100%
The number that actually decides affordability isn't the price — it's the monthly carrying cost. Here's the hidden-fee breakdown the brochures leave out, compared side by side across Naples' top communities.
The full table is right below — no email required. Want it as a dated one-page PDF instead? Ask for it at the bottom.
Approximate recurring costs, as of June 2026 — a comparison aid, not a quote.
| HOA + CDD | HOA (monthly) | ||||
|---|---|---|---|---|---|
| Naples Park Single-family (no-HOA grid) | No mandatory HOA/CDD No mandatory HOA or CDD | None — no mandatory HOA | |||
| Old Naples Single-family & condos | No mandatory HOA/CDD SF: no mandatory HOA; condo fees separate — Single-family only — condo buildings set their own dues. | Single-family: usually none · condos set their own fee | |||
| Port Royal Waterfront estates | No mandatory HOA/CDD No mandatory HOA or CDD — Port Royal Club membership is separate and optional. | No mandatory HOA (voluntary association) | |||
| Aqualane Shores Waterfront estates | No mandatory HOA/CDD No mandatory HOA or CDD | No mandatory HOA (voluntary association) | |||
| Pine Ridge Estates Acreage estates (~1+ acre lots) | No mandatory HOA/CDD No mandatory HOA or CDD | None — no mandatory HOA | |||
| Coquina Sands Single-family & low/high-rise condos | No mandatory HOA/CDD SF: no mandatory HOA; condo fees separate — Single-family only — condo buildings set their own dues. | SF: usually none · condos set their own fee | |||
| Seagate Single-family & low-rise condos | $13/mo Minimal mandatory (~$13/mo POA); any condo fee separate — Voluntary POA only (~$150/yr); any condo fee is separate. | No mandatory HOA (POA ~$150/yr, voluntary) | |||
| The Moorings Single-family & condos | $17/mo Minimal mandatory (~$17/mo MPOA); condo fees separate — Voluntary MPOA only; condo fees are separate. | No mandatory HOA (MPOA voluntary ~$200/yr + ~$1,000 join) | |||
| Park Shore Single-family & condos | $25/mo Mandatory assoc ~$25/mo; condo/building fees separate (vary widely) — Community/beach association only; condo fees are separate and vary widely. | SF often none · Park Shore Assoc ~$300/yr + ~$1,000 join | |||
| Lely Resort Condos, villas, coach & single-family | $93/mo Master ~$10/mo + Lely CDD ~$83/mo + sub-assoc dues (varies by neighborhood) — Master + CDD only — the neighborhood sub-association is the larger number and varies. | Master ~$30/qtr (~$10/mo) + neighborhood sub-association (varies) | |||
| Pelican Bay Condos to estates | $275/mo Foundation ~$275/mo + condo/building fees (vary widely) — Foundation dues only — your condo/HOA dues are separate and vary widely. | Foundation ~$3,295/yr (~$275/mo) + your condo/HOA dues (vary) | |||
| Reflection Lakes of Naples Condos, villas & single-family | $300–$349/mo SF ~low-$300s/mo; condo dues separate — verify — Single-family only — condo dues are separate and higher. | Single-family ~low-$300s/mo · condos set their own (higher) | |||
| VeronaWalk Single-family, villas, townhomes | $365–$445/mo ~$365–$445/mo | ~$300–$363/mo | |||
| Azure at Hacienda Lakes Single-family & villas | $460–$520/mo ~$460–$520/mo | ~$346/mo | |||
| Greyhawk Single-family | $500–$520/mo ~$500–$520/mo (+ optional golf) — Includes the mandatory social dues; golf is billed separately. | ~$500–$520/mo (incl. mandatory social dues) | |||
| Valencia Trails 55+ single-family | $537/mo $537/mo | $537/mo (billed $1,611/quarter) | |||
| LaMorada Single-family & coach homes | $582/mo SF ~$582/mo — Single-family figure; coach homes run ~$1,000+/mo. | SF ~$582/mo · Coach ~$1,000+/mo | |||
| Marbella Isles Single-family & twin villas | $605–$720/mo SF ~$605/mo · villas ~$720/mo — Low end = single-family, high end = twin villas (2026 budget). | Single-family ~$605/mo ($1,815.04/qtr) · villas ~$720/mo ($2,158.74/qtr) — 2026 budget | |||
| Isles of Collier Preserve Villas, coach homes & single-family | $588–$750/mo ~$588–$750/mo (+ condo fee on coach homes) — Coach homes add a separate condo fee on top. | ~$588–$750/mo ($1,764–$2,250/qtr, 2026) — coach homes add a condo fee | |||
| Treviso Bay Condos, coach & single-family | $600–$850/mo ~$600–$850/mo (includes bundled golf) — Includes bundled TPC golf for most residences. | ~$500–$750/mo (varies by product; bundled golf for most) | |||
| Esplanade by the Islands Villas, coach homes, single-family | $700–$760/mo ~$700–$760/mo (single-family) — Single-family, including the ~$800/yr dining minimum; villas and coach homes differ. | Villa ~$435 · Coach ~$639 · SF ~$445–$470/mo (+ ~$800/yr dining) | |||
| The Quarry Coach homes to lakefront estates | $750–$850/mo ~$750–$850/mo (non-golf) — Non-golf figure; coach homes add a sub-association fee. | ~$540/mo master (+ sub-association for coach homes) | |||
| Pelican Marsh Condos, attached villas & single-family | Varies — verify Three separate bills: Foundation $2,073/yr + CDD $1,725 per ERU + your neighborhood association — Master $2,073/yr and CDD $1,725/ERU are 2026 figures verified against the association estoppel, its approved budget and the CDD adopted budget. The neighborhood association is a third mandatory bill that varies — Arielle is $6,584/yr — so no single total is shown. Club dues are unpublished; the only schedule findable online is from 2016-17 and is not current. | Foundation (master) $2,073/yr + a neighborhood association (varies — Arielle is $6,584/yr) | |||
| TwinEagles Single-family & estate | Varies — verify HOA $6,388–$13,444/yr by neighborhood, PLUS a mandatory club membership — the floor is the Social tier at $6,025 dues + $851 reserve + $87/mo capital + $1,500 F&B — There is no single TwinEagles HOA figure — 17 neighborhoods run $6,388.41 (Lake Estates) to $13,444.26 (Covent Garden) a year, each with its own manager. And there is no non-member option: the club states membership is mandatory for all 717 homeowners and the recorded covenant runs it with the land, so a club cost sits on top of every HOA figure. The HOA sheet itself notes it excludes some resale fees and annual assessments. | $6,388–$13,444/yr depending on neighborhood (17 neighborhoods, 2026 approved budgets) | |||
| Grey Oaks Villa to estate | Varies — verify Club dues $14,153 (Sports) or $25,286 (Golf) a year, plus capital $1,962/$6,353 and a $945 Bellavista contribution — the POA and neighborhood assessments are not published — The cost that matters here is the one nobody publishes: a covenant amendment requires every buyer since 1 June 2014 to acquire and maintain an Equity Sports or Equity Golf membership, so the floor cost of entry is $130,000 on top of the home price. Golf itself is optional (Sports is the cheaper tier); club membership is not. Club dues are billed 1 Oct–30 Sep. The master POA and the 19 neighborhood associations publish nothing — those figures still require an estoppel. | Master POA + one of 19 neighborhood associations — neither publishes its assessment (estoppel required) | |||
| Esplanade Golf & Country Club Condos to golf-deeded estates | Varies — verify Club $6,224 + Reserve $1,914 for every owner; add Golf $4,664 if a golf member and Benefit $2,169–$3,218 if single-family — then the Flow Way CDD on the tax bill, plus a neighborhood HOA on coach & condo homes — The 2026 approved budget prints all four assessments separately and they are deliberately not summed: what an owner actually pays turns on whether they hold golf and whether they are single-family. Club rose 10.5% and the Reserve assessment 22.5% year over year (the budget attributes it to a 25% capital-reserve increase and a 3% self-insurance increase). No monthly total is shown because the Flow Way CDD varies by phase and coach/condo owners carry an undocumented neighborhood HOA on top. | Four separate 2026 assessments: Club $6,224/yr (every owner) + Reserve $1,914 (every owner) + Golf $4,664 (golf members only) + Benefit $2,169–$3,218 by lot width (single-family only). An F&B minimum reported at ~$750/yr sits on top — it is not in the budget, so treat it as unverified | |||
| Fiddler's Creek Condos to estates | Varies — verify CDD ~$125–$250/mo + HOA (varies) — verify per home — HOA is tiered by product — only the CDD range is publishable as a figure. Capital = $30k refundable + $5k reserve. | Tiered by product — verify per home | |||
| Mediterra Coach homes to estates | Varies — verify Varies; the notable cost is optional equity golf (~$25k/yr) — Master + sub-association vary by home; the notable cost is optional equity golf. | Master + sub-association (varies by home) — verify | |||
| No matches — try clearing a filter. | |||||
Est. monthly = mandatory HOA + CDD for the community's most common home type — it excludes property tax, insurance, utilities, optional club dues, and per-building condo fees. Rows reading "Varies — verify" are communities whose dues are tiered by product and not published as one figure; they sort last rather than being guessed at. As of June 2026.
Figures are approximate, vary by home type and sub-association, and change year to year. Always verify the exact numbers for a specific home via the association/estoppel before relying on them. Comparing what's behind the gates too? See the community amenity matrix. Also our true cost of owning guide, HOA fees guide, and CDD guide. Prefer the raw numbers? Download this dataset as JSON — free to cite with attribution.
The table above is the whole dataset — you already have it. If you'd rather carry a printable one-pager to showings, or want me to verify the current figures for a specific community, tell me where to send it.
The PDF is the same Q2 2026 Edition data, stamped as of June 2026. Figures are approximate and vary by home type and sub-association — verify per home via the association or estoppel.
A lot of readers land on this page after searching something like "Zillow Naples golf community fees." It's a reasonable search — and it dead-ends, for a structural reason: the big portals are built on the MLS listing feed, and community fee schedules aren't in that feed in any structured, verified form.
Only partially. An individual listing may show a monthly HOA figure where the listing agent entered one, but there is no community-level fee view: no club dues, no CDD assessments, no one-time capital contributions, and no bundled-vs-optional golf breakdown. Zillow®'s Naples "golf community" and "HOA fees" pages are saved listing searches — they match homes whose descriptions mention a keyword, they don't publish what any community actually charges.
The Zestimate® tool is an automated valuation model: it estimates what a home might sell for, not what it costs to own. Recurring fees live in association budgets and club documents rather than the public records a valuation model draws on, so carrying cost isn't part of the number. In a fee-heavy market like Naples, two homes with near-identical estimates can differ by hundreds of dollars a month once mandatory HOA, CDD, and club costs stack up.
Primary sources: approved association budgets and club dues sheets, checked quarterly and stamped with an as-of date (June 2026 for this edition). Where a community's dues are tiered and unpublished, the row honestly reads "Varies — verify" instead of a guess. Always confirm the exact figures for a specific home via the association or estoppel before relying on them.
Zillow® and Zestimate® are registered trademarks of MFTB Holdco, Inc., a Zillow affiliate. naplesliving.us is independent and is not affiliated with, endorsed by, or sponsored by Zillow Group. References describe published data coverage for factual comparison.