Aqualane Shores
No mandatory HOAWaterfrontCondosSingle-family
$0/yr
No mandatory HOA · Voluntary Aqualane Shores Association $100/yr
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, and stamps the month it was last confirmed. 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 — and when you are closing in on a specific home, we confirm its exact figure with the association before you buy. If a community you care about isn’t listed yet, call or text (239) 216-2016, or send us a message, and we’ll pull its current schedule for you.
$812/yr
Lowest master fee
Ave Maria (master association; neighborhood fees and CDD come on top)
$6,916/yr
Median community fee
Across the 42 communities with a community-level fee (headline figure)
$17,600/yr
Highest master fee
Stonebridge (the club’s published master total, FY2027, which bundles mandatory club dues)
Basis: the headline annual figure of each of the 42 communities that charge a community-level fee — the low end where the fee prices as a range, and the lead figure where further layers stack on top. Recomputed November 2026.
Most communities add a neighborhood or condo association fee on top of the master fee, 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
- Each row leads with the annual total. “All-in” means every recurring layer is priced. “From $X/yr — master only” means a layer varies or is unknown, and the row names what else applies. Each layer shows the amount as billed, with its annual equivalent beside it.
- 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 appears on a card only where our research holds a genuine figure from a year ago — we don’t publish history we don’t have. The history builds 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.
Showing 55 of 55 communities
No community matches your search — clear the search box to see the full list.
No mandatory HOA (13)
These thirteen communities have no mandatory master HOA. Some have small voluntary associations, and condos in several carry their own building fees.
Coquina Sands
No mandatory HOAWaterfrontCondosSingle-family
MasterNo HOA fees for single-family homes.
Neighborhood / condoGulf-front condos carry building fees (building-specific).
Golden Gate Estates
No mandatory HOASingle-family
$0/yr
No HOA
Gulf Shore Boulevard
No mandatory HOAWaterfrontCondos
MasterNo master HOA — every building is its own association.
Neighborhood / condoChecked range $2,867–$27,536/qtr across 14 buildings; typical (median) building ≈$6,200/qtr (≈$24,800/yr). The working middle of the boulevard clusters at $5,200–$8,400/qtr; the Lutgert luxury towers (Le Parc, Le Jardin, Le Rivage) run far higher and the fee varies residence by residence.
Marco Island
No mandatory HOAWaterfrontCondosSingle-family
MasterNo island-wide HOA — most buildings are standalone associations (Hideaway Beach is the gated exception). Cape Marco and Hideaway Beach buildings carry a master layer on top of their building fee — the Hideaway Beach master is $23,482/yr.
Neighborhood / condoChecked range $794–$4,715/mo across 19 buildings; median building ≈$1,950/mo (≈$23,500/yr). The beachfront mid-rise stock clusters at $1,170–$1,905/mo; the luxury tier (Cape Marco towers combined, Madeira) runs $2,700–$3,650/mo. Marco buildings mostly bill monthly.
The Moorings
No mandatory HOAWaterfrontCondosSingle-family
MasterNo mandatory master HOA (single-family).
Neighborhood / condoCondos building-specific (examples $10,740–$15,036/yr).
Includes: Beach access (voluntary MPOA).
One-time: MPOA $1,000 one-time.
$0/yr
No mandatory master HOA · Voluntary MPOA beach-park membership $200/yr
Naples Park
No mandatory HOACondosSingle-family
MasterNo mandatory HOA (MLS-coded).
Neighborhood / condoCondos in the area carry their own building fees.
$0/yr
No mandatory HOA
Olde Naples
No mandatory HOAWaterfrontCondosSingle-family
MasterNo mandatory HOA for single-family homes.
Neighborhood / condoCondo buildings have their own fees (example: Pierre Club $3,133/qtr ≈ $12,532/yr).
$0/yr
No mandatory HOA for single-family homes
Park Shore
No mandatory HOAWaterfrontCondosSingle-family
MasterNo mandatory master HOA (single-family).
VoluntaryPark Shore Association $300/yr + $1,000 one-time (2026 schedule, beach park).
Neighborhood / condoCondos building-specific.
Includes: Beach access (voluntary association).
One-time: Joining fee $1,000 (2026).
$0/yr
No mandatory master HOA · Voluntary Park Shore Association $300/yr
Pine Ridge Estates
No mandatory HOASingle-family
$0/yr
No HOA
Port Royal
No mandatory HOAWaterfrontSingle-family
MasterNo mandatory HOA. Voluntary property owners association only; Port Royal Club optional (deeded eligibility).
$0/yr
No mandatory HOA
Royal Harbor
No mandatory HOAWaterfrontSingle-family
$0/yr
No mandatory HOA · Voluntary association dues $50/yr
Vanderbilt Beach
No mandatory HOAWaterfrontCondos
MasterNo neighborhood-wide HOA — per-building condo fees only.
Neighborhood / condoChecked range $3,540–$11,908/qtr across 9 buildings; median building ≈$5,600/qtr (≈$22,500/yr). The Gulf Shore Drive mid-rises sit tightly at $5,100–$5,705/qtr; Regatta, on the bay side, stacks two layers — master $4,434/qtr + condo $4,950/qtr = $9,384/qtr.
HOA communities — lowest first (39)
Each row leads with the annual total where the stack is fully priced, or with the lowest priced layer where a layer varies. One-time charges are shown separately and are never inside the annual total.
Ave Maria
CDDCondosSingle-family
MasterMaster association $203/qtr = $812/yr (2026).
NeighborhoodBy village (2026 listings): Maple Ridge ≈$95–$117/mo; Emerson Park ≈$299/qtr; Avalon Park $635–$720/qtr; Hampton Village ≈$762/qtr; Del Webb (Bellera) $1,214–$1,293/qtr.
National / clubThe National Golf & Country Club is its own stack: POA $982/qtr for condos and $1,378–$1,464/qtr for single-family (2026 POA budget, cable included), plus the Ave Maria master, a mandatory club fee of ≈$657/qtr and, for coach homes, a building condo fee.
CDDAve Maria Stewardship District, on the tax bill: operations & maintenance $984.20/yr for FY2026/27, plus a debt-service assessment that varies by village and bond series — check the parcel’s tax bill for the exact figure.
Complete totalsComplete association stacks run ≈$1,950/yr (Maple Ridge) to over $16,000/yr (National coach homes), plus CDD on the tax bill.
Includes: Social/fitness (town fitness center, parks via master fee).
Pelican Marsh
GolfCondosSingle-familyCDD
MasterFoundation of Pelican Marsh $2,073/unit for 2026.
NeighborhoodEach of the 26 villages adds its own dues, which are not published. Current listing examples: The Gables single-family village charges no village HOA; Watercrest $3,000/yr; Arielle condominiums $6,592/yr; Troon Lakes $7,292/yr; Clermont condominiums $11,984/yr — complete totals from $3,952 to $15,936/yr.
CDDPelican Marsh CDD $1,879/unit for fiscal 2027 on the tax bill — $3,952/yr together with the Foundation.
ClubCommunity amenities run through the Foundation; both golf clubs are separate and optional, and neither posts current dues.
Includes: Community center, tennis, fitness (amenities run through the master fee — no golf-club membership required to use them).
Grandezza
GolfClubCondosSingle-family
MasterMaster POA $550/qtr = $2,200/yr (2026 approved budget).
NeighborhoodIn most villages the master is collected inside the village charge — village fees ≈$1,300/qtr in Saraceno and Villa Grande, $1,325/qtr in Savona, $1,625–$1,675/qtr in Grande Estates and ≈$2,000–$2,090/qtr in the Oakwood and Sabal Palm condo villages (condo villages combined ≈$2,000–$2,425/qtr); Avalon condos show the master separately ($550/qtr) plus a $1,875/qtr condo fee.
ClubMandatory Social membership at The Club at Grandezza — the club does not publish dues; current listings enter $4,680–$5,329/yr (most often $5,004/yr). Golf is optional.
CDDNone.
Bulk cable / internetBulk Comcast inside master.
Complete totalsComplete examples from current listings: ≈$10,680/yr (Saraceno villa) to $15,704/yr (Avalon condo), club included.
Includes: Cable/internet (bulk Comcast inside master).
One-time: Club initiation $7,500 (one-time, examples) + application $175–$250.
from $2,200/yr
master only — complete stacks ≈$10,700–$15,700/yr incl. club
Pelican Landing
GolfWaterfrontCondosSingle-familyCDD
MasterPelican Landing Community Association master $3,478/yr for 2026, billed annually — covers the private beach park and shuttle boat, tennis and pickleball center, fitness center, marina and staffed gates.
Neighborhood / condoSeven single-family neighborhoods (Bay Cedar, Goldcrest, Lakemont, Longlake, Pennyroyal, Waterside, The Ridge) have no second association — the master is their whole association bill. Villas and low-rise condos add a neighborhood fee — complete bills run ≈$10,300–$14,100/yr (2026).
ColonyHomes in The Colony also pay The Colony Foundation, $3,483/yr, before their building or neighborhood fee — Colony totals run from $6,961/yr with no further association to ≈$45,900/yr in La Scala.
CDDOn the Lee County tax bill — $850.43 (Bayside Improvement) or $905.97 (Bay Creek) for 2026–27; operations only, no bond debt. A single-family home with no neighborhood association totals $4,328/yr all-in.
ClubGolf at The Nest and The Colony Golf Club is optional.
Includes: Beach access (private beach park + boat shuttle), tennis center, fitness, canoe/kayak park; cable/internet (per comparison sources).
One-time: Resale capital contribution $6,000 to the master association (Colony homes add $5,000 to the Foundation).
Tiburon
GolfClubCondosSingle-familyCDD
MasterTiburón Estates master association $704/qtr = $2,816/yr.
NeighborhoodMarsala single-family $2,988/yr; Escada estates $11,400/yr; Norman Estates $11,808/yr; Ventanas condominiums ≈$14,900/yr including the Mid-Rise association; Castillo $18,460/yr; Bolero $13,980–$18,732/yr by unit; Marquesa Royale $21,000/yr.
CDDPelican Marsh CDD — $1,879/unit for fiscal 2027, plus a bond line, ≈$833–$2,532/yr by neighbourhood, that runs to 2031.
ClubGolf at the Ritz-Carlton club is optional, and the club publishes no dues.
Complete totalsComplete totals in current listings run from $7,683/yr in Marsala to $25,695/yr in Marquesa Royale, before the bond line.
Includes: Security, street lights & maintenance, manager, reserves, rec facilities (per MLS listing detail).
Wilshire Lakes
CondosSingle-family
MasterSingle-family homes pay the Wilshire Lakes Master Association only: $800/qtr = $3,200/yr (2026 sales packet).
Neighborhood / condoCondominiums add a building association fee on top of the same $800/qtr master. Wilshire Pines condos (Pines I and Pines II) carry a condo fee of ≈$1,571–$1,636/qtr in current listings — complete totals ≈$9,484–$9,744/yr. Fieldstone Village condos carry a $1,640/qtr condo fee — $9,720/yr in total. A separate Wilshire Lakes Villas association also exists; its fee is not published in current listings.
CDDNone.
Includes: Clubhouse, pools, tennis (association-run).
Bonita Bay
GolfWaterfrontClubCondosSingle-family
MasterMaster component in condo/villa listings $3,920–$4,420/yr. Single-family neighborhoods carry one combined annual association charge (current examples $4,735–$13,563/yr, cable/internet and beach club included) — no separate single-family neighborhood layer.
NeighborhoodCondo and villa products add a building fee on top of the master: Waterford condos $3,124/qtr; Seaglass $8,814/qtr; Estancia $7,078/qtr; Omega $10,925/qtr (current listings). In the high-rises the building fee is four to ten times the master fee.
ClubClub optional.
CDDNone.
Complete totalsComplete stacks reach ≈$48,650/yr in the high-rise towers.
Includes: Cable TV, internet (inside the master fee).
Pelican Bay
GolfWaterfrontCondosSingle-family
MasterPelican Bay Foundation $3,435/yr for FY2027 ($858.75/qtr = operating $2,180 + replacement reserve $497 + bulk media $758).
Neighborhood / buildingVilla villages add ≈$5,500–$9,700/yr (Nov 2026 listings). Mid-rise condos run ≈$20,600–$26,500/yr by unit size; beach towers run far higher — complete stacks reach $116,749/yr at Windsor at Bay Colony. Building figures vary by unit size within a building — confirm the exact unit’s dues before an offer.
Bay ColonyBay Colony, the gated enclave inside Pelican Bay, adds its own association fee of ≈$5,400–$9,900/yr on top of the building fee; its towers run to $116,749/yr all-in.
Services districtPelican Bay Services Division $1,250/yr for FY2027 on the county tax bill — $4,685/yr fixed base with the Foundation, before building or village dues.
Includes: Beach access, cable/internet (bulk fiber inside the Foundation fee).
One-time: Resale Capital Assessment $15,000 (closings on/after Oct 1, 2026).
Esplanade by the Islands
GolfClubCDDCondosSingle-family
MasterMaster by product (2026 adopted budget): coach homes $3,750/yr; twin villa $5,481.79/yr; single-family $5,305.75–$5,654.75/yr by lot width.
Neighborhood / condoCoach homes add a condominium fee of their own — ≈$1,310–$1,370/qtr in Nov 2026 listings (≈$5,240–$5,472/yr) — so a coach home’s complete stack, ≈$10,400–$11,700/yr, is the community’s highest despite its lowest master fee.
ClubAmenity membership is inside the master — there is no separate club dues — and every lot adds an $800/yr food minimum.
CDDCurrents CDD on the tax bill (adopted FY2027 budget, by product class and bond series): $694.50–$3,943.97/yr full span — twin villa $1,003–$1,492/yr; 76-foot lot $1,698–$3,944/yr; a debt-prepaid parcel pays O&M only ($366.38–$895.60/yr). Confirm your parcel’s CDD series on its tax bill before an offer.
Complete totalsComplete stacks from ≈$7,285/yr for a twin villa to ≈$11,670/yr for a coach home.
Includes: Social/fitness (amenity center via master dues).
One-time: Working-fund contribution $5,000.
Windstar on Naples Bay
GolfWaterfrontCondosSingle-family
MasterMaster $1,033–$1,091/qtr = $4,132–$4,364/yr ($1,033/qtr is the 2025 rate; $1,091/qtr appears in most 2026 listings).
Neighborhood / condoVillage or condominium association bills on top, and the spread is wide (current MLS listings, Nov 2026): Somerset villas ≈$10,800/yr all-in; Marina Cove coach homes ≈$15,600/yr all-in; Windward Cay ≈$20,300/yr all-in; Yacht Harbour Cove ≈$21,700/yr all-in. Detached single-family homes in villages such as Harrington Sound carry the master fee alone.
ClubThe Windstar Club — golf, social, tennis and the marina — is a separate, optional membership; the club does not publish its current dues, so no club figure is included in these totals.
Complete totalsComplete association stacks run from ≈$4,100/yr for a single-family home to ≈$24,800/yr in the highest-fee condo village.
Quail Creek
GolfCondosSingle-family
MasterQuail Creek Estates HOA $4,400/yr — the whole recurring bill for Estates homes.
Neighborhood / condoQuail Creek Village homes and villas show total recurring fees of $10,848/yr in current listings. Village condominiums add a condo-association fee on top of the Village master fee, by building — totals of $12,568/yr in the Greenbrier buildings and $16,168/yr in a Mirada on the Greens listing. Listing totals include a small recurring line the listing fields do not label; the exact split for a specific home is confirmed with the association.
ClubEstates: Quail Creek Country Club membership is optional, and there is no CDD. Village: an equity social membership to the Quail Village Golf Club is bundled into the Village fees.
Includes: Village condos: social membership bundled in the condo fee (clubhouse, tennis/bocce/pickleball, summer golf + 6 in-season rounds). Estates: no club included.
Valencia Golf & Country Club
GolfSingle-family
MasterHOA ~$399/mo ≈ $4,788/yr.
Includes: Lawn maintenance, gated entry, community amenities.
≈$4,788/yr all-in
Wyndemere
GolfClubCondosSingle-family
MasterMaster charge $1,227.22/qtr, already included in every neighbourhood total on the association’s 2026 sheet. All-in association charges run from $8,450/yr in Glendevon to $17,069/yr in The Commons condominiums and $20,577/yr in Amblewood, where some units carry an extra $650/qtr.
ClubClub membership is mandatory: the club’s 2026–27 brochure lists Sports dues at $14,278/yr and Limited Golf at $18,288/yr, plus a $1,200/yr food and beverage minimum, with Full Golf at capacity. Complete totals run from $23,928/yr (Glendevon, Sports) to $40,065/yr (Amblewood, Limited Golf), before the separate $2,400/yr 2020 assessment billed to full members to July 2031 and tax on dues.
Includes: Golf, social/fitness (mandatory club).
from $23,928/yr
association + Sports club dues + food minimum combined
Livingston Lakes
CondosSingle-family
MasterOne association and one single quarterly assessment per product — no master fee on top, no club dues and no CDD (association 2026 FAQ). Garden Homes $1,416–$1,460/qtr ($5,664–$5,840/yr); Coach Homes $1,504/qtr ($6,016/yr); Carriage Homes $1,693/qtr ($6,772/yr). The assessment covers the gate, clubhouse, pool and building services for each condominium.
CDDNone.
Includes: Insurance, internet, irrigation, lawn, manager, pest control, rec facilities, reserves, security, sewer/water, trash (per MLS listing detail — the garden/carriage list; coach homes: lawn, pest control, rec facilities, security, trash).
$5,664–$6,772/yr
complete — by product
Village Walk
CondosSingle-family
MasterHOA $1,722.58–$1,833.61/qtr = $6,890–$7,334/yr by home style (rate from July 1, 2026)
CDDNone — Village Walk of Naples carries no CDD.
Includes: Social/fitness (Town Center amenities owned by the association — no separate club to buy).
$6,890–$7,334/yr
no CDD
Fiddler’s Creek
GolfCDDCondosSingle-family
MasterFoundation — which carries the Club & Spa social membership that comes with every home — bills $1,149/qtr for membership plus $312.50/qtr for the bulk telecom agreement, $5,846/yr combined (Foundation information sheet, December 2025).
NeighborhoodVillage association bills on top: single-family villages in current listings run from ≈$735/qtr in Oyster Harbor to $1,756/qtr in Marsh Cove, and coach-home villages run higher — Montreux is $2,100/qtr.
CDDCDD on the county tax bill (FY2027 adopted budgets): $1,836.29/yr in CDD #1 villages whose debt is paid off ($1,797.75/yr CDD #2), $1,797.75–$4,474.75/yr in Oyster Harbor by lot group, $4,814.83–$6,194.06/yr in Millbrook, and $6,936.29/yr in Marsh Cove, the one CDD #1 village still carrying debt.
Complete totalsComplete stacks run from ≈$10,600/yr (Oyster Harbor base lots) to ≈$19,800/yr (Marsh Cove). Golf and the Tarpon Club are optional memberships, priced separately.
Includes: Club & Spa (inside the Foundation membership).
One-time: $30,000 capital acquisition (refundable) + $5,000 capital reserve.
The Quarry
GolfClubCDDCondosSingle-family
MasterMaster by assessment neighborhood: in 2026 listings, single-family $2,535/qtr and condominiums $1,924/qtr; the adopted 2027 budget raises these to $2,711/qtr for single-family, $3,148/qtr for Breakwater and $2,095/qtr for custom homes and condos.
Neighborhood / condoCondominiums pay a separate condo fee on top of the master — $1,984/qtr at Ironstone and $1,892/qtr at Quartz Cove in current listings (condo complete totals ≈$17,505–$18,857/yr).
Amenity fee$600/yr.
ClubGolf optional.
CDDQuarry CDD on the tax bill, FY2027: $1,491.73–$5,178.59/yr for single-family homes by lot width and bond tier, $1,272.81–$2,625.19/yr for coach homes and $2,270.55–$2,784.62/yr for Quartz Cove luxury coach homes.
Includes: Lake & Beach Club access (inside the master HOA).
Riverstone
CondosSingle-family
MasterMaster HOA $1,450–$1,515/qtr = $5,800–$6,060/yr.
CDDNone.
Includes: Cable, internet, lawn maintenance (per brokerage listing copy).
$5,800–$6,060/yr all-in
Bonita National
GolfCondosSingle-family
MasterMaster HOA $4,256/yr; the full master stack is $5,841/yr (master $4,256 + capital funds $145 + $526 + cable $914) — association 2026 packet.
Neighborhood / condoBundled community — every home is deeded Social or Golf, and the deed cannot be changed. Golf-deeded homes add the Golf Association $3,002/yr + golf reserves $946/yr (stack $9,789/yr). Single-family homes add lawn care by collection (Executive $2,381/yr, Manor $2,633/yr, Estate $2,920/yr) and carry no sub-association fee: complete single-family totals $8,222–$8,761/yr (social) and $12,170–$12,709/yr (golf). Condos add a building fee by building — complete condo totals run $10,241/yr (Coach III, social) to $16,371/yr (Coach I, golf); per-building quarterly fees are on the breakdown page.
Includes: Cable (inside the master stack).
One-time: $4,000 HOA capital contribution at purchase (+$5,000 golf capital contribution on golf-deeded homes).
Naples Reserve
WaterfrontClubCDDCondosSingle-family
MasterNo master fee — single-tier HOA set by neighborhood (association approved 2026 budget): $1,591.44/qtr in Coral Harbor to $1,971.58/qtr in Parrot Cay, including the $400/yr food & beverage prepay in every figure ($1,491–$1,872/qtr excluding the prepay).
ClubNo club membership, initiation or golf layer — the Island Club amenities are carried by the HOA.
CDDNaples Reserve CDD on the county tax bill (district adopted FY2027 budget, by neighborhood): $1,372.97/yr (Mallard Point) to $1,928.54/yr (Crane Point, Canoe Landing and Bimini Isle).
Complete totalsComplete totals $7,753/yr (Coral Harbor villa) to $9,780/yr (Parrot Cay estate), with the other nine neighborhoods in between.
Includes: Amenity center, lawn & irrigation, management (varies by neighborhood).
One-time: Capital contribution equal to 2 quarterly HOA fees + $200 application — varies by home; confirm at purchase.
Audubon Country Club
GolfClubSingle-familyCondos
MasterFoundation master HOA $6,175/yr.
ClubEvery buyer joins the club at a minimum Social level: mandatory Social club fee $10,855/yr in current listings — $17,030/yr in total for a single-family home, the same total the listings themselves print. Golf membership sits above Social, but the club publishes no dues schedule and listing figures for higher tiers conflict, so no golf-tier total is quoted here; the club's membership office gives the current schedule in writing.
Neighborhood / condoMontclair condominium owners pay the same master and club lines plus a condo fee of $6,465/qtr, for a total of $42,890/yr in current listings. Devon Green homes carry their own association fee on top of the master and club lines.
Includes: Golf, social/fitness (mandatory club).
Grey Oaks
GolfClubCondosSingle-family
MasterEast-campus homes pay the Grey Oaks POA, $1,509/qtr = $6,036/yr (including cable, internet and alarm monitoring). The Estuary, on the west campus, pays its own association instead of the POA — $3,345/qtr = $13,380/yr.
Neighborhood / condoThe Estates single-family neighbourhood adds $706/yr; Traditions villas $3,600/yr; Terra Verde condominiums $16,000/yr. In the Estuary: +$516/yr for estate homes or $12,400/yr in the Noble Heron villas.
ClubClub membership is mandatory, Golf or Sports: listings currently enter Sports-tier dues at $14,153–$18,404/yr, and the club publishes no dues schedule, so Golf-tier dues must be confirmed with the club. Complete totals run from $25,146/yr for an Estates home on Sports dues to $42,840/yr in the Estuary’s Noble Heron villas.
Includes: Golf, social/fitness (mandatory club).
One-time: Club initiation $130,000–$150,000 (one-time, examples); transfer $1,000–$8,003; application $75–$100.
from $25,146/yr
master + neighbourhood + mandatory Sports club dues — east campus
Palmira
GolfClubCDDCondosSingle-family
MasterMaster HOA $1,529/qtr = $6,116/yr (uniform, MLS-verified).
NeighborhoodNeighborhood fees on top (current listing examples): La Tremiti $564/qtr, Novela $627/qtr, Caravella $635/qtr, Bella Vita $710/qtr; The Enclave condos $1,628/qtr; San Remo townhomes pay $1,052–$1,082/qtr to their own association plus the Palmira master.
ClubRenaissance Center Club membership rides inside the master fee; golf club optional.
CDDTwo CDDs ride on the Lee County tax bill — your home is in one or the other, never both: Parklands Lee (FY2026: $363.13/yr operations plus debt service by product, $363.13/yr total for debt-free Sorrento coach homes to $2,830.24/yr for Siena estates) and Parklands West (FY2026: $1,108.76/yr for La Tremiti to $3,037.20/yr for Siena). San Remo sits in neither district and carries no CDD.
Complete totalsComplete examples: La Tremiti $9,481/yr all-in; Bella Vita $10,250/yr all-in; Enclave condos $12,628/yr before their district charge. District charges add $363–$3,037/yr by neighborhood.
Includes: Social/fitness (Renaissance Center Club via master dues).
Island Walk
CondosSingle-family
MasterOne association fee and no CDD: attached villas $1,572/qtr = $6,288/yr; single-family homes $1,701/qtr = $6,804/yr — confirmed across multiple current listings in which the stated annual total equals that single fee. The fee includes cable, internet, lawn care and the Town Center amenities.
CDDNone.
Includes: Clubhouse & pools, cable, internet, full lawn/landscape care (all inside the HOA).
One-time: Transfer $2,500 + application $150.
$6,288–$6,804/yr
complete — by product
Stonecreek
Single-family
MasterHOA $1,588/qtr = $6,352/yr.
ClubNo club.
CDDNone.
Includes: Lawn, irrigation, manager, rec facilities, reserves, security, street lights/maintenance (per MLS listing detail).
One-time: Transfer $3,098–$3,376 + application $100–$150.
$6,352/yr all-in
Lely Resort
GolfClubCondosSingle-family
MasterMaster ~$120/yr + district assessment $997/yr.
ClubMandatory club fee ~$5,825–$6,400/yr. Quoting the $120 master alone would understate the real community cost roughly eight-fold.
Includes: Social/fitness (mandatory Players Club); condo/villa neighborhood budgets bundle insurance, roofs, cable.
≈$6,942–$7,517/yr all-in
Isles of Collier Preserve
CondosSingle-family
MasterSingle-association community with no CDD; for every product except one the master line is the whole bill (2026): cottages $8,420/yr; paired villas $8,684/yr; single-family $8,028–$9,000/yr by lot width; coach homes (master line) $7,056/yr. Current listings confirm those figures are complete — paired-villa listings, for example, state total annual recurring fees of exactly $8,684.
Neighborhood / condoDominica Isle coach homes add a condominium fee of ≈$9,608–$10,200/yr on top of the $7,056 coach master — complete total $16,664–$17,256/yr. No other product carries a second layer.
CDDNone.
Includes: Social/fitness (Isles Club bundled into dues — no separate membership).
One-time: ~$10,000 ($9,500 capital contribution + $500 ICP Foundation).
$8,028–$9,000/yr
by product — most homes complete
Treviso Bay
GolfClubCondosSingle-family
MasterMaster HOA $7,420/yr (2026 — maintenance $5,523 + cable $885 + reserves $812 + capital reserve $200).
NeighborhoodSingle-family villages add a lawn and village fee instead of a condo fee: $2,987/yr in Vercelli and $3,483/yr in Ponziane (current listings). Condo villages carry a quarterly condo fee and no separate lawn fee — Trevi $1,245–$1,270/qtr, Avellino $1,425–$1,580/qtr depending on unit, and the Casoria coach homes $1,842/qtr.
ClubEvery home carries a $750/yr food and beverage minimum. Homes with a bundled golf membership add $5,350/yr in golf dues; social-membership homes do not. Complete stacks: $11,157/yr (Vercelli, social), $15,538/yr (Casoria coach, social) and $17,003/yr (Ponziane, bundled golf). The membership type transfers with the home — confirm which membership a specific home carries.
Includes: Golf (bundled TPC membership), cable (inside the master fee; internet-only option $362).
Miromar Lakes
GolfWaterfrontCDDCondosSingle-family
MasterMiromar Lakes Master Association reported at $2,300/qtr = $9,200/yr in 2026 listing disclosures; the association does not publish its assessment.
Neighborhood / condoVillage or condominium fee on top, which no village publishes — in current listings, San Marino coach homes $2,100/qtr, Bellavista condos $2,600/qtr and Mirasol condos $3,682/qtr on top of the master, and the single-family villages of Portofino and Messina show village fees of ≈$6,982/yr and $5,740/yr in individual listings.
CDDMiromar Lakes CDD billed on the tax bill, priced by class in the district’s adopted FY2027 budget: $1,305.08/yr for condominiums, $1,446.61–$2,311.14/yr for villas and $1,588.14–$2,856.44/yr for single-family homes, depending on the village’s bond series.
Complete totalsComplete totals for priced products run from $10,789/yr (single-family, master + lowest CDD class, before any village fee) to $25,233/yr (Mirasol condos).
Includes: Beach Club & lake amenities (inside the HOA — no separate mandatory club fee).
Forest Glen
GolfCondosSingle-family
MasterMaster Association dues $2,112/qtr = $8,448/yr — golf membership is bundled inside the master dues, with cable/internet included. (2025 listings show the prior master rate of $1,953/qtr — check the listing's fee year when comparing.)
Neighborhood / condoSection (enclave) fee by section (current listing examples): Periwinkle Villas $667–$695/qtr; Britannia condos $1,288–$1,313/qtr; Barrington condos $1,755/qtr. Complete examples: a Periwinkle villa runs $11,116–$11,228/yr all-in; a Barrington condo $15,468/yr all-in.
Includes: Golf (bundled in master dues), cable/internet.
Collier’s Reserve
GolfClubCondosSingle-family
MasterAssociation charge in current listings $8,900/yr. One product — 224 single-family homes — and no neighbourhood or condominium layer.
ClubClub membership is mandatory, at Social level as a minimum: current listings consistently enter the mandatory club fee at $16,218/yr, with a $1,500/yr food and beverage minimum and other recurring club charges bringing the combined total to $29,218/yr. Two listings updated in November 2026 enter the club fee at $17,170/yr (a combined $30,170), which may be a new-season rate — the club publishes no dues schedule, so confirm the current figure with the club before relying on either. Golf membership, where available, is a higher tier on top and is not priced here.
Includes: Golf, social/fitness (mandatory club).
from $29,218/yr
HOA and mandatory club combined
Mediterra
GolfClubCDDCondosSingle-family
MasterMaster HOA $9,060/yr (the association's 2026 schedule: $9,148/yr for coach homes & villas).
Neighborhood / condo$6,292–$14,400/yr by neighborhood.
APF / specAmenities Preservation Fee $1,900–$2,900/yr by home type.
ClubMandatory club fee $4,000–$6,400/yr + food & beverage minimum $1,200/yr.
Bulk cable / internetComcast bulk package $1,310/yr, billed with the Master HOA.
CDDCDD on the tax bill: $2,153–$4,915/yr total by neighborhood (operations + bond debt; 2026-27 district schedule).
Includes: Cable/internet (bulk Comcast), beach access (Beach Club with Social tier and above).
One-time: Transfer fee $6,000 + 1% of gross sale price; club $62,500–$87,500 (Lifestyle membership required); Sports & Beach Club renovation fee $8,750.
Talis Park
GolfClubCDDCondosSingle-family
MasterMaster HOA $2,269/qtr = $9,076/yr in current listings (consensus).
Neighborhood / condoViansa condominiums $3,026/qtr = $12,104/yr and Fairgrove coach homes $2,550/qtr = $10,200/yr in current listings; Watercourse HOA $6,064/yr. A Viansa condo’s full recurring total is $32,380/yr before the CDD and a Fairgrove coach home’s is $30,476/yr before the CDD.
ClubMandatory Sports club $10,000/yr + food & beverage minimum $1,200/yr. Golf membership sits above the mandatory Sports tier; its annual dues are not published and do not appear in listings, so no golf-tier total is quoted.
CDDTalis Park CDD billed on the tax bill, published in the district’s adopted fiscal 2027 budget: $1,286.91/yr of operations for every home plus debt service by product, for totals of $2,681.09/yr (Carrara and Viansa) to $5,624.02/yr (the largest estate lots).
Complete totalsComplete stacks from ≈$23,200/yr for a single-family home to ≈$35,100/yr for condos with their condo fees on top.
Includes: Social/fitness (mandatory Sports club).
One-time: Club $65,000; developer-buyout assessment $14,200 (due 9/30/26).
Beachwalk
CondosSingle-family
MasterSingle-family homes $2,291/qtr = $9,164/yr (all 3 active single-family listings) — one fee, complete.
Neighborhood / condoVillas ≈$1,898–$1,918/qtr (≈$7,600/yr, about $7,592–$7,672/yr); Gardens condominiums $3,555–$3,642/qtr ($14,220–$14,568/yr, varying by building). Beachwalk bills each product with one association fee and nothing on top — each listing's total recurring fees equal that single fee.
CDDNone — no CDD on the tax bill and no club to join.
Includes: Condos: cable, internet, lawn, pest control, water/sewer, trash (per MLS flyer).
One-time: Application $150 (single-family listings).
from ≈$7,600/yr
villas — the cheapest product
Quail West
GolfClubCondosSingle-family
MasterPublished 2026 schedule: master HOA $8,770/yr to the Quail West Foundation, plus cable and internet $1,663/yr as a separate line.
NeighborhoodThe two villa enclaves, La Caille and Escala, have their own associations whose dues are not published; current listings state combined totals of ≈$29,216/yr in La Caille and $29,355–$29,399/yr in Escala. Listings enter these fees in conflicting splits — a $3,012 ‘master’ line in villa listings is only part of the Foundation charge, not an addition to the published $8,770.
ClubMandatory House club membership dues $13,100/yr and a $1,200/yr food and beverage minimum — $24,733/yr combined with master and cable, plus club capital dues of $1,500–$3,000/yr. Full Golf is optional at $24,940/yr in dues.
CDDNone.
Includes: Cable, internet, irrigation, lawn, pest control, reserves, security, concierge, insurance (per MLS listing detail).
One-time: House membership initiation $100,000; new-member capital contribution $75,000; application $150–$200.
from $24,733/yr
master + cable + mandatory House club dues + food minimum
Cedar Hammock
GolfClubCondosSingle-familyCDD
MasterNo community-wide HOA figure exists — 17 separate associations set their own quarterly fees.
Neighborhood / condoSection fees in current listings: $675/qtr for a Villas III home, $1,000–$1,060/qtr for Veranda condominiums, and $1,105–$1,460/qtr across the Terrace condominiums — complete totals between ≈$14,400 and $17,600/yr.
ClubThe bundled club’s 2026 schedule is $9,788/yr of annual assessment plus $1,226/yr for cable and internet — $11,014/yr, billed quarterly. Two items sit outside the complete range: a $1,000/yr food-and-beverage minimum, and a $415/qtr amenities assessment that runs through 2032 only on homes still on its payment plan — many sellers have paid it in full, so check the specific home’s status.
CDDCedar Hammock CDD adds $709.11/yr on the tax bill (fiscal 2027) — every home.
Includes: Golf (club charges are the community’s mandatory layer).
Mercato
CondosSingle-family
MasterTwo residential components, each with a single, complete association fee — no Mercato master or community fee is billed on top of either. The Residences at Mercato (single-family homes and villas) run $3,149–$3,347/qtr in current listings ($12,596–$13,389/yr). The Strada condominiums above the shops run $5,200/qtr ($20,800/yr) at the 2026 rate. In every current listing for both components, that one fee is the total recurring fee.
Includes: Pool, clubhouse, fitness (association-run amenities — The Strada).
from $12,596/yr
Residences — complete
Esplanade Golf & Country Club
GolfCDDCondosSingle-family
MasterNo single publishable master figure — listings bundle the layers differently. Total recurring association + club charges in current listings run ~$12,900–$15,900/yr by home type.
CDDFlow Way CDD, O&M $1,845/yr flat (on the tax bill), plus a capital-improvement assessment of ~$450/qtr through ~2030.
Includes: Golf (deeded membership — Full Golf or Social/Sports with the home).
≈$12,900–$15,900/yr total (examples)
Stonebridge
GolfCondosSingle-family
MasterMaster total $17,600/yr (FY2027, the club’s published line items: Resident Club Dues $9,094 + Master Assoc Capital Reserves $2,667 + Master Assoc Fees $2,869 + F&B Service Charge $950 + Clubhouse Renovation Fee $1,920 + Strategic Reserves $100).
NeighborhoodSingle-family $2,412–$4,560/yr by neighborhood; condos $5,300–$7,800/yr.
Includes: Golf, social/fitness (club dues bundled in the master total).
One-time: Resale $17,500; membership transfer $600; estoppel $299.
$17,600/yr master total
Group C — No single community-wide figure (3)
These three communities have no single community-wide fee — the figure depends on the building or product. Each row shows the layers the current MLS data supports.
The Vineyards
GolfCondosSingle-family
MasterMaster for 2027 is $1,844.20/yr, $2,434.22/yr for homes behind the Arbor gates and ≈$2,607.51/yr on the Silver Oaks Boulevard and Vintage Colony Boulevard sections.
Neighborhood / condoEvery home also pays its own neighbourhood association. Single-family combined totals $4,800–$6,428/yr; condominium and coach-home buildings $8,284–$16,000/yr, Vista Pointe at the top (Vista Pointe building fee alone $14,168/yr; complete total $16,000/yr). The condo figures quoted on listings are the building fee alone — the master is a separate line on top.
ClubVineyards Country Club is optional for every home: 2026 dues were $18,725/yr for Full Golf and $8,775/yr for Lifestyle, for buyers who choose to join.
NoteNeighbourhood dues are not published centrally — confirm the building figure on the estoppel for the exact unit.
Includes: Cable TV, internet, water/sewer, trash, insurance, grounds, reserves, security (per MLS listing detail).
One-time: Mostly $0–$150 application; Chardonnay one-time special assessment $3,500 (one-time, example).
TwinEagles
GolfClubCondosSingle-family
MasterCondos: master $4,524/yr (uniform) + condo fees $6,800–$8,920/yr. Single-family: master $4,644–$4,928/yr + neighborhood $2,328–$3,580/yr (combined $6,972–$8,492/yr).
ClubEvery home carries a deeded, mandatory club membership — Golf, Sports or Social. The club last published a dues schedule for fiscal 2022 (Golf $13,870, Sports $5,548, Social $4,161, plus tax); it does not publish current dues. In 2026 listings, homes with deeded full golf report a mandatory club fee of $20,083/yr in some listings and $21,288/yr in others — confirm the exact amount on the club estoppel for the specific home. A single-family home with full golf totals ≈$27,055–$29,780/yr across the two reported club figures, before the food & beverage minimum of $1,500/yr.
Includes: Social/fitness (mandatory club).
One-time: Club $45,000 social / $60,000 sports / $150,000 full golf; transfer $3,500; application $100–$350.
Barefoot Beach
WaterfrontClubCondosSingle-family
MasterMaster fee $0 — the fee is charged through the buildings instead.
Neighborhood / condoExamples: Barefoot Beach Club Bldg IV (“Club II”) condo fee $5,600/qtr = $22,400/yr; Bldg IX/XI (“Club IV”) $5,900/qtr = $23,600/yr; Southport on the Bay (single-family enclave) $5,166/yr (consensus).
ClubBeach club initiation/dues: not published.
Includes: Beach access (private beach club; dues unpublished).
One-time: Application $150 (Club II); transfer $150 + application $50 (Club IV).
How HOA fees stack up in Naples — the fee anatomy
The master fee is the floor, not the bill. Almost every community on this page runs two or three layers: a master association (the whole community — gates, roads, landscaping, amenities), a neighborhood or condo association (your village or building — roofs, insurance, lawn where applicable), and, in golf communities, a club layer. Talis Park is the textbook example: master HOA $9,076 plus a mandatory sports club at $10,000, a $1,200 food-and-beverage minimum and a CDD from $2,681 — from about $23,200 a year before any neighborhood fee.
Club layers come in three flavours. Bundled — membership is deeded with the home and paid inside the HOA (Treviso Bay, Forest Glen, Stonebridge). Mandatory-membership — you must join, but the bill is separate (Grey Oaks, Quail West, Mediterra, Wyndemere). Optional-club — the club is there if you want it (Pelican Bay, Bonita Bay, Tiburon). The columns separate the club layer precisely so a bundled community and an optional-club community are never compared on the master fee alone. A club’s initiation fee is one-time, never annual — it is never part of the HOA figure.
CDD is the hidden third tax. Community Development District assessments sit on your county tax bill, not in the HOA. Ave Maria and Fiddler’s Creek carry CDD lines; Riverstone, Stonecreek, Island Walk, Village Walk, Quail West and Isles of Collier Preserve carry none. Always ask for the CDD balance on any specific lot.
Cable/internet cuts both ways. Pelican Bay bakes a bulk fibre package into its Foundation fee, Quail West charges a mandatory cable/internet line in some listings, and Bonita National prints cable as its own line. That can be worth $100+ a month versus retail — or money paid for a service you would not buy.
One-time charges live outside the annual figure. Pelican Bay levies a $15,000 resale capital assessment at closing; Stonebridge a $17,500 resale fee; Esplanade by the Islands a $5,000 working-fund contribution. They are real money at purchase — just not annual fees.
What we confirm before you buy
Before you budget around any fee on this page, these are the checks it has to survive. When you’re serious about a home, we put each one to the association for that exact home — in writing:
- The current fee for the exact home type you’re buying — master, neighborhood/condo, club and CDD as separate lines, not one blended number.
- Any special assessment in force, and when it ends.
- The CDD balance or payoff amount, if a CDD applies.
- Which club tier is mandatory for your home, and what it costs now.
- Every one-time charge at closing — capital contribution, resale or transfer fee, application fee.
- The estoppel certificate at purchase — it is the authoritative figure, ahead of any listing sheet or website (including this one).
Call or text (239) 216-2016, or send us a message, and we’ll pull the current schedule for any community — or any home — on your list.
Naples HOA fees — FAQ
What is the average HOA fee in Naples, FL?
Across the 42 communities on this page that charge a community-level fee, the median headline figure is $6,916 a year (checked November 2026). Most owners pay more than the headline figure alone once neighborhood fees, club dues and any CDD are added — the stack on each row is the number to budget around.
Which Naples communities have no mandatory HOA?
13 of the 55 communities on this page — Port Royal, Olde Naples (single-family), Aqualane Shores, Coquina Sands, Royal Harbor, Naples Park, Pine Ridge Estates, Golden Gate Estates and others listed in Group A. A few run optional beach parks for a few hundred dollars a year (The Moorings, Park Shore); most have no fee at all.
What is the difference between a master HOA fee and a neighborhood or condo fee?
The master association runs the whole community — gates, main roads, common landscaping, the amenity core. A neighborhood or condo association covers your village or building specifically — often roofs, building insurance and lawn care. Most gated communities charge both, which is why the master fee alone understates the real annual cost.
Are golf club dues included in the HOA fee?
It depends on the model. In bundled communities (Treviso Bay, Forest Glen, Stonebridge) golf membership comes with the home and is paid inside the HOA or master total. In mandatory-membership communities (Grey Oaks, Quail West, Mediterra) you must join, but dues are a separate bill. In optional-club communities (Pelican Bay, Tiburon) golf is entirely your choice. Each row shows which model applies.
What is a CDD fee, and is it part of the HOA?
A Community Development District assessment pays for the infrastructure a developer built — roads, utilities, amenities. It is not part of the HOA: it appears as a separate line on your county tax bill and runs with the lot until the bonds are paid off. Several newer communities on this page carry one; the rows flag it wherever it applies.
How often do HOA fees change?
Most associations reset their budgets every January, and special assessments can appear at any time. We re-confirm every figure on this page on the 15th of each month against current MLS listings and association schedules, and each row shows the month it was last confirmed.
How do I verify the exact fee for a specific home?
For a specific home, we pull the association’s current schedule for that home type — and at purchase, the estoppel certificate, the association’s own statement of what is owed, overrides any listing or website figure. Call or text us at (239) 216-2016 and we’ll pull the schedule for the home you’re considering.
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.
Wondering what a home here really costs to own?
Call or text (239) 216-2016
Thinking about a community — or wondering what your total carrying costs would really be in one? I’ll run the full fee stack for any home on your list, HOA, club and CDD included — or send us a message.