Venetian Cove Club

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we sell and buy homes at Venetian Cove Club, the six-storey bay-side condominium at 3500 Gulf Shore Boulevard North. By street number and by name it reads as The Moorings. By recorded plat it is Park Shore, and that one fact changes which beach park an owner can join, which zoning governs the land and how the tax bill reads. Venetian Cove Club sits inside the City of Naples, and we are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc. If you are looking for the best realtor for Venetian Cove Club, or you have reached the point of thinking "I need to sell my Venetian Cove Club condo," this is the team to call first. Seller calls reach Jesse McGreevy directly on (239) 898-6072. Marc Comisar handles buyer representation on (239) 287-5873.

Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the About McGreevy and Comisar page.

Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC) and practise through Domain Realty at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and Venetian Cove Club sits on the stretch of Gulf Shore Boulevard North where the Park Shore and Moorings plats meet, a line we have measured parcel by parcel.

Why McGreevy and Comisar Are the Best Realtor for Venetian Cove Club

McGreevy and Comisar are the best realtor for Venetian Cove Club because this building punishes anyone who reads the address instead of the plat. Venetian Cove Club is the first Park Shore address going north, sits roughly 24 feet from a Moorings building, and pays a Moorings-named tax district. We price and negotiate from the recorded plat, the county roll and City records, not a portal map.

Park Shore-wide market record, trailing twelve months. We tracked every closed residential sale inside the Park Shore geography of the Southwest Florida MLS for the twelve months ended August 31, 2026, pulled September 7, 2026. The Park Shore-wide result was 525 closings, $1,394,839,134 in volume, a $1,650,000 median sold price, 257 active listings and 5.9 months of supply. Those are Park Shore-wide figures, not Venetian Cove Club figures. Building-level sales figures are not on this page; we run them on request for any owner or buyer who asks.

We also publish a side by side comparison of the best real estate agents in Naples, twelve agents measured on the public record, Google reviews, state licence dates and production, with a September 7, 2026 data date, so you can check our standing against the rest of the Naples market for yourself.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Venetian Cove Club residence? Our free Naples home valuation tool is the fastest first step, and Jesse answers (239) 898-6072 himself, by call or text, the same day.

Buying at Venetian Cove Club? Marc handles buyer representation on (239) 287-5873, and our Naples buyer guide walks through the purchase process end to end.

Key Takeaways

The short version, for the reader who wants the answer before the evidence; every point is sourced further down.

• Venetian Cove Club is in Park Shore, not The Moorings. The county's subdivision layer places 99.9998 percent of its 2.57-acre footprint inside PARK SHORE UNIT 2, Plat Book 8, Pages 54 and 55; the only other plat it touches is Moorings Unit 8, at a zero-area boundary.
• Eight independent records agree, including the City of Naples zoning layer, which returns PD, "PARK SHORE", ordinance field 2012-13353 for 3500 while every Moorings building from 3333 to 3483 is R3-18.
• The Moorings Bay System tax follows the water, not the neighborhood. Venetian Cove Club pays 0.0125 mills to that City district, for a 9.0201 mill total in tax year 2026, because it fronts Venetian Bay.
• Owners are eligible for the Park Shore Association and its Raymond L. Lutgert Beach Park, at $1,000 initiation plus $300 annual dues for fiscal 2027, and are not eligible for the Moorings Property Owners Association.
• The association was incorporated on April 18, 1974 as VENETIAN BAY, INC., the same day the condominium declaration was recorded, and renamed Venetian Cove Club, Inc. on April 4, 1977.
• The county roll carries 60 taxable units in two floor plans only: 1,320 square feet (36 units) and 1,512 square feet (24 units); the state register records 61, a difference we have not reconciled.
• Six storeys, three sections, ten units on every floor, all built 1977. The City treats the building as three separate structures for milestone purposes.
• Three milestone inspection obligations, not one, each in the City's past-due cohort with a December 31, 2024 deadline. The City's list is an obligation register, not proof of completion.
• The parcel is 100 percent flood Zone AE, base flood elevation 10 feet at the representative point, against Zone VE, base flood elevation 14 feet at Gulf-front St Croix Club at 3483.
• The median 2026 preliminary assessed just value across all 60 units is $1,020,900, a county assessment and not a sale price.
• Association fees, amenities, pet and lease rules are not published by the association; we list exactly where to get each one.

Table of Contents

Jump to any section. Every figure on this page carries a source and an as-of date.

The plat question: Park Shore or The Moorings · Eight independent records · The plat line itself · Why the Moorings Bay tax appears · Zoning

The building: History and developer · Building layout · Floor plans and unit sizes · Assessed values by floor · Governance and management

Cost and risk: Fees, dues and taxes · 2026 property taxes · Milestone inspections, SIRS and assessments · Flood zone · Bay side against Gulf front · Storm record · Insurance

Water, beach and daily life: Docks and dock rules · The Park Shore beach park · What The Moorings side offers instead · Amenities, parking, pets and leasing · Approvals and permit records · Location on the boulevard · Pros and cons

Working with us: How the building compares with its neighbors · What we check first · Selling at Venetian Cove Club · Buying at Venetian Cove Club · Your local real estate experts

Reference: Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Seller Edition · What We Could Not Verify · Sources and Authoritative References · Downloadable Documents

Is Venetian Cove Club in Park Shore or The Moorings?

Venetian Cove Club is in Park Shore. The recorded plat is PARK SHORE UNIT 2, the City zones the land inside the Park Shore Planned Development, and the Park Shore Association names that plat as one of its five boundary plats. The street number, the name and one tax-bill line point toward The Moorings, and none of them has legal effect.

Why does Venetian Cove Club read as a Moorings building?

Three surface signals. The street number: every address from 3300 through 3483 is in The Moorings, and 3500 reads as the next block. The name: "Club" echoes the Moorings buildings just south, Imperial Club, Madrid Club, Naples Continental Club, La Maison Club and St Croix Club. The tax bill: the building pays the Moorings Bay System district, which most of Park Shore does not. The legal signals, plat, zoning and association boundary, all say Park Shore.

How close is the nearest Moorings building?

Very close. La Maison Club at 3450, on Moorings Unit 8, sits approximately 7 metres, about 24 feet, from the Venetian Cove Club footprint on the county's parcel polygons, measured September 16, 2026. Two buildings 24 feet apart sit on different plats, under different zoning, with different voluntary owners' associations. For the Moorings side, see our guide to The Moorings area and our Moorings neighborhood page.

Why do home searches show Venetian Cove Club under both names?

Because search engines, MLS subdivision fields and portal map boundaries run on address proximity and free-text names, and none of them respects a plat line. A Moorings search by address and a Park Shore search by subdivision both return 3500 Gulf Shore Boulevard North, and only one of them is right about the neighborhood.

What does the plat answer actually change for an owner?

Money and rules, in both directions. A buyer who thinks this is The Moorings is not buying Moorings Property Owners Association eligibility; a buyer who dismisses it as "Moorings" is passing on Park Shore Association and beach park eligibility. Redevelopment runs through the Park Shore Planned Development, not R3-18. And the City's Park Shore pier paragraph names Units 1, 3 and 4, not Unit 2, as the dock section explains.

How Do Eight Independent Records Place Venetian Cove Club in Park Shore?

Venetian Cove Club lands in Park Shore on eight separate records kept by the county, the City, the federal government and the Park Shore Association. Two of them, the county's recorded-plat layer and the City's zoning layer, are kept by different governments for different purposes and draw the identical line in the identical place, along the south edge of this parcel.

What are the eight routes, and what does each one say?

Every route was read or computed on September 16, 2026, except route 8, read September 1, 2026. The Association's own 2001 area map also names "VENETIAN COVE" and no Moorings building, which we treat as supporting evidence only, because the scanned map carries a third-party disclaimer.

Which route is the strongest?

The City of Naples zoning layer, because it is the City's live regulatory designation, not a historic plat or a billing convenience. Every Park Shore point we posted, 3500 among them, returned the same PARK SHORE Planned Development polygon, whose ordinance field on the City's layer reads 2012-13353, about 247.3 acres, last edited October 10, 2024. The building 24 feet south returned R3-18.

Is the declaration's own legal description one of the eight?

Not yet. We have not read the declaration's own recited legal description, or its Official Records book and page, because the Collier County Clerk's records search is an interactive system we did not reach. The plat finding does not depend on it: two county records and the Association's bylaws already settle the question.

What Exactly Happens at the Plat Line South of Venetian Cove Club?

Venetian Cove Club's southern property line is the Park Shore and Moorings plat line. The county's polygons put the building's footprint between latitudes 26.18907 and 26.19092 north, and the northern edge of Moorings Unit 8 at 26.18909, touching at a measured distance of zero. The building sits on the Park Shore side of that line by the width of a property line.

How was the plat containment measured?

Name blind and reproducible. We located the land parcel by its county GIS folio, 15957741009, in the parcel layer dated August 29, 2026, and intersected it against every polygon in the subdivision layer dated August 31, 2026. Result: 2.57 mapped acres in Section 21, Township 49 South, Range 25 East; 99.9998 percent inside PARK SHORE UNIT 2, with centroid and representative point both inside; and a zero-area touch with MOORINGS UNIT 8, Plat Book 8, Page 11.

What does the boulevard look like either side of the line?

Every condominium and cooperative from 3300 to 4100 went through the same test on September 16, 2026. All twelve addresses from 3300 through 3483 are 100 percent Moorings Unit 8. 3500 is the first address that is 100 percent Park Shore Unit 2, and every residential building north of it on the run, Horizon House at 3951 to Venetian Estates at 4100, is Park Shore Unit 2 too.

What is in the gap between 3500 and 3951?

Water, on our reading of the parcel geometry. The next address north is Horizon House at 3951, a 451-number gap filled by Venetian Bay and the Moorings Bay entrance rather than buildable frontage. That is why the building feels attached to the Moorings run to its south.

Why Does Venetian Cove Club Pay the Moorings Bay System Tax?

Venetian Cove Club pays the City of Naples Moorings Bay System special taxing district because it fronts Venetian Bay, not because it is in The Moorings. The district is named after the bay system, its own City charter names Park Shore as a member community, and it bills waterfront parcels on both sides of the neighborhood line while skipping Gulf-front parcels on both sides.

What does the tax roll actually show?

Venetian Cove Club sits in Collier County millage area 239, all 60 parcels, and the tax year 2026 preliminary roll bills it MOORINGS BAY SYSTEM STD at 0.0125 mills. We ran the same query for the neighbors on September 16, 2026:

Source: Collier County tax roll millage and taxing-authority tables, tax year 2026 preliminary, county files dated August 31, 2026, read September 16, 2026.

Venetian Cove Club's tax structure is identical, to the fourth decimal, to Madrid Club's and La Maison Club's in The Moorings, and 0.0125 mills higher than Brittany's and La Mer's in Park Shore.

What is the Moorings Bay System district?

In the City of Naples' words, it "was established in 1987 following annexation of the area into the City for the purpose of improving water quality and navigability of the waterways and to provide maintenance dredging in the canals and waterways within the District, including Doctors Pass," and "includes all of the waterfront properties around the Moorings Bay System, from Seagate Drive south to Banyan Boulevard, including the subdivisions of Coquina Sands, the Moorings, and Park Shore." Ordinance 87-5328 created it on August 5, 1987, and the City's Natural Resources division runs it. For fiscal 2025-26 the City adopted 0.0125 mills on a budget of $116,285 on September 3, 2025, as Gulfshore Business reported. Ignore the stale "Fiscal Year 2016-17" label on the City's district page.

So does the district prove the building is in The Moorings?

No. Five Moorings buildings pay it and six do not; four Park Shore buildings pay it and nine do not. Venetian Cove Club pays it for the same reason Venetian Villas and Venetian Bay Yacht Club do: they front Venetian Bay, part of the Moorings Bay System, which reaches the Gulf through Doctors Pass. That causal link is our narrow inference from the City's "all of the waterfront properties" wording, and the tax roll matches it parcel for parcel.

What does the district cost a Venetian Cove Club owner?

Very little. At the building's 2026 preliminary median assessment of $1,020,900, 0.0125 mills is about $12.76 a year before exemptions, caps or any non-ad-valorem line, an arithmetic illustration rather than anyone's bill. What it buys is dredging and water quality in the bay this building fronts, including Doctors Pass. The Gulf-front towers north of here do not pay it.

Thinking of Selling Your Venetian Cove Club Residence? Talk to Jesse First

A Venetian Cove Club seller in Park Shore owns a Park Shore Unit 2 unit that pays the 0.0125 mill Moorings Bay levy, and a buyer's agent who cannot explain why will misread the building. Start with our free Naples home valuation tool and call or text Jesse on (239) 898-6072. If you are buying instead, our Naples buyer guide and Marc on (239) 287-5873 are the place to begin.

What Zoning Governs Venetian Cove Club?

Venetian Cove Club is zoned PD, Planned Development, inside the City of Naples PARK SHORE Planned Development, according to the City's own zoning layer queried live on September 16, 2026. The ordinance governing Park Shore Units 2 and 5, which includes Venetian Cove Club, is Ordinance 06-11263, adopted June 14, 2006, per the City Clerk's Planned Developments log; the 2012-13353 number the zoning layer displays is not the Clerk's number for this district, so we cite the Clerk's. Every Moorings building from 3333 to 3483 returned R3-18 Multifamily instead, so the zoning boundary falls exactly where the recorded plat boundary does.

What did the City's zoning layer return, building by building?

Source: City of Naples GIS zoning layer, sixteen live point queries on September 16, 2026, each posted at the building's representative point from the county parcel layer dated August 29, 2026.

What does a Planned Development designation mean for an owner?

The approved development plan and every Council-imposed condition govern the land. Under section 58-806 of the City code, those must be substantially complied with for every building permit, zoning clearance and certificate of occupancy, and deviation is a code violation. The City's Comprehensive Plan defers to the Park Shore PD for height and density. The PD rules sit in Chapter 58, Article II, Division 27.

Why would anyone quote the wrong zoning for this building?

Because the building next door is R3-18. Any page quoting a Naples R3 standard as this building's zoning is wrong twice: Park Shore is not zoned by conventional district, and R3-18 governs the Moorings buildings 24 feet south, not this one. The R3 rules sit in Chapter 58, Article II, Division 15; we have not read their standards for this page.

What would a redevelopment or variance here run through?

The Park Shore Planned Development process, not the R3-18 standards next door; our reading, from section 58-806 and the zoning split, is that two buildings in sight of each other sit on different regulatory tracks. The one PD height rule we can quote, section 58-809, caps commercial buildings at three storeys and 42 feet; residential heights come from the PD document.

When Was Venetian Cove Club Built, and Who Built It?

Venetian Cove Club was built in 1977 by Venetian Bay Developers, Inc., a Naples corporation, on land the Lutgert family had platted as Park Shore Unit 2 in 1969. Its association was incorporated on April 18, 1974 as VENETIAN BAY, INC., the same day the declaration was recorded, and took the Venetian Cove Club name on April 4, 1977, the year the county records the building as complete.

What is the building's recorded timeline?

Why did the association start life as Venetian Bay, Inc.?

Because the building is named after the water it fronts. The corporation became VENETIAN COVE CLUB, INC. in 1977, the year the county records the building as finished; our reading of that exact match is that the rename accompanied completion and the start of sales. The Venetian Bay identity came first and the "Club" suffix second, so the resemblance to Imperial Club or Madrid Club is fashion, not neighborhood.

Did the Lutgert companies build Venetian Cove Club?

No. The Florida DBPR names the developer of record as VENETIAN BAY DEVELOPERS, INC, of 586 9th Street South, Naples, matched to state project number PR1S006072; the Division of Corporations carries it at document 450552, inactive. Thirteen condominiums north of it list a developer at 4200 Gulf Shore Boulevard North, a Village Shops on Venetian Bay parcel and the address the Lutgert program used from 1981 to 2006. Venetian Cove Club is not among them. The Lutgert family platted the land; a separate Naples corporation built the building.

How Is the Venetian Cove Club Building Laid Out?

Venetian Cove Club is a six-storey building that the City of Naples treats as three separate sections, north, centre and south, with ten units on every floor and sixty taxable units in all on 2.57 acres. Every floor is identical to every other floor: there is no penthouse level, no variation in floor plate and exactly two unit sizes, which is unusual on Gulf Shore Boulevard North.

How does the City of Naples list the building?

As three entries, not one. The City's "2024 Milestone Buildings" workbook, downloaded September 16, 2026, lists:

How do the three sections map onto the units?

The City's labels state unit-number suffix ranges, and the county's living areas change at exactly those breaks, so our reading is: north holds units ending 01 and 02, centre 03 to 08, south 09 and 10, on each of six floors.

Areas from the Collier County tax roll building file, tax year 2026 preliminary, county files dated August 29 and 31, 2026, read September 16, 2026.

How dense is Venetian Cove Club compared with its neighbors?

Denser than its height suggests: 60 residences on the county roll on 2.57 acres is about 23 per acre. The Brittany puts 127 residences (136 taxable parcels, the extra nine being storage units) on 6.14 acres, about 20.7 per acre, in 22 storeys; Harborside Gardens in The Moorings puts 78 on 6.24 acres, about 12.5 per acre, in three and four storeys. Venetian Cove Club reaches tower-like density in six storeys.

Who owns the land under the building?

All owners, in common. The county carries a land just value of $0 on every unit, because the 2.57 acres is a common element, so the land's value sits inside each unit's assessment.

What Floor Plans and Unit Sizes Does Venetian Cove Club Have?

Venetian Cove Club has exactly two floor plans on the county roll: a 1,320 square foot centre unit, of which there are 36, and a 1,512 square foot end unit, of which there are 24. This is a full census of all 60 taxable units, not a sample, and no unit carries a later year built than 1977 or any other size.

What is the complete unit mix?

Source: Collier County tax roll, tax year 2026 preliminary, county files dated August 29 and 31, 2026, read September 16, 2026. Assessed ranges are county assessments, not sale prices.

Does any unit have an enclosed lanai counted in its area?

Not on the county's books. Base and adjusted area are identical on every unit, so the county records no enclosed lanai or garage anywhere in the building; our reading is that balconies are open and uncounted, the ordinary treatment. Any enclosure should be backed by association approval and a closed permit.

How many bedrooms does each plan have?

Not published. The county's building file has no room counts, the association publishes no floor plans, and the declaration's exhibits were not reachable, so we state no bedroom or bathroom count. On a live listing we confirm it from the unit and the association's documents.

Is Venetian Cove Club 60 units or 61?

Both numbers are on government records. The county roll carries 60 taxable parcels, Unit 101 to Unit 610 without a gap; the Florida DBPR register records 61 units. A 61st declaration unit that is not separately assessed, such as a manager's or common-element unit, is the likely explanation, but we have not confirmed it; Exhibit A to the declaration would. Unit counts on this page are the county's 60.

What Does the County Assess Each Floor at Venetian Cove Club?

Venetian Cove Club's 2026 preliminary county assessments run from $933,400 for a first-floor centre unit to $1,236,440 for a sixth-floor end unit, with a median of $1,020,900 and a total of $64,676,960 across all 60 units. Because every floor is identical, the building produces an unusually clean floor-by-floor picture. These are assessed just values, not market values and not sale prices.

What is the floor-by-floor ladder?

Source: Collier County tax roll, tax year 2026 preliminary, county file dated August 29, 2026, read September 16, 2026.

What floor premium does the county apply?

The county puts $90,000 between floor 1 and floor 6 on both plans: $50,000 from floor 1 to floor 2, then $10,000 per floor. Our reading is that the first step prices the ground-floor position. Buyers price floors differently from the assessor, so we never use this ladder as a price guide.

How does the building median compare with Park Shore as a whole?

Carefully. The building's median assessment is $1,020,900; the Park Shore-wide median sold price in our Southwest Florida MLS pull for the twelve months ended August 31, 2026 was $1,650,000. The gap fits a bay-side low-rise of 1,320 to 1,512 square feet in a neighborhood with 3,000 square foot Gulf-front units, but an assessment and a sale price are different measures.

Who Governs and Manages Venetian Cove Club?

Venetian Cove Club is governed by VENETIAN COVE CLUB, INC., an active Florida not-for-profit corporation, document number 729411, which is the mandatory condominium association for the building. Its principal address and registered agent of record, since February 23, 2026, is Moore Property Management at 570 Carillon Parkway, Suite 210, St. Petersburg, and its officers of record are Thomas Grein, Terry Balven and John Meehan.

What does the state corporate record show?

Source: Florida Division of Corporations entity detail for document 729411, read September 16, 2026.

What does the state condominium register show?

The Florida DBPR carries the condominium as VENETIAN COVE, project number PR1S006072, file number 56930, status Approved and Recorded, with the declaration recorded April 18, 1974 and the managing entity of record VENETIAN COVE CLUB, INC., entity number MA00005459. The county's condominium register carries the same project as VENETIAN COVE CLUB A CONDOMINIUM, county condominium number 149200, with the header parcel 20835000006 and taxable parcels 20835000022 (Unit 101) through 20835001209 (Unit 610).

Is the management company's St. Petersburg address unusual?

No. The 570 Carillon Parkway address is the managing-entity address for 256 condominium associations statewide and 24 in Collier County on the state register, including Montclair at Audubon, Vanderbilt Villas and Riviera Club. It marks a professional management company with a large book of associations, recorded here on February 23, 2026, and says nothing about service quality either way.

Does the association publish its documents online?

Not that we could find. With no association website, the budget, fees, reserves, rules, pet policy and lease terms are not public; the registered agent, or on a live transaction the estoppel certificate and document package, provides them.

What Does It Cost to Own at Venetian Cove Club, in Fees, Dues and Taxes?

Venetian Cove Club's own association fee is not published anywhere we could reach, so the honest cost picture has three dated, sourced parts and one gap. The dated parts are the county tax rate of 9.0201 mills for tax year 2026, the optional Park Shore Association membership at $1,000 plus $300 for fiscal 2027, and the City's milestone fees. The gap is the monthly or quarterly condominium fee.

What is the association fee at Venetian Cove Club?

The association does not publish it, and we will not print a figure without a source and an as-of date. No website, budget or fee schedule was locatable, and neither the state register nor the county roll carries a fee. The adopted budget and, on a transaction, the estoppel certificate give the fee and the reserve line; we request both on day one.

What are the dated costs we can state?

Does Venetian Cove Club carry a special assessment?

We found none on any first-party source, which is an absence of evidence, not evidence of absence: no public record we could read tracks assessments at this building. The estoppel certificate discloses any assessment levied or pending, and twelve months of board minutes show whether one is under discussion.

Where does the Park Shore Association fee fit in?

Outside the condominium budget. The Park Shore Association is a separate, voluntary body that owns the Raymond L. Lutgert Beach Park and bills its own members. For fiscal 2027, which began September 1, 2026, a new member pays $1,000 initiation plus $300 annual dues, $1,300 in all, per the Association's membership FAQ and its Board's dues letter.

What Are the 2026 Property Taxes on a Venetian Cove Club Unit?

Venetian Cove Club units are billed at 9.0201 mills in tax year 2026, on the county's preliminary roll, in millage area 239. That is the Park Shore Gulf-front rate of 9.0076 plus the 0.0125 mill Moorings Bay System district, identical to the Moorings bayfront buildings to the south. The preliminary roll can still move before certification.

What is inside the 9.0201 mills?

Rolled up: County 3.2449, School 4.1470, Municipal 1.3025, Other 0.3257. Source: Collier County tax roll millage and taxing-authority tables, county files dated August 31, 2026, read September 16, 2026.

How does that prove the building is inside the City of Naples?

All 60 parcels are billed the City of Naples general fund at 1.2900 mills, and none carries unincorporated lines such as the Collier County MSTU at 0.6844 or North Collier Fire Control at 1.0000. FEMA's political-jurisdiction layer independently assigns the parcel to the City of Naples, community ID 125130.

How should a buyer estimate a Venetian Cove Club tax bill?

From your purchase price, not the seller's bill. Homestead exemptions, the Save Our Homes cap and the 10 percent non-homestead cap can hold a long-held unit's taxable value well below just value, and that resets after a sale. As a first estimate, apply roughly 9.02 mills to your expected assessed value, then check the Collier County Tax Collector's records. Across Park Shore our county roll check found no non-ad-valorem assessments on any parcel.

Where Does Venetian Cove Club Stand on Milestone Inspections, SIRS and Assessments?

Venetian Cove Club carries three milestone inspection obligations, one for each of its three City-listed sections, and all three sat in the City of Naples' past-due cohort with a December 31, 2024 compliance deadline. Whether those three reports were filed, and what they found, is not public. No structural integrity reserve study status and no special assessment could be sourced from a first-party record.

Which rules apply to a 1977 building on Venetian Bay?

The City applies milestone inspections to condominium and cooperative buildings of three storeys or more, at 25 years within three miles of the coast and every ten years after. Each application carries a $300 initial City fee, and each report is filed on Form EB18-2024, signed and sealed by a licensed engineer or architect.

Does the City's list mean the inspections were done?

No, and this is the most important sentence in this section. The City's milestone workbook is an obligation register, not a completion register. It shows that Venetian Cove Club owed three inspections by December 31, 2024, not whether VENETIAN COVE CLUB, INC. filed the three Phase 1 reports, whether any Phase 2 followed, or what any report found. No public record we could read answers that, and we obtained no City application number for the building.

What about the structural integrity reserve study?

A structural integrity reserve study under section 718.112(2)(g) of the Florida Statutes is a reserve-funding instrument, not a structural inspection. The DBPR building reporting database has no reserve study field, so we do not state or imply that Venetian Cove Club has or has not completed one. The association's reserve study and adopted budget answer it.

Why does the three-section form matter to cost?

Three obligations mean three engineering scopes, three City applications and three reports, following directly from the City treating north, centre and south as separate structures. Multi-section buildings are common at this end of the boulevard: La Maison Club and St Croix Club each carry three entries and Harborside Gardens eight, while every Park Shore tower from 3951 north carries one.

What should a buyer ask the association for?

In writing, before the inspection period ends: all three milestone reports and their phases, the reserve study, the adopted budget with reserve lines, twelve months of minutes, and any special assessment levied, pending or discussed. The DBPR's condominium milestone and reserve timeline summarises the law, and our Naples buyer guide shows where those documents fit in a contract.

Which Flood Zone Is Venetian Cove Club In?

Venetian Cove Club is 100 percent in FEMA flood Zone AE, a coastal special flood hazard area, with a base flood elevation of 10 feet NAVD88 at the parcel's representative point, on FIRM panel 12021C0379J effective February 8, 2024. There is no Zone VE and no Zone X on the 2.57-acre parcel, measured live against FEMA's flood layer on September 16, 2026.

What did FEMA's flood layer return for the parcel?

Source: FEMA National Flood Hazard Layer, flood hazard zones, FIRM panels and political jurisdictions, point queries executed September 16, 2026.

Is the whole parcel the same zone?

Yes, AE throughout, split between two base flood elevations: 69.66 percent at AE 10 feet and 30.34 percent at AE 11 feet. That is simpler than the Gulf-front towers north, where one parcel can carry AE and VE at once; our Park Shore-wide census found 814 tax-roll parcels on footprints that touch VE.

Does the Limit of Moderate Wave Action cross the property?

Yes, which is itself unusual. A mapped Limit of Moderate Wave Action line crosses the footprint for about 170 metres and appears on the printed FIRM. Seaward of it lies the Coastal A Zone, where FEMA and the Florida Building Code expect velocity-style construction detailing despite the AE letter. Which building sections sit seaward of the line was not resolved, so we do not say the building is or is not in the Coastal A Zone; an elevation certificate settles it. Separately, the zone governs the lender's mandatory purchase requirement and the floodplain building rules, not the premium.

How Does the Bay Side Flood Picture Compare With the Gulf Front?

Venetian Cove Club on the bay is in Zone AE with a base flood elevation of 10 feet, while St Croix Club on the Gulf at 3483, roughly 1,200 feet away on the same boulevard, is in Zone VE, the velocity-wave zone, with a base flood elevation of 14 feet. Four feet of base flood elevation and a whole zone classification separate them, measured the same day.

What did four named parcels return on the same day?

Source: FEMA National Flood Hazard Layer, four separate live point queries, September 16, 2026. Our Brittany at Park Shore page covers the Gulf-front comparison from the other side of the road.

Does a lower base flood elevation mean cheaper flood insurance?

Not automatically. FEMA states that "since the NFIP's pricing approach does not use flood zones to determine flood risk, the discount will be uniformly applied to all policies throughout the participating community, regardless of whether the structure is inside or outside of the Special Flood Hazard Area." Under Risk Rating 2.0, premium follows the building's own risk, not the zone letter.

Why does the bay side still matter?

Because the velocity-wave hazard that governs the Gulf front does not reach this parcel on the effective FIRM, and rebuild and substantial-improvement standards follow zone and base flood elevation. A Venetian Cove Club unit and a Gulf-front unit a few hundred yards away sit under different construction regimes, which matters for long-term capital cost.

What Does the Storm Record Show for Venetian Cove Club?

Venetian Cove Club has no building-level storm damage record on any government or first-party source we could find. Every storm figure below describes Naples or the Gulf shoreline, never this building. The documents that would turn general exposure into a building-specific finding, the milestone reports and any post-storm engineering assessment, are not public.

What does the City of Naples publish about recent storms?

Source: City of Naples Building Department, Floods, Storms and Hurricane Facts, read September 2, 2026. The page carries no publication date. For Ian the City gives national damage totals and no Naples flood depth at all.

Why are the Naples tide gauge numbers a trap?

Every "Naples tide gauge" figure for Ian, Irma and Wilma was measured at the Naples Pier, about three miles south, not in Park Shore and not on the bay. The instrument also changed: NOAA station 8725110 at the pier was removed January 12, 2024 and station 8725114 on Naples Bay installed January 8, 2024, so Milton was measured at a bay dock and Ian at a Gulf pier. For Ian the National Hurricane Center gives 6.18 feet at the pier, marked incomplete because the station was destroyed, while NOAA's verified pier maximum is Irma's 4.02 feet above mean higher high water in 2017.

Is there a closer measurement of Ian on this shoreline?

Only an analogue: a USGS sensor at Delnor-Wiggins Pass State Park, about ten miles north, recorded 10.24 feet of storm surge and 9.73 feet of inundation in Ian. The closest first-party account of this stretch is the Moorings Property Owners Association's note that its beach park reopened "two months after Ian's devastating surge".

What should a first-floor buyer at Venetian Cove Club ask?

Specific ones, because the building has first-floor residences, assessed at $933,400 to $1,146,440, unlike a tower with parking at grade. Our reasoning, not a sourced finding, is that surge in a building of this vintage is mainly a ground-floor, garage, elevator-pit and mechanical-room event. Ask the association what happened in Ian, Helene and Milton, what was repaired and how it was funded, and ask for the milestone reports.

What Should a Venetian Cove Club Buyer Know About Insurance?

Venetian Cove Club insurance works as in any Florida condominium: the association's master policy insures the building, and each owner insures interiors, improvements and contents on a unit-owner policy. The association's insurance line sits inside its unpublished budget, so the figure that matters most to your carrying cost comes from the association's own documents, which we request on every file.

What does the NFIP data say about ZIP 34103?

FEMA's data show single-family NFIP policies in ZIP 34103 at a median current cost of $1,162 against a median risk-based cost of $5,759, with 100 percent storm-surge exposure, as of August 31, 2023. Three limits apply: single-family only, while Park Shore is about 84 percent condominium; a ZIP far wider than Park Shore; and a date before Helene and Milton. It shows how far repricing has to run, not what a unit here costs.

Does the City's Community Rating System help?

Yes. The City of Naples holds Community Rating System Class 5, which earns a 25 percent NFIP premium discount effective April 1, 2025, on FEMA's April 2026 list. Under Risk Rating 2.0 that discount applies uniformly to every policy in the community, inside and outside the special flood hazard area, so it applies here.

What about windstorm coverage?

Wind is separate from flood, and in coastal Collier County often a separate policy. Citizens Property Insurance publishes its wind-only eligibility rules and approved rate changes by county, and the state's My Safe Florida Home program covers mitigation. Ask for the association's master policy deductibles and quote loss assessment coverage on your own policy before you are under contract.

Does Venetian Cove Club Have Docks, and Which Dock Rules Apply?

Venetian Cove Club has no separately deeded boat slips: all 60 parcels on the county roll are dwelling units of 1,320 or 1,512 square feet. Whether the association owns any common-element dock, slips or seawall for owners is not established on any record we could read. The building fronts Venetian Bay, part of the Moorings Bay System, which reaches the Gulf through Doctors Pass.

How do we know there are no deeded slips?

From the county's own tell: deeded slips on this bay appear on the roll as 1 square foot units labelled "BS". Venetian Bay Yacht Club at 4090 and 4190 carries 70 and Venetian Bay North Yacht Club at 4450 and 4680 carries 75. Venetian Cove Club carries none. That rules out deeded slips and nothing else, because common elements are not separate tax parcels.

Does the City's Park Shore dock rule apply to this building?

Possibly not, which is the plat question producing a second consequence. City code section 56-93, as amended by Ordinance 10-12741 of September 1, 2010, reads: "(4) Park Shore, Units 1, 3, and 4. Piers shall not extend beyond the platted wharf limit line, said line being platted 15 feet off shore from the platted seawall and property line." Unit 2 is not named. Our inference is that Units 2 and 5 fall under the general standards in subsection (b), which apply "if no specific subdivision standards" do. That is the 2010 adopted text, we could not confirm the current codified wording, and the Unit 2 reading is not a City ruling, so confirm with the City Building Department before relying on it.

Which general City dock standards would apply?

From the same 2010 text, with the same caveat: no pier may interfere with safe navigation; pier, pilings, lift and moored vessel together may not exceed 25 percent of the waterway's width; walkways are limited to 5 feet; and piers present on the effective date are grandfathered nonconformities. Any fill beyond the existing toe of the riprap needs City Council, Florida DEP and U.S. Army Corps of Engineers approval.

How deep is Doctors Pass?

We deliberately publish no depth or bridge clearance. The only depth figure in circulation traces to a 1997 state plan built on a 1994 study, and the pass is dredged on roughly a four-year cycle and shoals continuously. A buyer with a deep-draft vessel should check the current survey.

Can Venetian Cove Club Owners Use the Park Shore Beach Park?

Venetian Cove Club owners are eligible to join the Park Shore Association and use its private Raymond L. Lutgert Beach Park at 4061 Gulf Shore Boulevard North, because the building is inside one of the Association's five boundary plats. Membership is voluntary and costs $1,000 initiation plus $300 annual dues for fiscal 2027. Access comes from paid membership, not from a deeded easement.

How does the eligibility chain work?

Four links, each verified. The Association's membership FAQ and bylaws Article III.A.3 make owners of "residential condominium units" within its boundaries eligible; Article III.A.2 defines those boundaries as five plats, including Park Shore Unit #2, Plat Book 8, pages 54 and 55; Venetian Cove Club is 100 percent inside Unit 2; and every unit carries the county's residential condominium use code. The Moorings buildings 24 feet south are outside the five plats.

What is the beach park?

In the Association's words, "a magnificent 200 foot, 2.7 acre private beachfront park for the exclusive use of Park Shore Association members"; the county polygon measures 2.70 acres. It sits in the same PARK SHORE Planned Development as Venetian Cove Club and is mapped 100 percent AE 11. In summer 2026 the Association relocated the showers to the bathhouse wall facing the beach, resurfaced the deck, added a chilled water fountain and four storm-resistant picnic tables, one wheelchair accessible.

What does membership cost, exactly?

For fiscal 2027, which began September 1, 2026: $1,000 initiation plus $300 annual dues, with a $100 late fee after December 31. The Board's May 30, 2026 letter records a vote to "maintain annual dues at the current rate of $300 per year", initiation held at $1,000, and "100 percent of the initiation fee goes to our reserve funds." The "$100 a year" figure on third-party pages, on our reading, confuses the late fee with the dues.

Does membership pass to the buyer when a unit sells?

Not published, so we state no rule. The Association's new member page says only that "the membership remains with the registered property owner" and "No refunds are allowed." Whether a buyer inherits membership or pays $1,000 afresh is a call to the Association, which we make on every transaction. The park's guest policy is not published either.

Is parking at the beach park a problem?

The Board says so. Its May 30, 2026 letter funds a security guard "to prohibit unauthorized vehicles from using our parking lot," noting that "efforts to use our parking lot for access to the surrounding condo buildings is an issue", through the end of 2026 pending review. That concerns the Association's lot, not Venetian Cove Club's parking.

What Does a Venetian Cove Club Owner Not Get From The Moorings?

A Venetian Cove Club owner does not get eligibility for the Moorings Property Owners Association or its private Gulf-front beach park, because the building is not on a Moorings plat. That is the other half of the plat story, and it is what makes a property line 24 feet wide worth real money. Our Moorings area guide and Moorings neighborhood page cover the association from the Moorings side.

How do the two associations compare?

Park Shore Association: FAQ modified August 8, 2026 and dues letter of May 30, 2026, read September 16, 2026. Moorings Property Owners Association: membership page and 2026 new property owner product page, read September 16, 2026. The MPOA narrative is written for its 2024 renewal cycle, so we do not present the $500 assessment as still open.

What happened to the Moorings beach park after Ian?

The Moorings Property Owners Association says post-Ian restoration of its Beach Park depleted its reserve fund, that "the lack of flood insurance options forces the MPOA to self-insure through this fund," and that the fund allowed a "safe reopening two months after Ian's devastating surge." The Park Shore Association, by contrast, sends 100 percent of initiation to reserves and held fees flat for fiscal 2027: two beach parks, split by the plat line, with visibly different reserve positions after the same storm.

Could a Venetian Cove Club owner join the Moorings association anyway?

Nothing we located supports it. The Moorings association is organised around The Moorings, which by plat does not include 3500; we did not locate its own recorded boundary definition, so this rests on the plat evidence.

Which other Moorings rules do not reach this building?

R3-18 zoning, and the separate Coquina Sands and Moorings paragraph of the City dock ordinance, keyed to a 30-foot waterward limit and the Moorings Bay access channel. Compare Venetian Cove Club with Madrid Club or La Maison Club on those rules as well as price. Jesse prices both sides of the line through our free Naples home valuation tool and on (239) 898-6072; Marc handles buyers through our Naples buyer guide.

What Is Known About Amenities, Parking, Pets and Leasing at Venetian Cove Club?

Venetian Cove Club's amenities, parking, pet policy and leasing rules are not published by the association on any public first-party source, so we state none of them. We found no association website, the declaration was not reachable, and state and county records carry no amenity, pet or lease fields. We can state the City-wide rental framework and the documents that answer the rest.

Why does this page not list a pool, a fitness room or garage parking?

Because we could not source any of them. The county roll and the state register carry no amenity fields, and the City's permit portal sits behind a CAPTCHA challenge we did not bypass. Pool, clubhouse, fitness room, elevators, parking assignment, storage and on-site management are questions for the association's documents or a walk-through.

What are the pet and weight rules?

Not published. The pet policy and any weight, breed or registration rule sit in the declaration, bylaws and rules; get all three before you offer if a pet is part of your plans.

What leasing rules apply?

Two layers, one published. The building's minimum lease term, leases per year and any approval step are not published. The City of Naples layer, summarised in our Park Shore neighborhood guide, is a thirty-day minimum, three rental periods per calendar year and no advertising of shorter terms. The stricter rule governs.

How Do Purchase Approval and Permit Records Work at Venetian Cove Club?

Venetian Cove Club's purchase and lease approval process is not published, and the City of Naples' permit history for 3500 Gulf Shore Boulevard North could not be read because the City's permit search requires a human session past a CAPTCHA challenge. Both gaps close on a live transaction through the association's documents and a registered search on the City's portal.

Does the association approve buyers?

We could not confirm it. Whether the declaration gives the association an approval right, any application fee and the timeline are in documents that are not public, so we ask in week one of every contract. The resale disclosure a Florida condominium buyer receives is governed by section 718.503 of the Florida Statutes.

What permit records does the City keep?

The City routes permit searches through its CityView Public Portal, which returned a CAPTCHA challenge on September 16, 2026 that we did not attempt to defeat, so no permit history appears here. A registered search, or a public-records request to the Building Department at 295 Riverside Circle, 239-213-1800, produces it. Work today falls under the Florida Building Code 8th Edition (2023), in force since December 31, 2023.

Where Does Venetian Cove Club Sit on Gulf Shore Boulevard North?

Venetian Cove Club sits on the east, bay side of Gulf Shore Boulevard North at number 3500, fronting Venetian Bay, roughly 300 metres from the Gulf shoreline, at the southern tip of Park Shore where it meets The Moorings. Its nearest building is La Maison Club at 3450, and its next Park Shore neighbor on the boulevard is Horizon House at 3951, 451 house numbers north.

What is immediately around the building?

South: the Moorings bayfront run of La Maison Club, Madrid Club and the Harborside buildings, with the Moorings Gulf-front buildings from 3333 to 3483 across the road. North: Venetian Bay and the Moorings Bay entrance before Horizon House at 3951, then the Park Shore towers, the beach park at 4061, Venetian Bay Yacht Club at 4090 and The Village Shops on Venetian Bay at 4200.

How far is the Park Shore beach park?

At 4061 Gulf Shore Boulevard North, north along the same boulevard past the Venetian Bay frontage and the first Park Shore towers. We did not measure a walking time, so we publish none.

Which neighboring buildings have their own pages?

Several Park Shore neighbors do. Our pages on Brittany at Park Shore, La Mer at Park Shore, Allegro at Park Shore and The Savoy at Park Shore cover the Gulf-front towers north of the building, all of which appear in our benchmark table below. For the wider county picture, see our Collier County guide.

What Are the Honest Pros and Cons of Venetian Cove Club?

Venetian Cove Club's strengths and weaknesses come from the same facts: a small, uniform, 1977 bay-side building on Park Shore land at the Moorings line. Everything below is drawn from records cited on this page, and where a drawback is really an unanswered question, we say so rather than presenting it as a known defect.

What are the genuine advantages?

• Park Shore Association eligibility and access to a private 200-foot, 2.7-acre Gulf-front beach park for $1,300 to join in fiscal 2027, which the Moorings buildings next door cannot offer their owners.
• Zone AE, not VE, on the entire parcel, with a base flood elevation of 10 to 11 feet against 14 feet at Gulf-front St Croix Club.
• Bay frontage on Venetian Bay, with a City district funding dredging and water quality in that bay and at Doctors Pass.
• A simple, legible product: two floor plans, ten units per floor, every floor identical, which makes like-for-like pricing unusually clean.
• A 2026 median assessment of $1,020,900, below every Park Shore building north of it on the boulevard, as an entry point into Park Shore Unit 2.

What are the genuine drawbacks and open questions?

• 1977 construction with three milestone obligations whose completion and findings are not public.
• No published fee, reserve, amenity, pet or lease information, so every one of those needs a document request.
• No deeded boat slips, and no confirmed common-element dockage.
• First-floor residential units in a Zone AE building, which puts storm-surge exposure on the purchase checklist for those units.
• A Limit of Moderate Wave Action line crossing the parcel, with the Coastal A Zone question unresolved.
• Search confusion: the address reads as The Moorings, which can mislead buyers in both directions.

Who is Venetian Cove Club best suited to?

Buyers who want Park Shore eligibility and bay-side flood exposure below Gulf-front tower price points, in 1,320 to 1,512 square feet, and who will do document-level diligence on a 1977 building. Sellers can start a pricing conversation through our free Naples home valuation tool or on (239) 898-6072; buyers can start with our Naples buyer guide.

How Does Venetian Cove Club Compare With Brittany, La Mer, La Maison Club, Madrid Club and Its Other Boulevard Neighbors?

Venetian Cove Club is the building in the middle on every yardstick we measured: Park Shore by plat and zoning, Moorings-like by height and form, bay-side by tax district and flood zone. The table below runs every condominium and cooperative on Gulf Shore Boulevard North from 3333 to 4051 through the same records, on both sides of the plat line, on one day.

How do the buildings line up on plat, zoning, tax, height and assessment?

Sources and data dates: plat by point-in-polygon against the Collier County GIS subdivision and parcel layers (county files August 29 and 31, 2026); zoning by live point query against the City of Naples GIS zoning layer; millage, taxing district, unit counts and median assessed just value from the Collier County tax roll, tax year 2026 preliminary; storeys and year built from the City of Naples 2024 Milestone Buildings workbook. All read or computed September 16, 2026. Unit counts are county taxable parcels. Median assessed just value is the county's 2026 preliminary assessment, not a sale price, and is not size-adjusted. Regency Towers is a cooperative, so the county carries no comparable condominium median for it.

What does the table prove about the neighborhood line?

That plat, zoning and neighborhood are one line, running between 3483 and 3500: every building south of it in the table is Moorings Unit 8 and R3-18, and every building from 3500 north is Park Shore Unit 2 and PD Park Shore.

Why does the tax column not match the plat column?

Because the Moorings Bay System district follows a different line, bay against Gulf. Venetian Cove Club is the only building on the boulevard on the Park Shore side of the neighborhood line and the bay side of the tax line at the southern end, which is why it reads as The Moorings on a tax bill and Park Shore on a plat.

Where does Venetian Cove Club sit on size and value?

At 6 storeys and 60 units it is the smallest-format Park Shore building on the run apart from Venetian Villas, closer in form to La Maison Club and Madrid Club than to the 13 to 22 storey Park Shore towers. Its $1,020,900 median assessment sits above every Moorings building south of it except Southern Clipper and the Waldorf, and below every Park Shore building north of it.

What Do We Check First When a Venetian Cove Club Residence Comes to Market?

When a Venetian Cove Club residence comes to market, we check the plat, the three milestone files and the unit's floor and plan before we discuss price, because those decide who the buyers are and what they will ask. Our working method is below, in the order we run it on this specific building. Data updated: September 2026.

Which documents do we pull on day one?

The county roll entry for the unit, to confirm plan, floor and assessment; the Division of Corporations record, for officers and registered agent; and the City milestone entry for the unit's section. Then we request from Moore Property Management the declaration and exhibits, rules, budget, reserve study, twelve months of minutes, insurance declarations and all three milestone reports.

Which questions do we ask the association?

In this order: are all three milestone reports filed, and did any section reach Phase 2; is any special assessment levied, pending or discussed; what is the reserve study status; is there a sale or lease approval step and how long does it take; what are the pet and lease rules; is there common-element dockage; and how is parking assigned. Then we call the Park Shore Association about membership on sale.

Which traps do we look for at this building?

Four. A listing that files the unit under The Moorings, missing the Park Shore beach buyers. Any claim of deeded boat slips, which the county roll does not support. Any size that does not match the county's two plans. And, on first-floor units, storm history and repairs.

How do we price a unit here?

From the building's own closed sales in the Southwest Florida MLS, split by plan and floor, then cross-checked against the Moorings bayfront and Park Shore bay-side sets. The two-plan, identical-floor layout makes this cleaner than almost anywhere on the boulevard. We run those building-level figures on request; they are not published here. Sellers start with our free Naples home valuation tool and Jesse on (239) 898-6072; buyers start with our Naples buyer guide and Marc on (239) 287-5873.

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

If you are searching for the best Venetian Cove Club listing agent, or thinking "I need to sell my Venetian Cove Club condo," start with the fact that decides your buyer pool: the building is Park Shore by plat and reads as The Moorings by address. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we market this building to both audiences, correctly.

• 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

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review, Katharine Shea, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

The selling insight specific to this building. A Venetian Cove Club listing turns on three things a portal cannot see: Park Shore Association eligibility, stated with the plat reference, which Moorings competitors 24 feet away cannot offer; the three milestone files, in hand before the first showing so a contract does not stall; and a clean comparison set, because two plans on six identical floors make precise pricing easy and overpricing obvious. We tracked every Park Shore closing in the twelve months to August 31, 2026, all 525, and we price from the building's own sales plus the right neighbors on both sides of the line.

What Is Your Venetian Cove Club Home Worth? Get a Free Valuation in 60 Seconds

Run our free Naples home valuation tool, then text or call Jesse on (239) 898-6072 so the automated figure can be replaced with one built from Venetian Cove Club's own closed sales by plan and floor. Same-day response. If you are also buying your next home, Marc covers that side through our Naples buyer guide.

Should I list before or after the milestone reports are in hand?

Get the three reports, or the association's written statement of where each stands, before you list. Buyers at a 1977 coastal building ask first, and a seller who can answer on day one negotiates from strength.

How do I describe the neighborhood on my listing?

As Park Shore, with the plat reference, Park Shore Unit 2, Plat Book 8, Pages 54 and 55, and a clear note that owners are eligible for the Park Shore Association beach park. We also make sure the listing surfaces for buyers searching the Moorings end of the boulevard.

Does my unit's floor and plan change my buyer?

Yes. The county's ladder already separates first-floor units from the rest by $50,000 of assessment, and end units of 1,512 square feet from centre units of 1,320. Your comparable set is your plan and your floor band inside this building first.

What documents should I gather before listing?

The declaration and rules, the current budget, your latest association statement, any special assessment notices, the insurance declarations and whatever the association has on the milestone reports and reserve study. Your estoppel certificate will be ordered at contract, but the rest speeds every step before it.

Can you sell my Venetian Cove Club unit if I live out of state?

Yes. We handle access, photography, showings, vendors and closing logistics remotely, with electronic signature throughout, and Jesse remains your single point of contact on (239) 898-6072.

What will it cost me to sell?

Commission as negotiated in your listing agreement, documentary stamp tax on the deed at $0.70 per $100 of price, title and closing costs, prorated taxes and the association's estoppel fee. We give you a net sheet before you sign anything.

Thinking of Buying at Venetian Cove Club?

Buying at Venetian Cove Club means buying a 1,320 or 1,512 square foot residence in a 1977 six-storey bay-side building on Park Shore land, with Park Shore Association eligibility and document-level diligence to do. Marc Comisar represents buyers on (239) 287-5873, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

What does the purchase timeline look like?

What should a Venetian Cove Club buyer check that others miss?

The plat, so you know you are buying Park Shore eligibility; the section your unit sits in, so you read the right milestone report; the Limit of Moderate Wave Action crossing the parcel, if you plan substantial work; and, on a first-floor unit, the storm history and repairs.

Why work with McGreevy and Comisar as a buyer?

Because we read the records behind the listing. Marc runs the document requests and the association questions in the order set out in our checklist above, and Jesse covers the sale side if you are selling elsewhere to buy here, through our free Naples home valuation tool or on (239) 898-6072. Start with our Naples buyer guide.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team working Venetian Cove Club, Park Shore and the City of Naples coastal neighborhoods every week. Jesse McGreevy, FL License #SL3101296, and Marc Comisar, FL License #BK3060671, hold Florida licenses regulated by the Florida Real Estate Commission (FREC), brokered by Domain Realty, and we are Top 1% Real Estate Agents Nationally Since 2008.

• 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

★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review, Rochelle Joslin, a McGreevy and Comisar client. This review is about our team, not about a sale at this building.

What do we do differently on a Venetian Cove Club file?

We read the plat before the listing sheet. We tracked every closed Park Shore sale in the twelve months to August 31, 2026, all 525 of them, and we tracked the county roll for this building unit by unit, all 60 parcels, along with the City's zoning and milestone records and FEMA's flood layer. That is how we know 3500 Gulf Shore Boulevard North is Park Shore Unit 2, why it pays a Moorings-named tax, and why its three milestone files matter. You can read our reviews on Google, where McGreevy and Comisar are among the top-reviewed teams in Southwest Florida.

How do you reach us?

• Jesse McGreevy, seller calls and valuations: (239) 898-6072 · [email protected]
• Marc Comisar, buyer representation: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Social: McGreevy and Comisar on Facebook · Jesse McGreevy on LinkedIn · Marc Comisar on LinkedIn

Sellers begin with our free Naples home valuation tool; buyers begin with our Naples buyer guide. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, on our About McGreevy and Comisar page, or on our contact page.

Frequently Asked Questions, Venetian Cove Club Buyer Edition

Is Venetian Cove Club in Park Shore or The Moorings?

Park Shore. The county's subdivision layer places 99.9998 percent of the parcel inside Park Shore Unit 2, Plat Book 8, Pages 54 and 55, and the City zones it inside the PARK SHORE Planned Development.

What is the address of Venetian Cove Club?

3500 Gulf Shore Boulevard North, Naples, FL 34103, on the bay side of the boulevard. The state register still shows an obsolete ZIP of 33940, so use 34103.

Is Venetian Cove Club inside the City of Naples?

Yes. Every unit is billed the City of Naples general fund, and FEMA assigns the parcel to the City of Naples, community ID 125130.

How many units does Venetian Cove Club have?

The county roll carries 60 taxable units, numbered 101 to 610. The state condominium register records 61, and we have not confirmed what the 61st is.

What sizes are the units?

Two plans only: 36 centre units of 1,320 square feet and 24 end units of 1,512 square feet, per the county roll for tax year 2026.

How many floors does Venetian Cove Club have?

Six storeys, in three sections the City lists separately, with ten units on every floor.

When was Venetian Cove Club built?

1977, on every unit, according to both the county roll and the City's milestone workbook. The association was incorporated on April 18, 1974.

Who developed Venetian Cove Club?

Venetian Bay Developers, Inc., of 586 9th Street South, Naples, according to the Florida DBPR. The Lutgert family platted the land in 1969 but did not build the building.

Can I join the Park Shore Association beach park?

Yes, owners are eligible, because the building is on one of the Association's five boundary plats. Membership is voluntary and costs $1,000 initiation plus $300 annual dues for fiscal 2027.

Can I use the Moorings beach park?

Not on any basis we could find. The Moorings Property Owners Association is organised around The Moorings, and Venetian Cove Club is not on a Moorings plat.

What is the monthly association fee?

Not published. It comes from the adopted budget or an estoppel certificate, which we request on every file.

Why does my tax bill say Moorings Bay?

Because the building fronts Venetian Bay, and the City district that maintains that water bills bay-front parcels in Park Shore and The Moorings alike, at 0.0125 mills in tax year 2026.

What is the total property tax rate?

9.0201 mills on the tax year 2026 preliminary roll, in millage area 239.

What flood zone is Venetian Cove Club in?

Zone AE across the entire parcel, 69.66 percent at base flood elevation 10 feet and 30.34 percent at 11 feet, on FIRM panel 12021C0379J effective February 8, 2024.

Is Venetian Cove Club in a velocity flood zone?

No. There is no Zone VE on the parcel. A Limit of Moderate Wave Action line does cross the property, and which part lies seaward of it is not resolved.

Has Venetian Cove Club completed its milestone inspections?

That is not public. The City lists three obligations, one per section, all due by December 31, 2024, but its list is an obligation register, not a completion register.

Does Venetian Cove Club have boat slips?

There are no separately deeded slips on the county roll. Whether the association has any common-element dockage is not established.

Can I rent out my unit?

The building's lease rules are not published; the City requires a thirty-day minimum, allows three rental periods a year and bans advertising shorter terms.

Are pets allowed?

The pet policy is not published. It sits in the declaration and rules, which we request before you write an offer.

Who manages Venetian Cove Club?

The association's registered agent and address of record since February 23, 2026 is Moore Property Management, 570 Carillon Parkway, Suite 210, St. Petersburg.

How do I start a purchase at Venetian Cove Club?

Call Marc on (239) 287-5873 and read our Naples buyer guide.

Frequently Asked Questions, Venetian Cove Club Seller Edition

What is my Venetian Cove Club home worth?

Your value depends on plan, floor and condition, priced against the building's own closed sales. Start with our free Naples home valuation tool and call Jesse on (239) 898-6072.

Who is the best listing agent for Venetian Cove Club?

We believe it is the team that reads the plat. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.

How do I sell my Venetian Cove Club condo?

Gather the association documents, price from the building's own sales and list as Park Shore. Jesse runs it on (239) 898-6072.

Should my listing say Park Shore or The Moorings?

Park Shore, the recorded plat, zoning and Association boundary, while still reaching buyers searching the Moorings end.

Is my county assessed value my list price?

No. It is a county mass-appraisal figure that ignores condition, renovation and timing.

Why is a first-floor unit assessed lower?

The county puts a $50,000 step between floors 1 and 2 on both plans, and storm history questions come up more often on ground-floor units.

How much more is an end unit worth?

On the county roll, a 1,512 square foot end unit is assessed above a 1,320 square foot centre unit on the same floor; on floor 6 the figures are $1,236,440 against $1,023,400 to $1,028,400. Market prices come from the building's own sales.

Will the milestone inspections affect my sale?

They can. Buyers ask early, so having all three reports, or the association's written status, protects your contract.

What if the association has not finished its milestone reports?

Tell us first. We get the association's written status and plan, then price and disclose accordingly.

Do I need to disclose a special assessment?

Yes. The estoppel certificate discloses assessments levied or pending, and Florida requires sellers to disclose known material defects. Raise any assessment with us before listing.

Does my Park Shore Association membership go to my buyer?

That is not published. The Association says only that membership remains with the registered property owner and that no refunds are allowed, so we confirm the position with the Association on every sale.

Should I mention the beach park on my listing?

Yes. Park Shore Association eligibility is the single feature your Moorings neighbors cannot offer, and it should be stated with the fiscal 2027 cost of $1,000 initiation plus $300 annual dues.

Should I mention the Moorings Bay tax to buyers?

Yes, briefly. It is 0.0125 mills, roughly $12.76 a year on the median assessment before exemptions, and it confirms bay frontage rather than a Moorings address.

Do I need to disclose the flood zone?

Buyers will see it, and we put it on the listing: Zone AE, base flood elevation 10 to 11 feet, FIRM effective February 8, 2024. Disclose any flood history you know of.

Should I disclose storm damage from Ian, Helene or Milton?

Disclose what you know about damage and repairs; clear documentation reassures buyers, especially on first-floor units.

How long will my Venetian Cove Club listing take?

In the last 12 months, one home sold at Venetian Cove Club: a 3-bedroom, 1,715 square foot residence that closed in May 2026 at $1,175,000 (about $685 per square foot) after 182 days on the market. One sale is too few to call a trend, so we do not publish a building median; we run custom comparisons from the Southwest Florida MLS on request; for another bay-side Park Shore building, see Park Shore Landings. Park Shore-wide, the twelve months to August 31, 2026 closed 525 sales with 5.9 months of supply. Source: Southwest Florida MLS, closed residential sales, September 29, 2025 to September 29, 2026, pulled by McGreevy and Comisar on September 29, 2026.

When should I list?

Ahead of the winter season, live and photographed before seasonal buyers arrive.

What does a Venetian Cove Club estoppel certificate cover?

It states what is owed to the association, any assessments and certain association information as of its date. Your title agent orders it at contract; the association sets the fee within the statutory caps, and the contract allocates who pays.

Will a buyer need association approval?

We could not confirm whether the declaration requires it. We ask the association in week one of every contract so any approval does not hold the closing.

Do I need a survey to sell?

A survey is not legally required to sell. Your buyer's lender or title underwriter decides whether it wants one, and at Venetian Cove Club the land is a common element held by all owners.

How does the Save Our Homes cap affect my buyer?

Your buyer's first tax bill is built from their purchase price, not from your capped value, so never quote your own tax bill as theirs.

Can I sell while my unit is rented?

Usually, subject to the lease and the association's rules; we coordinate showings with your tenant.

Should I sell furnished?

Case by case; we list furniture separately so the price is clear.

Should I renovate before selling?

Usually not a full renovation. Fix what an inspector will flag, clean and paint, and let a buyer choose finishes.

What if my unit has an enclosed balcony?

The county records no enclosed area on any unit, so any enclosure should be backed by association approval and a closed permit. We check before listing.

How do I sell a unit in an estate?

With the personal representative's authority and probate documents in order; we coordinate with the estate's attorney.

Can I sell my Venetian Cove Club unit from out of state?

Yes, with remote access, photography, showings and electronic signature. Jesse is your single point of contact on (239) 898-6072.

What does it cost to sell a Venetian Cove Club condo?

Commission as negotiated, documentary stamp tax at $0.70 per $100 of price, title and closing costs, prorated taxes and the estoppel fee. We give you a net sheet up front.

My listing expired. What now?

Re-check price against the building's own sales by plan and floor, and fix any description that placed it in The Moorings. Call Jesse on (239) 898-6072.

Can I rent my unit instead of selling?

Possibly, within the building's unpublished lease rules and the City's thirty-day minimum and three-period limit.

Is now a good time to sell?

Park Shore-wide, 525 closings at a $1,650,000 median with 5.9 months of supply in the twelve months to August 31, 2026 show a functioning market. Your timing depends on your unit and your plans.

Who pays for the milestone inspections?

The inspections are the association's obligation, so their cost runs through its budget or an assessment rather than through an individual sale. Each City application carries a $300 initial fee, and this building has three.

What should I do first if I am thinking about selling?

Text or call Jesse on (239) 898-6072, run our free Naples home valuation tool, and start gathering your association documents.

What We Could Not Verify

Publishing what we do not know is part of publishing what we do. Each item below was researched and left open, with the route that closes it.

• The declaration's recited legal description and its Official Records book and page. The Collier Clerk's records for instruments recorded April 18, 1974, or an owner's copy, settle it.
• Whether the building has 60 or 61 units. Exhibit A to the recorded declaration, or the association, settles it.
• Association fees, budget, reserves, rules, amenities, parking, pets, leasing and any approval step. Moore Property Management, the registered agent, or an estoppel certificate closes all of them.
• Whether the three milestone reports were filed, and what they found. The City of Naples Building Department at 295 Riverside Circle, 239-213-1800, a public-records request, or the association.
• Structural integrity reserve study status, and any special assessment. The association's reserve study, budget and minutes, or an estoppel certificate.
• Bedroom and bathroom counts, floor plan names and the architect of record. The declaration's exhibits, the association, or the City's original permit file.
• Permit history for the building. The City's portal returned a CAPTCHA challenge we did not bypass; a registered search or a public-records request produces it.
• Whether Park Shore Association membership passes to a buyer at closing, and the beach park guest policy. Not published first-party; one call to the Association settles both.
• Which part of the parcel lies seaward of the Limit of Moderate Wave Action. An elevation certificate or a building-footprint survey placed against the FEMA line.
• Whether City code section 56-93 as currently codified still names only Park Shore Units 1, 3 and 4. The live code on Municode, or the City Building Department.
• Any common-element dockage and any submerged land lease. The declaration's common-elements exhibit, the association, or the Florida DEP submerged-lands lease records.
• The R3-18 height, setback and density standards next door, and the Moorings Property Owners Association's recorded boundary, and whether its $500 restoration assessment is still collected in 2026.
• Whether VENETIAN COVE LAND CORP., an inactive Florida corporation, has any connection to the condominium. One Division of Corporations detail record would settle it.
• Whether the City keeps a formal neighborhood-designation layer beyond its zoning and plat records. The City Planning Department.
• Building median and trend. Venetian Cove Club recorded one closed sale in the last twelve months, too few for a median or days-on-market trend; we run custom comparisons from the Southwest Florida MLS on request.
• Schools and drive times. Not addressed here; the Collier County Public Schools interactive zoning tool is the authoritative check for any address.

Sources and Authoritative References

Government records, first-party organizations and our own dated data, each with its read date.

Collier County and the State of Florida

• Florida DBPR condominium register, Central Florida West extract, Florida DBPR, read September 16, 2026: Florida DBPR condominiums by county extract
• Florida DBPR Developer Summary Report, Florida DBPR, read September 16, 2026: Florida DBPR developer summary extract
• Venetian Cove Club, Inc. entity detail, document 729411, Florida Division of Corporations, read September 16, 2026: Venetian Cove Club, Inc. corporate record
• Short-form link to the same record, Florida Division of Corporations, read September 16, 2026: Venetian Cove Club, Inc. entity detail
• Name history, document 729411, Florida Division of Corporations, read September 16, 2026: Venetian Cove Club name history
• Entity-name search results for Venetian Cove Club, Florida Division of Corporations, read September 16, 2026: Venetian Cove Club corporate name search
• DBPR building reporting database, Florida DBPR, read September 1, 2026: DBPR condominium building report
• Condominium milestone and reserve timeline, Florida DBPR, read September 2026: DBPR condominium law timeline
• Section 553.899, milestone inspections, Florida Legislature, read September 2026: Florida Statutes section 553.899
• Section 718.112, condominium bylaws and reserve studies, Florida Legislature, read September 2026: Florida Statutes section 718.112
• Section 718.503, resale disclosure, Florida Legislature, read September 2026: Florida Statutes section 718.503
• Doctors Pass inlet management plan, Florida Department of Environmental Protection, read September 2026: Doctors Pass inlet management plan
• Ad valorem taxing authority contacts, Collier County Tax Collector, read September 1, 2026: Collier County ad valorem authority contacts
• Real estate property taxes, Collier County Tax Collector, read September 2026: Collier County real estate tax records
• Official records search, Collier Clerk, read September 2026: Collier Clerk official records search
• Citizens Property Insurance wind-only eligibility, Citizens, read September 2026: Citizens wind-only eligibility
• Citizens 2026 approved rate changes by county, Citizens, read September 2026: Citizens 2026 rate changes by county
• My Safe Florida Home mitigation program, State of Florida, read September 2026: My Safe Florida Home

City of Naples

• 2024 Milestone Buildings workbook, City of Naples, read September 16, 2026: City of Naples 2024 milestone buildings workbook
• Milestone inspections by year, City of Naples, read September 16, 2026: City of Naples milestone inspections by year
• Milestone inspections, City of Naples, read September 1, 2026: City of Naples milestone inspection rules
• Milestone inspection process, City of Naples, read September 1, 2026: City of Naples milestone inspection process
• GIS zoning layer query service, City of Naples, queried September 16, 2026: City of Naples zoning layer service
• Moorings Bay Special Taxing District, City of Naples, read September 1, 2026: Moorings Bay Special Taxing District
• Ordinance 87-5328 creating the district, adopted August 5, 1987, City of Naples, read September 1, 2026: Ordinance 87-5328
• Moorings Bay taxing district budget, City of Naples Natural Resources, read September 2026: Moorings Bay district budget
• Moorings Bay resolutions and ordinances, City of Naples Natural Resources, read September 2026: Moorings Bay resolutions and ordinances
• Ordinance 10-12741, piers and boat lifts, adopted September 1, 2010, City of Naples, read September 1, 2026: Ordinance 10-12741 on piers and boat lifts
• Seawall and pier regulations with the dredge-and-fill rule, City of Naples, read September 1, 2026: City of Naples seawall and pier regulations
• Ordinance document on bulkheads and seawalls, City of Naples, read September 1, 2026: City of Naples bulkhead ordinance document
• Ordinance document on docks and mooring piles, City of Naples, read September 1, 2026: City of Naples dock ordinance document
• Ordinance 06-11158, City of Naples, read September 1, 2026: Ordinance 06-11158
• Marine permit application form, City of Naples, read September 1, 2026: City of Naples marine permit application
• Boat lift requirements sheet, City of Naples, read September 1, 2026: City of Naples boat lift requirements
• Outside counsel memorandum, September 10, 2013, City of Naples, read September 1, 2026: 2013 City of Naples legal memorandum
• Floods, storms and hurricane facts, City of Naples, read September 2, 2026: City of Naples storm facts
• Flood zone maps, City of Naples, read September 2026: City of Naples flood zone maps
• Floodplain information, City of Naples, read September 2026: City of Naples floodplain information
• FIRM panel index, City of Naples, read September 2026: City of Naples flood panel index
• Building Department, City of Naples, read September 16, 2026: City of Naples Building Department
• Building electronic permit guide, City of Naples, read September 16, 2026: City of Naples electronic permit guide
• Permit information, City of Naples, read September 16, 2026: City of Naples permit information
• Electronic permitting and permit search, City of Naples, read September 2026: City of Naples permit search page
• CityView portal, City of Naples, reached September 16, 2026 (CAPTCHA): City of Naples CityView portal
• Property taxes and millage rate, City of Naples Finance, read September 2026: City of Naples property taxes and millage
• Special assessments, City of Naples Finance, read September 2026: City of Naples special assessments
• Planning Department, City of Naples, read September 2026: City of Naples Planning Department
• Code of Ordinances, Chapter 58, Division 27, Planned Development, Municode, read September 1 and 16, 2026: Naples planned development regulations
• Code of Ordinances, Chapter 58, Division 15, R3 Multifamily, Municode, returned by the City's zoning layer September 16, 2026: Naples R3 multifamily regulations
• Adopted Comprehensive Plan, current edition, City of Naples, read September 2026: City of Naples Comprehensive Plan

Federal

• National Flood Hazard Layer map service, FEMA, queried September 16, 2026: FEMA flood hazard layer service
• National Flood Hazard Layer, flood hazard zones query, FEMA, queried September 16, 2026: FEMA flood hazard zones query
• Map Service Center, effective flood maps, FEMA, read September 2026: FEMA Map Service Center
• NFIP pricing approach, Risk Rating 2.0, FEMA, page updated April 9, 2026, read September 2, 2026: FEMA Risk Rating 2.0
• Single-family home risk rating data, FEMA, read September 2026: FEMA single-family risk rating data
• Community Rating System, FEMA, read September 2026: FEMA Community Rating System
• Community Rating System eligible communities, April 2026, FEMA, read September 2, 2026: FEMA CRS eligible communities list
• Naples Pier tide station 8725110, NOAA, read September 2, 2026: NOAA Naples Pier station
• Naples Bay tide station 8725114, NOAA, read September 2, 2026: NOAA Naples Bay station

Associations and first-party organizations

• Membership questions, Park Shore Association, page modified August 8, 2026, read September 16, 2026: Park Shore Association membership FAQ
• Annual dues and initiation fee information for 2027, Park Shore Association, published May 30, 2026, read September 16, 2026: Park Shore Association 2027 dues letter
• Beach Park, Park Shore Association, page modified June 3, 2025, read September 16, 2026: Raymond L. Lutgert Beach Park
• Bylaws, proposed version dated December 10, 2024, Park Shore Association, read September 16, 2026: Park Shore Association bylaws
• Map of Park Shore, Exhibit B, Park Shore Association Area, 2001, Park Shore Association, read September 16, 2026: Park Shore Association area map
• Maps, Park Shore Association, read September 16, 2026: Park Shore Association maps
• About the Association, Park Shore Association, read September 1, 2026: About the Park Shore Association
• Home page, Park Shore Association, read September 2026: Park Shore Association
• Park rules, Park Shore Association, read September 2026: Park Shore Association park rules
• Notice of revised park rules, Park Shore Association, located September 16, 2026: Park Shore Association revised park rules notice
• Membership portal, Park Shore Association, read September 2026: Park Shore Association membership portal
• Membership, MPOA, read September 16, 2026: Moorings Property Owners Association membership
• 2026 new property owners one-time fee and annual membership, MPOA, read September 16, 2026: Moorings association 2026 new member product
• Home page, MPOA, indexed September 16, 2026: Moorings Property Owners Association
• Company legacy, Lutgert Companies, read September 2026: Lutgert Companies legacy
• The Village Shops on Venetian Bay, first-party site, read September 2026: The Village Shops on Venetian Bay
• Naples millage article by Aisling Swift, Gulfshore Business, published September 4, 2025, read September 1, 2026: Gulfshore Business on the 2025 Naples millage

Our own data

• Park Shore-wide market figures: Southwest Florida MLS, closed residential sales inside the Park Shore geography for the twelve months ended August 31, 2026, pulled by McGreevy and Comisar on September 7, 2026. Plat, parcel, millage, unit and assessment figures for Venetian Cove Club and its neighbors: Collier County GIS subdivision and parcel layers (county files August 29 and 31, 2026) and the Collier County tax roll, tax year 2026 preliminary, computed and read September 16, 2026.
• Venetian Cove Club building sales figures: Southwest Florida MLS, 1 closed residential sale under sub/condo name VENETIAN COVE CLUB (control search by address, 3500 Gulf Shore Blvd N, returned the same sale), September 29, 2025 to September 29, 2026, pulled by McGreevy and Comisar on September 29, 2026.

Downloadable Documents

Each document is linked at its official source, so you always get the current version.

• Park Shore Association bylaws, with the five-plat boundary in Article III.A.2 and a reproduction of the Park Shore Unit 2 plat sheet: Park Shore Association bylaws PDF
• Map of Park Shore, Exhibit B, the Association's 2001 area map naming Venetian Cove: Park Shore Association area map PDF
• City of Naples 2024 Milestone Buildings workbook, listing Venetian Cove Club's three sections: City of Naples milestone workbook
• Ordinance 87-5328, creating the Moorings Bay Special Taxing District in 1987: Ordinance 87-5328
• Ordinance 10-12741, the 2010 pier and boat lift amendment naming Park Shore Units 1, 3 and 4: Ordinance 10-12741
• 2013 City of Naples outside counsel memorandum, citing the Park Shore Unit 2 plat at Plat Book 8, Pages 54 and 55: 2013 legal memorandum PDF
• Florida Statutes section 553.899, the milestone inspection requirement: section 553.899
• Florida Statutes section 718.112, condominium reserves and the structural integrity reserve study: section 718.112
• FEMA Community Rating System eligible communities, April 2026, showing the City of Naples at Class 5: FEMA CRS eligible communities PDF
• Florida DEP Doctors Pass inlet management plan, the engineered history of the bay's Gulf outlet: Doctors Pass plan PDF

Market data from Southwest Florida MLS, pulled September 7, 2026, for closed residential sales in the Park Shore geography for the twelve months ended August 31, 2026; building records from the sources listed above. Page last updated September 2026 by Jesse McGreevy and Marc Comisar.

McGreevy and Comisar, Best Realtor for Venetian Cove Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.