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.
Approximate recurring costs, as of June 2026 — a comparison aid, not a quote.
| Community | HOA (monthly) | CDD | Golf | One-time capital | Est. monthly* |
|---|---|---|---|---|---|
| Naples Park Single-family (no-HOA grid) | None — no mandatory HOA | None | None | None | No mandatory HOA or CDD |
| Old Naples Single-family & condos | Single-family: usually none · condos set their own fee | None | None | Confirm per property | SF: no mandatory HOA; condo fees separate |
| Port Royal Waterfront estates | No mandatory HOA (voluntary association) | None | None | Port Royal Club optional (separate) | No mandatory HOA or CDD |
| Aqualane Shores Waterfront estates | No mandatory HOA (voluntary association) | None | None | Confirm per property | No mandatory HOA or CDD |
| Seagate Single-family & low-rise condos | No mandatory HOA (POA ~$150/yr, voluntary) | None | None | Beach Club optional (reported ~$10k + ~$800/yr — verify) | Minimal mandatory (~$13/mo POA); any condo fee separate |
| Pine Ridge Estates Acreage estates (~1+ acre lots) | None — no mandatory HOA | None | None | None | No mandatory HOA or CDD |
| Coquina Sands Single-family & low/high-rise condos | SF: usually none · condos set their own fee | None | None | Confirm per property | SF: no mandatory HOA; condo fees separate |
| The Moorings Single-family & condos | No mandatory HOA (MPOA voluntary ~$200/yr + ~$1,000 join) | None | None | Confirm per property | Minimal mandatory (~$17/mo MPOA); condo fees separate |
| Park Shore Single-family & condos | SF often none · Park Shore Assoc ~$300/yr + ~$1,000 join | None | None | Confirm per property | Mandatory assoc ~$25/mo; condo/building fees separate (vary widely) |
| Lely Resort Condos, villas, coach & single-family | Master ~$30/qtr (~$10/mo) + neighborhood sub-association (varies) | None referenced (verify) | Two public courses; Players Club optional ($10k refundable deposit + ~$6,400/yr + tax, 2026) | $1,500 master capital contribution at closing | Master ~$10/mo + sub-assoc dues (varies by neighborhood) |
| Pelican Bay Condos to estates | Foundation ~$3,295/yr (~$275/mo) + your condo/HOA dues (vary) | None | Optional — Club Pelican Bay (separate, private) | ~$10,000 Foundation capital fee at purchase | Foundation ~$275/mo + condo/building fees (vary widely) |
| Valencia Trails 55+ single-family | ~$456/mo | None | None | None ($100 application fee) | ~$500/mo |
| VeronaWalk Single-family, villas, townhomes | ~$300–$363/mo | ~$62–$83/mo (bond to ~2035–37) | None | Resale capital contribution (confirm amount via estoppel) | ~$365–$445/mo |
| Reflection Lakes of Naples Condos, villas & single-family | Single-family ~low-$300s/mo · condos set their own (higher) | None | None | Confirm via estoppel | SF ~low-$300s/mo; condo dues separate — verify |
| Azure at Hacienda Lakes Single-family & villas | ~$346/mo | ~$108–$175/mo (bond to 2046) | None | Confirm via estoppel | ~$460–$520/mo |
| Greyhawk Single-family | ~$500–$520/mo (incl. mandatory social dues) | None | Optional — but a social membership is required (~$2,500–$3,000 initiation) | $150 application fee (no capital contribution) | ~$500–$520/mo (+ optional golf) |
| Marbella Isles Single-family & twin villas | Single-family ~$605/mo ($1,815.04/qtr) · villas ~$720/mo ($2,158.74/qtr) — 2026 budget | None | None | $5,150 at closing ($150 application + $5,000 capital contribution) | SF ~$605/mo · villas ~$720/mo |
| Isles of Collier Preserve Villas, coach homes & single-family | ~$588–$750/mo ($1,764–$2,250/qtr, 2026) — coach homes add a condo fee | None (Minto self-funded infrastructure) | None | Confirm via estoppel | ~$588–$750/mo (+ condo fee on coach homes) |
| LaMorada Single-family & coach homes | SF ~$582/mo · Coach ~$1,000+/mo | None | None (borders Calusa Pines, a separate private club) | Confirm via estoppel | SF ~$582/mo |
| Treviso Bay Condos, coach & single-family | ~$500–$750/mo (varies by product; bundled golf for most) | ~$100/mo (Wentworth Estates CDD, ~$1,200/yr) | Bundled — TPC Treviso Bay included with most residences | Confirm via estoppel | ~$600–$850/mo (includes bundled golf) |
| Esplanade Golf & Country Club Condos to golf-deeded estates | Single HOA-and-club structure; tier varies by product (+ ~$750/yr F&B minimum) — verify | Flow Way CDD ~$1,845–$6,270/yr (varies by phase; some bonds retired) | Bundled/deeded on ~800 homes; social membership on the rest | $7,500–$15,000 transfer/capital (disputed — confirm by estoppel) | High once dues + golf/social + F&B + CDD + any special assessment stack — verify per home |
| Esplanade by the Islands Villas, coach homes, single-family | Villa ~$435 · Coach ~$639 · SF ~$445–$470/mo (+ ~$800/yr dining) | ~$125–$250/mo (estimate — verify per parcel) | None at this community | $5,000 working-fund contribution | ~$640–$790/mo (single-family) |
| The Quarry Coach homes to lakefront estates | ~$540/mo master (+ sub-association for coach homes) | ~$210–$300/mo (bond to 2036) | Optional — Quarry Golf Club (~$115k equity, or social ~$1,200) | Confirm via estoppel | ~$750–$850/mo (non-golf) |
| Fiddler's Creek Condos to estates | Tiered by product — verify per home | ~$125–$250/mo (~$1,500–$3,000+/yr on the tax bill) | Optional — Fiddler's Creek golf membership (separate) | $30,000 refundable acquisition + $5,000 non-refundable reserve at closing | CDD ~$125–$250/mo + HOA (varies) — verify per home |
| Mediterra Coach homes to estates | Master + sub-association (varies by home) — verify | Verify per parcel | Optional equity — ~$250k initiation + ~$25k/yr (club-set; verify) | Confirm via estoppel | Varies; the notable cost is optional equity golf (~$25k/yr) |
*Estimated recurring monthly = HOA + CDD, excluding property tax, insurance, and utilities. 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.