Bristol Pines Townhomes for Sale in Naples, FL
Bristol Pines in Naples, FL 34120 is a finished loop of attached townhomes lining Bristol Circle, reached from Tree Farm Road. It is one of the Naples homes and communities we cover, and this page sets out the county deeds, the MLS export and the parcel roll for both of its phases. Data updated: November 2026.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: November 2026. Call Domain Realty Group at 239-441-2816.
What should buyers know first about Bristol Pines in Naples, FL?
Bristol Pines is a resale market of townhomes built in two separate eras, all on one loop street, Bristol Circle. Phase 1 went up in 2006 and 2007, and Phase 2, which the MLS calls The Preserve at Bristol Pines, followed in 2015 and 2016. Read every price below with its phase, its source and its dates.
Two phases on Bristol Circle
Bristol Pines is a community of 289 townhomes on Bristol Circle off Tree Farm Road, east of Collier Boulevard between Vanderbilt Beach Road and Immokalee Road in unincorporated Collier County, Naples, FL 34120.
Those homes split into two groups that the records keep apart. Phase 1 holds the older homes, with street numbers from 7302 to 7670, recorded on the first Bristol Pines plat and a later replat of a few tracts. Phase 2 holds the homes numbered from 7678 to 8001, recorded on its own plat. On the ground the two phases share the same loop and the same association, but a buyer comparing prices should treat them as two segments. The building years sit nearly a decade apart, and the county roll and the MLS both record the phases in ways that let us keep them separate.
Phase 2 sits to the south-east of Phase 1 on the county parcel map. Along the loop, the street numbers run from the Phase 1 band into the Phase 2 band, so the house number on a listing is the fastest clue to which phase a home belongs to.
Bristol Pines county and MLS figures at a glance
The table puts the roll counts, the county deed figures and the MLS figures side by side. Each row names its record set and its window, and no row mixes the two sources.
| Bristol Pines figure | Source and window | Value |
|---|---|---|
| County homes, Phase 1 | 2026 county roll | 156 |
| County homes, The Preserve at Bristol Pines (Phase 2) | 2026 county roll | 133 |
| County homes, both phases | 2026 county roll | 289 |
| County common parcels | 2026 county roll | 17 |
| County deeds, all homes | September 2025 through August 2026 | 10 at a median of $382,500 |
| County deeds, Phase 1 | September 2025 through August 2026 | 5 at a median of $325,000 |
| County deeds, Phase 2 | September 2025 through August 2026 | 5 at a median of $385,000 |
| MLS closings, Phase 1 | October 29, 2026 export | 5 at a median of $325,000 |
| MLS closings, Phase 2 | October 29, 2026 export | 6 at a median of $382,500 |
| MLS active and pending | October 29, 2026 export | 3 active, 2 pending |
Take the Phase 1 county row as the worked example. Collier County recorded 5 qualified Phase 1 deeds from September 2025 through August 2026, with a county median of $325,000 and a county range of $320,000 to $418,000 for that phase and window.
The MLS row for Phase 1 is a separate record: the October 29, 2026 export lists 5 Phase 1 closings in its own twelve-month window, at an MLS median of $325,000.
The two Phase 1 medians match on this occasion, yet they come from different sources with different windows, and the page never adds one to the other.
How we counted Bristol Pines
We tracked 10 qualified county deeds for Bristol Pines homes from September 2025 through August 2026, 8 in the prior twelve months and 74 across 60 months, and placed every deed in Phase 1 or Phase 2 by its plat.
A qualified deed is one the county treats as an arm's length sale of an improved home. Transfers between relatives, deeds for nominal amounts and similar paperwork stay out of the count. Each deed joins to a parcel, each parcel sits on one of the three Bristol Pines plats, and the plat decides the phase. That join is mechanical, so a deed cannot drift from one phase to the other.
The MLS side works on its own rules. We read the October 29, 2026 export, kept the rows filed under the Bristol Pines development name, and matched each address back to a county parcel. Every row joined to a parcel on one of the three plats.
The county roll is the third source. It supplies the home count, the build years, the adjusted area and the homestead flags, all from the 2026 roll year.
What this page leaves out
Some things this page will not tell you. We do not forecast prices or say whether now is a good moment to buy. We do not rank Bristol Pines against other communities. We do not print list prices for single active listings, since those change; the live search below shows them as they stand.
We also leave out a few figures that circulate online but did not hold up against the roll, such as size numbers that turned out to be only part of a home's footprint. Where a fact is still open, such as which document assigns roof and exterior painting work, a later section says so and points you to the association.
Which Bristol Pines townhomes are for sale right now?
The live search on this page is the way to see what is for sale today. On October 29, 2026, the MLS export held 3 active listings and 2 pending across the two phases. Listings come and go each week, so use the searches below and confirm each address before you book a showing.
Search the live listings
The live search below pairs the MLS names Bristol Pines and The Preserve at Bristol Pines with a map box around Bristol Circle; check each result's street number before a showing.
This first search pulls every current listing filed under either MLS name inside the box, from both phases, in one list.
The second search narrows the list to listings posted in the past 30 days. Check it once a week if you are watching the loop for a particular phase.
The last two searches split the current listings at one price line. Between them they cover every listing the first search returns.
If a result shows a street number outside both bands, 7302 to 7670 and 7678 to 8001, or a street other than Bristol Circle, it is not a Bristol Pines home, whatever its listing title says. For help reading a listing, contact our team.
Listings in the October 29, 2026 export
We tracked 16 MLS rows filed under the Bristol Pines development name in the October 29, 2026 export: 9 under the subdivision name Bristol Pines for Phase 1 and 7 under The Preserve at Bristol Pines for Phase 2.
Those 16 rows include closed sales, active listings and pending contracts. They are a snapshot of one export date, not a running count, and a listing that went live after October 29, 2026 will appear only in the live search.
The same export gives a median MLS living area of 1,870 square feet for the rows that carry the field.
Living area in the MLS is entered by the listing side, and it is not the same field as the adjusted area the county keeps. A later section sets the two size measures side by side, each with its own label.
How the MLS names the two phases
The MLS Building Design field reads Townhouse on 14 of the 16 rows in the October 29, 2026 export, while the county roll codes every Bristol Pines home as single-family, use code 1.
The subdivision field is where the phases part ways. Phase 1 listings carry the plain name Bristol Pines. Phase 2 listings carry The Preserve at Bristol Pines, and in this export every row with that name joined to a Phase 2 parcel, with no exceptions in either direction. The Preserve at Bristol Pines is therefore a label for Phase 2 of the same community, under the same association, and not a separate place.
A search on one name alone will miss half the loop. That is why the live search pairs both names with the map box.
Questions to ask before a showing
A few questions sort out most listings before you drive over:
- Which phase is it? The street number answers this: 7302 to 7670 is Phase 1 and 7678 to 8001 is Phase 2.
- What year built does the county roll show for the parcel, and does the listing agree?
- What size does the listing claim, and is it the MLS living area or the adjusted area on the county roll?
- Can the seller share the association's current Sales and Lease Package and its leasing and pet rules?
- Who handles roof and exterior painting work under the documents that govern the home?
- What flood zone does the FEMA map show for this exact address?
Bring the answers to the comparison tables on this page, and you will know which phase figures fit the home in front of you. Our agents can pull the parcel record for any address on Bristol Circle.
Where is Bristol Pines in Naples, FL 34120?
Bristol Pines sits in the 34120 ZIP code of Naples, east of Collier Boulevard and north of Vanderbilt Beach Road. Its homes line Bristol Circle, a loop that leaves Tree Farm Road at Bristol Street. The land is in unincorporated Collier County, outside any city limits, so county offices keep its records.
Bristol Circle off Tree Farm Road
Every home in Bristol Pines has a Bristol Circle address. The loop starts from Bristol Street, which runs in from Tree Farm Road, and the homes line the loop from end to end.
In the Domain Realty Group route table, the entrance at Bristol Street at Tree Farm Road is about 0.1 route miles from the centre of Bristol Pines.
Tree Farm Road is the local connector here, carrying traffic between Bristol Street and Collier Boulevard.
The I-75 interchange at Immokalee Road is about 4.6 route miles from the centre of Bristol Pines in the same route table.
The full route table, with shopping, hospitals, beaches and both airports, appears further down the page with every distance measured by road.
East of Collier Boulevard in unincorporated Collier County
Measured from county parcel maps, Bristol Pines sits east of Collier Boulevard along Tree Farm Road, with Vanderbilt Beach Road to the south and Immokalee Road to the north.
Collier Boulevard runs along the west side of the set, and the three plats stretch east from there. Naples is the postal name for ZIP 34120, but no city government covers the land. Collier County handles zoning, permits and the property roll, and county taxing districts make up the tax bill, which a later section breaks into its millage lines.
The neighbors around the footprint
Bristol Pines is not a stand-alone tract. Other subdivisions border it on several sides, each with its own plat, its own association and its own records. Abaco Pointe and Canopy are separate communities from Bristol Pines, and their homes and sales are not counted anywhere on this page.
Open land and road rights of way fill in some of the remaining edges. A later section names the look-alike Bristol names elsewhere in Naples that are also kept out of every count.
The parcels on the 2026 roll
The 2026 county roll lists 306 parcels on the three Bristol Pines plats: 289 homes, 156 in Phase 1 and 133 in Phase 2, plus 17 common parcels held for the community, among them the clubhouse parcel.
The common parcels carry no home and no non-ad valorem charge, and they do not enter any price figure. The home parcels are the ones that sell, and every deed on this page is a deed for one of them.
On the 2026 county roll, 88 of the 156 Phase 1 homes and 63 of the 133 Phase 2 homes carry a homestead exemption, 151 of 289 in all.
A homestead flag marks a home its owner claims as a permanent residence for tax purposes. It says nothing about who the owner is.
What have Bristol Pines homes sold for in county records?
County deeds for all Bristol Pines homes show a median of $382,500 from September 2025 through August 2026 (10 sales, $320,000 to $420,000), with Phase 1 at 5 sales and a median of $325,000 and Phase 2 at 5 sales and a median of $385,000.
County deeds by phase and window
The table below holds all three county windows for both phases and for all Bristol Pines homes together. T12 is the latest twelve months, September 2025 through August 2026.
| Segment (county roll, qualified improved deeds) | Homes | Year built | T12 deeds | T12 median | T12 range | Prior 12 deeds | Prior 12 median | 60 months deeds | 60 months median |
|---|---|---|---|---|---|---|---|---|---|
| County, all Bristol Pines homes | 289 | 2006 to 2016 | 10 | $382,500 | $320,000 to $420,000 | 8 | $413,500 | 74 | $414,000 |
| County, Phase 1 (plats 200750 and 200755) | 156 | 2006 to 2007 | 5 | $325,000 | $320,000 to $418,000 | 2 | too few ($380,000, $445,000) | 30 | $399,000 |
| County, The Preserve at Bristol Pines (Phase 2, plat 200760) | 133 | 2015 to 2016 | 5 | $385,000 | $380,000 to $420,000 | 6 | $413,500 | 44 | $428,500 |
Read across a row to follow one segment through the three windows. Read down a column to compare the phases within one window. The Phase 2 county range for September 2025 through August 2026 runs from $380,000 to $420,000.
County deeds, September 2025 through August 2026
Each of the ten deeds in the latest county window is listed here with its phase, its year built and its adjusted area.
| Recorded | Price | Phase | Year built | Adjusted area on the roll (sq ft) |
|---|---|---|---|---|
| County deed, January 2026 | $335,000 | Phase 1 | 2007 | 1,625 |
| County deed, April 2026 | $320,000 | Phase 1 | 2007 | 1,733 |
| County deed, April 2026 | $320,000 | Phase 1 | 2007 | 1,625 |
| County deed, July 2026 | $418,000 | Phase 1 | 2007 | 2,148 |
| County deed, August 2026 | $325,000 | Phase 1 | 2007 | 1,733 |
| County deed, September 2025 | $420,000 | Phase 2 | 2016 | 1,957 |
| County deed, April 2026 | $410,000 | Phase 2 | 2015 | 1,973 |
| County deed, June 2026 | $385,000 | Phase 2 | 2016 | 1,972 |
| County deed, June 2026 | $380,000 | Phase 2 | 2016 | 1,972 |
| County deed, July 2026 | $385,000 | Phase 2 | 2016 | 1,972 |
Walk one Phase 2 row as the small-count example. The county deed recorded in June 2026 at $380,000 was for a home with a year built of 2016. Its adjusted area on the roll is the middle value among the five Phase 2 deeds in this window, at 1,972 sq ft. Three of those five Phase 2 deeds share that same figure.
The Phase 1 deeds run smaller on the roll and older by year built. Their adjusted areas range from 1,625 to 2,148 sq ft, and the one Phase 1 deed above $400,000, recorded in July 2026, is also the largest home in the list.
The prior twelve months on the county record
In the prior twelve months, September 2024 through August 2025, county deeds for all Bristol Pines homes show 8 sales at a median of $413,500, from $380,000 to $500,000; Phase 1 had only 2 sales, at $380,000 and $445,000, too few for a median.
Phase 2 carried most of that earlier window, with 6 county deeds at a Phase 2 median of $413,500 for September 2024 through August 2025. With only 2 Phase 1 deeds in the same months, the all-homes figure for that window leans heavily on Phase 2 sales.
Set the two windows beside each other and the mix of phases matters as much as the medians. The latest window holds 5 deeds from each phase; the earlier one holds mostly Phase 2 deeds, the newer and larger homes.
Reading small phase counts
A median from 5 deeds can change with a single sale. If one more Phase 1 home had closed at the top of the range, the Phase 1 county median would have moved, even though nothing else about the loop had changed.
So treat each phase median as a loose marker, not a price tag. Pair it with the deed list above, check where a home falls in the range, and compare its year built and adjusted area with the deeds nearer to it in size. When a phase has 2 deeds, as Phase 1 did in the prior window, we print the prices and no median at all.
How do five years of Bristol Pines county deeds read?
Over 60 months, September 2021 through August 2026, county deeds for all Bristol Pines homes show 74 sales at a median of $414,000, from $302,000 to $535,000, with Phase 1 at 30 sales and a median of $399,000 and Phase 2 at 44 sales and a median of $428,500.
Sixty months of county deeds
The longer window gives each phase enough deeds for a steadier median. Phase 2 accounts for 44 of the deeds in the 60 months and Phase 1 for 30, so Phase 2 deeds make up the larger part of the long record.
The all-homes county range for the 60 months runs from $302,000 to $535,000. Phase 1 and Phase 2 medians across the 60 months sit apart, and the Phase 2 figure is the higher of the two, in line with the newer build years and the larger adjusted areas on the roll.
County deeds by calendar year
Calendar years cut the same county deeds a different way. The 2026 row covers January through August only.
| Calendar year (county deeds) | All homes | All median | Phase 1 | Phase 1 median | Phase 2 | Phase 2 median |
|---|---|---|---|---|---|---|
| County 2021 | 40 | $340,000 | 14 | $322,000 | 26 | $352,950 |
| County 2022 | 21 | $437,000 | 12 | $400,000 | 9 | $465,000 |
| County 2023 | 10 | $470,000 | 5 | $410,000 | 5 | $482,000 |
| County 2024 | 17 | $440,000 | 5 | $445,000 | 12 | $437,500 |
| County 2025 | 6 | $410,000 | 1 | too few | 5 | $420,000 |
| County 2026 Jan to Aug | 9 | $380,000 | 5 | $325,000 | 4 | too few |
The busiest year in the table is 2021, with 40 county deeds across both phases. Calendar 2025 had the fewest, with 6, and only 1 of those was a Phase 1 deed. Where a phase had too few deeds in a year, the cell says so instead of showing a median.
What yearly counts can and cannot show
A yearly count tells you how many homes changed hands. It does not tell you why. A busy year can reflect many owners selling at once or simply more homes reaching the point where owners move on.
Yearly medians carry the same small-count caution as the phase medians. A year with 5 Phase 1 deeds can swing on the sizes of the homes that happened to sell. Read a calendar median as a description of that year's deeds, not as a value for every home in the phase.
Matching a deed to its phase
Every county deed on this page belongs to a parcel, and every parcel belongs to a plat. Phase 1 homes sit on plat 200750 and its replat, plat 200755. Phase 2 homes sit on plat 200760. The county parcel number carries that link, so the phase of a deed is a lookup, not a guess.
You can check it yourself from the street number as well. A Bristol Circle number from 7302 to 7670 is Phase 1, and one from 7678 to 8001 is Phase 2. If the two checks ever disagree, the plat on the county record governs.
What does the MLS show for Bristol Pines?
The October 29, 2026 MLS export shows 5 Phase 1 closings in its twelve-month window at a median of $325,000 and 6 Phase 2 closings at a median of $382,500. The same MLS export shows 2 Phase 1 listings active and 2 pending, and 1 Phase 2 listing active with none pending, on October 29, 2026.
MLS closings by phase
The MLS closings are a second view of the same market, counted by the MLS window and not by the county deed date.
| MLS segment | Closings | Median | Range | Export |
|---|---|---|---|---|
| MLS, Phase 1 | 5 | $325,000 | $320,000 to $418,000 | October 29, 2026 |
| MLS, The Preserve at Bristol Pines (Phase 2) | 6 | $382,500 | $371,000 to $410,000 | October 29, 2026 |
In the October 29, 2026 export, the MLS range for Phase 2 closings runs from $371,000 to $410,000, and the six Phase 2 rows are filed under the subdivision name The Preserve at Bristol Pines.
The MLS Phase 1 range in the same export runs from $320,000 to $418,000.
Active and pending listings
Phase 1 had more listings in play than Phase 2 on the export date, and both pending contracts were in Phase 1. Phase 2 had a single active listing and no pending contract.
A pending listing has an accepted offer but has not closed. It may still return to active status, or it may close and later turn up as a county deed. The live search near the top of the page shows the current status of each listing.
If you are selling a home on Bristol Circle and want to know how it compares, our home valuation page is the place to start.
Prices that sit in both records
Many Bristol Pines sales appear twice: once as an MLS closing and again as a recorded county deed. That is why several prices on the county deed list also show up among the MLS closings.
Two medians repeat across the sources, and each has to be read in its own set. The first is the county Phase 1 median for September 2025 through August 2026. The Phase 1 median in the MLS export of October 29, 2026 is the same dollar amount, and the tables above show both.
Likewise, the county median for all Bristol Pines homes from September 2025 through August 2026 is $382,500.
The MLS median for Phase 2 in the October 29, 2026 export is also $382,500, from a different set of sales.
The matching numbers are a coincidence of small samples, not one figure reported twice.
Why county and MLS figures differ
The two record sets count different things over different dates. The county window runs on the recording date, September 2025 through August 2026. The MLS window runs twelve months back from the export date of October 29, 2026, on the closing date. A sale that closed in late August might land in one window and not the other.
They also filter differently. The county keeps only qualified deeds for improved homes, while the MLS keeps only sales that a member agent entered. A sale between owners without an agent can appear on the county record and never in the MLS.
Neither set is wrong. Use the county figures for the long view and the MLS figures for the most recent closings, and never add the two together. For other parts of Collier County, our Naples communities list has the same two-source approach, and you can browse current properties across the area.
What kinds of homes are in Bristol Pines?
Bristol Pines is made up of attached townhomes on one loop street, Bristol Circle, in two phases. County records list 156 homes in Phase 1 and 133 in Phase 2. Both phases sit inside one association, and every home lot meets a neighbor's lot along a shared line.
Phase 1 townhomes on the first plat and its replat
Phase 1 holds 156 homes numbered from 7302 to 7670 on Bristol Circle, on the first Bristol Pines plat and its replat. County records list every Phase 1 home with a year built of 2006 to 2007, so this half of the loop came first. Within this one phase, the adjusted area on the roll has a middle value of 1,814 sq ft, and the middle lot is 3,049 sq ft. Those are roll measurements, not a promise about any one unit, and they do not describe a floor plan. If you are touring Phase 1, write down the street number first. Any address from 7302 through 7670 falls in this phase, and that number is the quickest way to tie a listing back to the right plat and the right row in the tables on this page.
The Preserve at Bristol Pines (Phase 2) townhomes
The Preserve at Bristol Pines (Phase 2) holds 133 homes numbered from 7678 to 8001 on Bristol Circle, and the MLS files it under that subdivision name. County records list each of these homes with a year built of 2015 to 2016, well after the first buildings went up. Within this phase alone, the adjusted area on the roll has a middle value of 1,972 sq ft, and the middle lot is 2,613 sq ft. So the later buildings carry somewhat more roll area on somewhat smaller lots than the Phase 1 rows. The name is a label for the second plat, not a description of what sits behind any home, and we use it in full each time so it is never read as a feature. A listing between 7678 and 8001 on Bristol Circle belongs here, whatever wording its remarks use.
Homes by phase on the county roll
The table sets the two phases side by side so the figures are never blended. Read each row on its own: the street-number band tells you which phase an address belongs to, and the other columns describe that phase only.
| Phase (2026 county roll) | Homes | Street numbers on Bristol Circle | Year built | Median adjusted area (sq ft) | Median lot (sq ft) | Homestead |
|---|---|---|---|---|---|---|
| Phase 1 | 156 | 7302 to 7670 | 2006 to 2007 | 1,814 | 3,049 | 88 |
| The Preserve at Bristol Pines (Phase 2) | 133 | 7678 to 8001 | 2015 to 2016 | 1,972 | 2,613 | 63 |
As a worked reading of the table, take the Phase 1 row first. County records list 156 Phase 1 homes on the band from 7302 to 7670, built in 2006 and 2007, with a middle adjusted area of 1,814 sq ft on a middle lot of 3,049 sq ft. Now the second row: county records list 133 Phase 2 homes from 7678 to 8001, built in 2015 and 2016, with a middle adjusted area of 1,972 sq ft on a middle lot of 2,613 sq ft. The homestead column counts the homes that carry the exemption on the 2026 roll in each phase; it says nothing about who lives in any unit.
Shared walls and lot lines
Every home lot in Bristol Pines shares a lot line with at least one neighboring home lot, measured from county parcel lines. That is the plain test for an attached home, and it holds across both phases. In practice each home sits on its own lot and meets at least one neighbor along that line; the parcel map shows how many. Before you write an offer, look at the parcel map for the address to see which side or sides of the home meet another lot, and read how the governing documents treat the shared wall and roof. Those documents, not this page, decide who maintains and insures each part, and the association section further down covers where to find them.
When were Bristol Pines homes built, and how large are they?
On the county roll, Phase 1 homes were built in 2006 and 2007 and Phase 2 homes in 2015 and 2016. The adjusted area on the county roll has a median of 1,814 square feet for Phase 1 homes and 1,972 square feet for Phase 2 homes, on median lots of 3,049 and 2,613 square feet.
Year built on the county roll
The year-built column is one of the cleanest ways to split the community, as no year overlaps between the two phases. All of the 2006 and 2007 homes sit in Phase 1, and all of the 2015 and 2016 homes sit in The Preserve at Bristol Pines (Phase 2).
| Year built (county roll) | Homes | Phase 1 | Phase 2 |
|---|---|---|---|
| County 2006 | 60 | 60 | 0 |
| County 2007 | 96 | 96 | 0 |
| County 2015 | 40 | 0 | 40 |
| County 2016 | 93 | 0 | 93 |
Read down the table and Phase 1 resolves into 60 homes from 2006 and 96 from 2007. The second phase shows 40 homes from 2015 and 93 from 2016. A year built on the roll is the year the appraiser records for the structure. It is a useful sorting field, though a permit search on the address is the better record when you need the exact date a building was finished.
Adjusted area on the county roll
Adjusted area is the size figure the appraiser uses on the roll. It folds in areas such as covered entries and other spaces at weighted values, so it will rarely match the living area a listing quotes. That is why we keep it labelled every time it appears. Use it to compare one Bristol Pines home with another on the same footing, and use the listing and the floor plan to learn how the rooms are laid out. Two homes with similar adjusted area can still feel different inside, depending on where the stairs, the kitchen and the outdoor space fall. When two sources disagree on size, ask the listing agent where the quoted figure came from before you weigh it against the roll.
MLS living area and design field
The MLS keeps its own size field, separate from the roll. In the October 29, 2026 export, the rows that report living area put the middle figure at 1,870 sq ft, which is an MLS number and should only be compared with other MLS numbers. The Building Design field in that same export reads Townhouse on 14 of the 16 rows. Listing agents fill in these fields, so they can vary from one listing to the next, and a blank field is common. We do not print a room count or a layout from the MLS here. If those details matter to your search, read the full listing, the floor plan and the photos, and confirm the room count at the showing rather than relying on one field.
Lot sizes on the plats
Lots in Bristol Pines are small, as you would expect where buildings share walls. On the roll, the middle Phase 1 lot is 3,049 sq ft and the middle lot in The Preserve at Bristol Pines (Phase 2) is 2,613 sq ft. The lot is the land under and around your unit as the plat draws it, and the common areas beyond it are separate parcels. If a yard, a patio edge or a planting bed matters to you, pull the plat and the parcel map for the exact address. Lines on a sketch can look different from what you see on the ground, and the recorded plat is the document that settles where one lot ends and the next begins.
What does the record say about how Bristol Pines was built?
The public record shows two building eras on one loop, the first in 2006 and 2007 and the second in 2015 and 2016. A 2020 news report ties the later phase to a named developer; we found no record that names the Phase 1 builder, and we leave the water and sewer provider to the seller's bills.
Two building eras
The two phases were built years apart, and the record shows it plainly. Phase 1 went up first, across the 2006 and 2007 years on the roll. The homes on the second plat carry roll dates of 2015 and 2016. For a buyer, the gap matters more than the name on the plat. Homes from the two eras were built under different editions of the state building code, they have had different spans of wear, and their roofs, windows and mechanical systems may be on different replacement timelines. Ask for the permit history of the address you are weighing, and compare it with the year built on the roll before you set a budget for upkeep.
The Phase 2 record from 2020
A Business Observer report of May 5, 2020 lists Bristol Pines among the projects of Sobel Co. as a 133-unit townhome community, which matches the 2015 and 2016 build years of Phase 2. That count lines up with the homes on the second plat, which is why we read the report as describing The Preserve at Bristol Pines (Phase 2). The report is a news item, not a recorded document. It helps explain who built Phase 2, but it is not a warranty and it does not describe the condition of any home today. For that, the inspection and the permit record on the specific address are the documents to trust.
What we could not confirm
We found no record that names the builder of Phase 1. A few other details also stay off this page. We did not carry a planned unit development name for the site, so we do not print one. We do not state how many levels any home has or how its parking is laid out, as those vary and we would only print them from a listing field. We also did not verify how the two MLS subdivision names display in the live search box. Where a detail is missing here, the closing documents, the listing and the association can usually fill the gap for a single address.
Water and sewer by address
We do not name a water and sewer provider for Bristol Pines; confirm it with the seller's utility bills. Bills show the account holder, the provider and the service address in one place, and they give you a sense of monthly cost for that home. Ask the seller for recent statements during the inspection period. If the statements are not handy, the title company or the listing agent can usually request them. Electric, internet and trash service are worth checking the same way, and some services may be included in the association fee, which the association section of this page covers in detail.
What shared spaces does Bristol Pines have?
The association's 2027 package names the shared facilities, and the county roll backs part of that list with dated records on one common parcel. Lake parcels run through the community, and a measured share of lots in each phase sits beside one. Common parcels on the roll hold these spaces.
Shared facilities the association lists
The association's 2027 Sales and Lease Package lists a clubhouse, a pool and hot tub, a fitness center, tennis, pickleball and basketball courts, a playground and the Pet Playground. That package is the association's own document, and its list is the one we rely on. Hours, guest rules and booking for any space come from the association, not from us, and they can change from year to year. If one facility is a deciding factor, ask the manager for the current rules before you sign a contract, and look at the space during your visit so you know what is there now. The association section of this page explains where to request the package.
Facilities on the county roll
The county roll carries pool and spa rows dated 2007 on the clubhouse parcel. Those rows date the pool and spa to the first building era, in step with the Phase 1 homes. Roll entries record that a structure exists and when it was added. They do not speak to condition, upkeep or any recent work. For that side of the picture, ask the association for its most recent reserve study or budget, which shows how the board plans for shared facilities over time. A reserve schedule with clear line items tells you far more about future costs than the roll entry alone.
Lake parcels and lot lines
In Bristol Pines, 68 of 156 Phase 1 lots and 65 of 133 Phase 2 lots touch or sit within 15 meters of a lake parcel, measured from county parcel lines. This is a measurement of lot lines against lake parcels on the map. It does not describe what you see from a window, and plantings, buildings and fences all change that picture.
| Phase | Homes | Lot line touching or within 15 m of a lake parcel (county polygons) |
|---|---|---|
| Phase 1 | 156 | 68 |
| The Preserve at Bristol Pines (Phase 2) | 133 | 65 |
If a home's position relative to a lake parcel matters to you, stand at the back of the unit during the showing and check the parcel map for that address. Ask the association how it maintains the banks and the water, and read the flood section of this page alongside it.
Common parcels on the roll
The 2026 roll lists 17 common parcels across the three plats. These parcels carry the shared land that sits outside the home lots. The roll owner is not the same for every one of them, so ask the association which parcels it owns and maintains. The plat names each tract, so if you want to know what lies beyond a particular home, pull the plat and match the tract letter to the parcel map. That small step saves surprises after closing and gives you a clear view of what the association is responsible for.
What is near Bristol Pines, and how far is it?
Miles on this page come from the Domain Realty Group route table, measured by road from the centre of Bristol Pines. The table runs from the entrance on Tree Farm Road out to shopping along Collier Boulevard, hospitals, Gulf beaches and two airports. Distances are by road, never straight-line, and they do not include traffic.
The route table
Each row below is a measured route by road from the centre of Bristol Pines in Naples, FL 34120. The two school rows are listed for distance only; the school assignment for an address is covered in the next section.
| Destination (by road from the centre of Bristol Pines) | Route miles |
|---|---|
| Entrance, Bristol Street at Tree Farm Road | 0.1 |
| Oakridge Middle (confirm the assignment with the district) | 1.4 |
| Publix, 15265 Collier Boulevard | 1.7 |
| I-75 at Immokalee Road (exit 111) | 4.6 |
| Physicians Regional, Pine Ridge | 6.5 |
| I-75 at Pine Ridge Road (exit 107) | 6.7 |
| North Collier Regional Park | 6.7 |
| I-75 at Collier Boulevard (exit 101) | 7.2 |
| NCH North Naples Hospital | 7.5 |
| Mercato | 8.5 |
| Barron Collier High (confirm the assignment with the district) | 8.9 |
| Vanderbilt Beach Park | 9.9 |
| Delnor-Wiggins Pass State Park | 10.6 |
| Waterside Shops | 10.9 |
| Naples Airport (APF) | 12.9 |
| Coastland Center | 13.4 |
| NCH Baker Hospital | 14.7 |
| Fifth Avenue South | 15.2 |
| Hertz Arena area | 17.6 |
| Southwest Florida International Airport (RSW) | 27.4 |
Two worked lines show how to read the table. The run to the interstate starts at the centre of the loop, leaves by Tree Farm Road and heads to I-75 at Immokalee Road, about 4.6 route miles from the centre of Bristol Pines. On the Gulf side, Vanderbilt Beach Park is about 9.9 route miles from the centre of Bristol Pines.
Groceries and shops by road
For everyday errands, the Collier Boulevard Publix is about 1.7 route miles from the centre of Bristol Pines. Larger shopping sits farther west. Mercato is about 8.5 route miles from the centre of Bristol Pines, Waterside Shops about 10.9, and Coastland Center about 13.4. Fifth Avenue South, the downtown shopping and dining street, is about 15.2 route miles from the centre of Bristol Pines. To the north, the Hertz Arena area is about 17.6 route miles away by the same measure. Founders Square, a mixed-use project at Immokalee Road and Collier Boulevard, began construction in December 2020, per Florida Construction News. Check what is open there now before counting on any tenant, as the shops in a new center can shift as leases turn over.
Hospitals and care
Three hospital campuses appear in the route table. Physicians Regional on Pine Ridge is about 6.5 route miles from the centre of Bristol Pines. NCH North Naples Hospital is about 7.5 route miles from the centre of Bristol Pines, and NCH Baker Hospital, near downtown, is about 14.7. In an emergency, call 911 rather than relying on any distance on this page. For routine care, check which providers your insurance plan covers before you settle on a route.
Beaches, parks and the airports
North Collier Regional Park, a county park, is about 6.7 route miles from the centre of Bristol Pines. On the Gulf, Vanderbilt Beach Park is the stop already worked through above, and Delnor-Wiggins Pass State Park is about 10.6 route miles from the centre of Bristol Pines. Check hours and parking rules with the county and the state before you go. For travel, Naples Airport is about 12.9 route miles from the centre of Bristol Pines. Southwest Florida International Airport is about 27.4 route miles from the centre of Bristol Pines by road.
Road changes near Tree Farm Road
The Vanderbilt Beach Road extension east of Collier Boulevard opened to traffic in June 2026, as Gulfshore Business reported. It may change how you leave the community for some trips. Our route table measures the roads as we found them, so a fresh check on a map is worthwhile when you plan a regular commute. Road work along Collier Boulevard and Immokalee Road also comes and goes, and Collier County posts its current projects online for anyone who wants the schedule.
Which schools serve Bristol Pines addresses?
A district address lookup for one Bristol Pines address returned an elementary, a middle and a high school, and the state's published grades for those three schools follow. School assignments are set by address and can change, so confirm the assigned schools for the exact home with Collier County Public Schools before you rely on them.
Schools from the district lookup
A Collier County Public Schools address lookup carried for the 2026-27 school year returned Bear Creek Elementary, Oakridge Middle and Barron Collier High for 7461 Bristol Circle; confirm the assignment with Collier County Public Schools for the address. The district decides each address on its own. In the route table above, Oakridge Middle and Barron Collier High appear by road distance only, and the table repeats the district-confirm caution beside each row.
Published state grades
In the district's 2025-26 state grade list, Oakridge Middle and Barron Collier High each earned an A, and Bear Creek Elementary, which opened in August 2025, earned an A in its first graded year. State grades come from the Florida Department of Education and are released each year, so the letter can differ from one school year to the next. A single grade is a summary of test results and other measures. It is one input among many, and a visit, a conversation with the school office and the district's own reports give a fuller view.
Confirming by address
Boundaries for Collier County Public Schools can shift as new schools open and enrollment changes, and Bear Creek Elementary is itself a recent addition. Before you buy, enter the exact street number on Bristol Circle in the district's address lookup and save the result with your contract papers. If a particular school matters to your decision, call the district's school assignment office to confirm, and ask whether any boundary change is under review for the coming year. Other public services are also set by address. The Greater Naples Fire Rescue District covers Bristol Pines, and law enforcement is the Collier County Sheriff's Office.
What we do not print about schools
We do not rank schools or describe a school as good or bad. We print only what the district lookup returned for one address and the grades the state published, each with its year. We also leave out charter and nonpublic options, bus routes and school start times, as those depend on the household and the year. If you want help sorting through those questions, our team can point you to the district's own resources. Start a conversation on our contact page, or read about the people on our agents page.
Ready to look at homes on the loop? Browse current inventory on our properties page, compare other areas on the Naples communities page, or ask for a value on a home you own through our home valuation page.
Does Bristol Pines have an HOA, and what does it cost?
Yes. Bristol Pines Community Association, Inc. governs the community, and KW Property Management and Consulting manages it. Every home on Bristol Circle in both phases belongs to that one association, and the dues, the fee list and the closing contribution below come from the association's own 2027 paperwork rather than from listing sheets.
The Bristol Pines Community Association
One homeowners association covers the whole loop. Owners in Phase 1 and owners in The Preserve at Bristol Pines (Phase 2) answer to the same board, pay into the same budget and follow the same recorded declaration, even though their homes went up roughly a decade apart.
The management company handles the paperwork a buyer needs, including the sales and lease package, the tenant application and the closing letter on the account. Ask the listing agent for the manager's contact line early, since several of the steps below run through that office, or ask our team to request it.
Dues the association publishes
The association's 2027 Sales and Lease Package, updated October 30, 2026, lists quarterly dues of $1,461.84 for 2027, about $487 a month by our arithmetic. That is the only dues figure we print on this page, and we took it from the association's package rather than from MLS fee fields, which agents fill in by hand and which can lag a budget change.
Dues in Florida associations are set each year when the board adopts a budget, so the 2027 figure is a starting point for your numbers, not a promise for later years. Before you write an offer, ask the manager whether any special assessment is pending or under discussion, and whether the seller's account is current.
What the fee list covers
Per that 2027 package, the association's fee list covers lawn care, irrigation, pest control, basic cable and basic Wi-Fi. Read that list as the services the association pays for out of the quarterly dues, and read everything not on it as a likely owner cost until the documents say otherwise.
Several items that buyers sometimes assume are included do not appear on the 2027 list, among them homeowner insurance, water and sewer service and trash. Roof work and exterior painting are also missing from the list, and those two items are the subject of a document conflict covered in the rules section below. When you build a monthly budget for a Bristol Pines townhome, add your own insurance and utilities to the dues, plus roof and paint costs if the association's written answer puts them on the owner, then compare that total with what you would carry elsewhere.
The capital contribution at closing
The package lists a capital contribution of two quarters of dues at closing. A capital contribution is a one-time payment a buyer makes to the association when title transfers, separate from the regular dues and separate from any prorated dues on the settlement statement.
We do not print a dollar total for it here. The package states the contribution in quarters, and the quarter amount can change with each new budget, so the figure that applies to your purchase is the one on the closing letter the association issues for your file. Ask your title company to show the contribution as its own line, and confirm with the manager whether any other transfer or application charge applies.
What rules apply to owners in Bristol Pines?
The association's 2027 package sets rules on leasing, pets, vehicles and exterior changes, and the recorded declaration adds its own terms. Read both before you commit. Where the two documents point in different directions, as they do on roof and exterior painting work, ask the association in writing which one governs your home.
Leasing rules
The association's 2027 package sets a 6-month minimum lease, allows at most 2 leases in any 12 months, bars short-term rentals and subleases and calls for a tenant application; confirm these rules in the governing documents. For a buyer who plans to lease the home, those limits shape the plan more than any other rule in the package.
A minimum lease term rules out seasonal weekly or nightly use, and the cap on leases in a year limits how often you can turn over a tenant. The tenant application means the association reviews each new tenant before the lease begins, so build that review time into any move-in date you promise. Leasing articles can be amended by an owner vote, so have your attorney read the current leasing language as of the date you take title.
Pets and vehicles
The same association package allows up to 2 pets, with breed restrictions, and keeps boats, RVs, campers and commercial vehicles inside a garage. We do not list the restricted breeds on this page; ask the manager for the current list if you own a dog, and get the answer in writing.
The vehicle rule matters for anyone who owns a boat, a camper or a work truck with lettering. Under the package, those vehicles stay inside a garage, which means the driveway and the shared street are not storage. If your boat or trailer will not fit inside the garage of the home you are considering, plan on an off-site storage yard and add its cost to your budget. The association package also asks residents to register their vehicles with the association.
Exterior changes and the review committee
Exterior changes need approval from the association's Architectural Control Committee, per its 2027 package. Attached homes share walls and rooflines with their neighbors, so a change on one home can show on the whole building, and the committee review exists to keep each row consistent.
In practice, plan to submit an application before you replace a front door, add hurricane shutters, change a screen enclosure, repaint in a different color or alter landscaping that the association maintains. Approval before work starts protects you from being asked to undo it later. If you are buying a home where a seller made exterior changes, ask the manager whether those changes were approved; an unapproved change can follow the home to the next owner.
Roof and exterior painting
The 2006 declaration and the 2027 package FAQ assign roof and exterior painting work differently, so ask the association which document governs before you buy. We do not settle that question on this page, and neither should a listing description.
The difference is large enough to change a buyer's budget. If the association carries the roof and the painting cycle, those costs sit inside the dues and any reserve fund. If the owner carries them, a re-roof or a repaint becomes a direct owner expense, and on attached homes it may need to be done in step with the adjoining owner. Later recorded amendments may bear on the question, and we have not read them. Ask the association for a written answer, ask your title company to pull the recorded amendments, and read the closing letter for any open roof or paint project. Then price the home with whichever answer you receive in writing.
What Florida laws apply when you buy in Bristol Pines?
Florida's homeowners association statute and its real estate disclosure laws apply to a Bristol Pines purchase. The seller owes certain disclosures before a contract is signed, the association issues a closing letter on the account, and the recorded declaration sets how the home is owned and insured. Each step has a document you can request.
The association disclosure summary
Before a contract is signed, Florida law at s. 720.401 calls for the seller to give the buyer the homeowners association disclosure summary. The summary is a short statement that the property sits within an association, that every owner belongs to it and that owners pay assessments that can change.
Read it as a notice, not a budget. It tells you an association exists and that its documents bind you; it does not tell you whether the account is current, whether an assessment is coming or how the leasing rules read. Those answers come from the governing documents, the budget and the closing letter. If a contract reaches you without it, raise that with your agent and attorney before you sign anything else.
Estoppel certificates
Florida caps the estoppel certificate fees a homeowners association may charge under s. 720.30851, and buyers can ask the manager for the current fee. An estoppel certificate is the association's written statement of what the seller's account owes as of a date, including dues, any special assessment, late charges and other amounts due.
The title company orders the certificate during the contract period, and the closing agent uses it to settle the account so that the buyer starts clean. Check the certificate for open violations, pending assessments and any amount owed for work the association did on the home. We do not print a fee amount here; ask the manager for the figure that applies on the date of your order, and compare it with the statutory cap.
Tax and flood disclosures
Florida law also calls for a property tax disclosure summary under s. 689.261 and a flood disclosure under s. 689.302 when a home is sold. The tax summary reminds the buyer that the seller's bill may not predict the buyer's bill after the sale, and the flood disclosure asks the seller to state what they know about flood history and coverage on the home.
Both forms are short, and both point to work the buyer should do separately. The tax summary is a reason to run your own estimate at the 2026 millage rate shown in the tax section below rather than relying on the seller's last bill. The flood disclosure is a reason to look up the flood map for the exact address, ask about any prior claims and request an elevation certificate if one exists. Neither disclosure replaces an inspection, a lender's flood determination or an insurance quote.
Form of ownership and insurance
The recorded declaration describes one single-family dwelling per lot with shared party walls, which indicates fee simple ownership of each lot; confirm the form of ownership in the title commitment. In plain terms, a buyer here takes title to a lot and the home on it, with the common areas held by the association.
That ownership structure is why insurance at Bristol Pines works differently from a building where a master policy covers the exterior. The declaration places the duty to insure the home on its owner, as the building codes and insurance section explains. Read the title commitment for the legal description, the plat reference and any exceptions, and ask your title agent to flag recorded amendments to the declaration.
What are property taxes in Bristol Pines, with worked examples?
Bristol Pines sits in 2026 millage area 103 at 10.3696 mills, which includes the Greater Naples Fire Rescue District at 2.0000 mills, and the roll shows no CDD line. Every home sits in that one taxing area, so the rate is the same across both phases; the bill changes with each home's taxable value and exemptions.
One millage area
A single millage area across the whole community keeps the tax math simple. Phase 1 and The Preserve at Bristol Pines share the same ten taxing lines, so two homes with the same taxable value would carry the same ad valorem tax regardless of which phase they sit in. What separates their bills is the taxable value the property appraiser sets for each parcel and whether the owner claims a homestead exemption.
A flat $269.77 non-ad valorem charge appears on every home's 2026 bill, and we found no CDD levy. That flat charge is listed apart from the millage and does not change with the home's value. It is not the association's dues, which are billed separately by the association. Ask the seller for the most recent tax bill, and read the non-ad valorem section to confirm the line has not changed for the year you buy.
Millage lines for area 103
The table lists each taxing line that makes up the 2026 rate for area 103, with the authority behind it. A mill is one dollar of tax for each thousand dollars of taxable value, so the total in mills turns directly into a tax estimate.
| Millage line (2026, area 103) | Authority | Mills |
|---|---|---|
| Collier County general fund | Collier County | 3.0107 |
| School board, local | School Board | 2.2480 |
| Greater Naples Fire Rescue District | Greater Naples Fire | 2.0000 |
| School board, state law | School Board | 1.8990 |
| Unincorporated area MSTD | Collier County | 0.6844 |
| Conservation Collier | Collier County | 0.1772 |
| Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
| Big Cypress Basin | South Florida Water Management | 0.0978 |
| South Florida Water Management District | South Florida Water Management | 0.0948 |
| Collier County water pollution control | Collier County | 0.0246 |
The county general fund and the two school lines carry most of the rate. Bristol Pines sits outside any city, so no municipal line appears; the unincorporated area line takes that place.
Worked tax rows
The worked rows below are our estimates on taxable value at 10.3696 mills, before and after a homestead exemption, with the $269.77 charge listed on its own.
| Example | Taxable value (estimate) | Mills (area 103, 2026) | Ad valorem, no exemption (estimate) | Ad valorem with homestead (estimate) | Non-ad valorem |
|---|---|---|---|---|---|
| Phase 1 county T12 median | $325,000 | 10.3696 | $3,370.12 | $2,946.53 | $269.77 |
| Phase 2 county T12 median | $385,000 | 10.3696 | $3,992.30 | $3,568.71 | $269.77 |
| County T12 median, all homes | $382,500 | 10.3696 | $3,966.37 | $3,542.79 | $269.77 |
Take the Phase 2 row as a walk-through. County deeds for Phase 2 show a median of $385,000 from September 2025 through August 2026, across a range of $380,000 to $420,000. Treat that price as a stand-in for taxable value, apply the 2026 area 103 rate, and the estimate before any exemption is $3,992.30. With a homestead exemption the estimate is $3,568.71, and the flat non-ad valorem charge sits on top of either figure. The same steps apply to the Phase 1 row and to the row for all Bristol Pines homes.
These are teaching estimates, not bills. A buyer's first bill depends on the value the property appraiser sets after the sale, which may sit below the price paid, and on which exemptions the buyer qualifies for and files. Use the rows to bracket a budget, then ask a tax professional or the property appraiser's office for a closer figure.
Median tax bills and homestead
The median 2026 tax on the county roll is $3,007.83 for Phase 1 homes, $3,880.41 for Phase 2 homes and $3,477.76 across all Bristol Pines homes. Those roll medians reflect what current owners were billed, and many current owners carry exemptions and assessment limits that a new buyer does not inherit.
That is the main reason a seller's bill can understate a buyer's first bill. Florida limits how much the assessed value of a homesteaded home can climb each year, and that limit resets when the home changes hands. A buyer who moves in as a primary residence can file for a homestead exemption with the property appraiser by the state deadline for the next tax year. A buyer who will lease the home or use it part of the year will not qualify for homestead and should budget from the no-exemption column. For help comparing listings with their tax history, browse current Naples properties or ask an agent.
Is Bristol Pines in a flood zone, and how do storms affect it?
Three carried FEMA map points at 7461, 7541 and 7350 Bristol Circle, the clubhouse and two Phase 1 homes, show Zone X on panel 12021C0214H, effective May 16, 2012; we carried no point for Phase 2 addresses, and zones can vary by lot, so check each address.
Flood zones by address
The flood designation that matters for a purchase is the one FEMA shows for the exact home you are buying, read from the official flood map for that address. We did not carry a reading for any home in The Preserve at Bristol Pines, and three points in one part of the community do not stand for the other homes.
Pull the map for the address yourself, and ask your lender for its flood determination early in the contract period. A lender decides whether flood coverage is a loan condition, and an insurer may still offer or recommend a flood policy at an address outside a high-risk area. Ask the seller whether the home has ever had water inside, whether a flood policy is in force and whether an elevation certificate exists.
New county flood maps
Collier County's August 2026 notice on proposed flood insurance rate maps says the preliminary maps were issued in March 2025, the appeal period opened in August 2026 and the new maps are targeted to take effect in 2027. A buyer closing near that change should read both the current map and the preliminary map for the address.
If the preliminary map shows a different designation for the home than the current one, that can affect lender requirements and premiums once the new maps take effect. We do not predict how the new maps will read for any Bristol Pines address. Look up the address on the preliminary map viewer, and ask your insurance agent how a change would affect your quote.
Evacuation planning
Confirm the evacuation zone for the address with Collier County before you rely on any map. County emergency management sets those designations, and the county's lookup is the source to trust for a specific street number on Bristol Circle.
Evacuation planning goes beyond the map. Sign up for the county's emergency alerts, learn the shelter options listed for the season, and decide in advance where you would go if an order is issued for your area. Owners who leave for part of the year should arrange for someone to check the home after a storm and should ask the association in writing what it expects of owners before a storm.
Storm records for the area
The National Hurricane Center's report on Hurricane Irma in 2017 records heavy rain across Collier County, and none of the storm records we found names Bristol Pines. We do not describe storm damage in the community, since no record we read addresses it.
What a buyer can do is ask about this specific home. Ask the seller whether the home has had a storm claim, whether the roof or any openings were repaired or replaced after a storm, and whether permits were pulled for that work. Ask the association whether common areas needed repair after past storms and whether any repair was paid by special assessment. Those answers tell you more about one townhome than any area-wide storm summary.
How do building codes and insurance work for a Bristol Pines home?
Phase 1 homes date from the 2004 Florida Building Code era and Phase 2 homes from the 2014 era code, though the permit date decides which code applies to a given home. The declaration puts insurance on each owner, so the code era, roof records and opening protection all shape your quote.
Code era by phase
The two phases of Bristol Pines went up under different editions of the Florida Building Code, and insurers notice that. Later editions generally tightened wind design, roof attachment and opening protection, and wind mitigation inspections score features that later codes required more often.
The edition that applies is set by the date the building permit was issued, and later repairs or replacements are judged by the code in force when that work was permitted. Ask the seller for the original certificate of occupancy date and for permits on any roof, window or door replacement. Then ask a licensed inspector to complete a wind mitigation inspection on the home you are buying, and give the report to every insurer you ask for a quote.
Roof and opening records
Insurers ask about the roof first: its install date, its covering material, how it is attached to the structure and whether it has a secondary water barrier. On an attached home they may also ask whether the adjoining roof was replaced at the same time. Permit records are the best way to establish those facts.
Pull the permit history for the address from Collier County, and look for roof permits, window and door permits and any shutter or impact glass work. Opening protection is usually rated by the weakest opening, so one unprotected window or an unrated garage door can lower the credit for the whole home. If the seller replaced openings, ask for product approval numbers and invoices. Given the open question between the declaration and the 2027 package on roof work, also ask the association whether it has replaced roofs in your building and whether records of that work are on file.
What the owner insures
The declaration requires each owner to insure the home at full replacement cost, including the party wall and the owner's share of the shared roof. The association's insurance covers common areas and association property, not the homes themselves.
That makes a Bristol Pines policy a homeowners policy on the whole structure, not a walls-in policy that assumes a master policy covers the exterior. Tell your insurance agent that the home is an attached townhome on its own lot, that the owner insures the full structure and that the roof is shared with a neighbor along the party wall line. Ask the agent to quote dwelling coverage at full replacement cost and to confirm that the policy treats the party wall and shared roof the way the declaration describes. The declaration also allows the association to buy coverage and bill the owner if an owner fails to insure, so keep proof of coverage current with the manager.
Insurance questions to ask
Before you remove an inspection or financing contingency, gather quotes with these questions in hand. Ask what replacement cost the insurer assigns to the home and how it was calculated. Ask how the wind deductible works and whether a lower one is offered.
Then ask the questions specific to attached homes. How does the policy respond when a covered loss starts in the neighbor's half of the building? Does it cover your share of party wall repairs? Will the insurer write the home given the roof's install date, and what documentation does it want? Ask whether flood coverage is needed or advised for the address, and get a separate flood quote if so. Finally, compare the total insurance cost with the dues and the tax estimate to see the full yearly carrying cost. Our agents and our Naples team can connect you with local insurance professionals; we do not quote premiums on this page. Owners weighing a sale can start with a home value request.
How is Bristol Pines different from look-alike names?
Several Naples subdivisions and street names start with the word Bristol, and two other subdivisions border the Bristol Pines footprint. This community is the loop of townhomes on Bristol Circle off Tree Farm Road in ZIP 34120, listed in the MLS under two names, so a reliable search pairs a name with that street.
Other Bristols in Naples
Bristol Pines on Bristol Circle in 34120 is not Bristol Square, Bristol Pointe, Bristol Place or the Bristol Lane buildings inside Kings Lake, which are separate places with their own records. None of those names shares a plat or a deed history with this community.
Two subdivisions next door
Abaco Pointe and Canopy are separate neighboring subdivisions that sit in the notch of the L-shaped Bristol Pines footprint. They keep their own plats and records, so a deed recorded there never counts toward a Bristol Pines figure on this page.
One community, two MLS names
Phase 1 listings carry the subdivision name Bristol Pines, and Phase 2 listings carry The Preserve at Bristol Pines; both sit under the Bristol Pines development name. Both phases line the same Bristol Circle loop and answer to Bristol Pines Community Association, Inc. Street numbers on Bristol Circle tell the phases apart: Phase 1 runs from 7302 to 7670 and Phase 2 from 7678 to 8001.
Searching by name and ZIP
A sound search uses three filters together: the two MLS subdivision names, ZIP code 34120 and the street name Bristol Circle. The word Bristol by itself pulls in other Naples places, and the ZIP alone returns many subdivisions east of Collier Boulevard. If the street on a result is anything other than Bristol Circle, treat it as a different place.
How do Bristol Pines prices compare with nearby Naples communities?
The county table below sets seven Naples communities beside Bristol Pines on one twelve-month deed window, September 2025 through August 2026. It gives straight-line miles, the home or unit count on the roll, the median year built and county deed counts. Treat it as context for a search, never as a ranking.
County peer table
Peer figures in the table are county deed counts and medians with straight-line miles, not route miles, and they do not rank any community.
| Community (county roll) | Straight-line miles | Homes or units on the roll | Built (median year) | County T12 deeds |
|---|---|---|---|---|
| Summit Place | 0.52 | 410 units | 2007 | 17 at $405,000 |
| Ibis Cove | 1.38 | 284 units | 2002 | 14 at $390,000 |
| Heritage Bay | 2.63 | 1,188 units | 2009 | 64 at $375,000 |
| Walden Oaks | 5.16 | 86 homes | 1997 | 9 at $425,000 |
| Valencia Lakes | 6.05 | 456 homes | 2005 | 17 at $515,000 |
| Berkshire Village | 6.64 | 51 homes | 1987 | 3 deeds |
| Botanical Place | 11.28 | 218 units | 2006 | 12 at $275,000 |
How the peers were chosen
Each candidate came from the county roll and was tested on the same deed windows used for Bristol Pines. It made the table only when one tier of its homes cleared a floor on home count, a floor on twelve-month deeds and a band on the twelve-month median price. Bent Creek Preserve was tested and left out, as none of its tiers cleared that test. Rows run in order of straight-line distance.
Reading the peer figures
Take the first row as the pattern. The second column is a straight-line distance between parcel footprint centres. The third column counts what the roll carries: rows marked units are tiers recorded as units, and rows marked homes are tiers under use code 1, the coding the roll gives Bristol Pines. The built column is the median year built. The last column gives the qualified county deeds for the twelve months ending August 2026 with their median; a row showing only a deed count had too few sales for one.
Pages for nearby communities
Each of these is a separate community with its own page and records: Summit Place homes for sale, Ibis Cove homes for sale, Heritage Bay homes for sale, Walden Oaks homes for sale, Berkshire Village homes for sale, Botanical Place homes for sale and Bent Creek Preserve homes for sale. Valencia Lakes appears in the table as text only.
How do you buy a townhome in Bristol Pines, step by step?
Buying here runs in four steps: set a search that covers both MLS names, read the association's 2027 Sales and Lease Package, check flood and insurance for the exact address, and close with an estoppel certificate from the manager. Each step below names the record to ask for and who holds it.
Set the search
Start with the two MLS subdivision names and Bristol Circle, then choose Phase 1, built in 2006 and 2007, Phase 2, built in 2015 and 2016, or both. Read the county deed rows for that phase before you set a price range, and compare a listing only with deeds from its own phase.
Read the association package
Ask KW Property Management and Consulting for the current Sales and Lease Package and the recorded declaration, then hold the dues, the capital contribution, the leasing, pet and vehicle rules against your plans. Settle roof and exterior painting work in writing, since the two documents read differently and only the association can say which one it applies.
Check flood and insurance by address
Pull the FEMA flood map for the exact street number, as this page carries map points for only three addresses and none in Phase 2. Collier County is redrawing its flood insurance rate maps, so ask how the zone for that address could change. Then send the address and the declaration to an insurance agent, and ask the seller for the flood disclosure Florida law calls for at sale.
Close with the estoppel certificate
Before closing, the title company orders an estoppel certificate from the association's manager. It states what the seller owes the association as of a set date. Read it beside the title commitment, where the form of ownership for the lot is confirmed.
Frequently Asked Questions about Bristol Pines townhomes in Naples
These thirty answers restate the main facts on this page in short form, each with its source: the 2026 county roll, county deeds, the October 29, 2026 MLS export, the association's 2027 Sales and Lease Package, FEMA maps and the Collier County Public Schools lookup. Confirm anything that matters to an offer by address.
How many homes are in Bristol Pines in Naples?
The 2026 county roll counts 289 homes in Bristol Pines, all townhomes on Bristol Circle. Phase 1 holds 156 and The Preserve at Bristol Pines (Phase 2) holds 133. The same plats carry 17 common parcels for the community, for 306 parcels in total.
Where is Bristol Pines in Naples, FL?
Bristol Pines lines the Bristol Circle loop off Tree Farm Road, east of Collier Boulevard, with Vanderbilt Beach Road to the south and Immokalee Road to the north. Its entrance at Bristol Street and Tree Farm Road is about 0.1 route miles from the centre of Bristol Pines.
What ZIP code is Bristol Pines in?
Bristol Pines is in ZIP code 34120, and every home carries a Bristol Circle street number from 7302 to 8001. Pair 34120 with the street name when you search records or listings, since the ZIP alone covers many other communities east of Collier Boulevard.
Is Bristol Pines in a city or in unincorporated Collier County?
Bristol Pines sits in unincorporated Collier County, outside any incorporated city; Naples is the postal place name in its addresses. Permits run through Collier County, fire service comes from the Greater Naples Fire Rescue District, and the Collier County Sheriff's Office handles law enforcement.
Are Bristol Pines homes townhomes?
Yes, in market terms. The MLS Building Design field in the October 29, 2026 export reads Townhouse on 14 of 16 rows. County parcel lines show every home lot sharing a lot line with another home lot, and the declaration describes shared party walls.
What are the two phases of Bristol Pines?
Phase 1 has 156 homes built in 2006 and 2007, numbered 7302 to 7670 on Bristol Circle. The Preserve at Bristol Pines (Phase 2) has 133 homes built in 2015 and 2016, numbered 7678 to 8001. This page reports each phase with its own figures.
Is The Preserve at Bristol Pines the same community as Bristol Pines?
Yes. The Preserve at Bristol Pines is the name used for Phase 2, the later plat of the same community, and the MLS files its listings under that name. Its homes line the same loop and belong to Bristol Pines Community Association, Inc.
When were Bristol Pines homes built?
On the 2026 county roll, 60 homes date from 2006 and 96 from 2007, all in Phase 1. Phase 2 followed years later, with 40 homes in 2015 and 93 in 2016. The two eras fall under different Florida Building Code editions.
How large are Bristol Pines townhomes?
The county roll and the MLS measure size differently, and this page keeps them apart in the home size section above. By the county measure, Phase 2 homes run larger than Phase 1 homes, while Phase 2 lots run smaller. Plans vary within each phase.
What have Bristol Pines homes sold for in county records?
County deeds for all Bristol Pines homes show 10 sales from September 2025 through August 2026 at a median of $382,500, from $320,000 to $420,000, split 5 and 5 by phase. Over 60 months, September 2021 through August 2026, county deeds for all Bristol Pines homes show 74 sales at a median of $414,000, from $302,000 to $535,000.
What did Phase 1 homes sell for in the last twelve months?
County deeds show 5 Phase 1 sales from September 2025 through August 2026, at a median of $325,000, from $320,000 to $418,000. The October 29, 2026 MLS export lists 5 Phase 1 closings in its twelve-month window, at a median of $325,000, from $320,000 to $418,000.
What did Phase 2 homes sell for in the last twelve months?
County deeds show 5 Phase 2 sales from September 2025 through August 2026, at a median of $385,000, from $380,000 to $420,000. The October 29, 2026 MLS export lists 6 Phase 2 closings in its twelve-month window at a median of $382,500, from $371,000 to $410,000.
Are there Bristol Pines townhomes for sale right now?
On October 29, 2026, the MLS export showed 2 Phase 1 listings active and 2 pending, plus 1 active Phase 2 listing with none pending. Inventory changes daily, so use the live search below, which covers both MLS names, and check each street number.
What are the HOA dues in Bristol Pines?
Bristol Pines Community Association, Inc. sets quarterly dues for 2027 in its Sales and Lease Package, updated October 30, 2026; the association section above prints the figure with a monthly equivalent. The package also lists a capital contribution equal to two quarters of dues, collected at closing.
What does the Bristol Pines association fee cover?
According to the association's 2027 Sales and Lease Package, the dues pay for lawn care, irrigation, pest control, basic cable and basic Wi-Fi. Each owner insures the home at full replacement cost under the declaration, so budget for that policy apart from the dues.
Who manages the Bristol Pines association?
KW Property Management and Consulting manages Bristol Pines Community Association, Inc., which governs both phases. The manager takes estoppel requests and can supply the current Sales and Lease Package. Exterior changes go to the association's Architectural Control Committee for approval before work begins.
Does Bristol Pines have a CDD?
Bristol Pines homes sit in 2026 millage area 103, and the county roll lists a line for each taxing body there, with none for a community development district. Each 2026 tax bill does carry a flat non-ad valorem charge of $269.77, listed on its own and separate from the association dues.
Can you rent out a Bristol Pines townhome?
Leasing is allowed within limits. The association's 2027 package sets a minimum lease of 6 months, holds owners to 2 leases in any 12 months, rules out short-term rentals and subleases, and asks each tenant to apply. Confirm these rules in the governing documents.
How many pets are allowed in Bristol Pines?
The association's 2027 Sales and Lease Package allows up to 2 pets per home and notes breed restrictions. Read the pet rules in the governing documents and ask the manager about any animal before you sign a contract. The association also lists the Pet Playground.
Where can owners keep a boat or RV in Bristol Pines?
Under the association's 2027 package, boats, RVs, campers and commercial vehicles go inside a garage. If you own a trailer or a work truck, measure the garage of the home you are weighing and read the vehicle rules in the governing documents before an offer.
What amenities does the Bristol Pines association list?
The association's 2027 Sales and Lease Package lists a pool and hot tub, a fitness center, sports courts, a playground and the Pet Playground; the shared spaces section above gives the full list. The county roll records pool and spa rows dated 2007 on a common parcel.
What do county parcel lines show about Bristol Pines lots and the lake parcels?
Measured from county parcel lines, 68 of the 156 Phase 1 lots and 65 of the 133 Phase 2 lots touch a lake parcel or sit within 15 meters of one. These are map measurements only, so visit the home to see what lies behind it.
What do FEMA maps show for Bristol Pines addresses?
Three FEMA map points carried for this page, one on a common parcel and two at Phase 1 homes, fall on panel 12021C0214H, effective May 16, 2012; the flood section above gives their zone. We carried no point for Phase 2, so check every address.
What are property taxes in Bristol Pines?
Bristol Pines homes sit in 2026 millage area 103 at 10.3696 mills. On the 2026 county roll the median tax is $3,007.83 for Phase 1 homes and $3,880.41 for Phase 2 homes. Each bill also carries the flat non-ad valorem charge of $269.77.
Which schools serve Bristol Pines?
A Collier County Public Schools district lookup for 7461 Bristol Circle, carried for 2026-27, returned Bear Creek Elementary, Oakridge Middle and Barron Collier High. Assignments can change and can differ by address, so confirm the schools for the exact street number with the district.
How far is Bristol Pines from I-75?
In the Domain Realty Group route table, the I-75 interchange at Immokalee Road sits about 4.6 route miles from the centre of Bristol Pines, measured by road. The table also lists two other I-75 interchanges farther south. Traffic and road work vary by hour.
How far is Bristol Pines from the beach?
Vanderbilt Beach Park is about 9.9 route miles from the centre of Bristol Pines, and Delnor-Wiggins Pass State Park is about 10.6 route miles from the centre of Bristol Pines. Both figures are measured by road, and another path can run longer.
Which fire district serves Bristol Pines?
The Greater Naples Fire Rescue District serves Bristol Pines, and its millage is one line within area 103 on each 2026 tax bill. Law enforcement comes from the Collier County Sheriff's Office, as the community sits in unincorporated Collier County rather than a city.
Who handles roof work in Bristol Pines?
The documents do not agree. The 2006 declaration and the FAQ in the association's 2027 package split roof and exterior painting work in different ways, so ask the association in writing which one governs before you buy, and insure your share of the shared roof.
How is Bristol Pines different from Bristol Square?
Bristol Square is a different place with its own records, and it is not Bristol Pines. Bristol Pines is the loop of townhomes on Bristol Circle off Tree Farm Road in ZIP 34120. Check that a listing or deed names Bristol Circle before you trust it.
Ready to buy or sell in Bristol Pines?
Domain Realty Group's Naples team works in both Bristol Pines phases. Buyers can start with the live listings below and a short call about phase, budget and lease plans. Sellers can ask for a value estimate that draws on county deeds and the October 29, 2026 MLS export for their own phase.
Thinking of buying in Bristol Pines?
See all Bristol Pines listings on the market or the newest Bristol Pines listings, both drawn from the two MLS names on Bristol Circle. Before a showing, contact our Naples team for the association package and the deed history for that phase, or browse current listings across Naples.
Thinking of selling in Bristol Pines?
Buyers here compare each home against deeds from its own phase, so price follows phase, plan and condition. Ask for a home value estimate or contact our team, and we will set your home beside recent county deeds from the same phase. For another view of the community, read McGreevy and Comisar's guide to Bristol Pines.
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About Domain Realty Group
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with more than $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across Bristol Pines, in both phases on the Bristol Circle loop off Tree Farm Road.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from North Naples to East Naples and the Golden Gate area.
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Data updated: November 2026.
Sources
These are the public pages behind the dated facts, rules and laws on this page. County roll, deed and parcel figures come from Collier County Property Appraiser records, and MLS figures come from the October 29, 2026 export; neither set is linked here. Check any figure against its source before you rely on it.
- Business Observer, the townhome community report
- Gulfshore Business, Vanderbilt Beach Road extension opening
- Gulfshore Business, Vanderbilt Beach Road extension start
- Gulfshore Business, Immokalee Road upgrades
- Gulfshore Business, grocery openings east of Collier Boulevard
- Gulfshore Business, area business coverage
- WGCU, county and state road plans
- WGCU, county storm coverage
- WGCU, the substantial improvement rule
- WGCU, the new elementary school opening
- Bristol Pines Community Association, association home page
- Bristol Pines Community Association, public documents page
- Bristol Pines Community Association, shared facilities page
- Bristol Pines Community Association, Pet Playground page
- KW Property Management and Consulting, association information
- KW Property Management and Consulting, estoppel request page
- Florida Department of Business and Professional Regulation, estoppel certificate schedule
- Florida Statutes, homeowners association disclosure summary
- Florida Statutes, estoppel certificates
- Florida Statutes, association payments and liens
- Florida Statutes, association meetings and voting
- Florida Statutes, association records and budgets
- Florida Statutes, property tax disclosure summary
- Florida Statutes, flood disclosure at sale
- Florida Statutes, homeowner policy replacement cost
- Florida Statutes, wind mitigation credits
- Florida Statutes, home hardening program
- Florida Construction News, Founders Square construction start
- Physicians Regional Healthcare System, Pine Ridge hospital
- Physicians Regional Healthcare System, emergency department
- Physicians Regional Healthcare System, urgent care
- NCH, North Naples hospital
- NCH, northeast emergency department
- NCH, emergency services
- Hertz Arena, arena site
- Florida Everblades, team site
- Collier County, floodplain management
- Collier County, floodplain questions and answers
- Collier County, proposed flood insurance rate maps notice
- Collier County, flood protection newsletter
- Collier County, water services
- Collier County, vacation rental registration
- Collier County, road projects list
- National Hurricane Center, tropical cyclone report, two thousand seventeen
- National Hurricane Center, tropical cyclone report, two thousand twenty-two
- National Weather Service Miami, storm summary
- National Weather Service Miami, tropical event summary
- National Association of Insurance Commissioners, flood insurance market briefing
- Community Rating System resources, Florida state profile
- Citizens Property Insurance, flood coverage rules
- Florida Building Commission, code edition dates
- Florida Building Commission, building code legislative report
- Collier County Public Schools, school and district grades
- Collier County Public Schools, attendance boundaries
- Florida Department of Education, school report
- Collier County Tax Collector, real estate taxes
- Collier County, substantial damage determinations
- Collier County, substantial improvement worksheet
- Collier County, building plan review bulletin
- Collier County, solid waste service
- Collier County, utility billing
- Collier County, tentative budget book
- Collier County, Greater Naples Fire Rescue station news
- Collier County Water-Sewer District, water division
- Florida Department of Education, school grades
- United States Census Bureau, address geocoder
- National Emergency Response Information System, Greater Naples Fire Rescue District record
- National Emergency Response Information System, Greater Naples Fire Rescue District stations