Beachwalk Condos, Villas and Homes for Sale in Naples, FL
Beachwalk is a community of 356 residences in North Naples, ZIP 34108, near Vanderbilt Beach, built in 1986 and 1987 per county records: Beachwalk Gardens condominiums, one-story villas and one-story homes, which listings describe as gated. Collier County recorded 12 qualified sales in the 12 months to October 2, 2026, at a $723,250 median.
This page is the Beachwalk section of our Naples homes for sale and communities guide, next to our list of all Naples communities. Domain Realty Group, the #1 team in Southwest Florida since 2012, shows current Beachwalk listings. The page explains how to search the community, what homes sold for on the county record, what the three kinds of residence are and who runs the community. Beachwalk on this page means the 356-residence community off Vanderbilt Beach Road in ZIP 34108. It is not Old Naples Beach Walk, a separate group of small buildings in ZIP 34102 with a similar name.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Beachwalk buyers
Beachwalk is a 356-residence community in three products, Beachwalk Gardens condominiums, villas and homes, and each product has its own size, fee level and price range. These eight numbers frame a purchase here, and the sections below give each one its source and date. Data updated: October 2026.
- Beachwalk holds 356 residences on the 2026 county roll: 176 Beachwalk Gardens condominium apartments in 21 buildings, 82 one-story villas and 98 one-story homes, all built in 1986 or 1987, plus 1 common parcel (357 parcels in all).
- Collier County recorded 12 qualified sales in the 12 months to October 2, 2026, at a $723,250 median (the midpoint of the two middle sales) from $450,000 to $1,180,000, against 11 sales at $620,000 in the prior 12 months and 23 sales at $680,000 over 24 months.
- By product in the latest 12 months, the county recorded 6 Gardens sales at a $620,650 median, 5 home sales at a $790,000 median and 1 villa sale at $525,000, and none of the 12 was a builder's first sale.
- Florida's condominium registry lists one condominium here, Beachwalk Gardens (176 units, recorded December 5, 1986); the county's legal descriptions describe the 82 villas and 98 homes as numbered villa and home sites, so a buyer asks how each is owned.
- 2026 listings show quarterly association fees of about $3,555 to $3,642 for Beachwalk Gardens condominiums, $1,898 for villas and $2,291 for homes; no association publishes a fee, and the estoppel certificate gives the exact figure.
- The 2026 certified roll puts every Beachwalk parcel in millage area 203 at 9.3737 mills, down from 9.5099 in 2025, shows no community development district charge, and gives a $5,078.47 median whole bill for the 140 non-homesteaded Gardens units that carry the county's $269.77 charge.
- Listings describe two heated pools, six Har-Tru tennis courts and a 24-hour manned gate, shared across the community; no association page we found confirms the list.
- Vanderbilt Beach Park is 1.2 road miles and about 4 minutes from 625 Beachwalk Circle in free-flow routing, and 0.4 to 0.7 miles straight-line from points on Beachwalk Circle.
What Beachwalk condos, villas and homes are for sale right now?
Beachwalk condos, villas and homes for sale are linked below, filtered to the MLS subdivision names for the three products. Every search sorts by price, high to low, and shows no listing count. Beachwalk is a resale market: none of the 12 sales in the latest 12 months was a builder's first sale. Data updated: October 2026.
These searches follow the MLS subdivision names Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes; a listing's label decides which search shows it.
- All Beachwalk condos, villas and homes for sale in Naples
- Beachwalk Gardens condominiums for sale in Naples
- Beachwalk villas for sale in Naples
- Beachwalk homes for sale in Naples
- Beachwalk listings from the last 30 days
Listing data refreshes from the MLS throughout the day. On October 30, 2026, one brokerage feed showed 10 active Beachwalk listings from $475,000 to $854,000, made up of 6 Gardens condominiums, 2 villas and 2 homes; that is a dated snapshot, and the search links above show the live list. For the wider market see our guide to Naples condos for sale. To talk through a specific building before you tour, reach us through our contact page or meet our agents.
Beachwalk Gardens condominiums
Beachwalk Gardens is 176 condominium apartments in 21 lettered buildings, A to U, on Beachwalk Circle (164 units) and Windsurf Lane (12 units), built in 1986 and 1987. The county recorded 6 Gardens sales in the 12 months to October 2, 2026, at a $620,650 median from $450,000 to $745,000, against 8 sales at a $612,500 median in the prior 12 months. Even counts in this section take the midpoint of the two middle sales. County living areas are 1,350 and 1,450 sq ft. Listings show a two-bedroom plan at 1,350 sq ft, two- and three-bedroom plans at 1,446 to 1,450 sq ft and a three-bedroom plan at 1,857 sq ft, so a listing's square footage can differ from the county's. The Gardens listings we read show assigned or detached carports and no garages, so ask which space belongs to a unit.
Two Gardens buildings, N and O, have three floors by the county's unit numbering, and the other 19 have two. That matters for inspections and reserves, which the buying section later on this page covers.
Beachwalk villas
The Beachwalk villas are 82 one-story attached homes on Reef Point Circle (40), Beachwalk Circle (36) and Windsurf Lane (6), built in 1986, with county living areas of 1,359 to 1,597 sq ft and a median of 1,359. The county recorded 1 villa sale in the latest 12 months, $525,000 on March 30, 2026, and 2 in the prior 12 months, $550,000 and $730,000. One or two sales are too few for a median, so they are listed. Listings describe a detached one-car garage on most villas. Use the villa search above, and read the legal text on a listing, because one villa listing shows the Gardens building name even though the county files that address range with the villas.
Beachwalk homes on Reef Point Circle
The Beachwalk homes are 98 one-story homes, all on Reef Point Circle, built in 1986 and 1987, with county living areas of 1,343 to 2,050 sq ft and a median of 1,604. They are the highest-priced product: the county recorded 5 home sales in the latest 12 months at a $790,000 median from $716,500 to $1,180,000, and 1 in the prior 12 months, $800,000. Listings describe a two-car attached garage and call the homes single-family in the MLS, while the county codes them as condominium units; the ownership H3 below explains the difference. Browse the Beachwalk homes for sale to see what is listed now.
Newest Beachwalk listings
Timing matters in a community that sold 12 homes in 12 months, which is 1.0 a month and 3.4 percent of its 356 residences (12 / 356). The last 30 days search shows what came to market most recently across all three products, sorted by price. Compare a new listing with the product's own sales above before you compare it with another product, because the Gardens, villa and home medians differ by up to $169,350 (790,000 less 620,650).
How to read a Beachwalk listing's fees
A Beachwalk listing shows one association fee line, and it does not show the whole cost. 2026 listings show different amounts and different frequencies by product, and the same bill can be labelled differently on two listings.
| What the listing shows | What it is | What it leaves out |
|---|---|---|
| $3,566 a quarter on a Gardens listing | The Gardens quarterly fee: $3,566 x 4 = $14,264 a year | Property tax, insurance on the unit, any special assessment |
| $1,185 a month on another Gardens listing | The same bill by the month: $1,185 x 3 = $3,555 a quarter, $1,185 x 12 = $14,220 a year | The same items |
| $3,642 a quarter in a search excerpt for a three-bedroom Gardens condominium | $3,642 x 4 = $14,568 a year | Not stated |
| $1,898 a quarter on villa listings | $1,898 x 4 = $7,592 a year; a portal shows the same bill as $633 a month | Whether building insurance and exteriors are inside it |
| "Master HOA" of $2,291 a quarter on home listings | The homes' single quarterly bill: $2,291 x 4 = $9,164 a year; a portal shows $764 a month | Whether a second association bills separately |
Source: Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026 (portal monthly figures from the same listings). The Master HOA label on the home listings is the field name for the one quarterly bill the listing shows, so do not add it to another fee from a different listing. Some listings show a separate master association line; ask whether it is included in the figure. These are listing fields, not a fee schedule: the estoppel certificate and the association budget give the exact figure for a unit, and we found no first-party fee anywhere. The cost section later on this page works through the annual totals.
What the MLS calls Beachwalk
The MLS and the portals list Beachwalk under three subdivision names, Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes, and many pages also show plain Beachwalk. These searches follow the MLS subdivision names Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes; a listing's label decides which search shows it. Portals display these strings, and they are not the Matrix pick-list, so treat them as a guide.
The county names the same residences differently: Beachwalk Gardens appears as BEACHWALK GARDENS A CONDOMINIUM, while the villas and homes sit under an unnamed county record, with legal descriptions that read "Villa #" and "Home #" followed by a number. A listing's legal text, such as a villa number or a home number, is the best way to tell the product, because some portal pages label a Reef Point Circle address differently from the county's numbering. Listings also show unit codes such as a building letter and a three-digit number; those are unit numbers and not neighborhoods.
What have Beachwalk homes sold for?
Beachwalk homes sold at a $723,250 median on the Collier County record: 12 qualified sales in the 12 months to October 2, 2026, from $450,000 to $1,180,000. The count is even, so the median is the midpoint of the two middle sales. All 12 were resales. Data updated: October 2026.
| Record and window | Sales | Median | Low | High |
|---|---|---|---|---|
| County, 12 months to Oct 2, 2026 | 12 | $723,250 | $450,000 | $1,180,000 |
| County, prior 12 months (Oct 2, 2024 to Oct 2, 2025) | 11 | $620,000 | $550,000 | $800,000 |
| County, 24 months to Oct 2, 2026 | 23 | $680,000 | $450,000 | $1,180,000 |
Source: Collier County Property Appraiser public data bundle, qualified improved sales over $1,000, newest qualified Collier sale in the index dated October 2, 2026; the community is 357 county parcels, of which 356 are residences and 1 is a common parcel. Builder-direct sales, meaning a first sale within a year of the year built, were 0 in the latest 12 months, so every sale was a resale. The 12-month count is one more than the 11 of the prior 12 months. The county codes all 356 residences as condominium units.
The median moved from $620,000 to $723,250, a difference of $103,250 (16.7 percent higher), and the mix explains part of it. The latest 12 months held 5 home sales, the highest-priced product, against 1 in the prior 12 months. The 12 sales equal about 3.4 percent of the 356 residences. By calendar quarter, the 12 months held 2 sales from October 3 to December 31, 2025, 5 in the first quarter of 2026, 5 in the second and none from July 1 to October 2. Recorded sales reach the county roll with a lag, and the newest Beachwalk sale in the list is dated June 4, 2026.
Beachwalk sales by product
Beachwalk sells as three products, and the median tells you the product mix as much as a price. The Gardens median is $620,650, the home median is $790,000 and the one villa sale was $525,000, a gap of $169,350 between the home and Gardens medians.
| Product | Residences | Sales, 12 months | Range, 12 months | Prior 12 months | 24 months | 12-month sales as a share of residences |
|---|---|---|---|---|---|---|
| Beachwalk Gardens | 176 | 6 at $620,650 | $450,000 to $745,000 | 8 at $612,500 | 14 at $612,500 | 3.4 percent |
| Villas | 82 | 1 sale: $525,000 | See sale | 2 sales: $550,000 and $730,000 | 3 at $550,000 | 1.2 percent |
| Homes | 98 | 5 at $790,000 | $716,500 to $1,180,000 | 1 sale: $800,000 | 6 at $795,000 | 5.1 percent |
| All Beachwalk | 356 | 12 at $723,250 | $450,000 to $1,180,000 | 11 at $620,000 | 23 at $680,000 | 3.4 percent |
Source: Collier County Property Appraiser public data bundle, windows ending October 2, 2026, with each sale assigned to a product from the county legal description (Beachwalk Gardens condominium, "Villa #" or "Home #"). The rows add up: 6 + 1 + 5 = 12 in the latest 12 months; 8 + 2 + 1 = 11 in the prior 12 months; 14 + 3 + 6 = 23 over 24 months. Even-count medians are the midpoint of the two middle sales. The share column is the 12-month sales divided by the residences.
The Gardens are 49.4 percent of the residences (176 of 356) and 50.0 percent of the latest sales (6 of 12). The villas are 23.0 percent of the residences and 8.3 percent of the sales, and the homes 27.5 percent and 41.7 percent. Homes turned over most, at 5 sales in 98 residences, and villas least, at 1 in 82. Neither pattern is a forecast.
The 12 Beachwalk sales of the last 12 months
Twelve recorded sales are few enough to list, and the list shows what the median hides. Each row is a recorded sale with its county living area, product and price; no addresses or owners are printed.
| Recorded date | Product | County living area | Price |
|---|---|---|---|
| June 4, 2026 | Home | 1,604 sq ft | $716,500 |
| May 11, 2026 | Home | 1,604 sq ft | $745,000 |
| May 1, 2026 | Gardens | 1,350 sq ft | $545,000 |
| April 6, 2026 | Gardens | 1,450 sq ft | $450,000 |
| April 3, 2026 | Home | 1,604 sq ft | $1,180,000 |
| March 30, 2026 | Villa | 1,359 sq ft | $525,000 |
| March 4, 2026 | Home | 1,604 sq ft | $790,000 |
| March 3, 2026 | Gardens | 1,450 sq ft | $561,300 |
| February 23, 2026 | Gardens | 1,450 sq ft | $730,000 |
| February 18, 2026 | Gardens | 1,350 sq ft | $680,000 |
| October 27, 2025 | Home | 1,604 sq ft | $860,000 |
| October 9, 2025 | Gardens | 1,350 sq ft | $745,000 |
Source: Collier County Property Appraiser public data bundle, qualified improved sales, 12 months to October 2, 2026. The $1,180,000 home sale on April 3, 2026 is the highest recorded sale in the window. The lowest, $450,000, was a 1,450 sq ft Gardens unit on April 6, 2026.
How have Beachwalk prices moved since 2016?
Beachwalk's recorded medians moved in steps and not on a line. The county's calendar-year medians ran from $405,500 to $430,000 across 2016 to 2020, stepped to $563,800 in 2021 and $770,000 in 2022, and have been between $620,000 and $775,000 since. The 2026 row covers January 1 to October 2 only.
| Year | Sales | Median | Low | High | Gardens | Villas | Homes |
|---|---|---|---|---|---|---|---|
| 2016 | 9 | $405,500 | $300,000 | $521,000 | 4 at $365,000 | 3 at $474,000 | 2 sales: $475,000 and $521,000 |
| 2017 | 19 | $430,000 | $350,000 | $550,000 | 8 at $395,000 | 6 at $405,000 | 5 at $535,000 |
| 2018 | 22 | $417,000 | $342,000 | $535,000 | 12 at $361,500 | 1 sale: $415,000 | 9 at $510,000 |
| 2019 | 23 | $420,000 | $345,000 | $465,000 | 8 at $381,500 | 5 at $420,000 | 10 at $431,500 |
| 2020 | 28 | $408,000 | $300,000 | $600,000 | 15 at $376,000 | 3 at $405,000 | 10 at $502,500 |
| 2021 | 45 | $563,800 | $365,000 | $850,000 | 23 at $545,000 | 8 at $566,400 | 14 at $577,000 |
| 2022 | 17 | $770,000 | $585,000 | $1,050,000 | 7 at $710,000 | 5 at $820,000 | 5 at $870,000 |
| 2023 | 21 | $775,000 | $535,000 | $1,562,500 | 12 at $702,500 | 5 at $820,000 | 4 at $905,000 |
| 2024 | 14 | $739,500 | $650,000 | $989,000 | 6 at $722,500 | 6 at $787,000 | 2 sales: $680,000 and $989,000 |
| 2025 | 12 | $620,000 | $550,000 | $860,000 | 9 at $620,000 | 1 sale: $550,000 | 2 sales: $800,000 and $860,000 |
| 2026 to Oct 2 | 10 | $698,250 | $450,000 | $1,180,000 | 5 at $561,300 | 1 sale: $525,000 | 4 at $767,500 |
Source: Collier County Property Appraiser public data bundle, qualified improved sales by calendar year, newest qualified Collier sale in the index dated October 2, 2026, with products from the county legal descriptions. A product-year with one or two sales shows the sales and not a median. Each year's product cells add to its sales; for example 4 + 3 + 2 = 9 in 2016 and 5 + 1 + 4 = 10 in 2026.
Why did 2021 have 45 sales and 2022 have 17?
Beachwalk recorded 45 sales in 2021 and 17 in 2022, a drop of 28 sales (62.2 percent), and the record does not say why. The 2021 count was about twice the 2016 to 2020 average of 20.2 sales a year (45 / 20.2 = 2.23) and 17 more than the next-highest year, 28 in 2020. The 45 sales in 2021 were 23 Gardens, 8 villas and 14 homes; the 17 in 2022 were 7, 5 and 5.
The all-sales median went from $563,800 in 2021 to $770,000 in 2022, a difference of $206,200 (36.6 percent). The table records the step and does not explain it. In the full years 2022 to 2025 the yearly count was 12 to 21, against 9 to 28 in 2016 to 2020 and 45 in 2021. Treat the 2021 count as a feature of that year and not as the market's normal pace, and treat the table as a record, not a forecast.
Beachwalk prices in the last 24 months
In the latest 12 months, 4 of the 12 county sales closed under $600,000, 1 between $600,000 and $699,999, and 7 at $700,000 or more. By product, the 4 sales under $600,000 were 3 Gardens units and the one villa, and the 5 home sales were all $700,000 or more, along with 2 Gardens units.
| County price band | Sales, 12 months | Sales, prior 12 months | Sales, 24 months |
|---|---|---|---|
| Under $500,000 | 1 | 0 | 1 |
| $500,000 to $599,999 | 3 | 3 | 6 |
| $600,000 to $699,999 | 1 | 4 | 5 |
| $700,000 to $799,999 | 5 | 3 | 8 |
| $800,000 to $999,999 | 1 | 1 | 2 |
| $1,000,000 and over | 1 | 0 | 1 |
| Total | 12 | 11 | 23 |
Source: Collier County Property Appraiser public data bundle, windows ending October 2, 2026, counted from the recorded sale list by a script. Each column adds to its window's sales. The bands carry recorded prices only. In the prior 12 months, 4 of the 11 sales were $700,000 or more, against 7 of 12 in the latest 12 months (58.3 percent).
What are the three kinds of residences in Beachwalk?
Beachwalk has three kinds of residence: 176 Beachwalk Gardens condominium apartments in two- and three-floor buildings, 82 one-story attached villas, and 98 one-story homes on Reef Point Circle. Each has its own size range, fee level and price range on the county record. Data updated: October 2026.
| Product | Residences | Streets | County living areas | Floors | Built (county) | Latest 12-month county sales |
|---|---|---|---|---|---|---|
| Beachwalk Gardens | 176 | Beachwalk Circle 164, Windsurf Lane 12 | 1,350 or 1,450 sq ft | 2 floors in 19 buildings, 3 floors in 2 (inferred) | 1986 to 1987 | 6 at $620,650 |
| Villas | 82 | Reef Point Circle 40, Beachwalk Circle 36, Windsurf Lane 6 | 1,359 to 1,597 sq ft | One story (listings) | 1986 | 1 sale: $525,000 |
| Homes | 98 | Reef Point Circle 98 | 1,343 to 2,050 sq ft | One story (listings) | 1986 to 1987 | 5 at $790,000 |
| Common parcel | 1 | Reef Point Circle (705) | Not applicable | Not applicable | Not applicable | Not applicable |
Source: Collier County Property Appraiser public data bundle and the 2026 certified roll legal descriptions, read October 30, 2026; floors for Gardens inferred from county unit numbering and the county's milestone list; one-story for villas and homes from Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026. 176 + 82 + 98 = 356 residences, plus the common parcel is 357 parcels. The sales column is the product table in the previous section.
Beachwalk Gardens: 176 condominium units in 21 buildings
Beachwalk Gardens is the one registered condominium in Beachwalk. Its 176 units sit in 21 buildings lettered A to U, built in 1986 and 1987, and the county's unit numbering shows how many units each holds.
| Buildings | Count | Units each | Units | Floors (inferred from unit numbers) |
|---|---|---|---|---|
| A, C, D, E, F, G, J, K, L, M, P, Q, R, S, T, U | 16 | 8 | 128 | 2 |
| B, H, I | 3 | 4 | 12 | 2 |
| N, O | 2 | 18 | 36 | 3 |
| All Gardens | 21 | 176 |
Source: 2026 certified roll building and legal-description files, read October 30, 2026; floors inferred from unit numbers (units numbered 101 to 104 and 201 to 204 on two floors, plus 301 to 306 in N and O). 16 x 8 + 3 x 4 + 2 x 18 = 128 + 12 + 36 = 176. Windsurf Lane holds buildings A and B (8 + 4 = 12 units); Beachwalk Circle holds the other 19 buildings (164 units). One listing for a unit in building O calls it a two-story low-rise while its own directions mention a second three-story building, which is why the floors are labelled as inferred; ask the association. Browse the Beachwalk Gardens condominiums for sale for what is listed now, or read our guide to Naples condos for sale for the wider market.
Beachwalk villas: 82 attached one-story homes
The Beachwalk villas are 82 homes, built in 1986, described in the county's legal descriptions as numbered villa sites. They sit on three streets.
| Street | Villas |
|---|---|
| Reef Point Circle | 40 |
| Beachwalk Circle | 36 |
| Windsurf Lane | 6 |
| All villas | 82 |
Source: 2026 certified roll legal descriptions and parcel addresses, read October 30, 2026. 40 + 36 + 6 = 82. Listings describe one-story attached villas of two bedrooms and two baths, and the county does not carry bedroom or bath counts for any Beachwalk parcel. Villa sales are rare on the county record: 1 in the latest 12 months, 2 in the prior 12 months and 3 in 24 months, a median of $550,000 over the 24 months (an odd count, so the middle sale).
Beachwalk homes: 98 one-story homes on Reef Point Circle
The Beachwalk homes are 98 one-story homes, every one on Reef Point Circle, described in the county's legal descriptions as numbered home sites and built in 1986 and 1987. Listings describe two or three bedrooms and two baths, a two-car attached garage and a tile roof. The 98 homes are the widest range of sizes in the community, from 1,343 to 2,050 sq ft by county living area. They are listed as single-family homes in the MLS, and the ownership H3 below explains why the county and the state registry read differently. Use the Beachwalk homes search to see what is listed now.
Home sizes by product
Sizes in this section are county living areas, the heated area on the county roll. A listing's square footage can differ, so use the county record for a unit.
| Product | County living areas | Median |
|---|---|---|
| Beachwalk Gardens | 1,350 or 1,450 sq ft (82 units at 1,350 and 94 at 1,450) | 1,450 sq ft |
| Villas | 1,359 to 1,597 sq ft | 1,359 sq ft |
| Homes | 1,343 to 2,050 sq ft | 1,604 sq ft |
Source: Collier County Property Appraiser public data bundle for living areas, read October 30, 2026. 82 + 94 = 176. Listings show two or three bedrooms and two baths across the community, and a listing can print a larger total area that includes a patio or an enclosed lanai; print only the county living area when you compare two units.
Parking and garages by product
Parking is not the same in every Beachwalk product, and there is no community-wide garage claim. Confirm the unit's assigned parking in its documents and listing before you offer.
| Product | Parking, per the source named |
|---|---|
| Beachwalk Gardens | Listings show an assigned carport or a detached carport and no garage; ask which space belongs to the unit |
| Villas | A detached one-car garage on most villa listings, and one listing shows an attached one-car garage (listings, supporting) |
| Homes | A two-car attached garage (listings, supporting) |
Source: Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026. These are listing fields and not association statements. Vehicle and guest-parking rules are covered in the rules section later on this page.
How each Beachwalk product is owned
Florida's condominium registry (the Department of Business and Professional Regulation) lists one condominium here, Beachwalk Gardens (176 units, recorded December 5, 1986); the county legal descriptions describe the villas and homes as numbered villa and home sites, and the county codes all 356 residences as condominium units; ask the estoppel and recorded documents how a villa or home is owned.
That difference matters at the closing table. A registered condominium follows Florida's condominium chapter, with a condominium association, an estoppel certificate and a seller disclosure packet. A villa or home may follow the homeowners' association chapter instead, but we did not read a recorded declaration for either, so we make no statement about which applies. A lender may also ask whether it will finance a villa or home as a condominium, so ask before you write an offer.
How is Beachwalk organized, and who runs it?
Beachwalk is organized, as far as public records show, around one registered condominium association, Beachwalk Gardens Condominium Association, Inc., with a layer for the villas and homes that we could not confirm. No association website, management company or fee schedule is published. Listings mention on-site management.
Beachwalk Gardens Condominium Association
The state's condominium registry lists the Beachwalk Gardens association as Beachwalk Gardens Condo Assn, Inc., the operating entity for the 176-unit condominium recorded December 5, 1986. The registry's managing-entity address is 705 Reef Point Circle, which is the community's one common parcel on the county roll, so the association's mailing address is inside Beachwalk. Florida's corporation records list a Beachwalk Gardens Condominium Association, Inc. (Sunbiz N13450), which an earlier read on October 21, 2026 found active; we did not re-read it for this page, so this page makes no current-status claim.
Florida's condominium chapter reaches Beachwalk Gardens only. It does not reach the villas and homes unless their recorded documents say so, and we did not read those documents.
Other associations listed in public directories
Public directories also list a Beachwalk Residents Association and a Beachwalk Villas Homeowners Association; we could not confirm their roles. We do not call either a master association, because nothing we read names one. Home listings label a single quarterly fee as "Master HOA", and some other listings show a separate master line, which is a reason to ask each listing agent what the fee line means. A rental ad also mentions a Beachwalk homeowners association application, so a body of that kind is named for leasing approvals; its legal name is unconfirmed.
What we could not confirm
Several facts a buyer asks first are not published anywhere we could read. The table names each gap and the document that settles it.
| Question | What we found | What settles it |
|---|---|---|
| Who built Beachwalk | The county roll dates the residences to 1986 and 1987; no public page we read names a builder | The recorded declaration |
| Who manages Beachwalk | Listings mention on-site management; no management company is named | The estoppel or the association |
| Whether an association website exists | None found | The association |
| How the villas and homes are legally held | County legal descriptions say villa and home sites; the state registry lists none | The recorded declaration |
| The current fee for a unit | Listing fields only, by product | The estoppel certificate and the budget |
| Whether a community development district bills Beachwalk | The 2026 Collier tax roll shows no community development district charge | The county's district list, if you want a second check |
Source: county roll, state condominium registry and listing remarks, read October 30, 2026. The roll shows no such charge, and that is a statement about the 2026 roll, not about every year.
The bills a Beachwalk buyer receives
A Beachwalk owner gets an association bill and a tax bill, and they never arrive as one. The Gardens fee is shown quarterly on 2026 listings, the villa and home fees are shown the same way, and the Collier County Tax Collector bills ad valorem tax in November.
| Biller | When | Amount basis |
|---|---|---|
| Beachwalk Gardens association | Quarterly | About $3,555 to $3,642 a quarter on 2026 listings |
| Villa fee (payee and legal form unconfirmed) | Quarterly, per listings | $1,898 a quarter on 2026 listings |
| Home fee (payee and legal form unconfirmed) | Quarterly, per listings | $2,291 a quarter on 2026 listings |
| Collier County Tax Collector | November | 9.3737 mills in 2026, millage area 203; the roll adds a $269.77 charge it does not name on 320 of 357 parcels |
| At closing | At title transfer | Estoppel certificates and any other one-time charges; a capital contribution is not published |
Source: Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026; 2026 certified roll, read October 30, 2026. Our Naples communities index lists the other communities we cover.
Documents to request before you offer
Ask the listing agent or title company for the same short list on any Beachwalk purchase, because the answers differ by product. For a Gardens resale the seller must provide the documents at the seller's expense, and the buyer has 7 days (excluding weekends and holidays) after receiving a current copy to cancel under Florida law.
- The recorded declaration, articles, bylaws and rules for the association that governs the unit, which also settle how a villa or home is owned.
- The current annual budget and the last two budgets, and the latest financial statement.
- The estoppel certificate, which an association must deliver within 10 business days and which must disclose any capital contribution, resale or transfer fee.
- For Gardens buildings N and O, the inspection report and the structural integrity reserve study, if any.
- The association's rental, pet and vehicle rules, and whether a sale needs approval.
- The insurance certificate for the building or community, and what the fee line includes.
Source: Florida Statutes sections 718.116, 718.503 and 720.30851, as read in the 2026 statutes on October 30, 2026. To talk through the list for a specific unit, reach us through our contact page.
Which Beachwalk is this? Old Naples, Fort Myers and the neighbors that are not Beachwalk
Beachwalk on this page is the 356-residence community in Naples ZIP 34108, on Beachwalk Circle, Windsurf Lane and Reef Point Circle, built in 1986 and 1987. Other places share the name, in Old Naples, Lee County and Broward County, and none of them shares this community's fees or taxes. Data updated: October 2026.
Searches for the name return a lot of look-alikes, and a sold-price report that mixes them will give you the wrong median. The table lists every Beachwalk-type name we met in the county roll, the state condominium file and public listing pages, with the quickest way to tell each one apart. The Naples communities index lists the other named communities in the area.
| Name you may see | What it is | Is it this Beachwalk? | How to tell on a listing or a record |
|---|---|---|---|
| Beachwalk (this page) | 356 residences plus 1 common parcel (357 parcels): 176 Beachwalk Gardens condominium units, 82 villas and 98 homes, built 1986 to 1987 | Yes | Streets are Beachwalk Circle, Windsurf Lane and Reef Point Circle, ZIP 34108; the MLS labels are Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes |
| Beach Walk A Condominium | 6 units in Old Naples (county condominium file) | No | ZIP 34102, not 34108 |
| Beachwalk by the Sea | 7 units in Old Naples (state condominium file) | No | ZIP 34102, on an Old Naples avenue |
| Beachwalk and Gardens at Beachwalk, South Fort Myers | Communities in Lee County; the state condominium file lists a Gardens at Beachwalk there | No | The city is Fort Myers and the county is Lee |
| Beachwalk, Stuart | A Beachwalk name on Florida's east coast that appears on the same listing portals | No | Martin County, not Collier |
| Beachwalk, Hallandale Beach | A project in Broward County that turns up in news searches | No | Hallandale Beach, not Naples |
| Beachwalk Isles | A name seen in searches; not on the 2026 Collier roll | No | No parcels carry it |
| Vanderbilt Beach towers on Gulf Shore Drive | Gulf Breeze at Vanderbilt (132 parcels, built 1994 to 1995; two high-rise towers per listings) and Vanderbilt Landings (108 parcels: 72 homes plus 36 other condominium parcels on the roll, built 1990) | No | Gulf Shore Drive and Bluebill Avenue addresses, about 1.5 miles away in a straight line |
| Pelican Bay communities across Vanderbilt Beach Road | Pebble Creek (264 parcels, built 1994 to 1996) and Laurel Oaks (160 parcels, built 1990 to 1991), both inside Pelican Bay | No | Pelican Bay Boulevard, Pebble Creek Circle and Tanbark Drive addresses |
| Pavilion Club | 156 condominium units in 17 two-story buildings, built 1988, on Gulf Pavilion Drive | No | A separate condominium about 0.59 miles east in a straight line, next to the Pavilion shops |
| Emerald Woods | 150 parcels built in 1988, east of US 41 | No | Emerald Woods Drive, about 1.12 miles away in a straight line |
| Naples Park | A neighborhood of single-family streets north of Beachwalk; its name also appears in a drainage levy on the Beachwalk tax bill | No | Its own street names, not Beachwalk's three streets |
Every Beachwalk fee, tax, closing and amenity figure on this page belongs to the 356 residences in the first row. Where a figure belongs to a neighbor, the neighbor is named beside it.
How to tell on a listing or a record
Three checks settle almost every case. First, the street: only Beachwalk Circle, Windsurf Lane and Reef Point Circle in ZIP 34108 are Beachwalk. Second, the county: Collier County, not Lee, Martin or Broward. Third, the MLS subdivision label: Beachwalk Gardens, Beachwalk Villas or Beachwalk Homes. A listing that says only "Beachwalk" with no street is not enough to price from. Counts and medians on this page come from the county roll's parcel list for these three streets, which keeps the Old Naples and Fort Myers names out.
Old Naples Beach Walk and Beachwalk by the Sea
The closest name match is in Old Naples. The county's condominium file lists Beach Walk A Condominium with 6 units in ZIP 34102, and Florida's condominium registry lists Beachwalk by the Sea with 7 units, also in ZIP 34102. Both are small, and neither is in the community on Vanderbilt Beach Road. They are the reason this page's title says "Naples, FL" and gives a ZIP: a search for the bare name returns them next to the 356-residence community.
If a listing quotes a price for a "Beachwalk" unit in Old Naples, it belongs to one of those two and says nothing about the Beachwalk with Reef Point Circle homes. The reverse also holds, and a fee or tax figure from this page does not apply to an Old Naples building.
Fort Myers and other states and counties
The state condominium file also lists a Gardens at Beachwalk in Lee County, and listing portals show a Beachwalk in South Fort Myers, one in Stuart in Martin County and one in Hallandale Beach in Broward County. Those are different communities in different counties, with different associations, tax rates and flood maps. The name "Beachwalk Gardens" is the one most easily confused, because this community's 176-unit condominium carries it too.
Check the county before you compare anything. This community is in unincorporated Collier County, and its 2026 millage area is 203, a figure that appears in the tax section below; Lee County has its own tax districts and rates. The Park Shore boardwalk that search results show for a Hurricane Ian story is a Naples boardwalk with a similar word in its name and is also unrelated.
Neighbors that are not Beachwalk
Pavilion Club is a separate condominium on Gulf Pavilion Drive, often confused with Beachwalk. Its own site describes 156 units in 17 two-story buildings built in 1988, with controlled-access entry, a heated pool and a lake, about 0.59 miles east of Beachwalk in a straight line. Emerald Woods lies east of US 41 about 1.12 miles away. The two Vanderbilt Beach towers on Gulf Shore Drive, Gulf Breeze at Vanderbilt and Vanderbilt Landings, are about 1.4 to 1.5 miles away in a straight line and are a different building type.
Across Vanderbilt Beach Road, Pebble Creek and Laurel Oaks sit inside Pelican Bay, and the Pelican Bay page covers that community. Each of these is a separate condominium or set of buildings with its own recorded sales. The later comparison sections set Beachwalk against Pavilion Club, Laurel Oaks, Pebble Creek and the others with every cell labelled.
The Naples Park line on the tax bill
One name trap is on the tax bill itself. The 2026 roll lists a Naples Park Drainage MSTU levy of 0.0041 mill among Beachwalk's eleven taxing authorities. That is a drainage tax unit's name, not a statement that Beachwalk is part of the Naples Park neighborhood of single-family streets to the north. A reader who sees "Naples Park" on a bill or in a search should treat it as a levy name, not as a community name.
What does it cost to own a Beachwalk condo, villa or home?
Beachwalk owners pay a quarterly association fee that 2026 listings show at about $3,555 to $3,642 for Gardens condominiums, $1,898 for villas and $2,291 for homes, and the 2026 tax roll shows no community development district charge. Adding each product's median tax bill gives about $12,668 to $19,342 a year. Data updated: October 2026.
No association website, budget or rule sheet was found for Beachwalk, so every fee below is a field on a 2026 listing, read as Southwest Florida MLS listing fields as displayed publicly on October 30, 2026. The estoppel certificate gives the exact figure for the unit you are buying, and a buyer should treat a listing fee as a lead. To see current listings and read each fee line yourself, you can search Beachwalk homes for sale, and for help reading a specific unit's numbers you can talk to a Domain Realty Group agent.
What 2026 listings show, by product
| Product | Parcels | Fee shown on 2026 listings | Frequency | Annual (fee x 4) | What the listing fee line lists |
|---|---|---|---|---|---|
| Beachwalk Gardens condominiums | 176 | $3,555 to $3,642 (figures $3,555, $3,566 and $3,642) | Quarterly ($1,185 a month on one listing) | $14,220 to $14,568 | Varies by listing: management, cable TV, insurance, internet, irrigation water, grounds, pest control, recreation, reserves, roads, street lights, water |
| Beachwalk Villas | 82 | $1,898 | Quarterly | $7,592 | Varies by listing: management, internet, irrigation water, grounds, recreation, roads, street lights; one adds cable, insurance, reserves, trash and structure maintenance |
| Beachwalk Homes | 98 | $2,291 | Quarterly | $9,164 | Management, cable TV, internet, irrigation water, legal and accounting, grounds, recreation, reserves, roads, street lights |
The Gardens range comes from three listing figures: $3,566 a quarter on one listing, a monthly $1,185 on another ($1,185 x 3 = $3,555) and $3,642 a quarter in a third. The villa figure appears on two villa listings and the home figure on two Reef Point Circle listings. Annual figures are four times the quarterly fee: $3,555 x 4 = $14,220, $3,566 x 4 = $14,264, $3,642 x 4 = $14,568, $1,898 x 4 = $7,592 and $2,291 x 4 = $9,164. Some other 2026 Gardens listings leave the amount blank, so the range is not a schedule.
No first-party fee exists to print. No Beachwalk association published a fee schedule in anything we read, so the numbers on this page are what sellers' agents entered into the MLS.
What the Gardens fee line lists
One Gardens listing lists management, cable TV, insurance, internet, irrigation water, legal and accounting, grounds, pest control, recreation, reserves, roads, street lights, security and water in its fee line. A second Gardens listing, the one that shows $1,185 a month, lists cable TV, insurance, pest control and trash. The two lists do not match, which is common when different agents fill in the same field, so the estoppel and the current budget are the only dependable statement of what a Gardens fee covers.
The line that matters most to a condominium buyer is building insurance. Two of the Gardens listings read say the fee covers insurance; the others do not list it. Ask for the master policy certificate, the windstorm deductible and the per-unit deductible with the estoppel package, because a building deductible can come back to owners as an assessment.
What the villa and home fee lines leave out
The villa and home lines are shorter. The home fee line leaves out insurance, and the two villa listings differ: one lists management, internet, irrigation water, grounds, recreation, roads and street lights, and the other adds cable, insurance, reserves, trash and structure maintenance. Whether building insurance, roofs and exterior painting sit inside the villa and home quarterly fee or are billed separately is not published, and one villa listing describes pets, vehicles and exteriors only as architectural and deeded restrictions.
That gap is why a lower quarterly fee on a villa or home is not automatically a lower cost. A fee that omits the roof or the exterior pushes those costs to the owner or to a later special assessment, and the estoppel must list any special assessment scheduled to become due. Ask each association what the fee leaves out before comparing it with the Gardens fee.
The master association line
Some listings show a separate master association line. On the home listings read, the field is called "Master HOA Fee" and holds the same $2,291 that other listings show as the whole quarterly fee, which suggests one bill under two labels. A Gardens listing summary also shows a "Master Assn." line. We could not tell from the listings whether a master fee is included in the quarterly figure or billed in addition to it.
Public directories also list a Beachwalk Residents Association and a Beachwalk Villas Homeowners Association; we could not confirm their roles, and we do not call either one a master association. Ask whether a master line is included in the fee, who bills it, and never add fees from different listings together. The roles of the associations are the subject of an earlier section of this page.
No community development district
The 2026 Collier tax roll shows no community development district charge on Beachwalk parcels. All 357 parcels sit in millage area 203 with 11 taxing authorities, none of them a district of that kind, and the one flat charge on the bills is $269.77 on 320 parcels, a non-ad valorem charge the roll file does not name. The roll answers the question for 2026 only; it is not a statement about any other year, and the county's own district list was not available to check.
The practical meaning is simple. A Beachwalk buyer does not add a district assessment on top of the association fee and the tax bill, as buyers in some Naples communities do. The only line outside the millage table is the unnamed $269.77, and the tax section below shows where it appears.
A worked annual carrying cost by product
The table adds the median 2026 whole tax bill for a non-homesteaded unit of each product, from the Collier County Property Appraiser's 2026 certified tax roll data files, to four times one dated listing fee. Gardens uses the $3,566 listing, villas $1,898 and homes $2,291. The tax medians are explained in the next section. All results are computed from the printed inputs.
| Annual cost, illustration | Gardens | Villas | Homes |
|---|---|---|---|
| Median whole 2026 tax bill, non-homestead (roll) | $5,078.47 | $5,076.05 | $5,991.86 |
| Association fee, 4 x one listing figure | $14,264.00 (4 x $3,566) | $7,592.00 (4 x $1,898) | $9,164.00 (4 x $2,291) |
| Total, before items below | $19,342.47 | $12,668.05 | $15,155.86 |
| Monthly equivalent (total / 12) | $1,611.87 | $1,055.67 | $1,262.99 |
| Fee as a share of the total | 73.7 percent | 59.9 percent | 60.5 percent |
Using the other Gardens listing figures instead moves the Gardens total to $19,298.47 with $3,555 a quarter and $19,646.47 with $3,642. The tax lines already contain the unnamed $269.77 charge, so it is not added again. The villa and home totals leave out whatever those associations bill separately, which is unknown. Not in any total: homeowner or unit-owner insurance, flood insurance, electricity, any special assessment and the one-time costs at closing.
Insurance on top
As a separate line that is not added to the totals, Citizens Property Insurance's approved Collier County averages, effective July 1, 2026, are $1,738 a year for an HO-6 condominium unit-owner policy, $2,001 for an HW-6 wind-only unit-owner policy and $4,261 for an HO-3 homeowner policy. They are county averages, not a quote for a Beachwalk unit. Which form a villa or home uses depends on its governing documents and on who insures the roof and exterior, so ask an agent and the association before you shop for coverage.
Listings also say that a master policy sits behind the Gardens fee. Lenders test it too: Fannie Mae's Selling Guide limits the master policy deductible and requires a unit-owner policy where the master leaves part of the interior uncovered, and a later section of this page covers those tests. Buyers who want to see how condominiums elsewhere in the area price their fees can start with Naples condos for sale.
What are property taxes in Beachwalk?
Beachwalk's 2026 certified roll puts all 357 parcels in Collier millage area 203 at 9.3737 mills, down from 9.5099 in 2025, about $937.37 per $100,000 of taxable value. The median whole bill for a non-homesteaded unit is $5,078.47 for Gardens, $5,076.05 for villas and $5,991.86 for homes. Data updated: October 2026.
Every tax figure on this page is labelled "2026 certified roll" and comes from the Collier County Property Appraiser's 2026 certified tax roll data files, read for the 357 Beachwalk parcels: 176 Gardens condominium units, 82 villas, 98 homes and one common parcel. The roll shows no city levy in this area, because Beachwalk is in unincorporated Collier County and its Naples address is a mailing address; the Naples hub covers the wider area. All 357 parcels share the same total rate.
The 2025 and 2026 millage
| Levy | 2025 mills | 2026 mills |
|---|---|---|
| Collier County general fund | 3.0107 | 3.0107 |
| Unincorporated General MSTD | 0.6844 | 0.6844 |
| Water Pollution Control Program | 0.0246 | 0.0246 |
| Conservation Collier | 0.2096 | 0.1772 |
| School Board, state law | 2.0010 | 1.8990 |
| School Board, local board | 2.2480 | 2.2480 |
| North Collier Fire Control | 1.0000 | 1.0000 |
| Naples Park Drainage MSTU | 0.0041 | 0.0041 |
| South Florida Water Management District | 0.0948 | 0.0948 |
| Big Cypress Basin | 0.0978 | 0.0978 |
| Collier Mosquito Control | 0.1349 | 0.1331 |
| Total | 9.5099 | 9.3737 |
The total fell 0.1362 mill (9.5099 minus 9.3737), or 1.43 percent: 0.1020 from the state school levy, 0.0324 from Conservation Collier and 0.0018 from mosquito control. At 9.3737 mills each $100,000 of taxable value costs $937.37 (9.3737 x 100), against $950.99 at 9.5099 mills. The roll's subtotals are county 3.8969 mills, school 4.1470 mills and other 1.3298 mills, which add to 9.3737, and the other group holds the fire district's 1.0000 mill. The roll lists no community development district among the authorities.
Median 2026 bills by product
A whole bill is the ad valorem tax plus non-ad valorem charges. The medians below are from the 2026 certified roll; for an even count of parcels, a median is the midpoint of the two middle bills.
| Product | Parcels | Homesteaded | Median just value, non-homestead | Median whole bill, non-homestead | Median whole bill, homestead |
|---|---|---|---|---|---|
| Gardens condominiums | 176 | 28 (15.9 percent) | $513,000 | $5,078.47 (n = 140 units with the $269.77 charge) | $2,823.24 |
| Villas | 82 | 34 (41.5 percent) | $512,740 | $5,076.05 (48 non-homesteaded parcels) | $4,068.76 |
| Homes | 98 | 40 (40.8 percent) | $610,440 | $5,991.86 (58 non-homesteaded parcels) | $3,744.59 |
| All 357 parcels | 357 | 102 (28.6 percent) | $513,000 | $5,078.47 | $3,756.05 |
| Product | Middle half of non-homestead bills (25th to 75th percentile) |
|---|---|
| Gardens condominiums (units with the $269.77 charge) | $4,712.91 to $5,125.34 |
| Villas | $5,025.66 to $5,286.95 |
| Homes | $5,991.86 to $6,226.21 |
Non-homesteaded units are already assessed at just value, so a buyer's non-homestead bill should look like the medians above. Taking out the $269.77 shows the tax itself: $5,078.47 minus $269.77 leaves $4,808.70 for a Gardens unit, $5,076.05 minus $269.77 leaves $4,806.28 for a villa and $5,991.86 minus $269.77 leaves $5,722.09 for a home. The one common parcel, 705 Reef Point Circle, pays $0.93.
Worked first-year illustrations
For each product the illustration sets the just value equal to the product's recorded sale median and applies the 2026 rate: value x 9.3737 / 1,000, plus the $269.77 charge. These are illustrations, not bills. Collier County recorded 6 qualified Gardens sales in the 12 months to October 2, 2026, at a $620,650 median (the midpoint of the two middle sales). Collier County also recorded 5 qualified home sales at a $790,000 median. Only one villa sale was recorded in the window, at $525,000, which is listed here and not called a median.
| Product | Value used | Ad valorem (value x 9.3737 / 1,000) | Non-ad valorem (roll) | Illustration total | Monthly (total / 12) |
|---|---|---|---|---|---|
| Gardens (T12 median of 6 sales) | $620,650 | $5,817.79 | $269.77 | $6,087.56 | $507.30 |
| Villas (the one villa sale in the window) | $525,000 | $4,921.19 | $269.77 | $5,190.96 | $432.58 |
| Homes (T12 median of 5 sales) | $790,000 | $7,405.22 | $269.77 | $7,674.99 | $639.58 |
The Gardens illustration sits above the $5,078.47 median bill because the median recorded Gardens sale ($620,650) is above the median just value ($513,000). The county sets just value, which can be above or below a price, so a closing price is not a promise of a tax bill. A Gardens unit in buildings N or O shows $0 for the flat charge, so its illustration would be $269.77 lower.
Homestead and Save Our Homes
Every homesteaded Beachwalk parcel on the 2026 roll carries a $25,000 exemption, and the roll shows an additional non-school exemption of $26,411 where it applies. Save Our Homes limits how fast a homesteaded property's assessed value can rise (Florida Statutes s. 193.155), but the benefit does not follow a sale: after a change of ownership the property is assessed at just value as of the next January 1, and the cap starts again. The median Save Our Homes benefit on homesteaded parcels is $193,611 for Gardens and $135,503 for homes, and a buyer does not inherit it.
A worked case shows the size of a new buyer's homestead. Take a Gardens unit at the $513,000 median just value. Without homestead the bill is $513,000 x 9.3737 / 1,000 = $4,808.71 plus $269.77, or $5,078.48. With the exemptions, the school-taxable value is $488,000 ($513,000 minus $25,000) at 4.1470 mills, $2,023.74, and the county-taxable value is $461,589 ($513,000 minus $51,411) at 5.2267 mills, $2,412.59, which with the $269.77 charge totals $4,706.10. The homestead is worth about $372 in the first year ($5,078.48 minus $4,706.10). Homestead is a separate filing, and a second-home or rental buyer gets neither exemption.
The $269.77 line and buildings N and O
The only non-ad valorem amount on the Beachwalk roll is $269.77, and it appears on 320 of the 357 parcels. The roll file does not name it. It is the same unnamed county charge found on 108,890 Collier parcels, and we do not call it solid waste, because the roll shows an amount and not a label. The charge is $0 on the 36 Gardens units in buildings N (592 Beachwalk Circle) and O (586 Beachwalk Circle) and on the common parcel, and the roll does not say why.
That affects the Gardens median. Including the 36 units with no charge, the Gardens median is $4,759.77; the $5,078.47 figure is the median for the 140 units that carry the charge. Before you write an offer on any unit, ask the title company to list every non-ad valorem line on the parcel and ask the Tax Collector what the $269.77 line is called.
When the bill comes
Collier tax bills mail around October 31 and are due beginning November 1. Paying in November earns a 4 percent discount, which falls 1 percent a month through February; March is the full amount, and April 1 is delinquent. On the Gardens illustration above, 4 percent of $6,087.56 is $243.50, so a November payment is $5,844.06. A mortgage escrow account usually pays the bill, and the contract sets how the title company prorates the year between buyer and seller.
What does a Beachwalk buyer pay once, at closing?
Beachwalk buyers owe no capital contribution or transfer fee that we could find published, so the one-time lines are an estoppel certificate, any approval fee and Collier's customary buyer costs. On our estimate a $620,650 Gardens purchase costs $6,208.11 at closing with a loan, and a $790,000 home costs $7,800.00. Data updated: October 2026.
All amounts are estimates built from statute, state schedules and the Collier title custom, not quotes. The inputs are the product medians from the county record: Collier County recorded 6 qualified Gardens sales in the 12 months to October 2, 2026, at a $620,650 median, and 5 qualified home sales at a $790,000 median. The financed columns assume a loan of 80 percent of the price.
The estoppel certificate and the approval fee
A resale buyer's closing agent orders an estoppel certificate from each association. For a condominium, Florida Statutes s. 718.116(8) requires the certificate within 10 business days, makes a late certificate free and keeps it effective for 30 days (35 if mailed). It must list the regular assessment, any special assessment scheduled to become due, any capital contribution, resale or transfer fee, and whether the board must approve the transfer.
| Estoppel fee | Statute text | Florida's adjusted cap, DBPR schedule effective to July 1, 2027 |
|---|---|---|
| Base certificate, nothing delinquent | $250 | $299 |
| Delivered within 3 business days | add $100 | add $119 |
| Delinquent amounts owed | add $150 | add $179 |
The figures are the statute's $250, $100 and $150, as adjusted by the Department of Business and Professional Regulation, with the next update due by July 1, 2027. A condominium that must approve a transfer may charge an approval fee capped at $150 per applicant in the statute; the DBPR schedule reads $184, with its next update due by July 1, 2031 (s. 718.112(2)(k)). Whether Beachwalk Gardens approves buyers is not published. Florida's condominium registry lists Beachwalk Gardens as the one condominium here, and the county describes the villas and homes as numbered sites, so ask the title company which statute and cap apply to a villa or home. The estimate uses the $299 cap for each purchase.
Capital contribution and transfer fees: not published
We found no capital contribution, resale fee or transfer fee for any Beachwalk product, and no listing mentions one. That is not proof that none exists. The estoppel certificate must disclose any such fee, so the accurate line is: not published; ask the estoppel before you write an offer. The estimates below leave out any capital contribution and any approval fee, and either one adds to the total dollar for dollar.
Gardens resale documents and the seven-day cancellation right
A Gardens resale carries a statutory packet. Under s. 718.503, the seller must give the buyer the declaration, articles, bylaws and rules, the financial statement and budget, the inspector-prepared milestone summary where one applies, and the latest structural integrity reserve study or a statement that none has been done. The buyer may cancel within 7 days, excluding Saturdays, Sundays and holidays, after receiving a current copy. This protection applies to the 176 Gardens units; whether the villas and homes get the same packet depends on how they are organized, which the recorded documents settle.
Collier closing customs: stamps and the owner's title policy
In Collier County the buyer customarily pays the owner's title policy, and the contract controls over custom. The promulgated title rate is $5.75 per $1,000 up to $100,000, then $5.00 per $1,000. Florida charges a documentary stamp tax on a mortgage note of $0.35 per $100 and an intangible tax of 2 mills on the loan, both paid by a financing buyer. Deed documentary stamps are $0.70 per $100, paid by the seller by custom. The statutes are Florida Statutes 201.02, 201.08 and 199.133, and the title rate is in Florida Administrative Code rule 69O-186.003.
Collier County recorded no builder-direct Beachwalk sales in the 12 months to October 2, 2026, so a builder's contract and its closing-cost incentives do not come into play here.
A worked one-time-cost example (estimate)
| Line, estimate | Gardens $620,650, financed ($496,520 loan) | Gardens $620,650, cash | Home $790,000, financed ($632,000 loan) | Home $790,000, cash |
|---|---|---|---|---|
| Estoppel certificate at the DBPR cap | $299.00 | $299.00 | $299.00 | $299.00 |
| Owner's title policy ($575.00 on the first $100,000 plus $5.00 per $1,000 above it) | $3,178.25 | $3,178.25 | $4,025.00 | $4,025.00 |
| Mortgage documentary stamps ($0.35 per $100 of loan) | $1,737.82 | None | $2,212.00 | None |
| Intangible tax (2 mills on the loan) | $993.04 | None | $1,264.00 | None |
| Estimated total | $6,208.11 | $3,477.25 | $7,800.00 | $4,324.00 |
| Share of price | 1.00 percent | 0.56 percent | 0.99 percent | 0.55 percent |
| Seller side, customary: deed documentary stamps ($0.70 per $100) | $4,344.55 | $4,344.55 | $5,530.00 | $5,530.00 |
The title figures check by hand. For the Gardens price, $575.00 + (520.65 x $5.00 = $2,603.25) = $3,178.25. For the home price, $575.00 + (690 x $5.00 = $3,450.00) = $4,025.00. The one recorded villa sale in the window, $525,000, works the same way: a title policy of $2,700.00, and with an 80 percent loan of $420,000, stamps of $1,470.00 and intangible tax of $840.00, for $5,309.00 financed and $2,999.00 in cash.
The estimate leaves out any capital contribution, any approval fee, the lender's fees, recording, survey, inspections, prepaid insurance and taxes, prorations and the lender's title policy. An expedited certificate within 3 business days adds up to $119 ($418 in all), and a delinquent unit adds up to $179. Your title company and lender quote the rest. For a written estimate on a particular purchase, contact Domain Realty Group.
What amenities does Beachwalk have?
Beachwalk listings describe two heated pools with a spa, six Har-Tru tennis courts, bocce, a clubhouse and a fitness room, shared across the Gardens condominiums, villas and homes, with no golf course. No association document confirms the list, so each amenity below carries a source label and was read on October 30, 2026.
Every amenity claim in this section comes from Southwest Florida MLS listing fields and listing remarks as displayed publicly, read October 30, 2026, and from the aerial image earlier on this page. We could not reach an association website: the web address we found for one did not load. Treat the table as what sellers' agents say, and confirm hours, rules and guest limits with the association before you rely on any line.
| Amenity | What listings describe | Shared by all three products? | Source label |
|---|---|---|---|
| Pools | Two heated community pools; the main pool is by a lake and the clubhouse | Described as community-wide | Listings describe |
| Spa | A spa or hot tub beside the main pool | Described as community-wide | Listings describe |
| Tennis | Six Har-Tru courts; some listings say lighted, and surface wording varies | Described as community-wide | Listings describe |
| Bocce | Bocce courts | Described as community-wide | Listings describe |
| Clubhouse | A clubhouse with an event kitchen | Described as community-wide | Listings describe |
| Fitness | A fitness room, described as equipped | Described as community-wide | Listings describe |
| Lakes | Several lakes with fountains and lake views from many units | Shared grounds | Listings describe; the aerial on this page shows the lakes |
| Golf | None | Not applicable | Earlier research pack |
| Pickleball | Not published as a Beachwalk facility | Not applicable | Not published |
| Beach club or private beach | None found | Not applicable | None found |
The listing language is consistent from one page to the next: two pools, six courts, a clubhouse and a fitness room. That consistency is why we print the list, and the single-source claims are left off the page. One listing describes a separate pool deck inside the Gardens section, and we could not confirm it from a second source, so it is not in the table.
Pools and spa
Listings describe two heated community pools with paved decks, one beside the clubhouse with a spa on the lake side. The aerial image on this page shows the pools and the courts beside the lakes, which agrees with the description but does not give hours, depth or heating. Pool hours, guest limits and whether children may use the spa are rules the association sets, and none is published where we could read it.
A heated pool is a recurring cost for the association, which is one reason the fee lists above include a "recreation" item. Ask the budget how much of the fee goes to pools and whether a pool resurfacing or heater replacement is in the reserve study.
Tennis and bocce
Listings describe six Har-Tru tennis courts, with some saying lighted and one saying clay; the count of six agrees across pages and the surface and lighting do not. Bocce is described with courts and, on one page, leagues. Court reservations, guest rules and lighting hours are the association's to set. We found nothing on them.
A buyer who plays should ask three things: how courts are reserved, whether lighting is on a timer, and whether the courts are scheduled for resurfacing. Har-Tru courts need regular upkeep, and a reserve line for them is a reasonable question to put in the estoppel request.
Clubhouse and fitness
Listings describe a central clubhouse with an event kitchen next to a pool, a fitness room and, on-site, management. The fitness room is described as equipped and one page mentions trained staff, but no page gives the equipment list, hours or whether a key or fob is needed. Those are association rules.
The clubhouse also matters to a lender. Fannie Mae's Full Review looks at whether unit owners hold sole ownership and use rights to the project's facilities and treats mandatory fees for an amenity owned by an outside party as a reason a project is ineligible. Because the pools, courts and clubhouse are described as shared across the Gardens, villa and home owners, ask who owns them, the associations or an outside party, and whether a shared-use agreement exists.
Lakes
Listings describe the community as built around several lakes with fountains, and many listings mention lake views. The aerial image on this page shows three lakes inside the community. Listings describe the lakes as scenery: none says they connect to the Gulf, and no dock, slip or boat storage is described.
A lake is also an association maintenance item, with fountains, banks and water quality on a budget line. Lake-view units are a listing feature, and a buyer should look at the actual view from the unit, because a listing's "lake" can mean a pond or a distant stretch of water.
What is not here
No golf course, no private beach club and no pickleball facility is published for Beachwalk. Vanderbilt Beach is close, and the next section of the page works out the distance, but listings do not describe a Beachwalk-owned beach club, a shuttle or deeded beach parking; public access is through the county's beach park. Buyers who want a waterfront address rather than a lake can start with Naples waterfront homes for sale.
Two more things are not published: a first-party amenity list and the guest rules. Between them, they are the two items to request from the association before an offer. For a conversation about how Beachwalk's shared amenities compare with a neighbor that publishes its own, you can talk to a Domain Realty Group agent or read about Domain Realty Group first.
Is Beachwalk gated?
Listings describe a 24-hour manned gate at Beachwalk, but we found no association page, gate schedule or recorded document that confirms it. One brokerage page calls the Beachwalk Gardens section non-gated, so which buildings sit inside the gate is a question for the association, not something a listing settles.
The gate as listings describe it
Each of the 10 active listings we read on October 30, 2026 (Southwest Florida MLS listing fields as displayed publicly) describes a gated community with a manned gate. A public directory also carries a "Beachwalk Guard Gate" entry with its own phone number. A directory entry shows that someone lists a gate phone. It does not show who staffs the gate, on what hours, or under what rules.
We found no first-party gate information. An association web address that public directories list did not resolve on October 30, 2026, and a resident-portal address listed beside it returned a not-found page. Gate hours, the guard company, the guest procedure and any vehicle decal rule are therefore unpublished as far as we can see, and this page uses no word for the gate beyond "gated" and "manned," always with the source named.
The Gardens question
The sources disagree about Beachwalk Gardens, the 176-unit condominium. One brokerage page says Gardens "is non-gated" and that the wider community is guard-gated. Three other brokerage pages call Gardens gated. We cannot settle that from public records, and the county roll does not map a gate. If you are looking at a Gardens unit on Beachwalk Circle or Windsurf Lane, ask the association to show you on a plan where the gate sits relative to that building, and ask it in writing.
For comparison, Pavilion Club, 0.59 mile east, states on its own site that it has a gated, controlled-access entry. Beachwalk has no equivalent first-party sentence that we could read. The comparison table in the Pavilion Club section below sets the two side by side.
Guests and deliveries: ask the association
A listing remark cannot tell you how a gate treats a guest, a contractor, a delivery or a tenant. Before you write an offer, ask the association for these items in writing:
- The gate staffing hours and what happens outside them.
- How a guest list is kept, and whether a regular visitor or a caregiver can be registered.
- How deliveries and rideshare pickups are handled.
- How a contractor is admitted and what insurance or paperwork the association asks for.
- How a new owner or a seasonal tenant is added to the gate system at closing.
- Whether the villas, the homes and the Gardens buildings use the same entrance and the same rules.
For a tour, ask the listing agent to arrange your arrival with the gate before you reach the entrance, and confirm the full building address, Circle or Lane, so the right street is on the list. Seasonal rental advertisements we read say a Beachwalk rental agreement, an association application and approval come before occupancy, which is a separate step from gate access and is covered in the rules section that follows.
How close is Beachwalk to Vanderbilt Beach?
Beachwalk is 1.2 road miles and about 4 minutes from the Vanderbilt Beach Park county garage by OpenStreetMap routing from 625 Beachwalk Circle, free-flow, and 0.4 to 0.7 miles in a straight line from three Beachwalk Circle addresses. Season traffic is slower, and we make no claim about a walking route.
Vanderbilt Beach Park and parking
Vanderbilt Beach Park is at 100 Vanderbilt Beach Road, with a county parking garage. Computed in a straight line, the park point is 0.4 mile from 625 Beachwalk Circle and from 592 Beachwalk Circle, and 0.7 mile from 501 Beachwalk Circle. By car from 625 Beachwalk Circle the route is 1.2 miles and 4 minutes without traffic. The road figure is three times the straight-line figure because the drive follows Vanderbilt Beach Road and the community's entrance, and the pedestrian route is not established by any source we read. Two brokerage pages say "walking distance" and quote different numbers, so we print only the computed figures.
For parking rates and hours, check the county's current Vanderbilt Beach Park page, because we did not read it this month and do not print a fee. WINK News reported on January 2, 2026 that during the beach renourishment work, blocked access points and the "only public parking garage" filling quickly caused backups, and that shuttle services were encouraged. The project's status after April 2026 was not re-verified. We make no claim about private or resident-only beach access for Beachwalk; the public access is the county park.
Delnor-Wiggins Pass and Clam Pass
Delnor-Wiggins Pass State Park is 2.1 miles from 625 Beachwalk Circle in a straight line but 3.4 road miles and 11 minutes, because the route runs around the Vanderbilt Beach and Naples Park street grid. As read on the park's page on October 27, 2026, the park charges $6 per vehicle and is open from 8 a.m. to sundown. The same page carried a notice, effective September 25, 2026, that Wiggins Pass is undergoing a maintenance dredge project, with periodic closure of parking lot four. The park's official page is the place to confirm current fees and closures.
Clam Pass Park is 2.5 miles away in a straight line and 4.1 road miles, about 9 minutes without traffic. We did not verify Clam Pass fees, hours or access details, so confirm them with the county before you plan a visit.
Mercato and Pavilion shops
Mercato is 1.1 miles from 625 Beachwalk Circle in a straight line and 1.4 road miles, about 5 minutes. Its own directory, read October 30, 2026, lists Whole Foods Market and Paragon Theaters among its tenants, alongside the restaurants named below. The Pavilion shopping center at 871 Vanderbilt Beach Road is about 0.6 mile away in a straight line and 0.8 road mile, 3 minutes, measured to a nearby map point used as a proxy for the center. Its owner's site plan, read October 30, 2026, lists Paragon Theaters and LA Fitness among its tenants.
Do not confuse the Pavilion shopping center with Pavilion Club, a condominium community on Gulf Pavilion Drive. They share a name and a neighborhood and are different properties, and the Pavilion Club section below covers the condominium.
Dining and groceries
The names below come from each center's own pages, read October 30, 2026, and each list is partial.
- Publix at Marketplace at Pelican Bay, 8833 Tamiami Trail North, is 0.8 mile from 625 Beachwalk Circle in a straight line and 1.0 road mile, 3 minutes. Its page lists a bakery, deli, produce, meats and cheeses, seafood and a pharmacy in the same building.
- Pavilion lists Trattoria Angela, Skillets, Fleming's Prime Steakhouse, Tony's NY Pizza, Irish Times Bar and Grill, Legends Sports Bar and Tacos and Tequila among its restaurants.
- Mercato lists The Capital Grille, Shake Shack, Chipotle, The Hampton Social, Blue Martini, Kilwins and Narrative Coffee Roasters, among others.
- Waterside Shops, at 5415 Tamiami Trail North, is outside two miles: about 2.8 miles in a straight line and 3.6 road miles. Its site listed hours of 10 a.m. to 6 p.m. Monday to Saturday and 11 a.m. to 5 p.m. Sunday on October 30, 2026. The map point for the center sits on a neighboring address, so treat 2.8 as approximate.
- The Village Shops on Venetian Bay, 4.0 miles away in a straight line and 5.6 road miles, describes "more than 45" waterfront shops and restaurants on its About page.
We read no complete dining or grocery census, so this is a sample and not a ranking. Pavilion, Mercato, Publix and Waterside Shops each publish their own current listings.
Drive times from 625 Beachwalk Circle
Table: from 625 Beachwalk Circle, free-flow; season traffic is slower.
| Destination | Straight-line miles | Road miles | Minutes, free-flow |
|---|---|---|---|
| Vanderbilt Beach Park and county garage | 0.4 | 1.2 | 4 |
| Pavilion shopping center (map proxy point) | 0.6 | 0.8 | 3 |
| Publix at Marketplace at Pelican Bay | 0.8 | 1.0 | 3 |
| Mercato | 1.1 | 1.4 | 5 |
| Delnor-Wiggins Pass State Park | 2.1 | 3.4 | 11 |
| NCH North Naples Hospital | 2.2 | 3.8 | 9 |
| Clam Pass Park | 2.5 | 4.1 | 9 |
| Artis Naples | 2.6 | 3.5 | 7 |
| Waterside Shops | 2.8 | 3.6 | 8 |
| The Village Shops on Venetian Bay | 4.0 | 5.6 | 12 |
| I-75 at the Immokalee Road interchange | 4.6 | 6.3 | 13 |
| Southwest Florida International Airport | 19.7 | 28.9 | 41 |
Source: straight-line miles are great-circle distances computed from the Census point for 625 Beachwalk Circle to OpenStreetMap or first-party address points, October 30, 2026. Road miles and minutes are the Domain Realty Group route table on OpenStreetMap data, car profile, with no traffic or signal delay. The origin is an address point on Beachwalk Circle, not the community entrance, whose location we could not verify. Peak-season and school-day traffic add time.
What rules does a Beachwalk buyer live under?
Beachwalk's rules are not published anywhere we could read, so what follows comes from listing fields and one brokerage page quoting the Beachwalk Gardens documents: leases of at least 30 days and no more than one year, no subleasing, and one dog or one cat up to 20 pounds. Rules differ by association; ask for the current rules.
Leasing
A brokerage page quoting the Beachwalk Gardens documents says "No lease shall be for a period of less than 30 days," that a lease may not run more than one year, and that subleasing is not allowed. One Gardens listing in the Southwest Florida MLS states a 30-day minimum rental policy, and two villa rental advertisements state a 30-night minimum. These agree with each other, but none is the recorded document, and the quoted page speaks only for Gardens.
Seasonal rentals follow a different pattern. On October 30, 2026 one rental portal showed 25 Beachwalk rental listings, mostly furnished and seasonal, at $3,750 to $8,500 a month, and two of them stated minimums of 90 days and 4 months. Those are the owners' terms in particular buildings and not a community rule. Two rental advertisements also say a Beachwalk rental agreement, an association application and approval come first, with a $150 application fee. We found no first-party leasing rule for the villas or the homes.
Florida law bears on this for Gardens. Under s. 718.110(13), an amendment that bans rentals, changes the rental term or limits leases per period applies only to owners who consent and to owners who acquire title after the amendment's effective date. A buyer is therefore bound by whatever limit is recorded when the buyer closes, which is why the declaration and any recent amendments belong in the resale package.
Pets
Sources conflict, which is the reason to ask. The brokerage page quoting the Gardens documents says one dog or one cat up to 20 pounds is allowed for an owner, and that tenants may not have pets. Pet fields on the listings we read said "Call, Conditional," "With Approval" or "Limits," and one rental advertisement for a single unit said no pets. We found no first-party pet rule for the villas or the homes. Ask the association for the current pet rule in writing, including any limit on number, weight and breed and whether it applies to guests.
Vehicles and parking: ask
Listing restriction fields show "Limited Number Vehicles, No Commercial, No RV" on a villa and "No Commercial, No Motorcycles, No RV" on a home, and one rental advertisement says one car per unit. These are listing fields, not rules. Parking itself differs by product: the Gardens listings we read show carports or assigned or detached carports and no garage, the villas show a detached or attached one-car garage, and the homes show a two-car attached garage. Ask the association for the assigned space, the guest parking rule and the vehicle rule that applies to the specific unit.
Sale approval
We found no wording that a buyer needs association approval to purchase at Beachwalk, so treat it as unconfirmed and read the declaration. If the Gardens documents require approval of a sale, s. 718.112(2)(k) lets the association charge a transfer fee only if its documents provide one, capped at $150 per applicant and adjusted by the Department of Business and Professional Regulation to $184, with the next update due by July 1, 2031. A capital contribution on resale is not published for any Beachwalk product. The estoppel must state any capital contribution, resale fee or transfer fee, so ask for it.
Documents to request
A Gardens resale carries a statutory disclosure from the seller. Ask for each of these before the inspection period ends:
- The recorded declaration of condominium for Gardens, or the recorded declaration for the villa or home, and every amendment.
- The articles, the bylaws and the current rules and regulations, including leasing, pets, vehicles and the use of the pools and tennis courts.
- The estoppel certificate. Section 718.116(8) requires it within 10 business days, and the Department's schedule caps the base fee at $299, with $119 more if expedited within 3 business days and $179 more if the unit is delinquent, effective to July 1, 2027.
- The current budget, the last two budgets, the financial statement and any loan, line of credit or special assessment.
- The structural integrity reserve study or a statement that none is required, and any milestone inspection summary.
- Any agreement that shares the clubhouse, pools and courts among the Gardens association and the other Beachwalk associations, and who owns those facilities.
If a Chapter 720 homeowners' association governs a villa or a home, s. 720.30851 sets a parallel estoppel process. Which law applies is a question for the recorded documents.
Buying a Beachwalk condo: inspections, reserves and financing
Buying a Beachwalk Gardens condominium means checking the building, the budget and the loan. Collier's January 2026 milestone list names two Gardens buildings, N and O, with a next milestone date of January 1, 2033. The other 19 Gardens buildings have two floors. Villas and homes fall outside the three-story rules. Every condominium faces a lender's project review.
Buildings N and O: milestone inspections and SIRS
Collier County's milestone buildings list, "as of January 2026," shows two Beachwalk rows: Building O at 586 Beachwalk Circle and Building N at 592 Beachwalk Circle. Each shows a certificate of occupancy date of January 1, 1987 and a next milestone due date of January 1, 2033. County unit numbers point to three floors in each building, 18 units apiece, 36 units in all. We infer the floors from the numbering and the milestone list, and we did not see a plan. One listing for a building O unit calls the building "Two Story, Low Rise" and also calls it "the second Three Story Building" in its directions, which is the kind of conflict the association can resolve.
Section 553.899 of the Florida Statutes covers condominium buildings of three or more habitable stories and requires a milestone inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy (a local agency may set 25 years near salt water), then every 10 years. The structural integrity reserve study (SIRS) rule in s. 718.112(2)(g) requires a study at least every 10 years for each building of three habitable stories or more, and associations that existed on or before July 1, 2022 had to complete a first study by December 31, 2025.
The list shows a next milestone date, and nothing more. It does not say a report was filed, it does not say the building passed, and it does not say the building complies, and we do not say any of those things. We could not query the state's SIRS database, so the study status for buildings N and O is unverified. Ask the association for the inspection report and the structural integrity reserve study. Every Gardens resale contract signed after December 31, 2024 must state in conspicuous type whether the association must have a milestone inspection or a SIRS, so the contract should answer the question.
The two-floor Gardens buildings
By the same unit numbering, 19 of the 21 Gardens buildings have two floors: in the larger buildings, units 101 to 104 are on the first floor and 201 to 204 on the second. The 19 split as 16 buildings of 8 units (A, C to G, J to M and P to U) and buildings B, H and I with 4 units each, which is 140 units, and buildings N and O add 36 more for the total of 176. Two-floor buildings fall outside the milestone and SIRS rules, which begin at three habitable stories. They do not fall outside the budget rules. An association must still budget reserves for roof replacement, painting and pavement resurfacing, and for a building not required to have a SIRS, s. 718.112(2)(f)2 as the 2026 text reads allows a majority vote of owners to provide no reserves or less reserves. Read the budget for the reserve line, and ask whether a vote has reduced it.
Villas and homes
The one-story villas and homes are not registered condominiums as far as the state database shows, and a one-story building falls under the stories threshold of both the milestone and the SIRS rule. A Chapter 720 homeowners' association most likely governs them, but we could not confirm that, and Chapter 720 has no SIRS or milestone requirement. The questions move to the declaration: who insures and replaces each roof and exterior, whether the association keeps reserves for them, and what the quarterly fee covers. Listing fee lines for the homes omit insurance, and the villa lists differ between two listings, so read each budget. A lender decides whether a villa or home is financed as a condominium. Ask before you write an offer.
Roofs and the 1986 to 1987 code era
County records date Beachwalk to 1986 and 1987, which is 39 to 40 years before 2026. That is before Hurricane Andrew in August 1992 and before Florida's statewide building code took effect on March 1, 2002. Which model code Collier enforced at permit in 1986 and 1987 we did not find, and permit records are the place to look. A building of that era will generally earn wind-mitigation credits only for what was replaced or added since.
Every listing we read shows a tile roof. One Gardens listing reports a new roof in 2023, which is a unit-level remark and not a community program, and we found no community roof, repipe or painting program in news, newsletters or listings. Citizens requires a four-point inspection on homeowner, dwelling and mobile home applications for properties more than 20 years old, so every Beachwalk building is past that line. It also asks for documentation when a hard roof, such as tile, passes 50 years: an original 1986 roof reaches 50 in 2036 and an original 1987 roof in 2037, by our arithmetic. Private carriers set their own rules. Ask each association for the roof age, the cover, the permit and the reserve line.
Fannie Mae and Freddie Mac in 2026
Condominium financing runs through project reviews that changed this year. Freddie Mac's condominium FAQ says Streamlined Review is available only for applications received before August 3, 2026. Florida Realtors reported on May 12, 2026 that Fannie Mae's Limited Review and Freddie Mac's Streamlined Review end for applications dated on or after that date, and a scheduled rise in reserve expectations from 10 percent to 15 percent in January 2027.
| Date | Rule or change | Source |
|---|---|---|
| August 3, 2026 | Freddie Mac Streamlined Review available only for application dates before this date; 10 percent reserve allocation; special assessments cannot replace it | Freddie Mac condominium FAQ |
| August 5, 2026 | Fannie Mae Full Review and ineligible-project pages show this revision date; the Guide shows a 10 percent reserve test | Fannie Mae B4-2.2-01 and B4-2.1-03 |
| May 12, 2026 | Florida Realtors report on the end of the lighter reviews and the planned reserve change | Florida Realtors |
| January 2027 | Scheduled rise in reserve expectations to 15 percent, as Florida Realtors reported | Florida Realtors |
Fannie Mae's Full Review page, read October 30, 2026, requires budgeted reserves of at least 10 percent of the budget (or a qualifying reserve study) and no more than 15 percent of units 60 or more days late. The Guide's page still shows 10 percent, so ask the lender which test applies on your application date. Its ineligible-project page lists unfunded repairs over $10,000 per unit due within 12 months, a special assessment tied to a critical repair not yet made, one owner holding more than 20 percent of units in a project of 21 or more, short-term or pooled rental operation, and mandatory fees for an amenity owned by an outside party. The Full Review page allows two or more associations to share amenities under a written agreement, which is the right question for Beachwalk, where the pools, tennis courts and clubhouse are described as shared.
Two insurance limits matter to a lender. Fannie Mae's pages cap the master policy deductible at 5 percent of coverage, or $50,000 a unit where a per-unit deductible applies. They require a unit owner policy when the master leaves interior improvements uncovered or has a per-unit deductible, with that policy's deductible capped at the greater of 5 percent of coverage or $2,500. We state no eligibility conclusion for any Beachwalk building, because each one is reviewed on its own documents.
Questions to ask a lender before you write an offer
Each is a question and not a claim about any Beachwalk building.
- Which Beachwalk building or product is the unit in (Gardens, a villa or a home), and does your underwriter treat it as a condominium or as a home in a homeowners' association?
- Have you already reviewed that association for this loan program, or must the review start now, and how long does it take?
- What reserve percentage does the association's budget show, and does it pass the 10 percent test today and the reported 15 percent test later?
- Does the association have a special assessment, a loan or a line of credit, and what are its purpose, balance and payoff date?
- Are more than 15 percent of units 60 or more days late, does any owner hold more than 20 percent of the units, or is there pending litigation?
- The pools, tennis courts and clubhouse are described as shared by several associations. What document do you need to show who owns them and how they are shared?
- Seasonal furnished rentals dominate the rental listings. Does your review look at short-term or pooled rental operation, and what do you need from the association on it?
- For a Gardens building of three floors, have the milestone inspection and the structural integrity reserve study been completed, and does either report show critical repairs?
- Does the master insurance meet your requirements, what is the per-unit deductible, and do I need an HO-6 policy for the loan? What do you need on flood?
- Is the project FHA-approved or VA-approved, or can it get a single-unit approval, if I am not using a conventional loan?
- If I rent the unit out later, does a minimum lease term or a limit on leases per year affect eligibility on an investment or second-home loan?
- What must the estoppel show, how long does the lender allow for it, and what are my total cash needs at closing, including down payment, mortgage taxes and prepaid items?
The condo document checklist
Request this package before the inspection period ends. A Gardens resale carries a statutory right of cancellation for 7 days (excluding weekends and legal holidays) after the buyer receives the current documents, and a new owner is jointly liable with the previous owner for unpaid assessments up to the transfer, which is the reason to read the estoppel before closing.
- The estoppel certificate, listing the regular assessment, the paid-through date, any capital contribution or transfer fee, and any special assessment scheduled to become due.
- The adopted budget with the reserve line shown as a share of assessment income, and any loan or line of credit.
- The latest SIRS or a statement that none is required, and any milestone inspection report (buildings N and O).
- The master insurance certificate, with the carrier, the wind deductible and what the policy covers.
- The declaration, the rules and the shared-amenity agreement, if there is one.
- The roof date, permit and reserve schedule for the building.
To see what is listing now, browse Beachwalk Gardens condominiums for sale, compare them with our Naples condos for sale page, and contact Domain Realty Group at 239-441-2816 to talk through any building.
Is Beachwalk in a flood zone?
FEMA's flood map read on October 21, 2026 showed Zone X (shaded, 0.2 percent annual chance) at four Beachwalk addresses on Beachwalk Circle and Windsurf Lane; Reef Point Circle was not checked. Four addresses are a sample, not a determination for any building, so confirm your address and ask for an elevation certificate.
The four-point reading
The four readings come from a point check of FEMA's National Flood Hazard Layer on October 21, 2026, carried into this page, and we sent no new FEMA request on October 30, 2026.
| Address | Street | Effective zone | Zone subtype | Evacuation zone |
|---|---|---|---|---|
| 501 Beachwalk Circle | Beachwalk Circle | X (shaded) | 0.2 percent annual chance flood hazard in coastal zone | A |
| 592 Beachwalk Circle | Beachwalk Circle | X (shaded) | same | A |
| 625 Beachwalk Circle | Beachwalk Circle | X (shaded) | same | A |
| 650 Windsurf Lane | Windsurf Lane | X (shaded) | same | A |
| Reef Point Circle (139 of 357 parcels) | Reef Point Circle | Not checked | Not checked | Not checked |
Source: FEMA National Flood Hazard Layer point checks, October 21, 2026, carried from the vault. The check did not record the map panel or its effective date, and no Letter of Map Amendment or elevation certificate was found in the files we searched, which is a gap in what we searched and not proof that none exists. Four points are about 1.1 percent of the 357 parcels, and Reef Point Circle, the largest street at 139 parcels, was not queried, so we print no Reef Point zone. A base flood elevation applies to the high-risk zones and not to a Zone X point.
Zone X shaded is the 0.2 percent annual chance area. It is not a Special Flood Hazard Area. FloodSmart says lender-required flood insurance applies in high-risk zones, and that about 1 in 3 flood claims come from low and moderate risk areas, which is why a Zone X result does not mean no risk. The zone is set address by address, and neighboring communities differ on the same map, so a reading elsewhere says little about Beachwalk.
Evacuation Zone A
The same four points fell in Evacuation Zone A on Collier's layer. An evacuation zone is not a flood zone and not a prediction, and the state's Know Your Zone page describes Zone A as "most vulnerable." Zone A with FEMA Zone X shaded is the contrast buyers miss: the evacuation zone measures storm-surge vulnerability, while the flood zone is the insurance map. Check your exact address on the state lookup before each hurricane season, because zones differ by address.
Hurricane Ian on Vanderbilt Beach Road
A first-person account published by the Coastal Conservatory (its page carries no author or date) describes Hurricane Ian's surge reaching the middle of the Beachwalk neighborhood on Vanderbilt Beach Road on September 28, 2022, at 3:26 p.m., and says the road was impassable near Beachwalk. The account describes roads and not floors, and it does not say water entered any building. We found no association notice, insurance report or news story with a damage count for Beachwalk buildings. We found no published report of damage to Beachwalk buildings, and that is not a statement that none occurred. The account is a local blog and a lead, not a record.
Storm history
| Storm | Date | Regional fact (carried from named sources) | Beachwalk record |
|---|---|---|---|
| Hurricane Irma | September 10, 2017 | Category 3 landfall near Marco Island; National Hurricane Center reported 3 to 5 feet of inundation above ground from Marco Island north through Naples | No published report found |
| Hurricane Ian | September 28, 2022 | National Hurricane Center: 8 to 12 feet of maximum inundation above ground in Estero, Bonita Beach, Bonita Springs and North Naples | One local account of surge on Vanderbilt Beach Road; no building report found |
| Hurricane Helene | September 26 to 27, 2024 | Passed offshore; National Weather Service reported coastal surge flooding, with sand deposited on Gulf Shore Drive in Vanderbilt Beach | No published report found |
| Hurricane Milton | October 9 to 10, 2024 | A local outlet reported Collier damage "could surpass $280 million" (November 5, 2024) | No published report found |
Ask the seller and the associations for board minutes from after Ian and Milton, for any roof, window or lake project, and for how it was paid for.
The preliminary map timeline
FEMA issued a preliminary countywide map on March 20, 2025. Collier County's release on the proposed map says the 90-day appeal period opened August 19, 2026 (about November 17, 2026 by our count) and targets an effective date of summer 2027, "subject to change." We have not compared Beachwalk addresses on the proposed map and make no statement about how it would change any Beachwalk address. Until the new map takes effect the effective map governs.
Citizens and flood by policy type
Citizens' flood page sets its flood requirement by policy type, and the answer depends on whether a Beachwalk unit is insured on a condominium unit-owner form or on a homeowner form.
| Citizens policy type | Flood requirement as the page reads |
|---|---|
| Condominium unit-owner (HO-6, HW-6) | Exempt now and after January 1, 2027 |
| Homeowner policy with wind coverage inside a Special Flood Hazard Area | Flood required |
| Homeowner policy with wind coverage elsewhere | Required by dwelling limit: $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 all such policies from January 1, 2027 |
| Tenant policies and policies without wind | Exempt |
A Beachwalk Gardens owner on an HO-6 is exempt. A villa or home insured on a Citizens homeowner form at a dwelling limit of $400,000 or more already needs a flood policy, and all do from January 1, 2027. Which form a villa or home uses is not published; that depends on the declaration and on who insures the roof, so ask an agent. Lender rules and private carriers are separate.
Master policy, HO-6 and flood
The association's master policy and the owner's policy divide the building according to the declaration. Florida requires an association to carry adequate property insurance with a replacement-cost appraisal at least every 3 years. Listing fee fields read October 30, 2026 name insurance among the items some Gardens and villa fees cover, which is a listing field and not a budget; other listings do not list it. No association publishes its carrier, premium or hurricane deductible.
| Policy | Who buys it | What it generally covers | Beachwalk note |
|---|---|---|---|
| Association master policy | Each condominium association | Building structure and common elements, as the declaration divides them | Ask for the certificate, the wind deductible and the budget line |
| HO-6 | Condominium unit owner | Interior finishes, contents, liability, loss of use and loss assessment | Florida's floor for loss assessment coverage is $2,000; ask what limit fits the association's deductible |
| HO-3 | Homeowner | Dwelling, other structures, contents and liability; flood excluded | Villa and home owners: ask who insures the roof and exterior |
| Flood | Any owner or the association | Separate policy; no HO-6, HO-3 or wind policy pays flood | Ask whether the association carries a master flood policy and its limits |
Florida insurers must offer hurricane deductibles of $500, 2 percent, 5 percent and 10 percent, and a building-wide hurricane deductible can come back to owners as an assessment. In Zone X shaded an association may carry no master flood policy at all, and the unit owner decides on contents and loss-assessment flood coverage. Because Ian's surge reached the neighborhood's roads, price an optional unit flood policy rather than assume exemption from risk.
Insurance averages
Citizens publishes county averages by policy form. The table shows its approved Collier averages for rates effective July 1, 2026. They are county averages across every Collier policy of that form, coastal high-rises included, and they are not a quote for any Beachwalk home. No Beachwalk quote exists in the sources we read.
| Citizens policy form, Collier County | Policies | Current average | Approved average | Change |
|---|---|---|---|---|
| HO-6 condominium unit-owner multiperil | 529 | $1,959 | $1,738 | Down 11.3 percent |
| HW-6 condominium unit-owner wind-only | 595 | $2,164 | $2,001 | Down 7.5 percent |
| HO-3 homeowners multiperil | 1,712 | $4,531 | $4,261 | Down 6.0 percent |
| All personal lines combined | 6,162 | $3,470 | $3,328 | Down 4.1 percent |
Source: Citizens Property Insurance, 2026 Approved Rate Changes by County, from Citizens' March 4, 2026 release.
Wind mitigation on an older building
Florida's wind-mitigation form, OIR-B1-1802, was revised effective April 1, 2026 and is valid for five years. It records roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. An insurer's guide says a home or roof from 2002 onward is generally expected to meet the better roof-deck category, so a 1986 or 1987 building usually earns credits only through retrofits such as a replaced roof or shutters and impact windows on every opening. Opening protection is all-or-nothing, so one unprotected opening removes that credit. No source gives a dollar credit for Beachwalk. In a condominium the report is usually per building and held by the association, and the unit's HO-6 credit depends on the carrier. The only retrofit facts we found are unit-level: one Gardens roof dated 2023, and hurricane windows or shutters on a few listings.
Ask the associations for these items:
| Document | Why a buyer asks |
|---|---|
| Master policy certificate | Carrier, limits, wind deductible and flood coverage |
| Replacement-cost appraisal date | Florida requires a new determination at least every 3 years |
| Wind-mitigation inspection | Needed for a documented discount; none is public |
| Roof date and permit for the building | No community roof program is published |
| Budget, reserve schedule and any special assessment | Roof and insurance costs are common causes of assessments |
| Elevation certificate or Letter of Map Amendment for the unit | The legal flood status of a building |
Beachwalk vs Pavilion Club: which Vanderbilt Beach Road community fits your budget?
Beachwalk and Pavilion Club are both low-rise Vanderbilt Beach Road communities in ZIP 34108, 0.59 mile apart in a straight line. Collier County recorded 12 qualified Beachwalk sales at a $723,250 median and 8 qualified Pavilion Club sales at $462,500 in the 12 months to October 2, 2026. Data updated: October 2026.
Pavilion Club (806 Gulf Pavilion Drive, ZIP 34108) appears here as text only. The table sets recorded sales beside each community's published facts, and where a figure is not published or not researched, the cell says so. Medians of an even count, such as Beachwalk's 12 and Pavilion Club's 8, are the midpoint of the two middle sales.
| Decision factor | Beachwalk | Pavilion Club |
|---|---|---|
| ZIP | 34108 | 34108 |
| Residences | 356 plus 1 common parcel (county roll, 2026) | 156 condominium units (association site) |
| Products | Gardens condominiums, villas and homes | One condominium product |
| Stories | Gardens: 19 buildings of two floors and 2 of three (county unit numbering); villas and homes one story (listings) | 17 two-story buildings (association site) |
| Built | 1986 to 1987 (county) | 1988, a few 1990 (county) |
| Gate as described | Listings describe a 24-hour manned gate; hours not published | Gated, controlled-access entry (association site) |
| Amenities as described | Listings describe two heated pools, a spa, six Har-Tru tennis courts, bocce, a clubhouse and a fitness room | Heated pool, lake with a fountain, tropical courtyard, social activities, on-site manager (association site) |
| County sales, T12 to Oct 2, 2026 | 12 at $723,250 | 8 at $462,500 |
| Lowest and highest T12 sale | $450,000 and $1,180,000 | $340,000 and $545,000 |
| Product medians, T12 | Gardens 6 at $620,650; homes 5 at $790,000; villas 1 sale, $525,000 | One product |
| County sales, T24 to Oct 2, 2026 | 23 at $680,000 | 13 at $475,000 |
| County living areas | Gardens 1,350 or 1,450 sq ft; villas 1,359 to 1,597; homes 1,343 to 2,050 | 1,179 to 1,516 sq ft in the 8 T12 sales |
| Distance | Origin | 0.59 mile straight-line east (OpenStreetMap street centroids) |
| Distance to Vanderbilt Beach | 0.4 to 0.7 mile straight-line; 1.2 road miles (Domain Realty Group route table) | About 1.2 miles, per the community's own site |
| Association fees | 2026 listings show quarterly fees of about $3,555 to $3,642 for Gardens, $1,898 for villas and $2,291 for homes | Not published by the association |
Source: Beachwalk and Pavilion Club sales are the Collier County Property Appraiser public data bundle as loaded in our county sales index, window ending October 2, 2026. Pavilion Club's facts are its own site, read October 30, 2026. Beachwalk listing facts are Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026. Distances are computed in a straight line unless marked.
What the sales say
Collier County recorded 12 qualified Beachwalk sales in the 12 months to October 2, 2026, at a $723,250 median, and 8 qualified Pavilion Club sales at a $462,500 median. The gap between the two recorded medians is $260,750 ($723,250 minus $462,500). Compare like with like and the gap narrows: the 6 Gardens condominium sales had a $620,650 median, which is $158,150 above Pavilion Club ($620,650 minus $462,500). The 5 Beachwalk home sales had a $790,000 median, and the one villa sale in the window was $525,000. Over 24 months the same sets recorded 23 Beachwalk sales at $680,000 and 13 Pavilion Club sales at $475,000. These are recorded medians for different product mixes and different living areas, so they do not say what a particular unit would sell for.
What each community publishes
Pavilion Club publishes a first-party site that states its gate, its building height and its unit count, and no dollar fee. Beachwalk publishes none of those facts that we could reach, so its gate, amenities and pet and rental rules come from listings and one brokerage page, and each is labelled that way on this page. On fees, Beachwalk's 2026 listings show dollar figures and Pavilion Club's association gives none, so the fee row cannot be compared like for like. Ask for the estoppel and the budget from each before you decide.
Name and location notes
The Pavilion shopping center at 871 Vanderbilt Beach Road is not Pavilion Club, and the two sit near each other. Pavilion Club's own site gives its address as Gulf Pavilion Drive, "between Pelican Bay and Naples Park." Beachwalk is 0.4 to 0.7 mile from Vanderbilt Beach Park in a straight line, while Pavilion Club states about 1.2 miles to Vanderbilt Beach on its own site. Both are straight-line or self-published figures, they imply no private or deeded beach access for either community, and the drive is longer than the straight line.
Which product fits which decision
In product terms, Pavilion Club is one product in 17 two-story buildings with a gated entry and a recorded median about $260,750 below Beachwalk's. Beachwalk is three products in a larger community: Gardens condominiums priced closest to Pavilion Club, villas that are one story with a garage, and homes that are one story and the highest recorded tier. Beachwalk lists more amenities than Pavilion Club publishes, but Beachwalk's come from listings and Pavilion Club's from its own site. Neither is better as a product. They price different tiers of the low-rise Vanderbilt Beach Road market, and a buyer should price the whole stack for the specific unit using the estoppel and the budget. To see what is listing now, search every Beachwalk listing and talk to the Domain Realty Group agents about the buildings that fit.
Beachwalk vs Laurel Oaks, Pebble Creek and other 34108 condominiums
Beachwalk's $723,250 recorded median sits above Gulf Breeze at Vanderbilt ($700,000) and Laurel Oaks at Pelican Bay ($652,500) and below Pebble Creek ($1,048,750), in county sales for the 12 months to October 2, 2026. Emerald Woods recorded $252,500, and sample sizes run from 1 to 12 sales. Data updated: October 2026.
All five peers appear as text only, and each is a different product from Beachwalk. Medians of an even count, such as Beachwalk's 12, Laurel Oaks' 10, Pebble Creek's 6 and Emerald Woods' 4, are the midpoint of the two middle sales. Our Naples communities hub covers the other communities we track.
Laurel Oaks at Pelican Bay
Laurel Oaks at Pelican Bay is 160 condominium units on Tanbark Drive, built 1990 to 1991 by county records, and 1.54 miles from Beachwalk in a straight line. It sits inside Pelican Bay and, per listings, is a Pelican Bay Foundation community, a layer of ownership that Beachwalk is not reported to share; our Pelican Bay guide covers that master community, which also holds Pebble Creek. Collier County recorded 10 qualified Laurel Oaks sales in the 12 months to October 2, 2026, at a $652,500 median, from $555,000 to $685,000, and 12 over 24 months at $642,500. That is $70,750 below Beachwalk's median ($723,250 minus $652,500). County living areas run from 1,203 to 1,481 square feet. Listings describe 18 low-rise buildings, which we could not confirm on a first-party page, and we print no Foundation dollar figure.
Pebble Creek
Pebble Creek is 264 condominium units on Pebble Creek Circle in Pelican Bay, built 1994 to 1996, 0.78 mile from Beachwalk in a straight line. Its own association site lists two pools, a hot tub heated by geothermal energy, a pool island with a private clubhouse, a fitness room, a private garage for each unit, elevators from the garage level and condominiums of 1,300 to 1,900 square feet plus penthouses. The site says reserves are "fully funded" and dues are "among the lowest in Pelican Bay," and publishes no dollar amount. Collier County recorded 6 qualified Pebble Creek sales in the window at a $1,048,750 median, from $882,500 to $1,225,000, and 16 over 24 months at $1,160,000. That is $325,500 above Beachwalk's median ($1,048,750 minus $723,250), for a building about 7 years newer in a Pelican Bay setting.
Gulf Breeze at Vanderbilt
Gulf Breeze at Vanderbilt is 132 condominium units on Bluebill Avenue, built 1994 to 1995, about 1.5 miles from Beachwalk in a straight line, and is described in listings as two high-rise towers, so it is a different building type from Beachwalk's low-rise product. Collier County recorded 9 qualified sales in the window at a $700,000 median, from $600,000 to $875,000, and 11 over 24 months at $700,000. With an odd count of 9, the median is the fifth sale in order. Beachwalk's median is $23,250 above it ($723,250 minus $700,000), and Gulf Breeze was built 7 to 8 years later.
Emerald Woods and Vanderbilt Landings
Emerald Woods is 150 condominium units on Emerald Woods Drive, east of US 41, built 1987 to 1988 and 1.12 miles from Beachwalk in a straight line. Collier County recorded 4 qualified sales in the window at a $252,500 median, from $180,000 to $300,000, and 11 over 24 months at $275,000. It is $470,750 below Beachwalk's median ($723,250 minus $252,500) and a different price tier. Its association site did not resolve when we tried it, so its amenities are not stated here.
Vanderbilt Landings is 72 homes plus 36 other condominium parcels on the roll, on Gulf Shore Drive, built 1990, 1.42 miles from Beachwalk in a straight line. County records show one qualified sale in the window, $900,000, listed and not called a median, and two over 24 months, $900,000 and $960,000. Boat slips and the building height come from listings and we could not confirm them. Our waterfront homes guide covers that side of the market.
The six communities side by side
Every county cell uses the window of 12 months to October 2, 2026, ZIP filter 34108, from the Collier County Property Appraiser public data bundle. Each cell names its source in brackets.
| Fact | Beachwalk | Laurel Oaks at Pelican Bay | Pebble Creek | Gulf Breeze at Vanderbilt | Emerald Woods | Vanderbilt Landings |
|---|---|---|---|---|---|---|
| Straight-line distance from Beachwalk | Origin | 1.54 miles (OSM) | 0.78 mile (OSM) | About 1.5 miles (OSM) | 1.12 miles (OSM) | 1.42 miles (OSM) |
| Homes | 356 plus 1 common (county) | 160 (county) | 264 (county) | 132 (county) | 150 (county) | 72 homes plus 36 other parcels (county) |
| Built | 1986 to 1987 (county) | 1990 to 1991 (county) | 1994 to 1996 (county) | 1994 to 1995 (county) | 1987 to 1988 (county) | 1990 (county) |
| Building type | Low-rise and one-story (county, listings) | 18 low-rise buildings (listings) | Elevator buildings (association site) | Two high-rise towers (listings) | Not stated | Not confirmed |
| Master community | None reported | Pelican Bay Foundation (listings) | Pelican Bay Foundation (listings) | None reported | None reported | None reported |
| County sales, T12 | 12 at $723,250 | 10 at $652,500 | 6 at $1,048,750 | 9 at $700,000 | 4 at $252,500 | 1 sale, $900,000 |
| Lowest and highest T12 sale | $450,000 and $1,180,000 | $555,000 and $685,000 | $882,500 and $1,225,000 | $600,000 and $875,000 | $180,000 and $300,000 | One sale |
| County sales, T24 | 23 at $680,000 | 12 at $642,500 | 16 at $1,160,000 | 11 at $700,000 | 11 at $275,000 | 2: $900,000 and $960,000 |
| Published facts | Listings only (SWFL MLS) | Listings only | Own site: two pools, fitness room, garages | None found | None reached | None reached |
| Dollar fee published by the association | No | No | No | No | No | No |
Source: county cells are the Collier County Property Appraiser public data bundle as loaded in our county sales index. Distances are OpenStreetMap street-centroid straight-line miles, October 30, 2026. Pebble Creek facts are its own site, read October 30, 2026. Other cells marked listings are Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026.
Beachwalk's recorded median is third highest of these six, and its 5 home sales at a $790,000 median are above Gulf Breeze's $700,000 median on their own. Small samples mean this is a range and not a ranking, and Vanderbilt Landings is one sale. To weigh a specific building against these peers, contact Domain Realty Group and we will pull the estoppel and budget questions together for you.
Schools, hospitals and services near Beachwalk
Beachwalk's sampled addresses were zoned for 2026 to 2027 to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High, which are 3.2, 4.9 and 9.2 road miles from 625 Beachwalk Circle. NCH North Naples Hospital is 3.8 road miles away, and Beachwalk sits in the North Collier Fire Control and Rescue District. Confirm any address with the district.
All distances in this section run from 625 Beachwalk Circle, a Census geocoder address point on Beachwalk Circle that is not the community entrance (we could not confirm where the entrance and gate sit). Routing is by the Domain Realty Group route table on OpenStreetMap data, car profile, free-flow with no traffic, requested October 30, 2026. Season traffic is slower, and Reef Point Circle addresses were not routed.
Zoned public schools
The zoning below comes from the district's address service for sampled Beachwalk Circle and Windsurf Lane addresses, carried from a check on October 21, 2026. Reef Point Circle was not in that sample, so a buyer of a villa or home on Reef Point Circle should confirm the address with Collier County Public Schools. The district reviews attendance areas every year.
| School | Address | State grades, 2021-22 to 2025-26 | Road miles and free-flow minutes from 625 Beachwalk Circle |
|---|---|---|---|
| Naples Park Elementary | 685 111th Avenue North, Naples 34108 | A, A, A, A, A | 3.2 miles, 8 minutes |
| Pine Ridge Middle | 1515 Pine Ridge Road, Naples 34109 | A, A, A, A, A | 4.9 miles, 11 minutes |
| Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | No grade listed for 2021-22 and 2022-23, then A, A, A | 9.2 miles, 19 minutes |
Source: Collier County Public Schools directory read October 30, 2026 for the addresses, and the district's 2025-26 school and district grades report as read on October 27, 2026 for the grades. The district earned an A for 2025 to 2026, the ninth year in a row and sixth of Florida's 67 districts, per the district's grades page read October 30, 2026. A school grade describes the school and not any address.
The high school is the long leg of the trip: 9.2 road miles and 19 minutes free-flow, against 3.2 miles to the elementary school. Charter and private schools are not zoned, and we did not route any for this page.
Hospitals and emergency rooms
The nearest full hospital is NCH North Naples Hospital, 11190 Health Park Boulevard, at 3.8 road miles and about 9 minutes free-flow. A hospital emergency room is not a trauma center. The Florida Department of Health trauma center list, updated July 23, 2026, shows no Collier County trauma center, and the nearest listed one is Gulf Coast Medical Center in Fort Myers, 22.1 road miles away.
| Facility | Type | Road miles | Free-flow minutes |
|---|---|---|---|
| NCH North Naples Hospital, 11190 Health Park Blvd | Hospital with an emergency department | 3.8 | 9 |
| Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd | Hospital with emergency room services | 7.8 | 16 |
| NCH Baker Hospital, 350 7th St N | Hospital with an emergency department | 8.0 | 16 |
| Physicians Regional Medical Center, Collier Blvd, 8300 Collier Blvd | Hospital with emergency room services | 17.0 | 29 |
| Gulf Coast Medical Center, 13681 Doctor's Way, Fort Myers | State-listed Level II trauma center | 22.1 | 36 |
Source: provider pages and the Florida Department of Health trauma list as carried from October 30, 2026 reads, and the Domain Realty Group route table, October 30, 2026. An NCH Medical Group immediate care clinic is listed at 801 Vanderbilt Beach Road, about 0.9 road mile from 625 Beachwalk Circle at an approximate address point. Immediate care is not an emergency room, and we could not confirm the clinic's current hours.
Physicians Regional says both its Collier Boulevard and Pine Ridge locations are certified Primary Stroke Centers, and NCH says Baker is one of two comprehensive stroke centers in Collier County. We rank neither. Call 911 in an emergency, and read these distances as map estimates and not response times.
The fire district
Beachwalk's parcels are in the North Collier Fire Control and Rescue District, which carries 1.0000 mill on the 2026 Collier tax roll, the same rate as in 2025. A district station on Hammock Oak Drive is about 0.7 road mile and 3 minutes free-flow from 625 Beachwalk Circle. We could not read the district's own station list, so that address rests on a search result for the district's stations page and a map position. Confirm it with the district.
A station address is not proof of which station is first due at a given building, and we make no response-time claim. Call 911 for any emergency.
Water, sewer and power
Beachwalk is in unincorporated Collier County and not in the City of Naples. We did not confirm who supplies water, sewer or electric service to Beachwalk, and we name no provider. What we can say is what the fee lines show: 2026 listings for Beachwalk Gardens list water, sewer and irrigation water among the items the association fee covers, and 2026 listings for villas and homes list irrigation water. The estoppel certificate governs, so ask each association who supplies each service and what its fee covers.
Curbside collection outside the City of Naples is handled by county-contracted haulers, Waste Management, Inc. of Florida and Waste Pro of Florida, per the county's September 2025 recycling and solid waste guide. Whether Beachwalk's buildings use county service or association-arranged service is for the association to say, and one Gardens listing's fee line lists trash.
Roads and projects
The first page of the Florida Department of Transportation's US 41 project list shows one Collier County project, a resurfacing. We make no claim that the work reaches Beachwalk's entrance. Letting means the contract is bid on that date, and it is not a construction start date.
| Field, as FDOT prints it | Value |
|---|---|
| Project | 441512-1, US 41 from N of Old US 41 to S of Gulf Park Drive |
| Work type and phase | Resurfacing; Design |
| Length | 4.707 miles |
| Letting | 2/24/2027 |
| Construction cost | $22.6 million |
| Page last updated | 01/20/2026 |
Source: FDOT District One project page 441512-1, read October 30, 2026.
Separately, Collier County's Vanderbilt Beach Road widening runs from east of US 41 to east of Goodlette-Frank Road, about 1.8 miles from 4 to 6 lanes, with notice to proceed in early June 2026 and a two-year construction period, per the county project list as carried from October 27, 2026. Beachwalk lies west of US 41, so that segment is not on the route to Vanderbilt Beach Park, though it can slow trips east. Collier County is also upgrading the Vanderbilt Beach Road and Logan Boulevard intersection: WINK reported on October 16, 2026 overnight paving lane closures from November 11 to November 20 and a wrap-up expected in February.
For help weighing these services against a specific building, meet the agents who work this part of Naples or contact Domain Realty Group.
What is the market doing near Beachwalk?
Beachwalk sits in NABOR's Naples Beach reporting area (ZIP codes 34102, 34103 and 34108), where condominiums closed 64 sales at an $887,500 median in September 2026, and ZIP 34108 all homes closed 57 sales at a $1,250,000 median. Those are area figures, not Beachwalk figures. Data updated: October 2026.
The Naples Area Board of Realtors September 2026 statistics, released October 23, 2026 with data current to October 10, 2026, come from the Southwest Florida MLS. NABOR files ZIP 34108 under its Naples Beach area, so every figure below carries that area name or the ZIP, and none is a Beachwalk figure.
What NABOR reported for Naples Beach condominiums in September 2026
| NABOR Naples Beach (34102, 34103, 34108), condominiums | Sep 2026 | Sep 2025 | Change |
|---|---|---|---|
| Closed sales | 64 | 58 | Up 10.3 percent |
| Median closed price | $887,500 | $1,170,000 | Down 24.1 percent |
| Days on market until sale | 120 | 129 | Down 7.0 percent |
| Percent of list price received | 92.9 | 91.7 | Up 1.3 percent |
| Inventory | 564 | 717 | Down 21.3 percent |
| Months of supply | 6.4 | 10.5 | Down 39.0 percent |
Source: NABOR September 2026 Statistics, Southwest Florida MLS, Naples Beach Local Market Update. The change column is our arithmetic on NABOR's September 2026 and September 2025 figures, so it uses rounded inputs. Year to date through September 2026, Naples Beach recorded 870 condominium sales (up 27.0 percent from 685) at a $1,052,500 median, down 7.3 percent from $1,135,000, with 115 days to sale (107 a year earlier) and 93.3 percent of list price received (92.4).
NABOR's Naples Beach single-family rows (44 sales in September 2026 at a $2,764,500 median) cover all single-family homes in that area, which is a different set from Beachwalk's 98 homes, and we do not read them beside Beachwalk.
ZIP 34108 and the Naples market
The ZIP row we read covers all property types, so the table below does not split condominiums from houses. ZIP 34108 holds many communities with different products, including Pelican Bay condominiums and Vanderbilt Beach buildings, and Beachwalk is one of them.
| NABOR geography, all property types, September 2026 | Median closed price | Sep 2025 median | Closed sales (Sep 2025) | Inventory (Sep 2025) | Days on market (Sep 2025) |
|---|---|---|---|---|---|
| ZIP 34108 | $1,250,000 | $1,170,000 (up 6.8 percent) | 57 (42) | 300 (446) | 121 (119) |
| Naples Beach (34102, 34103, 34108) | $1,292,500 | $1,297,500 (down 0.4 percent) | 108 (95) | 931 (1,197) | 132 (141) |
| Overall Naples market | $575,000 | $550,000 (up 4.5 percent) | 623 (608) | 4,240 (5,128) | 99 (107) |
Source: NABOR September 2026 Statistics, page 16, Southwest Florida MLS. In ZIP 34108, closed sales rose 35.7 percent and inventory fell 32.7 percent from September 2025 (our arithmetic on the counts shown). We print ZIP 34108's median as the ZIP's and never as Beachwalk's price.
Across NABOR's whole reporting area (Collier County excluding Marco Island), the September 2026 release counted 291 condominium closed sales, up 2.5 percent, at a $400,000 median, down 2.4 percent from $410,000, with 2,168 condominiums for sale, down 17.9 percent.
How to read area figures against Beachwalk's county record
Beachwalk's own record comes from the county. Collier County recorded 12 qualified Beachwalk sales in the 12 months to October 2, 2026, at a $723,250 median (the midpoint of the two middle sales).
NABOR's figures are one month, or one year to date, across a wide area. The county record is twelve months of three Beachwalk products with different fees and building types. For that reason we do not set an area median beside a Beachwalk median in one sentence, and the product rows earlier on this page are the better read for a Beachwalk unit.
These searches follow the MLS subdivision names Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes; a listing's label decides which search shows it. We state no Beachwalk listing count and no Beachwalk months of supply, because a typed count goes stale within days. Open all Beachwalk homes for sale for what is listed today, then compare each asking price with the recorded sales of the same product.
Cash buyers and condominium financing
No Beachwalk or ZIP 34108 cash figure is published. NABOR's January 2026 release reported that 67 percent of January sales in the Naples area were cash, and Florida Realtors counted 51.5 percent of statewide townhouse and condominium sales in the third quarter of 2026 as cash (11,663 of 22,664 closed sales, released October 16, 2026). Both are area-wide, not Beachwalk figures. A financed buyer should start the condominium project review early, and the lender questions are in the buying section of this page.
Timing of the figures on this page
The county record runs to October 2, 2026, and the 2026 certified tax roll is dated October 27, 2026. The NABOR report covers September 2026 with data current to October 10, 2026. The listing fee fields and drive times were read October 29 to 30, 2026, the flood screening and school zoning were last checked October 21, 2026, and the FDOT project page was read October 30, 2026. These are different windows and no sentence on this page blends them. We quote no mortgage rate, because rates change weekly.
For help reading these figures against a specific unit, call Domain Realty Group at 239-441-2816.
Frequently Asked Questions about Beachwalk homes for sale
Beachwalk homes for sale in Naples, ZIP 34108, are 356 residences built in 1986 and 1987 near Vanderbilt Beach: 176 Beachwalk Gardens condominium units, 82 one-story villas and 98 one-story homes. These are the questions buyers ask most, answered from the county record, state and district documents and listing fields. Data updated: October 2026.
Is Beachwalk in Naples all condos?
No. Florida's condominium registry (DBPR) lists one condominium here, Beachwalk Gardens, with 176 units recorded December 5, 1986. The county's legal descriptions describe the 82 villas and 98 homes as numbered villa and home sites, though the county codes all 356 residences as condominium units. Ask the estoppel and recorded documents how a villa or home is owned.
How many homes are in Beachwalk?
Beachwalk has 356 residences: 176 Beachwalk Gardens condominium units in 21 buildings, 82 villas and 98 homes. The 2026 Collier roll counts 357 parcels because one common parcel at 705 Reef Point Circle is not a residence. The residences sit on Beachwalk Circle, Windsurf Lane and Reef Point Circle.
When was Beachwalk built?
County records date Beachwalk's residences to 1986 and 1987, and the state's condominium registry shows Beachwalk Gardens recorded December 5, 1986. That is before Hurricane Andrew in 1992 and before Florida's statewide building code took effect on March 1, 2002. The only updates we found are unit-level changes described in listings.
What are the HOA fees in Beachwalk?
2026 listings show quarterly association fees of about $3,555 to $3,642 for Beachwalk Gardens condominiums, $1,898 for villas and $2,291 for homes. At four payments that is about $14,220 to $14,568, $7,592 and $9,164 a year. No association schedule is published, so the estoppel certificate gives the exact figure.
Does Beachwalk have a CDD?
The 2026 Collier tax roll shows no community development district charge on Beachwalk parcels. The roll's one flat charge is $269.77, a non-ad valorem charge the roll file does not name, and the 36 units in buildings N and O show $0 for it. Ask each estoppel certificate to list any special assessment.
What are property taxes on a Beachwalk condo?
Beachwalk is in millage area 203, at 9.3737 mills on the 2026 certified roll, down from 9.5099 in 2025. Median 2026 whole bills for non-homesteaded parcels were $5,078.47 for Gardens condominiums (140 units with the $269.77 charge), $5,076.05 for villas and $5,991.86 for homes. A buyer's bill resets to just value after a sale.
What do Beachwalk condos sell for?
Collier County recorded 6 qualified Beachwalk Gardens sales in the 12 months to October 2, 2026, at a $620,650 median (the midpoint of the two middle sales), from $450,000 to $745,000. The prior 12 months had 8 sales at $612,500. The one villa sale in the window, at $525,000, is listed and not called a median.
What do Beachwalk homes on Reef Point Circle sell for?
Collier County recorded 5 qualified Beachwalk home sales in the 12 months to October 2, 2026, at a $790,000 median, from $716,500 to $1,180,000, the highest recorded sale in the window. The prior 12 months had one home sale, at $800,000. The 98 homes are all on Reef Point Circle.
Is Beachwalk gated?
Listings describe a 24-hour manned gate at Beachwalk, but we found no association page that confirms it, and one source calls the Gardens section non-gated. Confirm with the association which buildings sit inside the gate, the gate hours and the guest and delivery rules before you rely on the listing language.
What amenities does Beachwalk have?
Listings describe two heated pools, one with a spa beside the clubhouse, six Har-Tru tennis courts, bocce, a clubhouse, a fitness room and several lakes with fountains, shared across the community. No association amenity list was reachable, so confirm the current list, hours and guest rules with the association before you buy.
Does Beachwalk have golf?
No. Beachwalk has no golf course and no golf membership in anything we read, and none of the 2026 listing fee lines we read charges for golf. Its recreation, as listings describe it, is six Har-Tru tennis courts, two heated pools, bocce, a clubhouse and a fitness room. Confirm any club charge in the estoppel.
How far is Beachwalk from Vanderbilt Beach?
Vanderbilt Beach Park, 100 Vanderbilt Beach Road, is 1.2 road miles and about 4 minutes from 625 Beachwalk Circle by free-flow routing, and 0.4 to 0.7 miles in a straight line from points on Beachwalk Circle. The county's parking garage serves the park, so check the county's current rate before you plan a visit.
Can you walk to the beach from Beachwalk?
In a straight line, Vanderbilt Beach Park is only 0.4 to 0.7 miles from points on Beachwalk Circle, but the road route is 1.2 miles, and we did not measure a walking route. Listings call it a short walk or bike ride. We found no published private beach access for Beachwalk; public access is the county's park.
Can I rent out a Beachwalk condo?
A brokerage page quoting the Beachwalk Gardens documents says leases must be at least 30 days and no more than one year, with no subleasing. Rules differ by association, and we found no published rules for villas and homes. Ask the association for the current leasing rules and any approval step before you plan to rent.
Are pets allowed in Beachwalk?
A brokerage page quoting the Beachwalk Gardens documents says one dog or one cat up to 20 pounds is allowed and tenants may not have pets. Listings for villas and homes show pets as conditional, limited or by approval, and we found no weight rule for them. Rules differ by association, so get the current pet rules in writing.
Is Beachwalk in a flood zone?
FEMA's flood map read on October 21, 2026 showed Zone X (shaded, 0.2 percent annual chance) at four Beachwalk addresses on Beachwalk Circle and Windsurf Lane. Reef Point Circle was not checked, and a zone is set address by address. One local account says Hurricane Ian's surge reached the neighborhood's roads, so price flood coverage.
What evacuation zone is Beachwalk in?
Collier's evacuation layer showed Evacuation Zone A at the same four Beachwalk addresses in October 2026, the first zone ordered out. Evacuation zones measure storm-surge vulnerability and are not flood zones, so Zone A and FEMA Zone X shaded can apply at one address. Check your exact address on Florida's Know Your Zone map each season.
Did Hurricane Ian flood Beachwalk?
A first-person account by the Coastal Conservatory describes Hurricane Ian's surge reaching the middle of the Beachwalk neighborhood on Vanderbilt Beach Road on September 28, 2022. We found no published report of damage to Beachwalk buildings; that is not a statement that none occurred. Ask the associations and the seller about repairs, claims and assessments.
Do Beachwalk buildings need milestone inspections?
Collier's milestone list, as of January 2026, names Beachwalk Gardens buildings N (592 Beachwalk Circle) and O (586 Beachwalk Circle), with a certificate of occupancy of January 1, 1987 and a next milestone date of January 1, 2033. Ask the association for the inspection report and its structural integrity reserve study. The other buildings fall outside the three-story rule.
How tall are the Beachwalk Gardens buildings?
County unit numbering shows 19 of the 21 Beachwalk Gardens buildings have two floors, while buildings N and O have three floors and 18 units each. Listings describe the villas and homes as one story. The Gardens floor counts are inferred from unit numbers, so confirm them with the association.
Can I get a mortgage on a Beachwalk condo?
Many buyers do, after the lender reviews the association. Fannie Mae's Full Review tests a 10 percent reserve line, and Florida Realtors reported on May 12, 2026 a scheduled rise to 15 percent in January 2027. A lender decides whether a villa or home is financed as a condominium, so ask before you write an offer.
Do Beachwalk villas and homes have garages?
Listings show a detached one-car garage on villas and a two-car garage on the Reef Point Circle homes. These are listing descriptions and not association documents, so confirm each unit. Ask what parking a Beachwalk Gardens unit includes, because the association and the unit documents decide it.
How big are Beachwalk condos, villas and homes?
County living areas run 1,350 or 1,450 square feet in Beachwalk Gardens, 1,359 to 1,597 in the villas (median 1,359) and 1,343 to 2,050 in the homes (median 1,604). County records list no bedroom or bath counts for Beachwalk, so read plans from listings, and use living area and not total area with a patio or lanai.
What schools serve Beachwalk?
As of October 2026, sampled Beachwalk Circle and Windsurf Lane addresses were zoned for 2026 to 2027 to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High. They are 3.2, 4.9 and 9.2 road miles from 625 Beachwalk Circle. Confirm any address, including Reef Point Circle, with Collier County Public Schools.
What hospital is closest to Beachwalk?
NCH North Naples Hospital, 11190 Health Park Boulevard, is the nearest full hospital, 3.8 road miles and about 9 minutes free-flow from 625 Beachwalk Circle. The state's trauma list, updated July 23, 2026, shows no Collier County trauma center, and the nearest listed one is in Fort Myers, 22.1 road miles away. Call 911 in an emergency.
Is Beachwalk Naples the same as Beach Walk in Old Naples?
No. Beach Walk A Condominium and Beachwalk by the Sea are in Old Naples, ZIP 34102. This Beachwalk is in ZIP 34108 on Beachwalk Circle, Windsurf Lane and Reef Point Circle. Other Beachwalks in South Fort Myers, Hallandale Beach and Stuart are different places, so check the street address before you compare sales or fees.
How does Beachwalk compare with Pavilion Club?
Both are older communities in ZIP 34108 near Vanderbilt Beach Road. Pavilion Club has 156 units in 17 two-story buildings built in 1988, 0.59 miles east of Beachwalk in a straight line, and Collier County recorded 8 sales there at a $462,500 median in the 12 months to October 2, 2026. Beachwalk recorded 12 at $723,250.
What fire district covers Beachwalk?
Beachwalk is in the North Collier Fire Control and Rescue District, which carries 1.0000 mill on the 2026 Collier tax roll. A district station on Hammock Oak Drive is about 0.7 road mile from 625 Beachwalk Circle, per a map position we could not confirm on the district's own site. We make no response-time claim.
What is the market like in ZIP 34108?
NABOR's September 2026 report shows ZIP 34108 all homes at 57 sales and a $1,250,000 median, up 6.8 percent from a year earlier, with 300 for sale and 121 days on market. That is a ZIP figure across many communities and not a Beachwalk price. Beachwalk's own record is in the sales section of this page.
Who built Beachwalk?
We could not name a developer or builder. County records date the residences to 1986 and 1987, and no public page we read names who built Beachwalk. The recorded declaration, which a buyer receives with the resale documents, usually names the original developer, so ask for it.
Talk to a Domain Realty Group Beachwalk specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Beachwalk condominiums, villas and homes to buyers and prices them for sellers from our Naples office on Galleria Court, using the 12 qualified Beachwalk sales we tracked in the county record for the 12 months to October 2, 2026. Call 239-441-2816. Data updated: October 2026.
Ready to see Beachwalk condominiums, villas and homes?
Tell us your price range, which of the three products fit (Beachwalk Gardens condominium, villa or home), and what parking you want, and a Domain Realty Group agent, from the #1 team in Southwest Florida since 2012, will pull the recorded sales for that product, order the estoppel certificates and read each budget's reserve line before you tour. For Jesse and Marc's own neighborhood page on Beachwalk, see the McGreevy and Comisar Beachwalk page. Contact us, meet our agents or call 239-441-2816.
These searches follow the MLS subdivision names Beachwalk Gardens, Beachwalk Villas and Beachwalk Homes; a listing's label decides which search shows it. Open the Beachwalk homes listed in the last 30 days search for the newest listings, or browse the full list of Naples condos for sale.
Thinking of selling a Beachwalk home?
Domain Realty Group, the #1 team in Southwest Florida since 2012, builds a price from the recorded sales of your own product, not a community average that mixes three products with different fees and building types. Beachwalk's 12 sales in the 12 months to October 2, 2026 split 6 Gardens, 1 villa and 5 homes, so choosing comparables takes work. Request a free valuation on our home valuation page, contact us or call 239-441-2816.
What our clients say about Domain Realty Group
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About Domain Realty Group in Naples
Domain Realty Group is a Southwest Florida real estate team based at 9180 Galleria Ct #200 in Naples, with offices in Bonita Springs and Fort Myers, working 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. We tracked the county record of 23 qualified Beachwalk sales over 24 months, and read the county, school district, state, insurer and lender documents, to build this page.
The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. 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 North Naples and Vanderbilt Beach to the city and East Naples.
Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
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Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
239-441-2816
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, Naples condos for sale and current listings.
Sources
Every Beachwalk figure on this page traces to a source below. County figures come from the Collier County Property Appraiser's public data files as loaded October 30, 2026, newest qualified sale October 2, 2026. Web sources were read October 30, 2026 unless dated, and entries marked carried come from an earlier vault read.
Distances come from public routing services named in plain text. Listing portals, brokerage pages, data aggregators and the property appraiser's and clerk's websites are not cited or linked, by policy. Listing fields are cited as Southwest Florida MLS listing fields as displayed publicly. No Beachwalk association website or governing document was reachable, so each fee, amenity and rule on this page is labelled by its source in the text.
Beachwalk figures: county records, taxes and Florida law
- Collier County Property Appraiser public data bundle (parcels, legal descriptions and recorded sales), loaded October 30, 2026, newest qualified sale October 2, 2026; the appraiser's own website is not linked by policy
- Collier County Property Appraiser 2026 certified tax roll data files, roll dated October 27, 2026: millage area 203, 9.3737 mills (2026) and 9.5099 mills (2025), the $269.77 non-ad valorem charge, exemptions and median bills by product, computed by script October 30, 2026
- Collier County qualified recorded sales (improved, over $1,000) for 357 Beachwalk parcels, 12 months to October 2, 2026, the prior 12 months and 24 months, split into Beachwalk Gardens, villas and homes by roll legal description, computed by script October 30, 2026
- Florida Department of Revenue, property tax data portal
- Florida Administrative Code 12D-8.008, real property use code definitions
- Florida DBPR, condominium and cooperative extract (Condo_CW.csv), Beachwalk Gardens project PR1P015152, 176 units, recorded December 5, 1986 (downloaded October 30, 2026)
- Florida DBPR, estoppel certificate fees and condominium approval fee cap (PDF, read October 30, 2026)
- Florida DBPR, condominium SIRS reporting page
- Florida Statutes 718.112, bylaws, reserves, approval fees and structural integrity reserve studies (text read October 30, 2026)
- Florida Statutes 718.503, resale disclosure for condominium units (text read October 30, 2026)
- Florida Statutes 718.116, assessments and estoppel certificates (text read October 30, 2026)
- Florida Statutes 718.110, amendments to the declaration, including rental amendments (text read October 30, 2026)
- Florida Statutes 720.30851, estoppel certificates for homeowners' associations (copy read October 30, 2026)
- Florida Statutes 553.899, milestone inspections (text read October 30, 2026)
- Florida Statutes 193.155, homestead assessments and Save Our Homes (text read October 30, 2026)
- Florida Statutes 718.111, association records and website (carried from a statute read October 28, 2026)
- Florida Senate, CS/CS/HB 913 (2025), Chapter 2025-175, approved June 23, 2025 (bill page read October 30, 2026)
- Collier County, milestone buildings by year, as of January 2026 (PDF)
- Florida Division of Corporations (Sunbiz), Beachwalk Gardens Condominium Association, Inc., document N13450, active when read October 21, 2026 (carried from the vault's October 21, 2026 research pack); Sunbiz is named in plain text
- U.S. Census Bureau geocoder, address points for Beachwalk Circle and Windsurf Lane (carried from October 21, 2026); named in plain text
- USDA National Agriculture Imagery Program, via Microsoft Planetary Computer, scene fl_m_2608142_sw_17_060, aerial imagery of December 23, 2021
- Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026 (quarterly association fees, subdivision names, amenities, gate wording, parking and roof descriptions); the MLS and the sites that display it are not linked by policy
Flood, wind and insurance
- FEMA National Flood Hazard Layer, effective map readings at four Beachwalk addresses (carried from the October 21, 2026 check); FEMA's map services are named in plain text
- FloodSmart, what is my flood zone (carried)
- Collier County, proposed flood insurance rate map reflects changes to local flood risk, August 2026 (carried)
- Collier County, 2026 flood protection newsletter (PDF), Community Rating System Class 5 (carried)
- Florida Division of Emergency Management, Know Your Zone
- Collier County hurricane evacuation zone layer, readings at four Beachwalk addresses (carried from the October 21, 2026 check); the county map service is named in plain text
- Citizens Property Insurance, flood insurance requirements (read October 30, 2026)
- Citizens Property Insurance, inspection requirements: four-point and roof age (read October 30, 2026)
- Citizens Property Insurance, flood eligibility update for condominiums, May 12, 2023
- Citizens Property Insurance, 2026 approved rate changes by county (PDF), HO-6, HW-6 and HO-3 Collier averages effective July 1, 2026
- Citizens Property Insurance, 2026 multiperil rates to drop statewide, March 4, 2026
- Citizens Property Insurance, July 2026 rate, rule and wind loss mitigation updates, April 30, 2026
- Citizens Property Insurance, commercial residential policies for condominium associations (read October 30, 2026)
- International Code Council, Florida Building Code story: statewide code effective March 1, 2002 (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (PDF)
- National Weather Service Miami, Hurricane Ian summary (PDF)
- National Weather Service Miami, Hurricane Helene impact narratives (PDF)
- National Weather Service Miami, Hurricane Milton impact narratives (PDF)
- Florida Department of Environmental Protection, Hurricanes Ian and Nicole final report, August 2023 (PDF)
- Coastal Conservatory, first-person account of Hurricane Ian's storm surge at Vanderbilt Beach, undated (read October 30, 2026)
- WINK News, Hurricane Ian's impact on Vanderbilt Beach, rebuilding and resilience, September 25, 2025
- Triple-I, insuring a co-op or condo (master policy, unit owner policy and loss assessment)
Condominium lending and market
- Fannie Mae Selling Guide, B4-2.1-03, ineligible projects (topic dated August 5, 2026, read October 30, 2026)
- Fannie Mae Selling Guide, B4-2.2-01, full review process (topic dated August 5, 2026, read October 30, 2026)
- Fannie Mae Selling Guide, B7-3-03, master property insurance requirements (topic dated August 5, 2026)
- Fannie Mae Selling Guide, B7-3-04, individual property insurance requirements for units (topic dated August 5, 2026)
- Fannie Mae Selling Guide, B7-3-06, flood insurance requirements (summary read October 30, 2026)
- Freddie Mac, condominium unit mortgage FAQ (read October 30, 2026)
- Florida Realtors, condo financing rules change in 2026, May 12, 2026
- Florida Realtors, third quarter 2026 statewide townhouse and condo data, released October 16, 2026 (PDF)
- Naples Area Board of Realtors, September 2026 market report, released October 23, 2026
- Naples Area Board of Realtors, September 2026 statistics, ZIP 34108 and Naples Beach Local Market Updates, pages 16, 19 and 20
- Naples Area Board of Realtors, January 2026 market report, released February 20, 2026
Schools, healthcare, roads, utilities and getting around
- Collier County Public Schools, school directory (read October 30, 2026)
- Collier County Public Schools, attendance boundaries (carried)
- Collier County Public Schools, school and district grades page (read October 30, 2026)
- Collier County Public Schools, 2025-2026 school and district grades (PDF, read October 27, 2026)
- Collier County Public Schools Interactive Zoning Tool, named in plain text; the tool is an address search and was not requested, and the zoning on this page is carried from a district address-service check of October 21, 2026
- NCH Healthcare System, emergency services (carried from an October 30, 2026 read)
- Physicians Regional Healthcare System, emergency department (carried from an October 30, 2026 read)
- NCH Healthcare System, Naples locations (carried)
- Florida Department of Health, trauma centers list (PDF, updated July 23, 2026)
- Florida Council of Trauma, Florida trauma centers (carried)
- OpenStreetMap, North Collier fire station node used for the Hammock Oak Drive station position (queried October 30, 2026)
- Collier County, recycling and solid waste guidebook, September 2025 (PDF), carried
- FDOT District One, US 41 resurfacing project 441512-1 (read October 30, 2026)
- FDOT District One, US 41 all projects list, page 1 (read October 30, 2026)
- Collier County, Vanderbilt Beach Road widening project, construction starting, July 2026 (carried)
- WINK News, Naples intersection upgrade aims to ease traffic on Vanderbilt Beach Road, October 16, 2026
- WINK News, Vanderbilt Beach project nears end, locals worry about access issues, January 2, 2026
- Florida State Parks, Delnor-Wiggins Pass State Park, hours, fee and dredge notice (page read October 27, 2026; carried)
- Collier County Parks and Recreation, Vanderbilt Beach Park (county page; fee and hours not printed on this page, check the county's current rate)
- OpenStreetMap contributors, map data, Overpass queries and Nominatim geocoding for school, station and destination points (queried October 30, 2026)
- Domain Realty Group route table on OpenStreetMap data, car profile, free-flow route times and road miles from 625 Beachwalk Circle (requested October 30, 2026); peak and season traffic are longer
Location, shopping and comparison communities
- Pavilion Club Condominium Association, home page: 17 two-story buildings, 156 units, gated controlled entry (read October 30, 2026)
- Pebble Creek Condominium Association, home page (read October 30, 2026)
- Regency Centers, Pavilion shopping center, tenant list (read October 30, 2026)
- Mercato, dining directory (read October 30, 2026)
- Publix, store 1337, Marketplace at Pelican Bay (read October 30, 2026)
- Waterside Shops, home page (read October 30, 2026)
- The Village Shops on Venetian Bay, about page (read October 30, 2026)
- Artis Naples, home of The Baker Museum and the Naples Philharmonic (read October 30, 2026)