Methodology

Homes for sale

What it means

How many homes in the community are for sale right now.

How it is worked out

A count of the homes listed for sale today, kept current through the day. Homes already under contract are not counted.

Sold

What it means

The lowest and highest prices homes here sold for in the past 18 months.

How it is worked out

Taken from the market sales recorded in the community over the past 18 months, with the most recent closings added before they reach the public record. Units under 400 square feet are left out, as are sales recorded at less than half the county’s value of the home, which are rarely true market sales. In the table of subdivisions and buildings, the asking and sold prices for each one come from its homes listed for sale over the same 18 months.

Compared with other sites

It includes sales that never appear among homes listed for sale, many of them homes sold directly by builders. A range built only from listed homes misses them.

Asking now

What it means

The lowest and highest asking prices among the homes for sale here today.

How it is worked out

Taken from the homes currently for sale, except units under 400 square feet, such as hotel rooms sold as condominiums. Those homes can still be found in the search.

Annual fees

What it means

What owners here typically pay each year in association fees, with every association they belong to combined. Where a one-time fee of $5,000 or more is typical, such as a club membership or capital contribution, it is shown with it as “one-time.”

How it is worked out

Taken from homes for sale, under contract, or sold in the past 18 months, with at least three reporting. With four or more, it is the middle range: a quarter of homes pay less and a quarter pay more, so the full span is wider. Where fees spread widely, the page also says what they vary by, such as the subdivision. Where the homes report no fee, it says None. In the table of subdivisions and buildings, each row shows the typical fee for that part of the community, from the same homes. Community Search filters fees by this same figure, so a community without one is left out when you filter by fee.

Compared with other sites

Most sites show only the fee for the one home you are looking at. The typical fee across the community tells you whether that home’s fee is ordinary.

Property tax rate

What it means

The combined property tax rate where the community sits, and roughly what it comes to in a year on a typical home of each kind.

How it is worked out

The rate is applied to the median sale price of each kind of home here over the 18 months of sales the page names, after reducing it to the value the Property Appraiser typically assigns a newly sold home: about 80% of its sale price under $2 million, and about 75% at $2 million or more, measured from the past year’s sales. No exemptions are applied. Where a community spans taxing districts with different rates, the rate and the dollar figures are shown as a range. Special assessments are not included; where a community is in a community development district, the page says “plus CDD assessment.”

Compared with other sites

Other sites show the current owner’s tax bill. That can be far lower than yours will be, because Florida limits how fast an owner’s assessment can rise, and the limit ends when the home sells.

Homes built

What it means

The years the oldest and newest homes in the community were built, and how many homes it has.

How it is worked out

Taken from the property records for every home in the community.

Primary residence

What it means

The share of homes whose owners claim them as their primary residence. A high share usually means a year-round neighborhood; a low one, a seasonal one.

How it is worked out

The number of homes with a homestead exemption, divided by all homes in the community.

My community rating

What it means

My own judgment of the community, out of five, formed over years of visiting these places.

How it is worked out

It is not worked out from data or from anyone’s reviews. It changes when a community is renovated or falls behind. It is my opinion alone, not that of my brokerage, Premiere Plus Realty, Co.

Gulf access

What it means

How many of the community’s recent homes have Gulf access by boat.

How it is worked out

Taken from homes for sale, under contract, or sold in the past 18 months, counting the homes whose listing says they have Gulf access. Shown only where at least three homes and at least one in ten have it, so a stray home among hundreds does not read as a feature of the community. Each home’s page says whether that home has it.

Amenities and maintenance

What it means

What the community offers, and what the fees typically cover.

How it is worked out

I set each community’s amenities, checked against its listings. What the fees cover is shown when at least seven in ten of the listings that report it agree. That describes most homes there, so confirm anything you are relying on with the association.

Ownership

What it means

Whether some homes here are owned other than outright: as a co-op, where you buy a share in the corporation that owns the building rather than the home itself, which affects how you can finance it; as a fractional share; or as a timeshare.

How it is worked out

Named when at least 15% of the homes for sale or sold here in the past 18 months report it.

Age restriction

What it means

Whether the community is for residents 55 and over.

How it is worked out

Stated when at least seven in ten of the homes for sale or sold here in the past 18 months report it.

Pets

What it means

Whether pets are allowed, how many of the community’s subdivisions and buildings allow them, and any limit on how many or how large.

How it is worked out

Read part by part from the homes listed in each subdivision and building, because a large community often has different rules in different parts of it. Always confirm with the association before relying on it.

Leasing

What it means

The shortest lease the rules allow, how many leases are allowed a year, or whether leasing is restricted at all.

How it is worked out

Taken from homes for sale or sold in the past 18 months. Where homes in the community allow different minimums, each one that is common is named.

Restrictions

What it means

Restrictions recorded against the community’s homes, such as on commercial vehicles.

How it is worked out

Shown when at least seven in ten of the listings that report restrictions name it. Confirm with the association before relying on it.

Destinations and driving times

What it means

How far it is, with the distance and the driving time, to the places that shape daily life here, by kind: downtown, beaches, dining and shopping, the performing arts, parks, hospitals, and airports. A short summary names the nearest of each; for the airport, Southwest Florida International (RSW).

How it is worked out

The distance is measured along the driving route from the community’s mapped center or main entrance, or on a home’s page, from the home itself. The time is an estimate; actual times can run longer or shorter with traffic and the season.

Compared with other sites

Distances are by road, not in a straight line. Water and preserves make many Naples drives much longer than the map suggests.

Sales history

What it means

The median price homes sold for over the 18 months the page names, shown separately for each kind of home, with the price a quarter of sales fell below and the price a quarter rose above, and how the monthly median moved.

How it is worked out

Taken from every recorded sale that counts as a true market sale. A median is shown only when there are at least five sales behind it. Units under 400 square feet are left out. The most recent months come from closings reported before the records are complete. Where half or more of a row’s sales are in a smaller community with its own page, the page says so.

Compared with other sites

Each kind of home is reported on its own, because a single median across condos and houses describes no real home. And it counts every recorded sale, including those that were never listed.

Flood zones and evacuation

What it means

The share of homes on a lot mostly inside a FEMA Special Flood Hazard Area, where a federally backed mortgage requires flood insurance, and the share on a lot that crosses the line. The evacuation zone is the county’s hurricane evacuation zone for the community.

How it is worked out

Each home is counted once, by the flood zone that covers most of its lot; for a condominium, most of its building. Your lender’s flood zone determination and an elevation certificate govern; this is a starting point.

Compared with other sites

Measuring lot by lot shows how much the answer varies inside a community, rather than giving the whole community one label.

Fees & taxes

What it means

The annual fees are the home’s association fees for a year, every association combined. The one-time fees are the total paid once at purchase, such as application, transfer, capital contribution, and club membership fees. The seller’s taxes are the property tax bill for the year shown, the seller’s bill.

How it is worked out

As reported for the home in its listing. Confirm the fees with the association. Your own tax bill can be far higher than the seller’s; see Estimated property taxes, below.

Estimated property taxes

What it means

Roughly what a new owner’s yearly property taxes would be once the seller’s exemptions and any capped assessment end with the sale, shown beside the seller’s bill on the same county roll. Shown for homes for sale.

How it is worked out

The county property appraiser’s current value of the home is multiplied by its combined tax rate. The parcel’s charges not based on value, such as a community development district’s or solid waste, are added from the county tax collector’s roll. These are the same two parts as the seller’s bill. No exemptions are applied; a homestead exemption, and portability from an earlier Florida homestead, would lower it. The county sets a new value each January 1, so a new owner’s first full bill can differ. A new home the county has valued as land only shows no estimate.

Compared with other sites

Other sites show the seller’s bill, which can be far lower than a new owner’s when the seller has a homestead exemption or a capped assessment.

Sq Ft

What it means

The home’s air-conditioned living area. Garages, lanais, and covered entries are not included.

How it is worked out

As reported for the home. How it was measured varies, from builder plans to the property appraiser, and the listing does not always say which.

Days on market

What it means

How long the home has been for sale under its current listing.

How it is worked out

The count kept for the listing, brought forward to today while the home is for sale. A home taken off the market and listed again may have been for sale longer.

How the Areas Compare

What it means

Six measures that set the Naples areas side by side: the median asking price, the drive to the beach and to downtown, and the share of homes for sale that are in gated communities, are condominiums, or are new construction.

How it is worked out

Counted from the homes for sale today, refreshed every six hours. Homes under contract are not counted. The median asking price is the asking price of the middle home: half ask more, half less. Drive times are the median home’s, measured by road from the home itself. A share is the homes with that feature divided by the number of homes for sale in the area.

Areas and communities

Area

One of nine parts of Naples, each with clear mapped boundaries and its own features and character, such as the City of Naples or North Naples West. Apart from the City of Naples, these areas are unique to this site. Read more in the Areas chapter of the 2027 Naples Buyer’s Guide.

Community

A named place within an area, such as Pelican Bay, Mediterra or Olde Naples. Many people call it a neighborhood, a subdivision or a development. Read more in the Communities chapter of the 2027 Naples Buyer’s Guide.

Subdivisions and buildings

The named parts of a community, such as its sections, villages and condominium buildings.

Community types

Gated

You enter the community through a gate at its main entrance, staffed or not. Gated buildings or neighborhoods inside an open community do not count.

Non-gated

No gate at the main entrance. Every community is either gated or non-gated.

Golf

A golf course within the community, though not necessarily part of it. The kind of membership on offer is shown separately.

Boating

Homes have their own boat access, the community offers boating, or it is very close to a marina or boat launch.

Beach

Within a mile of a beach access, or residents have a beach access of their own.

Resort

A full amenity center on site, with a clubhouse, fitness, a pool, tennis or pickleball, and sometimes dining; or the community is tied to a resort or hotel.

Amenities vary

The community has no amenities of its own; any amenities belong to its subdivisions or buildings.

Building types

Houses

Freestanding single-family homes, including detached villas.

Attached villas

Usually single-story buildings holding two homes side by side with one shared wall, also called twin villas or duplexes.

Condominiums

Grouped by the height of the building: low-rise is one to three stories, mid-rise four to seven, and high-rise eight or more.

Townhouses

Two-story homes attached to their neighbors, generally four to ten to a building.

Homes for sale and their details, and the most recent sales, come from M.L.S. of Naples, Inc., the multiple listing service for the Naples area. Sales, property, and tax records come from the Collier County and Lee County Property Appraisers. Flood zones come from FEMA’s flood maps, and evacuation zones from Collier County and Lee County Emergency Management. Driving distances and times are calculated from OpenStreetMap road data.