The Reserve at Naples

Updated September 2026. By Jesse McGreevy and Marc Comisar.

The Reserve at Naples is one of the Naples communities we cover in depth, and other nearby communities on our site include Naples Reserve and The Vineyards, plus Firano at Naples and Indigo Lakes. 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.

The Reserve at Naples, Naples: What It Actually Is

The Reserve at Naples is a 300 unit condominium in 16 three-story buildings on Reserve Way and Reserve Court, off Whippoorwill Lane in central Naples, ZIP 34105. The Reserve was completed in 2002 as an apartment complex, converted to condominiums in 2005, and a large share of its units are still rented.

The Reserve sits in unincorporated Collier County, inside the greater Naples market, about a third of a mile south of Pine Ridge Road. The clubhouse and association office are at 1140 Reserve Way. The US Census geocoder places that address in Census Tract 104.38 and in no incorporated place and no Census designated place, and Collier County's own utility layers put it outside the City of Naples utility boundary. It is central Naples, on what we call the Whippoorwill Lane corridor: Whippoorwill Lane runs south from Pine Ridge Road on the west side of Interstate 75, and Pine Ridge Road is the corridor's spine. It is not North Naples, whose ZIP codes run 34107 to 34110 and 34119, and it is not within walking distance of the beach or of downtown. The nearest Gulf beach access, Clam Pass Park, is 5.34 miles by road and about 12 minutes; Fifth Avenue South is 8.49 miles and about 17 minutes. What the location does deliver is access: Interstate 75 Exit 107 at Pine Ridge Road is 1.48 miles and about 4 minutes from the gate.

The legal identity, in one paragraph

The condominium was created by the Declaration of The Reserve at Naples Condominium, recorded in the Collier County Official Records on 22 November 2005 at 11:23 AM as Instrument 3737634, Official Records Book 3934, Page 0653. The declarant was Marcliff Reserve Development LLC, a Maryland limited liability company based in Rockville, Maryland. The State of Florida carries the project at the Department of Business and Professional Regulation (DBPR) as condominium project PR72207, file 74241, 300 units, recorded date 11/22/2005, status Approved and Recorded, with a single managing entity, MA67143. The association is The Reserve at Naples Condominium Association, Inc., Florida not-for-profit corporation document number N05000011707, filed 18 November 2005 and active on the Florida Division of Corporations index as of September 2026.

Three custodians, one number: 300

The recorded Declaration says it in its own words at Section 3.1: "The Land has constructed thereon sixteen (16) Buildings containing a total of three hundred (300) Units." DBPR's condominium registry carries 300 units. Collier County's official site address layer carries exactly 300 unit address points across building numbers 1 to 16, all on Reserve Way and Reserve Court, all coded multi-family under county condominium number 588710. The association's own website describes "300 residential units spread across 16 buildings, all surrounded by two picturesque lakes." Four independent routes, one answer. Every unit carries an equal one three-hundredth share of the common elements and common expenses under Section 6.1 of the Declaration.

What The Reserve at Naples is not

It is not an apartment complex any longer, whatever the search results say. The top organic result for "the reserve at naples" is still an apartment listing portal, a leftover of the property's first life, and several portals still present 1140 Reserve Way as a rental community. Legally, every one of the 300 homes is a condominium unit under Chapter 718, Florida Statutes, and has been since November 2005.

It is not Naples Reserve. Naples Reserve is a different community in East Naples with its own association, and it draws roughly six times the search volume of The Reserve at Naples. The two share nothing but a word. If you arrived here looking for Naples Reserve, you are on the wrong page.

It is not North Naples, and it is not a beach address. Two claims circulate widely for this community, that it is in "prestigious North Naples" and that it is "within walking distance of historic downtown" and the beaches. Both are wrong. The Reserve is central Naples, 5.3 miles by road from the nearest Gulf beach access and 8.5 miles from Fifth Avenue South, and nobody walks either trip.

It is not age restricted. Section 17.2 of the Declaration permits children as occupants, and the amenity set includes a playground.

Who Owns The Reserve at Naples, and Why It Decides How You Can Pay for a Unit

The Reserve at Naples is a converted apartment complex in which one investor bought 72 unsold units in 2009, 24 percent of the project, and a large share of units remain rented. The Reserve at Naples does not appear on HUD's FHA condominium list, so most buyers should plan for cash or portfolio financing.

This is the single most important thing to understand before you shop here, and it is the reason we put it second on this page instead of burying it in a financing footnote. A buyer who writes an offer assuming a standard conventional or FHA loan, and learns in week three that the project does not qualify, has lost an inspection fee, an appraisal fee and a month. Here is what the public record shows, where it stops, and how to close the gap before you commit.

The 2009 block purchase

On 25 November 2009 the Business Observer reported that Reserve at Naples Condos, LLC bought 72 units on the 1100 block of Reserve Way from Bank of America for $3.2 million, all cash, about $44,444 a unit. The paper reported that the units "were vacant and were never sold by the original condominium converter," and that CB Richard Ellis described it as the only fractured condominium sale in Southwest Florida so far that year. Seventy-two of 300 units is 24 percent of The Reserve at Naples.

That buyer is still an active Florida company. Reserve at Naples Condos, LLC, Florida document number L09000106212, was filed on 3 November 2009, filed its 2026 annual report on 15 April 2026, and lists its principal address as 1140 Reserve Way, which is the same address as the association's clubhouse and office.

What the record cannot tell you: how many units that owner holds today

The number of units Reserve at Naples Condos, LLC holds in September 2026 is not established in any public record we can cite. It may have sold units since 2009, and it may have bought more. The deed index at the Collier County Clerk is the only place a unit-by-unit answer lives, and the lender condominium questionnaire that Castle Group, the association's manager, completes for any mortgage application must state single-entity ownership and owner occupancy. That questionnaire is the document that decides your loan, so it is the one to request.

One more fact in the same direction, stated for what it is: Related Group, the Miami developer, still lists "The Reserve at Naples" on its corporate website under the property type "Luxury Rentals." The page does not say whether Related owns anything here today, and we draw no conclusion from it beyond noting that the property's rental identity is still being marketed.

Very low resale turnover, an inference we label as one

In the 12 months to 22 September 2026, the Southwest Florida MLS shows 4 closed resales out of 300 units, about 1.3 percent. For a 300 unit condominium that is very low turnover. Our inference, and it is an inference, is that a large share of units is held by long-term investors and at least one bulk owner who are not selling on the MLS. It fits the 2009 purchase, the converter's own rental companies (described in the conversion history below), and the rental volume on the MLS. It does not prove any particular owner count.

FHA: not on the list, in any status

On 22 September 2026 we searched HUD's FHA condominium approval database three ways. A name search for "RESERVE" in Naples, all statuses, returned two records, Fairway Preserve at Olde Cypress and Regency Reserve, neither of which is this project. A search for "RESERVE AT NAPLES" statewide returned no records. A search of every record in ZIP 34105, all statuses, returned 37 records, none of them The Reserve at Naples. The Reserve at Naples is not FHA approved, and it has no approved, expired, withdrawn or rejected record on HUD's list.

Without project approval, an FHA loan requires a Single-Unit Approval. HUD Handbook 4000.1 sets the Single-Unit Approval standards, among them an owner occupancy percentage of at least 50 percent and an individual owner concentration of 10 percent or less for projects of 20 or more units, which at The Reserve means no single owner and its related parties holding more than 30 units. If one entity still holds anything near 72 units, a Single-Unit Approval is not available, and a high tenant share threatens the 50 percent occupancy test as well. HUD's 2019 final rule lets HUD set the owner occupancy requirement between 30 and 75 percent, so ask the lender what figure applies on the date of application.

Fannie Mae: the 20 percent single-entity rule

Fannie Mae's Selling Guide at B4-2.1-03, as published 5 August 2026, makes a project with 21 or more units ineligible when a single entity owns more than 20 percent of the units, and it counts units under rental or lease arrangements toward that limit. Twenty percent of 300 is 60 units. The 2009 block was 72. Unless that owner has sold below 60 units, a conventional conforming loan at The Reserve is likely unavailable or requires a lender exception. The same section treats hotel-like operations such as rental desks and mandatory rental pooling as ineligible, and it flags as a concern a project where 75 percent or more of units are investment or second-home owned.

Two things in The Reserve's favor, so the picture is fair. First, the Declaration's leasing terms, a 30 day minimum and no more than three leases a year, do not by themselves trip Fannie's hotel tests or FHA's 30 day transient standard. Second, Fannie's special architect or engineer report for conversions applies only to conversions created in the past three years, and The Reserve converted in 2005.

What this means for a buyer, in plain terms

Our advice is simple. Expect cash or portfolio financing unless a current condominium questionnaire from Castle Group says otherwise, and get that questionnaire in front of your lender before your inspection period starts rather than after the appraisal is ordered. This is not a judgment on the units. It is a structural fact of ownership that shapes who can buy, which in turn shapes resale, and we would rather you know it on day one.

Best Realtor for The Reserve at Naples: Why Owners and Buyers Call McGreevy and Comisar

The Reserve at Naples recorded only 4 MLS resales in the last 12 months, and financing hinges on an ownership fact most listings never mention. In a building this unusual, the right agent is the one who has read the recorded Declaration and the HUD and Fannie Mae rules, not the one reading listing remarks.

That is the work behind this page. We tracked every closed MLS sale and every closed lease at The Reserve in the 12 months to 22 September 2026, read the recorded Declaration and the association's published rules, and checked the federal financing lists ourselves. 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 are the #5 real estate team in Florida in the 2026 RealTrends rankings. Our credibility here is the team record below and the depth of the page you are reading.

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

Talk to Us Before You List or Write an Offer in The Reserve at Naples

The Reserve at Naples sold its four MLS resales in the last year at a median sale-to-list ratio of 91.1 percent, which means the asking price is the start of a negotiation here, not the end of one, and the financing path decides who is at the table. Owners should get a free Reserve at Naples home valuation priced against the right comparables and the right buyer pool. Buyers can start with how we represent buyers in Naples and then call us about the specific unit, because floor, bedroom count and the lender questionnaire all move the answer. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected]. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse has worked in Southwest Florida real estate since 2004.

How The Reserve at Naples Went From Apartment Complex to Condominium

The Reserve at Naples was built as a 300 unit rental apartment complex, with Collier County certificates of occupancy dated February to August 2002. A Birmingham investor bought it in 2003 for $32.8 million, and a Maryland converter recorded the condominium Declaration on 22 November 2005, turning every apartment into a saleable unit.

Very few Naples condominium buyers know the full chain, and it explains almost everything unusual about The Reserve today: the rental share, the financing picture, the radon disclosure, and why the Declaration disclaims construction warranties. Here it is in order, with the source of each step.

2000 to 2002: zoning and construction as apartments

The land sits in the Whippoorwill Lakes Planned Unit Development, petition PUD-98-20, adopted by Collier County Ordinance 00-16 on 14 March 2000, with a Future Land Use designation of Urban Residential Subdistrict. The Declaration cites a PUD Declaration of Restrictions recorded 11 December 2000 at Official Records Book 2753, Page 0042, and a First Amended Declaration of Restrictions recorded 31 January 2003 at Book 3209, Page 1255.

Collier County's milestone inspection program lists certificates of occupancy for the buildings from 19 February 2002 (Building 1, 1105 Reserve Court) to 23 August 2002 (Building 14, 1180 Reserve Way). The complex was therefore completed in 2002, and the Southwest Florida MLS carries a year built of 2002 on every recent sale. The company that built the apartments between 2000 and 2002 is not named in any record we can cite, and we will not guess.

2003: sold as a 300 unit apartment community

On 10 February 2003 the Birmingham Business Journal reported that Jack Fiorella III "bought the 300-unit Reserve at Naples for $32.8 million, or about $110,000 per unit." The Florida record matches: THE RESERVE AT NAPLES, LLC, Florida document L03000002871, was filed on 24 January 2003 with a principal address of 1211 Reserve Way and a Birmingham, Alabama manager, and it was voluntarily dissolved on 27 December 2005, five weeks after the condominium was declared.

A second company, RESERVE AT NAPLES MULTI-FAMILY LLC, a Delaware entity with a New York address, registered in Florida on 9 November 2004 and was revoked on 16 September 2005. Its name places it in the chain, but its exact role, whether owner or lender vehicle, is not established by any document we can cite.

2005: the conversion

Three State of Florida records classify The Reserve as a conversion, not new construction:

• DBPR's Notice of Intended Conversion list carries NOIC file 872, "RESERVE AT NAPLES CONDO THE," 1140 Reserve Way, status Approved, developer DE39262, Marcliff Reserve Development, LLC, 11200 Rockville Pike, Rockville, Maryland.

• DBPR's Condominium Conversion extract carries project PR72207, 300 units, approval date 11/22/2005.

• DBPR's Developer Summary ties Marcliff Reserve Development, LLC to project PR72207.

The dates run in a tight sequence. Marcliff Reserve Development LLC registered in Florida on 27 June 2005. The association's Articles of Incorporation were signed on 15 November 2005 and filed on 18 November. The Declaration was recorded on 22 November 2005. The Articles named three initial directors, all at the converter's Rockville address, and described the Declaration as "to be recorded."

What the Declaration itself says about the conversion

The recorded Declaration is candid, and two sentences in its disclaimer of warranties are worth reading before you buy anything at The Reserve:

"Notwithstanding that this Condominium is a conversion of previously occupied premises..."

"...the Unit and Condominium are not new construction and were not constructed by Developer."

The converter warranted only what Florida Statutes 718.618 required of a converter, which is converter reserves, statutory warranties or a bond. For a conversion recorded in 2005, those protections are long expired. In plain terms, nobody who built or converted The Reserve stands behind the construction today. The association and its reserves do.

DBPR's conversion notices list two other Marcliff conversions from the same years, Ashlar Condo in Fort Myers and Courtney Park Condo in Palm Beach County. The Reserve belongs to the 2004 to 2006 Florida apartment-to-condominium wave, and like many of its peers it did not finish selling before the market turned.

2006 to 2009: rental operations, then a bank sale of 72 units

The converter registered Reserve at Naples Rental GP LLC on 18 May 2006 and Reserve at Naples Rental Operations LLC on 23 May 2006, both revoked on 24 September 2010. Marcliff Reserve Development LLC itself was revoked on 25 September 2009. Two months later, in November 2009, Bank of America sold the 72 vacant, never-sold units to Reserve at Naples Condos, LLC for $3.2 million.

2008 to 2011: owners take the board

The association's annual reports on Sunbiz show the handover. The 2008 report lists converter-era officers from Rockville alongside new officers, one of them with a Reserve Way unit address. By the 2011 report every officer and director listed is a unit owner on Reserve Way or Reserve Court. We read 2008 as the transition year and 2011 as the latest possible date for owner control. That is an inference from the filings, and it is a sound one.

2016 to 2017: a lapse and a reinstatement

The association corporation's filing history shows a reinstatement on 5 October 2017, with no 2017 annual report before it, which indicates the corporation was administratively dissolved for a period in 2016 to 2017 for a missed annual filing. It has filed every year since. A lapse of that kind is a paperwork failure rather than a financial one, but it is fair to ask how filings are tracked now.

A small discrepancy worth knowing

The association's 2017 window resolution cites the Declaration at "OR Book 3934, Page 623." The recording stamp on the first page of the Declaration reads Page 0653, and a 2011 Collier County circuit court order quotes Book 3934, Page 0653 as well. Page 0653 is correct. If you pull the instrument yourself at the Clerk, search by Instrument 3737634 and you avoid the question entirely.

The Homes at The Reserve at Naples: 16 Buildings, Four Unit Types, Three Floors

The Reserve at Naples has 300 homes in four types: 76 one-bedroom one-bath units, 36 two-bedroom one-bath, 128 two-bedroom two-bath and 60 three-bedroom two-bath. Every building has three residential floors, no elevator, stairwell access, and a Mediterranean style exterior around two lakes.

The unit mix comes from the association's own published list of parking spaces assigned by unit, which records the bedroom and bath type of every home. It is the most reliable floor plan census available for The Reserve, because the recorded Declaration's survey and floor plan exhibit is not in the copy the association publishes.

The unit mix

The two-bedroom, two-bath unit is the workhorse of The Reserve: 128 of the 300 homes, and every one of the four MLS sales in the last 12 months.

Floor areas, from MLS records

The square footage of each unit type is not published by the association. The Southwest Florida MLS records for the closed sales, closed leases and active listing at The Reserve over the last 12 months report these living areas. MLS square footage is entered by the listing agent, not surveyed, so treat these as ranges rather than plan sizes:

• One bedroom, one bath: about 650 to 772 square feet on five closed leases.

• Two bedroom, one bath: about 894 to 906 square feet on the active listing and two closed leases.

• Two bedroom, two bath: about 1,059 to 1,200 square feet across the four closed sales and nine closed leases, most commonly 1,059 or 1,065.

• Three bedroom, two bath: about 1,239 square feet on two closed leases.

Buildings, addresses and unit counts

The association's list and Collier County's address layer agree building by building. The certificate of occupancy dates come from Collier County's milestone inspection list, and the county reference numbers are the milestone inspection file for each building.

Two practical notes come out of that table. Building sizes range from 11 to 24 units, so "a building at The Reserve" can mean a very different number of neighbors. And three of the four closed sales in the last year were in Building 16, 1200 Reserve Way, the largest building, so any comparable analysis leans heavily on one address.

Three floors, no elevator

Every unit number at The Reserve begins with 1, 2 or 3, in both the association list and Collier County's address points, and the Southwest Florida MLS describes the buildings as "Low Rise (1-3)" with 3 total floors and Elevator: None. The Declaration refers to the stairwells as the emergency means of egress. A third-floor unit means three flights with groceries, and for some buyers that is a deal breaker while for others the top-floor privacy and absence of footsteps overhead is the reason to buy. Price and market accordingly.

Construction, windows and floors

The Declaration refers to "the reinforced concrete design of the Building" and prohibits chipping or grinding the concrete slab (Section 17.9). That is converter language, not a structural specification.

Windows and sliding doors are the owner's problem, not the association's. Section 7.1 of the Declaration places window repair and replacement on the unit owner, and a board window resolution of 19 April 2017 standardizes the look: each building uses four exterior opening types, three horizontal sliding windows of 30 by 42, 36 by 60 and 72 by 60 inches and one two-panel sliding glass door of 96 by 96 inches, with clear glazing and white frames. If you are replacing windows with impact-rated product, the resolution governs the appearance, and the replacement is yours to fund.

Hard flooring needs board approval. An architectural review resolution of 15 July 2015 requires tile underlayment rated at least STC 60 and IIC 60 and wood laminate underlayment rated at least STC 72 and IIC 72. On the second and third floors this is the single most common renovation surprise at The Reserve, because the underlayment specification drives both cost and floor height.

Each unit's patio, balcony or lanai is a limited common element under Section 3.3(a) of the Declaration. A 2026 board resolution allows sun screens only with written approval, full width, in a brownish color, and not below the railing.

Garages and parking

Parking is by assigned space: one for each one and two bedroom unit and two for each three bedroom unit, with separate guest spaces. Garages exist at The Reserve, and the association's 2025 electric vehicle policy regulates electricity supplied to them, but the number of garages and how they are assigned are not published. Ask whether a specific unit carries a garage and on what terms before you price it.

What The Reserve at Naples Condos Have Sold For

The Reserve at Naples recorded 4 closed MLS sales in the 12 months to 22 September 2026, all two-bedroom, two-bath units, at a median of $204,000 and a range of $200,000 to $240,000. The median price per square foot was $192.09, and the median sale landed at 91.1 percent of the asking price.

Data updated: September 2026. Source: Southwest Florida MLS, pulled September 22, 2026.

We tracked every closed sale, active listing and closed lease on the Southwest Florida MLS for The Reserve in the window from 22 September 2025 to 22 September 2026. There are no pending sales today. These are the only market figures on this page, and every one of them is an MLS figure.

Every closed sale in the last 12 months

The summary numbers

What the four sales say, read carefully

Inside Building 16, the floor showed up in the price. The third-floor sale, #306, closed at $240,000 in 17 days at 97.0 percent of asking. The two first-floor sales in the same building, #103 and #105, closed at $200,000 and $203,000 at 87.3 and 88.6 percent of asking. That is a $37,000 to $40,000 spread on the same two-bedroom plan in the same building within five weeks. But floor is not the whole story. The other third-floor sale, #305 at 1105 Reserve Court, closed at $205,000, within a few thousand dollars of the first-floor pair. Condition, finish, view and building are doing as much work as floor, and four sales is far too small a sample to turn any of it into a rule.

Asking prices were high. Two of the four sellers took less than 89 percent of asking, and only one got within 3 percent of it. A median sale to list of 91.1 percent is a wide negotiating gap by Naples condominium standards, and it tells a seller that the first asking price should be set against the closed sales in this table rather than against hope.

The sales moved in weeks, not months. Median days on market was 27.5 and the longest was 53. When a unit here is priced where the cash buyer pool will meet it, it sells.

The one active listing

One unit is listed today: a two-bedroom, one-bath home of 894 square feet at $229,000, on the market 163 days. That asking price per square foot, about $256, sits well above every closed sale in the last year, and the days on market reflect it. Against 4 sales in 12 months, one listing is about 3 months of supply.

Why there is no trend line here

With four sales in 12 months, a year-over-year median would swing by tens of thousands of dollars on which floor happened to sell, so we do not publish one. We pull the live MLS picture on the day of any consultation instead.

If you own a unit and want to know where yours sits against these four sales, get a free Reserve at Naples home valuation. If you are buying, read how we represent buyers in Naples and then call Jesse McGreevy at (239) 898-6072.

Renting at The Reserve at Naples: What the MLS Lease Record Shows

The Reserve at Naples closed 18 annual-type leases on the Southwest Florida MLS in the last 12 months at a median of $1,800 a month, from $1,450 to $2,100. Two-bedroom, two-bath units leased at a median of $1,800, and three seasonal leases closed at $2,300 to $2,500 a month.

Data updated: September 2026. Source: Southwest Florida MLS, pulled September 22, 2026.

The Reserve closed four and a half times as many MLS leases as MLS sales in the same 12 months. That ratio is the clearest measurable sign of how the property is actually used.

Closed leases by unit type

Eight rental listings are active on the MLS today, asking $1,600 to $2,000 a month.

Why the MLS undercounts rentals here

The MLS records only leases that a licensee lists there. Apartment-style leasing of a block of units, handled directly by an owner's own office, never touches the MLS. Given the 2009 block purchase and the fact that the bulk owner's registered address is the clubhouse address, the 18 MLS leases almost certainly understate the rental activity at The Reserve. Treat them as a price guide, not a count of rented units.

A gross rent illustration, and what it leaves out

This is arithmetic on the figures above, not investment advice. At the median MLS rent of $1,800 a month, a year of rent is $21,600. Against the median MLS sale price of $204,000, that is a gross figure of about 10.6 percent. The association fee on the MLS is $510 a month, $6,120 a year, which alone brings the figure to about 7.6 percent before property taxes at the non-homestead rate, your own HO-6 insurance, vacancy, turnover, leasing costs, repairs and any special assessment. Run your own numbers with your own tax, insurance and vacancy assumptions, and talk to your accountant before you treat any unit here as an income property.

The leasing rules that shape the income

Every lease needs the association's prior written approval, the minimum term is 30 days, no more than three leases may begin per unit per calendar year, and tenants go through Tenant Evaluation screening at $150 per new applicant. The full rule set, with the Declaration section behind each line, is in the leasing section below. Owners weighing a sale against continued leasing can get a free Reserve at Naples home valuation and compare it with these rents, and investors can start with how we represent buyers in Naples.

What It Costs to Own at The Reserve at Naples

The Reserve at Naples carries an association fee of $510 a month, $6,120 a year, on every unit listed on the Southwest Florida MLS in the last 12 months, with no master association fee. Application fees run $0 to $150 on MLS records. The adopted budget and reserve schedule come from Castle Group, the manager.

The association fee

Every MLS listing at The Reserve in the last year carries a condominium association fee of $510 per month, which is $6,120 per year, and no master association fee, which matches the single-association structure in the state and corporate records. The Declaration assigns every unit an equal one three-hundredth share of common expenses under Section 6.1, and equal shares mean equal regular assessments: on the Declaration's terms a one-bedroom owner and a three-bedroom owner pay the same amount, which is worth remembering when you compare the fee against square footage.

What the fee pays for is set by the adopted budget, which the association does not publish online. Under Section 2.13(m) of the Declaration, water, sewer and electricity "not consumed by and metered to individual Units" are common expenses, but whether individual units are separately metered for water is not established in any document we can cite. The Declaration also permits a bulk cable or broadband contract as a common expense; no current bulk contract is documented. Ask Castle Group for the current adopted budget and read the line items rather than relying on any summary of what the fee "includes," ours or anyone else's.

Other published charges

The Declaration caps lease approval fees at $100 per applicant, but Florida Statutes 718.112(2) now allows up to $150 per applicant, adjusted every five years for inflation, and the association's current $150 charge sits at that statutory figure.

Special assessments and reserves

No special assessment appears in any document the association publishes, which is not the same as none existing. The estoppel certificate, issued through Castle Group under Florida Statutes 718.116, must disclose levied and pending special assessments, and it is the only reliable route to a current answer. Ask for the reserve schedule alongside it.

Community Development District

No Community Development District assessment appears in the MLS fee fields for The Reserve, and there is no master fee. The definitive check is the non-ad valorem section of the unit's Collier County tax bill, which the Collier County Tax Collector publishes online by address.

Property Taxes at The Reserve at Naples, and the Reset That Catches Buyers

The Reserve at Naples sits in unincorporated Collier County, so owners pay county, school and special district millage but no city millage. A buyer's tax bill resets to just value after purchase, because Florida's Save Our Homes cap and any homestead benefit belong to the seller and never transfer with the unit.

We do not publish a tax figure for a Reserve unit, because a single unit's bill says little about yours. What we can give you is the mechanism, which is where buyers lose money.

The reset

When a Florida property changes hands, the Save Our Homes cap is removed and the property is reassessed at just value on the 1 January after the sale. A long-time homesteaded seller may pay tax on an assessed value far below just value; you will not. Assume your first full bill is calculated on just value.

If you will live here

Florida's homestead exemption for a permanent residence comes in two parts: $25,000 against all levies including school, and a second exemption of about the same size, now indexed for inflation, against non-school levies only. The application is due by 1 March. The Save Our Homes cap then limits annual increases in assessed value. If you already hold a Florida homestead, you may be able to carry up to $500,000 of your accumulated benefit to The Reserve through portability, filed with the homestead application. The 1 January test is the trap: close in February and you are not a homesteader for that tax year.

If you will rent it out

An investor gets no homestead exemption. The non-homestead cap limits annual assessment increases to 10 percent on non-school levies only, and it resets on a sale. Build a full, uncapped bill into any rent illustration.

Florida Condo Safety Law at The Reserve at Naples: Milestone Inspections and the SIRS

The Reserve at Naples falls under both of Florida's post-Surfside condominium safety laws, because its 16 buildings have three habitable stories. Collier County lists every building as "Not Due" for a milestone inspection, with the first due in 2032, and a structural integrity reserve study was due by 31 December 2025.

This is the opposite answer from many low-rise Naples condominiums, which sit at two stories and fall outside both statutes. The Reserve's third floor puts it inside. Here is what each law requires and where The Reserve stands.

The milestone inspection, Florida Statutes 553.899

Section 553.899(3)(a) requires a milestone inspection for a building "three habitable stories or more in height" that is subject in whole or in part to condominium ownership, by 31 December of the year the building reaches 30 years of age, and every 10 years after that. A local agency may use 25 years instead for buildings near saltwater, and Collier County does so for buildings within three miles of saltwater.

Collier County has enrolled all 16 Reserve buildings in its milestone program. Its public milestone map lists each one under the association name "RESERVE AT NAPLES CONDO, THE," with application status "Open, Open for Uploads," milestone status "Not Due," and next milestone inspection year 2032, under county files PL20230012380 through PL20230012402 (the building by building list is in the homes section above). The 2032 date is 30 years after the 2002 certificates of occupancy, which tells you the county treats The Reserve as more than three miles from saltwater.

So the honest answer to "has The Reserve completed its milestone inspection?" is: no, and it is not required to yet. No milestone report exists because none is due. Collier County mails certified notice at the start of the year an inspection falls due and charges a $500 fee per report submitted on or after 1 January 2026, under county ordinances 2022-42, 2023-41 and 2024-48.

The structural integrity reserve study, Florida Statutes 718.112(2)(g)

Section 718.112(2)(g) requires a residential condominium association to have a structural integrity reserve study (SIRS) at least every 10 years "for each building on the condominium property that is three habitable stories or higher in height." For an owner-controlled association that existed on or before 1 July 2022, the 2025 amendments set the deadline for the first study at 31 December 2025. The Reserve's association fits that description exactly, so its first SIRS was due by that date.

The study covers the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items whose deferred maintenance would affect the building's structural integrity. It sets the reserve funding the association must collect for those items, and for budgets adopted after 31 December 2024 owners cannot vote to waive or reduce reserves for SIRS components.

Whether The Reserve has completed and reported its SIRS is not something we can confirm from a public source. DBPR requires associations to report SIRS completion and publishes the results in an online database, and DBPR's key financial indicators extract carries no row for this association. The route is simple: ask Castle Group for a copy of the completed SIRS, the date it was completed, and the reserve schedule it produced. Under Florida law a resale buyer is entitled to the SIRS as part of the condominium document package, so a seller should have it ready.

What this means in dollars, honestly

A SIRS does not create a cost. It exposes one. Buildings completed in 2002 are 24 years old in 2026, and roofs, exterior paint and waterproofing on 16 buildings are SIRS components (windows are owner items here under Section 7.1 of the Declaration, so ask how the study treated them). If the reserves the SIRS calls for were not being collected before 2025, the gap is funded by higher assessments, a special assessment or a loan. None of that is established for The Reserve either way. Read the study before closing, not after.

Three things to request, in one written request

1. The completed SIRS and the date the association received it.

2. The adopted budget for the current year with the full reserve schedule.

3. The estoppel certificate, which must disclose levied and pending special assessments.

All three come from the association through Castle Group, on-site office (239) 649-8300.

The Radon Disclosure in the Reserve at Naples Declaration

The Reserve at Naples Declaration contains a radon disclosure that most buyers never read. The recorded Declaration states that elevated levels of radon have been detected throughout the Condominium Property, including in certain units, that ventilation fans were installed in certain units, and that the fans must be kept operating.

The words are the Declaration's own: "elevated levels of radon have been detected throughout the Condominium Property, including... in certain of the Units." The same passage records that ventilation fans were installed in certain units and requires owners to keep them operating. This is a disclosure recorded in 2005 by the converter, in the public record, and it binds every owner who has taken title since.

What we know and what we do not

We do not know which units received fans, what the measured levels were, whether any unit has been tested since, or whether any fan has failed. No public record answers those questions, and a recorded 2005 disclosure is not a finding about any particular unit today.

What we recommend on every Reserve showing

• Ask the seller, in writing, whether the unit has a radon ventilation fan, whether it runs, and whether the unit has ever been tested.

• Order a radon test as part of your inspection. It is inexpensive and fast, and on this property it is the only way to get a current number for a specific unit.

• If a fan exists, confirm it is operating, because the Declaration requires it.

Florida Statutes 404.056(5) separately requires a radon gas notification in every Florida real estate contract. At The Reserve that statewide notice is backed by a property-specific recorded disclosure, and a seller should treat the Declaration's language as a known fact to disclose rather than a formality.

The Reserve at Naples Leasing Rules, From the Recorded Declaration

The Reserve at Naples permits leasing with prior written association approval, a 30 day minimum term, and no more than three leases starting per unit per calendar year, under Section 17.8 of the recorded Declaration. Tenants are screened through Tenant Evaluation at $150 per new applicant, and sublets are prohibited.

Leasing is the business most owners here are in, so these rules matter to buyers and sellers alike. Everything below comes from Section 17.8 of the Declaration (Official Records Book 3934, Page 0682) and the board rules the association publishes.

The rules in one table

What the rules allow and forbid

The 30 day minimum rules out nightly and weekly vacation rental. The three lease cap rules out rapid seasonal turnover. Within those limits, The Reserve is a monthly, seasonal and annual rental community, and the MLS lease record, 18 annual-type leases and 3 seasonal leases in 12 months, reflects exactly that. No cap on the total number of leased units appears in Section 17.8.

Is there a waiting period before a new owner can lease?

No ownership waiting period appears in Section 17.8 or in the board rules the association publishes. But Florida Statutes 718.110(13) matters here: an amendment that prohibits rentals, changes rental duration, or limits the number of rentals applies only to owners who consent to it and to owners who take title after it is adopted. A buyer takes subject to any leasing amendment adopted before closing. Ask Castle Group, before your inspection period ends, whether any leasing amendment has been adopted or proposed.

Guests

The 2025 Guest Policy requires screening and board approval for any guest stay over 30 days in a calendar year and bars tenants from hosting overnight guests while away. Read it before lending a unit to family for a season.

The Reserve at Naples Pet Rules

The Reserve at Naples allows a maximum of two pets per unit, dogs or cats only, each 40 pounds or less, under Section 17.3 of the Declaration and a 2010 board rule. Pit Bulls and Pit Bull types, German Shepherds, Chows, Rottweilers, wolf mixes and Dobermans are banned, and every pet must be registered.

The Southwest Florida MLS summarizes the policy as "With Approval." The recorded and board rules are more specific, and they are stricter than many buyers expect.

The rules

• Number and species. No more than two pets in total, domesticated dogs or cats only. Fish and caged household birds are allowed. Reptiles and other animals are prohibited (Declaration 17.3, Official Records Book 3934, Page 0681, and Rules Schedule A, item 16).

• Weight. Each dog or cat must weigh 40 pounds or less. A board rule of 24 May 2010 reduced the limit from 75 pounds to 40 pounds and grandfathered large pets already in residence at the time.

• Banned breeds. Pit Bulls and Pit Bull types, German Shepherds, Chows, Rottweilers, wolf mixes and Dobermans (2010 board rule).

• Leash and access. Pets must be leashed at all times outside the unit and are not allowed in the recreational facilities.

• Registration. The 2026 Pet and Assistance Animal Registration form requires a photograph, proof of rabies vaccination and a veterinarian's weight record.

• Assistance animals. Requests are handled under Fair Housing Act documentation standards, which are separate from the pet limits.

The practical consequence

A 40 pound limit excludes most Labrador Retrievers, Golden Retrievers and German Shepherds by weight alone, whatever the breed list says. If a large dog is part of your household, The Reserve is probably not the right building, and it is better to know that before the first showing. For an investor, the pet rules narrow the tenant pool slightly, and the rules apply to tenants as fully as to owners.

Parking, Vehicles, EV Charging and Other Rules at The Reserve at Naples

The Reserve at Naples assigns parking by unit and bans motor homes, RVs, boats, trailers, jet skis, campers, trucks over three-quarter ton and commercial vehicles under parking rules amended 17 June 2024. Level 1 EV charging is allowed for $45 a month per electric vehicle.

Parking and vehicles

Residents must park in their assigned spaces, and guests use guest spaces or a resident's space with a permit. No motor homes, recreational vehicles, boats, trailers, jet skis, campers, trucks over three-quarter ton or commercial vehicles. No car washing on the property. Vehicles with expired tags and inoperative vehicles are towed. There is no boat or RV storage anywhere on the property, and nothing in the rules allows it.

Electric vehicle charging

The board's EV policy, effective 5 November 2025, permits Level 1 charging outside the garages, at a charge of $45 a month per electric vehicle and $10 a month per plug-in hybrid for association electricity, with registration required. Level 1 is standard household current. If you need faster charging, raise it with the board before you buy, because nothing in the published policy provides for it.

Other rules that change daily life

• Fines. $100 per violation after a warning, continuing at $100 a day up to a $1,000 maximum, under a fine policy effective 2 March 2011.

• Hurricane season. An owner absent during hurricane season must designate a caretaker firm or person, under Rules Schedule A, item 11 (Official Records Book 3934, Page 0760).

• Window air conditioners. The original rules adopted with the Declaration prohibit window units.

• Flooring. Hard flooring requires board approval and the underlayment specified in the 2015 resolution.

• Lanai coverings. Sun screens only with written approval, full width, brownish color, not below the railing, under the 2026 resolution.

• Pool rules. No lifeguard; children under 14 need adult supervision; no alcohol, glass, food or pets in the pool area; no more than two adult guests per resident at the pool; no pool parties.

Amenities at The Reserve at Naples: What Exists and What Does Not

The Reserve at Naples offers a resort-style pool overlooking a lake, an outdoor spa, a cabana, a clubhouse with a social bar, a library, a fitness center, grills, tennis, an indoor racquetball court and a playground, inside a gated entry. The gate is unmanned, and there is no golf, marina or beach club.

What is there, and who says so

The Declaration also defines an adjacent Undeveloped Preserve parcel at Section 2.38, part of which carries conservation easements, and Related Group describes "a beautiful nature preserve" and "more than 20 acres of lakes and fountains." We attribute those last two phrases to Related rather than adopt them.

Hours

The association publishes these hours: clubhouse Monday to Friday 9 AM to 5 PM; fitness center daily 5 AM to 10 PM; pool daily 7 AM to sunset; pool deck daily 7 AM to 10 PM.

What is not there

No golf. No marina, boat ramp or dock. No beach club, beach shuttle or beach access; the nearest public Gulf access, Clam Pass Park, is 5.34 miles by road. No restaurant. No staffed gatehouse. No elevators. No lifeguard. No boat or RV storage. No master association or shared amenity campus with any neighboring community. And no age restriction: children are permitted under Section 17.2 of the Declaration.

When a tenant occupies a unit, the tenant holds the amenity rights and the owner does not, except as a guest, under Section 17.8. An owner who leases and expects to use the pool on a winter visit needs to know that before signing the lease.

How The Reserve at Naples Is Governed

The Reserve at Naples is governed by one association, The Reserve at Naples Condominium Association, Inc., Sunbiz N05000011707, with no master association above it. A nine member owner board sets policy, Castle Group manages the property from an on-site office, and each of the 300 units holds one vote.

The structure

DBPR lists a single condominium, project PR72207, and a single managing entity, MA67143, for Reserve Way and Reserve Court. The Articles of Incorporation describe one condominium, "THE RESERVE AT NAPLES CONDOMINIUM," and no master association appears in the DBPR registry, on Sunbiz or in the Articles. You belong to one association and you vote in it directly.

The Articles, filed 18 November 2005, provide for a board of three to nine directors and one vote per unit, and Article 5.2(g) gives the association the power "to approve or disapprove the leasing, transfer, ownership and possession of Units as may be provided by the Declaration." The 2026 annual report lists nine directors and officers, the maximum. The registered agent is a Naples attorney at Varnum LLP, changed on 18 February 2026. We do not name board members on this page; the current roster is public on the Florida Division of Corporations record.

Management

Castle Group manages The Reserve. The on-site management office is at the clubhouse, (239) 649-8300, open Monday to Friday 9 AM to 5 PM. Assessments are paid to Reserve at Naples Condominium, care of Alliance Association Bank, P.O. Box 621073, Orlando, FL 32862. The association's official website, operated on the TownSq platform, publishes 18 governing documents, including the Declaration, By-Laws, Articles, the rules packet and every board resolution cited on this page.

Buyer approval

Article 5.2(g) grants the power to approve transfers "as may be provided by the Declaration," and the MLS application fee field on recent listings reads $0 to $150. Whether a purchase, as distinct from a lease, requires a board application and approval at The Reserve, and on what timeline, is a question to put to Castle Group the day a contract is signed. Build the answer into your closing date.

Flood Zone, Evacuation Zone and Insurance at The Reserve at Naples

The Reserve at Naples has all 16 buildings in FEMA Zone X, an area of minimal flood hazard, on FIRM panel 12021C0403J effective 8 February 2024, with Zone AE and AH mapped only in the lake and low areas. The Reserve is in Collier County Hurricane Evacuation Zone D.

The flood zone, building by building

Collier County hosts the effective 2024 FEMA flood map as a public data layer. Queried at the address point of each of the 16 buildings, every one returns Zone X, "area of minimal flood hazard." Probe points elsewhere on the property return Zone AH and Zone AE, and those points fall in the lake and low areas rather than on any building. The governing panel is 12021C0403J, effective 8 February 2024, the date Collier County's current flood map took effect.

A Zone X building sits outside the Special Flood Hazard Area, so a federally regulated lender is not required by federal law to make you carry flood insurance on it. Your lender may still ask, and the association's master policy has its own terms. Confirm the determination for your specific building with the FEMA Flood Map Service Center address search before your inspection period ends.

Flood insurance is still worth pricing

Unincorporated Collier County is a Community Rating System Class 5 community, participating since 1 October 1992, which gives a 25 percent discount on eligible National Flood Insurance Program policies, per FEMA's list of eligible communities effective 1 April 2026. A voluntary flood policy on a Zone X unit is usually priced better than owners expect.

Separately, Citizens Property Insurance requires flood coverage on its personal residential policies regardless of FEMA zone, phased in by insured value, with all remaining personal lines residential policies subject to it from 1 January 2027. If your HO-6 is written by Citizens, ask whether the flood requirement already applies to you.

Evacuation Zone D, and why it is not a flood zone

Collier County's hurricane evacuation layer places The Reserve in Zone D, and the Florida Division of Emergency Management's statewide layer agrees, "COLLIER D." An evacuation zone is a life safety designation drawn from storm surge modeling, and it is a completely different map from the FEMA flood zone. Collier orders evacuations by zone, starting at Zone A along the coast, so a Zone D address is further inland in the evacuation sequence. We have not located any federal, county or news record describing storm damage at The Reserve in any named storm, and we will not fill that silence. Ask the association for its insurance claims history if it matters to your decision.

What the association insures and what you insure

Florida Statutes 718.111(11) requires a condominium association to insure the buildings for full insurable value based on replacement cost, and requires that coverage to exclude the personal property inside your unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Those are yours to insure on an HO-6 unit owner policy.

At The Reserve, add the windows and sliding glass doors to your list. Section 7.1 of the Declaration makes window repair and replacement the unit owner's responsibility, so ask your insurance agent how your HO-6 treats them.

Loss assessment coverage

Florida Statutes 627.714 requires a unit owner policy to carry at least $2,000 of loss assessment coverage. That is a floor, not a plan: a master policy hurricane deductible passed through as a special assessment can exceed it many times over. Raising the limit is one of the cheapest protections available here.

On premiums

We do not quote premiums; a quote depends on your unit, floor, windows, coverage and carrier. The wind mitigation form, OIR-B1-1802, captures any credit your unit earns for opening protection, so ask the seller for a current one.

Schools Serving The Reserve at Naples

The Reserve at Naples is zoned to Osceola Elementary School, Pine Ridge Middle School and Barron Collier High School for both the 2025-26 and 2026-27 school years, according to the Collier County Public Schools zoning tool. Osceola Elementary is 2.01 miles by road and Barron Collier High 2.11 miles.

We checked three addresses across The Reserve, 1140 Reserve Way, 1105 Reserve Court and 1235 Reserve Way, against the district's zoning data for both school years. All three returned the same schools, and there was no rezoning between the two years. The district reviews attendance areas annually, so confirm your specific address with the Collier County Public Schools interactive zoning tool before you rely on it.

Private schools nearby

From the National Center for Education Statistics private school survey, the closest private schools by road are Community School of Naples, 13275 Livingston Road, 2.07 miles; First Baptist Academy, 3000 Orange Blossom Drive, 2.90 miles; and Emilio Sanchez American School, 2035 Sanchez Casal Way, 2.96 miles.

Collier County Public Schools does not bus students who live within two miles of their school on a safe walking route. Osceola Elementary at 2.01 road miles and Barron Collier High at 2.11 sit right on that line, so ask the district's transportation department about your specific building.

Drive Times From The Reserve at Naples

The Reserve at Naples is 1.48 miles and about 4 minutes from Interstate 75 Exit 107, 5.34 miles and about 12 minutes from Clam Pass Park, the nearest Gulf beach access, and 8.49 miles and about 17 minutes from Fifth Avenue South. The location trades beach proximity for highway access.

Every time below is a modeled free-flow drive on the OpenStreetMap road network from 1140 Reserve Way, not a live traffic observation. It does not include signals, school zones or winter season congestion on Pine Ridge Road. Treat the distances as firm and the times as off-season.

In a straight line, Clam Pass is 5.11 miles and Fifth Avenue South is 5.76 miles, which is the honest measure of how far inland The Reserve sits. The best thing about the location is the interstate: under five minutes to I-75 puts Fort Myers, the airport and the east side of the county within easy reach, which is exactly what a working tenant or a commuting owner wants.

Utilities and Daily Logistics at The Reserve at Naples

The Reserve at Naples takes water and sewer from Collier County Public Utilities, not the City of Naples, and electricity from Florida Power and Light. Trash is picked up Thursday and recycling Wednesday from community dumpsters, per the association, and the on-site management office is open weekdays.

Utilities

The property falls outside the City of Naples utility boundary on the county's own layer. The Declaration defines "City" as the City of Naples, which is standard drafting and does not mean the property is inside city limits; the Census geocoder confirms it is not. For internet providers at a specific unit, check the FCC National Broadband Map by address.

What Is Being Built Near The Reserve at Naples

The Reserve at Naples sits a third of a mile from the Pine Ridge Road corridor, where the new I-75 diverging diamond interchange opened on 1 June 2026 and Collier County is designing a rebuild of the Pine Ridge Road and Whippoorwill Lane intersection. Nearby land is mostly built out, with a few commercial projects in review.

Road projects

An earlier 2018 corridor study proposed a restricted crossing U-turn at Pine Ridge and Whippoorwill. The county's current program describes the Whippoorwill intersection as a "standard" intersection and puts the jughandle at Livingston instead.

Private projects in county review within about half a mile

Collier County's planning project layer shows these nearby, with the status the county records:

• Genesis of Naples, a car dealership at Pine Ridge Road and I-75, site plan in pre-construction.

• Songbird at Whippoorwill, a Habitat for Humanity of Collier County community of single-story condominiums.

• Hamilton Place, a planned unit development with a plat under review; product type not confirmed.

• Other files in review or permitted: Thrive at Naples, a Home2 Suites hotel, the Avow Hospice campus, Angileri Self Storage, a medical office building and the Joint Replacement Institute, each at its own plan stage.

No new large apartment project was identified within half a mile beyond these. For a buyer, the practical read is that the corridor is filling in with commercial and medical uses rather than competing rental towers.

The Reserve at Naples Against Its Whippoorwill Corridor Neighbors

The Reserve at Naples is the largest of the Whippoorwill corridor condominiums we benchmarked, at 300 units in 16 three-story buildings. The Reserve at Naples is the only one of them that is a recorded apartment conversion, and none of the corridor condominiums we checked currently holds FHA approval.

Method. These are non-price yardsticks from primary sources, with the source beside each. Unit and building counts come from HUD's FHA condominium records, the recorded Declaration and the county address layer; FHA status is HUD's record as searched on 22 September 2026; association records are from the Florida Division of Corporations. We did not compare prices across these communities, because each needs its own MLS pull to be fair.

What the table says

1. Investor concentration is a corridor pattern, not only a Reserve problem. HUD's own note on Mariposa at Whippoorwill reads "No loans until 50% owner occupancy is achieved... high investor concentration," and every Naples 34105 condominium on HUD's list that sought a single-unit FHA approval since 2020 shows "Rejected." A buyer who needs FHA financing will find the whole corridor difficult, and The Reserve hardest of all, because it is not on the list at all.

2. The Reserve's third floor puts it inside both condo safety statutes. Mariposa's HUD record describes walk-up buildings with one and two story units, and a building below three habitable stories falls outside both the milestone and SIRS laws; confirm Mariposa's building heights on its own page before relying on the comparison. At The Reserve there is no question: the county has enrolled all 16 buildings.

3. Scale cuts both ways. At 300 units The Reserve spreads fixed costs such as the pool, clubhouse, racquetball court and management across far more owners than Mariposa's 180. It also means a single investor can hold a block large enough to decide financing for everyone else.

4. An aside on Gusto Bella Vita. In 2004 a company managed by the same Birmingham investor who bought The Reserve in 2003, originally registered as The Reserve at Naples Phase 2, LLC, changed its name to Bella Vita Condominium Development, LLC. Whether that company developed Gusto Bella Vita is not established, and it is not evidence of a second phase at The Reserve.

HUD spells the fourth community "Coventry at Stafford Place," and so do we.

Is The Reserve at Naples a Good Place to Live? Honest Pros and Cons

The Reserve at Naples is a good fit for a buyer who wants the lowest entry price into a gated, amenity-rich Naples condominium with fast interstate access, and who can pay cash. The Reserve at Naples is a poor fit for a buyer who needs FHA or conventional financing, a large dog, or a beach walk.

Pros

• Price of entry. A median MLS sale of $204,000 and a range of $200,000 to $240,000 in the last 12 months for a two-bedroom, two-bath unit of about 1,059 to 1,065 square feet.

• Amenities for the price. Lakeside pool, spa, clubhouse, fitness center, tennis, indoor racquetball and a playground.

• Interstate access. 1.48 miles and about 4 minutes to I-75 Exit 107, with the new diverging diamond interchange open.

• Dry ground. Every building in FEMA Zone X, with Zone AE and AH mapped only in the lake and low areas.

• Rental demand. 18 annual-type MLS leases and 3 seasonal leases in 12 months, at a median of $1,800 a month.

• One association. No master association and no master fee.

• Gated. Controlled entry, though unmanned.

Cons

• Financing. No FHA record, and a 2009 block of 72 units (24 percent) above Fannie Mae's 20 percent limit. Plan for cash or portfolio financing.

• Rental character. A large share of units are rented, which shapes the feel of the buildings, the parking lot and the board's priorities.

• Condo safety law exposure. Both the milestone and SIRS laws apply, and the SIRS drives future reserves.

• Radon disclosure. Recorded in the Declaration, with fans in certain units.

• No elevators. Third floor means three flights.

• Pet limits. Two pets, 40 pounds each, with six banned breed groups.

• Distance from the beach and downtown. 5.34 miles to Clam Pass and 8.49 miles to Fifth Avenue South by road.

• Thin resale market. 4 MLS resales in 12 months, so every comparable matters and a wrong asking price costs weeks.

If The Reserve fits your plan, how we represent buyers in Naples explains how we handle an offer where financing and approvals are the risk. If you already own here and are deciding whether to hold or sell, get a free Reserve at Naples home valuation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What We Check on a Reserve at Naples Showing

The Reserve at Naples rewards a buyer who inspects the paperwork as closely as the unit. On every Reserve at Naples showing we check the floor, the windows, the flooring underlayment, the radon fan, the parking assignment and the lender questionnaire, because each one moves the price or decides whether the deal can close.

This is our method, the checklist we would use if we were buying here ourselves.

The unit

1. Which floor, and which building. Third-floor units have no one overhead and three flights of stairs; first-floor units have direct lanai access and more foot traffic. Building size runs from 11 units to 24.

2. Windows and sliders. They are owner items under Section 7.1. Ask their age, whether they are impact rated, and whether a current wind mitigation form exists.

3. Flooring. If an upper-floor unit has tile or laminate, ask for the board approval and the underlayment specification under the 2015 resolution. Unapproved hard flooring is a violation you inherit.

4. Radon. Ask whether the unit has a ventilation fan and whether it runs, and order a radon test.

5. Parking and garage. Confirm the assigned space or spaces for the unit, and whether any garage goes with it and on what terms.

The paperwork

6. The lender questionnaire. If you are financing, get the association's condominium questionnaire to your lender first. It decides whether your loan exists.

7. The SIRS and the reserve schedule. Ask for the completed structural integrity reserve study and the current budget's reserve schedule.

8. The estoppel. It discloses levied and pending special assessments.

9. The lease, if the unit is tenanted. Term, rent, deposit and the association's Section 17.8 approval; a tenant changes your possession date and homestead timing.

10. Any leasing amendment. Ask whether any amendment to Section 17.8 has been adopted or proposed, because under Florida Statutes 718.110(13) you would take title subject to it.

What We Tell a Reserve at Naples Investor

Buy the unit type the rental market pays for. Two-bedroom, two-bath units are 128 of the 300 homes and leased at a median of $1,800 on the MLS; one-bedroom units leased at a median of $1,575, and three-bedroom units at $1,998 on only two leases. Build a full, uncapped non-homestead tax bill, a $6,120 association fee, vacancy and turnover into your numbers before you compare them with the 10.6 percent gross illustration, and remember that the three lease per year cap limits how often you can turn a unit in season. Then talk to your accountant.

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

If you are looking for a Reserve at Naples listing agent, or asking yourself how to sell my Reserve at Naples home without leaving money on the table, start with the facts: The Reserve at Naples closed 4 MLS resales in 12 months at a median of $204,000, and your buyer pool is mostly cash.

That changes how a unit here should be priced, prepared and marketed, and it is where most of the money in a Reserve sale is made or lost.

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

What sold at The Reserve at Naples in the last 12 months?

Four two-bedroom, two-bath units closed on the Southwest Florida MLS between 22 September 2025 and 22 September 2026: $240,000, $200,000, $203,000 and $205,000. The median was $204,000, the median price per square foot $192.09, the median days on market 27.5, and the median sale to list 91.1 percent. Total volume was $848,000. One unit is listed today at $229,000 and has been on the market 163 days.

Who can actually buy my unit?

Mostly cash buyers and buyers using portfolio loans. The Reserve is not on HUD's FHA list in any status, and a 2009 block of 72 units in one owner's hands sits above Fannie Mae's 20 percent single-entity limit unless it has since been sold down. Order the association's condominium questionnaire early so a financed buyer learns the answer in days, not weeks.

Can I sell with a tenant in place?

Yes, and many Reserve sales will involve one. The lease was approved by the association under Section 17.8 of the Declaration, and your buyer takes subject to it. Give buyers the lease, the rent, the deposit and the end date up front, because an investor buyer values a good tenant and an owner-occupant needs to know when they can move in.

What do I have to disclose about radon, the SIRS and the milestone inspection?

The recorded Declaration discloses elevated radon detected on the property and in certain units, and Florida requires a radon notice in every contract; tell your buyer whether your unit has a fan and whether it runs. The first SIRS was due by 31 December 2025, and a Florida resale buyer is entitled to it with the condominium documents. The milestone inspection is not due until 2032, so say so.

How should I price against the one active listing?

Against the closed sales, not the active one. The active two-bedroom, one-bath unit asks about $256 a square foot and has sat 163 days, while the four closed two-bedroom, two-bath units sold at $187.79 to $226.63 a square foot. A buyer pool that pays cash compares closed numbers, and so should you.

What else makes selling here different?

Your paperwork is your marketing. A buyer who sees the SIRS, the reserve schedule, the estoppel and the questionnaire answers on day one can make a clean offer; a buyer who cannot will discount for uncertainty. Updates must follow the board's resolutions, windows under the 2017 resolution and hard flooring under the 2015 underlayment rule, and the two-pet, 40 pound limit and the vehicle rules rule out some buyers before they call, so say so in the listing.

What Is Your Reserve at Naples Home Worth? Get a Free Valuation in 60 Seconds

An automated estimate for a Reserve unit is guessing, because it cannot see your floor, your building, your windows, your tenant or your buyer's financing. Get a free Reserve at Naples home valuation and we will price your unit against the four closed sales and the one active listing on the day you ask, and give you a net sheet with the estoppel, the documentary stamp tax and the association timeline in it. If you are selling one property and buying another, read how we represent buyers in Naples too. Call or text Jesse direct at (239) 898-6072.

Frequently Asked Questions, Buyer Edition

The Reserve at Naples draws the same buyer questions again and again, about financing, fees, rentals, pets and the condo safety laws. Every answer below is drawn from the recorded Declaration, the association's published rules, a state or federal record, or the Southwest Florida MLS, with the date of each figure stated.

Where is The Reserve at Naples located?

On Reserve Way and Reserve Court, off Whippoorwill Lane in central Naples, ZIP 34105, a third of a mile south of Pine Ridge Road, in unincorporated Collier County.

Is The Reserve at Naples in North Naples?

No. The Reserve is in central Naples on the Whippoorwill Lane corridor, in ZIP 34105. North Naples ZIP codes run 34107 to 34110 and 34119, and the Census places The Reserve in no Census designated place.

Is The Reserve at Naples the same as Naples Reserve?

No. Naples Reserve is a separate community in East Naples with its own association. The Reserve at Naples is a 300 unit condominium off Whippoorwill Lane, and the two have no connection.

Is The Reserve at Naples a condo or an apartment complex?

A condominium. It was built and operated as an apartment complex, then converted by a Declaration of Condominium recorded 22 November 2005, Instrument 3737634. Many units are still rented, which is why apartment portals still list it.

When was The Reserve at Naples converted from apartments to condominiums?

In November 2005. The association was incorporated on 18 November 2005 and the Declaration was recorded on 22 November 2005 by the converter, Marcliff Reserve Development LLC. DBPR records the project as a conversion under Notice of Intended Conversion file 872.

How many units are in The Reserve at Naples?

300 units in 16 buildings. The recorded Declaration, DBPR, Collier County's address layer and the association's website all return the same number.

When was The Reserve at Naples built?

In 2002. Collier County certificates of occupancy for the buildings run from 19 February to 23 August 2002, and the MLS records a year built of 2002.

What are the condo fees at The Reserve at Naples?

$510 a month, $6,120 a year, on every MLS listing in the last 12 months, with no master association fee. Every unit carries an equal one three-hundredth share of common expenses under Section 6.1 of the Declaration.

What do the condo fees at The Reserve at Naples include?

The adopted budget decides that, and the association does not publish it online. Section 2.13(m) of the Declaration makes water, sewer and electricity not metered to individual units a common expense, and it permits a bulk cable contract, but no current bulk contract is documented. Ask Castle Group for the budget.

Are there any special assessments planned at The Reserve at Naples?

None is published, which is not the same as none existing. The estoppel certificate must disclose levied and pending special assessments under Florida Statutes 718.116, and it is the only reliable route to a current answer.

Has The Reserve at Naples completed its milestone inspection?

No, because none is due yet. Collier County lists all 16 buildings as "Not Due," with the next milestone inspection year 2032, 30 years after the 2002 certificates of occupancy.

Has The Reserve at Naples completed its structural integrity reserve study?

The first SIRS was due by 31 December 2025, because the buildings are three habitable stories and the association is owner controlled. Whether it was completed and reported is not confirmed in any public source we can cite. Ask Castle Group for the study and its completion date.

Is the association fully funding reserves as required by Florida law?

Not established. The association publishes no budget or reserve schedule, and DBPR's key financial indicators extract has no row for it. Request the current budget, the reserve schedule and the SIRS before your inspection period ends.

Is The Reserve at Naples FHA approved?

No. On 22 September 2026 The Reserve had no record on HUD's FHA condominium list in any status, including approved, expired, withdrawn or rejected. A Single-Unit Approval caps any one owner at 10 percent of units, which a 2009 block of 72 units would exceed.

Is The Reserve at Naples warrantable for conventional financing?

Probably not, unless a current condominium questionnaire says otherwise. Fannie Mae makes a project of 21 or more units ineligible when one entity owns more than 20 percent, which is 60 units here, and one buyer bought 72 units in 2009. How many it holds today is not public.

Can I get a VA loan for a condo at The Reserve at Naples?

VA keeps its own condominium approval records, separate from HUD's FHA list. Ask your lender to check VA status before you write an offer, and have it review the association's questionnaire.

What floor plans are available at The Reserve at Naples?

Four unit types: 76 one-bedroom one-bath units, 36 two-bedroom one-bath, 128 two-bedroom two-bath and 60 three-bedroom two-bath, per the association's unit list. The Declaration's floor plan exhibit is not in the copy the association publishes.

How many bedrooms and square feet are the units at The Reserve at Naples?

One to three bedrooms. MLS records from the last 12 months show about 650 to 772 square feet for one-bedroom units, 894 to 906 for two-bedroom one-bath, 1,059 to 1,200 for two-bedroom two-bath, and about 1,239 for three-bedroom units.

Are there first-floor and top-floor units, and is there an elevator?

Every building has three floors, and there is no elevator; the MLS lists Elevator: None and the Declaration names the stairwells as the means of egress. In the last year the third-floor sale in Building 16 closed well above the two first-floor sales there.

Do units at The Reserve at Naples have garages or assigned parking?

Assigned parking: one space for each one and two bedroom unit and two for each three bedroom unit, plus guest spaces. Garages exist, but their number and assignment are not published, so confirm whether a specific unit has one.

What amenities does The Reserve at Naples have?

A lakeside resort-style pool, spa, cabana, clubhouse with social bar, library, fitness center, grills, tennis, indoor racquetball court and playground, per the association. No golf, marina or beach club.

Is The Reserve at Naples gated?

Yes, with an unmanned gate, per the association's FAQ.

What is the rental policy at The Reserve at Naples?

Every lease needs the association's prior written approval under Section 17.8 of the Declaration. Tenants are screened through Tenant Evaluation at $150 per new applicant, the association may require a deposit of up to one month's rent, and sublets are prohibited.

What is the minimum lease term, and how many times a year can I rent?

The minimum term is 30 days, and no more than three leases may begin per unit per calendar year, under Section 17.8 of the Declaration. Weekly vacation rental is not permitted.

Is there a waiting period before a new owner can rent out a unit?

No ownership waiting period appears in Section 17.8 or the published board rules. Under Florida Statutes 718.110(13), a buyer takes subject to any rental amendment adopted before closing, so ask whether one has been adopted or proposed.

What is the pet policy at The Reserve at Naples?

Two pets maximum, dogs or cats only, each 40 pounds or less, under Section 17.3 of the Declaration and a 2010 board rule. Pit Bulls and Pit Bull types, German Shepherds, Chows, Rottweilers, wolf mixes and Dobermans are banned, and every pet must be registered.

Does the association have to approve buyers?

The Articles give the association power to approve transfers "as may be provided by the Declaration," and the MLS application fee on recent listings reads $0 to $150. Ask Castle Group, on the day your contract is signed, what a purchase application requires and how long it takes.

Can I buy at The Reserve at Naples as an investment property?

Yes. Leasing is allowed within Section 17.8, and 18 annual-type leases closed on the MLS in 12 months at a median of $1,800 a month. Expect cash or portfolio financing, and model the $6,120 annual fee, a full non-homestead tax bill and vacancy before you buy.

Is The Reserve at Naples in a flood zone?

The buildings are not. All 16 building points sit in FEMA Zone X on panel 12021C0403J, effective 8 February 2024, with Zone AE and AH only in the lake and low areas. The Reserve is in Hurricane Evacuation Zone D.

Do I need my own flood insurance and HO-6 policy?

An HO-6 unit owner policy, yes; Florida Statutes 718.111(11) leaves the unit interior, fixtures and appliances to you. Federal law does not require flood insurance on a Zone X building, but a lender or Citizens may, and Collier's Class 5 rating gives a 25 percent NFIP discount.

What does the master insurance policy cover?

Under Florida Statutes 718.111(11) the association insures the buildings on a replacement cost basis and excludes personal property, floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments. At The Reserve, windows are also an owner responsibility under Section 7.1 of the Declaration.

What are the property taxes on a condo at The Reserve at Naples?

It depends on the unit and on whether you homestead. A buyer's bill resets to just value after purchase, because the seller's Save Our Homes benefit does not transfer. Ask for the seller's bill, then assume yours will be higher.

What schools serve The Reserve at Naples?

Osceola Elementary, Pine Ridge Middle and Barron Collier High for 2025-26 and 2026-27, per the Collier County Public Schools zoning tool. Confirm your address with the district.

Is The Reserve at Naples a good place to live?

For a cash buyer who wants a low entry price, amenities and four minutes to I-75, yes. For a buyer who needs FHA or conventional financing, a large dog or a beach walk, probably not.

How far is The Reserve at Naples from the beach, Mercato and downtown Naples?

By road, 5.34 miles and about 12 minutes to Clam Pass Park, 6.64 miles and about 13 minutes to Mercato, and 8.49 miles and about 17 minutes to Fifth Avenue South. These are modeled off-season drive times.

How does The Reserve at Naples compare with other Whippoorwill Lane condos?

It is the largest we benchmarked, at 300 units, and the only recorded apartment conversion. Mariposa at Whippoorwill has 180 units in 28 buildings per HUD, and none of the corridor condominiums checked holds FHA approval today.

Is there radon at The Reserve at Naples?

The recorded Declaration states that elevated levels of radon have been detected on the property, including in certain units, and that ventilation fans installed in certain units must be kept operating. Test the specific unit during your inspection.

Is The Reserve at Naples age restricted?

No. Section 17.2 of the Declaration permits children as occupants, and the amenities include a playground.

Who manages The Reserve at Naples?

Castle Group, from an on-site office at the clubhouse, (239) 649-8300, Monday to Friday 9 AM to 5 PM.

Frequently Asked Questions, Seller Edition

The Reserve at Naples sellers face questions most Naples condominium sellers never do, because the buyer pool is mostly cash, a tenant is often in place, and the recorded Declaration carries a radon disclosure. The answers below cover both the Reserve-specific issues and the Florida mechanics of a sale.

What is my Reserve at Naples condo worth?

It depends on floor, building, unit type, condition and whether a tenant is in place. The four MLS sales in the last 12 months ran from $200,000 to $240,000, median $204,000. Call Jesse McGreevy at (239) 898-6072 for a valuation against the right comparables.

How much have condos at The Reserve at Naples sold for recently?

$240,000 for 1200 Reserve Way #306 in April 2026, $200,000 for #103 in May, $203,000 for #105 in June, and $205,000 for 1105 Reserve Court #305 in September, all two-bedroom, two-bath units on the MLS.

How long does it take to sell a condo at The Reserve at Naples?

The four MLS sales took 16 to 53 days, a median of 27.5. The one active listing has been on the market 163 days at a higher price per square foot than any closed sale, which shows what overpricing costs here.

Who is the best listing agent for The Reserve at Naples?

We think the best listing agent for a Reserve unit is one who understands the ownership and financing picture and prices against the closed MLS record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate. We did not represent any of the four Reserve sales in the last year.

Which agent sells the most units at The Reserve at Naples?

With four MLS resales in 12 months, no agent sells volume here, and a sales-share claim for a building this thin would mean little. Judge a listing agent on how well they understand the financing, leasing and disclosure issues on this page.

How do the new Florida condo laws affect my sale?

The Reserve's three-story buildings fall under both laws. The milestone inspection is not due until 2032, but the first SIRS was due by 31 December 2025, and buyers will ask for it and for the reserve schedule. Have both ready before you list.

Will a special assessment reduce my sale price, and who pays it?

A known special assessment is disclosed on the estoppel under Florida Statutes 718.116, and buyers price it in. Who pays installments due after closing is a contract term to negotiate, so decide it before you accept an offer.

What condo documents must I give a buyer, and how long can the buyer cancel?

Florida Statutes 718.503(2) requires a resale seller to provide the Declaration, Articles, By-Laws, rules, the current budget and financial statement, the question and answer sheet and, where they exist, the SIRS and milestone summaries. The buyer may cancel within a short statutory period after receiving them, so deliver the package early; your attorney can confirm the current day count.

Do I have to provide the milestone inspection and SIRS to buyers?

The SIRS, yes, as part of the resale document package. There is no milestone report to provide yet, because Collier County lists every Reserve building as "Not Due" until 2032.

How do I order an estoppel certificate, and what does it cost?

Your closing agent orders it from the association through Castle Group. Florida Statutes 718.116 caps the fee and sets the delivery deadline, and the certificate discloses your balance and any levied or pending special assessment.

Does the association have to approve my buyer, and how long does approval take?

Leases require approval under Section 17.8, and the Articles let the association approve transfers where the Declaration provides. Ask Castle Group what a purchase application requires the day your contract is signed, and set the closing date around the answer.

Will FHA or conventional buyers be able to finance my unit?

Probably not. The Reserve is not on HUD's FHA list, and a 2009 block of 72 units in one owner's hands, 24 percent, exceeds Fannie Mae's 20 percent single-entity cap unless it has since fallen below 60 units. Order the condominium questionnaire early to find out.

Should I sell to a cash buyer or investor?

Most Reserve buyers pay cash anyway. Compare any quick private offer with the four closed MLS sales at $200,000 to $240,000 before you take it.

Can I sell my Reserve at Naples condo with a tenant in place?

Yes. The buyer takes subject to the approved lease. Investor buyers often prefer an income-producing unit; owner-occupants need the lease end date to plan a move and their homestead timing.

How do the rental rules affect the value of my unit to investors?

The 30 day minimum and three leases per calendar year rule out vacation rental, but they suit annual and seasonal tenants, which is how the MLS lease record shows units being used. An investor buying here is buying a monthly or annual rental, and should be priced as one.

Should I update my unit before selling?

Selectively. Flooring must meet the 2015 underlayment resolution and windows must match the 2017 window resolution, so unapproved upgrades can cost you. Clean, paint and fix what inspectors will flag.

Does a first-floor versus third-floor unit sell differently?

In the last year's small sample, yes within one building: in Building 16 the third-floor unit sold for $37,000 to $40,000 more than two first-floor units. The third-floor sale on Reserve Court closed at $205,000, so condition and building matter as much as floor.

What must a seller disclose in Florida?

Known facts that materially affect value and are not readily observable to the buyer. For a Reserve unit that includes known water intrusion, window problems, unapproved alterations and known special assessments. Talk to your attorney about anything you are unsure of.

Do I have to disclose the radon language in the Declaration?

The radon language is in the recorded Declaration, which your buyer receives, and Florida Statutes 404.056(5) requires a radon notice in every contract. Tell the buyer whether your unit has a ventilation fan and whether it runs.

Do I have to disclose flood history or flood insurance claims?

Disclose known flooding or water intrusion that materially affects value. The Reserve's buildings are in FEMA Zone X, but a known claim or leak in your unit is still a disclosure item.

What are seller closing costs in Florida?

Typically documentary stamp tax on the deed at $0.70 per $100 of price, your share of title and closing fees, the estoppel fee, tax prorations and brokerage compensation. On a $204,000 sale the documentary stamp tax is $1,428.

Who pays documentary stamp tax and title insurance in Collier County?

The documentary stamp tax on the deed is customarily a seller cost under Florida Statutes 201.02. Who pays the owner's title policy is set by your contract, so agree it before signing.

How much commission will I pay?

Commission is negotiable and set by written agreement with your broker. Compare what the fee buys, not just the number.

Will I lose my homestead exemption when I sell?

Yes, on the unit you sell. Your homestead and Save Our Homes cap stay with you only as a portability benefit you can carry to your next Florida homestead.

Can I port my Save Our Homes benefit to my next Florida home?

Yes, up to $500,000 of accumulated benefit, if you establish a new Florida homestead and file for portability with the homestead application by the deadline.

Will the buyer's property tax bill be higher than mine after the reset?

Very likely, if you have owned a homesteaded unit for years. The buyer is reassessed at just value on the 1 January after the sale, so tell buyers up front to avoid a surprise that sours the deal.

When is the best time of year to sell a condo in Naples?

With four sales in 12 months, The Reserve has no reliable seasonal pattern of its own. The four sales closed in April, May, June and September, and a correctly priced unit sold within about eight weeks in each case.

Why are condos taking longer to sell in Naples right now?

At The Reserve, the priced-right units did not take long: a median of 27.5 days. The slow listing is the one asking more per square foot than any closed sale. Price against the closed record and the market here moves.

Do I owe capital gains tax when I sell my Naples condo?

Florida has no state income tax. Federal treatment depends on whether the unit was your residence, how long you owned it and your basis, and rental units have their own rules. Ask your CPA.

What should I ask Castle Group for before I list?

The adopted budget with the reserve schedule, the completed SIRS, an estoppel estimate, the condominium questionnaire, the purchase application requirements, and any rule or amendment adopted in the last year.

How do I sell my Reserve at Naples condo from out of state?

It is routine. We handle access, photography, tenant coordination, association paperwork and the estoppel. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Should I sell furnished?

For an investor or seasonal buyer, furnished can help; for an owner-occupant it rarely drives price. Decide unit by unit.

Does the lack of an elevator hurt a third-floor sale?

It narrows the buyer pool, since some buyers will not climb three flights. But in the last year the third-floor sale in Building 16 was the highest price at The Reserve, so the top floor's privacy has its own buyers.

Will a bulk owner's units compete with my listing?

Only one unit is listed on the MLS today. If a large holder decided to sell units on the open market, supply would rise quickly in a building that sells four a year. That is a risk to watch, and one reason to price realistically now.

Downloadable Documents for The Reserve at Naples

The Reserve at Naples is unusually well documented for a converted condominium, because the recorded Declaration, the state conversion records and the association's own rules are all retrievable from official custodians. Every document below is linked to its official authority page, and we host none of them ourselves.

What you cannot download. The adopted budget, the reserve schedule, the completed SIRS, the estoppel certificate and the lender questionnaire are association records rather than public ones. Request all five from Castle Group, (239) 649-8300, in one written request.

Your Local Real Estate Experts

The Reserve at Naples deserves agents who have read its recorded Declaration, its conversion filings and the federal financing rules, not just its listing remarks. Jesse McGreevy has worked in Southwest Florida real estate since 2004 and has lived in Estero since 2003, and Marc Comisar leads the team with him.

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

• Top 1% Real Estate Agents Nationally Since 2008

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

• #1 Team in Southwest Florida since 2012

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

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

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

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

Read more about Jesse McGreevy, Marc Comisar and about McGreevy and Comisar. We are a top-reviewed Southwest Florida real estate team, and every line of the recognition above can be checked: the Gulfshore Life award is published by the magazine, and our Florida licenses are public on the DBPR licensee search.

For this page we tracked every closed MLS sale and lease at The Reserve in the 12 months to 22 September 2026, read the recorded Declaration and the association's published rules, searched HUD's FHA list, and read the Fannie Mae and HUD project standards. That is the standard we bring to a Reserve valuation or a Reserve offer.

Talk to Us Before You Buy or Sell at The Reserve at Naples

At The Reserve at Naples, financing and approvals decide more deals than price does. Buyers, start with how we represent buyers in Naples. Owners, get a free Reserve at Naples home valuation. Either way, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected].

Sources and Authoritative References

The Reserve at Naples facts on this page come from the sources below: recorded instruments, State of Florida registries, Collier County data services, federal agencies, the association's own website and reputable news. Market figures come only from the Southwest Florida MLS, pulled 22 September 2026, and every other source was read in September 2026.

Recorded instruments and the Collier County Clerk

1. Collier County Clerk of the Circuit Court and Comptroller, Official Records search, custodian of the Declaration, Instrument 3737634, OR Book 3934, Page 0653, and the PUD restrictions at OR 2753/0042 and 3209/1255: https://cor.collierclerk.com/coraccess/

The Reserve at Naples Condominium Association, the community's own authority

2. The Reserve at Naples association website, About Us, 300 units in 16 buildings, two lakes, amenities, Castle Group: https://reserveatnaples.sites.townsq.io/0

3. The Reserve at Naples association, contact page, on-site office and hours: https://reserveatnaples.sites.townsq.io/1

4. The Reserve at Naples association, frequently asked questions, gate, parking, trash days, amenity hours, payment address: https://reserveatnaples.sites.townsq.io/2

5. The Reserve at Naples association, Governing Documents, including the Declaration, Rules Schedule A, parking list, lease, pet, guest, EV, flooring, window and lanai resolutions and the fine policy: https://reserveatnaples.sites.townsq.io/3

6. The Reserve at Naples association, photo gallery, spa, clubhouse social bar, racquetball court, tennis court, fitness center: https://reserveatnaples.sites.townsq.io/4

Florida Department of Business and Professional Regulation

7. DBPR condominium registry extract, project PR72207, 300 units, recorded 11/22/2005: https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv

8. DBPR condominium conversion extract, PR72207: https://www2.myfloridalicense.com/sto/file_download/extracts/condo_conv.csv

9. DBPR Notices of Intended Conversion, NOIC file 872 and the Marcliff conversions in Lee and Palm Beach counties: https://www2.myfloridalicense.com/sto/file_download/extracts/noic.csv

10. DBPR developer summary, Marcliff Reserve Development, LLC: https://www2.myfloridalicense.com/sto/file_download/extracts/developersummary.csv

11. DBPR key financial indicators extract, which carries no row for this association: https://www2.myfloridalicense.com/sto/file_download/extracts/keyfinancialindicators.csv

12. DBPR structural integrity reserve study reporting and public database page: https://www2.myfloridalicense.com/condominiums/condominiums-and-cooperatives-sirs-reporting/

13. DBPR Division of Condominiums, Timeshares and Mobile Homes public records: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/public-records/

14. DBPR licensee search, for verifying any Florida real estate license: https://www.myfloridalicense.com/wl11.asp

Florida Division of Corporations

15. The Reserve at Naples Condominium Association, Inc., N05000011707: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESCONDOMINIUMASSO%20N050000117070&aggregateId=domnp-n05000011707-ed04cd55-5388-4a27-862e-204275ba767c&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

16. Articles of Incorporation of the association, 2005: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2005%5C1122%5CH0268449.Tif&documentNumber=N05000011707

17. Association 2008 annual report, the transition year: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2008%5C0414%5C6227098F.tif&documentNumber=N05000011707

18. Association 2011 annual report, owner board: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2011%5C0322%5C98868940.tif&documentNumber=N05000011707

19. Association 2020 annual report: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011707-ed04cd55-5388-4a27-862e-204275ba767c&transactionId=n05000011707-fcd2c4c8-bc79-422c-a1e5-5bea5965ae5e&formatType=PDF

20. Marcliff Reserve Development LLC, the declarant and converter: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=MARCLIFFRESERVEDEVELOPMENT%20M050000035370&aggregateId=forl-m05000003537-20147864-bcfd-4bcf-9224-74d7c0aaf906&searchTerm=MARCLIFF&listNameOrder=MARCLIFF%202423180

21. The Reserve at Naples, LLC, the 2003 apartment owner: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLES%20L030000028710&aggregateId=flal-l03000002871-1cab7cb3-8c81-44b1-8730-9cac95537d53&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

22. Reserve at Naples Multi-Family LLC, 2004: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESMULTIFAMILY%20M040000048870&aggregateId=forl-m04000004887-5abae401-2aae-471e-91b6-a56ff4385373&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

23. Reserve at Naples Rental GP LLC, 2006: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESRENTALGP%20M060000027820&aggregateId=forl-m06000002782-3616b9c4-6f3c-49a2-818d-f67cea72df48&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

24. Reserve at Naples Rental Operations LLC, 2006: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESRENTALOPERATION%20M060000028760&aggregateId=forl-m06000002876-fedfa6a1-af59-47ed-97da-77040daae78e&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

25. Reserve at Naples Condos, LLC, the 2009 buyer of 72 units: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESCONDOS%20L090001062120&aggregateId=flal-l09000106212-47782a34-fc4d-452f-b369-a9b6873308f6&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

26. Marcliff Reserve Portfolio LLC, 2010: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=MARCLIFFRESERVEPORTFOLIO%20M100000056820&aggregateId=forl-m10000005682-a4b813ac-5f04-49e4-b163-27db2fcde675&searchTerm=MARCLIFF&listNameOrder=MARCLIFF%202423180

27. The Reserve at Naples Phase 2, LLC, renamed Bella Vita Condominium Development, LLC: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESERVEATNAPLESPHASE2%20M040000008490&aggregateId=forl-m04000000849-9f6fac57-e247-4e0e-9b53-0f44e905a25c&searchTerm=RESERVE%20AT%20NAPLES&listNameOrder=RESERVEATNAPLES%20L030000028710

28. Division of Corporations name search, "reserve at naples": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/reserve%20at%20naples/Page1?searchNameOrder=RESERVEATNAPLES

29. Division of Corporations name search, "marcliff": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/marcliff/Page1?searchNameOrder=MARCLIFF

30. Andalucia Homeowners' Association, Inc., N04000010433: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=ANDALUCIAHOMEOWNERSASSOCIATION%20N040000104330&aggregateId=domnp-n04000010433-ddafde5e-e67c-44d2-8b22-37a918b16b09&searchTerm=andalucia%20homeowners&listNameOrder=ANDALUCIAHOMEOWNERSASSOCIATION%20N030000101870

Collier County government data

31. Collier County milestone inspections program, thresholds, notice and fees: https://www.collier.gov/Business-Resources/Building-Permits-Construction/Permitting-Resources/Milestone-Inspections

32. Collier County milestone buildings by year, certificate of occupancy dates: https://www.collier.gov/files/assets/county/v/2/building-plan-review/documents/milestone/milestone-buildings-by-year.pdf

33. Collier County milestone map data service, all 16 Reserve buildings, next inspection 2032: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/MilestoneMap/FeatureServer/2

34. Collier County milestone inspection public dashboard: https://colliercountygmd.maps.arcgis.com/apps/dashboards/9ec1c482e7f8488a944c409adc84291a

35. Collier County CityView planning portal, project locator: https://cvportal.collier.gov/CityViewWeb/Planning/Locator

36. Collier County site address points, 300 unit points, county condominium number 588710: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/Site_Address_Points_b/FeatureServer/3

37. Collier County hosted 2024 FEMA flood zones: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/FEMA24_FloodZones/FeatureServer/0

38. Collier County hosted FEMA FIRM panel index, 12021C0403J: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/FEMA24_Panels/FeatureServer/0

39. Collier County hurricane evacuation zones: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Hurricane_Evacuation_Zone/FeatureServer/0

40. Collier County 2026 Floodplain Protection Newsletter, CRS Class 5 and the 8 February 2024 map date: https://www.collier.gov/files/assets/county/v/3/community-planning-amp-resiliency/documents/floodplain-management/2026-flood-protection-newsletter.pdf

41. Collier County PUD layer, Whippoorwill Lakes PUD-98-20, Ordinance 00-16: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/PUD/FeatureServer/5

42. Collier County general zoning layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/Zoning_General_(Editable)_view/FeatureServer/1

43. Collier County future land use layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/Future_Land_Use_view/FeatureServer/0

44. Collier County CityView planning projects layer, nearby projects: https://services2.arcgis.com/SlIq32SqARUHIhSx/ArcGIS/rest/services/CityViewProjects/FeatureServer/4

45. Collier County FY26 second quarter strategic priorities, Pine Ridge Road intersections at Livingston and Whippoorwill: https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/strategic-plan/2026/strategic-initiatives-strategic-priorities-q2-cat-a-updates.pdf

46. Collier County transportation planning studies, including the 2018 Pine Ridge Road corridor study: https://www.collier.gov/County-Development/Transportation-Management/Traffic-Operations/Transportation-Planning/Transportation-Planning-Studies

47. Collier County release, Whippoorwill Lane Extension open: https://lp.constantcontactpages.com/cu/0Fjd4NZ/WhippoorwillLaneExtension?source_id=0836e36c-b20f-4224-939e-f68ab8e27729&source_type=em&c=

48. Collier County Whippoorwill and Marbella Lakes interconnection study appendices: https://www.collier.gov/files/assets/county/v/1/transportation/documents/planning-studies/whippoorwillmarbella-interconnection-appendices.pdf

49. Collier County Public Utilities water service area layer: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/WaterServiceArea/FeatureServer/0

50. Collier County Public Utilities wastewater service area layer: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/WastewaterServiceAreaNS/FeatureServer/0

51. Collier County Public Utilities city utility boundary layer: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/CityUtilityBoundaries/FeatureServer/0

52. Collier County solid waste service days layer: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/SWServiceDays/FeatureServer/0

53. Collier County Public Utilities water service information lookup: https://colliercountypud.maps.arcgis.com/apps/instant/lookup/index.html?appid=81e9d0438e494adfa964d8268308dc11

54. Collier County Tax Collector, property tax bill lookup: https://county-taxes.net/fl-collier/property-tax

Schools

55. Collier County Public Schools, attendance boundaries and the interactive zoning tool: https://www.collierschools.com/exploreccps/attendance-boundaries

56. Collier County Public Schools zoning data, 1140 Reserve Way: https://origin.collierschools.com/app/api/Origin/Entity/Address_v3/method/search?search=1140%20RESERVE%20WAY&year=2027

57. National Center for Education Statistics, private school locations 2023-24: https://nces.ed.gov/opengis/rest/services/K12_School_Locations/EDGE_GEOCODE_PRIVATESCH_2324/MapServer/0

Florida statutes and state agencies

58. Florida Statutes 553.899, milestone inspections: https://www.flsenate.gov/Laws/Statutes/2025/553.899

59. Florida Statutes 718.112, including the structural integrity reserve study at (2)(g) and the approval fee cap: https://www.flsenate.gov/Laws/Statutes/2025/718.112

60. Florida Statutes 718.110, rental amendments at (13): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.110.html

61. Florida Statutes 718.618, converter reserves and warranties: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.618.html

62. Florida Statutes 718.111, association insurance: https://www.flsenate.gov/Laws/Statutes/2025/718.111

63. Florida Statutes 718.116, assessments and the estoppel certificate: https://www.flsenate.gov/Laws/Statutes/2025/718.116

64. Florida Statutes 718.503, resale disclosure documents: https://www.flsenate.gov/Laws/Statutes/2025/718.503

65. Florida Statutes 627.714, unit owner loss assessment coverage: https://www.flsenate.gov/Laws/Statutes/2025/627.714

66. Florida Statutes 404.056, radon notification in real estate contracts: https://www.flsenate.gov/Laws/Statutes/2025/404.056

67. Florida Statutes 193.155, Save Our Homes and portability: https://www.flsenate.gov/Laws/Statutes/2025/193.155

68. Florida Statutes 196.031, homestead exemption: https://www.flsenate.gov/Laws/Statutes/2025/196.031

69. Florida Statutes 193.1554, non-homestead residential assessment limitation: https://www.flsenate.gov/Laws/Statutes/2025/193.1554

70. Florida Statutes 201.02, documentary stamp tax on deeds: https://www.flsenate.gov/Laws/Statutes/2025/201.02

71. Florida Division of Emergency Management, statewide evacuation zones layer: https://services.arcgis.com/3wFbqsFPLeKqOlIK/ArcGIS/rest/services/Evacuation_Zones_20230608/FeatureServer/12

72. Citizens Property Insurance Corporation, flood coverage requirement: https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens

73. Florida Department of Transportation District One, I-75 at Pine Ridge Road interchange, project 445296-1: https://www.swflroads.com/project/445296-1

Federal agencies

74. FEMA Flood Map Service Center, address search for 1140 Reserve Way: https://msc.fema.gov/portal/search?AddressQuery=1140%20Reserve%20Way%2C%20Naples%2C%20FL%2034105

75. FEMA Community Rating System eligible communities, 1 April 2026: https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf

76. HUD FHA condominium lookup: https://entp.hud.gov/idapp/html/condlook.cfm

77. HUD FHA condominium results, ZIP 34105: https://entp.hud.gov/idapp/html/condo1.cfm

78. HUD Single Family Housing Policy Handbook 4000.1, condominium project and single-unit approval standards: https://www.hud.gov/sites/dfiles/OCHCO/documents/4000.1hsgh.pdf

79. HUD final rule, Project Approval for Single-Family Condominiums, Federal Register, 15 August 2019: https://www.federalregister.gov/documents/2019/08/15/2019-17213/project-approval-for-single-family-condominiums

80. Fannie Mae Selling Guide B4-2.1-03, ineligible projects and the single-entity ownership limit: https://selling-guide.fanniemae.com/sel/b4-2.1-03/ineligible-projects

81. Fannie Mae Selling Guide B4-2.2-02, full review and conversion reports: https://selling-guide.fanniemae.com/sel/b4-2.2-02/full-review-process

82. Fannie Mae Selling Guide B4-2.2-01, limited review: https://selling-guide.fanniemae.com/sel/b4-2.2-01/limited-review-process

83. US Census Bureau geocoder, 1140 Reserve Way, unincorporated, Census Tract 104.38: https://geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=1140+Reserve+Way%2C+Naples%2C+FL+34105&benchmark=Public_AR_Current&vintage=Current_Current&format=json

84. US Census Bureau geocoder, address locations for drive time destinations: https://geocoding.geo.census.gov/geocoder/locations/onelineaddress

85. Homeland Infrastructure Foundation-Level Data, electric retail service territories: https://services3.arcgis.com/OYP7N6mAJJCyH6hd/arcgis/rest/services/Electric_Retail_Service_Territories_HIFLD/FeatureServer/0

86. Open Source Routing Machine, modeled road distances and drive times: https://router.project-osrm.org/route/v1/driving/

News and other primary sources

87. Business Observer, 25 November 2009, Reserve at Naples Condos LLC buys 72 units from Bank of America: https://www.businessobserverfl.com/news/2009/nov/25/alpha-omega-buys-72-units-reserve-naples/

88. Birmingham Business Journal, 10 February 2003, the $32.8 million purchase of the 300 unit Reserve at Naples: https://www.bizjournals.com/birmingham/stories/2003/02/10/story4.html

89. NBC2, 28 May 2026, Pine Ridge Road diverging diamond interchange opening: https://www.gulfcoastnewsnow.com/article/pine-ridge-road-diverging-diamond-open-collier/71435466

90. WINK News, 9 April 2019, commissioners approve the Whippoorwill Lane connection: https://www.winknews.com/news/collier/commissioners-approve-whippoorwill-lane-connection/article_25b8763a-ad00-5a7b-b649-26092fe9405c.html

91. WINK News, Genesis of Naples dealership at Pine Ridge Road and I-75: https://www.winknews.com/news/collier/genesis-of-naples-breaking-ground-on-new-car-dealership/article_2dc974a6-018d-54ce-b634-525f337cad6b.html

92. Habitat for Humanity of Collier County, Songbird at Whippoorwill: https://www.habitatcollier.org/communities/songbird/

93. Related Group, The Reserve at Naples property page, amenities and "Luxury Rentals": https://relatedgroup.com/properties/the-reserve-at-naples/

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Reserve at Naples. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.