Palm River Homes for Sale in Naples, FL
Palm River homes for sale in Naples, FL, sit in North Naples, ZIP 34110, off Immokalee Road. The 2026 county roll lists 682 single-family houses and 849 condominium units there, and this page keeps the two apart wherever a price appears, with each figure dated and each record set named.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Palm River home buyers in Naples
Palm River in Naples sells as houses or condominiums, never as one blended price. In the 12 months to August 31, 2026, the county recorded 22 single-family house sales in Palm River at a $680,000 median, from $510,000 to $1,380,000, and 35 condominium sales at a $220,000 median, from $170,000 to $310,000.
What the county recorded for houses
Palm River Estate Units hold 19 of those house deeds at a $645,000 county median, and Quail Crossing holds 3. Palm River Shores recorded none in the same window.
What the county recorded for condominiums
Pipers Pointe holds 7 of the county's condominium deeds in that window, at a $260,000 county median, the only condominium with enough deeds for a stand-alone median. Every other condominium appears in a table with its count.
What the MLS export showed
The Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, shows 25 houses and 33 condominiums closed in the year before that date, with 35 active listings and 7 pending.
No entry gate, no master association, no CDD
Palm River has no entry gate, and its streets are public county streets. It has no mandatory master association, and the 2026 county roll shows no community development district.
The river and the golf club
The Cocohatchee River crosses the west side of Palm River, and LaPlaya Golf Club, a private club with its own membership, sits at the centre. A home purchase carries no club membership, and neither the county roll nor the MLS export records river frontage, so each lot is checked on its own.
Taxes in one line
The 2026 county roll puts 9.9721 mills on most Palm River homes, and the median 2026 tax bill is $4,012.22 for houses and $1,939.77 for condominiums. That is context only, because the bill resets at purchase.
Flood varies by address
Palm River's FEMA flood zones differ by address, between houses and condominiums and across the three house plats, so the lender's flood determination on the exact address governs.
What Palm River homes and condos are for sale in Naples right now?
Palm River homes and condos for sale in Naples appear in six live searches below, each reading the MLS labels Palm River, Palm River Estates and Palm River Shores inside a map box drawn around the community's plats. The searches run live, and any count printed beside them carries its date.
Search every Palm River listing
This search shows every home under the three labels, houses and condominiums together. It never uses a wildcard, so similarly named places elsewhere stay out.
Palm River houses for sale
The house search returns single-family houses on the Estate units, Quail Crossing and Palm River Shores. Read the address on each result before the price.
Palm River condos for sale
The condominium search returns units from the 16 county condominium numbers. For the neighbors, see Naples communities.
Palm River listings by price
The split at $350,000 sends nearly every condominium to the first search and every house to the second, and the lower search stops just below the line, so no listing shows in both.
New Palm River listings
This search shows only listings that reached the market in the last 30 days. To hear of a Palm River home before it lists, contact us to save a search and get new listings by email, or ask our agents to watch a plat or a condominium.
What the October 29, 2026 export held
In the October 29, 2026 export, Palm River held 35 active listings, 13 houses and 22 condominiums, and 7 pending, 3 houses and 4 condominiums. The median active list price was $742,500 for houses and $277,500 for condominiums.
What is Palm River in Naples, FL, and where is it?
Palm River in Naples, FL is a neighborhood of houses and condominiums in North Naples, ZIP 34110, in unincorporated Collier County. The county's utility project describes it as lying between Immokalee Road and Imperial Drive. The sections below place it, name who shares its streets and describe the river and the golf club at its centre.
Where Palm River sits in North Naples
The county plats and the roll's site addresses put Palm River in North Naples, ZIP 34110, off Immokalee Road west of I-75, and the 2026 county roll puts every one of its homes in unincorporated Collier County, with no municipal levy.
Unincorporated Collier County
Unincorporated means the county, not a city, is the local government, even though the mailing city on a Palm River address is Naples. The 2026 roll shows no city levy.
Public streets shared with other subdivisions
Palm River has no entry gate and no mandatory master association: its streets are public county streets, and other recorded subdivisions and condominiums share them.
A street name therefore proves little about which association governs an address.
The Cocohatchee River side
The Cocohatchee River runs along the west side of Palm River, and Palm River Shores, with 30 houses, is the house plat this page ties to the river side. The county roll and the MLS export carry no frontage field, so frontage, dock depth and bridge clearance are checked lot by lot, never assumed from a plat name.
LaPlaya at the centre
LaPlaya Golf Club, at 333 Palm River Blvd, is a private club whose course sits in the middle of the neighborhood. The club sets its own membership terms, and none of them attach to a Palm River deed. This page prints no club fee.
What the aerial shows
The aerial photograph near the top of this page shows the Estate units, Quail Crossing and the condominiums around the LaPlaya course, the Cocohatchee River on the west side and neighboring communities around them. It is a USDA NAIP image from USGS The National Map, public domain, with capture date not confirmed.
What have Palm River homes and condos in Naples sold for?
Palm River is two markets that never share one median: 682 single-family houses on three plats and 849 condominium units in 16 county condominium numbers, so this page prints every price figure by product. Every median below names its set and its window, and the sections that follow show the deeds behind each one.
Two markets, never one median
A single all-homes median would describe neither product, so this page never prints one. A prose median needs six or more sales; three to five sit in a table with their count, and one or two sales are listed individually.
Houses in the 12 months to August 31, 2026
The county's 22 house deeds in the 12 months to August 31, 2026 sit at a $680,000 median, the average of the two middle sales because the count is even. Palm River Estate Units recorded 19 of them at a $645,000 county median, Quail Crossing recorded 3, and Palm River Shores recorded none.
Condominiums in the 12 months to August 31, 2026
The county's condominium deeds in that window run from $170,000 to $310,000, at the median in Key takeaways. Pipers Pointe recorded 7 of them at a $260,000 county median. Pebble Shores and Montego Manor recorded 5 each and Naples Keep 4, and the single deeds are in the deed table below.
The prior 12 months and the 60-month window
In the prior 12 months, September 2024 to August 2025, the county recorded 29 house sales at a $680,000 median and 32 condominium sales at a $255,000 median.
For the 60 months from September 2021 to August 2026, the county recorded 139 house sales at a $750,000 median and 194 condominium sales at a $279,500 median. That window holds every year in the tables below.
County sales by calendar year
Each row gives the county's qualified sales by product for one calendar year, and 2026 runs to August 31.
| Year | Houses | Condominium |
|---|---|---|
| County 2017 | 35 sales, median $400,000, $285,000 to $1,250,000 | 37 sales, median $159,900, $130,000 to $183,000 |
| County 2018 | 32 sales, median $400,000 (even n: midpoint of the two middle sales), $280,000 to $799,000 | 51 sales, median $170,000, $129,900 to $225,900 |
| County 2019 | 24 sales, median $410,000 (even n: midpoint of the two middle sales), $330,000 to $1,085,000 | 47 sales, median $164,500, $127,000 to $212,500 |
| County 2020 | 38 sales, median $473,500 (even n: midpoint of the two middle sales), $310,000 to $1,075,000 | 72 sales, median $175,000 (even n: midpoint of the two middle sales), $135,000 to $265,000 |
| County 2021 | 58 sales, median $574,500 (even n: midpoint of the two middle sales), $375,000 to $2,325,000 | 81 sales, median $203,500, $145,000 to $320,000 |
| County 2022 | 31 sales, median $878,000, $599,000 to $1,500,000 | 40 sales, median $303,700 (even n: midpoint of the two middle sales), $200,000 to $387,500 |
| County 2023 | 20 sales, median $765,000 (even n: midpoint of the two middle sales), $549,000 to $1,160,000 | 41 sales, median $310,000, $250,000 to $375,000 |
| County 2024 | 28 sales, median $797,500 (even n: midpoint of the two middle sales), $550,000 to $1,335,000 | 33 sales, median $300,000, $219,000 to $400,000 |
| County 2025 | 30 sales, median $661,250 (even n: midpoint of the two middle sales), $510,000 to $1,425,000 | 29 sales, median $245,000, $180,000 to $330,000 |
| County 2026 (to August 31) | 15 sales, median $685,000, $535,000 to $1,380,000 | 31 sales, median $220,000, $170,000 to $310,000 |
County sales by September to August period
The same deeds grouped by September to August period, each ending August 31.
| Period | Houses | Condominium |
|---|---|---|
| County September 2017 to August 2018 | 31 sales, median $385,000, $280,000 to $770,000 | 47 sales, median $170,000, $129,900 to $196,000 |
| County September 2018 to August 2019 | 22 sales, median $426,500 (even n: midpoint of the two middle sales), $350,000 to $799,000 | 45 sales, median $164,000, $135,000 to $225,900 |
| County September 2019 to August 2020 | 27 sales, median $440,000, $310,000 to $1,085,000 | 62 sales, median $171,000 (even n: midpoint of the two middle sales), $127,000 to $223,000 |
| County September 2020 to August 2021 | 64 sales, median $537,500 (even n: midpoint of the two middle sales), $329,000 to $1,825,000 | 90 sales, median $189,700 (even n: midpoint of the two middle sales), $145,000 to $295,000 |
| County September 2021 to August 2022 | 42 sales, median $770,000 (even n: midpoint of the two middle sales), $375,000 to $2,325,000 | 53 sales, median $275,000, $175,000 to $387,500 |
| County September 2022 to August 2023 | 16 sales, median $742,000 (even n: midpoint of the two middle sales), $549,000 to $1,500,000 | 35 sales, median $310,000, $265,000 to $367,000 |
| County September 2023 to August 2024 | 30 sales, median $770,000 (even n: midpoint of the two middle sales), $550,000 to $1,335,000 | 39 sales, median $305,900, $240,000 to $400,000 |
| County September 2024 to August 2025 | 29 sales, median $680,000, $550,000 to $1,425,000 | 32 sales, median $255,000 (even n: midpoint of the two middle sales), $180,000 to $330,000 |
| County September 2025 to August 2026 | 22 sales, median $680,000 (even n: midpoint of the two middle sales), $510,000 to $1,380,000 | 35 sales, median $220,000, $170,000 to $310,000 |
Every recorded Palm River sale in the 12 months to August 31, 2026
Each row is one qualified county deed, by month recorded.
| Recorded | Price | Plat or condominium | Product | Roll year built |
|---|---|---|---|---|
| County deed, September 2025 | $235,000 | Pebble Shores | condominium | 1995 |
| County deed, September 2025 | $510,000 | Palm River Estate Units | house | 1978 |
| County deed, September 2025 | $245,000 | Naples Keep | condominium | 1988 |
| County deed, October 2025 | $210,000 | Country Club Gardens | condominium | 1974 |
| County deed, October 2025 | $645,000 | Palm River Estate Units | house | 1974 |
| County deed, October 2025 | $530,000 | Palm River Estate Units | house | 1977 |
| County deed, October 2025 | $190,000 | Montego Manor | condominium | 1974 |
| County deed, November 2025 | $675,000 | Palm River Estate Units | house | 1979 |
| County deed, November 2025 | $825,000 | Quail Crossing | house | 1994 |
| County deed, December 2025 | $775,000 | Quail Crossing | house | 1994 |
| County deed, December 2025 | $990,000 | Palm River Estate Units | house | 1982 |
| County deed, January 2026 | $265,000 | Pipers Pointe | condominium | 1992 |
| County deed, January 2026 | $170,000 | Montego Manor | condominium | 1974 |
| County deed, February 2026 | $242,000 | Spanish Pines | condominium | 1981 |
| County deed, February 2026 | $280,000 | Cocohatchee Club | condominium | 1971 |
| County deed, February 2026 | $645,000 | Palm River Estate Units | house | 1979 |
| County deed, February 2026 | $175,000 | The Haciendas | condominium | 1982 |
| County deed, February 2026 | $310,000 | Palm Crest Villas I | condominium | 1972 |
| County deed, February 2026 | $260,000 | Splinterwood | condominium | 1978 |
| County deed, March 2026 | $880,000 | Palm River Estate Units | house | 1978 |
| County deed, March 2026 | $190,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $685,000 | Quail Crossing | house | 1994 |
| County deed, March 2026 | $180,000 | Palm Crest Villas I | condominium | 1972 |
| County deed, March 2026 | $210,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $216,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $600,000 | Palm River Estate Units | house | 1970 |
| County deed, March 2026 | $260,000 | Pipers Pointe | condominium | 1992 |
| County deed, March 2026 | $620,000 | Palm River Estate Units | house | 1987 |
| County deed, April 2026 | $220,000 | Palm Crest Villas II | condominium | 1974 |
| County deed, April 2026 | $267,500 | Country Club Gardens | condominium | 1974 |
| County deed, April 2026 | $175,000 | The Haciendas | condominium | 1982 |
| County deed, April 2026 | $268,000 | Pipers Pointe | condominium | 1991 |
| County deed, April 2026 | $274,900 | Pebble Shores | condominium | 1993 |
| County deed, April 2026 | $183,000 | Montego Manor | condominium | 1974 |
| County deed, April 2026 | $900,000 | Palm River Estate Units | house | 1983 |
| County deed, April 2026 | $1,200,000 | Palm River Estate Units | house | 1971 |
| County deed, April 2026 | $235,000 | Pebble Shores | condominium | 1994 |
| County deed, May 2026 | $180,000 | Cocohatchee Manor | condominium | 1972 |
| County deed, May 2026 | $245,000 | Pipers Pointe | condominium | 1992 |
| County deed, May 2026 | $194,000 | Montego Manor | condominium | 1974 |
| County deed, May 2026 | $226,000 | Pebble Shores | condominium | 1995 |
| County deed, May 2026 | $183,000 | Montego Manor | condominium | 1974 |
| County deed, May 2026 | $535,000 | Palm River Estate Units | house | 1988 |
| County deed, May 2026 | $212,000 | Pebble Shores | condominium | 1995 |
| County deed, May 2026 | $220,000 | Sharondale | condominium | 1982 |
| County deed, May 2026 | $1,380,000 | Palm River Estate Units | house | 1991 |
| County deed, June 2026 | $870,000 | Palm River Estate Units | house | 1981 |
| County deed, June 2026 | $230,000 | Pipers Pointe | condominium | 1991 |
| County deed, June 2026 | $625,000 | Palm River Estate Units | house | 1987 |
| County deed, June 2026 | $1,100,000 | Palm River Estate Units | house | 1972 |
| County deed, July 2026 | $590,000 | Palm River Estate Units | house | 1986 |
| County deed, July 2026 | $200,000 | Cocohatchee Club | condominium | 1971 |
| County deed, July 2026 | $212,000 | Pipers Pointe | condominium | 1992 |
| County deed, July 2026 | $210,000 | Courtwood | condominium | 1980 |
| County deed, July 2026 | $550,000 | Palm River Estate Units | house | 1974 |
| County deed, August 2026 | $695,000 | Palm River Estate Units | house | 1975 |
| County deed, August 2026 | $274,900 | Pipers Pointe | condominium | 1992 |
What does the MLS show about Palm River homes in Naples?
Palm River homes in Naples appear in the MLS as active, pending and sold listings in the October 29, 2026 export: 25 houses and 33 condominiums sold in the year to that date, with 35 active and 7 pending. 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.
Two record sets that never merge
Palm River has two record sets that never merge: the county's qualified deeds to August 31, 2026 and the MLS's 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.
We tracked the October 29, 2026 export row by row against the county roll, joining each MLS row to a roll parcel by street number and first street word. Rows that did not join are left out, not counted.
MLS houses
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 25 houses sold in the year from October 29, 2025 at a $695,000 MLS median, from $355,000 to $1,380,000. The median days on market for those sold houses was 64.
The export also showed 13 active houses at a $742,500 median list price and 3 pending.
MLS condominiums
The October 29, 2026 export shows 33 condominiums sold in that year at a $220,000 MLS median, from $170,000 to $310,000, with a median of 99 days on market. It also lists 22 active condominiums at a $277,500 median list price and 4 pending.
MLS by plat and condominium
The table gives the export's sold count, median sold price, active count and median list price for each plat and condominium in it, with n beside each figure.
| Group | Sold | Median sold | Active | Median list (active) |
|---|---|---|---|---|
| MLS Palm River Estate Units | 21 | $675,000 (n 21) | 8 | $825,000 (n 8) |
| MLS Palm River Shores | 0 | none | 3 | $725,000 (n 3) |
| MLS Quail Crossing | 4 | $757,000 (n 4) | 2 | $687,000 (n 2) |
| MLS Pipers Pointe | 7 | $260,000 (n 7) | 8 | $278,000 (n 8) |
| MLS Pebble Shores | 6 | $223,000 (n 6) | 1 | $279,000 (n 1) |
| MLS Naples Keep | 4 | $213,000 (n 4) | 1 | $229,999 (n 1) |
| MLS Sharondale | 1 | $220,000 (n 1) | 1 | $212,000 (n 1) |
| MLS The Haciendas | 1 | $175,000 (n 1) | 2 | $288,500 (n 2) |
| MLS Courtwood | 1 | $210,000 (n 1) | 2 | $227,450 (n 2) |
| MLS Montego Manor | 4 | $183,000 (n 4) | 0 | none |
| MLS Splinterwood | 1 | $260,000 (n 1) | 3 | $337,500 (n 3) |
| MLS Spanish Pines | 1 | $242,000 (n 1) | 0 | none |
| MLS Cocohatchee Manor | 1 | $180,000 (n 1) | 0 | none |
| MLS Country Club Gardens | 1 | $267,500 (n 1) | 0 | none |
| MLS Cocohatchee Club | 2 | $213,750 (n 2) | 1 | $249,999 (n 1) |
| MLS River Royale | 0 | none | 0 | none |
| MLS Cocohatchee Villas | 0 | none | 1 | $289,000 (n 1) |
| MLS Palm Crest Villas I or Palm Crest Villas II | 3 | $220,000 (n 3) | 2 | $235,000 (n 2) |
Days on market and sale to list
Days on market counts the days from listing to contract, and sale to list compares the closing price with the final list price. In the October 29, 2026 export, the median days on market for sold listings was 64 for houses and 99 for condominiums. Both are agent-entered fields.
How is Palm River in Naples laid out across its plats and condominiums?
Palm River in Naples, FL is laid out as three house plats and 16 condominium numbers on the 2026 county roll, with duplex parcels and two other residential parcels beside them. The sections below count each group and keep the county's figures apart from the figures other sources print for the same buildings.
The county set
The 2026 county roll lists 1,581 parcels in Palm River's 25 county numbers, all in ZIP 34110, and 1,548 of them are homes with a residence row: 682 single-family houses, 849 condominium units, 15 duplex parcels and 2 other residential parcels.
The other 33 parcels carry no residence row, and 9 of them are vacant residential lots. Across the 1,548 homes, the plats and condominium numbers below are the only groupings this page uses.
Palm River Estate Units
Palm River Estate Units hold 575 of the 682 houses, in unit plats 1 to 5, 7 and 8; the county descriptions list no Unit 6.
Quail Crossing and Palm River Shores
Quail Crossing holds 77 houses, with roll years built from 1991 to 2005, and Palm River Shores holds 30, with roll years built from 1955 to 2019. Palm River Shores sits in its own millage area, covered in the taxes section.
Sixteen condominium numbers
The county roll carries 16 condominium numbers in Palm River, because Palm Crest Villas has two and Cocohatchee has three, and each condominium is its own Chapter 718 association with its own budget, rules and approval process.
Pipers Pointe has 240 units, Pebble Shores 144 and Naples Keep 100, and the other 13 hold 365 units, for 849 in all.
Duplex parcels and other residential parcels
The roll lists 15 duplex parcels with a residence row, 13 with two units and 2 with four, built from 1971 to 1989, and 14 of them sit on Estate unit plats. None recorded a qualified deed in the 12 months to August 31, 2026. The 2 other residential parcels are never counted as houses or condominiums. To ask about any of them, contact us.
What are the single-family houses in Palm River, Naples, plat by plat?
Palm River in Naples has 682 single-family houses on three county plats: Palm River Estate Units with 575, Quail Crossing with 77 and Palm River Shores with 30. Their Roll year built runs from 1955 to 2025. This section walks each plat, lists every house deed from the prior 12 months and names what a house buyer checks first.
Single-family houses: 682 on the county roll, built 1955 to 2025
The 2026 county roll counts the houses by plat, and each plat carries its own Roll year built range, shown below. The roll also lists 15 duplex parcels and 2 other residential parcels, which this page keeps out of every house count and house median.
Palm River Estate Units: 575 houses in seven unit plats
The Estate units hold most of Palm River's houses: Units 1 to 5, 7 and 8 on the county roll, with no Unit 6. Their Roll year built runs from 1960 to 2025 at a median of 1979. In the 12 months to August 31, 2026, the county recorded 19 Estate unit house sales at a $645,000 median, from $510,000 to $1,380,000.
Quail Crossing: 77 houses
Quail Crossing holds 77 houses with a Roll year built from 1991 to 2005 and a median of 1993. The county recorded 3 Quail Crossing house sales in the 12 months to August 31, 2026, too few for a prose median, so each sits as its own row in the deed table in the sales section above.
Palm River Shores: 30 houses on the river side
Palm River Shores lies on the far west side along the Cocohatchee River. Its 30 houses have a Roll year built from 1955 to 2019 and a median of 1982, and they sit in millage area 143, a separate tax area. The county recorded no Palm River Shores house sale in the 12 months to August 31, 2026. The prior 12 months, September 2024 to August 2025, show one.
Every recorded Palm River house sale in the prior 12 months
The county recorded 29 single-family house deeds from September 2024 to August 2025, at a $680,000 median. Each row is one deed; street names and parcel numbers are left off.
| Recorded | Price | Plat | Roll year built |
|---|---|---|---|
| County deed, September 2024 | $740,000 | Palm River Estate Units | 1998 |
| County deed, October 2024 | $825,000 | Quail Crossing | 1991 |
| County deed, October 2024 | $1,050,000 | Palm River Estate Units | 1976 |
| County deed, November 2024 | $1,135,000 | Palm River Estate Units | 1977 |
| County deed, December 2024 | $660,000 | Palm River Estate Units | 1971 |
| County deed, December 2024 | $1,285,000 | Palm River Estate Units | 1962 |
| County deed, January 2025 | $1,425,000 | Palm River Estate Units | 1987 |
| County deed, January 2025 | $795,000 | Palm River Estate Units | 1979 |
| County deed, March 2025 | $657,500 | Palm River Estate Units | 1980 |
| County deed, March 2025 | $1,380,000 | Palm River Estate Units | 1981 |
| County deed, April 2025 | $590,000 | Palm River Estate Units | 1979 |
| County deed, April 2025 | $665,000 | Palm River Estate Units | 1990 |
| County deed, May 2025 | $550,000 | Palm River Estate Units | 1971 |
| County deed, May 2025 | $600,000 | Palm River Estate Units | 1966 |
| County deed, May 2025 | $680,000 | Palm River Estate Units | 1974 |
| County deed, June 2025 | $580,000 | Palm River Estate Units | 1965 |
| County deed, June 2025 | $595,000 | Palm River Estate Units | 1972 |
| County deed, June 2025 | $800,000 | Palm River Shores | 1974 |
| County deed, July 2025 | $640,000 | Palm River Estate Units | 1971 |
| County deed, July 2025 | $692,000 | Palm River Estate Units | 1979 |
| County deed, July 2025 | $555,000 | Palm River Estate Units | 1974 |
| County deed, July 2025 | $599,000 | Quail Crossing | 1992 |
| County deed, July 2025 | $615,000 | Palm River Estate Units | 1963 |
| County deed, July 2025 | $550,000 | Palm River Estate Units | 1971 |
| County deed, July 2025 | $616,000 | Palm River Estate Units | 1970 |
| County deed, July 2025 | $730,000 | Palm River Estate Units | 1979 |
| County deed, July 2025 | $760,000 | Palm River Estate Units | 1978 |
| County deed, August 2025 | $950,000 | Palm River Estate Units | 1973 |
| County deed, August 2025 | $755,000 | Palm River Estate Units | 1976 |
Lots, pools and docks on the roll
County building rows show a pool on 476 of the houses and a screen enclosure on 444. Dock, boat lift or seawall rows sit on 67 Palm River homes, 53 in the Estate units and 14 in Palm River Shores. That is a lower bound, not a frontage count, because the roll has no frontage field.
Estate units one by one
Unit 1: 109 houses, Roll year built 1960 to 2002, and 6 county sales in the 12 months to August 31, 2026 at a $577,500 median. Unit 2: 115 houses (1961 to 2019), 1 sale. Unit 3: 80 (1969 to 2023), 4 sales. Unit 4: 2 (1972 to 1978), none. Unit 5: 83 (1973 to 2013), 2 sales. Unit 7: 151 (1979 to 2025), 4 sales. Unit 8: 35 (1976 to 1989), 2 sales.
Infill houses
The county roll shows 2 houses whose first residence row dates to 2025, none to 2024 and none to 2026; a later year on a pool, cage or deck row is never a new house. Both sit in the Estate units. A further 33 houses carry a 2024 or later pool, cage or deck row over an older residence row. The roll also lists 9 vacant residential lots.
What a house buyer checks first
Start with the plat, because year built and tax area differ between plats. On river lots, dock depth, bridge clearance and Gulf access vary by lot and are not on the roll, so ask for a survey. Then the lender's flood determination on the exact address governs. Check the roof and openings, and which county utility project area the address falls in. A Domain Realty Group agent can line these up before an offer.
What are the condominiums in Palm River, Naples, one by one?
Palm River in Naples holds 849 condominium units in 16 county condominium numbers, and each condominium answers to its own association. Pipers Pointe, Pebble Shores and Naples Keep are the three largest. In the 12 months to August 31, 2026, the county recorded 35 condominium sales at a $220,000 median.
Condominiums: 849 units in 16 county condominium numbers
The county roll carries the units in 16 condominium numbers, with Roll year built from 1971 to 1995. Rules, fees and amenities differ by building. Condominium pools sit on common parcels, so the roll shows no pool row on any unit.
Pipers Pointe: 240 units
Pipers Pointe is the largest condominium, with a Roll year built from 1990 to 1992 and, by its own site, 22 two-story buildings. The county recorded 7 sales in the 12 months to August 31, 2026 at a $260,000 median, from $212,000 to $274,900. The October 29, 2026 export joins 16 Pipers Pointe rows: 7 sold, 8 active and 1 pending.
Pebble Shores: 144 units
Pebble Shores has a Roll year built from 1993 to 1995, the latest range among the condominiums. The county recorded 5 sales in the 12 months to August 31, 2026, so its figures sit in the table below with the count. The October 29, 2026 export joins 8 rows: 6 sold, 1 active and 1 pending. Amenities: not published by the association (checked November 1, 2026).
Naples Keep: 100 units
Naples Keep has a Roll year built from 1988 to 1991. The county recorded 4 sales in the 12 months to August 31, 2026, shown in the table below with the count. The October 29, 2026 export joins 6 rows: 4 sold, 1 active and 1 pending. No amenity list is published by this association (checked November 1, 2026).
The smaller condominiums: 13 more, 365 units
The other 13 condominium numbers hold 365 units, from 12 at Palm Crest Villas I to 42 at Sharondale. Where a condominium had 1 or 2 sales, the cell lists the prices instead of a median.
| Condominium | County units | Roll year built | T12 sales | T12 median or prices | 60-month sales | 60-month median |
|---|---|---|---|---|---|---|
| County Pipers Pointe | 240 | 1990 to 1992 | 7 | $260,000 | 40 | $287,500 |
| County Pebble Shores | 144 | 1993 to 1995 | 5 | $235,000 | 34 | $296,000 |
| County Naples Keep | 100 | 1988 to 1991 | 4 | $213,000 | 31 | $275,000 |
| County Sharondale | 42 | 1982 to 1983 | 1 | n/a (list: $220,000) | 5 | $300,000 |
| County The Haciendas | 36 | 1982 to 1982 | 2 | n/a (list: $175,000, $175,000) | 7 | $285,000 |
| County Courtwood | 35 | 1980 to 1981 | 1 | n/a (list: $210,000) | 9 | $210,000 |
| County Montego Manor | 35 | 1974 to 1974 | 5 | $183,000 | 9 | $194,000 |
| County Splinterwood | 34 | 1978 to 1978 | 1 | n/a (list: $260,000) | 8 | $366,000 |
| County Spanish Pines | 31 | 1981 to 1982 | 1 | n/a (list: $242,000) | 12 | $267,500 |
| County Palm Crest Villas II | 31 | 1974 to 1974 | 1 | n/a (list: $220,000) | 9 | $260,000 |
| County Cocohatchee Manor | 30 | 1971 to 1972 | 1 | n/a (list: $180,000) | 10 | $275,500 |
| County Country Club Gardens | 29 | 1974 to 1974 | 2 | n/a (list: $210,000, $267,500) | 4 | $253,750 |
| County Cocohatchee Club | 20 | 1971 to 1972 | 2 | n/a (list: $280,000, $200,000) | 4 | $257,500 |
| County River Royale | 16 | 1979 to 1979 | 0 | n/a | 1 | n/a (list: $310,000) |
| County Cocohatchee Villas | 14 | 1971 to 1971 | 0 | n/a | 7 | $269,000 |
| County Palm Crest Villas I | 12 | 1972 to 1972 | 2 | n/a (list: $310,000, $180,000) | 4 | $289,300 |
T12 is the 12 months to August 31, 2026; the 60-month window runs from September 2021 to August 2026.
Every recorded Palm River condominium sale in 12 months
The county recorded 35 condominium deeds in the 12 months to August 31, 2026, at a $220,000 median, from $170,000 to $310,000. These are the condominium rows of the sales table.
| Recorded | Price | Plat or condominium | Product | Roll year built |
|---|---|---|---|---|
| County deed, September 2025 | $235,000 | Pebble Shores | condominium | 1995 |
| County deed, September 2025 | $245,000 | Naples Keep | condominium | 1988 |
| County deed, October 2025 | $210,000 | Country Club Gardens | condominium | 1974 |
| County deed, October 2025 | $190,000 | Montego Manor | condominium | 1974 |
| County deed, January 2026 | $265,000 | Pipers Pointe | condominium | 1992 |
| County deed, January 2026 | $170,000 | Montego Manor | condominium | 1974 |
| County deed, February 2026 | $242,000 | Spanish Pines | condominium | 1981 |
| County deed, February 2026 | $280,000 | Cocohatchee Club | condominium | 1971 |
| County deed, February 2026 | $175,000 | The Haciendas | condominium | 1982 |
| County deed, February 2026 | $310,000 | Palm Crest Villas I | condominium | 1972 |
| County deed, February 2026 | $260,000 | Splinterwood | condominium | 1978 |
| County deed, March 2026 | $190,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $180,000 | Palm Crest Villas I | condominium | 1972 |
| County deed, March 2026 | $210,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $216,000 | Naples Keep | condominium | 1988 |
| County deed, March 2026 | $260,000 | Pipers Pointe | condominium | 1992 |
| County deed, April 2026 | $220,000 | Palm Crest Villas II | condominium | 1974 |
| County deed, April 2026 | $267,500 | Country Club Gardens | condominium | 1974 |
| County deed, April 2026 | $175,000 | The Haciendas | condominium | 1982 |
| County deed, April 2026 | $268,000 | Pipers Pointe | condominium | 1991 |
| County deed, April 2026 | $274,900 | Pebble Shores | condominium | 1993 |
| County deed, April 2026 | $183,000 | Montego Manor | condominium | 1974 |
| County deed, April 2026 | $235,000 | Pebble Shores | condominium | 1994 |
| County deed, May 2026 | $180,000 | Cocohatchee Manor | condominium | 1972 |
| County deed, May 2026 | $245,000 | Pipers Pointe | condominium | 1992 |
| County deed, May 2026 | $194,000 | Montego Manor | condominium | 1974 |
| County deed, May 2026 | $226,000 | Pebble Shores | condominium | 1995 |
| County deed, May 2026 | $183,000 | Montego Manor | condominium | 1974 |
| County deed, May 2026 | $212,000 | Pebble Shores | condominium | 1995 |
| County deed, May 2026 | $220,000 | Sharondale | condominium | 1982 |
| County deed, June 2026 | $230,000 | Pipers Pointe | condominium | 1991 |
| County deed, July 2026 | $200,000 | Cocohatchee Club | condominium | 1971 |
| County deed, July 2026 | $212,000 | Pipers Pointe | condominium | 1992 |
| County deed, July 2026 | $210,000 | Courtwood | condominium | 1980 |
| County deed, August 2026 | $274,900 | Pipers Pointe | condominium | 1992 |
Cocohatchee Club, Manor and Villas
Cocohatchee Club has 20 units, Manor 30 and Villas 14, with Roll year built 1971 to 1972, 1971 to 1972 and 1971. The county recorded 2 Club sales, 1 Manor sale and none at Villas in the 12 months to August 31, 2026.
Palm Crest Villas I and II
Palm Crest Villas I has 12 units (Roll year built 1972) and Palm Crest Villas II has 31 (1974), kept by the county as two condominium numbers. The county recorded 2 sales at Villas I and 1 at Villas II in the 12 months to August 31, 2026.
Courtwood, Sharondale and The Haciendas
Courtwood has 35 units (Roll year built 1980 to 1981), Sharondale 42 (1982 to 1983) and The Haciendas 36 (1982). The county recorded 1 sale at Courtwood, 1 at Sharondale and 2 at The Haciendas in the 12 months to August 31, 2026, each listed in the table above. Amenities and rules: not published by the association (checked November 1, 2026).
Montego Manor, Splinterwood and Spanish Pines
Montego Manor has 35 units (Roll year built 1974), Splinterwood 34 (1978) and Spanish Pines 31 (1981 to 1982). The county recorded 5 Montego Manor sales in the 12 months to August 31, 2026, shown in the table with the count, and 1 each at Splinterwood and Spanish Pines.
Country Club Gardens and River Royale
Country Club Gardens has 29 units (Roll year built 1974) and River Royale 16 (1979). The county recorded 2 Country Club Gardens sales and none at River Royale in the 12 months to August 31, 2026.
Arthrex corporate housing at 208 Palm River Blvd
Arthrex is replacing three four-unit condominium buildings at 208 Palm River Blvd, built in 1989, with one five-story, 41-unit corporate housing building approved by county rezoning; no completion date is published by the company. The Business Observer reported the building under construction on August 26, 2026. Contact Domain Realty Group to have an address checked against the rezoning record.
How big are Palm River homes in Naples, and how do houses and condos differ?
Palm River homes in Naples differ by product, and the county roll and the MLS export measure size in different ways, so houses and condominiums never share one figure. The table gives each product's base area and per-foot figure, and the sections below add the export's living area, bedrooms and baths.
| Product | Homes | County base area (sq. ft.) | T12 price per base sq. ft. |
|---|---|---|---|
| County houses | 682 | 1,957 | $331 |
| County condominium | 849 | 1,132 | $197 |
T12 is the 12 months to August 31, 2026.
House living area in the MLS
In Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, the 25 sold houses show a median living area of 2,100 sq. ft. All 41 joined house rows of any status range from 1,278 to 4,500 sq. ft.
Condominium living area in the MLS
The 33 sold condominiums in the October 29, 2026 export show a median living area of 1,120 sq. ft.; all 59 joined condominium rows range from 970 to 1,611 sq. ft.
County base area by product
The table above takes its size column from residence building rows only, so pool, cage and deck rows never inflate it. That column is the property appraiser's measure, while living area is the listing agent's entry, so the two never merge. This page prints no county size for an individual house.
Bedrooms and baths
The county bundle has no bedroom field, so bedrooms and baths come from the October 29, 2026 export, counting every joined row of any status. Of 41 house rows, 20 list three bedrooms, 9 four and 8 three plus a den; 32 list two full baths. Of 59 condominium rows, 46 list two bedrooms, 7 two plus a den and 6 three; 58 list two full baths.
Price per square foot, labelled by set
Price per square foot depends on the size measure, so each set keeps its own. The table above gives the county median for each product in the 12 months to August 31, 2026, on base area. The export's figure on living area is left out so two measures are never set side by side.
Duplex parcels
The county roll lists 15 duplex parcels with a residence row, 14 in the Estate units and 1 in Palm River Shores, with Roll year built from 1971 to 1989. The county recorded no duplex sale in the 12 months to August 31, 2026. September 2024 to August 2025 shows one, at $580,000.
What size figures never mean
Neither measure is an appraisal or a promise of what a buyer will measure. Confirm any size you rely on with a survey or an appraisal. For other areas, see Domain Realty Group's Naples communities.
How old are Palm River homes in Naples, and what should a buyer check on an older building?
Palm River homes in Naples were built from 1955 to 2025 for houses and from 1971 to 1995 for condominium buildings, so most predate the 2002 statewide building code. A buyer of an older building checks the roof, openings, plumbing, electrical and, for a condominium, the association's records. Roll year built comes from the county's earliest residence row.
| Product | Homes | Year built range | Year built median |
|---|---|---|---|
| County houses | 682 | 1955 to 2025 | 1980 |
| County condominium | 849 | 1971 to 1995 | 1988 |
Year built for houses and condominiums
On the 2026 county roll, Palm River's single-family houses were built from 1955 to 2025, with a median year built of 1980, and its condominium buildings from 1971 to 1995, with a median of 1988, counting each home's earliest residence row. By plat, the Estate units run 1960 to 2025 (median 1979), Palm River Shores 1955 to 2019 (1982) and Quail Crossing 1991 to 2005 (1993).
Year built, condominium by condominium
Roll year built runs from 1971 at the three Cocohatchee condominiums to 1993 to 1995 at Pebble Shores, with Pipers Pointe at 1990 to 1992 and Naples Keep at 1988 to 1991. The table in the condominium section above gives every condominium's range.
The 2002 statewide building code
Florida's first statewide building code took effect March 1, 2002, replacing local codes. Every Palm River condominium has a Roll year built before 1996 and so predates it. Among houses, the top of the range in several Estate units, Quail Crossing and Palm River Shores reaches 2002 or later. Wind credits can turn on what was retrofitted, not on a code year.
Roofs and openings
Roof material and installation year are not in the county records this page uses. Ask for the roof covering's installation year and permit, and for the wind mitigation inspection report with its date, which documents roof shape, covering, roof-to-wall connections, deck attachment and opening protection.
Plumbing and electrical on older houses
A four-point inspection reviews roof, electrical, plumbing and HVAC, and many carriers ask for one on older buildings. With houses dating from 1955, ask the seller for permit history and have a licensed inspector report; the roll records building rows, not the condition of systems.
Condominium buildings and the three-story rule
Florida's milestone inspection and structural integrity reserve study rules apply only to condominium buildings of three habitable stories or more. Pipers Pointe describes 22 two-story buildings; the story count of the other Palm River buildings is not published, so confirm it with each association. The Florida law section later on this page sets out the rules.
Teardown and rebuild evidence
The county's improved-sale records for September 2021 to August 2026 show no house that sold and later shows a newer residence row afterward. Three homes carry a pool or dock row older than their earliest residence row, which a rebuild can leave behind, but the roll alone does not prove one.
Inspections to order
For a house: a general inspection, a wind mitigation inspection, a four-point inspection if the carrier asks, and a survey. For a condominium: the master policy declarations page, roof ownership, milestone and reserve-study status, and any special assessment. For a river lot, add dock and seawall condition.
What does Palm River in Naples have, from the river to LaPlaya, and what does it not have?
Palm River in Naples has a river on its west side, a private golf club inside it, and condominium pools and clubhouses that vary by building. Its houses share no clubhouse or pool, and its streets are public county streets. This section separates what is published, what is optional and what Palm River does not have.
No clubhouse or pool for the houses
The Palm River Homeowners and Civic Association's newsletter of March 18, 2025, read October 17, 2026, lists Palm River Park, bridge garlands, July 4 flags, lighted palm trees and the Palm River Boulevard median. It lists no clubhouse or pool. Houses sit on public county streets with a voluntary civic association, not a master amenity package.
Condominium pools and clubhouses
Condominium pools sit on each association's common land, so the association describes them. Pipers Pointe publishes its amenities. For every other Palm River condominium, amenities are not published by the association (checked November 1, 2026). Ask for the rules, budget and amenity list during the contract period.
Pipers Pointe amenities
Pipers Pointe's website and 2026 rules handbook, dated 5/12/2026, describe two pools, one with lap lanes, a clubhouse with a kitchen, lakes and fountains, and assigned carports with parking permits. Smoking is prohibited in the pools, pool decks and clubhouse. The handbook is abridged, so read the full documents.
LaPlaya Golf Club: optional and private
LaPlaya Golf Club, at 333 Palm River Blvd, is a private club with its own membership, and owning a home in Palm River carries no golf right and no club membership. The club's own history dates its course to 1957 and says the redesigned course was "completed in the fall of 2002". Ask the club directly about membership terms.
Palm River Park
The civic association's newsletter says Palm River Park opened in 2014 on land donated by residents, with sculptures, landscaping and a flagpole the association funded. It gives no hours, owner or amenity list, so none is printed here.
The Cocohatchee River and Wiggins Pass
The Cocohatchee River runs through the west side of Palm River and reaches the Gulf at Wiggins Pass, but river frontage, dock depth and bridge clearance vary by lot, and neither the county roll nor the MLS export carries a frontage field. For river lots, Gulf access varies by lot. A public boat ramp at Cocohatchee River Park on Vanderbilt Drive also reaches Wiggins Pass, as carried from a read of October 17, 2026.
Golf carts on Palm River streets
The civic association's March 2025 newsletter says golf carts are "not legally permitted on our streets." Palm River's streets are public county streets, not club roads, so a club membership does not change that.
What Palm River does not have
Palm River has no entry gate and no clubhouse or pool shared by its houses. It has no golf right attached to a home, no frontage field on the county roll or in the MLS export, and no Gulf beach inside it, because Palm River sits inland.
What is near Palm River in Naples, and which schools and services serve it?
Palm River in Naples sits off Immokalee Road in North Naples, and the Domain Realty Group route table lists free-flow distances to the main shopping, hospitals and the airport. Schools are assigned by address, and the county roll names the fire district. This section gives each distance, the assigned schools and the fire line.
Distances in the Domain Realty Group route table
The route table measures free-flow distances from the community's center point with no traffic added, so allow extra time in season. This page prints miles only. Southwest Florida International Airport is 25.3 route miles away.
Shopping and dining
Mercato, on US 41 north of Vanderbilt Beach Road, is 3.8 route miles away, and Waterside Shops on Tamiami Trail North is 6.1 route miles. Coastland Center is 8.8 route miles and Fifth Avenue South 10.6 route miles.
Hospitals
NCH North Naples Hospital is 1.4 route miles away. Physicians Regional Medical Center, Pine Ridge, is 7.3 route miles, and NCH Baker Hospital, downtown, is 10.6 route miles. These are route distances, not a measure of emergency arrival.
Beaches west of Palm River
Palm River sits inland of the Gulf beaches. Vanderbilt Beach, a county beach park, and Delnor-Wiggins Pass State Park are the Gulf beaches on this side of Naples, and Barefoot Beach Preserve lies just north of Wiggins Pass. The route table has no beach row, so this page prints no beach distance.
Schools by address
The district's address lookup for 12 sampled Palm River addresses, as carried for the 2026-27 year, assigns Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High; assignment is by address and can change each year, so confirm with the district. Collier County Public Schools' 2025-2026 grades brief, carried from a read of October 17, 2026, shows an A for the elementary and middle schools in each year SY22 to SY26, and for the high school in SY24 to SY26.
Fire district on the roll
The 2026 county roll lists North Collier Fire Control, at 1.0000 mills, on Palm River's tax bills. That line is one of the 12 authority lines in the tax sections later on this page.
Immokalee Road
Immokalee Road (CR 846) runs along the north side of Palm River as a six-lane commercial arterial, as carried from earlier road descriptions. Our Naples hub lists the other North Naples communities.
Who governs Palm River in Naples: the civic association and each condominium?
Palm River in Naples has no mandatory master association, so governance depends on the address. A civic association exists but is optional, each condominium is its own Chapter 718 corporation, and only Pipers Pointe publishes rules a buyer can read today. This section names who holds what and which documents to request.
No mandatory master association
Palm River's streets are public county streets, and no single board bills every owner. What a buyer takes on depends on the address: a condominium association, a smaller homeowners' association where one is recorded, or neither.
The voluntary civic association
The Palm River Homeowners and Civic Association is voluntary; its public website returned a host's account notice instead of association content on November 1, 2026, so its dues levels are carried from a read dated October 17, 2026. The association funds common-area landscaping and holiday decorations, and nothing it publishes gives it assessment, lien or enforcement power over a lot.
Each condominium is its own association
Every Palm River condominium is a separate Chapter 718 corporation with its own board, budget, reserve schedule and rule book. The Florida Department of Business and Professional Regulation lists the corporations, but a listing is not a rule set: dues, leasing, pets and approvals sit in each association's declaration and rules.
Pipers Pointe's published rules
Pipers Pointe, with 240 units in 22 two-story buildings, publishes the only rule set a buyer can read today (checked November 1, 2026). Its site says membership "is mandatory", purchase agreements "must be pre-approved" and leases run at least 90 days.
The other condominiums: not published
Pebble Shores, Naples Keep and the 13 smaller condominiums publish no rules, fees or budgets on any public page we found (checked November 1, 2026). Not published means not found, not nonexistent: each association holds documents it gives a buyer during the contract period.
House and duplex owners
House and duplex owners in the Estate units and Palm River Shores have no mandatory association fee from the civic group. Quail Crossing is carried in earlier reads as having its own association, and this page found no public rules or fees for it. Published deed restrictions for the Estate plats were not found.
What rules apply when you buy or lease in Palm River, Naples?
Palm River in Naples has few rules a buyer can read before contract, because only Pipers Pointe publishes its own. That condominium requires approval of a purchase and sets lease minimums, while Collier County requires registration of qualifying short-term rentals everywhere in unincorporated Palm River. Every other rule sits in recorded documents to request.
Condominium purchase approval
At Pipers Pointe a purchase agreement "must be pre-approved" by the board through the management company, with a signed agreement, application and references and a $100 non-refundable application fee, as published November 1, 2026.
Leasing minimums at Pipers Pointe
Pipers Pointe sets a minimum rental period of 90 days and allows no more than three leases in a calendar year, per its handbook dated 5/12/2026. Leases must be in writing and approved, subleasing is not allowed, a $100 application fee applies and a renewal carries a $10.00 fee. These are one association's rules; no other Palm River condominium publishes lease terms.
Collier County short-term rental registration
Palm River sits in unincorporated Collier County, where Ordinance 2021-45, effective January 3, 2022, requires an owner who rents a property for fewer than 30 days on more than three occasions in a calendar year to register with the county. Registration carries a $50 non-refundable fee and requires a state license and a named responsible party, and fines run up to $500 per violation per day. These county terms are carried from an earlier read, not re-fetched November 1, 2026. A condominium's rules can be stricter, and Pipers Pointe's are.
Pets
Pipers Pointe's handbook allows domesticated dogs and cats in owner-occupied units, requires a leash outside the unit and says no pets of any kind are permitted in leased or rented units. An owner who keeps an animal must carry a $20,000 liability policy naming the association, and the handbook states that ADA and Fair Housing Act provisions govern assistance animals.
Architectural review
Pipers Pointe posts an Application for Architectural Review: hurricane shutters need written approval and must be in the color the handbook sets, and second-floor flooring other than carpet needs written approval and a sound rating the handbook sets.
Docks and river lots
Palm River's river lots (Gulf access varies by lot) sit on the Cocohatchee River, but dock depth and bridge clearance are not carried by the county roll or the MLS export.
Florida law on rental amendments
Florida law lets condominium and homeowners' associations adopt rental rules through amendments to their governing documents, and whether an amendment binds an existing owner depends on its wording and its date. Not legal advice; ask a Florida real estate attorney.
What does a buyer pay each year in Palm River, Naples?
A buyer in Palm River, Naples pays different annual costs for a house and for a condominium. A house carries no master association fee, while each condominium sets its own fee by budget, and taxes, insurance and any flood policy apply to both. This section separates what is published from what is not.
Condominium fees: set by each association
Each Palm River condominium sets its own fees, and only Pipers Pointe publishes a rule set a buyer can read today; this page prints no association fee as fact, and the only fee figures shown are listing-agent entries in the MLS, dated and labelled as the October 29, 2026 export. Fees are set by each association's budget, so one building's figure says nothing about another's.
MLS fee fields from the October 29, 2026 export
We tracked the fee fields for the 100 joined Palm River rows in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. Each cell reads rows filled, median entry and range, and "none" means no listing filled the field. The figures are SUPPORTING, as entered by listing agents, the October 29, 2026 export, never the association's rate.
| Group | Condo fee annualized (MLS) | HOA fee annualized (MLS) | Total annual recurring (MLS) |
|---|---|---|---|
| MLS Palm River Estate Units | 0, none, none | 3, $3,200 (n 3) | 10, $360 (n 10), $352 to $4,960 |
| MLS Palm River Shores | 0, none, none | 0, none | 0, none, none |
| MLS Quail Crossing | 0, none, none | 6, $496 (n 6) | 7, $512 (n 7), $480 to $512 |
| MLS Pipers Pointe | 13, $4,332 (n 13), $4,300 to $4,372 | 2, $4,343 (n 2) | 16, $4,332 (n 16), $4,286 to $4,400 |
| MLS Pebble Shores | 5, $6,148 (n 5), $6,148 to $6,148 | 2, $6,148 (n 2) | 8, $6,148 (n 8), $4,968 to $6,148 |
| MLS Naples Keep | 4, $6,000 (n 4), $4,880 to $6,000 | 1, $5,600 (n 1) | 6, $6,000 (n 6), $4,880 to $6,000 |
| MLS Sharondale | 1, $8,748 (n 1), $8,748 to $8,748 | 0, none | 2, $8,674 (n 2), $8,600 to $8,748 |
| MLS The Haciendas | 2, $6,140 (n 2), $6,140 to $6,140 | 0, none | 3, $6,140 (n 3), $6,140 to $6,820 |
| MLS Courtwood | 1, $8,000 (n 1), $8,000 to $8,000 | 0, none | 3, $7,860 (n 3), $7,860 to $8,000 |
| MLS Montego Manor | 3, $10,928 (n 3), $10,317 to $10,928 | 0, none | 4, $10,622 (n 4), $10,312 to $10,928 |
| MLS Splinterwood | 3, $7,977 (n 3), $7,424 to $7,978 | 1, $6,568 (n 1) | 4, $7,702 (n 4), $6,568 to $7,980 |
| MLS Spanish Pines | 0, none, none | 0, none | 1, $9,784 (n 1), $9,784 to $9,784 |
| MLS Cocohatchee Manor | 1, $6,320 (n 1), $6,320 to $6,320 | 0, none | 1, $6,320 (n 1), $6,320 to $6,320 |
| MLS Country Club Gardens | 0, none, none | 0, none | 1, $5,676 (n 1), $5,676 to $5,676 |
| MLS Cocohatchee Club | 1, $5,616 (n 1), $5,616 to $5,616 | 2, $1,400 (n 2) | 3, $5,060 (n 3), $5,060 to $5,616 |
| MLS River Royale | 0, none, none | 1, $7,200 (n 1) | 1, $7,200 (n 1), $7,200 to $7,200 |
| MLS Cocohatchee Villas | 1, $7,400 (n 1), $7,400 to $7,400 | 0, none | 1, $7,400 (n 1), $7,400 to $7,400 |
| MLS Palm Crest Villas I or Palm Crest Villas II | 4, $7,652 (n 4), $7,643 to $7,660 | 1, $7,600 (n 1) | 5, $7,644 (n 5), $7,600 to $7,660 |
House owners: no master fee
A Palm River house in the Estate units or Palm River Shores carries no master association fee, and the county roll shows no CDD line. What a house owner pays each year is taxes, insurance, any flood policy and maintenance, plus the optional civic dues if chosen.
Civic association dues: voluntary
Dues to the Palm River Homeowners and Civic Association are optional. The levels this page carries come from a read dated October 17, 2026, and they are not printed here. Confirm current levels with the association, and do not count them as a required cost of owning in Palm River.
Insurance as an annual cost
Insurance varies by address across Naples, and this page prints no premium because none is sourced for a Palm River address. Wind coverage depends on the roof, the openings and the year built, flood is excluded from standard homeowner and condominium policies, and a condominium owner also pays toward the association's master policy through fees.
Property taxes as an annual cost
Taxes are the one annual cost published in full for every parcel. The 2026 millage and its line items appear under the property-tax section below, and worked examples follow it.
Utility rebuild: no owner charge published
The county's Palm River utility project pages list no owner charge of any kind, whether assessment, connection fee or monthly rate, in the read of November 1, 2026, so this page prints none. After conversion, an owner maintains what sits outside the utility easement.
What does a buyer pay once at purchase in Palm River, Naples?
A buyer in Palm River, Naples pays one-time costs that differ by product: a condominium purchase can add an association application fee and an estoppel certificate, while a house purchase adds none from a master association. Title, survey, inspections and any elevation certificate apply to both. Capital contributions are not published.
Estoppel certificates
A condominium resale needs an estoppel certificate from the association stating what the seller owes. Under s. 718.116 it is valid for 30 days when delivered by hand or electronically and 35 days when mailed, and the state's regulator publishes the capped fees, starting at $299 (carried from an earlier read). For a house in a mandatory homeowners' association, s. 720.30851 is the equivalent rule.
Condominium application fees
Pipers Pointe publishes a $100 non-refundable application fee for a purchase or a lease (checked November 1, 2026). No other Palm River condominium publishes an application fee, so each is not published by the association.
Capital contributions: not published
Capital contributions, sometimes charged at resale to fund reserves, are not published for any Palm River condominium. Information not available at time of publishing (checked 2026-11-01).
Title, survey and inspections
Title insurance, a survey and a home inspection apply to a Palm River house purchase. Older houses justify a four-point inspection and a wind mitigation inspection, and a pool, cage or dock adds its own checks.
Flood elevation certificate
Ask the seller for any elevation certificate on the address. Collier County publishes a library of elevation certificates, but the library also covers neighboring streets, so this page prints no count for Palm River. A missing certificate means unknown, not low.
Closing timeline
A condominium resale in Palm River follows the order set by s. 718.503: the seller delivers the resale package, the buyer has a cancellation right, and the estoppel certificate is ordered early because it stays valid only 30 or 35 days. Buyers comparing other Naples communities should plan contract dates around how fast the association responds, which is not published.
What are property taxes on a home in Palm River, Naples?
Property taxes on a Palm River, Naples home follow the 2026 Collier County roll, which sets one total rate for most addresses and a lower one for Palm River Shores. A bill depends on taxable value, exemptions and a flat non-ad valorem amount, and it resets at purchase. This section lays out the rates, the line items and the exemptions.
Three millage areas
Most Palm River homes sit in Collier County millage areas 308 and 228, where the 2026 rate is 9.9721 mills including a Palm River Sidewalk MSTU line, and Palm River Shores sits in area 143 at 9.3696 mills, with no community development district on the 2026 roll. The county's 1,548 homes split across area 308 (1,439 homes: the Estate units and all 16 condominiums), area 228 (77 Quail Crossing houses) and area 143 (32 Palm River Shores homes).
Taxes table: the twelve 2026 authority lines
The county roll lists these twelve lines for areas 308 and 228, in mills per $1,000 of taxable value. It is the roll's arithmetic, not a bill.
| Authority line | 2026 mills (areas 308 and 228) |
|---|---|
| General Fund | 3.0107 |
| Water Management Fund, South Florida | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School Board, state law | 1.8990 |
| School Board, local board | 2.2480 |
| Collier County Lighting | 0.1025 |
| Collier Mosquito Control | 0.1331 |
| North Collier Fire Control | 1.0000 |
| Unincorporated General MSTD | 0.6844 |
| Collier Water Pollution Control Program | 0.0246 |
| Conservation Collier | 0.1772 |
| Palm River Sidewalk MSTU | 0.5000 |
| Total, twelve lines | 9.9721 |
| Of which the non-school authorities | 5.8251 |
| Area 143 note: Palm River Shores total, with no lighting line and no sidewalk MSTU | 9.3696 |
The Palm River Sidewalk MSTU
The Palm River Sidewalk MSTU adds 0.5000 mills in areas 308 and 228. It is an ad valorem line on the tax bill, not a homeowners' association fee and not a non-ad valorem assessment.
Non-ad valorem lines
Non-ad valorem charges are flat amounts, not millage. On the 2026 roll, 678 houses carry $269.77, three carry $0.00 and one carries $3,881.80, while 781 condominium units carry $0.00 and 68 carry $269.77, and the 15 duplex parcels carry $539.54 each. The roll's line names are not in the bundle we read, so ask the tax collector what the $269.77 covers.
No community development district
The 2026 county roll lists no CDD line for Palm River, so no district bond or operations charge is added to a tax bill here.
Homestead and Save Our Homes
A buyer who qualifies and files for homestead receives the first $25,000 exemption plus an additional exemption of up to $26,411 for 2026, as the Florida Department of Revenue publishes. In the area 308 illustration, the first $25,000 saves $249.30 and the additional exemption saves $153.85, for $403.15 in all. Save Our Homes then limits how fast the assessed value can grow, at 2.7 percent for 2026. Per $100,000 of taxable value at 9.9721 mills, the tax is $997.21.
Why a current bill is not your bill
The 2026 county roll shows a median bill of $4,012.22 for houses and $1,939.77 for condominium units, but that is context only: a new buyer is reassessed at purchase, so a seller's bill is not a forecast. For a worked estimate on an address, ask one of our agents.
What do worked cost examples show for a Palm River home in Naples?
Worked examples for a Palm River home in Naples show how the county's 2026 rates turn a price into an annual tax figure. Each is an illustration, not a bill, built on the county's recorded medians and the area 308 rate, with taxable value set equal to the price. They exclude insurance, association fees and utilities.
How the examples are built
Each example takes a price from the county's recorded sales for the 12 months to August 31, 2026, treats taxable value as equal to that price, applies the area 308 rate of 9.9721 mills and adds the non-ad valorem amount the roll shows most often for that product. The homestead line then subtracts the 2026 exemptions. It is an illustration, not a bill, and a buyer's real taxable value is set by the county.
A house at the county median
At the county's $680,000 median for house sales in the 12 months to August 31, 2026, the ad valorem tax is $6,781.03 and the non-ad valorem amount is $269.77, for $7,050.80 in all. With homestead the illustration is $6,647.65.
A condominium at the county median
At the county's $220,000 median for condominium sales in the 12 months to August 31, 2026, the ad valorem tax is $2,193.86 and the non-ad valorem amount is $0, for $2,193.86 in all. With homestead the illustration is $1,790.71. Most condominium units show $0.00 non-ad valorem on the roll, and condominium fees are separate and not included.
A Pipers Pointe unit
At Pipers Pointe, the county recorded 7 sales in the 12 months to August 31, 2026 at a $260,000 median. On that price the ad valorem tax is $2,592.75 and the non-ad valorem amount is $0, so the illustration is $2,592.75, or $2,189.60 with homestead. Association dues there are paid quarterly, are not published, and are not included.
What the examples leave out
The examples leave out association fees, insurance, flood coverage, utilities, the civic association's optional dues and any special assessment. To run an address, contact us.
Is Palm River in Naples in a flood zone, and how do storms and insurance work?
Palm River in Naples spans more than one flood zone, so the answer depends on the address, not the name. The FEMA map shows Zone X at some points and Zone AE at others, and storms matter to insurance through the year built and the roof. This section sets out the map readings and the questions to ask an insurer.
Flood zones vary by address
Flood zones in Palm River vary by address: of 60 address points read on the FEMA map on October 17, 2026, 35 were Zone X, 24 Zone AE and 1 Zone AH, and the lender's flood determination on the exact address governs. Houses read 22 X, 19 AE and 1 AH of 42 points.
Palm River Shores and the river side
Palm River Shores reads Zone AE at every sampled point, four of four, with a base flood elevation of 9 ft shown, and the proposed map keeps all four in AE. Among the Estate units, Unit 7 reads AE at 7 of 10 sampled points, while Unit 8 reads X at all 4. The same neighborhood name therefore covers both Zone X and Zone AE readings.
Condominiums on the flood map
Of 18 sampled condominium points, 13 read Zone X and 5 read Zone AE. Pipers Pointe reads X at its three points, while Cocohatchee Club reads AE at two of three. Pebble Shores, Spanish Pines, Courtwood, Country Club Gardens, River Royale and Cocohatchee Villas were not sampled, so their zones are unknown, not zero. The lender's flood determination on the exact address governs.
Preliminary map changes
A proposed FEMA map, labelled preliminary, is not in force. At the same 60 points it reads 45 in Zone X and 15 in Zone AE at 9 ft, where the effective map reads 35 X, 24 AE and 1 AH. Collier County opened a 90-day appeal period on August 19, 2026, subject to change, and county pages give different effective dates, so ask the county for the current status.
Evacuation zone
Palm River addresses read evacuation Zone C at all 60 sampled points on the county layer, carried from the October 17, 2026 read. Evacuation zones are set by storm-surge risk, not by flood insurance zone.
Storm history as reported
The National Weather Service Miami post-storm report of October 14, 2022 named "the Cocohatchee River and Palm River areas" among places with significant to major storm flooding from Hurricane Ian on September 28, 2022. No outlet we found describes Palm River effects in Hurricane Helene or Hurricane Milton in 2024, and that account is not published.
Wind insurance and the code era
The first statewide Florida Building Code took effect March 1, 2002, and all Palm River condominium buildings and nearly all houses predate it. Insurers therefore ask about the roof, the openings and the wiring and plumbing, often through a four-point inspection and a wind mitigation inspection. Florida's state home-hardening grant program, in a read carried from October 28, 2026, publishes criteria of homestead, built before 2008 and insured value of $700,000 or less, with grants up to $10,000; check current funding.
Condominium master policies
Each Palm River condominium carries its own master policy, which normally covers the building structure and common areas, while the unit owner buys a policy for the interior and belongings. Carrier, deductible and flood coverage for each Palm River building are not published.
What does Florida law require in Palm River, Naples, and what is the county rebuilding?
Palm River in Naples falls under Florida's condominium and homeowners' association statutes and under a county utility rebuild now under way. Condominium buildings of three habitable stories or more face milestone inspections and reserve studies, resale packages and estoppel rules apply to condominium sales, and the rebuild touches roads, sewer and water.
Milestone inspections
Under s. 553.899, a condominium building of three habitable stories or more needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years, and a local agency may require it at 25 years. Phase one is a visual examination; phase two follows only if substantial structural deterioration is found.
Structural integrity reserve studies
Under s. 718.112(2)(g), an association must complete a structural integrity reserve study at least every 10 years for each building of three habitable stories or higher. The study states remaining useful life, replacement cost and a reserve funding schedule for items such as the roof, structure, plumbing, electrical and windows. 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; Pipers Pointe describes 22 two-story buildings, and the story count of the other buildings is not published, so confirm it with each association.
Condominium disclosure, s. 718.503
Condominium disclosure, s. 718.503, requires the seller to give the buyer the declaration, articles, bylaws and rules, the budget and financial statements, any milestone summary and the latest reserve study or a statement that none exists. The buyer then has a 7-day cancellation right counted without weekends and legal holidays, and contracts after December 31, 2024 carry a conspicuous milestone and reserve-study statement.
Disclosure for houses
A house in Palm River carries fewer statutory documents than a condominium. If a mandatory homeowners' association applies to the lot, ask the seller for its governing documents before contract. With no mandatory association, the title commitment and the recorded covenants are the documents to read, so ask the title company which covenants apply to the lot.
The county utility rebuild, area by area
Collier County's Palm River utility project, read November 1, 2026, lists Areas 1 and 2 complete, Area 4 under construction and Areas 3, 5 and 6 under design, and it publishes no owner assessment or connection fee. Area 4, 24 lots on the west side, had an anticipated completion of May 2026, and the update of April 15, 2026 showed restoration at 99 percent.
Owner duties after sewer conversion
In Area 4, the county's letter of February 20, 2026 says improvements outside the utility easement are owned, operated and maintained by the property owner, and owners assume ownership of the grinder pump stations after sign-off. The contractor's warranty runs 12 months and the manufacturer's runs 63 months. For another area, ask Collier Public Utilities what applies. This is not legal advice; a Florida real estate attorney can confirm it.
How do Palm River home prices in Naples compare with nearby North Naples communities?
Palm River in Naples can be read beside eight nearby communities, all measured from the same 2026 county roll and the same window of recorded deeds, the 12 months to August 31, 2026. The two tables below keep houses with houses and condominiums with condominiums, because one blended median would mix two different markets.
County peer table: houses
Each row gives county-recorded house sales and their median; miles are straight-line between plat centres, not driving distance.
| Community | Straight-line miles | County sales | County median |
|---|---|---|---|
| County Palm River, Naples houses | 0 (subject) | 22 | $680,000 |
| County Willoughby Acres houses | 0.89 | 10 | $680,000 |
| County Imperial Golf Estates houses | 1.05 | 26 | $1,030,000 |
| County Collier's Reserve houses | 1.11 | 16 | $2,200,000 |
| County Carlton Lakes houses | 1.63 | 9 | $785,000 |
| County Naples Park houses | 2.37 | 114 | $850,000 |
| County Cypress Woods Golf and Country Club houses | 2.57 | 10 | $707,500 |
| County Wiggins Bay houses | 2.8 | ||
| County Audubon houses | 3.51 | 20 | $1,837,500 |
Wiggins Bay has no houses on the 2026 roll, so its cells are blank.
County peer table: condominiums
The condominium table uses the same window and distance column.
| Community | Straight-line miles | County sales | County median |
|---|---|---|---|
| County Palm River, Naples condominiums | 0 (subject) | 35 | $220,000 |
| County Willoughby Acres condominiums | 0.89 | ||
| County Imperial Golf Estates condominiums | 1.05 | 19 | $325,000 |
| County Collier's Reserve condominiums | 1.11 | ||
| County Carlton Lakes condominiums | 1.63 | 23 | $395,000 |
| County Naples Park condominiums | 2.37 | 0 | n/a |
| County Cypress Woods Golf and Country Club condominiums | 2.57 | 37 | $340,000 |
| County Wiggins Bay condominiums | 2.8 | 30 | $410,000 |
| County Audubon condominiums | 3.51 | 4 | $1,310,000 |
Willoughby Acres and Collier's Reserve have no condominium units on the roll, so their cells are blank, and the Wiggins Bay houses row is blank because our Wiggins Bay page counts only its 612 condominium units.
Linked peer pages
Eight peers have their own Domain Realty Group pages: Collier's Reserve, Carlton Lakes, Cypress Woods Golf and Country Club, Audubon, Willoughby Acres, Imperial Golf Estates, Naples Park and Wiggins Bay.
How to read a peer median
A median is the middle sale, so a handful of deeds can move it. A row with fewer than six sales is a data point, not a market read: Audubon's four condominium sales are an example. Peers differ in product, association terms and golf, so the tables rank nothing, and the October 29, 2026 export is not used in them. More places are listed under Naples.
Which names get confused with Palm River in Naples?
Palm River in Naples shares its name, or part of it, with places in other counties and with neighbors close by, so a name search can return the wrong sales and storm reports. The sections below separate each look-alike from the 1,548 homes this page counts.
Palm River-Clair Mel in Hillsborough County, Montego at Cove Towers Preserve in Wiggins Bay and the Palm River trailer park in 2022 storm coverage are different places, so none of their sales, listings or storm reports is counted on this page.
Palm River-Clair Mel
This is a Hillsborough County area near Tampa, with its own county records and utility projects. Nothing about it describes Collier County.
Montego at Cove Towers Preserve
Montego Manor, one of Palm River's 16 condominium numbers, is a different condominium from the Cove Towers Preserve group near Wiggins Pass, which belongs to Wiggins Bay. Search results that mix the two mix their sales.
The 2022 trailer park reports
Hurricane Ian coverage in October 2022 described flooding at a trailer park just off US 41, behind a golf course. That is a different place from Palm River in North Naples, so this page reads the FEMA map by address instead.
Shared street names
Palm River Blvd carries both LaPlaya Golf Club at 333 and the corporate housing project at 208, and Cypress Way East carries Montego Manor. A street name alone does not place a home in Palm River; the county plat or a ZIP 34110 address does. A separate LaPlaya property on Vanderbilt Beach has its own address and terms.
How do you buy a home in Palm River, Naples, step by step?
Buying in Palm River in Naples follows five steps, and the product decides the paperwork: a condominium buyer reads one association's documents, while a house buyer reads a county plat and a title search. The table shows who issues each document.
| Document | Who issues it | What it answers |
|---|---|---|
| Estoppel certificate | The association, through its manager | Amounts owed at closing |
| Governing documents and rules | The association | Leasing, pets, approval and use |
| Recorded covenants and title commitment | The title company | Whether a mandatory association applies to a house |
| County tax bill | Collier County | The ad valorem and non-ad valorem lines |
| Wind mitigation and four-point reports | The inspector | Roof and opening details insurers ask for |
| Flood determination | The lender | The zone for the exact address |
| School assignment lookup | Collier County Public Schools | The schools assigned to the address |
Step 1: pick the market
Decide between a house and a condominium first. The county roll lists 682 houses on three plats and 849 condominium units in 16 condominium numbers, so read the house table for a house and the condominium table for a unit. Save a search and get new listings by email.
Step 2: read the address
Match the address to a county plat or condominium number, then read the millage area (areas 308 and 228 carry 9.9721 mills; Palm River Shores sits in area 143 at 9.3696), the flood zone on the FEMA map and the assigned schools. For any one home, the lender's flood determination on the exact address decides it.
Step 3: get the association documents
For a condominium, ask the seller for the disclosure under s. 718.503 and the association for an estoppel certificate. At Pipers Pointe, purchase agreements "must be pre-approved" and carry a $100 application fee. For the other condominiums, request rules, budget and leasing terms in writing. For a house, ask whether a recorded restriction creates a mandatory association, and request its documents and an estoppel certificate under s. 720.30851 if so.
Step 4: inspect and insure
Order a general inspection and, for older buildings, a review of roof, electrical and plumbing. Ask for wind mitigation and four-point reports and get flood and wind quotes before the inspection period ends. A condominium's story count decides whether milestone and reserve-study rules apply.
Step 5: close
A condominium closing adds the estoppel and any approval the documents require; a house closing relies on the title search and survey. Taxes reset at purchase. This page is not legal advice; ask a Florida real estate attorney.
Frequently Asked Questions about homes for sale in Palm River, Naples
These 30 answers about Palm River in Naples draw on the 2026 county roll, county-recorded sales to August 31, 2026, the October 29, 2026 export and public pages checked November 1, 2026. Where a figure is not published, the answer says so instead of estimating.
Where is Palm River in Naples, FL?
Palm River lies in North Naples, in ZIP 34110, on the Immokalee Road corridor just west of I-75, with the Cocohatchee River through its west side. County plats place it in unincorporated Collier County. NCH North Naples Hospital is 1.4 route miles away (Domain Realty Group route table, free-flow).
Does Palm River in Naples have an entry gate?
No. Palm River has no entry gate, and its streets are public county streets that other recorded subdivisions and condominiums also use. There is no mandatory master association for the whole community, so rules differ by plat and by condominium.
Is Palm River in the City of Naples?
No. Palm River uses a Naples name, but its homes lie in unincorporated Collier County, and the 2026 county roll shows no municipal levy on them. Property taxes come from county, school and special-district lines instead of a city rate.
How many homes are in Palm River, Naples?
Of 1,581 parcels the 2026 county roll assigns to Palm River, 1,548 carry a residence row: 682 single-family houses on three plats, 849 condominium units in 16 county condominium numbers, 15 duplex parcels and 2 other residential parcels. Houses and condominium units are priced separately on this page.
What do houses sell for in Palm River, Naples?
In the 12 months to August 31, 2026, the county recorded 22 house sales in Palm River at a $680,000 median, from $510,000 to $1,380,000. Separately, the October 29, 2026 export shows 25 houses sold at a $695,000 MLS median, a different record set with its own dates.
What do condos sell for in Palm River, Naples?
The county recorded 35 condominium sales in the 12 months to August 31, 2026, at a $220,000 median, from $170,000 to $310,000. Separately, the October 29, 2026 export lists 33 condominium units sold at a $220,000 MLS median, a different record set from the county deeds.
How many Palm River homes are for sale right now?
The October 29, 2026 export showed 35 active listings in Palm River, 13 houses and 22 condominium units, and 7 pending sales, 3 houses and 4 condominium units. Its median list price was $742,500 for active houses and $277,500 for active condominium units. Use the live search for today's count.
Which condominiums are in Palm River?
Palm River's 849 condominium units sit in 16 county condominium numbers: Pipers Pointe, Pebble Shores, Naples Keep, Sharondale, The Haciendas, Courtwood, Montego Manor, Splinterwood, Spanish Pines, Country Club Gardens, River Royale, Palm Crest Villas I and II, and Cocohatchee Club, Manor and Villas. Each is its own association.
What is the largest condominium in Palm River?
Pipers Pointe is the largest, with 240 units on the 2026 county roll, followed by Pebble Shores with 144 and Naples Keep with 100. Pipers Pointe describes 22 two-story buildings, and the roll shows its Roll year built as 1990 to 1992.
Is there an HOA in Palm River, Naples?
Palm River has no mandatory master association. A voluntary civic association exists, and this page prints no dues figure for it. Each condominium is its own association with its own budget and rules; Pipers Pointe's membership "is mandatory". Other subdivisions sharing the streets may have separate terms, so check the plat.
What are condo fees in Palm River?
Fees are set by each association's budget, and only Pipers Pointe publishes a rule set a buyer can read today. Its dues amount is not published by the association (checked November 1, 2026), and this page prints no association fee as fact. Ask for the budget and estoppel certificate in writing.
Is the Palm River civic association mandatory?
No. The Palm River Homeowners and Civic Association is voluntary, and buying a home here does not require joining it. Its website showed only a hosting-account notice on November 1, 2026, so any dues information comes from an earlier read on October 17, 2026 and no amount is printed here.
Does a Palm River home include a LaPlaya golf membership?
No. LaPlaya Golf Club, at 333 Palm River Blvd, is an optional, private club with its own membership, and a home purchase here carries no golf right. The club's own history says its redesigned course was "completed in the fall of 2002". Ask the club about membership terms.
Do Palm River homes have Gulf access?
It depends on the lot. The Cocohatchee River runs through the west side of Palm River and reaches the Gulf at Wiggins Pass, but Gulf access varies by lot: check frontage, dock depth and bridge clearance address by address. The MLS export carries no frontage field.
Do Palm River houses have pools?
County building rows show a private pool on 476 of the 682 houses in Palm River, and screen enclosure rows on 444 houses. Condominium pools sit on each association's common land rather than on individual units, so check each building's own amenities before buying.
When were Palm River homes built?
On the county roll, Palm River's houses date from 1955 to 2025, with a median Roll year built of 1980, and its condominium buildings from 1971 to 1995, with a median of 1988. A later pool or deck row never changes the year. Older buildings call for roof, electrical and plumbing inspections.
Are new homes being built in Palm River?
Only as infill on single lots. The county roll shows 2 houses first built in 2025 and none in 2024 and none in 2026, measured by each house's earliest residence row; pool, cage and deck years do not count. Arthrex's corporate housing at 208 Palm River Blvd is a separate project, covered below.
Is there a CDD in Palm River?
No. The 2026 county roll shows no community development district for Palm River. It does list a Palm River Sidewalk MSTU at 0.5000 mills in millage areas 308 and 228, which is an ad valorem tax line on the county bill, not an association fee.
What are property taxes in Palm River, Naples?
Most Palm River homes sit in millage areas 308 and 228, at 9.9721 mills including the sidewalk MSTU; Palm River Shores is in area 143 at 9.3696 mills. The median 2026 county bill is $4,012.22 for houses and $1,939.77 for condominium units, for context only because a bill resets at purchase.
Which fire district serves Palm River?
The 2026 county roll names North Collier Fire Control as Palm River's fire district, and Palm River's tax bills carry a 1.0000-mill line for it. Boundaries are set by parcel, so confirm the district for an exact address on the county tax bill or with the district itself.
Is Palm River in a flood zone?
Flood zones vary by address. Of 60 sampled address points on the FEMA map, read October 17, 2026, 35 read Zone X, 24 Zone AE and 1 Zone AH. Palm River Shores read AE at every sampled point. The lender's flood determination on the exact address is the one that counts.
What is the evacuation zone for Palm River?
Palm River read evacuation Zone C at every one of the 60 sampled address points, carried from the October 17, 2026 map read. Evacuation zones and FEMA flood zones are separate systems, so a home has a letter for each. Confirm an address with Collier County emergency management.
Can you rent out a Palm River condo?
It depends on the condominium. Collier County requires short-term rental registration under Ordinance 2021-45, with a $50 fee (carried from an earlier county read), and a condominium's rules can be stricter. Pipers Pointe publishes leases of at least 90 days and a cap of three leases a calendar year (handbook dated 5/12/2026). Other terms are not published.
What is the Palm River utility project?
Collier Public Utilities is renewing water, wastewater and stormwater systems in ten areas for about 1,500 property owners. Its page, read November 1, 2026, shows Areas 1 and 2 done, Area 4 under construction and Areas 3, 5 and 6 in design, with no owner assessment or connection fee published.
What is being built at 208 Palm River Blvd?
Arthrex is replacing three four-unit condominium buildings, built in 1989, with one five-story building of 41 units for corporate housing, approved by county rezoning. As reported in August 2026 the project is under construction, and the company has published no date for the building.
Which schools are assigned to Palm River addresses?
Assignment depends on the exact address. A district lookup for 12 sampled addresses, carried for the 2026-27 year, gave Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High. Assignments can change each year, so confirm with Collier County Public Schools.
Do Palm River condominiums need a structural integrity reserve study?
Florida's milestone inspection law, s. 553.899, and the reserve-study rule in s. 718.112(2)(g) cover condominium buildings of three or more habitable stories. Pipers Pointe describes 22 two-story buildings; the story count of the others is not published, so confirm it with each association.
How does Palm River compare with nearby communities?
The peer tables above set Palm River beside eight nearby communities for the 12 months to August 31, 2026, houses against houses and condominiums against condominiums. Product, association terms and golf differ, so read the tables, not one number. See Naples communities for more.
Is Palm River the same as Palm River-Clair Mel?
No. The Hillsborough County area near Tampa with a similar name is a separate place with its own county records, so its sales, listings and storm reports do not belong here. Palm River in Naples is in Collier County, ZIP 34110. Add Naples or Collier County when you search.
What does a buyer need before making an offer in Palm River?
Gather what governs the address: the county plat or condominium number, the association's rules, budget and estoppel certificate, the tax bill, the lender's flood determination and insurance quotes. For a condominium, also ask for the story count and reserve study status in writing.
Ready to buy or sell in Palm River, Naples?
Palm River in Naples splits into houses and condominiums, and each has its own price record, so the first conversation is about which product you want to buy or sell. Domain Realty Group can search listings with you, gather the association papers before an offer and price a home you own.
Thinking of buying in Palm River?
Tell us whether you want a house or a condominium and a price range, and we will help you save a search and get new listings by email. Contact us or meet our agents.
Thinking of selling in Palm River?
In the 12 months to August 31, 2026, the county recorded 22 single-family house sales in Palm River at a $680,000 median, from $510,000 to $1,380,000, and 35 condominium sales at a $220,000 median, from $170,000 to $310,000. The October 29, 2026 export held 35 active listings and 7 pending sales across Palm River. For a seller's view of Palm River from the agents who list there, McGreevy and Comisar's Palm River neighborhood guide covers it. To price a home you own, request a valuation or contact us.
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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.
Data updated: October 2026. County figures run to August 31, 2026; MLS figures are from the October 29, 2026 export.
Sources
Records cited as text
- Collier County Property Appraiser 2026 roll and recorded deed file, October 27, 2026 bundle
- The October 29, 2026 export of the Southwest Florida MLS
- Schools address lookup (carried for 2026-27)
- FEMA flood map point query (October 17, 2026, as carried)
- Palm River Homeowners and Civic Association, carried read of October 17, 2026
The golf club and local history
- LaPlaya Golf Club, History
- LaPlaya Golf Club, Frenquently Asked Questions (PDF)
- LaPlaya Golf Club, About golf
- LaPlaya, Golf club
- laplayaresort.com, Private club
- LaPlaya, Amenities
- LaPlaya, page
- laplayaresort.com, Naples florida golf course
- Explore Naples, Naples history
Florida law, taxes 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 DBPR, ESTOPPEL CERTIFICATE FEES (PDF)
- 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)
Collier County
- Collier County, Short Term Vacation Rental Registration
- Collier County Public Utilities, Palmriver
- Collier County Public Utilities, Project area 4
- Collier County Public Utilities, Project areas 1 2
- Collier County Public Utilities, Project areas 3 5 and 6
- Collier County Public Utilities, document
- Collier County Engage, Ccwrf
- Collier County Engage, Palm river
- dnhiggins.com, Docs (PDF)
- mypacer.com, Palm river park naples
- Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk
- Collier County, Floodplain management section
- Collier County, Floodplain Management
Flood, storms and insurance
- Iowa Environmental Mesonet, Afos
- National Weather Service, HurricaneIanSummary (PDF)
- WGCU, Speed of the ian surge spawned flooding freaked out residents in cocohatchee river area
- National Hurricane Center, AL092022 Ian (PDF)
- WGCU, Collier county residents assess damage after irma
- Florida Building Commission, FULL Report and Cover Legislature 2003 021303 (PDF)
- Citizens Property Insurance, 20251210 citizens recommends rate cuts for most policyholders
- Florida Trend, Citizens policy count hits all time low
- congress.gov, IN11777
Schools, health and shopping
- Collier County Public Schools, Vmes
- Collier County Public Schools document, Collierschoolscom (PDF)
- NCH Healthcare System, NCH north naples hospital
- Waterside Shops, home page
Beaches, parks and places
- Naples, Marco Island, Everglades visitors bureau, Delnor wiggins pass state park
- Naples, Marco Island, Everglades visitors bureau, Beaches
- floridarambler.com, Delnor wiggins pass state park
- delnorwiggins.org, home page
Condominium association pages and news
- pebbleshores.org, Web
- Gulfshore Business, County commission moves forward with immokalee road upgrades
- Business Observer, Commercial real estate briefs 33
- Pipers Pointe, Aboutus
- Pipers Pointe, Rulesregulations
- Pipers Pointe, 2026 PPCA RULES HANDBOOK 05212026 (PDF)
- Pipers Pointe, Applicationtopurchasedocuments
- Pipers Pointe, Applicationtorentleasedocuments
- LaPlaya Golf Club, Membership info
- Business Observer, Naples arthrex apartments employee growth