Updated October 2026
Sell your Berkshire Lakes home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Village-level pricing from 108 MLS closings, association approval and estoppels ordered early. Call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Selling in Berkshire Lakes means selling into one of eleven village markets, from Newcastle condos near $247,250 to single-family homes near $590,000, under one of two master associations. McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, price each home from its own village’s Southwest Florida MLS closings and run the association file.
Berkshire Lakes is a lake community of about 2,156 homes in Naples, Florida, ZIP 34104, at Santa Barbara Boulevard and Radio Road. It holds the 1,639 units of the Berkshire Lakes Master Association (669 single-family homesites and 970 condos, villas and coach homes in eight sub-associations) plus The Shores group east of Santa Barbara Boulevard, which sits outside that master association under its own master homeowners association (BLMA Sub-Associations page). The full picture of the place, from the 1983 rezoning to the clubhouse, schools and flood maps, lives in our Berkshire Lakes community guide, and this seller page sits beside it. Everything below answers one question: how to sell a Brentwood home, a Shores single-family home, a Melrose Gardens villa or a New Waterford condo for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. If you are interviewing listing agents before you choose, our guide to the best real estate agents in Naples compares the teams on the public record. For a Berkshire Lakes owner the test is simple: ask every agent to show you the closings in your own village, which association approves your buyer, and how many estoppel certificates your closing needs.
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.
These are career figures across Lee and Collier counties, and we label them that way. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales inside that number. Jesse has worked Southwest Florida real estate since 2004 and the partnership has sold together since 2008. The wider team is at DomainRealtyGroup.com.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the association paperwork, which in Berkshire Lakes can mean the master association’s sale approval, a sub-association’s approval and two estoppel certificates on one closing. Marc Comisar runs the field: showings, buyer-agent conversations, inspections, contractors and walkthroughs for owners who live out of state. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
A single-family owner in Units 1 to 7 belongs to the master association only, so the sale runs through one approval and one estoppel certificate (BLMA Sales and Leasing). A condo, coach-home or villa owner belongs to the master association and a sub-association, so the buyer files two approval packets and the closing needs two estoppels. An owner in The Shores, Berkshire Pines or The Preserve at the Shores answers to The Shores at Berkshire Lakes Master Homeowner’s Association instead, and does not pay the master association’s $690 fee for 2026 (BLMA 2026 Budget). We prepare those three sales differently, and the sections below keep them apart.
Selling in Berkshire Lakes differs from a typical Naples resale in five ways: two separate master associations share one name, condo and villa sales need two approvals and two estoppels, FEMA’s flood map changes village by village, every home dates from 1988 to 2003, and every sale is a resale priced against its own village.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; association and county records retrieved October 2026)
“Berkshire Lakes” on the Southwest Florida MLS covers about 2,156 homes in two governance blocs. West of Santa Barbara Boulevard, the Berkshire Lakes Master Association governs 1,639 units with one vote per unit: 669 single-family homesites in Units 1 to 7 and 970 attached homes in Newcastle (278), New Waterford (168), Partridge Pointe (148), Windsor Place (116), The Coach Homes (96), The Colonies (78), Melrose Gardens (74) and Berkshire Landings (12) (BLMA Sub-Associations page; BLMA statutory FAQ, June 2024). East of it, The Shores (210 homes), Berkshire Pines (119 homes) and The Preserve at the Shores (188 condominiums) sit under The Shores at Berkshire Lakes Master Homeowner’s Association, filed in 1998 (Sunbiz, N98000002011). A listing has to say which bloc a home is in, because the fee, the amenities and the paperwork follow it.
Under Article X of the master association’s recorded Declaration, no sale is valid without the Board’s prior written approval, evidenced by a recordable Certificate of Approval; the Board has 20 days after complete information, and no more than 60 days after notice, to act (Fourth Amended and Restated Declaration). A condo, coach-home or villa sale adds the sub-association’s own approval and estoppel (BLMA Sales and Leasing). That paperwork decides the closing date, so Jesse orders it before the first showing rather than after the first offer.
On FEMA’s effective map of February 8, 2024, 612 of 2,435 county address points in Berkshire Lakes, or 25.1%, sit in high-risk Zone AE or AH, from 80.5% at Melrose Gardens and 77.5% at Newcastle to 0% at The Preserve at the Shores (FEMA NFHL flood hazard zones, queried Oct 10, 2026). Partridge Pointe and Windsor Place hold whole-property Letters of Map Amendment issued in 2024. A buyer’s lender reads that map, so your village’s flood share, and any letter that removes your building from it, is a pricing fact.
The 2026 Florida Department of Revenue roll dates the single-family units from 1988 to 2003, with a median year of 1992, and the condominium villages from 1989 (The Coach Homes) to 2002 (The Preserve at the Shores) (FDOR cadastral centroids, 2026 roll). Homes of that era sell on roof age, wind mitigation and plumbing history, because those are what a buyer’s insurer asks about first. We collect those papers before the listing goes on the market.
There is no builder selling new homes in Berkshire Lakes and no unbuilt phase: the 2026 state roll shows only four privately valued vacant residential lots, all in Units 1 to 3 (FDOR cadastral centroids, 2026 roll). Your competition is your neighbors’ listings and the rentals and new construction around the community, not a model center inside it. That makes the village’s own closing record the right starting point for every price.
Berkshire Lakes recorded 108 closed sales and $42,515,440 in volume in the 12 months to October 13, 2026, at a $320,000 median, with prices from $205,000 to $1,100,000. These eight facts frame every pricing, marketing and paperwork decision in the sections that follow.
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and we track every Berkshire Lakes closing: in the last 12 months we tracked 108 Berkshire Lakes closings, $42,515,440 in volume, at a $320,000 median across 11 villages.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026)
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales. Those are career figures across Southwest Florida. They tell you how many negotiations, inspections, association approvals and closing-table surprises the people on your listing have already handled, which matters most on a sale where a master association, a sub-association, a lender and an insurer all have a say.
Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026 | Closings | Median price | Range | Volume |
|---|---|---|---|---|
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 | $42,515,440 |
Master-association neighborhoods (9 villages) | 86 | $322,500 | $205,000 to $1,100,000 | $34,182,950 |
The Shores group (The Shores plus Preserve at the Shores) | 22 | $314,500 | $267,500 to $810,000 | $8,332,490 |
All single-family (MLS building design) | 35 | $590,000 | $375,000 to $1,100,000 | $20,833,750 |
All attached: condo, villa, townhouse-style and coach home (MLS building design) | 73 | $295,000 | $205,000 to $450,000 | $21,681,690 |
Two of the 108 closings, a New Waterford condo at $215,000 on July 15, 2026 and a Newcastle condo at $255,000 on September 4, 2026, were Sold Data Entry records entered after closing. They are real recorded sales, so they count in closings, medians, ranges and volume. Every one of the 108 sales was filed under Naples. The master-association median of $322,500 is the mean of the middle pair, $320,000 and $325,000, and the Shores-group median of $314,500 is the mean of $312,000 and $317,000.
We judge a Berkshire Lakes listing on three numbers you can check: days to contract against the median for your village, the sale price against its final list price, and whether the home closed on the date you planned. The median days on market for this window is 63 days and the median sale-to-list ratio (sold price over final list price) is 95.9%. Those are the yardsticks the rest of this page uses, and the ones we will report on your own sale.
The three highest Berkshire Lakes closings in the window were single-family homes: $1,100,000 on March 30, 2026 and $820,600 on January 15, 2026 in the master-association single-family core, and $810,000 on March 2, 2026 at The Shores; the core’s third-highest was $790,000 on July 15, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Fourteen of the 108 closings were at $600,000 or more, 12 of them in the core and 2 at The Shores, by our count of the pull. Those are the sales that set the ceiling for a large, updated single-family home; they say nothing about a garden condo.
For a home priced to its own village, yes: Berkshire Lakes is a working resale market. The Southwest Florida MLS shows 108 closings in the 12 months to October 13, 2026 at a $320,000 median, with sales in every one of 11 villages and 42 of them in the January to April 2026 season.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026)
Segment (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026) | Closings | Median | Range |
|---|---|---|---|
All single-family (MLS building design) | 35 | $590,000 | $375,000 to $1,100,000 |
All attached: condo, villa, townhouse-style and coach home (MLS building design) | 73 | $295,000 | $205,000 to $450,000 |
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 |
The two ranges overlap only between $375,000 and $450,000: the top attached sale, $450,000 for a villa in The Shores on October 2, 2026, sits just above the lowest single-family sales. A seller in that overlap competes with buyers from both directions, and the first price decides which of them sees the listing.
The headline medians for the two blocs, $322,500 for 86 master-association sales and $314,500 for 22 Shores-group sales, look almost the same, and that is misleading (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The Shores group’s 22 sales split into 7 sales at The Shores, from $400,000 to $810,000 (too few for a 12-month median), and 15 condominium sales at The Preserve at the Shores at a $299,000 median. The master-association side splits into 29 single-family sales at a $590,000 median and 57 condo, villa and coach-home sales. Compare like with like: single-family against single-family, the core traded above The Shores; condo against condo, The Preserve at the Shores sat just below New Waterford at $305,000 and well above Newcastle at $247,250.
The number of Berkshire Lakes homes for sale today is 25, with 6 more pending, and their median list price is $335,000, from $199,000 to $1,048,000. Months of supply, the 25 active listings divided by the 9.0 closings a month the last 12 months averaged, is 2.8. We read the current listings in your own village before we recommend a price, because a buyer touring your building or street this weekend compares your home with those listings, not with a community median.
Price band, closings Oct 13, 2025 to Oct 13, 2026 | Closings |
|---|---|
Under $250,000 | 9 |
$250,000 to $299,999 | 33 |
$300,000 to $399,999 | 29 |
$400,000 to $599,999 | 23 |
$600,000 and up | 14 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; bands by our count of the 108 sales. Forty-two of the 108 closings, 9 plus 33, were under $300,000, all of them attached homes, and 37 were at $400,000 or more, almost all single-family homes plus Melrose Gardens and Shores villas. The busiest band, $250,000 to $299,999, is where sales from Preserve at the Shores, New Waterford, Newcastle, Partridge Pointe, Coach Homes, Windsor Place, The Colonies and Berkshire Landings landed, so a condo seller there competes on condition, floor plan, garage and flood paperwork.
Village | Homes | Closed sales | Share of homes that closed |
|---|---|---|---|
New Waterford | 168 | 15 | 8.9% |
Melrose Gardens | 74 | 6 | 8.1% |
Preserve at the Shores | 188 | 15 | 8.0% |
Partridge Pointe | 148 | 9 | 6.1% |
Coach Homes | 96 | 5 | 5.2% |
Windsor Place | 116 | 6 | 5.2% |
Single-family core (Units 1 to 7) | 669 | 29 | 4.3% |
Newcastle | 278 | 12 | 4.3% |
The Colonies | 78 | 3 | 3.8% |
The Shores | 210 | 7 | 3.3% |
Whole footprint | 2,156 | 108 | 5.0% |
Sources: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page and the Florida DBPR condominium roster. Berkshire Landings (12 homes) had one sale and no sale carried the Berkshire Pines name, so neither gets a rate. Low turnover means fewer comparable sales, which is exactly when a seller most needs pricing built from the village’s own record rather than a model.
Forty-two of the 108 Berkshire Lakes closings in the last year fell between January and April 2026, and March alone had 17, so a listing that is priced, photographed and paper-ready before the season meets buyers at their peak. Request a written opinion of value through our Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Berkshire Lakes, read how we represent buyers in Naples or call Marc at (239) 287-5873.
We price a Berkshire Lakes home from the closings of its own village, adjusted for size, lake frontage, roof age, wind mitigation, garage, flood zone and any Letter of Map Amendment, and for condos the association’s reserves and pending assessments, then test the number against live listings and what a buyer’s appraiser will find.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; window rule: the 12-month window first, and a list of the sales themselves wherever a village has fewer than 10 closings)
Berkshire Lakes is eleven price markets that share a name and a ZIP code. A Unit 1 Brentwood home with a median of 3,086 square feet of living area and a 1,191-square-foot Partridge Pointe condo do not share comparable sales (FDOR cadastral centroids, 2026 roll). We pull the 12-month closings for your own village first and read every sale in it, then widen to neighboring villages with the same product only where your village is thin.
Village (Southwest Florida MLS) | Closings, 12 months | Median | Low | High | Sold volume | Bloc |
|---|---|---|---|---|---|---|
Single-family core (Units 1 to 7) | 29 | $590,000 | $375,000 | $1,100,000 | $17,524,750 | Master association |
Preserve at the Shores | 15 | $299,000 | $267,500 | $370,000 | $4,603,490 | Shores group |
New Waterford | 15 | $305,000 | $215,000 | $330,000 | $4,415,400 | Master association |
Newcastle | 12 | $247,250 | $206,000 | $270,000 | $2,873,000 | Master association |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The $590,000 row is the single-family core only; the Berkshire Lakes median across all 108 sales is $320,000. The spread is the point: the core’s median is nearly twice New Waterford’s and more than twice Newcastle’s, and the core’s range alone runs from $375,000 to $1,100,000, which is why a single-family price starts from the unit, the size and the lot, not the community.
Under 10 closings a median is not a market, so we list the sales themselves, newest first, as the Southwest Florida MLS recorded them in the 12 months to October 13, 2026.
Village | Closings | Sales on record (date, price) |
|---|---|---|
Partridge Pointe | 9 | 2026-09-25 $288,000; 2026-04-30 $280,000; 2026-03-27 $250,000; 2026-03-19 $274,000; 2026-03-18 $349,900; 2026-02-27 $342,000; 2026-01-12 $320,000; 2025-12-17 $299,000; 2025-10-22 $345,000 |
The Shores | 7 | 2026-10-02 $450,000; 2026-07-21 $515,000; 2026-06-16 $475,000; 2026-06-12 $410,000; 2026-05-18 $669,000; 2026-03-02 $810,000; 2025-10-16 $400,000 |
Melrose Gardens | 6 | 2026-08-21 $390,000; 2026-03-31 $390,000; 2026-02-05 $375,000; 2025-12-15 $385,000; 2025-11-27 $420,000; 2025-11-14 $440,000 |
Windsor Place | 6 | 2026-09-08 $330,000; 2026-08-14 $325,000; 2026-06-10 $300,000; 2026-06-04 $295,000; 2026-04-29 $334,000; 2026-03-31 $290,000 |
The Coach Homes | 5 | 2026-09-23 $290,000; 2026-08-12 $254,900; 2026-06-22 $285,000; 2026-02-26 $310,000; 2026-01-09 $265,000 |
The Colonies | 3 | 2026-09-03 $230,000; 2026-01-15 $250,000; 2025-11-14 $205,000 |
Berkshire Landings | 1 | one sale, 2026-04-15 $258,000 (too thin to read as a market rate) |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. For reference, the 24-month medians (Oct 13, 2024 to Oct 13, 2026) for the villages that reach 10 sales by widening the window are $288,000 at Partridge Pointe (11 sales), $480,000 at The Shores (28), $325,000 at Windsor Place (11) and $287,500 at The Coach Homes (10); Melrose Gardens and The Colonies had 8 sales each in 24 months, still under 10, so they stay as lists. No sale in the window carried the Berkshire Pines name, so a Berkshire Pines home prices from The Shores’ sales and the core’s comparable homes. If your village is on this list, the opinion of value we write for you reads these sales line by line and adjusts them to your floor plan, garage, view and condition.
The single-family core prices from the unit outward. On the 2026 state roll, master-association single-family homes have a median of 2,335 square feet of living area (10th to 90th percentile 1,874 to 3,365), but Unit 1 (Brentwood) runs 3,086, Unit 2 2,850, Unit 4 2,025 and Unit 6 1,984 (FDOR cadastral centroids, 2026 roll). Units 6 and 7 carry the 1991 lot minimums of 6,300 square feet with 55 feet of frontage and 7,200 square feet at 70 feet wide (Ordinance 91-45). A lake lot, a newer roof and a wind-mitigation report move a core home within the $375,000 to $1,100,000 range more than any community trend does.
Inside the attached villages the size bands are narrow on the 2026 roll: every Melrose Gardens villa is 1,757 square feet, Berkshire Landings runs 1,475 to 1,700, The Coach Homes 1,240 to 1,648, Newcastle 1,300 or 1,450, Windsor Place 1,191 to 1,421, The Preserve at the Shores 1,311 or 1,406, Partridge Pointe 1,191 to 1,401, New Waterford 1,212 to 1,362 and The Colonies 1,093 to 1,312 (FDOR cadastral centroids, 2026 roll). With size held nearly constant, the price moves on a garage (New Waterford, Windsor Place, The Coach Homes and Berkshire Landings describe one with each unit), a lake view, the renovation, the floor, the building’s flood paperwork and the association’s finances.
Six adjustments do most of the work. First, lake frontage, which buyers pay for and which also tends to put a lot in the AE zone. Second, roof age, because an insurer may not refuse a policy solely because a roof is less than 15 years old under section 627.7011, Florida Statutes, and an older roof invites tougher terms. Third, wind-mitigation features that earn premium credits under section 627.0629. Fourth, the flood zone and any LOMA. Fifth, for a condo, the association’s reserves and any special assessment. Sixth, condition. The adjustment amounts come from closings in your village, never from asking prices.
An automated model needs many similar recent sales. Berkshire Lakes produced 108 closings in a year across 11 villages, and seven of those villages recorded fewer than 10 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). A model also cannot see which master association a home belongs to, whether a LOMA covers the building, how old the roof is or whether a special assessment is pending. Treat an online estimate as a starting question, and treat our written opinion of value as the answer.
Seller question | Single-family home, Units 1 to 7 | Condo, villa or coach home, master-association villages | Home in The Shores group |
|---|---|---|---|
12-month closings and median | 29 at $590,000 | 57 across eight villages, medians $247,250 (Newcastle) and $305,000 (New Waterford) where a village has 10 or more sales | 7 in The Shores, $400,000 to $810,000; 15 at $299,000 (The Preserve at the Shores) |
Associations that approve the buyer | Master association only | Master association and the sub-association | The Shores master association (and, at The Preserve, the condominium association) |
Estoppel certificates at closing | One | Two | From the Shores associations |
2026 master fee | $690 a year | $690 a year plus the sub-association fee | No $690 fee; Shores dues not published |
Highest share of address points in AE or AH | 16.6% | 80.5% at Melrose Gardens | 0.9% at The Shores; 0% at The Preserve |
What decides the price | Unit, size, lake lot, roof, condition | Village, garage, view, floor, flood letter, reserves | Phase, size, gate, flood map, Shores dues |
Sources: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; BLMA Sales and Leasing; BLMA 2026 Budget; FEMA NFHL flood hazard zones, Oct 10, 2026.
We market a Berkshire Lakes home with professional photography, video and drone coverage, full Southwest Florida MLS exposure, our qualified-buyer database and, when an owner wants discretion, off-market capability. The package changes with the product: a lakefront single-family home and a garden condo reach different buyers by different routes, and both need the association file ready.
A Berkshire Lakes buyer is buying water and a setting as much as square footage. The master association counts seven lakes, with about 24,800 linear feet of shoreline in its reserve study (BLMA Reserve Study, Dec 22, 2025), so for a lake lot the media has to show the view from the lanai and the way the home sits on the water. Drone footage shows how close the home is to the clubhouse campus at 495 Belville Boulevard, the lake path and Publix at the corner. For a condo, it shows the building, the village pool and the view from the unit. We do not publish a view claim we cannot photograph.
Listings with their documents ready get fewer surprises. For every master-association home we assemble the recorded Declaration, the February 2026 Rules, the 2026 budget and the purchase application, all published by the association (BLMA Rules and Regulations, February 2026; BLMA purchase application 2026). For a condo or villa we add the sub-association’s declaration, budget, insurance schedule and any assessment notice. For every home we gather the roof permit date, a wind-mitigation report, a four-point inspection where useful, and the elevation certificate or LOMA. A buyer who can see those papers on day one can write a clean offer.
The single most common error in Berkshire Lakes marketing is promising the wrong amenities. The master clubhouse, pool, courts, pier and path belong to the master association and are covered by its $690 fee; the master association’s Rules limit its facilities to its members, so a listing in The Shores, Berkshire Pines or The Preserve at the Shores cannot promise them (BLMA Rules and Regulations, February 2026). We write each listing to the bloc and the village: the village pool at Partridge Pointe, which the master association describes as “the largest swimming pool in Berkshire Lakes”, the garage at New Waterford, the gate structures at The Shores (BLMA Sub-Associations page).
Forty-two of the 108 closings in the last year fell between January and April 2026, by our count of the Southwest Florida MLS pull, so we time the launch to meet seasonal buyers. For out-of-state buyers we build a remote showing packet. For investor buyers we put the leasing rules in front of them before they write: the master Declaration allows rentals of at least one month and no more than three a year, the February 2026 Rules add a 30-day minimum (a February-only lease excepted) and a “ZERO tolerance policy on short term rentals”, and several villages are stricter (Fourth Amended and Restated Declaration, s.8.10; BLMA Rules, February 2026). An investor who knows the rules up front does not walk at approval.
In the master-association neighborhoods, the Rules allow one For Sale sign per home, by the owner or with the realtor’s name and logo, no larger than 2 square feet, in the front yard (BLMA Rules, February 2026). New Waterford’s rules approved April 27, 2026 bar For Sale and For Rent signs on condo property (New Waterford Rules and Regulations 2026). We follow the village rule, and where a sign is barred we lean harder on the MLS, the database and the showing schedule.
Some Berkshire Lakes owners, particularly in the small villages and among single-family owners who know their neighbors, prefer a quiet sale. We can run a private or off-market listing to our qualified-buyer database and to selected agents, and we will tell you plainly what it costs in exposure compared with a full MLS launch. The master association’s approval still applies to a private sale, so the buyer’s application and the Board’s 20-day window are part of the plan either way. Confidential conversations are welcome at (239) 898-6072.
You get showing activity, buyer-agent feedback and a plain comparison of your days on market against the median for your village (63 days across Berkshire Lakes, 39 in the single-family core, 35 at New Waterford, 104 at Preserve at the Shores and 120 at Newcastle) and against the active listings you compete with. If the market answers a price with silence, we tell you in week four, not month four, and we show you which village sales and listings the buyers are comparing you with.
In Berkshire Lakes, Jesse McGreevy and Marc Comisar negotiate every offer personally, from price and closing date to inspection repairs, insurance contingencies, the association approval window and who pays a pending special assessment. The negotiation is part of the price, and a partner-level negotiator protects it.
The partners who list your home are the people who sit across from the buyer’s agent. We read every offer for what it says about the buyer: how much the price depends on a financing contingency, on an insurance quote, on the buyer’s own sale or on renting the home out, and whether the buyer has read the association’s leasing and pet rules. We answer in writing and we tell you when to hold and when to move.
Every master-association sale needs the Board’s prior written approval. Under Article X of the recorded Declaration the Board has 20 days after it receives complete information to act, and no more than 60 days after notice; if it does not act in time the transfer is deemed approved; and a denial requires listed good cause, a majority of the whole Board and a written opinion of counsel (Fourth Amended and Restated Declaration, s.10.2 to 10.4). “Complete” is the operative word, so we get the buyer’s application in the day the contract is signed and make the contract’s approval contingency match the clock. A condo or villa adds the sub-association’s approval on its own calendar.
With homes built from 1988 to 2003, the buyer’s insurer usually asks for a four-point inspection of the roof, electrical, plumbing and heating and air conditioning, and the wind-mitigation report decides the premium credits. We schedule both early. At Newcastle, the polybutylene re-piping project the association ran, with owner letters in 2022, is a question every buyer’s inspector will raise, so we gather your unit’s re-pipe paperwork before the listing (Newcastle re-pipe project).
The purchase contract allocates a special assessment and the estoppel certificate discloses it. The live example is Newcastle, whose board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). At the master level, the Bylaws cap special assessments in any year at 15% of the total annual budget, including reserves, unless a majority of the voting interests present at a meeting consent (BLMA Bylaws). We negotiate the wording before it costs you.
Many Berkshire Lakes sellers want to close around a travel schedule, a northern move-out date or the end of the winter season. A buyer who needs a lender, a flood quote, a wind policy and two association approvals has a different clock than a cash buyer, and the contract date should reflect which one you are facing. We trade price for time deliberately, not by accident, and we keep the $690 master assessment and any condo fees current so the estoppel stays clean through closing.
A lender’s appraiser looks first at closed sales in the same village, the same floor plan and the same size within the last several months. In Berkshire Lakes that can mean three or four sales, sometimes one. We build that comparable set before you list, including the older and neighboring-village sales an appraiser will be forced to adjust, so the price we recommend is one a financed buyer’s appraisal can support. If a low appraisal arrives anyway, we have the evidence for a reconsideration, a renegotiation or a cash-buyer path ready.
The Berkshire Lakes sales that matter most are the ones in your own village. Below are the ten most recent closings from the Southwest Florida MLS across eight villages, from a $490,000 single-family home to a $227,500 Newcastle condo, so you can see how widely the community’s market runs.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026)
Closed | Village | Product | Sold price | Days on market |
|---|---|---|---|---|
2026-10-09 | Newcastle | Condominium | $227,500 | 21 |
2026-10-02 | The Shores | Villa attached (MLS building design) | $450,000 | 85 |
2026-10-01 | Single-family core | Detached single-family | $490,000 | 34 |
2026-09-25 | Partridge Pointe | Condominium | $288,000 | 71 |
2026-09-23 | Coach Homes | Coach-home condominium | $290,000 | 11 |
2026-09-10 | Preserve at the Shores | Condominium | $350,000 | 145 |
2026-09-08 | Windsor Place | Four-plex condominium with garage | $330,000 | 110 |
2026-09-08 | Newcastle | Condominium | $252,000 | 150 |
2026-09-04 | Newcastle | Condominium | $255,000 | entered after closing |
2026-09-03 | The Colonies | Condominium | $230,000 | 117 |
These are the ten most recent Southwest Florida MLS closings through October 13, 2026, shown as recorded, with days on market as the MLS reports them; product types come from the village descriptions on the BLMA Sub-Associations page and, for The Shores villa, the MLS building design.
The highest Berkshire Lakes closing of the year was a single-family home in the master-association core at $1,100,000 on March 30, 2026, followed by $820,600 on January 15, 2026 and $790,000 on July 15, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Against the core’s $590,000 median those are outliers: the core’s middle 15 sales ran from $528,000 to $665,000. A seller of a Brentwood home, where the median living area is 3,086 square feet, prices from that top tier; a seller of a 1,984-square-foot Unit 6 home prices from the middle. Size, not the community name, puts a home in one group or the other.
The Shores recorded 7 sales in the year, too few for a median, from $400,000 on October 16, 2025 to $810,000 on March 2, 2026, with $669,000 on May 18, 2026 and $515,000 on July 21, 2026 behind it (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 24 months to Oct 13, 2026 the median was $480,000 on 28 sales. The Shores is the youngest single-family stock in Berkshire Lakes, built 2000 to 2003 with a median of 2,106 square feet (FDOR cadastral centroids, 2026 roll), and almost entirely Zone X unshaded on today’s flood map. Those are the two facts a Shores seller leads with.
Newcastle’s twelve sales ran from $206,000 on January 13, 2026 to $270,000 on October 31, 2025, a $247,250 median and a $64,000 spread, the lowest median in Berkshire Lakes (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). In a band that tight, condition, floor plan, the re-pipe paperwork and the answer to the noticed $1,200 reserve assessment decide where a unit lands. Newcastle’s flood share, 77.5% of unit address points in Zone AE, and its condominium-wide LOMA 12-04-7759X, revalidated on the county’s 2024 Summary of Map Actions, belong in every listing (Collier County 2024 SOMA).
The Preserve at the Shores had 15 sales in the year, level with New Waterford and more than any other condominium in Berkshire Lakes, at a $299,000 median between $267,500 and $370,000, and 8.0% of its 188 units changed hands (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). High turnover gives a Preserve seller something most villages lack: enough recent sales to price precisely. It also means more competing listings over a year, so the first price matters. None of the Preserve’s 237 address points is in Zone AE or AH on the effective map (FEMA NFHL flood hazard zones).
An appraiser’s first question is which sales in the same village closed recently, at what size, and at what price. With 10 or more closings that is a median; with fewer, it is a list of sales like the ones in the pricing section. We assemble the same set before you list, and we add the roof, wind-mitigation, flood and association facts that explain why one sale is not another.
Selling a Berkshire Lakes home in Collier County costs a negotiated commission, Florida’s documentary stamp tax on the deed at a rate set by statute, one or two estoppel certificates, a property tax and assessment proration and any payoff. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
Line item | Who customarily pays in Collier County | Amount or rule |
|---|---|---|
Listing commission | Seller | Negotiable; no rate is set by law |
Buyer-agent compensation | Seller, if the seller chooses to offer it | Negotiable, agreed in writing |
Documentary stamp tax on the deed | Seller | Set by Florida statute, calculated on the sale price |
Owner’s title insurance policy | Buyer, who usually chooses the closing agent | The contract controls |
Master association estoppel certificate | Ordered by the seller or closing agent; the contract allocates the fee | Ordered from the association’s counsel; fee not published; statutory caps apply |
Sub-association estoppel (condo, coach home, villa) | Ordered by the seller or closing agent; the contract allocates the fee | Set by each association within statutory limits |
Property tax proration | Credit from seller to buyer | The seller’s days of ownership in the tax year |
Master assessment proration | Settled between the parties | The $690 for 2026 is paid in advance each January |
Purchase application | Buyer | $160 at the association’s online checkout; $145 in its printed packets; the current packet governs |
Mortgage payoff and release recording | Seller | Loan balance plus per-diem interest |
Sources: BLMA Sales and Leasing; BLMA purchase application 2026; Collier County Tax Collector. Always confirm the split against the contract you sign; a negotiated contract can move any line.
In Florida the seller customarily pays the documentary stamp tax on the deed, at a rate set by Florida statute and calculated on the sale price; the buyer customarily pays the taxes on a new mortgage. On a Berkshire Lakes sale the deed stamps are usually the largest government charge on the seller’s side, alongside the prorated property taxes. Because the tax scales with price, it is a larger line on a $790,000 core home than on a $247,250 Newcastle condo. Your closing agent computes the exact figure on the settlement statement, and we put an estimate on your net sheet before you list.
The estoppel certificate states what is owed on the home: the current assessment, any unpaid balance, any special assessment and any open violation. A single-family sale in Units 1 to 7 needs one, from the master association; a condo, coach-home or villa sale needs two, one from the master association and one from the sub-association; a Shores-group sale needs its estoppels from the Shores associations (BLMA Sales and Leasing; BLMA FAQ and Resources). The master association’s estoppel is ordered from its counsel, and its fee is not posted. Expedited delivery usually costs more, so we order early.
Collier County property taxes are customarily prorated on the settlement statement: the annual bill issues in November and is paid in arrears, so the seller usually credits the buyer for the year to date (Collier County Tax Collector). Berkshire Lakes bills vary by tax-authority code: 0052, 0202 and 0254 inside the master association, and 0314 for The Shores, Berkshire Pines and The Preserve at the Shores (Florida Statewide Cadastral, DOR 2026 roll). There is no CDD line. The master association’s $690 assessment, paid in advance each January, is settled between the parties the same way.
Your commission is negotiated, in writing, with no rate set by law. We prepare a written net sheet at your pricing options before you list, and you will see the commission, the deed stamps, the estoppel fees, the tax and assessment prorations and your payoff on one page. Whether to offer buyer-agent compensation is a pricing decision, not a formality, and we show the cost with and without it at your price point.
Florida sellers must disclose known material defects that a buyer cannot readily see, and in Berkshire Lakes that often means roof age, past water intrusion, plumbing history and flood events. The master association publishes a statutory-style FAQ covering voting rights, use and leasing restrictions, the assessment and its due date, other mandatory associations, recreation fees and litigation over $100,000 (BLMA June 2024 statutory FAQ). A condo resale also carries the document requirements of Florida’s condominium law, Chapter 718: the declaration, bylaws, rules, budget and the association’s FAQ. Disclose fully and early; it protects the sale.
The Berkshire Lakes Master Association is a mandatory homeowners’ association, so section 720.401, Florida Statutes applies to a single-family resale in Units 1 to 7. Four facts govern it. The disclosure summary must be given before the buyer executes the contract, never at closing. On a resale, the parcel owner who is not the developer supplies it, so the seller owes it. The contract must carry the statute’s voidability clause in conspicuous type. If the summary is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived and ends at closing. The statute does not apply to associations under chapters 718, 719, 721 or 723, and Berkshire Lakes mixes a chapter 720 master association with chapter 718 condominiums such as Newcastle, New Waterford and The Preserve at the Shores, so a condo seller works under the condominium rules and a Melrose Gardens or Shores seller under whatever regime their recorded declaration sets. Your closing agent or attorney decides what applies to your sale; this is information, not legal advice.
Four costs are specific to this place. First, the sub-association fee and any special assessment in a condo or villa, which no Berkshire Lakes sub-association publishes and which the estoppel discloses. Second, Newcastle’s noticed $1,200 per unit reserve assessment proposal, due October 1, 2026 if adopted (Newcastle special assessment notice). Third, roof, shutter or paint work before listing, each of which needs Architectural Review Board approval and a county permit (BLMA ARB Standards, August 2026). Fourth, flood and wind insurance, which a buyer prices before offering. None has a standard figure, and we do not guess; we collect the documents and put the numbers in front of you before you set the price.
You can get your free Berkshire Lakes home valuation in about 60 seconds, then talk it through with Jesse. We read the closings in your own village, the active listings and the association paperwork a buyer’s lender will ask for, and send a written opinion of value. Or call Jesse direct at (239) 898-6072.
Enter your address in the valuation form below the page’s top banner and we start with the closings that match your home: your unit and size for a single-family home, your village and floor plan for a condo or villa, your phase for a home in The Shores. For a faster answer, use our dedicated Berkshire Lakes home valuation page, which is built around the same Southwest Florida MLS pull as this page. Prefer to talk? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
You receive a written opinion of value with the closings we relied on, the active listings you compete with, the adjustments we made for size, lake frontage, roof, garage and flood zone, and a net sheet at two or three price points. We also send a short checklist of the association documents your village will need: the master purchase application, one or two estoppels, and for a condo the sub-association’s budget and insurance schedule. There is no obligation, and a valuation is not a listing agreement.
Berkshire Lakes sellers who interview McGreevy and Comisar can read what past clients say on our Google Business Profile, where they describe how we price, communicate and close. These are verbatim five-star Google reviews from Southwest Florida clients of Top 1% Real Estate Agents Nationally Since 2008, shown without an aggregate rating.
McGreevy and Comisar is a top-reviewed Berkshire Lakes realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
A Berkshire Lakes seller should know who governs the home, what the fee stack holds, which leasing, pet, vehicle and architectural rules a buyer will ask about, how the flood map and insurance read, and what is changing nearby. The facts below are the questions buyers’ attorneys, lenders and insurers raise most, each tied to a public record.
The Berkshire Lakes Master Association, Inc. is a Florida not-for-profit filed January 29, 1988 (Sunbiz N24581), with its principal address at the clubhouse, 495 Belville Boulevard, and one vote per unit across 1,639 units (Sunbiz, Berkshire Lakes Master Association). Newell Property Management has managed it since September 2025, with a full-time on-site licensed community association manager (Newell Property Management agreement). The governing document is the Fourth Amended and Restated Declaration, recorded in 2016 at O.R. Book 5298, Page 122 (Fourth Amended and Restated Declaration). The Shores group answers to its own master association, and The Preserve at the Shores also has its own condominium association (Sunbiz N99000001713). Berkshire Lakes is unincorporated Collier County with a Naples mailing address, served by the Greater Naples Fire district (Collier GIS, Fire District).
The master association publishes its finances, which helps a seller. The FY2025 audit by Florida Accounting Associates, dated August 26, 2026, carries an unmodified opinion, total revenue of $1,251,847 and a reserve fund balance of $210,783 at December 31, 2025 (BLMA FY2025 audit and IRS filing). By September 30, 2026 reserve cash stood at $299,626.32 (BLMA Financial Report, September 2026). The 2026 budget totals $1,156,417.04 across 1,639 units (BLMA 2026 Budget). A buyer judging future capital needs reads the reserve study with the cash-flow schedule, and so do we.
Layer | Amount | Who pays | Source |
|---|---|---|---|
Master association assessment | $690.00 per unit for 2026 (2025: $640.00), annual, due January 1 | All 1,639 master-association units | |
Of which reserves | $203.83 per unit; operations $486.17 | Same | |
Sub-association assessment | Not published for 2026 | Condo, coach-home and villa owners in the eight sub-associations | Each association’s budget and estoppel |
Newcastle proposed special assessment | $1,200 per unit, noticed; adoption not published | Newcastle owners | |
Shores master assessment | Not published | The Shores and Berkshire Pines owners | The Shores declaration and estoppel |
CDD | $0, no CDD | Every home, both blocs | |
Club dues, initiation, food minimum | None | Every home, both blocs | |
Amenity fobs | $20 each, two per household | Master-association owners |
The master assessment is flat: a Brentwood home and a Colonies condo pay the same $690. For a seller, a flat $690 master fee, no CDD and no club dues are facts a buyer can verify in minutes, and they belong at the top of the listing.
No Community Development District covers Berkshire Lakes: Collier County’s CDD layer maps 33 districts countywide and returns none intersecting the planned development (Collier GIS, Community Development Districts). The amenities are association property covered by the $690, so there are no club dues. And no capital contribution appears in the master association’s published 2026 purchase application, sale application or sales packet; the estoppel is the final word (BLMA sales packet 2026). Against Naples communities that charge a buyer a contribution at closing, that absence is a small selling point.
In May 2025 members approved, and the association recorded on May 14, 2025, amendments that let the Declaration, Articles and Bylaws be amended by a majority of the votes cast, including electronic votes (2025 amendment, Declaration s.12.2; 2025 amendment, Bylaws s.9.3). The Bylaws cap special assessments in any year at 15% of the total annual budget, including reserves, unless a majority of the voting interests present at a meeting consent (Second Amended and Restated Bylaws). A buyer asks both questions; a prepared seller answers them with the recorded documents.
Village | Lease minimum and maximum | Leases per year | Source and date |
|---|---|---|---|
Master association (Units 1 to 7) | One month minimum (Declaration); 30 consecutive days except a February-only lease, or one 12-month lease (Rules) | Up to 3 | |
New Waterford | 30 days to 6 months; no leasing in the first full year of ownership | No more than 3 | |
Newcastle | 30 days to 1 year | No more than 4 | Newcastle Rules, Rev. 2017 (current rules govern) |
The Colonies | 30 days to 6 months | Not stated | |
Windsor Place | 90 days minimum and maximum | No more than 2 a calendar year | Windsor Place Rules, June 2017 (current rules govern) |
Berkshire Landings | One month minimum; no sublease | At most 3 | |
Partridge Pointe, The Coach Homes, Melrose Gardens, The Shores group | Not published; the recorded declaration and current rules govern | Not published | Each association |
The master Rules also state a “ZERO tolerance policy on short term rentals,” and every adult on a lease needs a background check. A seller who hands an investor this table at the first showing avoids a contract that dies at approval.
At the master level, cats, dogs and other common household pets are allowed, leashed outside the owner’s property, with no weight, breed or number cap (BLMA Rules, February 2026). Village rules are tighter: New Waterford allows one pet under 40 lb and Newcastle one small pet of 40 lb or less, and lessees may not keep pets in either; The Colonies allows owners’ dogs up to 60 lb. On vehicles, master-association driveways take passenger cars, SUVs and windowed passenger vans; there is no street parking from midnight to 7 AM; and motor homes, campers, boats and trailers may not stay on a driveway overnight, with trailers added on February 18, 2026 (BLMA annual meeting minutes, Feb 18, 2026). Newcastle and The Colonies ban trucks. No age restriction appears in the master Declaration or Rules.
Every exterior change in the master-association neighborhoods needs Architectural Review Board approval under Article VII of the Declaration, and the board rewrote its standards on July 31, 2026 (BLMA ARB Standards, August 2026). Requests are due the Monday before the 2nd or 4th Wednesday meeting, the county permit follows approval, and ARB silence is not approval. The standards call for repainting every 5 to 7 years in approved colors, concrete or paver driveways, a black mailbox and post with a light (Brentwood exempt), and in Unit 1 roofs of cement tile, metal with a tile look or No. 1 wood shake (Declaration s.7.3). The September 28, 2026 newsletter reports a compliance campaign on unpainted homes and neglected yards (BLMA newsletter, Sept 28, 2026), so paint and yard should be in order before your buyer’s application goes in.
Village | Address points | In AE or AH | Share |
|---|---|---|---|
Melrose Gardens | 77 | 62 | 80.5% |
Newcastle | 315 | 244 | 77.5% |
Berkshire Landings | 15 | 8 | 53.3% |
New Waterford | 211 | 71 | 33.6% |
Windsor Place | 147 | 48 | 32.7% |
Partridge Pointe | 188 | 44 | 23.4% |
Single-family Units 1 to 7 | 706 | 117 | 16.6% |
Coach Homes | 112 | 13 | 11.6% |
The Colonies | 88 | 2 | 2.3% |
The Shores | 216 | 2 | 0.9% |
Berkshire Pines | 123 | 1 | 0.8% |
Preserve at the Shores | 237 | 0 | 0% |
All 12 village groups | 2,435 | 612 | 25.1% |
Sources: FEMA NFHL flood hazard zones and Collier County site address points, point-in-polygon, October 10, 2026, on the effective map of February 8, 2024 (panels 12021C0411J to 0414J). Condo shares count unit address points. Address-point results are a screen, not a flood determination; a lender’s determination, a LOMA or an elevation certificate governs a specific home.
FEMA lists 62 Letters of Map Amendment for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 issued on the 2024 map, including Partridge Pointe’s 24-04-3031A (April 16, 2024) for buildings 1 to 37 and the clubhouse and Windsor Place’s 24-04-4718A (July 11, 2024) for buildings 1 to 29 and the pool house (FEMA NFHL, LOMAs). Collier’s 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, both Coach Homes letters and Berkshire Landings’ 13-04-1444A, and superseded seven, including lots on Appleby Drive, Lambton Lane and 216 Melrose Place (FEMA revalidation letter 18-04-0009V). A 2021 elevation certificate at 6822 Compton Lane North records a top of bottom floor of 11.40 ft NAVD88 against a 10.0 ft base flood elevation (elevation certificate, 2021). If you hold a letter or a certificate, it goes in the listing file.
FEMA issued preliminary flood maps for Collier County on March 20, 2025, under project 16-04-1501S, and published the proposed determinations in the Federal Register on December 18, 2025; the county announced a 90-day appeal and comment period beginning August 19, 2026 (Collier County Floodplain Management). For most of Berkshire Lakes the preliminary map changes nothing; among sampled points, only 7404 and 7444 Berkshire Pines Drive move from Zone X unshaded to AE (FEMA Preliminary NFHL). Sellers on that end of Berkshire Pines Drive should expect the question.
Flood insurance in Berkshire Lakes is modest on the federal record. Policies effective June 2025 onward show median annual costs of $1,266 for west-side single-family and other non-condo policies in AE, $1,162 in AH and $1,151 in X; $697 for west-side condo unit-owner policies; $1,155 for east-side non-condo policies in X; and $874 for east-side condo unit-owner policies (OpenFEMA NFIP Redacted Policies v3, queried October 2026). Unincorporated Collier is a Community Rating System Class 5 community, worth a 25% discount on eligible policies (FEMA Community Rating System). Citizens wind policyholders outside the Special Flood Hazard Area must carry flood at Coverage A of $400,000 or more from January 1, 2026, and all of them from January 1, 2027 (Citizens flood requirements), which in Zone X homes is often the trigger. We do not quote premiums; insurers and agents do.
Every sampled Berkshire Lakes address is in Collier Hurricane Evacuation Zone D, and no line of the county’s Coastal High Hazard Area crosses the community (Collier GIS, Hurricane Evacuation Zones). OpenFEMA’s claims data shows 5 flood-insurance claims ever in the community’s 2020 Census geography, all from Hurricane Irma in 2017, with $4,597 paid in total, and no Ian or Milton claims (OpenFEMA NFIP Claims). Sampled finished floors and grades run about 10.6 to 11.6 ft NAVD88, about 3.5 ft above Hurricane Ian’s 7.1 ft peak still-water level at the Gordon River Bridge in Naples Bay (NHC Hurricane Ian report). A light claims record is not a promise, and wind losses publish no neighborhood record, so disclose your own home’s storm history.
Florida’s structural integrity reserve study under section 718.112 and milestone inspections under section 553.899 apply to condominium buildings three or more stories tall. No Berkshire Lakes building appears in Collier County’s milestone-inspection registry (Collier GIS, Milestone registry), and New Waterford, Partridge Pointe and Windsor Place describe two-story buildings. For the other condominiums, the building height in the recorded declaration decides. On the west side, 53 association NFIP master policies have a median of $4,289 a year, every one on a two-floor building (OpenFEMA NFIP policies), a point worth making to condo buyers who arrive worried about tower-style reserve studies.
Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle, both rated A for 2025-26; the master-association villages feed Lely High and The Shores group feeds Golden Gate High, both rated B (CCPS school zoning lookup, 2027 year, Oct 10, 2026; FLDOE, Calusa Park Elementary; FLDOE, East Naples Middle).
Village group | Elementary | Middle | High |
|---|---|---|---|
Master-association villages (Units 1 to 7 and the eight sub-associations) | Calusa Park Elementary (A, 63%) | East Naples Middle (A, 71%) | Lely High (B, 64%) |
The Shores, Berkshire Pines, The Preserve at the Shores | Calusa Park Elementary (A, 63%) | East Naples Middle (A, 71%) | Golden Gate High (B, 62%) |
Grades are FLDOE 2025-26 with percent of points (FLDOE, Lely High; FLDOE, Golden Gate High). The 2026 and 2027 lookups matched, so no boundary change is pending. Buyers should confirm the exact address with the district.
Drive times are off-peak ranges from three origins inside the community, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Destination | Minutes (off-peak) | Miles |
|---|---|---|
Publix, store 410 “Berkshire Commons” | about 2 to 6 | about 0.2 to 1.6 |
Calusa Park Elementary | about 4 to 8 | about 1.2 to 2.2 |
Naples Airport | about 8 to 9 | about 3.2 to 3.8 |
I-75 Exit 101 ramp (Collier Blvd) | about 9 to 12 | about 5.4 to 6.4 |
Physicians Regional Medical Center Pine Ridge | about 10 to 14 | not measured |
Fifth Avenue South, downtown Naples | about 13 | about 6 to 7 |
Naples Pier | about 16 | about 7.1 to 7.8 |
Waterside Shops | about 17 to 19 | about 9.1 to 9.7 |
Southwest Florida International Airport (RSW) | about 41 to 45 | about 32 |
There is no I-75 interchange at Santa Barbara Boulevard, so interstate trips use Exit 101 or Exit 105. Location is a quiet strength a listing should state: the middle of the county’s road grid, a Publix at the corner and downtown about 13 minutes away.
Master-association owners get one clubhouse campus at 495 Belville Boulevard: an approximately 2,700 square foot waterfront banquet room, one pool, two tennis courts striped for pickleball, a 600 square foot fishing pier and a lake path, all covered by the $690 fee (BLMA About page; BLMA Reserve Study, Dec 22, 2025). The reserve study records 2025 work on the clubhouse roofs and interior, the pool and the courts. Most villages add their own pool: Newcastle has two pools and clubhouses, The Colonies two pools and a hot tub, The Coach Homes a pool and spa, Partridge Pointe the community’s largest pool (BLMA Sub-Associations page). There is no golf course, marina or fitness room.
Inside the community almost nothing is being built. Around it, three rental communities opened within about a mile from 2023 to 2025, Ekos on Santa Barbara (82 affordable units), Altis Santa Barbara (242) and Marlowe Naples (216), and Ekos on Santa Barbara II (84 affordable rentals) was approved by Ordinance 2025-57 on November 10, 2025 (BCC packet, Nov 10, 2025). Those compete with condo leasing more than with owner-occupied sales. Radio Road from Livingston Road to Santa Barbara Boulevard runs at 93.9% of peak-hour service volume, projected deficient around 2029 (2025 AUIR, CCPC packet Nov 6, 2025). And the county-owned Gate Golf Club’s public nine, about 11 minutes away, is targeted to open in December 2026 (The Gate Golf Club).
Berkshire Lakes has a full community guide, a dedicated valuation page and a buyer page, and its neighbors include Island Walk, Forest Glen and Countryside. This section links the Berkshire Lakes pages and the neighboring communities sellers and buyers often compare, so you can see the whole picture before you set a price.
Our Berkshire Lakes guide covers the history, both governance blocs, every village, the clubhouse, flood zones, schools and drive times in full. If you want a number now, use the dedicated Berkshire Lakes home valuation page. If you are also looking to buy, our Berkshire Lakes buyer page is written for that side of the move, and Marc Comisar can be reached at (239) 287-5873.
Berkshire Lakes buyers often tour Island Walk the same week: both are non-golf lake communities with mandatory association membership and no CDD, but Island Walk is gated and bundles more into a much larger assessment, about $6,566 per home per year against the $690 master fee here, per our Island Walk guide. Buyers who want golf look at Forest Glen or Countryside Golf and Country Club next door, a separate gated club community south of Radio Road. Knowing which of them your buyer is also viewing shapes how we position your home.
If you are thinking, “I need someone to sell my house in Berkshire Lakes, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Berkshire Lakes, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. For the citywide version of this plan, see how we help owners sell a home in Naples.
These are the questions Berkshire Lakes sellers ask most, answered from the Southwest Florida MLS pull of October 13, 2026, the association’s recorded documents, county and federal records and our own process. Each answer is short on purpose; call Jesse at (239) 898-6072 for the version that applies to your village and your home.
It depends on your village. We tracked these 12-month medians for the four villages with 10 or more sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $590,000 for the single-family core, $305,000 at New Waterford, $299,000 at The Preserve at the Shores and $247,250 at Newcastle. The other villages had fewer than 10 sales, so they show ranges: The Shores $400,000 to $810,000 on 7 sales, Melrose Gardens $375,000 to $440,000 on 6, Partridge Pointe $250,000 to $349,900 on 9, Windsor Place $290,000 to $334,000 on 6, The Coach Homes $254,900 to $310,000 on 5 and The Colonies $205,000 to $250,000 on 3. Lake frontage, roof age, a garage and the flood zone move a home off its median. For a written opinion of value built on your own village’s closings, request a free Berkshire Lakes home valuation or call Jesse.
Interview more than one agent and compare what each can show you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and Jesse and Marc alone have over $900 million in sales. Ask every agent for the closings in your village, how they would handle the master association’s approval and your estoppel certificates, and what roof, wind-mitigation and flood paperwork they would gather before the first showing.
We tracked 108 closed sales in Berkshire Lakes, $42,515,440 in volume, at a $320,000 median and from $205,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). That is about 5.0% of the roughly 2,156 homes, by our arithmetic. Eighty-six sales were in the master-association neighborhoods and 22 in The Shores group. Every one of the 108 was filed under Naples.
The median Berkshire Lakes sale took 63 days on the market, from 35 days at New Waterford to 120 days at Newcastle. Turnover adds a read: about 5.0% of Berkshire Lakes homes closed in the 12 months, from 8.9% at New Waterford to 3.3% at The Shores. Plan beyond marketing time too: after you accept an offer, the master association has 20 days after complete information to approve the buyer (recorded Declaration), and a condo or villa needs its sub-association’s approval as well.
The record shows a working market: 108 closed sales at a $320,000 median in the 12 months to October 13, 2026, with sales in all 11 villages (Southwest Florida MLS). Around the community, new supply is mostly rental, which competes with condo leasing more than with owner-occupied sales. Whether now is right for you depends on your village’s current listings (25 are active today, 2.8 months of supply), your next move and any assessment or roof work pending. Call Jesse direct at (239) 898-6072 for the read on your village.
The winter season. Forty-two of the 108 Berkshire Lakes closings in the last year fell between January and April 2026, and March alone had 17, by our count of the Southwest Florida MLS pull. The master association’s February 2026 Rules even carve out a February-only lease as an exception to the 30-day minimum, a sign of how much seasonal occupancy shapes the community (February 2026 Rules). A listing photographed, priced and paper-ready by early January meets that traffic at its peak.
A comparison of two 12-month windows is a direction for the community, not for your unit. Attached homes (condos, villas, townhouse-style units and coach homes) had 73 sales at a $295,000 median, from $205,000 to $450,000, in the 12 months to October 13, 2026 (Southwest Florida MLS). In the prior 12 months, 58 attached sales had a $315,000 median, so the attached median fell 6.3%: low-rise condos from $295,000 to $280,000 (down 5.1%) and attached villas from $437,500 to $385,000 (down 12.0%). Beyond price, what weighs on condo buyers here: two layers of approval and fees, sub-association fees buyers learn only from the estoppel, a noticed Newcastle reserve assessment proposal and flood exposure concentrated at Newcastle and Melrose Gardens. Sellers who gather their association’s budget, insurance schedule and minutes before listing answer those questions faster.
The same caution applies: community medians move with the mix of homes that sell. The 35 single-family sales in the 12 months to October 13, 2026 had a $590,000 median, from $375,000 to $1,100,000, with the master-association core at $590,000 on 29 sales and The Shores at $400,000 to $810,000 on 7 (Southwest Florida MLS). In the prior 12 months, 39 single-family sales had a $600,000 median, so the single-family median slipped 1.7%, while the core moved from $660,000 on 27 sales to $590,000 on 29 (down 10.6%) and The Shores fell from 21 sales to 7. For your own price, the last few comparable homes in your unit or phase, and the listings you would compete with, matter more than any community trend.
The median sold price per square foot in the Southwest Florida MLS, using MLS living area, is $233 across all 108 sales: $307 for single-family homes and $221 for attached homes. The 2026 Florida Department of Revenue roll gives the county’s living areas: a master-association single-family median of 2,335 square feet, The Shores 2,106, Berkshire Pines 2,008, every Melrose Gardens villa 1,757, and the garden condos between 1,093 and 1,700 square feet by village (FDOR cadastral centroids, 2026 roll). County roll areas and MLS areas are measured differently, so we never divide one by the other.
There are 25 active listings today (7 single-family, 4 attached villas, 13 low-rise condos and 1 townhouse-style unit), with 6 pending. What matters for your price is narrower than the community total: the listings in your own village and product, because a buyer touring a New Waterford condo compares it with other garden condos with garages, and a buyer touring a Unit 1 home compares it with other large single-family homes. We pull those listings for your address before we recommend a price.
The highest closing in the 12 months to October 13, 2026 was a single-family home in the master-association core at $1,100,000 on March 30, 2026, followed by $820,600 on January 15, 2026 in the core and $810,000 on March 2, 2026 at The Shores (Southwest Florida MLS). Fourteen of the 108 closings were at $600,000 or more, all single-family. The highest attached sale was $450,000 for a villa in The Shores on October 2, 2026.
In Collier County the buyer customarily pays for the owner’s title insurance policy and usually chooses the closing agent, so it is not a standard seller cost here; the purchase contract controls. Sellers customarily pay the documentary stamp tax on the deed, their commission, the estoppel certificates their contract assigns them and their share of prorated taxes and assessments. Your closing agent shows every line on the settlement statement.
A Collier County seller’s settlement statement usually carries the brokerage commission, which is negotiable; the documentary stamp tax on the deed, at a rate set by Florida statute; the estoppel fee for each association, within statutory limits; prorated property taxes and assessments; mortgage payoff and release recording; and any credits or special assessments the contract assigns to the seller. The owner’s title policy is not on that list in Collier County. For a net sheet tied to your price, call Jesse direct at (239) 898-6072.
In Florida the seller customarily pays the documentary stamp tax on the deed, at a rate set by Florida statute and calculated on the sale price, and the buyer customarily pays the taxes on a new mortgage. A negotiated contract can shift any cost, so read the closing-cost paragraph before you sign. On a Berkshire Lakes sale the deed stamps are usually the largest government charge on the seller’s side. Your closing agent computes the exact amount, and we estimate it on your net sheet before you list.
One for a single-family home in Units 1 to 7, because single-family owners belong to the master association only. Two for a condo, coach home or villa in the master-association villages: one from the master association and one from the sub-association (BLMA Sales and Leasing; BLMA FAQ and Resources). In The Shores, Berkshire Pines and The Preserve at the Shores, the estoppels come from the Shores associations instead. Order early; expedited delivery usually costs more.
The estoppel certificate is ordered by the seller or the closing agent, and each association sets its fee within the caps Florida statute sets; your contract allocates who bears it. The master association’s estoppel is ordered from its counsel, and its fee is not posted on the association’s pages (BLMA Sales and Leasing). Buyers rely on the estoppel, so it has to be clean.
Yes. Under Article X of the recorded Declaration, no sale is valid without the Board’s prior written approval, evidenced by a recordable Certificate of Approval; the Board has 20 days after complete information, no more than 60 after notice, silence is approval, and a denial requires listed good cause, a majority of the whole Board and a written opinion of counsel (Declaration, s.10.2 to 10.4). Condo, coach-home and villa buyers also need the sub-association’s approval. First mortgagees taking title by foreclosure are exempt.
The master association’s online checkout lists a $160 purchase application fee as of October 2026, while its printed packets still say $145; the current packet governs (BLMA Sales and Leasing; BLMA purchase application 2026). The Declaration caps the transfer processing fee at the maximum allowed by law or $100 per applicant, whichever is greater, plus background and credit review (s.10.6). Condo and villa buyers apply to the sub-association too, which sets its own fee. We put the application in your buyer’s hands the day the contract is signed.
Only on narrow grounds. The recorded Declaration lets the master association deny a sale only for good cause listed in the Declaration, by a majority of the whole Board, after a written opinion of counsel (Art. X, s.10.2 to 10.4) (recorded Declaration). Silence past the deadline is approval. Approval must also be applied consistently and in line with fair-housing law. In practice, the common causes of delay are an incomplete application or an unpaid balance on the seller’s account, both of which a clean estoppel and a complete packet prevent.
No capital contribution appears in the master association’s published 2026 purchase application, sale application or sales packet (2026 purchase application; 2026 sales packet); the estoppel certificate is the final word. The buyer’s master-association costs are the application fee and, for amenity access, fobs at $20 each, two per household. Sub-associations can set their own transfer charges, which their estoppels will show. Against communities that charge one, that absence is a selling point.
For a single-family home under the chapter 720 master association, section 720.401 requires the seller to give the homeowners’ association disclosure summary before the buyer signs the contract, and a contract without it lets the buyer cancel within 3 days after receiving it or before closing, whichever comes first. The statute does not apply to chapter 718 condominiums, whose resales carry the condominium law’s own document requirements. Separately, every Florida seller must disclose known material defects a buyer cannot readily see. Your closing agent or attorney confirms what applies; this is information, not legal advice.
In the master-association neighborhoods, yes: one For Sale sign, by the owner or with the realtor’s name and logo, no larger than 2 square feet, in the front yard (BLMA Rules, February 2026). New Waterford’s 2026 rules bar For Sale and For Rent signs on condo property (New Waterford Rules 2026); other condo villages follow their own rules, and The Shores group follows its own declaration.
It may. Newcastle’s board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). If adopted and unpaid at closing, the contract decides who pays. Newcastle buyers will also ask about the polybutylene re-piping project, so have your unit’s re-pipe paperwork ready (Newcastle re-pipe project).
Your contract allocates it, and the estoppel certificate discloses it. Florida purchase contracts address assessments levied before and after closing, and either party can negotiate the wording. At the master level, the Bylaws cap special assessments in any year at 15% of the total annual budget, including reserves, unless a majority of the voting interests present at a meeting consent (BLMA Bylaws); the 2026 budget is $1,156,417.04. Sub-associations set their own assessments under their own documents.
Yes. A roof replacement is an exterior change, and every exterior change in the master association needs Architectural Review Board approval under Article VII of the Declaration and the ARB Standards (August 2026), with the county permit pulled before work starts. Requests are due the Monday before the 2nd or 4th Wednesday meeting, and ARB silence is not approval. In Unit 1, Brentwood, roofs must be cement tile, metal with a tile look or No. 1 wood shake (Declaration s.7.3). In the condo villages the sub-association generally handles roofs.
Yes. Berkshire Lakes homes date from 1988 to 2003, so roof age comes up in most single-family sales. An insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old (section 627.7011); an older roof can still be insured, but the buyer’s insurer may require an inspection and price coverage accordingly. Your options are to replace before listing with ARB approval, price the roof into the sale, or offer a credit. A roof inspection and wind-mitigation report in hand help the buyer get a quote fast.
A four-point inspection is a short insurance inspection of the roof, electrical, plumbing and heating and air conditioning. Florida insurers commonly ask for one on older homes, and with Berkshire Lakes built from 1988 to 2003, many buyers’ insurers will. It records age, type and condition; it is not a full home inspection. Items that draw questions in homes of this era include original electrical panels, older water heaters, roofs past mid-life and, at Newcastle, polybutylene supply lines. A seller who orders one before listing fixes problems on their own terms.
Usually, yes. Florida law requires insurers to offer premium credits for documented wind-mitigation features such as roof-to-wall connections, roof deck attachment, secondary water resistance and opening protection (section 627.0629). A current report lets your buyer’s agent quote those credits at once, which can lower the number that decides whether the buyer qualifies. My Safe Florida Home offers free wind-mitigation inspections and grants of up to $10,000 for eligible owners.
Yes. No master-association rule requires shutters to sell. Shutters and impact glass matter to the buyer’s insurance, because opening protection earns premium credits. If you add protection before listing, the ARB Standards list permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators as allowed, each with ARB approval and a county permit (ARB Standards, August 2026). New Waterford’s 2026 rules require shutters to be white or clear. Otherwise, disclose what you have and price accordingly.
It can, mainly through the buyer’s lender and insurer. On FEMA’s effective map, Zone AE or AH covers 80.5% of address points at Melrose Gardens and 77.5% at Newcastle, but 16.6% in the single-family Units 1 to 7 and 0% at The Preserve at the Shores (FEMA NFHL flood zones, queried Oct 10, 2026). A federally backed loan on a building in AE or AH requires flood insurance. A Letter of Map Amendment or an elevation certificate showing your floor above the base flood elevation can help, so put it in the listing file.
Only if FEMA revalidated it when the February 8, 2024 map took effect. Collier’s 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, both Coach Homes letters and Berkshire Landings’ 13-04-1444A, and superseded seven, including lots on Appleby Drive, Lambton Lane and 216 Melrose Place (Collier 2024 SOMA). Partridge Pointe and Windsor Place hold letters issued on the 2024 map itself. Check your letter number before you list.
For most of Berkshire Lakes, no. FEMA’s preliminary maps for Collier County, issued March 20, 2025 under project 16-04-1501S, leave panels 0411 and 0412 unrevised, and among sampled points only 7404 and 7444 Berkshire Pines Drive move from Zone X unshaded to AE (FEMA Preliminary NFHL). The maps are not yet effective; the county announced a 90-day appeal and comment period beginning August 19, 2026. Any address can be checked on FEMA’s Changes Since Last FIRM viewer.
Florida’s structural integrity reserve study and milestone inspection rules apply to condominium buildings three or more stories tall. No Berkshire Lakes building appears in Collier County’s milestone-inspection registry (Collier GIS, Milestone registry), and New Waterford, Partridge Pointe and Windsor Place describe two-story buildings. For the other condominiums, the building height in the recorded declaration decides. Either way, the association, not the individual seller, commissions these studies, and buyers request the association’s documents during due diligence.
Yes, but tell the investor what the documents allow. The master Declaration limits rentals to a one-month minimum and three a year (s.8.10), and the February 2026 Rules add a 30-day minimum, a February-only exception, a 12-month alternative, background checks for every adult and a “ZERO tolerance policy on short term rentals” (February 2026 Rules). New Waterford bars leasing in an owner’s first full year, and Windsor Place’s 2017 rules allow no more than two 90-day leases a year (current rules govern). Investors who know the rules up front do not walk at approval.
Florida has no state personal income tax, so the question is federal. Federal law lets an owner who has owned and lived in a home as a primary residence for the required period exclude a set amount of gain, with a larger exclusion for married couples filing jointly; gain above it is taxed at capital gains rates. A second home or rental does not get the exclusion, and depreciation taken on a rental is recaptured. The thresholds change over time, so confirm your position with a tax adviser before you list and keep your closing statement and improvement receipts.
Usually through the estate. The personal representative generally needs authority from the probate court, or the property passes through a trust or other non-probate route, and the title company will want that paperwork before it insures the sale. The buyer then goes through the same master-association approval as any buyer, plus a sub-association approval for a condo or villa (recorded Declaration, Art. X). Keep paying the $690 annual assessment and any condo fees during probate so the estoppel stays clean, and talk to a Florida probate attorney about authority and timing.
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period but does not oblige you to make repairs. Two things do not go away: Florida sellers must still disclose known material defects a buyer cannot readily see, and the master association’s approval still applies. Open ARB violations surface at approval and on the estoppel, and the association tightened its rules in 2026, adding overnight trailers to the driveway ban in February and rewriting its ARB Standards on July 31, 2026 (2026 annual meeting minutes). Clearing any violation first keeps an as-is sale on schedule.
Yes. You may place one For Sale sign in the front yard, no larger than 2 square feet, by owner or with a realtor’s name and logo, in the master-association neighborhoods (February 2026 Rules). Every other step still applies: the buyer’s application and Board approval, one or two estoppel certificates, the disclosure summary and a contract that handles approval timing, flood and insurance contingencies and prorations. Most for-sale-by-owner sellers find pricing and the approval timeline the hardest parts; a second opinion on price costs nothing at (239) 898-6072.
Yes. We can run a private or off-market sale to our qualified-buyer database and to selected agents, and we will tell you plainly what it costs in exposure compared with a full Southwest Florida MLS launch. In a village with few sales, a quiet sale also leaves fewer public comparables for the next owner. The master association’s approval of the buyer applies to a private sale exactly as it does to a listed one, so the application and the Board’s 20-day window are part of the plan.
Yes. A home west of Santa Barbara Boulevard is in the Berkshire Lakes Master Association, pays the $690 fee for 2026 and carries the master clubhouse, pool, courts, pier and path with title. A home in The Shores, Berkshire Pines or The Preserve at the Shores is under The Shores at Berkshire Lakes Master Homeowner’s Association, does not pay the $690 and cannot promise the master amenities, because the master association’s Rules limit its facilities to its members (BLMA Rules, February 2026). The approvals, estoppels and selling points differ, and so does the listing.
Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle, both rated A for 2025-26; the master-association villages feed Lely High and The Shores group feeds Golden Gate High, both rated B (CCPS school zoning lookup, Oct 10, 2026). The 2026 and 2027 lookups matched, so no boundary change is pending. A listing in a family-sized single-family home should say so.
Yes, it is free, and no, you do not. You receive a written opinion of value with the village closings we relied on, the listings you compete with, our adjustments and a net sheet at two or three price points. A valuation is not a listing agreement. Start with our Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072.
Start with three steps. Get a written opinion of value built on your own village’s closings. Gather the papers buyers ask for: the roof permit, a wind-mitigation report, any LOMA or elevation certificate, and for a condo the sub-association’s budget and insurance schedule. Then set the listing date around the season and the association’s approval clock. Call Jesse direct at (239) 898-6072, or request a free Berkshire Lakes home valuation and we will start the file.
These are the primary sources behind the figures and rules on this Berkshire Lakes seller page. Market figures come from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026, which is not linked here because it is a licensed, query-based record.
These are the official documents a Berkshire Lakes seller or buyer is most likely to be asked for, from the master association’s recorded Declaration, rules, budget and application forms to the village rules, the disclosure statute and the county and FEMA flood records. Every link goes directly to the publishing authority, not to a summary site.
Document | Publisher | Link |
|---|---|---|
Fourth Amended and Restated Declaration (O.R. Book 5298, Page 122) | Berkshire Lakes Master Association | |
Rules and Regulations, February 2026 | Berkshire Lakes Master Association | |
ARB Standards, August 2026 | Berkshire Lakes Master Association | |
2026 Budget | Berkshire Lakes Master Association | |
FY2025 audit and IRS filing | Berkshire Lakes Master Association | |
Purchase application 2026 | Berkshire Lakes Master Association | |
Sales packet 2026 | Berkshire Lakes Master Association | |
Frequently Asked Questions (June 2024) | Berkshire Lakes Master Association | |
Second Amended and Restated Bylaws | Berkshire Lakes Master Association | |
New Waterford Rules and Regulations 2026 | Waterford Condominium Association of Collier County | |
Newcastle special assessment notice, April 21, 2026 | Newcastle Condominium Association | |
Berkshire Landings governing documents (O.R. 2279/1448) | Berkshire Landings Condominium Association | |
Florida Statutes section 720.401 (disclosure summary) | Florida Senate | |
2026 Flood Protection Newsletter | Collier County | |
FEMA LOMC Revalidation Letter 18-04-0009V | FEMA, via Collier County | |
2024 Summary of Map Actions, all categories | Collier County | |
Ordinance 91-45 (Berkshire Lakes PUD amendment) | Collier County Clerk |
Whether you own a Brentwood home, a Shores single-family home, a Melrose Gardens villa or a garden condo in Newcastle or The Preserve at the Shores, the next step in selling your Berkshire Lakes home is a conversation. Talk to McGreevy and Comisar before you list, and get a written price, plan and net sheet with no obligation.
To see what your home is worth first, get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying in Berkshire Lakes or elsewhere in Naples? Call Marc at (239) 287-5873 and read how we represent buyers.
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). The Naples office is at 9180 Galleria Ct #200, Naples, FL 34109.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.