Berkshire Lakes Homes for Sale in Naples, FL
Berkshire Lakes in Naples is a deed-restricted community of 2,149 homes, 991 single-family homes and 1,158 condominium units, around Santa Barbara Boulevard at Radio Road in East Naples, ZIP 34104. Its homes are dated 1988 to 2003, in twelve villages, with no CDD and no golf course. Compare other Naples communities.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Berkshire Lakes buyers in Naples
Berkshire Lakes in Naples is a built-out resale community, and these eight figures cover its homes, sales, costs and flood facts in one view. Each figure is sourced in the sections that follow, and current listings sit in the search links under the next heading.
- Per the 2026 Collier County roll, Berkshire Lakes has 2,149 homes in ZIP 34104: 991 single-family homes and 1,158 condominium units.
- The Berkshire Lakes Master Association (BLMA) covers 1,632 homes in nine villages west of Santa Barbara Boulevard, and The Shores group holds 517 homes in three villages east of it, outside the BLMA.
- County residence years run from 1988 to 2003, with a median of 1993.
- Collier County recorded 99 qualified sales in the 12 months to August 31, 2026: 64 condominium sales at a $299,500 median and 35 single-family sales at $590,000.
- The BLMA's 2026 fee is $690 a year per unit, and condominium buyers file two packets, one with the BLMA and one with the village; the section "What are Berkshire Lakes HOA fees in Naples, and what do they cover?" sets out the stack.
- There is no CDD, and the 2026 roll carries two millage rates: 10.5721 mills for the BLMA villages and 10.6558 for The Shores group.
- Flood exposure differs by village: on FEMA's effective map (as carried), 244 of 315 mapped address points in Newcastle and 0 of 237 at Preserve at the Shores sit inside a Special Flood Hazard Area.
- Four zoned public schools serve the community: Calusa Park Elementary and East Naples Middle for every village, then Lely High for the BLMA villages or Golden Gate High for The Shores group.
What Berkshire Lakes homes and condos are for sale in Naples right now?
The searches below show every Berkshire Lakes listing in Naples filed in the Southwest Florida MLS, held to the community by its MLS names and a map box. The price links are sized to the 99 recorded sales of the last 12 months, and every purchase here is a resale.
Listings come from the Southwest Florida MLS through our search and change daily.
Condominiums and attached homes
- Berkshire Lakes condominium listings in Naples
- Berkshire Lakes listings under $300,000
- Berkshire Lakes listings from $300,000 to $450,000
The condo link filters by the MLS property type, and the two price links filter by price alone. Under $300,000 matches 32 of the 99 recorded sales, all condominium, and $300,000 to $450,000 matches 38, of which 32 were condominium and 6 single-family. At the October 29, 2026 export the 27 active listings split 10, 9, 5 and 3 across the four price bands, in the order under $300,000, $300,000 to $450,000, $450,000 to $700,000 and $700,000 and above. Preserve at the Shores and Melrose Gardens are condominium villages in the county record, but the MLS can file them as "Villa Attached" or "Townhouse", which the property-type links may miss; use the all-listings link for those two villages.
Single-family homes
- Berkshire Lakes single-family listings in Naples
- Berkshire Lakes listings from $450,000 to $700,000
- Berkshire Lakes listings at $700,000 and above
The single-family link filters by the MLS property type. The county recorded 23 sales from $450,000 to $699,999, all single-family, at $455,000 to $687,000, and 6 sales at $700,000 and above, all single-family, at $702,500 to $1,100,000. A price link filters by price only, so it never narrows a search by product or village.
New on the market in the last 30 days
The 30-day link filters the same search to listings whose days-online count is 30 or fewer. A new listing can arrive at any price, in any village and in either product, so this is the link to check if you are watching for one particular building or street.
What the MLS calls Berkshire Lakes
In the October 29, 2026 export, all 139 rows carry the Development name BERKSHIRE LAKES and ZIP 34104, and the rows cover The Shores group as well as the BLMA villages. Countryside and Berkshire Village are separate developments with their own Development names, so they do not appear in these rows. Our search pairs the MLS names with a map box of about 2.05 miles north to south and 1.42 miles east to west. The box is taken from the 1983 planned development's extent, so it also covers Countryside; the MLS names do the filtering, and the box only holds generic labels such as Colonies, Coach Homes, Windsor Place and Newcastle to this community. A bounding box is not a boundary, and a listing filed under a different name inside it can be missed. Browse all Naples listings for a wider net.
What a search cannot filter
The search sets price, recency, property type and the MLS names, and nothing else. The October 29, 2026 export carries no filled field for lake frontage, garage, pool, roof year or building stories on these rows, so no search link can sort by them. Read each listing, then ask the seller or association for the facts the MLS leaves out.
Turnover: 99 of 2,149 homes in 12 months
The county recorded 99 qualified improved sales on the 2,149 homes in the 12 months to August 31, 2026, which is 4.6 percent of the homes. Single-family homes account for 35 of 991 (3.5 percent) and condominium units for 64 of 1,158 (5.5 percent). The county recorded 0 vacant-land sales in the window, so every sale was a home.
Asking about a home before it is listed
A home can change hands before it reaches the MLS, so tell us the village or building you want and we will watch for it: contact our team or reach our agents directly.
What homes are in Berkshire Lakes, Naples, by product and village?
Berkshire Lakes in Naples has 2,149 homes on the 2026 county roll, 991 single-family homes and 1,158 condominium units, in twelve villages dated 1988 to 2003. The Berkshire Lakes Master Association (BLMA) holds 1,632 homes west of Santa Barbara Boulevard, and The Shores group holds 517 east of it, outside the BLMA.
| Village | Bloc | County product | Homes | Residence years (median) |
|---|---|---|---|---|
| Berkshire Lakes single-family Units 1 to 7 | BLMA | Single-family | 662 | 1988 to 2003 (1992) |
| Newcastle | BLMA | Condominium | 278 | 1990 to 1991 (1991) |
| New Waterford | BLMA | Condominium | 168 | 1992 to 1993 (1993) |
| Partridge Pointe | BLMA | Condominium | 148 | 1997 to 2000 (1999) |
| Melrose Gardens | BLMA | Condominium | 74 | 1996 to 1998 (1996) |
| Windsor Place at Berkshire Lakes | BLMA | Condominium | 116 | 1994 to 1996 (1995) |
| The Colonies at Berkshire Lakes | BLMA | Condominium | 78 | 1990 to 1991 (1991) |
| The Coach Homes of Berkshire Lakes | BLMA | Condominium | 96 | 1989 to 1993 (1992) |
| Berkshire Landings | BLMA | Condominium | 12 | 1996 to 1997 (1996) |
| The Shores at Berkshire Lakes (Phases 2A to 2C) | The Shores group | Single-family | 210 | 2000 to 2003 (2002) |
| Berkshire Pines Phase One | The Shores group | Single-family | 119 | 1997 to 2003 (2000) |
| The Preserve at the Shores at Berkshire Lakes | The Shores group | Condominium | 188 | 1999 to 2002 (2001) |
| All twelve villages | Both blocs | 991 single-family, 1,158 condominium | 2,149 | 1988 to 2003 (1993) |
Two blocs, twelve villages
The BLMA bloc is 1,632 homes: 662 single-family homes in the Berkshire Lakes Units and 970 condominium units in eight villages. The Shores group is 517 homes: 329 single-family homes and the 188 condominium units of Preserve at the Shores. The two blocs sit on either side of Santa Barbara Boulevard, and the Shores group pays no BLMA fee, a point the fee section takes up. The county subdivision or condominium number on the deed, not the listing's Sub field, settles which village a home belongs to.
Single-family homes: 662 in the BLMA Units and 329 in the Shores group
The BLMA single-family core is Berkshire Lakes Units 1 to 7, with 662 homes dated 1988 to 2003 (median 1992). The Shores group adds 329: The Shores at Berkshire Lakes with 210 homes dated 2000 to 2003, and Berkshire Pines Phase One with 119 dated 1997 to 2003. Across the community the single-family median residence year is 1994, against 1993 for the condominium units.
Condominium units: 970 in eight BLMA villages and 188 at Preserve at the Shores
The eight BLMA condominium villages are Newcastle with 278 units, New Waterford 168, Partridge Pointe 148, Windsor Place 116, The Coach Homes 96, The Colonies 78, Melrose Gardens 74 and Berkshire Landings 12. Preserve at the Shores adds 188 east of Santa Barbara Boulevard. Condominium residence years run from 1989 to 2002. For the wider market beyond this community, see Naples condos for sale.
County product codes and MLS building design
The county codes Melrose Gardens (74 homes) and Preserve at the Shores (188) as condominium units. The MLS building-design field files homes in those villages under "Villa Attached", "Townhouse" or "Low Rise (1-3)", and it files some homes in The Shores as "Villa Attached" although the county codes all 329 Shores-group houses as single-family. This page therefore uses the county's words for county counts and sales, and the MLS's quoted labels for MLS figures, each with the export date. Melrose Gardens and Preserve at the Shores are attached homes recorded as condominium units.
Residence years by village and decade
The roll's earliest residence year runs from 1988 to 2003, and 0 homes carry a residence year of 2004 or later. The Shores group runs 1997 to 2003 (median 2001) and the BLMA 1988 to 2003 (median 1992).
| Decade of residence year | Single-family homes | Condominium units |
|---|---|---|
| 1980s | 46 | 16 |
| 1990s | 658 | 934 |
| 2000s | 287 | 208 |
| All decades | 991 | 1,158 |
Homestead exemptions
The 2026 roll shows a homestead exemption on 1,337 of the 2,149 homes (62.2 percent): 723 of 991 single-family homes (73.0 percent) and 614 of 1,158 condominium units (53.0 percent). This is a county tax fact only. It changes how a seller's bill compares with a buyer's, a point worked through under "What are property taxes on a Berkshire Lakes home in Naples?"
What have Berkshire Lakes homes and condos sold for in Naples?
Collier County recorded 99 qualified Berkshire Lakes sales in Naples in the 12 months to August 31, 2026: 64 condominium sales at a $299,500 median (the midpoint of the two middle sales) and 35 single-family sales at $590,000. Data updated: October 2026.
The 12 months to August 31, 2026
We tracked every qualified sale the county recorded in all twelve Berkshire Lakes villages from 2017 through August 2026, and read each against its village and product before printing a median. The window ends August 31 because that is the last fully qualified month in the county file. The two product lines come first because the all-homes line mixes both.
| Group (12 months to Aug. 31, 2026) | Sales | Median | Range |
|---|---|---|---|
| Condominium units | 64 | $299,500 (midpoint) | $215,000 to $440,000 |
| Single-family homes | 35 | $590,000 | $375,000 to $1,100,000 |
| All homes (64 condominium plus 35 single-family) | 99 | $330,000 | $215,000 to $1,100,000 |
Condominium sales by village
Preserve at the Shores recorded 14 condominium sales at a $310,000 median (the midpoint of the two middle sales), New Waterford 13 at $305,000, Newcastle 9 at $250,000, Partridge Pointe 7 at $299,000, Melrose Gardens 7 at $390,000 and Windsor Place 6 at $312,500 (the midpoint of the two middle sales). Villages with 5 or fewer sales print a median in the table only. The county classes Melrose Gardens and Preserve at the Shores as condominium units.
| Village | Homes | Sales | Median | Range |
|---|---|---|---|---|
| Newcastle | 278 | 9 | $250,000 | $215,000 to $270,000 |
| New Waterford | 168 | 13 | $305,000 | $259,900 to $330,000 |
| Partridge Pointe | 148 | 7 | $299,000 | $250,000 to $349,900 |
| Melrose Gardens | 74 | 7 | $390,000 | $375,000 to $440,000 |
| Windsor Place | 116 | 6 | $312,500 (midpoint) | $290,000 to $334,000 |
| The Colonies | 78 | 3 | $305,000 | $250,000 to $320,000 |
| The Coach Homes | 96 | 4 | $275,000 (midpoint) | $254,900 to $310,000 |
| Berkshire Landings | 12 | 1 | $258,000 (one sale) | not applicable |
| Preserve at the Shores | 188 | 14 | $310,000 (midpoint) | $280,000 to $370,000 |
Single-family sales: the BLMA Units and the Shores group
The BLMA single-family Units recorded 26 sales at a $595,000 median, from $375,000 to $1,100,000. The Shores group recorded 9 single-family sales at $515,000, from $400,000 to $810,000: 6 in The Shores at $517,450 (the midpoint of the two middle sales) and 3 in Berkshire Pines Phase One.
| Village | Homes | Sales | Median | Range |
|---|---|---|---|---|
| Berkshire Lakes single-family Units 1 to 7 | 662 | 26 | $595,000 | $375,000 to $1,100,000 |
| The Shores (Phases 2A to 2C) | 210 | 6 | $517,450 (midpoint) | $400,000 to $810,000 |
| Berkshire Pines Phase One | 119 | 3 | $445,000 | $410,000 to $600,000 |
The BLMA and the Shores group
The two blocs trade in different mixes, which is why the bloc lines print by product as well.
| Bloc (12 months to Aug. 31, 2026) | Sales | Median | Range |
|---|---|---|---|
| BLMA, all homes | 76 | $329,500 (midpoint) | $215,000 to $1,100,000 |
| BLMA single-family | 26 | $595,000 | $375,000 to $1,100,000 |
| BLMA condominium | 50 | $297,000 | $215,000 to $440,000 |
| Shores group, all homes | 23 | $335,000 | $280,000 to $810,000 |
| Shores group single-family | 9 | $515,000 | $400,000 to $810,000 |
| Shores group condominium (Preserve at the Shores) | 14 | $310,000 (midpoint) | $280,000 to $370,000 |
The prior 12 months: 98 sales
The 12 months to August 31, 2025 hold 98 qualified sales at a $387,500 median (the midpoint of the two middle sales), against 99 at $330,000 in the later window, which holds 64 condominium sales at $299,500 and 35 single-family sales at $590,000. The windows differ in mix. Single-family homes were 47 of the 98 sales in the earlier window and 35 of the 99 in the later one, and The Shores recorded 13 sales in the earlier window and 6 in the later one. Each all-homes median describes whichever homes sold in that window.
| Group (12 months to Aug. 31, 2025) | Sales | Median | Range |
|---|---|---|---|
| All homes | 98 | $387,500 (midpoint) | $193,000 to $880,000 |
| Single-family homes | 47 | $600,000 | $410,000 to $880,000 |
| Condominium units | 51 | $311,500 | $193,000 to $505,000 |
A 12-month price ladder
The ladder sorts the 99 sales of the latest 12 months into the same four bands as the search links.
| Price band | Sales | Condominium | Single-family | Median | Range |
|---|---|---|---|---|---|
| Under $300,000 | 32 | 32 | 0 | $271,000 (midpoint) | $215,000 to $299,000 |
| $300,000 to $449,999 | 38 | 32 | 6 | $332,000 (midpoint) | $300,000 to $445,000 |
| $450,000 to $699,999 | 23 | 0 | 23 | $590,000 | $455,000 to $687,000 |
| $700,000 and over | 6 | 0 | 6 | $800,000 (midpoint) | $702,500 to $1,100,000 |
| All bands | 99 | 64 | 35 | $330,000 | $215,000 to $1,100,000 |
The county's own product bands show the same split in finer steps.
| Price band | Condominium | Single-family |
|---|---|---|
| Under $250,000 | 4 | 0 |
| $250,000 to $299,999 | 28 | 0 |
| $300,000 to $349,999 | 24 | 0 |
| $350,000 to $399,999 | 5 | 1 |
| $400,000 to $499,999 | 3 | 8 |
| $500,000 to $599,999 | 0 | 11 |
| $600,000 to $749,999 | 0 | 11 |
| $750,000 to $999,999 | 0 | 3 |
| $1,000,000 and over | 0 | 1 |
| All bands | 64 | 35 |
Sales by year, 2017 to 2026
The annual line counts qualified sales by calendar year and product, with 2026 running to August 31. Read each median with its count beside it, because each year's median describes whichever homes sold that year.
| Year | Single-family homes | Condominium units |
|---|---|---|
| 2017 | 50 at $340,000 (midpoint) | 65 at $195,000 |
| 2018 | 55 at $355,000 | 74 at $199,500 (midpoint) |
| 2019 | 51 at $355,000 | 65 at $195,000 |
| 2020 | 63 at $340,000 | 74 at $200,000 (midpoint) |
| 2021 | 80 at $445,000 (midpoint) | 105 at $235,000 |
| 2022 | 51 at $600,000 | 82 at $342,500 (midpoint) |
| 2023 | 37 at $614,000 | 52 at $345,950 (midpoint) |
| 2024 | 33 at $639,000 | 42 at $327,500 (midpoint) |
| 2025 | 43 at $595,000 | 59 at $310,000 |
| 2026 to Aug. 31 | 29 at $595,000 | 41 at $290,000 |
How the county and MLS counts differ
The county line counts qualified improved sales by recorded deed in whole months ending August 31, 2026. The MLS counts closings by closing date in a window that ends later, and it files some villages under different product words. The two sources are reported separately and never blended; the MLS side is set out under "What does the MLS show about Berkshire Lakes condos and homes in Naples?"
What does the MLS show about Berkshire Lakes condos and homes in Naples?
In the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, Berkshire Lakes in Naples shows 106 closings at a $320,000 median, with "Low Rise (1-3)" condominium 52 at $280,000 and "Single Family" 36 at $592,500, plus 27 active and 6 pending listings. Data updated: October 2026.
106 closings in the October 29, 2026 export
The closing dates in the October 29, 2026 export run from October 31, 2025 to October 27, 2026. The table splits the rows by the MLS building-design field, which is not the county's product code.
| MLS building design | Closings | Sold median | Sold range | Active | Active list median |
|---|---|---|---|---|---|
| "Low Rise (1-3)" condominium | 52 | $280,000 | $205,000 to $349,900 | 15 | $279,900 |
| "Villa Attached" | 11 | $385,000 | $285,000 to $450,000 | 3 | $325,000 |
| "Townhouse" (all at Preserve at the Shores) | 7 | $310,000 | $267,500 to $350,000 | 1 | $319,900 (one listing) |
| "Single Family" | 36 | $592,500 | $375,000 to $1,100,000 | 8 | $628,750 |
| All four designs | 106 | $320,000 | $205,000 to $1,100,000 | 27 | $325,000 |
By bloc, the BLMA villages show 86 closings at $327,000 and 22 active listings at $326,750, and The Shores group shows 20 closings at $311,000 and 5 active listings at $325,000, in the October 29, 2026 export.
Living area by product
MLS living area is the figure agents enter, not a county measurement, and the table shows it as in the October 29, 2026 export.
| MLS building design | Closings | Median living area (sq. ft.) | Range (sq. ft.) |
|---|---|---|---|
| "Low Rise (1-3)" condominium | 52 | 1,362 | 1,093 to 1,700 |
| "Villa Attached" | 11 | 1,560 | 1,311 to 1,758 |
| "Townhouse" | 7 | 1,406 | 1,406 (all seven) |
| "Single Family" | 36 | 1,816 | 1,225 to 3,113 |
| All closings | 106 | 1,421 | 1,093 to 3,113 |
Active listings in the export run from 1,093 to 3,818 sq. ft., and the 8 single-family listings run from 1,504 to 3,818 sq. ft.
Price per MLS living square foot
Dividing each sold price by its MLS living area gives a median of $233 per MLS living square foot across the 106 closings. By building design the medians are $214 for "Low Rise (1-3)" condominium, $222 for "Villa Attached", $220 for "Townhouse" and $312 for "Single Family". These figures use agent-entered living area in the October 29, 2026 export, and we print none by street.
Bedrooms and dens
The bedroom field below counts the 106 closings in the October 29, 2026 export. It is an agent entry, not a county record.
| MLS building design | 2 Bed | 2+Den | 3 Bed | 3+Den | 4 Bed | Closings |
|---|---|---|---|---|---|---|
| "Low Rise (1-3)" condominium | 23 | 5 | 24 | 0 | 0 | 52 |
| "Villa Attached" | 0 | 4 | 7 | 0 | 0 | 11 |
| "Townhouse" | 0 | 0 | 7 | 0 | 0 | 7 |
| "Single Family" | 0 | 1 | 22 | 10 | 3 | 36 |
| All closings | 23 | 10 | 60 | 10 | 3 | 106 |
Days on market and sold to last list
Of the 106 closings, 104 carry a days-on-market value. The median is 62 days, with 68 for "Low Rise (1-3)" condominium, 68 for "Villa Attached", 161 for "Townhouse" and 42 for "Single Family". Sold price against the last list price has a median of 96.0 percent across all 106 closings, and by design it is 96.4, 96.8, 94.8 and 95.8 in the same order. The export holds the current list price, not the original, so the ratio is measured against the last asking price.
Villages in the MLS Sub field
The MLS Sub field names eleven values. The Shores group appears under two of them, The Shores and Preserve at the Shores, and the single-family Units appear as plain Berkshire Lakes. Medians on 5 or fewer closings print in this table only.
| MLS Sub/Condo name | Closings | Sold median | Sold range | Living area range (sq. ft.) | Active |
|---|---|---|---|---|---|
| Berkshire Lakes (single-family Units) | 31 | $595,000 | $375,000 to $1,100,000 | 1,225 to 3,818 | 7 |
| Newcastle | 12 | $247,250 | $206,000 to $270,000 | 1,300 to 1,450 | 7 |
| New Waterford | 14 | $297,500 | $215,000 to $330,000 | 1,212 to 1,362 | 2 |
| Preserve at the Shores | 14 | $298,495 | $267,500 to $350,000 | 1,311 to 1,406 | 3 |
| The Shores | 6 | $495,000 | $410,000 to $810,000 | 1,490 to 2,686 | 2 |
| Partridge Pointe | 8 | $293,500 | $250,000 to $349,900 | 1,181 to 1,401 | 0 |
| Melrose Gardens | 6 | $390,000 | $375,000 to $440,000 | 1,757 to 1,758 | 0 |
| Windsor Place | 6 | $312,500 | $290,000 to $334,000 | 1,191 to 1,421 | 0 |
| Coach Homes | 5 | $285,000 | $254,900 to $310,000 | 1,240 to 1,562 | 1 |
| Colonies | 3 | $230,000 | $205,000 to $250,000 | 1,093 to 1,312 | 5 |
| Berkshire Landings | 1 | $258,000 (one closing) | not applicable | 1,700 | 0 |
The living-area range in the first row covers sold and active listings together, and the closings sum to 106. These counts follow the MLS Sub field, so they will not match the county's village counts above, which follow the deed.
Active and pending at the export date
At the export date there were 27 active listings and 6 pending, 4 of them Pending With Contingencies and 2 Pending. By building design the 27 active listings are 15 "Low Rise (1-3)" condominium, 3 "Villa Attached", 1 "Townhouse" and 8 "Single Family", and the 6 pending are 3, 1, 0 and 2 in the same order. The active median list price is $325,000, and the median days online is 111. The split across the four search price bands is under "What Berkshire Lakes homes and condos are for sale in Naples right now?" The search widgets show current listings, not this count.
What the MLS files do not hold
The October 29, 2026 export has no filled lake-frontage, garage, pool, roof-year or building-stories value for these rows, so none of those appears on this page as a count. The BLMA's published documents cover some of them village by village, and the later sections say which.
Where is Berkshire Lakes in Naples, and how did it develop?
Berkshire Lakes in Naples sits around Santa Barbara Boulevard at Radio Road, south of I-75, in unincorporated East Naples, ZIP 34104. The county zoned the land as planned unit development PUD-83-1 in 1983, the first homes carry residence year 1988 and the newest 2003, and every purchase today is a resale.
Santa Barbara Boulevard at Radio Road, south of I-75
The community carries ZIP 34104 and a Naples mailing address, yet Collier County, not the City of Naples, governs the land. There is no I-75 interchange at Santa Barbara Boulevard, so interstate trips use Collier Boulevard or Golden Gate Parkway, timed under "What is near Berkshire Lakes in Naples, and which schools and services serve it?" For the wider market, start at the Naples hub and the Naples communities index.
West and east of Santa Barbara Boulevard
Santa Barbara Boulevard divides the community into two blocs. The Berkshire Lakes Master Association (BLMA) covers 1,632 homes west of the boulevard, and The Shores group covers 517 homes east of it, outside the BLMA. Governing bodies sit under "Who governs Berkshire Lakes in Naples?"
The 1983 PUD it shares with Countryside
The county's planned unit development layer lists Berkshire Lakes as petition PUD-83-1(8), Ordinance 98-5, also numbered DRI-82-1, status active. Ordinance 83-46 of August 16, 1983 created the PUD, and Ordinance 91-45 of June 11, 1991 amended it. The same polygon holds the streets of Countryside, a separate community with its own golf course and its own page. No Countryside home is counted on this page.
Not Berkshire Village
Berkshire Village is a separate development north of I-75 in ZIP 34116, with its own MLS development name. The name-trap table under "How do you buy a home in Berkshire Lakes, Naples, step by step?" sorts the look-alike names.
From 1988 to 2003: a timeline
Residence years come from the 2026 Collier County roll; ordinance dates come from the county.
| When | What happened |
|---|---|
| Before 1983 | DRI-82-1, the development of regional impact number, is carried on the PUD record |
| August 16, 1983 | Ordinance 83-46 creates the Berkshire Lakes PUD, PUD-83-1 |
| 1988 | First residence year on the roll |
| 1989 to 1993 | The Coach Homes, Newcastle, The Colonies and New Waterford |
| June 11, 1991 | Ordinance 91-45 amends the PUD |
| 1994 to 1998 | Windsor Place, Berkshire Landings, Melrose Gardens; Ordinance 98-5 on the PUD record |
| 1997 to 2003 | Partridge Pointe, Berkshire Pines, Preserve at the Shores, The Shores |
Who built it
The BLMA's About page says the community was "developed as a deed restricted community by Coast Communities Corporation." No builder is named for any single village in the sources we read, and every sale is a resale.
What are the Berkshire Lakes villages in Naples?
Berkshire Lakes in Naples has twelve villages: the single-family Units 1 to 7 and eight condominium villages in the BLMA west of Santa Barbara Boulevard, and The Shores, Berkshire Pines and Preserve at the Shores east of it. Five villages have their own Domain Realty Group pages, linked below; the other seven are covered here.
Sales are Collier County qualified improved sales for the 12 months to August 31, 2026. A median at an even count is the midpoint of the two middle sales; counts of three to five show a range, with the median in this table.
| Village | County product | Homes | Residence years | County sales |
|---|---|---|---|---|
| Single-family Units 1 to 7 | single-family | 662 | 1988 to 2003 | 26 at $595,000 |
| Newcastle | condominium | 278 | 1990 to 1991 | 9 at $250,000 |
| New Waterford | condominium | 168 | 1992 to 1993 | 13 at $305,000 |
| Partridge Pointe | condominium | 148 | 1997 to 2000 | 7 at $299,000 |
| Melrose Gardens | condominium | 74 | 1996 to 1998 | 7 at $390,000 |
| Windsor Place | condominium | 116 | 1994 to 1996 | 6 at $312,500 |
| The Colonies | condominium | 78 | 1990 to 1991 | 3 sales, $250,000 to $320,000, median $305,000 |
| The Coach Homes | condominium | 96 | 1989 to 1993 | 4 sales, $254,900 to $310,000, median $275,000 |
| Berkshire Landings | condominium | 12 | 1996 to 1997 | 1 sale, $258,000 |
| The Shores | single-family | 210 | 2000 to 2003 | 6 at $517,450 |
| Berkshire Pines Phase One | single-family | 119 | 1997 to 2003 | 3 sales, $410,000 to $600,000, median $445,000 |
| Preserve at the Shores | condominium | 188 | 1999 to 2002 | 14 at $310,000 |
Berkshire Lakes single-family Units 1 to 7
The single-family Units hold 662 homes in the BLMA, with residence years 1988 to 2003 and a median of 1992. Unit 1 is commonly known as Brentwood, and the BLMA's About page says the homes sit on seven lakes. Seven plats, Unit 1 through Unit 7, make up the group, and the MLS carries the whole group under the Sub name BERKSHIRE LAKES. Bedroom and garage counts are not published by the association or in the county files we read, so the listing and the inspection settle them. Exterior changes go through the architectural review board, and the county permit comes before the work. The county recorded 26 sales here in the 12 months to August 31, 2026, at a $595,000 median; the range and the earlier window sit under "What have Berkshire Lakes homes and condos sold for in Naples?" This village has no page of its own, so this section is its page.
Newcastle
Newcastle is the largest condominium village, with 278 two- and three-bedroom units in 35 two-story buildings of eight, residence years 1990 to 1991, on Squire and Landover circles and courts. The BLMA's sub-associations page describes two pools and two clubhouses for owners and guests, detailed under "What amenities come with a Berkshire Lakes home in Naples?" The village also has a plumbing history and a noticed special assessment, covered under "What should a buyer check on a Berkshire Lakes home built 1988 to 2003?" and "What does a Berkshire Lakes condo buyer in Naples need to know?" The county recorded 9 sales in the 12 months to August 31, 2026, at a $250,000 median. Dues and rules sit under "What are Berkshire Lakes HOA fees in Naples, and what do they cover?" and "What leasing, pet, vehicle and lake rules apply in Berkshire Lakes, Naples?" The full village page is Newcastle.
New Waterford
New Waterford has 168 condominium units in 21 two-story buildings, each unit with a single-car garage, and residence years of 1992 to 1993. The village's own site lists floor plans of two bedrooms and two baths, or two bedrooms plus a den and two baths, and says every unit has lake views from the lanai. The village keeps a public site with its rules and board meeting notices. The county recorded 13 sales in the 12 months to August 31, 2026, at a $305,000 median, the largest count among the condominium villages after Preserve at the Shores. It is the one condominium village whose dues appear on its own site, so that figure sits with the buyer material under "What does a Berkshire Lakes condo buyer in Naples need to know?" Its 2026 rules sit under "What leasing, pet, vehicle and lake rules apply in Berkshire Lakes, Naples?" The full village page is New Waterford.
Partridge Pointe
Partridge Pointe has 148 condominium units in 37 two-story buildings of four, with residence years 1997 to 2000, the newest of the BLMA condominium villages and the third largest of the eight by count, on Partridge Circle and Partridge Lane. The BLMA's sub-associations page calls its pool "the largest swimming pool in Berkshire Lakes" and lists a large clubhouse, detailed under "What amenities come with a Berkshire Lakes home in Naples?" The buildings and the clubhouse carry a 2024 letter of map amendment, explained under "Is Berkshire Lakes in Naples in a flood zone?" Ask for the letter and the lender's determination for the exact unit. The county recorded 7 sales in the 12 months to August 31, 2026, at a $299,000 median. For a village of four-unit buildings, ask the association for its current budget and reserve study at contract, and ask whether any assessment is pending. The full village page is Partridge Pointe.
Melrose Gardens
Melrose Gardens has 74 attached villa homes that the county codes as condominium units, on about 15 acres, with residence years 1996 to 1998 and a median of 1996, and every unit shares one floor plan. Its entrance is on Belville Boulevard near Devonshire. The BLMA's sub-associations page describes a private pool and clubhouse and says residents may also use the master association's clubhouse, pool and courts. The MLS files these homes under building designs that differ from the county's code, a gap explained under "What homes are in Berkshire Lakes, Naples, by product and village?" The county recorded 7 sales in the 12 months to August 31, 2026, at a $390,000 median. Melrose Gardens has no page of its own, so this section is its page. Ask for the declaration and the budget before relying on any rule, because the association's operating details are not published on the BLMA site.
Windsor Place at Berkshire Lakes
Windsor Place has 116 condominium units in 29 four-plex buildings that the BLMA's sub-associations page describes as "built of cinder block and steel," two units up and two down, each with a private attached garage. Residence years run 1994 to 1996, median 1995. The same page calls it a "village-like setting" on one of the larger lakes, and the village's own site posts floor plans for units 101, 102, 201 and 202. The buildings and the pool house carry a 2024 letter of map amendment (see "Is Berkshire Lakes in Naples in a flood zone?"), and the village rules we carry are dated 2017. The page does not state the number of stories, so ask whether the building is two or three stories. The county recorded 6 sales in the 12 months to August 31, 2026, at a $312,500 median. This village has no page of its own, so this section is its page.
The Colonies at Berkshire Lakes
The Colonies has 78 condominium units in 8 buildings overlooking the largest lake, with residence years of 1990 to 1991, on Mardel Drive and Mardel Court. The BLMA's sub-associations page lists two pools, a hot tub, tennis courts marked for pickleball and use of the master association's clubhouse, detailed under "What amenities come with a Berkshire Lakes home in Naples?" The page does not state the building stories, so ask whether the building is two or three stories before assuming how the milestone and reserve study rules read for a given unit. The county recorded 3 sales in the 12 months to August 31, 2026, from $250,000 to $320,000, too few for a median in prose; the median is in the village table above. Pet and parking terms are not on the BLMA page, so ask for them with the estoppel. The Colonies has no page of its own, so this section is its page.
The Coach Homes of Berkshire Lakes
The Coach Homes has 96 condominium units with attached garages in twelve buildings of eight, as the records we carry divide them, and residence years 1989 to 1993 with a median of 1992. The MLS names it COACH HOMES. The BLMA's sub-associations page describes Mediterranean styling, unique floor plans, native pines, winding streets and some lake views. The page also lists a large pool and spa and a cabana with a sundeck and kitchen facilities, detailed under "What amenities come with a Berkshire Lakes home in Naples?" The county recorded 4 sales in the 12 months to August 31, 2026, from $254,900 to $310,000, a range rather than a median in prose. Dues, leasing and pet rules are not published for this village, so the estoppel and the documents answer them, and the stories are not stated either. The Coach Homes has no page of its own, so this section is its page.
Berkshire Landings
Berkshire Landings is the smallest village: 12 condominium units in two buildings of six, three bedrooms and two baths, with a large lanai and an attached garage, residence years 1996 to 1997. The BLMA's sub-associations page lists a private pool, a community pool and clubhouse, courts, a private fishing pier and jogging and bike paths, quoted under "What amenities come with a Berkshire Lakes home in Naples?" The village's governing documents are posted on the BLMA site, and they are the place to read its lease and pet terms. The county recorded 1 sale in the 12 months to August 31, 2026, at $258,000; one sale is listed, not averaged. With only 12 units, a single listing can move the village's whole picture, so read the documents. The declaration was recorded in February 1997. Ask whether the building is two or three stories. Berkshire Landings has no page of its own.
The Shores at Berkshire Lakes
The Shores holds 210 single-family homes in Phases 2A to 2C, with residence years 2000 to 2003 and a median of 2002, the latest median of any single-family village here. Streets include Leicester Drive, Haverhill Court and Stratford Drive. It sits east of Santa Barbara Boulevard, outside the BLMA, so the BLMA's master fee does not apply; the Shores group's associations are described under "Who governs Berkshire Lakes in Naples?" The county recorded 6 sales in the 12 months to August 31, 2026, at a $517,450 median, a midpoint. The MLS Sub field names this village THE SHORES, yet the deed's subdivision number, not the listing's Sub field, settles which village a home is in, so ask the seller for the Shores group's current association documents. Taxes in this bloc use the second millage rate, explained under "What are property taxes on a Berkshire Lakes home in Naples?" The full village page is The Shores.
Berkshire Pines Phase One
Berkshire Pines Phase One holds 119 single-family homes, with residence years 1997 to 2003 and a median of 2000, the earliest start in the Shores group. Its streets include Lourdes Court and Meldin Court. It sits in the Shores group, outside the BLMA, and its association records trace to the same master association as The Shores. The MLS has no Sub name of its own for it: the October 29, 2026 export files its homes under THE SHORES or the broader development name, so ask for the plat or the deed to place a home. The county recorded 3 sales in the 12 months to August 31, 2026, from $410,000 to $600,000, a range rather than a median in prose. A preliminary flood map change touches two mapped points here, explained under "Is Berkshire Lakes in Naples in a flood zone?" Berkshire Pines has no page of its own, so this section is its page.
The Preserve at the Shores at Berkshire Lakes
The Preserve at the Shores holds 188 condominium units in 47 buildings of four, with residence years 1999 to 2002 and a median of 2001, in two floor plans repeated across the buildings, on Woodbrook Circle, Meadow Lakes Drive and Sandpine Court. It has its own condominium association and sits outside the BLMA, so it carries no BLMA fee, and the BLMA page does not describe its amenities. The county recorded 14 sales in the 12 months to August 31, 2026, at a $310,000 median, a midpoint, and the largest count among the condominium villages. A condominium follows the condominium statute rather than the homeowners' association disclosure rule, a split explained under "What does a Berkshire Lakes condo buyer in Naples need to know?" Ask the closing agent which regime governs the file, and ask for the budget and the reserve study. The full village page is Preserve at the Shores.
What amenities come with a Berkshire Lakes home in Naples?
Berkshire Lakes in Naples gives BLMA owners a clubhouse on Belville Boulevard, one fenced pool, two courts striped for pickleball, a lake path and a fishing pier, and some condominium villages add their own pools. The Shores group runs its own associations. The BLMA amenity list names no golf, marina, restaurant or fitness center.
| Amenity | Published wording | Hours or rule, as of October 31, 2026 |
|---|---|---|
| Clubhouse | Open to residents, with a lending library | Monday to Friday 8:00 a.m. to 7:00 p.m., closed weekends |
| Pool | One fenced pool, restrooms, outdoor shower | Opens 8:00 a.m., locks at dusk |
| Courts | Two courts striped for pickleball | Posted schedule, homeowners only |
| Lake path | Northeast shore of Berkshire Lake and Belville Lake | No motorized vehicles |
The BLMA clubhouse and banquet room
The BLMA clubhouse on Belville Boulevard is open to residents Monday to Friday 8:00 a.m. to 7:00 p.m., closed weekends, per the BLMA About page as of October 31, 2026. Entry takes a key fob, $20 each, two per household, none issued to renters. Inside are a lending library and a banquet room of about 2,700 square feet with lake views and pier access; guests must be accompanied by a resident.
The pool
The BLMA has one fenced pool, entered by key fob. It opens at 8:00 a.m. and locks automatically at dusk, with restrooms and an outdoor shower beside it. The About page lists no other pool hours, so read the posted notices before planning around it.
Pickleball and tennis courts
The About page lists two courts striped for pickleball and a posted schedule: tennis on weekday mornings, pickleball on Wednesday and Saturday from 7:30 to 10:30 a.m., and open play on Sunday. The courts are open to homeowners only. Berkshire Landings and The Colonies list courts of their own.
The lake path and the fishing pier
A walking and biking path follows the northeast shore of Berkshire Lake and Belville Lake, with no motorized vehicles. The fishing pier is reached from the banquet room. Fishing is catch and release; the full lake rules sit under "What leasing, pet, vehicle and lake rules apply in Berkshire Lakes, Naples?"
Village amenities per the BLMA sub-associations page
The page lists Newcastle with two pools and two clubhouses; Partridge Pointe with a large pool and clubhouse; Melrose Gardens with a private pool and clubhouse; The Colonies with two pools, a hot tub and courts; The Coach Homes with a large pool, spa and cabana; and Berkshire Landings with two pools, a clubhouse, courts and a private fishing pier. Villages the page does not describe publish no pool details there, so ask the association.
What Berkshire Lakes does not have
Berkshire Lakes has no golf course. The BLMA amenity list does not include golf, a marina, a restaurant or a fitness center, and the lakes allow no boats. Countryside, inside the same PUD, has its own golf course. Nearby, The Gate Golf Club, a nine-hole public course on the former Golden Gate course, was targeted for December 2026 as of the September 2, 2026 report; confirm the date before planning around it.
What should a buyer check on a Berkshire Lakes home built 1988 to 2003?
Berkshire Lakes homes in Naples carry residence years from 1988 to 2003, with a median of 1993. Single-family owners maintain the house, and condominium associations maintain the building shell under their declarations. Permits, four-point and wind mitigation reports, the elevation certificate and the association's reserve study decide the file, so ask for each in writing.
| Item | Single-family home | Condominium unit |
|---|---|---|
| Roof | Year, material, permit date | Association's roof schedule |
| Plumbing | Pipe type from the inspection | Pipe type, re-piping letters |
| Air conditioning, panel, water heater | Year and permit for each | Same, for the unit |
| Windows and shutters | Impact glass, ARB approval | Association rules |
| Flood | Elevation certificate | Association and lender letters |
| Money | Quote with wind mitigation report | Budget, reserve study, estoppel |
Roof year and material
No association or county file we read publishes a roof year for any village, so none is printed here. Ask for the roof permit date, not the listing's wording. The Unit 1 Declaration sets roofs there as cement tile, metal with a tile look, or No. 1 wood shake. The BLMA clubhouse roofs were replaced in 2025, per a reserve study dated December 22, 2025. The roof statute sits under "How do storms and homeowners insurance work for Berkshire Lakes homes in Naples?"
Building code by permit date
Florida's first statewide building code took effect March 1, 2002, as carried in our research. Most Berkshire Lakes homes carry earlier residence years, and some in The Shores group carry 2002 or 2003.
Plumbing and Newcastle's re-piping letters
Newcastle has a published plumbing history: owner letters about polybutylene re-piping date to 2022, per the village's own site. No other village publishes one, which does not mean none has the issue. Ask every seller for the pipe type and any re-piping record.
Windows, shutters and opening protection
In the single-family sections, the architectural review standards of August 2026 cover exterior changes, including hurricane protection, fences and hedges, and board silence is not approval. Ask for the approval and the county permit behind any shutters or changed exterior.
Air conditioning, electrical panel and water heater
These are the four-point items an insurer's inspector reviews with the roof. No figure for the typical life of any of them is published for Berkshire Lakes, so none is printed. Ask for the year, the permit and any service record before the inspection deadline.
Condominium buildings: master policy, reserve study and stories
The association's master policy covers the building shell and common areas, and the owner's HO-6 policy covers interior finishes, contents and liability. Whether milestone inspection and reserve study rules reach a building depends on its stories, answered village by village under "What does a Berkshire Lakes condo buyer in Naples need to know?"
What is near Berkshire Lakes in Naples, and which schools and services serve it?
Berkshire Lakes in Naples puts Publix on Radio Road, I-75 in about 9 to 13 minutes and Fifth Avenue South in about 13, by approximate free-flow routing from three points inside Berkshire Lakes, no traffic, October 10, 2026; longer in season. Schools follow the village, and the fire district and utilities are named below.
| Destination | Drive time |
|---|---|
| Naples Airport (general aviation) | About 8 to 9 minutes |
| I-75 Exit 101 (Collier Boulevard) | About 9 to 12 minutes |
| I-75 Exit 105 (Golden Gate Parkway) | About 10 to 13 minutes |
| Fifth Avenue South | About 13 minutes, 6 to 7 miles |
| Coastland Center, 1900 Tamiami Trail N | About 14 to 15 minutes |
| Naples Pier (being rebuilt) | About 16 minutes |
| Lowdermilk Park | About 16 to 17 minutes |
| Waterside Shops, 5415 Tamiami Trail N | About 17 to 19 minutes |
| Clam Pass Park | About 19 to 20 minutes |
| Mercato, 9110 Strada Place | About 21 to 22 minutes |
| Vanderbilt Beach | About 24 to 25 minutes |
| RSW terminal | About 40 to 45 minutes, 32 miles |
Publix, Berkshire Commons and the Radio Road plaza
Publix #410 sits at 7101 Radio Rd and has a pharmacy. Berkshire Commons is a shopping center, not the community. A separate shopping plaza at 7335 Radio Road sold for $9 million on May 15, 2026, per Business Observer and Gulf Shore Business.
I-75 and the roads
The county lists no capital road project on Santa Barbara Boulevard, Radio Road or Davis Boulevard near the community as of October 2026. Its 2025 traffic table puts Radio Road from Livingston to Santa Barbara at 93.9 percent of peak-hour volume, level of service D, and an adaptive signal agreement was approved January 14, 2025.
Beaches, parks, shopping and airports
By the same routing, Lowdermilk Park is about 16 to 17 minutes and Vanderbilt Beach about 24 to 25; the Naples Pier is being rebuilt, so do not plan around it as open. Fifth Avenue South, Coastland Center, Waterside Shops and Mercato are in the table; Naples Airport handles general aviation, so airline trips use RSW.
Zoned public schools by village and grades
District lookups at 71 addresses on October 10, 2026, assigned every village to Calusa Park Elementary and East Naples Middle; the high school differs by bloc. Grades are the state's 2025-26 school grades, carried as of that date.
| Bloc | Elementary | Middle | High school |
|---|---|---|---|
| BLMA villages (nine) | Calusa Park Elementary, A | East Naples Middle, A | Lely High, B |
| The Shores group (three) | Calusa Park Elementary, A | East Naples Middle, A | Golden Gate High, B |
Calusa Park is at 4600 Santa Barbara Blvd, East Naples Middle at 4100 Estey Ave, Lely High at 1 Lely High School Blvd and Golden Gate High at 2925 Titan Way. Boundaries change, so confirm the exact address with the district's school zone locator. The district gives no transportation within two miles where the walking route is non-hazardous.
Hospitals, fire, sheriff and utilities
Physicians Regional Medical Center runs emergency departments at Collier Boulevard (8300 Collier Blvd) and Pine Ridge (6101 Pine Ridge Rd), and NCH (Naples Comprehensive Health) runs Baker Hospital. The Greater Naples Fire Rescue District provides fire service, and the Collier County Sheriff's Office serves the area. Confirm water and sewer from the Collier County Water-Sewer District on a current bill, and ask the seller for a recent electric bill.
Who governs Berkshire Lakes in Naples?
The Berkshire Lakes Master Association, known as the BLMA, governs the nine villages of Berkshire Lakes in Naples that sit west of Santa Barbara Boulevard, and its site names Newell Property Management as its management company. Eight condominium associations sit under it, The Shores group has its own associations outside it, and no CDD adds a charge.
| Body | Who it covers | Where to read more |
|---|---|---|
| Berkshire Lakes Master Association, Inc. (BLMA) | 662 single-family homes in Units 1 to 7 and 970 condominium units in eight villages | Dues and application: "What are Berkshire Lakes HOA fees in Naples, and what do they cover?" |
| Eight condominium associations | One for each BLMA condominium village | Dues, packets and building rules: "What does a Berkshire Lakes condo buyer in Naples need to know?" |
| The Shores group associations | 329 single-family homes and 188 condominium units east of Santa Barbara Boulevard, outside the BLMA | Fees not published |
| Community development district | None on any of the four tax areas | Millage: "What are property taxes on a Berkshire Lakes home in Naples?" |
The Berkshire Lakes Master Association
The BLMA is the master association for the single-family Units 1 to 7 and the eight condominium villages west of Santa Barbara Boulevard. Its home page carries a notice, "as of 9/2/2025", naming the management company, and the association posts its rules, budget and sales-leasing page on its own site. Its Rules and Regulations were approved in February 2026. The Architectural Review Board handles exterior changes and meets on the second and fourth Wednesdays.
The BLMA's 1,639 units and the roll's 1,632 homes
The association counts 1,639 units: 669 single-family homesites plus 970 attached homes. The 2026 county roll shows 1,632 homes in the same footprint, 662 single-family homes and 970 condominium units, so seven homesites carry no residence row. This page counts homes from the roll, as set out in "What homes are in Berkshire Lakes, Naples, by product and village?".
Eight condominium associations and their managers
Each BLMA condominium village has its own association, and a buyer deals with both it and the master association. The published pages name these management companies, and the table lists company names only. For the other four villages, ask the BLMA's sub-associations page and the estoppel for the current manager.
| Village | Management company named |
|---|---|
| Newcastle | Property Management Professionals of SWFL |
| New Waterford | Anchor Associates |
| Partridge Pointe | Anchor Associates |
| Windsor Place | Alliant Property Management |
| The Colonies, The Coach Homes, Melrose Gardens, Berkshire Landings | Not confirmed in this review |
The Shores group associations
The Shores at Berkshire Lakes, Berkshire Pines Phase One and The Preserve at the Shores at Berkshire Lakes sit east of Santa Barbara Boulevard, outside the BLMA, and pay no BLMA fee. State corporate records show a master homeowners' association for The Shores and Berkshire Pines and a separate condominium association for the Preserve. Their dues are not published. Entrances carry gate structures; staffing is not confirmed, so ask each association what the entrances do.
No CDD on any of the four tax areas
The 2026 county roll lists the taxing authorities on all four millage areas, and none is a community development district. The BLMA's 2026 budget has no CDD line either. A title commitment lists any recorded assessment, so read it for the exact home. Taxes themselves, from two rates, are in "What are property taxes on a Berkshire Lakes home in Naples?".
What does a Berkshire Lakes condo buyer in Naples need to know?
A Berkshire Lakes condo buyer in Naples needs two approval packets and two estoppels, one from the BLMA and one from the village association. Village dues are published only by New Waterford, and Florida's milestone and SIRS rules reach buildings of three or more habitable stories, which several villages do not have.
Two packets, two estoppels, one closing
Single-family buyers need one BLMA approval. Condominium, coach home and villa buyers complete two approval packets and two estoppels, the master packet plus the village packet. The BLMA's sales-leasing page asks for the application fee online and the executed contract, including its signature pages, and issues a Certificate of Approval that is valid for closing. None is issued unless documents and fee arrive before closing. The BLMA names Henry Johnson Law for its estoppel; the fee is not published.
Village dues: one published figure
Only New Waterford publishes a figure: 2025 approved budget, $1,325 a quarter, per New Waterford's 2025 purchase packet on its own site. Its 2026 budget is not posted publicly. Quarterly assessments fall due in January, April, July and October. For every other BLMA condominium village, dues are not published; ask for the budget, the estoppel and the master association's statement before you remove contingencies, and compare villages on Naples condos for sale.
Newcastle's noticed special assessment
Newcastle's association noticed a $1,200 per unit special assessment for an April 21, 2026 board meeting, due October 1, 2026. Whether the board adopted it is not published, so this page does not call it adopted or paid. Ask the seller for the estoppel, the minutes and the current budget, and ask whether any part of the amount is still owed at closing.
Milestone inspections and SIRS: a rule for taller buildings
Florida's milestone inspection and structural integrity reserve study rules (SIRS) apply to buildings of three or more habitable stories. By first-party description, Newcastle has 35 two-story buildings of eight units, New Waterford has 21 two-story buildings with a single-car garage each, and Partridge Pointe has 37 two-story buildings of four. For every other village the stories are not published, so ask whether the building is two or three stories, and ask for any reserve study.
The master policy and the HO-6
A condominium association's master policy covers the building shell and common areas, and the owner's HO-6 policy covers interior finishes, contents, liability and loss assessment. Two wind deductibles can apply: the master policy's, shared among units as an assessment, and the owner's own. Association master policy details are not published; they come with the resale documents. Read the declaration for who insures what.
Reading the condominium documents: s. 718 and s. 720 disclosure
Section 720.401 of the Florida Statutes requires a disclosure summary before a buyer signs a contract with a homeowners' association, and a buyer who did not receive it may void the contract by written notice within 3 days after receiving it or before closing. By its own terms it does not apply to associations governed by chapters 718, 719, 721 or 723. Chapter 718 governs condominiums and has its own resale documents; this page does not summarize it. Ask your closing agent which regime applies to the village. For help ordering the documents, contact our team.
What are Berkshire Lakes HOA fees in Naples, and what do they cover?
Berkshire Lakes HOA fees in Naples include the Berkshire Lakes Master Association assessment of $690 a year per unit for 2026, due January 1, plus each condominium village's own dues. The Shores group sits outside the BLMA and pays no BLMA fee, and no CDD charge appears on any of the four tax areas.
| Item | What a buyer sees | Basis |
|---|---|---|
| BLMA master assessment | $690 per unit, 2026 | Billed annually in advance, due January 1; BLMA sales-leasing page and 2026 budget |
| BLMA 2025 rate | $640 | Shown in the 2026 budget; years only |
| New Waterford | See "What does a Berkshire Lakes condo buyer in Naples need to know?" | New Waterford's 2025 purchase packet |
| The seven other BLMA condominium villages | Not published | Ask for the budget and estoppel |
| The Shores group | Not published; no BLMA fee | Outside the BLMA |
| MLS fee fields | Entries, not association figures | Listing-agent entries, October 29, 2026 export |
$690 a year for every BLMA unit
We tracked the BLMA's 2026 budget against its sales-leasing page and the MLS fee fields, and the association's own documents agree: $690 per unit for 2026, billed annually in advance and due January 1. Single-family homes and condominium units pay the same master amount. The 2025 rate was $640. A condominium buyer then adds the village association's dues, which are separate and set by each village.
What the $690 pays for
The master assessment funds the clubhouse, the pool, the two courts striped for pickleball, the lake path and pier, the lakes and fountains, the entrance monuments and perimeter walls, and the common grounds. The budget also carries lines for insurance, management and reserves. The amenities themselves are described under "What amenities come with a Berkshire Lakes home in Naples?".
The 2026 BLMA budget lines
The 2026 budget totals $1,156,417.04. Legal lines come to $204,000: $100,000 general, $75,000 lawsuits and $29,000 collections. Grounds come to $161,000 and utilities to $42,000. A buyer reads these lines for what the association spends, and asks whether any legal matter is open. The budget is on the BLMA's own site.
| 2026 budget line | Amount |
|---|---|
| Total budget | $1,156,417.04 |
| Reserve transfer | $334,084.00 |
| Legal (general, lawsuits, collections) | $204,000 |
| Grounds | $161,000 |
| Utilities | $42,000 |
Reserve transfer: $334,084.00 in the 2026 budget
The 2026 budget transfers $334,084.00 to reserves; the 2025 line was $278,714.00. The association's reserve funding document lists the components behind the transfer, including asphalt, the walking path, dock and pilings, fences, irrigation, light poles, perimeter walls, tennis surfaces, clubhouse roofs and air conditioning, and stucco and paint. Ask for the current reserve study and the latest financial report before you close.
What the MLS fee fields show
In the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, the master fee field reads "$690 Annually" on 45 BLMA rows and "$640 Annually" on 39, the 2025 rate. The Shores group uses a monthly master field, "$243 Monthly" on 14 Preserve at the Shores rows. These are listing-agent entries, not association figures, so the association's own pages and the estoppel govern.
Fees at the application and closing
The BLMA purchase application is $160 on the association's online store (packet PDFs still list $145). The lease application is $150 in the same store, and every occupant 18 or older needs a background check, with the amount not published. For sellers, the sales-leasing page says no BLMA fees are collected at closing; the village packet is separate. Sub-associations may charge their own fees, so ask for each estoppel.
What are property taxes on a Berkshire Lakes home in Naples?
Property taxes on a Berkshire Lakes home in Naples run at two rates: 10.5721 mills for the BLMA villages and 10.6558 for the Shores group, with no CDD. The 2026 roll medians of $3,815.70 for single-family homes and $2,103.62 for condominium units are sellers' bills, so use the worked first-year bills below.
Two millage rates across four areas
The county sorts the community into four millage areas. Areas 52, 202 and 254 are 10.5721 mills and hold the 1,632 BLMA homes. Area 314 is 10.6558 and holds all 517 Shores group homes, because it adds the Golden Gate Community Center MSTD at 0.1862 and carries no Collier County Lighting levy (0.1025 in the other three areas).
| Millage area | Total mills | County | School | Other | Homes |
|---|---|---|---|---|---|
| 52, 202, 254 | 10.5721 | 4.0994 | 4.1470 | 2.3257 | 1,632 |
| 314 | 10.6558 | 4.1831 | 4.1470 | 2.3257 | 517 |
Every area also lists the fire rescue district at 2.0000 and Radio Road Beautification at 0.1000. Municipal millage is 0 because the community is unincorporated.
The $269.77 line and the $0.00 condominium bills
The roll shows a non-ad valorem amount of $269.77 on 1,611 homes and $0.00 on 536, mostly condominium units whose services the association bills itself. That reading is inferred from the roll. Two homes carry larger amounts the roll does not explain, and this page prints no figure for them. A buyer asks the county or the title company what the exact bill includes.
Roll medians by product and bloc
| 2026 roll group | Median total tax |
|---|---|
| All 2,149 homes | $2,601.56 |
| Single-family homes | $3,815.70 |
| Condominium units | $2,103.62 |
| BLMA single-family | $4,029.83 |
| Shores group single-family | $3,534.42 |
| Preserve at the Shores | $2,496.64 |
The median just value is $477,095 for single-family homes and $241,460 for condominium units. A just value is not a price, and a seller's bill is not the buyer's.
Worked first-year bills at $299,500 and $590,000
These examples use the area 52 rate of 10.5721 mills and treat the price as the assessed value; a Shores group bill uses 10.6558, and no second example is worked here. A condominium at $299,500 comes to $3,166.34 in ad valorem tax. A single-family home at $590,000 comes to $6,507.31 including the $269.77 line, or $542.28 a month. A homestead exemption saves $434.00 in both cases, leaving $2,732.34 and $6,073.31.
| Case, area 52 | Price | Ad valorem tax | Non-ad valorem | Total | Homesteaded total |
|---|---|---|---|---|---|
| Condominium | $299,500 | $3,166.34 | None assumed | $3,166.34 | $2,732.34 |
| Single-family | $590,000 | $6,237.54 | $269.77 | $6,507.31 | $6,073.31 |
What does a Berkshire Lakes home in Naples cost to own and close on?
Owning a Berkshire Lakes condominium in Naples at $299,500 runs about $1,954.23 a month before insurance and village dues, and a single-family home at $590,000 runs about $3,816.45, both with a 20 percent down payment at 7.24 percent. One-time buyer costs add about $2,890.30 and $5,621.00 on a financed purchase.
Monthly cost at the condominium median
The condominium case is a $299,500 price, a loan of $239,600 and 30 years at 7.24 percent. It is conforming against the $832,750 limit. Insurance and the village association's dues come on top and are not in the total.
| Monthly item | Amount |
|---|---|
| Principal and interest | $1,632.87 |
| Property tax, area 52 | $263.86 |
| BLMA share ($690 a year, divided by 12) | $57.50 |
| Total before insurance and village dues | $1,954.23 |
Monthly cost at the single-family median
The single-family case is a $590,000 price, a loan of $472,000 and the same terms, also conforming. The tax line includes the $269.77 non-ad valorem amount. Homeowners insurance and any flood policy are extra and depend on the home.
| Monthly item | Amount |
|---|---|
| Principal and interest | $3,216.67 |
| Property tax, area 52, with the $269.77 line | $542.28 |
| Principal, interest and tax | $3,758.95 |
| BLMA share | $57.50 |
| Total before insurance | $3,816.45 |
The same loans at 6.17 percent
A year earlier the same loan terms carried a 6.17 percent rate. The condominium loan of $239,600 had principal and interest of $1,462.81 a month, against $1,632.87 at 7.24 percent, a gap of $170.06 a month. The single-family loan of $472,000 had $2,881.67, against $3,216.67, a gap of $335.00. Rates, not prices, drive this comparison, and a lender quotes the day's rate.
Title, note stamps, intangible tax and seller deed stamps
On a financed purchase with 80 percent borrowed, Collier custom has the buyer pay the owner's title policy, the documentary stamps on the note at 35 cents per $100 and the intangible tax of 0.2 percent. The seller pays deed stamps at 70 cents per $100. A cash buyer owes the owner's title policy only. The lender's policy, settlement fee, recording, survey, inspection, estoppel and application fees are extra.
| Case | Owner's title policy | Note stamps | Intangible tax | Buyer subtotal | Share of price | Seller deed stamps |
|---|---|---|---|---|---|---|
| Condominium, $299,500 | $1,572.50 | $838.60 | $479.20 | $2,890.30 | 0.97 percent | $2,096.50 |
| Single-family, $590,000 | $3,025.00 | $1,652.00 | $944.00 | $5,621.00 | 0.95 percent | $4,130.00 |
What leasing, pet, vehicle and lake rules apply in Berkshire Lakes, Naples?
Leasing, pet, vehicle and lake rules in Berkshire Lakes, Naples, follow the BLMA for single-family homes and each village association for every other home. BLMA single-family leases run at least 30 days with three lease periods a year at most, and the lakes allow catch and release fishing only.
| Topic | BLMA (single-family) | New Waterford (2026 rules) | Windsor Place (rules dated 2017) | Other villages |
|---|---|---|---|---|
| Leasing | At least 30 consecutive days; three lease periods a year or one 12-month lease | None in the first full year of ownership; 30 days to 6 months, at most 3 a year | At most 2 leases a calendar year, 90-day term | Per the village documents |
| Pets | Common household pets, leashed outside the owner's property | Owners one pet under 40 pounds; lessees none | One small pet, owners only | Per the village documents |
| Vehicles | Registered with the association; no motor homes, campers, boats or trailers overnight on a driveway | No trucks or motorcycles outside garages | No un-garaged trucks or commercial vehicles | Per the village documents |
Single-family leasing under the BLMA
For single-family homes the minimum lease is 30 consecutive days, with a lease for the month of February alone allowed. A home may have at most three lease periods in a calendar year or one 12-month lease, and the entire home must be leased. Forms go in 20 days before the start, the Board decides within 10 days and silence is approval, and every occupant 18 or older needs a background check. BLMA rules govern single-family leasing only; the Rules send every other home to its neighborhood association.
Village leasing rules
New Waterford's rules, approved April 27, 2026, allow no leasing in the first full year of ownership, then leases of 30 days to 6 months, at most 3 a year, with a $100 lease processing fee. Windsor Place's published rules are dated 2017, so confirm the current set. Other villages' leasing rules are not published here. Ask each association before you plan around a lease.
Pets
The BLMA rules allow "cats, dogs, and other common household pets", with no commercial breeding, leashes outside the owner's property and waste removed. The master rules set no numeric limit, and the village associations differ. New Waterford allows owners one pet under 40 pounds and lessees none. Windsor Place allows one small pet, owners only.
Vehicles, trailers and overnight parking
The BLMA requires every vehicle to be registered with the association and bars vehicles on grass or sand. Its rules, approved February 2026, say "No motor homes, campers, boats or trailers" may be parked on a residential driveway overnight. Commercial vehicles are not addressed in those rules, so the Declaration and the village rules govern. New Waterford bars trucks and motorcycles outside garages, and Windsor Place bars un-garaged trucks and commercial vehicles.
The lakes: catch and release, no swimming or boats
The lakes allow catch and release fishing only, and swimming and boats are prohibited, with no docks, moorings, pilings or boat shelters on or over any lake. Lake-lot single-family owners may fish from their own lot; everyone else fishes from the BLMA fishing pier or selected common property, under Rules section 9.
Is Berkshire Lakes in Naples in a flood zone?
Whether Berkshire Lakes in Naples sits in a flood zone depends on the village: on FEMA's effective map, mapped address points inside a Special Flood Hazard Area run from 244 of 315 in Newcastle to 0 of 237 at Preserve at the Shores, so the flood determination and elevation certificate for the exact home govern.
Flood by village: counts, not a community zone
This table counts FEMA flood hazard layer address points inside a Special Flood Hazard Area (AE or AH), queried October 10, 2026, on 2,435 mapped points in all. Address points are not homes, and a count is a screen, not a determination. Berkshire Pines is not sampled separately here, and a building on a polygon edge is rated on its footprint, so the flood determination and elevation certificate for the exact home govern.
| Village | Mapped points | Inside a Special Flood Hazard Area |
|---|---|---|
| Newcastle | 315 | 244 |
| Melrose Gardens | 77 | 62 |
| Berkshire Landings | 15 | 8 |
| New Waterford | 211 | 71 |
| Windsor Place | 147 | 48 |
| Partridge Pointe | 188 | 44 |
| Single-family Units 1 to 7 | 706 | 117 |
| The Coach Homes | 112 | 13 |
| The Colonies | 88 | 2 |
| The Shores | 216 | 2 |
| Preserve at the Shores | 237 | 0 |
| Berkshire Pines Phase One | Not sampled separately | Not sampled separately |
Two condominium LOMAs: Partridge Pointe and Windsor Place
Two whole-condominium letters of map amendment were issued in 2024. Partridge Pointe buildings 1 to 37 and its clubhouse carry LOMA 24-04-3031A, dated April 16, 2024. Windsor Place buildings 1 to 29 and its pool house carry 24-04-4718A, dated July 11, 2024. Ask for the letter and the lender's determination, since the village counts above still show land inside the mapped area while the letters speak to the buildings, and the flood determination and elevation certificate for the exact home govern.
Base flood elevations and the preliminary maps
The effective flood map for the community is the Collier County coastal map, panels 12021C0411J, 0412J, 0413J and 0414J, effective February 8, 2024. Base flood elevations nearby run from 10.0 to 10.5 feet NAVD88 west of Santa Barbara Boulevard and 11.0 feet east of it. A preliminary map, project 16-04-1501S dated March 20, 2025, touches the community on panels 0413K and 0414K, with one material change found at two mapped points in Berkshire Pines (X to AE). Check the county floodplain page for its status, because the flood determination and elevation certificate for the exact home govern.
Does a lender require flood insurance?
A federally backed mortgage on a building inside a Special Flood Hazard Area requires flood insurance. Outside it, the lender's rule and your choice apply. Citizens wind policies need flood coverage inside the Special Flood Hazard Area now, outside it when Coverage A is $400,000 or more from January 1, 2026, and on all policies from January 1, 2027. A Florida seller also gives a flood disclosure at or before the contract is signed, under section 689.302.
Evacuation zone at the points checked
The county's evacuation layer placed all 47 village points checked on October 10, 2026 in Zone D. Zones change when the county updates them, so look up the exact address with Know Your Zone before storm season, and do not rely on this page for a shelter or evacuation decision.
How do storms and homeowners insurance work for Berkshire Lakes homes in Naples?
Storms and homeowners insurance for Berkshire Lakes homes in Naples turn on roof year and material, wind mitigation and, for condominiums, the association's master policy. The storm record in federal claims data is thin and shared with neighbors, so this page prints no insurance price and sends every buyer to a quote for the exact address.
What the storm record shows
The National Flood Insurance Program's claims file shows 5 claims in the matching census geography, all from Hurricane Irma in 2017, with $4,597 paid in total. That geography also holds Berkshire Village and other neighbors, so the claims cannot be placed on any one village. No Berkshire Lakes-specific storm damage report was found in the sources searched. Ask the seller and the association about repairs after each storm.
Florida's roof rule and homes dated 1988 to 2003
Section 627.7011 bars an insurer from refusing to issue or renew a policy solely because a roof is under 15 years old, and for a roof 15 years or older the owner may obtain an inspection before an insurer requires replacement. A local agent reported in August 2026 that many carriers treat 15 years as the shingle benchmark, tile at 25 to 30 and metal at about 40, which describes practice, not law. Ask for the roof permit date. In the BLMA, a new roof also needs Architectural Review Board approval.
Wind mitigation and the April 1, 2026 form
Wind mitigation inspections on or after April 1, 2026 use form OIR-B1-1802 (Rev. 04/26). The form documents roof covering, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. Credits attach to the windstorm part of the policy, so the saving is smaller than a headline figure suggests. Order the inspection before you request homeowners quotes; our agents can point you to local inspectors.
Citizens rules and the Community Rating System
Citizens now requires flood coverage on wind policies inside a Special Flood Hazard Area and phases in the rest under section 627.715, with the dates in "Is Berkshire Lakes in Naples in a flood zone?". Unincorporated Collier County is a Community Rating System Class 5 community, which gives eligible NFIP policies a 25 percent reduction. Confirm the reduction on your quote, since eligibility depends on the policy.
My Safe Florida Home
My Safe Florida Home offers a free wind inspection and matching grants up to $10,000 for eligible homeowners. Funding status was not verified for this page and can pause, so check the program before you plan around a grant. For a condominium, ask the association what roof work it has done and what its reserve study schedules. To compare options, view current listings or reach our team.
Where do Berkshire Lakes prices sit among nearby East Naples communities?
Berkshire Lakes in Naples recorded 64 condominium sales at $299,500 and 35 single-family sales at $590,000 in the 12 months to August 31, 2026. The East Naples communities below come from the same county file and window and differ in golf, size and product mix.
Every row uses one county file, one filter and one window: qualified improved sales recorded from September 1, 2025 to August 31, 2026. An even count means the median is the midpoint of the two middle sales.
| Community | ZIP | All recorded sales | Condominium sales | Single-family sales |
|---|---|---|---|---|
| Berkshire Lakes | 34104 | 99 at $330,000 | 64 at $299,500 | 35 at $590,000 |
| Countryside Golf and Country Club | 34104 | 47 at $435,000 | 33 at $315,000 | 14 at $675,500 |
| Berkshire Village cluster | 34116 | 26 at $242,500 | 23 at $227,000 | 3 sales |
| Glen Eagle | 34104 | 65 at $400,000 | 53 at $350,000 | 12 at $645,000 |
| Foxfire | 34104 | 48 at $412,500 | 39 at $382,500 | 9 at $669,900 |
| Briarwood | 34104 | 30 at $750,000 | 6 at $297,500 | 24 at $816,000 |
| Sapphire Lakes | 34104 | 25 at $276,000 | 25 at $276,000 | none |
| Kings Lake | 34112 | 61 at $280,000 | 43 at $240,000 | 18 at $747,500 |
Countryside
Countryside shares the 1983 planned unit development with Berkshire Lakes and has its own golf course. The county recorded 47 sales there at $435,000: 33 condominium sales at $315,000 and 14 single-family sales at $675,500. It is a separate community, so none of them sit inside the Berkshire Lakes figures.
Berkshire Village
Berkshire Village is a separate development north of I-75 in ZIP 34116, not a village of Berkshire Lakes. The county recorded 26 sales in the Berkshire Village cluster at $242,500, made up of 23 condominium sales at $227,000 and 3 single-family sales. Three sales carry no median.
Glen Eagle
Glen Eagle is in ZIP 34104 and has a golf course. The county recorded 65 sales there at $400,000: 53 condominium sales at $350,000 and 12 single-family sales at $645,000. Condominiums were 53 of those 65 sales, so compare the product columns.
Foxfire
Foxfire is also in ZIP 34104 and has a golf course. The county recorded 48 sales at $412,500: 39 condominium sales at $382,500 and 9 single-family sales at $669,900. Condominiums were 39 of those 48 sales, against 64 of 99 at Berkshire Lakes.
Briarwood and Sapphire Lakes
Briarwood, in ZIP 34104, recorded 30 sales at $750,000: 6 condominium sales at $297,500 and 24 single-family sales at $816,000. Sapphire Lakes, also in 34104, recorded 25 sales at $276,000, all of them condominium, with no single-family sale in the window. Both are text only here.
Kings Lake
Kings Lake sits in ZIP 34112, at Davis Boulevard and Santa Barbara Boulevard, and appears here as text only. The county recorded 61 sales at $280,000: 43 condominium sales at $240,000 and 18 single-family sales at $747,500.
Why medians across communities do not line up
A median describes only the homes that sold, and the product mix moves it. Briarwood's 30 sales were 24 single-family and 6 condominium, Sapphire Lakes' 25 were all condominium, and Berkshire Lakes' 99 were 35 single-family and 64 condominium. Compare the product columns, not the first one.
How do you buy a home in Berkshire Lakes, Naples, step by step?
Buying in Berkshire Lakes in Naples starts with the village, because the village decides which association packets, estoppels, dues and rules apply. The steps below run from naming the right community to the closing statement, and each one points to the section of this page that holds the facts.
Name traps: which Berkshire Lakes is this?
Several names look alike in searches and on map pins. This page covers the 2,149 homes of Berkshire Lakes in ZIP 34104; the table separates it from the places most often confused with it.
| Name | What it is | How to tell |
|---|---|---|
| Berkshire Village | A separate development north of I-75 in ZIP 34116; its county plat name also carries the words "at Berkshire Lakes" | Different ZIP and different plats; Berkshire Lakes listings carry the MLS development name BERKSHIRE LAKES on all 139 rows of the October 29, 2026 export |
| Countryside Golf and Country Club | A separate community inside the same 1983 planned unit development, with its own golf course; see Countryside | Its own association, its own page and its own county plats |
| Berkshire Commons | The Publix shopping center on Radio Road (Publix #410 at 7101 Radio Rd) | A retail center, not a residential community |
| Waterford at Vanderbilt | A separate Naples community whose name resembles New Waterford | New Waterford is a Berkshire Lakes village; the other is not |
Confirm the village and its association
The county subdivision or condominium number on the deed settles the village, and a listing's subdivision field does not. The Berkshire Lakes Master Association governs west of Santa Barbara Boulevard, and The Shores group's own associations sit east of it. See Who governs Berkshire Lakes in Naples?
The BLMA application and the village packet
Every purchase needs the BLMA application, paid in the association's online store, with the executed sales contract; a Certificate of Approval is valid for closing only once both are in. Condominium, coach home and villa buyers also file the village packet. See What does a Berkshire Lakes condo buyer in Naples need to know?
Order both estoppels and the budgets
The BLMA page names the law firm that orders its estoppel, and the fee is not published. Ask each condominium village for its own estoppel and budget, and whether any special assessment is pending. Master dues are under What are Berkshire Lakes HOA fees in Naples, and what do they cover?
Roof, four-point and wind mitigation before the inspection deadline
Homes here date 1988 to 2003, so a roof, air conditioner or panel may be original. Ask for the roof permit, the four-point report and the wind mitigation form before the inspection period ends; see What should a buyer check on a Berkshire Lakes home built 1988 to 2003? and How do storms and homeowners insurance work for Berkshire Lakes homes in Naples?
Flood determination and LOMA letters
Flood exposure differs sharply by village, so ask for the lender's flood determination and any elevation certificate while the inspection period is open. Two condominium villages hold letters of map amendment. See Is Berkshire Lakes in Naples in a flood zone?
Closing costs
The title agent runs the closing, searches for liens and unpaid assessments, and applies the prorations. Taxes and closing figures are under What are property taxes on a Berkshire Lakes home in Naples? and What does a Berkshire Lakes home in Naples cost to own and close on?
Buyer documents checklist:
| Document | Who provides it | What to check |
|---|---|---|
| BLMA application and Certificate of Approval | The BLMA online store and sales-leasing page | Both filed before closing, with the executed contract |
| Village packet and estoppel (condominium homes) | The village association | Dues, rules, leasing limits and any pending assessment |
| BLMA estoppel | The firm the BLMA page names | What is owed to the master association |
| Roof permit, four-point report and wind mitigation form | The seller or the insurer's inspector | Roof year and material, plumbing, electrical and credits |
| Flood determination and elevation certificate | The lender or a surveyor | The zone and elevation of the exact home, and any map amendment letter |
| Floor plan and listing sheet | The listing agent | Living area, bedroom entry, garage and the number of stories |
Frequently Asked Questions about Berkshire Lakes Naples FL homes for sale
Where is Berkshire Lakes in Naples, FL?
Berkshire Lakes is a deed-restricted community in unincorporated East Naples, ZIP 34104, around Santa Barbara Boulevard at Radio Road and south of I-75. The BLMA covers the villages west of Santa Barbara Boulevard; The Shores group sits east of it.
What ZIP code is Berkshire Lakes in, and is it in the City of Naples?
Berkshire Lakes is in ZIP 34104, and every one of the 139 rows in the October 29, 2026 export carries it. Despite the Naples mailing address, the community lies in unincorporated Collier County rather than the City of Naples; the 2026 roll lists a municipal millage of 0 on all four millage areas.
How many homes are in Berkshire Lakes Naples?
The 2026 Collier County roll counts 2,149 homes in Berkshire Lakes in Naples: 991 single-family homes and 1,158 condominium units. The Berkshire Lakes Master Association side holds 1,632 and The Shores group 517. The village table is in the homes section above.
What villages make up Berkshire Lakes?
Berkshire Lakes in Naples has twelve villages. West of Santa Barbara Boulevard, in the BLMA, are the single-family Units 1 to 7 and eight condominium villages: Newcastle, New Waterford, Partridge Pointe, Windsor Place, The Coach Homes, The Colonies, Melrose Gardens and Berkshire Landings. East of it are The Shores, Berkshire Pines and Preserve at the Shores.
What is The Shores at Berkshire Lakes?
The Shores at Berkshire Lakes is a village of 210 single-family homes in Naples, built in Phases 2A to 2C and dated 2000 to 2003, east of Santa Barbara Boulevard and outside the BLMA. The county recorded 6 sales there in the 12 months to August 31, 2026, at $517,450, the midpoint of the two middle sales.
When were Berkshire Lakes homes built?
County residence years for Berkshire Lakes homes in Naples run 1988 to 2003, with a median of 1993. By decade, single-family homes show 46 from the 1980s, 658 from the 1990s and 287 from the 2000s; condominium units show 16, 934 and 208. No home has a residence year of 2004 or later.
Who developed Berkshire Lakes?
The Berkshire Lakes Master Association says the community was developed "as a deed restricted community by Coast Communities Corporation." It sits in a 1983 planned unit development, PUD-83-1, adopted by Ordinance 83-46 on August 16, 1983. Berkshire Lakes in Naples is resale only, and no builder is named for any single village.
What do Berkshire Lakes condos sell for?
Collier County recorded 64 qualified condominium sales in Berkshire Lakes in Naples in the 12 months to August 31, 2026, at a $299,500 median, the midpoint of the two middle sales, from $215,000 to $440,000. Village tables are in the sold-prices section.
What do single-family homes in Berkshire Lakes sell for?
Collier County recorded 35 qualified single-family sales in Berkshire Lakes in Naples in the 12 months to August 31, 2026, at a $590,000 median, from $375,000 to $1,100,000. The BLMA Units had 26 at $595,000 and The Shores group 9 at $515,000.
How big are Berkshire Lakes condos and homes?
Living area comes from the MLS, because the county roll's size field is not usable. In the October 29, 2026 export, Berkshire Lakes living areas in Naples run 1,093 to 3,113 sq. ft., median 1,421. Its "Low Rise (1-3)" condominium rows run 1,093 to 1,700 sq. ft. and its "Single Family" rows 1,225 to 3,113.
How long do Berkshire Lakes listings take to sell?
In the October 29, 2026 export, closed Berkshire Lakes sales in Naples had a median of 62 days on market across 104 rows with a figure; "Single Family" rows had a median of 42 and "Low Rise (1-3)" condominium rows 68. Sold price to last list price had a median of 96.0 percent.
How many Berkshire Lakes homes are for sale right now?
The October 29, 2026 export held 27 active Berkshire Lakes listings in Naples and 6 pending, 4 of them pending with contingencies. Inventory changes daily, so use the live search under Thinking of buying a Berkshire Lakes home? or browse current listings for the present set.
What are the HOA fees in Berkshire Lakes Naples?
The Berkshire Lakes Master Association's 2026 fee is $690 per unit, billed annually in advance and due January 1. Condominium villages in Naples add their own dues, which most do not publish, and The Shores group pays no BLMA fee. Coverage is in the fee section.
Do condo buyers in Berkshire Lakes pay two associations?
Yes, in most villages. A condominium, coach home or villa purchase in Berkshire Lakes, Naples, needs a BLMA approval packet and the village association's own packet, with an estoppel from each, so dues and rules come from both. Single-family buyers inside the BLMA need the one approval.
What does the Berkshire Lakes application cost?
The BLMA purchase application for Berkshire Lakes in Naples is listed at $160 in the association's online store as of October 31, 2026, and the lease application at $150. Its own pages carry a conflicting older figure, so confirm at the store. Village packets carry separate fees.
Does Berkshire Lakes have a CDD?
No. Berkshire Lakes in Naples has no Community Development District on any of its four millage areas on the 2026 county roll, so no CDD assessment appears on a tax bill. Association dues are a separate matter, billed by each association rather than on the tax bill.
What are property taxes in Berkshire Lakes?
Berkshire Lakes in Naples has two millage rates on the 2026 roll: 10.5721 mills for the 1,632 BLMA homes and 10.6558 for The Shores group. The roll's median total bill is $3,815.70 for single-family homes and $2,103.62 for condominiums, both a seller's bill, not a buyer's.
Does Berkshire Lakes have a gate?
Not at the master association level: the BLMA's roads are public. The Shores group in Berkshire Lakes, Naples, has gate structures at its entrances, with staffing not confirmed, so ask the association before you plan around one. The group's association fees are not published either.
Does Berkshire Lakes have a golf course?
No. Berkshire Lakes in Naples has no golf course. Countryside, inside the same 1983 planned unit development, has its own golf course and is a separate community with its own association. The name traps are in the buying steps above.
What amenities does Berkshire Lakes have?
The BLMA's amenities in Berkshire Lakes, Naples, are a clubhouse on Belville Boulevard with a banquet room, one fenced pool, two courts striped for pickleball, a lake path and a fishing pier. Some villages add their own pools or courts.
Can you fish or boat on the Berkshire Lakes lakes?
Fishing is allowed on the lakes in Berkshire Lakes, Naples, but only catch and release, and swimming and boats are prohibited. Lake-lot single-family owners may fish from their own lot, and others from the BLMA fishing pier or selected common property.
Can you rent out a home in Berkshire Lakes?
It depends on the home. In Berkshire Lakes, Naples, the BLMA allows single-family leases of at least 30 consecutive days, with at most three lease periods a calendar year or one 12-month lease, and Board review. Every other home follows its village association; New Waterford bars leasing in the first full year.
Are pets allowed in Berkshire Lakes?
The BLMA's master rules in Berkshire Lakes, Naples, allow "cats, dogs, and other common household pets," with no commercial breeding, leashes outside the owner's property and waste removed, and no number limit. Villages differ: New Waterford allows owners one pet under 40 pounds and lessees none.
Can I park a boat or trailer at a Berkshire Lakes home?
At a Berkshire Lakes home in Naples, the BLMA rules say "No motor homes, campers, boats or trailers" may be parked on a residential driveway overnight, and no vehicle may sit on grass or sand. Commercial vehicles are not addressed in the 2026 master rules, so read the village rules.
Is Berkshire Lakes Naples in a flood zone?
It depends on the village. FEMA's flood hazard layer, queried at mapped address points on October 10, 2026, places 244 of 315 Newcastle points inside a Special Flood Hazard Area and 0 of 237 at Preserve at the Shores; the flood determination and elevation certificate for the exact home govern.
What hurricane evacuation zone is Berkshire Lakes in?
The county's evacuation layer returned Zone D at all 47 Berkshire Lakes village points checked in Naples on October 10, 2026, as carried. Zones are assigned by address and can change, so look up the exact address with Know Your Zone before storm season.
Do milestone inspections and SIRS apply to Berkshire Lakes condos?
It depends on the building. Florida's milestone inspection and structural integrity reserve study rules reach buildings of three stories and taller, and Newcastle, New Waterford and Partridge Pointe describe two-story buildings. For every other Berkshire Lakes condominium village in Naples, ask whether the building is two or three stories.
Which schools serve Berkshire Lakes in Naples?
Per district lookups at 71 Berkshire Lakes addresses in Naples, every village is zoned to Calusa Park Elementary and East Naples Middle; high school is Lely High for the BLMA villages and Golden Gate High for The Shores group. Grades for 2025-26 are A and B; confirm the exact address with the district's school zone locator.
Which fire district serves Berkshire Lakes?
Greater Naples Fire Rescue District appears on the authority list of all four millage areas in Berkshire Lakes, Naples, at 2.0000 mills on the 2026 roll. Station assignments are not printed here, so ask the district which one responds to a specific address.
Is Berkshire Lakes the same as Countryside or Berkshire Village?
No to both. Berkshire Lakes in Naples is separate from Countryside, a community with its own golf course inside the same 1983 planned unit development, and from Berkshire Village, a separate development north of I-75 in ZIP 34116. Their sales are not counted in the Berkshire Lakes figures.
Thinking of buying or selling in Berkshire Lakes?
Buyers and sellers in Berkshire Lakes in Naples do best with the exact home's documents in hand: the village, the BLMA approval and the village packet, the estoppels, the roof permit and a flood determination. Our agents search the Southwest Florida MLS, explain this guide's fee, tax and flood steps, and set a home beside sales that closed.
Thinking of buying a Berkshire Lakes home?
The two searches below list Berkshire Lakes homes from the Southwest Florida MLS.
Name a price band and a village, and we will watch for matches: contact us or meet our agents.
Thinking of selling a Berkshire Lakes home?
The county recorded 99 sales at a $330,000 median in the 12 months to August 31, 2026, made up of 64 condominium sales at $299,500 and 35 single-family sales at $590,000. A county median is not a price for one home, so request a home valuation or contact us for a figure on yours. For an agent's view of the community, read Jesse and Marc's Berkshire Lakes neighborhood guide on McGreevy and Comisar.
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Verified Google review. Michael Gatz, on working with Marc Comisar of Domain Realty Group.
★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team."
Verified Zillow review. mhhade, on working with Marc Comisar of Domain Realty Group.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."
Verified Google review. Christopher Dietz, on working with Marc Comisar of 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. The county record of 99 qualified Berkshire Lakes sales in the 12 months to August 31, 2026, together with the association's published documents and the county, state, federal and school records behind it, shaped 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
Bonita Springs and Estero office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Figures on this Berkshire Lakes page for Naples trace to the sources below. County figures come from the 2026 Collier County certified roll (bundle of October 27, 2026) and recorded qualified sales to August 31, 2026, local data files. MLS figures come from the members-only Southwest Florida MLS export of October 29, 2026. Clerk records are cited as text.
BLMA and village association documents
- Berkshire Lakes Master Association, about
- Berkshire Lakes Master Association, sales and leasing, read October 31, 2026
- Berkshire Lakes Master Association, sub-associations
- Berkshire Lakes Master Association, 2026 budget
- Berkshire Lakes Master Association, reserve study
- Berkshire Lakes Master Association, Rules and Regulations, February 2026
- Berkshire Lakes Master Association, Declaration of covenants
- Berkshire Lakes Master Association, purchase application
- Newcastle, community site
- Newcastle, special assessment notice for the April 21, 2026 meeting
- Newcastle, re-piping project
- New Waterford, community site
- New Waterford, rules and regulations, 2026
- New Waterford, 2025 purchase application packet
- The Colonies, community site
County roll and tax (text citations)
- Collier County Property Appraiser, 2026 certified roll, county bundle of October 27, 2026, named in words, a local data file with no web address
- Collier County recorded qualified improved sales, window ending August 31, 2026, named in words, a local data file with no web address
- Collier County Clerk of Courts, Official Records, cited as text for the village declarations
- Collier County planned unit development record: PUD-83-1, Ordinance 83-46, text citation
- Collier County, planned unit development master list
- Florida Statutes s. 201.02, tax on deeds
MLS
- Southwest Florida MLS, export of October 29, 2026, a members-only system named in words with no web address
Flood, storms and insurance
- Collier County, floodplain management
- Federal Register, proposed flood hazard determinations, December 18, 2025
- FEMA, Risk Rating 2.0
- FEMA, Community Rating System
- Citizens Property Insurance, flood requirement
- Collier County, Comprehensive Emergency Management Plan 2025
- NOAA National Hurricane Center, Hurricane Irma report
- NOAA National Hurricane Center, Hurricane Ian report
- NOAA National Hurricane Center, Hurricane Milton report
- Florida Statutes s. 627.7011, dwelling and personal property coverage
- Florida Statutes s. 689.302, flood disclosure
Schools, hospitals and services
- Collier County Public Schools, attendance boundaries
- Florida Department of Education, school grades
- Collier County Sheriff's Office
- Physicians Regional Healthcare System
- NCH Healthcare System, locations
Roads and places
- Publix, store 410 on Radio Road
- Regency Centers, Radio Road center listing
- Business Observer, retail plaza sale, May 15, 2026
- The Gate Golf Club
- Fox 4, Naples Pier rebuild
- Gordon River Greenway
- Waterside Shops
- Mercato
- Coastland Center
- Fifth Avenue South
Our pages
- Domain Realty Group, Naples homes for sale and communities
- Domain Realty Group, all Naples communities
- Domain Realty Group, Naples condos for sale
- Domain Realty Group, Newcastle
- Domain Realty Group, New Waterford
- Domain Realty Group, Partridge Pointe
- Domain Realty Group, Preserve at the Shores
- Domain Realty Group, The Shores
- Domain Realty Group, Countryside
- Domain Realty Group, Berkshire Village
- Domain Realty Group, Glen Eagle
- Domain Realty Group, Foxfire
- Domain Realty Group, current listings
- Domain Realty Group, our agents
- Domain Realty Group, home valuation
- Domain Realty Group, contact
- Domain Realty Group, about the team