Naples · Bonita Springs · Estero · Marco Island — Community Fees

Naples HOA Fees by Community

HOA fees are the carrying cost buyers most often underestimate in Naples — and the hardest number to find in one place. This page collects the master HOA fee for every community we cover, shows what it works out to per year, names the source behind each figure, stamps the month it was last confirmed, and — wherever our research holds both years — shows last year’s figure beside this year’s, so the direction of fees is visible at a glance. Where a community stacks a neighborhood or condo fee on top of the master fee, we say so — because the honest total is the one that matters.

Fees below are re-confirmed on the 15th of every month against current MLS listings and association schedules. Always verify the exact figure for a specific home with the association before you buy — and if a community you care about isn’t listed yet, call or text (239) 216-2016 and we’ll pull its current schedule for you.

Master fees only. Most communities add a neighborhood or condo association fee on top, and some add mandatory club dues or a CDD assessment — each community’s row below shows its full stack where we know it.

How to read this page

• Fee (as charged) is the amount in the period the association actually bills — monthly, quarterly or annual. Per year is the same fee annualized, so communities can be compared side by side.
• A “+” or a range means layers. A master fee alone is rarely the whole bill in Naples: neighborhood associations, condo buildings, mandatory club dues and CDD assessments can each add their own line. The note on each row tells you what else applies.
• “No mandatory HOA” is real. Thirteen of our 55 communities — including Port Royal, Aqualane Shores and Coquina Sands — have no mandatory master HOA at all. They lead the list below.

• Components are itemized, and one-time charges stay separate. Each fee is printed the way it is actually billed — master first, then the neighborhood/condo, club, cable/internet and CDD lines that apply. Capital contributions, resale fees and other one-time purchase charges are never folded into the annual figures.
• Prior year shows what the same fee was a year ago and the change (▲/▼) wherever our research holds a genuine prior-year figure. “— (history starts 2026)” means we don’t publish history we don’t have — the column fills in each January as the new year’s figures are confirmed.
• Source + Confirmed: every figure names where it came from (MLS listing data first, association schedules second) and the month we last confirmed it.

The table — 55 communities

Shown lowest fee first, by the annualized community-level fee.

Desktop preview: hover a community name to see its photo.

Group A — No mandatory HOA (13 communities)

Group B — Master / community fee, lowest first (39 communities)

Group C — No single community figure (3 communities)

What HOA fees include in Naples

The master fee is the floor, not the bill. Almost every Naples community is a stack. The master association maintains the gates, main roads, common landscaping, community amenities and reserves. On top of it, your neighborhood or condo association covers your building or village — exterior insurance, roof and paint reserves, elevators, and (for villas and condos) lawn care and exterior maintenance. Add a mandatory club or a CDD where they apply, and the same headline master fee can mean very different total costs two streets apart. That is why every row on this page shows its stack.

Club layers come in three flavors. Bundled communities (Treviso Bay, Forest Glen, Stonebridge) roll club dues into the association charges — there is nothing extra to join. Mandatory-membership communities (Grey Oaks, Quail West, Mediterra, Wyndemere) require every owner to hold at least a social or house membership, billed by the club on top of the HOA. Optional-club communities (Pelican Bay, Bonita Bay, Tiburon) leave the club entirely to you. The initiation fee is a separate, one-time decision — it is never part of the HOA figure.

CDD fees ride on the tax bill. A Community Development District financed the infrastructure of newer communities; owners repay it as a non-ad valorem assessment on the county tax bill, typically for decades. It never appears in the HOA fee, which is why communities like Ave Maria, Fiddler’s Creek and Village Walk show it as a separate line here. Some communities — Naples Reserve, Riverstone, Stonecreek, Island Walk, Quail West, Isles of Collier Preserve — have no CDD at all, and we say so on their rows because it is a genuine cost advantage.

Cable and internet are quietly moving inside the fee. Bulk fiber or cable contracts are now folded into many master fees (Pelican Bay’s Foundation fee includes bulk fiber; Quail West bills a mandatory cable/internet charge; Bonita National’s stack carries a cable line). When you compare two communities, check whether the fee includes your TV and internet — it can be worth $100+ a month.

One-time charges at purchase are separate. Many communities charge a capital contribution, resale fee or transfer fee when a home changes hands (Pelican Bay’s resale capital assessment is $10,000; Stonebridge charges a $15,000 resale fee; Esplanade by the Islands collects a $5,000 working-fund contribution). They don’t change the annual comparison, but they belong in your closing budget — each community guide carries the figures we could verify.

Fees shown are the master association figures (plus the additional layers noted) taken from MLS listing data and published association or club schedules as of the confirmation month shown on each row. HOA, club and CDD charges change — most reset every January — and can vary by building, village, home type and lot. Figures marked as examples or ranges are labelled as such. Nothing on this page is a warranty of the fee for any specific property; verify current charges with the association (and, at purchase, through the estoppel certificate) before relying on them.