Banyan Woods Homes for Sale in Naples, FL
Banyan Woods homes for sale in Naples, FL, sit off Airport-Pulling Road North in ZIP 34105, under one master association. In the 12 months to August 31, 2026, the county recorded 7 single-family house sales in Banyan Woods at a $1,350,000 median, from $1,275,000 to $1,425,000, and 5 condominium sales in its two Reserve condominiums, from $500,000 to $722,500. Every figure below names its record set and window.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Banyan Woods home buyers in Naples
Banyan Woods in Naples sells as two products: single-family houses on one plat and condominium units in The Reserve and The Reserve II. County deeds and the MLS export are kept apart on this page, and each section below gives one fact a buyer needs first, with the full tables in later sections.
What the county recorded for houses
All 7 county house deeds in the 12 months to August 31, 2026 sit in the deed table near the end of the sales section, by month. The houses recorded no qualified sale in the year before it.
What the county recorded for the Reserve condominiums
The Reserve recorded 2 condominium deeds in the same window, at $500,000 and $675,000, and The Reserve II recorded 3. Five sales is too few for a county median in prose, so the tables carry the count.
What the MLS export showed
The October 29, 2026 export held 18 rows that join a Banyan Woods home on the county roll, 9 houses and 9 condominium units: 11 sold in the year to that date, 6 were active and 1 was pending.
Gates and one master association
The location section quotes the association on its gates. The Banyan Woods Master Association covers all 188 homes, and each Reserve condominium adds its own association, budget and rules.
Kensington is next door, not part of it
Kensington, the golf club community next door, is a separate community with its own associations and club, so none of its sales, fees or amenities is a Banyan Woods figure.
Taxes in one line
On the 2026 county roll every Banyan Woods home sits in one millage area at 9.3696 mills, and the median 2026 house bill is $7,379.64, a figure that resets at purchase; the taxes section gives the condominium figures and worked examples.
Flood varies by lot
The one flood zone carried for Banyan Woods comes from a single sampled house address, and a different zone is mapped nearby, so the lender's flood determination on the exact address governs.
What Banyan Woods homes and condos are for sale in Naples right now?
Banyan Woods homes and condos for sale in Naples appear in the six live searches below, each reading the MLS label Banyan Woods inside a map box drawn around the community. The searches refresh on their own, while any count printed in this section carries the date of the export it came from.
Search every Banyan Woods listing
This search shows houses and Reserve condominium units together, sorted by price, and never uses a wildcard, so similarly named places stay out.
Banyan Woods houses for sale
The house search returns single-family houses on Rustic Oaks Circle and Post Oak Lane. Read the street on each result, because a few Reserve units also carry a Rustic Oaks Circle address.
Banyan Woods Reserve condos for sale
The condominium search returns units in The Reserve and The Reserve II. The condominium named in the listing, not the street, decides which Reserve association a unit belongs to.
Banyan Woods listings by price
In the October 29, 2026 export, every house was listed or sold at $1,000,000 or more and every condominium unit below it, so the split works as a house versus condominium filter, and no listing shows in both.
New Banyan Woods listings
This search shows listings that reached the market in the last 30 days. To hear of a Banyan Woods home sooner, contact us to save a search and get new listings by email, or ask our agents to watch a street or a Reserve condominium for you.
What the October 29, 2026 export held
The October 29, 2026 export held 6 active Banyan Woods listings, 2 houses and 4 Reserve condominium units, and 1 pending house. The live searches above replace that one-day snapshot.
What is Banyan Woods in Naples, FL, and where is it?
Banyan Woods in Naples, FL is a community of 100 single-family houses and two Reserve condominiums in ZIP 34105, in unincorporated Collier County. Its master association places it at a corner of two North Naples roads, beside a shopping plaza, and the sections below place it, explain the county status and describe the gates and the aerial.
Where Banyan Woods sits in Naples
The Banyan Woods Master Association places the community on the southeast corner of Airport and Pine Ridge Roads in Naples, beside the Carillon shopping plaza, and the 2026 county roll puts every Banyan Woods home in unincorporated Collier County, ZIP 34105, with no municipal levy.
Measured from where Rustic Oaks Circle meets Airport-Pulling Road, the Pine Ridge Road intersection is 0.6 route miles north, a Publix on Pine Ridge Road 1.0 route miles and the I-75 interchange at Pine Ridge Road 2.6 route miles (Domain Realty Group route table, free-flow).
Unincorporated Collier County, ZIP 34105
Unincorporated means Collier County, not a city, is the local government for every Banyan Woods home, although the mailing city is Naples. The 2026 roll shows no city levy, and county ordinances apply, with association rules on top.
The gates
Banyan Woods is gated: the master association's own About Us page says residents enter "through our gates", and it publishes nothing about how the entrance is run.
The Carillon plaza next door
The Carillon Place plaza fills the corner at Airport-Pulling and Pine Ridge Roads, on the community's north edge. Business Observer reported in June 2024 that Benderson Development bought it, named T.J. Maxx, DSW and Walmart among its tenants and reported no redevelopment plan.
What the aerial shows
The aerial photograph near the top of this page shows the houses on Rustic Oaks Circle and Post Oak Lane and the Reserve condominium buildings around a central lake. It is a USDA NAIP image from USGS The National Map, public domain, capture date not confirmed.
What have Banyan Woods homes and condos in Naples sold for?
Banyan Woods homes in Naples have sold as two separate products in the county's deeds, houses on one plat and units in two condominiums, and this page never blends them. The sections below give the county's 12-month, prior 12-month and 60-month figures for each product, then every year and every period since 2017.
Two markets, never one median
Banyan Woods is two markets that never share one median: 100 single-family houses on the Banyan Woods plat and 88 condominium units in The Reserve at Banyan Woods and The Reserve II at Banyan Woods, so this page prints every price figure by product.
A blended median would describe neither product. A prose median needs six or more sales; three to five sit in a table with their count, and one or two are listed.
Houses in the 12 months to August 31, 2026
In the 12 months to August 31, 2026, the county recorded 7 single-family house sales in Banyan Woods at a $1,350,000 median, from $1,275,000 to $1,425,000, and 5 condominium sales in its two Reserve condominiums, from $500,000 to $722,500.
The seven house deeds were recorded between December 2025 and June 2026.
Reserve condominiums in the 12 months to August 31, 2026
The Reserve recorded two deeds in that window, $500,000 in January 2026 and $675,000 in March 2026. The Reserve II recorded three, and the period table gives their county count and middle figure.
The prior 12 months and the 60-month window
For September 2024 to August 2025, the prior 12 months, the county recorded no Banyan Woods house sales and 4 condominium sales: $664,000 and $545,000 in The Reserve at Banyan Woods and $430,000 and $471,000 in The Reserve II.
Over the 60 months from September 2021 to August 2026, the county recorded 19 Banyan Woods house sales at a $1,350,000 median, a long window that mixes very different years.
For the same 60 months, September 2021 to August 2026, the county recorded 13 sales in The Reserve at a $650,000 median and 18 in The Reserve II at a $725,000 median. House deeds in that window ran from $920,000 to $1,800,000.
County sales by calendar year
Each row gives the county's qualified sales by product for one calendar year; 2026 runs to August 31.
| Year | Single-family houses | The Reserve at Banyan Woods | The Reserve II at Banyan Woods |
|---|---|---|---|
| County 2017 | 5 sales, median $865,000, $755,000 to $953,200 | 3 sales, median $390,000, $355,000 to $480,000 | 3 sales, median $410,000, $305,000 to $585,000 |
| County 2018 | 4 sales, median $831,250 (even n: midpoint of the two middle sales), $660,000 to $960,000 | 1 sale(s): $349,000 | 3 sales, median $435,000, $340,000 to $560,000 |
| County 2019 | 1 sale(s): $861,400 | 0 sales | 4 sales, median $362,500 (even n: midpoint of the two middle sales), $277,000 to $585,000 |
| County 2020 | 7 sales, median $880,000, $805,000 to $1,200,000 | 0 sales | 3 sales, median $357,000, $349,000 to $366,500 |
| County 2021 | 7 sales, median $1,175,000, $665,000 to $1,350,000 | 7 sales, median $470,000, $430,000 to $549,000 | 7 sales, median $575,000, $379,200 to $725,000 |
| County 2022 | 5 sales, median $1,355,000, $920,000 to $1,800,000 | 4 sales, median $680,000 (even n: midpoint of the two middle sales), $630,000 to $925,000 | 8 sales, median $819,250 (even n: midpoint of the two middle sales), $580,000 to $942,500 |
| County 2023 | 4 sales, median $1,637,500 (even n: midpoint of the two middle sales), $1,225,000 to $1,764,000 | 1 sale(s): $659,000 | 2 sale(s): $630,000, $910,000 |
| County 2024 | 3 sales, median $1,312,500, $1,200,000 to $1,600,000 | 3 sales, median $650,000, $545,000 to $664,000 | 1 sale(s): $825,000 |
| County 2025 | 1 sale(s): $1,350,000 | 0 sales | 3 sales, median $471,000, $430,000 to $722,500 |
| County 2026 (to August 31) | 6 sales, median $1,350,000 (even n: midpoint of the two middle sales), $1,275,000 to $1,425,000 | 2 sale(s): $500,000, $675,000 | 2 sale(s): $540,000, $565,000 |
County sales by September to August period
The same deeds grouped by September to August period, each ending August 31, so the last row matches the 12-month window used above.
| Period | Single-family houses | The Reserve at Banyan Woods | The Reserve II at Banyan Woods |
|---|---|---|---|
| County September 2017 to August 2018 | 5 sales, median $865,000, $660,000 to $953,200 | 1 sale(s): $349,000 | 6 sales, median $422,500 (even n: midpoint of the two middle sales), $305,000 to $585,000 |
| County September 2018 to August 2019 | 2 sale(s): $960,000, $767,500 | 0 sales | 3 sales, median $380,000, $277,000 to $585,000 |
| County September 2019 to August 2020 | 4 sales, median $883,200 (even n: midpoint of the two middle sales), $824,000 to $980,000 | 0 sales | 3 sales, median $349,000, $345,000 to $357,000 |
| County September 2020 to August 2021 | 11 sales, median $880,000, $665,000 to $1,350,000 | 4 sales, median $459,500 (even n: midpoint of the two middle sales), $430,000 to $470,000 | 6 sales, median $491,250 (even n: midpoint of the two middle sales), $366,500 to $590,000 |
| County September 2021 to August 2022 | 2 sale(s): $920,000, $1,310,000 | 7 sales, median $630,000, $499,000 to $925,000 | 7 sales, median $789,000, $640,000 to $910,000 |
| County September 2022 to August 2023 | 7 sales, median $1,625,000, $1,225,000 to $1,800,000 | 1 sale(s): $659,000 | 4 sales, median $677,500 (even n: midpoint of the two middle sales), $580,000 to $942,500 |
| County September 2023 to August 2024 | 3 sales, median $1,312,500, $1,200,000 to $1,600,000 | 1 sale(s): $650,000 | 2 sale(s): $910,000, $825,000 |
| County September 2024 to August 2025 | 0 sales | 2 sale(s): $664,000, $545,000 | 2 sale(s): $430,000, $471,000 |
| County September 2025 to August 2026 | 7 sales, median $1,350,000, $1,275,000 to $1,425,000 | 2 sale(s): $500,000, $675,000 | 3 sales, median $565,000, $540,000 to $722,500 |
Every recorded Banyan Woods sale in the 12 months to August 31, 2026
Each row is one qualified county deed, by month recorded, with the group and the roll year built of the home it transferred.
| Recorded | Price | Group | Product | Roll year built |
|---|---|---|---|---|
| County deed, December 2025 | $1,350,000 | Single-family houses | house | 2001 |
| County deed, December 2025 | $722,500 | The Reserve II at Banyan Woods | condominium | 2005 |
| County deed, January 2026 | $500,000 | The Reserve at Banyan Woods | condominium | 2002 |
| County deed, March 2026 | $675,000 | The Reserve at Banyan Woods | condominium | 2002 |
| County deed, March 2026 | $1,350,000 | Single-family houses | house | 2003 |
| County deed, March 2026 | $1,425,000 | Single-family houses | house | 2004 |
| County deed, April 2026 | $1,425,000 | Single-family houses | house | 2005 |
| County deed, May 2026 | $1,350,000 | Single-family houses | house | 2004 |
| County deed, May 2026 | $540,000 | The Reserve II at Banyan Woods | condominium | 2005 |
| County deed, May 2026 | $1,300,000 | Single-family houses | house | 2005 |
| County deed, June 2026 | $1,275,000 | Single-family houses | house | 2005 |
| County deed, June 2026 | $565,000 | The Reserve II at Banyan Woods | condominium | 2004 |
What does the MLS show about Banyan Woods homes in Naples?
Banyan Woods homes in Naples appear in the MLS as active, pending and sold listings, and the October 29, 2026 export holds 18 rows that join a Banyan Woods home on the county roll. Listing agents typed these figures, so they support the county deeds above but never merge with them, and each keeps its own dates.
Data updated: October 2026. An asking price is not a sale price.
Two record sets that never merge
Banyan Woods has two record sets on this page, and they never share a sentence: Collier County deeds qualified through August 31, 2026, and the October 29, 2026 MLS export, each with its own window and its own rule for counting a sale.
We tracked the October 29, 2026 export row by row against the 2026 roll, joining each MLS row to a Banyan Woods home by street number and street name. Rows that did not join are left out, not counted, and the export's 48 Kensington rows in ZIP 34105 stay out of every figure here.
MLS houses
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 6 houses sold in the year from October 29, 2025, and their MLS median sold price is in the group table below. Those six closings ran from $1,275,000 to $1,425,000 in the export.
The same export showed 2 active houses and 1 pending house. Most house rows list 3 or 4 bedrooms plus a den, as the listing agents entered them, and the size section gives the MLS living area.
MLS Reserve condominiums
The October 29, 2026 export shows 5 Reserve condominium units sold in the year to that date at a $565,000 MLS median, from $500,000 to $722,405. It also lists 4 active Reserve units and no pending unit.
The export splits those five as 1 in The Reserve and 4 in The Reserve II, too few for a prose median in either, so the group table carries the count.
MLS by group
The table gives the export's sold count, median sold price, median days on market for sold rows, and active and pending counts for the plat and each Reserve condominium, with n beside each figure.
| Group | Sold | Median sold | Median DOM (sold) | Active | Pending |
|---|---|---|---|---|---|
| MLS Single-family houses | 6 | $1,350,000 (n 6) | 87 (n 6) | 2 | 1 |
| MLS The Reserve at Banyan Woods | 1 | $500,000 (n 1) | 42 (n 1) | 2 | 0 |
| MLS The Reserve II at Banyan Woods | 4 | $615,000 (n 4) | 114 (n 4) | 2 | 0 |
Days on market and sale to list
Days on market runs from listing to contract, and sale to list compares the closing price with the list price on the sold row. In the October 29, 2026 export, sold houses had a median of 87 days on market and a median sale to list of 94.0%; sold Reserve units had 88 days and 95.0%.
Both fields are agent-entered, and one long listing can pull a small group's median far, so read each comparable listing's own history.
How is Banyan Woods in Naples laid out: the houses and the two Reserve condominiums?
Banyan Woods in Naples is laid out as one plat of single-family houses and two condominiums on the 2026 county roll, all inside one master association. The sections below count each group, name its streets and explain why the names in a listing do not always match the street a unit sits on.
The county set
The 2026 county roll lists 195 parcels in Banyan Woods' three county numbers, all in ZIP 34105, and 188 of them are homes: 100 single-family houses, 32 units in The Reserve at Banyan Woods and 56 units in The Reserve II at Banyan Woods.
The roll's use codes record the other 7 parcels as 2 vacant residential lots, 1 road parcel, 1 lake parcel and 3 recreation parcels.
The Banyan Woods plat
All 100 single-family houses sit on one recorded plat named Banyan Woods: 79 on Rustic Oaks Circle and 21 on Post Oak Lane. The plat is the only part the county draws as a polygon, and the IDX map box is drawn around it.
The Reserve at Banyan Woods
The Reserve at Banyan Woods is a condominium of 32 units, every one with a 2002 roll year built, mostly on Maxwell Circle with a few on Rustic Oaks Circle. It has its own association, budget and documents.
The Reserve II at Banyan Woods
The Reserve II at Banyan Woods is a separate condominium of 56 units, with roll years built from 2004 to 2005, on Blauvelt Way and Court, Maxwell Circle and Lewis Lane, with its own association. Marketing calls units in both coach homes (the marketing name for the Reserve condominium units).
Streets and the MLS names
Maxwell Circle holds units of both condominiums, so a street name never decides which Reserve association a unit belongs to. The export carries the development name Banyan Woods on all 18 joined rows, and its condominium field does not follow the street. Read the condominium name on the deed, and ask our agents or browse Naples communities and current Naples listings when two records disagree.
What are the single-family houses in Banyan Woods, Naples?
Banyan Woods in Naples has 100 single-family houses on one county plat, each with a Roll year built from 2001 to 2005. They line Rustic Oaks Circle and Post Oak Lane, most carry a private pool row, and they form one of the community's two price sets, kept apart from the Reserve condominiums throughout this page.
Single-family houses: 100 on the county roll, built 2001 to 2005
The 2026 Collier County roll counts 100 single-family houses on the Banyan Woods plat, county number 174200, and no other house type. Each house takes its Roll year built from its earliest residence row, so a later pool or screen row never moves the date. In the 12 months to August 31, 2026, the county recorded 7 house sales at a $1,350,000 median, each a qualified deed counted once.
County figures by group
Each row is one county group on the 2026 roll, counted under the same deed rules and windows. Small groups show a list or a table figure only, never a prose median.
| Group | Homes | Roll year built | County base area (sq. ft.) | T12 sales | T12 median or prices | Prior 12 sales | 60-month sales | 60-month median | Median 2026 tax |
|---|---|---|---|---|---|---|---|---|---|
| County Single-family houses | 100 | 2001 to 2005 | 2,893 | 7 | $1,350,000 | 0 | 19 | $1,350,000 | $7,379.64 |
| County The Reserve at Banyan Woods | 32 | 2002 to 2002 | 2,306 | 2 | n/a (list: $500,000, $675,000) | 2 | 13 | $650,000 | $3,774.14 |
| County The Reserve II at Banyan Woods | 56 | 2004 to 2005 | 2,521 | 3 | $565,000 | 2 | 18 | $725,000 | $3,864.66 |
| County Both Reserve condominiums | 88 | 2002 to 2005 | 2,306 | 5 | $565,000 | 4 | 31 | $664,000 | $3,864.66 |
T12 is the 12 months to August 31, 2026; Prior 12 is September 2024 to August 2025; 60-month is September 2021 to August 2026. The median tax resets for a buyer at purchase, so it is context, never a forecast.
Lots, pools and garages on the record
The 2026 county roll carries a pool building row on 97 of the 100 single-family houses in Banyan Woods, and no Reserve condominium unit carries one.
The roll also lists 94 screen enclosure rows and no dock, boat lift or seawall row on any Banyan Woods home. Lot area per house is not in this page's county extract: Information not available at time of publishing (checked 2026-11-01). The October 29, 2026 export leaves its waterfront field blank on every Banyan Woods row, so lake frontage is a question for the survey. Listing pages describe two-car and three-car garages; confirm at the showing.
Bedrooms and baths on the house rows
The roll has no bedroom field, so bedrooms come from the MLS. Of the 9 house rows in the October 29, 2026 export, 6 list 4 bedrooms plus a den, 2 list 3 bedrooms plus a den and 1 lists 4 bedrooms. Eight carry 3 full baths, one carries 4, and 3 add a half bath. A den is a listing label, so ask for the floor plan.
Rustic Oaks Circle and Post Oak Lane
The roll places 79 Banyan Woods houses on Rustic Oaks Circle and 21 on Post Oak Lane. Every house deed in the county's list for the 12 months to August 31, 2026 sits on Rustic Oaks Circle. The roll also gives 4 Reserve condominium units Rustic Oaks Circle addresses, so a street name alone never tells a buyer whether a listing is a house or a unit; the deed does.
No infill houses
The county roll shows no Banyan Woods house whose earliest residence row dates to 2010 or later. One house carries a 2024 or later row for a pool, cage or similar structure over an older residence row, which is an improvement, never a new house. The roll lists 2 vacant residential lots, and the county recorded no qualified vacant lot sale over September 2021 to August 2026.
What a house buyer checks first
Start with a survey, because lot area and lake frontage sit in neither the county extract nor the export. Ask for the pool and screen enclosure permits, then the roof and openings covered below, and remember that the lender's flood determination on the exact address governs. Master association rules and lease terms are not published by the association (checked November 1, 2026) in a readable form. A Domain Realty Group agent can line these items up before an offer.
What are The Reserve and The Reserve II condominiums in Banyan Woods, Naples?
Banyan Woods in Naples holds 88 condominium units in two county condominiums: 32 in The Reserve, with a Roll year built of 2002, and 56 in The Reserve II, built 2004 to 2005. Each has its own condominium association under the master association, and their sales never share a median with the houses.
The Reserve at Banyan Woods: 32 units, built 2002
The Reserve is the older condominium: the county roll dates all 32 units to 2002. Its 2 county sales in the 12 months to August 31, 2026 are too few for a median, so both prices sit in the group table as a list. Over the 60 months from September 2021 to August 2026, the county recorded 13 sales here at a $650,000 median, a long-run reference that spans very different years.
The Reserve II at Banyan Woods: 56 units, built 2004 to 2005
The Reserve II is the larger condominium, with 56 units whose earliest residence rows date to 2004 and 2005. Over September 2021 to August 2026, the county recorded 18 sales here at a $725,000 median. The MLS condominium name field does not follow the street, so the declaration in the listing documents settles which association a unit belongs to.
First-floor and second-floor plans in the MLS
The units come as first-floor and second-floor units, as the MLS describes them. First-floor units list 2,021 sq. ft. with 3 bedrooms and 2 baths. Second-floor units list 3,021 sq. ft. in The Reserve II, with one Reserve row at 2,591 sq. ft., and carry 3 or 4 bedrooms, most with a den, and 3 baths. The MLS condominium sold median in the October 29, 2026 export is $565,000 across 5 closings, with a median of 88 days on market.
Every recorded Banyan Woods condominium sale in the prior 12 months
For September 2024 to August 2025, the county recorded no Banyan Woods house sale, so every deed in that window is a Reserve deed. Four sales are too few for a median, so each prints by month, with unit numbers and owners left off.
| Recorded | Price | Condominium | Roll year built |
|---|---|---|---|
| County deed, October 2024 | $664,000 | The Reserve at Banyan Woods | 2002 |
| County deed, December 2024 | $545,000 | The Reserve at Banyan Woods | 2002 |
| County deed, February 2025 | $430,000 | The Reserve II at Banyan Woods | 2005 |
| County deed, July 2025 | $471,000 | The Reserve II at Banyan Woods | 2004 |
Coach homes: what the name means here
Marketing often uses coach homes (the marketing name for the Reserve condominium units). The name describes a building style, not ownership. On the roll each unit carries condominium use code 4 and belongs to its own condominium association as well as the master association, so a buyer reads two sets of rules and two budgets and insures the interior under an HO-6 policy, where a house owner carries HO-3.
What a condominium buyer checks first
Ask each Reserve association for its budget, reserve schedule, insurance declarations and any special assessment notice, because fees are set by each association's budget and neither posts dues publicly. Leasing minimums, pet rules and approval terms are not published by the association (checked November 1, 2026). A Domain Realty Group team member can request the resale package once a contract is signed.
How big are Banyan Woods homes in Naples, and how do houses and condos differ?
Banyan Woods homes in Naples are measured two ways on this page. The October 29, 2026 export lists a median living area of 2,970 sq. ft. on house rows and 3,021 sq. ft. on Reserve condominium rows, while the county roll's base area appears only in the group table, and the two never share a sentence.
House living area in the MLS
| Set and group | Rows | Median living area (sq. ft.) | Range (sq. ft.) |
|---|---|---|---|
| MLS Single-family houses | 9 | 2,970 | 2,623 to 3,300 |
| MLS The Reserve | 3 | 2,021 | 2,021 to 2,591 |
| MLS The Reserve II | 6 | 3,021 | 2,021 to 3,021 |
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, house rows run from 2,623 to 3,300 sq. ft. The 6 houses that sold in its window show a median of 2,998 sq. ft. Living area is the MLS approximate living area field, typed by the listing agent; it is not a county measurement or a survey.
Condominium living area in the MLS
Condominium rows in the same export run from 2,021 to 3,021 sq. ft., with a median of 3,021 on 9 rows, because the second-floor plan size repeats across most rows. A Reserve second-floor plan can list more living area than the median house row, so this page never ranks the two products by size alone: the house brings its own lot, pool and garage.
County base area by group
The county measures each home by the base area of its residence rows, and that figure sits only in the County base area (sq. ft.) column of the group table above. It is a different measure from MLS living area, taken for a different purpose, so the two are never averaged or compared in one sentence.
Price per square foot, labelled by set
Price per square foot divides a price by a size, so it carries the rules of both sets: a deed price over county base area is one ratio, and an MLS sold price over listing living area is another. This page keeps both ratios out of its prose and never compares them, because neither prices a given home; lot, pool, floor and plan move each sale.
What size figures never mean
No size figure here is a lot size, and none converts into a value for an address. Neither measure is a survey; if size matters to a price, ask for the appraiser's sketch. Current listings are on our Naples property search.
How old are Banyan Woods homes in Naples, and what should a buyer check?
Banyan Woods homes in Naples date from 2001 to 2005 on the county roll, so every house and every Reserve building went up in the years around Florida's first statewide building code. A buyer checks the roof, the openings and the pool equipment and, for a condominium unit, the association's reserves, insurance and building inspections.
Roll year built for each group
On the 2026 county roll every Banyan Woods home dates to 2001 through 2005, counting each home's earliest residence row: houses from 2001 to 2005 with a median year built of 2004, The Reserve at Banyan Woods in 2002 and The Reserve II at Banyan Woods from 2004 to 2005.
Among the houses, 57 fall in the roll's 2000 to 2004 bracket and 43 in its 2005 to 2009 bracket. The MLS year built field on the 9 house rows agrees, running from 2001 to 2005.
The 2002 statewide building code
Florida's first statewide building code took effect on March 1, 2002. Houses built in 2003 to 2005 sit after that date; houses from 2001 and early 2002 may have been permitted under the earlier local code, and the permit date decides. Insurers set their own code-era cutoffs for wind credits, so ask the carrier which date it uses and pull the permit record.
Roofs and openings on 2001 to 2005 homes
An original roof on a home built in 2001 to 2005 would be 21 to 25 years old in 2026. Florida's 15-year roof rule bars refusing a homeowners policy solely because a roof is under 15 years old, and an older roof showing at least 5 years of remaining life must be considered. Shutters or rated glass are recorded on the wind mitigation form, OIR-B1-1802, valid up to five years. A Reserve unit's roof is normally the association's to insure and replace.
Condominium buildings and the three habitable stories rule
Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three habitable stories or more. The MLS lists first-floor and second-floor units, but the story count of each Reserve building is not in any public record read for this page, so confirm it with each Reserve association. Every condominium budget must still reserve for roof replacement, building painting and pavement resurfacing whatever the height.
Inspections to order
For a house: a general inspection, a four-point inspection of roof, electrical, plumbing and air conditioning, a wind mitigation inspection and a pool check. For a Reserve unit: a unit inspection plus the association's master policy declarations, reserve schedule and any milestone status. For either: a claims history report and a direct question about storm claims after Irma, Ian or Milton.
What amenities does Banyan Woods in Naples have, and what does it not have?
Banyan Woods in Naples lists a short, specific set of shared amenities on its master association's own site, and this page prints that list and nothing more. The houses add their own private pools on their lots, while golf, marina and club memberships are absent from the association's public pages.
The association's own site lists a landmark banyan tree, a clubhouse with a full fitness center, a playground, a basketball court and walking paths, and it names no community pool on its public pages.
The landmark banyan tree
The association's About Us page names a landmark banyan tree at the entry from Airport-Pulling Road, and its pages give no planting date or history for it.
The clubhouse and fitness center
The clubhouse holds what the association calls a full fitness center, and the association holds its monthly board meetings there. Size, equipment, hours and guest rules are not published by the association (checked November 1, 2026).
Playground and basketball court
The association lists a playground and a basketball court among its shared amenities, with no stated hours or reservation rules. Listing text sometimes says courts, plural; the association names one court, and this page follows the association.
Walking paths
The association describes expansive walking paths through the community. Their length, surface and route are not published by the association (checked November 1, 2026), so ask for the association's site plan to see where the paths run in relation to a given lot.
Private pools on the house lots
On the record, the pools at Banyan Woods are private pools on the house lots, counted in the houses section above. A private pool is the owner's to maintain and insure, and it adds permits, equipment and an enclosure to the inspection list. Whether either Reserve condominium keeps a pool on its common property is not published by the association (checked November 1, 2026).
No golf course of its own
The association's list carries no golf, and the mandatory club fee field is empty on every row in the October 29, 2026 export. The golf club next door belongs to a separate community with its own associations, and nothing on that course is a Banyan Woods amenity.
What Banyan Woods does not list
Beyond golf, the association's public pages list no marina, no boat dock and no hours for any facility. Listing descriptions name more facilities, and those claims stay off this page. For the full list of common facilities an owner may use, ask the master association and, for a Reserve unit, the condominium association.
What is near Banyan Woods in Naples, and which schools and services serve it?
Banyan Woods in Naples sits at the corner of Airport-Pulling and Pine Ridge Roads, and the Domain Realty Group route table puts a Publix 1.0 route miles from the entrance and I-75 at Pine Ridge Road 2.6 route miles away. Schools are assigned by address, and the county roll names the fire district on every tax bill.
Distances in the Domain Realty Group route table
Every distance is free-flow road mileage from the point where Rustic Oaks Circle meets Airport-Pulling Road, with no traffic or signal delay, so season adds to any drive.
| Place | Route miles (free-flow) |
|---|---|
| Carillon Place plaza | 0.5 |
| Pine Ridge Rd at Airport-Pulling Rd intersection | 0.6 |
| Publix, Pine Ridge Road | 1.0 |
| Collier County Public Library Headquarters | 2.3 |
| I-75 at Pine Ridge Road | 2.6 |
| Pine Ridge Road at US 41 | 2.8 |
| Waterside Shops | 3.1 |
| Gordon River Greenway | 3.1 |
| Freedom Park | 3.2 |
| Naples Airport, terminal side off Aviation Drive N | 3.7 |
| Clam Pass Park | 3.8 |
| Naples Zoo at Caribbean Gardens | 4.0 |
| Coastland Center | 4.2 |
| I-75 at Golden Gate Parkway | 5.0 |
| Lowdermilk Park | 5.2 |
| Mercato | 5.3 |
| NCH Baker Hospital | 5.5 |
| Fifth Avenue South | 5.9 |
| NCH North Naples Hospital | 5.9 |
| North Collier Regional Park | 5.9 |
| Vanderbilt Beach | 6.1 |
| Naples Botanical Garden | 7.1 |
| Southwest Florida International | 29.7 |
Shopping and dining
The Carillon Place plaza sits at the community's north edge and heads the table above. Its owner since June 2024 is Benderson Development, per Business Observer, which reported no plan to redevelop the center. Waterside Shops is 3.1 route miles away, Coastland Center 4.2 and Mercato, with its Whole Foods Market, 5.3. More on the city sits in our Naples guide.
Hospitals
NCH Baker Hospital in downtown Naples is 5.5 route miles away and NCH North Naples Hospital 5.9, a figure measured to a fixed point near the campus. Services are set by NCH and are not described here; in an emergency call 911.
Beaches
Clam Pass Park is 3.8 route miles from the entrance, with Lowdermilk Park at 5.2 and Vanderbilt Beach at 6.1. Parking rules, fees and hours are set by each operator, so check before going.
Schools by address
The district's address lookup carried for Banyan Woods assigns Osceola Elementary, Pine Ridge Middle and Barron Collier High, and assignment is by address and can change each year, so confirm it with the district.
Collier County Public Schools' 2025-26 grades, carried from an earlier read, list all three with an A in each year from SY22 through SY26, and the district's zoning tool checks any address.
Fire district on the roll
The 2026 county roll lists North Collier Fire Control, at 1.0000 mills, on Banyan Woods tax bills.
That line is part of the 9.3696 mills of millage area 70, and the full list of taxing lines sits in the taxes section of this page.
Airport-Pulling and Pine Ridge Roads
The Pine Ridge Road intersection is 0.6 route miles north of the entrance. I-75 at Pine Ridge Road opened as Collier County's first diverging diamond interchange on May 31, 2026, according to WINK News. Naples Airport is 3.7 route miles away and Southwest Florida International 29.7. Nearby communities are listed on the Naples communities index.
Who governs Banyan Woods in Naples: the master association and the two Reserve associations?
Banyan Woods in Naples is governed by three associations: a master association that covers every home and one condominium association for each of the two Reserve condominiums. One management company lists all three. A house owner answers to one board, and a Reserve owner answers to two, each with its own budget.
The Banyan Woods Master Association
Banyan Woods runs on three associations, the Banyan Woods Master Association for all 188 homes and one condominium association each for The Reserve at Banyan Woods and The Reserve II at Banyan Woods, and Paramont Property Management lists all three among the communities it manages. Its About Us page says the board meets on the third Thursday of each month at 4:30 PM in the clubhouse, open to every owner; the page is undated, so confirm the schedule.
The two Reserve condominium associations
The 2026 county roll counts 32 units in The Reserve at Banyan Woods and 56 in The Reserve II at Banyan Woods. Each condominium has its own board, budget, reserve schedule and master insurance policy under Chapter 718, the Florida Condominium Act, and a Reserve owner pays both it and the master association. Street names do not show which condominium a unit belongs to, so read the deed and declaration.
The management company
Paramont Property Management, LLC, a licensed Naples manager, lists the master association and both Reserve condominiums among its communities and says it manages condominiums under Chapter 718 and homeowners' associations under Chapter 720. The master association's home page names a Paramont contact as manager. An older manager still appears on the About Us page; this page treats that line as out of date and names no person.
The association's own description
The association's About Us page, which carries no date, describes Banyan Woods as "a debt-free community with fully funded reserve accounts", so a buyer should confirm the current budget and reserves in the association's own financial documents. That is the association's statement, not a figure this page could check, and the same page names a manager the home page has since replaced.
What the association publishes and what it does not
The master association's public pages hold a home page, an About Us page, a short website FAQ and a document list. The list names a Sales Application, a Lease Application, a Lease Renewal Application, Architectural Review Application Rules, Rules and Regulations, Governing DOCs, Insurance Information, a Banyan Woods Q&A, Sign Specifications for Realtors and PUD Documents. Its budget and financial categories are empty, and dues are paid through a resident sign-in.
What rules apply when you buy or lease in Banyan Woods, Naples?
Banyan Woods in Naples requires an association application for a sale and for a lease, and its architectural review rules reach exterior work. The terms behind those forms are not published in readable form, and Collier County adds its own registration rule for short-term rentals in unincorporated areas such as this one.
Purchase approval: the sales application
The master association lists a Sales Application, so a buyer should expect an application step before closing. The form's fee, criteria and processing timeline are not published by the association (checked November 1, 2026). Ask the manager for the latest form once a contract is signed, and leave room for approval in the closing date.
Leasing: the lease application
The same list names a Lease Application and a Lease Renewal Application, so leases run through the master association and renewals are reviewed too. The minimum lease term, leases allowed each year and any waiting period after purchase are not published by the association (checked November 1, 2026). A Reserve condominium's declaration can add its own leasing rules.
Rules not readable today
The association lists its sales and lease applications, rules and governing documents on a public page, but each file sits behind a human-verification check, so leasing minimums, pet rules and approval terms are not published in a form this page could read (checked November 1, 2026). Ask the manager for the files.
Collier County short-term rental rules
Banyan Woods sits in unincorporated Collier County, where Ordinance 2021-45, as carried from an earlier read of the county page, took effect January 3, 2022 and requires an owner who rents a home for fewer than 30 consecutive days on more than three occasions in a calendar year to register. Registration carries a $50 one-time fee, a state vacation rental license, a named responsible party and the registration number in advertising, with penalties as high as $500 per violation per day. It never overrides association lease rules.
Pets
Pet rules for Banyan Woods are not published by the association (checked November 1, 2026). Any limit on number, size or kind of animal sits in the Rules and Regulations and each Reserve condominium's documents, so read them before relying on a pet arrangement.
Architectural review
The master association posts Architectural Review Application Rules, so exterior work such as paint, landscaping, screens or roofs goes through an application first, and a separate document governs listing signs. Listing data in the October 29, 2026 export also marks architectural and deeded restrictions.
Florida law on rental amendments
Florida law lets condominium and homeowners' associations adopt rental rules by amending their governing documents, and whether an amendment binds an owner who bought earlier depends on its wording and date. Read recorded amendments with the declaration and ask whether a leasing amendment is pending. Not legal advice; ask a Florida real estate attorney.
What does a buyer pay each year in Banyan Woods, Naples?
A buyer in Banyan Woods, Naples pays a master association fee every year, plus a condominium fee for a Reserve unit, along with property taxes and insurance. No association publishes its dues, so this section shows only labelled listing-agent fee fields, then points to the tax, worked example and insurance sections that follow.
Master and condominium fees: set by each association
Neither the master association nor either Reserve condominium publishes dues on a public page (checked November 1, 2026), so the only fee figures here are what listing agents typed into the October 29, 2026 export, shown as supporting data and never as an association's rate. Fees are set by each association's budget. House rows carry a quarterly master fee only; Reserve rows carry a quarterly master fee and a separate quarterly condominium fee.
MLS fee fields from the October 29, 2026 export
We tracked the total annual recurring fee field on the 18 joined Banyan Woods rows in the October 29, 2026 export, 9 house rows and 9 Reserve rows, with one all-rows line per product. The figures are SUPPORTING, as entered by listing agents, the October 29, 2026 export, never the association's rate.
| Product | MLS rows | Total annual recurring, median (MLS) | Range (MLS) |
|---|---|---|---|
| MLS Single-family houses | 9 | $3,780 | $3,720 to $3,780 |
| MLS Reserve condominiums (both) | 9 | $11,420 | $10,560 to $11,580 |
As listing agents entered them in the October 29, 2026 export, house rows show total annual recurring fees at a $3,780 median and Reserve rows at an $11,420 median. The estoppel certificate states the real amount owed.
Insurance as an annual cost
Insurance is a separate annual cost, and this page prints no dollar figure because none is published for a Banyan Woods address. A house owner insures the whole structure, while a Reserve owner insures the interior and belongings and pays toward the condominium's master policy through fees. Insurance varies by address across Naples; the flood section below covers what decides it.
Property taxes as an annual cost
On the 2026 county roll the median total bill on a Banyan Woods house was $7,379.64, but that is a seller's bill, set again after purchase. The tax section below prints the rate and its ten authority lines, and the worked examples show what one price produces.
Reserves and special assessments
Florida's condominium law requires every condominium budget, whatever the building's height, to reserve for roof replacement, building painting and pavement resurfacing and for any item costing more than $25,000 or the inflation-adjusted amount, though owners may vote to waive those reserves where no structural study is required. Chapter 720 makes reserves optional for a homeowners' association. Whether the association has a special assessment pending is not published; the estoppel certificate states one that is due.
What does a buyer pay once at purchase in Banyan Woods, Naples?
A buyer in Banyan Woods, Naples pays one-time costs at purchase that begin with an estoppel certificate from each association that bills the home and an association application. Title, survey, inspections and any flood elevation certificate follow. Application and transfer charges are not published by the association (checked November 1, 2026).
Estoppel certificates
An estoppel certificate states what the seller owes the association at closing. A house needs one from the master association; a Reserve unit needs one from the master and one from its condominium. The association's home page routes estoppel requests through an online document service, and the title company usually orders them.
Application and transfer charges: not published
The application fee and any charge at transfer are not published by the association. The October 29, 2026 export carries application and transfer fields, but listing agents fill them unevenly and their meaning is unconfirmed, so this page prints neither. Information not available at time of publishing (checked 2026-11-01).
Title, survey and inspections
Title insurance, a survey and a home inspection apply to a house purchase. Insurers commonly ask for a four-point inspection of roof, electrical, plumbing and air conditioning on a home built in the early 2000s, and a wind mitigation inspection on form OIR-B1-1802 can earn insurance credits. A Reserve buyer inspects the unit and reads the condominium's insurance documents.
Flood elevation certificate
Ask the seller for any elevation certificate on the address. It helps under FEMA's Risk Rating 2.0, which prices each building on its own features, and matters most on a lot in Zone AE. A missing certificate means unknown, not favorable, and a surveyor can prepare one.
Closing timeline
A Banyan Woods closing runs in this order: contract, the statutory documents (the condominium resale package or the homeowners' association disclosure summary), the association application, the estoppel certificates, the lender's flood determination and closing. The approval timeline is not published, so ask the manager how long it takes. Buyers comparing other Naples communities can plan the same steps.
What are property taxes on a home in Banyan Woods, Naples?
Property taxes on a Banyan Woods home in Naples come from one Collier County millage rate shared by every home, applied to each home's taxable value, plus a flat non-ad valorem amount. A buyer's bill is set again after purchase, so a seller's current bill is context only, never a forecast of what a new owner pays.
One millage area
Every Banyan Woods home sits in Collier County millage area 70, taxed at 9.3696 mills for 2026, with no community development district and no special district line on the 2026 roll. Because the community is unincorporated, the roll shows no municipal levy, and the county's unincorporated area line takes its place.
Taxes table: the ten 2026 authority lines
The 2026 county roll lists ten authority lines for area 70, shown here in plain words with the total.
| Taxing authority | Mills (2026) |
|---|---|
| Collier County general fund | 3.0107 |
| South Florida Water Management District | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School board, state law | 1.8990 |
| School board, local board | 2.2480 |
| Collier Mosquito Control District | 0.1331 |
| North Collier Fire Control | 1.0000 |
| Unincorporated area general MSTD | 0.6844 |
| Collier water pollution control program | 0.0246 |
| Conservation Collier | 0.1772 |
| Total, millage area 70 (2026) | 9.3696 |
Non-ad valorem lines
Non-ad valorem charges are flat amounts, not millage. The 2026 county roll shows $269.77 on each of the 188 Banyan Woods homes. The bundle we read does not carry the line names, so ask the Collier County tax collector what the amount covers.
No community development district
The 2026 county roll carries no CDD line on any Banyan Woods bill, earlier research found the community absent from the county's list of charging districts, and a 2026 listing remark on a Rustic Oaks Circle house states "No CDD".
Homestead and Save Our Homes
A buyer who qualifies and files receives the first $25,000 homestead exemption plus an additional exemption as large as $26,411 for 2026, as the Florida Department of Revenue publishes. In the area 70 illustration the first $25,000 saves $234.24 and the additional exemption saves $137.93, for $372.17, because the additional exemption skips school lines. For 2026 the Save Our Homes cap is 2.7 percent a year, starting the year after the exemption is granted. Per $100,000 of taxable value at 9.3696 mills, the tax is $936.96.
Why a current bill is not your bill
A seller's bill reflects that seller's assessed value, exemptions and capped history, and none of that passes to a buyer. The per-condominium median bills sit in the county group table on this page. For an estimate on an address, ask one of our agents.
What do worked cost examples show for a Banyan Woods home in Naples?
Worked cost examples for a Banyan Woods home in Naples turn the 2026 county tax rate into an annual figure for one house and one Reserve unit. Each is an illustration, not a bill: taxable value equals the price, the rate is area 70's, and association fees and insurance are left out of both examples.
How the examples are built
Each example takes a price from the county's recorded sales for the 12 months to August 31, 2026, treats taxable value as equal to that price, applies the area 70 rate and adds the $269.77 non-ad valorem amount on every home. The homestead column subtracts the illustrated 2026 exemptions.
| Example | Price (taxable value) | Ad valorem at 9.3696 | Non-ad valorem | Total | With homestead |
|---|---|---|---|---|---|
| House at the county T12 house median | $1,350,000 | $12,648.96 | $269.77 | $12,918.73 | $12,546.56 |
| Reserve unit at the county T12 Reserve II median | $565,000 | $5,293.82 | $269.77 | $5,563.59 | $5,191.42 |
A house at the county median
At the county's $1,350,000 median for Banyan Woods house sales in the 12 months to August 31, 2026, the ad valorem tax is $12,648.96 and the total is $12,918.73. With homestead the illustration is $12,546.56. A house buyer adds the master fee, a homeowner policy and any flood policy.
A Reserve unit at the county median
The Reserve example uses the price in the table's second row, the county's recorded median for The Reserve II at Banyan Woods over the same 12 months, kept in tables because it rests on three sales. On that price the ad valorem tax is $5,293.82 and the total $5,563.59, or $5,191.42 with homestead. A Reserve owner also pays both association fees.
What the examples leave out
The examples leave out association fees, insurance, flood coverage, utilities and any special assessment, and they assume taxable value equals the price, which the county does not promise. To run an address, contact us.
Is Banyan Woods in Naples in a flood zone, and how do storms and insurance work?
Banyan Woods in Naples has one carried FEMA map reading, Zone X shaded at a house address, with Zone AE mapped nearby, so flood status depends on the lot. Insurance differs by product: a house carries a homeowner policy, and a Reserve unit carries a unit-owner policy beneath its association's master policy.
One mapped point: Zone X shaded
A FEMA map check at one Banyan Woods house address on Rustic Oaks Circle, read October 21, 2026, showed Zone X shaded, the 0.2 percent annual chance area, on panel 12021C0384J effective February 8, 2024; Zone AE is mapped nearby, zones vary by lot, and the lender's flood determination on the exact address governs. No Reserve building was sampled.
Zone AE nearby
Zone AE is the 1 percent annual chance flood area with a base flood elevation, and the carried check found it within about 200 meters of the sampled point. A building inside AE falls in the Special Flood Hazard Area, where a federally backed mortgage requires flood insurance; a shaded Zone X lot sits outside the SFHA, though a lender may still require cover.
Preliminary flood map
As carried from an earlier read, Collier County released preliminary flood maps on March 20, 2025, opened a 90-day appeal period on August 19, 2026 and targets Summer 2027 for them to take effect, a date subject to change. No record this page holds gives the preliminary zone for Banyan Woods, so check the lot on both maps.
Insurance by product: houses and Reserve units
A Banyan Woods house carries an HO-3 policy for the dwelling, other structures, belongings and liability. A Reserve unit carries an HO-6 policy for interior finishes, belongings, liability and loss assessment, while the condominium's master policy covers the building, so a Reserve owner can face two hurricane deductibles. Standard policies exclude flood, and the Reserve master policies are not published.
Citizens flood requirement
As carried from an earlier read, Citizens has required flood cover on its wind policies inside the SFHA since April 1, 2023. Outside it the rule phases in by dwelling coverage: $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026 and every such policy from January 1, 2027. Condominium unit-owner policies are left out, and Citizens does not sell flood itself. Florida law, as carried, also bars Citizens from a dwelling with a replacement cost of $700,000 or more unless regulators find no reasonable competition.
Storm history as reported
The National Weather Service Miami report on Hurricane Ian of September 28, 2022 described significant to major surge flooding south and west of Naples Municipal Airport along the Gordon River and Rock Creek. For Hurricane Milton on October 9, 2024, its initial report recorded 5.08 feet above mean higher high water at the Naples Bay North gauge and 2.16 inches of rain at the Collier County emergency operations center. No report found names Banyan Woods in Irma, Ian, Helene or Milton, so ask the seller for the claim history.
Wind insurance and the code era
The first statewide Florida Building Code took effect March 1, 2002, and the 2026 county roll dates Banyan Woods homes from 2001 to 2005, so an early house depends on its permit date. Under s. 627.0629, as carried from an earlier read, insurers must credit wind-resistant features, which the OIR-B1-1802 form records: roof shape, deck and wall attachment, water barrier and opening protection.
Roof year and insurability
Under s. 627.7011, an insurer may not refuse to write or renew a homeowner policy solely because the roof is less than 15 years old, and for an older roof an inspection showing at least 5 years of remaining useful life must be considered. An original roof on a 2001 house is 25 years old in 2026. Reserve roofs normally fall to the condominium association.
Evacuation zone
Collier County assigns evacuation zones by address, and the zone for Banyan Woods was not queried for this page. Information not available at time of publishing (checked 2026-11-01). Check the address on the county or state lookup; an evacuation zone follows storm surge risk and is separate from the FEMA flood zone.
What does Florida law require when you buy in Banyan Woods, Naples?
Florida law reaches a Banyan Woods purchase in Naples through the condominium statute for a Reserve unit and the homeowners' association statute for a house. Disclosure packages, cancellation rights, estoppel certificates and, for condominium buildings of qualifying height, milestone inspections and structural reserve studies are the rules a buyer meets before closing.
Milestone inspections
A residential condominium building of three habitable stories or more needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years, and a local agency may require it at 25 years. Phase one is visual; phase two follows only if substantial structural deterioration is found. Houses on the Banyan Woods plat are not condominium buildings.
Structural integrity reserve studies
Florida's milestone inspection, s. 553.899, and structural integrity reserve study, s. 718.112(2)(g), reach condominium buildings of three habitable stories or more; the story count of each Reserve building is not published, so a buyer should confirm it with each Reserve association. The study recurs at least every 10 years, and for a budget adopted on or after December 31, 2024, an association that must obtain one may not vote to waive or cut its reserves.
Condominium disclosure, s. 718.503
For a Reserve resale, the seller gives the buyer the declaration, articles, bylaws and rules, the financial statement and budget, the question-and-answer sheet and any milestone summary or reserve study that applies. The contract either confirms the buyer received them more than 7 days before signing, counted without weekends and legal holidays, or makes it voidable by the buyer within 7 such days after receipt. That right ends at closing.
Disclosure for houses in a mandatory association
A Banyan Woods house sits under the master association, which earlier research infers is governed by Chapter 720. Under s. 720.401, a buyer must receive a disclosure summary before signing; if it is not given, the contract is voidable on written notice within 3 days after receipt or before closing, whichever comes first. Confirm the master's status with the title company.
Estoppel and assessment liability
Florida sets estoppel rules by statute; for a homeowners' association that is s. 720.30851, carried from an earlier read, covering what a certificate states, how long it stays valid and its fee limits. For a Reserve unit, ask the title company which condominium estoppel and assessment rules apply. Browse homes on our property search or read about our team. For a legal question on any of this, ask a Florida real estate attorney.
How do Banyan Woods home prices in Naples compare with nearby communities?
Banyan Woods home prices in Naples read best beside eight nearby communities, each measured from the same Collier County deed records for the 12 months to August 31, 2026. The two tables keep houses with houses and condominiums with condominiums, because the two products never share one median on this page.
County peer table: houses
Rows count county-recorded house sales; the distance column is a straight line from Banyan Woods, not a road route.
| Community | Straight-line mi | T12 house sales | T12 house median |
|---|---|---|---|
| County Kensington houses | 0.5 | 17 | $1,550,000 |
| County Banyan Woods houses | subject | 7 | $1,350,000 |
| County Aviano houses | 1.23 | 7 | $750,000 |
| County Autumn Woods houses | 1.98 | 19 | $950,000 |
| County Village Walk houses | 2.68 | 47 | $505,000 |
| County Briarwood houses | 3.28 | 24 | $816,000 |
| County Wilshire Lakes houses | 3.44 | 12 | $1,195,000 |
| County Stonebridge houses | 4.32 | 14 | $985,000 |
Stratford Place has no houses on the 2026 county roll.
County peer table: condominiums
Same window and distance column, with the two Reserve condominiums as the subject row.
| Community | Straight-line mi | T12 condominium sales | T12 condominium median |
|---|---|---|---|
| County Kensington condominiums | 0.5 | 19 | $810,000 |
| County Banyan Woods Reserve condominiums | subject | 5 | $565,000 |
| County Aviano condominiums | 1.23 | 7 | $450,000 |
| County Stratford Place condominiums | 1.65 | 12 | $337,000 |
| County Autumn Woods condominiums | 1.98 | 4 | $507,500 |
| County Briarwood condominiums | 3.28 | 6 | $297,500 |
| County Wilshire Lakes condominiums | 3.44 | 14 | $306,750 |
| County Stonebridge condominiums | 4.32 | 23 | $440,000 |
Village Walk has no condominium units on the 2026 county roll.
Linked peer pages
Each peer has its own Domain Realty Group page: Kensington, Aviano, Stratford Place, Autumn Woods, Village Walk, Briarwood, Wilshire Lakes and Stonebridge.
How to read a peer median
A median is the middle recorded sale, so a row with few sales can swing on one deed; read any row under six sales, such as the four Autumn Woods condominium sales, as a data point. Peers differ in product mix, building years, association terms and golf, so the tables rank nothing.
Kensington in the table
The community next door appears in both tables as a peer row only, and no Banyan Woods figure on this page includes one of its sales or fees.
Which names get confused with Banyan Woods in Naples?
Banyan Woods in Naples shares its first word with other local names, so a search can mix their records into its results. Banyan Club and Banyan Corners on Banyan Boulevard in ZIP 34102, Banyan Professional Center and Banyan Bay are different places, so none of their sales, listings or records sit in any Banyan Woods figure on this page.
Banyan Club and Banyan Corners
Both are condominium names on Banyan Boulevard, a different ZIP from Banyan Woods in 34105, so a Banyan Boulevard listing is never a Banyan Woods home.
Banyan Professional Center and Banyan Bay
Neither name appears among Banyan Woods' three county numbers on the 2026 roll, so check the county number before counting any sale here.
Kensington, the community next door
The neighboring community near Airport-Pulling Road keeps its own associations, club and county records, and a search result pairing the two names mixes two separate sets.
Coach homes elsewhere
In Banyan Woods, coach homes (the marketing name for the Reserve condominium units) means its 88 Reserve units. Naples searches for coach homes also return Esplanade, Mediterra, Treviso Bay, Fiddlers Creek and Heritage Bay, none of them part of Banyan Woods.
How do you buy a home in Banyan Woods, Naples, step by step?
Buying a home in Banyan Woods in Naples takes five steps, and the first choice, a house or a Reserve condominium unit, sets the paperwork that follows. The table names each record to request, who issues it and what it settles before an offer binds you.
| Record | Issued by | What it settles |
|---|---|---|
| Sales application | Banyan Woods Master Association | Purchase approval |
| Estoppel certificate | Each association billing the home | Amounts owed at closing |
| Condominium disclosure package | Reserve seller and association | Declaration, budget, rules, reserve study |
| Title commitment | Title company | Recorded restrictions and liens |
| Flood determination | Lender | Flood zone for the exact address |
Step 1: pick the market
Choose a house or a Reserve unit first: the 2026 county roll lists 100 single-family houses on one plat and 88 Reserve units, and this page prices each product separately. Save a search for the one you want.
Step 2: read the address
Houses sit on Rustic Oaks Circle and Post Oak Lane; Reserve units on Maxwell Circle, Blauvelt Way, Lewis Lane and a few Rustic Oaks Circle addresses. The street does not name the condominium, so read the county condominium number, and the lender's flood determination on the exact address governs.
Step 3: get the association documents
Ask early for the sales application, rules and governing documents, which the association lists publicly but blocks from automated download. A Reserve seller owes the disclosure package under s. 718.503; a house sale carries the s. 720.401 disclosure. Request an estoppel certificate from each association that bills the home.
Step 4: inspect and insure
Order a general inspection plus wind mitigation and four-point reports, then get wind and flood quotes inside the inspection period: HO-3 for a house, HO-6 for a Reserve unit.
Step 5: close
A house closing rests on title, survey and the master estoppel; a Reserve closing adds the condominium estoppel and any approval its documents require. Taxes reset after a sale, so budget from your price. This is general information, not legal advice.
Frequently Asked Questions about homes for sale in Banyan Woods, Naples
Where is Banyan Woods in Naples, FL?
Banyan Woods sits on the southeast corner of Airport and Pine Ridge Roads in Naples, as its master association describes it, beside the Carillon shopping plaza. Every home lies in unincorporated Collier County, ZIP 34105, and I-75 at Pine Ridge Road is 2.6 route miles away.
Does Banyan Woods have gates?
Yes. The master association's About Us page speaks of residents entering through its gates, the only first-party word on the entrance. The association publishes nothing about how the gates are run, so ask the management company how owners, guests and deliveries get in.
Is Banyan Woods in the City of Naples?
No. Banyan Woods uses a Naples mailing name, but the 2026 county roll places every home in unincorporated Collier County with no municipal levy. County rules, including short-term rental registration, apply instead of City of Naples rules, with association rules on top.
How many homes are in Banyan Woods, Naples?
Banyan Woods has 188 homes on the 2026 county roll: 100 single-family houses on the Banyan Woods plat, 32 units in The Reserve at Banyan Woods and 56 in The Reserve II. Its 195 parcels also include 2 vacant residential lots and common tracts.
What do houses sell for in Banyan Woods, Naples?
In the 12 months to August 31, 2026, the county recorded 7 Banyan Woods house sales at a $1,350,000 median, from $1,275,000 to $1,425,000. Separately, the October 29, 2026 export lists 6 houses sold at a $1,350,000 MLS median, a different record set with its own dates.
What do Reserve condos sell for in Banyan Woods?
The county recorded 5 Reserve condominium sales in the 12 months to August 31, 2026, from $500,000 to $722,500. The October 29, 2026 export separately shows 5 sold at a $565,000 MLS median. Over September 2021 to August 2026, the county recorded a $650,000 median for The Reserve and $725,000 for The Reserve II.
How many Banyan Woods homes are for sale right now?
The October 29, 2026 export held 6 active Banyan Woods listings, 2 houses and 4 Reserve condominium units, plus 1 pending house sale. Listings move daily, so use the live search on this page, then save a search and get new listings by email.
What are The Reserve and The Reserve II at Banyan Woods?
They are the two condominiums inside Banyan Woods: The Reserve at Banyan Woods, 32 units built 2002, and The Reserve II, 56 units built 2004 to 2005. Marketed as coach homes, they hold first-floor and second-floor units, as the MLS describes them, each under its own association.
Is Banyan Woods part of Kensington?
No. The community next door is separate, with its own associations, club and county records. Banyan Woods answers to its own master association and two Reserve condominium associations, and none of the neighbor's sales, fees or amenities counts in any Banyan Woods figure.
Is there an HOA in Banyan Woods, Naples?
Yes. The Banyan Woods Master Association covers all 188 homes, and each Reserve condominium adds its own condominium association. A house owner answers to one association and a Reserve owner to two, each with its own budget, rules and estoppel certificate at a sale.
What are HOA and condo fees in Banyan Woods?
Fees are set by each association's budget, and none of the three posts dues on a public page (checked November 1, 2026). The only fee figures here are listing agents' entries in the October 29, 2026 export, in the MLS fee table above; confirm amounts by estoppel certificate.
Who manages the Banyan Woods associations?
Paramont Property Management lists all three Banyan Woods associations, the master and both Reserve condominiums, among the communities it manages, and the association's home page names a Paramont contact. Estoppel requests, sale applications and document requests run through the manager, so ask it for the latest forms.
Does Banyan Woods have a golf course?
Not of its own: the golf club next door belongs to Kensington, a separate community, and its course and membership form no part of a purchase here. The association's public pages list a clubhouse, fitness center, playground, basketball court and walking paths, with no course among them.
What amenities does Banyan Woods have?
The Banyan Woods Master Association's own site names a landmark banyan tree, a clubhouse with a full fitness center, a playground, a basketball court and walking paths. Its public pages name no community pool and post no hours, so ask the association what each amenity includes.
Do Banyan Woods houses have pools?
On the 2026 county roll, 97 of the 100 Banyan Woods houses carry a pool building row, while no Reserve condominium unit carries one. The association names no shared pool on its public pages, so a Reserve buyer should ask each condominium association which common facilities it maintains.
When were Banyan Woods homes built?
Every Banyan Woods home dates to 2001 through 2005 on the 2026 county roll, counting each home's earliest residence row. Houses run 2001 to 2005 with a median year built of 2004; The Reserve dates to 2002 and The Reserve II to 2004 and 2005.
Are new homes being built in Banyan Woods?
No. The 2026 county roll shows no Banyan Woods house with a 2024 to 2026 residence row, so no infill building sits on the record. The roll does list 2 vacant residential lots among its non-home parcels, and what may go on them is not published.
How big are Banyan Woods homes?
In the October 29, 2026 export, Banyan Woods house rows show a median living area of 2,970 sq. ft., from 2,623 to 3,300. Reserve first-floor units list at 2,021 sq. ft.; second-floor units at 3,021 sq. ft. in The Reserve II and 2,591 sq. ft. on one Reserve row.
Is there a CDD in Banyan Woods?
No. The 2026 county roll shows no CDD and no special district line for any Banyan Woods home. One non-ad valorem charge of $269.77 appears on every home, and its line name is not in the county bundle, so read it on the tax bill itself.
What are property taxes in Banyan Woods, Naples?
Every Banyan Woods home sits in Collier County millage area 70 at 9.3696 mills for 2026, or $936.96 for each $100,000 of taxable value. For context only, the median 2026 county bill on houses is $7,379.64; a bill resets at purchase, so budget from the price.
Which fire district serves Banyan Woods?
North Collier Fire Control is the fire district the 2026 county roll lists on Banyan Woods tax bills, as one line inside millage area 70. District lines follow parcels, so confirm the district on the exact parcel's tax bill and take fire questions to the district.
Is Banyan Woods in a flood zone?
Flood zones vary by lot in Banyan Woods. One FEMA map check at a Rustic Oaks Circle house, read October 21, 2026, showed Zone X shaded, the 0.2 percent annual chance area, with Zone AE mapped nearby, so order a flood determination for the exact address.
Can you rent out a Banyan Woods home or condo?
Leases go through the master association, which posts a Lease Application and a Lease Renewal Application; the lease minimum is not published by the association (checked November 1, 2026). Collier County separately requires short-term vacation rental registration under Ordinance 2021-45, and that never overrides association rules.
Does Banyan Woods require association approval to buy?
Expect an application step. The master association lists a Sales Application among its public documents, so a purchase passes through the association before closing. Its fee, criteria and timeline are not published by the association (checked November 1, 2026), so request the form once a contract is signed.
Which schools are assigned to Banyan Woods addresses?
A Collier County Public Schools address lookup, carried for Banyan Woods addresses on Rustic Oaks Circle and Blauvelt Way, assigned Osceola Elementary, Pine Ridge Middle and Barron Collier High, and the district's 2025-26 grades, also carried, list an A for each. Assignment follows the address, so confirm it with the district.
Do the Reserve condominiums need a structural integrity reserve study?
The study and the milestone inspection apply only to condominium buildings of three habitable stories or more under Florida law. The story count of each Reserve building is not published, so confirm it with each Reserve association and ask for the latest reserve study or a statement that none exists.
How does Banyan Woods compare with nearby communities?
The two peer tables above set Banyan Woods beside eight nearby communities for the 12 months to August 31, 2026, houses beside houses and condominiums beside condominiums. Product mix and association terms differ by row, so read whole rows; more are listed under Naples communities.
Is Banyan Woods the same as Banyan Club or Banyan Corners?
No. Those two are separate places on Banyan Boulevard in ZIP 34102, and their sales, listings and records stay out of every Banyan Woods count. Banyan Woods is in ZIP 34105 at Airport and Pine Ridge Roads, so check the street and ZIP before reading a listing.
What is near Banyan Woods in Naples?
The Carillon plaza sits beside Banyan Woods, and Publix on Pine Ridge Road is 1.0 route miles away. Waterside Shops is 3.1 route miles, Clam Pass Park 3.8 route miles, Coastland Center 4.2 route miles and NCH North Naples Hospital 5.9 route miles.
What does a buyer need before making an offer in Banyan Woods?
Have the address's records in hand: the county plat or condominium number, the sales application and rules, each association's estoppel certificate, the 2026 tax bill, a lender's flood determination and insurance quotes. A Reserve buyer adds the condominium disclosure package, the building's story count and reserve study status.
Ready to buy or sell in Banyan Woods, Naples?
Banyan Woods in Naples holds two products under one master association, so the first question is which you are buying or selling: a house or a Reserve condominium unit. Domain Realty Group can run the search, gather association papers before an offer and price a home you own.
Thinking of buying in Banyan Woods?
Tell us the product and price range, and we will set up a search that emails new matches. Contact us or meet the Domain Realty Group agents.
Thinking of selling in Banyan Woods?
A seller starts from the county record: in the 12 months to August 31, 2026, the county recorded 7 single-family house sales in Banyan Woods at a $1,350,000 median. The October 29, 2026 export held 6 active listings and 1 pending sale across Banyan Woods. For a wider view, see McGreevy and Comisar's guide to Naples real estate. To price a home you own, request a home valuation or contact us.
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About Domain Realty Group
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across Banyan Woods, from its houses on Rustic Oaks Circle and Post Oak Lane to its two Reserve condominiums.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.
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Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Data updated: October 2026. County figures run to August 31, 2026; MLS figures are from the October 29, 2026 export.
Sources
Records cited as text
- Collier County 2026 roll and deeds, October 27, 2026 bundle
- Southwest Florida MLS export, October 29, 2026 (supporting)
- Schools address lookup and FEMA map point, as carried
- Our free-flow route table
The Banyan Woods associations and their manager
- Banyan Woods, home page
- Banyan Woods, Aboutus.pl
- Banyan Woods, Faq.pl
- hoaspace.com, home page
- paramontproperty.com, home page
Florida law, taxes and the Department of Revenue
- Florida Statutes, section 553.899
- Florida Statutes, section 718.112
- Florida Statutes, section 718.503
- Florida Statutes, section 720.401
- Florida Statutes, section 720.303
- Florida Statutes, section 720.30851
- Florida Administrative Code, ruleNo
- Florida Department of Revenue, SaveOurHomes (PDF)
- Florida Department of Revenue, Cpi homestead exemption (PDF)
Collier County
- Collier County, Short Term Vacation Rental Registration
- Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk
- Collier County, Floodplain Management
- Collier County, 2024 flood protection news (PDF)
- Collier County, Public Info Meeting Pine Ridge Road Corridor Project
Flood, storms and insurance
- Citizens Property Insurance, Flood
- Citizens Property Insurance, Flood insurance coverage rules kick in for citizens
- Citizens Property Insurance, Get a policy
- ValuePenguin, Flood zones affect insurance premiums
- ValuePenguin, Home construction high risk flood zones
- hubinternational.com, Risk rating 2 0
- lewisinsurance.com, Florida flood insurance requirements 2026 your complete guid
- nsigroup.org, Hurricane preparedness 2026 excess flood insurance
- floridaallrisk.com, How much is flood insurance in florida zone x
- National Weather Service, HurricaneIanSummary (PDF)
- National Hurricane Center, AL092022 Ian (PDF)
- airportimprovement.com, Naples airport recovers after hurricane ian s saltwater storm surge
- WGCU, Collier county residents assess damage after irma
- National Weather Service, Hurricaneirma
- National Weather Service, TropicalEventSummary (PDF)
- Goosehead Insurance, Wind mitigation and 4 point inspections
- msfh-program.helpjuice.com, 15 year roof rule statute update
- Insurance Journal, Southeast
- Insurance Journal, Southeast
- barneswalker.com, page
- Florida Building Commission, 2023 Effective Dates (PDF)
Schools and health care
- Collier County Public Schools, Attendance boundaries
- Collier County Public Schools document, Collierschoolscom (PDF)
- Barron Collier High School, Clubs
- NCH Healthcare System locations, Naples
- NCH Healthcare System, Emergency services
- Physicians Regional Healthcare, Physicians regional pine ridge
- Physicians Regional Healthcare, Physicians regional collier boulevard
Roads, the airport and transportation
- Florida Department of Transportation, MFF3
- WGCU, Pre construction info session feb 18 for interchange project at I 75 at pine
- WGCU, New flight paths for naples airport start thursday oct 2
- transportation.gov, Federal register documents
Shopping and the Carillon plaza
- mallscenters.com, Naples florida carillon place
- Business Observer, Benderson naples shopping center
- REBusiness, article 404205
- Gulfshore Business, Benderson development acquires retail center in naples
- connectcre.com, Walmart outparcel location helps bring 6m for naples retail center
- bendersondevelopment.com, Benderson expands florida footprint with new acquisitions new developments
- shoppingcenterbusiness.com, article 29897
- Coastland Center, home page
- Coastland Center, Visit