100%
One master association, no CDD, no club entity — the Isles of Collier Preserve has one of the simplest fee structures of any big Naples community, and the numbers below come from the association’s own board-approved 2026 budget, not portal guesses.
2026 quarterly assessments — from the approved budget
| Coach homes (master line) | $1,764/qtr (+11.0%) → $7,056/yr |
| Cottages (“coastal villas”) | $2,105/qtr (+22.1%) → $8,420/yr |
| Paired villas | $2,171/qtr (+22.4%) → $8,684/yr |
| Single-family 50′ lot | $2,007/qtr (+17.9%) → $8,028/yr |
| Single-family 62′ lot | $2,047/qtr (+18.1%) → $8,188/yr |
| Single-family 75′ lot | $2,128/qtr (+18.5%) → $8,512/yr |
| Single-family 90′ lot | $2,250/qtr (+5.7%) → $9,000/yr |
| Dominica Isle condo fee (coach, added) | ≈$2,402–$2,550/qtr → coach total ≈$16.6–16.8K/yr |
| CDD | None — Minto self-funded the infrastructure |
| One-time at closing | ≈$10,000 ($9,500 capital contribution + $500 ICP Foundation) — per MLS; confirm via estoppel |
Sources: ICP Budget for 2026, Final – Approved (board-signed; narrative written ~Oct 2025); Dominica Isle condo fees and one-time fees from NABOR MLS structured fields across 129 listings, pulled 7/2/2026; no-CDD per Minto and the Florida Special District registry, accessed 7/2/2026. Fees change with each budget — verify any specific home via its estoppel certificate.
Unlike neighbors that stack a master HOA on a CDD on a club membership, the Isles of Collier Preserve runs on a single entity: the Isles of Collier Preserve Property Owners Association, Inc. (recorded September 2013), managed on-site by FirstService Residential. There is no CDD, no separate club to join, and no golf entity. The only added layer is Dominica Isle, the one condominium sub-association for coach homes.
Owners took control of the board from Minto on December 10, 2024, and the community sold out at 1,825 homes in March 2026 — so the 2026 budget is the first fully owner-written budget of the built-out community. That context matters for reading the numbers below.
From the association’s board-approved 2026 budget (all figures quarterly):
| Product | 2025 amended | 2026 approved | Change | 2026 annualized |
|---|---|---|---|---|
| Coach | $1,589 | $1,764 | +11.0% | $7,056 |
| Cottages (coastal villas) | $1,724 | $2,105 | +22.1% | $8,420 |
| Paired villas | $1,774 | $2,171 | +22.4% | $8,684 |
| Single-family 50′ | $1,703 | $2,007 | +17.9% | $8,028 |
| Single-family 62′ | $1,734 | $2,047 | +18.1% | $8,188 |
| Single-family 75′ | $1,795 | $2,128 | +18.5% | $8,512 |
| Single-family 90′ | $2,128 | $2,250 | +5.7% | $9,000 |
Every product pays the same general/common component of $1,403 per quarter, plus a product-specific pass-through line (mostly lot landscaping, roughly $243–$729), plus common reserves of $118 per quarter — with paired villas and cottages adding building-reserve lines of $346 and $313 respectively. The MLS fee fields on current listings corroborate the budget almost exactly ($2,047 typical single-family, $2,171 villa, $1,764 coach), which is a good sign the published numbers are real.
Coach homes are condominiums in the Dominica Isle sub-association (managed by Anchor Associates). Owners there pay the master’s $1,764/qtr plus a condo fee of roughly $2,402–$2,550 per quarter covering building insurance and exterior maintenance — so the lowest master assessment in the community actually carries the highest total: MLS listings show ≈$16,576–$16,796 total annual recurring for coach homes, versus about $8,684 for paired villas and $8,028–$9,000 for single-family.
The 2026 budget is the first written entirely by the owner-controlled board, and it absorbed several one-time transitions at once:
Total 2026 budget: about $15.28 million across 1,825 doors, with no special assessment.
Here is the disclosure most fee pages skip. The association’s reserves are voluntary, non-statutory reserves — the budget itself carries the required disclaimer that owners have not elected statutory reserves under Section 720.303(6), Florida Statutes, a mechanism the association’s recorded Bylaws (2013) lay out explicitly. There are three funds: Common (all doors), Paired Villas, and Cottages. And the 2026 budget funds only about 50% of the engineer-recommended increase to the common reserve and about 40% of the recommended villa/cottage building-reserve increases. That is not a scandal — it is a board phasing in a new reserve study — but it does mean buyers should budget for continued assessment pressure in 2027 and beyond, and sellers should expect fee questions from well-advised buyers. Ask for the reserve-study summary and current reserve balances with your estoppel package.
Minto stated it plainly: it used its own funding sources to develop the community, eliminating CDD fees for homebuyers. The Florida Special District registry shows no district for the Isles of Collier Preserve (or its predecessor “Sabal Bay” plan), and MLS listings overwhelmingly report “Tax District Type: Not Applicable.” Contrast that with the US-41 East corridor around it, where many 34114 neighbors — Naples Reserve and Winding Cypress among them — carry CDD assessments that commonly add roughly $1,000–$3,000+ a year on the tax bill, part of it interest on infrastructure bonds. Over a decade of ownership, no-CDD is a five-figure difference. New to CDDs? Start with our plain-English CDD guide.
Across 129 NABOR MLS listings pulled July 2, 2026, the one-time buyer cost documents consistently: $10,000 due at closing, described in agent remarks as $9,500 toward the ICP Capital Contribution plus $500 to the ICP Foundation, with application fees of $0–$150 on most listings (structured “total one-time fees” cluster at $9,750–$10,150). The caveat, stated plainly: no governing document on file states this fee — the recorded Bylaws don’t set fee amounts, and the budget shows no capital-contribution revenue line (consistent with it flowing to a capital fund rather than operations). So treat the $10,000 as MLS-sourced best evidence and confirm the exact current figure via the FirstService Residential estoppel certificate before closing. Everyday fees are trivial by comparison: replacement access fobs $20, vehicle stickers $15, and access cards transfer with the property at sale.
With the final new home sold in March 2026 and the developer gone, the fee story is now entirely in owner hands: no more developer deficit funding, no more sales-office subsidy, and a board working through its first reserve study. For buyers, that means the due-diligence documents — estoppel, current budget, reserve study — matter more here than in a developer-run community. I pull all three before my buyers write offers.
Per the association’s board-approved 2026 budget, quarterly master assessments by product type are: coach homes $1,764, cottages (coastal villas) $2,105, paired villas $2,171, and single-family by lot width — 50-foot $2,007, 62-foot $2,047, 75-foot $2,128, and 90-foot $2,250. Annualized, that’s roughly $7,100–$9,000 for the master association. Coach homes at Dominica Isle additionally pay a condo fee of about $2,402–$2,550 per quarter, bringing their total recurring cost to roughly $16,600–$16,800 a year. Verify any specific home via its estoppel certificate.
No. Minto self-funded the community’s infrastructure rather than financing it through a Community Development District, so there is no CDD line on the tax bill. Florida’s Special District registry shows no district for the community, and MLS listings overwhelmingly show “Tax District Type: Not Applicable.” That’s a real carrying-cost edge — several nearby US-41 East communities, including Naples Reserve and Winding Cypress, carry CDD assessments that commonly add roughly $1,000–$3,000+ a year.
Because 2026 is the first budget written entirely by the owner-controlled board (turnover from Minto occurred December 10, 2024), and it absorbed real transitions: staffing costs rose about 57% as the association added HOA office staff, common-area landscaping rose about 40% (a $4 million-plus line including erosion repair), and the board commissioned its first independent engineer reserve study in late 2025. The developer’s past deficit funding — over $2 million in some years — also ended at turnover. Increases ranged from +5.7% (single-family 90-foot) to +22.4% (paired villas).
Not yet — and the budget says so honestly. Reserves are voluntary (non-statutory: owners have not elected reserves under Section 720.303(6), Florida Statutes, which the association’s own recorded Bylaws contemplate), and the 2026 budget funds only about 50% of the engineer-recommended increase for the common reserve and about 40% of the recommended increases for the paired-villa and cottage building reserves. Translation for buyers: expect continued upward pressure on assessments in future budgets. There was no special assessment in the 2026 budget.
MLS listings consistently document a $10,000 one-time amount due from the buyer at closing — described in agent remarks as $9,500 toward the ICP Capital Contribution plus $500 to the ICP Foundation — with application fees of $0–$150 on most listings. Important caveat: no governing document on file states this fee, so treat it as MLS-sourced and confirm the exact current amount via the FirstService Residential estoppel certificate before you close. I pull it for my buyers before offers are written.
Every product type pays the same general/common component ($1,403 per quarter in 2026) that funds the gated entries, the Isles Club campus (resort and lap pools, fitness, courts), the trail and waterway network, on-site FirstService Residential management, and common landscaping. On top of that, each product pays a pass-through line (roughly $243–$729 per quarter, mostly lot landscaping) plus common reserves of $118 per quarter, with paired villas and cottages adding building-reserve lines ($346 and $313 per quarter respectively). There is no golf and no bundled club dues — the amenities convey with the home.
Yes. Dominica Isle is the community’s one condominium sub-association (managed by Anchor Associates), so coach-home owners pay the master association’s $1,764 quarterly assessment plus a condo fee of roughly $2,402–$2,550 per quarter that covers building insurance, exterior maintenance, and related condo expenses. MLS listings show total annual recurring fees of about $16,576–$16,796 for coach homes, versus roughly $8,000–$9,000 for single-family and $8,684 for paired villas.
No food-and-beverage minimum appears in any association document on file — a genuine difference from many bundled clubs. The 2026 budget does plan for a food-and-beverage operating deficit of about $300,000 at the Overlook Bar & Grill, funded through the general assessment, and the restaurant is cashless with a 3% credit-card fee passed to customers. So you support the restaurant through dues whether you dine or not, but you are not committed to a minimum spend.
Yes — Minto announced the final new home sold on March 3, 2026, completing the community at 1,825 homes (a figure that matches the association’s own budget and MLS records). The community opened in 2014, and board control passed from Minto to the owners on December 10, 2024. Every purchase from here forward is a resale, which makes fee due diligence — estoppel, budget, reserve study — a resale-transaction exercise.
Related: the full Isles of Collier Preserve guide · lifestyle & amenities · floor plans & home types · selling your Isles home · CDDs explained · HOA fees in Naples explained
Send me the address and I’ll pull the estoppel-level figures — the product-type assessment, any Dominica Isle condo line, the confirmed one-time fees, reserve balances, and a tax estimate off your actual purchase price — before you write the offer.