Brookside Homes for Sale in Naples, FL 34104
Brookside homes for sale in Naples, FL 34104, sit on four county plats where inland streets of original houses meet canal streets with docks, seawalls and new rebuilds. In the 12 months to August 31, 2026, Collier County recorded 9 market home sales in Brookside at a $629,000 median, from $465,500 to $3,400,000. Below, Domain Realty Group sets the county deeds, the MLS rows and the live listings side by side, each tied to its own source and dates.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Data updated: November 2026.
Key takeaways for Brookside home buyers in Naples
Brookside in Naples, FL, is a small, fully platted neighborhood where two very different kinds of home share one name. Inland streets keep rows of original 1960s houses, while the canal streets, where the county roll records docks and seawalls, hold every home it dates to 2020 or later. The points below follow the county deeds and the MLS export.
Price in the county record
- Collier County qualified the deeds for this page through August 31, 2026, the latest fully reviewed month in its October 27, 2026 data bundle.
- The sold section prints all 9 market sales by month, price, unit and street, with no house number, and explains the one qualified deed left out.
Two markets under one name
- Harbor Lane and Holiday Lane are canal streets where the county roll records docks and seawalls, and they hold every Brookside home the roll dates to 2020 or later.
- The inland streets, among them Delmar Lane, Embassy Lane, Barbizon Lane and Pine Street, keep rows of original houses, and the deed table shows the canal group reaching far higher prices, though the low ends of the two groups overlap.
Price in the MLS export
- MLS rows joined to the four Brookside plats show 14 closings at a $497,500 median for the year ending on the October 29, 2026 export date.
- That figure belongs to a separate record set with its own window, so it carries the MLS label wherever it appears.
What is listed on the export date
- In the October 29, 2026 export, 9 Brookside homes were active and 2 were under contract, with a $750,000 median list price on the active asks.
- The listings section prints each ask beside its unit, its street and the living area the listing agent entered.
No association dues found
- A check on November 3, 2026 found no mandatory association fee and no published dues for Brookside.
- The governance section covers the small common tracts on the roll and the documents a buyer reads before closing.
Property taxes
- Every Brookside parcel is taxed in one Collier County millage area, at 10.3696 mills for 2026, with no municipal line on the bill.
- The median 2026 total tax on a built Brookside home on the roll is $3,750.54, and a buyer's bill is figured on that buyer's own value and exemptions.
The flood map
- FEMA's map placed the six Brookside addresses checked on October 21, 2026 in Zone AE with a base flood elevation of 9 feet.
- The zone is set address by address, and the flood section covers the lender's determination and the documents to request.
Where the numbers come from
- Brookside has two record sets on this page, and their medians are never blended: Collier County deeds qualified through August 31, 2026, and the October 29, 2026 MLS export, each with its own window and its own rule for counting a sale.
- Parcels and deeds come from the Collier County Property Appraiser's public data bundle; sold, active and pending rows come from the Southwest Florida MLS. To set Brookside beside other neighborhoods, browse Naples communities.
What Brookside homes are for sale in Naples right now?
Brookside homes for sale in Naples numbered 9 active listings and 2 pending sales in the October 29, 2026 export, each one a single-family house on the four plats. The five searches below read the MLS label Brookside inside a map box drawn around those plats, so they show the market on the day you open them.
Search links for Brookside listings
- Every Brookside home for sale in Naples
- Brookside listings new in the last 30 days
- Brookside single-family listings
- Brookside listings under $1,000,000
- Brookside listings at $1,000,000 or more
The first link returns every active listing under the label inside the box, and the second keeps only those posted in the last 30 days. The third applies the single-family filter; every Brookside row in the export is single-family, so on the export date it matched the first. The last two split the label at $1,000,000, so between them they cover the whole set without counting a listing twice.
Active listings in the October 29, 2026 MLS export
Each row is one active listing on the four plats, shown by unit, street, asking price and the living area the listing agent entered.
| Listing | List price | Living area (square feet) |
|---|---|---|
| MLS active, Unit 1, Estey Avenue | $429,000 | 950 |
| MLS active, Unit 2, Brookside Drive | $475,000 | 1,180 |
| MLS active, Unit 1, Delmar Lane | $579,000 | 1,442 |
| MLS active, Unit 1, Delmar Lane | $599,000 | 1,210 |
| MLS active, Unit 3, Harbor Lane | $750,000 | 1,350 |
| MLS active, Unit 3 Plat 2, Harbor Lane | $1,050,000 | 1,550 |
| MLS active, Unit 3 Plat 2, Holiday Lane | $1,075,000 | 1,215 |
| MLS active, Unit 3 Plat 2, Holiday Lane | $2,499,000 | 2,010 |
| MLS active, Unit 3 Plat 2, Harbor Lane | $3,495,000 | 3,077 |
Three listings sit in Unit 1, one in Unit 2, one in Unit 3 and four in Unit 3 Plat 2. Seven of the nine carry a 1960s year built in the export, one dates from 2006 and one from 2025.
Listings under and over $1,000,000
The $1,000,000 split in the search links falls in a gap between the asks, so no listing sat on the line in the export. In the October 29, 2026 export, five active asks sit under that line and four sit at or above it, all four in Unit 3 Plat 2; the table above gives each figure.
Canal streets and inland streets in the listings
Five of the nine active listings are on Harbor Lane or Holiday Lane, including every ask at or above $1,000,000. The other four are on Estey Avenue, Brookside Drive and Delmar Lane, all houses built in 1961 by the export's count. The county roll shows a private pool building row on 3 of the 9 active parcels. A listing on a canal street is not proof of a usable dock, so ask the seller for the dock and seawall permits and any inspection on file.
How current these listings are
All counts here stop at the October 29, 2026 export. After that date a listing may close, be repriced or leave the market, so where these counts and the live searches part ways, go with the searches. Contact us to have our team check where any Brookside address stands before you set up a showing.
What the export does not show
The export holds only homes marketed through the MLS, so a private sale between owners never reaches it. It has no pool field and no new construction field, and its field for water frontage is blank on every Brookside row, which means missing, not no. An agent on our team can confirm frontage, permits and fees for one listing before you write an offer.
What is Brookside in Naples, FL, and where is it?
Brookside is a neighborhood of four county plats in unincorporated Collier County, with Naples as its postal city and ZIP 34104, just east of the Naples city line. It is a compact grid of short streets in central Naples, and the county roll dates 158 of its homes to the 1960s.
Where Brookside sits in Naples
The plats lie just north of Davis Boulevard, and the marina and commercial sites on that road's north side border their south edge. Downtown Naples, including Fifth Avenue South, lies west of Brookside across the city line. The canal streets carry the lots with dock and seawall records, while the inland streets fill the rest of the grid.
Unincorporated Collier County with a Naples address
Naples is the postal name here, not the governing city. A 2026 Census place test and the county roll both place Brookside outside the city limits, so Collier County rules, not city rules, govern zoning and rebuilding on every lot. When a listing calls a Brookside home part of the city, confirm the jurisdiction on the county record.
What the name covers
On this page, Brookside means the four county plats that carry the name and nothing else, and no other subdivision or condominium on the Collier County roll uses it. The MLS label reaches further, onto Harbor Road, two other nearby streets and parts of Estey Avenue and Harbor Place outside the plats, and this page counts none of those rows. Brookside Drive and Estey Avenue also run past the plats into other subdivisions, so a street name alone does not place a home in Brookside.
Four county plats
The 2026 Collier County roll, in the county's October 27, 2026 data bundle, shows 181 parcels in Brookside and 173 built homes, with 165 parcels coded single-family. By plat, the roll counts 48 parcels in Unit 1, 28 in Unit 2, 13 in Unit 3 and 92 in Unit 3 Plat 2. Unit 3 Plat 2 is the largest of the four, and it holds all 4 homes the roll dates to 2020 or later.
The streets of Brookside
Unit 1 holds Delmar Lane and Embassy Lane, 17 parcels each, plus 9 on Pine Street and 5 on Estey Avenue. Unit 2 holds 17 parcels on Barbizon Lane, 8 on Brookside Drive and 3 on Estey Avenue. Unit 3 lines Harbor Lane. Unit 3 Plat 2 carries the rest of Harbor Lane, Harbor Place, all of Holiday Lane, 11 parcels on Estey Avenue and 2 on Brookside Drive, plus two unaddressed parcels. No house number prints on this page.
Mostly single-family homes
Of the 181 parcels, 165 are coded single-family, 9 miscellaneous residential and 7 vacant residential. All 9 miscellaneous residential parcels are in Unit 3 Plat 2, and 8 of them hold a house. Two of the vacant parcels are small common tracts held by a homeowners entity, and the other five are privately owned lots. Brookside has no condominium or townhouse buildings, and every Brookside row in the MLS export carries a single-family building design.
What have Brookside homes in Naples sold for?
Brookside homes in Naples sold from original inland houses to new canal-street homes over the latest qualified year. In the 12 months to August 31, 2026, Collier County recorded 9 market home sales in Brookside at a $629,000 median, from $465,500 to $3,400,000.
Every market sale recorded in the 12 months to August 31, 2026
Each row is one qualified deed on an improved Brookside parcel, by recording month, price, unit, street and the result of the county test described below.
| Recorded | Price | Unit | Street | County test |
|---|---|---|---|---|
| County deed, September 2025 | $629,000 | Unit 3 Plat 2 | Estey Avenue | Resale |
| County deed, November 2025 | $465,500 | Unit 1 | Delmar Lane | Resale |
| County deed, November 2025 | $492,500 | Unit 2 | Barbizon Lane | Resale |
| County deed, December 2025 | $475,000 | Unit 3 Plat 2 | Harbor Lane | Resale |
| County deed, December 2025 | $855,000 | Unit 3 | Harbor Lane | Resale |
| County deed, December 2025 | $2,800,000 | Unit 3 Plat 2 | Harbor Lane | New home, first sale |
| County deed, May 2026 | $515,000 | Unit 1 | Embassy Lane | Resale |
| County deed, June 2026 | $1,400,000 | Unit 3 Plat 2 | Harbor Lane | Resale |
| County deed, July 2026 | $3,400,000 | Unit 3 Plat 2 | Holiday Lane | New home, first sale |
The 9 deeds recorded in six months: one in September 2025, two in November, three in December, then one each in May, June and July 2026. Unit 1 recorded 2, Unit 2 and Unit 3 one each, and Unit 3 Plat 2 recorded 5. Seven were resales and two were new homes.
The deed left out
One more qualified deed in that window, a June 2026 transfer on Embassy Lane, is left out of the 12-month county figures here as a likely non-market sale. The county had marked that deed qualified, but its price sat far below every other improved sale on the four plats in the window, the flag this page uses for a likely non-market deed. With it, the window holds 10 qualified deeds; the table above lists the 9 market sales behind every county price figure here.
How the county test works
For each deed, Collier County's sales file gives the parcel, the date and the price, yet it never names the seller. So timing does the work in the county test that splits a builder's sale of a new house from a resale: the first qualified sale of an improved parcel counts as new when it records in the year the house was built or the following year. On that test, 2 of the 9 market deeds are new homes, both built in 2025, and none of the 5 deeds in the prior 12 months is.
Why the window ends in August 2026
A deed joins the county's qualified sales only once it has been reviewed, and the review lags behind recording. The October 27, 2026 bundle shows 903 qualified deeds countywide for August 2026, against just 102 for September and 1 for October, which leaves August as the last fully counted month. The latest qualified deed on a Brookside parcel recorded on July 31, 2026, and the latest deed of any kind on October 2, 2026.
The prior 12 months
For September 2024 to August 2025, the prior 12 months, the county recorded 5 Brookside sales at a $510,000 median, and this page reads no price change into the gap between the two windows. Of those five deeds, two were in Unit 1, one in Unit 2 and two in Unit 3 Plat 2.
County sales by calendar year
| Year | Qualified sales |
|---|---|
| County 2022 | 5 |
| County 2023 | 4 |
| County 2024 | 6 |
| County 2025 | 10 |
| County 2026 (Jan to Aug) | 4 |
Each row counts qualified deeds on improved Brookside parcels for one calendar year, and the 2026 row stops at August. The table prints counts only, because the county's yearly figures for 2026 include the transfer left out above.
The 60-month record
Over the 60 months to August 31, 2026, the county recorded 35 qualified Brookside market sales at a $525,000 median, leaving out the June 2026 transfer. That window opened on September 1, 2021. The county also recorded 6 qualified sales of vacant land on the plats in those 60 months, kept out of every home figure here.
Canal streets and inland streets in the deed record
Of those 9 sales, the 5 on Harbor Lane and Holiday Lane ran from $475,000 to $3,400,000, and the 4 on the inland streets ran from $465,500 to $629,000. In the deed record, the canal-street group mixes original houses with the two new homes. The unit table in the plats section and the street table in the homes section carry the figures a group this small can support.
What does the MLS show about Brookside homes in Naples?
The October 29, 2026 MLS export, a separate record set limited to rows on the four Brookside plats, shows 14 homes sold at a $497,500 median from October 29, 2025 to October 29, 2026, with 9 active listings at a $750,000 median list price and 2 pending on the export date.
MLS by unit
Each sold, active and pending row on the plats was joined to a roll parcel by its street address, which places it in one unit.
| Unit | Sold | Median sold | Active | Pending |
|---|---|---|---|---|
| MLS Unit 1 | 3 | $465,500 | 3 | 1 |
| MLS Unit 2 | 3 | $492,500 | 1 | 0 |
| MLS Unit 3 | 2 | n 1 or 2, not shown | 1 | 0 |
| MLS Unit 3 Plat 2 | 6 | $950,000 | 4 | 1 |
Unit 3 has only two sold rows, so the table shows no middle figure for it. The other units rest on three to six closings each, so read their figures as a description of those rows, not a price level for the unit.
The MLS window
The sold window runs from October 29, 2025 to October 29, 2026, and the 14 closings on the plats fall between November 14, 2025 and October 16, 2026. We tracked every MLS row labelled Brookside to the county roll by address, and 25 joined a parcel on the four plats. The 25 joined rows are 14 sold, 9 active and 2 pending.
Supply on the export date, inferred
Read as months of supply, those 9 active listings against 14 sales in 12 months come to 9 divided by 14 over 12, or about 7.7 months, an inferred figure from a small count. One new listing or one closing changes it noticeably, so it describes a single day of the export and nothing more.
Days on market
The 14 sold rows on the plats show a median of 62.5 days on market and a median sale-to-list ratio of 92.7 percent, each closing measured against the asking price in its own row.
MLS rows outside the four plats
Seven rows in the October 29, 2026 export carry the Brookside label but join no parcel on the four plats. They sit on Harbor Road, a separate plat, on two other streets nearby, and at one Harbor Place and one Estey Avenue address the roll places outside Brookside. None of them counts toward any MLS figure here, and none of their prices prints.
Why the county and MLS medians stay separate
Qualified deeds in the county set run from September 1, 2025 to August 31, 2026; closings in the MLS set run from October 29, 2025 to October 29, 2026. Those windows overlap without matching. Sales that were never listed are absent from the MLS set, and deeds still awaiting review are absent from the county set. Here the two are never averaged, never share a sentence, and no direction is read from setting one against the other.
Are new homes being built in Brookside?
Brookside has no builder selling a planned community of new homes, but its canal streets are being rebuilt lot by lot. The county test flags two new homes among the latest market deeds, and the October 29, 2026 export lists one new house for sale.
Rebuilds on the county roll
The 2026 roll dates 160 Brookside homes to before 1980 and 158 to the 1960s alone. It shows 10 homes built in 2000 or later and 4 built in 2020 or later, three on Holiday Lane and one on Harbor Lane. Unit 1 holds no house built after 1961, so every newer home sits in Unit 2, Unit 3 or Unit 3 Plat 2.
First sales of new homes in the deed record
Two deeds in the latest 12 months are new homes on the county test: one on Harbor Lane recorded in December 2025 and one on Holiday Lane recorded in July 2026, both on 2025 houses in Unit 3 Plat 2. Their prices are in the deed table above. No builder is named here, since only listing remarks name one, so confirm the builder, permits and certificate of occupancy for a specific home.
New construction in the MLS export
The export has no new construction field, so this page uses a stand-in: a row counts as new when its year built is 2025 or later, or its parcel has no house on the roll. By that test, the October 29, 2026 export holds 2 new homes among the 14 sold rows and 1 among the 9 active listings, a Holiday Lane house built in 2025. The county also recorded 1 qualified vacant-land sale on the plats in the latest 12 months.
What a buyer of an original home inherits
Seven of the nine active listings in the export are 1960s houses, so a buyer here often takes on a house built under the codes of its day, with whatever upkeep past owners gave it. Ask for the dates of the roof, air conditioning, water heater, electrical panel and plumbing, and for the permit history behind each. On a canal lot, add the dock and seawall permits, and read the flood section before planning a large renovation. Contact us to pull the deed history and MLS record for one address, or read about Domain Realty Group.
What are the four Brookside plats in Naples?
Brookside in Naples is recorded with Collier County as four plats, Brookside Unit 1, Unit 2, Unit 3 and Unit 3 Plat 2, all in ZIP 34104 and all in unincorporated Collier County. Each plat below carries its own streets, build years, lots and county rows, because the inland plats and the canal plats differ.
By unit, the roll counts 48 built homes in Brookside Unit 1, 27 in Unit 2, 12 in Unit 3 and 86 in Unit 3 Plat 2.
Brookside Unit 1
Unit 1 holds 48 parcels on the 2026 roll, and each one carries a home coded single-family. Its homes line four streets: Delmar Lane and Embassy Lane with 17 parcels each, Pine Street with 9 and the Unit 1 stretch of Estey Avenue with 5. The county dates every home in this plat to 1961. No Unit 1 parcel carries a dock row or a seawall row, and the county's pool row appears on 8 of its homes.
Brookside Unit 2
Unit 2 has 28 parcels and 27 homes. The one parcel without a home is a vacant residential lot of 0.14 acre on Brookside Drive. Its streets are Barbizon Lane with 17 parcels, Brookside Drive with 8 and Estey Avenue with 3. The county dates its homes from 1961 to 2006, and the 2 homes with a year built of 2000 or later are both on Barbizon Lane. A pool row appears on 1 home here, and no Unit 2 parcel carries a dock row or a seawall row.
Brookside Unit 3
Unit 3 is the smallest plat: 13 parcels, 12 of them with homes, every home on Harbor Lane, plus one small unaddressed tract of 0.03 acre. The county dates its homes from 1961 to 2017, with 1 built in 2000 or later. Of the 13 parcels, 12 carry a dock row or a seawall row, and 3 homes carry a pool row. Its median lot of 0.190 acre is the largest of the four plats.
Brookside Unit 3 Plat 2
Unit 3 Plat 2 is the largest plat, with 92 parcels and 86 homes. Its streets are Harbor Lane with 37 parcels, Holiday Lane with 35, Estey Avenue with 11, Harbor Place with 5 and Brookside Drive with 2. It also holds the mix of parcel types: 78 parcels coded single-family, all 9 miscellaneous residential parcels on the roll and 5 vacant residential parcels. Homes here date from 1961 to 2025; 7 carry a year built of 2000 or later and 4 of 2020 or later. The county shows a dock row or a seawall row on 42 of its 92 parcels and a pool row on 24 homes. Five of the nine county market sales of the latest 12 months were recorded in this plat.
County figures by unit
Every row is a single plat on the 2026 county roll. Sizes are the roll's figure for the residence rows, docks are counted by parcel rather than by home, and T12 means the county's market deeds recorded from September 2025 through August 2026.
| Unit | Homes built | Year built | Median base area (square feet) | Median lot (acres) | Pool rows | Dock or seawall rows (parcels) | T12 market sales | T12 price or median |
|---|---|---|---|---|---|---|---|---|
| County Unit 1 | 48 | 1961 to 1961 | 1,135 | 0.140 | 8 | 0 of 48 | 2 | $465,500 and $515,000 |
| County Unit 2 | 27 | 1961 to 2006 | 1,070 | 0.150 | 1 | 0 of 28 | 1 | $492,500 |
| County Unit 3 | 12 | 1961 to 2017 | 1,386 | 0.190 | 3 | 12 of 13 | 1 | $855,000 |
| County Unit 3 Plat 2 | 86 | 1961 to 2025 | 1,314 | 0.160 | 24 | 42 of 92 | 5 | $1,400,000 |
Plats are county records, not marketed names
The four unit names come from the county's subdivision records, not from a sign or a sales brochure. No open source names who platted Brookside or when, so this page does not guess. Listing sites often stretch the Brookside label past the plats; the figures here follow the four county plats only. Compare other neighborhoods in the Naples communities directory.
Lot sizes by unit
The median lot runs from 0.140 acre in Unit 1 to 0.190 acre in Unit 3, with Unit 2 at 0.150 and Unit 3 Plat 2 at 0.160. Listing remarks describe pie-shaped cul-de-sac lots on Delmar Lane, so shape varies as well as size. A survey confirms any one lot's lines.
What homes are in Brookside, Naples?
Brookside in Naples is a neighborhood of detached homes, nearly all of them originals from the early 1960s, with a small number of newer homes on canal-street lots. The county roll gives the build years, a size figure, lots and pool rows; the MLS gives each listed home's living area in the listing tables earlier on this page.
The 173 built homes on the 2026 county roll
On the 2026 county roll, the 173 Brookside homes date from 1961 to 2025, with a median year built of 1962, and 10 carry a year built of 2000 or later. A home counts as built when its parcel carries a residence row. See current homes for sale in Naples for what is listed now.
Single-family and other residential parcels
The roll codes 165 parcels as single-family. Another 9 parcels are coded miscellaneous residential, all of them in Unit 3 Plat 2, eight on Harbor Lane, Harbor Place and Holiday Lane and one unaddressed, and 8 of those carry a residence row; most are held by an LLC or a trust. The last 7 parcels are coded vacant residential: two small unaddressed tracts and five addressed parcels with no residence row, held by private owners, LLCs or trusts.
Size figures on this page
The 2026 county roll puts the median of the county's base area for those homes at 1,215 square feet, and the median lot at 0.16 acre. Recorded sizes run from 612 to 2,780 square feet once 8 records under 300 square feet are set aside as artifacts. The roll's figure covers the ground floor of the residence row, so a two-story rebuild can show more floor area in its listing than on the roll. Listed homes carry an MLS living area figure in the active listings table, taken from the October 29, 2026 export.
Original 1960s homes
The roll places 158 homes in the 1960s and 160 before 1980. The originals are compact: homes built before 1980 have a median recorded size of 1,200 square feet. Listing remarks on original homes mention one or two baths.
Rebuilds since 2000
Ten homes carry a year built of 2000 or later: 4 from the 2000s, 2 from the 2010s and 4 from the 2020s. The 4 homes from 2020 or later stand on Holiday Lane (3) and Harbor Lane (1). These newer homes are larger, with a median recorded size of 1,970 square feet for homes built in 2000 or later. Two deeds in the latest 12 months were the first sale of a home built in 2025, by the county heuristic, and the county deed table earlier on this page lists both.
Private pools
The 2026 county roll carries a private pool building row on 36 of the 173 built homes. By plat, the pool rows fall at 8 in Unit 1, 1 in Unit 2, 3 in Unit 3 and 24 in Unit 3 Plat 2. The same roll lists 22 screen enclosure rows and 24 screen porch rows on home parcels.
Lots
The miscellaneous residential parcels on the canal streets run from 0.17 to 0.85 acre, the largest of them on Harbor Place. The roll shows 7 vacant residential parcels, five of them addressed lots with no home on the 2026 roll.
County figures by street
Each row is one street inside the four plats on the 2026 county roll. Homes counts parcels with a residence row; the last column counts parcels with a dock row or a seawall row.
| Street | Homes | Year built | Median base area (square feet) | Dock or seawall rows |
|---|---|---|---|---|
| County Harbor Lane | 47 | 1961 to 2025 | 1,404 | 36 of 49 parcels |
| County Harbor Place | 5 | 1961 to 1995 | 1,050 | 5 of 5 parcels |
| County Holiday Lane | 34 | 1963 to 2025 | 1,335 | 12 of 35 parcels |
| County Barbizon Lane | 17 | 1961 to 2006 | 1,132 | none |
| County Brookside Drive | 9 | 1961 to 1962 | 1,050 | none |
| County Delmar Lane | 17 | 1961 to 1961 | 1,250 | none |
| County Embassy Lane | 17 | 1961 to 1961 | 1,110 | none |
| County Estey Avenue | 18 | 1961 to 1963 | 1,062 | none |
| County Pine Street | 9 | 1961 to 1961 | 1,140 | none |
Which Brookside streets have docks and seawalls?
Harbor Lane, Holiday Lane and Harbor Place are the Brookside streets with dock and seawall rows on the 2026 county roll, and the inland streets have none. The roll records a structure on the lot, not a water body, so a buyer confirms the water, the route out and the seawall's condition lot by lot.
The 2026 county roll carries a dock or seawall building record on 54 of the 181 Brookside parcels: 36 of 49 on Harbor Lane, 12 of 35 on Holiday Lane, 5 of 5 on Harbor Place and none on the inland streets.
The dock and seawall record on the roll
The county's 2026 bundle carries no water-location code for a parcel, so this count is a proxy built from building rows: a parcel counts when it carries a dock, seawall, boat house, boat lift or davit row. By plat, the count is 12 in Unit 3 and 42 in Unit 3 Plat 2, with none in Units 1 and 2. One of the three unaddressed parcels also carries a row.
Harbor Lane
Harbor Lane is the longest of the canal streets, with 47 homes across Unit 3 and Unit 3 Plat 2, built from 1961 to 2025. It holds 36 of the 54 parcels with a dock row or a seawall row. The county's legal descriptions add water wording to 14 parcels, nearly all of them on Harbor Lane.
Holiday Lane
Holiday Lane has 34 homes, all in Unit 3 Plat 2, dated from 1963 to 2025; it is the only Brookside street with no 1961 home. Its rows show a dock or a seawall on 12 of its 35 parcels, so a buyer here checks each lot rather than the street. Holiday Lane holds 3 of the 4 homes built in 2020 or later and 10 of the pool rows.
Harbor Place
Harbor Place has the fewest homes of any street in the plats: 5 homes, dated from 1961 to 1995, and a row on each of its 5 parcels. One of its parcels is a miscellaneous residential parcel of 0.85 acre.
The inland streets
Barbizon Lane, Brookside Drive, Delmar Lane, Embassy Lane, Estey Avenue and Pine Street carry no dock row and no seawall row on the roll. Listing remarks read for this page on Delmar Lane, Estey Avenue and Brookside Drive carry no water wording.
What the record does not say
A dock row or a seawall row says the county appraised a structure on the lot. It does not name the water the lot touches, the route a boat takes out, or the condition of the seawall, and a parcel without a row may still touch water. Dock and seawall work needs a Collier County building permit, and some work also needs state and federal approval.
When were Brookside homes built, and what should a buyer check?
Brookside homes were built from 1961 to 2025, and the roll places nearly all of them in the early 1960s, before Florida had a statewide building code. A buyer of an original home checks the roof, the systems, the permits and the insurance reports.
The 1961 to 2025 build years
By decade, the county counts 158 homes from the 1960s, 2 from the 1970s, 1 from the 1980s, 2 from the 1990s, 4 from the 2000s, 2 from the 2010s and 4 from the 2020s. The year comes from the earliest residence row on each parcel, so a home that was remodeled keeps its original year on the roll.
Building code era
The first statewide Florida Building Code took effect on March 1, 2002, after Hurricane Andrew in 1992 prompted it. The 1960s homes were built under the locally adopted code of their day, and homes from the 2020s were permitted under the 7th or 8th edition, by permit date. Where a home sits in the wind-borne debris region, new or replaced windows and doors need impact glass or approved shutters; the permit's wind map decides.
Roofs
No original 1960s roof is likely to remain, so the question is the date of the last full roof permit. Florida law bars an insurer from refusing or not renewing a policy only because a roof is under 15 years old, and a roof past 15 years with 5 or more years of remaining life on an inspection must be considered. A roof replacement on a site-built home must add a secondary water barrier and stronger deck attachment under s. 553.844.
Air conditioning, plumbing and electrical
Ask for the install dates of the air conditioning system, the water heater and the electrical panel, and for the permits behind any replacement. In a 1960s home, the plumbing and wiring may be original or partly replaced, and only an inspection says which.
4-point and wind mitigation reports
A 4-point report covers the roof, electrical, plumbing and HVAC, and insurers generally ask for it on homes 30 years or older. A wind mitigation report, on Florida form OIR-B1-1802 and valid for five years, documents roof strength, roof-to-wall attachment and opening protection; s. 627.0629 requires insurers to offer credits for those features. The opening credit is all or nothing, so one unprotected opening, garage door included, removes the top credit.
Permits for past work
Past work is searched by address in the Collier County permit history. Open permits may affect a sale; a permit in COED, Finaled, Abandoned, Denied or Cancelled status is closed. Compare the permit list with the work the listing describes.
Before you plan a renovation
A large renovation on an original home can trigger the county's substantial improvement rule, which the flood section later on this page sets out, and the work must then meet the current Florida Building Code. The zoning district for the Brookside lots is not published here, so setbacks and height come from the county before design starts. A fence also needs a county building permit first.
What amenities are in and around Brookside?
Brookside has no shared recreation of its own; what it offers sits on each lot or a short trip away, in the parks, trails and downtown streets of central Naples. The neighborhood's streets are public county streets, and the marina on its south edge is a separate private business.
What Brookside does not have
Brookside has no golf course and no community marina, and it is not age-restricted. Research for this page found no common pool and no recreation building, and no association publishes a list of shared facilities.
Brookside Marina is a neighbor
Naples Brookside Marina is a private business on Davis Boulevard at the south edge of the neighborhood, not part of the four plats. Press reports say the basin was dredged in the 1960s, has been a marina since the 1970s and was rezoned by the county from single-family residential to commercial in 2023. Marina Dockage reported on April 1, 2026 that the marina was fitted with new aluminum docks, and press coverage places it inside the Halcyon project next door. Owning a Brookside home carries no right to boat space or any other use there.
Parks and trails nearby
The Gordon River Greenway sits 3.0 route miles away at its Golden Gate Parkway trailhead area. It is a 140-acre park of asphalt, mulch and boardwalk trail with a kayak and canoe launch and fishing and lookout piers. Naples Zoo at Caribbean Gardens, 2.9 route miles away, covers 43 acres, opened as a zoo in 1969 and has been accredited by the Association of Zoos and Aquariums since 2001.
Boating questions to ask
On a lot with a dock row or a seawall row, ask for the dock and seawall permits, the date of the last repair and an inspection by a marine contractor. Check the boat's height and draft against the route on a chart before you buy for a boat, because no official source read for this page publishes the route out.
Downtown within route miles
Fifth Avenue South, downtown Naples' main street of boutiques, galleries and sidewalk dining, is 1.7 route miles from inside Brookside on Holiday Lane by the Domain Realty Group route table. The Naples Pier is 2.9 route miles away. Traffic in season adds time to both.
What is near Brookside: schools, shopping and hospitals?
Brookside sits close to the center of Naples: downtown, the Naples Airport, a full hospital and the assigned schools are all a short trip away. Every distance below is a free-flow route mile figure from the same start point inside the neighborhood.
School assignment
The district's 2026 to 2027 lookup, read October 21, 2026, assigned Brookside addresses to Shadowlawn Elementary, East Naples Middle and Naples High, each graded A by the state for 2025 to 2026, and assignment can change, so verify it by address with the district. Shadowlawn Elementary is 1.2 route miles away, East Naples Middle 1.4 route miles and Naples High 3.8 route miles. East Naples Middle stands on Estey Avenue, the same street name as part of Brookside.
Hospitals
NCH Baker Hospital, the NCH system's downtown hospital with an emergency department, is 2.6 route miles away. Physicians Regional runs hospitals with emergency rooms on Pine Ridge Road and Collier Boulevard and an urgent care center on Thomasson Drive; none was routed for this page.
Grocery
The route table placed Publix at Kings Lake Square on Davis Boulevard at 2.3 route miles. Other grocers along Davis Boulevard were not routed for this page.
Shopping
Coastland Center, an enclosed mall on Tamiami Trail North, is 3.5 route miles away. Its department stores are Macy's, Dillard's and JCPenney.
Downtown Naples
Downtown sits west of Brookside, with Fifth Avenue South as its main street. Third Street South, the second downtown shopping and dining street, lies near it but was not routed.
Beaches
The Naples Pier, at the end of 12th Avenue South, is 2.9 route miles away. The pier is being rebuilt after Hurricane Ian, and reports say the beach stays open through bypass walkways at Broad Avenue South and 13th Avenue South.
Parks
Besides the Gordon River Greenway, Naples Botanical Garden sits on Bayshore Drive to the southeast and Sugden Regional Park offers lake paddling and a freshwater beach; neither was routed.
Airports
Naples Airport (APF) is 1.8 route miles away, a general-aviation field run by the Naples Airport Authority on 732 acres. For airline flights, Southwest Florida International Airport (RSW) is 35.1 route miles away.
How the route miles were measured
Every distance on this page comes from the Domain Realty Group route table, run on November 3, 2026, from a start point inside Brookside on Holiday Lane. The figures are free-flow distances, with no traffic or signal delay, so real trips run longer in season and at rush hour. Our Naples area guide covers the wider city, and our agents can answer a question about one street.
What is changing on Davis Boulevard next to Brookside?
The change next door is a planned condominium and private marina on Davis Boulevard, on sites press reports name as the marina and a former pawn shop, at the south edge of Brookside. It is a separate project with its own zoning, and it does not change the four Brookside plats or the homes on them.
The Halcyon Residences and Marina
The Business Observer reported on November 16, 2025 that The Halcyon Residences and Marina, a separate project on Davis Boulevard beside Brookside, plans 66 homes, with construction expected to start in 2027. The project is by Henley US, the Florida arm of Henley Investments, with Naples-based Gillette Development, and its sales gallery opened in January 2026. Press reports place the site on the north side of Davis Boulevard, the side that borders the plats.
The Davis Brookside MPUD
The project's zoning is the Davis Brookside MPUD, a planned unit development. Press coverage reports a 6 to 1 vote by the Bayshore/Gateway Triangle advisory board in spring 2025, a unanimous Collier County Planning Commission recommendation at its August 21, 2025 hearing and a unanimous county commission approval about a month later; the exact commission date is not confirmed here.
What the project is not
The Halcyon is not part of Brookside's four plats, and its homes are condominiums at a neighboring project, never Brookside sales. A Brookside deed brings no boat space and no amenity use there. For questions about the schedule, contact our team.
Does Brookside in Naples have an HOA or HOA fees?
Brookside in Naples has no mandatory homeowners association that any record read for this page could find, and no dues schedule is public. A buyer meets county government, the recorded plats and whatever restrictions the title search finds for one lot.
No mandatory association found
A search for a Brookside neighborhood or civic association in Naples 34104, re-run on November 3, 2026, returned only listing pages and same-name groups elsewhere. Of two Brookside listings read that day, one says there are no mandatory homeowners association fees and the other reports no homeowners association, matching the research pack of October 21, 2026. A negative search is not proof, so let the closing documents settle it.
The homeowners entity on the roll
The county roll lists a Brookside homeowners entity as the owner of two small tracts, and no mandatory association fee or published dues were found (checked 2026-11-03). The two tracts measure 1.43 acres and 0.03 acre, carry no site address and no residence, and sit in Unit 3 Plat 2 and Unit 3. The state corporate record for the entity was not checked, so whether it is active is not published.
No dues published
No assessment, budget or fee schedule for any Brookside association appears on a public page. The streets are public county roads, and the roll shows no club or shared recreation tract. If a listing shows a fee, ask which recorded document creates it.
What the MLS fee fields show
We tracked every fee field on the rows the Southwest Florida MLS labels Brookside in the October 29, 2026 export, closed, active and pending. The HOA fee field reads zero or blank on every one of those rows, and a blank or zero entry counts as missing, never as a fee of zero. The HOA description field is empty on every row. The transfer, application, condo, club and recreation lease fields read $0.00 on every row. One closed row carries a single stray entry in the master association field that no record supports, so this page does not print it.
Deed restrictions and the title commitment
The MLS restrictions field reads Deeded on one Brookside listing and None on another, so a buyer reads the title commitment for the exact lot. Agents fill that field by hand, so neither entry decides anything. The plats and any declaration recorded against them sit in the Collier County Clerk's official records, which were not read for this page.
Collier County rules apply
Brookside sits in unincorporated Collier County with the postal city Naples and ZIP 34104. County rules on zoning, building permits, floodplain management and short-term rentals apply to every lot, and the Board of County Commissioners, not a city council, decides land use here. No planned unit development covers any tested address, and the zoning district was not confirmed, so ask county zoning staff about the exact lot.
Docks and seawalls under county rules
The county roll places every addressed dock and seawall record on Harbor Lane, Holiday Lane and Harbor Place; the inland streets show none. A lot with a dock or seawall record still needs county approval for new work: a Collier County building permit, plus state environmental review and, for some projects, federal review. County dock forms point to Land Development Code section 5.03.06 for how far a dock may extend into a canal, so confirm the current text. The records say nothing about seawall condition, so hire a marine contractor to inspect it.
How to confirm before you buy
Ask the title company to list every recorded restriction and association document for the lot, ask the seller in writing whether they ever paid dues, and search the county permit history for open permits. Our agents walk buyers through each step.
What does a Brookside buyer pay at closing?
A Brookside buyer in Naples pays the usual Florida closing items without an association layer on top. The amounts follow the price and the loan, and the work goes into title, survey, flood documents and inspections. With no association on record, there is no estoppel certificate to order and no association resale charge to pay.
No estoppel without an association
Where no association exists, no estoppel certificate is ordered and no association charges a resale or application fee. If the title search finds a recorded declaration that creates one, the closing agent orders the certificate and pays any balance before the deed records.
Title and survey items
In Collier County the buyer customarily pays for the owner's title policy, priced at the rate Florida sets by rule. On a financed purchase the buyer also pays note stamps of 35 cents per $100 of the loan and intangible tax of 0.2 percent of the loan, while the seller pays deed stamps of 70 cents per $100 of the price. The survey shows lot lines, fences and structures against the platted lot, and the county notes that open permits may affect the sale of a property.
Recorded restrictions
The title commitment lists the recorded documents that bind the lot, which is where any restriction on the four plats would appear. A restriction on fences, buildings or leasing binds the new owner whatever the listing remarks say.
Flood elevation documents
Ask the seller for an elevation certificate early in the contract. It records the lowest floor and nearby ground against the base flood elevation, and a flood quote depends on it. Pair it with Florida's seller flood disclosure, covered below.
Inspections for an older home
The county roll dates the homes from 1961 to 2025, with a median year built of 1962. Insurers generally ask for a four-point report on roof, electrical, plumbing and HVAC on homes 30 years or older, plus a wind mitigation report. Ask for the last full roof permit date, and look for the radon notice Florida requires on at least one document signed at or before the contract.
Closing timing
Insurance quotes set the pace. Get flood and wind quotes before the inspection period ends, because a federally regulated or backed lender requires flood insurance on a building in a Special Flood Hazard Area. A buyer and agent sign a written agreement before touring, a rule in place since August 17, 2024. To plan dates around a specific listing, contact Domain Realty Group.
What are the rental, pet and vehicle rules in Brookside, Naples?
Brookside in Naples has no association rulebook on record, so its rental, pet and vehicle rules come from Collier County ordinances and any restrictions recorded on a given lot. The county's short-term rental registration rule governs here, and the City of Naples 30-day minimum does not reach Brookside, which sits east of the city line.
Where the rules live
County ordinances and the Land Development Code set the rules on every Brookside lot. Recorded restrictions, if the title search finds any, add a second layer for that lot alone. Listing remarks carry no legal weight.
Short-term rentals under Ordinance 2021-45
In unincorporated Collier County, Ordinance 2021-45 requires an owner to register with the county when a home is rented for under 30 days on more than three occasions in a calendar year, and the City of Naples 30-day rule does not apply here. The ordinance took effect on January 3, 2022. A registered owner holds a state vacation rental license, names a responsible party who answers calls while guests are in the home, and prints the county registration number in every advertisement. Fines run up to $500 per violation per day. Stays of six months or less also owe the county tourist development tax and Florida sales tax, and the county code bars renting out a guest house.
The 30-day city rule does not apply here
The City of Naples sets a 30-day minimum, with three shorter rentals allowed a year, for homes inside its limits. Brookside sits east of the city line, outside those limits, so the county registration rule governs instead.
Pets
No association pet rule exists to publish, and no recorded pet restriction was read for this page. Information not available at time of publishing (checked 2026-11-03). County animal rules apply on every lot.
Vehicles, boats and trailers
County parking rules for boats, trailers and recreational vehicles on residential lots were not read for this page. Information not available at time of publishing (checked 2026-11-03). Ask county code enforcement before parking a boat or trailer in a yard.
Recorded restrictions on a lot
A recorded restriction travels with the land, so it binds a buyer even when a listing says otherwise. If the title search lists one, read its leasing, fence and parking terms before the inspection period ends.
What are property taxes on a Brookside home in Naples, with worked examples?
The 2026 tax bill on a Brookside home in Naples carries one combined county rate and one non-ad valorem charge. In the worked examples below, that rate is applied to the county deed median for September 2025 through August 2026, once with a homestead exemption and once without, as illustrations and not bills.
One rate in millage area 85
Every Brookside parcel sits in Collier County millage area 85, at 10.3696 mills for 2026, with no municipal millage, and the Greater Naples Fire Rescue District line is 2.0000 mills of that total. All 181 roll parcels share that area, so the rate is the same on every street.
Taxes table: the 2026 authority lines
These are the ten authority lines the 2026 roll applies in area 85, summed in the last row.
| Taxing authority | Area 85, mills |
|---|---|
| Collier County general fund | 3.0107 |
| South Florida Water Management District | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School board, state law | 1.8990 |
| School board, local board | 2.2480 |
| Collier Mosquito Control District | 0.1331 |
| Greater Naples Fire Rescue District | 2.0000 |
| Unincorporated general MSTD | 0.6844 |
| Water pollution control program | 0.0246 |
| Conservation Collier | 0.1772 |
| Total 2026 millage | 10.3696 |
No community development district
No CDD assessment appears among the 2026 taxing authorities for Brookside parcels. No special district for canal work appears on the roll either, so the canal lots pay the same authority lines as the inland streets.
The non-ad valorem line
The 2026 roll shows a $269.77 non-ad valorem total on 162 of the 173 built homes, and the line is left unnamed here. The county's data carries totals only. Ten built homes show $0.00 and one shows $539.54. It is not an association charge, and a buyer reads the line names on the seller's most recent bill.
The homestead exemption
Under s. 196.031, an owner who holds title on January 1 and makes the home a permanent residence is exempt on the first $25,000 of assessed value from all taxes. An additional exemption of up to $25,000, indexed to inflation to as much as $26,411 for 2026, covers assessed value over $50,000 on every levy but the school lines. The deed must be recorded before the exemption is granted. The 2026 roll shows a homestead exemption on 71 of the 173 built homes.
The reset after a sale
The roll's median 2026 total tax on built Brookside homes was $3,750.54, which is not a figure for a buyer's budget. It includes the exemptions and capped values of today's owners. Following a sale, assessed value resets to the appraiser's market value the next January 1, and the separate 10 percent cap on non-homestead property under s. 193.1554 resets as well.
How the examples are built
Each row starts from the county T12 market median of $629,000, recorded on 9 market sales from September 2025 through August 2026, and applies the 10.3696-mill area 85 rate.
| Example | Market value | Taxable (non-school) | Homestead exemptions | Ad valorem | Non-ad valorem (roll total) | Total |
|---|---|---|---|---|---|---|
| County median-value non-homestead | $629,000 | $629,000 | $0 | $6,522.48 | $269.77 | $6,792.25 |
| County median-value homestead | $629,000 | $577,589 | $51,411 | $6,098.89 | $269.77 | $6,368.66 |
The examples, with and without homestead
Row one applies every line to the full value, then adds the $269.77 total. Row two removes both exemptions from the county and district lines, but the two school lines drop only the first $25,000, which keeps the saving below the full rate applied to the exemption total. Taxable value is set by the property appraiser, so neither row is a bill.
Per $100,000 of taxable value
At the 2026 area 85 rate, every $100,000 of taxable value carries $1,036.96 in ad valorem tax across all ten lines. Work any price out from that figure, then add the non-ad valorem total. To estimate a specific address more closely, browse Naples homes for sale and ask us to run the figures.
Is Brookside in Naples in a flood zone, and how do storms and insurance work?
For Brookside in Naples, the flood zone, base flood elevation and evacuation zone all come from points tested one address at a time. No full count of every address exists, so this section reports the tested points and the documents that settle one house.
The six test points
FEMA maps placed all 6 Brookside addresses tested on October 21, 2026 in flood Zone AE with a base flood elevation of 9 feet, and the zone is set per property, so the lender's flood determination on the exact address governs. The tested addresses sit on Holiday Lane, Harbor Lane, Delmar Lane, Barbizon Lane, Estey Avenue and Pine Street, at least one on each street group, canal side and inland.
What Zone AE means
A Special Flood Hazard Area is ground where the flood with a 1 percent chance in any year is modeled to reach the base flood elevation. A federally regulated or federally backed lender must require flood insurance on a building there, generally for the lesser of the loan balance or the National Flood Insurance Program building maximum of $250,000. FEMA issued preliminary maps for Collier on March 20, 2025, and the county targets Summer 2027 for them to take effect; the proposed zone for Brookside was not determined for this page.
Base flood elevation and your home
A house's exposure depends on where its lowest floor sits against the 9-foot base flood elevation. For an elevated retrofit in the county, the lowest living floor goes at the base flood elevation plus one foot, and new machinery must sit at that same height. Only a survey of the house shows the floor height.
Hurricane evacuation zone
The same 6 test addresses sit in Collier County Evacuation Zone A. Zone A is the first zone ordered out when storm surge threatens, and during Hurricane Milton in October 2024 the county's orders covered Zones A and B. Confirm the zone for the exact address on Florida's Know Your Zone lookup before each hurricane season.
Hurricane Ian in Brookside
WINK News reported on April 3, 2026 that storm surge from Hurricane Ian flooded the Brookside neighborhood. Ask each seller for the state flood disclosure, any claim filed and any federal aid received for the home being bought.
The 50 percent rule
Under Collier County Ordinance 2019-01, work costing 50 percent or more of a building's market value before the work starts counts as a substantial improvement, which must meet current flood rules. The county applies it when a building is in a Special Flood Hazard Area and its lowest floor is below the base flood elevation. If a home is substantially damaged, any repair counts the same way. The county tests each permitted project, planned work within one permit scope counts together, and its floodplain guidance says no waiting period applies once a permit closes with a certificate of occupancy. The county roll counts 10 homes built in 2000 or later and 4 built in 2020 or later.
Flood and wind are separate policies
Florida's seller flood form opens with a plain statement: homeowners insurance policies do not include coverage for damage resulting from floods. A buyer prices two policies, a homeowners policy that carries wind and a flood policy through the National Flood Insurance Program or a private carrier. Unincorporated Collier County takes part in FEMA's Community Rating System, which lowers the price of eligible program policies; private flood policies are priced on their own terms.
Elevation certificates
An elevation certificate records a building's lowest floor and the adjacent grade against the base flood elevation, and it settles the elevation question for one house. Collier keeps a public certificate layer, but Brookside certificates were not counted for this page. Under FEMA's Risk Rating 2.0 a certificate is not required to buy program coverage, though it can lower a price when it shows a favorable floor height.
Roof and wind mitigation reports
County records date 158 Brookside homes to the 1960s, long before the first statewide Florida Building Code took effect on March 1, 2002. Under s. 627.0629 insurers must offer credits tied to roof strength, roof-to-wall connections and opening protection, and an OIR-B1-1802 inspection form remains good for five years. Under s. 553.844, a roof replacement adds a secondary water barrier and stronger deck attachment, so a newer roof permit often improves the report.
What Florida rules apply when you buy in Brookside?
A buyer in Brookside in Naples meets Florida statutes on flood disclosure, property tax disclosure and assessment limits, and no association statute applies where no association exists. Each rule carries its section number so a closing agent can check the current text.
The flood disclosure, s. 689.302
Under s. 689.302, a seller must complete and provide a flood disclosure to the buyer of residential property at or before the time the sales contract is signed. The seller states whether flooding damaged the property during ownership, whether any flood claim was filed, including with the National Flood Insurance Program, and whether any flood-damage aid was received, including from FEMA. Flooding on the form includes overflow of inland or tidal waters, rapid runoff and standing rainwater.
The property tax disclosure
Under s. 689.261(1), a buyer of residential property must receive a property tax disclosure summary at or before signing the contract. The summary warns in capitals that the buyer should not rely on the seller's current property taxes, because a sale changes the assessed value. That is why the worked examples above start from the county deed median.
Listing tax estimates from 2027, s. 689.261
Under a 2026 amendment, beginning February 1, 2027, any property visible on a listing platform must include the estimated ad valorem taxes for that property, and the estimate may not use the current owner's assessment or taxes. One permitted method taxes the listing price at current millage, close to how the worked examples above tax a market value.
The homestead assessment limit, s. 193.155
On a qualifying permanent residence, Save Our Homes under s. 193.155 holds yearly growth in assessed value to 3 percent or the change in the consumer price index, whichever is lower. The 2026 cap is 2.7 percent. That limit stays with the seller, so the seller's bill guides a buyer poorly.
Portability
Under s. 193.155(8), an owner who gives up a prior Florida homestead may move up to $500,000 of that home's capped difference to a new one, which can reduce the reset after a purchase. Ask the Collier County Property Appraiser's office for the amount before you budget. Compare other Naples communities while you weigh it.
What does insurance cost for a Brookside home?
Every Brookside home in Naples gets its own insurance quote, and there is no published neighborhood premium. What moves the quote is the exact lot's flood zone, its floor height, the roof permit date, a wind mitigation report and the coverage the lender requires, so a buyer collects those papers before the inspection period closes.
Wind and hurricane cover
Citizens Property Insurance Corporation reported 293,772 policies statewide at May 31, 2026, against about 1.4 million at its 2023 high. Once a private offer comes within 20 percent of the Citizens price, a primary home is no longer eligible for Citizens. Under s. 627.7011(5), no insurer may refuse or non-renew a policy for the sole reason that its roof is under 15 years old.
Flood cover
Citizens requires wind-covered personal residential policies in a Special Flood Hazard Area to carry flood insurance, and the tested Brookside addresses sit in that area. Outside that area the requirement has phased in by dwelling value, and starting January 1, 2027 it reaches every such policy, whatever the value. NFIP renewal increases on primary homes are capped at 18 percent a year under Risk Rating 2.0.
What changes a quote
Five documents move a quote most: the lender's flood determination, the floor height on the certificate, a current wind mitigation report, the four-point report and the roof's permit date. Opening protection earns its credit only in full: a single unprotected opening, the garage door among them, costs the top credit. See our Naples guide, or start with a home valuation if you are selling first.
Brookside in Naples vs Brookside Marina and other look-alike names: which is which?
Brookside in Naples is four Collier County plats in ZIP 34104, and other places share its name. Brookside Marina on Davis Boulevard is a business, and Rock Harbor, Harbor Road and the Brookside neighborhoods of other Florida counties and other states are separate places, so none of their sales or rules is a figure for this Naples neighborhood.
Brookside Marina on Davis Boulevard
Brookside Marina is a private business on Davis Boulevard at the south edge of the neighborhood, not part of the four plats. A marina industry trade publication reported a new aluminum dock layout there in April 2026. A Brookside deed brings no right to use it.
Rock Harbor and Harbor Road
Rock Harbor is a separate county plat beside Brookside in the same ZIP, and the houses on Harbor Road sit in it. Some listing sites tag them Brookside, but none of their sales is counted here. Harbor Lane is the Brookside street.
Brookside in other counties and states
Search results also return places named Brookside in Lee, Charlotte, Sarasota and Hillsborough counties and a Brookside neighborhood association in Indianapolis. None is tied to this neighborhood, so filter by Naples, ZIP 34104 and Collier County, and check that the deed names a Brookside unit.
MLS rows labelled Brookside outside the plats
The October 29, 2026 export carries 7 rows labelled Brookside whose addresses join no parcel on the four county plats, two of them on Harbor Road. This page counts none of them.
How do Brookside home prices compare with nearby Naples communities?
Brookside home prices in Naples sit beside five older Naples neighborhoods on a single county basis: homes coded single-family, qualified deeds and one shared 12-month window to August 31, 2026. The neighbors' figures appear only in the table below and never in this page's prose.
County peer table
Rows count qualified Collier County deeds on homes coded single-family over the 12 months to August 31, 2026, and distances are straight lines from plat center to plat center, not road routes.
| Community | Straight-line miles | T12 use 1 sales | T12 median | Year built range (median) |
|---|---|---|---|---|
| County Rock Harbor | 0.16 | 5 | $1,150,000 | 1945 to 2024 (1974) |
| County Coconut Grove (Units 1 to 3) | 1.21 | 5 | $417,000 | 1961 to 2013 (1963) |
| County Coconut River | 1.78 | 3 | $740,000 | 1974 to 2025 (1979) |
| County Lakewood (single-family units) | 1.9 | 21 | $462,500 | 1973 to 2000 (1980) |
| County Golden Gate City (units) | 5.54 | 111 | $477,500 | 1946 to 2025 (1984) |
How the peers were chosen
To qualify, a candidate had to have 20 or more homes coded single-family, a plat center no more than eight miles away, a central Naples ZIP code and a median year built before 1985, to match Brookside's 1960s stock. Eight candidates failed the year test and one the distance test. Golf played no part.
Peer pages on this site
Two of the five peers have Domain Realty Group pages: Lakewood and Golden Gate City. The other three have none, so they appear as text only.
How do you buy a home in Brookside, Naples, step by step?
Buying a home in Brookside, Naples, means a purchase on one of four county plats in unincorporated Collier County, where no mandatory association fee was found, so the title commitment, the survey and the flood papers carry the weight. The six steps below run from search to homestead filing. This is general information, not legal advice.
Step 1: Search the listings
Start with the active listings above and narrow by unit: Units 1 and 2 hold only inland streets, while the canal streets sit in the Unit 3 plats. Compare against other Naples homes for sale and communities and the Naples communities list.
Step 2: Make an offer
Florida s. 689.302 requires the seller's flood disclosure at or before contract signing, covering known flood damage, flood claims and FEMA aid during ownership. Under s. 689.261 you also receive a property tax disclosure summary warning against relying on the seller's current taxes.
Step 3: Title commitment and survey
Order the title commitment early and read it for the recorded plat, any declaration of restrictions and every easement. In Collier County the buyer customarily pays for the owner's title policy at the rate set by state rule. A survey shows the lot lines.
Step 4: Inspection and flood determination
With 158 of the 173 homes built in the 1960s, ask for a four-point report on roof, electrical, plumbing and HVAC, plus a wind mitigation report. Search the county permit history for open permits, which may affect a sale, then get the lender's flood determination and an elevation certificate.
Step 5: Insurance quotes and closing
Quote wind and flood inside the inspection period. Citizens makes flood cover a condition of its wind-covered personal residential policies inside a Special Flood Hazard Area, and Zone AE is one. At closing, Florida charges stamps on the note at 35 cents per $100 and intangible tax at 0.2 percent of the loan.
Step 6: File for homestead
If you hold title on January 1 and live in the home permanently, Florida exempts the first $25,000 of assessed value from all property taxes, plus up to $26,411 more for 2026 on value above $50,000 for non-school levies. Save Our Homes then limits yearly growth in assessed value.
Frequently Asked Questions about homes for sale in Brookside, Naples
Brookside homes for sale in Naples raise the same questions at a first showing. The 30 answers below draw on the 2026 county roll, county deeds, the October 29, 2026 export and Florida statutes.
How many homes are in Brookside, Naples?
The 2026 Collier County roll shows 181 parcels on the four Brookside plats and 173 homes built on them, with 165 parcels coded single-family. Unit 3 Plat 2 is the largest unit and Unit 3 the smallest, and the unit table above lists each count.
Are there Brookside homes for sale in Naples right now?
Yes. The October 29, 2026 MLS export showed 9 active listings on the four Brookside plats at a $750,000 median list price, plus 2 pending sales, and the active listings table above shows each one. Listings change daily, so run the live search below.
What do homes in Brookside sell for?
Collier County deeds show 9 market home sales in Brookside in the 12 months to August 31, 2026, at a $629,000 median, from $465,500 to $3,400,000. The MLS keeps a separate record, with its own window and counting rule, and this page never blends the two.
How do canal-street prices compare with the inland streets in Brookside?
On the county deed list for the 12 months to August 31, 2026, the 5 sales on Harbor Lane and Holiday Lane ran from $475,000 to $3,400,000, and the 4 on the inland streets from $465,500 to $629,000. Two of the five were first sales, by the county's test.
Does Brookside have an HOA?
No mandatory homeowners association fee or published dues turned up in a check on November 3, 2026, and the streets are public county roads. The county roll does list a Brookside homeowners entity owning two small tracts, so ask the seller and the title agent what it does today.
Are there HOA fees in Brookside?
None were found, so this page prints no association fee for a Brookside home. The 2026 tax bill does carry one non-ad valorem line of $269.77 on 162 of the built homes, a roll line left unnamed here and not a charge from any association.
Does Brookside have deed restrictions?
They may. The MLS restrictions field reads Deeded on one Brookside listing and None on another, and listing agents fill that field, not the county. The recorded plats and any declaration decide, so read the title commitment for the exact lot before closing.
Is there a CDD in Brookside?
No. The 2026 Collier County taxing authorities for Brookside parcels include no community development district, and every parcel sits in millage area 85 with no municipal line. The bill does carry one non-ad valorem line of $269.77 on 162 built homes, left unnamed here.
Is Brookside inside the Naples city limits?
No. Brookside sits just east of the Naples city line in unincorporated Collier County, and a Census incorporated-places test on October 21, 2026 at three Brookside addresses returned no city. Naples is its postal city, but county rules on permits, flood and rentals apply, not the City of Naples rules.
What ZIP code is Brookside in?
Brookside is in ZIP 34104, and all 181 parcels on its four plats carry that ZIP on the 2026 Collier County roll, along with one millage area, 85. Mail and listings read Naples, FL 34104, while the parcels sit outside the city limits.
Is Brookside in a flood zone?
Yes, at the addresses tested. FEMA maps placed six Brookside test addresses, checked on October 21, 2026, in Zone AE with a base flood elevation of 9 feet. No count covers the whole neighborhood, and the zone is set lot by lot, so the lender's flood determination decides.
What is the evacuation zone for Brookside?
Collier County places the same six test addresses in Evacuation Zone A. An evacuation zone sets when the county orders people to leave ahead of a storm, a different map from FEMA's flood zones, so check the county's lookup for the exact address each hurricane season.
What happened in Brookside during Hurricane Ian?
One dated news report on Hurricane Ian's storm surge in Brookside appears in the flood section above, with its source. For any one home, ask the seller for the Florida flood disclosure under s. 689.302, which states known flood damage, flood claims and FEMA aid during ownership.
What is the 50 percent rule for an older Brookside home?
Collier County Ordinance 2019-01 treats work costing 50 percent or more of a building's market value, measured before the work, as a substantial improvement that must meet current flood rules. It applies when a building sits in a Special Flood Hazard Area with its lowest floor below base flood elevation.
Which Brookside streets have docks or seawalls?
On the 2026 county roll, 54 of the 181 Brookside parcels carry a dock or seawall record, every one with an address on a canal street and none on the inland streets. The record shows a structure on the lot, not which water it reaches, so check its permit history.
How big are Brookside lots?
The 2026 county roll puts the median Brookside lot at 0.16 acre. By unit, the median runs from 0.140 acre in Unit 1 to 0.190 acre in Unit 3, with Unit 2 at 0.150 and Unit 3 Plat 2 at 0.160. A survey gives the exact lot lines.
When were Brookside homes built?
Brookside homes date from 1961 to 2025 on the 2026 county roll, with a median year built of 1962, and the roll places 158 of them in the 1960s and 160 before 1980. Ask for the permit history, the roof permit year and the air conditioning install year.
How big are Brookside homes?
The county roll's own size median for Brookside appears with the other home figures above. In the October 29, 2026 MLS export, the 9 active listings show living area from 950 to 3,077 square feet as listing agents entered it, each one in the active listings table.
Do Brookside homes have private pools?
A private pool row appears on 36 of Brookside's 173 homes on the 2026 county roll: 8 in Unit 1, 1 in Unit 2, 3 in Unit 3 and 24 in Unit 3 Plat 2. Ask for the pool permit and the equipment install year.
Are new homes being built in Brookside?
Yes, as rebuilds on existing lots. The 2026 county roll shows 10 Brookside homes built in 2000 or later, 4 of them in 2020 or later, and 7 parcels coded vacant, two of them common tracts. No builder is named here, so ask each seller for the permit history.
Can I rent out a Brookside home short term?
Yes, under county rules. In unincorporated Collier, Ordinance 2021-45 makes an owner register with the county once a home has more than three rentals of under 30 days in a calendar year and print the registration number in every ad. The City of Naples 30-day rule does not apply here.
What schools are assigned to a Brookside address?
The district's lookup for 2026 to 2027 assigned Brookside addresses to Shadowlawn Elementary, East Naples Middle and Naples High, and the state graded each one A for 2025 to 2026. Assignment is set by exact address and can change, so confirm a specific home with Collier County Public Schools.
How far is Brookside from downtown Naples and the beach?
On the Domain Realty Group route table, measured free-flow from inside Brookside, Fifth Avenue South in downtown Naples is 1.7 route miles away and the Naples Pier at the beach is 2.9 route miles away. The pier is being rebuilt after Hurricane Ian, so check its status before a visit.
What are property taxes on a Brookside home?
Every Brookside parcel pays the area 85 rate of 10.3696 mills for 2026, and the roll shows a $3,750.54 median total bill on built homes, the $269.77 non-ad valorem line included. A sale resets the assessed value, so price a new bill from the worked examples above.
Does Brookside have a golf course or a community marina?
No. Brookside has no golf course and no marina of its own. Brookside Marina, on Davis Boulevard at the south edge of the neighborhood, is a separate private business, and owning a Brookside home brings no right to use it. Any dock a home has sits on its own lot.
What is being built on Davis Boulevard next to Brookside?
The Halcyon Residences and Marina is a separate project on Davis Boulevard beside Brookside, reported by the Business Observer on November 16, 2025, with construction expected to start in 2027. Its plans appear earlier on this page, and buying in Brookside brings no right to use its marina or grounds.
Is Brookside Marina part of Brookside?
No. The marina is a private business on Davis Boulevard, outside the four Brookside plats. Gulfshore Business reported that county commissioners approved rezoning its site for commercial use after a May 2023 planning commission recommendation. A Brookside home carries no marina rights.
How many Brookside homes sold in the last year in the MLS?
The October 29, 2026 MLS export, limited to rows on the four Brookside plats, shows 14 homes sold from October 29, 2025 to October 29, 2026 at a $497,500 median. The MLS by unit table above splits those sales, and labelled rows off the plats are left out.
How long do Brookside homes take to sell?
In the October 29, 2026 MLS export, the 14 Brookside homes sold on the four plats had a median of 62.5 days on market. That rests on a small count, so treat it as a loose guide and ask for a home's full listing history.
What is the Brookside homeowners entity on the county roll?
The 2026 county roll lists a Brookside homeowners entity as the owner of two small tracts, of 1.43 and 0.03 acre. No mandatory fee or published dues for it were found on November 3, 2026, and a title commitment shows any recorded tie to a lot.
Ready to buy or sell in Brookside, Naples?
Brookside in Naples is a market of 1960s homes and newer rebuilds on four county plats, with inland streets and canal streets that trade in different price ranges. Domain Realty Group can set up a listing watch, walk you through the title and flood papers, or value a Brookside home you own.
Thinking of buying in Brookside?
Tell us your street and price range, and we will watch for new listings. Contact us or meet the Domain Realty Group agents.
Thinking of selling in Brookside?
Collier County recorded 9 Brookside market sales at a $629,000 median in the 12 months to August 31, 2026, and the deed table above lists every one. Ask for a home valuation or reach our Naples team. For a seller's view, read McGreevy and Comisar's Brookside neighborhood guide.
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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 Brookside, from Unit 1 through Unit 3 Plat 2.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city and North Naples.
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Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Data updated: November 2026. County figures run to August 31, 2026. MLS figures come from the October 29, 2026 export.
Sources
Records cited as text
- Collier County 2026 roll and deed files, October 27, 2026 bundle
- Southwest Florida MLS export of October 29, 2026
- FEMA flood map and county evacuation zone queries at six test points, October 21, 2026
- Census incorporated-places test, October 21, 2026
- Collier County Public Schools address lookup, read October 21, 2026
- WINK News, April 3, 2026, Hurricane Ian in Brookside
- Route table, Domain Realty Group, November 3, 2026
The neighborhood, the marina and Davis Boulevard
- Business Observer, Sales construction naples condo
- Business Observer, Sales to start naples condo project
- Florida YIMBY, Joint venture announces the halcyon residences and marina in naples
- Gulfshore Business, Halcyon reshapes east naples landscape with luxuries
- Gulfshore Business, 350m halcyon marina project planned for east naples
- Gulfshore Business, Future housing developments discussed for davis boulevard
- Gulfshore Business, article 35019
- Gulfshore Business, article 38703
- marinadockage.com, Dock reconfiguration at naples marina
County rules, permits and docks
- Collier County, Short Term Vacation Rental Registration
- Collier County, Boathouse establishment petition or boat dock facility extension2 (PDF)
- Collier County, Administrative variance for dock construction 50124 (PDF)
- Collier County, View Permit History Permit Search
- Collier County, Bulletin 14 permit status (PDF)
- Collier County, Analysis of Substantial Improvement or Repair of Substantial Damage
- Collier County, Adopted floodplain managment ord 201901 signe (PDF)
- Collier County, FAQs final (PDF)
- Collier County, Floodplain Management
Florida statutes, taxes and closing
- Florida Statutes, section 689.302
- Florida Statutes, section 689.261
- Florida Statutes, section 196.031
- Florida Statutes, section 193.155
- Florida Statutes, section 193.1554
- Florida Department of Revenue, Cpi homestead exemption (PDF)
- Florida Department of Revenue, SaveOurHomes (PDF)
- Florida Department of Revenue, Doc stamp
- Florida Department of Revenue, Nonrecurring intangible tax
- Florida Administrative Code, ruleNo
- lerosetitle.com, Who pays for title insurance in florida depends on the county
- ariestitle.com, FAQs
Flood maps, building code, insurance and storms
- Citizens Property Insurance, Flood
- Citizens Property Insurance, Updates to flood coverage law bring more changes
- Citizens Property Insurance, Flood insurance coverage rules kick in for citizens
- Insurance Journal, Southeast
- Insurance Journal, Southeast
- Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk
- Collier County, 2026 flood protection newsletter (PDF)
- Collier County, Community Planning and Resiliency
- Collier County, Know your elevation
- Florida Building Commission, 2023 Effective Dates (PDF)
- WGCU, Femas 50 rule could make it more expensive for homeowners to rebuild after hurricane
- WGCU, Moore about business the FEMA 50 rule
- National Hurricane Center, AL092022 Ian (PDF)
- National Weather Service, HurricaneIanSummary (PDF)
Schools, health care and places nearby
- Collier County Public Schools, Attendance boundaries
- Collier County Public Schools, home page
- East Naples Middle School, home page
- Naples High School, home page
- Collier County Public Schools document, Collierschoolscom (PDF)
- Florida Department of Education report cards, school 0141 report card
- Florida Department of Education, Schoolreport
- NCH Healthcare System locations, NCH baker hospital
- NCH Healthcare System, Emergency services
- Physicians Regional Healthcare, Collier boulevard
- Physicians Regional Healthcare, Physicians regional pine ridge
- Naples Zoo, History
- Gordon River Greenway, home page
- naplesdowntown.com, Fifth
- Naples Botanical Garden, home page
- Artis Naples, Map directions
- swfl.life, Naples pier reconstruction