Ibis Cove Homes for Sale in Naples, FL
Ibis Cove homes and villas for sale in Naples, FL, sit in North Naples, ZIP 34119, south of Immokalee Road. The county recorded 21 sales of Ibis Cove homes at a $440,000 median in the 12 months to August 31, 2026, from $375,000 to $610,000, across 7 single-family houses and 14 villas. That is 416 homes, 132 houses and 284 villas, in a gated association with a clubhouse and no golf course.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Ibis Cove home buyers in Naples
Ibis Cove is a North Naples neighborhood whose facts a buyer can check before touring: homes by product, recorded county sales, listings, what the association publishes, taxes and flood. Nine points follow, and each names the section that holds the detail.
- The 2026 county roll counts 416 homes, 132 single-family houses and 284 villas held in condominium form. How is Ibis Cove in Naples laid out across five phase plats? maps them.
- County deeds: 21 qualified sales at a $440,000 median in the 12 months to August 31, 2026, from $375,000 to $610,000. What have Ibis Cove homes in Naples sold for? lists each deed.
- In the same county window, houses recorded 7 deeds at a $525,000 median and villas recorded 14 deeds at a $390,000 median.
- The October 29, 2026 export of the Southwest Florida MLS held 4 active listings, 2 houses and 2 villas, no pending listings and 22 sold listings in the year to that date.
- The association's home page counts 128 single-family homes and 144 villas, the roll counts 132 and 284, and the planned unit development approved 128 and 288; the phase plat section reconciles them.
- Dues, leasing terms, rules and documents are not published by the association (checked November 1, 2026). What does a buyer pay each year in Ibis Cove, Naples? shows what listing agents entered instead.
- One millage rate, 10.3696 mills, covers every home for 2026, with no CDD on the 2026 roll, and each home carries the same $269.77 non-ad valorem total.
- The one Ibis Cove address checked on the FEMA flood map sits in Zone X as carried, and the lender's flood determination on the exact address governs.
- The association calls Ibis Cove "a private, gated community". It has no golf course, and it lists a clubhouse, a pool with an adjacent spa, a gym and lighted courts.
What Ibis Cove homes and villas are for sale in Naples right now?
Ibis Cove homes and villas for sale in Naples appear in six live searches below, each reading the MLS label Ibis Cove inside a map box drawn around the community's five phase plats. The searches run live, and any count printed beside them carries its date.
Every Ibis Cove listing
The first search shows every home under the label, and the second only listings from the last 30 days.
Houses and villas
The second search returns villas, which list as condominiums in the MLS search. For the neighbors, see Naples communities.
By price, split at $450,000
The lower search stops at $449,999, so no listing shows in both. Of the 21 county deeds in the 12 months to August 31, 2026, 12 were recorded under $450,000, 11 villas and 1 house, and 9 at $450,000 or more, 6 houses and 3 villas.
What the October 29, 2026 export held
We tracked every Ibis Cove row in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 4 active listings and 0 pending. The two houses asked $599,900 and $474,999, both in Phase 1 and 1A, and the two villas asked $499,000 in Phase 1 and 1A and $445,000 in Phase 2A. The median list price was $487,000, and the median days on market so far was 70. Sold prices sit in What does the MLS show about Ibis Cove homes in Naples?
What a search cannot filter
No MLS field records which association governs a home, a lease rule, a flood determination or the story count of a villa building, so those stay questions for the documents and the address. Two similarly named Naples places share the first word, so the label is never a bare "Ibis". To hear of a home before it lists, contact us, ask our agents or browse current listings.
How the labels and map box work
The one label is Ibis Cove, the development name on all 26 MLS rows that join the county roll. The map box is a working outline of the five phase plats, rechecked at publication, so the street on a result settles whether it belongs.
What is Ibis Cove in Naples, FL, and where is it?
Ibis Cove in Naples, FL is a neighborhood of houses and villas in unincorporated Collier County, North Naples, ZIP 34119, south of Immokalee Road, with a clubhouse at 8120 Logan Way and no golf course. The sections below count the homes, place them, describe the planned development and keep similar names apart.
One master association and its clubhouse office
The association's public site names one association, the Ibis Cove Master Property Owners Association, Inc., with its clubhouse and office at 8120 Logan Way and Advanced Property Management Services as manager; it does not say which neighborhood association, if any, governs a given house or villa (checked November 1, 2026).
That site holds four pages and two registration forms, and its Sales and Leasing page reads "No documents found."
Unincorporated Collier County, ZIP 34119
The county plat polygons and the roll's Immokalee Road site addresses put Ibis Cove south of Immokalee Road in North Naples, ZIP 34119, and the 2026 county roll puts every one of its homes in unincorporated Collier County, with no municipal levy.
Unincorporated means the county, not a city, is the local government. All 443 roll parcels carry the same ZIP.
South of Immokalee Road in North Naples
County plat maps place Ibis Cove along Immokalee Road, and the roll lists Immokalee Road site addresses for a land condominium at the community's edge, which is not a home. Interstate 75 Exit 111 is where the interstate meets Immokalee Road; this page prints no distance to it. No source read here confirms an entrance road, so the page names none.
The planned unit development
Collier County's planned unit development list, as carried, approved the Ibis Cove PUD by Ordinance 99-21 on 96.50 acres for 128 single-family and 288 multi-unit dwellings, 416 in all, which is the same 416 homes the 2026 roll counts.
The list dates the approval March 9, 1999, marks it closed out and shows a non-residential tract, which this page does not describe.
No golf course, and what the clubhouse holds
Ibis Cove has no golf course and no golf membership; the association's amenity page lists clubhouse rooms, a pool with an adjacent spa, a gym and lighted tennis and pickleball courts (checked November 1, 2026).
What amenities does the Ibis Cove association in Naples publish, and is it gated? holds the full list.
How far it is from the beaches and airports
Four places are measured in a line on the map, not by road, and road distance is longer. The figures are the Domain Realty Group calculation of 2026-11-01.
| Destination | Distance in straight-line miles from a point in Ibis Cove |
|---|---|
| Vanderbilt Beach | about 5.4 |
| Delnor-Wiggins Pass State Park | about 7.8 |
| Naples Airport | about 8.9 |
| Southwest Florida International Airport | about 19.1 |
Two similar names are different places
Ibis Club at Naples, ZIP 34104, and Ibis Pointe at Carlton Lakes, ZIP 34110, are different places, so no Ibis Club or Ibis Pointe sale, listing or home is counted anywhere on this page.
Which names get confused with Ibis Cove in Naples? sets them side by side.
What have Ibis Cove homes in Naples sold for?
Ibis Cove homes in Naples recorded 21 qualified county deeds in the 12 months to August 31, 2026, the latest window the county has fully qualified. Every deed, the phases, the price bands and the earlier windows follow, with small groups kept in tables and single deeds listed.
Data updated: October 2026. Every figure in this section comes from Collier County's recorded deeds.
21 county deeds in 12 months
The county recorded 21 sales of Ibis Cove homes at a $440,000 median in the 12 months to August 31, 2026, from $375,000 to $610,000, across 7 single-family houses and 14 villas.
Houses and villas
Ibis Cove's single-family houses recorded 7 of those county deeds at a $525,000 median, from $440,000 to $610,000, and over the 60 months to August 31, 2026, a window that reaches back to September 2021, the county recorded 44 house sales at a $535,000 median.
The 284 villas recorded 14 of those county deeds at a $390,000 median, from $375,000 to $500,000, and over the same 60-month window to August 31, 2026 the county recorded 79 villa sales at a $454,000 median.
Every county deed, September 2025 to August 2026
Each qualified county deed on an Ibis Cove home from September 1, 2025 to August 31, 2026 is one row below. Street names and numbers are left out, and rows that repeat a price are separate deeds.
| Recorded | Price | Phase | Product | Roll year |
|---|---|---|---|---|
| County deed, September 2025 | $375,000 | Phase 1 and 1A | villa | 2002 |
| County deed, September 2025 | $460,000 | Phase 2A | house | 2002 |
| County deed, October 2025 | $500,000 | Phase 1 and 1A | villa | 2002 |
| County deed, October 2025 | $387,000 | Phase 2A | villa | 2002 |
| County deed, November 2025 | $375,000 | Phase 1 and 1A | villa | 2001 |
| County deed, November 2025 | $380,000 | Phase 1 and 1A | villa | 2001 |
| County deed, December 2025 | $442,500 | Phase 2A | villa | 2002 |
| County deed, January 2026 | $390,000 | Phase 2B and 2C | villa | 2003 |
| County deed, April 2026 | $525,000 | Phase 2A | house | 2003 |
| County deed, April 2026 | $610,000 | Phase 2B and 2C | house | 2003 |
| County deed, April 2026 | $600,000 | Phase 1 and 1A | house | 2002 |
| County deed, April 2026 | $480,000 | Phase 1 and 1A | villa | 2002 |
| County deed, May 2026 | $440,000 | Phase 1 and 1A | villa | 2001 |
| County deed, June 2026 | $390,000 | Phase 2A | villa | 2002 |
| County deed, June 2026 | $385,000 | Phase 2A | villa | 2003 |
| County deed, June 2026 | $390,000 | Phase 2B and 2C | villa | 2003 |
| County deed, June 2026 | $595,000 | Phase 2B and 2C | house | 2003 |
| County deed, June 2026 | $435,000 | Phase 2B and 2C | villa | 2003 |
| County deed, June 2026 | $475,000 | Phase 2A | house | 2003 |
| County deed, July 2026 | $472,500 | Phase 1 and 1A | villa | 2001 |
| County deed, August 2026 | $440,000 | Phase 2A | house | 2003 |
The roll year is the year of a home's earliest residence building row, not a permit date.
By phase
Phase groups are read house with house and villa with villa. A group of 3 to 5 deeds shows its median in the table with its count, and a group of 1 or 2 lists each price. All-homes medians by phase are left out, because each blends two products.
| County group, September 2025 to August 2026 | Deeds | Median or listed prices |
|---|---|---|
| County Phase 1 and 1A houses | 1 | listed: $600,000 |
| County Phase 1 and 1A villas | 7 | $440,000 median |
| County Phase 2A houses | 4 | $467,500 median |
| County Phase 2A villas | 4 | $388,500 median |
| County Phase 2B and 2C houses | 2 | listed: $610,000 and $595,000 |
| County Phase 2B and 2C villas | 3 | $390,000 median |
Phase 1 and 1A villas are the only phase group with enough deeds, 7, for a median in the text, and that median sits in the table with the other groups' counts.
Price bands
The table counts the 21 county deeds by band; none sit under $350,000.
| County deeds by band | Houses | Villas |
|---|---|---|
| $350,000 to under $400,000 | 0 | 8 |
| $400,000 to under $450,000 | 1 | 3 |
| $450,000 to under $500,000 | 2 | 2 |
| $500,000 to under $600,000 | 2 | 1 |
| $600,000 to under $700,000 | 2 | 0 |
| $700,000 or more | 0 | 0 |
Price per square foot
The county and the MLS measure area in different fields, and the two never merge, so each row names its set.
| Set and product | Per sq. ft., latest 12 months | Per sq. ft., prior 12 |
|---|---|---|
| County base area, all homes | $297 | $306 |
| County base area, houses | $299 | $298 |
| County base area, villas | $268 | $318 |
| MLS sold, living area, all homes | $283 | not shown |
| MLS sold, living area, houses | $294 | not shown |
| MLS sold, living area, villas | $271 | not shown |
The county months are September 2025 to August 2026 and September 2024 to August 2025; the MLS rows cover October 29, 2025 to October 29, 2026 in the October 29, 2026 export.
Calendar years and three windows
The first table gives each calendar year by product, and the second gives the September to August windows beside the 60-month window.
| County year | Houses | Villas | All homes |
|---|---|---|---|
| County 2021 | 5 at $425,000 | 23 at $320,000 | 28 at $325,000 |
| County 2022 | 11 at $480,000 | 33 at $467,500 | 44 at $470,000 |
| County 2023 | 8 at $572,500 | 15 at $455,000 | 23 at $475,000 |
| County 2024 | 9 at $545,000 | 7 at $475,000 | 16 at $517,500 |
| County 2025 | 7 at $542,000 | 9 at $442,500 | 16 at $455,000 |
| County 2026 (to August 31) | 6 at $560,000 | 8 at $412,500 | 14 at $456,250 |
| County window | Deeds | Median |
|---|---|---|
| County September 2023 to August 2024, all homes | 18 | $495,000 |
| County September 2024 to August 2025, all homes | 12 | $521,000 |
| County September 2024 to August 2025, houses | 8 | $557,500 |
| County September 2024 to August 2025, villas | 4 | $462,000 |
| County September 2021 to August 2026, all homes | 123 | $472,500 |
How to read a blended median
A median is the middle sale. The all-homes median blends 7 house deeds with 14 villa deeds, so it sits between the two product medians and shifts with the mix even when every individual price stays where it was. An even count gives the midpoint of the two middle sales, as the 14 villa deeds do. The 60-month figures, 44 house deeds and 79 villa deeds from September 2021 to August 2026, cover a longer window than the 12-month ones. Compare a villa with a villa and a house with a house.
What does the MLS show about Ibis Cove homes in Naples?
Ibis Cove homes in Naples appear in the MLS as 26 rows that join the county roll: 22 sold, 4 active and no pending in the October 29, 2026 export. Listing agents entered these figures, and they never merge with the county deeds.
Data updated: October 2026. An asking price is not a sale price.
The October 29, 2026 export at a glance
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 22 listings sold between October 29, 2025 and October 29, 2026, at a $440,000 median, from $310,000 to $610,000.
The median days on market was 76, and sellers received a median of 97.3 percent of the final list price.
Houses in the export
The October 29, 2026 export shows 8 houses sold at a $500,000 median, from $420,000 to $610,000, and 2 houses active. Phase 1 and 1A holds 2 of the 8 sales, at $600,000 and $420,000, and Phase 2B and 2C holds 2, at $595,000 and $610,000. Phase-level house prices sit in What are the single-family houses in Ibis Cove, Naples?
Villas in the export
The October 29, 2026 export shows 14 villas sold at a $394,500 median, and 2 villas active. Phase 1 and 1A holds 7 of the sales, at a $380,000 median in the export, the only villa group with enough sales for a stand-alone median. The other villa groups sit in What are the villas in Ibis Cove, Naples, phase by phase?
Days on market, sale to list and living area
Living area is the MLS Approx Living Area field for rows of any status, so its count differs from the sold count. Sale to list is the sold price over the list price on the sold row.
| MLS group | Sold | Sold range | Median days on market | Median sale to list | Median living area (sq. ft.) |
|---|---|---|---|---|---|
| MLS all homes | 22 | $310,000 to $610,000 | 76 | 97.3 percent | 1,455 (26 rows) |
| MLS houses | 8 | $420,000 to $610,000 | 74 | 97.4 percent | 1,597 (10 rows) |
| MLS villas | 14 | $310,000 to $480,000 | 76 | 96.9 percent | 1,455 (16 rows) |
Sale to list ran from 92.9 to 101.7 percent across the 22 sold listings.
Why the county and the MLS stay apart
Ibis Cove has two record sets that never merge: the county's 21 qualified deeds to August 31, 2026 and the MLS's 22 sold listings in the October 29, 2026 export, which differ in window, in recording versus closing dates and in qualification, so each keeps its own dates.
Most sales appear in both sets; the table shows two of them, and the cases where the sets part.
| Case | What the two sets show |
|---|---|
| Both sets: a Phase 2B and 2C house | County deed, April 2026, $610,000; MLS closing, April 23, 2026, $610,000 |
| Both sets: a Phase 1 and 1A villa | County deed, November 2025, $375,000; MLS closing, November 14, 2025, $375,000 |
| MLS closings after the county window | September 30, 2026 ($455,000), October 14, 2026 ($450,000) and October 22, 2026 ($372,000) |
| MLS closing with no county deed in the window | A Phase 1 and 1A house, March 23, 2026, $420,000 |
| County deed before the MLS window | A Phase 2A house, September 2025, $460,000 |
How the export names Ibis Cove
All 26 joined rows carry the development name IBIS COVE, and the sub-association field reads IBIS COVE on every one. The building design field separates 10 house rows from 16 villa rows, and codes the villas as attached. The export holds 8 other Ibis-named rows that belong to different communities, and none of them is counted here.
How is Ibis Cove in Naples laid out across five phase plats?
Ibis Cove in Naples is laid out as five phase plats, Phase 1, 1A, 2A, 2B and 2C, with houses and villas on shared streets, plus lakes, roads and a clubhouse site held as common land. The sections below define the set, reconcile three home counts and place the streets.
Parcels, homes and plats
The 2026 county roll lists 443 parcels in Ibis Cove's 6 county numbers, all in ZIP 34119, and 416 of them are homes with a residence row; the other 27 parcels are the clubhouse site, lakes, roads, common tracts and a three-unit land condominium on Immokalee Road.
Five of the six county numbers are the plats; the sixth is the Community Facility A Land Condominium, which the roll holds apart as non-homes.
The association's 128 and 144 beside the roll's 132 and 284
The 2026 county roll counts 284 villa units, each its own parcel with its own street address, while the association's home page says "144 villas"; our reading, not a published fact, is that 144 counts two-unit villa buildings, because the roll's villas fall into 142 consecutive lot pairs and the county PUD list's 288 multi-unit dwellings divided by two is 144.
| Source | Single-family houses | Villa units |
|---|---|---|
| County roll 2026 | 132 | 284 |
| Planned unit development (Ordinance 99-21, as carried) | 128 | 288 multi-unit |
| Association home page (read November 1, 2026) | 128 | 144 |
The roll's two columns and the PUD's two columns add to the same total, and the association's page states none. Domain Realty Group's reading of the roll is that four more house parcels than the PUD's 128 balance four fewer villa units than its 288. The recorded documents settle what each count measures.
Year built
On the 2026 county roll, Ibis Cove's 416 homes were built from 2001 to 2004, with a median year built of 2002, counting each home's earliest residence row.
Houses carry a median roll year of 2003 and villas 2002. How old are Ibis Cove homes in Naples, and what should a buyer check on a 2001 to 2004 building? covers what a roll year does and does not tell a buyer.
| Roll year | Homes |
|---|---|
| 2001 | 55 |
| 2002 | 158 |
| 2003 | 169 |
| 2004 | 34 |
Three phase groups
The five plats fall into three groups on this page. The table counts each group's houses and villas.
| Phase group | Houses | Villas | Homes | Roll years |
|---|---|---|---|---|
| Phase 1 and 1A | 65 | 70 | 135 | 2001 to 2003 |
| Phase 2A | 49 | 130 | 179 | 2002 to 2004 |
| Phase 2B and 2C | 18 | 84 | 102 | 2003 to 2004 |
Streets
Houses sit on Ibis Cove Circle (84) and Tauren Court (48). Villas sit on Ibis Cove Circle (228), Tauren Court (42) and Sivon Way (14). The clubhouse sits on Logan Way. This page prints street names only, apart from the clubhouse at 8120 Logan Way.
Lakes, roads and the clubhouse site
The master association holds 33.78 acres of common land on 19 parcels: lakes at 16.84 acres, roads at 14.34 acres and the clubhouse parcel at 1.68 acres on Logan Way. The three units of the Community Facility A Land Condominium on Immokalee Road, 6.84 acres in all on the roll, are not homes and no home is counted there.
What are the single-family houses in Ibis Cove, Naples?
Ibis Cove in Naples has 132 single-family houses on the 2026 county roll, built 2001 to 2004 across three phase groups, beside 284 villas held in condominium form. This section covers county house sales, every house deed recorded in 60 months, pool rows, and what the October 29, 2026 export shows for houses in Naples.
Single-family houses: 132 on the county roll, built 2001 to 2004
The roll counts 65 houses in Phase 1 and 1A, 49 in Phase 2A and 18 in Phase 2B and 2C, on Ibis Cove Circle (84) and Tauren Court (48). House roll years run 2001 to 2004 at a median of 2003, and 92 houses carry a homestead exemption. The median 2026 total tax on a house is $3,339.98 on the roll, an existing owner's bill, not a buyer's.
The association's home page counts 128 single-family homes, as does the planned unit development. Domain Realty Group's reading is that four lots approved for villas were built as houses, since the roll still totals 416 homes; the association publishes no explanation.
Every recorded Ibis Cove house sale in 60 months
The county recorded 44 house deeds in the 60 months to August 31, 2026, a window that starts in September 2021. Each row is one deed; street names and parcel numbers are left off.
| Recorded | Price | Phase | Roll year |
|---|---|---|---|
| County deed, October 2021 | $425,000 | Phase 2A | 2003 |
| County deed, October 2021 | $400,000 | Phase 2A | 2002 |
| County deed, December 2021 | $515,000 | Phase 1 and 1A | 2002 |
| County deed, January 2022 | $499,000 | Phase 1 and 1A | 2001 |
| County deed, January 2022 | $480,000 | Phase 1 and 1A | 2002 |
| County deed, March 2022 | $555,000 | Phase 1 and 1A | 2002 |
| County deed, April 2022 | $470,000 | Phase 1 and 1A | 2002 |
| County deed, May 2022 | $450,000 | Phase 2A | 2003 |
| County deed, June 2022 | $749,900 | Phase 2B and 2C | 2003 |
| County deed, June 2022 | $460,000 | Phase 2A | 2004 |
| County deed, July 2022 | $574,900 | Phase 1 and 1A | 2002 |
| County deed, August 2022 | $555,000 | Phase 2A | 2003 |
| County deed, December 2022 | $440,000 | Phase 2A | 2002 |
| County deed, December 2022 | $475,000 | Phase 1 and 1A | 2003 |
| County deed, January 2023 | $520,000 | Phase 1 and 1A | 2002 |
| County deed, April 2023 | $535,000 | Phase 2A | 2003 |
| County deed, May 2023 | $675,000 | Phase 2B and 2C | 2003 |
| County deed, June 2023 | $634,000 | Phase 1 and 1A | 2002 |
| County deed, August 2023 | $625,000 | Phase 1 and 1A | 2003 |
| County deed, August 2023 | $610,000 | Phase 1 and 1A | 2002 |
| County deed, December 2023 | $535,000 | Phase 1 and 1A | 2002 |
| County deed, December 2023 | $465,000 | Phase 1 and 1A | 2003 |
| County deed, March 2024 | $474,900 | Phase 2A | 2003 |
| County deed, March 2024 | $527,000 | Phase 1 and 1A | 2001 |
| County deed, March 2024 | $545,000 | Phase 1 and 1A | 2003 |
| County deed, April 2024 | $475,000 | Phase 2A | 2003 |
| County deed, April 2024 | $575,000 | Phase 1 and 1A | 2001 |
| County deed, May 2024 | $570,000 | Phase 1 and 1A | 2002 |
| County deed, May 2024 | $540,000 | Phase 2A | 2003 |
| County deed, September 2024 | $617,000 | Phase 1 and 1A | 2001 |
| County deed, December 2024 | $565,000 | Phase 2B and 2C | 2003 |
| County deed, April 2025 | $550,000 | Phase 1 and 1A | 2002 |
| County deed, May 2025 | $450,000 | Phase 1 and 1A | 2003 |
| County deed, May 2025 | $615,000 | Phase 2B and 2C | 2003 |
| County deed, June 2025 | $542,000 | Phase 1 and 1A | 2002 |
| County deed, June 2025 | $490,000 | Phase 1 and 1A | 2002 |
| County deed, August 2025 | $650,000 | Phase 2B and 2C | 2003 |
| County deed, September 2025 | $460,000 | Phase 2A | 2002 |
| County deed, April 2026 | $525,000 | Phase 2A | 2003 |
| County deed, April 2026 | $610,000 | Phase 2B and 2C | 2003 |
| County deed, April 2026 | $600,000 | Phase 1 and 1A | 2002 |
| County deed, June 2026 | $595,000 | Phase 2B and 2C | 2003 |
| County deed, June 2026 | $475,000 | Phase 2A | 2003 |
| County deed, August 2026 | $440,000 | Phase 2A | 2003 |
Houses by phase
Cells read deed count at median price; 1 or 2 deeds are listed.
| Row | Houses | County, 12 months to August 31, 2026 | County, September 2024 to August 2025 | County, September 2021 to August 2026 |
|---|---|---|---|---|
| County Phase 1 and 1A houses | 65 | 1 deed, $600,000 | 5 at $542,000 | 23 at $542,000 |
| County Phase 2A houses | 49 | 4 at $467,500 | none recorded | 14 at $467,450 |
| County Phase 2B and 2C houses | 18 | 2 deeds, $610,000 and $595,000 | 3 at $615,000 | 7 at $615,000 |
The county's 7 house deeds of the 12 months to August 31, 2026, at a $525,000 median, are explained under "What have Ibis Cove homes in Naples sold for?"
Pool rows on the house lots
County building rows show a pool on 54 of the 132 houses (26 in Phase 1 and 1A, 18 in Phase 2A, 10 in Phase 2B and 2C) and on no villa; the roll also lists 7 spa rows and 122 screen enclosure rows. A pool row is a county building record, not an inspection.
| Row | Deeds | Median |
|---|---|---|
| County houses with a pool row, September 2021 to August 2026 | 25 | $540,000 |
| County houses without a pool row, September 2021 to August 2026 | 19 | $475,000 |
The phase mix differs between the rows, so the gap is not a price for a pool.
Bedrooms and baths in the house listings
Of the 10 house rows in the October 29, 2026 export, four read three bedrooms, three read three bedrooms plus a den, two read two bedrooms plus a den and one reads four bedrooms plus a den. Every row lists two full baths. Agents typed these fields; check them against the plans.
What the two active houses show
The October 29, 2026 export held two active houses, both in Phase 1 and 1A: one asked $599,900 (1,994 sq. ft. of MLS living area, 8 days on market) and one asked $474,999 (1,523 sq. ft., 196 days). Open current listings for the live status.
The house association and its documents
State records carry more than one association entity besides the master association; the public pages do not name them, and what each governs is not published (checked November 1, 2026). Ask for the recorded declaration, articles, bylaws, rules, budget and an estoppel certificate. "Who governs Ibis Cove in Naples, and what does the association publish?" goes further.
Which law governs the house parcels
Which Florida chapter governs a house parcel at Ibis Cove is not published; the roll codes houses as single-family and villas as condominium. "What does Florida law require when you buy in Ibis Cove, Naples?" sets out the rules, and a Florida real estate attorney can say which apply to one address.
What are the villas in Ibis Cove, Naples, phase by phase?
Ibis Cove in Naples has 284 villa units on the 2026 county roll, each a condominium-form parcel with its own street address, split among Phase 1 and 1A, Phase 2A and Phase 2B and 2C. Each phase group below gets county deeds, the October 29, 2026 export and streets, with small counts held to the table.
Villas: 284 condominium-form units on the county roll
The roll codes every villa as a condominium with its own street address and lot number, on Ibis Cove Circle (228), Tauren Court (42) and Sivon Way (14). Villa roll years run 2001 to 2004 at a median of 2002, 176 villas carry a homestead exemption, and the median 2026 total tax is $3,302.59 on the roll. The county recorded 14 villa deeds in the 12 months to August 31, 2026, at a $390,000 median. The table sets the three phase groups side by side.
| Row | Homes | Roll years | Homestead | Median 2026 total tax (roll) | County, 12 months to August 31, 2026 | County, September 2021 to August 2026 | MLS sold, October 29, 2026 export | MLS active, October 29, 2026 export |
|---|---|---|---|---|---|---|---|---|
| County Phase 1 and 1A houses | 65 | 2001 to 2003 | 44 | $3,470.65 | 1 deed, $600,000 | 23 at $542,000 | 2 sold, $600,000 and $420,000 | 2 |
| County Phase 1 and 1A villas | 70 | 2001 to 2002 | 44 | $2,792.17 | 7 at $440,000 | 18 at $457,000 | 7 sold at $380,000 | 1 |
| County Phase 2A houses | 49 | 2002 to 2004 | 35 | $2,840.09 | 4 at $467,500 | 14 at $467,450 | 4 sold at $462,500 | none |
| County Phase 2A villas | 130 | 2002 to 2003 | 77 | $3,318.15 | 4 at $388,500 | 41 at $453,000 | 4 sold at $416,250 | 1 |
| County Phase 2B and 2C houses | 18 | 2003 | 13 | $4,436.20 | 2 deeds, $610,000 and $595,000 | 7 at $615,000 | 2 sold, $595,000 and $610,000 | none |
| County Phase 2B and 2C villas | 84 | 2003 to 2004 | 55 | $2,821.48 | 3 at $390,000 | 20 at $452,500 | 3 sold at $399,000 | none |
MLS counts are sold listings from October 29, 2025 to October 29, 2026, so the two sets cover different windows and keep their own dates.
Phase 1 and 1A villas: 70 units, built 2001 to 2002
The county recorded 7 Phase 1 and 1A villa deeds in the 12 months to August 31, 2026, at a $440,000 median, from $375,000 to $500,000, and none in September 2024 to August 2025. The October 29, 2026 export lists 7 sold at a $380,000 median and one active at $499,000, all with 1,455 sq. ft. of MLS living area. The villas sit on Ibis Cove Circle.
Phase 2A villas: 130 units, built 2002 to 2003
Phase 2A is the largest villa group on the roll. The county recorded 2 villa deeds in September 2024 to August 2025, at $500,000 and $445,000; the table holds the latest 12 months. The October 29, 2026 export lists one active villa asking $445,000 with 113 days on market, and living area from 1,455 to 1,572 sq. ft. on 5 rows. The villas sit on Ibis Cove Circle.
Phase 2B and 2C villas: 84 units, built 2003 to 2004
The county recorded 2 villa deeds in September 2024 to August 2025, at $450,000 and $474,000; the table holds the latest 12 months. The October 29, 2026 export lists no active villa here, and every row shows 1,455 sq. ft. of MLS living area. This is the only phase group with villas on Ibis Cove Circle, Tauren Court and Sivon Way.
Every recorded Ibis Cove villa sale in 12 months
The 14 rows below are the county's qualified villa deeds for September 2025 to August 2026, one row per deed, with street names and numbers left off. Each deed is a villa unit, counted the way the county counts its 284 units.
No source read gives the number of villa buildings. How the units line up with the association's "144 villas" is set out under How is Ibis Cove in Naples laid out across five phase plats?, where our reading is labelled as ours.
| Recorded | Price | Phase | Roll year |
|---|---|---|---|
| County deed, September 2025 | $375,000 | Phase 1 and 1A | 2002 |
| County deed, October 2025 | $500,000 | Phase 1 and 1A | 2002 |
| County deed, October 2025 | $387,000 | Phase 2A | 2002 |
| County deed, November 2025 | $375,000 | Phase 1 and 1A | 2001 |
| County deed, November 2025 | $380,000 | Phase 1 and 1A | 2001 |
| County deed, December 2025 | $442,500 | Phase 2A | 2002 |
| County deed, January 2026 | $390,000 | Phase 2B and 2C | 2003 |
| County deed, April 2026 | $480,000 | Phase 1 and 1A | 2002 |
| County deed, May 2026 | $440,000 | Phase 1 and 1A | 2001 |
| County deed, June 2026 | $390,000 | Phase 2A | 2002 |
| County deed, June 2026 | $385,000 | Phase 2A | 2003 |
| County deed, June 2026 | $390,000 | Phase 2B and 2C | 2003 |
| County deed, June 2026 | $435,000 | Phase 2B and 2C | 2003 |
| County deed, July 2026 | $472,500 | Phase 1 and 1A | 2001 |
How the villa addresses pair up
The 284 villa parcels sit on 284 distinct street addresses, and 142 consecutive odd and even lot pairs fall on the same street, with address numbers stepping by 1, 3 or 4. The county's 9 plat blocks are not buildings. This is Domain Realty Group's reading of public records; the association has not said so, and the roll has no building footprint field.
How the MLS describes the villas
The MLS building design field labels all 16 villa rows in the October 29, 2026 export as attached villas. Neither the MLS nor the roll gives the units in a building or the story count, so ask the association and read the recorded plat and condominium documents.
Bedrooms and baths in the villa listings
Of the 16 villa rows in the October 29, 2026 export, 14 read three bedrooms, one reads three bedrooms plus a den and one reads two bedrooms plus a den. Every row lists two full baths. The county roll release has no bedroom field, so confirm room counts on the plans.
Which association governs a villa
State records carry a community condominium association registered in 2025 and an owners association besides the master association; the public pages do not say which applies to a villa (checked November 1, 2026). Ask for the declaration and the master policy declarations. "What does Florida law require when you buy in Ibis Cove, Naples?" covers the seven-day resale right.
How big are Ibis Cove homes in Naples, and how do houses and villas differ?
Ibis Cove homes in Naples come in two products that differ in how much the records say about size: every villa carries one recorded county size, while the 132 houses range widely. This section keeps county sizes and MLS living area in separate columns and names the set every time.
Two products: houses and villas
The county roll counts 132 houses and 284 villas. The October 29, 2026 export has 10 house rows and 16 villa rows. Compare each product with its own kind.
House sizes in the MLS
In the October 29, 2026 export, the 10 house rows show a median MLS living area of 1,597 sq. ft., from 1,523 to 2,050 sq. ft. Agents typed these figures; the size table gives the county record separately.
Villa sizes: one county size on every unit
County records give all 284 villas one recorded size, shown in the size table. In the October 29, 2026 export, the 16 villa rows show a median MLS living area of 1,455 sq. ft., and only Phase 2A shows a villa above that. The association does not publish floor plans.
The size table
| Row | County base area (sq. ft.) | MLS living area, October 29, 2026 export (sq. ft.) |
|---|---|---|
| Houses, all phases | 1,597 median (1,451 to 2,155, n 132) | 1,597 median (n 10, 1,523 to 2,050) |
| Villas, all phases | 1,455 on all 284 | 1,455 median (n 16, 1,455 to 1,572) |
| Phase 1 and 1A houses | 1,821 median | 1,755 median (n 4) |
| Phase 2A houses | 1,597 median | 1,596 median (n 4) |
| Phase 2B and 2C houses | 1,865 median | 1,956 median (n 2) |
| Phase 1 and 1A villas | 1,455 | 1,455 (n 8) |
| Phase 2A villas | 1,455 | 1,455 median (n 5, 1,455 to 1,572) |
| Phase 2B and 2C villas | 1,455 | 1,455 (n 3) |
Price per square foot by product
County figures divide a deed price by recorded building area, and MLS figures divide a sold price by listing living area, so the sets are not interchangeable. Each is the median of its rows' ratios.
| Row | Price per sq. ft. |
|---|---|
| County houses, 12 months to August 31, 2026 | $299 |
| County villas, 12 months to August 31, 2026 | $268 |
| MLS sold houses, October 29, 2026 export | $294 |
| MLS sold villas, October 29, 2026 export | $271 |
Garages and lanais
Brokerage listing descriptions mention attached garages and screened lanais; the association publishes no plans and we read none, so no garage count is printed. The roll lists 122 screen enclosure rows, a building record, not a count of lanais.
What the sizes do not tell you
Neither size shows the layout, room dimensions, floors or how units pair inside a building. Ask the listing agent for the plan name, the seller for the survey, and the association for recorded plans.
How old are Ibis Cove homes in Naples, and what should a buyer check on a 2001 to 2004 building?
Ibis Cove in Naples has roll years from 2001 to 2004, and the first statewide Florida Building Code took effect on March 1, 2002, inside that run. A buyer should ask for each building's permit date, the roof permit date, wind mitigation and four-point reports, and the association's approval rules. These checks are general, not findings about one home.
Roll years 2001 to 2004
A roll year is the earliest residence row on a parcel, not a permit, certificate or closing date. Phase 1 and 1A runs 2001 to 2003, Phase 2A 2002 to 2004 and Phase 2B and 2C 2003 to 2004. "How is Ibis Cove in Naples laid out across five phase plats?" carries the year-by-year distribution.
The first statewide Florida Building Code
The first Florida Building Code took effect March 1, 2002, replacing local codes (supporting sources: a 2003 report to the Legislature and the International Code Council). Whether a building was permitted before or after depends on its permit date, not its roll year, so ask for the permit record.
Roofs and the 15-year rule
Insurance guides summarize s. 627.7011 this way: an insurer may not refuse a policy solely because a roof is under 15 years old, and at 15 years or more it must accept an inspection. This is a supporting summary, not the statute text; confirm with an insurance agent and ask the seller for the roof permit date.
Four-point and wind mitigation reports
A four-point report reviews the roof, electrical, plumbing and air-conditioning systems; a wind mitigation report records roof shape, covering, roof-to-wall connections, deck attachment and opening protection for wind credits. Ask for current dated reports. A state grant program for wind-hardening on homesteaded homes exists; current funding is not verified here (carried).
Hurricane shutters and window protection
The association publishes no hurricane shutter or window rule (checked November 1, 2026). Ask in writing which types are approved before you buy or replace anything.
Exterior changes and approvals
Rules for paint, roofing, additions, enclosures and signs are not published on the association's public pages. The recorded declaration and the association's rules would hold them. Ask whether exterior work needs approval first.
Which buildings face the milestone and SIRS rules
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three habitable stories or more. "What does Florida law require when you buy in Ibis Cove, Naples?" sets out the statutes.
What amenities does the Ibis Cove association in Naples publish, and is it gated?
The Ibis Cove association in Naples publishes a short amenity list: a clubhouse at 8120 Logan Way, a pool with an adjacent spa, a gym, and lighted tennis and pickleball courts, with freshwater lakes around the homes (checked November 1, 2026). Hours, court counts, reservations and guest rules are not published, and no golf course is listed.
Entry, as the association describes it
The association's home page calls Ibis Cove "a private, gated community" (checked November 1, 2026); it publishes no gate hours, guest procedure or entry rules.
Ask the association, through its manager, how guests, vendors and renters are admitted.
No golf course
No golf course sits inside the community, and the association's amenity page lists none; "What is Ibis Cove in Naples, FL, and where is it?" carries the full statement. Valencia Golf and Country Club in Naples calls itself an "18 Hole Public Golf Course" on its own site; no distance is printed.
The clubhouse at 8120 Logan Way
The amenity page lists a kitchen, a library, a meeting room and a billiards room, and an earlier carried list adds an outdoor meeting area. Clubhouse hours, rental fees and reservation rules are not published.
Pool and spa
The association describes a community pool with an adjacent spa and lounge chairs. Size, hours and seasonal closures are not published. Private pools on house lots are covered under "Pool rows on the house lots".
Gym
The association lists a gym with "modern exercise machines and free weights". Hours and access rules are not published.
Tennis and pickleball courts
The association lists lighted tennis and pickleball courts. The number of courts, court hours and reservation rules are not published.
Freshwater lakes
The association says the homes are surrounded by freshwater lakes. The roll lists 16.84 acres of lake parcels held by the master association; "How is Ibis Cove in Naples laid out across five phase plats?" places them. Lake names and rules for using the lakes are not published.
What the association does not list
The public pages do not mention trails, a dock or boating access, a beach club, or a restaurant or bar, and they publish no guest policy or rental fees for the clubhouse (checked November 1, 2026). A missing listing is not proof that something does not exist, so ask the association for its current rules, or contact us for help with the request.
What is near Ibis Cove in Naples, and which schools and services serve it?
Ibis Cove in Naples is a North Naples address south of Immokalee Road, with a Publix, Waterside Shops, Vanderbilt Beach and two hospitals named below, and a school assignment looked up for one address. Distances here are measured in a straight line from a point in Ibis Cove; road distance is longer.
Where Ibis Cove sits
The table gives six distances from a point in Ibis Cove, not from the clubhouse. I-75 Exit 111 is the Immokalee Road interchange; no distance to it is printed.
| Destination | Distance |
|---|---|
| Vanderbilt Beach | about 5.4 straight-line miles |
| Waterside Shops | about 7.1 straight-line miles |
| Delnor-Wiggins Pass State Park | about 7.8 straight-line miles |
| Naples Airport | about 8.9 straight-line miles |
| Central Naples | about 10.5 straight-line miles |
| Southwest Florida International Airport | about 19.1 straight-line miles |
Straight-line from a point in Ibis Cove, Domain Realty Group calculation, 2026-11-01; road distance is longer.
Groceries and shopping
Publix store 781 is at the Shoppes at Pebblebrooke on Collier Boulevard; its store page lists a pharmacy and curbside pickup, but no hours, so confirm them. Waterside Shops posts Monday to Saturday 10 a.m. to 6 p.m. and Sunday 11 a.m. to 5 p.m. Mercato and Whole Foods Market are other Naples names, and the association also names Logan Landings. See Naples communities for other areas.
Beaches and parks
Vanderbilt Beach and Delnor-Wiggins Pass State Park are Gulf beaches west of Ibis Cove. After hurricane damage, reports say some Delnor-Wiggins boardwalks and pavilions are closed while parking, the boat ramp and the beach are open (carried; confirm with the park). North Collier Regional Park includes Sun-N-Fun Lagoon, listed in a 2026 summer notice as open daily 10 a.m. to 5 p.m. from June 1, 2026; confirm the season.
Airports and I-75
Southwest Florida International Airport is the commercial airport, in unincorporated Lee County, with 11,154,458 passengers in 2025 (supporting source). Naples Airport handles general aviation and seasonal JSX service. I-75 Exit 111 is the Immokalee Road interchange, Exit 107 is Pine Ridge Road and Exit 128 on Alico Road serves the commercial airport.
Road projects on Immokalee Road
Collier County's 2025 Annual Update and Inventory Report, as carried, rates Immokalee Road from Logan Boulevard to Collier Boulevard as a deficient segment, and the Collier MPO's FY2027 to 2031 program lists Immokalee Road improvements from Livingston Road to Logan Boulevard; no completion year is printed.
Commissioners awarded the design contract for a Livingston Road flyover over Immokalee Road on July 28, 2026, according to Gulfshore Business. No source read states an effect on any Ibis Cove entrance.
Schools
The district's address lookup for one Ibis Cove address, as carried for the 2026-27 year, assigns Laurel Oak Elementary, Oakridge Middle and Gulf Coast High, and each carried an A in every year from SY22 to SY26 on the district's grades list; assignment is by address and can change each year, so confirm with the district.
| School | Role | SY22 | SY23 | SY24 | SY25 | SY26 |
|---|---|---|---|---|---|---|
| Laurel Oak Elementary | Assigned elementary | A | A | A | A | A |
| Oakridge Middle | Assigned middle | A | A | A | A | A |
| Gulf Coast High | Assigned high | A | A | A | A | A |
Hospitals and urgent care
Distances are not published here. In an emergency call 911.
| Facility | Address | Note |
|---|---|---|
| NCH North Naples Hospital | 11190 Health Park Blvd, Naples 34110 | Emergency department at this address, per NCH's directory |
| Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd, Naples 34119 | Hospital campus on the operator's page |
| NCH Medical Group Immediate Care, Vanderbilt | On Vanderbilt Beach Road | Hours not shown; confirm |
| Physicians Regional Urgent Care, Pine Ridge | On Pine Ridge Road | Daily 7 a.m. to 7 p.m. as of 2026-10-31; confirm |
Fire, ambulance and county services
The 2026 county roll lists Greater Naples Fire Rescue District, at 2.0000 mills, on Ibis Cove's tax bills in millage area 36.
Collier County EMS provides ambulance service countywide (as carried). Confirm the water, sewer and trash provider for the address; our agents can help check before you write an offer.
Who governs Ibis Cove in Naples, and what does the association publish?
Ibis Cove in Naples is governed, as far as its public website shows, by the Ibis Cove Master Property Owners Association, Inc., the one association that site names. The website holds four pages and two registration forms (checked November 1, 2026), and it posts no dues, rules, leasing terms or governing documents. This section names who holds each of them.
The master association and its clubhouse office
Only the master association is named on the association's public site, as set out above; the manager is Advanced Property Management Services. For one house or villa, the recorded documents for that address decide.
Other associations on state record
Florida business records list more than one Ibis Cove association entity. The master association's public pages name none of the others, and what each governs is not published, so the table assigns no entity to houses or villas.
| Entity | Where it appears | What it governs |
|---|---|---|
| Ibis Cove Master Property Owners Association, Inc. | The association's public website and state records | The community association the site names; dues, rules and documents not posted |
| Ibis Cove Homeowners' Association | State records only | Unconfirmed; ask for the recorded documents |
| Ibis Cove Owners Association | State records only | Unconfirmed; ask for the recorded documents |
| Ibis Cove Community Condominium Association, Inc. | State records, registered 2025 | Unconfirmed; ask for the recorded documents |
The management company
Advanced Property Management Services is the manager the association's contact page names. This page prints the name only, with no address, phone or email. On its own website the manager advertises documents, estoppel certificates and an online application, so a buyer should expect document requests to run through that company.
What the association's website holds
The website has four pages: the home page, Sales and Leasing, Community Amenities and Contact. Owner Registration and Renter Registration forms sit beside them. The Sales and Leasing page, where a buyer would look for documents, reads "No documents found." No dues schedule, rule book, pet policy, architectural guideline or budget appeared on any page read on November 1, 2026.
Owner and renter registration
Both registration forms say a request is reviewed and verified before access is granted. The renter form asks for the term of the lease and whether the renter was "supplied with the Community Rules and Regulations," so it points to a rules document the public site does not post.
Documents a buyer should request
Ask the association, through its manager, for each document that applies to the address, in writing:
- The recorded declaration for the plat, and for the villa condominium if the villa sits in one.
- The articles of incorporation and bylaws of each association that applies.
- The Community Rules and Regulations the renter form mentions.
- The current budget and latest financial statement.
- The insurance declarations, including the master policy for a villa.
- An estoppel certificate for the specific sale.
- For a villa, the resale package under s. 718.503, described under "What does Florida law require when you buy in Ibis Cove, Naples?"
What the documents would answer
The documents would settle what the website leaves open: dues and billing schedule, any special assessment, reserves, lease terms, pets, vehicles and exterior approvals. Each is not published by the association today. Until a buyer holds the documents, treat every one as unknown rather than as zero. To have them requested, contact us or ask one of our agents.
What rules apply when you buy or lease in Ibis Cove, Naples?
Ibis Cove in Naples publishes no leasing rule, pet policy or vehicle policy on its public pages, so the rules a buyer or lessor meets sit in recorded documents this page cannot read. What it can read are the state frame for rentals, Collier County's registration rule for short-term rentals and a list of who sets what.
Leasing terms are not published
Ibis Cove publishes no leasing rule (checked November 1, 2026); Florida law, s. 720.306(1)(h), lets a homeowners' association adopt an amendment that binds all owners when it regulates rentals shorter than 6 months or caps rentals at three a year, so the recorded documents for the address set the terms. Leasing terms are not published by the association, so this page prints no minimum lease length or annual limit. Sources outside the association disagree on them.
What Florida law lets an association set
Under the same subsection, a rental restriction adopted after July 1, 2021 binds only owners who take title after it or consent. Amendments that regulate rentals shorter than 6 months, or bar more than three rentals a year, are different: they bind all owners. That is Florida law, not an Ibis Cove rule. Ask the association which rules apply to the address, and which association applies.
Renter registration
Renters register with the association, and the form asks for the lease term. The form shows that renters are tracked; it does not show what a lease must say. Ask what lease length the documents allow and whether approval carries a fee.
Pets
The association does not post a pet policy (checked November 1, 2026), so pets are not published by the association. The recorded declaration or the Community Rules and Regulations holds the rule, issued by the association through its manager. Ask for it in writing.
Vehicles and parking
Rules on vehicle types, driveway and street parking, and storage of boats or trailers are not published by the association. The declaration or the Community Rules and Regulations would hold them; ask before the offer.
Short-term rentals and Collier registration
Collier County Ordinance 2021-45, effective January 3, 2022 (as carried), requires short-term vacation rentals in unincorporated Collier County to register. It needs a state license first, one certificate per unit, a responsible party, guest notice, the registration number in advertising and a $50 non-refundable fee. The City of Naples, Marco Island and Everglades City are excluded. County registration never overrides association rules.
Who sets which rule
The table separates what an association sets from what the county, the state and a lender set.
| Rule | Who sets it | Where a buyer finds it |
|---|---|---|
| Leasing terms | The association, within Florida law | Recorded declaration; not posted |
| Pets | The association | Community Rules and Regulations; not posted |
| Vehicles and parking | The association | Declaration or rules; not posted |
| Exterior alterations, hurricane shutters, signs | The association | Declaration or architectural rules; not posted |
| Gate access and guest procedure | The association | Not posted |
| Short-term rental registration | Collier County, Ordinance 2021-45 (as carried) | County website |
| Homestead exemption | Collier County Property Appraiser, Florida law | Property Appraiser filing |
| Flood determination | The lender, for the exact address | Lender's determination |
What does a buyer pay each year in Ibis Cove, Naples?
A buyer in Ibis Cove, Naples, cannot read the association's dues on its public website, because the association publishes none. The only recurring-fee figures visible are entries listing agents typed into the October 29, 2026 export, and this section prints them once, labelled, beside what the county roll and the association do show.
What the association publishes about dues
The Ibis Cove association publishes no dues, assessments, capital contribution or transfer fee on its public pages (checked November 1, 2026); the only fee figures a buyer can see are listing-agent entries in the MLS, which this page prints once, dated and labelled as the October 29, 2026 export. No billing frequency or reserve contribution is posted. The budget and the estoppel certificate show those lines.
What listing agents entered in the MLS fee fields
We tracked the association fee fields in the October 29, 2026 export for the 26 Ibis Cove rows. The quarterly entries, as entered by listing agents, are in the table below.
| Field | Rows filled | Median entry | Range |
|---|---|---|---|
| MLS master HOA field, quarterly entries | 17 of 26 | $1,110 | $940 to $1,110 |
| MLS master HOA field, annualized | 17 of 26 | $4,440 | $3,760 to $4,440 |
| MLS total annual recurring fees field | 26 of 26 | $4,440 | $3,760 to $4,440 |
| MLS mandatory club fee field | 26 rows, all $0.00 | $0 | none |
| MLS transfer fee field | 20 of 26 | $2,500 | $0 on the other 6 rows |
| MLS application fee field | 19 of 26 | $150 | $0 on the other 7 rows |
Source: Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. The transfer and application rows are entries in MLS fields, not charges the association publishes.
These are entries listing agents typed, not the association's published rates; the association publishes none; do not add them together.
What the dues include
What the dues cover is not published by the association. Listing text describes inclusions, but none is the association's own statement, so this page prints none. The budget lists each line the dues fund.
Paying the association and billing dates
The association's home page links an online payment system run by a third party, and owners pay through it. Amounts, due dates and late terms are not posted on the public pages.
Special assessments and reserves
Whether the association holds reserves or has adopted or planned any special assessment, is not published, and the public pages give no figure either way. Nothing here states that none exists; the budget and the estoppel certificate show them.
No CDD
The 2026 county roll lists no community development district among Ibis Cove's taxing authorities, so there is no CDD on the 2026 roll and no CDD bond line to look for. The roll does carry one non-ad valorem total on every home, described under "What are property taxes on a home in Ibis Cove, Naples?"
What does a buyer pay once at purchase in Ibis Cove, Naples?
A buyer in Ibis Cove, Naples, will find no capital contribution, transfer fee or application fee on the association's public pages, so the one-time costs come from the estoppel certificate, state caps and ordinary closing items. The figures below are legal limits and carried state numbers, not Ibis Cove's own rates.
No published capital contribution or transfer fee
The association's public pages list no capital contribution, transfer fee or application fee (checked November 1, 2026). The MLS transfer and application entries sit in the table under "What does a buyer pay each year in Ibis Cove, Naples?"; they are agent entries, not association charges.
Estoppel fees
If an Ibis Cove villa sits in a condominium association, s. 718.116 caps the estoppel certificate at $299, plus $119 for delivery within 3 business days, and as much as $179 more if the account is delinquent (DBPR figures as carried, read October 30, 2026); Ibis Cove publishes no estoppel fee. For a house parcel, s. 720.30851 governs, and its later subsections hold dollar caps this page does not quote. That form asks for the assessment, any capital contribution, resale or transfer fee and open violations.
State caps on transfer and lease fees
Section 718.112(2)(k) bars a fee on a sale, lease or transfer unless the association must approve it and the declaration provides for the fee. The statute base is $150 per applicant, and the DBPR adjusted figure is $184 per applicant, as carried. No fee may be charged on a renewal with the same lessee. Whether the cap reaches Ibis Cove is not published.
Approval of a sale or lease
The association's public pages do not say whether a sale or lease needs approval, and its manager advertises an online application on its own site. Ask whether approval is required, how long it takes and what it costs; the recorded declaration holds the answer.
Prorated dues and taxes at closing
At closing the settlement statement apportions the association's dues and the year's property taxes between seller and buyer as of the closing date, and the contract sets the method. The estoppel certificate shows the balance, billing period and any prepaid amount.
Closing costs in words
Ordinary closing items include a title search and owner's title insurance, recording of the deed and any mortgage, lender charges, an appraisal, inspections, the estoppel fee, and prepaid insurance and taxes. This page prints no dollar amount for them; the lender's loan estimate shows the real ones.
What are property taxes on a home in Ibis Cove, Naples?
Ibis Cove homes in Naples share one county tax rate, one non-ad valorem total and no CDD on the 2026 roll, so a bill depends on the home's assessed value and exemptions. This section prints the rate lines, the roll's median 2026 bills and the homestead rules, none of which is a quote for a buyer's own bill.
One millage rate for every home
Every one of Ibis Cove's 416 homes sits in Collier County millage area 36, where the 2026 rate is 10.3696 mills, with no community development district on the 2026 roll. A mill is a tax of one-thousandth of a dollar per dollar of taxable value, or $1,036.96 for each $100,000. The taxing authorities set the rate each budget year.
The ten taxing lines
Ten taxing lines apply in millage area 36. Greater Naples Fire Rescue District is one of them, and the municipal line is zero because Ibis Cove sits in unincorporated Collier County.
| Taxing line | Group | Mills |
|---|---|---|
| General Fund | County | 3.0107 |
| Unincorporated General MSTD | County | 0.6844 |
| Water Pollution Control | County | 0.0246 |
| Conservation Collier | County | 0.1772 |
| School Board, state law | School | 1.8990 |
| School Board, local board | School | 2.2480 |
| South Florida Water Management | Other | 0.0948 |
| Big Cypress Basin | Other | 0.0978 |
| Collier Mosquito Control | Other | 0.1331 |
| Greater Naples Fire Rescue District | Other | 2.0000 |
| Total, millage area 36 | All groups | 10.3696 |
The table groups each 2026 rate as a county, school or other levy; together they make the 10.3696 total.
Median 2026 bills by product and phase
These are medians of the 2026 roll for existing owners, not a buyer's bill: a sale resets the assessed value.
| Group on the county roll | Homes | Median 2026 total tax |
|---|---|---|
| County 2026, all Ibis Cove homes | 416 | $3,310.55 |
| County 2026, houses | 132 | $3,339.98 |
| County 2026, villas | 284 | $3,302.59 |
| County 2026, Phase 1 and 1A houses | 65 | $3,470.65 |
| County 2026, Phase 1 and 1A villas | 70 | $2,792.17 |
| County 2026, Phase 2A houses | 49 | $2,840.09 |
| County 2026, Phase 2A villas | 130 | $3,318.15 |
| County 2026, Phase 2B and 2C houses | 18 | $4,436.20 |
| County 2026, Phase 2B and 2C villas | 84 | $2,821.48 |
The bill on the median-value house and villa
The roll also reports the tax on the home at each product's median market value, for an existing owner with the $25,000 homestead exemption. No effective rate is computed.
| County 2026 roll | Market value | Taxable value | Ad valorem tax | Non-ad valorem | Total |
|---|---|---|---|---|---|
| County house at the median | $433,900 | $382,489 | $4,075.80 | $269.77 | $4,345.57 |
| County villa at the median | $336,820 | $166,348 | $1,834.49 | $269.77 | $2,104.26 |
The non-ad valorem line
Every home on the roll carries the same non-ad valorem total, $269.77. The county's bundle gives the total only; the tax bill names the line. Ask the seller for the latest tax bill. The line is separate from the association's dues.
Homestead savings
Homestead is on file for 268 of Ibis Cove's 416 homes, 92 houses and 176 villas, a count and nothing more. A homesteaded home gets a $25,000 exemption on all levies, plus an additional exemption, $26,411 at most for 2026, on the non-school levies for assessed value above $50,000 (Florida Department of Revenue, revised January 2026). At the full rate the first is worth $259.24 a year and the additional one at most $164.35, which is $423.59 together. Title and permanent residence on January 1 decide eligibility (s. 196.031).
Save Our Homes and the purchase-year reset
For 2026 the Save Our Homes cap on annual growth in assessed value for a homesteaded property is 2.7 percent, the consumer price index adjustment the Department of Revenue publishes. A buyer's first bill resets to the purchase-year assessment (s. 193.155), so the seller's bill understates the next owner's.
What do worked cost examples show for an Ibis Cove home in Naples?
A worked cost example for an Ibis Cove home in Naples runs the county's medians through the 2026 tax rate and the homestead rules, as an illustration, not a bill. It never adds a listing agent's fee entry to a tax figure.
How the examples are built
Each is an illustration, not a bill: assumes taxable value equals the price; the Collier County Property Appraiser sets the real value. The ad valorem tax multiplies the price by 10.3696 mills. The non-ad valorem total of $269.77 is then added, and the last columns subtract both homestead exemptions. The prices are county deed medians for the 12 months to August 31, 2026.
Three worked examples
| Example | Price | Ad valorem tax | With non-ad valorem | With both homestead exemptions | Same, before non-ad valorem | Association dues |
|---|---|---|---|---|---|---|
| County all-homes median | $440,000 | $4,562.62 | $4,832.39 | $4,408.80 | $4,139.03 | Not published |
| County villa median | $390,000 | $4,044.14 | $4,313.91 | $3,890.32 | $3,620.55 | Not published |
| County house median | $525,000 | $5,444.04 | $5,713.81 | $5,290.22 | $5,020.45 | Not published |
The villa example per square foot
The roll records the same 1,455 sq. ft. for every Ibis Cove villa. The county villa median of $390,000 divided by that figure is $268 per sq. ft., arithmetic on the county's uniform figure. It does not describe any one villa's living area, which a survey or plans would settle.
What sits beside the tax bill
None of three costs beside the tax bill is summed here. The association's dues are not published, the MLS fee entries have their own table under "What does a buyer pay each year in Ibis Cove, Naples?" and insurance has no sourced Ibis Cove figure.
What sets the real bill
For any home you tour among Naples communities or in current listings, ask for the latest tax bill. The real bill follows the Property Appraiser's assessment of the specific home, the exemptions its owner files, the non-ad valorem total on the bill and the millage rates the taxing authorities adopt each budget year.
Is Ibis Cove in Naples in a flood zone, and how do storms and insurance work?
Ibis Cove in Naples has one carried flood-map reading, Zone X at a single address on Ibis Cove Circle, and the lender's flood determination on the exact address governs for any purchase. Storms and insurance differ for a house and a villa, and no source read ties a storm account to Ibis Cove by name.
Zone X at the one address checked
The one Ibis Cove address checked on the FEMA flood map, as carried from October 21, 2026, sits in Zone X on panel 12021C0214H, effective May 16, 2012, and a preliminary panel, 12021C0214J, was issued March 20, 2025; the lender's flood determination on the exact address governs. Zone X is FEMA's label for areas it shows beyond the mapped special flood hazard area. It does not mean flooding cannot happen there, and a lender may still require flood insurance by its own policy.
One address is not every lot
A flood zone belongs to a location, not to a community name. This page checked one address on Ibis Cove Circle; it did not sample the five phase plats, the lake edges or the villa lots. The lender's flood determination on the exact address governs.
Preliminary flood maps
Preliminary panel 12021C0214J was carried from research on a nearby Naples community, and no Ibis Cove point was sampled on that preliminary layer. Collier County opened a 90-day appeal period on August 19, 2026, as carried. A preliminary map is a proposal, not in force.
Evacuation zone
Information not available at time of publishing (checked 2026-11-01). No evacuation zone letter for Ibis Cove is carried in the research behind this page. Check the exact address in Florida's Know Your Zone tool and keep the result with the insurance quotes.
Storms in North Naples
Hurricane Irma (September 2017), Hurricane Ian (September 28, 2022) and Hurricanes Helene and Milton (2024) all affected Southwest Florida. After Ian, WGCU reported canal-fed flooding in the Cocohatchee River area of Naples (as carried), and the National Weather Service in Miami described significant to major storm flooding along the Cocohatchee River (as carried). Those are regional accounts; no source read names Ibis Cove.
Insuring a house and insuring a villa
Which Ibis Cove entity insures which villa structure is not published, so the villa column is a general frame, not a statement about this community.
| Item | House | Villa held in condominium form |
|---|---|---|
| Structure and wind | The owner, usually on an HO-3 style policy | Generally an association master policy; entity and scope unconfirmed |
| Interior and belongings | The owner's homeowners policy | The owner's HO-6 policy |
| Loss assessment | Relevant only if an association assesses owners | HO-6 coverage responds to covered-loss assessments only |
| Hurricane deductible | Set by the carrier on the owner's policy | The master policy has its own; a shortfall can be assessed to owners |
| Flood | Excluded from homeowners policies by default; buy separately | Excluded from master and HO-6 policies by default |
| What to request | Wind mitigation and four-point reports | Master policy declarations, deductible, valuation basis, claims history |
Citizens and the private market
Citizens Property Insurance, the state-backed insurer, has been shrinking, and trade reports in June 2026 described its policy count at an all-time low as private carriers took policies. This page prints no counts or rates; ask an independent agent to quote several carriers.
What does Florida law require when you buy in Ibis Cove, Naples?
Florida law gives an Ibis Cove buyer in Naples a cancellation right on a condominium-form villa, a disclosure summary on a house parcel, and structural reserve and milestone rules that reach only buildings of three habitable stories or more. This is not legal advice; ask a Florida real estate attorney which sections reach your address.
The laws an Ibis Cove buyer meets
The last column says when each law applies.
| Law | What it does | Reaches Ibis Cove if |
|---|---|---|
| s. 718.503 | Cancel a condominium resale contract within 7 days, excluding Saturdays, Sundays and legal holidays | A villa sits in a condominium association |
| s. 718.112(2)(g) | Structural integrity reserve study at least every 10 years | A building has three habitable stories or higher |
| s. 553.899 | Milestone inspection of older buildings | A building has three habitable stories or more |
| s. 720.401 | Disclosure summary before the contract | A house parcel belongs to a homeowners' association |
| s. 720.306(1)(h) | Limits on rental amendments, covered under "What rules apply when you buy or lease in Ibis Cove, Naples?" | A homeowners' association governs the parcel |
| s. 718.116 | Estoppel certificate and owner liability | A villa sits in a condominium association |
| s. 720.30851 | Estoppel certificate | A house parcel belongs to a homeowners' association |
| s. 689.302 and s. 689.261 | Seller flood disclosure; ad valorem tax notice (as carried) | A residential sale |
The 7-day condominium resale right
Under s. 718.503(2), a buyer may cancel a condominium resale contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents (as carried). The package includes the declaration, bylaws, rules, budget and the latest reserve study or a statement that none exists.
Structural integrity reserve studies
Florida's milestone inspection, s. 553.899, and structural integrity reserve study, s. 718.112(2)(g), apply only to condominium buildings of three habitable stories or more; the story count of each Ibis Cove villa building is not published, so confirm it with the association. No source read confirms that the villas are single-level. Story count per building: confirm with the association. No study is posted on the public pages.
Milestone inspections
A milestone inspection is due by December 31 of the year a building reaches 30 years from its certificate of occupancy, then every 10 years, and a local agency may set 25 years; whether Collier has is not published. Subsection (4) of that section excludes dwellings of up to four units with three or fewer habitable stories. A building first reaching 30 years would do so in 2031 to 2034 if it were in scope (story count per building: confirm with the association).
The house disclosure under s. 720.401
Before a buyer signs a contract for a parcel in a homeowners' association, the seller must present a disclosure summary stating that the buyer will be obligated to be a member and pay assessments. The right to cancel within 3 days after receiving the summary, or before closing if that comes first, is carried from earlier research.
Estoppel certificates under s. 718.116 and s. 720.30851
Both statutes require an estoppel certificate within 10 business days of a written or electronic request. A condominium unit owner is jointly and severally liable with the previous owner for unpaid assessments until transfer of title. Costs appear under "What does a buyer pay once at purchase in Ibis Cove, Naples?"
Transfer fees under s. 718.112(2)(k) and the seller disclosures
The transfer-fee cap is described under "What does a buyer pay once at purchase in Ibis Cove, Naples?" Two seller disclosures also apply to residential sales, both carried from earlier research: s. 689.302 requires a seller flood disclosure, and s. 689.261 requires a notice about ad valorem taxes. Read both with the contract.
How do Ibis Cove home prices in Naples compare with nearby North Naples communities?
Ibis Cove in Naples can be set beside seven nearby communities, all read from the same county roll and the same window of recorded deeds. The table lists homes and deeds side by side, with no ranking, verdict or distance, because the communities differ in product, golf terms and size.
The peer table
Each figure counts qualified improved county deeds on homes with a residence row, from the county's bundle of October 27, 2026, and each price is a median.
| Community | Homes | Golf course | County deeds, 12 months to August 31, 2026 | Condominium-form | Single-family | County deeds, September 2024 to August 2025 |
|---|---|---|---|---|---|---|
| Ibis Cove (county deeds) | 416 | no | 21 at $440,000 | 14 at $390,000 | 7 at $525,000 | 12 at $521,000 |
| Heritage Greens | 527 | yes | 22 at $418,750 | 18 at $384,500 | 4 at $542,500 | 23 at $480,000 |
| Saturnia Lakes | 580 | no | 27 at $815,000 | none | 27 at $815,000 | 33 at $785,000 |
| Island Walk | 1,856 | no | 111 at $520,000 | none | 111 at $520,000 | 71 at $600,000 |
| Longshore Lake | 565 | no | 36 at $845,000 | none | 36 at $845,000 | 24 at $813,150 |
| Tarpon Bay | 352 | no | 17 at $480,000 | 17 at $480,000 | none | 13 at $421,500 |
| Huntington Lakes | 648 | no | 36 at $322,950 | 36 at $322,950 | none | 23 at $345,000 |
| Vineyards | 2,547 | yes | 139 at $750,000 | 89 at $560,000 | 50 at $1,377,500 | 122 at $745,000 |
Compare a villa with a condominium-form home and a house with a house, because a blended median moves with the mix. More places are on Naples communities.
Villa with villa
Ibis Cove's 14 county villa deeds can be read beside the condominium-form deeds of Heritage Greens (18), Tarpon Bay (17), Huntington Lakes (36) and Vineyards (89). The table draws no conclusion.
Houses with houses
Ibis Cove's 7 county house deeds can be read beside Island Walk (111), Saturnia Lakes (27), Longshore Lake (36) and Vineyards (50).
Why golf and size make peers different
Heritage Greens and Vineyards have golf, and Ibis Cove has none, so their ownership costs include terms this page does not compute. Ibis Cove's costs are under "What does a buyer pay each year in Ibis Cove, Naples?"
Which names get confused with Ibis Cove in Naples?
Several names near Ibis Cove in Naples sound alike: a condominium elsewhere in Naples, a Carlton Lakes namesake and a community in Bonita Springs. Each section separates one look-alike from the 416 homes this page counts, and none of their sales or listings enters a figure here.
Ibis Club at Naples is a separate condominium
Ibis Club at Naples sits in ZIP 34104. The MLS carries rows for it as Ibis Club International; none of its sales, listings or homes is counted here, and the listing labels and map box keep it out.
Ibis Pointe at Carlton Lakes
This neighbor is in ZIP 34110, inside Carlton Lakes, with its own association and sales. It shares one word with Ibis Cove, and nothing from it enters a count here.
Ibis Cove at Bonita Bay is in Bonita Springs
A community with a near-identical name stands at Bonita Bay in Bonita Springs, in Lee County rather than Collier County. None of its listings or sales is counted here.
The facility land condominium on Immokalee Road
The county roll lists a three-unit land condominium on Immokalee Road among Ibis Cove's six county numbers. It is one of the 27 non-home parcels, never a home, and none of its details is used here.
How do you buy a home in Ibis Cove, Naples, step by step?
Buying in Ibis Cove in Naples runs from the product to the closing table, and the paperwork matters because the association publishes no dues, rules or documents. The six steps name what to request, and the checklist shows who issues each document.
| Document | Who issues it | What it answers |
|---|---|---|
| Recorded declaration for each association that applies | The association or the county records | Which association governs the address |
| Rules, budget and financial statement, estoppel certificate | The association, through its manager | Leasing, pets, dues, amounts owed at closing |
| Resale package under s. 718.503 (villas) | The seller, from the condominium association | Reserve study or a statement that none was completed, milestone summary if one applies |
| Disclosure summary under s. 720.401 (houses) | The seller | Membership and assessment obligations |
| Wind mitigation and four-point reports, roof permit date | The inspector, the county permit record | Insurance credits, roof history |
| Flood determination and insurance quotes | The lender, your insurance agent | The zone and the cost of cover |
| Tax bill with its $269.77 non-ad valorem total | Collier County | The line the bill names |
| School assignment lookup | Collier County Public Schools | Schools assigned to the address |
Pick the product and the phase first
Decide between a house and a villa, then the phase group, because sizes, sale histories and roll years differ. The deed lists sit under "What are the villas in Ibis Cove, Naples, phase by phase?" and the house section before it, and current listings can be searched by product.
Ask for every association's documents before an offer
More than one association entity is on state record and the public site names only the master association, so ask which apply to the address, then request each one's declaration, rules and budget in writing.
Ask how leasing works before you plan to rent
The association publishes no leasing terms, and s. 720.306(1)(h) lets some amendments bind every owner. Get the rule for the address in writing before you plan to rent.
Inspections and insurance quotes before the deadline
Order wind mitigation and four-point inspections, ask for the roof permit date, and collect insurance quotes before the inspection period ends. The first statewide Florida Building Code took effect March 1, 2002, so the permit date matters more than the roll year.
Flood determination for the exact address
Ask the lender for its flood determination on the property. One FEMA point checked on Ibis Cove Circle describes one address, not 416 lots, and a lender may require flood insurance by its own policy even in Zone X.
Closing, the estoppel and the homestead filing
Order the estoppel certificate early, since a buyer is liable with the seller for unpaid assessments up to transfer. After closing, file for homestead with the Collier County Property Appraiser; title and permanent residence on January 1 decide the year.
Frequently Asked Questions about homes for sale in Ibis Cove, Naples
Where is Ibis Cove in Naples, FL?
Ibis Cove sits south of Immokalee Road in North Naples, ZIP 34119, in unincorporated Collier County. County plat maps put its north edge at Immokalee Road, and the association's clubhouse and office are at 8120 Logan Way. This page names no entrance road.
Is Ibis Cove inside the City of Naples?
No. Ibis Cove has a Naples ZIP code, 34119, but its homes lie in unincorporated Collier County, and the 2026 county roll carries no municipal levy for them. The county roll, not a city rate, sets the tax bill, so a buyer reads the county's lines.
How many homes are in Ibis Cove?
The 2026 county roll counts 416 homes: 132 single-family houses and 284 villa units held in condominium form. The association says 128 single-family homes and 144 villas; our reading, not a published fact, is that the 144 counts two-unit villa buildings, since the county's PUD list shows 288 units outside the single-family category.
What types of homes are in Ibis Cove?
Ibis Cove has two products on the county roll: 132 single-family houses and 284 villa units held in condominium form. The October 29, 2026 export marks its building design field as single-family for houses and as villas for the rest.
What is a villa in Ibis Cove?
A villa in Ibis Cove is a home the county roll holds in condominium form, on its own parcel with its own street address. The October 29, 2026 export lists villa living area at a median of 1,455 sq. ft., and the roll records 284 villas.
What have Ibis Cove villas sold for recently?
The county recorded 14 Ibis Cove villa deeds at a $390,000 median in the 12 months to August 31, 2026, from $375,000 to $500,000. Separately, the October 29, 2026 export lists 14 MLS villa sales at a $394,500 median; the two record sets keep their own dates.
What have Ibis Cove houses sold for?
The county recorded 7 Ibis Cove house deeds at a $525,000 median in the 12 months to August 31, 2026, and 44 at a $535,000 median over the 60 months from September 2021 to August 2026. Separately, the October 29, 2026 export lists 8 MLS house sales at a $500,000 median.
How many Ibis Cove homes are for sale right now?
The October 29, 2026 export held 4 active Ibis Cove listings, two houses and two villas, and no pending sales. Those counts are dated, so check the live search for current listings or save a search to get new listings by email.
How long do Ibis Cove homes take to sell?
In the October 29, 2026 export, the 22 MLS sales of Ibis Cove homes had a median of 76 days on market and a median sale to list ratio of 97.3 percent. Those are listing agents' entries from one export, not a forecast.
When were Ibis Cove homes built?
On the 2026 county roll, Ibis Cove's homes were built from 2001 to 2004, with a median roll year of 2002, counting each home's earliest residence row. Houses have a median of 2003 and villas of 2002, and Phase 1 and 1A starts in 2001.
How big are Ibis Cove homes and villas?
In the October 29, 2026 export, Ibis Cove living area has a median of 1,597 sq. ft. for houses (10 rows) and 1,455 sq. ft. for villas (16 rows). Those are MLS entries by listing agents; each home's own listing holds its exact size.
Do Ibis Cove homes have private pools?
Some do. On the 2026 county roll, 54 of Ibis Cove's 132 houses carry a pool row, and none of the 284 villas does. The community has its own pool with an adjacent spa, as the association describes it; its hours and size are not published.
Is Ibis Cove a gated community?
The association describes Ibis Cove as "a private, gated community" on its home page (checked November 1, 2026). It publishes no gate hours, guest procedure or entry rules, so ask the association, through its manager, what applies at the address before assuming anything about access.
Does Ibis Cove have a golf course?
No. Ibis Cove has no golf course, and the association's amenity page lists none (checked November 1, 2026). Its listed amenities are a clubhouse, a pool with an adjacent spa, a gym and lighted tennis and pickleball courts, so a buyer who wants golf looks elsewhere in Naples.
What amenities does Ibis Cove have?
The association's amenity page lists a clubhouse with a kitchen, library, meeting room and billiards room, a community pool with an adjacent spa, a gym with exercise machines and free weights, lighted tennis and pickleball courts and freshwater lakes. Hours, court counts and guest rules are not published.
What are the Ibis Cove HOA fees?
The Ibis Cove association does not publish its dues, assessments, capital contribution or transfer fee on its public pages (checked November 1, 2026). Dues are set in its budget, so request it; listing-agent entries are under "What does a buyer pay each year in Ibis Cove, Naples?"
What do Ibis Cove HOA fees include?
What the Ibis Cove dues include is not published; the association's public pages list no budget, no fee sheet and no documents (checked November 1, 2026). Listing-site claims are not the association's word, so ask for the budget and the declaration before an offer.
Who manages the Ibis Cove association?
The Ibis Cove Master Property Owners Association, Inc. names Advanced Property Management Services as its manager on its contact page (checked November 1, 2026). The association's clubhouse and office are at 8120 Logan Way, and estoppel requests and questions about dues go through the association and its manager.
Is there a capital contribution or transfer fee when you buy in Ibis Cove?
The Ibis Cove association publishes no capital contribution, transfer fee or application fee on its public pages (checked November 1, 2026). For a villa held in condominium form, s. 718.112(2)(k) limits such fees to cases where the declaration provides them, and the estoppel certificate lists any amount due at closing.
Can you rent out a home in Ibis Cove?
Ibis Cove publishes no leasing rule (checked November 1, 2026). Under s. 720.306(1)(h), a homeowners' association may adopt amendments binding every owner that limit rentals shorter than 6 months or cap rentals at three a year, so the recorded documents for the address set the terms.
Are short-term rentals allowed in Ibis Cove?
Whether the Ibis Cove association allows short-term rentals is not published. Collier County Ordinance 2021-45, effective January 3, 2022 and carried here, asks unincorporated-area vacation rentals to hold a state license and a county registration, and registration never overrides association rules, so ask the association first.
Are pets allowed in Ibis Cove?
The Ibis Cove association does not publish a pet policy on its public pages (checked November 1, 2026). Its renter registration form refers to Community Rules and Regulations, so a rules document exists; ask the association, through its manager, for the current copy before you commit.
Does Ibis Cove have a CDD?
No. The 2026 county roll lists no community development district among the taxing authorities on Ibis Cove's tax bills, so there is no CDD line. The roll does show one non-ad valorem total on every home; the tax bill names that line, and the roll data does not.
What are property taxes in Ibis Cove?
All of Ibis Cove sits in millage area 36, where the 2026 rate is 10.3696 mills. Median 2026 tax on the county roll, for existing owners and not a buyer's bill because a sale resets the assessed value, is $3,339.98 for houses and $3,302.59 for villas, plus a $269.77 non-ad valorem total.
Is Ibis Cove in a flood zone?
FEMA's map, queried for one Ibis Cove Circle address on October 21, 2026 and carried here, shows Zone X on effective panel 12021C0214H dated May 16, 2012; a preliminary panel, 0214J, was issued March 20, 2025. One address is not the whole community: the lender's flood determination on the exact address governs.
Which fire district serves Ibis Cove?
The 2026 county roll lists Greater Naples Fire Rescue District among the taxing authorities on Ibis Cove's tax bills in millage area 36. Its rate is a line in the table under "What are property taxes on a home in Ibis Cove, Naples?" In an emergency, call 911.
Which schools serve Ibis Cove?
The Collier County Public Schools address lookup for one Ibis Cove address, carried for the 2026-27 year, assigns Laurel Oak Elementary, Oakridge Middle and Gulf Coast High, each with a state grade of A in every year from SY22 to SY26. Assignment is by address, so confirm with the district.
Which hospitals are near Ibis Cove?
Two hospitals in the North Naples area are NCH North Naples Hospital at 11190 Health Park Blvd, Naples 34110, and Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Rd, Naples 34119. This page computes no distance to either. In an emergency, call 911.
Do Ibis Cove villas need a milestone inspection or reserve study?
Florida's milestone inspection, s. 553.899, and structural integrity reserve study, s. 718.112(2)(g), apply to buildings of three habitable stories or more. Ask the association how many stories each villa building has. Ibis Cove publishes no study or inspection status, so ask for the reserve study or a statement that none exists.
What does an estoppel certificate cost in Ibis Cove?
Ibis Cove publishes no estoppel fee. For a villa in a condominium association, s. 718.116 caps the certificate at $299, plus $119 for delivery within 3 business days and as much as $179 more if the account is delinquent (DBPR figures as carried, read October 30, 2026). House parcels fall under s. 720.30851.
Ready to buy or sell in Ibis Cove, Naples?
Ibis Cove in Naples is easier to price once the papers are in hand: the association documents, the estoppel, the tax bill and the flood determination each shape the cost of owning. Domain Realty Group can search listings with you and gather those papers before an offer.
Thinking of buying in Ibis Cove?
Tell us the product, phase and price range, and we will send new listings by email. Contact us or meet our agents.
Thinking of selling in Ibis Cove?
The county recorded 21 sales of Ibis Cove homes at a $440,000 median in the 12 months to August 31, 2026, from $375,000 to $610,000, across 7 single-family houses and 14 villas. As of the October 29, 2026 export, the MLS showed 4 active listings and no pending sales. For a seller's view of Ibis Cove from the agents who list there, McGreevy and Comisar's Ibis Cove neighborhood guide covers it. To price a home you own, request a valuation or contact us.
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.
Read every review on our Google Business Profile.
About Domain Realty Group
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across Ibis Cove, from its houses to the villas of its five phase plats, in North Naples.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.
Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
Bonita Springs and Estero office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Records cited as text
- County roll and recorded deeds (bundle of October 27, 2026)
- The October 29, 2026 export of the Southwest Florida MLS
- Schools address lookup (October 21, 2026, as carried)
- FEMA flood map point query (October 21, 2026, as carried)
The association's public pages
Florida law and the Department of Revenue
- Florida Statutes, section 553.899
- Florida Statutes, section 718.112
- Florida Statutes, section 718.503
- Florida Statutes, section 718.116
- Florida Statutes, section 720.30851
- Florida Statutes, section 720.401
- Florida Statutes, section 720.306
- Florida Statutes, section 689.302
- Florida Statutes, section 689.261
- Florida Statutes, section 193.155
- Florida Statutes, section 196.031
- Florida Administrative Code, ruleNo
- Florida Department of Revenue, Cpi homestead exemption (PDF)
- Florida Department of Revenue, SaveOurHomes (PDF)
- Florida DBPR, ESTOPPEL CERTIFICATE FEES (PDF)
Collier County
- Collier County, document (PDF)
- Collier County, Short Term Vacation Rental Registration
- Collier County 311, Knowledgebase
- Collier County, 2025 auir final (PDF)
- Collier County, 2024 auir (PDF)
- Collier County, Transportationprojects
- Collier County, Capital project updates
Roads and growth
- Gulfshore Business, Collier approves 759 million design contract for flyover
- Gulfshore Business, County commission moves forward with immokalee road upgrades
- WGCU, Collier county state plan multi million dollar road projects
Schools and health
- Collier County Public Schools, Attendance boundaries
- Collier County Public Schools document, Collierschoolscom (PDF)
- NCH Healthcare System locations, Naples
- Physicians Regional Healthcare, Physicians regional pine ridge
- Physicians Regional Healthcare, Physicians regional collier boulevard
Flood, storms and insurance
- Collier County, Floodplain Management
- Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk
- FEMA FloodSmart, What is my flood zone
- congress.gov, IN11777
- floodriskhere.com, Risk rating 2
- comegys.com, Flood insurance in florida your complete guide to staying protected this hurricane season
- WGCU, Collier county residents assess damage after irma
- Business Observer, Against wind
- WGCU, Speed of the ian surge spawned flooding freaked out residents in cocohatchee river area
- Iowa Environmental Mesonet, Afos
- National Weather Service, HurricaneIanSummary (PDF)
- National Hurricane Center, AL092022 Ian (PDF)
- Local 10 News, Hurricane ian in naples flooding damages boats cars businesses homes
- Citizens Property Insurance, 20251210 citizens recommends rate cuts for most policyholders
- Florida Trend, Citizens policy count hits all time low
- greatflorida.com, How old can a roof be to get homeowners insurance in florida
- lewisinsurance.com, Florida roof insurance requirements guide for 2026
- tgafl.com, Florida condo insurance guide
- Florida Building Commission, FULL Report and Cover Legislature 2003 021303 (PDF)
- Goosehead Insurance, Wind mitigation and 4 point inspections
- waypointinspection.com, Wind mitigation 4 point inspections
- radiantinspect.com, 4 point wind mitigation inspection
- roofvista.com, Florida wind mitigation inspection
- impactprotectionprogram.com, Roof insurance florida wind mitigation
- webbinsgroup.com, Hurricane wind mitigation save on insurance costs today
Places