
Compare the net sale proceeds with rent under The Hamlet’s leasing rules (minimum term, leases a year, approval) and the master tenant rules, then with the carrying cost of dues, taxes and insurance.
Most use conventional financing or cash; a lender’s appraiser compares the home with recent sales in the same village first, which is why the comparables above matter.
The closest The Hamlet sales first, then same-product sales elsewhere in Kensington.
Remote signing, a local closing agent and a listing agent who handles the gate, the association application and the estoppel make it routine.
Yes; cash shortens the timeline, but any association approval still applies and the estoppel and closing steps are the same.
Season brings the most buyers to Naples from January to April; a listing that is ready in the fall catches the first arrivals.
The declaration puts it on the buyer unless the parties agree otherwise, so say who pays it in the contract to avoid a dispute at closing.
Choose an agent who reads the The Hamlet documents, prices from the specific sales and handles the association approval. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
Where the declaration requires approval, the buyer applies with the contract, the board reviews within the declaration’s deadline, and the closing agent cannot close without it.
These downloadable documents for The Hamlet are the official records a buyer or seller should read: the The Hamlet recorded documents where an online copy exists, the Kensington master declaration and manuals, and the state records, each at its authority link rather than any copy of ours.
Document | What it is | Official link |
|---|---|---|
Certificate of Amendment to the Bylaws, The Hamlet at Kensington Condominium Association (2004) | Recorded The Hamlet document | |
Second Amended and Restated Master Declaration (2016) | Kensington master declaration | |
Architectural Control Manual (2025) | Exterior and building standards | |
Access and Patrol Manual (2025) | Gates, guests, parking | |
KPMA Welcome Packet (July 2026) | Associations, managers, contacts | |
The Hamlet at Kensington Condominium Association, Inc., latest annual report | State corporate record |
Every fact on this The Hamlet page comes from a primary record: Collier County and Collier Clerk records, county and FEMA map layers, the Florida Division of Corporations and the DBPR condominium register, Florida statutes, the master association’s and the club’s own posted documents, recorded The Hamlet documents and dated news reports. Market figures come from the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026. No listing portal, brokerage site or agent site is used.
Market data from Southwest Florida MLS, pulled August 2026.
McGreevy and Comisar, Best Realtor for The Hamlet. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
