Victoria Park is a North Naples neighborhood of 336 single-family homes on quarter-acre lots between Vanderbilt Beach and Immokalee Roads. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Victoria Park and are weighing a sale, or you are hunting for one of its rare listings, this guide is written for you by Jesse McGreevy and Marc Comisar of Domain Realty. Jesse has sold Southwest Florida real estate since 2004, and our team has worked together since 2008, with sellers first in everything we do. Victoria Park is a single-family neighborhood in Naples, Florida. It holds 336 homes on five recorded plats on the west side of Airport-Pulling Road, north of Vanderbilt Beach Road and south of Immokalee Road, in ZIP code 34109, per the Collier County address-point layer read in October 2026. Most of Naples knows Victoria Park for its December light displays, which SWFL Family traced back to 1992 in its November 24, 2025 story. Buyers and sellers need to know something more practical: two separate property owners associations govern these streets, Victoria Park I and Victoria Park II, with very different fees and amenities. This page walks through both, plat by plat, with every figure sourced and dated.
McGreevy and Comisar are the best realtor for Victoria Park because selling a home here turns on details most agents never check: which of two associations governs the lot, what the county deed record says about recent prices, and how December traffic shapes a showing calendar. McGreevy and Comisar alone have over $900 million in sales.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Together with their Domain Realty Group team, McGreevy and Comisar have sold over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar alone account for more than $900 million in sales. Jesse has been in the business since 2004, and the team has carried the #1 Southwest Florida ranking since 2012.
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.
We tracked 6 closed sales in Victoria Park in the Southwest Florida MLS from August 11, 2025 to August 11, 2026. Collier County recorded deeds show 9 qualified sales from August 11, 2025 to October 16, 2026 at a $700,000 median. The two counts cover different windows and different record sets: the deed layer runs two months longer and counts every qualified arm’s-length transfer recorded with the county, so the figures are reported side by side and never added together.
Thin volume is exactly why plat-level and association-level knowledge matters here. A Victoria Park I home in Unit 1 carries a $166 annual assessment and no common amenities, per the Victoria Park I FAQ (the page carries no year; read October 2026). A home in any of the other four plats sits inside Victoria Park II, whose 2025 adopted budget sets dues at $1,000 per home and pays for a pool, lighted tennis courts, a family park and a lake dock. Two homes a few hundred yards apart on the same Nottingham Drive can therefore sell to different buyers for different reasons, and we price, prepare and market each one with that difference in front of us.
McGreevy and Comisar is a top-reviewed Victoria Park realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
Thinking of selling a Victoria Park home? Start with a free home valuation, or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying in Victoria Park? Call Marc at (239) 287-5873, or read how we represent buyers.
Victoria Park in Naples is an established, ungated single-family neighborhood of 336 homes with two low-fee associations, no CDD, A-rated assigned schools and a Zone X flood map at every home sampled. These eight facts, each linked to its primary source, are the ones buyers and sellers ask about most.
Victoria Park is a good place to live for buyers who want an established North Naples street of 1980s single-family homes on quarter-acre lots, an A-rated elementary school across Airport-Pulling Road and association fees of $166 or $1,000 a year. The trade-offs are older construction that insurers will inspect and heavy December traffic from the holiday lights.
Is Victoria Park a nice place to live? The honest answer depends on what you value. The facts below are the ones we walk buyers through before they ever tour a home here, and if you are still choosing an agent for that search, see our guide to the best real estate agents in Naples.
Victoria Park sits in unincorporated Collier County with a Naples mailing address and ZIP code 34109. It lies on the west side of Airport-Pulling Road, north of Vanderbilt Beach Road and south of Immokalee Road, with its center at roughly 26.26 degrees north and 81.78 degrees west. Its five plats stretch about 1.4 miles east to west and about 0.3 mile north to south, measured on the county address-point layer and county road centerlines in October 2026.
Straight-line, the south edge of the plats sits about half a mile north of the Vanderbilt Beach Road centerline, and Goodlette-Frank Road runs about 0.2 to 0.3 mile beyond the neighborhood’s west edge (county road centerlines, October 2026).
Two entrances serve the neighborhood from Airport-Pulling Road, per the county’s Airport Road widening comment responses: Nottingham Drive, the main entrance, across from Crescent Lake Drive, and Huntington Drive. SWFL Family also names Nottingham Drive as the main entrance.
Nottingham Drive is the single east-west spine, and its house numbers tell you which plat you are in (county address points, October 2026):
Nottingham Drive house numbers | Plat | Association |
|---|---|---|
150 to 560 | Victoria Park Unit 1 | Victoria Park I |
600 to 890 | Victoria Park Unit 2 | Victoria Park II |
910 to 1360 | Victoria Park Unit 2 Addition | Victoria Park II |
1379 to 1660 | Victoria Park West | Victoria Park II |
Hidden Harbour at Victoria Park, the fifth plat, sits on its own street, Hidden Harbour Drive, off the Victoria Park II lake. Pelican Marsh Elementary, at 9480 Airport Rd N, is directly across Airport-Pulling Road: 0.7 mile straight-line and 0.9 road mile, about 4 minutes, from the neighborhood’s center (free-flow OSRM routing, October 2026). The Victoria Park I association describes its community as “across the street from Pelican Marsh Elementary” on its home page. The same page lists the separate communities around it: Pelican Marsh, Stonebridge, Crescent Lake Estates, Victoria Lakes, Victoria Shores, Tiburon and Boca Palms.
Victoria Park is a neighborhood of detached single-family homes only. There are no condominiums inside Victoria Park: every home on the five plats is coded single-family on the county address-point layer and the 2026 Florida DOR roll.
Fifteen streets carry Victoria Park addresses, grouped by plat (county address points, October 2026):
The 2026 Florida DOR roll, read for the 332 homes with populated records, describes the housing stock this way:
Measure | Victoria Park figure (2026 DOR roll) |
|---|---|
Original year built | 1973 to 2001, median 1984 |
Built in the 1970s / 1980s / 1990s / 2000s | 64 / 244 / 22 / 2 |
Built 1984 to 1986 alone | 138 homes (42 percent) |
Heated living area, median | 2,365 sq ft |
Heated living area, middle 80 percent | 2,004 to 2,990 sq ft |
Smallest heated area on the roll | 1,570 sq ft |
Lot size, median | 11,841 sq ft (0.27 acre) |
Lot size, range | 7,806 to 26,869 sq ft |
Lots under 0.25 acre / 0.25 to 0.29 / 0.30 to 0.39 / 0.40 or more | 116 / 121 / 73 / 22 |
Four homes had no populated roll record when we read it (9825 Berkshire Street, 1239 and 1330 Nottingham Drive and 920 Hidden Harbour Drive). That usually means a recent rebuild not yet posted, and the permits for those homes govern their age and size.
By size band, 30 homes measure 1,500 to 1,999 heated square feet, 185 measure 2,000 to 2,499, 83 measure 2,500 to 2,999, 17 measure 3,000 to 3,499 and 8 measure 3,500 to 3,999 (2026 DOR roll). Many of these homes are no longer original inside. The 2026 DOR roll records an effective year built of 2005 or later, the assessor’s marker for a major remodel or addition, on 43 homes whose original construction dates from the 1970s and 1980s: 12 in Unit 1, 11 in Unit 2, 10 in Victoria Park West, 8 in Unit 2 Addition and 2 in Hidden Harbour. The roll does not say what was done, so a listing’s permits and disclosures are where a buyer confirms the roof, windows and systems.
In plain terms, most Victoria Park homes are 1980s houses of 2,000 to 3,000 square feet on lots larger than many newer Naples communities offer. If that profile fits, our guide to buying a home in Naples explains how we approach older homes, inspections and insurance quotes before you write an offer.
No. Victoria Park has no gatehouse or community entry gate: neither association budget carries one (Victoria Park II 2025 adopted budget), and during the holidays visitors drive its streets (SWFL Family, Nov 24, 2025). The neighborhood has open, ungated streets. Whether a given street is owned by the county or by an association is fixed by the dedication on its recorded plat, which is the document to read if ownership matters to your purchase.
For many buyers the open entrance is part of the appeal: no guest lists or gate codes, and a short drive to Airport-Pulling Road. For others it is a trade-off, especially in December, when sightseeing traffic fills the streets after dark.
Victoria Park’s water is an inland freshwater lake owned by the Victoria Park II association, not a harbour in the boating sense. On the county parcel layer and the 2026 DOR roll, the association owns a lake tract of about 13.4 acres (Tract L, coded as water) and a 2.61-acre open-space tract (Tract P) at 901 Nottingham Drive. The lake dock carries its own county address point at 1180 Nottingham Drive. No canal or Gulf connection appears in the county water, road or parcel layers we read, so this is a lake dock, not boating access to the Gulf.
By our reading of county parcel boundaries, about 42 homes back onto the Victoria Park II lake: every rolled Hidden Harbour lot (19 of 19), 17 homes in Victoria Park West and 6 in Unit 2 Addition. That is a parcel-map reading, not a recorded lake-lot designation. About 30 more homes back the water or drainage tracts of neighboring plats, which gives them water or preserve views rather than frontage on the Victoria Park lake, and 10 homes back the Tract P open space.
The amenities belong to Victoria Park II. In the words of the Victoria Park I home page, Victoria Park II has “lighted tennis courts, family park, private lake boat dock, community pool”. The Victoria Park II site describes key-fob access to the pool, and its 2025 adopted budget funds Dock Maintenance at $1,000 and Lake Maintenance at $5,000. The association’s September 11, 2025 minutes record a playground replacement and tennis court repairs under a warranty dispute. The number of tennis courts is not published. Victoria Park I, by contrast, “does NOT have common area amenities which allows the membership to keep the annual assessments very low” (Victoria Park I POA).
Victoria Park’s location is its quiet strength. Free-flow drive times from the center of the plats, measured with OSRM routing in October 2026 (season traffic adds time):
Destination | Road miles | Minutes |
|---|---|---|
Pelican Marsh Elementary | 0.9 | 4 |
CVS Pharmacy and MinuteClinic, 2375 Vanderbilt Beach Rd | 1.6 | 5 |
Walgreens, 7985 Airport Rd N | 1.8 | 5 |
2.0 | 6 | |
NCH North Naples Hospital emergency department | 2.8 | 7 |
2.8 (0.6 straight-line) | 8 | |
3.6 | 8 | |
5.1 | 11 |
Veterans Community Park is the nearest big park: 14 pickleball courts (8 unlit, 6 lighted), 2 lighted tennis courts, lighted ballfields, a covered hockey rink, the Rover Run dog park and a community center, open 8 a.m. to 10 p.m. (Collier Parks). Collier residents park free at county beaches with a resident beach permit, available to full-time residents and to part-time owners who show a Collier tax bill or deed. Golf, public boating, schools, hospitals and the full drive-time table are covered later on this page.
The name trips people up. Victoria Lakes and Victoria Shores are separate condominium developments on Victoria Lane, immediately east of Victoria Park Unit 1, with their own plats and their own associations (county address points and parcel legal descriptions, October 2026). Our Victoria Shores guide covers those three condominiums on their own records. The Victoria Park I association lists both as nearby communities, not as part of Victoria Park.
Victoria Lane is an Airport-Pulling Road access to those condominiums; Victoria Park’s own entrances are Nottingham Drive and Huntington Drive. So if you searched for condos for sale in Victoria Park, the answer is that Victoria Park has none: its 336 homes are all detached single-family houses, and any condominium you find on Victoria Lane belongs to a different community with different rules and fees. Other Florida neighborhoods named Victoria Park, in Fort Lauderdale, DeLand and Daytona Beach among them, are unrelated (Sunbiz entity list).
Buyers who like Victoria Park’s North Naples location often compare it with other North Naples communities we cover, such as Island Walk and Olde Cypress. We set Victoria Park against Island Walk side by side further down this page.
Selling a Victoria Park home? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or see how we help buyers.
The Victoria Park Christmas lights are one of the best-known holiday displays in Naples, a residents’ tradition that SWFL Family dates to synchronized displays in 1992. The lights bring heavy evening traffic through December, but no published Victoria Park rule requires a homeowner to decorate. Here is what that means for living, buying and selling here.
Searches for “victoria park naples christmas lights” far outnumber searches about the homes, so this section answers the visitor questions as well as the owner ones.
According to SWFL Family’s November 24, 2025 story, synchronized displays in Victoria Park date from 1992, and the arches over Windsor Way, in Unit 2 Addition, went up from 2007. The magazine reports that nearly all of “roughly 300 homes” participate, and it notes themed mailbox decorations on Sussex Street and Whitehall Street in Unit 1. (The neighborhood’s actual home count is 336 on five plats, per the county address-point layer; the magazine’s figure is its own estimate.)
The display has a regional following. The Naples Daily News holiday lights map of December 5, 2024 lists Victoria Park among the area’s displays. The displays are on private homes: a resident told the county in its 2025 Airport Road comment record that the holiday and Halloween crowds are events that are not “sponsored by this neighborhood” (county comment responses), and neither association’s published documents describe running an event or selling admission.
SWFL Family reports that the lights come on at sunset and that most residents switch them off between 10 and 11 p.m. On busy nights, the magazine says, traffic backs up to Airport-Pulling Road, and on Christmas Eve it reaches Immokalee Road, with deputies directing traffic. The main entrance for visitors is Nottingham Drive.
Residents have described the season’s length and delays in their own words. In the county’s 2025 Airport Road comment record, residents reported holiday-light traffic running from Thanksgiving to early January and delays of more than an hour. Those are resident statements in a public comment log, not county findings, but they match what the magazine describes. The associations do not publish a yearly schedule, so any specific dates for a given season come from residents, not from an official calendar.
No published Victoria Park rule requires decorating. Victoria Park I’s published use restrictions contain no decorating requirement (Victoria Park I FAQ; Rules and Regulations). The Victoria Park II declaration is not posted online, so its text governs for those 224 homes. The displays are a residents’ tradition; the Victoria Park II 2025 adopted budget does carry a holiday-lighting expense line, as budgeted.
If decorating, or not decorating, matters to your decision, read the governing documents for the specific lot before you sign. We can request the Victoria Park II documents through the association’s manager as part of a purchase.
Halloween draws crowds too. In the county’s 2025 Airport Road comment record, a resident wrote that the neighborhood is traveled heavily at Halloween and Christmas and that “neither of the events are sponsored by this neighborhood.” No other primary source we found describes Halloween in Victoria Park, so plan for a busy evening on October 31 and treat any specific schedule you hear as word of mouth.
The most quoted line about Victoria Park in December comes from a resident in SWFL Family: “we do not leave the house the month of December after 5:30 p.m.” That is one household’s habit, not a rule, but it captures the rhythm of the month. Practical habits drawn from the sources above:
For the other eleven months, the same streets are quiet residential blocks with two entrances off one arterial road.
For buyers, the lights are a reason to visit twice: once in daylight to judge the house, and once on a December evening to judge the street. Some buyers come to Victoria Park because of the tradition; others decide the traffic is not for them. Both are reasonable choices, and the time to make them is before closing.
For sellers, the season changes the showing calendar more than anything else. Schedule December showings and open houses before dusk, so buyers can reach the house and see it in daylight. The lights are widely reported, so be ready to talk about them honestly; buyers and their agents will ask. We do not attach a price effect to the lights, because the sales data here is too thin to measure one. A Victoria Park listing simply needs a plan for December that a listing in a quieter neighborhood does not.
Victoria Park recorded 6 closed sales in the Southwest Florida MLS from August 11, 2025 to August 11, 2026, and Collier County recorded deeds show 9 qualified sales from August 11, 2025 to October 16, 2026 at a $700,000 median. With a market this thin, plat-level prices and long-run averages tell more than any single number.
Data updated: August 2026
We tracked 6 closed sales in Victoria Park in the Southwest Florida MLS from August 11, 2025 to August 11, 2026. The MLS lists Victoria Park sales under three names, and the counts below follow those names exactly:
Name used in the Southwest Florida MLS | Closed sales, Aug 11, 2025 to Aug 11, 2026 |
|---|---|
Victoria Park West | 3 |
Victoria Park II | 2 |
Victoria Park | 1 |
Total | 6 |
The MLS names do not map cleanly onto the five recorded plats, so plat-level prices on this page come from the county deed record below. For the same MLS window, the median sold price was and sold prices ranged from . Homes spent a median of days on market, sold at per square foot, and carried a median list price of . Active inventory at the pull date was .
Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, list 9 sales in Victoria Park: $562,500, $620,000, $625,000, $685,000, $700,000, $700,000, $755,000, $785,000 and $835,500. The median is $700,000 (the fifth of nine), the range is $562,500 to $835,500, the total is $6,268,000 and the arithmetic mean is $696,444 ($6,268,000 divided by 9).
Plat | Association | Qualified sales | Prices | Median |
|---|---|---|---|---|
Unit 1 | Victoria Park I | 3 | $562,500, $620,000, $835,500 | $620,000 |
Unit 2 | Victoria Park II | 1 | $755,000 | one sale, at $755,000 |
Unit 2 Addition | Victoria Park II | 2 | $700,000 and $700,000 | too thin to read as a market rate |
Victoria Park West | Victoria Park II | 3 | $625,000, $685,000, $785,000 | $685,000 |
Hidden Harbour at Victoria Park | Victoria Park II | 0 | none in the window | n/a |
All five plats | Both | 9 | $562,500 to $835,500 | $700,000 |
Window: Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026. By association, Victoria Park I recorded 3 of the 9 sales and the Victoria Park II plats recorded 6, with a Victoria Park II median of $700,000 (the average of the two middle prices, $700,000 and $700,000). Three sales per plat is the floor for a median on this page; Unit 2 and Unit 2 Addition fall below it, so their prices stand as individual sales.
The county deed history held for this page reports the average qualified sale price in Victoria Park for these years. These are averages, not medians, and one unusually large or small sale moves an average more than it moves a median.
Year | Average qualified sale price (Collier County recorded deeds) | Sales, where reported |
|---|---|---|
2005 | $436,531 | |
2006 | $559,750 | |
2009 | $287,076 | |
2012 | $270,678 | |
2016 | $376,233 | |
2019 | $416,300 | |
2021 | $558,675 | |
2022 | $847,408 | 12 |
2023 | $775,875 | |
2024 | $735,750 | |
2025 | $651,936 | 11 |
2026 (to Oct 16) | $708,100 | 5 |
Worked changes, with the arithmetic shown:
The averages describe a sharp run-up into 2022, a cooling through 2025 and a firmer 2026 so far. With 5 recorded sales in 2026 to October 16, the 2026 average rests on very few homes.
Read the two counts side by side, never together. The MLS counts 6 closings to August 11, 2026; the county deed layer counts 9 qualified sales to October 16, 2026, a longer window that includes every recorded qualified transfer. Adding or averaging them would double count sales that appear in both.
Assessed values are not prices. On the 2026 Florida DOR roll, the median just value across 332 Victoria Park homes is $563,701, below the $700,000 recorded-sale median because the roll is an assessment made for tax purposes, not a sale.
Set beside the deed record plat by plat, the gap between assessment and price is easy to see:
Plat | Median 2026 just value (DOR roll, an assessment) | Recorded qualified sales, Aug 11, 2025 to Oct 16, 2026 |
|---|---|---|
Unit 1 | $509,594 | 3 sales, median $620,000 |
Unit 2 | $597,814 | one sale, at $755,000 |
Unit 2 Addition | $601,500 | two sales, $700,000 and $700,000 |
Victoria Park West | $579,054 | 3 sales, median $685,000 |
Hidden Harbour at Victoria Park | $649,103 | no qualified sale in the window |
Hidden Harbour carries the highest median assessment of the five plats, consistent with its newer 1990s construction and lake lots, yet it recorded no qualified sale in the window, so there is no recent price to set against it. Unit 1 carries the lowest median assessment and the smallest median home and lot, which fits the plat’s 1970s origins.
For sellers, a thin market means your list price should rest on the closest comparable homes by plat, lot, lake frontage and update level, not on a neighborhood median. For buyers, it means patience: with single-digit annual sales in most plats, the right house may take months to appear. We make no forecast of where prices go next. The sale record above is the evidence, and a free home valuation applies it to a specific house.
Victoria Park began with a Declaration of Building and Use Restrictions recorded for Unit 1 in June 1973. Four more plats followed through the early 1990s: Unit 2, Unit 2 Addition and Victoria Park West in the 1980s, then Hidden Harbour at Victoria Park in 1992. Both property owners associations were incorporated in 1979.
The oldest governing record is the Victoria Park I Declaration of Building and Use Restrictions, recorded June 11, 1973 at Official Records Book 533, Page 40. It was amended and restated on June 4, 1993 (Official Records Book 1833, Page 126), and a revived and restated complete recorded set dated August 6, 2018 is posted on the association’s documents page (recorded set, PDF). Under Declaration Section 3.1, assessments are a lien and a personal obligation of the owner.
Unit 1’s plat is recorded at Plat Book 11, Pages 7-8, as quoted in a 2014 legal notice. On the 2026 DOR roll, Unit 1’s homes run from 1973 to 2001 with a median year of 1979, and 64 of them date from the 1970s: they are the oldest homes in Victoria Park. The earliest Board of County Commissioners record we found that names Victoria Park is the June 14, 1988 BCC minutes, in a staff item on traffic impacts.
The 1980s built most of Victoria Park. Victoria Park Unit 2, recorded as “Victoria Park Two” at Plat Book 12, Page 65 (Collier legal notices, Dec 19, 2025), and Victoria Park West, at Plat Book 13, Page 91 (Collier legal notices, Aug 28, 2026), are the two references found. The Unit 2 Addition plat reference was not found in the records read; the Clerk’s plat index holds it. BCC minutes from May 1981 record final-plat petition FP-81-7C for a Victoria Park unit, though the unit number is unreadable in the scanned page.
Build years on the 2026 DOR roll trace the sequence:
Plat | Original year built (min / median / max) | Median heated sq ft | Median lot sq ft |
|---|---|---|---|
Unit 1 | 1973 / 1979 / 2001 | 2,201 | 9,867 |
Unit 2 | 1980 / 1983 / 1987 | 2,489 | 13,790 |
Unit 2 Addition | 1982 / 1984 / 1989 | 2,590 | 12,150 |
Victoria Park West | 1984 / 1985 / 1987 | 2,384 | 12,611 |
Hidden Harbour at Victoria Park | 1992 / 1993 / 2000 | 2,525 | 10,475 |
Both associations predate most of these homes. The Victoria Park I Property Owners’ Association, Inc. was filed April 24, 1979 (Sunbiz 746872), and the Victoria Park II Property Owners Association, Inc. was filed November 2, 1979 (Sunbiz 749631). Both remain active today: Victoria Park I was reinstated on January 9, 1986 and is managed by Grandview Property Management, and Victoria Park II was reinstated on December 10, 1990 and works through Cambridge Management. Victoria Park I’s members are the 112 Unit 1 homes, one vote per parcel (Victoria Park I FAQ). Victoria Park II’s 2025 budget, $223,917.25 in income at $1,000 per home, works out to 224 homes, the count of the Unit 2, Unit 2 Addition, West and Hidden Harbour plats; the recorded Victoria Park II declaration, which is not posted online, fixes membership lot by lot.
Hidden Harbour at Victoria Park is the last and newest plat, recorded at Plat Book 19, Pages 52-53, as cited in BCC Resolution 1996-509. The county record traces its arrival in 1992:
Hidden Harbour’s 20 homes were built from 1992 to 2000 (median 1993) on the 2026 DOR roll, and every rolled lot backs the Victoria Park II lake by our parcel-map reading. It is also the one plat zoned differently: the county zoning layer shows it as RSF-4, annotated with a June 25, 1991 action under petition PUD-87-48(1), while the other four plats sample as RSF-3.
A 1991 corporation bearing the Hidden Harbour name, Hidden Harbour at Victoria Park, Inc., was filed as a profit corporation on May 24, 1991 and became inactive after a merger on March 27, 1997; its principal address was in Markham, Ontario (Sunbiz S55075). It is not a working association today.
A company named Victoria Park Development Corporation of Southwest Florida, L.C. still holds two parcels of 1.51 and 3.13 acres on the Airport-Pulling edge on the county parcel layer. They are vacant land of record, and no published plan for them was found. The 1973 Victoria Park I declaration names the declarant: it is the document to read for who created the original Unit 1 restrictions (recorded set, PDF). Victoria Park was never a single master-planned community with one developer, one PUD and one master association. It grew plat by plat over about 20 years, which is why two associations, two fee levels and two sets of rules still divide it today.
Victoria Park I owners pay $166 a year with no amenities, per the Victoria Park I FAQ; Victoria Park II owners paid $1,000 in 2025 for a pool, lighted tennis, a park and a lake dock, per the 2025 adopted budget. That one boundary changes who buys a Victoria Park home and what they will pay for it, and we build every pricing and marketing plan around it.
Thinking of selling? Request a free home valuation, or Call Jesse direct at (239) 898-6072. Looking to buy in Victoria Park? Call Marc at (239) 287-5873, or see how we represent buyers.
Victoria Park is five recorded Collier County plats holding 336 single-family homes: Unit 1, Unit 2, Unit 2 Addition, Victoria Park West and Hidden Harbour at Victoria Park. Four plats are zoned RSF-3 and Hidden Harbour is zoned RSF-4. The 2026 state tax roll shows the last original home completed in 2001, so Victoria Park is built out.
Knowing which plat a house sits in answers most of the questions a buyer or seller asks next: which association bills it, what the house and lot are likely to measure, whether it backs the lake, and which recorded documents govern it. The sections below take those layers one at a time, using the county’s own address, parcel and zoning layers and the 2026 Florida Department of Revenue roll, each read in October 2026.
The county address-point layer (Collier County GIS Site Address Points, read October 28, 2026) counts 336 single-family addresses across the five plats. Plat book references come from recorded legal descriptions quoted in court and public-sale notices, which repeat the plat citation word for word.
Plat | Plat book and page | Homes | Main streets | Association |
|---|---|---|---|---|
Victoria Park Unit 1 | Plat Book 11, pages 7 and 8 (2014 legal notice) | 112 | Berkshire St, Huntington Dr, Nottingham Dr 150 to 560, Oxford St, Sussex St, Whitehall St | Victoria Park I |
Victoria Park Unit 2 | Plat Book 12, page 65 (Dec 19, 2025 legal notice) | 69 | Winchester Wood, Nottingham Dr 600 to 890, York Ter, Clarendon Ct | Victoria Park II |
Victoria Park Unit 2 Addition | Not found in the records read; the Clerk’s plat index holds it | 56 | Nottingham Dr 910 to 1360, Windsor Way | Victoria Park II |
Victoria Park West | Plat Book 13, page 91 (Aug 28, 2026 legal notice) | 79 | Nottingham Dr 1379 to 1660, Litchfield Ln, Chelford Ct, Sandringham Gate, Chelsea Pl | Victoria Park II |
Hidden Harbour at Victoria Park | Plat Book 19, pages 52 and 53 (BCC Resolution 1996-509) | 20 | Hidden Harbour Dr 700 to 1080 | Victoria Park II |
All five | 336 | Two associations |
Nottingham Drive is the single east-west spine, and it changes plat as the house numbers climb: Unit 1 runs from 150 to 560, Unit 2 from 600 to 890, Unit 2 Addition from 910 to 1360 and Victoria Park West from 1379 to 1660, per the county address points (October 2026). A Nottingham Drive address therefore tells you the plat, and the plat tells you the association: anything numbered 560 or lower belongs to Victoria Park I, and anything from 600 up belongs to the Victoria Park II plats. Huntington Drive is almost entirely Unit 1; one home at 573 Huntington Drive carries a Unit 2 legal description on the 2026 DOR roll.
Two non-home parcels sit inside the footprint and matter to buyers. Tract L, about 13.4 acres coded as water on the roll, is the Victoria Park II lake, with the association’s dock address point at 1180 Nottingham Drive; Tract P, 2.61 acres of open space at 901 Nottingham Drive, sits in Unit 2. Both are owned by the Victoria Park II association on the county parcel layer (October 2026).
The county general zoning layer, sampled at eight address points in every plat on October 28, 2026, returns RSF-3 on every sample in Unit 1, Unit 2, Unit 2 Addition and Victoria Park West, with no zoning note attached. Every Hidden Harbour sample returns RSF-4 and carries the note “6-25-91 PUD-87-48(1) 91-96”, which the county zoning layer uses to annotate a June 25, 1991 action under petition PUD-87-48(1). RSF-3 and RSF-4 are single-family residential districts under the county’s Land Development Code, which sets the setbacks, heights and lot standards for each; the text of the 1991 action itself was not in the records read, so the ordinance governs anything it adds for Hidden Harbour.
The county Future Land Use layer designates the whole footprint Urban Residential Subdistrict (October 2026). The county’s planned unit development overlay returned no polygon across the five plats when queried on October 28, 2026, so Victoria Park has no neighborhood-wide PUD master plan: four plats are conventional RSF-3 subdivisions and only Hidden Harbour carries the 1991 annotation.
For an owner, the practical reading is simple. A remodel, addition or rebuild is permitted against the county’s RSF-3 or RSF-4 standards, and then also against the recorded association documents, which can be stricter. Victoria Park I publishes its use restrictions; the Victoria Park II declaration is not posted publicly, and its text governs the four Victoria Park II plats.
The 2026 Florida DOR parcel roll (assessment year 2026, read October 2026) carries original year built, heated living area and land area for 332 of the 336 homes. Original year built runs from 1973 to 2001, median 1984. Four homes had no populated roll record (9825 Berkshire St, 1239 and 1330 Nottingham Dr, 920 Hidden Harbour Dr), which usually means a recent rebuild not yet posted, and their permits govern.
Plat | Homes with roll data | Year built (oldest / median / newest) | Median heated sq ft | Median lot sq ft (acres) | Median 2026 just value (assessment) |
|---|---|---|---|---|---|
Unit 1 | 111 | 1973 / 1979 / 2001 | 2,201 | 9,867 (0.23) | $509,594 |
Unit 2 | 69 | 1980 / 1983 / 1987 | 2,489 | 13,790 (0.32) | $597,814 |
Unit 2 Addition | 54 | 1982 / 1984 / 1989 | 2,590 | 12,150 (0.28) | $601,500 |
Victoria Park West | 79 | 1984 / 1985 / 1987 | 2,384 | 12,611 (0.29) | $579,054 |
Hidden Harbour | 19 | 1992 / 1993 / 2000 | 2,525 | 10,475 (0.24) | $649,103 |
All five | 332 | 1973 / 1984 / 2001 | 2,365 | 11,841 (0.27) | $563,701 |
Acreage is the roll’s square footage divided by 43,560. Just value is the roll’s assessment for tax purposes, not a sale price; recorded sale prices sit in the Market Snapshot above.
By decade, the roll counts 64 homes from the 1970s, 244 from the 1980s, 22 from the 1990s and 2 from the 2000s. The middle of the 1980s is the core of the neighborhood: 138 homes, 42 percent, carry an original year of 1984, 1985 or 1986. Each plat has its own peak. Unit 1 peaked in 1978 and 1979 (22 homes each), Unit 2 in 1981 (17) and 1983 (15), Unit 2 Addition in 1984 (22), Victoria Park West in 1985 (37) and 1986 (34), and Hidden Harbour in 1993 (6) and 1994 (5).
Heated living area has a median of 2,365 square feet, with the middle 80 percent of homes between 2,004 and 2,990 square feet and the smallest at 1,570 square feet, all from the same roll.
Heated living area | Homes |
|---|---|
1,500 to 1,999 sq ft | 30 |
2,000 to 2,499 sq ft | 185 |
2,500 to 2,999 sq ft | 83 |
3,000 to 3,499 sq ft | 17 |
3,500 to 3,999 sq ft | 8 |
Lots have a median of 11,841 square feet (0.27 acre), ranging from 7,806 to 26,869 square feet on the roll.
Lot size | Homes |
|---|---|
Under 0.25 acre | 116 |
0.25 to 0.29 acre | 121 |
0.30 to 0.39 acre | 73 |
0.40 acre or more | 22 |
Unit 1 has the smallest lots (median 9,867 square feet) and the oldest houses; Unit 2 has the largest lots (median 13,790 square feet). Hidden Harbour has the newest original construction and the highest median assessment, $649,103 on the 2026 roll.
The 2026 roll records major updates on 43 homes: each carries an effective year built of 2005 or later on a 1970s or 1980s original, which is how the assessor marks a substantial remodel or addition (2026 DOR roll, read October 2026). By plat: Unit 1 12, Unit 2 11, Victoria Park West 10, Unit 2 Addition 8 and Hidden Harbour 2. That is about 13 percent of the 332 rolled homes (43 / 332).
A second reading comes from the county’s annual building footprints. Comparing each year’s footprint layer from 2018 through 2025, about a dozen lots (13 address points) show a footprint change of more than 20 percent between one year and the next. Seven of those fall in the 2018 to 2019 pair, which may partly reflect a re-digitized edition of the layer rather than construction; the remaining years show between zero and two each. Read together, the two layers describe a small handful of large projects a year, not a wave. Neither layer is a permit record, and neither can see a rebuild on the same footprint or an interior-only renovation.
The four homes without a populated 2026 roll record (9825 Berkshire St, 1239 and 1330 Nottingham Dr, 920 Hidden Harbour Dr) are most likely recent rebuilds whose new record had not posted when the roll was read. For any of them, the building permits and certificate of occupancy govern year built and size.
For buyers, the renovation pattern matters in two ways. A 1980s house with a recorded major update can price and insure differently from an original one, so ask for the permit history and the year of the roof and openings. And on a street of 1984 to 1986 originals, the updated house often sets the comparable that matters most.
Yes. Every residential lot in the five plats carries a home on the 2026 DOR roll or a county address point, and the newest original home on the roll dates from 2001. New construction in Victoria Park means a rebuild on an existing lot.
Two vacant parcels remain on the Airport-Pulling Road edge of Unit 1. On the county parcel layer (October 2026), a company named Victoria Park Development Corporation of Southwest Florida, L.C. still holds them, at 1.51 and 3.13 acres. They are vacant land of record and no use for them is published. The 1973 Victoria Park I declaration names the original declarant; it is the document to read for the neighborhood’s founding parties.
Around the neighborhood, the county’s CityView site-plan layer shows no 2021-or-later subdivision, PUD or multifamily application within about 1.5 miles of the plat centroid (queried October 28, 2026). The nearby items are club buildings at Stonebridge and Pelican Marsh, hospital and medical expansions, and retail pads. Victoria Park’s supply is fixed at 336 homes, and resale is the only way in.
Victoria Park is governed by two separate, mandatory property owners associations, not one Victoria Park HOA. Victoria Park I governs Unit 1’s 112 homes at $166 a year with no amenities; Victoria Park II bills 224 homes $1,000 a year (2025) and owns the pool, lighted tennis, park and lake dock. No master association or CDD sits above either.
Anyone searching for the Victoria Park Naples HOA should start with the plat, because the plat decides the association. The sections below give each association’s public record, the arithmetic that ties Victoria Park II to its four plats, Hidden Harbour’s place in that map, and a side-by-side table.
Victoria Park I Property Owners’ Association, Inc. is a Florida not-for-profit corporation, Sunbiz document 746872, filed April 24, 1979, active, and reinstated January 9, 1986 (read October 2026). Its registered agent and manager is Grandview Property Management, 999 Vanderbilt Beach Road, Suite 200.
The association governs Unit 1’s 112 homes with one vote per parcel, per its FAQ (undated, read October 2026). Its own home page states that Victoria Park I “does NOT have common area amenities which allows the membership to keep the annual assessments very low.” The FAQ puts the assessment at $166 per year, due annually, and says no other association membership is required and no recreation or land-use rent applies.
Membership is mandatory. The governing chain, per the association’s documents page and the recorded declaration set (read October 2026):
Under Declaration Section 3.1, assessments are a lien on the lot and a personal obligation of the owner. Victoria Park I also publishes its Rules and Regulations, which set its leasing, pet, vehicle, fence and fine rules; those are covered in the Rules section of this guide. Because the full declaration and rules are public, a Unit 1 buyer can read every restriction before writing an offer.
Victoria Park II Property Owners Association, Inc. is Sunbiz document 749631, filed November 2, 1979, active, reinstated December 10, 1990, in care of Cambridge Management, 2335 Tamiami Trail N, Suite 402 (read October 2026). Its website lists monthly board meetings on the second Thursday, an annual member meeting at the North Collier Government Center, 2335 Orange Blossom Drive, and key-fob access to the pool.
Dues were $1,000 per home per year in the 2024 and 2025 budgets, billed $500 on January 1 and $500 on July 1, per the 2025 adopted budget. In 2021 they were $800, in two $400 installments, per the 2021 budget packet and the 2021 payment statement. That is a 25 percent rise from 2021 to 2025: ($1,000 minus $800) / $800. The 2026 adopted budget was not posted in the pages read; the estoppel certificate on a sale states the current figure.
The 2025 budget shows what the dues carry. Maintenance income of $170,919.25 plus reserve income of $52,998.00 totals $223,917.25. Named lines include Dock Maintenance at $1,000, Lake Maintenance at $5,000, pool lines totaling $13,733 (maintenance, repairs, security and license), preserve maintenance ($60,000 projected for 2024), mailbox maintenance and holiday lighting. The same document projects a 2024 operating deficit of $36,016.89.
Victoria Park I’s site describes Victoria Park II’s amenities as “lighted tennis courts, family park, private lake boat dock, community pool” (Victoria Park I home page, October 2026). The tennis court count is not published. The September 11, 2025 board minutes record playground replacement and tennis court repairs under a warranty dispute. The association owns the roughly 13.4-acre lake tract and the 2.61-acre open-space tract on the county parcel layer. The lake is an inland freshwater lake with no canal or Gulf connection shown in the county water, road or parcel layers read.
The Victoria Park II declaration is not posted online. Its site quotes Section 8.2 on signs: no signs except for-sale or for-rent signs and garage-sale signs with Board approval, posted with a June 20, 2020 notice. WINK News reported on June 24, 2020 that the association required removal of a graduation yard sign. Beyond that clause, the Victoria Park II declaration and rules govern its homes; ask for the full set early in any contract on a Victoria Park II lot.
Victoria Park I covers Unit 1 alone: 112 homes, by its own home page and FAQ. Victoria Park II covers the rest, and the budget arithmetic shows it.
Victoria Park II’s budget covers 224 homes, the count of the Unit 2, Unit 2 Addition, West and Hidden Harbour plats. The recorded Victoria Park II declaration, which is not published online, fixes membership lot by lot. In practice, a buyer confirms membership through the estoppel certificate and the title commitment on the specific lot.
Association | Plats | Homes |
|---|---|---|
Victoria Park I | Unit 1 | 112 |
Victoria Park II | Unit 2 (69), Unit 2 Addition (56), Victoria Park West (79), Hidden Harbour at Victoria Park (20) | 224 |
Total | Five plats | 336 |
Sunbiz shows only these two active Naples associations bearing the Victoria Park name (Sunbiz entity list, October 2026).
Hidden Harbour at Victoria Park is the newest plat, 20 homes on Hidden Harbour Drive, and the one whose association status takes the most explaining. Its name appears on one corporate record: Hidden Harbour at Victoria Park, Inc., Sunbiz S55075. It is a 1991 corporation bearing the Hidden Harbour name: a for-profit corporation filed May 24, 1991, inactive after a merger on March 27, 1997, with a principal address in Markham, Ontario. It is not a homeowners association.
The budget arithmetic places Hidden Harbour’s 20 homes inside the 224 that Victoria Park II bills: without them, the four-plat total would be 204, not 224 (2025 adopted budget). The recorded Victoria Park II declaration, and any supplement that brought Hidden Harbour in, governs membership; neither is posted online. A Hidden Harbour buyer should ask the title agent for the recorded instruments and confirm the dues status on the estoppel certificate.
Other Florida entities with “Hidden Harbour” or “Victoria Park” in their names, in Central Florida, Fort Lauderdale, DeLand and Daytona Beach, are unrelated to this neighborhood (Sunbiz Hidden Harbour list).
Victoria Park has no community development district. The county’s CDD layer lists 32 districts and none covers Victoria Park; the neighboring Pelican Marsh CDD is a separate district (read October 2026). No CDD assessment line appears on a Victoria Park tax bill, and no CDD bond debt sits behind these homes.
There is also no master association over the two POAs. Each stands alone: the Victoria Park I FAQ says no other association membership is required. A Victoria Park home therefore pays one association, never two.
One county-run taxing unit does carry the Victoria Park name: the Victoria Park Drainage MSTU, a dependent district governed by the Board of County Commissioners. It is neither an HOA nor a CDD, and it is covered in the Fee Stack below.
Item | Victoria Park I | Victoria Park II |
|---|---|---|
Homes | 112 | 224 |
Plats | Unit 1 | Unit 2, Unit 2 Addition, West, Hidden Harbour |
Annual assessment | $166 (FAQ, undated, read Oct 2026) | $1,000 (2025 adopted budget) |
Billing | Annual | $500 Jan 1 and $500 Jul 1 |
Amenities | None | Pool (key fob), lighted tennis, family park and playground, lake dock |
Manager | Grandview Property Management | Cambridge Management |
Sunbiz | 746872, filed 1979 | 749631, filed 1979 |
Leasing rules | Published: written leases, 6-month minimum, no more than twice a year | Not posted publicly; the declaration and rules govern |
Recorded qualified sales, Aug 11, 2025 to Oct 16, 2026 | 3 | 6 |
Sources: Victoria Park I FAQ, Victoria Park I Rules, Victoria Park II 2025 budget, Victoria Park I home page, Sunbiz records above, and Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026. The Victoria Park II plats’ six recorded sales have a median of $700,000 (the mean of the third and fourth of six prices, $700,000 and $700,000); Victoria Park I’s three sales are $562,500, $620,000 and $835,500.
The trade is clear on paper. Victoria Park I costs $834 less a year ($1,000 minus $166) and has no shared facilities to fund. Victoria Park II costs more and includes a pool, courts, a park and a lake with a dock, plus the reserve and maintenance obligations that come with them.
Victoria Park carries a short fee stack: one association assessment ($166 for Victoria Park I or $1,000 for Victoria Park II in 2025), county ad valorem taxes in Collier millage code 38 (9.9897 mills in 2025), and for parcels inside its boundary the Victoria Park Drainage MSTU at 0.3814 mills. Victoria Park has no CDD.
Each recurring and one-time layer is listed below with its amount, period and source. Where an association has not published a figure, the table says so and names the document that states it.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
Victoria Park I assessment | $166 | Per year, due annually | Unit 1 owners | VP I FAQ, undated, read Oct 2026 |
Victoria Park II dues | $1,000 (2025); $800 (2021) | Per year: $500 Jan 1 and $500 Jul 1 | Owners in Unit 2, Unit 2 Addition, West, Hidden Harbour | |
Victoria Park Drainage MSTU | 0.3814 mills (FY2026 and FY2027) | On the annual tax bill | Parcels inside the MSTU boundary; check the parcel’s tax bill | |
North Collier Fire Control and Rescue District | 1.0 mill (2025/26) | On the annual tax bill | Millage code 38 parcels | |
Collier County Lighting | 0.1025 mill (2025) | On the annual tax bill | Millage code 38 parcels | |
Total 2025 millage, code 38 | 9.9897 mills | On the annual tax bill | Millage code 38 parcels | |
CDD | None | n/a | n/a | |
VP I tenant application | $150 | Per lease application | Unit 1 owner or tenant | |
VP I architectural review | $150 | Per application | Unit 1 owner | |
VP I lease escrow | $500 | Per lease | Unit 1 owner leasing | |
VP I estoppel certificate | $250 | Per certificate | Per the sale contract | |
VP I transfer fee | Set by the Board; amount unpublished | Per sale or lease | Per the declaration and contract | |
VP II estoppel and transfer fees | Not published | Per sale | Per the contract | Cambridge Management issues the certificate |
The Victoria Park Drainage MSTU is a county taxing unit, not an HOA and not a CDD. It is Collier County Fund 1608, listed as taxing authority 23, “VICTORIA PARK DRAINAGE MSTD”, and the 2018 Tax Collector summary types it “Dependent”, meaning the Board of County Commissioners governs it. The county’s FY2027 adopted budget summary explains that property owners in a defined area petitioned the Board to create it, and that its services include “monitoring drainage and water control facilities and equipment.”
The rate has moved a long way. It was 0.0323 mills in 2018, per the Tax Collector summary and the September 6, 2018 BCC budget minutes. It was 0.3814 mills for FY2026 per the FY2026 final budget hearing agenda, and 0.3814 again for FY2027 against a rolled-back rate of 0.3761, per the FY2027 first hearing. From 2018 to FY2027 the rate rose from 0.0323 to 0.3814 mills, about 11.8 times (0.3814 / 0.0323).
The FY2027 final budget hearing sets out the money:
FY2027 item | Figure |
|---|---|
Millage | 0.3814 (prior year 0.3814; rolled-back 0.3761) |
Taxable value | $66,428,060 (prior year $65,346,418) |
Proposed tax | $25,336 (prior year $24,923) |
Fund budget | $92,800 vs $67,900 in FY2026 (+36.67 percent) |
The fund budget change is ($92,800 minus $67,900) / $67,900 = 36.67 percent. The FY2027 adopted summary shows adopted ad valorem revenue of about $25,300.
Coverage is the part the public record does not settle. The 2025 DOR millage table places this MSTU in Collier millage code 38. Which Victoria Park parcels sit inside its boundary is set by the county’s creating ordinance, not published in the records read, so check the parcel’s tax bill. Do not assume every Victoria Park home pays it.
On the ground, the county’s 2025 Annual Update and Inventory Report lists the “Victoria Park West Outfall” (structure WBC-02-S0210) for work to seal a head wall crack and repair erosion. Its WBC prefix matches the West Branch Cocohatchee River subbasin that the county’s basin layer assigns to these plats.
The Florida DOR 2025 Collier taxing authority codes show code 38 as the only 2025 code containing the Victoria Park Drainage MSTD. The dollar column applies each rate to an illustrative $500,000 taxable value (rate x 500); it is arithmetic, not a bill.
Taxing authority | 2025 mills | On $500,000 taxable |
|---|---|---|
General Fund | 3.0107 | $1,505.35 |
South Florida Water Management District | 0.0948 | $47.40 |
Big Cypress Basin | 0.0978 | $48.90 |
School, state | 2.0010 | $1,000.50 |
School, local | 2.2480 | $1,124.00 |
Collier County Lighting | 0.1025 | $51.25 |
Victoria Park Drainage MSTD | 0.3814 | $190.70 |
Mosquito Control | 0.1349 | $67.45 |
North Collier Fire | 1.0000 | $500.00 |
Unincorporated General MSTD | 0.6844 | $342.20 |
Water Pollution Control | 0.0246 | $12.30 |
Conservation Collier | 0.2096 | $104.80 |
Total, code 38 | 9.9897 | $4,994.85 |
School levies make up 4.2490 of the 9.9897 mills (2.0010 + 2.2480), about 42.5 percent. North Collier Fire’s 1.0 mill for 2025/26 was adopted by Resolution 25-013, per the district’s budget page.
This example uses an illustrative $500,000 taxable value and the 2025 code 38 rates. It is not a bill.
The association choice moves the yearly total by $834. If a parcel sits outside the MSTU boundary, subtract the $190.70 line.
Taxable value is not the price you pay. A homestead exemption and the Save Our Homes cap change taxable value, so a long-held homestead and a just-purchased house on the same street can carry very different bills. Non-ad valorem charges such as solid waste collection are not included here. Before you close, check the parcel’s own tax bill: it shows the millage code, whether the MSTU appears and the exact taxable value.
Most one-time charges in Victoria Park come from Victoria Park I, because it publishes them; Victoria Park II’s figures come with the estoppel certificate on an actual sale.
In Collier County, the buyer customarily pays for the owner’s title insurance policy; it is not a seller cost by custom. The purchase contract controls, so read that paragraph before signing.
Selling a Victoria Park home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Victoria Park? Call Marc at (239) 287-5873, and see how we help buyers in Naples.
Victoria Park’s five plats split along one boundary that matters most: Unit 1 belongs to Victoria Park I at $166 a year with no amenities, and the other four plats belong to Victoria Park II at $1,000 a year with a pool, courts, park and lake dock. Within that split, the plats differ by era, lot size and lake frontage.
Each plat below carries its streets, roll profile, association, recorded sales, sampled flood zones and assigned schools. Recorded sales are Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026. Flood zones are FEMA’s effective National Flood Hazard Layer (zones, panels), panels effective February 8, 2024, sampled October 2026. Schools come from the Collier County Public Schools address lookup for the 2027 school year, with grades from the 2026 Accountability Brief.
Unit 1 is the eastern end of Victoria Park, nearest Airport-Pulling Road, and its oldest section. Its 112 homes sit on Berkshire Street, Huntington Drive, Nottingham Drive from 150 to 560, Oxford Street, Sussex Street and Whitehall Street (county address points). It is recorded in Plat Book 11, pages 7 and 8.
Unit 1 suits a buyer who wants the lowest carrying cost in the neighborhood and is happy to use county parks and courts instead of association ones. Sussex Street and Whitehall Street are where the SWFL Family holiday-lights story (Nov 24, 2025) places the themed mailbox decorations.
A dedicated Victoria Park I neighborhood page is coming, with its own market snapshot and its association details.
Victoria Park II is the association for everything west of Unit 1: Unit 2, Unit 2 Addition and Victoria Park West, plus Hidden Harbour. Its budget covers 224 homes ($223,917.25 at $1,000 per home), of which 204 sit in the three 1980s plats (69 + 56 + 79) and 20 in Hidden Harbour (2025 adopted budget).
For a buyer, Victoria Park II is the choice when a neighborhood pool, courts and lake matter more than the $834 a year difference from Unit 1.
A dedicated Victoria Park II neighborhood page is coming, with its own market snapshot and its association details.
Unit 2, recorded in Plat Book 12, page 65, holds 69 homes on Winchester Wood, Nottingham Drive from 600 to 890, York Terrace, Clarendon Court and one home at 573 Huntington Drive (county address points).
Unit 2 is the plat for a buyer who wants land: the most yard per house in Victoria Park, early 1980s construction and Victoria Park II amenities.
Unit 2 Addition holds 56 homes on Nottingham Drive from 910 to 1360 and on Windsor Way (county address points). Its plat book reference was not found in the records read; the Clerk’s plat index holds it. The Victoria Park II lake tract (Tract L) and the dock address point at 1180 Nottingham Drive sit inside this plat (county parcel layer).
Windsor Way is the street with the holiday arches, which SWFL Family dates to 2007 (Nov 24, 2025). Buyers drawn to the December tradition tend to look here first; buyers who want quiet December evenings should weigh it.
Victoria Park West, recorded in Plat Book 13, page 91, is the western end of the neighborhood: 79 homes on Nottingham Drive from 1379 to 1660, Litchfield Lane, Chelford Court, Sandringham Gate and Chelsea Place (county address points). Sandringham Gate is a street name only.
West offers the most lake lots of the 1980s plats and the most consistent mid-1980s housing stock, which makes comparable sales easier to read here than elsewhere in Victoria Park.
Hidden Harbour at Victoria Park, recorded in Plat Book 19, pages 52 and 53, holds 20 homes on Hidden Harbour Drive, numbered 700 to 1080 (BCC Resolution 1996-509; county address points). The Board of County Commissioners approved the plat for recording on May 12, 1992 and held a street-lighting MSTU hearing naming it on December 22, 1992.
With so few homes and no sale in the window, a Hidden Harbour price is set by the house itself, the lake view and the nearest Victoria Park II comparables.
A dedicated Hidden Harbour at Victoria Park neighborhood page is coming, with its own market snapshot and its association details.
If you want | Look at | Why |
|---|---|---|
The lowest association cost | Unit 1 | $166 a year, Victoria Park I (FAQ, read Oct 2026) |
A neighborhood pool and courts | Any Victoria Park II plat | Pool, lighted tennis, park and lake dock belong to Victoria Park II (VP I home page) |
A lake lot | Hidden Harbour, Victoria Park West, Unit 2 Addition | About 42 homes back the Victoria Park II lake: 19, 17 and 6 by parcel-map reading (county parcels) |
The largest lots | Unit 2 | Median 13,790 sq ft on the 2026 DOR roll |
The newest original construction | Hidden Harbour | Built 1992 to 2000, median 1993 (2026 DOR roll) |
The holiday-arches street | Windsor Way, Unit 2 Addition | Arches since 2007 (SWFL Family, Nov 24, 2025) |
Whichever plat you choose, the assigned schools are the same for all five: Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, per the district lookup for the 2027 school year.
Victoria Park’s amenities belong to one association: Victoria Park II, whose 224 homes share a pool, lighted tennis courts, a family park and a private lake dock, per the Victoria Park I association’s site (read October 2026). Victoria Park I’s 112 homes have no common amenities, and neither association runs a clubhouse, golf course, marina or beach club.
That split is the first thing to settle on any Victoria Park address. The same street name, Nottingham Drive, runs through four of the five plats, so a buyer can drive past the pool on the way home and still live in the association that does not own it. The plat on the deed, and the association that plat belongs to, decides what comes with the house.
The Victoria Park I association’s own site describes its neighbor this way: Victoria Park II has “lighted tennis courts, family park, private lake boat dock, community pool” (Victoria Park I POA home page, read October 2026). Victoria Park II’s 2025 adopted budget backs each item with a line of money: Dock Maintenance $1,000, Lake Maintenance $5,000, and pool lines totaling $13,733 for maintenance, repairs, security and the pool license (Victoria Park II 2025 adopted budget). The same budget carries preserve maintenance (projected at $60,000 for 2024), mailbox maintenance and a holiday-lighting line.
Who pays for it: Victoria Park II billed $1,000 per home in its 2024 and 2025 budgets, in two $500 installments on January 1 and July 1, and the budget’s $223,917.25 of maintenance and reserve income at $1,000 a home works out to 224 homes, the count of the Unit 2, Unit 2 Addition, West and Hidden Harbour plats (2025 adopted budget; Collier County address points, October 2026). The recorded Victoria Park II declaration, which is not posted online, fixes membership lot by lot.
What the record shows about each amenity:
By our reading of county parcel boundaries, about 42 homes back onto the Victoria Park II lake: every rolled Hidden Harbour lot (19), 17 in Victoria Park West and 6 in Unit 2 Addition (Collier County parcels; 2026 DOR roll, October 2026). That is a parcel-map reading, not a recorded lake-lot designation. Another 30 homes back neighboring plats’ water or drainage tracts, which gives them water or preserve views rather than lake frontage on the association’s lake, and 10 back the Tract P open space.
Victoria Park I says so in its own words: the association “does NOT have common area amenities which allows the membership to keep the annual assessments very low” (Victoria Park I POA home page, read October 2026). Its FAQ puts the assessment at $166 per year, due annually, with no other association membership required and no recreation or land-use rent (Victoria Park I FAQ, read October 2026; the page carries no year).
The trade is simple to state. A Unit 1 owner pays $166 a year and gets no pool, courts or dock. A Victoria Park II owner paid $1,000 in 2025 and gets all four. The gap between the two published figures is $834 a year. Victoria Park II’s 2026 adopted budget was not posted publicly in the pages we read, so the estoppel certificate on a sale states the current figure. The public alternatives for a Unit 1 owner, county pickleball and tennis 0.6 mile away and county launch lanes about 3 miles away, are covered below.
Nothing published gives Victoria Park I owners use of the Victoria Park II pool or dock: those amenities belong to the Victoria Park II association and run on its key fobs, and each association’s declaration governs who may use what.
No. Victoria Park has no clubhouse, social club, golf course or country club. Victoria Park I states it has no common amenities, and Victoria Park II’s own list stops at the pool, lighted tennis courts, family park and lake dock (Victoria Park I POA home page; Victoria Park II association site, both read October 2026). Neither association’s budget carries a clubhouse, restaurant or golf line (Victoria Park II 2025 adopted budget), and no golf parcel appears in the five plats.
That absence is also why the fees stay where they are. Club life here is a choice made outside the neighborhood: three private or semi-private golf clubs sit within about 2 miles, and the county’s Veterans Community Park, with 14 pickleball courts and a community center, is 0.6 mile away straight-line. The next three sections cover each.
There is no golf course inside Victoria Park, and neither association offers golf. Three golf clubs sit within about 2 miles straight-line of 1089 Nottingham Drive: Pelican Marsh Golf Club at 0.5 mile, Tiburon Golf Club at 1.3 miles and Club Pelican Bay at 1.8 miles, each joined or played on its own terms, never through a Victoria Park association.
Distances in this section are straight-line from 1089 Nottingham Drive, measured with the U.S. Census geocoder in October 2026. Each club’s access word is its own. Membership costs (initiation and dues) were not published on any club page we read; clubs disclose them to applicants.
Club | Access (club’s word) | Courses | Distance (straight-line) |
|---|---|---|---|
Pelican Marsh Golf Club | Private | One 18, Robert von Hagge, par 72, 7,050 yards | 0.5 mi |
Tiburon Golf Club | “Semi-private” | Two Greg Norman 18s, Gold (1998) and Black (2001), par 72 each | 1.3 mi |
Club Pelican Bay | Private | 27 holes, Arthur Hills (1980), renovated 2019 by Ron Forse | 1.8 mi |
Lakewood Country Club of Naples | Public | Par 60 executive | Beyond 5 mi |
Pelican Marsh Golf Club, at 1810 Persimmon Drive, is a private club with a Robert von Hagge design (Pelican Marsh Golf Club, golf, read October 2026). The club’s October 2026 scorecard lists par 72 (36 out, 36 in) and 7,050 yards from tee I, with a course rating and slope of 74.7/142 from that tee (Pelican Marsh scorecard, Oct 2026). The other men’s tees play 6,662, 6,264, 5,976 and 5,596 yards.
At 0.5 mile, it is the nearest course to Victoria Park, inside the neighboring Pelican Marsh community, which has its own community development district (Collier County CDD layer, read October 2026). Victoria Park has none.
Tiburon Golf Club calls itself a “semi-private club” on its own site (Tiburon Golf Club, About, read October 2026). It has two Greg Norman 18-hole courses: the Gold, opened in 1998 and playing up to 7,382 yards, and the Black, opened in 2001 and playing up to 6,949 yards, both par 72 (Tiburon Golf Club, golf, read October 2026). The Gold course hosts the LPGA CME Group Tour Championship, and the Black has hosted the PGA Tour Champions Chubb Classic since 2022, per the club.
Tiburon is 1.3 miles from 1089 Nottingham Drive. The club publishes rates through a dynamic-pricing page; no fixed green fee appears on the pages we read.
Club Pelican Bay is private, with 27 holes in three nines (Club, Pelican and Bay) designed by Arthur Hills, opened in 1980 and renovated in 2019 by Ron Forse (Club Pelican Bay, golf, read October 2026). It is 1.8 miles from 1089 Nottingham Drive.
The only public course we confirmed from a primary source is Lakewood Country Club of Naples, a par-60 executive course playing 3,161 yards from the back tees (rating and slope 58.1/93) and 2,862 from the front (56.3/91) (Lakewood Country Club, the course, read October 2026). It lies in the East Naples direction, beyond 5 miles. As a semi-private club, Tiburon books public tee times through its own system (Tiburon Golf Club, golf), which makes it the nearest course on this list a Victoria Park owner can play without joining.
Victoria Park has no Gulf boating from home: the only dock is Victoria Park II’s dock on its own inland lake. Public launch lanes that reach the Gulf through Wiggins Pass sit 3.0 to 3.4 miles away straight-line, and Vanderbilt Beach Park is about 11 minutes by car in free-flow traffic.
The Victoria Park II dock sits on a roughly 13-acre association lake (Tract L) that Victoria Park II owns, with the dock address point at 1180 Nottingham Drive (Collier County parcels; address points, October 2026). It is an inland freshwater lake, with no canal or Gulf connection shown in the county water, road or parcel layers we read. The association’s budget calls the line “Dock Maintenance” ($1,000 in 2025), and no association document we read describes a ramp (Victoria Park II 2025 adopted budget).
Despite its name, Hidden Harbour at Victoria Park is a 20-home plat on the association lake, not a harbor with a route to the Gulf. Dock rules, and any limits on what may be kept there, sit in the Victoria Park II declaration and rules, which are not posted publicly; they govern. Victoria Park I owners have no dock of their own.
Cocohatchee River Park, 397 Dockside Drive, is the nearest county boat park, 3.4 miles straight-line from the Victoria Park centroid (Collier County Parks layer, October 2026). It has four launch lanes and reaches the Gulf through Wiggins Pass, opens 6 a.m. to sunset, sells fuel by credit card from 7 a.m. to 1 p.m., and takes parking and launch payment through the T-2 app (Collier Parks, Cocohatchee River Park, read October 2026). The county page names the app but not a dollar amount.
Delnor-Wiggins Pass State Park, 3.0 miles from 1089 Nottingham Drive, charges $6 per vehicle, $4 for a single occupant and $2 for a pedestrian or cyclist, and adds $5 to launch at its ramp on top of admission (Florida State Parks, Delnor-Wiggins Pass hours and fees, read October 2026).
For a Victoria Park owner with a trailer boat, the practical routine is a launch at one of these two parks. Keeping the trailer at home is a separate question: Collier County code limits where boats and trailers may sit on a single-family lot, and Victoria Park I’s published rules require any boat or trailer to be stored inside a garage.
Vanderbilt Beach Park, 100 Vanderbilt Beach Road, is 2.8 miles straight-line and 5.1 road miles, about 11 minutes free-flow, from the Victoria Park centroid (OSRM routing; county Parks layer, October 2026). The county page lists a parking garage plus street parking, restrooms, a concession with chair and cabana rental, no dogs, and hours of 8 a.m. to sunset; it advises arriving before 10 a.m., especially January to March (Collier Parks, Vanderbilt Beach Park, read October 2026).
Clam Pass Park, 465 Seagate Drive, is 3.9 miles straight-line. Its boardwalk runs three-quarters of a mile through mangroves to the beach, a free tram makes the run, dogs are not allowed, and it opens 6 a.m. to sunset (Collier Parks, Clam Pass Park, read October 2026).
The resident beach permit is free to Collier residents and property owners (Collier Parks, Beach Parking Information, read October 2026):
Without a permit, visitors pay a flat $10 per day through Mobile Pay To Park at Vanderbilt Beach Park, Clam Pass Park and other county beach lots (Collier Parks, Mobile Pay To Park sheet, Sept 16, 2026).
There is no marina in or next to Victoria Park. The nearest options:
Victoria Park’s nearest public courts are at Veterans Community Park, 0.6 mile straight-line from the neighborhood’s centroid, with 14 pickleball courts, 2 lighted tennis courts and a community center. The county’s Rec-Plex fitness complex at North Collier Regional Park is about 12 minutes away, and Pelican Bay Community Park adds 20 more pickleball courts.
Victoria Park II owners also have their association’s lighted tennis courts. Everyone in Victoria Park, in either association, uses the county parks below on the same terms as any Collier resident.
Veterans Community Park, 1895 Veterans Park Drive, is 0.6 mile straight-line from the Victoria Park centroid but 2.8 road miles, about 8 minutes, by car (OSRM routing; county address points, October 2026). The county lists (Collier Parks, Veterans Community Park, read October 2026):
The county’s 2025 Annual Update and Inventory Report lists a $1,085,000 ballfield lighting replacement at the park, estimated for the first quarter of 2026 (2025 AUIR). The park is also one of the county’s resident beach-permit sticker locations.
North Collier Regional Park, 15000 Livingston Road, is 4.2 road miles, about 12 minutes, from Victoria Park (OSRM routing, October 2026). It holds the Sun-N-Fun Lagoon water park, the Rec-Plex fitness complex, 8 lighted soccer fields, 5 lighted softball fields and about 2.5 miles of walking trail (Collier Parks, North Collier Regional Park, read October 2026).
A Rec-Plex adult annual membership costs $190, and a spouse adds $100, per the same county page. With no fitness room inside either Victoria Park association, this is the nearest full gym at a public price.
Pelican Bay Community Park, 764 Vanderbilt Beach Road, is 4.3 road miles, about 10 minutes, from Victoria Park (OSRM routing, October 2026). It has 20 pickleball courts, 6 lighted clay tennis courts and 2 bocce courts, with court play run through the Pelican Bay Courts site; its playground is closed until November 2026 for replacement (Collier Parks, Pelican Bay Community Park, read October 2026). For players who want clay, this is the closest public option.
Two county libraries sit within 2 miles straight-line of Victoria Park (county Libraries layer, October 2026):
Churches near the 34109 corridor, by their own sites (read October 2026):
Inside the neighborhood, the documented civic life is association business and the holidays. Victoria Park II’s board meets monthly, on the second Thursday, and holds its annual member meeting at the North Collier Government Center, 2335 Orange Blossom Drive (Victoria Park II association site, read October 2026). December is the season Victoria Park is known for: nearly all of roughly 300 homes take part in the light displays, per SWFL Family (Nov 24, 2025). A resident told the county in its 2025 Airport Road comment record that the Halloween and Christmas crowds come although “neither of the events are sponsored by this neighborhood” (Airport Road 60 percent comments and responses).
Victoria Park sits roughly 2 to 3 miles inland of the Gulf shoreline, in county evacuation Zone B at the two interior points tested and outside the Coastal High Hazard Area there. Every original home on the roll predates the 2002 Florida Building Code, and no Victoria Park-specific damage record from Irma, Ian or Milton was found.
The three storms of the last decade are documented for Naples and Collier County as a whole, not street by street:
Storm | Date | What the record says for Naples and Collier | Source |
|---|---|---|---|
Irma | Sept 10, 2017 | Hurricane-force sustained winds across greater Naples; a 142 mph gust near Naples Airport, about 7 miles south of Victoria Park; 3 to 4 ft of surge at the Naples waterfronts, reaching under half a mile inland; over 90 percent of Collier customers without power more than a week; $320 million damage in unincorporated Collier; 30,000-plus claims | |
Ian | Sept 28, 2022 | Maximum inundation 6 to 9 ft above ground in Naples; 6.28 ft surge at the Naples gauge | |
Ian and Irma compared | Peer-reviewed estimate | Modeled flood and surge structural loss in Collier: $1.95 billion for Ian versus $126.3 million for Irma | |
Milton | Oct 9, 2024 | 3 to 5 ft above ground from Bonita Beach through Naples; Naples Bay gauge 5.08 ft above MHHW | |
Milton | Oct 23, 2024 report | $280 million in property damage in unincorporated Collier |
No Victoria Park-specific storm damage record was found in county, National Weather Service, National Hurricane Center or major-media sources. That is an absence of a record, not proof the neighborhood came through untouched. By the coordinates of its address points, Victoria Park is roughly 2 to 3 miles inland of the Gulf shoreline, and the documented surge in all three storms struck the Naples waterfronts; wind, rain and power loss were the documented exposures in this part of Naples. The records that would show lot-level history are the county’s post-storm damage assessments and FEMA flood-claims data; on a purchase, the seller’s disclosure and the insurer’s claims-history report speak to the specific house.
The county’s evacuation-zone layer returns Zone B at the two interior Victoria Park points tested, and neither point falls in the Coastal High Hazard Area (Collier County hurricane evacuation zones; Coastal High Hazard Area layer, October 2026). Edge lots and Hidden Harbour were not tested, so confirm a specific address on the county map.
Evacuation orders in Collier are issued by lettered zone, and the county’s 2025 Comprehensive Emergency Management Plan says the zone maps are on the county website. The county’s 311 evacuation-zone article carries the map record, and the state’s storm-surge zone maps are at the Florida Division of Emergency Management. The practical habit: know your letter before June, because orders name zones, not neighborhoods.
The Florida Building Code’s first edition replaced local codes statewide on March 1, 2002 (Florida Building Commission milestones, Feb 2025; milestones, Sept 2016). No original Victoria Park home on the 2026 state roll post-dates it (2026 Florida DOR roll).
Of the 332 homes with roll data, original year built runs 1973 to 2001 with a median of 1984:
Built | Homes | Where |
|---|---|---|
Before 1978 | 19 | All in Unit 1 |
1978 to 1991 | 291 | Every plat except Hidden Harbour |
1992 to 2001 | 22 | 19 in Hidden Harbour, 3 in Unit 1 |
2002 or later | 0 | None |
Source: 2026 Florida DOR roll, read October 2026. By decade, that is 64 homes from the 1970s, 244 from the 1980s, 22 from the 1990s and 2 from 2000 and 2001; the three years 1984 to 1986 alone produced 138 homes, 42 percent of the stock. Four homes (9825 Berkshire Street, 1239 and 1330 Nottingham Drive, 920 Hidden Harbour Drive) had no populated roll record, which usually means a recent rebuild not yet posted; their permits govern.
What it means in practice: a Victoria Park home earns its wind-insurance credits through verified features (roof shape and covering, roof-deck attachment, roof-to-wall connection, opening protection) rather than through its year built. The insurance section below walks through that.
Victoria Park drains within the Cocohatchee River Canal Basin, West Branch Cocohatchee River subbasin, where the county sets a maximum allowable discharge of 0.15 cubic feet per second per acre (Collier County basins and subbasins, October 2026). A county taxing unit, the Victoria Park Drainage MSTU, was created on owners’ petition for “monitoring drainage and water control facilities and equipment” and levies 0.3814 mills in FY2026 and FY2027 (FY2027 adopted budget summary by fund; FY2027 first budget hearing). Which Victoria Park parcels sit inside its boundary is set by the county’s creating ordinance, not published in the records we read, so check the parcel’s tax bill. The county’s 2025 AUIR lists the “Victoria Park West Outfall” for a head-wall crack seal and erosion repair (2025 AUIR). The dollars sit in the Fee Stack section of this page.
Victoria Park reads Zone X at all 22 homes we sampled across its five plats on FEMA’s February 8, 2024 effective map, with no Base Flood Elevation at any of them. The preliminary map now in review also shows Zone X at all 25 points tested there, so no sampled Victoria Park home sits in a Special Flood Hazard Area.
We queried FEMA’s National Flood Hazard Layer at 22 county address points spread across all five plats in October 2026 (FEMA NFHL flood hazard zones; FEMA NFHL FIRM panels):
Plat | Points sampled | Zone and subtype | BFE | FIRM panel |
|---|---|---|---|---|
Unit 1 | 5 | X shaded | None | 12021C0194J |
Unit 2 | 4 | X shaded | None | 12021C0194J |
Unit 2 Addition | 4 | X shaded | None | 12021C0193J (1360 Nottingham Dr), 12021C0194J (3) |
Victoria Park West | 5 | X shaded | None | 12021C0193J (3), panel not returned (2) |
Hidden Harbour | 4 | X unshaded at 700 and 820 Hidden Harbour Dr; X shaded at 760 and 920 | None | 12021C0194J (3), panel not returned (1) |
Both panels are effective February 8, 2024, and replaced the countywide map dated May 16, 2012 (Collier County Floodplain Management, read October 2026). “Shaded X” is FEMA’s subtype “0.2 pct annual chance flood hazard in combined riverine and coastal zone”; “unshaded X” is “area of minimal flood hazard”. Panel 12021C0193J covers the west edge (the sampled points at 1360 Nottingham Drive, 9845 Sandringham Gate, 1660 Nottingham Drive and 9801 Chelsea Place); everything else sampled sits on 12021C0194J. Where the panel query returned no row, the zone query still returned Zone X.
One caution from the same data: an area query over the whole plat envelope also returns AE polygons near its edges, so edge lots and any lot on a water body should be checked individually (FEMA NFHL). None of the 22 house points fell in them.
FEMA issued preliminary flood maps for this area (project 16-04-1501S) on March 20, 2025, and published the proposed flood-hazard determination in the Federal Register on December 18, 2025 (Collier County Floodplain Management, read October 2026). A new 90-day appeal period began August 19, 2026, and the county’s target effective date is Summer 2027, subject to change (Collier County news, Aug 2026).
We tested 25 Victoria Park address points, five per plat, against the preliminary layer in October 2026 (FEMA preliminary NFHL zones; preliminary FIRM panels). All 25 read Zone X, none in a Special Flood Hazard Area, on new panels 12021C0193K and 12021C0194K. The shaded-X wording changes from “combined riverine and coastal zone” to “coastal zone”. The preliminary envelope, like the effective one, shows AE and AH polygons at the plat edges and on neighboring lakes, so a lot on an edge or on water needs its own check in FEMA’s Changes Since Last FIRM tool before the 2027 map takes effect.
FEMA’s records hold 25 Letters of Map Amendment (LOMAs) on Victoria Park plat addresses: 10 in Unit 1, 3 in Unit 2, 1 in Unit 2 Addition, 6 in Victoria Park West and 5 in Hidden Harbour (FEMA NFHL Letters of Map Amendment, October 2026). By year of determination: 2012 (9), 2013 (6), 2014 (4), 2016 (2), and one each in 2019, 2021, 2023 and 2024. The 2024 case closed “Property out as shown”.
Reading it: the 2012 countywide map placed some Victoria Park lots in a flood hazard area, and owners documented that their structures sat above it; 19 of the 25 determinations came in 2012 to 2014, right after that map took effect. The county’s LOMC Revalidation Letter 18-04-0009V and its corrected copy govern which of those letters carried over to the 2024 map.
The county’s elevation-certificate layer also shows 25 certificates on Victoria Park streets, entered 2014 to 2021, with the layer’s BFE field empty (Collier County elevation certificates, October 2026). The certificates themselves are PDFs behind the county’s Elevation Certificate search on its floodplain page. On a purchase, ask whether the house has a LOMA or an elevation certificate on file; either one is worth having in the folder.
Zone X is outside the Special Flood Hazard Area, so a federal flood-insurance requirement does not attach to a Victoria Park home by zone alone; the lender still decides, and some lenders ask for coverage anyway. Flood insurance remains available, and in unincorporated Collier it carries a 25 percent Community Rating System discount even outside the high-risk zone (see the insurance section).
Three cautions for any specific lot:
Selling a Victoria Park home with a LOMA or elevation certificate on file? Get a free home valuation. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying and want the flood file read before you write an offer? Call Marc at (239) 287-5873, or see how we represent buyers.
Victoria Park buyers insure in a county where the average homeowners premium, including wind, was $5,565 as of September 30, 2025, well above neighboring Lee County’s $3,646, per the state insurance regulator. With every original home built before 2002, a Victoria Park house earns wind credits through an inspection of its roof and openings, not through its year built.
The Florida Office of Insurance Regulation’s January 2026 stability report, using data as of September 30, 2025, lists these average homeowners premiums including wind (OIR January 2026 stability report):
County | Average homeowners premium, including wind |
|---|---|
Collier | $5,565 |
Lee | $3,646 |
Sarasota | $3,482 |
Charlotte | $3,222 |
Broward | $6,220 |
Miami-Dade | $6,023 |
Palm Beach | $6,412 |
Collier’s average excluding wind is $3,238, so wind accounts for the larger share of the bill. The same report puts voluntary insurers at 91.19 percent of Florida homeowners policies and Citizens at 8.81 percent. Citizens said it expected about 385,000 policies at the end of 2025 and recommended rate cuts for most policyholders for 2026 (Citizens, Dec 10, 2025). On the consumer side, a University of North Florida poll reported by Governing (Oct 28, 2026) found 60 percent of south Florida homeowners surveyed pay $3,000 or more; that is a poll, not an actuarial figure.
These are county averages. A specific Victoria Park quote depends on the carrier, the insured value, the deductible and the house’s verified features.
The state’s wind-mitigation form, the OIR-B1-1802 Uniform Mitigation Verification Inspection Form, asks the year built and the building code in force when the permit was applied for, then records the features carriers credit: roof covering and its age, roof-deck attachment, roof-to-wall attachment, roof geometry and opening protection. Citizens’ wind-loss mitigation guide treats homes built to the Florida Building Code on or after January 1, 2002 as having many features already in the base rate. A 2008 Florida Senate analysis noted that homes built in 2002 or later then received a 68 percent new-home discount on the wind portion; that figure is dated, and carrier rates now vary.
For Victoria Park, where no original home on the roll was built under that code, the inspection is how credits are earned:
Many carriers also ask for a four-point condition report (roof, electrical, plumbing, and heating and cooling) on older homes; each carrier’s underwriting rules set what it requires. The roll records major updates on 43 Victoria Park homes, carried as an effective year built of 2005 or later on 1970s and 1980s originals (2026 DOR roll), and those homes are the likeliest to show updated systems. Inspection prices were not part of the public record we read.
Unincorporated Collier County is a Community Rating System Class 5 community, which gives a 25 percent discount on NFIP Regular Program flood policies, including policies outside the Special Flood Hazard Area (FEMA, Community Rating System; Collier County Floodplain Management, read October 2026). The county says it has held Class 5 since 2015 and that the discount saves policyholders about $9.6 million a year (Collier 2024 Flood Protection News).
A flood policy is separate from the homeowners policy. NFIP pricing for a Zone X home is set lot by lot under FEMA’s current rating method, so the only reliable number is a quote on the specific address. A LOMA or elevation certificate on file, where one exists, belongs with the application.
Victoria Park is assigned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High at every one of its five plats, per the district’s own address lookup for the 2027 year. All three schools earned an A in school year 2025 to 2026, and Pelican Marsh Elementary sits directly across Airport-Pulling Road from the neighborhood.
We ran one address in each plat through Collier County Public Schools’ address lookup (year=2027) in October 2026 (CCPS address school-zone lookup):
Plat | Address checked | Elementary | Middle | High |
|---|---|---|---|---|
Unit 1 | 9757 Berkshire St | Pelican Marsh Elementary | Pine Ridge Middle | Aubrey Rogers High |
Unit 2 | 600 Nottingham Dr | Pelican Marsh Elementary | Pine Ridge Middle | Aubrey Rogers High |
Unit 2 Addition | 1360 Nottingham Dr | Pelican Marsh Elementary | Pine Ridge Middle | Aubrey Rogers High |
Victoria Park West | 9559 Chelford Ct | Pelican Marsh Elementary | Pine Ridge Middle | Aubrey Rogers High |
Hidden Harbour | 900 Hidden Harbour Dr | Pelican Marsh Elementary | Pine Ridge Middle | Aubrey Rogers High |
The district lookup is the binding source. Listing school fields and older map layers can show other schools; check the specific address with the district before relying on any assignment, and use the district’s attendance zones map to see the boundaries.
Pelican Marsh Elementary, 9480 Airport Road North, sits directly across Airport-Pulling Road from Victoria Park: 0.7 mile straight-line and 0.9 road mile, about 4 minutes, from the plat centroid (OSRM routing, October 2026). The Victoria Park I association describes the community as “across the street from Pelican Marsh Elementary” (Victoria Park I POA). The school’s phone is (239) 377-7900 (FLDOE Collier school directory); its own site is pme.collierschools.com.
The district’s FY27 capital plan lists the school as opened in 1996 on 20 acres with a capacity of 854, forecasts 665 students for 2025/26 and 649 for 2026/27, and shows about 189 to 210 vacant seats through 2030/31 (CCPS FY27 Capital Improvement Plan). The district’s capital plan notes a boundary adjustment for a future neighborhood; the 2027 lookup still assigns every Victoria Park plat to Pelican Marsh Elementary.
Distance to the school varies by street: the plats stretch about 1.4 miles east to west, so the trip from the west end of Victoria Park West is far longer than from the Unit 1 homes nearest Airport-Pulling Road (county address points). The school’s traffic signal sits on Airport-Pulling Road, and the county’s 2025 Airport Road record notes the school district declined to move it on April 10, 2025 (Airport Road 60 percent comments and responses).
Grades from the district’s 2026 Accountability Brief, school years 2021 to 2022 through 2025 to 2026 (CCPS 2026 Accountability Brief):
School | SY22 | SY23 | SY24 | SY25 | SY26 | Drive from Victoria Park (free-flow) |
|---|---|---|---|---|---|---|
Pelican Marsh Elementary | A | A | A | A | A | 0.9 mi, 4 min |
Pine Ridge Middle | A | A | A | A | A | 5.5 mi, 13 min |
Aubrey Rogers High | No grade | No grade | A | A | A | 6.3 mi, 14 min |
Drive times: OSRM routing from the plat centroid, October 2026; school-run traffic adds time. The Accountability Brief shows the Collier district itself graded A with a 94 percent graduation rate for SY26. Pine Ridge Middle is at 1515 Pine Ridge Road (FLDOE Collier directory); Aubrey Rogers High shows no grade for SY22 and SY23 in the brief, then an A in each of the three years since. Official state files are on the Florida Department of Education school-grades page.
Private schools within a short drive of Victoria Park:
Charter schools enroll by application, not by address. Two in the FLDOE Collier directory sit within reach: Optima Classical Academy, 3369 Pine Ridge Road (5.1 road miles, about 11 minutes), and Naples Classical Academy, 10270 Immokalee Road (8.5 road miles, about 16 minutes) (FLDOE Collier directory; OSRM routing). Mason Classical Academy is graded A in every year from SY22 to SY26 in the district’s 2026 Accountability Brief. Drive times in this section are free-flow from the plat centroid.
Victoria Park’s nearest emergency room is NCH North Naples Hospital, 2.8 road miles and about 7 minutes away in free-flow traffic, with a separate pediatric ER and an OB emergency department on the same campus. Physicians Regional’s North campus, though closer as the crow flies, is a surgical and rehab hospital, not an emergency room.
Drive times are free-flow from the Victoria Park plat centroid (OSRM routing, October 2026):
Facility | ER | Road mi | Minutes |
|---|---|---|---|
NCH North Naples Hospital, 11190 Health Park Blvd | Yes, plus Pediatric ER and OB emergency | 2.8 | 7 |
Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd | Yes | 6.4 | 14 |
NCH Baker Hospital, 350 7th St N (downtown) | Yes | 9.9 | 21 |
Physicians Regional Medical Center, Collier Blvd, 8300 Collier Blvd | Yes | 17.3 | 27 |
Physicians Regional Medical Center, North, 1285 Creekside Blvd | No: orthopedic and spine surgical hospital plus inpatient rehab | n/a | n/a |
Sources: NCH Emergency Services; NCH Naples locations; Physicians Regional hospitals; Physicians Regional Pine Ridge; Physicians Regional Medical Center, North, all read October 2026. Physicians Regional describes its North campus as an orthopedic and spine surgical hospital with 20 medical and surgical beds and four operating suites, plus an inpatient rehabilitation facility. In an emergency, NCH North Naples Hospital is the closest ER. Both systems post live wait times; those change by the minute and are not reproduced here.
Everyday errands from Victoria Park, free-flow from the plat centroid (OSRM routing, October 2026):
Place | Address | Road mi | Minutes |
|---|---|---|---|
CVS Pharmacy and MinuteClinic | 2375 Vanderbilt Beach Rd | 1.6 | 5 |
Walgreens | 7985 Airport Rd N | 1.8 | 5 |
Publix, Naples Walk | 2450 Vanderbilt Beach Rd | 2.0 | 6 |
Mercato (dining and retail) | Strada Pl | 3.6 | 8 |
NCH Medical Group Immediate Care, Vanderbilt | 801 Vanderbilt Beach Rd | 4.2 | 9 |
Waterside Shops | 5415 Tamiami Trl N | 6.0 | 13 |
Sources: CVS, 2375 Vanderbilt Beach Rd; Walgreens, 7985 Airport Rd N; Publix, Naples Walk; Mercato; NCH Immediate Care, Vanderbilt; Waterside Shops, all read October 2026. NCH lists its other urgent-care sites and current hours on its urgent care locations page; hours change, so check before you go.
Closer still, The Shoppes at Vanderbilt, at 2343 Vanderbilt Beach Road beside the CVS, holds a cluster of cafes, restaurants and services. For Victoria Park, most daily errands sit along Vanderbilt Beach Road within about 2 miles of the Nottingham Drive entrance.
Victoria Park is about 11 minutes from Vanderbilt Beach Park, 21 minutes from Fifth Avenue South in downtown Naples and 37 minutes from Southwest Florida International Airport (RSW), by free-flow drive-time modeling from the neighborhood’s centroid. Peak-season traffic from January to April adds time to every trip, and December evenings add the holiday-light crowds at the entrances.
Method: the public OSRM routing service on OpenStreetMap roads, free-flow posted speeds, from the Victoria Park plat centroid (26.25986 N, 81.77912 W, the mean of the plats’ county address points), computed October 2026. These are modeled times, not observed ones; season and school runs make them longer.
Destination | Road mi | Minutes |
|---|---|---|
Pelican Marsh Elementary | 0.9 | 4 |
CVS and MinuteClinic, Vanderbilt Beach Rd | 1.6 | 5 |
Walgreens, Airport Rd N | 1.8 | 5 |
Publix, Naples Walk | 2.0 | 6 |
NCH North Naples Hospital ED | 2.8 | 7 |
Veterans Community Park | 2.8 | 8 |
I-75 Exit 111 (Immokalee Rd) | 3.2 | 8 |
Mercato | 3.6 | 8 |
NCH Immediate Care, Vanderbilt | 4.2 | 9 |
North Collier Regional Park | 4.2 | 12 |
Pelican Bay Community Park | 4.3 | 10 |
Vanderbilt Beach Park | 5.1 | 11 |
Pine Ridge Middle | 5.5 | 13 |
I-75 Exit 107 (Pine Ridge Rd) | 5.8 | 12 |
Waterside Shops | 6.0 | 13 |
Aubrey Rogers High | 6.3 | 14 |
Physicians Regional Pine Ridge ER | 6.4 | 14 |
NCH Baker Hospital | 9.9 | 21 |
Fifth Avenue South, downtown Naples | 10.4 | 21 |
Southwest Florida International Airport (RSW) | 26.1 | 37 |
Veterans Community Park shows the gap between distance and drive: 0.6 mile straight-line, 2.8 miles by road.
I-75 Exit 111 at Immokalee Road is the nearer interchange for Victoria Park, 3.2 road miles and about 8 minutes; Exit 107 at Pine Ridge Road is 5.8 miles and about 12 minutes (FDOT I-75 exit numbers; OSRM routing). Exit 107 is being rebuilt as a diverging diamond interchange, about $27.5 million, with completion expected mid-2027 (FDOT SWFL Roads, project 445296-1, read October 2026).
Closer to home, the county’s Vanderbilt Beach Road widening (from the US 41 area to east of Goodlette-Frank Road, 1.8 miles, four to six lanes, about $28.4 million) mobilized the week of July 6, 2026 for about two years of work. In spring 2027 the road drops to one lane each way for about two months between Strada Place and Goodlette-Frank Road (Collier County news, July 2026; Collier transportation engineering projects). That stretch sits on the route to Vanderbilt Beach and Mercato, so expect those two trips to run longer through about 2028. The Airport-Pulling Road widening at Victoria Park’s own entrances is covered in the section on what is being built nearby.
Thinking of selling your Victoria Park home while buyers are weighing commute and beach times? Get a free home valuation. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying, and want to drive the routes at the hours you will actually use them? Call Marc at (239) 287-5873, or read how we help buyers.
Victoria Park sits beside the next big change on its corridor: Collier County’s plan to widen Airport-Pulling Road from four lanes to six right past its two entrances. Two more road widenings, The Henley apartments and NCH hospital growth sit within about 2 miles, and no new subdivision site plan appears within about 1.5 miles.
None of these projects changes a Victoria Park lot, a plat or an association. They change the roads Victoria Park owners use daily: the Airport-Pulling Road entrances at Nottingham Drive and Huntington Drive, the Vanderbilt Beach Road and Goodlette-Frank Road routes south and west, and the medical and rental growth along the corridor. Everything below comes from county project pages, the county’s 2025 Annual Update and Inventory Report, Collier MPO tables and the developers’ own pages, read in October 2026.
The project that matters most to Victoria Park is County Project 60190 (FDOT FPID 440441-1): widening Airport-Pulling Road from Vanderbilt Beach Road to Immokalee Road. The county’s 60 percent design public meeting handout (meeting held March 27, 2025) describes a six-lane divided urban road with 11-foot travel lanes, a 22 to 29-foot raised median, curb and gutter on both sides, a 10-foot sidewalk on the west side (the Victoria Park side) and a 6-foot sidewalk on the east side, a new drainage system, street lighting and minor signal improvements. The stated purpose is added capacity, less travel delay, faster emergency response and safety.
The same handout prices the work at $42.0 million in total: design and permitting $2.1 million, right-of-way $0.8 million, construction engineering and inspection $1.8 million and construction $37.3 million, funded from the One-Cent Sales Surtax, the FDOT County Incentive Grant Program, road impact fees and gas taxes. The schedule on the handout shows design complete by the end of 2025, about nine months of procurement in the 2026 column, and 18 to 24 months of construction in the 2027 column. The posted speed limit stays 45 mph.
Where the project stands, as of October 28, 2026:
The access question is the one Victoria Park owners raise most. In the county’s 60 percent comments and responses record, residents read the plans as ending left turns out of Nottingham Drive and Huntington Drive, leaving right turns plus U-turns. That is the residents’ reading of the 60 percent plans; the final plans govern. What the county itself wrote in that record:
How busy the road is today, from the county’s concurrency report and the MPO’s corridor tables:
Segment | Measure (source) | Result |
|---|---|---|
Airport Rd, Immokalee Rd to Vanderbilt Beach Rd | 2025 AUIR, 4 lanes, standard D | LOS C, 56.0% of capacity |
Airport Rd, Vanderbilt Beach Rd to Orange Blossom Dr | 2025 AUIR | LOS D, 76.2% |
Goodlette-Frank Rd, Immokalee Rd to Vanderbilt Beach Rd | 2025 AUIR, 2 lanes | LOS C, 78.0% |
Immokalee Rd, Airport Rd to Livingston Rd | 2025 AUIR | LOS F, 100.1% |
Airport Rd, Vanderbilt Beach Rd to Immokalee Rd | Draft 2026 CMP, 2025 conditions | AADT 18,548, v/c 0.68, LOS C |
Same segment, 2030 with six lanes | Draft 2026 CMP | v/c 0.45, LOS C |
The AUIR rows come from the 2025 Annual Update and Inventory Report, approved by the Board on January 27, 2026 per the county’s AUIR page. The CMP rows come from the draft 2026 Congestion Management Process on the Collier MPO Technical Advisory Committee agenda of October 26, 2026. The two documents use different methods, so read each letter grade against its own source. The plain reading: the Victoria Park stretch of Airport-Pulling Road is not near failure today, and the widening is planned capacity rather than a fix for a deficient segment. The deficient link nearby is Immokalee Road east of Airport-Pulling Road.
Two other county widenings touch the routes Victoria Park owners use every day.
Vanderbilt Beach Road, under construction. The county’s July 2026 construction notice describes widening from the US 41 area to east of Goodlette-Frank Road, about 1.8 miles, from four lanes to six, at about $28.4 million. Crews mobilized the week of July 6, 2026 for a build of about two years. Daytime lane closures run 9 a.m. to 3:30 p.m., Monday to Saturday, and in spring 2027 box culvert work cuts traffic to one lane each way for about two months between Strada Place and Goodlette-Frank Road. That stretch is the route from Victoria Park to Vanderbilt Beach, Mercato and US 41, so plan on slower trips west into 2028.
Goodlette-Frank Road, in design. The county’s 30 percent design meeting notice covers Goodlette-Frank Road from Vanderbilt Beach Road to Immokalee Road, 1.6 miles, from two lanes to four, with sidewalks, bike lanes, a multi-use pathway, improved drainage, new lighting, repair of the existing bridge over Pelican Marsh Boulevard and a new parallel bridge. The 30 percent design meeting was held September 30, 2026 at Veterans Community Park. Design completion is expected in summer 2027, construction could begin as early as spring 2028, and the county anticipates a $2.75 million state TRIP grant. Goodlette-Frank Road runs about 0.2 to 0.3 mile beyond Victoria Park’s west edge per the county road centerline layer. The draft 2026 CMP on the MPO agenda puts this two-lane segment at v/c 0.98 (LOS D) in 2025 and 0.48 (LOS C) in 2030 with four lanes.
I-75 at Pine Ridge Road. Farther south, FDOT’s diverging diamond interchange at Exit 107 (project 445296-1) runs about $27.5 million with completion expected mid 2027. Victoria Park owners usually reach I-75 at Exit 111 (Immokalee Road), 3.2 miles and about 8 minutes from the plat centroid in free-flow OSRM routing; Exit 107 is 5.8 miles and about 12 minutes (FDOT exit list).
The Henley. The largest new housing near Victoria Park is The Henley by Stock Development: 336 rental apartments in two four-story buildings on the west side of Airport-Pulling Road just south of Orange Blossom Drive, with 38 units set aside at 100 percent of area median income and 38 at 80 percent. Gulfshore Business reported completion around summer 2027, plus a Naples Auto Vault next door with 24 vehicle-storage condominium units in its first phase. The site is about 1.85 miles from the nearest Victoria Park home, measured on the county address-point layer, on the same Airport-Pulling Road corridor.
NCH North Naples Hospital. NCH and Nicklaus Children’s announced plans for the Van Domelen Pavilion for Women and Children at NCH North Naples Hospital: about 156,000 square feet, four stories, “over $350 million”, with a rooftop helipad, and groundbreaking once 80 percent of the funds are raised through philanthropy. The county’s site-plan layer also carries cath lab and freestanding hospital expansion plans on the campus, about 1.2 miles from Victoria Park. The same hospital holds the nearest emergency department to the neighborhood, about 7 minutes away by free-flow routing.
Club, medical and retail site plans, and no new subdivisions. The county’s CityView site-plan layer shows no 2021-or-later subdivision, planned unit development or multifamily application within about 1.5 miles of Victoria Park. What it does show nearby are club buildings at Stonebridge Country Club and Pelican Marsh Golf Club (about 0.56 to 0.59 mile from the plat centroid), hospital and medical office expansions, office and hotel additions on the Arthrex campus, and retail pads such as the Galleria Shoppes at Vanderbilt. The layer is a list of site-plan footprints, so treat it as the best public view of nearby filings, not a guarantee that nothing else is coming.
The water reclamation plant next door. The county’s North County Water Reclamation Facility sits about 0.23 mile from the nearest Victoria Park home, per the county site-plan and address-point layers. Its new pretreatment facility reached final completion on July 10, 2026, per the county’s Q4 2026 strategic priorities slides.
Who serves the homes. Water and sewer come from the Collier County Water-Sewer District, electric from FPL, and trash from county residential collection (garbage twice a week, recycling weekly). The North Collier Recycling Drop-Off is at 9950 Goodlette-Frank Rd (county drop-off page). Budget for higher utility bills: the Collier Clerk reports approved county utility rate increases through 2029 totaling +55.73 percent for water and +74.23 percent for wastewater (A $700M investment beneath our feet).
Stormwater. Victoria Park drains to the Cocohatchee River Canal Basin, West Branch Cocohatchee River subbasin, where the county’s basin layer sets a maximum allowable discharge of 0.15 cfs per acre. The 2025 AUIR lists the “Victoria Park West Outfall” (structure WBC-02-S0210) for sealing a head wall crack and repairing erosion (2025 AUIR). The county-run Victoria Park Drainage MSTU, which levied 0.3814 mills in FY2026 and FY2027 to monitor drainage and water-control facilities (FY2027 final budget hearing), is covered with the money in the Fee Stack section above; its fund budget rose to $92,800 for FY2027 from $67,900 in FY2026, up 36.67 percent.
Victoria Park has two rulebooks. Victoria Park I publishes its declaration, rules and FAQ for Unit 1’s 112 homes, so its leasing, pet, vehicle and fence rules can be read today. Victoria Park II’s declaration and rules govern its 224 homes but are not posted publicly; only its sign clause is quoted on its website.
That split decides how you should read every rule below. For a Unit 1 home, the Victoria Park I FAQ, Rules and Regulations and the Amended and Restated Declaration (complete recorded set dated August 6, 2018) are the documents. For a home in Unit 2, Unit 2 Addition, West or Hidden Harbour, the recorded Victoria Park II declaration and its rules govern; ask the seller or Cambridge Management for them before you sign a contract, because a summary on this page cannot stand in for them.
People searching “Victoria Park Naples rentals” are usually asking two things: can I rent one there, and can I buy one to rent out? The answer depends on the association.
In Victoria Park I, per its FAQ, rules and declaration:
In Victoria Park II, the declaration and rules govern leasing, and they are not posted publicly. Before you buy a Victoria Park II home as a rental, get the recorded declaration and any leasing rules from the association’s manager and read the minimum term and approval steps yourself. In Victoria Park I, the six-month minimum rules out seasonal leases shorter than six months.
Victoria Park I allows common household pets with a cap of three dogs, and its published rules bar pit bulls, wolf hybrids and dogs prone to aggression (VP I FAQ; VP I Rules and Regulations). For the 224 Victoria Park II homes, pet limits sit in the Victoria Park II declaration and rules, which are not posted publicly, so confirm them with the association before you commit, especially if you own a large dog or more than two pets.
Victoria Park I’s published restrictions are stricter than county code: no RVs, boats or trailers may be stored outside a garage, and golf carts and motorcycles must be kept fully enclosed in a garage (VP I Rules and Regulations; VP I Declaration). Carports and detached garages are not allowed either, so an owner with a boat in Unit 1 needs an attached garage deep enough to hold it, or off-site storage.
Collier County code sets the floor for every Victoria Park lot, including the Victoria Park II plats. Per the county’s Recreational Vehicle Permit page, which describes section 130-96 of the Code of Laws:
The county acted on an RV-parking amendment, PL20260002638, in August 2026: the county Land Development Code page lists it as adopted on August 25, 2026, while the linked amendment text reads as a draft. Read the final adopted text before relying on it, and remember that either association’s declaration can be stricter than the county.
Victoria Park I. The published rules bar temporary structures, carports, detached garages and storage sheds. Fences need Board approval, and the rules specify a 4-foot green or black vinyl-coated chain link style. Exterior changes go through architectural review, with a $150 ARC application fee (VP I Rules and Regulations). The forms sit on the association’s documents page. Assessments are a lien and a personal obligation under Declaration Section 3.1, and fines are $100 per violation plus $100 per day while it continues.
Victoria Park II. The association’s website quotes Section 8.2 of its declaration: no signs except for-sale or for-rent signs and garage-sale signs with Board approval, and it posted a notice about the clause on June 20, 2020. Four days later, WINK News reported on June 24, 2020 that the association required a family to remove a high school graduation yard sign. Fence, shed and architectural review rules for Victoria Park II homes sit in its declaration and rules, which are not posted publicly; get them before you plan a pool cage, fence or addition.
For both associations, county permits are a separate step from association approval, and work done without either can surface at resale when a buyer’s inspector or lender asks.
Selling a Victoria Park I home starts with the declaration. Under Section 11.2 of the Amended and Restated Declaration, the owner gives the Board 20 days’ written notice before a sale or a lease, the Board approves transfers and leases within 20 days, the closing agent collects any outstanding dues, and the association “may charge a transfer fee in the amount set by the Board” (the amount is not published). The association posts an estoppel fee of $250 (Victoria Park I POA; VP I FAQ).
For a Victoria Park II home, request the estoppel certificate through Cambridge Management. Its estoppel and transfer fees are not published, and the certificate is also where the current annual dues figure appears: the 2025 adopted budget set $1,000 per home (2025 adopted budget), and a 2026 figure was not posted in the pages read.
Estoppel certificates for both associations are governed by Florida Statute 720.30851. Order the certificate as soon as you are under contract: it states dues paid and owed, so the title agent can prorate the $166 annual Victoria Park I assessment or the Victoria Park II January 1 and July 1 installments correctly.
Victoria Park and Island Walk are both North Naples single-family neighborhoods off the Vanderbilt Beach Road corridor, but they answer different buyers. Victoria Park offers older, ungated, low-fee streets with 336 homes; Island Walk is a 1,856-home association behind a staffed main gate, with a Town Center and dues near $6,566 a year.
The comparison below uses only the Victoria Park facts on this page and the facts printed on our Island Walk community guide, read October 28, 2026.
Factor | Victoria Park | Island Walk |
|---|---|---|
Location | West side of Airport-Pulling Rd, north of Vanderbilt Beach Rd, ZIP 34109 | North side of Vanderbilt Beach Rd at Logan Blvd N, ZIP 34119 |
Homes | 336 single-family homes on five plats | 1,856 single-family homes |
Years built | 1973 to 2001, median 1984 (2026 DOR roll) | 1998 to 2003 (one in 2004), built by DiVosta |
Gate | No gatehouse or entry gate | Staffed main gate on Islandwalk Blvd |
Annual association cost | $166 (Victoria Park I, FAQ, undated) or $1,000 (Victoria Park II, 2025) | About $6,566 per home (2026 budget arithmetic), billed quarterly |
What dues pay for | VP I: no common amenities; VP II: pool, lighted tennis, park and lake dock upkeep | Basic cable, 300 Mbps internet, lawn service, Town Center |
Amenities | VP II only: community pool, lighted tennis courts, family park with playground, private lake boat dock | 7.8-acre Town Center: resort and lap pools, fitness center, 7 clay tennis and 4 pickleball courts, bocce, restaurant, post office, gas station |
CDD | None | None |
Flood sample | 22 points, all Zone X, no BFE (FEMA, Feb 8, 2024 panels) | 40 points: 32 Zone AH, 1 AE, 7 Zone X |
Assigned schools | Pelican Marsh Elementary, Pine Ridge Middle, Aubrey Rogers High (all A, SY26) | Vineyards Elementary, Oakridge Middle, Barron Collier High (all A, 2025-26) |
Recorded-sale median | $700,000, 9 qualified sales, Aug 11, 2025 to Oct 16, 2026 | $525,000, 97 qualified sales, May 2025 to April 2026 |
One-time cost at purchase | VP I transfer fee set by Board; VP I estoppel $250 | $1,500 capital contribution at closing |
Sources: Victoria Park homes, years and lot data from the 2026 Florida DOR roll and county address points; fees from the VP I FAQ and the VP II 2025 budget; amenities from the Victoria Park I POA site; CDD status from the county CDD layer; flood from the FEMA National Flood Hazard Layer; schools from the district address lookup and the CCPS 2026 Accountability Brief; Victoria Park sales from Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026. Island Walk facts from our Island Walk guide.
The fee gap, worked: Island Walk’s about $6,566 a year minus Victoria Park II’s $1,000 is $5,566 a year; minus Victoria Park I’s $166 it is $6,400 a year. Over five years at those rates, that is $27,830 (Victoria Park II) or $32,000 (Victoria Park I) not spent on association dues, before any change in either budget. Island Walk’s dues do include cable, internet and lawn service, which a Victoria Park owner buys separately.
The two medians cover different windows and different data sets ($700,000 from 9 Victoria Park county deed sales; $525,000 from 97 Island Walk recorded sales; Island Walk’s Southwest Florida MLS median for September 25, 2025 to September 24, 2026 was $532,500 on 120 closings). They describe each neighborhood’s own price level; they are not a like-for-like ranking, and Victoria Park’s nine sales are a thin sample.
Choose Victoria Park if you want the lowest association cost you can find in a North Naples single-family neighborhood ($166 a year in Unit 1, $1,000 in Victoria Park II), an established street grid built mostly in the 1980s on a median 0.27-acre lot, A-rated assigned schools with Pelican Marsh Elementary directly across Airport-Pulling Road, a lake lot in Hidden Harbour, West or Unit 2 Addition, and a FEMA Zone X result at every home sampled. Be ready for the trade-offs: no gate, older construction that will need roof and opening evidence for insurers, no amenities at all in Victoria Park I, and heavy December evening traffic during the holiday lights.
Choose Island Walk if you want a staffed gate, a full Town Center (resort and lap pools, fitness center, clay tennis, pickleball, a restaurant and a post office) included in your dues, cable, internet and lawn care handled by the association, and newer construction from 1998 to 2003. Accept dues near $6,566 a year, a $1,500 capital contribution at closing, and a flood sample where 32 of 40 points sit in Zone AH, which brings flood-insurance and lender questions that Victoria Park’s Zone X sample does not.
If you are weighing both, the questions to settle first are how much you value a gate and included amenities against roughly $5,566 to $6,400 a year in dues, and whether the Zone AH result on a specific Island Walk lot changes your insurance budget. Read our Island Walk guide for that neighborhood’s full detail.
Victoria Park’s strengths are low association costs, no CDD, A-rated assigned schools with the elementary across the street, FEMA Zone X at every sampled home and quick drives to the hospital and the beach. Its weaknesses are no gate, older homes, December traffic, Airport-Pulling Road construction ahead and a thin sales record.
Thinking of selling? Get a free home valuation or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with our guide to buying with McGreevy and Comisar.
Victoria Park has three neighborhoods that each earn their own page: Victoria Park I (Unit 1), Victoria Park II (Unit 2, Unit 2 Addition and West) and Hidden Harbour at Victoria Park. Crossing into each one changes the association, the fees and amenities, or the zoning and lake frontage.
Neighborhood | Homes | Association | What sets it apart |
|---|---|---|---|
Victoria Park I (Unit 1) | 112 | Victoria Park I POA, $166 a year | Lowest fees and no amenities; the oldest stock, median year built 1979 |
Victoria Park II (Unit 2, Unit 2 Addition, West) | 204, plus Hidden Harbour’s 20 inside one association billing 224 | Victoria Park II POA, $1,000 a year (2025) | Pool, lighted tennis, park and lake dock; 1980 to 1989 construction |
Hidden Harbour at Victoria Park | 20 | Victoria Park II POA (by the 224-home budget arithmetic) | Every rolled lot backs the lake; built 1992 to 2000; zoned RSF-4 |
Home counts come from county address points and the 2026 DOR roll; association billing from the Victoria Park II 2025 budget ($223,917.25 at $1,000 per home is 224 homes). The boundary between Unit 1 and the rest matters most to a buyer: $166 a year and no amenities on one side, $1,000 a year with a pool, courts and a lake dock on the other.
If you’re searching for the best Victoria Park listing agent, or thinking, ‘I need to sell my house in Victoria Park’… you need a team that knows which of Victoria Park’s two associations your lot sits in, what a buyer’s insurer will ask about a 1980s home, and how nine recorded sales really price your plat.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has sold Southwest Florida real estate since 2004, and the team has worked together since 2008:
We tracked 6 closed sales in Victoria Park in the Southwest Florida MLS from August 11, 2025 to August 11, 2026, listed under three MLS names: Victoria Park West 3, Victoria Park II 2 and Victoria Park 1. The median sold price for that window is and the range is . Because that window holds fewer than 10 closings, here are the recorded sales instead of a single headline number. Collier County recorded deeds show 9 qualified sales from August 11, 2025 to October 16, 2026:
Plat | Association | Recorded qualified sales | Median |
|---|---|---|---|
Unit 1 | Victoria Park I | $562,500, $620,000, $835,500 | $620,000 |
Unit 2 | Victoria Park II | $755,000 | one sale, at $755,000 |
Unit 2 Addition | Victoria Park II | $700,000 and $700,000 | two sales, too thin to read as a market rate |
West | Victoria Park II | $625,000, $685,000, $785,000 | $685,000 |
Hidden Harbour | Victoria Park II | none in the window | n/a |
All plats | 9 sales, $562,500 to $835,500, total $6,268,000 | $700,000 |
The wider MLS window: . The MLS and county counts cover different windows (the deed layer runs to October 16, 2026 and counts every qualified recorded transfer), so they are never added together.
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Selling in Naples more broadly? See how we sell homes in Naples, from pricing to the estoppel and title steps at closing.
Start with a free, confidential Victoria Park home valuation. We price from the recorded sales on your plat, your association (Victoria Park I or Victoria Park II), lake frontage, roof and opening upgrades, and the latest Southwest Florida MLS closings, then tell you what a buyer’s lender and insurer will ask.
Collier County recorded deeds show 9 qualified Victoria Park sales from August 11, 2025 to October 16, 2026 at a $700,000 median, ranging from $562,500 to $835,500. By plat, Unit 1’s three sales had a $620,000 median and West’s three had $685,000. Your 2026 assessed just value (median $563,701 across 332 homes on the 2026 DOR roll) is an assessment, not a price. Your home’s own condition sets where it lands, so get a free valuation.
On recorded deeds from August 11, 2025 to October 16, 2026, West’s three sales had the higher median, $685,000, against Unit 1’s $620,000. Unit 2 had one sale, at $755,000, and Unit 2 Addition two sales at $700,000 each; Unit 1 also holds both the highest ($835,500) and the lowest ($562,500) sale. Hidden Harbour had none. On 2026 assessments, Hidden Harbour’s median ($649,103) leads and Unit 1’s ($509,594) trails (DOR roll). These samples are too thin to rank plats with confidence.
It changes what a buyer weighs. A Victoria Park I buyer pays $166 a year (VP I FAQ) and gets no association amenities; a Victoria Park II buyer pays $1,000 a year (2025 budget) and gets the pool, lighted tennis courts, family park and lake dock. Some buyers want the low fee, others the pool. The sales record is too thin to show a price difference between the two, so we market each home to the buyer its association fits.
You can, with planning. Per SWFL Family (Nov 24, 2025), lights come on at sunset and busy nights back traffic up to Airport-Pulling Road, reaching Immokalee Road on Christmas Eve. Schedule December showings and open houses before dusk so buyers see the home and the street without the crowds. Some buyers are drawn by the tradition; others want to understand the traffic, so be ready to talk about both. No sales data shows a December price effect either way.
Expect questions on roof age and covering, roof-deck attachment, roof-to-wall connections, opening protection and the year built, the items on the state’s OIR-B1-1802 mitigation form. Victoria Park homes predate the 2002 Florida Building Code, so credits come from verified features rather than age (Citizens guide). With Collier’s average premium including wind at $5,565 (OIR, January 2026), have current wind-mitigation and four-point reports ready before you list.
In Collier County the buyer customarily pays for the owner’s title insurance policy, and your purchase contract controls who pays what. Sellers should plan for their mortgage payoff and the association estoppel, with the remaining costs split as the contract says: Victoria Park I posts a $250 estoppel fee and may charge a Board-set transfer fee (VP I Declaration); Victoria Park II’s fees are not published. Estoppel certificates follow Florida Statute 720.30851. Commission is negotiable and set in your listing agreement.
Victoria Park’s key documents are public: the Victoria Park I declaration, rules and FAQ, the Victoria Park II 2025 budget and minutes, and the county, FEMA, state and school records behind this page’s fee, flood, road and school facts. Each link below opens the official source, not a copy.
Document | What it is | Official link |
|---|---|---|
Victoria Park I Amended and Restated Declaration | Complete recorded set dated Aug 6, 2018: use restrictions, Section 3.1 lien, Section 11.2 sale and lease notice | |
Victoria Park I Rules and Regulations | Leasing, pets, vehicles, fences, fines and ARC fee | |
Victoria Park I FAQ | $166 annual assessment, leasing basics, no other association membership | |
Victoria Park II 2025 adopted budget | $1,000 per home, $223,917.25 total income, pool, lake, dock and holiday-lighting lines | |
Victoria Park II board minutes, Sept 11, 2025 | Playground replacement and tennis court repairs | |
FEMA LOMC Revalidation Letter 18-04-0009V | Which earlier map amendments carried to the 2024 Collier flood maps | |
Airport Road widening 60 percent handout | Scope, $42.0 million budget and schedule for Project 60190 | |
Airport Road widening comments and responses | Victoria Park residents’ comments and the county’s answers on access, signals, drainage and noise | |
Collier FY2027 final budget hearing | Victoria Park Drainage MSTU millage, taxable value and fund budget | |
Florida DOR 2025 Collier taxing authority codes | Millage code 38, 9.9897 mills, line by line | |
CCPS 2026 Accountability Brief | SY22 to SY26 grades for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High | |
OIR-B1-1802 Uniform Mitigation Verification Inspection Form | The wind-mitigation form insurers use to grant credits |
Victoria Park is a 336-home single-family neighborhood in unincorporated Collier County with a Naples 34109 address, split between two property owners associations, with no CDD and no gatehouse. The answers below cover location, homes, fees, rules, flood zones, schools, December traffic and prices, each tied to the public record that supports it.
Victoria Park sits on the west side of Airport-Pulling Road in North Naples, north of Vanderbilt Beach Road and south of Immokalee Road, ZIP 34109, per Collier County address points read October 2026. Measured straight-line on the county road centerline layer, its south edge is about half a mile north of Vanderbilt Beach Road and the five plats span about 1.4 miles east to west.
Victoria Park has no single street address. The main entrance is Nottingham Drive at Airport-Pulling Road, across from Crescent Lake Drive, Naples, FL 34109; Huntington Drive is the second entrance, per the county’s Airport Road comment record (2025). Homes carry addresses on 15 streets, from Berkshire Street and Windsor Way to Sandringham Gate and Hidden Harbour Drive, per county address points.
On the record, Victoria Park offers A-rated assigned schools, with Pelican Marsh Elementary directly across Airport-Pulling Road (CCPS 2026 Accountability Brief), association dues of $166 or $1,000 a year (VP I FAQ; VP II 2025 budget), and homes built 1973 to 2001. The trade-off is December: SWFL Family (Nov 24, 2025) reports holiday-light traffic backing up to Airport-Pulling Road on busy nights.
No. Victoria Park lies in unincorporated Collier County and uses Naples only as its mailing city, per county address points read October 2026. County government and the North Collier Fire Control and Rescue District serve it, and its 2025 tax bill falls in Collier millage code 38, per the Florida Department of Revenue taxing authority table. City of Naples taxes and services do not apply.
Victoria Park holds 336 single-family homes on five recorded plats: Unit 1 has 112, Unit 2 69, Unit 2 Addition 56, Victoria Park West 79 and Hidden Harbour at Victoria Park 20, per Collier County address points read October 2026. The Victoria Park II 2025 budget confirms it: $223,917.25 at $1,000 a home is 224, plus Victoria Park I’s 112.
Original year built on the 2026 Florida DOR roll runs from 1973 to 2001, with a median of 1984, across the 332 homes with roll data. By decade: 64 from the 1970s, 244 from the 1980s, 22 from the 1990s and 2 from the 2000s. Four homes had no populated roll record, usually a recent rebuild not yet posted; their permits govern.
Heated living area on the 2026 DOR roll has a median of 2,365 square feet, with the middle 80 percent between 2,004 and 2,990 and the smallest at 1,570; 185 homes fall in the 2,000 to 2,499 band. Lots have a median of 11,841 square feet (0.27 acre) and run from 7,806 to 26,869 square feet; 22 lots measure 0.40 acre or more.
No. Victoria Park is detached single-family homes only, per county address points and the 2026 DOR roll, read October 2026. The condominiums on Victoria Lane, just east of Unit 1, are Victoria Lakes and Victoria Shores, separate developments with their own associations; see our Victoria Shores guide. Their sales, fees and rules are not Victoria Park’s, so check the plat before you tour.
No. Victoria Park has no gatehouse or community entry gate: neither the Victoria Park II 2025 budget nor Victoria Park I’s records carry one, and during the holidays visitors drive its streets, per SWFL Family (Nov 24, 2025). The streets are open and ungated; the recorded plat dedications fix who owns them. Victoria Park II controls its pool with key fobs, per the association’s site.
Yes, two. Victoria Park I Property Owners’ Association, Inc. governs Unit 1’s 112 homes, and its assessments are a lien and personal obligation under Declaration section 3.1, per the recorded declaration set dated August 6, 2018. Victoria Park II Property Owners Association, Inc. bills 224 homes across the other four plats, per its 2025 adopted budget. Both were incorporated in 1979. There is no master association over them.
It depends on the association. Victoria Park I charges $166 per year, due annually, per the Victoria Park I FAQ, read October 2026 (the page carries no year). Victoria Park II charged $1,000 per home in 2024 and 2025, billed $500 on January 1 and $500 on July 1, per the 2025 adopted budget, up from $800 in 2021. An estoppel certificate states the current figure.
Victoria Park I covers Unit 1 (112 homes), charges $166 a year and has no common amenities, per its home page and FAQ. Victoria Park II covers the other 224 homes in Unit 2, Unit 2 Addition, West and Hidden Harbour, charged $1,000 in 2025, and has a pool, lighted tennis courts, a park and a lake dock, per its 2025 budget.
Victoria Park II. Its amenities, in the words of the Victoria Park I site, are “lighted tennis courts, family park, private lake boat dock, community pool.” The 2025 adopted budget carries Dock Maintenance at $1,000, Lake Maintenance at $5,000 and pool lines totaling $13,733. September 11, 2025 board minutes cover playground replacement and tennis court repairs. The number of tennis courts is not published.
No. The Victoria Park I association states that it “does NOT have common area amenities which allows the membership to keep the annual assessments very low.” Its FAQ, read October 2026, adds that no other association membership is required and no recreation or land-use rent applies. That trade-off is why Unit 1 owners pay just $166 a year, the lowest assessment in the neighborhood.
Nothing published gives them access. The pool, courts, park and lake dock belong to the Victoria Park II association, which owns the roughly 13.4-acre lake tract per the county parcel layer, and pool entry runs on key fobs, per the Victoria Park II site. No sharing arrangement appears in either association’s public pages; the recorded declarations govern who may use what.
No. The only dock in Victoria Park is Victoria Park II’s dock on its roughly 13-acre association lake, an inland freshwater lake with no canal or Gulf connection in the county water, road or parcel layers read in October 2026 (county parcels). For saltwater boating, Cocohatchee River Park, about 3.4 miles straight-line, has four launch lanes reaching the Gulf through Wiggins Pass.
Yes, in Victoria Park II. By our reading of county parcel boundaries and the 2026 DOR roll, about 42 homes back onto the Victoria Park II lake: every rolled Hidden Harbour lot, 17 in West and 6 in Unit 2 Addition. That is a parcel-map reading, not a recorded lake-lot designation. About 30 more homes back neighboring plats’ water or drainage tracts, which gives water or preserve views.
Yes. Hidden Harbour at Victoria Park is a 20-home plat recorded in the early 1990s (Plat Book 19 pages 52 to 53, per BCC Resolution 1996-509). Victoria Park II’s budget covers 224 homes, the count of the Unit 2, Unit 2 Addition, West and Hidden Harbour plats; the recorded Victoria Park II declaration, not posted online, fixes membership lot by lot. A 1991 Hidden Harbour corporation is inactive on Sunbiz.
No. Victoria Lakes and Victoria Shores are condominium developments on Victoria Lane, east of Victoria Park Unit 1, on separate plats with separate associations, per county address points read October 2026; our Victoria Shores guide covers them separately. Their counts, sales and rules are never part of Victoria Park’s figures. Other Florida Victoria Parks, in Fort Lauderdale, DeLand and Daytona Beach, are also unrelated.
No. Victoria Park has no community development district: the county CDD layer lists 32 districts and none covers Victoria Park, read October 2026. The Pelican Marsh CDD next door is a separate district. Victoria Park homes do sit in Collier millage code 38, which includes the county-run Victoria Park Drainage MSTU, a taxing unit that is neither an HOA nor a CDD.
Collier millage code 38 totaled 9.9897 mills in 2025, per the Florida DOR taxing authority table, including North Collier Fire at 1.0 mill and the Victoria Park Drainage MSTU at 0.3814 mill (FY2027 hearing). Worked example on an illustrative $500,000 taxable value: $500,000 x 9.9897 / 1,000 = $4,994.85. Which parcels the MSTU covers is set by its creating ordinance, so check the parcel’s own tax bill.
Victoria Park is in FEMA Zone X with no base flood elevation at all 22 points sampled across its five plats on the effective FEMA flood map, panels 12021C0193J and 12021C0194J, effective February 8, 2024. All 25 points sampled on the preliminary map issued March 20, 2025 are also Zone X. Edge and lake lots near those polygons need a lot-level check.
Zone X alone does not trigger the federal flood-insurance purchase requirement; your lender decides, and some require it anyway. Every one of the 22 Victoria Park points sampled on the effective FEMA map is Zone X. Unincorporated Collier is a Community Rating System Class 5 community, which gives a 25 percent NFIP discount on Regular Program policies, including outside the high-risk zone, per Collier Floodplain Management. Pricing is lot-specific.
No Victoria Park-specific storm damage record was found in county, National Weather Service, National Hurricane Center or major-media sources. County-wide: Irma (Sept 10, 2017) brought hurricane-force winds to all of greater Naples, per the NWS; Ian (Sept 28, 2022) pushed 6 to 9 feet of inundation in Naples, per the NHC report. Victoria Park sits roughly 2 to 3 miles inland of the Gulf shoreline.
The district’s own address lookup for the 2026 to 2027 year, run on one address in each of the five plats, assigns every Victoria Park home to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High. All three earned an A in SY26, per the CCPS 2026 Accountability Brief. Some online sources list other schools; the district lookup is binding, so check your exact address.
Pelican Marsh Elementary, 9480 Airport Road North, sits directly across Airport-Pulling Road from Victoria Park: 0.7 mile straight-line and about 0.9 road mile, 4 minutes by car, from the neighborhood’s center, per OSRM routing measured October 2026. The Victoria Park I association itself describes the community as “across the street from Pelican Marsh Elementary.” Walking distances vary by street and crossing point.
In Victoria Park I, yes, within its published rules: leases must be written, run at least six months, occur no more than twice per calendar year and receive Board approval within 20 days, with a $150 tenant application and a $500 lease escrow, per the VP I FAQ and Rules and Regulations. For Victoria Park II homes, the Victoria Park II declaration and rules govern; they are not posted publicly.
In Victoria Park I, RVs, boats and trailers may not be stored outside a garage, per the VP I Rules and Regulations. County code section 130-96 also applies, allowing driveway parking 48 hours in 7 days with a permit, per the county RV permit page. The county acted on an amendment in August 2026; read its final text. Victoria Park II’s declaration governs its homes.
Victoria Park I prohibits temporary structures, carports, detached garages and sheds, and allows fences only with Board approval (its rules specify 4-foot green or black vinyl-coated chain link), per the VP I Rules and Regulations read October 2026. Its architectural review application costs $150, per the VP I FAQ. For Victoria Park II homes, its declaration and rules govern; they are not posted publicly. County permits apply in both.
Victoria Park I allows up to three dogs and bars pit bulls, wolf hybrids and aggression-prone dogs, per its Rules and Regulations and FAQ, read October 2026. Violations draw fines of $100 per violation plus $100 per day while continuing. For the 224 Victoria Park II homes, the Victoria Park II declaration and rules govern pets; they are not posted publicly, so ask Cambridge Management before you buy.
No published Victoria Park rule requires decorating. Victoria Park I’s published use restrictions contain none (VP I FAQ), and the Victoria Park II declaration is not posted online, so its text governs for those 224 homes. The displays are a residents’ tradition, though the Victoria Park II 2025 budget does carry a holiday-lighting expense line. SWFL Family (Nov 24, 2025) reports that nearly all homes take part.
SWFL Family (Nov 24, 2025) reports that lights come on at sunset, most residents switch off between 10 and 11 p.m., traffic backs up to Airport-Pulling Road on busy nights and to Immokalee Road on Christmas Eve, with deputies directing. Residents told the county in 2025 comments on the Airport Road project of delays over an hour from Thanksgiving to early January.
Collier County recorded deeds show 9 qualified Victoria Park sales from August 11, 2025 to October 16, 2026, with a $700,000 median. We tracked 6 closed sales in the Southwest Florida MLS from August 11, 2025 to August 11, 2026; the two counts cover different windows and are never added. By plat, Victoria Park West’s three deed sales had a $685,000 median and Unit 1’s three a $620,000 median.
The biggest project is at the front door: the county’s Airport-Pulling Road widening from Vanderbilt Beach Road to Immokalee Road, $42.0 million, with construction shown at 18 to 24 months in the 2027 column of the 60 percent handout; no award was found by October 28, 2026. Vanderbilt Beach Road widening mobilized in July 2026 (county news), and The Henley, 336 apartments, is about 1.85 miles away.
Free-flow drive times from the neighborhood’s center, measured with OSRM routing in October 2026: Vanderbilt Beach Park 5.1 miles, 11 minutes; Fifth Avenue South 10.4 miles, 21 minutes; Southwest Florida International Airport (RSW) 26.1 miles, 37 minutes; I-75 Exit 111 at Immokalee Road 3.2 miles, 8 minutes. Peak season adds time. Beach parking is free with a Collier resident beach permit.
They take more paperwork than new construction. Every original Victoria Park home on the 2026 DOR roll predates the Florida Building Code’s March 1, 2002 statewide start (Florida Building Commission), so wind credits come from a wind-mitigation inspection documenting roof, attachments and openings. Collier’s average homeowners premium was $5,565 including wind, per the OIR January 2026 report; quotes are carrier-specific.
Selling in Victoria Park means pricing an older single-family home in one of two associations, $166 or $1,000 a year, from thin sales data: 9 recorded qualified sales in the latest county window. These answers cover prices, timing, estoppel, disclosures, insurance questions buyers raise and closing costs, using only what the public record supports.
We tracked 6 closed sales in Victoria Park in the Southwest Florida MLS from August 11, 2025 to August 11, 2026, under three MLS development names. County recorded deeds show 9 qualified sales from August 11, 2025 to October 16, 2026. The deed window runs two months longer and counts every recorded qualified transfer, so the figures are never added.
The median of the 9 qualified sales in Collier County recorded deeds, August 11, 2025 to October 16, 2026, is $700,000, the fifth of nine prices running from $562,500 to $835,500; the arithmetic mean is $696,444. The Southwest Florida MLS median for the 6 closings from August 11, 2025 to August 11, 2026 is . Your plat, lot and condition matter more: request a valuation.
Annual average qualified sale prices in Collier County recorded deeds (averages, not medians) rose from $558,675 in 2021 to $847,408 in 2022 (12 sales), up 51.7 percent. They then fell to $651,936 in 2025 (11 sales), down 23.1 percent from 2022, and stand at $708,100 for 2026 to October 16 (5 sales), up 8.6 percent from 2025. Small yearly counts make these averages swing; they are not a forecast.
We do not forecast markets, and no honest agent can. The record shows the 2026 to October 16 average qualified sale price of $708,100 (5 sales) is up 8.6 percent from 2025’s $651,936 and still below 2022’s $847,408, per Collier County recorded deeds. Naples buyer traffic typically peaks in the winter season. Call Jesse direct at (239) 898-6072 or get a free valuation.
Naples sees its heaviest buyer traffic in the winter season, so many sellers aim to be on the market as season begins. Victoria Park adds a December factor: per SWFL Family (Nov 24, 2025), lights come on at sunset and traffic backs up to Airport-Pulling Road on busy nights. A December listing still works with showings scheduled before dusk, and some buyers come precisely because they love the lights.
Days on market for the 6 Victoria Park closings in the Southwest Florida MLS from August 11, 2025 to August 11, 2026 is . With so few sales a year, one unusual listing can swing any average, so the realistic answer comes from your home’s price against current competition. Pricing correctly at launch, against the active competition that week, matters most.
Request it from your association early; the closing agent orders it and uses it to collect dues owed. Victoria Park I posts a $250 estoppel fee and is managed by Grandview Property Management, per its home page and FAQ. Victoria Park II owners request it through Cambridge Management; its estoppel fee is not published. Florida Statute 720.30851 governs estoppel certificates for homeowners associations.
In Victoria Park I, owners must give the Board 20 days’ written notice before a sale or lease, and the closing agent collects outstanding dues, per the VP I FAQ and recorded declaration set. For Victoria Park II homes, the Victoria Park II declaration governs any notice or approval step; it is not posted publicly, so ask Cambridge Management when you list.
For a Victoria Park I home, the association’s documents page posts the Amended and Restated Declaration (recorded set dated August 6, 2018), the Rules and Regulations and the architectural review form, so buyers can read them before signing. For a Victoria Park II home, the governing documents are not posted publicly; request the declaration, rules and current budget from Cambridge Management when you list.
Victoria Park I’s declaration allows a transfer fee “in the amount set by the Board” (section 11.2), and the amount is not published, per the recorded declaration set read October 2026. Victoria Park II’s transfer and estoppel fees are not published either. The estoppel certificate on your sale states what the association charges, and your purchase contract decides who pays it.
Victoria Park I bills its $166 assessment once a year, per its FAQ, read October 2026. Victoria Park II billed its $1,000 in two $500 installments, January 1 and July 1, in its 2025 adopted budget. The closing agent prorates the paid period between seller and buyer as the contract directs, using the estoppel certificate’s figures. Small amounts either way, but they appear on both settlement statements.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. Lee and Charlotte counties follow the opposite custom, which surprises some sellers. Custom is a starting point for negotiation, and every term in the contract can be negotiated. Custom is not law: your purchase contract controls who pays, and a negotiated contract can shift it.
Expect: the real estate commission (negotiable, set in your listing agreement), Florida documentary stamp tax on the deed, your mortgage payoff, the association’s estoppel fee ($250 for Victoria Park I, per its home page; unpublished for Victoria Park II), any Board-set transfer fee, prorated taxes and dues, and repairs you agree to. In Collier County the owner’s title policy is customarily the buyer’s cost. Ask us for a net sheet.
Commission in Florida is negotiable and is set by the listing agreement you sign and by the purchase contract; no law fixes a rate or who pays. Sellers commonly agree to compensation in the listing agreement, and buyer-agent compensation is now negotiated in writing case by case. Call Jesse direct at (239) 898-6072 to talk through what a Victoria Park listing should include.
Yes. An as-is contract tells the buyer you will not make repairs, but it does not remove your duty to disclose known material problems, and the buyer still inspects. On a home built in the 1970s or 1980s, expect the inspector, and the buyer’s insurer, to look hard at the roof, electrical panel, plumbing and openings. Price for what those reports will show.
Florida sellers must disclose known facts that materially affect a home’s value and are not readily observable to the buyer, including known roof leaks, water intrusion, mold, unpermitted work and similar defects. Disclose what you know, in writing, and keep receipts for past repairs. This is general information, not legal advice; a Florida real estate attorney answers questions about your specific home.
The lights are public knowledge: SWFL Family (Nov 24, 2025) describes Victoria Park as the most-lit neighborhood for the holidays in Naples, and the Naples Daily News lights map (Dec 5, 2024) lists it. Buyers will hear about it. Be ready to discuss it plainly: evening traffic on peak nights, deputies directing on Christmas Eve, and a neighborhood tradition many owners enjoy.
Not if you plan around them. SWFL Family (Nov 24, 2025) reports lights on at sunset and traffic backing up to Airport-Pulling Road on busy nights, so schedule December showings and open houses before dusk. Buyers who want to see the display can drive back after dark on their own time, which often doubles as a useful second look at the street.
Selectively, and only after pricing the work. The 2026 DOR roll records major updates on 43 Victoria Park homes, an effective year built of 2005 or later on 1970s and 1980s originals, so updated competition exists. The items that most often decide a sale are the ones a buyer’s insurer asks about: roof age, opening protection and roof-to-wall attachment, the fields on Florida’s OIR-B1-1802 form.
Expect a four-point review (roof, electrical, plumbing, HVAC) and a wind-mitigation inspection. The wind form, OIR-B1-1802, asks year built and the code in force at permit, roof covering and deck attachment, roof-to-wall connection, roof shape and opening protection. Every original Victoria Park home on the 2026 roll predates the Florida Building Code’s March 1, 2002 start, so carriers weigh these items.
Neither is required to list. Buyers’ insurers ask for them, though, and a buyer’s carrier usually wants them before it will bind coverage on an older home. Having a current wind-mitigation report on Florida’s OIR-B1-1802 form and a four-point report ready lets buyers get insurance quotes quickly. The Citizens mitigation guide shows how features documented by an inspector earn premium credits.
Usually yes, at a price, but roof age and condition drive the answer and each carrier sets its own limits. Collier’s average homeowners premium was $5,565 including wind, per the OIR January 2026 report, with the voluntary market writing 91.19 percent of policies. Citizens recommended 2026 rate cuts for most policyholders. Have roof permits, a four-point report and a wind-mitigation report ready for the buyer’s agent.
It can. All 22 Victoria Park points sampled on the effective FEMA map (February 8, 2024) are Zone X with no base flood elevation, and all 25 points on the preliminary map are also X, so most buyers face no zone-driven flood-insurance requirement; lenders still decide. Collier’s CRS Class 5 rating discounts NFIP policies 25 percent. Edge and lake lots need an individual check.
About 42 Victoria Park homes back the Victoria Park II lake, by our reading of county parcel boundaries: every rolled Hidden Harbour lot, 17 in West and 6 in Unit 2 Addition. With 9 recorded qualified sales in the latest window, though, the sample is too thin to measure a lake premium, and none is claimed here. Your valuation compares your lot with the specific sales that apply.
No public record gives a reliable pool count for Victoria Park homes or a measured price premium for one, so none is stated here. Whether yours changes the price depends on its condition, the cage and what competing listings offer. A comparison against specific nearby sales answers it for your home, and we include that comparison in every valuation we prepare.
Victoria Park lots run from 7,806 to 26,869 square feet, median 11,841, on the 2026 DOR roll. County footprint layers show about a dozen lots with a large footprint change from 2018 to 2025, a small handful a year, not a wave. The roll’s median just value of $563,701 is an assessment, not a price. No recent vacant-lot sales were found, so a teardown value needs a specific analysis.
Your homestead exemption ends with the sale; it does not transfer to the buyer. Florida’s portability rules let qualifying owners carry some of their accumulated Save Our Homes benefit to a new Florida homestead if they apply in time. Deadlines apply, so contact the county’s homestead exemption office before you close on your next home. This is general information, not tax advice.
Federal capital gains rules apply to any profit on a sale, and exclusions for a primary residence depend on how long you owned and lived in the home. We do not give tax advice, and the rules change with your facts. Talk to a CPA before you list, especially if the home was ever a rental or held in a trust.
Yes, within Victoria Park I’s published rules: written leases of at least six months, no more than twice per calendar year, Board approval within 20 days, a $150 tenant application fee and a $500 lease escrow, per the VP I FAQ and Rules and Regulations, read October 2026. No more than two persons per bedroom may occupy the home. Weigh rent against insurance, upkeep and the loss of homestead status.
The county plans six lanes from Vanderbilt Beach Road to Immokalee Road, with a 10-foot sidewalk on the Victoria Park side, $42.0 million total, construction 18 to 24 months in the 2027 column, per the 60 percent handout; no award was found by October 28, 2026. The county’s responses keep U-turns and found no noise walls qualify. Buyers will ask; we make no price claim about it.
It is a trade between certainty and exposure. A direct cash offer can close fast with fewer conditions, usually at a price that reflects that convenience. Listing on the Southwest Florida MLS puts the home in front of every active buyer and agent, which is how competing offers happen. Get a free valuation or call Jesse direct at (239) 898-6072.
Victoria Park I’s rules prohibit sheds, carports, detached garages and temporary structures, per its Rules and Regulations, so a shed there is an association issue as well as a permit one. Any unpermitted enclosure, addition or conversion can surface in the buyer’s inspection, appraisal or insurance review. Disclose what you know and price or fix it before listing. A permit expeditor or attorney answers specific cases; this is not legal advice.
Look for a team that knows the two associations, the five plats and the flood and insurance facts buyers ask about, and that has results across Naples. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, with over $900 million in sales, Jesse in the business since 2004 and the team since 2008. Read our approach to selling a home in Naples, then call Jesse direct at (239) 898-6072.
They are different numbers. The 2026 Florida DOR roll just value, an assessment, has a median of $563,701 across 332 Victoria Park homes (DOR roll). Market value is what buyers pay: Collier County recorded deeds show a $700,000 median across 9 qualified sales from August 11, 2025 to October 16, 2026. Get a free valuation for your home’s market figure.
Victoria Park buyers and sellers work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse has been in the business since 2004, the team has worked together since 2008, and we know Victoria Park’s two associations and five plats from the public record up.
Read the full story of the team on our About McGreevy and Comisar page.
With their Domain Realty Group team, McGreevy and Comisar have sold over $2.5 billion in real estate. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, in the same ZIP code as Victoria Park. Meet the team at Domain Realty Group.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Victoria Park? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read our guide to buying a home with McGreevy and Comisar.
Every Victoria Park fact on this page traces to a primary public record: association documents, Sunbiz filings, Collier County GIS layers and budgets, Clerk records, FEMA flood maps, school district data, state insurance reports and county and state agency pages. Each source below was retrieved in October 2026; listing portals and brokerage sites are excluded.
2,057 people live in Victoria Park, where the median age is 41 and the average individual income is $60,977. Data provided by the U.S. Census Bureau.
Total Population
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Victoria Park, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including K3 Real Estate, 7-Eleven, and Mezzo.
| Name | Category | Distance | Reviews |
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| Dining | 0.86 miles | 0 reviews | 0/5 stars | |
| Dining | 0.89 miles | 0 reviews | 0/5 stars | |
| Dining | 1.02 miles | 2 reviews | 3/5 stars | |
| Dining | 1.05 miles | 2 reviews | 3/5 stars | |
| Shopping | 1.02 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.03 miles | 0 reviews | 0/5 stars | |
| Active | 0.85 miles | 0 reviews | 0/5 stars | |
| Active | 0.85 miles | 0 reviews | 0/5 stars | |
| Active | 0.97 miles | 1 review | 5/5 stars | |
| Active | 0.98 miles | 0 reviews | 0/5 stars | |
| Active | 0.98 miles | 1 review | 5/5 stars | |
| Active | 1.01 miles | 1 review | 5/5 stars | |
| Active | 1.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.78 miles | 1 review | 5/5 stars | |
| Beauty | 0.8 miles | 1 review | 5/5 stars | |
| Beauty | 0.8 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.88 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.98 miles | 1 review | 5/5 stars | |
| Beauty | 0.99 miles | 0 reviews | 0/5 stars | |
| Beauty | 1 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.03 miles | 0 reviews | 0/5 stars | |
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Victoria Park has 787 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Victoria Park do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,057 people call Victoria Park home. The population density is 3,471 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
