Royal Wood Homes for Sale in Naples, FL
Royal Wood homes and condos for sale in Naples, FL, stand in East Naples, ZIP 34112, at Royal Wood Golf and Country Club. The county recorded 26 sales of Royal Wood homes at a $255,250 median in the 12 months to August 31, 2026, from $175,000 to $475,000, across 3 single-family houses and 23 condominiums. That is 800 homes, 144 houses and 656 condominiums in six condominium associations, with golf coming with ownership.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Royal Wood home buyers in Naples
Royal Wood in Naples is a mixed community of 144 houses and 656 condominiums around one golf course in East Naples. The nine points below cover its recorded sales, listings, costs, taxes and flood facts, and several name the section that holds the detail.
- The 2026 county roll counts 144 single-family houses in Royal Wood G&CC Units 1 to 3 and 656 condominiums in six associations. How is Royal Wood in Naples laid out across seven associations? maps them.
- County deeds: 26 qualified sales in the 12 months to August 31, 2026, at a $255,250 median across every home, from $175,000 to $475,000. What have Royal Wood homes in Naples sold for? lists each deed.
- Over the 60 months to August 31, 2026, the county recorded 24 house deeds at a $548,750 median, from $346,000 to $1,099,000.
- The Southwest Florida MLS export of October 29, 2026 held 21 active listings, 7 houses and 14 condominiums, and 2 pending listings.
- Golf comes with ownership. The club's 2026 owner application lists an Annual Maintenance Fee of $7,848.00, and a $10,000 Resale Capital Contribution falls due before or at closing.
- Every sale and lease needs two approvals, and the single-family and Amherst Cove packets ask for the package 20 days before closing or the lease start.
- One millage rate, 10.3696 mills, covers every home for 2026, with no CDD on the 2026 roll; the 144 houses carry $269.77 in non-ad valorem charges on that roll and the 656 condominiums carry none.
- Four sample addresses checked on October 21, 2026 returned different map results, so the lender's flood determination on the exact address governs.
- The club's own decks show course construction from spring to summer 2028 and reopening in fall 2028, with no assessment or owner cost stated.
What Royal Wood homes and condos are for sale in Naples right now?
Royal Wood homes for sale in Naples appear in six live searches below. Each one reads the seven MLS names for the community inside a map box drawn around the Royal Wood plat, not one development label. The October 29, 2026 export held 21 active and 2 pending listings, and the searches themselves run live.
Every Royal Wood listing
The first search shows every home under the seven names: Royal Wood, Andover Square, Amberly Village, Cranbrook Colony, Bloomfield Ridge, Cobblestone Court and Amherst Cove. The second keeps listings from the last 30 days.
Houses and condominiums
These two filter on the MLS property type, so the association named on each result shows which of the seven you are reading. For a wider search, see Naples condos for sale.
By price, split at $300,000
The lower search stops at $299,999, so no listing shows in both. Of the 26 county deeds in the 12 months to August 31, 2026, 21 closed under $300,000 and 5 from $300,000.
What the October 29, 2026 export held
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 21 active listings, 7 houses and 14 condominiums, plus 2 pending listings, both Pending With Contingencies, one house and one Amberly Village condominium. Prices sit in What does the MLS show about Royal Wood homes in Naples?
What a search cannot filter
No MLS field records an association's lease rule, a pet rule, a flood zone or a building's story count, so none of those can narrow a search. A Fort Myers community with a near-identical name sits outside the map box and the seven names. To hear of a home before it lists, contact us, ask our agents or browse current listings.
What is Royal Wood in Naples, FL, and where is it?
Royal Wood in Naples is a golf community of homes in unincorporated Collier County, East Naples, ZIP 34112, with its entrance on Royal Wood Boulevard. The parts below count the homes, place them and separate the community from a similarly named one in Fort Myers.
800 homes in seven associations
The club's Our Communities page says Royal Wood has seven associations, Amberly, Amherst, Andover, Bloomfield, Cobblestone, Cranbrook and Single Family Homes, and the 2026 county roll counts 800 homes across them (checked November 1, 2026).
The 144 houses sit in Royal Wood G&CC Units 1 to 3: Unit 1 holds 87, Unit 2 holds 37 and Unit 3 holds 20. The 656 condominiums are Andover Square I to III (144), Amberly Village I and II (128), Cranbrook Colony I and II (120), Bloomfield Ridge (96), Cobblestone Court I and II (96) and Amherst Cove (72).
Unincorporated Collier County, ZIP 34112
All 814 parcels in the Royal Wood set carry ZIP 34112 on the 2026 county roll, and the roll shows no municipal levy on any of them. That places the homes in unincorporated Collier County, not the City of Naples. See Naples communities for neighbors.
Off Rattlesnake Hammock Road in East Naples
Royal Wood lies in East Naples, off Rattlesnake Hammock Road, with the entrance on Royal Wood Boulevard. The county's May 2025 notice about Rattlesnake Hammock Road names Royal Wood Boulevard as the street that meets it. The clubhouse stands at 4300 Royal Wood Boulevard. Route miles sit in What is near Royal Wood in Naples, and which schools and services serve it?
One planned unit development
Royal Wood sits on a built-out Collier County planned unit development (petition R-87-7, Ordinance 96-72), as carried from the county's planned unit development layer. One development covers the houses, the condominiums and the club.
Royal Wood is not Royal Woods
Royal Woods, with an s, is a different community in Fort Myers, ZIP 33908, in Lee County, so no Royal Woods sale, listing or home is counted anywhere on this page.
The master association and the club
The Royal Wood Master Association, Inc. runs the club, which holds the clubhouse and the 18-hole course, and was incorporated on November 19, 1987, per the club's 2026 owner application. Golf membership comes with owning a home. What does the Royal Wood golf club in Naples include for owners? covers the club, and Who governs Royal Wood in Naples: the master association and seven associations? covers governance.
What have Royal Wood homes in Naples sold for?
Royal Wood homes in Naples recorded 26 qualified county deeds in the 12 months to August 31, 2026, the latest window the county has fully qualified. Every deed, the associations, the price bands and the earlier windows follow, with small groups kept in tables and single deeds listed.
Data updated: October 2026. Every figure in this section comes from Collier County's recorded deeds.
The county headline
The county recorded 26 sales of Royal Wood homes at a $255,250 median in the 12 months to August 31, 2026, from $175,000 to $475,000, across 3 single-family houses and 23 condominiums.
Royal Wood's single-family houses recorded 3 qualified sales in that window, listed in the table below, and over the 60 months to August 31, 2026 the county recorded 24 house sales at a $548,750 median, a window that reaches back to September 2021.
The 656 condominiums recorded 23 of those county deeds at a $255,000 median, from $175,000 to $386,000, and Andover Square I to III recorded 6 of them at a $262,750 median.
Every county deed in the 12 months to August 31, 2026
We tracked each qualified county deed on a Royal Wood home from September 1, 2025 to August 31, 2026. One row is one deed, and street names and numbers are left out.
| Recorded | Price | Association | Roll year |
|---|---|---|---|
| County deed, October 2025 | $235,000 | Cranbrook Colony I and II | 1990 |
| County deed, October 2025 | $255,500 | Andover Square I to III | 1988 |
| County deed, October 2025 | $250,000 | Amberly Village I and II | 1990 |
| County deed, October 2025 | $272,500 | Andover Square I to III | 1988 |
| County deed, November 2025 | $212,500 | Bloomfield Ridge | 1990 |
| County deed, November 2025 | $270,000 | Cranbrook Colony I and II | 1990 |
| County deed, December 2025 | $269,000 | Amberly Village I and II | 1990 |
| County deed, December 2025 | $200,000 | Bloomfield Ridge | 1990 |
| County deed, December 2025 | $255,000 | Amberly Village I and II | 1990 |
| County deed, December 2025 | $175,000 | Amherst Cove | 1990 |
| County deed, January 2026 | $270,000 | Andover Square I to III | 1988 |
| County deed, February 2026 | $300,000 | Amberly Village I and II | 1990 |
| County deed, February 2026 | $298,000 | Andover Square I to III | 1990 |
| County deed, February 2026 | $450,000 | Royal Wood G&CC Units 1 to 3 (single-family) | 1990 |
| County deed, March 2026 | $290,000 | Cranbrook Colony I and II | 1990 |
| County deed, March 2026 | $255,000 | Andover Square I to III | 1988 |
| County deed, March 2026 | $280,000 | Amherst Cove | 1990 |
| County deed, March 2026 | $240,000 | Cobblestone Court I and II | 1990 |
| County deed, March 2026 | $386,000 | Cranbrook Colony I and II | 1990 |
| County deed, April 2026 | $235,000 | Andover Square I to III | 1988 |
| County deed, April 2026 | $175,000 | Amherst Cove | 1990 |
| County deed, April 2026 | $255,000 | Cobblestone Court I and II | 1990 |
| County deed, May 2026 | $475,000 | Royal Wood G&CC Units 1 to 3 (single-family) | 1990 |
| County deed, June 2026 | $225,000 | Cobblestone Court I and II | 1990 |
| County deed, June 2026 | $255,000 | Cranbrook Colony I and II | 1990 |
| County deed, July 2026 | $440,000 | Royal Wood G&CC Units 1 to 3 (single-family) | 1989 |
By association under the n rules
Only Andover Square I to III reaches six deeds. Smaller groups sit in the table with their counts, and Bloomfield Ridge's two deeds are listed with their months.
| County deeds, 12 months to August 31, 2026 | Deeds | Median or listed prices | Range |
|---|---|---|---|
| County deeds, Andover Square I to III | 6 | $262,750 | $235,000 to $298,000 |
| County deeds, Cranbrook Colony I and II | 5 | $270,000 | $235,000 to $386,000 |
| County deeds, Amberly Village I and II | 4 | $262,000 | $250,000 to $300,000 |
| County deeds, Cobblestone Court I and II | 3 | $240,000 | $225,000 to $255,000 |
| County deeds, Amherst Cove | 3 | $175,000 | $175,000 to $280,000 |
| County deeds, Royal Wood G&CC Units 1 to 3 (single-family) | 3 | $450,000 | $440,000 to $475,000 |
| County deeds, Bloomfield Ridge | 2 | listed: $212,500, November 2025, and $200,000, December 2025 | $200,000 to $212,500 |
Price bands
No county deed in the window closed from $500,000. The two price searches in the for-sale section split at $300,000 instead.
| Price band, county deeds, 12 months to August 31, 2026 | Houses | Condominiums |
|---|---|---|
| Under $200,000 | 0 | 2 |
| $200,000 to under $250,000 | 0 | 6 |
| $250,000 to under $300,000 | 0 | 13 |
| $300,000 to under $400,000 | 0 | 2 |
| $400,000 to under $500,000 | 3 | 0 |
Houses over 60 months
The county's 24 house deeds over the 60 months to August 31, 2026 each appear with month, price, roll year and pool row in What are the single-family houses in Royal Wood, Naples? The three recent house deeds are $450,000 in February 2026, $475,000 in May 2026 and $440,000 in July 2026, all county deeds.
Three windows and the calendar years
The tables below hold the other windows and the calendar years. Each cell carries its own count and each window names its months.
| County deeds, window | All homes | Houses | Condominiums |
|---|---|---|---|
| County deeds, September 1, 2025 to August 31, 2026 | 26 at $255,250 | 3 at $450,000 | 23 at $255,000 |
| County deeds, September 1, 2024 to August 31, 2025 | 32 at $292,500 | 5 at $720,000 | 27 at $290,000 |
| County deeds, September 1, 2023 to August 31, 2024 | 31 at $360,000 | not tabulated | not tabulated |
| County deeds, September 1, 2021 to August 31, 2026 | 185 at $298,000 | 24 at $548,750 | 161 at $290,000 |
| County deeds, calendar year | Houses | Condominiums | All homes |
|---|---|---|---|
| County deeds, 2017 | 11 at $295,000 | 24 at $169,000 | 35 at $183,000 |
| County deeds, 2018 | 5 at $365,000 | 21 at $165,000 | 26 at $170,500 |
| County deeds, 2019 | 4 at $327,500 | 31 at $158,000 | 35 at $160,000 |
| County deeds, 2020 | 9 at $319,000 | 36 at $145,250 | 45 at $159,900 |
| County deeds, 2021 | 16 at $380,000 | 61 at $175,000 | 77 at $185,000 |
| County deeds, 2022 | 4 at $493,500 | 49 at $290,000 | 53 at $290,000 |
| County deeds, 2023 | 8 at $548,750 | 28 at $320,000 | 36 at $342,500 |
| County deeds, 2024 | 3 at $715,000 | 25 at $315,000 | 28 at $322,500 |
| County deeds, 2025 | 5 at $720,000 | 30 at $263,500 | 35 at $269,000 |
| County deeds, 2026 (to August 31) | 3 at $450,000 | 13 at $255,000 | 16 at $275,000 |
How to read a blended median
Of the 26 county deeds in the latest window, 23 are condominiums, so the all-homes median tracks the condominium row while the 3 house deeds sit in a different price range. Read the product row that matches the home you want, and an association row only when it holds enough deeds to stand alone.
What does the MLS show about Royal Wood homes in Naples?
Royal Wood homes in Naples appear in the MLS as 46 rows that join the county roll: 23 sold, 21 active and 2 pending at the October 29, 2026 export. Listing agents entered these figures, and they never merge with the county deeds. Each figure below names its window.
Data updated: October 2026. An asking price is not a sale price.
Sold listings at the export
From the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: 23 listings sold between October 29, 2025 and October 29, 2026, at a $269,000 median, from $175,000 to $795,000.
The export shows 19 condominiums sold at a $255,000 median, from $175,000 to $300,000, and four house closings: $795,000 on March 23, 2026, $450,000 on February 27, 2026, $440,000 on July 24, 2026 and $615,000 on October 28, 2026, with their median in the table below. All 46 rows carry the MLS development name Royal Wood and join a home in the county roll set.
By association
Each row is an MLS sub-association name matched to a county row, and days on market carries its own count.
| MLS sold, October 29, 2025 to October 29, 2026 | Sold | Median or listed prices | Range | Median days on market (n) |
|---|---|---|---|---|
| MLS, Royal Wood G&CC Units 1 to 3 (single-family) | 4 | $532,500 | $440,000 to $795,000 | 51 (n 4) |
| MLS, Andover Square I to III | 4 | $271,250 | $235,000 to $298,000 | 52 (n 4) |
| MLS, Cranbrook Colony I and II | 4 | $262,500 | $230,000 to $290,000 | 74 (n 4) |
| MLS, Amberly Village I and II | 3 | $269,000 | $255,000 to $300,000 | 34 (n 3) |
| MLS, Cobblestone Court I and II | 3 | $240,000 | $225,000 to $255,000 | 121 (n 2) |
| MLS, Amherst Cove | 3 | $175,000 | $175,000 to $280,000 | 94 (n 3) |
| MLS, Bloomfield Ridge | 2 | listed: $212,500 and $200,000 | $200,000 to $212,500 | 200 (n 2) |
Living area and days on market
Sizes are the MLS Approx Living Area field from the October 29, 2026 export, in sq. ft. Across all 46 rows the MLS median is 1,320, from 1,072 to 2,709. MLS houses run at 1,716 (n 12), from 1,453 to 2,709, and MLS condominiums at 1,265 (n 34), from 1,072 to 1,410.
By association, the MLS medians are Amberly Village 1,216 (n 5), Amherst Cove 1,210 (n 6), Andover Square 1,172 (n 7), Bloomfield Ridge 1,216 (n 4), Cobblestone Court 1,336 (n 4) and Cranbrook Colony 1,320 (n 8). Across the sold listings, the MLS median days on market is 56 (n 22), as the export prints it. How big are Royal Wood homes in Naples, and how do the buildings differ? sets these beside the county's measure.
Active and pending listings
At the export, the 7 active houses carried an MLS median list price of $574,900, and the 14 active condominiums an MLS median list price of $258,500, from $199,000 to $329,000.
| MLS, October 29, 2026 export | Active | Active list prices | Pending | Pending list price |
|---|---|---|---|---|
| MLS, Royal Wood G&CC Units 1 to 3 (single-family) | 7 | $479,000, $539,900, $549,000, $574,900, $625,000, $649,000, $679,000 | 1 | $340,000 |
| MLS, Andover Square I to III | 3 | $229,000, $267,000, $267,000 | 0 | none |
| MLS, Cranbrook Colony I and II | 4 | $239,900, $258,000, $259,000, $314,000 | 0 | none |
| MLS, Amherst Cove | 3 | $199,000, $249,000, $265,000 | 0 | none |
| MLS, Bloomfield Ridge | 2 | $220,000, $275,000 | 0 | none |
| MLS, Amberly Village I and II | 1 | $249,900 | 1 | $229,000 |
| MLS, Cobblestone Court I and II | 1 | $329,000 | 0 | none |
Why the county and MLS figures never merge
Royal Wood has two record sets that never merge: the county's 26 qualified deeds to August 31, 2026 and the MLS's 23 sold listings to October 29, 2026, which differ in window, in recording versus closing dates and in qualification.
The same sale in both sets
One Royal Wood house at $440,000 shows up twice: as a county deed recorded in July 2026 and as an MLS closing on July 24, 2026. Each set keeps its own date.
Three items do not pair. The MLS house closing at $795,000 on March 23, 2026 has no qualified county deed in the 12-month window, the county's $475,000 house deed of May 2026 has no joined MLS row, and the MLS closing at $615,000 on October 28, 2026 falls after the county window ends.
How is Royal Wood in Naples laid out across seven associations?
Royal Wood in Naples is laid out as seven associations on 14 county plat and condominium numbers, so a buyer reads the association, not the street. The sections below define the terms, table the roll by association, name the streets and count pools and common parcels.
The set and what house and condominium mean here
The 2026 county roll lists 814 parcels in Royal Wood's 14 plat and condominium numbers, all in ZIP 34112, and 800 of them are homes with a residence row; the other 14 parcels hold the club, lakes, roads, common tracts and vacant lots.
On this page a house means one of the 144 single-family homes in Royal Wood G&CC Units 1 to 3, which the club lists as Single Family Homes, and a condominium means one of the 656 homes in Andover Square, Amberly Village, Cranbrook Colony, Bloomfield Ridge, Cobblestone Court and Amherst Cove.
On the 2026 county roll, Royal Wood's 800 homes were built from 1988 to 2007, with a median year built of 1990, counting each home's earliest residence row, and every condominium dates from 1988 to 1990.
The 2026 roll by association
Each row is one association as the county roll carries it. Homestead is a tax count only.
| Association | Product | Homes | Phases (homes) | Roll year, range (median) | Pool rows | Homestead | Median 2026 tax |
|---|---|---|---|---|---|---|---|
| Royal Wood G&CC Units 1 to 3 | Houses | 144 | Unit 1 (87), Unit 2 (37), Unit 3 (20) | 1988 to 2007 (1990) | 80 | 90 | $3,950.18 |
| Andover Square I to III | Condominiums | 144 | I, II and III (48 each) | 1988 to 1990 (1988) | 0 | 43 | $1,985.78 |
| Amberly Village I and II | Condominiums | 128 | I (72), II (56) | 1990 (1990) | 0 | 28 | $2,108.86 |
| Cranbrook Colony I and II | Condominiums | 120 | I and II (60 each) | 1990 (1990) | 0 | 52 | $2,232.95 |
| Bloomfield Ridge | Condominiums | 96 | one condominium | 1990 (1990) | 0 | 22 | $2,080.57 |
| Cobblestone Court I and II | Condominiums | 96 | I and II (48 each) | 1990 (1990) | 0 | 25 | $2,552.25 |
| Amherst Cove | Condominiums | 72 | one condominium | 1990 (1990) | 0 | 24 | $2,090.83 |
Across the roll the median 2026 tax is $2,142.77, with 284 homestead counts.
Streets and the Bloomfield name trap
Each condominium association sits on a street of its own, named for it: Andover, Amberly, Cranbrook, Bloomfield, Cobblestone and Amherst. The 144 houses use Royal Wood (60 homes), Westbourgh (56) and Ashton (28).
Bloomfield is the trap. A Bloomfield street address in ZIP 34112 can belong to the Valencia Sky Replat, a separate subdivision whose street shares the name, and no home there is a Royal Wood home. Check the plat before counting an address.
Pools, spas and screen enclosures
On the county roll, 80 homes carry a pool row, and all 80 are houses, out of 144. None of the 656 condominiums has one. The roll also shows 29 spa rows and screen enclosure rows on 103 homes. These are building rows, not a statement about any one home.
The club and common parcels on the roll
Of the 814 parcels, 14 are not homes: the club, the lakes, the roads, the common tracts and vacant lots. The state's condominium extract, read on November 1, 2026, lists 11 condominium records with the same 656 units, as carried.
What are the single-family houses in Royal Wood, Naples?
Royal Wood's single-family houses in Naples are the 144 homes of Royal Wood G&CC Units 1 to 3, which the club lists as Single Family Homes. They stand on three streets, carry years built from 1988 to 2007 on the county roll, and belong to their own association with its own manager, rules and fees.
Royal Wood G&CC Units 1 to 3: 144 houses, built 1988 to 2007
By the county's street words, 60 of the 144 houses sit on Royal Wood, 56 on Westbourgh and 28 on Ashton. Taking each lot's earliest residence row, years built run from 1988 to 2007 at a median of 1990. The roll shows 80 pool rows, 90 homestead exemptions and a median 2026 total tax bill of $3,950.18.
The county recorded 3 qualified house deeds in the 12 months to August 31, 2026: $450,000 in February 2026, $475,000 in May 2026 and $440,000 in July 2026. The club's 2026 owner application names Paramount Property Management of Naples for the single-family association.
| MLS measure, export of October 29, 2026 | Houses |
|---|---|
| Sold, October 29, 2025 to October 29, 2026 | 4 |
| Median sold price (n 4) | $532,500 |
| Sold range | $440,000 to $795,000 |
| Active at the export | 7 |
| Pending at the export | 1, a house at $340,000 |
| Living area, all 12 house rows, median (n 12) | 1,716 sq. ft. |
| Living area, range | 1,453 to 2,709 sq. ft. |
The four MLS closings were $795,000 in March 2026, $450,000 in February 2026, $440,000 in July 2026 and $615,000 on October 28, 2026. The county and the MLS keep their own dates; What does the MLS show about Royal Wood homes in Naples? explains why.
Every recorded Royal Wood house sale in the 60 months to August 31, 2026
Over the 60 months from September 2021 to August 2026, the county recorded 24 qualified house deeds at a $548,750 median, from $346,000 to $1,099,000. The table lists every one, with the roll year and whether the lot's roll record carries a pool row.
| Recorded | Price | Roll year | Pool row |
|---|---|---|---|
| County deed, September 2021 | $346,000 | 1994 | N |
| County deed, January 2022 | $475,000 | 1990 | N |
| County deed, February 2022 | $485,000 | 1989 | N |
| County deed, April 2022 | $625,000 | 1990 | Y |
| County deed, September 2022 | $502,000 | 1990 | N |
| County deed, March 2023 | $590,000 | 2002 | N |
| County deed, April 2023 | $557,500 | 1995 | Y |
| County deed, May 2023 | $450,000 | 1993 | N |
| County deed, May 2023 | $480,000 | 1990 | N |
| County deed, August 2023 | $725,000 | 1990 | Y |
| County deed, October 2023 | $540,000 | 1992 | N |
| County deed, October 2023 | $485,000 | 1991 | N |
| County deed, December 2023 | $1,099,000 | 1990 | Y |
| County deed, May 2024 | $1,050,000 | 1988 | Y |
| County deed, June 2024 | $715,000 | 1989 | N |
| County deed, July 2024 | $425,000 | 1990 | N |
| County deed, January 2025 | $880,000 | 1989 | Y |
| County deed, April 2025 | $1,000,000 | 1989 | Y |
| County deed, April 2025 | $660,000 | 1991 | Y |
| County deed, May 2025 | $720,000 | 1990 | Y |
| County deed, May 2025 | $625,000 | 1993 | Y |
| County deed, February 2026 | $450,000 | 1990 | N |
| County deed, May 2026 | $475,000 | 1990 | Y |
| County deed, July 2026 | $440,000 | 1989 | N |
The split below is context only, because the two groups differ in mix.
| Pool row on the roll, September 2021 to August 2026 | County deeds | Median |
|---|---|---|
| Y | 11 | $720,000 |
| N | 13 | $480,000 |
Units 1, 2 and 3 on the roll
The county carries the houses as three plat sections: Unit 1 holds 87 houses, Unit 2 holds 37 and Unit 3 holds 20. The club's Our Communities page treats them as one group, Single Family Homes. Lot sizes, model names and plat references are not given there, which says only that the houses have distinct architectural designs.
Pool rows on the house lots
The 2026 roll carries a pool row on 80 of the 144 houses and on none of the 656 condominiums. It also counts 29 spa rows and screen enclosure rows on 103 homes. The club's page says many houses have a private pool inside the lanai. Ask for the pool permit and the service records.
What the seven active houses show
The October 29, 2026 MLS export held 7 active houses at a $574,900 median list price, from $479,000 to $679,000, listed at $679,000, $649,000, $625,000, $574,900, $549,000, $539,900 and $479,000. By the export's entries, three had three bedrooms, two had three plus a den and two had two plus a den. One more house was pending with contingencies at $340,000.
The house association's own rules
Royal Wood Single Family Homes Association, Inc. publishes a sale application and a lease application. A sale asks for $150, non-refundable, plus $50 per applicant for a background check, and a lease asks for $150 plus $50 per person. The packets ask for the completed package 20 days before closing or the lease start. The lease packet sets a 30 day minimum and the rules allow no more than two pets. Dues and vehicle rules are absent from the posted packets.
Which law governs the house association
The house association is carried as a chapter 720 association. Chapter 720 includes s. 720.401, which gives a buyer a disclosure summary and, under s. 720.401, 3 days after receipt, a right to cancel if the summary was not given before the contract. The other disclosure rules are in What does Florida law require when you buy in Royal Wood, Naples? Whether the Royal Wood Master Association is itself a chapter 720 association is not published, because the 2024 Amended and Restated Master Declaration is an image-only scan.
What are the condominiums in Royal Wood, Naples, association by association?
Royal Wood's 656 condominiums in Naples sit in six associations, each on its own street, with its own manager, building description and recorded sales. The table sets the 2026 county roll beside the October 29, 2026 MLS export, and each association follows, drawn from its own page. The wider city is on Naples condos for sale.
The six condominium associations on the 2026 county roll, side by side
County figures come from the 2026 roll and qualified deeds, MLS figures from the October 29, 2026 export, and the windows differ.
| Measure | Andover Square I to III | Amberly Village I and II | Cranbrook Colony I and II | Bloomfield Ridge | Cobblestone Court I and II | Amherst Cove |
|---|---|---|---|---|---|---|
| Homes on the roll | 144 | 128 | 120 | 96 | 96 | 72 |
| Phases | I, II and III, 48 each | I 72, II 56 | I 60, II 60 | One | I 48, II 48 | One |
| Street (county word) | Andover | Amberly | Cranbrook | Bloomfield | Cobblestone | Amherst |
| Roll years | 1988 to 1990, median 1988 | 1990 | 1990 | 1990 | 1990 | 1990 |
| Homestead exemptions | 43 | 28 | 52 | 22 | 25 | 24 |
| Median 2026 total tax | $1,985.78 | $2,108.86 | $2,232.95 | $2,080.57 | $2,552.25 | $2,090.83 |
| County deeds, 12 months to August 31, 2026 | 6 at $262,750 | 4 at $262,000 | 5 at $270,000 | 2: $212,500 and $200,000 | 3 at $240,000 | 3 at $175,000 |
| County deeds, 60 months (September 2021 to August 2026) | 34 at $296,250 | 29 at $265,000 | 37 at $290,000 | 24 at $292,500 | 18 at $317,500 | 19 at $280,000 |
| MLS sold, export of October 29, 2026 | 4 at $271,250 | 3 at $269,000 | 4 at $262,500 | 2: $212,500 and $200,000 | 3 at $240,000 | 3 at $175,000 |
| MLS active and pending | 3 and 0 | 1 and 1 | 4 and 0 | 2 and 0 | 1 and 0 | 3 and 0 |
| Manager, per the club's 2026 owner application | Newell Property Management | Newell Property Management | Newell Property Management | Newell Property Management | Sandcastle Community Management | Anchor Associates |
Cells with 3 to 5 sales are table figures only, and the two-sale cells are the sales themselves.
Andover Square I to III: 144 condominium homes, built 1988 to 1990
Its page describes 10 buildings, six of two stories and four of three stories, with a central elevator in the three-story buildings and a lanai on every unit that overlooks at least one golf hole. Parking is not stated.
The county recorded 6 deeds at a $262,750 median in the 12 months to August 31, 2026, from $235,000 to $298,000. The MLS export shows 3 active at $267,000, $267,000 and $229,000 and none pending, with a living-area median of 1,172 sq. ft. (n 7) on MLS rows. Newell Property Management is the manager the club names. The lease term, pet rule and application fee are absent from the posted packet.
Amberly Village I and II: 128 condominium homes, built 1990
Its buildings, stories and parking are not stated on the club's page, which names a pool, a spa and an activity center. The county recorded 4 deeds in the 12 months to August 31, 2026; the median sits in the side-by-side table. The MLS export lists 1 active at $249,900 and 1 pending at $229,000, with MLS living areas of 1,216 sq. ft. at the median (n 5).
Newell Property Management is the manager named by the club. The posted packet is a sale and rental application that uses a screening service and prints no fee; lease and pet rules are not in it.
Cranbrook Colony I and II: 120 condominium homes, built 1990
Its page describes 10 two-story buildings of 12 units, two bedrooms and two baths plus a den, a one-car garage for each unit and an assigned space in front of each garage. The course borders the community along holes 3 to 6.
The county recorded 5 deeds in the 12 months to August 31, 2026; the median sits in the side-by-side table. The MLS export lists 4 active and none pending, with MLS living areas at a median of 1,320 sq. ft. (n 8). The manager is Newell Property Management. Rules Rev. 27, February 2017, allow leases from 30 days to 1 year with no subleasing and one pet per owner, none in leased units; confirm current. The page asks for 30 days to process paperwork, and no fee is published.
Bloomfield Ridge: 96 condominium homes, built 1990
Its page describes 4 buildings of three stories, each with an elevator in the middle, and lanai views of the 8th tee and green and the 2nd and 7th fairways.
The county recorded 2 deeds in the 12 months to August 31, 2026: $212,500 in November 2025 and $200,000 in December 2025. The MLS export lists the same two sold prices and 2 active at $275,000 and $220,000. Newell Property Management is the manager. The purchase application prints "No pets over 25 pounds", bans smoking on lanais and in common and pool areas, and requires board approval for interior work. Lease terms and a fee are absent from the posted forms.
Cobblestone Court I and II: 96 condominium homes, built 1990
Its page describes 8 two-story buildings around the course, a detached garage with each building, and a plan shared by every unit: two bedrooms plus a den, two baths and a screened lanai, with a heated pool and spa. The 2026 median tax of $2,552.25 is the highest of the six.
The county recorded 3 deeds in the 12 months to August 31, 2026; the median sits in the side-by-side table. The MLS export lists 1 active at $329,000 and none pending, with MLS living areas of 1,336 sq. ft. on all 4 rows. Sandcastle Community Management is named by the club. Leasing, pet and fee terms are absent from the posted packet.
Amherst Cove: 72 condominium homes, built 1990
Its page describes 4 buildings of 18 units in a semicircle, with carports the page says were rebuilt within the past 5 years and covered bike storage; no story count is stated. The page says no pets are allowed, with documented service and support animals excepted.
The county recorded 3 deeds in the 12 months to August 31, 2026; the median and range sit in the side-by-side table. The MLS export lists 3 active at $265,000, $249,000 and $199,000, with MLS living areas at a median of 1,210 sq. ft. (n 6). Anchor Associates is the manager the club names. The 2025 lease packet sets a lease from 30 days to 1 year, no more than four leases in a calendar year, a $150 application fee and the completed package 20 days before closing or the lease start.
Phases and recording years
The state condominium extract, read November 1, 2026, lists 11 records whose units add up to 656, with recording dates from 1988 to 1990, as carried.
| Association | Phase | Homes | Roll years |
|---|---|---|---|
| Andover Square | I, II and III | 48 each | 1988 to 1990 |
| Amberly Village | I and II | 72 and 56 | 1990 |
| Cranbrook Colony | I and II | 60 each | 1990 |
| Bloomfield Ridge | One | 96 | 1990 |
| Cobblestone Court | I and II | 48 each | 1990 |
| Amherst Cove | One | 72 | 1990 |
Certificate of occupancy dates are not given.
Bedrooms and baths in the export
The October 29, 2026 MLS export lists all 34 condominium rows with two full baths. Bedroom entries by association are in the size table in How big are Royal Wood homes in Naples, and how do the buildings differ?
How big are Royal Wood homes in Naples, and how do the buildings differ?
Royal Wood homes in Naples come in two products, detached houses and condominiums in two-story and three-story buildings. The October 29, 2026 MLS export puts the median living area at 1,716 sq. ft. for houses and 1,265 sq. ft. for condominiums, and the building facts below come from each association's page.
Two products: houses and condominiums
The 144 houses sit in Royal Wood G&CC Units 1 to 3 and the 656 condominiums in six associations. On MLS rows, houses run from 1,453 to 2,709 sq. ft. and condominiums from 1,072 to 1,410 sq. ft. For a house on this page, the MLS living area is the working number.
Detached houses in Units 1 to 3
The club's page says the houses face the golf course, lakes and preserves and have distinct architectural designs. Model names, lot sizes and stories are not stated there.
Two-story and three-story condominium buildings
As the association pages describe them, Andover Square has six two-story and four three-story buildings, Bloomfield Ridge has 4 buildings of three stories, Cobblestone Court has 8 two-story buildings and Cranbrook Colony has 10 two-story buildings. Amherst Cove's page gives a building count and no story count, and Amberly Village's gives neither.
Garages, carports and elevators
Cranbrook Colony gives each unit a one-car garage plus an assigned space. Cobblestone Court has a detached garage with each building, and Amherst Cove has carports. Andover Square's three-story buildings have a central elevator and each Bloomfield Ridge building has one in the middle. Parking at Andover Square, Amberly Village and Bloomfield Ridge is not stated; ask each association.
Sizes by association
The MLS column shows living area on the export's rows, any status. The county column is the roll's heated base area for condominium units. In four rows the MLS median and the county median land on the same figure, but they are separate sources.
| Group | MLS living area (sq. ft.), median and range, export of October 29, 2026 | County base area (sq. ft.), condominium units | Bedroom entries on MLS rows |
|---|---|---|---|
| Houses, Units 1 to 3 | 1,716 (n 12), 1,453 to 2,709 | Not shown for houses | Two plus den, three, three plus den |
| Andover Square I to III | 1,172 (n 7), 1,137 to 1,320 | Median 1,172, 1,072 to 1,305 | Two, three |
| Amberly Village I and II | 1,216 (n 5), 1,216 to 1,410 | Median 1,216, 1,216 to 1,410 | Two, three |
| Cranbrook Colony I and II | 1,320 (n 8), 1,318 to 1,381 | Median 1,318, 1,318 to 1,318 | Two plus den, three |
| Bloomfield Ridge | 1,216 (n 4), 1,216 to 1,320 | Median 1,216, 1,216 to 1,410 | Two |
| Cobblestone Court I and II | 1,336 (n 4), 1,336 to 1,336 | Median 1,336, 1,336 to 1,336 | Two plus den |
| Amherst Cove | 1,210 (n 6), 1,072 to 1,225 | Median 1,219, 1,072 to 1,226 | Two, two plus den, three |
| All condominiums | 1,265 (n 34), 1,072 to 1,410 | Not combined | Two, two plus den, three |
Story counts beyond the association pages are not published
The club's pages publish story counts for four associations; Amherst Cove and Amberly Village give none, and no source read gives certificate of occupancy dates. Ask the manager for the building list and the certificate dates, which bear on the milestone question in What does Florida law require when you buy in Royal Wood, Naples?
How old are Royal Wood homes in Naples, and what should a buyer check on a 1988 to 1990 building?
Royal Wood's homes in Naples were permitted before the first Florida Building Code took effect on March 1, 2002, in the case of every condominium and most houses. A buyer should check the roof permit date or schedule, the insurer's conditions, the wind mitigation form and the association's approval rules before any inspection deadline runs out.
Year-built eras and the 2002 Florida Building Code
On the 2026 county roll, the condominiums date from 1988 to 1990 and the houses from 1988 to 2007, with a median of 1990 for each group. The first Florida Building Code took effect on March 1, 2002, so every condominium and most houses were permitted before it.
Roof permits and the association's roof schedule
Royal Wood's public association pages post no reroofing notice, so a roof's replacement date is not published. For a house, ask for the roof permit date and the invoice. For a condominium, the roof sits on the association's policy, so ask the manager for the roof schedule and any planned replacement.
Four-point and wind mitigation reports
A four-point inspection covers the roof, electrical, plumbing and HVAC, and an insurer may ask for one on an older building. A wind mitigation report documents roof shape, deck attachment, roof-to-wall connection and opening protection. Insurers set their own conditions, so ask your agent first.
Pools, spas and screen enclosures on the houses
The roll counts 80 pool rows, all on houses, 29 spa rows and screen enclosure rows on 103 homes. A buyer of a house with a pool should ask for the pool permit, the equipment's service records and the screen enclosure's condition.
Interior and exterior work needs board approval
Bloomfield Ridge's purchase application says interior work needs board approval, and its forms bar exterior alterations and ask contractors for a Collier County license and proof of insurance. The posted packets of Amberly Village, Andover Square and Cobblestone Court do not say, so ask each manager before planning a renovation.
Insurance questions for a 1988 to 1990 building
For a condominium, the association insures the building as originally installed, and the owner's HO-6 policy covers interior finishes, fixtures, appliances and contents. No Royal Wood association publishes its carrier, limits or wind deductible, so ask for the master policy summary. Our agents can help line up these questions before you write an offer.
Milestone and reserve study pointer
Florida's structural rules reach buildings of three habitable stories or higher, and the Andover Square and Bloomfield Ridge pages describe such buildings. Their certificate dates and filing status are not published; the rules and documents to request are in What does Florida law require when you buy in Royal Wood, Naples?
What does the Royal Wood golf club in Naples include for owners?
Royal Wood Golf and Country Club in Naples is run by the Royal Wood Master Association from the clubhouse at 4300 Royal Wood Boulevard. Golf comes with ownership, the course has 18 holes, and the clubhouse has dining rooms. The facts below come from the club's own pages, checked November 1, 2026.
Golf comes with ownership
Golf at Royal Wood comes with ownership: the club's 2026 owner application says membership is obtained through the purchase of a condominium or a single-family home in Royal Wood, one membership per lot or unit.
The 2026 Annual Maintenance Fee that goes with it, $7,848.00, is covered in What does a buyer pay each year in Royal Wood, Naples?
The course: 18 holes, par 70, Dr. Michael Hurdzan
The club credits the design to the architect named in this heading and lists the course at par 70, with 34 out and 36 in, and four sets of tees. Yardage, slope and rating are not printed here, because the club's Course Tour page, a scorecard site and a directory give different figures. No opening year is given for the same reason.
The 2028 course renovation
The club's March 9, 2026 Town Hall presentation shows golf course construction from spring to summer 2028, grow-in from summer to fall 2028 and reopening in fall 2028, and neither that deck nor the April 13, 2026 Board presentation states an assessment or a cost to owners.
The March deck lists new precision irrigation, all greens rebuilt to USGA standards with ultra-dwarf Bermuda, new Bermuda fairways and roughs, all bunkers rebuilt with liners, and coquina waste areas converted to Bermuda grass or formal bunkers. The April deck aims to reopen on or before November 1, 2028. Funding is not stated; ask the club for the 2026 Member Budget and the audited 2025 financials.
The clubhouse and its dining rooms
The clubhouse is 16,423 sq. ft. at 4300 Royal Wood Boulevard. The club names a Grill Room that seats up to 100, a Lounge whose bar seats 24, an Atrium over hole 9, outdoor seating with two fire pits and a Dining Room. Its Dining page posted these hours on November 1, 2026 and says they may change by season.
| Day | Hours as posted |
|---|---|
| Monday | 11 a.m. to 4 p.m. |
| Tuesday to Thursday | 11 a.m. to 9 p.m. |
| Friday | 11 a.m. to 10 p.m. |
| Saturday | 11 a.m. to 4 p.m. |
| Sunday | 10 a.m. to 8 p.m., breakfast 10 a.m. to 2 p.m. |
Tennis, pools and the fitness center
The club lists 8 tennis courts, 6 hard courts in the associations and 2 synthetic courts at the clubhouse, and a fitness center of about 5,000 sq. ft. It counts 7 heated pools and spas in the community, plus a clubhouse pool that needs a key card.
What is not published: guest rules and amenity fees
The club's public pages do not post guest rules, amenity usage fees, tennis, pool or fitness hours, or summer membership terms. Information not available at time of publishing (checked 2026-11-01).
Club documents a buyer can read
The club's Real Estate Documents page lists the 2026 owner application, the 2026 and 2027 tenant packages, Rules and Regulations Section III for 2023 to 2024, the 2024 By-Laws, the 2024 Amended and Restated Master Declaration, the 2026 Member Budget, the audited 2025 financials and each association's sale or lease packet. The budget and declaration are image-only scans and the financials a protected file, so none was read here; ask for readable copies.
A day at the club
For what an ordinary day between the Grill Room, the courts and the course is like, McGreevy and Comisar's Royal Wood neighborhood guide covers it.
What is near Royal Wood in Naples, and which schools and services serve it?
Royal Wood in Naples sits in East Naples off Rattlesnake Hammock Road, with its entrance on Royal Wood Boulevard, and the stores, beaches, hospitals and airports below are measured in free-flow route miles. Schools are assigned by address, so the school sample is dated. Use Naples communities to compare nearby areas.
The route table
Every distance is about as many free-flow route miles as shown, from the centre of Royal Wood, per the Domain Realty Group route table, November 1, 2026. Two points are approximate, as marked.
| Place | Free-flow route miles |
|---|---|
| Publix, 4370 Thomasson Drive (Shoppes at Hammock Cove) | about 2.6 |
| Publix, 8585 Collier Boulevard (Naples Lakes) | about 2.7 |
| NCH Medical Group Immediate Care Southeast (approximate point) | about 3 |
| Physicians Regional Collier Boulevard | about 3.4 |
| Publix, 3815 Tamiami Trail East | about 3.5 |
| Publix, 4860 Davis Boulevard | about 4.1 |
| I-75 Exit 101 at Collier Boulevard (approximate point) | about 4.5 |
| Naples Airport | about 6.3 |
| Fifth Avenue South | about 6.3 |
| NCH Baker Hospital | about 7.2 |
| Rookery Bay reserve learning center | about 7.3 |
| Gulf beach at the foot of 12th Avenue South | about 7.5 |
| Coastland Center | about 8.1 |
| Lowdermilk Park | about 8.4 |
| Clam Pass Park | about 12.4 |
| NCH North Naples Hospital | about 15.2 |
| Tigertail Beach Park, Marco Island | about 16.0 |
| Southwest Florida International Airport | about 35.1 |
Groceries: four Publix stores
Four Publix stores fall within about 4.1 route miles on the table, two of them within about 3: the Thomasson Drive store in the Shoppes at Hammock Cove and the Collier Boulevard store at Naples Lakes. Confirm the store before you go.
Beaches, parks and the bay
The Gulf beach at the foot of 12th Avenue South is the closest of the beaches on the table. The Naples Pier is closed for rebuilding, with reopening targeted for mid 2027, as reported; the beach itself is open. Lowdermilk Park, Clam Pass Park, Tigertail Beach Park and Rookery Bay's reserve learning center are on the table, and Naples Botanical Garden and the Bayview Park boat ramp are named only.
Downtown Naples and Coastland Center
Fifth Avenue South is about 6.3 route miles and Third Street South is named without a figure. Coastland Center, on Tamiami Trail North, is about 8.1. For the city-level pages, see Naples.
Airports, I-75 and nearby golf
Naples Airport is about 6.3 route miles, I-75 Exit 101 at Collier Boulevard about 4.5 as an approximate point, and Southwest Florida International Airport about 35.1. Hibiscus Golf Club, on Rattlesnake Hammock Road, is a separate course that Gulfshore Business reported on March 16, 2026 as sold, with plans to become members-only and public play expected through about spring 2027.
Schools
Assignment for the 2027 school year came from the Collier County Public Schools address tool on October 21, 2026, at two sample addresses, one on Royal Wood Boulevard and one on Westbourgh Drive, as carried. Assignment is by address and can change each year; confirm with the district. State grades cover 2021-22 to 2025-26.
| School | Address | 2021-22 | 2022-23 | 2023-24 | 2024-25 | 2025-26 |
|---|---|---|---|---|---|---|
| Lely Elementary | Confirm with the district | B | B | A | A | A |
| East Naples Middle | 4100 Estey Avenue, 34104 | C | B | A | A | A |
| Lely High | 1 Lely High School Boulevard, 34113 | C | B | B | A | B |
Hospitals and urgent care
In an emergency, call 911.
| Facility | Address | Free-flow route miles |
|---|---|---|
| Physicians Regional Collier Boulevard, an emergency room its page lists | 8300 Collier Blvd | about 3.4 |
| NCH Baker Hospital | 350 7th St N | about 7.2 |
| NCH North Naples Hospital | 11190 Health Park Blvd | about 15.2 |
| NCH Medical Group Immediate Care Southeast, urgent care | 7717 Collier Blvd, Suite 100 | about 3, approximate point |
Confirm the urgent care's hours with the facility. Browse current listings to see which homes are on the market.
Fire, water, sewer and trash
The 2026 tax roll lists Greater Naples Fire Rescue District at 2.0000 mills in all three of Royal Wood's millage areas, so that district is the fire district on the bill.
The water, sewer and trash providers for a given address are not published in the sources read. Information not available at time of publishing (checked 2026-11-01). Confirm each provider for the exact address, since a condominium association may include some services in its fee.
Who governs Royal Wood in Naples: the master association and seven associations?
Royal Wood in Naples runs on two layers: the Royal Wood Master Association, which operates the club, and seven neighborhood associations that the club's Our Communities page names. The 2026 county roll counts 800 homes across them, and the club's 2026 owner application names four management companies (checked November 1, 2026).
The Royal Wood Master Association runs the club
The club's 2026 owner application describes the master association as Royal Wood Master Association, Inc., a not-for-profit body incorporated on November 19, 1987, with 800 members. Membership is obtained through the purchase of a condominium or a single-family home, one per lot or unit, and a new owner submits the recorded deed, the paperwork and the fees.
Seven associations, four managers
The club's page says each condominium village has its own management company, but the 2026 owner application lists four companies across seven associations, and that list is the one printed here. The club's 2026 owner application names Newell Property Management for Amberly Village, Andover Square, Bloomfield Ridge and Cranbrook Colony, Anchor Associates for Amherst Cove, Sandcastle Community Management for Cobblestone Court and Paramount Property Management of Naples for the single-family association.
Which homes each association covers
The counts below are the 2026 county roll's. Legal names are printed only where a posted packet or state record carries them, and the evidence column says where each cell comes from.
| Association as the club names it | Homes on the 2026 roll | Phases | Product | Manager per the 2026 owner application | Legal name as printed | Evidence |
|---|---|---|---|---|---|---|
| Amberly | 128 | I and II | Condominium | Newell Property Management | Amberly Village Association, Inc. | county roll; association packet |
| Amherst | 72 | One | Condominium | Anchor Associates | Not published in the posted packet | county roll; club page |
| Andover | 144 | I to III | Condominium | Newell Property Management | Andover Square I, as the packet prints it | county roll; association packet |
| Bloomfield | 96 | One | Condominium | Newell Property Management | Bloomfield Ridge Association, Inc. | county roll; association packet |
| Cobblestone | 96 | I and II | Condominium | Sandcastle Community Management | Cobblestone Court I of Naples, Inc. | county roll; association packet |
| Cranbrook | 120 | I and II | Condominium | Newell Property Management | Cranbrook Colony, Inc. | county roll; association packet |
| Single Family Homes | 144 | Units 1 to 3 | House | Paramount Property Management of Naples | Royal Wood Single Family Homes Association, Inc. | county roll; state records, as carried |
Two approvals for every sale and lease
The neighborhood association's board decides on a sale or lease, and the master association separately processes the club membership and its fees. Lead times, packets and fees are under "What rules apply when you buy or lease in Royal Wood, Naples?", so plan for both approvals before you write an offer deadline.
Documents the club posts
The club's Real Estate Documents page lists the 2026 owner application, the 2026 and 2027 tenant packages, the summer program application, the Rules and Regulations Section III (2023 to 2024), the By-Laws (2024), the 2024 Amended and Restated Master Declaration, the 2026 Member Budget, the audited 2025 financials and each association's sale or lease packet. The declaration and budget are image-only scans and the financials a protected file, so none was read here; ask for them.
What the master declaration and budget would answer
Those unread documents hold what this page cannot print: each association's own dues, reserve funding, any pending assessment, and the rental, vehicle and pet clauses for Amberly Village, Andover Square and Cobblestone Court. Each is not published in the posted packets. Information not available at time of publishing (checked 2026-11-01).
What rules apply when you buy or lease in Royal Wood, Naples?
Royal Wood in Naples puts every sale and lease through two approvals, and the rules arrive in three layers: the master association's club documents, each neighborhood association's packet and the county and state rules above them. The posted packets are dated below, and where a packet prints nothing, this section says it is not published.
Approval and lead times
Every Royal Wood sale and lease goes through two approvals, the neighborhood association's and the Royal Wood Master Association's, and the single-family and Amherst Cove packets ask for the completed package 20 days before closing or the lease start (checked November 1, 2026). The master tenant packet asks for the application no later than two weeks before the lease start, and Cranbrook Colony's rules (Rev. 27, February 2017) tell applicants to allow 30 days for paperwork. In the four screening-service packets (Amberly Village, Andover Square, Cobblestone Court and Cranbrook Colony) the association and its board make the final decision, and Cobblestone Court's names a screening committee. No posted packet prints an interview.
Leasing: four times a year and 30 day minimums
The club's 2026 owner application says owners may rent their units no more than four times per year under the associations' declarations, and the single-family, Amherst Cove and Cranbrook Colony documents set a 30 day minimum lease. Amherst Cove allows 30 days to 1 year and no more than four leases in a calendar year. Cranbrook Colony's 2017 rules allow 30 days to 1 year, bar subleasing and count non-contiguous rentals to the same lessee in one lease year as two leases; treat that document as dated and confirm current. The By-Laws (2024) let a unit be held in a trust or a company only with one natural-person primary occupant named, not to create short-term transient use. Lease terms for Amberly Village, Andover Square, Bloomfield Ridge and Cobblestone Court are not published in the posted packets.
Pets by association
| Association | Pet rule as printed | Document |
|---|---|---|
| Amherst Cove | No pets; documented service and support animals excepted | 2025 lease packet |
| Cranbrook Colony | One pet for an owner, none in leased units | Rules, Rev. 27, February 2017 (confirm current) |
| Single-family association | No more than two pets | Sales and lease applications |
| Bloomfield Ridge | "No pets over 25 pounds" | Purchase application |
| Master tenant package | No pets in rental units | 2026 tenant package |
| Amberly Village, Andover Square, Cobblestone Court | Not published in the posted packets | Not applicable |
Application fees by association
The single-family association prints a $150 non-refundable check plus $50 per applicant for the background check on a sale, and $150 plus $50 per person on a lease. Amherst Cove prints $150 on its lease checklist. The four screening-service packets say only that a cost is associated with the application and print no amount, and Bloomfield Ridge's forms print none. The master association's owner application adds that a change of primary occupant costs nothing if the name is on the deed and $50 if it is not, once per calendar year.
Vehicles, smoking and exterior rules where published
Amherst Cove's packet limits pickups to a half ton or less with one pickup per unit, bars motorcycles and boat trailers, allows two passenger vehicles per unit unless the board approves a third in writing, and bans repairs on the property. It also bars smoking on walkways and in common and pool areas, and asks board approval for EV charging and drones. Bloomfield Ridge's forms bar smoking on lanais and in common and pool areas, require board approval for interior work and bar exterior alterations.
Short-term rentals and Collier registration
Collier County Ordinance 2021-45, effective January 3, 2022, registers short-term vacation rentals in unincorporated Collier County, with a state license first and a $50 registration fee (supporting county page, listed in Sources). Registration does not create a right to rent short stays inside Royal Wood: the four-leases cap, the 30 day minimums and both approvals decide first.
Who sets which rule
| Layer | What it sets | Where a buyer reads it |
|---|---|---|
| Master association | Club membership, club fees, tenant packages, the four-rentals cap, the club's rules | The club's Real Estate Documents page |
| Each neighborhood association | Sale and lease approval, pets, vehicles, smoking, exterior work | Its sale or lease packet and declaration |
| Collier County | Short-term rental registration | Ordinance 2021-45, county registration page |
| Florida law | Cancel rights, disclosures, estoppel and transfer fee caps | Statutes read November 1, 2026, covered below |
What does a buyer pay each year in Royal Wood, Naples?
A buyer in Royal Wood, Naples owes the club's published 2026 fees plus the neighborhood association's own dues, and those dues are not published. This section gives the club's lines with their document and date, then the fee fields listing agents typed into the October 29, 2026 MLS export, kept apart because they are not published rates.
The club's 2026 fee structure
The Royal Wood Master Association's 2026 owner application lists an Annual Maintenance Fee of $7,848.00, billed semi-annually, a $600 yearly food and beverage minimum, a $945.02 cable fee and a $10,000 Resale Capital Contribution due before or at closing (checked November 1, 2026). The application marks the maintenance fee non-taxable, and the document is the 2026 owner application read on November 1, 2026. A house owner's two master-billed lines total $8,793.02 a year ($7,848.00 plus $945.02), before the $600 minimum spend and the association's own dues. A condominium owner's master-billed line is the maintenance fee alone, because the cable fee sits inside the quarterly condominium fee.
Billed semi-annually
The application says the maintenance fee is billed semi-annually, and the same document prints two different billing calendars, so we print no dates. Ask the club for the current statement schedule, and use the estoppel to confirm what is due at closing.
The food and beverage minimum and the cable fee
The food and beverage minimum is $600 for October 1 to September 30. Any unused balance is billed on the September statement, and the account transfers to the new owner on a sale, so it is a spend, not a fee. The cable fee is $945.02 a year: included in the quarterly condominium fee for condominium owners and billed semi-annually by the master association to house owners.
Association dues are not published
No Royal Wood condominium association and not the single-family association publishes its own dues on a public page (checked November 1, 2026), so ask the association's manager for the budget and the estoppel. The club's own page tells buyers to contact their association for current fees, the posted packets for the six condominium associations print no dues, and the 2026 Member Budget is an image-only scan. Ask for the budget, the estoppel and any pending assessment in the resale package.
The MLS fee fields listing agents entered
We tracked every fee field the October 29, 2026 export carries for the 46 Royal Wood rows: the totals, the condominium fee field, the master field and the club-fee field. These are entries listing agents typed, not the associations' published rates; do not add them together.
| Fee field, Southwest Florida MLS, as entered by listing agents, export of October 29, 2026 | Rows filled | Median | Range or note |
|---|---|---|---|
| Total Annual Recurring Fees, all rows | 46 | $14,936 | $8,864 to $16,768 |
| Total Annual Recurring Fees, houses | 12 | $9,392 | Range not tracked |
| Total Annual Recurring Fees, condominiums | 34 | $15,040 | Range not tracked |
| Condo fee field, annualized, all condominium rows | 32 | $6,842 | $6,364 to $8,220 |
| Condo fee field, Amberly Village | 5 | $6,400 | Range not tracked |
| Condo fee field, Amherst Cove | 6 | $7,092 | Range not tracked |
| Condo fee field, Andover Square | 6 | $6,840 | Range not tracked |
| Condo fee field, Bloomfield Ridge | 3 | $6,544 | Range not tracked |
| Condo fee field, Cobblestone Court | 4 | $6,440 | Range not tracked |
| Condo fee field, Cranbrook Colony | 8 | $8,219 | Range not tracked |
| Master HOA field | 36 | $7,848 | Equals the club's published maintenance fee |
| Mandatory Club Fee field | 11 | $3,674 | A listing-agent entry, never the club's rate |
If you rent it out: tenant fees
The tenant administrative fee depends on lease length and is a rent-out cost, not an owner fee. A tenant who buys within four months of the lease ending has the rental administrative fee credited. Both schedules are from the club's 2026 and 2027 tenant packages, checked November 1, 2026, and both are non-taxable and non-refundable.
| Lease length | 2026 | 2027 |
|---|---|---|
| 1 to 31 days | $249 | $264 |
| 32 to 61 days | $302 | $320 |
| 62 to 91 days | $355 | $377 |
| 92 to 365 days | $461 | $489 |
| Non-resident summer golf program, April 15 to December 31, 2026 | $2,650 including tax | Not listed |
Utilities, trash and insurance inside a condominium fee
The only line the club says sits inside the quarterly condominium fee is cable. What else that fee covers, such as water, sewer, trash or master insurance, is not published. Information not available at time of publishing (checked 2026-11-01). Ask the manager for the budget, confirm the water, sewer and trash provider for the exact address, and ask for the master policy certificate.
What does a buyer pay once at purchase in Royal Wood, Naples?
A buyer in Royal Wood, Naples meets a short list of one-time charges: the club's $10,000 Resale Capital Contribution, an estoppel certificate, any transfer or application fee the association's documents provide, and ordinary closing costs. The club prints its own amounts; the associations mostly print none, and the statutes cap what they can charge.
The $10,000 Resale Capital Contribution
The club's 2026 owner application lists a Resale Capital Contribution of $10,000, payable before or at closing and supporting the Master Association Reserve Fund. The application does not say which party pays it, so treat that as a contract term and settle it with your agent and the closing agent before you sign.
Estoppel certificates
The club's 2026 fee structure lists a $299 estoppel fee, and the 2026 cap the Florida Department of Business and Professional Regulation publishes under s. 718.116 and s. 720.30851 is $299 when nothing is owed, plus $119 for delivery within 3 business days and as much as $179 more on a delinquent account, as carried. Ask for the certificate early. The statute's timing and the buyer's liability are covered under "What does Florida law require when you buy in Royal Wood, Naples?"
Transfer and application fees
Under s. 718.112(2)(k), an association may charge a preset transfer fee only if it must approve the transfer and its documents provide for the fee. The statute's base is $150 per applicant, and the Department of Business and Professional Regulation's current cap is $184 per applicant, as carried. The posted packets show no transfer fee. What they print is the single-family association's $150 plus $50 per applicant and Amherst Cove's $150; the other packets print no amount.
A second Royal Wood property
An owner who buys a second Royal Wood property pays the $10,000 contribution again unless the original property sells within 12 months, in the club's wording.
Closing costs in words
Closing costs depend on the contract and the lender, and no Royal Wood figure is published, so none is printed here. Expect the settlement agent's charges, recording, lender costs, proration of the tax bill and of association dues, the estoppel, the contribution and any association fee above. Ask the settlement agent for a written estimate, and contact us or see our agents for help reading one.
What are property taxes on a home in Royal Wood, Naples?
Royal Wood in Naples is taxed at one millage rate on the 2026 county roll, and the bill differs by product: the 144 houses carry a non-ad valorem line and the 656 condominiums do not. Below are the ten millage lines, the 2026 median bills from the roll, the homestead amounts and how a purchase affects assessed value.
The millage rate and its ten lines
Every Royal Wood home sits in Collier County millage area 260, 257 or 185, unincorporated, all at 10.3696 mills for 2026, with no municipal levy and no CDD on the 2026 roll; the 144 houses carry $269.77 in non-ad valorem charges on that roll and the 656 condominiums carry none.
| Taxing authority, 2026 roll | Mills |
|---|---|
| General Fund | 3.0107 |
| Water Management (South Florida) | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School Board, state law | 1.8990 |
| School Board, local | 2.2480 |
| Collier Mosquito Control | 0.1331 |
| Greater Naples Fire Rescue District | 2.0000 |
| Unincorporated General MSTD | 0.6844 |
| Water Pollution Control | 0.0246 |
| Conservation Collier | 0.1772 |
| County subtotal | 3.8969 |
| School subtotal | 4.1470 |
| Other subtotal | 2.3257 |
| All ten lines | 10.3696 |
Median 2026 bills by product and association
These are the medians of the 2026 total tax on the county roll for Royal Wood homes, not forecasts for any buyer.
| Group | Median 2026 total tax |
|---|---|
| All 800 homes | $2,142.77 |
| 144 houses | $3,950.18 |
| 656 condominiums | $2,092.28 |
| Andover Square I to III | $1,985.78 |
| Amberly Village I and II | $2,108.86 |
| Cranbrook Colony I and II | $2,232.95 |
| Bloomfield Ridge | $2,080.57 |
| Cobblestone Court I and II | $2,552.25 |
| Amherst Cove | $2,090.83 |
Homestead and the additional exemption
Florida's homestead exemption takes $25,000 off the taxable value for a home that is the owner's permanent residence on January 1 (s. 196.031). At the Royal Wood rate that saves $259.24 across all levies. The additional exemption, up to $26,411 for 2026, applies to non-school levies and saves $164.35, so the two together save $423.59 a year. The 2026 roll shows 284 Royal Wood homes with a homestead entry, 90 houses and 194 condominiums; that is a tax count, nothing more.
Save Our Homes after a purchase
For 2026 the Save Our Homes cap on yearly growth in assessed value is 2.7 percent, per the Florida Department of Revenue. A sale ends the old owner's capped value: the next January 1 the Property Appraiser resets the assessed value to its current value under s. 193.155, so a buyer should not assume the seller's bill carries over.
The non-ad valorem line on the houses and no CDD
The 2026 roll carries $269.77 in non-ad valorem charges on all 144 houses and $0.00 on all 656 condominiums. The roll bundle gives the total only and does not name the line, so the tax bill names the line; compare the seller's bill with the roll before you rely on a figure. No CDD or other special district appears on the 2026 roll beyond the ten lines above, and no municipal levy applies because Royal Wood is unincorporated.
Reading the bill
The ad valorem tax is the taxable value times the mills, so each $100,000 of taxable value adds $1,036.96 at the Royal Wood rate, with non-ad valorem lines on top. The seller's tax-bill disclosure is covered under "What does Florida law require when you buy in Royal Wood, Naples?"
What do worked cost examples show for a Royal Wood home in Naples?
Royal Wood in Naples costs a buyer the tax, the club's published fee and each association's own dues, and only the first two can be priced from public records. The four examples below price the tax and the club's maintenance fee for county median prices, labelled an illustration, not a bill.
How the examples are built
Each row is an illustration, not a bill: it assumes taxable value equals the price, and the Collier County Property Appraiser sets the real value. The ad valorem tax is the price times 10.3696 mills, then $269.77 is added for a house and $0.00 for a condominium. The homestead columns subtract $423.59. The last two columns add the club's annual maintenance fee of $7,848.00.
| County basis | Price | Ad valorem | Plus non-ad valorem | Tax total | Tax with homestead | Tax plus club fee | With homestead |
|---|---|---|---|---|---|---|---|
| County deed median, 23 condominiums, 12 months to August 31, 2026 | $255,000 | $2,644.25 | $0.00 | $2,644.25 | $2,220.66 | $10,492.25 | $10,068.66 |
| County deed median, Andover Square I to III, 6 deeds, same window | $262,750 | $2,724.61 | $0.00 | $2,724.61 | $2,301.02 | $10,572.61 | $10,149.02 |
| County deed figure, 3 houses, same window (table cell, n 3) | $450,000 | $4,666.32 | $269.77 | $4,936.09 | $4,512.50 | $12,784.09 | $12,360.50 |
| County deed median, 24 houses, 60 months to August 31, 2026 | $548,750 | $5,690.32 | $269.77 | $5,960.09 | $5,536.50 | $13,808.09 | $13,384.50 |
A $255,000 condominium at the county median
The county recorded 23 condominium deeds at a $255,000 median in the 12 months to August 31, 2026. On the illustration, that price carries $2,644.25 in tax, or $2,220.66 with homestead, and $10,492.25 or $10,068.66 once the club's maintenance fee is added, before the association's own dues.
A $262,750 Andover Square condominium
Andover Square I to III recorded 6 county deeds at a $262,750 median in the same window. The illustration gives $2,724.61 in tax, or $2,301.02 with homestead, and $10,572.61 or $10,149.02 with the club's maintenance fee. Andover Square's dues are unavailable, so the figure stops there.
A $450,000 and a $548,750 house
The first house row uses $450,000, one of the three deeds the county recorded for houses in the 12 months to August 31, 2026; it is a table-cell figure because three deeds are too few for a median. The second uses the $548,750 median of 24 county house deeds over the 60 months from September 2021 to August 31, 2026. Tax comes to $4,936.09 and $5,960.09, or $4,512.50 and $5,536.50 with homestead, and the club's maintenance fee takes the totals to $12,784.09 and $13,808.09, or $12,360.50 and $13,384.50.
Adding the club's published fee
The club's maintenance fee is the only fee the public documents print, so it is the only one added. Each association's own dues: not published; the cable fee sits inside the condominium fee; the $600 minimum is a spend; and the MLS fee-field medians are in the fee table in the yearly-costs section above, not here. A house owner's $945.02 cable line is billed by the master association and is not in the house rows.
What the examples leave out
They leave out each association's dues, insurance and any flood policy, the $600 food and beverage spend, the cable line on houses, utilities, the one-time $10,000 contribution, the estoppel and any transfer or application fee, and every MLS fee field, which is never summed with a published figure. Current listings show what a specific home asks.
Is Royal Wood in Naples in a flood zone, and how do storms and insurance work?
Royal Wood in Naples has no single flood answer, because zones differ from one address to the next, and the lender's flood determination on the exact address governs. Four sample addresses checked on October 21, 2026 returned unshaded Zone X, shaded Zone X and one point with no zone, as carried.
The sample: unshaded and shaded Zone X
At four sample addresses in Royal Wood checked against the FEMA flood map on October 21, 2026, one on Westbourgh Drive sat in unshaded Zone X, one on Cranbrook Way and one on Amberly Circle sat in shaded Zone X, the 0.2 percent annual chance band, and a point on Royal Wood Boulevard returned no zone, with evacuation Zone C at every point, as carried; zones differ from one address to the next. Shaded Zone X is the 0.2 percent annual chance band, and unshaded Zone X lies outside that band. A sample is not a determination: the lender's flood determination on the exact address governs.
Associations with no sample point
Flood points are addresses, not homes, and four points leave most of Royal Wood unsampled. Andover Square, Amherst Cove, Bloomfield Ridge, Cobblestone Court and most house streets have no sample point. Cranbrook Colony and Amberly Village have one each, and the Westbourgh Drive point speaks for that address, so for any other home the lender's flood determination on the exact address governs.
Map dates
The effective map for unincorporated Collier is the 2012 countywide flood map, effective May 16, 2012. A preliminary flood map was released March 20, 2025, with the county reporting a target effective date in summer 2027 and an appeal period reported to begin August 19, 2026, as carried from the county's news release. Whether any Royal Wood address changes zone is not stated in the notice read; ask which map applies to your closing.
Flood determinations and elevation certificates
A lender orders the flood determination for the exact address, and you can ask for a copy. An elevation certificate is optional under the federal Risk Rating 2.0 method, and when one is submitted the system uses the lower of two pricings, as carried.
The club's storm accounts
The club's own Hurricane Ian page says "We were very fortunate at Royal Wood" and reports a power outage after a tree came down on a power line on Santa Barbara Boulevard. Its Hurricane Irma page says the front nine reopened in nine days and all 18 holes within two weeks. These are the club's accounts of the course, not a flood determination for any home. Area storm records are in the National Hurricane Center's report for Ian and the National Weather Service summaries for Irma and Helene, listed in Sources.
NFIP and private flood quotes
Under federal rules, flood coverage for a home in shaded or unshaded Zone X is optional unless the lender requires it. Get a written National Flood Insurance Program quote and a private quote, because Risk Rating 2.0 prices each building by its own features and the zone letter alone does not set the price. The National Flood Insurance Program commonly carries a 30 day wait, so order quotes before closing. Standard homeowners, HO-6 and master policies exclude flood, and wind is a separate policy. The lender's flood determination on the exact address governs whether a policy is required.
The condominium master policy and HO-6
Of Royal Wood's homes, 656 are condominium units. The association insures the building as originally installed, including structure, roof and common elements, and the owner's HO-6 policy covers interior finishes, fixtures, appliances, cabinets and contents. The 144 houses carry their own dwelling policy, an HO-3 style form. No Royal Wood association publishes its carrier, limits or wind deductible, and whether a master policy carries building flood coverage is not published; ask for the certificate of insurance. Citizens filed decreases for 2026, as reported, and no premium is printed here.
What does Florida law require when you buy in Royal Wood, Naples?
Florida law gives a buyer in Royal Wood, Naples a cancel right, a document package and caps on association fees, and the rights differ for the 656 condominiums and the 144 houses. The rules below were read from the statutes on November 1, 2026 unless marked as carried. This is not legal advice; ask a Florida real estate attorney.
The 7-day condominium resale window
Under s. 718.503, a condominium contract for a unit carries a clause that lets the buyer cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association's documents, unless they arrived more than 7 such days before signing. The right ends at closing. All 656 Royal Wood condominiums are resales. The package must include the most recent structural integrity reserve study or a statement that none has been completed, and the milestone summary where one applies.
The house association's disclosure summary
Chapter 720 as carried covers the house association. Under s. 720.401, 3 days after receipt of the disclosure summary, a buyer may cancel by written notice if the summary was not given before the contract, or before closing, whichever comes first. The right cannot be waived and ends at closing. The section does not apply to associations regulated under chapter 718, so condominium buyers use the 7-day rule above. Whether the master association is itself a chapter 720 association is not published, because its declaration is an image-only scan.
Structural integrity reserve studies
As carried from the statute read on November 1, 2026, s. 718.112(2)(g) requires a condominium association that existed on July 1, 2022 to have a structural integrity reserve study done on every building of three habitable stories or higher, completed by an outer date of December 31, 2026. Ask each of the six condominium associations for its study or the statement that none has been completed; the filing status for each is not published.
Milestone inspections and the three-story buildings
Under s. 553.899, a building of three habitable stories or more needs a milestone inspection at 30 years from its certificate of occupancy and every 10 years after, and a local agency may require 25 years. The association pages describe Andover Square's four three-story buildings and Bloomfield Ridge's four three-story buildings; Cobblestone Court and Cranbrook Colony are described as two-story, and Amherst Cove's stories and Amberly Village's buildings are not published. Certificate dates and filing status are not published, so ask for the milestone summary.
Unpaid assessments and estoppel
Under s. 718.116, a new condominium owner is jointly liable with the previous owner for assessments unpaid up to the transfer, and the association must deliver an estoppel certificate within 10 business days, as carried. Section 720.30851 carries the same adjusted fee cap for the house association. The dollar caps are printed under "What does a buyer pay once at purchase in Royal Wood, Naples?"
Seller disclosures
A seller's flood disclosure under s. 689.302 is part of the paperwork, and the seller's tax-bill disclosure under s. 689.261 applies from February 1, 2027, as carried. For a walk through the documents with a local team, contact us or start with Naples.
How do Royal Wood home prices in Naples compare with nearby East Naples communities?
Royal Wood in Naples can be set beside five nearby East Naples communities when each is measured on one county roll and one shared 12-month window of recorded deeds. The table puts homes, county deeds and millage side by side, with no ranking, verdict or distance drawn, and no MLS figure enters it.
The peer table
Every cell comes from qualified improved county deeds on homes with a residence row in the county's October 27, 2026 bundle. The last column is the earlier window, September 2024 to August 2025, shown as a table entry only.
| Community | Homes | County deeds, 12 months to August 31, 2026 | Condominium use code | Single-family use code | County deeds, September 2024 to August 2025 |
|---|---|---|---|---|---|
| Royal Wood (golf; this page) | 800 | 26 at $255,250 | 23 at $255,000 | 3 at $450,000 | 32 at $292,500 |
| Crown Pointe | 554 | 23 at $395,000 | 13 at $368,500 | 10 at $515,000, houses and villas together | 24 at $413,000 |
| Kings Lake | 1,166 | 61 at $280,000 | 43 at $240,000 | 18 at $747,500 | 43 at $315,000 |
| Riviera Golf Estates (golf; its single-family cell includes manufactured-home units) | 854 | 51 at $315,000 | 8 at $191,700 | 26 at $387,500 | 43 at $295,000 |
| Naples Heritage (golf) | 553 | 34 at $492,500 | 32 at $482,500 | 2, listed at $1,260,000 and $870,000 | 23 at $555,000 |
| Berkshire Lakes (ZIP 34104) | 2,149 | 99 at $330,000 | 64 at $299,500 | 35 at $590,000 | 98 at $387,500 |
Royal Wood and Naples Heritage have golf bundled or on site, so those two are not like for like with the other four on yearly costs.
Condominium with condominium
Read the deed count before the median. Royal Wood's 23 county deeds at a $255,000 median sit beside counts from 8 at Riviera Golf Estates to 64 at Berkshire Lakes, and a median built on 8 deeds moves with each sale more than one built on 64.
Houses with houses
Royal Wood's houses recorded 3 county deeds in the window, too few for a prose median, so the table cell counts deeds and is not a typical price. The longer house record sits in "What are the single-family houses in Royal Wood, Naples?". Compare house with house, since blended medians shift with the mix.
Millage across the peers
| Community | Millage rate for 2026 |
|---|---|
| Royal Wood | 10.3696 mills |
| Crown Pointe and Kings Lake | 10.4721 mills |
| Riviera Golf Estates | Two rates: 10.3696 mills and 10.4721 mills |
| Naples Heritage | 10.3696 mills on 552 homes; 10.5558 mills on 1 home |
| Berkshire Lakes | Two rates: 10.5721 mills and 10.6558 mills |
"What are property taxes on a home in Royal Wood, Naples?" lists the ten lines behind Royal Wood's rate. Four more East Naples pages, Royal Harbor, Windstar, Glen Eagle and Countryside, are not computed here and carry no figure. More places are on Naples communities.
Which names get confused with Royal Wood in Naples?
Royal Wood in Naples shares its name, or part of it, with other places, and several of its association names recur in listings elsewhere in Florida. The four sections below separate each look-alike from the Royal Wood homes this page counts.
Royal Woods is in Fort Myers
Royal Woods, with a final s, is a separate community in Fort Myers, ZIP 33908, in Lee County. None of its listings, sales or homes enters a figure here; Royal Wood is the East Naples community off Rattlesnake Hammock Road.
Royal Harbor, Royal Palm Golf Estates and Royal Villas at Crown Pointe
Royal Harbor and Royal Palm Golf Estates are different Naples-area communities. Royal Villas at Crown Pointe is a condominium association inside Crown Pointe, not one of Royal Wood's six, and it appears in a search only because of the shared word.
Andover, Amherst, Cranbrook and the other association names elsewhere
Andover, Amherst, Cranbrook, Cobblestone and Bloomfield recur in Florida listings, so read the full name beside Naples. A Bloomfield street in ZIP 34112 can belong to the Valencia Sky Replat, a separate subdivision. Hibiscus Golf Club, on Rattlesnake Hammock Road, is a separate course.
Royal Wood Golf and Country Club and the master association
The club and the Royal Wood Master Association are one operation: the master association runs the club, its course and its dining rooms for every home in the community. "Who governs Royal Wood in Naples: the master association and seven associations?" sets out how the two levels divide the work.
How do you buy a home in Royal Wood, Naples, step by step?
Buying in Royal Wood in Naples starts with the association, because the 144 houses and the 656 condominiums answer to different rules, approvals and tax lines. The six steps point to the section that holds each figure, and the table lists the papers to request before an offer.
| Document | Who provides it | What it answers |
|---|---|---|
| Master and association declarations | The club's Real Estate Documents page (image-only scan) and the manager | Use limits and approvals |
| Rules and regulations with dates | The club and each association | Leasing, pets, vehicles, exterior work |
| Association budget and 2026 Member Budget | The manager and the club | Dues, which no public page prints |
| Reserve study or the statement that none exists | The condominium association | Structural reserve status |
| Milestone inspection summary, if any | The condominium association | Three-story building review |
| Estoppel certificate | The manager | Amounts owed, at $299 under the club's fee |
| Seller flood disclosure, s. 689.302 | The seller | Flood damage and claims the seller knows of |
| Wind mitigation and four-point reports, roof permit date or roof schedule | An inspector; county permits; the association | Insurance credits and the date of the last reroof |
| Flood determination | The lender | The zone for the exact address |
| Tax bill with its non-ad valorem line | Collier County | The line the bill names |
Pick the association first
Royal Wood has one house association and six condominium associations, each condominium one on its own street: Andover, Amberly, Cranbrook, Bloomfield, Cobblestone and Amherst. The houses are on Royal Wood, Westbourgh and Ashton. Take the name from the listing or the county roll.
Ask for the packet, the budget and the estoppel
The club's Real Estate Documents page lists each association's sale or lease packet, the 2026 Member Budget and the 2024 master declaration. The budget and declaration are image-only scans, so ask for readable copies; dues are not published, so the estoppel is the first document to show a number.
Two approvals and the lead times
A purchase needs the association's approval and the Royal Wood Master Association's approval. Send each packet early: the single-family and Amherst Cove packets ask for a 20-day lead, the master tenant packet two weeks, and Cranbrook Colony's 2017 rules allow 30 days; confirm each with the manager.
Inspections and insurance quotes before the deadline
Book the roof, wind mitigation and four-point inspections inside the inspection period, and get insurance quotes before the deadline. A condominium owner's HO-6 policy covers interior finishes and contents; the association insures the building as originally installed.
Flood determination for the exact address
Ask the lender to run the flood determination for the exact address and read the seller's flood disclosure beside it. The four sample points in this page's flood section are addresses and not homes. Get a written NFIP quote and a private quote.
Closing, the $10,000 contribution and the homestead filing
At or before closing the club collects the $10,000 Resale Capital Contribution. After closing, file for homestead with the Collier County Property Appraiser; the 2026 roll shows homestead on 284 homes, a count only.
Frequently Asked Questions about homes for sale in Royal Wood, Naples
Royal Wood in Naples raises a predictable set of buyer questions: where it is, how many homes it holds, what the club and associations charge, what recorded sales and the MLS show, and which Florida laws apply. Each of the 32 answers is short and dated.
Where is Royal Wood in Naples, FL?
Royal Wood is in East Naples, in unincorporated Collier County, ZIP 34112, off Rattlesnake Hammock Road with its entrance on Royal Wood Boulevard. The clubhouse is at 4300 Royal Wood Boulevard, and all 814 parcels on the 2026 county roll carry ZIP 34112 (checked November 1, 2026).
Is Royal Wood inside the City of Naples?
No. Royal Wood sits in unincorporated Collier County, in East Naples with ZIP 34112, and the 2026 county roll shows no municipal levy on its homes. Its tax bill comes from the county and its districts alone, so the Naples address is a mailing convenience and not a city levy.
How many homes are in Royal Wood?
The 2026 county roll counts 800 homes in Royal Wood, Naples: 144 single-family houses and 656 condominiums. The club's page names seven associations. Another 14 parcels hold the club, lakes, roads, common tracts and vacant lots, checked November 1, 2026.
What types of homes are in Royal Wood?
Royal Wood in Naples has two kinds of home: 144 houses in Royal Wood G&CC Units 1 to 3 and 656 condominiums in six associations. The association pages describe two-story and three-story condominium buildings, some with garages or carports and some with elevators.
Which associations make up Royal Wood?
Royal Wood in Naples has seven associations: the single-family homes association for the 144 houses, and six condominium associations named Andover Square, Amberly Village, Cranbrook Colony, Bloomfield Ridge, Cobblestone Court and Amherst Cove. The county roll counts 800 homes across them.
Is Royal Wood the same as Royal Woods in Fort Myers?
No. Royal Wood is in Naples, in Collier County. The similarly named community is in Fort Myers, ZIP 33908, in Lee County, a separate place with its own listings. None of its sales, listings or homes appears in any Royal Wood figure on this page.
What have Royal Wood condos sold for recently?
In the 12 months to August 31, 2026, the county recorded 23 Royal Wood condominium deeds in Naples at a $255,000 median, from $175,000 to $386,000. Separately, the MLS export of October 29, 2026 shows 19 sold condominiums at a $255,000 median, from $175,000 to $300,000.
What have Royal Wood houses sold for?
Over the 60 months to August 31, 2026, the county recorded 24 Royal Wood house sales in Naples at a $548,750 median, from $346,000 to $1,099,000. Three came in the last 12 months: $450,000, $475,000 and $440,000. Separately, the MLS export of October 29, 2026 listed 7 active houses.
How many Royal Wood homes are for sale right now?
The MLS export of October 29, 2026 held 21 active Royal Wood listings in Naples, 7 houses and 14 condominiums, and 2 pending, both with contingencies. That is a dated snapshot and not a live count, so use the live search on this page for the current list.
When were Royal Wood homes built?
On the 2026 county roll, homes in Royal Wood, Naples, date from 1988 to 2007, with a median year of 1990 using each home's earliest residence row. The condominiums all date from 1988 to 1990, and no home has an earliest residence row from 2010 or later.
How big are Royal Wood homes and condos?
In the MLS export of October 29, 2026, Royal Wood houses in Naples show a median living area of 1,716 sq. ft. across 12 rows, and condominiums 1,265 sq. ft. across 34 rows. Listing agents typed these entries; the size table breaks them out by association.
Do Royal Wood homes have pools?
The 2026 county roll shows pool rows on 80 Royal Wood homes in Naples, all of them houses, and on none of the 656 condominiums. The club separately counts seven heated pools and spas in the community plus a clubhouse pool that needs a key card.
Is golf included with a Royal Wood home?
Yes. Golf at Royal Wood in Naples comes with ownership, one membership per lot or unit, per the club's 2026 owner application. The course has 18 holes, plays to par 70, was designed by Dr. Michael Hurdzan and has four sets of tees. Yardage is not given because sources disagree.
What is the Royal Wood club fee in 2026?
The club's 2026 owner application prices the Annual Maintenance Fee for Royal Wood in Naples at $7,848.00 a year, billed semi-annually, with a $600 food and beverage minimum that is a spend, and a $945.02 cable fee. Condominium owners get cable inside their quarterly fee.
What is the Royal Wood resale capital contribution?
Royal Wood in Naples asks for a $10,000 Resale Capital Contribution before or at closing, paid into the Master Association Reserve Fund, per the club's 2026 owner application. In the club's wording, a second Royal Wood property pays it again unless the first sells within 12 months.
What are the Royal Wood condo association fees?
Royal Wood's associations in Naples keep their dues off public pages: as of the November 1, 2026 check, none of the six condominium associations and not the house association prints a budget. Ask each manager for the budget and the estoppel.
Is the Royal Wood golf course being renovated in 2028?
The Royal Wood club in Naples plans a course renovation in 2028. Its March 9, 2026 Town Hall deck puts construction in spring and summer 2028, and the April 13, 2026 Board deck aims to reopen on or before November 1, 2028. Neither deck states an assessment or an owner cost.
What amenities does the Royal Wood clubhouse have?
The Royal Wood clubhouse in Naples, at 4300 Royal Wood Boulevard, covers 16,423 sq. ft. and holds a Grill Room seating up to 100, a Lounge, an Atrium over hole 9 and a Dining Room. The club also lists a fitness center of about 5,000 sq. ft. and 8 tennis courts.
Who manages the Royal Wood associations?
Four companies manage Royal Wood's seven associations in Naples, as the club's 2026 owner application lists them: Newell Property Management for four, Anchor Associates for Amherst Cove, Sandcastle Community Management for Cobblestone Court and Paramount Property Management of Naples for the single-family association.
What approvals does a Royal Wood purchase need?
Every Royal Wood sale or lease in Naples needs two approvals, one from the neighborhood association and one from the Royal Wood Master Association. The single-family and Amherst Cove packets want the paperwork 20 days ahead of the closing or lease date (checked November 1, 2026).
Can you rent out a home in Royal Wood?
Yes, within limits. The club's 2026 owner application allows no more than four rentals a year in Royal Wood, Naples, and the single-family, Amherst Cove and Cranbrook Colony documents set a 30 day minimum. Both approvals apply, and Collier County registers short-term vacation rentals.
Are pets allowed in Royal Wood?
It depends on the association. In Royal Wood, Naples, Amherst Cove allows no pets, with documented service and support animals excepted. Cranbrook Colony allows one owner pet and none in leased units, the single-family association no more than two, and Bloomfield Ridge none over 25 pounds. Royal Wood's other three associations publish no pet rule in the posted packets.
Does Royal Wood have a CDD?
No. Royal Wood in Naples has no CDD on the 2026 roll. Its homes sit in three millage areas that share one rate, the 144 houses carry $269.77 in non-ad valorem charges, and the 656 condominiums carry none. The tax bill names the line.
What are property taxes in Royal Wood?
Royal Wood's homes in Naples are taxed at 10.3696 mills for 2026, one rate across all three millage areas. The roll's median 2026 tax bill is $2,142.77 for all homes, $3,950.18 for houses and $2,092.28 for condominiums; the property taxes section lists the ten lines.
Is Royal Wood in a flood zone?
At four sample addresses checked against the FEMA flood map on October 21, 2026, one Royal Wood point in Naples sat in unshaded Zone X, two in shaded Zone X, the 0.2 percent annual chance band, and one returned no zone. Zones differ by address, so the lender's flood determination on the exact address governs.
Which fire district serves Royal Wood?
Greater Naples Fire Rescue District is the fire district on the tax bill for Royal Wood's homes in Naples, one of the ten millage lines on the 2026 county roll and present in all three millage areas. For an emergency at any address, call 911.
Which schools serve Royal Wood?
Collier County Public Schools' address tool, run October 21, 2026 for the 2027 school year at two sample addresses on Royal Wood Boulevard and Westbourgh Drive, returned Lely Elementary, East Naples Middle and Lely High for Royal Wood in Naples. Assignment is by address, so confirm with the district.
Which hospitals are near Royal Wood?
From the centre of Royal Wood in Naples, Physicians Regional Collier Boulevard is about 3.4 free-flow route miles, NCH Baker Hospital about 7.2 and NCH North Naples Hospital about 15.2, per the Domain Realty Group route table, November 1, 2026. In an emergency call 911.
How far is Royal Wood from Fifth Avenue South and the beach?
From the centre of Royal Wood in Naples, Fifth Avenue South is about 6.3 free-flow route miles, the Gulf beach at the foot of 12th Avenue South about 7.5 and Lowdermilk Park about 8.4, per the Domain Realty Group route table, November 1, 2026. The Naples Pier is closed for rebuilding, as reported.
Do Royal Wood condominiums need a milestone inspection and reserve study?
Royal Wood condominiums in Naples fall under the milestone rule in s. 553.899 only where a building has three habitable stories or more. The association pages describe four three-story buildings at Andover Square and four at Bloomfield Ridge, and their certificate dates and filing status are not published.
How long do you have to cancel a Royal Wood condominium resale contract?
A buyer of a Royal Wood condominium in Naples may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, under s. 718.503; the right ends at closing. For the house association, under s. 720.401, 3 days after receipt of a late disclosure summary.
What does an estoppel certificate cost in Royal Wood?
Royal Wood's estoppel fee in Naples is $299 under the club's 2026 fee structure, matching the state cap. That schedule adds $119 for delivery inside 3 business days and as much as $179 more when the account is delinquent, as carried. This is not legal advice.
Ready to buy or sell in Royal Wood, Naples?
Royal Wood in Naples rewards a buyer who reads the papers before the price: the association's rules and budget, the estoppel, the roof and wind records and the flood determination all change what a home costs to own. Domain Realty Group can gather each one with you and watch new listings.
Thinking of buying in Royal Wood?
Name a budget and the association you prefer, and we will watch the market for you. Contact us or meet our agents.
Thinking of selling in Royal Wood?
For a seller, the county recorded 26 sales of Royal Wood homes at a $255,250 median in the 12 months to August 31, 2026, and a blended median moves with the mix of houses and condominiums. Separately, the October 29, 2026 export held 21 active and 2 pending. To price a home you own, request a valuation or contact us.
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About Domain Realty Group
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across Royal Wood, from the houses on Royal Wood Boulevard, Westbourgh and Ashton to the condominiums of Andover Square, Cranbrook Colony and Amherst Cove, in East Naples.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.
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Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Entries without a web address are text citations.
Records cited as text
- Collier County Property Appraiser 2026 roll and deed file, October 27, 2026 bundle
- Collier County plat and declaration records
- MLS export of October 29, 2026
- Florida DBPR condominium extract, read November 1, 2026
- Collier schools address tool, October 21, 2026
- County evacuation zone layer, October 21, 2026
- FEMA flood map lookup, October 21, 2026
- Collier County PUD layer
- Domain Realty Group route table, November 1, 2026
The club and its documents
- Club, home
- Club, golf
- Club, Our Communities
- Club, Amberly page
- Club, Amherst page
- Club, Andover page
- Club, Bloomfield page
- Club, Cobblestone page
- Club, Cranbrook page
- Club, 2028 renovation notes
- Club, course operations
- Club, Course Tour
- Club, Irma page
- Club, other amenities
- Club, dining
- Club, Real Estate Documents
- Club, 2026 owner application
- Club, 2026 tenant package
- Club, 2027 tenant package
- Club, 2026 Member Budget
- Club, 2024 master declaration
- Club, Rules Section III
- Club, By-Laws 2024
- Club, March 9, 2026 Town Hall presentation on the 2028 golf course renovation project, from the club document library (not linked)
- Club, April 13 Board deck
Association documents and sites
- Amberly Village sale and rental application
- Andover Square sale and rental application
- Cobblestone Court sale and rental application
- Amherst Cove lease packet, 2025
- Bloomfield Ridge lease application
- Cranbrook Colony rules, 2017
- Single-family association lease application
- Single-family association sales application
- Amherst Cove association site
- Amberly Village association site
- Sandcastle Community Management
Florida law and DBPR
- Section 553.899
- Section 718.112
- Section 718.116
- Section 718.503
- Section 720.401
- Section 720.30851
- Section 196.031
- Section 193.155
- Section 689.261
- Section 689.302
- Florida Administrative Code 12D-8.008
- DBPR estoppel certificate fee schedule
State and county
- Revenue Department, homestead adjustment
- Revenue Department, Save Our Homes
- County, vacation rental registration
- County 311, rental registration
- County, proposed flood map release
- County, utility planning
- County, PUD master list
Schools and health
- Collier schools, boundaries
- Collier schools, 2025-26 grades
- East Naples Middle School
- Lely High School
- NCH emergency services
- Physicians Regional, Collier Boulevard
Places
Flood, storms and insurance
- FEMA, Risk Rating 2.0 FAQs
- Citizens, flood requirements
- NHC, Hurricane Ian report
- NWS, Hurricane Ian summary
- NWS, Hurricane Irma
- Wind mitigation explainer
- HO-6 explainer
- Risk Rating 2.0 guide
Condominium law coverage