Overview

Naples Abodes differs from others real estate sites in many meaningful ways. One of the most beneficial differentiators is our Naples Communities Search. This site feature provides a means to search and learn about communities in Naples. With a few clicks you can begin understanding what Naples communities a great match might be. Considering that there are over 600 communities in Naples, this site feature has proven beneficial to our site users and clients alike.

While our proprietary community pages provide community-specific information, there are some things to know about Naples communities in overall that might be of interest to you. Following, please find general information about communities in the area.

Community Types

We define the primary types of communities available in Naples as Beach, Boating, Gated, Golf, Ordinary and/or Resort. Brief commentary on each community type follows.

Beach

Beach communities are on a beach or near enough to one as to be an easy walk or bicycle ride to sand. Generally, these communities are no further than approximately 1 mile from a beach. Most of these communities will be west of our Rt. 41, also known as the Tamiami Trail.

There is no denying that views of our beautiful white sand beaches and the jade-colored waters of the Gulf of Mexico are highly desirable. They are a priority for many buyers. They also come at a price. Communities on the sand or very close to it command some of the highest property prices in the area. Please know that being on or close to a beach also means that there is a higher risk of potential flooding from storm surge should it occur. Property insurance will be higher in beach communities.

Boating

Boating communities either have homes with their own private docks or have a marina within the community itself. We also apply the Boating tag to communities that are in very close proximity to a marina or, at minimum, a boat launch. If it is very easy to have a boat, get to it and be out on the water quickly the community is defined as a boating community.

Recreational boating and fishing in/around Naples is very popular. South of Marco Island is Ten Thousand Islands, a chain of islands and mangrove islets in the western Everglades. The waters here are protected and many consider this area the “fishing capital of the world.” There are endless opportunities to fish non-threatened species including snook, redfish, tarpon, sea trout, bass and more. Not far to the north of Collier County is the Clearwater, FL area, known for offshore tournament fishing. Don’t fish? Leisure boating is also very popular. Just being on the water can make for a lovely day. A number of dockside restaurants exist in Naples, as well as to the north and south of our coastline. A fun activity is to head out for a dockside lunch, enjoy the afternoon on the water and watch a spectacular sunset over the Gulf of Mexico before heading back to shore.

Gated

Gated communities require passing through a gate to enter the community. There are many such communities within Naples. Some will have manned gates. Some will have automated “live” attendants via video monitor. Others will simply be opened by a car-based remote control, just like a garage door. Within some communities, individual homes, subdivisions and/or residential buildings will have their own private gates.

Many Naples buyers end up within a gated community simply because so many of our communities are gated. To eliminate the option of a gated community in a home search is to limit your options substantially in Naples. Many buyers choose a gated community because it might offer desirable amenities; a gated community is particularly beautiful; the right home happens to be behind a gate; the cachet of living in a gated community is appealing. Some believe being within a gated community is necessary for security/safety. Please know that gates keep the riffraff out, but if someone really wants to get into a community, they will find a way. Please also know, as mentioned in Chapter 2 of this guide, Naples has a very, very low crime rate.

Golf

Among other things, Naples is known as the “golf capital of the world.” This is because there are over 100 golf courses in the immediate area. Most golf courses are private and therefor require membership. There is a small number of public courses.

Golf communities come in 4 different varieties.

Bundled

Bundled refers to communities that do not typically have a large initiation fee to be a member at the community golf club. Furthermore, there is no annual membership fee. Instead, Bundled golf communities combine golf membership fees with other, more typical community association fees. The cost to play golf is bundled into community fees. Bundled golf communities usually provide a more cost-effective way to play a lot of golf over other options. Cost per round is generally lower if you want to play multiple days of the week. Please know that all fees to golf are not always included. Some bundled golf communities still charge cart fees and otherwise.

Equity Membership

Equity membership means that a member is a part owner of the club. They have a financial stake in it. They are ultimately responsible for its operation and maintenance. Members in equity golf clubs elect a Board of Directors to manage the club and hire outside staff to run the day-to-day operations. Most require members to spend a minimum on food and other services like carts and club storage. Furthermore, equity members may be assessed monies to cover capital improvements and other additional costs.

Equity Membership:

Non-equity Membership

Non-equity membership means that the club is owned and operated by an entity other than the members. The owner may be the developer, a professional firm or another party. Members are not involved in the club’s operation. They just pay the fees for membership and enjoy the lifestyle. Furthermore, non-equity members are not subject to unexpected assessments for budget deficits or improvements to the amenities.

Non-equity Membership:

Public

A public golf course is within community grounds.

Ordinary

Ordinary communities are not gated and usually do not have a clubhouse or other amenities. Most of these communities are typical of what will be found in many northern states. There is usually a variety of home styles, quality and condition in Ordinary communities. Ordinary communities are also mainly older communities, developed well before gated resort-style communities became the new norm.

Admittedly, “ordinary” is not a term that fits well with some communities in Naples that have this descriptor. Our “billionaire’s row,” in the communities of Aqualane Shores and Port Royal, has home prices of $7.5M – $295M at the time of this writing. Not exactly “ordinary.” This said, the descriptor fits well for most communities that are not gated and that do not have onsite amenities.

Resort

We define Resort communities as those that afford their residents a full, active, onsite luxury lifestyle if so desired. Resort communities have pretty much everything one could hope for within community grounds including food and beverage; clubhouse with pool, function space and full-time management personnel; many planned social activities; multiple fitness options; a spa in some cases.

It is important to note that some communities defined as Resort require an optional club membership to live the resort lifestyle. While most include all amenities, etc., some could be optional. As an example, Lely Resort has a wonderful club that most homeowners must be members of. (The homes they purchased require membership.) Some do not have to be members. For those that do not have this requirement – a benefit to some owners considering membership costs – the resort lifestyle comes at an additional cost. You can live within a resort-style community but have no access to the amenities that help define it as such unless you join the club.

Other Ways to Define Communities

Subdivisions & Residential Buildings

If you have used our Advanced Naples Real Estate Search you will likely have noted that our listing pages have Community, as well as Subdivision/Building names within the 3 primary information blocks beneath the photographs. Each has a link to its respective page. You might also have taken notice that in some listing instances a Subdivision/Building name will be present and with others it will not. This is due to the fact that some communities have subdivisions and named residential buildings (primarily condominiums) and some do not. The largest communities can have dozens of subdivisions and/or residential buildings.

The number of subdivisions/residential buildings within a community help define the community. The more there are, the more variety of property options and price points within the community. There can also be significant differences in rules, regulations, bylaws and financials across subdivisions/buildings that buyers should be aware of prior to buying.

CDD & MSTU Communities

From time to time, you might see listings that state, “CDD paid in full” within their description. You might also see, “No CDD!” or the like. It is not often you will read about MSTUs anywhere. Regardless, it is important to know what these are and if a home of interest is within either a CDD or MSTU.

What Is a CDD?

CDD is an abbreviation for Community Development District. These are special taxing authorities that issue tax-free bonds to new construction home developers or established communities. If issued to a developer, they are responsible for paying down the bond until the time they sell a parcel/home. The new homeowner then takes over, paying the remaining balance for their specific parcel. Costs associated with CDDs are listed as non-ad valorem taxes on a homeowner’s annual property tax bill. Most CDDs in Naples have a 20- or 30-year term.

What Is a CDD Used For?

CDDs are used to pay upfront development costs. Clearing land, laying utilities, creating water retention ponds and building roads are examples of upfront community development costs. These costs are reflected in the capital balance due on any bond with an outstanding balance. In a CDD, there is also a secondary purpose and cost. It is what is known as the Operations & Maintenance (O&M) of the CDD. What has been built must be maintained. Maintenance of the water retention ponds, roads, utilities and, in some cases, the common area landscaping within the community is part of and paid via the O&M portion of the CDD.

Please know:

What is a MSTU?

MSTU is an abbreviation for Municipal Service Taxing Unit.

Whereas a CDD is most often created for a home developer and funded via a bond, a MSTU is created by a community directly and funded via the creation of a special taxing district. There is no bond.

The purpose of a MSTU is to fund capital projects aimed at community improvements and/or maintenance. These might include drainage improvements, sidewalk construction, road improvements, beautification projects, burial of power lines, pedestrian improvements and more.

So, CDDs and MSTUs are similar. How they are created, managed, funded and purposed can differ, but they ultimately improve and/or maintain communities and are funded via non-ad valorem property taxes that homeowners pay.

Communities by Age

Older Communities (Before ~1980)

Communities built before ~1980 are mostly in the western portion of Naples. They are on our coastline, primarily within the City of Naples, or within a handful of miles from it. These communities are almost all non-gated, but individual houses or residential buildings within them certainly might be today. Should they have any amenities on offer they will likely be onsite in the case of condominium complexes. If otherwise, usually via optional private club membership. Most of these communities fall into our aforementioned Ordinary community category. Many of our finest examples of older communities are some of the first to have been developed here. Olde Naples, Coquina Sands and Park Shore are good examples of older and now largely considered “luxury” communities. Traveling a little bit east of the coastline there are other pockets of older communities that are more affordable. A couple that are top-of-mind are Lakewood and Palm River. No-to-low fees, mature landscaping, a variety of home styles, numerous price point options and the overall “flavor” of older communities in general are very appealing to many. Additionally, most communities that are now 45+ years old have had aging infrastructure needs tended too. This is a potential cost liability for residents that that live in private communities in particular.

Please note, while many older communities will have no-to-low fees this does not mean no or low costs. As an example, lawn care/landscaping might be the responsibility of the property owner in an older community, whereas this cost is in included in the community association fee in a newer community. Also, it is important to recognize that condominiums differ greatly from houses. Condominiums will always have fees for maintenance and insurance. High-rises on the beach have substantial fees.

1980 – 2000

There was a great deal of money available in the 80s in particular and Naples, once again seeing a lot of positive press, saw a large influx of it. The area west of I-75 was a primary draw for builders and new residents alike. Naples also started to see major expansion east of the highway, where land was more affordable. The larger Ordinary communities that began development as far back as the mid-50s started to see full buildouts during this period. And there were a number of newer developments as well that saw explosive growth. Kings Lake, Logan Woods and Victoria Park really took off during this period, as well as many others. This is the era when large, resort-style communities started to pop up. Some of the notable Resort communities that began their buildouts during this period are Colliers Reserve, Pelican Bay, Vineyards and Fiddler’s Creek. These are some of the most highly regarded in Naples today.

Variety marks this period with regard to communities. From the classic Florida coastal living community of Olde Naples to brand new, amenity-rich, gated resorts like Lely Resort, the 80s and 90s in Naples saw significant growth across all community types and area locations. An important consideration for buyers looking at communities built during this period is the age of any amenities on offer, as well as community infrastructure. Heavily dated clubhouses and amenity offerings can cause property values to decline and resident costs to rise. If a community is privately owned, there is a strong likelihood that the infrastructure of the community must also be maintained by its residents. Roads, community irrigation and power lines are very costly to repair and replace. Communities built before ~1980 have very likely had infrastructure and any amenity needs tended to already. Some communities developed from 1980 – 2000 are still in need of attention.

2000 – Today

The bulk of newer communities built throughout much of the country, including Naples, are/were developed by what are deemed “production line” builders. National names that might be familiar to you that build in this area are Toll Brothers, D.R. Horton and Pulte. There are also a handful of large regional builders and a number of local outfits. Some builders build to a price point. Others are more mid-tier. Others still are high end. Price points and quality of construction run a wide range. This latter point is something buyers need to be very mindful of. I have many stories to tell of issues with new construction communities, unfortunately.

Current/newer communities represent the era of resort-style, “cookie cutter” housing developments. Now, cookie cutter may sound like a negative, and I understand the lack of appeal for some, but I do not mean this to carry that connotation. Yes, the homes within these communities might lack a wide variety of style, but many new(er) communities and the homes within them are beautiful. And many are amenity-rich with ample social activities. They are filled with new and very fine Neapolitans. And they offer a wonderful lifestyle.

Please note, whether your interest happens to be in older communities or those in their infancy there are important financial considerations to consider on the community level. Many communities, whether Ordinary, Gated, Resort, Golf, etc., are private communities. This means that the community is responsible for all within it. Their are large budgets in many communities with elected Boards. Reserves can be inadequate. Special assessments might be required. Some communities are managed much better than others. Should we work together we will most certainly discuss this aspect of buying within private communities.

Communities by Seasonality

Did you know that some communities are more seasonal than others? (You do now.) What do I mean by seasonal? Simply, some have more full-time populations and others much less so. If you plan on being a full-time resident of Naples or eventually becoming one, this can be an important consideration. Some communities really clear out before our rainy season begins. Others have much more steady resident activity.

Co-Ops & Land Leases

A co-op, or cooperative, in the context of residential real estate is essentially a condominium building that is owned and operated by its residents. Unit owners own shares of the building in whole as opposed to their unit alone. These are not particularly common in Naples, but they do exist. Most are located in the highly desirable communities of Coquina Sands, Moorings and Olde Naples. If you want/need to finance a purchase it is important to know that many lenders will not take mortgages on co-ops here.

A land lease is in play when the owner(s) of the land and building built upon it differ. These are also uncommon within Naples, but they do exist in some older Beach communities. What is critically important to understand about land lease communities/buildings is the date the lease expires and what happens after it does so.

Community Population Age

While the general population of Naples is getting younger every year, the fact of the matter is that most real estate purchased here are by buyers that are 58 – 68 years old or so. There are certainly many younger buyers. And there are plenty of older buyers. This said, when you consider the average age of most buyers alongside the age of the community you can determine community population age transition periods. We know when homes were first purchased, the average age of most purchasers, and when most sellers will/have sold and new buyers buy. From these details we have a good idea of when a community is in transition. It is getting younger again. This is certainly not an exact science, but knowing this might be beneficial to you in determining where you might want to live in Naples.

Additionally, please know that some communities tend to skew older or younger overall for various reasons. Different age groups have different priorities. Some like particular community styles and amenity offerings more than others. Some gravitate toward different home styles. Where communities are located in relation to specific destinations including family, friends, specific schools and more matter to different age groups and to varying degrees.

Amenities

The amenities on offer within any community can vary widely in number and quality. The service-level of amenity management can also fluctuate significantly. This is why we have an Amenity Level and Amenity Score associated with every single Naples community. (You can read about these on our Community Pages post if so desired.) Large, resort-style communities have the greatest breadth of amenities. Most non-gated or Ordinary communities will have no or very few onsite amenities.

Clubhouses

Old. New. Large. Small. Beautifully designed and maintained. Desperately seeking attention and upgrades. Clubhouses come in all varieties. Community clubhouses, the primary gathering place for community events, often reflect the overall vibe of the community. They might also inform resident priorities (or lack thereof) and in some cases the financial health of the community in whole. Some clubhouses have facilities adequate for special events by residents, as well as non-residents if privately owned. Space is sometimes rented for weddings, meetings and whatnot.

Recreational & Fitness Opportunities

A hard weightlifting session. Some time on a treadmill. Tennis, anyone? Namaste. Learning to play pickleball. Pilates. A dip in the community pool between cold, refreshing beverages at the bar. (Yes, please.) An hour at the spa. Bocce. What recreational activities, means to keep fit and/or just have some fun do you prefer?

Most communities that have any amenities at all will have a pool. The next step “up” is usually the addition of a gathering room and gym. Tennis courts typically follow. Then, bocce and the rest. Pickleball is growing in popularity every year and many communities are building pickleball courts and/or replacing tennis courts with them. The best resort-style communities will have a weekly schedule of fitness classes, sometimes at additional charge, that might include spinning, yoga, weightlifting basics and otherwise. Some communities will have or allow private training, as well as physical therapy. Further still, spas are located within a handful of larger communities.

Food & Beverage

Having a restaurant onsite can be a wonderful thing. It encourages resident interaction and is just easy when you don’t feel like cooking or going out. While dining out in Naples is usually a casual affair, eating at the community restaurant is often as informal as it gets. This said, there might be planned “formal” events too. Onsite restaurants and poolside Tiki bars see many “regulars” in Naples. They can be fun to frequent and enjoy. Many that buy in Naples appreciate the opportunity to have a libation (or 2…) within private community bounds and not have to worry about driving on public roads to get home. (Please, don’t drink and drive.)

Most communities that have onsite restaurants are resort-style golf communities. There are only a handful that have them without onsite golf. Should golf membership be optional and the restaurant be within golf club facilities, a “social membership” to access it will usually be required. This affords residents who don’t play golf the opportunity to partake in social activities, including dining at the club. One question about food and beverage within a community concerns funding. Is there are minimum, required annual spend that helps ensure the restaurant is (hopefully) turning a profit? Or, is any required funding of the restaurant handled through community fees? It could be a combination.

Social Activities

Are you social? If not, would you like to be social? Communities of all sizes and at all price points have social activities to participate in should the need or desire exist. What differs between communities are the facilities available for activities, the variety and frequency of them, and who is leading the charge to get community residents together. Larger resort-style communities will have a full-time Social Activity Director. The largest of these might have a small staff. Small communities usually have to rely upon residents to lead the charge to have local events, helping to establish and maintain a sense of community overall.

Social activities on offer within many communities might include:

Additionally, some larger communities will create and coordinate offsite special events. These can range from small gatherings at local hotspots to trips to other cities and even cruises.

Please know that if a large resort-style community with an active social calendar is not “your thing,” is cost prohibitive or otherwise, should you want to meet new people and be social there are plenty of other ways to do so in Naples. Many special interest groups not directly associated with specific communities exist. Also, as mentioned in Chapter 2 of this guide, Naples is a very happy place. Striking up friendly conversation with fine folk is very easy here.

Community Associations & Fees

Most communities in the Naples area have a Homeowners Association (HOA). Whether small or large, amenity-rich or poor, the majority of communities that buyers choose to live within in Naples have an HOA. Residential buildings are usually governed by an HOA and/or Condominium Owners Association (COA). Some very large communities with multiple subdivisions and/or residential buildings might have what is referred to as a Master HOA. Further still, some communities will have all three associated with them. You could live in a condominium, within a subdivision, within a large community. And each having their own associations. (This is not common.) So, what exactly is a community association, what do they do and what do you get for your money?

Community Associations

A community association is a private, common-interests organization. They are legal entities – that must abide by Florida statutes – that govern a residential community and are responsible for the management of it. Each association has an elected Board that is made up of residents of the community. They create the rules, regulations and bylaws of the community. And they manage the budget of the community, funded via annual fees and, if necessary, special assessments. While some community decisions will have to be voted upon by community residents, Boards can act independently in many decisions. Electing a strong Board and staying up-to-date on community governance, needs and financials is very important if you choose to live within a community that has an association(s.) After all, it is your community. Looking after it is in your best interests. And this is the main point. HOAs are meant to ensure a community is healthy. A healthy community infrastructure, amenities, homes and finances keeps property values up and residents happy.

What Are You Paying For? (Fees)

Fees due to live within a community can get very confusing for buyers. Some fees might be required to pay annually. Some quarterly. Some monthly. Some have multiple fees for multiple things. This is why we developed our search by Fees option on both our Advanced Naples Real Estate Search and Naples Communities Search. These simplify searching for the right community and home. We look at the total annual fee to live within the community and the total one-time fee due at closing. (Should we work together, rest assured that you will get all fine fee details on listings of interest at the appropriate time.)

Please note that you will often see a range of fees on our community pages. This is because different subdivisions/buildings, as well as actual listings within a community might require different fees. As an example, a condominium within a community will have substantially different fees than a house. Maintenance and insurance costs are higher. Some communities also have different fees for different sized homes. Larger lots of land cost more to maintain.

What exactly are you paying for? You pay for the amenities within the community and the maintenance of the community in whole.

Amenities

On every community page we specify what amenities are onsite. These include:

These are the primary amenities most have interest in and are willing to pay for. But these are not the only amenities that might be on offer. There are others. Our exclusive listing pages get a bit more granular. If a community has additional amenities onsite you will find them on all listing pages of interest.

Maintenance

On every listing page we also specify what maintenance items are provided and paid for via community fees. Some of the more common included maintenance items are:

These are examples only. As with amenities, there are other maintenance items that might be associated with a listing. As an example, cable/internet is sometimes included as a maintenance item, especially in condominiums. Water is also included within some communities.

As noted, maintenance often includes professional property management. While HOA Boards are tasked to manage a community, a professional property management firm is usually hired to actually run the community.

Please know that some communities have privately owned clubs within them. They are not owned by the community. If this is the case, membership could be optional or required. If optional, the fees to join the club might not be reflected within our local MLS.

Pros & Cons

Some buyers appreciate what community associations bring to the table. They require homeowners to maintain their properties to a community standard. They provide amenities, facilities and services. They offer self-governance of the community you reside within. Ultimately, they help keep property values as strong as possible and residents happy.

Some absolutely loathe the idea of living within an HOA community. The thought of having to abide by any rules at all in the place called home is not what some have in mind. Fees, and the typical annual increases of them, are not worth what they offer in return to others.

Most desirable communities in Naples have community associations. Most desirable communities within the State of Florida too. If you want to own real estate here I hope you will consider the positive attributes of communities with associations over what some consider negatives.

How to Choose

The first step in finding the best community for you is to determine what communities offer what you want and/or need within your budget. More specifically, you must identify the communities that are located in a preferable area of Naples; have the types of homes you are most interested in; include amenities that are important to you; offer the lifestyle that you want to live. A great tool to begin this process is our Naples Communities Search. You then need to visit all communities that are high on your list of possibilities. There is no substitute for in-person experiences. For gated communities, you will likely have to tour with a real estate agent in order to gain access. And it should be of great benefit to you to do so. A knowledgable agent will highlight the pros and cons of every suitable community for you, answer your questions and otherwise. With some communities I encourage and will set up a meeting with club management on behalf of my clients.

Choosing the very best community for you should also include an examination of the financial health of the community, as well as the bylaws, rules and regulations, governance documents and more. Most communities will not provide these details to the public. They are private communities after all. So, how is this critically important information obtained? Via our purchase agreements. In most cases, you will not receive these documents until you are under contract to buy. That’s right. You have to agree to buy before seeing these documents in most cases. This said, assuming your real estate agent is doing their job properly, you should have the right to terminate the purchase agreement should you not be agreeable with the information contained within the documents once received.

In Closing

Most buyers put equal weight on the community they buy within as they do the home they end up purchasing. This said, for many it is not an even 50/50 decision. Some put more weight on the home. Some, more weight on the community. Would you rather have a highly appealing home in a community that is a little off target as compared to others? Or, would you rather have a home that is not quite as strong as others, but the community is directly on target, and a friend or family live very close by. (I know that you want it all.) There are many factors that come into play when choosing what community might be right for you. I focus significant attention on helping my clients choose a community that they will be happy within. Helping clients locate and purchase the right home, within the right community, to spend high quality years of life within is very important to me. I would be happy to help you should you like my assistance.