Marbella Isles: Homes for Sale, HOA Fees, Schools & Family Living Guide
All-ages resort living in the center of Naples — a resort pool with kids’ slides, a rare indoor sports court, one low-fee HOA with no CDD, and a private walking gate toward the school campus, across 466 homes and villas.
Homes for sale in Marbella Isles
15 homes for sale in Marbella Isles · updated July 14, 2026
Browse every active Marbella Isles home on the live MLS — updated continuously, with full details, photos, and private showings on request.
See all Marbella Isles homes for sale →Recently sold in Marbella Isles
The last three closings on the MLS. Sold prices are what the market actually paid — the number that matters when you’re pricing an offer, or your own home.
Get every Marbella Isles sale from the last 12 months →Marbella Isles is built for all-ages resort living in the center of Naples: a gated GL Homes community of 466 residences — 262 single-family homes and 204 twin villas — off Livingston Road between Vanderbilt Beach Road and Pine Ridge Road (34109), roughly 10 minutes from Mercato and the beaches and 15 from downtown. Built around 2014–2018 on the former Temple Citrus Grove, it is all-ages — the anti-55+ — and the market’s own shorthand for it is “a resort-style, low-fee, gated community in central Naples” (MLS listing descriptions, 2025–2026).
The fee story is the simplest in its price band: one mandatory HOA, no CDD, no club fee, no food minimum. The 2026 approved budget puts dues at $1,815.04/quarter for single-family and $2,158.74/quarter for villas — and the base fee includes bulk Xfinity cable + internet, lawn care, the staffed gate, and the full amenity campus. The deep dives live on the sub-pages: the full 2026 fee breakdown, family lifestyle & schools, and how I market Marbella Isles homes.
Two details set it apart from every look-alike: an amenity campus that goes far beyond the usual pool-and-gym — a resort pool with lap lanes, a children’s pool with slides and a splash pad, and a full indoor sports complex (a genuine rarity in Naples HOAs) — and a private resident gate to the Osceola Trail with walking access toward Osceola Elementary and Barron Collier High, per recent MLS listings (confirm current zoning with Collier County Public Schools).
What makes Marbella Isles different
- Resort pool with lap lanes plus a children’s pool with slides and splash pad
- Full indoor sports complex (basketball/volleyball court) — rare in Naples HOAs
- Full-time social director with a funded, year-round events calendar
- One low-fee HOA with cable + internet included — and no CDD
- Private walking gate to the Osceola Trail toward two zoned schools
- Two products behind one gate: twin villas from the $500Ks to single-family past $1.5M
Home types to know
Twin villas (Signature Collection)
Fee-simple attached villas — Kingston, Oxford & York plans — not condos; recently trading around $575K–$745K. Villa dues run higher but include building insurance, exterior paint, pressure washing, and termite/pest. Verify current pricing.
Single-family homes
From the Tribeca up to the two-story Shiraz — roughly the $800Ks to about $1.7M on recent sales, many with lake views and pools. Verify current pricing.
What it’s like to live in Marbella Isles
Life centers on the roughly 9,500-square-foot clubhouse campus: social hall with catering kitchen, card and billiards rooms, a fitness center, and the indoor sports complex — “expansive clubhouse with indoor basketball court,” as listings put it — plus the resort pool with lap lanes, spa, children’s water-play area with slides, 3 lighted Har-Tru tennis courts, 4 pickleball courts, bocce, an outdoor half-court, and a playground (court and pool counts per recent MLS; confirm with the HOA). A full-time social director runs the calendar — “aqua classes, workout classes, coffee talks, Mah Jong, Pickle Ball, Canasta games, and even a Back to School party!” (MLS listing descriptions, 2025–2026) — and the 2026 budget carries a dedicated $22,000 clubhouse social-activities line, so the programming is funded, not aspirational.
It’s a genuinely all-ages community — fenced yards are allowed (4-ft bronze aluminum picket), trampolines are permitted with approval, golf carts are electric-only, and the lakes are catch-and-release scenery rather than a marina. The location math seals it: “just 10 minutes from Naples’ beautiful beaches and Mercato, 15 minutes to downtown, 25 minutes to the airport” (MLS listing descriptions, 2025–2026).
And the schools story is a headline, not a footnote: recent listings consistently field Osceola Elementary, Pine Ridge Middle, and Barron Collier High, with “private gate access to the Osceola Trail” providing “convenient walking access to Osceola Elementary and Barron Collier High School.” Community School of Naples — Niche’s #1-rated private school in Naples for 2026, per listing remarks — adjoins the community. School fields are agent-entered, so confirm current zoning with the CCPS School Locator before you rely on it.
What’s inside the gates
Marbella Isles home prices & trends
Marbella Isles trades as two products behind one gate, so the blended headline understates the spread. Across the trailing 12 months into 2025, roughly 22 homes closed at an average near $844K (about $312/sq ft), around 93% of list and after ~148 days on market — a number weighted down by the twin villas (recently ~$575K–$745K), while single-family homes run from the $800Ks past $1.5M.
As of mid-2026 about 15 homes are listed, from roughly $599K to $1.9M (asking averaging near $1.3M). Inventory skews to larger single-family, so asks sit above the blended closing average — real room to negotiate on homes that linger. Carrying cost is clean: no CDD, one HOA (2026 dues $1,815.04/qtr single-family, $2,158.74/qtr villas) with bulk cable + internet included, plus a one-time $5,150 at closing. Dated snapshot — verify against current listings before anchoring on a price.
What it costs to own in Marbella Isles
- Monthly HOA
- Single-family ~$605/mo ($1,815.04/qtr) · villas ~$720/mo ($2,158.74/qtr) — 2026 budget
- CDD bond
- None
- Golf
- None
- One-time capital
- $5,150 at closing ($150 application + $5,000 capital contribution)
- Est. recurring monthly
- SF ~$605/mo · villas ~$720/mo
Dues typically cover:Bulk Xfinity cable + internet, staffed gate, amenity campus & social programming; SF adds lawn; villas add building insurance, paint, pressure-washing & pest
Approximate, as of June 2026; varies by home type and sub-association — a comparison aid, not a quote. Excludes property tax, insurance, and utilities. Always verify exact numbers per home.
Buyer watch-list for Marbella Isles
| Check this | Why it matters |
|---|---|
| Resale-only, 2014–2018 vintage | GL Homes sold Marbella Isles out, so there’s no builder warranty on a purchase — and the oldest homes are a decade in. Confirm roof, HVAC, and water-heater ages and whether storm protection is impact glass or shutters during your inspection window. |
| Villa vs. single-family is a different ownership math | Twin villas are fee-simple (not condos) but share a two-unit building — the roof and shared elements are a 50/50 responsibility with the attached neighbor, and villa dues run ~$900–$1,375/yr higher (they buy building insurance, paint, pressure-washing, and pest). Price the product, not just the street. |
| $5,150 at closing, plus HOA approval | Budget a $150 application and a $5,000 buyer capital contribution at closing, and expect a purchase application and background check before it. Confirm the current figures on the association’s estoppel. |
| Leasing is capped | At most two leases of 3+ months (or one 6-month/annual) per year, 90-day minimum, with approval — fine for owner-occupants, a dealbreaker for a seasonal-rental strategy. |
Marbella Isles in pictures
Tap any photo to enlarge — then use ← → to browse, ⛶ for full screen, or ▶ for a slideshow.
Photography © Nicholas Nolan LLC. Marbella Isles, Naples FL.
Marbella Isles location
Marbella Isles and 14 of the closest beaches, courses & everyday places — tap a pin for details. Open the full Naples map →
Marbella Isles sits off Livingston Road between Vanderbilt Beach Road and Pine Ridge Road (34109), with a staffed 24-hour gate on Livingston and a resident-only gate toward Airport-Pulling Road. It’s central-Naples convenient — about 10 minutes to Mercato and the beaches, 15 to downtown, and 25–30 to RSW — but it’s an inland, lake-and-preserve community, not a walk-to-beach address.
Approximate drive times from Marbella Isles
- Mercato / Vanderbilt Beach~10 min
- Naples beaches (Vanderbilt / Delnor-Wiggins)~10–15 min
- Downtown Naples / 5th Ave S~15 min
- RSW International Airport~25–30 min
Approximate, off-peak driving times — they vary with traffic and season.
Schools & zoning
Recent MLS listings field Osceola Elementary, Pine Ridge Middle, and Barron Collier High, and a private resident gate to the Osceola Trail gives walking access toward Osceola Elementary and Barron Collier High without touching an arterial road. Community School of Naples (a top-rated private school) adjoins the community. School fields are agent-entered and boundaries change — verify current zoning by address with the Collier County Public Schools School Locator.
Marbella Isles: pros & cons
Pros
- All-ages, family-first design — resort pool with lap lanes, a kids’ pool with slides and splash pad, and a rare indoor sports court
- One low-fee HOA with bulk cable + internet included, and no CDD on the tax bill
- Central-Naples location — about 10 minutes to Mercato and the beaches, 15 to downtown
- Two products behind one gate — twin villas from the $500Ks to single-family past $1.5M
- Funded, year-round social programming with a full-time on-site director
- Private resident gate to the Osceola Trail toward two zoned schools
Worth weighing
- Resale-only (sold out) — no new-construction incentives or builder warranty
- HOA approval plus $5,150 due at closing, and leasing is capped — not built for seasonal-rental use
- Inland, lake-and-preserve setting — not a walk-to-beach address, and no golf or Gulf access
- Twin-villa buyers share a building — the roof and shared elements are a 50/50 responsibility with the attached owner
- School zoning is agent-entered on listings — confirm current boundaries with Collier County Public Schools
Marbella Isles questions, answered
Is Marbella Isles a 55+ community?
No — it’s the opposite. Marbella Isles is GL Homes’ all-ages community in central Naples — no age restriction — with a kids’ splash park, playground, and indoor sports court. Buyers who love the GL Homes formula but want age restriction should look at Valencia Trails; Marbella Isles is the all-ages one.
What are the HOA fees at Marbella Isles?
Per the approved 2026 budget: single-family homes pay $1,815.04 per quarter ($7,260.17/yr) and twin villas pay $2,158.74 per quarter ($8,634.97/yr). Every home’s base fee includes bulk Xfinity cable + internet, the staffed gate, common grounds and lakes, the full amenity campus, and social programming; villas additionally get building insurance, exterior painting, pressure washing, and termite/pest treatment. There is no CDD, no club fee, and no food minimum.
Does Marbella Isles have a CDD?
No. Every recent listing shows “Tax District Type: Not Applicable,” and tax bills are county-only — there is no CDD or bond line to explain. That’s a direct contrast with many newer gated communities in Naples, where a CDD adds $1,000–$6,000+ a year to the tax bill.
What one-time fees does a buyer pay?
Two clean, documented items: a $150 non-refundable purchase application (HOA approval is required before closing) and a $5,000 capital contribution/transfer fee paid by the buyer at closing — $5,150 total, consistent across effectively every 2025–26 listing. Confirm the current figures on the association’s estoppel before closing.
What schools serve Marbella Isles?
Recent MLS listings consistently show Osceola Elementary, Pine Ridge Middle, and Barron Collier High — and a private resident gate to the Osceola Trail gives walking access toward Osceola Elementary and Barron Collier High without touching an arterial road. Community School of Naples adjoins the community. School fields are agent-entered and boundaries change, so confirm current zoning with the Collier County Public Schools School Locator.
Can I rent out a home in Marbella Isles?
On a resident-community schedule, not a vacation-rental one: the rules allow at most two leases of 3+ months (or one 6-month or annual lease) per 12 months, with a 90-day minimum on recent MLS fields, association approval, and a background check. No weekly or nightly rentals — which keeps the streets owner-occupied.
What’s the difference between the villas and single-family homes?
The 204 twin villas (Signature Collection — Kingston, Oxford, York plans) are fee-simple HOA homes, not condos, recently trading around $575K–$745K. Villa owners pay about $900–$1,375 more per year in dues, but the HOA carries the villa building insurance, exterior painting, pressure washing, and termite/pest treatment — and each two-unit building’s shared elements (like the roof) are a 50/50 responsibility of the two attached owners. The 262 single-family homes (Tribeca through the two-story Shiraz) run from the $800Ks to about $1.7M on recent sales.
What do homes in Marbella Isles sell for?
It’s two products behind one gate, so the blended number understates the spread. Over the trailing 12 months into 2025, roughly 22 homes closed at an average around $844,000 (about $312 per square foot), near 93% of list and after about 148 days on market — a figure pulled down by the twin villas, which have recently traded around $575K–$745K. Single-family homes run higher, from the $800Ks to about $1.7M depending on plan, lot, and lake view. As of mid-2026 about 15 homes are listed from roughly $599K to $1.9M (asking averaging near $1.3M). These are dated, small-sample figures — verify against current listings and recent closings for the specific plan you’re weighing.
Marbella Isles — Key Numbers & Resources
Handy contacts for residents and buyers — bookmark this page so they’re here when you need them. Details can change; confirm anything time-sensitive directly.
Morning laps in the resort pool’s lap lanes, pickleball at nine, then a pickup game on the full indoor court — the amenity most Naples HOAs don’t have. Lunch under the tiki hut by the pool, an event off the social director’s calendar in the evening — and the whole day never leaves the gates. Could you see yourself here?
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Sources & notes: Marbella Isles HOA (Castle Group) — community site · GL Homes — builder · Collier County Public Schools — School Locator (verify zoning). Figures change — verify any specific number before relying on it.