Carlton Lakes Homes and Condos for Sale in Naples, FL

Carlton Lakes is a gated community of 800 homes in North Naples, Florida, ZIP 34110: 170 houses and 630 condominium-coded units built from 1996 to 2005 around what the association counts as 16 lakes. Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median.

Think of this page as a chapter in our Naples homes for sale guide, set beside the directory of every Naples community. It collects live search links, recorded sales, price history back to 2017, the MLS layer and a neighborhood-by-neighborhood profile of the gated community east of Livingston Road and north of Immokalee Road in unincorporated Collier County. Carlton Lakes here means the Naples community on Carlton Lakes Boulevard and the 15 streets that carry its homes. It is not Carlton Place, a separate 28-unit condominium in ZIP 34108, and it is not a Ritz-Carlton property.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Carlton Lakes buyers in Naples

Carlton Lakes in Naples is a resale-only community of 800 homes, 170 houses and 630 condominium-coded units, built between 1996 and 2005. Eight numbers frame a purchase here, and each is dated, labeled by source and explained in the sections below. Data updated: October 2026.

• Carlton Lakes has 800 homes on the 2026 certified county roll, 170 single-family houses and 630 condominium-coded units, which matches the association's own count of "800 single and multi-family residences" as the association's site stated when read October 21, 2026 (Collier County Property Appraiser public data files, 2026 certified roll and recorded sales).
• Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median; the 9 houses sold at a $785,000 median and the 24 condominiums at a $397,500 median (same county source).
• The Southwest Florida MLS recorded 33 closings in its window of September 3, 2025 to September 3, 2026, at a median of $267 per living square foot (MLS size as entered by listing agents), a median of 46 days on market and a median of 96.2 percent of the last list price.
• The county's residence records show years of 1996 to 2005, and Florida's statewide building code took effect on March 1, 2002, so the community straddles that date.
• Neither the Carlton Lakes Master Association, Inc. nor the neighborhood associations publish their dues publicly, and the declaration's table lists 18 neighborhood associations, so ask for each budget in writing before an offer.
• Millage area 155 reads 9.3696 mills, which turns a $455,000 purchase into $4,263.17 of first-year property tax, an illustration and not a bill.
• Of 26 sampled points on FEMA's flood layer inside the community, 13 read AE or AH (points are not homes), and the county's evacuation layer put the association's address, 5500 Carlton Lakes Blvd, in Zone D on October 21, 2026.
• As the association's site stated when read October 21, 2026, the amenities include four lighted clay tennis courts, a large community pool and spa, 16 lakes and 55 acres of natural preserves; Carlton Lakes has no golf course.

What Carlton Lakes homes and condos are for sale in Naples right now?

Carlton Lakes homes and condos for sale in Naples are a few clicks away through the five searches below, which pair the community's MLS subdivision labels with a map boundary drawn around its streets. No count is shown here, because the feed changes through the day. Data updated: October 2026.

Listings come through the MLS feed, which refreshes through the day, so these links open on today's list. This page prints no active-listing count and no asking price from the feed, because the files behind its numbers record closings.

• All Carlton Lakes homes and condos for sale in Naples
• Carlton Lakes condos for sale under $400,000
• Carlton Lakes homes and condos for sale at $400,000 and up
• Carlton Lakes homes for sale at $600,000 and up
• Carlton Lakes listings from the last 30 days

The price tiers below lean on recorded sales to show what each tier has meant in practice. Anyone comparing several places can start from the directory of Naples communities, and a Domain Realty Group agent can check a specific street or building for you.

Carlton Lakes condominiums under $400,000

Twelve of the 33 county sales in the latest 12 months recorded below $400,000, which is 36.4 percent of the year's sales: $275,000, $285,000, $288,400, $300,000, $312,500, $315,000, $315,000, $320,000, $324,000, $363,000, $393,500 and $395,000 (Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, window ending August 31, 2026). Ten of the twelve were in the 8-unit building addresses: seven in Lakeview I to Lakeview VII, two in Osprey Isle I and II and one in Edgewater II. The other two, at $393,500 and $395,000, were in Cypress Pointe III and Ibis Pointe II, which have 4-unit addresses.

The Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026, shows 13 of its 33 closings below $400,000, which differs from the county's 12 because the two windows are not identical (the twin check in the MLS section below explains the one-sale difference). Our guide to Naples condos for sale explains condominium documents, financing and insurance in more depth.

Carlton Lakes condominiums and villas from $400,000

Thirteen of the 33 county sales recorded from $400,000 to $599,999: $400,000, $407,000, $412,000, $450,000, $455,000, $460,000, $485,000, $493,000, $505,000, $505,000, $525,000, $555,000 and $560,000. Twelve of them were condominium-coded homes and one, at $555,000, was a house on the Carlton Lakes Homeowners lots. Five were in 4-unit-address groups (Jasmine Pointe II, Cypress Pointe I, Lexington Court II, Cypress Pointe III and Spoonbill Cove II), four were Villas I homes on Northridge Drive, and three were in 8-unit-address groups (Edgewater II twice and Lakeview V once).

The MLS window shows 12 of its 33 closings in the same band. The highest condominium or villa sale in the county window was $560,000, so a search at $400,000 and up reaches the 4-unit neighborhoods, Villas I and the upper end of the 8-unit groups, and it also returns houses.

Carlton Lakes single-family homes from $600,000

Eight of the 33 county sales recorded at $600,000 or more: $600,000, $675,000, $675,000, $785,000, $800,000, $810,000, $815,000 and $825,000. Six were on the Carlton Lakes Homeowners lots on Highwood Park Lane and Court, Ashwood Lane and Manchester Place, and two were in Waverly Green. The ninth house sold in the year, at $555,000, falls just under the tier. The MLS window also shows 8 of its 33 closings at $600,000 or more.

All eight were houses. The search at $600,000 and up filters on asking price, so a villa listed above that line would appear in it too, and the link does not promise houses only.

The newest Carlton Lakes listings

The 30-day search shows homes that reached the market within the past month, at any price and in any group covered by the labels and the boundary. With 33 recorded sales a year, the list may hold a handful of homes or none, and an empty result reflects the market and not a broken link.

To hear about a new Carlton Lakes listing the day it appears, ask a Domain Realty Group agent to set up a saved search. A saved search can be pinned to one street, which the five links above do not do: the houses sit on Highwood Park Lane and Court, Ashwood Lane, Manchester Place and Waverly Green Way, and the condominium-coded homes sit on Deerfield Way, Cedar Springs Drive, Cobble Creek Court, Worthington Lane, Andover Drive, Birmingham Drive, Northboro Drive, Sherborn Drive, Lexington Court and Northridge Drive.

What the MLS calls Carlton Lakes' neighborhoods

The MLS Sub/Condo field, the one a map-free search filters on, does not match the county's group names one to one. In the 33 closings of the September 3, 2026 pull, the field carried ten different labels, while the separate Development field read CARLTON LAKES on all 33 rows.

MLS Sub/Condo label	Closings in the 12-month pull	What the county calls it
Carlton Lakes	12	The 9 houses plus 3 Villas I homes on Northridge Drive
Lakeview at Carlton Lakes	9	Lakeview I to Lakeview VII (Deerfield Way, Cedar Springs Drive)
Cypress Pointe at Carlton Lakes	3	Cypress Pointe I to III (Andover Drive)
Edgewater at Carlton Lakes	2	Edgewater I and II (Cobble Creek Court)
Edgewater Condo	1	The same Cobble Creek Court buildings
Osprey Isle	2	Osprey Isle I and II (Worthington Lane)
Ibis Pointe	1	Ibis Pointe I to III (Birmingham Drive)
Spoonbill Cove	1	Spoonbill Cove I and II (Northboro Drive)
Jasmine Point	1	Jasmine Pointe I to III (Sherborn Drive)
Lexington	1	Lexington Court I to III (Lexington Court)

Three cautions follow. The bare label Carlton Lakes covers both the houses and the Villas I homes, so a search on that label alone returns both products, and a price or street filter splits them. Jasmine Point, without the final e, and Lexington are the listing agents' spellings of Jasmine Pointe and Lexington Court, and a text search for the county's spelling would miss them. Edgewater at Carlton Lakes and Edgewater Condo are two labels for the same buildings. No closing in the window carries a Waverly Green label; those two houses sit under the bare Carlton Lakes label.

Why few Carlton Lakes homes are listed at once

Thirty-three recorded sales on 800 homes is 4.1 percent turnover in 12 months, or about two and three-quarters sales a month on average. Within that, the 24 condominium sales are 3.8 percent of the 630 condominium-coded units and the 9 house sales are 5.3 percent of the 170 houses.

That pace means the right-now list is usually short, and it changes by neighborhood: Edgewater I, Ibis Pointe I and III, Lakeview I, Spoonbill Cove I, Cypress Pointe II, Jasmine Pointe I and III and Lexington Court I and III recorded no qualified sale at all in the 12-month window. A saved search is more useful in a community like this than a daily check.

What have Carlton Lakes homes sold for in Naples?

Carlton Lakes homes in Naples sold for a median of $455,000 across 33 qualified county sales in the 12 months to August 31, 2026, but that midpoint blends two markets: 9 houses at $785,000 and 24 condominiums at $397,500. Read the two figures apart, because houses sold for nearly double. Data updated: October 2026.

Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median (Collier County Property Appraiser public data files, 2026 certified roll and recorded sales). The county had finished marking sales qualified through August 31, 2026, so the window ends there. Where a median rests on an even number of sales, it is the midpoint of the two middle sales.

Window	All homes	Single-family houses	Condominium-coded homes
12 months to August 31, 2026	33 sales, $455,000 median, $275,000 to $825,000	9 sales, $785,000 median, $555,000 to $825,000	24 sales, $397,500 median (even n), $275,000 to $560,000
Prior 12 months	38 sales, $463,750 median (even n), $265,000 to $799,000	5 sales, $730,000 median, $580,000 to $799,000	33 sales, $415,000 median, $265,000 to $565,000
24 months to August 31, 2026	71 sales, $455,000 median, $265,000 to $825,000	14 sales, $757,500 median (even n), $555,000 to $825,000	57 sales, $407,000 median, $265,000 to $565,000
36 months to August 31, 2026	106 sales, $474,500 median (even n), $265,000 to $985,000	20 sales, $740,000 median (even n), $555,000 to $985,000	86 sales, $420,000 median (even n), $265,000 to $589,500

The all-homes median in the latest year sits $8,750 below the prior year's $463,750, a difference of 1.9 percent. The two products moved in different directions: houses rose $55,000 (7.5 percent) from a prior-year median of $730,000 that rests on only 5 sales, and condominiums fell $17,500 (4.2 percent) from $415,000. The blended figure moved less than either product because the mix shifted away from condominiums, 24 of 33 sales in the latest year and 33 of 38 in the year before. Prices above are recorded sale prices, the county's own record, with no estimate of value added.

Carlton Lakes single-family houses

The county recorded 9 single-family sales in the 12 months to August 31, 2026, at a $785,000 median, spanning $555,000 to $825,000. Seven were on the Carlton Lakes Homeowners lots on Highwood Park Lane and Court, Ashwood Lane and Manchester Place, at a $785,000 median ($555,000 to $815,000), and two were in Waverly Green, at $675,000 and $825,000, which are listed here and not summarized because two sales are too few for a median.

Over 24 months the Homeowners lots counted 12 sales at a $757,500 median, and Waverly Green still counted only those two, because it recorded no sale in the prior 12 months. Over 36 months all houses counted 20 sales at a $740,000 median, reaching $985,000 at the top. Seven sales in the year is 5.8 percent of the 121 Homeowners lots, a thin base, so a single sale moves a house-level median a long way.

Carlton Lakes condominiums and villas together

The 24 condominium-coded sales in the latest 12 months had a $397,500 median and spanned $275,000 to $560,000, which is 3.8 percent of the 630 condominium-coded units. The prior 12 months counted 33 sales at a $415,000 median, so the number of sales fell by nine as well as the median by $17,500. Over 24 months the group counted 57 sales at $407,000, and over 36 months 86 sales at $420,000, topping out at $589,500.

Building size splits this market too. The 8-unit-address neighborhoods recorded 13 sales in the latest 12 months at a $315,000 median and 33 over 24 months at $340,000; the 4-unit-address neighborhoods recorded 7 at $455,000 and 18 over 24 months at $474,500 (even n). Sterling Oaks, another 34110 community that mixes houses and condominiums, is covered on its own page, where the same county window shows 25 sales at a $485,000 median, with houses at $557,500 and condominiums at $316,000.

The Lakeview buildings

Lakeview I to Lakeview VII recorded 8 qualified sales in the 12 months to August 31, 2026, at a $315,000 median, spanning $275,000 to $450,000. The eight prices were $275,000 (Lakeview III), $300,000 (Lakeview II), $312,500 (Lakeview IV), $315,000 (Lakeview VII), $315,000 (Lakeview VI), $320,000 (Lakeview VI), $324,000 (Lakeview VII) and $450,000 (Lakeview V). Lakeview I recorded no sale in the window and one, at $320,000, in the prior 12 months.

Over 24 months the seven groups counted 19 sales at a $324,000 median, from $265,000 to $450,000. The $450,000 sale is the only Lakeview sale above $410,000 in the 24-month list, and the Lakeview groups hold 192 of the 800 homes, or 24.0 percent. Eight sales in the year is 4.2 percent of the 192 units.

Edgewater and Osprey Isle

Edgewater I and II recorded 3 sales in the latest 12 months at a $407,000 median, spanning $363,000 to $412,000, and all three were in Edgewater II. Edgewater I recorded none in the window but three in the prior 12 months, from $406,000 to $485,000. Over 24 months the two groups counted 8 sales at a $409,500 median, from $363,000 to $565,000.

Osprey Isle I and II recorded two sales in the latest 12 months, at $285,000 and $288,400, which are listed and not summarized. Over 24 months they counted 6 sales at a $314,200 median, from $280,000 to $430,000. Osprey Isle is the newest of the 8-unit-address neighborhoods, with residence years of 2001 and 2002.

The 4-unit-address neighborhoods

Cypress Pointe I to III recorded 3 sales in the latest 12 months at a $455,000 median, from $393,500 to $493,000, and 5 over 24 months at $475,000. Ibis Pointe I to III recorded one, at $395,000, and 6 over 24 months at a $475,000 median, from $395,000 to $535,000. Spoonbill Cove I and II recorded one sale, at $505,000, which is also its only sale in 24 months. Jasmine Pointe I to III recorded one, at $400,000, and 3 over 24 months at $472,500. Lexington Court I to III recorded one, at $460,000, and 3 over 24 months at $460,000, from $455,000 to $490,000.

Several groups recorded no qualified sale in the latest 12 months: Ibis Pointe I and III, Cypress Pointe II, Spoonbill Cove I, Jasmine Pointe I and III and Lexington Court I and III. Spoonbill Cove I, Lexington Court I and Jasmine Pointe III recorded none in 24 months, and Jasmine Pointe III none in 36. A group with no recent sale has no recorded price to cite, so comparisons there lean on the MLS record and on neighboring groups.

Villas I on Northridge Drive

Villas I recorded 4 sales in the latest 12 months at a $515,000 median, spanning $485,000 to $560,000. The prior 12 months recorded two, at $500,000 and $485,000. Over 24 months Villas I counted 6 sales at a $502,500 median, and over 36 months 11 sales at $510,000.

Four sales in the year is 6.1 percent of the 66 homes. The county does not describe the villas as attached or detached, and the MLS files three of the year's villa closings under the bare Carlton Lakes label, so a Villas I search works by street, Northridge Drive.

A 24-month price ladder by neighborhood

The table groups the county's qualified sales by neighborhood for the 12 months to August 31, 2026 and the 24 months to the same date. A group with one or two sales lists the prices and shows no median.

Neighborhood group	Homes	12 months	24 months
Waverly Green	49	2 sales: $675,000 and $825,000	2 sales: $675,000 and $825,000
Carlton Lakes Homeowners lots	121	7 sales, $785,000 median, $555,000 to $815,000	12 sales, $757,500 median (even n)
Villas I	66	4 sales, $515,000 median (even n), $485,000 to $560,000	6 sales, $502,500 median (even n)
Spoonbill Cove I and II	48	1 sale: $505,000	1 sale: $505,000
Lexington Court I to III	40	1 sale: $460,000	3 sales, $460,000 median, $455,000 to $490,000
Cypress Pointe I to III	60	3 sales, $455,000 median, $393,500 to $493,000	5 sales, $475,000 median
Ibis Pointe I to III	64	1 sale: $395,000	6 sales, $475,000 median (even n), $395,000 to $535,000
Jasmine Pointe I to III	40	1 sale: $400,000	3 sales, $472,500 median, $400,000 to $474,000
Edgewater I and II	56	3 sales, $407,000 median, $363,000 to $412,000	8 sales, $409,500 median (even n), $363,000 to $565,000
Lakeview I to Lakeview VII	192	8 sales, $315,000 median (even n), $275,000 to $450,000	19 sales, $324,000 median, $265,000 to $450,000
Osprey Isle I and II	64	2 sales: $285,000 and $288,400	6 sales, $314,200 median (even n), $280,000 to $430,000

What does the MLS show about Carlton Lakes sales in Naples?

The Southwest Florida MLS shows 33 Carlton Lakes closings in Naples dated September 30, 2025 to September 1, 2026, at a $450,000 median, $267 per living square foot as entered by listing agents, 46 days on market and 96.2 percent of the last list price. Houses and condominiums differ sharply on every measure. Data updated: October 2026.

The figures in this section come from the Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026, and every one is as entered by listing agents. The MLS file has no property-type field, so the house and condominium split below is inferred from the street: the Highwood Park, Ashwood, Manchester and Waverly Green streets are houses, and every other street is a condominium or villa. Where a median rests on an even number of sales, it is the midpoint of the two middle sales.

Measure (MLS, as entered)	All 33 closings	9 houses	24 condominiums and villas
Median sold price	$450,000	$785,000	$394,250 (even n)
Sold price range	$275,000 to $825,000	$555,000 to $825,000	$275,000 to $560,000
Median per living square foot	$267	$331	$239
Median living area as entered	1,671 square feet	2,039 square feet	1,583 square feet
Median days on market	46	19	49.5 (even n)
Median sale-to-list	96.2 percent	98.2 percent	95.5 percent

Carlton Lakes price per living square foot

The median sale was $267 per living square foot across the 33 closings, with a range of $187 to $402. Houses came in at a median of $331 ($296 to $402) and condominiums and villas at $239 ($187 to $352), so a house cost about 38.5 percent more per foot than a condominium. Price per foot is a screening number and not a value: the living area is whatever the listing agent entered, and the county's own size figures are not used on this page.

By MLS label, the bare Carlton Lakes label (the 9 houses plus 3 Villas I homes) had a $333 median on 12 closings, Lakeview at Carlton Lakes $221 on 9 and Cypress Pointe at Carlton Lakes $275 on 3. Labels with one or two closings, the Edgewater pair and Edgewater Condo (three closings, $363,000, $412,000 and $407,000), Osprey Isle ($285,000 and $288,400), Ibis Pointe ($395,000), Spoonbill Cove ($505,000), Jasmine Point ($400,000) and Lexington ($460,000), are listed here for context and not summarized.

Carlton Lakes living area as entered

Living area as entered ran from 1,202 to 2,564 square feet across the 33 closings, with a median of 1,671 square feet. Houses ran 1,771 to 2,564 square feet (median 2,039), and condominiums and villas 1,202 to 1,928 square feet (median 1,583). The same four condominium sizes, 1,202, 1,470, 1,654 and 1,928 square feet, recur across several neighborhoods, which suggests shared plans, though the MLS gives no plan names.

Agents enter these sizes by hand, so treat them as approximate. A buyer who cares about a few hundred square feet should ask for a measured floor plan from the neighborhood association or an appraiser, and the floor-plan section of this guide shows the bedroom and bath layouts the closings carried.

Carlton Lakes days on market and the busiest months

The median closing took 46 days on market, from 0 to 273. Houses took a median of 19 days (4 to 217), and condominiums and villas a median of 49.5 days (0 to 273). Two houses at 217 and 206 days and one Edgewater condominium at 273 days pull the maximums; the MLS day count is the listing's own and can reset when a home is relisted.

Closing month (MLS)	Closings
September 2025 (from September 30)	1
October 2025	3
November and December 2025	0
January 2026	3
February 2026	5
March 2026	7
April 2026	3
May 2026	2
June 2026	2
July 2026	4
August 2026	2
September 2026 (to September 1)	1

March 2026 was the busiest month with 7 closings, and February and March together hold 12 of the 33, or 36.4 percent. Two months, November and December 2025, recorded none.

Carlton Lakes sale-to-list and the gap below list

The median closing came in at 96.2 percent of the last list price, with a range of 89.9 to 101.8 percent. Thirty of the 33 closed below the last list price, which is 90.9 percent, and 3 closed at or above it. The median gap was $16,000 below list.

Houses sold at a median 98.2 percent of list (90.2 to 100.0 percent), with a median gap of $15,000, and two of the nine closed at exactly the list price. Condominiums and villas sold at 95.5 percent (89.9 to 101.8), with a median gap of $17,450, and one closed above list. These are last-list ratios, so a home that was repriced before it sold shows a smaller gap than the seller's first ask.

How the county and MLS counts compare

The county and the MLS count the same market through two windows, and they agree. The county's 12-month window runs from August 31, 2025 (exclusive) to August 31, 2026; the MLS window is closings dated September 30, 2025 to September 1, 2026. A script check matched 32 of the 33 county sales to an MLS closing by street number, street and a close date within 62 days, and all 32 pairs carry the identical price. The one county sale with no MLS record was a Villas I home, and one MLS Lakeview closing does not appear among the county's qualified sales.

The two medians land within $5,000 of each other: $450,000 in the Southwest Florida MLS (33 closings) and $455,000 in Collier County's recorded sales (33 qualified sales). The county's deed date can lead the MLS closing date by days or weeks, which is why 27 of the 32 matched pairs fall in the same calendar month and the other five fall later in the MLS. About 97 percent of the county's year of sales therefore passed through the MLS.

How have Carlton Lakes prices moved since 2017?

Carlton Lakes prices in Naples, by Collier County's annual recorded-sale medians, ran from $283,500 in 2017 to $264,900 in 2020, jumped to $485,000 by 2022 and have stayed between $455,000 and $495,000 since. A medians table records what closed, not an appreciation index. Data updated: October 2026.

All figures below are Collier County qualified sales for all Carlton Lakes homes in each calendar year (Collier County Property Appraiser public data files, 2026 certified roll and recorded sales), with the last year running to August 31, 2026. Where a median rests on an even number of sales, it is the midpoint of the two middle sales.

Year	Qualified sales	Median	Range
2017	50 (even n)	$283,500	$170,000 to $440,000
2018	46 (even n)	$265,000	$180,000 to $470,000
2019	58 (even n)	$281,250	$175,000 to $519,000
2020	53	$264,900	$190,000 to $472,000
2021	71	$349,000	$196,000 to $735,000
2022	49	$485,000	$270,000 to $815,000
2023	30 (even n)	$482,500	$340,000 to $790,000
2024	41	$495,000	$330,000 to $985,000
2025	29	$455,000	$265,000 to $799,000
2026 to August 31	29	$455,000	$285,000 to $825,000

One caution governs the whole table. Houses sell for nearly double the condominiums, so the share of houses in a given year's sales moves the community-wide median, and a rising or falling median can reflect a changing mix as well as changing prices. Treat the table as a record of what closed.

Carlton Lakes prices, 2017 to 2020

Four years of sales sat in a narrow band. The county recorded 50 sales in 2017 at a $283,500 median, 46 in 2018 at $265,000, 58 in 2019 at $281,250 and 53 in 2020 at $264,900, which is 207 sales across the four years. The four medians sit within $18,600 of one another, and the highest single sale in the four years was $519,000, in 2019.

These were years when the community's recorded medians barely separated from year to year. The 2019 count of 58 was the largest of the four, and the top of each year's range stayed at or below $519,000, so the sales that later reached $735,000 and above had no counterpart yet.

Carlton Lakes prices in 2021 and 2022

The county recorded 71 sales in 2021 at a $349,000 median, the largest annual count in the table, and the median was 31.7 percent above 2020's $264,900. The 2021 range ran from $196,000 to $735,000, so the year held a $196,000 low end and a sale above $700,000.

In 2022 the count fell to 49 and the median rose to $485,000, 39.0 percent above 2021 and 83.1 percent above 2020. The 2022 range ran from $270,000 to $815,000. Those two steps were the largest changes in the ten-year table, and they came with fewer sales in 2022 than in 2021, so they describe recorded prices and not how many homes changed hands.

Carlton Lakes prices, 2023 to 2026

After 2022 the annual medians held in a band: $482,500 on 30 sales in 2023, $495,000 on 41 sales in 2024, $455,000 on 29 sales in 2025 and $455,000 on 29 sales in 2026 to August 31. The 2024 range reached $985,000, and since condominium sales in the 36-month window top out at $589,500, that top sale was a single-family home.

From 2024 to 2025 the median fell $40,000, or 8.1 percent, and from 2022 to the latest figure it is $30,000 lower, or 6.2 percent. Twenty-nine sales in eight months of 2026 matches the count for all twelve months of 2025, and none of this is a forecast. A buyer should read it as the recorded range the community has traded in recently.

Carlton Lakes homes sold twice, and why the mix swings the median

The county's record lets us follow individual homes. In the county's 2017 to 2026 sales file, 91 pairs were found in which the same home sold twice, both sales qualified and at least 6 months apart. The median change between the two sales was +57.0 percent over a median of 47 months, with a range from -15.4 percent to +109.6 percent.

That is a description of 91 pairs, not a measure of how Carlton Lakes values change. The pairs start at different dates, some span the 2021 and 2022 steps and some do not, and the range shows that a few homes sold for less the second time. The same mix effect that moves the annual medians moves any group-wide figure, which is why this page gives the house and condominium numbers apart wherever it can.

What are Carlton Lakes' neighborhoods in Naples?

Carlton Lakes in Naples holds 800 homes in 28 county-roll groups: 25 numbered condominium groups under eight neighborhood names, the 66 Villas I homes on Northridge Drive, 121 houses on the Carlton Lakes Homeowners lots and 49 houses in Waverly Green. The table gives each group's size, years and street.

"Building addresses" in the table are street-number groups on the county roll, not a count of structures. Residence years are the county's structure years. The county's group names are used exactly as the roll records them.

Group	Homes	Building addresses	Units per address	Residence years	Street
Lakeview I	24	3	8	1996 to 1997	Deerfield Way
Lakeview II	24	3	8	1997 to 1998	Deerfield Way
Lakeview III	24	3	8	1998 to 1999	Cedar Springs Drive
Lakeview IV	24	3	8	1998 to 1999	Cedar Springs Drive
Lakeview V	32	4	8	1998 to 1999	Cedar Springs Drive
Lakeview VI	32	4	8	1999 to 2000	Cedar Springs Drive
Lakeview VII	32	4	8	2000	Cedar Springs Drive
Edgewater I	24	3	8	1997	Cobble Creek Court
Edgewater II	32	4	8	1997 to 1998	Cobble Creek Court
Osprey Isle I	32	4	8	2001	Worthington Lane
Osprey Isle II	32	4	8	2001 to 2002	Worthington Lane
Cypress Pointe I, II and III	20 each (60)	5 each	4	1999 to 2000	Andover Drive
Ibis Pointe I and II	20 each	5 each	4	2000 to 2001	Birmingham Drive
Ibis Pointe III	24	6	4	2001	Birmingham Drive
Spoonbill Cove I and II	24 each (48)	6 each	4	2002 to 2003	Northboro Drive
Jasmine Pointe I, II and III	20, 12 and 8 (40)	5, 3 and 2	4	2004	Sherborn Drive
Lexington Court I, II and III	12, 12 and 16 (40)	3, 3 and 4	4	2004 to 2005	Lexington Court
Villas I	66	66 street numbers	1 on the roll	1998 to 2003	Northridge Drive
Carlton Lakes Homeowners lots	121 houses	121	1	1998 to 2005	Highwood Park Lane and Court, Ashwood Lane, Manchester Place
Waverly Green	49 houses	49	1	2004 to 2005	Waverly Green Way

The 8-unit addresses total 39 (312 homes: Lakeview, Edgewater and Osprey Isle), and the 4-unit addresses total 63 (252 homes: Cypress Pointe, Ibis Pointe, Spoonbill Cove, Jasmine Pointe and Lexington Court). Those 564 condominium-coded homes plus the 66 Villas I homes make 630, and with 170 houses the community totals 800.

Lakeview I to Lakeview VII

Lakeview I to Lakeview VII hold 192 homes in 24 building addresses of 8 units each, which is 24.0 percent of the community and makes Lakeview the largest neighborhood name. Lakeview I and II sit on Deerfield Way, and Lakeview III to VII sit on Cedar Springs Drive. Residence years run from 1996 in Lakeview I, the first group on the roll, to 2000 in Lakeview VII.

Groups I to IV hold 24 homes each and V to VII hold 32 each: 24 + 24 + 24 + 24 + 32 + 32 + 32 = 192. In the MLS these homes carry the label Lakeview at Carlton Lakes and do not say which numbered group a unit belongs to, so the group has to come from the address or the roll. MLS unit numbers (first digit 1 or 2) point to two floors; the association has not published a story count, so confirm with the neighborhood association.

Edgewater I and II

Edgewater I and II hold 56 homes on Cobble Creek Court: Edgewater I has 24 homes in 3 building addresses (residence year 1997) and Edgewater II has 32 homes in 4 addresses (1997 to 1998). Each address holds 8 units, the same address size as Lakeview.

The MLS files these buildings under two labels, Edgewater at Carlton Lakes and Edgewater Condo, and three closings carried them in the 12-month pull. The group is 7.0 percent of the community, and both phases are older than the code date of March 1, 2002.

Osprey Isle I and II

Osprey Isle I and II hold 64 homes on Worthington Lane, 32 in each phase, in four addresses of 8 units per phase. Osprey Isle I carries a residence year of 2001 and Osprey Isle II 2001 to 2002, so the pair straddles the March 1, 2002 code date.

It is the newest of the three 8-unit neighborhood names and 8.0 percent of the community. The MLS shows two closings under the label Osprey Isle in the year, both with 1,202 square feet of living area as entered by the listing agent.

Cypress Pointe and Ibis Pointe

Cypress Pointe I to III hold 60 homes in 15 building addresses of 4 units on Andover Drive, with residence years of 1999 to 2000. Ibis Pointe I to III hold 64 homes in 16 addresses of 4 units on Birmingham Drive, with residence years of 2000 to 2001: Ibis Pointe I and II have 20 homes each and Ibis Pointe III has 24.

Together they hold 124 homes, 15.5 percent of the community. These are the first of the 4-unit neighborhoods in build order, and both sit before the code date. The MLS files Cypress Pointe under Cypress Pointe at Carlton Lakes (3 closings) and Ibis Pointe under Ibis Pointe (1 closing).

Spoonbill Cove I and II

Spoonbill Cove I and II hold 48 homes in 12 building addresses of 4 units on Northboro Drive, 24 homes in each phase. Residence years run 2002 for Spoonbill Cove I and 2002 to 2003 for Spoonbill Cove II, so the neighborhood falls on the later side of the March 1, 2002 code date.

It is 6.0 percent of the community. The county recorded one qualified sale in the 12 months to August 31, 2026, at $505,000 in Spoonbill Cove II, and the MLS recorded one closing under the label Spoonbill Cove.

Jasmine Pointe and Lexington Court

Jasmine Pointe I to III hold 40 homes in 10 building addresses of 4 units on Sherborn Drive, with a residence year of 2004: Jasmine Pointe I has 20 homes, II has 12 and III has 8. Lexington Court I to III hold 40 homes in 10 addresses of 4 units on Lexington Court, with residence years of 2004 for I and II and 2005 for III: 12, 12 and 16 homes.

Together they hold 80 homes, 10.0 percent of the community, and Lexington Court III carries the last residence year on the roll for the condominium-coded groups. The MLS spells the labels Jasmine Point and Lexington, and each recorded one closing in the 12-month pull.

Villas I on Northridge Drive

Villas I holds 66 homes on Northridge Drive with residence years of 1998 to 2003; 48 of the 66 carry 2001 or earlier and 18 carry 2002 or later. The county codes them as condominium units but gives each one its own street number, so the roll shows 66 street numbers and one unit each.

The county does not say whether the villas are attached or detached, and MLS unit strings such as A5 and A8 suggest sub-units under one street address, so this page says only that they are villas. Villas I is 8.3 percent of the community, and its closings sit under the bare MLS label Carlton Lakes, beside the houses.

The Carlton Lakes Homeowners lots

The Carlton Lakes Homeowners lots on Highwood Park Lane and Court, Ashwood Lane and Manchester Place hold 121 single-family houses with residence years of 1998 to 2005, which is 15.1 percent of the community and the larger of its two house groups. The 7 qualified sales in the latest 12 months made it the most active house group, and the MLS closings on these streets show three- and four-bedroom plans, most with a den.

These lots hold some of the community's highest recorded prices: a $785,000 median over 7 sales in the latest year. The houses sit on the roll under legal names that read as plat units, so a name search on the roll can miss them, and a street search finds them.

Waverly Green

Waverly Green holds 49 single-family houses on Waverly Green Way, with residence years of 2004 to 2005, so it is the newest house group and 6.1 percent of the community. It recorded two qualified sales in the 12 months to August 31, 2026, at $675,000 and $825,000, and none in the 12 months before.

The MLS files its two closings under the bare label Carlton Lakes, one a three-bedroom-plus-den home with 2,039 square feet of living area as entered and one a four-bedroom home with 2,564 square feet, the largest in the 33-closing set.

The master tracts, lakes and preserve

The county's roll for Carlton Lakes also carries 19 non-residential tracts totaling 76.81 acres. The master association owns 11 of them, including the 2.96-acre clubhouse parcel at 5500 Carlton Lakes Blvd, and eight are held under neighborhood association names. Carlton Lakes Boulevard itself carries the master tracts and no homes.

The association describes a "245-acre gated community" with 16 lakes and 55 acres of natural preserves, as the association's site stated when read October 21, 2026. The county's planned-development record for Carlton Lakes (ordinance 99-75, active) measures about 240.7 acres by GIS area; the two figures come from different sources, and we print both without reconciling them. The declaration's table lists 37 recorded neighborhoods, 18 neighborhood associations and 800 units, including five "Commons" entities that carry no units.

How Carlton Lakes grew from 1996 to 2005

The county's residence years run from 1996, with Lakeview I, to 2005, with Lexington Court III and the last Waverly Green houses, with a median of 2001 (houses 2002, condominium-coded homes 2000). Nothing on the roll is newer than 2005, and the roll shows no vacant lots. A residence year is the county's structure year, not a permit date.

Florida's statewide building code took effect on March 1, 2002, and the community's residence years straddle that date. Lakeview, Edgewater, Cypress Pointe and Ibis Pointe carry 1996 to 2001, before the code date; Spoonbill Cove, Jasmine Pointe, Lexington Court and Waverly Green carry 2002 to 2005; and Osprey Isle, Villas I and the Homeowners lots straddle it, Villas I with 48 of 66 homes at 2001 or earlier and 18 at 2002 or later.

The original declaration was recorded May 23, 1996, in O.R. Book 2187, Page 586, from the declaration text read October 21, 2026. The association now posts a Second Amended and Restated Declaration whose posted copy is titled "for Recording"; we do not state a recording date for it. The plats are Carlton Lakes Unit No. 1 (Plat Book 26, Pages 65 to 72), Unit 2 (Plat Book 30, Pages 52 to 58), Unit 3 (Plat Book 34, Pages 66 to 73) and Units 3A, 3B and 3C (Plat Book 35, Pages 15 to 18; Plat Book 37, Pages 35 to 36; Plat Book 39, Pages 30 to 33). No public record we could read names the developer or the builders, so this page names none.

How big are Carlton Lakes homes in Naples, and what are the floor plans?

Carlton Lakes homes in Naples that closed through the Southwest Florida MLS from September 3, 2025 to September 3, 2026 ran from 1,202 to 2,564 square feet of living area as entered by listing agents, with a median of 1,671 square feet across 33 closings. Condominiums and villas ran 1,202 to 1,928 square feet; houses ran 1,771 to 2,564.

Data updated: October 2026. Every size on this page is the figure a listing agent typed into the Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026. We print no size from any other source, so each number here carries one label. No association has published floor plan names that we could read, so the plans below are described by the bedroom and bath combination as entered, and the MLS counts a den inside the bedroom field. The product split is our reading from the street, because the MLS export has no property-type field.

MLS floor plan as entered (condominiums and villas)	Closings (of 24)	Living area as entered	Sold range	Where the closings were
2 bedrooms, 2 baths	9	1,202 to 1,512 square feet	$275,000 to $407,000	Lakeview (5), Osprey Isle (2), Edgewater (2)
2 bedrooms plus den, 2 baths	10	1,470 to 1,928 square feet	$320,000 to $560,000	Lakeview (3), Villas I (3), Edgewater, Ibis Pointe, Spoonbill Cove, Jasmine Pointe (1 each)
3 bedrooms, 2 baths	5	1,654 to 1,928 square feet	$393,500 to $493,000	Cypress Pointe (3), Lakeview (1), Lexington Court (1)

Source for the table: Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026. Every condominium or villa closing was entered with 2 baths. The houses have their own table under the single-family plans below, and the MLS carries no garage, view, pool or story field, so none of those appears in any row.

Two-bedroom condominium plans

Nine of the 24 condominium and villa closings were entered as two bedrooms and two baths, at 1,202 to 1,512 square feet and $275,000 to $407,000. Across those nine closings the median sold price was $312,500, the median was $237 per living square foot as entered, and the median time on market was 25 days as entered by listing agents.

Lakeview supplied five of the nine, at 1,202, 1,388, 1,427, 1,427 and 1,470 square feet, sold between $275,000 and $315,000. Osprey Isle supplied two, both entered at 1,202 square feet and sold at $285,000 and $288,400. Edgewater supplied two, both entered at 1,512 square feet and sold at $363,000 and $407,000, a $44,000 gap for the same entered size in the same group of buildings on Cobble Creek Court. One of the Lakeview closings is also at 1,202 square feet, on Deerfield Way, so equal size appears in two neighborhoods; that is a hint of a shared eight-unit plan, not a statement of one.

These are single closings, not neighborhood medians, because no neighborhood has more than five. A two-bedroom unit can differ by floor, by condition, by what the association's budget has already paid for and by the day it listed. For the wider field of Naples condominiums, our guide to condos for sale in Naples sets Carlton Lakes beside the rest of the market.

Two bedrooms plus den

Ten of the 24 closings were entered as two bedrooms plus a den with two baths, at 1,470 to 1,928 square feet and $320,000 to $560,000. The median sold price was $406,000, the midpoint of the two middle sales, and the median was $254 per living square foot as entered, across n of 10, with a median of 39 days on market as entered.

Three of the ten were Villas I units on Northridge Drive, entered at 1,492, 1,671 and 1,671 square feet and sold at $525,000, $505,000 and $560,000. Three were Lakeview, at 1,470, 1,470 and 1,659 square feet and $392,500, $320,000 and $324,000. Spoonbill Cove and Jasmine Pointe each had one at 1,654 square feet, sold at $505,000 and $400,000. Ibis Pointe had one at 1,928 square feet and $395,000, and Edgewater one at 1,798 square feet and $412,000.

A den is a listing agent's label, not a legal bedroom, and the MLS record does not say whether the room has a closet, a window or a door. Ask the seller or the neighborhood association for the unit's floor plan, and ask the lender and the appraiser how they will count the room before you price it as a bedroom.

Three-bedroom condominium plans

Five of the 24 closings were three bedrooms and two baths, at 1,654 to 1,928 square feet and $393,500 to $493,000. The median sold price was $455,000 across n of 5, the median was $239 per living square foot as entered, and the median time on market was 86 days as entered.

Cypress Pointe supplied three, at 1,733, 1,928 and 1,654 square feet and $493,000, $393,500 and $455,000. Lakeview supplied one at 1,928 square feet and $450,000, and Lexington Court one at 1,928 square feet and $460,000, which closed on September 1, 2026, two days before the MLS pull. The three 1,928 square foot closings carry unit numbers beginning with 2, which suggests upper-floor units; the 1,733 and 1,654 closings carry unit numbers beginning with 1.

The same 1,928 square feet was entered as a three-bedroom plan three times and as a two-bedroom-plus-den plan once, at Ibis Pointe. That is a reminder that bedroom counts in the MLS are the listing agent's description of how a plan is used, so read the floor plan and not only the label.

Single-family plans

Nine of the 33 closings were houses on the Highwood Park Lane and Court, Ashwood Lane, Manchester Place and Waverly Green Way streets. They were entered at 1,771 to 2,564 square feet and sold at $555,000 to $825,000, with a median sold price of $785,000, a median of 2,039 square feet, a median of $331 per living square foot (from $296 to $402) and a median of 19 days on market, all as entered by listing agents and across n of 9.

MLS floor plan as entered (houses)	Closings (of 9)	Living area as entered	Sold	Where the closings were
3 bedrooms, 2 baths	1	2,025 square feet	$600,000	Homeowners lots
3 bedrooms plus den, 2 baths	4	1,771 to 2,126 square feet	$555,000 to $815,000	Homeowners lots (3), Waverly Green (1)
3 bedrooms plus den, 2 baths and one half bath noted	1	2,372 square feet	$785,000	Homeowners lots
3 bedrooms plus den, 3 baths	1	2,235 square feet	$800,000	Homeowners lots
4 bedrooms, 2 baths	1	2,015 square feet	$810,000	Homeowners lots
4 bedrooms, 2 baths and one half bath noted	1	2,564 square feet	$825,000	Waverly Green

Source for the table: Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026. "Homeowners lots" means the Carlton Lakes Homeowners lots on Highwood Park Lane and Court, Ashwood Lane and Manchester Place; the MLS files them under the bare label Carlton Lakes. Seven of the nine houses carry a den in the bedroom field. The largest, at 2,564 square feet, is a Waverly Green house, and the other Waverly Green closing was entered at 2,039 square feet. Two Homeowners-lot closings share 2,015 square feet and sold at $675,000 and $810,000, a reminder that size alone does not set a price here.

Repeating living areas, first and second floors, and what is not in the record

The 24 condominium and villa closings carry only 12 distinct living areas, and 19 of the 24 share an entered area with at least one other closing: 1,928 square feet four times, then 1,202, 1,470 and 1,654 three times each, then 1,427, 1,512 and 1,671 twice each. Repeats like these suggest shared plans repeated across buildings, which is our reading and not something any association has stated.

Unit numbers hint at floors. For the 21 closings that are not Villas I units, a first digit of 1 appeared on 12 and a first digit of 2 on 9. The first-floor group had a median sold price of $377,750 ($275,000 to $505,000), a median size of 1,491 square feet and a median of $246 per living square foot; the second-floor group had a median sold price of $393,500 ($312,500 to $460,000), a median size of 1,798 square feet and a median of $221 per living square foot. With samples of 12 and 9, treat those as a description of what closed, not a rule that upper units cost less per foot. The association has not published a story count, so confirm with the neighborhood association.

What the record does not hold: garages, views, pools, lot sizes, story counts, plan names and which numbered building a Lakeview unit sits in. Villas I is described only as villas; whether they are attached or detached is not stated in anything we read, and MLS unit strings such as A5 and A8 suggest sub-units under one street address. For each of these, ask the seller and the neighborhood association in writing before you rely on a listing description.

Is there an HOA in Carlton Lakes, Naples?

Yes. Carlton Lakes in Naples has two layers of association: Carlton Lakes Master Association, Inc., which holds the shared grounds, clubhouse campus and amenities of the 800-home community, and a neighborhood association for each condominium or homeowner group, 18 of them according to the declaration's table. A buyer applies to the neighborhood association only.

Every association fact in this section is as the association's site stated when read October 21, 2026, unless it names another source. The association's own pages carry the structure, the buyer-approval rule and the manager; its budgets and its governing documents were not readable for this page, so the sections after this one say what to request instead of what to expect.

Carlton Lakes Master Association, Inc.

The master association is the layer that owns and runs what every owner shares. Its address is 5500 Carlton Lakes Blvd, and the county roll shows it as the owner of 11 of the community's 19 non-residential tracts, including the 2.96-acre clubhouse parcel at that address. The association describes a 245-acre gated community with 16 lakes and 55 acres of natural preserves, and its amenity list is covered in the amenities section of this page.

The declaration is the master's source of authority. The original Declaration was recorded May 23, 1996, in Official Records Book 2187, Page 586, as the declaration text read October 21, 2026 states. The association also posts a Second Amended and Restated Declaration from a 2024 amendment project, and the posted copy is titled "for Recording." We found no recorded instrument number for it, so we do not say it was recorded; ask the title company for the recorded declaration and every recorded amendment before closing. The sections that matter to a buyer are the leasing rule in section 7.19 and the Resale Capital Assessment in section 11.11, both covered below.

The neighborhood associations and the declaration's table

Under the master sit the neighborhood associations. The declaration's table lists 37 recorded neighborhoods, 18 neighborhood associations and 800 units, plus five entities with zero units that carry the word Commons in their names. The county roll groups the same 800 homes this way, using the names the roll records.

Group on the county roll	Homes	Type on the roll
Lakeview I to Lakeview VII	192	Condominium-coded
Edgewater I and Edgewater II	56	Condominium-coded
Osprey Isle I and Osprey Isle II	64	Condominium-coded
Cypress Pointe I to Cypress Pointe III	60	Condominium-coded
Ibis Pointe I to Ibis Pointe III	64	Condominium-coded
Spoonbill Cove I and Spoonbill Cove II	48	Condominium-coded
Jasmine Pointe I to Jasmine Pointe III	40	Condominium-coded
Lexington Court I to Lexington Court III	40	Condominium-coded
Villas I	66	Condominium-coded (regime not verified)
Carlton Lakes Homeowners lots	121	Single-family
Waverly Green	49	Single-family
Total	800	630 condominium-coded and 170 single-family

Source for the table: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales. The 121 Homeowners lots are the houses on Highwood Park Lane and Court, Ashwood Lane and Manchester Place. We could not match each of the 18 associations to a roll group from the pages we could read, so we do not claim a one-to-one map. Which association covers an address is a question for the seller, the title company or the master's manager, and it decides which budget, which rules and which application apply.

Condominium and homeowners' association law

Florida law generally treats the two kinds of group differently. The 630 condominium-coded homes sit under the condominium act, Chapter 718 of the Florida Statutes, and the house groups, the Homeowners lots and Waverly Green, generally sit under the homeowners' association act, Chapter 720. That is our reading from how the county codes the parcels, not a finding from each group's recorded documents.

Villas I is the exception to state plainly. The county codes its 66 units as condominium, but we could not verify which regime governs it, so ask the title company and the neighborhood association which statute and which declaration apply before you assume either. The difference matters for who insures what, how budgets and reserves are handled and which documents a buyer is owed. For a plain-language comparison with other Naples condominium communities, start from our guide to condos for sale in Naples.

Buyer approval: the local association only

The association's realtors page states the approval rule in two sentences a buyer can quote. For the master layer it says, "There is no application required by the Master Association." For the neighborhood layer it says an application "is required by the relevant local association."

So the master does not screen a purchaser, and the neighborhood association may. Before you write an offer, ask that association in writing for its application form, its fee, its timeline and what it asks a buyer to submit. The amount of any neighborhood application fee is not published in anything we could read. Build the timeline into your contract dates, because an application that is not finished is a reason a closing slips.

Who to call

The association's site names the master's manager as Gulf Breeze Management Services of Southwest Florida, in Bonita Springs. We print no phone number, because a number copied from a summary can be stale; use the contact on the association's own site. For a neighborhood's budget, roof or reserve question, the contact is that neighborhood association or the manager it uses, and we did not print neighborhood managers because we could not confirm any are current. The master's manager is the practical first call for which association covers an address.

If you would rather have the requests made for you, contact Domain Realty Group with the address and we will put the document list in front of the seller's side, and our team page at meet our agents shows who works the North Naples market.

What are Carlton Lakes HOA and condo fees in Naples?

Carlton Lakes in Naples does not publish its dues publicly: neither the Carlton Lakes master association nor the neighborhood associations post them, so ask the seller and the neighborhood association in writing for the current master and neighborhood budgets before you write an offer. This page prints no dues figure for the master or for any neighborhood.

Why no dollar figure is printed here

We looked for a published figure and found none. As the association's site stated when read October 21, 2026, the "CLM Approved Budget 2026" and "CLM Financials 2025-12" links on its realtors page did not open. The Southwest Florida MLS export we use has no fee field at all, so there is no MLS fee to print either, and a missing field is missing, not zero.

Listing pages and search summaries do quote ranges. We do not print them, because a number with no date, no association behind it and no document to check is worse than none. A buyer can see what a dated, published fee looks like on our page for Tarpon Cove, a nearby condominium community that publishes its master dues. We also do not know whether the master share reaches an owner through the neighborhood association's bill or separately, so ask for the combined figure on an estoppel certificate and for each layer's budget.

The Resale Capital Assessment

Section 11.11 of the declaration sets a Resale Capital Assessment. The text read October 21, 2026 says the amount is as determined by the Board, charged at a uniform rate and due at closing. No current amount is in any public document we could read, so we print none.

Ask for the current figure in writing before you write an offer, and ask whether it is due from the buyer or negotiated with the seller. It is a one-time cost on top of the closing costs later on this page, and it belongs in the cash you plan to bring. A neighborhood association can add its own application or capital charges under its own documents, which we have not read.

Special assessments

We found no published special assessment for the master or for any neighborhood. That is an absence of data, not a statement that none exists, because neighborhood budgets, minutes and notices were not available to read. Special assessments in Florida condominiums often follow roof, structural, insurance or reserve decisions, so the question is worth asking for every building.

Ask the seller and the neighborhood association two things in writing: has a special assessment been levied in the past five years, and is one under discussion or required by a recent inspection or reserve study. Ask the lender early too, because a pending special assessment for a repair can change whether a condominium project is eligible for some loans.

The estoppel certificate

An estoppel certificate is the association's written statement of what a unit owes and what the association charges at sale. Florida Statutes sections 718.116 and 720.30851 cap what an association may charge for it, so the fee is not open-ended. We print no dollar figure, because the amounts we found in a law-firm summary are dated, and the current cap should come from the association.

Order it through the title company as early as the contract allows, and read it for unpaid assessments, special assessments, the Resale Capital Assessment and the current regular assessment. The certificate is also the quickest way to get one combined number from a layered system.

Questions to ask before an offer

Ask each neighborhood association and the master, in writing:

1. What is the current regular assessment for this home, how often is it billed, and how much of it is the master share?
2. What does it include: water, sewer, trash, cable, building insurance, lawn care, exterior painting, the roof?
3. What is the Resale Capital Assessment, and what other fee is due on a sale?
4. Has a special assessment been levied, or is one planned? Is any litigation pending?
5. What do the current budgets for the master and for the neighborhood show for reserves?
6. How is trash billed for this building? The county roll's solid waste line differs by neighborhood, as the tax section below shows.
7. What are the application form, fee and timeline for a purchaser?

A seller's agent can usually answer most of these within days. A slow or vague answer is information about the building before you own it. A Domain Realty Group agent can send the same list to the listing side for you.

What rules does a Carlton Lakes owner in Naples live under?

A Carlton Lakes owner in Naples lives under two layers of rules: the master declaration, whose leasing rule sets a floor of 30 consecutive days, and the declaration of the owner's own neighborhood, which may be stricter. The master rules on pets, vehicles and exterior changes were not readable for this page, so this section lists what to request.

The leasing rule below is quoted from the declaration text as read October 21, 2026. The rules and declaration sit in a document folder the association's site closes to automated reads, which is why pets, vehicles and exterior changes are not described here. Nothing in this section should be read as a summary of the whole rulebook.

The 30-day leasing floor

Section 7.19 of the master declaration says no lease may be for fewer than 30 consecutive days. That is a floor set by the master, and it says nothing about whether a given neighborhood permits a lease at all, how long a tenant may stay or what approval a tenant needs.

We make no promise about rental use from this page. A buyer who plans to rent a Carlton Lakes home should read the master declaration and the neighborhood declaration for that home before the contract deadline, and ask the neighborhood association for its leasing rules in writing. Our answer to the rental question in the FAQ below stays within the same limit.

Thirty days between lease starts, and stricter neighborhood rules

The same section adds a second master rule: no lease may begin sooner than 30 days after the last lease began. That limits how often one home can turn over to a new lease, and it applies on top of the 30-day minimum term.

The declaration also lets a neighborhood association be stricter than the master. Read your neighborhood's documents before buying to rent, and ask whether the neighborhood requires an application, an approval or a fee for a tenant, whether it caps the number of leased homes, and how it enforces the rule. The master's text is the floor; the neighborhood's text decides your actual rights.

Pets, vehicles and parking: documents to request

We could not read the master's pet, vehicle or parking rules. The Rules and Regulations and the declaration are the documents that hold them, and they were not readable for this page. We print no limit on the number or size of pets, no rule on commercial vehicles, trailers or boats and no parking rule, because any of those would be a guess.

Request the Rules and Regulations and the neighborhood declaration from the seller or the association before you write an offer. Look for pet limits, vehicle and trailer rules, guest and overnight parking, garage-door and driveway rules, and the fine schedule. If a rule matters to how you will use the home, ask the association to confirm it in writing, because the seller's description of a rule is not the rule.

The gate and visitors

The association's site describes Carlton Lakes as a gated community, and it names contractors that maintain the entry gates and cameras. That is all we could confirm. Whether a gate is staffed, how visitors and deliveries are admitted, and when a gate is open are not published in anything we read, so we say so rather than describe them.

If gate operation matters to how you will use the home, ask the master's manager how guests, vendors and deliveries are admitted and whether a visitor system or a pass is used. Ask the neighborhood association whether its parking is signed for guests. A drive to the entrance at the hour you care about is a free check that no page can replace.

Exterior changes and architectural approval

Whether an owner may paint, replace a door, add shutters, change a roof, plant or install a screen enclosure usually turns on an architectural approval process in the association documents. We could not read the master's rules, so we do not say whether Carlton Lakes has a committee, a form or a timeline, or whether approval sits with the master, the neighborhood or both.

Ask for the architectural guidelines and for any approval form from the master and the neighborhood association. If you plan work soon after closing, ask whether approval can be requested before you own the home. For condominium buildings, an exterior item such as a roof, a window or a balcony may be the association's responsibility instead, so ask who maintains and pays for it.

What does it cost to own a Carlton Lakes home in Naples?

Owning a Carlton Lakes home in Naples at the $455,000 county median means about $2,480.65 a month in principal and interest and about $355.26 a month in property tax, before association dues, insurance and flood cover. Those three have no published figure and need a quote or a document, so the monthly table leaves them open.

Data updated: October 2026. Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median, and the county had finished marking sales qualified through August 31, 2026, so the window ends there. Each example below prices a home at a county median and assumes 20 percent down on a 30-year fixed loan at 7.24 percent, the Freddie Mac 30-year average printed October 29, 2026. Taxes use the 2026 millage of 9.3696 applied to the price as a first-year illustration. Every example loan is under the conforming limit.

Example home	Price	Principal and interest at 7.24 percent	Property tax a month	Principal, interest and tax	Association dues	Insurance	Flood
All Carlton Lakes homes, 12-month median	$455,000	$2,480.65	$355.26	$2,835.92	Ask the associations (not published)	Quote required (HO-6 for a condominium, HO-3 for a house)	Quote required
Homeowners lots, 24-month median	$757,500	$4,129.88	$591.46	$4,721.33	Ask the associations (not published)	Quote required (HO-3)	Quote required
Villas I, 24-month median	$502,500	$2,739.62	$392.35	$3,131.97	Ask the associations (not published)	Quote required	Quote required
Edgewater II, 24-month median	$407,000	$2,218.96	$317.79	$2,536.74	Ask the associations (not published)	Quote required (HO-6)	Quote required
Lakeview VI, 24-month median	$315,000	$1,717.38	$245.95	$1,963.33	Ask the associations (not published)	Quote required (HO-6)	Quote required

Source for the table: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, with the payment arithmetic run by our script. The monthly tax is a price-based illustration, not a bill, and it leaves out the solid waste charge discussed in the tax section.

A home at the $455,000 county median

The $455,000 figure is the median of 33 county-recorded Carlton Lakes sales in the 12 months to August 31, 2026, from $275,000 to $825,000. It blends two markets, houses at a $785,000 median and condominiums at a $397,500 median, so no buyer should read it as the price of either product.

At 20 percent down, $91,000, the loan is $364,000. Principal and interest at 7.24 percent is $2,480.65 a month. A first-year property tax of $4,263.17 adds $355.26 a month, for $2,835.92 before dues, insurance and flood cover. With homestead, which saves $372.17 in our illustration, the first-year tax would be $3,890.99. Add the $269.77 solid waste charge where the roll carries it, and ask the associations for dues.

A Homeowners lot house at $757,500

The Carlton Lakes Homeowners lots had 12 sales in the 24 months to August 31, 2026, from $555,000 to $815,000, at a median of $757,500, the midpoint of the two middle sales. At that price 20 percent down is $151,500 and the loan is $606,000. Principal and interest at 7.24 percent is $4,129.88 a month.

The first-year tax illustration is $7,097.47, or $591.46 a month, and the total of principal, interest and tax is $4,721.33. With homestead the tax illustration falls to $6,725.30. A house carries an HO-3 policy that the owner buys on the whole dwelling, so the insurance line is a quote, not an estimate we can make. The house groups also pay the $269.77 solid waste charge, and each neighborhood or association sets its own dues.

A Villas I home at $502,500

Villas I had 6 sales in the 24 months to August 31, 2026, from $485,000 to $560,000, at a median of $502,500, also an even count. At 20 percent down, $100,500, the loan is $402,000 and principal and interest at 7.24 percent is $2,739.62 a month.

The first-year tax illustration is $4,708.22, or $392.35 a month, and principal, interest and tax come to $3,131.97. With homestead the tax illustration is $4,336.05. Villas I carries the $269.77 solid waste charge on the roll. Because we could not verify Villas I's legal regime, ask which insurance policy applies and who insures the exterior before you request a quote.

Lakeview and Edgewater condominiums at $315,000 and $407,000

Two condominium examples bracket the lower half of the market. Lakeview VI had 5 sales in the 24 months to August 31, 2026, from $265,000 to $355,000, at a median of $315,000. Edgewater II had 5 sales over the same window, from $363,000 to $565,000, at a median of $407,000. Both medians are over n of 5, so they are a reference, not a promise.

At 20 percent down, a $315,000 home has a loan of $252,000 and principal and interest of $1,717.38; a $407,000 home has a loan of $325,600 and principal and interest of $2,218.96. First-year tax illustrations are $2,951.42 ($245.95 a month) and $3,813.43 ($317.79 a month). A condominium owner buys an HO-6 policy for the interior, contents, liability and loss assessment, while the condominium association insures the building, so the dues question decides the true monthly cost. The roll's solid waste line is $0.00 for Lakeview VI and $269.77 for Edgewater II.

Mortgage rates a year apart

The rate matters as much as the price. On October 29, 2026 the Freddie Mac 30-year average was 7.24 percent, against 6.17 percent a year earlier. On the same price, 20 percent down and a 30-year loan, the 2025 rate would have meant lower principal and interest, as the table below shows.

Example home	Principal and interest at 7.24 percent	Principal and interest at 6.17 percent	Monthly difference
$455,000	$2,480.65	$2,222.31	$258.34
$757,500	$4,129.88	$3,699.77	$430.11
$502,500	$2,739.62	$2,454.30	$285.32
$407,000	$2,218.96	$1,987.86	$231.10
$315,000	$1,717.38	$1,538.52	$178.86

Source for the table: Freddie Mac 30-year fixed-rate averages as printed by our calculation script, with the monthly difference computed from the two payments. A buyer should compare the total monthly cost of a home, not only its price, and the same arithmetic applies in nearby communities such as Sterling Oaks and Tarpon Cove, which share this ZIP code.

What are property taxes in Carlton Lakes, Naples?

Property taxes in Carlton Lakes, Naples are levied at 9.3696 mills in 2026, about $9.37 for every $1,000 of taxable value, and all 800 homes sit in the same Collier County tax area, number 155. A flat $269.77 non-ad valorem charge is added on 576 homes and $0.00 on the other 224.

Data updated: October 2026. The figures below are the Collier County Property Appraiser public data files, 2026 certified roll and recorded sales. A roll median is what current owners were billed, not what a buyer will pay, because a sale can change the taxable value and a homestead exemption changes it again. The November tax notice controls.

Millage area 155 and its parts

Every one of the 800 homes is in tax area 155, so a house and a condominium pay the same rate on whatever taxable value each carries. The rate has four parts.

Taxing authority	2026 millage
Collier County	3.8969
School district	4.1470
Municipal	0.0000
Other special districts	1.3257
Total	9.3696

Carlton Lakes is in unincorporated Collier County, and the municipal line is zero. Inside the 1.3257 for other districts, the North Collier Fire Control and Rescue District levies 1.0000 mill, and the remaining 0.3257 is the other districts' combined levy, which the roll does not itemize. Not every Naples community shares this total: Sterling Oaks, Tarpon Cove and Bay Forest in the same ZIP carry 9.3696 too, while Island Walk sits in an area at 10.3696, so tax medians are not like for like across communities.

The $269.77 charge on 576 homes and the 224 without

The roll carries a flat non-ad valorem line of $269.77 on 576 of the 800 homes: all 170 houses, Villas I, Lakeview V, Edgewater I and II, Cypress Pointe, Ibis Pointe, Spoonbill Cove, Jasmine Pointe and Lexington Court. It is $0.00 on 224 condominium homes: Lakeview I to IV, Lakeview VI and VII, and Osprey Isle I and II. Lakeview V is the one Lakeview group that carries the charge.

The $269.77 matches Collier County's residential solid waste assessment to the cent, which is a match, not a stated link, so ask the association how trash is billed for the building you are buying. Why 224 homes show $0.00 is not explained on the roll, and we do not guess. The charge adds about $22.48 a month to a bill on the 576 homes, and nothing on the 224.

Worked first-year bills

A buyer's first-year tax is better estimated from the price than from a seller's bill. The table applies the 2026 millage of 9.3696 to the price as the assessed value, as an illustration, and does not add the solid waste charge. Homestead would save $372.17 on each illustration.

Example home	Price	First-year tax	Per month	With homestead	Where the median comes from
All Carlton Lakes homes	$455,000	$4,263.17	$355.26	$3,890.99	33 sales, 12 months
Homeowners lots	$757,500	$7,097.47	$591.46	$6,725.30	12 sales, 24 months
Villas I	$502,500	$4,708.22	$392.35	$4,336.05	6 sales, 24 months
Edgewater II	$407,000	$3,813.43	$317.79	$3,441.25	5 sales, 24 months
Lakeview VI	$315,000	$2,951.42	$245.95	$2,579.25	5 sales, 24 months
Osprey Isle I	$312,500	$2,928.00	$244.00	$2,555.83	4 sales, 24 months

Where the roll carries $269.77, add it: the $455,000 example becomes $4,532.94 a year. Osprey Isle I's median is the midpoint of the two middle sales of 4, and the $0.00 solid waste line applies there.

Roll medians for current owners and homestead

The 2026 roll shows a median total tax of $3,031.99 across the 800 homes, $3,886.78 across the 170 houses and $2,750.81 across the 630 condominium homes. The median just value was $378,880 for all homes, $599,122 for houses and $378,880 for condominium homes. These are current owners' bills, and a buyer's first year can differ.

Homestead was on the roll for 399 of 800 homes, 49.9 percent, including 119 of 170 houses (70.0 percent) and 280 of 630 condominium homes (44.4 percent). Selected groups show the spread: the Homeowners lots had a median total tax of $3,953.91, Waverly Green $3,740.79, Villas I $2,986.32, Edgewater II $3,188.11, Lakeview V $3,216.44, Lakeview VI $2,252.45 and Osprey Isle I $2,089.78. The homestead exemption and the annual assessment cap change taxable value, so ask your closing agent for the likely first bill rather than reading a seller's.

No CDD

Carlton Lakes does not have a community development district. The county's district layer showed none intersecting the community's planned development on October 21, 2026, so no district assessment is expected on the roll. The $269.77 line is not a district assessment; it matches the county's solid waste assessment.

Search results show a Carlton Lakes CDD site, but it is a different place; the Naples community has no CDD. If a listing or a lender worksheet shows a district line for a Carlton Lakes home, ask which parcel it belongs to.

What does a buyer pay at closing in Carlton Lakes, Naples?

A buyer who finances 80 percent of a Carlton Lakes home in Naples at the $455,000 county median pays about $4,352.00 in customary Collier closing costs, 0.96 percent of the price. The Resale Capital Assessment, the estoppel certificate and the neighborhood association's application come on top, and none of them is published as a dollar figure. Data updated: October 2026.

Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median, and the first column of the table uses that figure. The other four columns use 24-month county medians for one group of neighborhoods each: the Carlton Lakes Homeowners lots at $757,500 (12 sales, the midpoint of the two middle sales), Villas I at $502,500 (6 sales, again the midpoint of the two middle sales), Edgewater II at $407,000 (5 sales) and Lakeview VI at $315,000 (5 sales). Each loan is 80 percent of its price and sits under the $832,750 conforming limit our calculator applies.

The Carlton Lakes closing-cost table

Line, estimate	$455,000	$757,500	$502,500	$407,000	$315,000
Price used	County median, all 33 homes, 12 months	Homeowners lots median, 24 months	Villas I median, 24 months	Edgewater II median, 24 months	Lakeview VI median, 24 months
Loan at 80 percent	$364,000	$606,000	$402,000	$325,600	$252,000
Owner's title policy	$2,350.00	$3,862.50	$2,587.50	$2,110.00	$1,650.00
Note stamps at $0.35 per $100 borrowed	$1,274.00	$2,121.00	$1,407.00	$1,139.60	$882.00
Intangible tax at 2 mills on the loan	$728.00	$1,212.00	$804.00	$651.20	$504.00
Subtotal	$4,352.00	$7,195.50	$4,798.50	$3,900.80	$3,036.00
Share of price	0.96 percent	0.95 percent	0.95 percent	0.96 percent	0.96 percent
Resale Capital Assessment	Ask in writing	Ask in writing	Ask in writing	Ask in writing	Ask in writing
Estoppel certificate	Capped by Florida law; ask	Capped by Florida law; ask	Capped by Florida law; ask	Capped by Florida law; ask	Capped by Florida law; ask
Neighborhood association application	Fee not published	Fee not published	Fee not published	Fee not published	Fee not published
Seller's customary cost: deed stamps at $0.70 per $100	$3,185.00	$5,302.50	$3,517.50	$2,849.00	$2,205.00

Source: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, windows ending August 31, 2026; our arithmetic.

A cash purchase drops the note stamps and the intangible tax and leaves only the owner's title policy, a little over half a percent of each price. The table leaves out lender charges, recording fees, prepaid items, prorations and a lender's title policy. Our guide to condos for sale in Naples shows how the same state and county schedule applies at other addresses.

The Resale Capital Assessment and the estoppel certificate

Two charges belong to Carlton Lakes itself. Section 11.11 of the Second Amended and Restated Declaration, in the posted copy titled for Recording that we read October 21, 2026, authorizes a Resale Capital Assessment. The amount is set "as determined by the Board," at a uniform rate, and it is due at closing. No current figure appears in anything we could read, so this page prints none. Ask for the number in writing before you sign.

The estoppel certificate is the association's written statement of what the seller owes. Florida law caps what an association may charge for it, in Chapter 718 for condominiums and Chapter 720 for homeowners' associations, and the cap is adjusted over time. We print no dollar amount because the figures we found came from a dated law-firm summary. Because Carlton Lakes has a master association and a neighborhood association, ask the closing agent whether each one issues its own certificate and what each costs. Request them the day the contract is signed.

Collier customs on stamps and title

In Collier County the buyer customarily pays for the owner's title policy, although a contract can assign it otherwise. The premiums in the table follow a schedule of $5.75 per $1,000 on the first $100,000 of price and $5.00 per $1,000 above that. At $455,000 that is $575.00 plus 355 thousands at $5.00, or $1,775.00, for $2,350.00.

A mortgage brings two state taxes that land on the buyer. Documentary stamps on the note are $0.35 per $100 borrowed, so the $364,000 loan owes $364,000 x 0.0035 = $1,274.00. The intangible tax is 2 mills on the same loan, $364,000 x 0.002 = $728.00. The seller customarily pays deed stamps of $0.70 per $100 of price, $455,000 x 0.007 = $3,185.00. These are customs, not requirements, so read the contract's closing-cost paragraph before you rely on them.

Neighborhood association approval and application

The master association's realtors page, as the association's site stated when read October 21, 2026, says "There is no application required by the Master Association." The same page says an application "is required by the relevant local association." So a Carlton Lakes buyer applies to the neighborhood association, and the declaration's table lists 18 of them, not one.

Whether your neighborhood's application carries a fee, how long approval takes and what it asks for sit in that neighborhood's own documents, which we have not read for any of the groups. Ask the listing agent early for the application, the neighborhood budget and the most recent minutes. Because a condominium neighborhood and a house group are generally governed under different chapters of Florida law, the answers may not match between the Lakeview buildings and the Waverly Green houses. Treat an approval step as part of the closing timeline, not an afterthought.

Inspections, survey and elevation certificate

Three third-party items are quotes on this page, because no published Carlton Lakes price exists for any of them: a home inspection, a survey where the lender or title company asks for one, and an elevation certificate where one exists. The county roll dates every Carlton Lakes residence from 1996 to 2005, so the homes are 21 to 30 years old in 2026 (2026 minus 2005, and 2026 minus 1996). That age puts the air conditioner, water heater, plumbing and electrical panel inside a home near the top of any inspector's list.

A four-point inspection, wind mitigation report and roof questions are covered in the insurance section below. Ask who maintains the roof and exterior of each building, because the neighborhood declarations decide and we have not read them. The roll codes 630 homes as condominium units, so a survey may matter less there than for a house on its own lot, and Villas I is worth a question about its form of ownership. Request the elevation certificate for the building or house from the seller, because it settles the flood rating discussed later.

What amenities does Carlton Lakes in Naples have?

Carlton Lakes in Naples has, as the association's site stated when read October 21, 2026, a clubhouse with a multi-function room, library, screened lanai and fitness center, a large community pool and spa, four lighted clay tennis courts, two lighted bocce courts, a basketball court and a playground, among 16 lakes and 55 acres of natural preserves.

The association's published list is the only one this page prints. It describes a 245-acre gated community of 800 single and multi-family residences, and it does not give hours, guest rules, reservation rules or fees for any facility. Those details are questions for the master association before you buy. The sections below take each part of the list in turn.

The clubhouse, library, lanai and fitness center

The clubhouse campus sits on a 2.96-acre parcel at 5500 Carlton Lakes Blvd that the master association owns, according to the county roll. The association's site describes the clubhouse as having a multi-function room, and it lists a lending library, a screened lanai and a fitness center beside it.

The association does not publish a room capacity, a list of equipment, opening hours or a reservation policy for the multi-function room, so this page does not either. If a particular use matters to you, such as hosting a gathering or using the fitness center at a set hour, ask the master association's manager in writing and keep the answer with your closing documents. The master association is also the address for questions about whether a neighborhood association keeps its own gathering space, which the master list does not say.

The community pool and spa

The association lists "a large community pool and spa" and gives no dimensions, depth, heating detail or hours. That is one pool and one spa as the association states it, and this page counts no more than that.

Listing summaries elsewhere describe more pools and more features than the association's list does. Those descriptions are not part of the association's published list, so we print none of them. Whether any of the 18 neighborhood associations maintains a pool of its own is not documented in what we could read. If a swimming facility inside your own neighborhood matters, ask the seller and the neighborhood association in writing whether one exists, who owns it and what it costs a member.

Four lighted clay tennis courts, two bocce courts, basketball and the playground

The association lists four lighted clay tennis courts, two lighted bocce courts, a basketball court and a playground. Those are the counts it gives, and they are the counts used here: 4, 2, 1 and 1. It names no other court type, and its list is the only list we print.

What the published pages do not say is how courts are scheduled, whether guests may play, whether lights run on a timer or what a resident pays to use them. Clay is a surface that needs regular maintenance, so ask the master association how the courts are resurfaced and paid for, and whether the cost sits inside the master budget. The current master budget is the document to request.

Sixteen lakes and 55 acres of preserve

The association's site stated when read October 21, 2026 that Carlton Lakes has 16 lakes and 55 acres of natural preserves within the 245-acre gated community. The county roll adds a detail on ownership: 19 non-residential tracts total 76.81 acres, and the master association owns 11 of them.

The lakes and preserve tracts are shared land, not lots, so no single homeowner owns the shoreline. Who maintains each lake, who pays for that work and whether any neighborhood has rules about lake edges are all questions for the master budget and the declaration, whose rules were not readable for this page. The preserves also shape the layout, because they separate the neighborhoods from one another. For flood, rainfall and drainage questions tied to the lakes, see the flood section below.

No golf course, and one public course nearby

Carlton Lakes has no golf course. The association's own site points residents to "numerous public golf courses" nearby. Valencia Golf and Country Club offers public tee times, according to the club's own page, so it is the one course we name. Check access, rates and booking rules with the course, because a public option can change its terms.

Our Naples communities page lists the communities we track, and each community page states what its association offers. At Carlton Lakes the shared recreation is the clubhouse campus, the courts, the lakes and the preserves, and nothing on the association's published list adds to that.

What listing pages add that the association's list does not

Some listing summaries describe features the association's published list does not. They give longer lists of facilities, specific counts and sizes, and court and pool details the association's own pages do not mention. Those claims come from listing pages, which can repeat an earlier listing or a guess.

This page prints only what the association's site stated when read October 21, 2026. A person should confirm the list in a browser before relying on it. When a listing claims a feature you care about, ask the master association whether the feature exists, who may use it and what it costs. Put the answer in writing before you make an offer.

What is near Carlton Lakes in Naples?

Carlton Lakes in Naples sits east of Livingston Road and north of Immokalee Road, and the association's address is 5500 Carlton Lakes Blvd. From a point inside the community, Carlton Lakes Boulevard meets Livingston Road after about 0.45 mile, and I-75 Exit 111 is about 1.9 road miles away. Data updated: October 2026.

Every distance in this section was measured from a point on Carlton Lakes Boulevard inside the community, using the OSRM public router (OpenStreetMap data), with routes run October 31, 2026. Each one is a free-flow estimate, so expect longer drives in season and on I-75 work days. The figures say "about," and they include the half mile of Carlton Lakes Boulevard inside the community. They are not measured from the gate.

Livingston Road, Immokalee Road and I-75

From the point inside the community, Carlton Lakes Boulevard runs about 0.45 mile to Livingston Road. Immokalee Road is about 0.8 mile south on Livingston Road. I-75 Exit 111, the Immokalee Road interchange, is about 1.9 road miles and about 5 minutes away, and it is about 0.7 mile in a straight line.

The association describes the community as "just off I-75." That phrase and the router agree on the general picture: a short run out to Livingston Road, then Immokalee Road toward the interstate. The community is not on either road itself; it sits east of Livingston Road and north of Immokalee Road. Roadwork on this corridor is covered in the services and roads section later on this page, and none of it is on Carlton Lakes' own streets.

Parks the association names

The association's site names three nearby places: Veterans Community Park, North Collier Regional Park and the Golisano Children's Museum of Naples. We measured the two parks in a straight line from the same point, because their roads are not all mapped as through roads. North Collier Regional Park is about 1.2 miles away and Veterans Community Park about 2.2 miles.

Those are straight-line figures, not drive times. County park facilities, hours and fees are set by Collier County, and the county's own pages decide them, not this page. The museum is named only, with no distance. If a park matters to you, check the county's park pages for current hours and fees before you plan a visit.

Beaches

Vanderbilt Beach, the county beach park, is about 7.1 road miles and about 14 minutes from inside Carlton Lakes, and about 4.8 miles in a straight line. The county's page for the park, as read October 30, 2026, listed "$10 Pay to Park" for visitors without a resident permit. Confirm the current rate and permit rules with the county before you go.

Carlton Lakes is inland, east of Livingston Road, so it is a drive to the Gulf, not a walk. That fact also matters for the flood and hurricane sections of this page, because the Gulf is not the main water in the picture here. Other beach parks along the coast would be longer drives than Vanderbilt Beach, and we measured none of them for this page.

Shopping and groceries

Mercato is about 6.2 road miles and about 12 minutes from inside Carlton Lakes, and Waterside Shops is about 8.3 road miles and about 15 minutes. Both are free-flow estimates from the point described above, and both run longer in season.

For groceries, Publix lists a store at Neighborhood Shoppes at Orangetree, 13550 Immokalee Rd. We measured no distance to it, so check a map for your own route. A Publix at Gateway Shoppes at North Bay shows as coming soon on the company's page, and Gulfshore Business reported on June 19, 2026 a target of mid 2027 for its opening. A target is not an opening, so treat it as a plan. This page names no restaurants and no tenants beyond the two shopping centers.

Hospitals and urgent care

NCH North Naples Hospital, at 11190 Health Park Blvd, is about 2.3 miles from Carlton Lakes in a straight line and about 3.4 road miles, roughly 8 minutes in free-flow driving. NCH Medical Group Immediate Care Vanderbilt is about 5.1 road miles and 10 minutes away. Physicians Regional Medical Center Pine Ridge is about 6.8 road miles and 12 minutes, and NCH Baker Hospital is about 12.8 road miles and 24 minutes.

A hospital emergency room is not a trauma center. Collier County has no state-designated trauma center, and the nearest, Gulf Coast Medical Center in Fort Myers, is a Level II center on the Florida Department of Health list updated July 23, 2026. This page gives no response time. In an emergency, call 911, and the crew decides where to go.

Airports and downtown drive times

Naples Municipal Airport is about 12.3 road miles and about 20 minutes from inside Carlton Lakes. Southwest Florida International Airport is about 23 road miles and 30 to 40 minutes. Fifth Avenue South is about 14.7 road miles and 24 minutes, and the Naples Pier is about 15.8 road miles and 27 minutes.

All of these are free-flow router estimates, and season traffic can add a good deal to each one. They show the relative distance rather than a promise about any particular day. For a drive that matters to you, test it at the hour you would make it. Our Naples communities page lists other communities if a shorter route to the airport or downtown is what you need.

Buying a Carlton Lakes condominium or house: insurance, inspections and financing

A Carlton Lakes buyer in Naples insures a condominium and a house differently: the condominium association insures the building and the owner buys an HO-6 for the interior, while a house owner buys an HO-3 on the whole dwelling. Flood is a separate policy in both cases. This page prints no premium figure.

The county roll codes 630 of the 800 homes as condominium units and 170 as single-family houses, so both sets of rules matter here. Ask for a quote before you write an offer, and use the document list at the end of this section.

Who insures a condominium building

In a condominium, the association carries the master policy on the building and the common property, and the owner insures what the master policy does not. Florida's statute lists the items that belong to the unit owner, such as floor, wall and ceiling coverings and fixtures. The master policy typically has a named-storm deductible set as a percent of insured value, and an assessment for that deductible can pass to owners.

The declaration of each neighborhood decides who maintains the roof, the windows, the doors and the shutters. We have not read the neighborhood declarations, so those answers are open. Ask the neighborhood association for its master policy declarations page, with the carrier, the named-storm deductible as a percent and in dollars, the flood carrier and limit, and the valuation date. Those few lines tell you more about your risk than any general rule.

HO-6 for a condominium, HO-3 for a house

An HO-6 policy covers the interior of a condominium unit, your belongings, your liability and loss assessment. It does not pay for flood. Size the loss assessment coverage against the master policy's named-storm deductible, because a wind assessment can reach owners, and ask your agent whether the policy would respond.

An HO-3 policy covers the whole dwelling of a single-family house, so the owner holds the roof risk. Roof age and material then decide how easily a carrier will write the policy. The 121 Carlton Lakes Homeowners lots and the 49 Waverly Green houses follow that route. Flood, by NFIP or a private carrier, is bought on top, and the flood quote is worth requesting early because of the readings in the flood section below.

Citizens' limits and its flood rule

Citizens Property Insurance cannot insure a Collier County home with a dwelling replacement cost of $700,000 or more. Replacement cost is the carrier's estimate of rebuilding the dwelling, which is not the sale price, so no Carlton Lakes house is "over the limit" because of its price. Ask your agent for the carrier's replacement-cost estimate.

On flood, News4JAX reported on September 16, 2025 that Citizens' flood requirement phases in by dwelling value: $600,000 or more from January 1, 2024, $500,000 or more from 2025, $400,000 or more from 2026, and all remaining policies from January 1, 2027. Condominium unit-owner policies are exempt from that requirement, per Citizens. A house owner with a Citizens wind policy is the group the last phase reaches. Confirm every detail with Citizens or your agent.

Roof age, four-point inspection and wind mitigation

Citizens asks for a four-point inspection, covering electrical, plumbing, HVAC and roof, on homes over 20 years old. Every Carlton Lakes home is at least 21 years old in 2026, so expect the request from a carrier. Under section 627.7011, an insurer may not refuse or nonrenew a policy solely because a roof is under 15 years old.

The county roll gives structure years, not roof years, so no roof age is known for any building or house here. Ask for the roof permit and the installation year. A wind mitigation inspection on form OIR-B1-1802 records the roof covering, deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. It is valid for up to five years, insurers must offer credits, and the law sets no dollar amount.

Build years and the March 1, 2002 code date

Florida's first Building Code to apply statewide took effect March 1, 2002, and Carlton Lakes' residence years straddle it. Lakeview, Edgewater, Cypress Pointe and Ibis Pointe carry residence years of 1996 to 2001, before that date. Spoonbill Cove, Jasmine Pointe, Lexington Court and Waverly Green carry 2002 to 2005. Osprey Isle, Villas I and the Homeowners lots straddle it, and in Villas I, 48 of 66 units carry 2001 or earlier and 18 carry 2002 or later.

A residence year is the county's structure year, not a permit date, so a building's code status is not proven by the roll. Whether a building earns a code credit on the wind form is answered on the form for that building. Do not assume a later year means a newer roof, because roofs are replaced on their own schedule.

Milestone inspections, reserve studies and the 2025 insurance appraisal rule

Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more habitable stories. MLS unit numbers point to two-floor buildings, but we found no recorded story count, so ask each neighborhood association whether the rule reaches its buildings and for any report. We name no neighborhood as covered or exempt.

HB 913, effective in 2025, requires a condominium association to obtain an independent insurance appraisal at least every three years, per law-firm summaries. The appraisal sets the insured value that a percent deductible applies to, so it matters to the master policy discussed above. Ask for the latest appraisal date. We print no deadline dates for the reserve studies, because the dates differ by building and change with the law.

Lenders and condominium project review

A lender reviews the condominium project, not only the buyer. Florida Realtors reported on May 12, 2026 that replacement reserve funding expectations for applicable condominium loans are scheduled to rise from 10 percent to 15 percent of annual budgeted income in January 2027. Ask the lender whether the project meets its review.

A neighborhood with thin reserves or an unpaid critical repair can complicate financing, and 630 of the 800 homes are coded as condominium units. A cash buyer skips the lender review, but the same reserve and insurance questions still affect the price you should pay. Request the budget, the reserve schedule and the insurance declarations early, and share them with the lender at once.

Documents to request

Before you write an offer on a Carlton Lakes home, ask in writing for these ten items, and our contact page is the place to start if you want us to request them with you.

1. The master policy declarations page for the condominium neighborhood: carrier, named-storm deductible as a percent and in dollars, other-perils deductible, flood carrier and limit, roof valuation and valuation date.
2. The lender's flood determination and the elevation certificate for the exact home or building.
3. The roof permit and installation year, and any wind mitigation report.
4. Special assessments since Irma (2017), Ian (2022), Helene and Milton (2024), and any that are planned.
5. A four-point inspection, if the carrier asks, for any home built 2005 or earlier.
6. An HO-6 quote with loss assessment sized against the master deductible, or HO-3 and flood quotes for a house.
7. The seller's flood disclosure under section 689.302.
8. The evacuation zone for the exact address on the county's lookup.
9. Which neighborhood association owns windows, doors and shutters, from the neighborhood declaration.
10. The lender's project review status for the specific condominium.

Is Carlton Lakes in Naples in a flood zone?

A 26-point sample of FEMA's flood layer inside Carlton Lakes in Naples read AE or AH at 13 points, half the sample, and X at the other 13, as read October 21, 2026. Points are not homes, so the lender's determination for your exact home or building governs, and no one reading of the map describes the whole community.

The community sits on FIRM panel 12021C0211H, effective May 16, 2012. That panel did not move in the 2024 coastal map revision, so this page never calls it "FEMA's 2024 map." Base flood elevation was not populated on the sampled points. The sections below explain the readings, the map status and the insurance that follows from them.

The 26-point FEMA sample

We carried a 26-point sample of FEMA's National Flood Hazard Layer taken inside the community on October 21, 2026. The points were not tied to neighborhoods, so this page prints no neighborhood-by-zone claim.

FEMA zone	Points	Share of 26	Meaning in plain words
AE	6	23.1 percent	1 percent annual chance, special flood hazard area
AH	7	26.9 percent	1 percent annual chance, shallow ponding
X shaded (0.2 percent annual chance)	4	15.4 percent	Outside the special flood hazard area
X unshaded	9	34.6 percent	Minimal hazard on the map
Total	26	100 percent	A sample, not every parcel

Thirteen of 26 points read AE or AH. That is half the sample, but it does not mean half the homes sit in a flood zone, and it does not mean Carlton Lakes is Zone X either. Shares are our arithmetic on the 26 points.

What AE and AH mean on inland land

AE and AH sit inside the special flood hazard area: the zone with a 1 percent chance of flooding in any year. A lender with a federally related loan requires flood cover on a building there. AH describes shallow ponding, as a rule 1 to 3 feet.

The community sits inland, east of Livingston Road, so these readings reflect rainfall and drainage ponding rather than Gulf surge. That is our inference, not a published finding. The lakes and preserve tracts are part of the drainage system, so the questions about who maintains them, raised in the amenities section, matter here too. X shaded and X unshaded fall outside the special flood hazard area, where flood cover is optional federally unless the lender asks, but it is still sold.

The 2012 panel and the preliminary countywide map

Panel 12021C0211H, effective May 16, 2012, is the map in force for the Carlton Lakes sample. The county opened an appeal period on a preliminary countywide map on August 19, 2026 and targets summer 2027 for it, per the county's August 2026 release. A preliminary map is not effective, so lenders use the map in force on the day of the determination.

We found no measurement of what the preliminary map does to Carlton Lakes, so this page claims no change. If the map changes, the effect would reach a lender's flood determination and possibly a buyer's quote. Ask the lender which map applies on your closing date, and ask your agent how a later map could affect the policy.

Flood insurance for a condominium and for a house

In a condominium, the association may carry a flood policy on the building, usually an NFIP Residential Condominium Building Association Policy up to $250,000 per unit, or a private policy. Whether any Carlton Lakes association carries flood is not documented in what we could read. An HO-6 does not pay flood, so a unit owner buys contents cover where the building policy leaves a gap.

A house owner buys flood from the NFIP or a private carrier. NFIP's Risk Rating 2.0 prices a policy from the building's own features, for new policies from October 1, 2021 and renewals from April 1, 2022, and most annual increases are capped at 18 percent, excluding surcharges and fees. NFIP's authority has lapsed twice since October 2025, and existing policies stayed in force while new policies and renewals could pause. Quote early, and ask for a written quote.

Elevation certificates and the lender's determination

An elevation certificate records a building's elevation against the flood map, and it settles the actual rating. Ask the seller or the neighborhood association whether one exists for the building or house. Where none exists, ask your agent and the lender how one is obtained; we found no published price for one.

The lender's flood determination for the exact property governs whether flood cover is required. A sample cannot answer that, and neither can this page. Check each building's or house's flood zone and elevation certificate, ask your agent for a quote while you are still inside the contract's inspection period, and keep the determination with your closing file. Our agents can walk through the quote with you.

The seller flood disclosure

Florida law, section 689.302, requires sellers to give buyers a written flood disclosure at or before contract. It asks whether the seller filed a flood insurance claim, whether federal flood assistance was received and whether the seller knows of flood damage. Florida Realtors reported the requirement in force since October 1, 2024, and a 2025 law, chapter 2025-166, expanded it.

The disclosure covers what the seller knows and has done, so it does not replace the flood zone, the elevation certificate or the lender's determination. Ask for the written form on the day you see the home, and read it beside the building's insurance history. A seller who answers yes to a claim should be asked for the repair records that followed.

How have hurricanes affected Carlton Lakes in Naples?

We found no public report naming Carlton Lakes in Naples for Irma (2017), Ian (2022), Helene or Milton (2024). The regional record is about coastal surge west of US 41 and about wind, trees and power inland. Ask the seller and the association for claim, repair and assessment history, because silence in public reports is not proof of anything.

The association's site closes its notices to automated reads, so we did not read them. What follows is regional, dated and attributed, and none of it names Carlton Lakes. No figure here is a damage claim about this community.

What the public record shows

Public sources on these storms describe the coast and the county, not individual communities. We searched for a notice, a special assessment letter or a news item naming Carlton Lakes for each storm and found none. That is an absence of data we could reach, not a statement that nothing happened.

The most useful record for a buyer is the seller's own history: claims filed, repairs made, and any storm assessment the association levied. A condominium owner can also ask the neighborhood association for its minutes after each storm. This page makes no damage claim and does not say the community was spared, because the record we found does not support either statement.

Irma (2017) inland

Irma struck Collier County on September 10, 2017. The inland record is about wind, trees and power rather than surge. We print no wind speed, outage count or damage total, because the figures we found came from search summaries of pages we did not open.

For a Carlton Lakes buyer the practical questions are older ones: the age of the roof, the shutters or impact protection on windows and doors, and whether the neighborhood association assessed owners after the storm. A building with a 1996 to 2005 residence year was already standing, so a seller of a home from that period may hold a long history. Ask for it.

Ian (2022)

Ian reached Southwest Florida on September 28, 2022. Naples saw surge up to about 9 feet on the coast, per a city official quoted by NPR on September 29, 2022. That is a coastal figure, west of Carlton Lakes, and it describes a different water source than the rainfall ponding that the FEMA readings here suggest.

We found no source that places a measured surge or a flooding event at Carlton Lakes. Ask about any water in a building, any claim and any insurer response. If you are buying a condominium, ask whether the association raised a special assessment after Ian and whether any building work was funded by one. The answers belong in your file with the elevation certificate and the master policy page.

Helene and Milton (2024)

Two storms in 2024 brought water to the coast. The Naples Bay gauge peaked at 4.02 feet above mean higher high water in Helene and 5.08 feet in Milton, as reported at the time. Those readings describe the bay, not the interior of North Naples.

They are regional context, attributed and dated, and they are not Carlton Lakes readings. A buyer comparing the community with a coastal address will notice the difference between surge-driven risk, which the coast carries, and the rainfall and drainage question that the FEMA readings raise here. Neither replaces the lender's flood determination or an insurance quote for the exact home.

Evacuation Zone D and questions to ask the association

The county's evacuation layer put 5500 Carlton Lakes Blvd, the clubhouse address, in Zone D on October 21, 2026. An evacuation zone is not a FEMA flood zone, and zones can vary by building, so look up your exact address on the county's lookup before each season.

Put these questions to the seller and the association: What claims were filed after each storm? What repairs followed, and who paid? Were any special assessments levied for storm work, and for what? What does the master policy's named-storm deductible cost owners if it is triggered? Our agents will gather the answers with you, and the same list belongs in the documents you request before an offer.

How does Carlton Lakes in Naples compare with Sterling Oaks?

Carlton Lakes in Naples recorded 33 qualified home sales at a $455,000 median in the 12 months to August 31, 2026, against 25 at $485,000 in Sterling Oaks, the neighbor in the same ZIP that also mixes houses and condominiums. Both pay a 9.3696 total millage. Data updated: October 2026.

Sterling Oaks and Carlton Lakes are both gated communities in ZIP 34110 with no golf course, so the useful differences are the product mix of each sale set, the amenities each association lists, what each publishes about money, and the leasing rule. Every county figure below comes from one window, and each cell that no public page answers says so.

Question	Carlton Lakes	Sterling Oaks
County sales, 12 months to August 31, 2026	33 at $455,000, from $275,000 to $825,000	25 at $485,000, from $270,000 to $700,000
Houses	9 at $785,000, from $555,000 to $825,000	14 at $557,500, from $467,500 to $700,000
Condominiums	24 at $397,500, from $275,000 to $560,000	11 at $316,000, from $270,000 to $422,000
Prior 12 months, all homes	38 at $463,750	42 at $476,950
Share of sales that were houses	9 of 33	14 of 25
Total millage, 2026	9.3696	9.3696
Gate wording	"245-acre gated community"	Gated, with a master-owned gatehouse
Amenity headline	Clubhouse, fitness center, pool and spa, four lighted clay tennis courts, two lighted bocce courts, basketball, playground	12 tennis courts, clubhouse, fitness center, pool, cabana, bocce, dining room
Master dues published	No	No
Capital contribution at purchase	Resale Capital Assessment set by the Board; no figure published	$6,500 (house) or $6,000 (condominium or coach home), plus a $300 administrative fee
Master leasing floor	No lease under 30 consecutive days	Not captured on our page

Source: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, window ending August 31, 2026; the Carlton Lakes association's site as it stated when read October 21, 2026; the Sterling Oaks club's Sales Packet updated October 2024 and its amenity pages as carried on our Sterling Oaks guide. Where a median rests on an even count, such as Sterling Oaks's 14 house sales and Carlton Lakes' 24 condominium sales, it is the midpoint of the two middle sales.

Price, by houses and condominiums

The all-homes medians sit $30,000 apart, with Carlton Lakes at $455,000 and Sterling Oaks at $485,000, a gap of 6.2 percent. The difference comes from the mix: houses were 14 of Sterling Oaks's 25 sales and 9 of Carlton Lakes' 33, and a house sells for far more than a condominium in both places.

Compared by product, Carlton Lakes is higher. Its 9 house sales had a $785,000 median, $227,500 or 40.8 percent above Sterling Oaks's $557,500, and its 24 condominium and villa sales had a $397,500 median, $81,500 or 25.8 percent above Sterling Oaks's $316,000 on 11. The prior 12 months also left Carlton Lakes lower on the all-homes figure: $463,750 on 38 sales in Carlton Lakes against $476,950 on 42, a gap of $13,200 or 2.8 percent.

Product mix and age

Carlton Lakes' county roll counts 800 homes: 170 single-family houses and 630 condominium-coded units, built 1996 to 2005, of which 564 condominium units sit in 102 low-rise building addresses of four or eight units and 66 are Villas I units. Our Sterling Oaks guide describes 10 neighborhoods and 13 condominium associations.

We print no Sterling Oaks home count here, because the county roll's match for that name and the club's own documents give different totals. Compare the product by sale set instead, as the table does, and read each community's guide for its neighborhoods and build years.

Amenities

Carlton Lakes' association lists one clubhouse campus with a multi-function room, lending library and screened lanai, a fitness center, a large community pool and spa, four lighted clay tennis courts, two lighted bocce courts, a basketball court and a playground, as its site stated when read October 21, 2026. It also lists 16 lakes and 55 acres of natural preserves.

Sterling Oaks's pages list 12 tennis courts, a clubhouse, fitness center, pool, cabana, bocce courts and a dining room. The two lists differ most in tennis, 12 courts against four, and in the clay surface that Carlton Lakes names. Neither community has a golf course, so golf does not separate them.

Dues transparency and one-time fees

Neither association publishes its master dues where we could read them. For Carlton Lakes, the "CLM Approved Budget 2026" and "CLM Financials 2025-12" links on the association's realtors page did not open when read October 21, 2026, so the page prints no figure. Ask the seller and the neighborhood association in writing for the current master and neighborhood budgets before you write an offer.

At purchase, Sterling Oaks's Sales Packet, updated October 2024, lists a $6,500 capital contribution for a house or $6,000 for a condominium or coach home, plus a $300 administrative fee. Carlton Lakes' declaration, section 11.11, sets a Resale Capital Assessment as determined by the Board at a uniform rate, due at closing, so ask for the current amount in writing.

Leasing

Carlton Lakes' master declaration, section 7.19, allows no lease for fewer than 30 consecutive days, and no lease may begin sooner than 30 days after the last one began. The neighborhood associations may be stricter, so read your neighborhood's documents before buying to rent.

We did not capture a Sterling Oaks leasing minimum for this page; its Rules and Regulations are the document to read. Do not infer one community's rule from the other's.

How does Carlton Lakes in Naples compare with Island Walk, Village Walk, Huntington Lakes, Saturnia Lakes, Tarpon Cove and Bay Forest?

Carlton Lakes in Naples had a $455,000 county median on 33 sales in the 12 months to August 31, 2026, between Bay Forest's $355,000 and Island Walk's $520,000, and well below Saturnia Lakes at $815,000. Gate, age, size and rules separate these communities more than one price does. Data updated: October 2026.

Every community in this comparison has no golf course. Each row uses the same county roll and window, and where a median rests on an even count, such as Huntington Lakes's 36 sales, it is the midpoint of the two middle sales. Millage areas differ, so the tax column is not like for like.

Community	ZIP	Homes on the roll	Residence years	12-month sales	Prior 12 months	Turnover	Roll median tax, 2026	Total mills
Carlton Lakes	34110	800	1996 to 2005	33 at $455,000	38 at $463,750	4.1 percent	$3,032	9.3696
Island Walk	34119	1,856	1998 to 2004	111 at $520,000	71 at $600,000	6.0 percent	$4,300	10.3696
Village Walk	34109	849	1995 to 1998	47 at $505,000	30 at $641,000	5.5 percent	$3,981	9.3696
Huntington Lakes	34119	648	1995 to 2001	36 at $322,950	23 at $345,000	5.6 percent	$2,371	9.3696
Saturnia Lakes	34119	580	2001 to 2006	27 at $815,000	33 at $785,000	4.7 percent	$4,973	10.3696
Tarpon Cove	34110	365	1997 to 2000	15 at $440,000	17 at $490,000	4.1 percent	$3,102	9.3696
Bay Forest	34110	629	1984 to 2001	19 at $355,000	18 at $341,750	3.0 percent	$2,346	9.3696

Source: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, window ending August 31, 2026, computed by script October 31, 2026. The roll median tax is what current owners pay, not a buyer's first-year bill. Carlton Lakes is the only community in the table with both a house tier and a condominium tier inside one gate of about 800 homes.

Island Walk

Island Walk in ZIP 34119 has 1,856 homes on the county roll, all coded single-family, built 1998 to 2004, and recorded 111 sales at a $520,000 median, $65,000 or 14.3 percent above Carlton Lakes. It turned over 6.0 percent of its homes against 4.1 percent here, and it sits in millage area 36, at 10.3696 mills.

Our Island Walk guide describes a gate off Vanderbilt Beach Road, a town center with two pools, a fitness center, seven tennis courts, bocce, croquet and lawn bowling, and a $1,500 capital contribution. It requires leases of at least four months and bars short-term rental platforms under a Board rule of September 9, 2026, so its leasing rule is stricter than Carlton Lakes' 30-day master floor.

Village Walk

Village Walk in ZIP 34109 has 849 homes on the roll built 1995 to 1998, all coded single-family, and recorded 47 sales at a $505,000 median, $50,000 or 11.0 percent above Carlton Lakes. Its prior-12-month median was $641,000 on 30 sales, which is higher than Carlton Lakes' $463,750 on 38.

It is a single-association community. Its published quarterly dues, effective July 1, 2026, are $1,722.58, $1,766.99 or $1,833.61 by plan, and its Board approves each buyer on an application filed at least 20 days before closing, for a $125 processing fee plus $25 per applicant. Leases run at least four months and no more than a year, up to three a calendar year. Carlton Lakes publishes no dues and asks for no master approval.

Huntington Lakes

Huntington Lakes in ZIP 34119 is a condominium price peer for the lower half of Carlton Lakes. Its 648 condominium units, built 1995 to 2001, recorded 36 sales at a $322,950 median, which is $74,550 below Carlton Lakes' condominium median of $397,500 on 24 sales and $132,050 or 29.0 percent below the all-homes median.

Our Huntington Lakes guide describes one clubhouse campus with three pools and a spa, tennis courts, bocce and a loop of about two miles. It prints no association dues, because the fee fields in listings are not association figures. The two communities share a 9.3696 millage, so the tax comparison is like for like.

Saturnia Lakes

Saturnia Lakes in ZIP 34119 is a house price peer for the Homeowners lots and Waverly Green. Its 580 houses, built 2001 to 2006, recorded 27 sales at an $815,000 median, which is $30,000 above the $785,000 median of Carlton Lakes' 9 house sales, though Carlton Lakes' houses ran from $555,000 to $825,000.

Saturnia Lakes sits in millage area 36, at 10.3696 mills, and its roll median tax is $4,973 against $3,032 here. Our Saturnia Lakes guide says no association website, budget or manager could be confirmed, and that listings describe a gate. Treat its amenities and dues as unconfirmed until the association answers in writing.

Tarpon Cove

Tarpon Cove in ZIP 34110 has 365 homes, 296 condominium units and 69 villas built 1997 to 2000, and recorded 15 sales at a $440,000 median, $15,000 or 3.3 percent below Carlton Lakes. Its prior 12 months held 17 sales at $490,000, above Carlton Lakes' $463,750.

Tarpon Cove publishes dated master dues: its 2026 approved budget was $3,961 a year per condominium unit, with each village adding its own share, as our Tarpon Cove guide carries it. Its pages list three pools and a community center. Carlton Lakes publishes no dues where we could read them, which is a difference in what is public, not a measured difference in what owners pay.

Bay Forest

Bay Forest in ZIP 34110 has 629 condominium homes in 16 county groups, built 1984 to 2001, and recorded 19 sales at a $355,000 median, $100,000 or 22.0 percent below Carlton Lakes' all-homes median, and about $42,500 below its condominium median of $397,500. It turns over 3.0 percent of its homes a year against 4.1 percent here.

Our Bay Forest guide describes eight pool complexes, three tennis courts, four bocce courts and a 2,500-foot boardwalk, and says Bay Forest does not publish its dues on public pages. It has no house tier, and every Bay Forest building is older than anything at Carlton Lakes, so the roof, window and electrical questions differ.

How to compare total monthly cost

Compare principal and interest, tax and dues together, because principal and interest is the only part every community lets you compute. At Freddie Mac's 7.24 percent rate on October 29, 2026 and 20 percent down, each community's median price costs the following in principal and interest, before tax, insurance and flood cover.

Community and median	Loan at 80 percent	Principal and interest at 7.24 percent	Association dues
Carlton Lakes, $455,000	$364,000	$2,480.65	Ask the associations (not published)
Island Walk, $520,000	$416,000	$2,835.03	Budget published; no per-home figure
Village Walk, $505,000	$404,000	$2,753.25	$1,722.58 to $1,833.61 a quarter by plan
Huntington Lakes, $322,950	$258,360	$1,760.72	Not stated
Saturnia Lakes, $815,000	$652,000	$4,443.37	Not found
Tarpon Cove, $440,000	$352,000	$2,398.87	$3,961 a year per condominium unit, master share
Bay Forest, $355,000	$284,000	$1,935.45	Not published

Example only, not a quote; each loan is below $832,750, the 2026 conforming loan limit for Collier County. Carlton Lakes' payment is $81.78 above Tarpon Cove's, $545.20 above Bay Forest's and $719.93 above Huntington Lakes's, and $354.38 below Island Walk's, $272.60 below Village Walk's and $1,962.72 below Saturnia Lakes's, before dues, millage differences and insurance. A dues quote is half the answer, so ask for it in writing for each home you compare.

Which Carlton Lakes is this? Name traps for Carlton Lakes in Naples

Carlton Lakes in Naples means the gated community of 800 homes in ZIP 34110, with homes on 15 streets east of Livingston Road and north of Immokalee Road. Similar names belong to other places, and the MLS spells several of its own neighborhoods differently, so a name typed into a portal does not prove an address belongs here.

Name or label	What it is	Part of Carlton Lakes in Naples?	How to tell
Carlton Lakes, North Naples, ZIP 34110	The community this page covers: 800 homes	Yes	One of the 15 streets below, ZIP 34110
Carlton Place	A separate 28-unit condominium in ZIP 34108	No	ZIP 34108
The Carlton at Park Forest	A different place that shares part of the name	No	Not on a Carlton Lakes street
Ritz-Carlton properties	Properties that share part of the name	No	Not on a Carlton Lakes street
"Carlton Lakes CDD" search result	A community development district site for a different place	No	Carlton Lakes in Naples has no CDD
Lakeview at Carlton Lakes	The MLS label for the Lakeview I to VII groups	Yes	Deerfield Way or Cedar Springs Drive
Edgewater at Carlton Lakes and Edgewater Condo	Two MLS labels for the same Cobble Creek Court buildings	Yes	Cobble Creek Court
Jasmine Point	The listing-agent spelling of Jasmine Pointe	Yes	Sherborn Drive
Lexington	The listing-agent label for Lexington Court	Yes	Lexington Court
Carlton Lakes, as a bare MLS label	Covers both the houses and the Villas I units	Yes	Highwood Park Lane or Court, Ashwood Lane, Manchester Place, Waverly Green Way or Northridge Drive

Carlton Place, The Carlton at Park Forest and Ritz-Carlton properties

Carlton Place is a separate 28-unit condominium in ZIP 34108, which is a different ZIP from Carlton Lakes' 34110. The Carlton at Park Forest is another place and is not part of this community. No Ritz-Carlton property is related to Carlton Lakes either. Check the street and ZIP on any listing that uses a similar name before you read its price.

The Carlton Lakes CDD search result

A search for Carlton Lakes can return a site titled for a community development district. That is a different place. Carlton Lakes in Naples has no CDD: the county's district layer showed none intersecting the Carlton Lakes planned development on October 21, 2026, and the 2026 roll carries only $269.77 or $0.00 as a non-ad valorem charge. Confirm the line on the actual tax notice.

Also treat a real estate site at a similar address as a broker's page, not the association's. The master association is Carlton Lakes Master Association, Inc., and its address is 5500 Carlton Lakes Blvd.

The neighborhood names the MLS uses

The Southwest Florida MLS filed 33 Carlton Lakes closings from September 3, 2025 to September 3, 2026 under ten subdivision labels: "Carlton Lakes" (12, which covers 9 houses and 3 Northridge Drive villas), "Lakeview at Carlton Lakes" (9), "Cypress Pointe at Carlton Lakes" (3), "Edgewater at Carlton Lakes" (2), "Edgewater Condo" (1), "Osprey Isle" (2), and one each for "Ibis Pointe", "Spoonbill Cove", "Jasmine Point" and "Lexington".

Names such as Lexington, Osprey Isle and Spoonbill Cove can exist elsewhere in a feed, which is why the live searches on this page also use a map box around the community. A buyer who searches a label alone should check the street and ZIP before reading a price.

How to check an address

Start with the street and the ZIP. The county roll places Carlton Lakes' 800 homes on 15 streets in ZIP 34110, and the group name on the roll tells you which neighborhood a home belongs to.

Street	Homes	County group
Cedar Springs Drive	144	Lakeview III to VII
Northridge Drive	66	Villas I
Birmingham Drive	64	Ibis Pointe I to III
Worthington Lane	64	Osprey Isle I and II
Andover Drive	60	Cypress Pointe I to III
Cobble Creek Court	56	Edgewater I and II
Deerfield Way	48	Lakeview I and II
Northboro Drive	48	Spoonbill Cove I and II
Sherborn Drive	40	Jasmine Pointe I to III
Lexington Court	40	Lexington Court I to III
Waverly Green Way	49	Waverly Green houses
Highwood Park Lane and Court, Ashwood Lane, Manchester Place	121	Carlton Lakes Homeowners lots, houses

Source: Collier County Property Appraiser public data files, 2026 certified roll, computed by script October 31, 2026. Carlton Lakes Boulevard carries the master association's tracts and no homes. The roll also lists 19 non-residential tracts, 11 of them owned by the master association, including the clubhouse parcel at 5500 Carlton Lakes Blvd.

What schools, services and roads are near Carlton Lakes in Naples?

Carlton Lakes in Naples is zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for the two addresses the district lookup checked on October 21, 2026, and each school holds a state grade of A for 2025-26. I-75 Exit 111 is about 1.9 road miles from inside the community.

How distances were measured

Road miles run from a point on Carlton Lakes Boulevard inside the community, not from the gate, using the OSRM public router on OpenStreetMap data, with routes run October 31, 2026. Each is a free-flow estimate, longer in season and on I-75 work days, so add about half a mile to measure from the gate. Carlton Lakes Boulevard meets Livingston Road after about 0.45 mile, and Immokalee Road is about 0.8 mile south on Livingston Road.

I-75 Exit 111 is about 0.7 mile in a straight line and about 1.9 road miles, 5 minutes, from that point. The association describes the community as just off I-75.

Zoned public schools

Collier County Public Schools' address lookup, as read October 21, 2026 for the 2026-27 school year, assigned both 5500 Carlton Lakes Blvd and 6116 Highwood Park Ln to the three schools below. We did not test the other 13 streets, so confirm any address, including Northridge Drive and Waverly Green Way, in the district's Interactive Zoning Tool.

School	Address	2022	2023	2024	2025	2026
Veterans Memorial Elementary	15960 Veterans Memorial Blvd	A	A	A	A	A
North Naples Middle	16165 Learning Ln	A	A	A	A	A
Aubrey Rogers High	15100 Patriot Pl	none listed	none listed	A	A	A

The district reported an A for itself for the ninth consecutive year. North Naples Middle earned 85 percent of available points in 2025-26 and Aubrey Rogers High 75 percent. Aubrey Rogers opened in August 2023, so it has grades for 2024 to 2026 only, and it became the zoned high school for this part of 34110 effective 2023-24, in place of Gulf Coast High. Older listing copy may still name the earlier school. A grade describes a school, not a home or a street, and we print no drive times to the schools.

Fire, EMS and county services

Fire protection comes from the North Collier Fire Control and Rescue District, which levies 1.0000 mill inside the 1.3257 mills of other districts on the 2026 roll for this area. Which station answers a call is a dispatch decision, so this page prints no station and no response time. Collier County Emergency Medical Services reported 25 stations, 26 full-time ground ambulances and more than 48,000 emergency calls a year on a county page read October 30, 2026.

Carlton Lakes is in unincorporated Collier County and is served by the Collier County Sheriff's Office. The county's residential solid waste assessment for fiscal 2027 is $269.77 per unit, up $7.86 from $261.91, and it matches the line the roll carries on 576 of the 800 homes. Why 224 homes show $0.00 is not explained in anything we read, so ask the association how trash is billed for that building.

Utilities: confirm at closing

We could not verify which companies provide water, sewer and electric service at Carlton Lakes, and no document we read names a trash hauler. Confirm each provider with the seller at closing, and ask for a recent bill. Do not rely on a listing or a neighboring community's page for it.

The I-75 and Immokalee Road interchange

FDOT's I-75 widening project, 452544-1, from Golden Gate Parkway to Alico Road, includes a new diverging diamond interchange at Immokalee Road, Exit 111. Its page lists the phase as construction with a start in mid 2026. FDOT's separate study page for the interchange, 454099-1, anticipates construction in early 2027, so FDOT's pages give different timing.

Exit 111 is the interchange nearest Carlton Lakes, about 0.7 mile in a straight line. No construction project we found is on Carlton Lakes' own streets, but your drive to the highway runs through this corridor during any work. We print no project cost, because published outlets conflict.

The Livingston Road flyover

Collier County's Board of County Commissioners awarded a $7,594,351.10 design contract on July 28, 2026 for a flyover carrying Livingston Road over Immokalee Road, as Gulfshore Business reported. The design runs about 30 months, construction comes after the I-75 interchange, the county's overall horizon is five to six years, and the total estimate is $111 million. No construction start date is set.

Livingston Road is the community's western edge, and Carlton Lakes Boulevard meets it, so this is the buyer's own corridor. FDOT's Livingston FPL Trail Extension, 447514-1, is a study of 11.5 miles, not construction, with no funding or construction date published.

Sterling Oaks, Island Walk and Huntington Lakes as neighbors

Sterling Oaks is the 34110 neighbor with houses and condominiums, covered above and in its own guide. Island Walk is the larger gated community in ZIP 34119, with a different millage area. Huntington Lakes is the 34119 condominium community, with the same 9.3696 millage as Carlton Lakes.

Frequently Asked Questions about Carlton Lakes Naples FL homes for sale

Carlton Lakes Naples FL homes for sale are 170 houses and 630 condominium-coded units in a gated community of 800 homes in North Naples, ZIP 34110, built 1996 to 2005. Buyers ask the questions below most often, and each answer draws on county, MLS, district, state and association records. Data updated: October 2026.

Where is Carlton Lakes in Naples?

Carlton Lakes is a gated community in North Naples, unincorporated Collier County, ZIP 34110, east of Livingston Road and north of Immokalee Road. The association's address is 5500 Carlton Lakes Blvd, and it describes the community as just off I-75. I-75 Exit 111 is about 1.9 road miles away, a free-flow estimate from inside the community.

How many homes are in Carlton Lakes, Naples?

The 2026 certified Collier roll shows 819 parcels on the 15 Carlton Lakes streets in ZIP 34110: 800 homes and 19 non-residential tracts. The homes are 170 single-family houses and 630 condominium-coded units. That matches the association's own count of 800 single and multi-family residences, as its site stated when read October 21, 2026.

Are there single-family homes in Carlton Lakes?

Yes. The county roll counts 170 single-family houses in Carlton Lakes: 121 on Highwood Park Lane and Court, Ashwood Lane and Manchester Place, in the Carlton Lakes Homeowners lots, and 49 on Waverly Green Way. Collier County recorded 9 qualified house sales in the 12 months to August 31, 2026, at a $785,000 median.

What do Carlton Lakes homes sell for?

Collier County recorded 33 qualified home sales in Carlton Lakes in the 12 months to August 31, 2026, at a $455,000 median, from $275,000 to $825,000. That figure blends two markets: 9 houses at $785,000 and 24 condominiums and villas at $397,500, the midpoint of the two middle sales. Read the tier you are buying.

What do Carlton Lakes condos sell for?

Collier County recorded 24 qualified condominium sales in Carlton Lakes in the 12 months to August 31, 2026, at a $397,500 median, the midpoint of the two middle sales, from $275,000 to $560,000. The prior 12 months held 33 at $415,000. Eight-unit buildings had 13 sales at $315,000, and four-unit buildings 7 at $455,000.

What is the price per square foot in Carlton Lakes?

In Southwest Florida MLS closings from September 3, 2025 to September 3, 2026, Carlton Lakes' 33 sales had a median of $267 per living square foot, as entered by listing agents, from $187 to $402. Split by street, houses ran $331 and condominiums or villas $239. The MLS is the only size source this page uses.

How long do Carlton Lakes homes take to sell?

The Southwest Florida MLS shows a median of 46 days on market for Carlton Lakes' 33 closings from September 3, 2025 to September 3, 2026, from 0 to 273 days. Houses had a median of 19 days and condominiums or villas 49.5. The median sale-to-list ratio was 96.2 percent, and 30 of 33 sold below the last list price.

When was Carlton Lakes built?

The county roll shows residence years from 1996 to 2005 for Carlton Lakes' 800 homes, with a median of 2001. Lakeview I is the first group, at 1996 to 1997, and Lexington Court III and the last Waverly Green houses are the last, in 2005. A residence year is the county's structure year, not a permit date.

Who developed Carlton Lakes?

No public record we could read names the developer of Carlton Lakes, and we print no builder name for that reason. The original declaration was recorded May 23, 1996, in Official Records Book 2187, Page 586, according to the declaration text read October 21, 2026, and it names the declarant. Ask the title company for a copy.

What neighborhoods are in Carlton Lakes?

The county roll sorts the homes into Lakeview I to VII (192 units), Edgewater I and II (56), Osprey Isle I and II (64), Cypress Pointe I to III (60), Ibis Pointe I to III (64), Spoonbill Cove I and II (48), Jasmine Pointe I to III (40), Lexington Court I to III (40), Villas I (66) and 170 houses.

What is Lakeview at Carlton Lakes?

Lakeview at Carlton Lakes is the MLS label for the Lakeview buildings, which the county roll records as Lakeview I to VII: 192 units in 24 building addresses on Deerfield Way and Cedar Springs Drive, with residence years 1996 to 2000. Collier County recorded 8 qualified Lakeview sales in the 12 months to August 31, 2026, at a $315,000 median.

How big are Carlton Lakes condos?

Southwest Florida MLS closings from September 3, 2025 to September 3, 2026 list Carlton Lakes condominium and villa living areas of 1,202 to 1,928 square feet, as entered by listing agents. Plans were two bedrooms and two baths in 9 sales, two bedrooms plus a den in 10 and three bedrooms in 5, and every one had 2 baths.

Are the Carlton Lakes condominium buildings two stories?

Neither the county roll nor the association publishes a story count. MLS unit numbers whose first digit is 1 or 2 point to two floors, which is our inference from listing data and not a published fact. Confirm the story count with the neighborhood association, because it decides whether milestone inspection and reserve study rules reach that building.

What are Carlton Lakes HOA fees?

Neither the Carlton Lakes master association nor the neighborhood associations publish their dues publicly; ask the seller and the neighborhood association in writing for the current master and neighborhood budgets before you write an offer. The "CLM Approved Budget 2026" and "CLM Financials 2025-12" links on the association's realtors page did not open when read October 21, 2026.

Is there a resale or capital fee when buying in Carlton Lakes?

Yes. The declaration, section 11.11, provides a Resale Capital Assessment set as determined by the Board, at a uniform rate and due at closing. We print no amount because none is published, so ask for the current figure in writing. Add the estoppel fee, which Florida law caps, and the neighborhood association's application fee, whose amount is also not published.

Do I need association approval to buy in Carlton Lakes?

The association's realtors page says "There is no application required by the Master Association," and that an application "is required by the relevant local association," as its site stated when read October 21, 2026. So approval runs through the neighborhood association for the building or lot you are buying. Ask that association for its form, timeline and fee.

Is Carlton Lakes gated?

The association's site calls Carlton Lakes a "245-acre gated community," as it stated when read October 21, 2026, and names contractors that maintain the entry gates and cameras. Whether the gate is staffed is not stated in anything we read. Ask the master association how guests, vendors and tenants are admitted before you rely on any arrangement.

Does Carlton Lakes have a golf course?

No. Carlton Lakes has no golf course, and the association points residents to "numerous public golf courses" nearby. Valencia Golf and Country Club offers public tee times on its own site, so check access with the course. Sterling Oaks, Island Walk, Village Walk, Tarpon Cove, Bay Forest and Huntington Lakes have no golf course either.

What amenities does Carlton Lakes have?

The association lists a clubhouse with a multi-function room, library and screened lanai, a fitness center, a large pool and spa, four lighted clay tennis courts, two lighted bocce courts, a basketball court, a playground, 16 lakes and 55 acres of preserves, as its site stated when read October 21, 2026. Hours and guest rules are not published.

Is Carlton Lakes a 55+ community?

We found no age-restriction language in the posted declaration text, as read October 21, 2026. That is not a statement either way, so check the recorded documents before you rely on any reading. Ask the master association and your neighborhood association in writing, and ask the title company for the recorded declaration for the home you are considering.

Can you rent out a Carlton Lakes home?

The master declaration, section 7.19, allows no lease for fewer than 30 consecutive days, and no lease may begin sooner than 30 days after the last lease began. Neighborhood associations may be stricter, so read your neighborhood's documents before buying to rent. By comparison, Island Walk and Village Walk each require leases of at least four months.

What are property taxes in Carlton Lakes, Naples?

Carlton Lakes sits in millage area 155, which totaled 9.3696 mills for 2026, about $9.37 per $1,000 of taxable value, with no municipal levy. If a home were assessed at $455,000, our first-year illustration is $4,263.17, or $355.26 a month, and $3,890.99 with homestead, before the $269.77 line where the roll carries it. The November notice controls.

Does Carlton Lakes have a CDD?

No. The county's district layer showed no community development district intersecting the Carlton Lakes planned development on October 21, 2026, and the 2026 roll carries only $269.77 or $0.00 as a non-ad valorem charge. The $269.77 matches the county's solid waste assessment and appears on 576 of 800 homes. A search result titled Carlton Lakes CDD is a different place.

Is Carlton Lakes in a flood zone?

It depends on the home. A 26-point sample of FEMA's flood layer inside the community, read October 21, 2026, showed AE at 6 points, AH at 7, shaded Zone X at 4 and unshaded Zone X at 9, so 13 of 26 read AE or AH. Points are not homes; check each home's flood zone and elevation certificate.

What evacuation zone is Carlton Lakes in?

The county's evacuation layer put the address 5500 Carlton Lakes Blvd in Zone D on October 21, 2026. Look up your exact address on Collier County's evacuation lookup, because the zone can vary by building. An evacuation zone is not a FEMA flood zone, and a home can have one without the other.

What schools serve Carlton Lakes, Naples?

For the two addresses the district lookup checked on October 21, 2026, Collier County Public Schools assigned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-27, and each holds a state grade of A for 2025-26. Assignment can differ by address, so confirm yours in the district's Interactive Zoning Tool.

How far is Carlton Lakes from the beach?

Carlton Lakes has no beach of its own. Vanderbilt Beach is about 7.1 road miles and 14 minutes from inside the community, and Naples Pier about 15.8 miles and 27 minutes, as free-flow router estimates that run longer in season. The county's Vanderbilt Beach park lists a "$10 Pay to Park" for visitors without a resident permit.

How does Carlton Lakes compare with Sterling Oaks?

For the 12 months to August 31, 2026, Collier County recorded 33 sales at a $455,000 median in Carlton Lakes and 25 at $485,000 in Sterling Oaks. Carlton Lakes' houses had a $785,000 median on 9 sales against $557,500 on 14, and neither association publishes its master dues.

What road projects are planned near Carlton Lakes?

FDOT's I-75 widening includes a new diverging diamond interchange at Immokalee Road, Exit 111, listed as construction from mid 2026, though FDOT's pages differ on timing. Collier County awarded a $7,594,351.10 design contract on July 28, 2026 for a Livingston Road flyover at Immokalee Road. Its construction start date is not set.

How do I see Carlton Lakes Naples homes for sale?

Open the live Carlton Lakes Naples homes for sale search, which uses the MLS labels for Carlton Lakes' neighborhoods inside a map box around the community. Few homes are listed at once, because 33 of 800 homes sold in 12 months, a turnover of 4.1 percent. Or call Domain Realty Group at 239-441-2816.

Talk to a Domain Realty Group Carlton Lakes specialist

Domain Realty Group shows Carlton Lakes houses, villas and condominiums to buyers from our Naples office on Galleria Court, using the 33 qualified Carlton Lakes home sales we tracked in the county record for the 12 months to August 31, 2026. Call 239-441-2816. Data updated: October 2026.

Ready to see Carlton Lakes homes?

Start with your price range and the neighborhood, and with what must be settled before an offer: the neighborhood association's budget and the master share, the Resale Capital Assessment, the building's or house's flood zone and elevation certificate, and the association's insurance and reserve information. A Domain Realty Group agent can then pull the recorded sales for that neighborhood before you tour. Jesse and Marc's own guide to the community is on the McGreevy and Comisar Carlton Lakes page. Contact us, or call 239-441-2816 to speak with our agents.

For the newest listings, open the Carlton Lakes Naples homes listed in the last 30 days search. Compare the lower-priced condominium tiers with our Naples condos for sale guide, and see current listings across Naples.

Domain Realty Group, Naples office: 9180 Galleria Ct #200, Naples, FL 34109. Phone 239-441-2816.

Thinking of selling a Carlton Lakes home?

Of the 33 qualified Carlton Lakes sales the county recorded in the 12 months to August 31, 2026, 12 closed under $400,000, 13 from $400,000 to $599,999 and 8 at $600,000 or more, so a Lakeview condominium and a Homeowners lots house sit in different tiers. Our home valuation page offers a free valuation, and you can also use the contact page or reach our agents at 239-441-2816.

What our clients say about Domain Realty Group

★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder."

Verified Google review. Michael Gatz, on working with Marc Comisar of Domain Realty Group.

★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team."

Verified Zillow review. mhhade, on working with Marc Comisar of Domain Realty Group.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."

Verified Google review. Christopher Dietz, on working with Marc Comisar of Domain Realty Group.

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About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team based at 9180 Galleria Ct #200 in Naples, with offices in Bonita Springs and Fort Myers, working Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. We tracked the county record of 71 qualified Carlton Lakes home sales over 24 months, and read the county, school district, state, insurer and lender documents, to build this page.

The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from North Naples and Vanderbilt Beach to the city and East Naples.

Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
Bonita Springs and Estero office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
239-441-2816

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Naples homes for sale and communities, all Naples communities, Naples condos for sale and current listings.

Sources

Every figure on this page traces to a source below. County figures come from the Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, with the sales window ending August 31, 2026 and the bundle dated October 27, 2026. Web sources were read October 31, 2026 unless dated, entries marked carried come from an earlier vault read and were not re-requested, and entries marked as search results appeared in search and were not opened.

Association facts for Carlton Lakes were carried from a read of October 21, 2026, because the association's site asks automated readers not to request it. Distances were computed by script from county parcel polygons and by the OSRM public router. Listing portals, brokerage pages, data aggregators and the property appraiser's and clerk's websites are not cited or linked, by policy. The Southwest Florida MLS and the sites that display it are not linked.

Carlton Lakes figures: county records, MLS, rates and market data

1. Collier County Property Appraiser public data files, 2026 certified roll and recorded sales: 819 parcels on the 15 Carlton Lakes streets, 800 homes, residence years 1996 to 2005, bundle dated October 27, 2026
2. Collier County qualified recorded sales for Carlton Lakes: 12 months, prior 12 months, 24 months and 36 months to August 31, 2026, calendar years 2017 to 2026 and 91 repeat-sale pairs, computed by script October 31, 2026
3. Collier County Property Appraiser public data files, 2026 certified roll: millage area 155 at 9.3696, the $269.77 line, roll medians, homestead counts, worked first-year bills, principal and interest and one-time buyer costs, computed by script October 31, 2026
4. Collier County Property Appraiser public data files, 2026 certified roll and recorded sales for the peer sets (Sterling Oaks, Island Walk, Village Walk, Huntington Lakes, Saturnia Lakes, Tarpon Cove and Bay Forest), window ending August 31, 2026, computed by script October 31, 2026
5. Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026: 33 closings under the ten Carlton Lakes subdivision labels
6. Freddie Mac, Primary Mortgage Market Survey, release of October 29, 2026
7. Freddie Mac, Primary Mortgage Market Survey archive for 2025, including the week of October 30, 2025
8. Federal Housing Finance Agency, 2026 conforming loan limits by county (carried)
9. Collier County, FY2027 solid waste rate resolution, $269.77 per residential unit (carried)
10. Florida Realtors, condo financing rules change in 2026, May 12, 2026
11. Google search suggestions and People Also Ask questions for Carlton Lakes Naples queries, pulled October 31, 2026 (question wording only, no page cited)

Carlton Lakes Master Association and the county's planning layers

1. Carlton Lakes Master Association, community home page (carried, read October 21, 2026)
2. Carlton Lakes Master Association, amenities page (carried, read October 21, 2026)
3. Carlton Lakes Master Association, realtors page (carried, read October 21, 2026)
4. Carlton Lakes Master Association, Second Amended and Restated Declaration, posted copy titled for Recording, read October 21, 2026 (carried; cited by title, no link)
5. Collier County GIS planned unit development layer, record CARLTON LAKES, ordinance 99-75, read October 21, 2026 (carried; the service is named in plain text)
6. Collier County GIS community development district layer, queried October 21, 2026 for districts intersecting the Carlton Lakes planned development (carried; named in plain text)
7. FEMA National Flood Hazard Layer, FIRM panel 12021C0211H effective May 16, 2012, 26-point sample inside the community, queried October 21, 2026 (carried; named in plain text)
8. Collier County GIS hurricane evacuation zone layer, queried October 21, 2026 for 5500 Carlton Lakes Blvd (carried; named in plain text)
9. Collier County GIS, planned unit development layer, record CARLTON LAKES, ordinance 99-75 (carried, read October 21, 2026)
10. Collier County GIS, community development district layer (carried, queried October 21, 2026)
11. FEMA National Flood Hazard Layer, flood zone layer used for the 26-point sample (carried)
12. Collier County GIS, hurricane evacuation zone layer (carried, queried October 21, 2026)

Peer communities: our guides and their own pages

1. Domain Realty Group, Sterling Oaks community guide, domainrealtygroup.com/naples/sterling-oaks, read October 31, 2026 (club capital contribution, amenity list and neighborhood counts carried from it)
2. Domain Realty Group, Island Walk community guide, domainrealtygroup.com/naples/island-walk, read October 31, 2026
3. Domain Realty Group, Village Walk community guide, domainrealtygroup.com/naples/village-walk, read October 31, 2026
4. Domain Realty Group, Huntington Lakes community guide, domainrealtygroup.com/naples/huntington-lakes, read October 31, 2026
5. Domain Realty Group, Saturnia Lakes community guide, domainrealtygroup.com/naples/saturnia-lakes, read October 31, 2026
6. Domain Realty Group, Tarpon Cove community guide, domainrealtygroup.com/naples/tarpon-cove, read October 31, 2026
7. Domain Realty Group, Bay Forest community guide, domainrealtygroup.com/naples/bay-forest, read October 31, 2026
8. Island Walk association site (read October 31, 2026)
9. Tarpon Cove Community Association, home page (read October 31, 2026)
10. Tarpon Cove Community Association, owner handbook, June 2026 edition (carried)
11. Tarpon Cove Community Association, declaration and general protective covenants (carried)
12. Tarpon Cove, Bimini 2026 adopted budget (carried)
13. Bay Forest, amenities page (read October 31, 2026)

Location, nearby places, schools, roads and civic services

1. Mercato, home page with address and hours
2. Waterside Shops, home page with address and hours
3. Publix, store listing for Neighborhood Shoppes at Orangetree
4. Gulfshore Business, new Publix at Gateway Shoppes expected to open in mid-2027, June 19, 2026 (carried)
5. Valencia Golf and Country Club, its own guide to public courses near Naples, read October 31, 2026 (named in plain text)
6. Veterans Memorial Elementary School, home page with address (read October 31, 2026)
7. Collier County Public Schools, attendance boundaries page for 2026 to 2027 (carried, read October 30, 2026)
8. Collier County Public Schools, school and district grades page (carried, read October 30, 2026)
9. Collier County Public Schools, 2026 Accountability Brief, 2025-2026 School and District Grades, July 1, 2026 (carried)
10. Collier County Public Schools address lookup for 5500 Carlton Lakes Blvd and 6116 Highwood Park Ln, run October 21, 2026 (carried); the district's Interactive Zoning Tool is named in plain text
11. FDOT District One, I-75 from Golden Gate Parkway to Alico Road, project 452544-1 (carried)
12. FDOT District One, I-75 at Immokalee Road project development study, project 454099-1 (carried)
13. FDOT District One, Livingston FPL Trail Extension, project 447514-1 (carried)
14. Gulfshore Business, Collier approves $7.59 million design contract for the Livingston Road flyover (carried)
15. NCH Healthcare System, Naples locations (carried)
16. Physicians Regional Healthcare System, locations (carried)
17. North Collier Fire Control and Rescue District, named in plain text for the district serving the 2026 millage area (carried; the district's own site was not requested)
18. Collier County Emergency Medical Services page, station and ambulance counts, read October 30, 2026 (carried); named in plain text
19. Collier County Parks and Recreation page for Vanderbilt Beach, "$10 Pay to Park" notice (carried; named in plain text)
20. OSRM public router (OpenStreetMap data), routes run October 31, 2026 from a point on Carlton Lakes Boulevard: a method note for road miles and minutes, not a source for any fact
21. Publix, store listing for Gateway Shoppes at North Bay, shown as coming soon
22. Valencia Golf and Country Club, guide to the best public golf courses near Naples (read October 31, 2026)
23. Collier County Public Schools, address lookup for 5500 Carlton Lakes Blvd (carried, run October 21, 2026)
24. Collier County Public Schools, Interactive Zoning Tool (named for boundary checks)
25. OSRM public router, method note for road miles and minutes

Flood, hurricanes, insurance and condominium law

1. Collier County, Proposed Flood Insurance Rate Map reflects changes to local flood risk, August 2026 (carried)
2. Florida Realtors, new Florida flood disclosure requirements coming, August 29, 2024 (carried)
3. Citizens Property Insurance, flood requirement (carried)
4. News4Jax, Flood insurance will be mandatory for most Citizens property insurance policyholders by 2027, September 16, 2025 (carried)
5. NPR, crews are out in Naples checking for damage after Ian, September 29, 2022 (search result)
6. WGCU, the speed of the Ian surge spawned flooding in the Cocohatchee River area of Naples, October 5, 2022 (carried)
7. Fox Weather, Naples Fire Rescue rescues residents from Hurricane Ian flooding, September 2022 (carried)
8. Gulfshore Business, post-Milton recovery efforts and damage assessments begin in Collier County (carried)
9. Florida Senate, section 553.899, Florida Statutes, milestone inspections (carried)
10. Florida Senate, section 718.116, Florida Statutes, assessments (carried)
11. Florida Senate, section 720.30851, Florida Statutes, estoppel certificates (carried)
12. Fannie Mae Selling Guide, ineligible projects (carried)
13. Fannie Mae Selling Guide, full review process (carried)
14. Freddie Mac Single-Family, condominium unit mortgages (carried)
15. KSN Law, Florida HB 913 requirements for condominium and cooperative associations (carried, law-firm summary)
16. Withum, key changes from Florida House Bill 913 (carried, summary)
17. Johnson Pope, Florida HB 913 guide for 2026 (carried, law-firm summary)
18. Congressional Research Service, National Flood Insurance Program authority (carried)
19. Insurance Journal, NFIP reauthorization, November 13, 2025 (carried)
20. Mondaq, Florida increases flood disclosure requirements for property sales (carried)
21. Florida Senate, section 553.899, Florida Statutes, 2026 edition, milestone inspections (carried)
22. Florida condo milestone inspections and SIRS reports in 2026 (carried, law summary)
23. Community Association Law Alert, Condo 4.0, Florida's latest changes to the Condominium Act, HB 913 (carried, law-firm summary)
24. Lowndes law firm, Florida condo reform bill signed into law, HB 913 (carried, law-firm summary)
25. Falke HOA, Florida HB 913 condo reform guide (carried, summary)
26. Wikipedia, Effects of Hurricane Ian in Florida (search result, background only)
27. Wikipedia, Effects of Hurricane Irma in Florida (search result, background only)
28. WTSP, Hurricane Ian damage in Southwest Florida and Naples (search result)