Sterling Oaks Homes and Condos for Sale in Naples, FL

Sterling Oaks is a gated, tennis-centered community of 736 homes in North Naples, ZIP 34110, with no golf course. Collier County recorded 26 qualified sales in the 12 months to October 2, 2026, at a $483,750 median; prices ran from a $270,000 condominium to a $700,000 house.

Sterling Oaks belongs to our wider Naples guide and to the directory of every Naples community. Domain Realty Group has been the #1 team in Southwest Florida since 2012, and it handles current Sterling Oaks listings. Below you will find the search links, the county sale record, a price history from 2016 and a profile of each of the ten neighborhoods. Sterling Oaks on this page means the 736-home community entered at Sterling Oaks Boulevard off US 41, whose north boundary is the Collier and Lee county line. It is not Sterling Oaks in another state or county, it is not Sterling Hill in TwinEagles or Sterling Greens and Sterling Lakes in Glen Eagle, and it is not Spanish Wells, the Lee County community directly north. Bonita Springs is the city across that line, while Sterling Oaks itself sits in unincorporated Collier County.

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

Key takeaways for Sterling Oaks buyers

Sterling Oaks is a gated community of 432 single-family homes and 304 condominium units, and Collier County recorded 26 qualified sales there in the 12 months to October 2, 2026. The eight numbers below summarize a purchase in Sterling Oaks, and each is sourced and dated in the sections that follow. Data updated: October 2026.

• Sterling Oaks holds 736 homes in ten Declaration neighborhoods: 432 single-family homes (the Wildcat Cove villas included) and 304 condominium units in 39 buildings and 13 condominium associations, around 120.24 acres of recorded conservation easement.
• Collier County recorded 26 qualified sales in the 12 months to October 2, 2026, at a $483,750 median (the midpoint of the two middle sales), from $270,000 to $700,000, against 48 sales at $473,500 in the prior 12 months and 74 sales at $475,000 over 24 months.
• Two markets share one gate: 11 condominium sales at a $316,000 median and 15 single-family sales at $539,900, a gap of $223,900 (41.5 percent of the single-family figure), and the condominium median has eased from $395,000 in 2023 to $313,000 in 2026 to October 2, which is 20.8 percent lower.
• Sterling Oaks has no golf course. The club centers on tennis (the community map shows 12 courts) and five pickleball courts, and a buyer pays a capital contribution of $6,500 for a house or $6,000 for a condominium or coach home plus a $300 administrative fee (the club's Sales Packet, updated October 2024); the monthly master assessment is not published.
• The 2026 Collier tax roll shows no community development district on Sterling Oaks parcels. Millage is 9.3696, so a $316,000 non-homesteaded condominium works out to $2,960.79 as an illustration, not a bill, and the 432 single-family parcels add a flat $269.77.
• The Southwest Florida MLS recorded 27 Sterling Oaks closings from September 24, 2025 to September 23, 2026 at a $485,000 median, with a median of 56 days on market and 97.26 percent of final list price, and about 4.9 months of supply on September 23.
• None of Sterling Oaks' 39 condominium buildings appears on Collier County's January 2026 milestone list, which covers buildings of three habitable stories or more; ask the association for its milestone and SIRS status in writing.
• On FEMA's map effective February 8, 2024, our September 2026 parcel reading puts 433 of 735 Sterling Oaks homes (58.9 percent) in Zone AH or AE, with about 30 of them in AE and mostly in Sanctuary Pointe, and 302 in Zone X, so each address needs its own flood check.

What Sterling Oaks homes and condos are for sale right now?

Sterling Oaks homes and condos for sale open from the four links below, filtered to the MLS development name Sterling Oaks, sorted from the highest price down and shown with no listing count. All 26 recent county sales were resales, since none was a builder's first sale. Data updated: October 2026.

These searches follow the MLS development name Sterling Oaks; a listing's subdivision or condominium field names its neighborhood.

• All Sterling Oaks homes and condos for sale in Naples
• Sterling Oaks homes and condos for sale under $300,000
• Sterling Oaks listings from the last 30 days
• Sterling Oaks homes and condos for sale at $500,000 and up

The MLS feed updates all day. As one dated snapshot, 12 Sterling Oaks listings (11 active and 1 pending with contingencies) stood in the Southwest Florida MLS on September 23, 2026, asking $249,900 to $690,000 with a $465,000 median list price (Southwest Florida MLS, as pulled September 23, 2026), which is about 4.9 months of supply (11 active listings divided by 27 closings in 12 months, or 2.25 a month); the links above show today's list. Buyers comparing areas can browse all Naples communities, and anyone weighing a particular building can start with our contact page or our agents.

Sweetwater Bay condominiums

Sweetwater Bay is 208 condominium units in 26 buildings of eight units, divided among nine associations named Sweetwater Bay I to IX, and it is the largest group of homes in Sterling Oaks. Buildings I to IV (64 units) date from 1995 to 1999 and have a county median heated area of 1,123 square feet. Buildings V to IX (144 units) date from 2002 to 2006 and have a median of 1,330 square feet. Sweetwater Lane and Sweetwater Cove serve the buildings, and Eagle Cove and Heron Lake share those two streets.

The county recorded 8 Sweetwater Bay sales in the 12 months to October 2, 2026, between $270,000 and $368,500, at a $297,500 median (an even count takes the midpoint of the two middle sales), and 18 over 24 months at $313,000. Four of the 8 closed under $300,000. The 8 sales came from five associations: III (2 sales), IV (1), V (1), VI (2) and VII (2). The Southwest Florida MLS shows 8 Sweetwater Bay closings from September 24, 2025 to September 23, 2026 at the same $297,500 median, with a median of 64.5 days on market and 96.05 percent of the final list price (Southwest Florida MLS, as pulled September 23, 2026). Sweetwater Bay listings that were active on that date had been on the market 173 to 250 days, an average of 223, and a relisted unit restarts the count, so read the number as a pace and not as a verdict on the building. For the full set, use the search for all Sterling Oaks homes and condos and read each listing's Sub/Condo field for the name Sweetwater Bay.

Eagle Cove and Heron Lake

Eagle Cove is 88 condominium units in 12 buildings of six or eight units, built from 1999 to 2005 and spread over three associations: Eagle Cove at Sterling Oaks (22 units in 3 buildings), Eagle Cove II (28 units in 4 buildings) and Eagle Cove III (38 units in 5 buildings). The county median heated area is 1,630 square feet in the first association and 1,621 in the other two, 291 to 300 square feet more than Sweetwater Bay V to IX. Heron Lake is one 8-unit building on Tract O, built in 1997, with its own condominium association and a county median heated area of 1,539 square feet. The recorded Heron Lake supplement of January 1997 names Centex Homes, the only outside homebuilder named in the community's recorded chain.

Eagle Cove drew 3 county sales in the latest 12 months, all in Eagle Cove III, at $363,000, $393,000 and $422,000 (a $393,000 median), and 9 over 24 months at $395,000, from $340,000 to $475,000. Per square foot of county living area Eagle Cove's 3 sales came to $260 against $227 for Sweetwater Bay's 8, which is 14.5 percent more. Heron Lake had no county sale in 24 months. In the MLS, Eagle Cove logged 3 closings from September 24, 2025 to September 23, 2026 at a $393,000 median, with a median of 63 days on market and 95.78 percent of final list price, and Heron Lake logged 3 closings over 48 months at a $430,000 median (Southwest Florida MLS, as pulled September 23, 2026).

Wildcat Cove villas

Wildcat Cove is 143 homes on four recorded pieces of land: 17 on Tract C of the Sterling Oaks plat, and 39, 48 and 39 on the Wildcat Cove, Wildcat Cove Two and Wildcat Cove Three plats. Ninety-two of the 143 are attached party-wall villas and 51 are detached homes. The county roll codes all of them as single-family, so the villas sit in the 432 single-family count and not in the 304 condominium units. Wildcat Cove is the one neighborhood with its own pool and cabana, at 14848 Sterling Oaks Drive, paid for by a Wildcat Cove neighborhood assessment under the 2026 Declaration. Wildcat Cove Villas is a product label inside the neighborhood and not a separate place.

The club's Rules and Regulations (Rev. 05.20.26) say the master association provides exterior painting and roof replacement for the attached Wildcat Cove villas and bills each owner a reserve amount set by the board, plus a neighborhood share of the pool and cabana; confirm the current figures in the estoppel certificate. The county recorded 3 Wildcat Cove sales on the three Wildcat Cove plats in the latest 12 months, at $482,500, $499,000 and $520,000 (a $499,000 median), and 9 over 24 months at $470,000, from $430,000 to $520,000. The MLS shows 3 Wildcat Cove closings in its 12-month window at a $499,000 median, with a median of 54 days on market and 97.84 percent of final list price, and 32 closings over 48 months at $497,000 (Southwest Florida MLS, as pulled September 23, 2026). Because three sales is a small sample, use these as a range of experience.

Sterling Oaks single-family homes

Sterling Oaks has 432 single-family homes in seven neighborhoods: Wildcat Cove, Sanctuary Pointe, Manatee Bay, Deer Creek, The Preserve, Tavernier and Willow Bend. The county recorded 15 single-family sales in the 12 months to October 2, 2026, at a $539,900 median, from $467,500 to $700,000, and 47 over 24 months at $540,000, from $430,000 to $740,000. In the prior 12 months the county recorded 32 single-family sales at $550,000, so the count fell by 17 (53.1 percent) while the median moved $10,100 (1.8 percent).

The Southwest Florida MLS recorded 16 single-family closings from September 24, 2025 to September 23, 2026 at a $544,450 median, with a median of 50 days on market and 98.07 percent of final list price; 5 of the 16 closed at or above the list price (Southwest Florida MLS, as pulled September 23, 2026). The single-family listings in that snapshot had a $552,450 median list price. Across 24 months the county recorded no house sale under $430,000 and none above $740,000. The search at $500,000 and up fits the houses, because 11 of the 15 recent house sales closed at $500,000 or more and no condominium sold above $475,000 in 24 months.

Sterling Oaks homes and condos under $300,000

Under-$300,000 closings are a small slice of Sterling Oaks: 4 of the latest 26 county sales (15.4 percent) came in under that line, at $270,000, $275,000, $280,000 and $285,000, and all four were Sweetwater Bay condominiums (two in VI and one each in IV and VII). In the prior 12 months 4 of 48 sales (8.3 percent) closed under $300,000, from $200,000 to $299,500, and over 24 months the count is 8 of 74 (10.8 percent). No house has sold under $430,000 in the 24 months, so the under-$300,000 market is a condominium market.

Start with the Sterling Oaks search under $300,000 and check each fee line. Even the lowest price carries the master assessment, which the club bills monthly and does not publish, a condominium association layer that none of the 13 associations publishes, and a $6,000 capital contribution plus $300 administrative fee at transfer (the club's Sales Packet, updated October 2024). The lowest asking price in the September 23 MLS snapshot was $249,900.

Newest Sterling Oaks listings

Timing matters in a community that recorded 26 sales in 12 months, which is 2.2 a month and 3.5 percent of its 736 homes. For fresh inventory across every neighborhood, open the last 30 days search, sorted by price. Recorded sales reach the county late: the newest Sterling Oaks sale on the county list is dated August 25, 2026, which is 38 days before the October 2 index date, and the list holds no sale for May or for any date after August 25. The listing search is therefore the quicker gauge of the market.

By quarter, the 26 sales fell as 5 from October 3 to December 31, 2025, 11 in the first quarter of 2026, 7 in the second and 3 from July 1 to October 2. By month the count never passed 6, which was April. Note the neighborhood on every new listing before comparing two of them; a Sweetwater Bay condominium and a Sanctuary Pointe house are not the same product.

How to read a Sterling Oaks listing's HOA and club fee fields

Fee fields on a Sterling Oaks listing can come in a master or club version, a condominium version, a Wildcat Cove villa version, or several at once, and no single field gives the whole cost. The club publishes its transfer fees but not its monthly master assessment, and none of the 13 condominium associations publishes a fee, so this page prints the club's dated figures and no association fee. Treat each field as the listing agent's entry and not as the club's or an association's own statement.

Field on a listing	What it represents	What it omits
Master or club fee	The master association's assessment, billed monthly; the board sets the amount each year and the club does not post it	The condominium layer, club tiers and any capital contribution
Condominium or sub-association fee	The charge of one of the 13 condominium associations, which pays for items such as building insurance and landscaping around the buildings	The master assessment and any capital contribution
Wildcat Cove villa reserve	A reserve amount the board establishes for exterior painting and roof replacement of the attached villas, plus a neighborhood share of the pool and cabana	The master assessment and any capital contribution
A capital contribution in the remarks	$6,500 for a single-family home or $6,000 for a condominium or coach home, plus a $300 administrative fee, in the club's Sales Packet updated October 2024	Who pays it, which the purchase contract decides, and any later board change
Annual total quoted in remarks	The listing agent's own sum	Its method, the layers it includes and any special assessment

Sources: the club's Sales Packet (updated October 2024), its Master Association and Sub-Association Responsibilities sheet and its Rules and Regulations (Rev. 05.20.26), all first-party documents. The board sets the capital contribution and can change it, so confirm it at contract. The exact figure for a given home sits in its estoppel certificate and current budget, and the cost section further down walks through each layer. A Domain Realty Group agent can help; talk to one when a unit's numbers confuse you.

What the MLS calls Sterling Oaks

In the MLS the whole community is the development named Sterling Oaks, and each listing's Sub/Condo field names a neighborhood. The county files the same homes under plat and condominium names that do not line up one to one with those neighborhoods, so keep the table handy when you request a declaration or compare a county record with a listing.

MLS neighborhood name	County recorded name	Homes	MLS closings, 12 months
Sweetwater Bay	Sweetwater Bay at Sterling Oaks and Sweetwater Bay II to IX condominiums	208	8
Eagle Cove	Eagle Cove at Sterling Oaks, Eagle Cove II and Eagle Cove III condominiums	88	3
Heron Lake	Heron Lake at Sterling Oaks condominium	8	0
Wildcat Cove	Wildcat Cove, Wildcat Cove Two and Wildcat Cove Three, plus Tract C of the Sterling Oaks plat	143	3
Sanctuary Pointe (some listings spell it Sanctuary Point)	Sterling Oaks Phase 4 Block C, plus Sanctuary Pointe at Sterling Oaks	96	5
Manatee Bay	Sterling Oaks plat, Tract E lots 1 to 60	60	4
Deer Creek	Sterling Oaks Phase 2A and Phase 4	55 (56 on the county roll)	2
The Preserve	Sterling Oaks Phase 3A	30	0
Tavernier	Sterling Oaks plat, Tract E lots 61 to 88	28	1
Willow Bend (also listed as Willow Bend at Sterling Oaks)	Sterling Oaks Phase 2B	19	1

Sources: the county's names and parcel counts come from the Collier County Property Appraiser public data files (2026 certified roll and recorded sales); the homes per neighborhood are the 2026 Declaration's counts as carried in our research; the MLS names and closings come from the Southwest Florida MLS, as pulled September 23, 2026, and the 27 closings in the last column add up to the 27 in the 12-month window. The county's recorded name Sanctuary Pointe at Sterling Oaks covers only 12 of the neighborhood's 96 homes; the other 84 sit on Phase 4 Block C. The county counts 800 parcels under these names, which includes 64 roads, lakes, preserve, drainage and common tracts beyond the 736 homes.

What have Sterling Oaks homes sold for?

Sterling Oaks homes sold at a $483,750 county-record median in the year to October 2, 2026, from 26 qualified sales between $270,000 and $700,000. Eleven were condominiums and 15 were single-family, so the all-sales median describes a community that sells a little more than half houses. Data updated: October 2026.

Record and window	Sales	Median	Low	High
Latest 12 months to Oct 2, 2026, all sales	26	$483,750	$270,000	$700,000
Preceding year (Oct 2, 2024 to Oct 2, 2025), all sales	48	$473,500	$200,000	$740,000
24 months to Oct 2, 2026, all sales	74	$475,000	$200,000	$740,000
Condominium, 12 months	11	$316,000	$270,000	$422,000
Condominium, prior 12 months	16	$336,000	$200,000	$475,000
Condominium, 24 months	27	$335,000	$200,000	$475,000
Single-family, 12 months	15	$539,900	$467,500	$700,000
Single-family, prior 12 months	32	$550,000	$430,000	$740,000
Single-family, 24 months	47	$540,000	$430,000	$740,000

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales). Only qualified improved sales over $1,000 count, the index runs to a Collier sale dated October 2, 2026, and Sterling Oaks is 800 parcels, 736 of them homes. The latest 12 months held 0 builder-direct sales, meaning first sales within a year of the year built. With an even count, the median is the midpoint of the two middle sales.

The 26 sales are 22 fewer than the 48 of the prior 12 months (45.8 percent fewer), while the all-sales median rose $10,250 (2.2 percent), from $473,500 to $483,750. Both product medians moved down: the condominium median fell $20,000 (6.0 percent), from $336,000 on 16 sales to $316,000 on 11, and the single-family median fell $10,100 (1.8 percent), from $550,000 on 32 sales to $539,900 on 15. An all-sales median can rise while both product medians fall, because it sits wherever the middle sales land: the two middle sales were $482,500 and $485,000 in the latest 12 months against $472,000 and $475,000 a year earlier. Houses were 15 of 26 sales (57.7 percent) in the latest 12 months and 32 of 48 (66.7 percent) in the prior 12 months. Over 24 months the community sold 74 homes, which is 10.1 percent of its 736.

Sterling Oaks sales by recorded plat and condominium

The county records Sterling Oaks homes by plat and condominium name, not by the ten Declaration neighborhoods, so the table groups sales the way the appraiser does. Several plats hold the homes of more than one neighborhood (the MLS names table above shows which), and each of the 13 condominium associations stands alone. Where a window holds one or two sales, the table lists them and does not call them a median.

Recorded name	Homes	12 months to Oct 2, 2026	Prior 12 months	24 months
Sterling Oaks plat	105	5 at $555,000	11 at $500,000	16 at $533,750
Sterling Oaks Phase 4	115	5 at $539,900	11 at $580,000	16 at $562,650
Sterling Oaks Phase 3A	30	None	2 sales: $735,000 and $736,300	2 sales: $735,000 and $736,300
Sterling Oaks Phase 2A	25	1 sale: $625,000	None	1 sale: $625,000
Sterling Oaks Phase 2B	19	1 sale: $700,000	2 sales: $570,000 and $740,000	3 at $700,000
Sanctuary Pointe at Sterling Oaks	12	None	None	None
Wildcat Cove	39	None	1 sale: $430,000	1 sale: $430,000
Wildcat Cove Two	48	2 sales: $499,000 and $520,000	3 at $450,000	5 at $470,000
Wildcat Cove Three	39	1 sale: $482,500	2 sales: $465,000 and $475,000	3 at $475,000
Sweetwater Bay at Sterling Oaks (I)	24	None	2 sales: $200,000 and $335,000	2 sales: $200,000 and $335,000
Sweetwater Bay II	16	None	1 sale: $295,000	1 sale: $295,000
Sweetwater Bay III	16	2 sales: $345,000 and $368,500	1 sale: $250,000	3 at $345,000
Sweetwater Bay IV	8	1 sale: $275,000	None	1 sale: $275,000
Sweetwater Bay V	32	1 sale: $316,000	1 sale: $299,500	2 sales: $299,500 and $316,000
Sweetwater Bay VI	32	2 sales: $270,000 and $280,000	2 sales: $330,000 and $337,000	4 at $305,000
Sweetwater Bay VII	32	2 sales: $285,000 and $310,000	2 sales: $334,000 and $365,000	4 at $322,000
Sweetwater Bay VIII	40	None	1 sale: $320,000	1 sale: $320,000
Sweetwater Bay IX	8	None	None	None
Eagle Cove at Sterling Oaks (I)	22	None	2 sales: $415,000 and $475,000	2 sales: $415,000 and $475,000
Eagle Cove II	28	None	None	None
Eagle Cove III	38	3 at $393,000	4 at $375,000	7 at $393,000
Heron Lake at Sterling Oaks	8	None	None	None
All Sterling Oaks	736	26 at $483,750	48 at $473,500	74 at $475,000

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales), grouped by recorded plat or condominium name, with every window ending October 2, 2026. The plat rows count single-family parcels only, and the rows add up: 5 + 5 + 0 + 1 + 1 + 0 + 0 + 2 + 1 + 0 + 0 + 2 + 1 + 1 + 2 + 2 + 0 + 0 + 0 + 0 + 3 + 0 = 26 in the latest 12 months, 11 + 11 + 2 + 0 + 2 + 0 + 1 + 3 + 2 + 2 + 1 + 1 + 0 + 1 + 2 + 2 + 1 + 0 + 2 + 0 + 4 + 0 = 48 in the prior 12 months and 16 + 16 + 2 + 1 + 3 + 0 + 1 + 5 + 3 + 2 + 1 + 3 + 1 + 2 + 4 + 4 + 1 + 0 + 2 + 0 + 7 + 0 = 74 over 24 months. The county's heated areas and the MLS living areas differ, so the table carries prices only.

Sterling Oaks price per square foot of county living area

Sterling Oaks condominiums sold at a median $229 per square foot of county living area on 11 sales in the 12 months to October 2, 2026, and $242 on 27 sales over 24 months. Living area here means the heated area on the appraiser's record. These figures describe what closed, and they should not be set beside another source's per-square-foot number, since the MLS measures area its own way.

Product	Sales, 12 months	Median heated area (12 months)	Per square foot (12 months)	Sales, 24 months	Per square foot (24 months)
Sweetwater Bay condominiums	8	1,279 sq ft	$227	18	$233
Eagle Cove condominiums	3	1,621 sq ft	$260	9	$256
All condominiums	11	1,381 sq ft	$229	27	$242

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales). Each figure is the median of price over county heated area for the sales in that cell, and the heated area is the median of the same sales. Per square foot, Eagle Cove cost 14.5 percent more than Sweetwater Bay ($260 against $227). Houses get no size or per-foot figure here, because the county's largest building row on many house records is a screen enclosure or deck and not the home, so a house figure from that record would mislead.

How have Sterling Oaks prices moved since 2016?

Year by year, Sterling Oaks' recorded medians rose in a step in 2021 and 2022 and then flattened, rather than climbing steadily. Calendar-year medians ran from $265,000 to $290,000 across 2016 to 2020, reached $365,000 in 2021 and $402,500 in 2022, and have since ranged from $438,500 to $499,000. Note that the 2026 row stops at October 2.

Calendar year	Sales	Median	Low	High	Houses (sales and median)	Condos (sales and median)
2016	43	$270,000	$170,000	$625,000	24 at $311,750	19 at $200,000
2017	57	$282,000	$157,000	$575,000	27 at $363,000	30 at $195,000
2018	47	$265,000	$160,000	$430,000	24 at $304,000	23 at $192,000
2019	44	$285,000	$150,000	$507,500	26 at $351,250	18 at $205,000
2020	55	$290,000	$144,600	$555,000	33 at $337,500	22 at $208,750
2021	93	$365,000	$165,000	$775,000	49 at $417,000	44 at $267,500
2022	46	$402,500	$279,000	$1,050,000	19 at $615,000	27 at $375,000
2023	39	$450,000	$322,500	$950,000	20 at $541,000	19 at $395,000
2024	38	$438,500	$297,500	$930,000	19 at $570,000	19 at $375,000
2025	44	$473,500	$200,000	$736,300	29 at $530,000	15 at $335,000
2026 to Oct 2	21	$499,000	$270,000	$700,000	13 at $539,900	8 at $313,000

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales); qualified improved sales grouped by calendar year, with the index ending at a Collier sale of October 2, 2026. The 2026 row (21 sales) is smaller than the 26 sales of the 12-month window because it starts on January 1.

The condominium median went from $200,000 in 2016 to $313,000 in 2026 to date, a difference of $113,000 (56.5 percent), and the single-family median from $311,750 to $539,900, a difference of $228,150 (73.2 percent). Sales counts peaked at 93 in 2021, and the four years from 2022 to 2025 recorded 46, 39, 38 and 44 sales, which is 167 sales in total against 246 sales in the five years from 2016 to 2020. The all-sales median is $473,500 in 2025, which is $203,500 (75.4 percent) above the $270,000 of 2016. These are medians of recorded sales and not appreciation indices, so treat each row as what closed that year.

What the Southwest Florida MLS shows for days on market and sale-to-list

The Southwest Florida MLS recorded 27 Sterling Oaks closings from September 24, 2025 to September 23, 2026, with a median of 56 days on market and a median of 97.26 percent of the final list price received (Southwest Florida MLS, as pulled September 23, 2026). The MLS is a separate record from the county's, so its statistics get their own tables.

Measure	All (27)	Single-family (16)	Condominium (11)
Median sold price	$485,000	$544,450	$316,000
Median list price	$509,000	$549,000	$339,900
Median days on market	56	50	63
Median sold-to-list	97.26%	98.07%	95.78%
Closed at or above list	6 of 27	5 of 16	1 of 11

MLS neighborhood	Closings	Sold price, median	Days on market, median	Sale-to-list, median
Sweetwater Bay	8	$297,500	64.5	96.05%
Sanctuary Pointe	5	$539,900	141	95.28%
Manatee Bay	4	$587,500	9	99.60%
Wildcat Cove	3	$499,000	54	97.84%
Eagle Cove	3	$393,000	63	95.78%
Deer Creek	2	Two sales: $625,000 and $667,000	Not reported	Not reported
Tavernier	1	One sale: $467,500	Not reported	Not reported
Willow Bend	1	One sale: $700,000	Not reported	Not reported
The Preserve and Heron Lake	0	None	Not reported	Not reported
All Sterling Oaks	27	$485,000	56	97.26%

Source: Southwest Florida MLS, as pulled September 23, 2026, closings from September 24, 2025 to September 23, 2026. A unit relisted under a new MLS number restarts its days-on-market count, because the clock follows the listing number. A neighborhood with two or fewer closings is listed and not given a median.

The median list-to-sold gap was $24,000 overall (4.7 percent of the $509,000 median list price) and $23,900 for condominiums (7.0 percent of $339,900). Only 6 of the 27 closings (22.2 percent) reached the list price. The MLS counted 52 closings in the earlier window of September 24, 2024 to September 23, 2025 and 27 in the latest, a drop of 25 (48.1 percent), against a county drop from 48 sales to 26 (45.8 percent). The county and the MLS agree closely when they cover similar dates: the condominium median is $316,000 on 11 sales in both records, the single-family medians are $539,900 (county) and $544,450 (MLS), a difference of $4,550, and the all-sales medians are $483,750 and $485,000.

What 26 sales means for a Sterling Oaks buyer

Twenty-six sales across 736 homes is 3.5 percent of the community in a year, or about 2.2 sales a month, so the market is thin, and a neighborhood with a handful of sales a year gives a range and not a price. The 74 sales over 24 months are 10.1 percent of the homes. Use the product medians as the middle of a range, then read the high and low of that product: condominiums ran from $270,000 to $422,000 in the latest 12 months and houses from $467,500 to $700,000.

The price bands show the shape of the market. In the latest 12 months the 11 condominium sales fell as 4 under $300,000, 6 from $300,000 to $399,999 and 1 from $400,000 to $499,999, and the 15 house sales fell as 4 from $400,000 to $499,999, 6 from $500,000 to $599,999 and 5 from $600,000 to $749,999. Over 24 months no condominium sold above $475,000 and no house sold below $430,000, so the two products overlap in price only from $430,000 to $475,000. The county index lags by weeks and the newest Sterling Oaks sale in it is August 25, 2026, so recent closings may be missing. Check the live list with the search for all Sterling Oaks homes and condos and ask your agent for the closings after August 25. Our agents pull those from the MLS.

How have Sterling Oaks prices moved since 2021?

Sterling Oaks prices rose sharply from 2021 to 2022 and have eased since, with condominiums falling further than houses. The recorded condominium median went from $267,500 in 2021 to $313,000 in 2026 to October 2, while the single-family median went from $417,000 to $539,900. Data updated: October 2026.

Sterling Oaks condominium prices since 2021

The condominium median climbed from $267,500 in 2021 to a $395,000 peak in 2023 and has fallen in each of the three years since. Each row below is a calendar-year median of county-recorded qualified sales, and the 2026 row stops at October 2.

Calendar year	Condominium sales	Median	Change from the year before
2021	44	$267,500	28.1 percent (from $208,750 in 2020)
2022	27	$375,000	40.2 percent
2023	19	$395,000	5.3 percent
2024	19	$375,000	minus 5.1 percent
2025	15	$335,000	minus 10.7 percent
2026 to Oct 2	8	$313,000	minus 6.6 percent

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales). From the 2023 peak of $395,000 to $313,000 in 2026 to date is a drop of $82,000 (20.8 percent), and from the 2021 median of $267,500 to $313,000 is a gain of $45,500 (17.0 percent). The Southwest Florida MLS tells the same story on its own calendar-year medians: $389,000 in 2023 (19 sales), $375,000 in 2024 (18), $340,000 in 2025 (15) and $297,500 in 2026 to date (8), a drop of $91,500 (23.5 percent) from 2023 to 2026 (Southwest Florida MLS, as pulled September 23, 2026). With an even count, the median is the midpoint of the two middle sales.

These are medians of recorded sales and not appreciation indices. The 2026 row rests on 8 sales, 6 in Sweetwater Bay and 2 in Eagle Cove, so a few sales in one building can move it. We make no forecast from it; use the medians to see where the market has been and compare each building's own sales in the sections above.

Sterling Oaks house prices since 2021

The single-family median stepped from $417,000 in 2021 to $615,000 in 2022 and has stayed between $530,000 and $570,000 since 2023. Medians for a product with 13 to 29 sales a year since 2022 move with whichever houses closed, so the table lists the count beside each median.

Calendar year	Single-family sales	Median	Change from the year before
2021	49	$417,000	23.6 percent (from $337,500 in 2020)
2022	19	$615,000	47.5 percent
2023	20	$541,000	minus 12.0 percent
2024	19	$570,000	5.4 percent
2025	29	$530,000	minus 7.0 percent
2026 to Oct 2	13	$539,900	1.9 percent

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales). From the 2022 peak of $615,000 to $539,900 in 2026 to date is a drop of $75,100 (12.2 percent), and from $541,000 in 2023 to $539,900 is a drop of $1,100 (0.2 percent), so the house median is flat across the last four years. From $417,000 in 2021 to $539,900 is a gain of $122,900 (29.5 percent). The 2022 high of $1,050,000 sat above any house sale since, which lifts that year's median, so read 2022 as a high-water mark and not a trend.

Two markets under one gate

Condominiums and houses in Sterling Oaks share a gate, a club and a master association, and their prices have moved apart. In 2021 the condominium median was 64.1 percent of the single-family median ($267,500 against $417,000), a gap of $149,500. In 2023 it was 73.0 percent ($395,000 against $541,000), a gap of $146,000, and in 2026 to date it is 58.0 percent ($313,000 against $539,900), a gap of $226,900.

The sales mix tells the same story. Houses were 49 of 93 sales (52.7 percent) in 2021 and 13 of 21 sales (61.9 percent) in 2026 to date, and the community went from 93 sales in 2021 to between 38 and 46 a year from 2022 to 2025. A buyer comparing a Sweetwater Bay condominium with a Wildcat Cove or Sanctuary Pointe house is comparing two different price histories, two fee structures and two sets of owner rules, even though the entrance is the same. The sections below on fees, taxes and rules separate them.

What are Sterling Oaks' ten neighborhoods?

Sterling Oaks has ten neighborhoods under its 2026 Declaration: seven single-family and three condominium, from the 8-unit Heron Lake building to the 208 units of Sweetwater Bay and the 143 homes of Wildcat Cove. They share one gate, one club and one master association, and the neighborhood decides the product and the price. Data updated: October 2026.

Neighborhood	Homes	Product	Main street	County median heated area (condominiums only)	MLS closings, 12 months	Neighborhood-only feature
Wildcat Cove	143	92 attached villas and 51 detached homes	Sterling Oaks Drive	Not printed	3	Private pool and cabana
Sanctuary Pointe	96	Detached houses	Sanctuary Pointe Court and Drive	Not printed	5	None recorded
Manatee Bay	60	Detached houses	Silverstrand Drive, 1003 to 1225	Not printed	4	None recorded
Deer Creek	55 per the Declaration (56 single-family parcels on the 2026 county roll)	Detached houses	Serenity Circle	Not printed	2	None recorded
The Preserve	30	Detached houses	Whispering Oaks Circle	Not printed	0	Club boardwalk in its northeast corner
Tavernier	28	Detached houses	Silverstrand Drive, 1230 to 1323	Not printed	1	None recorded
Willow Bend	19	Detached houses	Old Oak Lane	Not printed	1	None recorded
Sweetwater Bay	208	Condominiums, 1995 to 2006, 26 buildings	Sweetwater Lane and Cove	1,123 (I to IV), 1,330 (V to IX) sq ft	8	Irrigation common area
Eagle Cove	88	Condominiums, 1999 to 2005, 12 buildings	Sweetwater Lane and Cove	1,621 to 1,630 sq ft	3	Own irrigation
Heron Lake	8	Condominium, 1997, 1 building	Sweetwater Lane	1,539 sq ft	0	Own irrigation

The seven single-family neighborhood counts in the Declaration add to 431, one short of the 432 single-family homes the club and the county roll both report. The county roll reads 56 single-family parcels in Deer Creek (25 in Phase 2A and 31 on Serenity Circle in Phase 4), which closes the gap; ask the association which figure its records use.

Source: the home counts are the 2026 Declaration's (section 1.21) as carried in our research, and the community total of 736 is the club's own count of 432 single-family homes and 304 condominium units, which the county roll reproduces by parcel coding. Heated areas are county medians for the condominiums only, from the Collier County Property Appraiser public data files (2026 certified roll and recorded sales); the closings come from the Southwest Florida MLS, as pulled September 23, 2026. We print no heated area or year-built range for the houses, because the county's largest building row on many house records is a screen enclosure or deck and not the home, and its year is often the year of a later enclosure, pool or deck. The streets are the ten inside the gates: Sterling Oaks Boulevard, Sterling Oaks Drive, Silverstrand Drive, Serenity Circle, Whispering Oaks Circle, Old Oak Lane, Sanctuary Pointe Court, Sanctuary Pointe Drive, Sweetwater Lane and Sweetwater Cove. The state roll's year-built counts for the residential parcels run from 1994 to 2006 and peak in 2003 and 2004.

Wildcat Cove

Wildcat Cove is the largest single-family neighborhood at 143 homes: 92 attached party-wall villas, which share roof lines and walls under the Declaration, and 51 detached homes, laid out across Tract C of the Sterling Oaks plat and the Wildcat Cove, Two and Three plats. The Wildcat Cove plat was recorded in 1996 together with the Wildcat Cove Villas supplement, and the Three plat followed in 1999. Sterling Oaks Drive serves all four sections, and the neighborhood's own pool and cabana stand at 14848 Sterling Oaks Drive.

Wildcat Cove at Wildcat Run in Estero is a different community, so search with the words Sterling Oaks beside the name. In the MLS, 3 closings in the 12-month window came at a $499,000 median, and 32 closings over 48 months came at $497,000 (Southwest Florida MLS, as pulled September 23, 2026). The villa section above gives the county sales by plat.

Sanctuary Pointe

Sanctuary Pointe is 96 detached houses, the largest group of detached homes in Sterling Oaks: 84 on Phase 4 Block C and 12 on the 13-lot Sanctuary Pointe at Sterling Oaks plat, which recorded in 2000. Streets are Sanctuary Pointe Court, Sanctuary Pointe Drive and part of Sterling Oaks Drive. The county's recorded name covers only 12 of the 96 homes, so any count by recorded name understates the neighborhood by 84. Some listings spell it Sanctuary Point, which is the listing spelling and not the recorded one, so search both.

The MLS shows 5 closings in the 12-month window at a $539,900 median, with a median of 141 days on market and 95.28 percent of final list price, and 22 closings over 48 months at $582,500 (Southwest Florida MLS, as pulled September 23, 2026). Most of the community's Zone AE homes are here, and the flood section gives the zone mix by neighborhood.

Manatee Bay

Manatee Bay is 60 detached houses on Tract E, lots 1 to 60, of the Sterling Oaks plat, served by Silverstrand Drive house numbers 1003 to 1225. It shares that street with Tavernier, and the house number tells you which neighborhood you are looking at. The Declaration supplement for Manatee Bay was recorded in 1994, the year the Declaration itself was recorded. The state roll puts the lots at 0.096 to 0.155 acre.

No neighborhood swimming pool is documented for Manatee Bay, so its owners use the club's pool like every other owner. The MLS shows 4 closings in the 12-month window at a $587,500 median, with a median of 9 days on market and 99.60 percent of final list price, and 15 closings over 48 months at $500,000, with one $120,000 non-market transfer excluded (Southwest Florida MLS, as pulled September 23, 2026).

Deer Creek

Deer Creek is 55 detached houses per the 2026 Declaration, on two plats along one street, Serenity Circle: 25 homes in Phase 2A and the rest in Phase 4. The Declaration supplement for Deer Creek and the Phase 2A plat were both recorded in 2000. The state roll puts its lots at 0.159 to 0.474 acre, the largest in Sterling Oaks. Two of the six county-coded lake parcels in Sterling Oaks sit in Phase 2A.

The MLS shows 2 closings in the 12-month window, at $625,000 and $667,000, which are listed and not called a median. Over 48 months it shows 8 closings at an $815,000 median, the highest 48-month median of the ten neighborhoods (Southwest Florida MLS, as pulled September 23, 2026).

The Preserve

The Preserve is 30 detached houses on Phase 3A, Blocks A and B, lots 1 to 30, served by Whispering Oaks Circle. The Phase 3A plat dates from 2000, and the Declaration supplement for The Preserve was recorded the same year. The state roll puts the lots at 0.158 to 0.253 acre. The name collides with the conservation preserve itself, which is why this page writes The Preserve beside Sterling Oaks every time: the recorded conservation easement is 120.24 acres, or 48.5 percent of the 247.89-acre planned unit development.

The club's boardwalk stands in the northeast corner of this neighborhood. The county recorded 2 Phase 3A sales in the 24 months, at $735,000 and $736,300, both in the prior 12 months and neither in the latest. The MLS shows no closing in the 12-month window and 4 closings over 48 months at a $735,650 median (Southwest Florida MLS, as pulled September 23, 2026).

Tavernier

Tavernier is 28 detached houses on Tract E, lots 61 to 88, of the Sterling Oaks plat, on Silverstrand Drive house numbers 1230 to 1323. The Tavernier supplement was recorded in 1994 along with Manatee Bay's. The state roll puts the lots at 0.127 to 0.189 acre, against 0.096 to 0.155 acre for Manatee Bay on the same street.

The MLS shows 1 closing in the 12-month window, at $467,500, which is listed and not called a median, and 8 closings over 48 months at a $612,000 median (Southwest Florida MLS, as pulled September 23, 2026). A neighborhood with 28 homes sells one or two a year, so a Tavernier buyer should expect to read individual sales and not a median.

Willow Bend

Willow Bend is 19 detached houses on Phase 2B, Block A, served by Old Oak Lane. The block was platted for 20 lots and lot 8 is unbuilt. The Willow Bend supplement and the Phase 2B plat were recorded in 1995. The state roll puts the lots at 0.143 to 0.442 acre. Some listings call the neighborhood Willow Bend at Sterling Oaks, which is the same place; Willow Bend at Stonebridge, a 56-unit condominium elsewhere in Naples, is a different one.

The MLS shows 1 closing in the 12-month window, at $700,000, listed and not called a median, and 6 closings over 48 months at a $720,000 median (Southwest Florida MLS, as pulled September 23, 2026).

Sweetwater Bay

Sweetwater Bay is 208 condominium units in 26 buildings, divided among nine associations. The Sweetwater Bay plat was recorded in 1995, and the last residential construction in all of Sterling Oaks was Sweetwater Bay IX in 2006. Sweetwater Lane and Sweetwater Cove serve the buildings.

Association	Units	Buildings	Built (county year-built field)	County median heated area
Sweetwater Bay at Sterling Oaks (I)	24	3	1995 to 1996	1,123 sq ft
Sweetwater Bay II	16	2	1997 to 1998	1,123 sq ft
Sweetwater Bay III	16	2	1998	1,123 sq ft
Sweetwater Bay IV	8	1	1999	1,123 sq ft
Sweetwater Bay V	32	4	2002 to 2003	1,330 sq ft
Sweetwater Bay VI	32	4	2002 to 2003	1,330 sq ft
Sweetwater Bay VII	32	4	2003 to 2004	1,330 sq ft
Sweetwater Bay VIII	40	5	2003 to 2004	1,330 sq ft
Sweetwater Bay IX	8	1	2006	1,330 sq ft
Total	208	26

Source: Collier County Property Appraiser public data files (2026 certified roll and recorded sales) for units, years and areas, with buildings counted at eight units each. The nine rows add up to 208 units and 26 buildings. The Sweetwater Bay associations have an irrigation common area of their own and share a trash area, Tract A-1, with Eagle Cove and Heron Lake. The MLS shows 8 closings in the 12-month window at a $297,500 median and 48 closings over 48 months at $351,250, the lowest 48-month median of the ten neighborhoods (Southwest Florida MLS, as pulled September 23, 2026). The county's sales by association are in the sales section above.

Eagle Cove

Eagle Cove is 88 condominium units in 12 buildings across three associations, with units larger than Sweetwater Bay's: a county median heated area of 1,621 to 1,630 square feet, and sold units of 1,385 to 1,835 square feet in the 24 months to October 2, 2026. Eagle Cove at Sterling Oaks has 22 units in three buildings of 8, 8 and 6, built 1999 to 2004; Eagle Cove II has 28 units in four buildings of 6, 6, 8 and 8, built 2003 to 2005; and Eagle Cove III has 38 units in five buildings, built 2003 to 2004. Eagle Cove has its own irrigation.

The county sales since October 2024 show Eagle Cove III as the most active association: 7 of the 9 sales in 24 months were in that building, at a $393,000 median. The MLS shows 3 closings in the 12-month window at a $393,000 median and 14 closings over 48 months at $422,500 (Southwest Florida MLS, as pulled September 23, 2026).

Heron Lake

Heron Lake is the smallest neighborhood: one 8-unit building on Tract O, built in 1997, on Sweetwater Lane. It has its own condominium association, formed in January 1997, and the recorded supplement of January 24, 1997 names Centex Homes. The county median heated area is 1,539 square feet. The Sweetwater Bay II Unit 1 plat covers both Sweetwater Bay II and Heron Lake, so the two share a plat name.

Heron Lake had no county sale in the 24 months to October 2, 2026 and no MLS closing in the 12-month window. Over 48 months the MLS shows 3 closings at a $430,000 median (Southwest Florida MLS, as pulled September 23, 2026). With so few sales, ask the listing agent for the recorded history of the unit and the association's budget, and do not read a price from the neighborhood.

How is Sterling Oaks organized?

Sterling Oaks is organized around one master association, Sterling Oaks Community Association and Club, Inc., which owns the clubhouse, courts, pool and gatehouse, with 13 condominium associations beneath it for the 304 condominium units. Each home type sits under its own layers of documents, set out below.

Every fact in this section carries the record it came from. When a public record is missing, we say so and name the document that would settle it. Club facts come from the club's own pages, forms and recorded Declaration, re-read October 30, 2026. Parcel and sale counts are drawn from the Collier County Property Appraiser public data files, 2026 certified roll and recorded sales.

The master association and the club

The master association holds title to the club site and the common tracts. The Florida Division of Corporations record, as read in September 2026 in earlier research and not requested again for this page, shows the following.

Field	What the record or the club shows
Name	Sterling Oaks Community Association and Club, Inc.
Document number and type	N93000004045, a Florida not-for-profit corporation
Filed	September 1, 1993
Status	Active; 2026 annual report filed March 23, 2026; last non-annual event an amendment filed November 14, 2005
Principal address	822 Sterling Oaks Blvd, Naples, FL 34110, the club office
Governing statute	Florida Statutes chapter 720 (homeowners associations); the club's own sheet says "Managed Under FL Statue 720"
Governing document	Amended and Restated Declaration, 2026 (Second Restatement), approved March 19, 2026, executed May 21, 2026 and recorded in Collier Official Records Book 6595, Page 1950
Marketable Record Title Act notice	Recorded January 19, 2024 at Official Records 6322, Page 1900, as recited on the 2026 instrument's cover page
Membership	Required with ownership: the Sales Application reads "I/We hereby apply for purchase of ... and for membership in Sterling Oaks Community Association & Club, Inc.", and the Rules and Regulations define "Member" to include every Homeowner
Management	Run in house by the club's licensed managers; no outside management company of record for the master, per the club's About Us page as carried from earlier research
Board	Nine directors, seven elected by voting group and two at large, on staggered three-year terms; we print no names because they change each March

The master owns the clubhouse, fitness center, pool, cabana, bocce and pickleball and tennis courts, dining room, multi-purpose room and gatehouse, according to the club's Master Association and Sub-Association Responsibilities sheet. On the 2026 county roll, the owner names "STERLING OAKS COMMUNITY ASSN" (38 parcels), "STERLING OAKS COMMUNITY ASSOC" (17) and "STERLING OAKS COMMUNITY" (4) hold 38 + 17 + 4 = 59 parcels, which are tracts, the club site and other common land.

The Declaration groups the neighborhoods into seven voting groups for board elections: Manatee Bay with Tavernier; Eagle Cove with Heron Lake; Sweetwater Bay I to V; Sweetwater Bay VI to IX; Sanctuary Pointe; Wildcat Cove; and Deer Creek with The Preserve and Willow Bend. Developer control is over. The 2026 Declaration has a single class of membership and carries no declarant rights.

The 13 condominium associations

Under the master, each of the 13 condominiums has its own association: Sweetwater Bay I to IX, Eagle Cove I to III and Heron Lake. The state's Department of Business and Professional Regulation (DBPR) condominium extract, saved October 28, 2026, shows all 13 as recorded, and its unit counts match the county roll.

Condominium as filed with DBPR	Units	Buildings	Recorded
Sweetwater Bay at Sterling Oaks	24	3	July 19, 1995
Sweetwater Bay II	16	2	February 7, 1997
Sweetwater Bay III	16	2	August 24, 1998
Sweetwater Bay IV	8	1	December 10, 1999
Sweetwater Bay V	32	4	June 28, 2002
Sweetwater Bay VI	32	4	December 6, 2002
Sweetwater Bay VII	32	4	May 15, 2003
Sweetwater Bay VIII	40	5	August 12, 2003
Sweetwater Bay IX	8	1	March 10, 2006
Eagle Cove at Sterling Oaks	22	3	September 14, 1999
Eagle Cove II	28	4	September 4, 2003
Eagle Cove III	38	5	October 20, 2003
Heron Lake at Sterling Oaks	8	1	January 14, 1997

The units add up by neighborhood: Sweetwater Bay is 24 + 16 + 16 + 8 + 32 + 32 + 32 + 40 + 8 = 208, Eagle Cove is 22 + 28 + 38 = 88, and Heron Lake adds 8, for 208 + 88 + 8 = 304. The buildings add up to 26 + 12 + 1 = 39. Sweetwater Bay buildings hold eight units each; Eagle Cove buildings hold six or eight. Each DBPR date marks the recording of the condominium, which differs from the association's incorporation date. Some DBPR records also carry a wrong ZIP code for Sweetwater Lane, so use the register as a lead, never as a directory.

The master and the sub-associations split the work, and the club's own sheet is the clearest statement of how.

Handled by the master (chapter 720)	Handled by each condominium association (chapter 718)
Clubhouse, fitness center, pool, cabana, bocce, pickleball and tennis courts, dining room, multi-purpose room, gatehouse	Parking
Monthly billing	Wind mitigation
Mailboxes	Interior pest control
Trash and recycling and bulk pickup scheduling	Interior fire sprinkler systems
Website and vehicle barcodes	Water shut-off
The bulk cable and internet contract	Building insurance
Sales and leases	Sales and leases
	Anything attached to the building, such as paint and roof
	Landscaping surrounding the building

"Sales and Leases" appears on both lists, which is why a condominium purchase or lease passes two offices. The Wildcat Cove attached villas work differently: the Rules and Regulations say the master association provides their exterior painting and roof replacement and bills each owner a reserve amount "established by the Board" plus a neighborhood share of the Wildcat Cove pool and cabana. The Wildcat Cove villas are not condominiums, and the 13 condominium associations do not include them.

Who manages the associations

The master is self-managed. The 13 condominium associations use outside management firms, and the club's responsibilities sheet, a Word-generated PDF dated June 12, 2024, groups them as follows.

Management firm on the club's sheet	Associations	Count
Cambridge Management Services	Sweetwater Bay I, II, III, V, VI, VII and VIII, and Eagle Cove II	8
PMI Gulf Coast	Sweetwater Bay IV and Eagle Cove at Sterling Oaks	2
Advanced Property Management	Eagle Cove III	1
Newell Property Management	Sweetwater Bay IX	1
Altaira Property Management	Heron Lake	1

The counts add to 8 + 2 + 1 + 1 + 1 = 13. Management contracts change, so confirm the firm before you send a request. Two records disagree with the sheet. The DBPR extract lists Newell Property Management as the contact for Sweetwater Bay IV, where the sheet and the corporate record say PMI Gulf Coast, and the corporate record's agent for Heron Lake is a hospitality consulting firm in Punta Gorda while the sheet names Altaira. We do not say which is current. The association's own estoppel names its manager.

Zoning and the 1992 planned unit development

Collier zones Sterling Oaks as a planned unit development (PUD), and the county shows it as built out and closed out. The sequence below comes from the county PUD Master List of June 11, 2026 and the ordinances found in earlier research; we did not pull them again for this page.

Date	Action	What it did
December 1, 1981	Ordinance 81-80	Created the Cypress Head PUD on the same land; the 1992 ordinance repealed it in its entirety
October 20, 1992	Ordinance 92-79, petition PUD-92-5	Rezoned the land to the Sterling Oaks PUD: 247.89 acres and a maximum of 738 dwelling units
January 12, 1993	Ordinance 93-6	Corrected a scrivener's error: the 1992 title said 799 units, and the ordinance fixed it at 738
April 14, 1998	Ordinance 98-27, petition PUD-92-5(2)	Amended only the development standards table
January 28, 2016	Hearing examiner decision 2016-04, application PL-2015-1934	Insubstantial change decision
June 11, 2026	County PUD Master List	Status closed out; estimated buildout 2007; 738 units, split 432 single-family and 304 multifamily

The PUD approved a tennis, pool and clubhouse recreation tract and no golf course. The standards set a height ceiling of 2 stories for detached homes and 3 for attached single-family homes, and those are ceilings, not as-built counts. The approved 738 minus the 736 homes the club counts leaves 738 minus 736 = 2 units that were never built, which is our inference from the two figures and not a recorded statement. The approved density works out to 738 / 247.89 = 2.98 units per gross acre against the county list's printed 3.00.

Two points matter to a buyer. First, the PUD is built out, so new construction in Sterling Oaks means a rebuilt house on an existing lot, not a new phase. Second, the recorded conservation easement is 120.24 acres in four tracts, dedicated to Collier County on the 1994 plat and to the South Florida Water Management District in 2000. That is 120.24 / 247.89 = 48.5 percent of the PUD. The county list's own approval figure is 99.00 acres, and the club's pages print other, larger figures, so we use the recorded number.

The developer chain

Sterling Oaks was built over about 15 years, against the developer's own 1992 projection of about 11. The recorded chain of declarants is below. The county's year-built field puts the last residential construction at Sweetwater Bay IX in 2006, and the final plat is Sterling Oaks Phase 4, Plat Book 38, Pages 20 to 24.

Date	Entity	Role
1992	Community Development Corporation of Southwest Florida, Inc.	Petitioned for the PUD on behalf of the landowners; a different entity from the later declarant of a similar name
April 1994	Sterling Oaks Joint Venture, a Florida general partnership	Original declarant; Declaration executed April 22 and recorded April 27, 1994 at Official Records 1940, Page 1279
January 24, 1997	Centex Homes	The only outside homebuilder named in the recorded chain; it joined the Heron Lake supplemental declaration
February 16, 2000	Community Development Corporation of Sterling Oaks	First successor declarant
March 7, 2002	Sterling Oaks Naples Limited Partnership	Second successor declarant
December 30, 2004	Voting group supplements	The best proxy in the record for the handover to owners

We name no builder for any house, because no recorded or first-party source ties one to a neighborhood. We also found no single turnover instrument. Do not merge the 1992 petitioner with the 2000 declarant: their names differ by two words and they are different companies.

Documents to request

A closing agent orders many of these later, but asking before you offer shows you the finances earlier. Ask one of our agents how to word the request.

1. The 2026 Amended and Restated Declaration and every recorded supplement for the neighborhood.
2. The master association's adopted budget and newest financial statement, which the estoppel certificate summarizes.
3. The club's Sales Packet, Rules and Regulations, and the estoppel request form.
4. For a condominium, the sub-association's declaration, bylaws, rules, adopted budget with its reserve line, and its estoppel certificate.
5. For a Wildcat Cove villa, the reserve amount the board has set for exterior painting and roof, and the neighborhood share of the pool and cabana.
6. The master insurance certificate for the building, with its wind deductible.
7. For any condominium, the milestone and structural integrity reserve study status in writing.
8. A year of board minutes for the master and for the sub-association, which reveal any projects or assessments under discussion.
9. For a house, confirmation of which neighborhood assessments bill the lot.
10. The management firm's current name and phone number from the association itself.

What fees does a Sterling Oaks buyer pay?

A Sterling Oaks buyer pays a monthly master assessment that the club does not publish, a one-time capital contribution of $6,500 for a single-family home or $6,000 for a condominium or coach home, a $300 administrative fee and an estoppel fee. A condominium buyer also pays the sub-association. Data updated: October 2026.

Everything below comes from the club's own documents, re-read October 30, 2026: the Sales Packet (updated October 2024), the 2026 Declaration, the Rules and Regulations (May 2026), the estoppel request page and the membership page. We treat these figures as the club's published rules, not as a quote for any one closing, and we say so wherever the board can change an amount.

The monthly master assessment is not published

The club does not post its monthly master assessment. We re-read the Declaration, the Sales Packet, the Rules and Regulations, the rental form and the club pages, and none states a dollar amount for the base assessment. The club's real-estate page contains no assessment or budget information. We print no figure from a portal, a listing or a search summary, because none of them is the club's statement. The estoppel certificate states the current regular assessment at contract, so ask the listing agent to request it before you write the offer.

What the assessment pays for, per the club's responsibilities sheet: operation of the common areas, the gatehouse, mailboxes, trash and recycling scheduling, the bulk cable and internet contract, vehicle barcodes and monthly billing. The Rules and Regulations add that the master provides mandatory front-lawn maintenance for all single-family lots, billed as a specific assessment, and the Declaration lets the board charge neighborhood assessments for neighborhood-only items.

The Declaration requires base assessments payable in advance and no less often than quarterly, and lets the board bill more often. The club bills monthly, and its direct-debit form is titled for "monthly association fees". Do not read "quarterly" into Sterling Oaks.

The Declaration also requires an annual reserve budget and a Long Term Capital Fund. Capital improvements above 10 percent of the yearly operating and reserves budget need a majority of the voting interests present. Proposed budgets go to homeowners before a vote under the Rules and Regulations. The budget and reserve documents are member-only, so a buyer sees them through the estoppel and the resale packet.

The capital contribution and administrative fee

The Sales Packet, updated October 2024, lists the one-time charges at transfer.

Item	Amount	Notes
Capital contribution, single-family home	$6,500	Non-refundable; due with the sale or transfer of title
Capital contribution, condominium or coach home	$6,000	Non-refundable
Administrative fee	$300	Non-refundable
In-community move (selling a current home at the same time) or transfer to a spouse or domestic partner	$750	Replaces the capital contribution
Second property bought by a current homeowner, for example an investment	Full price	Same schedule applies
Contracts signed before December 1, 2024	$4,500 single-family; $4,000 condominium or coach home	Earlier schedule

The legal basis is the Declaration's section 10.6, which lets the board levy a specific assessment in connection with the transfer of record title, in an amount "determined from time to time by, and in the sole discretion of the Board". The Rules and Regulations repeat that a sale is "subject to a capital contribution fee, an estoppel fee and an administrative fee as determined by the Board of Directors." The practical reading: the board sets this amount and can change it, so confirm it at contract.

The Packet does not say which line a Wildcat Cove attached villa uses, and the county roll codes the villas as single-family. Ask the club before you price a Wildcat Cove offer. As a share of price, the $6,000 plus $300 on a condominium is 6,300 / 316,000 = 1.99 percent of the $316,000 recorded median, and the $6,500 plus $300 on a house is 6,800 / 539,900 = 1.26 percent of the $539,900 recorded median. The Packet does not say who pays; the purchase contract decides.

Before closing, the club asks buyers to email a Sales Application, a Buyer Information Form, a copy of the sales contract and photo IDs of all homeowners. A Permanent Gate Access Form is due within 14 days of closing. A condominium purchase also passes the sub-association, because "Sales and Leases" is on both responsibility lists. Whether a given sub-association requires a buyer interview or approval is in that association's declaration and rules, not in anything the club posts.

Estoppel certificates

An estoppel certificate turns a fee that is "not published" into a number. The club's estoppel page charges $250 for a certificate in 10 business days or $350 in 3 business days, plus up to $150 if the account is delinquent and 3 percent on cards. The page cites Florida Statute 720.30851 and requires the requester to be authorized by the owner or mortgagee.

Estoppel fee	Statute text (s. 720.30851 and s. 718.116(8))	Florida's adjusted cap, DBPR schedule
Base certificate, nothing delinquent	$250	$299
Rushed, inside 3 business days	add $100	add $119
Delinquent amounts owed	add $150	add $179

The club's $250 and $350 equal the statute's base caps, not the higher inflation-adjusted amounts. DBPR's schedule puts the next update by July 1, 2027, and sets the condominium transfer fee cap at $184 per applicant, next update by July 1, 2031. The association has 10 business days after a written or electronic request, and a certificate that arrives late may not carry a fee. Condominium associations issue their own estoppels under s. 718.116(8); the club does not issue them, and their fees are not published. A first mortgagee that acquires title in a foreclosure is liable for the lesser of 12 months of unpaid common expenses and regular assessments or one percent of the original mortgage debt, if it joined the association in the foreclosure.

Club membership tiers

Owning a Sterling Oaks home carries master association membership. The club's tennis, Clubhouse and Social memberships are separate, optional and open to non-residents. The club's membership page says it "welcomes non-resident members" and publishes no price for any tier.

Tier	What the first-party text says	Price published
Sterling Membership (tennis)	One-year commitment, auto-renews each January; homeowners may pay monthly; open to residents and non-residents	None
Oaks Membership (tennis)	Same as Sterling, with courts weekdays 2:00 PM to 9:00 PM and weekends 12:30 PM to 9:00 PM; convertible to Sterling at any time	None
Clubhouse Membership	Clubhouse and multi-purpose room events; no cabana, pool, fitness, bocce, tennis or pickleball; paid in advance, non-refundable	None
Social Membership	Pool, pickleball, bocce, fitness and dining; no tennis; no guests; paid in advance, non-refundable, auto-renews until written termination	None

The membership page also lists a Tennis (PM) tier with weekday hours of 3:00 PM to 9:00 PM and weekend hours of 12:00 PM to 9:00 PM, while the May 2026 Rules and Regulations print the Oaks hours above. We cannot tell which is current. Tennis is separate for renters too: the rental form says "Tennis is not included and requires a separate membership." Call the club at the number on its membership page for current prices.

Billing and late fees

The Rules and Regulations (May 2026) say association assessments, membership fees and club charges are billed on the last day of the month, with balances due on the first day of each month. A 25-day grace period follows. After the 25th, a $25 late fee applies plus interest at the highest lawful rate, which the rules put at "currently 18% per annum". The Rules and Regulations set fines at up to $100 per violation and up to $1,000 in the aggregate unless the documents say otherwise. Ask for an account history with the estoppel.

What does it cost to own a Sterling Oaks home?

A Sterling Oaks owner pays the master assessment, a condominium association fee where one applies, the Collier tax bill and insurance, and neither association fee is published. On the recorded $316,000 condominium median, principal and interest, tax and insurance come to $2,114.39 a month before those two fees. Data updated: October 2026.

The table shows who pays which layer. It prints every amount a document publishes and says "not published" for the rest.

Charge layer	Who pays it	Billing	Published amount?
Master assessment	All 736 homes	Monthly, set by the board each year	No: the estoppel states it
Front-lawn maintenance	Single-family lots	Specific assessment through the master	Not published
Wildcat Cove neighborhood charges (reserve for exterior painting and roof on the attached villas; share of the neighborhood pool and cabana)	Wildcat Cove owners	Set by the board	Not published
Condominium association fee	The 304 units in 13 condominiums	Each association bills its own owners	Not published: request the budget and the estoppel
Capital contribution and administrative fee	The buyer or seller, by contract	Once, at transfer	Yes: $6,500 or $6,000, plus $300
Club tiers (tennis, Clubhouse, Social)	Owners who choose them	By the club	Tiers named; no prices
Collier property tax	Every parcel	One bill, mailed in the fall	Yes, in the tax section
Flat charge of $269.77	The 432 single-family parcels; none of the condominiums	A line on the tax bill	Yes, in the tax section
Owner insurance	Every owner	Paid to your carrier	Countywide averages only

Association charges are the largest unknown in a Sterling Oaks purchase, so budget by asking early. Tax and insurance can be priced today, and the worked examples that follow do it. Listing fee fields are another clue: browse all Sterling Oaks homes for sale, and test each fee field against the estoppel, since a listing field is the seller's entry and not an association statement.

No community development district

The 2026 Collier tax roll shows no community development district on Sterling Oaks parcels. Millage area 143 carries ten levies: the county general fund, the unincorporated area MSTD, water pollution control, Conservation Collier, two school levies, North Collier Fire Control and Rescue District, Collier Mosquito Control, South Florida Water Management and Big Cypress Basin. None is a community development district. A district bond line that shows on another Naples tax bill will not show on a Sterling Oaks bill.

A worked monthly carrying cost

This is an example, not a quote. Three lines are priced: principal and interest, owner insurance and property tax. The master assessment and the condominium fees are not published, and we will not guess them.

Inputs: each column uses a recorded county median as its price; a 30-year fixed mortgage at 7.24 percent, the October 29, 2026 reading of Freddie Mac's weekly survey (6.17 percent a year earlier); 20 percent down; no homestead exemption in the main rows; tax at the 2026 millage of 9.3696 mills plus the flat $269.77 on single-family parcels; and Citizens Property Insurance's Collier averages as placeholders. Collier County recorded 11 qualified Sterling Oaks condominium sales in the 12 months to October 2, 2026, at a $316,000 median. The Sweetwater Bay condominiums alone recorded 8, at a $297,500 median (the midpoint of the two middle sales). The three Wildcat Cove plats recorded 3 qualified sales at a $499,000 median, a thin base. Collier County recorded 15 qualified single-family sales at a $539,900 median.

Line	Sweetwater Bay condominium	Condominium, all 13	Wildcat Cove house or villa	Single-family, all neighborhoods
Price used	$297,500	$316,000	$499,000	$539,900
Down payment (20 percent)	$59,500	$63,200	$99,800	$107,980
Loan	$238,000	$252,800	$399,200	$431,920
Principal and interest per month	$1,621.97	$1,722.83	$2,720.54	$2,943.53
Insurance assumed per year	$1,738 (HO-6)	$1,738 (HO-6)	$4,261 (HO-3)	$4,261 (HO-3)
Insurance per month	$144.83	$144.83	$355.08	$355.08
Property tax per year	$2,787.46	$2,960.79	$4,945.20	$5,328.42
Property tax per month	$232.29	$246.73	$412.10	$444.03
Principal and interest, insurance and tax per month	$1,999.09	$2,114.39	$3,487.72	$3,742.64
Same, buyer homesteads	$1,968.07	$2,083.38	$3,456.71	$3,711.63
Master assessment	Not published: ask for the estoppel	Not published: ask for the estoppel	Not published: ask for the estoppel	Not published: ask for the estoppel
Condominium association fee	Not published	Not published	Not applicable	Not applicable

The totals exclude the master assessment and any condominium fee, and they say so on purpose. Every $100 a month of master assessment adds $100 x 12 = $1,200 a year, which is a way to test the budget against a figure from the estoppel.

How the figures are built. Principal and interest on each loan follow the standard amortization formula, 7.24 percent over 360 months. Property tax is the price times 0.0093696 (9.3696 mills): $297,500 x 0.0093696 = $2,787.46, $316,000 x 0.0093696 = $2,960.79 and $499,000 x 0.0093696 = $4,675.43, plus the flat $269.77 for $4,945.20. The $539,900 house is $539,900 x 0.0093696 = $5,058.65 plus $269.77, which is $5,328.42. Divided by twelve, the insurance placeholders are $1,738 / 12 = $144.83 for a condominium and $4,261 / 12 = $355.08 for a house.

At the year-ago 6.17 percent, the same four loans would have carried principal and interest of $1,453.05, $1,543.40, $2,437.21 and $2,636.97, which means today's rate adds $168.92, $179.42, $283.33 and $306.55 a month. That is arithmetic, not a forecast. Mortgage insurance applies to down payments under 20 percent and varies by lender, so it is absent here. Sweetwater Bay and the Wildcat Cove columns rest on small samples, so use them to see the shape of the cost and not as a price guide.

Insurance by owner type

Sterling Oaks owners hold three kinds of policy, depending on the home. The 13 condominium associations each carry building insurance, and the master association does not insure buildings. A condominium owner buys an HO-6 for interior finishes, belongings, liability and loss assessment, the way the declaration divides them. Single-family owners carry HO-3 homeowner policies. Who insures and replaces the exterior and roof of a Wildcat Cove attached villa is not in a document we hold beyond the master's role for painting and roof replacement, so ask for the villa documents and the neighborhood budget before you offer.

The table lists Citizens Property Insurance's approved Collier County averages for policies effective July 1, 2026. Each is a countywide figure for its policy type, coastal homes included. None is a Sterling Oaks quote, and we found no Sterling Oaks quote anywhere.

Citizens form	Fits which Sterling Oaks owners	Current average	Approved average	Change
HO-6 condominium unit-owner	The 13 condominiums	$1,959	$1,738	down 11.3 percent
HW-6 condominium unit-owner, wind only	The 13 condominiums	$2,164	$2,001	down 7.5 percent
HO-3 homeowners	Single-family homes	$4,531	$4,261	down 6.0 percent

Citizens' flood rule splits the owner types. For HO-6 and HW-6 policies on condominium units, Citizens exempts the unit owner from its flood requirement. For a house on a Citizens wind policy, flood coverage is already required inside the high-risk area and from January 1, 2027 for every policy regardless of value. Citizens does not insure a dwelling whose replacement cost is $700,000 or more. An HO-6 does not pay flood, and its loss assessment coverage does not respond to a flood assessment. Ask the association whether it carries flood cover on the building. The flood section of this page covers the map, and the buying section covers four-point and wind-mitigation reports.

What are property taxes in Sterling Oaks?

Sterling Oaks' 2026 certified roll puts all 800 parcels in Collier millage area 143 at 9.3696 mills, down from 9.5058 in 2025, which is $936.96 per $100,000 of taxable value. A non-homesteaded $316,000 condominium carries a worked bill of $2,960.79 and a $539,900 house $5,328.42. Data updated: October 2026.

We ran the Property Appraiser's 2026 roll files against all 800 Sterling Oaks parcels, and every tax number on this page is that result. Each worked bill is an illustration, not a bill: the November tax notice governs, and the county sets just value each January 1 after a sale.

The 2025 and 2026 millage

Taxing authority	2025 mills	2026 mills	Change
Collier County General Fund	3.0107	3.0107	0
Unincorporated Area General Fund MSTD	0.6844	0.6844	0
Collier Water Pollution Control Program	0.0246	0.0246	0
Conservation Collier	0.2096	0.1772	down 0.0324
School Board, state law	2.0010	1.8990	down 0.1020
School Board, local board	2.2480	2.2480	0
North Collier Fire Control and Rescue District	1.0000	1.0000	0
Collier Mosquito Control	0.1349	0.1331	down 0.0018
South Florida Water Management District	0.0948	0.0948	0
Big Cypress Basin	0.0978	0.0978	0
Total	9.5058	9.3696	down 0.1362 (1.43 percent)

The 0.1362 drop is 0.1020 + 0.0324 + 0.0018. Of the 2026 rate, schools account for 4.1470 mills (1.8990 + 2.2480) and all other levies for 5.2226 mills (9.3696 minus 4.1470). All parcels share one rate, which means a bill varies with assessed value and exemptions and never with the neighborhood. Sterling Oaks has no Radio Road beautification line, and its fire district levies 1.0000 mill, so do not carry a rate over from another Naples community page.

Median 2026 bills on the roll

A whole bill is the ad valorem tax plus the flat non-ad valorem charge, where the parcel has one. These medians come from the 2026 roll and do not predict a new buyer's bill, because long-time owners hold Save Our Homes caps that a buyer does not inherit and the county's just values trail recent sale prices. The roll's median just value for a condominium is $263,835, which compares with a recorded sale median of $316,000.

Product	Parcels	Homesteaded	Roll median just value	Median whole bill, non-homestead	Median whole bill, homestead
Single-family, including Wildcat Cove villas	432	220 (50.9 percent)	$433,071	$4,269.39 (n = 212)	$3,099.06 (n = 220)
Condominium, 13 condominiums	304	87 (28.6 percent)	$263,835	$2,458.65 (n = 217)	$1,867.23 (n = 87)
All 800 parcels, including tracts	800	307 (38.4 percent)	$344,774	$2,784.57 (n = 493)	$2,569.50 (n = 307)

The all-parcels row includes 64 road, lake, preserve, drainage and common tracts, so read the product rows. Those bills rest on the county's values and not on sale prices, so a condominium bill sits near $2,500 and a house bill near $4,300.

Worked first-year bills

Each row sets the assessed value equal to a price, applies the 2026 millage and adds the flat $269.77 where it belongs. "Homestead" means the $25,000 exemption on every levy plus the $26,411 additional exemption on non-school levies, both as the roll displays them. The prices are the recorded medians: 11 condominium sales at $316,000 and 15 single-family sales at $539,900, both in the 12 months to October 2, 2026.

Case	School tax	Non-school tax	Ad valorem total	Flat charge	Whole bill
Condominium $316,000, not homesteaded	$1,310.45	$1,650.34	$2,960.79	$0	$2,960.79
Condominium $316,000, buyer homesteads	$1,206.78	$1,381.84	$2,588.62	$0	$2,588.62
House $539,900, not homesteaded	$2,238.97	$2,819.68	$5,058.65	$269.77	$5,328.42
House $539,900, buyer homesteads	$2,135.29	$2,551.18	$4,686.47	$269.77	$4,956.24
Reference: condominium $316,000 at the 2025 rate of 9.5058 mills			$3,003.83	$0	$3,003.83

The school column is taxable value times 0.0041470, and the non-school column is taxable value times 0.0052226. The same condominium at the 2025 rate would owe $3,003.83, so the 2026 rate saves $43.04 ($3,003.83 minus $2,960.79). For the homesteaded $316,000 condominium, school taxable value is $316,000 minus $25,000 = $291,000 and non-school taxable value is $316,000 minus $25,000 minus $26,411 = $264,589.

Where the tax goes, by levy, on the two illustrations:

Levy	$316,000 taxable value	$539,900 taxable value
Collier County General Fund	$951.38	$1,625.48
North Collier Fire Control and Rescue District	$316.00	$539.90
Unincorporated Area General Fund MSTD	$216.27	$369.51
School Board, local board	$710.37	$1,213.70
School Board, state law	$600.08	$1,025.27
Conservation Collier	$56.00	$95.67
Collier Mosquito Control	$42.06	$71.86
Big Cypress Basin	$30.90	$52.80
South Florida Water Management District	$29.96	$51.18
Water Pollution Control Program	$7.77	$13.28
Ad valorem total	$2,960.79	$5,058.65

Homestead and Save Our Homes

On the 2026 roll, 307 of 800 parcels (38.4 percent) carry the $25,000 homestead exemption. Of the 307, 303 also show the additional $26,411 non-school exemption, 3 show none and 1 shows $12,851. A buyer who makes the home a permanent residence saves $2,960.79 minus $2,588.62, or $372.17, in year one on the $316,000 condominium, and $5,058.65 minus $4,686.47, or $372.18, on the $539,900 house. A second-home or rental buyer receives neither exemption.

The assessment cap in s. 193.155 caps the yearly rise of a homesteaded property's assessed value at the lower of 3 percent or the change in the Consumer Price Index. A sale resets the property to just value as of January 1 of the year after the change of ownership. The low homestead bills in the table belong to long-time owners; a new buyer's assessment moves toward the purchase price.

Portability under s. 193.155(8) lets a person who establishes a new homestead, and who received a homestead exemption in any of the 3 immediately preceding years, carry over the assessment difference. If the new home's just value is greater than or equal to the prior home's, the new assessed value is the just value minus the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead. The homestead application goes to the Collier County Property Appraiser; confirm the filing deadline with that office.

The $269.77 line and the condominiums

On the Sterling Oaks roll the only non-ad valorem line is a flat $269.77. It sits on all 432 single-family parcels, which include the Wildcat Cove villas the county codes as single-family, and it is $0 on all 304 condominium parcels and on the 64 tract, right-of-way, lake and other parcels (432 + 304 + 64 = 800). The roll prints an amount and no name. Other Collier single-family parcels show the same figure, but we have not confirmed what it funds here, so we give it no name. Ask the title company to list every non-ad valorem line on the parcel before you offer.

This is why the condominium examples have no $269.77 line while the house examples do. Never add the charge twice to a bill that already includes it.

When the bill comes

Collier mails the combined tax notice in the fall, and the bill is for the calendar year. For a mortgaged buyer, escrow usually pays it, and the purchase contract tells the title company how to divide the year's bill between buyer and seller. The assessed value for a new owner resets as of January 1 of the year after the sale, so a first bill after a purchase can understate the cost in the years that follow. Treat the worked bills above as the cost to plan for.

What does a buyer pay at closing in Sterling Oaks?

A Sterling Oaks buyer pays about $3,594.40 in customary Collier closing costs on a $316,000 condominium purchase with a loan, or $2,204.00 in cash, and then the club's $6,300 capital contribution and administrative fee if the contract assigns them to the buyer. These are estimates, not quotes. Data updated: October 2026.

Each amount below is an estimate built from statute, the club's published fees, state schedules and Collier title custom. The two prices are county medians: 11 qualified condominium sales at $316,000 and 15 qualified single-family sales at $539,900, in the 12 months to October 2, 2026. In the financed columns the loan is 80 percent of the price. The county recorded no builder-direct Sterling Oaks sale in that window, so builder contracts and incentives do not apply.

The estoppel certificates

A condominium resale needs two certificates: the master's and the condominium association's. We price the master's at the club's published $250 and the condominium association's at the DBPR adjusted cap of $299, because associations do not publish their fees. On a house the master's certificate is the only one. The fee table and the 10-business-day deadline are in the fee section above.

The capital contribution, administrative fee and who pays

The club's Sales Packet charges $6,000 plus $300 on a condominium and $6,500 plus $300 on a single-family home. It is silent on whether the buyer or the seller pays, and the purchase contract decides. The estimates show totals with and without those charges so a buyer sees both. A $750 fee applies instead of the capital contribution for an in-community move or a spousal transfer. The board sets these amounts, so the estoppel is the document that confirms what applies to the sale in question.

The seven-day cancellation right

A condominium resale carries a statutory packet. Under s. 718.503, the condominium seller must give the buyer the declaration, bylaws, rules, budget, financial statement, any milestone summary and the latest structural integrity reserve study, or a statement that none is completed or required. The buyer may cancel within 7 days after receiving a current copy, excluding Saturdays, Sundays and holidays. This protection applies to the 304 condominium units. For the Wildcat Cove villas and the houses, the recorded documents decide whether the same packet applies.

Collier customs on stamps and the owner's title policy

Collier custom puts the owner's title policy on the buyer, and the contract can override custom. The promulgated title rate is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it. A loan adds two state taxes for the buyer: stamps of $0.35 per $100 of the note, and an intangible tax of 2 mills on the loan. The seller customarily pays deed documentary stamps of $0.70 per $100. The statutes are 201.02, 201.08 and 199.133.

A worked one-time-cost example (estimate)

Line, estimate	$316,000 condominium, financed ($252,800 loan)	$316,000 condominium, cash	$539,900 house, financed ($431,920 loan)	$539,900 house, cash
Master association estoppel, at the club's $250	$250.00	$250.00	$250.00	$250.00
Condominium association estoppel, at the $299 DBPR cap	$299.00	$299.00	Not applicable	Not applicable
Owner's title policy ($575.00 on the first $100,000, plus $5.00 per $1,000 above)	$1,655.00	$1,655.00	$2,774.50	$2,774.50
Mortgage stamps, $0.35 per $100 borrowed	$884.80	None	$1,511.72	None
Intangible tax (2 mills on the loan)	$505.60	None	$863.84	None
Estimated total before the capital contribution	$3,594.40	$2,204.00	$5,400.06	$3,024.50
Share of price	1.14 percent	0.70 percent	1.00 percent	0.56 percent
Capital contribution plus $300 administrative fee, if the contract gives them to the buyer	$6,300.00	$6,300.00	$6,800.00	$6,800.00
Estimated total with the club's charges	$9,894.40	$8,504.00	$12,200.06	$9,824.50
Share of price	3.13 percent	2.69 percent	2.26 percent	1.82 percent
Seller's customary cost: deed stamps, $0.70 per $100	$2,212.00	$2,212.00	$3,779.30	$3,779.30

The title figures check by hand. For $316,000, $575.00 + (216 x $5.00 = $1,080.00) = $1,655.00. For $539,900, $575.00 + (439.9 x $5.00 = $2,199.50) = $2,774.50. Each loan equals 80 percent of its price: $316,000 x 0.80 = $252,800 and $539,900 x 0.80 = $431,920. The mortgage stamps are $252,800 x 0.0035 = $884.80 and the intangible tax is $252,800 x 0.002 = $505.60 on the condominium, with $431,920 x 0.0035 = $1,511.72 and $431,920 x 0.002 = $863.84 on the house.

Left out: a condominium approval fee (DBPR caps it at $184 per applicant where an association requires approval), lender charges, recording, survey, inspections, prepaids, prorations and the lender's title policy, which your lender and title company will quote. A rush master certificate at $350 adds $100 to each column. To have those lines estimated for a purchase you are weighing, contact Domain Realty Group at 239-441-2816.

What do Florida's condo safety laws mean for Sterling Oaks buyers?

Sterling Oaks has 39 condominium buildings holding 304 units, and none of them appears on Collier County's January 2026 milestone list, which covers buildings of three habitable stories or more. Ask each association for its milestone and SIRS status in writing, because the county list does not state a building's height or a report's result.

We searched the full text of the county list for "sterling", "sweetwater", "eagle cove", "heron lake" and "wildcat" and found no Sterling Oaks building. The list does include "Sterling Greens I and II" in Glen Eagle at Sterling Greens Place, a different community with a similar name, plus other communities that are not Sterling Oaks. A name match on that list is not a Sterling Oaks match.

The milestone list and Sterling Oaks

Section 553.899 of the Florida Statutes requires a condominium building "three habitable stories or more in height as determined by the Florida Building Code" to be inspected by December 31 of the year it reaches 30 years past its certificate of occupancy, then every 10 years. A building that reached 30 before July 1, 2022 had to be inspected before December 31, 2024.

The county's year-built field puts Sweetwater Bay at 1995 to 2006, Eagle Cove at 1999 to 2005 and Heron Lake at 1997. If a certificate of occupancy matches that year, the oldest buildings reach 30 years in 1995 + 30 = 2025 and 1996 + 30 = 2026, and the newest, Sweetwater Bay IX in 2006, reaches 30 in 2036. Those dates matter only for a building the law covers.

Statute or source	What it says	Sterling Oaks effect
Milestone inspection, s. 553.899(3)(a)	Buildings of three habitable stories or more, at 30 years, then every 10	Covered only if a building is three habitable stories or more; none is on the county's list
SIRS, s. 718.112(2)(g)	A structural integrity reserve study at least every 10 years for each building three habitable stories or higher	Applies only to such buildings; the status of any Sterling Oaks study is not confirmed
Reserves, s. 718.112(2)(f)	Reserves for roof, painting, pavement and items over $25,000	Ask each association for its current budget
Resale disclosure, s. 718.503	A conspicuous statement on milestone and SIRS status; buyer's 7-day right	Every Sterling Oaks condominium resale
Rental amendments, s. 718.110(13)	An amendment on rentals binds only consenting owners and later buyers	The 13 condominium associations
Chapter 720	No milestone or SIRS requirement	Single-family neighborhoods and Wildcat Cove villas, under the master association only

What we know about heights

The county roll shows 39 condominium street addresses, 35 with eight units and 4 with six, which is 35 x 8 + 4 x 6 = 304. Unit numbers recorded in earlier research, such as 1101 to 1104 and 1201 to 1204, fit a two-floor, four-per-floor layout. That is an inference. We saw no plan for any building, and the county list prints no heights. A Collier building department record or the association's own SIRS would settle it. The Wildcat Cove attached villas and the single-family homes are not condominiums and sit outside both statutes.

A building outside the milestone and SIRS rules still falls under the budget rules, since each association budgets reserves under s. 718.112(2)(f), and that budget reveals what owners have set aside.

SIRS and reserves

A structural integrity reserve study (SIRS), which s. 718.112(2)(g), requires, at least once every 10 years, for each condominium building of three or more habitable stories. Existing associations had until December 31, 2025. If a milestone inspection falls due on or before December 31, 2026, the study may be done together with it, but never after December 31, 2026.

We did not search the state's SIRS reporting database for the 13 associations, so we cannot say which have filed. From the seller, request the latest study, if one exists, and the budget's reserve line. A lender's project review will likely look at the same documents.

HB 913 and the buyer's rights

Chapter 2025-175, known as CS/CS/HB 913, is Florida's 2025 condominium act. The House concurred 112 to 0 on April 30, 2025, the Governor approved it June 23, 2025, and it took effect July 1, 2025 except where the act says otherwise. For a Sterling Oaks condominium buyer, three points matter.

1. Under s. 718.503, the contract carries a conspicuous statement on milestone and SIRS status, or language that a study has not been completed or is not required, and the buyer has a 7-day right to cancel after receiving current documents.
2. Existing associations had a December 31, 2025 deadline for the first SIRS.
3. Under s. 718.110(13), an amendment that bans renting or changes rental length or frequency binds only owners who consent and owners who buy after it takes effect. That applies to the 13 condominiums.

What to ask each association

These are questions for each association, not claims about Sterling Oaks.

1. Is any building three habitable stories or more, and how do you know?
2. Has a milestone inspection been done, and what did the summary say?
3. Is a structural integrity reserve study required, and has it been done? May I have a copy?
4. What does the reserve line in the adopted budget fund, and when was the last reserve study?
5. Is a special assessment scheduled, approved or under discussion, and for which project?
6. What is the master insurance policy's wind deductible, and how is a deductible shared among owners?
7. Do you require approval of a buyer or a tenant, and at what fee?
8. How many units are 60 days or more past due on assessments?

The price point makes the questions practical. A buyer who starts from price can see Sterling Oaks homes for sale under $300,000 and read that building's documents before offering. Our Naples communities guide covers other areas where buyers ask about older buildings, and you can meet the Domain Realty Group team before you request documents.

What does the Sterling Oaks club offer?

Sterling Oaks centers on a racquets club with twelve tennis courts shown on the community map, five hard pickleball courts, two bocce courts, a 135,000-gallon saltwater pool heated to 86 degrees and a fitness center open 4:30 am to 10:00 pm. Sterling Oaks has no golf course and no marina. Club pages read October 30, 2026.

The Club at Sterling Oaks sits at 822 Sterling Oaks Boulevard, Naples, FL 34110, and its office number is (239) 566-1575. The club calls Sterling Oaks a "racquets community" and describes itself as the best tennis club in Southwest Florida, which is the club's own marketing and not a ranking we can verify. The club's home page counts "432 Single Family Homes and 304 Condos/Coach Homes," the same 736 homes this page counts. Master association membership comes with ownership, so the common areas below belong to the owners as a group and are paid for through the master assessment covered in the fees section of this page.

The club's amenity index lists exactly seven items: Social, Pool, Fitness, Bocce, Pickleball, Nature Preserves and Tennis. The table sorts what the club publishes from what it keeps behind its member login.

Facility	What the club publishes	What it does not publish
Tennis	Clay courts, social and competitive league play, lessons and clinics; "over 300 tennis members"; the community map shows 12 courts	A court count in text, how many courts are lighted, court hours, resurfacing schedule
Pickleball	Five new hard courts beside the tennis complex, described as badminton-sized	Lighting, hours, leagues
Bocce	Two clay courts next to the Clubhouse and the tennis courts, with a shelter and seating	Court hours
Pool	135,000 gallons, saltwater, heated year-round to 86 degrees, spa, chaise lounges, tot lot just west of the pool	Pool hours, lap lanes, depth
Cabana Bar and Grille	Poolside dining with seafood and farm-to-table meats and produce	Hours, menus
Fitness	Weight stations and free weights daily 4:30 am to 10:00 pm, locker rooms with showers and saunas	Classes, square footage
Nature preserves	A boardwalk in the northeast corner of the Preserve neighborhood	Trails (none are described)
Dining and events	Evening dining in the Clubhouse, an Oak Room for up to 100 guests, outdoor venues for up to 225	Dining hours, menus

Tennis

The club's tennis page describes clay courts and quotes a court-analysis testimonial from the Har-Tru company that praises how well the courts are maintained, so the surface is Har-Tru clay by the club's own account. The page gives no court count. Counting the courts drawn on the club's community map gives twelve, and we print "the community map shows 12" for that reason. Third-party court directories add a lit-court number that no club page confirms, so we leave it out. The club does say the Oaks Annual tier "includes the lighted tennis courts," which tells a buyer that lighted courts exist but not how many.

The tennis page lists three tennis tiers: Quarterly for three months of access, Sterling Annual for league play, lessons and clinics, and Oaks Annual for the lighted courts and all club amenities after 3:00 pm on weekdays and 12:30 pm on weekends. It says the program is open to "Sterling Oaks homeowners and non-resident members." The Rules and Regulations of May 2026 print Oaks weekday hours that begin at 2:00 pm, so the club's own documents differ on that start time. Court reservations, the racquets calendar, racquet lessons and court conditions sit behind a member login. The club's tennis page does not mention the United States Tennis Association, so we make no league-affiliation claim. Tennis professional contact runs through the pro shop at (239) 566-1800.

Pickleball and bocce

The club's pickleball page says five new courts sit "adjacent to the Tennis Complex," with a hard surface and a badminton-sized footprint, and it describes pickleball as an 11-point paddle game played over a tennis-style net. Booking is a member-login page, and the page lists no lighting, hours or leagues. Pickleball is included in Social Membership and in the rental transfer fee described in the rules section below.

The bocce page lists two clay courts beside the Clubhouse and the tennis courts, with a shelter and seating, for individual and league play. An intra-club league forms in January and runs through March. Bocce is also part of Social Membership.

Pool, spa and Cabana Bar and Grille

The pool page gives the most exact numbers of any club page: 135,000 gallons, saltwater, a spa, heated year-round to 86 degrees, with chaise lounges and a tot lot just west of the pool. Pool hours are not published. The Cabana Bar and Grille serves poolside and describes fresh seafood and farm-to-table meats and produce. The club has not posted Cabana hours.

Evening dining happens in the Clubhouse, with vegetarian, vegan and gluten-free options and holiday menus. Menus and a "Dining Info and Policies" page are member-login pages. The club's events page lists an Oak Room for up to 100 guests and outdoor venues for up to 225 guests for weddings, rehearsal dinners, showers, graduations and tennis outings. The club's activity checklist in the Sales Packet lists tennis, bocce, pickleball, water aerobics, art studio, biking, bird watching, bridge, mahjongg, fitness, book club and dining, and its login pages name a social calendar, a weekly activities schedule, private banquets and summer reciprocals. The names of those calendars are public; their contents are not.

Wildcat Cove is the one neighborhood with its own swimming pool. A private pool and cabana sit on Tract C of the Wildcat Cove plat, at 14848 Sterling Oaks Drive, and Declaration section 9.3.1 funds them through Wildcat Cove's neighborhood assessment, as carried from earlier research on the recorded Declaration. We found no pool of its own in any other neighborhood, and the club does not market the Wildcat Cove pool. A Wildcat Cove buyer pays that neighborhood charge on top of the master assessment, and the amount is not published.

Fitness

The fitness page says weight stations and free weights are available daily from 4:30 am to 10:00 pm, mentions cardio and rehabilitation equipment, and says locker rooms with showers and saunas are "open to all residents." No classes are listed and no square footage is given, so we print neither. A buyer who trains early should know the doors open at 4:30 am, which is the only hour the page publishes for any club space.

The preserve boardwalk

The club says nature preserves surround the neighborhoods and describes a boardwalk in the northeast corner of the Preserve neighborhood for viewing wetlands. It lists deer, otters, bobcats, hawks, eagles, herons, egrets, spoonbills, limpkins and wood storks. The club's pages give two different acreages, "100 acres" on the home page and "over 200 acres" on the preserves page. The recorded conservation easement measures 120.24 acres, so that is the figure this page uses, and it attributes any club figure to the club. The preserves page mentions no trail, so we claim none.

Membership tiers

Club tiers are optional add-ons to the master association membership that comes with ownership. The tennis page names Quarterly, Sterling Annual and Oaks Annual. The membership page names Clubhouse, Tennis, Tennis (PM) and Social memberships, and the Rules and Regulations list Sterling, Oaks, Clubhouse and Social. The two lists do not match name for name, so ask the club which names and prices are current.

Tier named by the club	What it covers by the club's text	Price published
Tennis memberships (Sterling, Oaks, Quarterly, PM)	Courts, programs and staff, with different time windows	None
Clubhouse	Dining room, bars, card playing, events; no courts	None
Social	Full pool access, pickleball, bocce, fitness center, dining and events; no tennis	None

The club says it welcomes non-resident members, and its home page says memberships are available to residents or non-residents. No tier price appears on any club page, in the Sales Packet or in the Rules and Regulations. The fees section of this page covers the capital contribution, the estoppel certificate and billing. A renter's Rental Transfer Fee includes the pool, Cabana, fitness center, sauna, bocce, pickleball, dining and social events, while tennis requires a separate membership.

No golf, no marina

Sterling Oaks has no golf course, no marina, no docks and no boat slips. No club page mentions any of them, and the county's planned unit development master list leaves its golf-acres column blank for Sterling Oaks, as carried from earlier research. The Declaration limits boats and trailers to eight hours outside, never overnight, with written approval from the General Manager, and the Rules and Regulations call the lakes "aesthetic features only" with no swimming, boating or fishing. An owner who boats keeps and launches the boat off-site. Buyers who want a golf course look to neighboring clubs, and our Naples communities guide lists them.

Is Sterling Oaks gated?

Sterling Oaks is a gated community with a gatehouse, vehicle barcodes issued by the master association, and a permanent guest list of six lines. The entrance is Sterling Oaks Boulevard, which begins at US 41. The club publishes no gate hours and no statement that the gate is staffed, so those are questions for the association.

The club's home page calls Sterling Oaks a "gated community," and its Master Association and Sub-Association Responsibilities sheet lists the "Gatehouse" among the common areas the master association owns and runs, next to the Clubhouse, fitness center, pool, Cabana, bocce, pickleball and tennis courts, dining room and multi-purpose room. The club's real-estate page is titled "Affordable Gated Properties" and gives no further gate detail. Our rule on this topic is simple: we say "gated" and name only what a first-party document says.

The Sterling Oaks Boulevard gate

The county road file shows Sterling Oaks Boulevard running about 0.19 mile east from US 41 (307 meters), and it shows one entrance road. The gate sits where the boulevard meets US 41, about 0.18 mile (295.8 meters) south of the Collier and Lee county line. The recorded planned unit development ordinance provided for two accesses, one on Old US 41 and one on US 41, and only the Sterling Oaks Boulevard entrance off US 41 is evidenced today. Old US 41 is a neighboring road that touches the community only at a commercial parcel on the southeast edge, and it is not an entrance. Whether a secondary or service gate exists is not in any public record we read, and the association would hold that answer.

Florida Department of Transportation counts a station 43 meters from the gate on US 41 and reports 41,500 vehicles a day in 2025, up from 40,500 in 2021, as carried from the department's traffic-count tool. That is the traffic a driver merges into at the gate. Village Walk in ZIP 34109 is another gated community without a golf course, and its welcome packet, as carried from earlier research, describes a gate staffed around the clock. Sterling Oaks's club makes no such statement, which is why the questions below matter.

Guests and deliveries

The Sales Packet, updated October 2024, sets out the guest rules in plain terms.

Item	What the packet says
Permanent guest list	Six lines for relatives and guests who do not live in Sterling Oaks; first and last names required; a married couple counts as one line
Service personnel and vendors	"Unlimited access"
Gate access form	Due at the Club Office within 14 days of closing
List updates	Online only, in the month of May
One-time guests	Handled per the directions in the Welcome Email
Vehicle barcodes	Issued by the master association; members buy them and each must be affixed to its vehicle

Tenants are billed for gate stickers by ACH, per the club's rental application, as carried from earlier research, and a tenant's Permanent Gate Access Form is due within 14 days of the lease start. Brokerage listing remarks sometimes say "guard gate," but a listing remark is a seller's or agent's entry and not a club statement, so we do not repeat it.

Questions for the association

Put these five questions in writing before closing.

1. Is the gate staffed, and during which hours?
2. What happens at the gate outside those hours?
3. How are deliveries, contractors and rideshare pickups admitted?
4. Does a second or service gate exist, and who may use it?
5. How quickly can a new owner or tenant be added to the gate system after closing?

Getting around from Sterling Oaks: drives, US 41 and Old 41

Sterling Oaks sits 1.5 road miles and 3 minutes from the nearest Publix, 4.7 miles and 8 minutes from the I-75 Exit 116 on-ramp, 4.8 miles and 9 minutes from NCH North Naples Hospital, and 5.5 miles and 10 minutes from Mercato, by free-flow routing from the Sterling Oaks Boulevard gate, read October 30, 2026. Season traffic runs longer.

Each figure below is an OSRM free-flow estimate from the gate, which uses OpenStreetMap roads, ignores signals and season traffic, and rounds to whole minutes. The router's first move from the gate is a right turn north onto US 41, so every southbound trip starts with a northbound leg and a turnaround. Whether the entrance has a left-turn median opening is not something we could confirm.

Destination	Road miles	Minutes
Publix, 3304 Bonita Beach Road, Bonita Springs	1.5	3
Publix, 26841 South Tamiami Trail, Bonita Springs	2.8	6
Publix, 11200 Tamiami Trail North, Naples	3.5	6
Barefoot Beach access on the Bonita Beach side	3.6	7
Bonita Beach Park, 27954 Hickory Boulevard	3.8	7
Trader Joe's, 10600 Tamiami Trail North	3.9	7
I-75 Exit 116 (Bonita Beach Road) on-ramp	4.7	8
NCH North Naples Hospital, 11190 Health Park Boulevard	4.8	9
Whole Foods Market, Mercato	4.9	8
Mercato, Strada Place	5.5	10
Delnor-Wiggins Pass State Park	5.7	12
Barefoot Beach Preserve	5.8	18
Vanderbilt Beach	6.4	11
Coconut Point, Estero	6.7	12
I-75 Exit 111 (Immokalee Road), about	7.1	13
Waterside Shops	7.7	13
Fifth Avenue South	12.7	22
Naples Airport, 160 Aviation Drive North	13.6	24
Southwest Florida International Airport (RSW)	23.4	32

Three cautions apply to the table. The Exit 111 row measures to Immokalee Road at Strand Boulevard, and the interchange ramps lie about a quarter mile farther east. The RSW row differs from an earlier September routing that gave 20.2 miles and 27 minutes, because today's router leaves I-75 earlier and finishes on Daniels Parkway, so allow 20 to 23 miles and 27 to 33 minutes. The nearest Publix is across the county line in Bonita Springs. A Publix planned for the Gateway Shoppes at North Bay, at US 41 and Wiggins Pass Road about 1.8 miles south on US 41 by an approximate measure, was reported on June 19, 2026 by Gulf Shore Business to target a mid-2027 opening, so it is not open today.

The Bonita Beach Park row needs a second warning. Lee County's park page, as it appeared in a search excerpt and not on a page we read, says parking and beach park amenities close from September 8, 2026 for Hurricane Ian repairs, with pedestrians using Access 1. Check before you go. We print no beach fees, because they change.

US 41 and Old 41

US 41 is the Tamiami Trail and runs along the western edge of Sterling Oaks. The Florida Department of Transportation resurfaced it from the Lee County line to north of Old US 41, a 1.195-mile stretch at the gate's own frontage. Its project page, updated July 7, 2026, says the project "has been completed," at a $3.2 million construction cost. The next stretch south, from north of Old US 41 to south of Gulf Park Drive, covers 4.707 miles, carries a letting date of February 24, 2027 and a $22.6 million construction estimate, per a department page we carried, and it starts south of the gate.

The department's 2025 count on US 41 at the gate was 41,500 vehicles a day. The same carried pull lists the Lee County section just north at 34,000, Old 41 in Collier County at 18,200, Old 41 in Lee County at 19,500, Bonita Beach Road at 27,000 and US 41 about a mile and a half south at 62,000. Those figures show where traffic builds, and a buyer who commutes south should expect the busier segment to begin south of the gate.

Old US 41, also CR 887, is the road that touches Sterling Oaks only at the commercial parcel on its southeast edge. The department's Old 41 study page, updated July 20, 2026, covers 2.73 miles in Bonita Springs and says improvements could widen the road "up to four lanes," with signals planned at Old 41 and Via Palacio Avenue and at Mediterra Drive. A public hearing took place on November 20, 2025. The study's estimate of construction cost is $83 million. The page prints no construction schedule, so treat the widening as a study and not a project with a date.

Road and civic projects

Project	Where	Status the department prints	Date on the page
451272-1	US 41, Lee County line to north of Old US 41	Completed, resurfacing	Updated July 7, 2026
444321-1	US 41 at Bonita Beach Road, Lee County, 1 mile	Study completed; next phase is design	Design concept accepted July 25, 2025; updated March 17, 2026
435110-1 and 435347-1	Old 41 (CR 887), 2.73 miles	Study in progress	Public hearing November 20, 2025; updated July 20, 2026
441512-1	US 41, north of Old US 41 to south of Gulf Park Drive	Letting scheduled, as carried	February 24, 2027

The US 41 at Bonita Beach Road study recommends a partial displaced left turn at the intersection, a new road in the northeast quadrant to Arroyal Road and a 12-foot shared-use path. The department says the project "will now proceed into the next phase of development, which is design," and prints no construction date. The intersection lies about 1.4 kilometers north of the gate, which is about 0.87 mile. Both studies sit in the department's Lee County section just across the line, which is why Collier County's own project pages say little about them.

The Lee County line

The north line of the Sterling Oaks planned development is the Collier and Lee county line. County parcel geometry puts the northwest corner 3.9 meters (13 feet) and the northeast corner 7.4 meters (24 feet) from the line, and a 2014 hearing-examiner agenda says the same. Directly behind the community, in Lee County, lies the Spanish Wells community, which is not Sterling Oaks. Earlier research found 94 parcels in the first band north of the line, every one with a Bonita Springs address and tax code. Bonita Springs is the city directly north across the county line, and Sterling Oaks is in unincorporated Collier County with a Naples 34110 mailing address.

All 800 Sterling Oaks parcels are in Collier County. A buyer therefore pays Collier millage of 9.3696 mills in millage area 143, uses Collier schools and sits in the North Collier Fire Control and Rescue District. Shopping on Bonita Beach Road, the nearest Publix and the nearest public beach, Bonita Beach Park, are across the line. For a second look at another gated community without a golf course, Briarwood is in ZIP 34104 on the other side of Naples.

What rules does a Sterling Oaks owner live under?

Sterling Oaks owners live under a 2026 Declaration, the master association's Rules and Regulations dated May 2026, and, for condominiums, a second layer from the sub-association. Leases run 30 days to one year, up to three times a calendar year, with a $500 Rental Transfer Fee and a 20-day lead time.

The table separates the master rules from what a buyer must still request.

Topic	What the first-party text says	Where it comes from
Lease term	30 days minimum, one year maximum	Declaration 14.6
Leases per year	No more than three in a calendar year	Declaration 14.6
Lead time	Lease, tenant names, application and administrative fee at least 20 days before the lease starts	Declaration 14.6.4
Rental Transfer Fee	$500	Online rental form
Pets	Up to two dogs, or two cats, or one of each, per dwelling	Declaration 14.7
Pets for renters	None during a lease	Rules and Regulations 3b
Overnight roadway parking	Prohibited	Rules and Regulations
Fines	Up to $100 per violation and $1,000 aggregate unless the documents say otherwise	Rules and Regulations

Leasing

The Declaration requires a lease to be in writing, for not less than 30 days and no more than one year, and it bars leasing a lot more than three times in a calendar year. Rules and Regulations add that an owner may lease only the entire home, with no subleasing or assignment. Advertising a unit for less than 30 days is a violation, the Declaration says daily and weekly terms are not permitted, and an owner who breaks the rule faces fines and suspension of the right to lease. The owner stays responsible for "all unpaid charges incurred by the lessee," and the Declaration assigns rents to the association if the owner is delinquent.

Section 718.110(13) of the Florida Statutes adds a layer for the 13 condominium associations: an amendment that bans renting or changes rental length or frequency binds only owners who consent and owners who buy after it takes effect. That is why you read each condominium's recorded amendments before you offer.

The rental fee and the 20-day form

The online rental form charges a $500 Rental Transfer Fee. It covers the pool, Cabana, fitness center, sauna, bocce, pickleball, dining and social events, and it excludes tennis, which needs a separate membership. The form adds a 3 percent card fee, says ACH cannot pay the transfer fee, and charges $50 for the one extension the club permits on a lease that is not annual. Annual leases cannot be extended.

The paperwork is a completed tenant application, a signed lease listing every occupant, photo identification for every adult occupant, an ACH authorization and a Permanent Gate Access Form within 14 days of the lease start. Late fees apply when the paperwork arrives late, and the form and the Rules and Regulations state them differently. The form says the lead time is 20 days, while the Rules and Regulations say "twenty business (20) days," so we print the 20-day lead time, tell you late fees apply, and send you to the club's current rental form for the amounts. We do not add the fees into a total.

Pets

The Declaration allows "only dogs (other than pit bulls), cats, birds, and fish." It sets the limit at no more than two dogs, two cats, or a dog and a cat per dwelling, bans breeding and commercial purposes, requires a leash or carrying outside a unit or fenced area, and makes the board's finding that a pet is aggressive or a nuisance "conclusive and binding." The Rules and Regulations bar pets for renters during the lease. They also keep pets out of the pool, courts and club buildings except service animals.

Condominium approvals

A condominium lease or sale passes two offices. The club's responsibilities sheet lists "Sales & Leases" under both the master association and the sub-association, and the rental form states that "a separate application and approval are required from both offices," with the sub-association first. We could not confirm whether each of the 13 condominium associations requires a buyer interview or approval, and each condominium declaration and its rules settle that. DBPR's inflation-adjusted cap on a condominium transfer fee is $184 per applicant, per the department's published fee table, but a given association's actual charge is not published. The master association's own approval at sale rests on a Sales Application, a Buyer Information Form, a copy of the contract and photo identification, sent to the club before closing. An earlier full reading of the Declaration, as carried, found no right of first refusal.

Vehicles, carts and signs

The rules allow private licensed passenger cars, passenger vans, jeeps, motorcycles, scooters and pickups of one ton or less that fit the driveway. Park in driveways, garages and designated areas. Overnight parking on the roadway is prohibited from midnight to 6:00 am, and you may not park on lawns or within 30 feet of a stop sign. A violator gets one written notice, then towing at the owner's expense. Work vehicles are allowed unless they are commercial motor vehicles over 26,000 pounds or with three or more axles. Commercial vehicles, boats, trailers, motor homes and campers may stay outside only temporarily, up to eight hours and never overnight, with prior written approval.

Carts and e-bikes may operate from sunrise to sunset with brakes, steering, a mirror and reflectors, and every cart must be registered with the club office. The rules allow only the standard approved For Sale or For Rent sign affixed to the unit, with no yard signs, and open houses run Saturday and Sunday until 5:00 pm. Exterior changes need Architectural Standards Committee approval, garage doors stay closed except for entry and exit, and vendors work Monday to Saturday from 7:00 am to 6:00 pm, not on Sundays or six named holidays.

Buying a Sterling Oaks home: inspections, insurance and financing

Sterling Oaks mixes two building-code generations. Its attached buildings date from 1995 to 2006, which straddles Florida's statewide building code of March 1, 2002, so a roof date and a wind-mitigation report tell a buyer more than a build year. Citizens asks for a four-point inspection when a property is more than 20 years old.

Treat the county roll's year built as a starting point. It is not a permit date, and we print no year range for houses because a county year built is not a permit date. We found no roof type, roof age or re-roof record for any Sterling Oaks home or association, and we make no claim about tile roofs, impact windows or shutters.

The pre- and post-2002 code eras

The 2001 Florida Building Code took effect March 1, 2002, a decade after Hurricane Andrew in August 1992. Permit date, not roll year, decides which code applies. The condominium buildings split roughly as follows, using recorded condominium names and roll build years as a proxy.

Condominium group	Units	Roll build years or recording	Code era (our reading)
Sweetwater Bay I to IV	64	1995 to 1999	Before March 1, 2002
Heron Lake	8	1997	Before March 1, 2002
Eagle Cove I	22	Recorded 1999	Before March 1, 2002
Sweetwater Bay V to IX	144	2002 to 2006	Straddles or follows March 1, 2002
Eagle Cove II and III	66	Recorded 2003; Eagle Cove overall runs 1999 to 2005	Follows March 1, 2002

That adds up to 64 + 8 + 22 = 94 units in the earlier era and 144 + 66 = 210 in the later one, which together make the 304 condominium units. The caveat is Sweetwater Bay V and VI, which began in 2002 and may have been permitted before March 1, 2002. The single-family split cannot be stated from public records, because several plats straddle 2002, and a permit record or certificate of occupancy for the exact address shows which code applied.

Florida's code sets a design wind speed of 161 miles per hour for ordinary buildings (Risk Category II, ultimate) across the whole community, one county polygon. Comparing that ultimate figure with an older nominal figure would mislead, so we do not. At 161 mph the code's opening-protection requirements apply to new construction and replacement openings, and a given address's permit shows its original window and shutter specification.

The four-point inspection, the roof and wind mitigation

On Citizens' inspections page, as carried, the insurer asks for a four-point inspection (electrical, plumbing, HVAC and roof) on property owner and dwelling applications for properties more than 20 years old. The attached product reached that line from 2015 to 2026. In 2026 the later group built 2002 to 2006 is 20 years (2026 minus 2006) to 24 years (2026 minus 2002) old, so the four-point line is arriving across the newer buildings now. The earlier group, built 1995 to 2001, is 25 to 31 years old.

Roof age adds a second Citizens test. A shingle roof older than 25 years needs documented proof of at least five more years of life, or proof of replacement, and a tile, slate or metal roof gets the same test after 50 years. An original shingle roof on a 1995 building would be 31 years old and an original tile roof on a 1995 building would reach 50 in 2045 (1995 + 50), while a 2006 building reaches it in 2056. Because we hold no roof dates, those are tests and not findings.

Private insurers face a different rule. Under s. 627.7011(5), as carried, an insurer may not refuse or nonrenew a policy solely because a roof is under 15 years old. From 15 years it must accept an inspection showing at least five years of remaining life, counted from the last complete replacement. Form OIR-B1-1802, the wind-mitigation report, records the code compliance date, roof covering, roof-deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. A new version took effect April 1, 2026 and a completed form is valid for up to five years. The statute sets no dollar credits and neither do we. My Safe Florida Home, for individual homeowners, and My Safe Florida Condo Pilot Program, for associations, are named on the Office of Insurance Regulation's page, and we state the program names only, because their terms were not verified for this page.

Ask for these seven items on any home.

1. The date, permit and type of the last roof replacement.
2. A four-point report dated within the last 12 months.
3. The newest OIR-B1-1802 wind-mitigation report, with its date.
4. A list of openings with impact glass, shutters or both, including the garage door and lanai.
5. For a condominium, who owns the roof and when it falls in the association's reserve schedule.
6. Permits and claim numbers for any Irma, Ian, Helene or Milton repairs.
7. The carrier, the hurricane deductible and the last renewal date.

Florida insurers must offer hurricane deductible options of $500, 2 percent, 5 percent and 10 percent, as carried, and one hurricane deductible applies per calendar year per insurer. To see what is listing now, view Sterling Oaks listings from the last 30 days and ask for the permit history of any address you like.

The condominium financing review

Lenders underwrite the condominium project along with the borrower. Fannie Mae's Full Review page (Selling Guide B4-2.2-01, topic dated August 5, 2026, read October 30, 2026) asks that the budget provide replacement reserves of at least 10 percent of the budget and that no more than 15 percent of the units be 60 days or more past due on common expense assessments. The same 15 percent test applies to each special assessment. Florida Realtors reported on May 12, 2026 that the reserve expectation rises from 10 to 15 percent of annual budgeted income in January 2027, and the Selling Guide page we read still shows 10 percent, so ask your lender which test applies on your application date. The Florida Realtors article also reports that Fannie Mae and Freddie Mac discontinue Limited Review and Streamlined Review for applications on or after August 3, 2026, which would send most established projects to a Full Review. We cite that from the trade report and not from a lender letter.

Sterling Oaks's 304 condominium units sit in 13 condominium associations. Whether each one passes a lender's review (reserves, delinquencies, special assessments, insurance) is not published, and the association's budget and estoppel certificate are the documents that settle it. The rate context matters too: Freddie Mac's 30-year average was 7.24 percent on October 29, 2026, against 7.32 the week before and 6.17 a year earlier. On a loan of $252,800 (80 percent of a $316,000 condominium), principal and interest is $1,723 a month at 7.24 percent and $1,543 at 6.17 percent. Those figures are an example and not a quote, and condominium loans can price differently.

Bring these questions to the lender before you write an offer.

1. In which association is the unit, and was the project already reviewed for this loan program?
2. What reserve percentage is in the budget, and does it meet the current and the scheduled test?
3. How do the master assessment and the condominium fee enter my debt-to-income ratio?
4. Does the association owe on a loan or credit line, or have a special assessment pending?
5. Does any building have three or more habitable stories, and are its milestone inspection and structural integrity reserve study done?
6. What does the master policy insure, and what is the wind deductible per unit?

HO-6, HO-3 and villa roofs

Sterling Oaks owners hold different policies depending on the home.

Owner	Policy	Typical scope	Sterling Oaks note
Condominium association (13)	Master policy	Building structure and common elements, as each declaration divides them	Request the declarations page, wind deductible and flood terms
Condominium unit owner (304 units)	HO-6	Finishes, belongings, liability, loss assessment	Does not pay flood claims
House owner	HO-3	Dwelling, other structures, belongings, liability	Flood excluded
Wildcat Cove attached villa	Depends on the documents	Not published	The Rules and Regulations say the association provides exterior painting and roof replacement for these villas, billing each owner a reserve amount set by the board

Under s. 718.111(11) each condominium association must carry adequate property insurance and appraise replacement cost at least every three years. A master policy commonly excludes floor, wall and ceiling coverings, fixtures, appliances and cabinets, and owners can be assessed for its hurricane deductible. The master association does not insure buildings, so the sub-association's declarations page answers the question. After a casualty, the Declaration says an owner starts rebuilding within 12 months and finishes within 36 months of starting, with the deadlines tolling in declared emergencies, as carried from earlier research.

Citizens' approved Collier averages for policies effective July 1, 2026 are $1,738 for HO-6, $2,001 for HW-6 wind-only and $4,261 for HO-3. The HO-3 average is $4,261 divided by $1,738 is 2.45 times the HO-6 average, or about $355 a month against about $145. Rental owners see different forms: the Citizens DP-1 and DP-3 dwelling average is $2,439, and the DW-2 wind-only average is $8,512, up 8.7 percent. These are countywide Citizens averages, coastal homes included, and not Sterling Oaks quotes, which we could not find. Citizens does not insure a dwelling whose replacement cost is $700,000 or more under s. 627.351, and replacement cost is not market value. A Domain Realty Group agent can walk through quotes with you, or call 239-441-2816.

Is Sterling Oaks in a flood zone?

Sterling Oaks is split by neighborhood. On FEMA's map effective February 8, 2024, 433 of the 735 mapped homes (58.9 percent) sit in Zone AH or AE and 302 (41.1 percent) sit in Zone X, so the answer for a given address depends on its neighborhood. Check your exact address and your lender's flood determination.

The counts come from a parcel-by-parcel join of Collier County's 800 parcel polygons to FEMA's 2024 flood polygons, completed September 2, 2026 and carried here from earlier research, with one interior point per parcel. The 735 are the residential parcels in that join, one fewer than the 736 homes the community counts. The map panels are 12021C0183J and 12021C0191J. We did not re-run the join for this page, and we make no claim that Sterling Oaks is or is not in a flood zone as a whole.

AH, AE and X by neighborhood

FEMA zone	In a high-risk area?	Single-family	Condominium	Total	Share of 735
AH (shallow flooding, 1 to 3 feet)	Yes	217	184	401	54.6 percent
AE	Yes	32	0	32	4.4 percent
X, unshaded (minimal hazard)	No	119	50	169	23.0 percent
X, shaded, 0.2 percent, coastal	No	32	32	64	8.7 percent
X, shaded, 0.2 percent	No	20	38	58	7.9 percent
X, shaded, combined riverine and coastal	No	11	0	11	1.5 percent
Total		431	304	735	100 percent

By type, 217 + 32 = 249 of 431 single-family parcels (57.8 percent) and 184 of 304 condominium parcels (60.5 percent) are in a high-risk zone. The 302 homes in X are 169 + 64 + 58 + 11. Collier's hosted layer labels shaded X as "X500," which is a study attribute and not a hazard class, and FEMA's own field treats every X as outside the Special Flood Hazard Area. We write "shaded Zone X, the 0.2 percent annual chance floodplain."

There is no V zone, no coastal high hazard area, no Coastal Construction Control Line and no wave-action band in Sterling Oaks. These are negatives from county and FEMA layers, and they are not a promise that any home is flood-proof.

The neighborhood picture varies more than the totals suggest. About 30 homes are in Zone AE, and almost all of them are in one neighborhood, Sanctuary Pointe. An address-point study found Sanctuary Pointe Phase 4 Block C had 84 homes, with 69 percent in AH and 30 percent in AE. Smaller shares of AE appear in Wildcat Cove Three (5 percent of 39) and Deer Creek Phase 4 (3 percent of 30). No condominium is in AE.

Neighborhood	Section tested	Homes tested	Zone mix on the 2024 map
Eagle Cove	I	22	X 100 percent
Eagle Cove	II	28	X 78 percent, shaded X 21 percent
Eagle Cove	III	38	AH 63 percent, shaded X 36 percent
Heron Lake	all	8	Shaded X 100 percent
Sweetwater Bay	I, III, V, VI, VII	24, 16, 32, 32, 32	AH 100 percent each
Sweetwater Bay	IV, IX	8, 8	Shaded X 100 percent each
Sweetwater Bay	VIII	40	AH 80 percent, shaded X 20 percent
Willow Bend	all	19	X 47 percent, shaded X 42 percent, AH 10 percent
The Preserve	all	30	X 63 percent, AH 30 percent, shaded X 6 percent
Tavernier	all	28	X 57 percent, shaded X 32 percent, AH 10 percent
Manatee Bay	all	60	AH 45 percent, X 28 percent, shaded X 26 percent
Wildcat Cove	Tract C	17	X 41 percent, AH 41 percent, shaded X 17 percent
Wildcat Cove	Wildcat Cove	39	AH 92 percent, shaded X 7 percent
Wildcat Cove	Two	48	AH 85 percent, shaded X 14 percent
Wildcat Cove	Three	39	AH 94 percent, AE 5 percent
Deer Creek	Phase 2A	25	AH 68 percent, shaded X 20 percent, X 12 percent
Deer Creek	Phase 4	30	AH 96 percent, AE 3 percent
Sanctuary Pointe	Plat	12	X 58 percent, AH 41 percent
Sanctuary Pointe	Phase 4 Block C	84	AH 69 percent, AE 30 percent

Read the table with four rules. First, it shows the 2024 map and not insurance status. Second, the address points are placed points and not building footprints, and some rows do not sum to 100 from rounding. Third, Sweetwater Bay II is left out because a 2026 letter from FEMA covers its buildings, as the next section explains. Fourth, X is concentrated in the north and west, with all of Eagle Cove I, most of Eagle Cove II and majorities in The Preserve, Tavernier, Willow Bend and the Sanctuary Pointe plat. Three sample addresses in one neighborhood can mislead, so we use the section tests.

Elevations and FEMA letters

FEMA's base flood elevation lines across the built community read 11.5 feet in the North American Vertical Datum of 1988 on six lines and 12.0 feet on one, the same on the county and FEMA layers. Across the wider planned-development area FEMA's lines run 10.5 to 12.5 feet, which is a map-wide envelope and not a per-lot figure. Ground at all 735 homes, measured from USGS 3DEP bare-earth data through August 24, 2026, runs 11.94 to 14.16 feet with a median of 12.97 (single-family 13.05, condominium 12.90). Median ground is 12.79 feet in AH and AE and 13.41 feet in unshaded X, a difference of 13.41 − 12.79 = 0.62 foot between the two halves of the map.

Ground is not finished floor, and only an elevation certificate for the exact address settles the insurance question. Collier County holds seven elevation certificates for Sterling Oaks addresses, and every one cites a superseded map (suffix G of 2005 or H of 2012, against J in 2024). Three read as follows, each in its own datum.

• A 2006 Sweetwater Bay VIII certificate shows Zone AE, a base flood elevation of 11.3 feet in the 1929 datum, a top of bottom floor of 14.40 feet and a lowest adjacent grade of 13.40 feet.
• A 2015 Willow Bend certificate shows X-500 and AH, a base flood elevation of 11.6 feet in the 1988 datum, a top of bottom floor of 13.8 feet and a lowest adjacent grade of 13.1 feet.
• A 2017 Sterling Oaks Drive certificate shows Zone AH, a base flood elevation of 10 feet, a top of bottom floor of 13.3 feet and a lowest adjacent grade and garage slab of 12.7 feet.

The ground estimates match the certificates within about 0.6 foot on the three comparable cases. The base flood elevation changed across maps partly because of the datum shift and partly because of remapping, so we do not say risk rose or fell.

FEMA's letter-of-map-amendment layer lists 28 letters over Sterling Oaks, of which 26 removed a structure from the high-risk area and 2 were denied. FEMA's layer lists no letters of map revision for Sterling Oaks. The year-by-year pattern is below.

Year	Letters
2006 to 2008	4
2010 and 2011	2
2012	9
2013 and 2014	4
2015 to 2020	4
2024 and 2025	2
2026	3

Three of those are in 2026, all for Sweetwater Bay buildings: case 26-04-3596A for Sweetwater Bay VII (four buildings, June 15, 2026), case 26-04-4295A for Sweetwater Bay VI (four buildings, July 28, 2026) and case 26-04-4563A for Sweetwater Bay II (two buildings, August 27, 2026). The two denials are case 12-04-7672A in Wildcat Cove Two (September 6, 2012) and case 24-04-4825A in Wildcat Cove (August 22, 2024). One Wildcat Cove Two lot was approved in 2007 and denied in 2012, and the 2012 denial is the later fact. Heron Lake also holds a 2012 building letter, case 12-04-7253A. Four of the 28 are flagged superseded, and which of the rest FEMA carried forward onto the 2024 map is not something we could confirm.

A letter says a structure sat above the base flood elevation on the map that issued it. The map zone and the letter are two separate statements, and a lender may still ask for flood coverage. Letters can be downloaded by case number from the FEMA Map Service Center.

What a lender requires

A federally backed or regulated lender requires flood insurance on a building in the Special Flood Hazard Area (zones AH, AE, A and V) of a participating community, under 42 U.S.C. 4012a. For Sterling Oaks that points at the 433 mapped AH and AE homes unless a letter lifts the requirement, and the lender's determination for the exact address decides. The 302 homes in X carry no federal purchase requirement, though a lender may still ask.

A unit lender reviews the building. The usual routes are a National Flood Insurance Program Residential Condominium Building Association Policy, capped at $250,000 per unit, or a private master flood policy. Whether any of the 13 Sterling Oaks associations carries either one is not public, and with 184 condominium homes in AH the question is concrete. An HO-6 does not pay flood claims. Citizens exempts HO-6 and HW-6 unit-owner policies from its flood rule, while a house on a Citizens wind policy needs flood inside the high-risk area now and on every such policy regardless of value from January 1, 2027, per Citizens' flood page, as carried. A new NFIP policy generally carries a 30-day wait with a loan-closing exception, so buy it well before closing week.

NFIP premiums follow Risk Rating 2.0, which began October 1, 2021 for new policies and April 1, 2022 for renewals, and most annual increases are capped at 18 percent. Unincorporated Collier County sits in Community Rating System Class 5, and we print the class and no dollar value. Section 689.302, effective October 1, 2024, requires a seller to disclose known flood damage, flood claims and federal aid by the time of the contract. To check listings address by address, browse all Sterling Oaks homes for sale.

The preliminary map

FEMA issued a preliminary countywide map on March 20, 2025 and held a public open house on June 17, 2025. The county says its 90-day appeal and comment window began August 19, 2026, which puts the close near November 17, 2026 by our count, and it aims for summer 2027, "subject to change." The effective map rules in the meantime, and the proposed map alters no lender requirement until it takes effect.

Milestone	Date
Collier coastal map in effect	February 8, 2024
FEMA issues preliminary countywide map	March 20, 2025
Open house	June 17, 2025
Appeal window begins (90 days)	August 19, 2026
Appeal window closes (our count)	About November 17, 2026
County's target for the new map	Summer 2027, subject to change
Sterling Oaks on the preliminary map	Not read

We have not read Sterling Oaks addresses on the preliminary panels, and we make no Sterling Oaks claim about it. Revisions cut both ways across a county. Readings we carried from other communities show Heritage Bay moving 1,434 of 1,438 high-risk points to X, Olde Cypress dropping from 13 of 24 points in AH to 1 of 24, and Riverstone holding at 17 of 17 in AH. None of that describes Sterling Oaks.

Evacuation zone

Collier County's evacuation layer puts the whole community in Hurricane Evacuation Zone C, one polygon, with the Zone A line running along US 41 at the western property line. Zone C says nothing about surge height, and we have not read the state's storm-surge planning category for Sterling Oaks. We print no count of evacuation zones, because two files we hold disagree on whether the scale runs A to E or A to F. An evacuation zone is a policy boundary and not a flood zone, so do not mix the two letters. As carried from the county's shelter list, Aubrey Rogers High School is a public shelter of last resort, and the county decides which shelters open. Confirm your zone each season on the county's lookup.

How have hurricanes affected Sterling Oaks?

Sterling Oaks has no published report of flooding or damage from Hurricane Irma, Ian, Helene or Milton in anything we found, and a missing report does not prove nothing happened. National Hurricane Center reports cover the region, not the community. Ask the seller and the association for storm repairs, claims and board minutes.

None of the National Hurricane Center reports we carried names Sterling Oaks, and none of the five storms made landfall at or near it. The table gives the regional record and our community finding.

Storm	Regional record (National Hurricane Center, as carried)	Sterling Oaks report
Charley, August 13, 2004	Landfall at Cayo Costa; North Naples recorded 7.48 inches of rain, the highest listed in the report; Vanderbilt Beach gust of 73 knots	None found
Irma, September 10, 2017	Landfall at Marco Island at 100 knots (115 mph); inundation of 3 to 5 feet above ground from Marco Island north through Naples	None found
Ian, September 28, 2022	Landfall at Cayo Costa at 130 knots; see the quotation below	None found
Helene, September 26, 2024	Big Bend landfall; a 2 to 4 foot surge in Naples	None found
Milton, October 9 to 10, 2024	Landfall at Siesta Key; 3 to 5 feet of surge from Bonita Beach through Marco Island; Naples airport 29 knots sustained with a 50-knot gust	None found

What the hurricane center wrote about Ian

For North Naples, the center wrote "Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples," and that "inland high water marks ranged from 5 to 7 ft AGL," with the most severe impacts "contained to the immediate coastline" in Bonita and North Naples. The two clauses travel together. They describe the coast, which an earlier estimate puts roughly three miles west of Sterling Oaks, and not the community. Collier County recorded 33 buildings destroyed in Ian against 5,369 in Lee County.

Other published accounts are about neighbors, not the community. The Conservancy of Southwest Florida reported on October 19, 2022 that Ian's surge at high tide produced a change of "eight feet for the Cocohatchee River," which is a river gauge reading and not a Sterling Oaks reading. The National Weather Service Miami summary, as a search summary reported it to us and not as a page we read, placed the significant surge flooding south and west of Naples Municipal Airport along the Cocohatchee and Palm Rivers and over most areas south and west of US 41. Sterling Oaks sits east of US 41. A Naples Daily News tour of the worst-hit areas named Gulf Shore Boulevard North, and an NBC Miami cleanup report focused on Vanderbilt Beach, and neither mentions Sterling Oaks.

Claims in the area

OpenFEMA publishes flood-insurance claims by census tract and ZIP and not by community. We have not read the claim counts for Sterling Oaks's tract, and we do not borrow another community's counts. Public data also omits private-insurance claims, so any count would understate the picture. What we can say is that nothing we read places surge or damage inside Sterling Oaks, and nothing rules it out.

What we found about the community's own projects

We found no Sterling Oaks storm project, drainage project or special assessment for storm costs in any public record. The Declaration says exterior changes need Architectural Standards Committee approval, and the written standards are not public. Board minutes, reserve studies and roof schedules are association documents and sit outside public records.

Questions to ask

1. Has the home or unit had storm repairs, with permits and claim numbers?
2. Does the master policy carry a separate hurricane deductible, and what is it per unit?
3. Has the association levied a special assessment since 2017 for storm or insurance costs?
4. What is the elevation certificate or flood determination for the address, and which map date does it use?
5. Which map date does each document in the resale package use?
6. Who owns and replaces the roof, and when was it last replaced?

For a showing plan that works through flood, storm and roof questions building by building, call or write Domain Realty Group at 239-441-2816, or meet the team first.

Sterling Oaks vs Island Walk: which gated community without golf fits your budget?

Sterling Oaks and Island Walk are both gated North Naples communities without a golf course. Within the 12 months to October 2, 2026, Collier County recorded 26 qualified Sterling Oaks sales at a $483,750 median and 105 qualified Island Walk sales at $520,000. Data updated: October 2026.

Our Island Walk guide carries that community's own county record. Each recorded sale figure is paired with what the community itself posts, and a cell says "not published" or "not researched" where nothing is on record. Sterling Oaks' 26 sales are an even count, so its median is the midpoint of the two middle sales. Island Walk's yearly charge below is our own arithmetic from a budget, not a fee schedule, and no cell totals fees across the two communities.

Decision factor	Sterling Oaks	Island Walk
ZIP	34110	34119
Residences	736 homes: 432 single-family homes (the Wildcat Cove villas included) and 304 condominium units; 800 county parcels	1,856 lots, per the association's 2026 budget; 1,953 county parcels, of which the county codes 1,856 as single-family and none as condominium
Product mix	Condominiums and coach homes in 13 associations, Wildcat Cove villas and houses in ten neighborhoods	Villas, townhomes and houses, which earlier research inferred to be Capri, Oakmont and Carlyle plans
Built	Condominiums and coach homes 1995 to 2006, per the county roll	1998 to 2003, per earlier research
Golf	None	None; the association lists a putting green
Racquet courts	Twelve clay tennis courts counted on the community map, five hard pickleball courts and two bocce courts	7 tennis courts, 4 pickleball courts, bocce, croquet and lawn bowling; courts open 8 am to 10 pm, per the association's page
Pool and fitness	A 135,000-gallon saltwater pool heated to 86 degrees, a spa, the Cabana Bar and Grille and a fitness center open 4:30 am to 10:00 pm daily with saunas	A resort pool, a lap pool and a fitness center at the Town Center
Gate as published	A gated community with a gatehouse and a six-name permanent guest list; entrance on Sterling Oaks Boulevard off US 41; staffing not published	A staffed gate house with a resident lane and a guest lane; whether it is staffed round the clock is not stated
Capital contribution at sale	$6,500 single-family or $6,000 condominium or coach home, plus a $300 administrative fee (the club's Sales Packet, updated October 2024; the board sets this amount and can change it)	$1,500, plus a $150 buyer application
Recurring charge	Master assessment billed monthly, set by the board each year and not published; condominium association fees not published	About $6,566 a year by our arithmetic from the association's 2026 budget, including basic cable, 300 Mbps internet, lawn care on every lot, the gate, management and reserves
Leasing	30 days minimum, one year maximum, three leases a calendar year	Four-month minimum lease
Tax-roll districts	None: the 2026 Collier tax roll lists no community development district	None, carried from our earlier read
2026 millage	9.3696 mills (millage area 143)	Not researched for this page
County sales, T12 to Oct 2, 2026	26 at $483,750	105 at $520,000
County condominium sales, T12	11 at $316,000	None
County single-family sales, T12	15 at $539,900	105 at $520,000
Lowest and highest T12 sale	$270,000 and $700,000	$350,000 and $955,000
County sales, T24 to Oct 2, 2026	74 at $475,000	174 at $550,500
Southwest Florida MLS closings	27 at $485,000, September 24, 2025 to September 23, 2026 (as pulled September 23, 2026)	120 at $532,500, September 25, 2025 to September 24, 2026 (carried from a September 24, 2026 pull)
Distance between the two	Not applicable	6.8 straight-line miles from the Sterling Oaks centroid to the Island Walk gate, by our arithmetic from coordinates
Flood	433 of 735 homes (58.9 percent) in Zone AH or AE and 302 in Zone X, on the map effective February 8, 2024	Not researched for this page

Source for the Sterling Oaks column: Collier County Property Appraiser public data files (2026 certified roll and recorded sales, window ending October 2, 2026), the club's pages, Sales Packet, Declaration and Rules and Regulations (read October 30, 2026) and the Southwest Florida MLS, as pulled September 23, 2026. The Island Walk column draws on the association's pages, read October 30, 2026, and its 2026 budget and governing documents, carried from our October 28, 2026 read, with the same county files run on a corrected set of 1,953 parcels.

What the sales say

Across the 12 months to October 2, 2026, the county logged 105 qualified Island Walk sales at a $520,000 median against 26 at $483,750 for Sterling Oaks, a gap of $36,250, or 7.5 percent of the Sterling Oaks figure. Island Walk's 105 sales are about four times Sterling Oaks' 26, so its median rests on a deeper sample. Over 24 months the sets recorded 74 Sterling Oaks sales at $475,000 and 174 Island Walk sales at $550,500.

The product cuts narrow the gap. All 105 Island Walk sales are coded single-family, and their $520,000 median sits $19,900 below Sterling Oaks' $539,900 single-family median on 15 sales. Sterling Oaks' 11 condominium sales at $316,000 have no county counterpart at Island Walk. We set no house sizes side by side, because the county's largest building row on many house records is a screen enclosure or deck and not the home.

The Southwest Florida MLS gives a separate view. Island Walk recorded 120 closings at a $532,500 median from September 25, 2025 to September 24, 2026, and the carried product cuts read 50 Capri villa closings at $455,000, 42 Oakmont at $672,500, 16 Carlyle at $822,500 and 11 townhome closings at $495,000. Sterling Oaks recorded 27 closings at $485,000 in its own window. The MLS windows differ by a day from each other and from the county's, and the MLS layer is never blended with the county layer into one number.

What each community publishes

Island Walk's association posts a charge that Sterling Oaks' club does not. The 2026 approved budget of $12,186,195 divided by 1,856 lots is about $6,566 a year, or $1,641 a quarter, which is our arithmetic and not a bill, and the charge bundles basic cable, 300 Mbps internet, lawn care on every lot, the gate, management and reserves. Island Walk's buyer pays a $1,500 capital contribution and a $150 application, and the association states a four-month minimum lease.

Sterling Oaks' club bills the master assessment monthly, on the last day of each month and due the first, and it posts no amount; the estoppel certificate states it at contract. The master assessment pays for the common-area operation, the gatehouse, mailboxes, trash and recycling scheduling and a bulk cable and internet contract, and the Declaration adds front-lawn maintenance as a specific assessment on houses. The club's estoppel page charges $250 within 10 business days or $350 within 3 business days. When the estoppel gives the monthly figure, multiply it by 12 and set it beside Island Walk's about $6,566, remembering that the two charges buy different bundles.

Product mix: where the homes differ

Sterling Oaks holds two markets under one gate: 304 condominium and coach-home units, whose T12 sales ran $270,000 to $422,000, and 432 single-family homes, whose T12 sales ran $467,500 to $700,000. Island Walk's county parcels carry no condominium code, and its sales ran $350,000 to $955,000, so a Sterling Oaks condominium has no direct Island Walk counterpart and a buyer weighing an Island Walk villa should compare it with a Wildcat Cove villa or a Sterling Oaks house instead.

None of Sterling Oaks' 39 condominium buildings appears on Collier County's January 2026 milestone list, which covers buildings of three habitable stories or more; ask the association for its milestone and SIRS status in writing. That question belongs to Sterling Oaks' 304 condominium units and does not arise for its single-family homes.

Gate, courts and amenities

Both communities describe a gated community. Sterling Oaks' club names a gatehouse as a master common area and issues vehicle barcodes, and Island Walk's association describes a gate house with resident and guest lanes. Sterling Oaks lists twelve clay courts on its community map, and Island Walk lists 7 tennis courts and 4 pickleball courts on its page. Sterling Oaks' tennis, Clubhouse and Social memberships are optional and open to non-residents, and its club does not post their prices. Neither comparison is a statement about quality.

Which fits which priorities

The published numbers point to these differences of feature, and none is a verdict.

• Entry point in the sales record: the lowest T12 sales are $270,000 at Sterling Oaks and $350,000 at Island Walk, with a $316,000 Sterling Oaks condominium median and no Island Walk condominium sales.
• One-time cost at purchase: Sterling Oaks publishes $6,800 for a house ($6,500 plus $300) or $6,300 for a condominium or coach home ($6,000 plus $300), and Island Walk publishes $1,650 ($1,500 plus $150), a difference of $5,150 or $4,650; the contract decides who pays each.
• Recurring charge: Island Walk publishes a budget from which we derive about $6,566 a year, and Sterling Oaks publishes no master assessment, so request its estoppel.
• Racquet courts: twelve clay courts and five pickleball courts at Sterling Oaks against 7 tennis and 4 pickleball courts at Island Walk.
• Leasing: 30 days to one year at Sterling Oaks, three leases a calendar year, against a four-month minimum at Island Walk.
• Product: condominiums, coach homes, villas and houses at Sterling Oaks against villas, townhomes and houses at Island Walk.
• Depth of the sales record: 105 recorded Island Walk sales against 26 at Sterling Oaks in the same year.
• Flood by address: Sterling Oaks' split is 433 of 735 homes in Zone AH or AE and 302 in Zone X; Island Walk's flood zones were not researched for this page, so ask the lender for a determination on any home.

Questions to put to both communities

• What does the association or club charge each month or year now, and what does that charge cover?
• Does resale trigger a capital contribution, application fee or estoppel fee, and who bears each?
• Is any special assessment planned, and for which project?
• What reserve line does the master budget carry?
• For a condominium or coach home, what do the sub-association's budget, reserve study and master insurance declarations say?
• Which leasing, pet and approval rules apply to the exact home?

Sterling Oaks vs Village Walk, The Strand and other North Naples communities

Sterling Oaks is gated with no golf course, as is Village Walk, while The Strand, in its ZIP, requires a social club. Collier County recorded 26 qualified Sterling Oaks sales at a $483,750 median in the 12 months to October 2, 2026, against 41 at $510,000 for Village Walk and 56 at $597,000 for The Strand. Data updated: October 2026.

Village Walk has its own page, so see our Village Walk guide for that community, and see our Briarwood guide for another gated community without golf, in ZIP 34104. Two more peers have guides of their own: The Strand and Longshore Lake. Medians for even counts, as with Sterling Oaks' 26 sales, The Strand's 56 and Arbor Trace's 14, sit at the midpoint of the two middle sales. Distances are straight-line miles from the Sterling Oaks centroid to the peer's point, our arithmetic from coordinates held in earlier research, and a cell reads "not measured" where none was held.

Village Walk of Naples

Village Walk of Naples, ZIP 34109, is the second rival: a gated community the association describes as manned 24 hours a day, 365 days a year (carried from our earlier read), with no golf course, six lighted tennis courts, pickleball, a lap pool, a fitness center and a Town Center. It is Village Walk of Naples in Collier County, not Village Walk of Bonita Springs in Lee County, which has a CDD. Its county set holds 888 parcels in six plats, 849 of them single-family and none condominiums.

Within the 12 months to October 2, 2026, Collier County recorded 41 qualified Village Walk sales at a $510,000 median, from $340,000 to $1,032,500, and 76 sales at $570,000 over 24 months. The median is $26,250 above Sterling Oaks' all-sales median (5.4 percent of it) and $29,900 below Sterling Oaks' $539,900 single-family median (5.5 percent of that figure), and Village Walk's sample of 41 is deeper than Sterling Oaks' 15 house sales.

The association's dues, effective July 1, 2026 per its Welcome Packet revised August 5, 2026 (carried), are $1,722.58, $1,766.99 or $1,833.61 a quarter by unit type, which is $6,890.32, $7,067.96 or $7,334.44 a year by our arithmetic, with cable and internet bundled through the association. The packet's resale contribution wording conflicts with itself, so no figure is printed. Leasing needs four months at least, allows three leases a year and caps a lease at one year. The distance from the Sterling Oaks centroid was not measured.

The Strand

The Strand, ZIP 34110, is Sterling Oaks' same-ZIP contrast. It was renamed from Pelican Strand in 1999 (carried), and its county set holds 1,145 parcels: 237 single-family and 835 condominium parcels. The Strand makes a social membership mandatory at $4,162 a year with no initiation fee for homeowners, offers 27 holes of golf as an optional upgrade (Single Golf initiation $80,000 or Full $100,000 in the 2026 brochure, carried), and lists eight Har-Tru tennis courts and seven pickleball courts. The Strand has a staffed gate house, and its single-family HOA dues are $1,525 a quarter for 2026 with a capital contribution of one quarter of dues. It lies 3.1 straight-line miles from the Sterling Oaks centroid.

Within the 12 months to October 2, 2026, Collier County recorded 56 qualified Strand sales at a $597,000 median, from $300,000 to $2,000,000, and 101 sales at $610,500 over 24 months. Forty-nine were condominiums at $565,000 and 7 were single-family at $1,500,000. The all-sales median is $113,250 above Sterling Oaks' (23.4 percent), and the condominium median is $249,000 above Sterling Oaks' $316,000 (78.8 percent of it). The 7 house sales are no guide to the community's house price.

Wiggins Bay low-rise

Wiggins Bay is a ZIP 34110 community 1.7 straight-line miles from the Sterling Oaks centroid. This page uses its low-rise set only, 341 condominium parcels in Princeton Place, The Colony, Harbourside, Wiggins Bay Villas and Bermuda Cove, because the five Cove Towers high-rises (271 units) sell near $1,175,000 (a carried reading of 11 sales) and are a different price world. The Foundation shows a gate house in earlier research, its home page is silent on gating, and its fees are not published because the owner portal is login-gated.

Within the 12 months to October 2, 2026, Collier County recorded 17 qualified Wiggins Bay low-rise sales at a $350,000 median, from $218,000 to $625,000, and 34 sales at $377,500 over 24 months. That median is $34,000 above Sterling Oaks' $316,000 condominium median (10.8 percent of it).

Bay Forest

Bay Forest, ZIP 34110, lies 1.9 straight-line miles west of the Sterling Oaks centroid, west of US 41, and is all condominiums: 640 county parcels, 630 of them condominiums, in 17 neighborhoods on about 150 acres. Its site says "inside the gates" and lists Har-Tru tennis, dedicated pickleball, four bocce courts, community pools, a two-mile path and a mangrove boardwalk. Its fees are not posted publicly, and the estoppel states them. A 2025 final summary judgment (case 23-CA-2102) required an equal per-unit assessment, with a recorded amendment dated April 2, 2025. Earlier research placed it in Evacuation Zone A with 15 AH and 5 AE building points.

Within the 12 months to October 2, 2026, Collier County recorded 19 qualified Bay Forest sales, all condominiums, at a $355,000 median, from $190,000 to $615,000, and 36 sales at $341,750 over 24 months. The median is $39,000 above Sterling Oaks' $316,000 condominium median (12.3 percent of it).

Arbor Trace and Huntington Lakes

Arbor Trace, ZIP 34110, holds 206 condominium parcels in villas, mid-rise buildings and the Tower Pointe high-rise, and its site says "Ask the Sales Office" for fees. Its community describes itself as gated in earlier research, though its FAQ page does not say. Collier County recorded 14 qualified sales in the 12 months to October 2, 2026 at a $437,500 median, from $150,000 to $1,250,000, and 28 sales at $487,500 over 24 months. The distance from the Sterling Oaks centroid was not measured.

Huntington Lakes, ZIP 34119, holds 648 condominiums in six associations and is described as a gated condominium community with Har-Tru tennis, a clubhouse and three pools. It lies 4.4 straight-line miles away, and the documents we read publish no fees. Within the same 12 months the county recorded 33 sales at a $319,900 median, from $225,000 to $447,500, and 57 sales at $329,900 over 24 months. That is $3,900 above Sterling Oaks' $316,000 condominium median on 11 sales, or 1.2 percent of it, the closest condominium match in this table.

Heritage Greens

Heritage Greens, ZIP 34119, lies 6.0 straight-line miles from the Sterling Oaks centroid. The association's own word is "semi-gated," a public course sits next door, and the community has a community development district whose operating assessment was $649 a unit for FY2026 with no debt (carried, not re-checked); the master fee is not published. Its set holds 536 parcels: 163 single-family and 364 condominium parcels.

Within the 12 months to October 2, 2026, Collier County recorded 21 qualified sales at a $412,500 median, from $295,000 to $1,110,000, and 44 sales at $455,000 over 24 months. Seventeen were condominiums at $384,000 and 4 were single-family at $542,500, the midpoint of the two middle sales. The condominium median is $68,000 above Sterling Oaks' $316,000 (21.5 percent of it).

Longshore Lake, Indigo Lakes and Imperial Golf Estates

These three are house-focused neighbors in other price tiers, and they bracket Sterling Oaks rather than compete with it on price.

Longshore Lake, ZIP 34119, lies 4.6 straight-line miles away and holds 606 parcels, 565 of them single-family, including the Quail Walk plats. The Foundation's realtor page lists a staffed gate, 2026 dues of $1,418 a quarter ($5,672 a year by our arithmetic), a $4,500 capital contribution at closing effective January 1, 2023 and a $150 transfer fee, with electric boats only on the lake, a tennis center, clubhouse dining, a gym and a pool. Leases need 90 days at least, with three a year. Collier County recorded 35 qualified sales in the 12 months to October 2, 2026 at an $850,000 median, from $428,000 to $1,330,000, and 58 sales at $833,150 over 24 months.

Indigo Lakes, ZIP 34119, holds 462 parcels, 427 of them single-family, behind a single controlled entry (guard staffing is not confirmed). A recorded claim of lien dated July 28, 2026 (carried) shows dues of $1,025 a quarter, which is $4,100 a year, and the resale contribution is 0.25 percent of the price, about $1,209 at Sterling Oaks' $483,750 median by our arithmetic. Leases are capped at two a year with a 180-day minimum. Collier County recorded 15 qualified sales in the same 12 months at an $815,000 median, from $605,000 to $1,150,000, and 35 sales at $815,000 over 24 months.

Imperial Golf Estates is shown as its 634-lot homeowners' association, 655 county parcels, 631 of them single-family; the MLS development of that name covers the whole gate of 1,545 parcels in 13 neighborhoods, where the 12-month county record was 44 sales at $862,500. The private 36-hole club is optional and open to non-residents. The HOA's charge is about $2,274 a lot a year by our arithmetic from its 2026 budget (carried), with a $150 transfer fee and a $1,500 capital contribution. Within the same 12 months the HOA set recorded 23 sales at a $1,060,000 median, from $775,000 to $1,800,000, and 47 sales at $1,000,000 over 24 months. The distance from the Sterling Oaks centroid was not measured.

The communities side by side

The county cells in both tables cover the 12 months ending October 2, 2026, taken from the Property Appraiser's public files. Gate and amenity cells come from each organization's own pages, read October 30, 2026 unless marked carried.

Community	ZIP	Golf model	Gate as published	Straight-line miles from the Sterling Oaks centroid	County parcels
Sterling Oaks	34110	None; club tiers optional	Gated, gatehouse; staffing not published	Not applicable	800
Island Walk	34119	None	Staffed gate house	6.8	1,953
Village Walk of Naples	34109	None	Manned 24 hours a day (carried)	Not measured	888
The Strand	34110	Optional golf, mandatory social club	Staffed gate house	3.1	1,145
Wiggins Bay low-rise	34110	None	Foundation gate house (carried)	1.7	341
Bay Forest	34110	None	"Inside the gates"	1.9	640
Arbor Trace	34110	None	Not stated on its FAQ page	Not measured	206
Huntington Lakes	34119	None	Gated condominium community	4.4	648
Heritage Greens	34119	Public course, optional	"Semi-gated"	6.0	536
Longshore Lake	34119	None	Staffed gate	4.6	606
Indigo Lakes	34119	None	Single controlled entry	Not measured	462
Imperial Golf Estates HOA	34110	Optional private club	Gated, "greater gated community"	Not measured	655

Community	T12 sales	T12 median	Condominium sales, T12	Single-family sales, T12	T24 sales
Sterling Oaks	26	$483,750	11 at $316,000	15 at $539,900	74 at $475,000
Island Walk	105	$520,000	None	105 at $520,000	174 at $550,500
Village Walk	41	$510,000	None	41 at $510,000	76 at $570,000
The Strand	56	$597,000	49 at $565,000	7 at $1,500,000	101 at $610,500
Wiggins Bay low-rise	17	$350,000	17 at $350,000	None	34 at $377,500
Bay Forest	19	$355,000	19 at $355,000	None	36 at $341,750
Arbor Trace	14	$437,500	14 at $437,500	None	28 at $487,500
Huntington Lakes	33	$319,900	33 at $319,900	None	57 at $329,900
Heritage Greens	21	$412,500	17 at $384,000	4 at $542,500	44 at $455,000
Longshore Lake	35	$850,000	None	35 at $850,000	58 at $833,150
Indigo Lakes	15	$815,000	None	15 at $815,000	35 at $815,000
Imperial Golf Estates HOA	23	$1,060,000	None	23 at $1,060,000	47 at $1,000,000

The price ladder

Rows run from the lowest recorded T12 median to the highest, and each difference is measured from Sterling Oaks' $483,750. Sizes and per-foot figures are left out of this table because most of these sets include houses, and the county's largest building row on many house records is a screen enclosure or deck and not the home.

Community	T12 sales	T12 median	Gap to Sterling Oaks
Huntington Lakes	33	$319,900	$163,850 lower
Wiggins Bay low-rise	17	$350,000	$133,750 lower
Bay Forest	19	$355,000	$128,750 lower
Heritage Greens	21	$412,500	$71,250 lower
Arbor Trace	14	$437,500	$46,250 lower
Sterling Oaks	26	$483,750	Origin
Village Walk	41	$510,000	$26,250 higher
Island Walk	105	$520,000	$36,250 higher
The Strand	56	$597,000	$113,250 higher
Indigo Lakes	15	$815,000	$331,250 higher
Longshore Lake	35	$850,000	$366,250 higher
Imperial Golf Estates HOA	23	$1,060,000	$576,250 higher

The ladder shows where Sterling Oaks' price sits among North Naples neighbors and nothing about quality. Its all-sales median is within $26,250 of Village Walk's and $36,250 of Island Walk's, but the three rows describe different product: Sterling Oaks mixes 11 condominium sales and 15 house sales, while Village Walk and Island Walk are houses and villas coded single-family. The three highest rows are house-only communities in a higher price tier, and the four lowest are condominium-only sets, so the ladder reads more about product mix than about any one community.

How to compare fees across these communities

Six of these communities publish a recurring charge, and the figures differ in kind: Island Walk's about $6,566 is our arithmetic from a 2026 budget, Village Walk's range comes from dues effective July 1, 2026, Longshore Lake's $5,672 and Indigo Lakes' $4,100 are annualized quarterly figures for 2026, The Strand's $1,525 a quarter is its single-family HOA with a separate $4,162 social membership, and Imperial's about $2,274 is inferred from a budget. Sterling Oaks, Bay Forest, Wiggins Bay, Arbor Trace, Huntington Lakes and the Heritage Greens master association publish no amount. For any one home, line up three things: the club or master charge, the condominium association charge and the contribution paid once. Our Naples communities hub lists the other communities we cover.

Which Sterling Oaks is this? Name traps, plat names and listing labels

Sterling Oaks is the gated community of 736 homes at Sterling Oaks Boulevard off US 41 in North Naples, ZIP 34110, with its club office at 822 Sterling Oaks Boulevard. Other places share the name, and the county records the community under 24 names, so a label alone does not prove that an address belongs to it.

Name or label	What it is	Part of Sterling Oaks?	How to tell
Sterling Oaks (this page)	736 homes: 432 single-family homes and 304 condominium units, in ten Declaration neighborhoods	Yes	ZIP 34110, entrance on Sterling Oaks Boulevard off US 41, club at 822 Sterling Oaks Boulevard
STERLING OAKS (county plat name)	A plat of 127 parcels that holds Manatee Bay, Tavernier and the Wildcat Cove Tract C houses, plus roads, lakes and common land	Yes	A plat search for the bare name returns houses from three neighborhoods
STERLING OAKS PHASE 2A, 2B, 3A and 4 (county plat names)	Phase 2A (31 parcels) and Phase 4 (126) hold Deer Creek, with Phase 4 also holding Sanctuary Pointe's Block C; Phase 2B (22) holds Willow Bend; Phase 3A (32) holds The Preserve	Yes	The county name is a phase, not a neighborhood
WILDCAT COVE, WILDCAT COVE 2 and WILDCAT COVE 3 (county plat names)	41, 50 and 43 parcels of the Wildcat Cove neighborhood's 143 homes	Yes	County names carry the section number
Wildcat Cove in Estero (Lee County)	A different subdivision, recorded WILDCAT COVE PB 66 PG 94-95, ZIP 33928, 43 parcels, at Wildcat Run	No	Lee County, Estero, not Collier County
SANCTUARY POINTE AT STERLING OAKS (county plat name)	A 13-lot plat of 14 parcels and 12 homes; the neighborhood has 96 homes, 84 of them on Phase 4 Block C	Yes	A search by this county name understates the neighborhood by 84
"Sanctuary Point"	A listing spelling of Sanctuary Pointe	Yes	The recorded spelling is Pointe; search both
Sweetwater Bay, Eagle Cove and Heron Lake condominiums	13 condominiums recorded as "... AT STERLING OAKS A CONDOMINIUM": Sweetwater Bay I to IX (208 units), Eagle Cove I to III (88) and Heron Lake (8)	Yes	Sweetwater Lane and Sweetwater Cove; the same names exist elsewhere in Florida
"Willow Bend at Sterling Oaks"	The listing form of Willow Bend	Yes	"Willow Bend at Stonebridge" is a 56-unit condominium elsewhere in Naples
Wildcat Cove Villas	A product label inside Wildcat Cove, not a neighborhood	Yes	Wildcat Cove, Sterling Oaks Drive
The Preserve	A neighborhood of 30 houses, which shares its name with the community's 120.24-acre conservation preserve	Yes	Whispering Oaks Circle; titles on this page say Sterling Oaks
"Audubon Preserve"	A third-party label; Audubon Country Club is a separate community across US 41	No	Different association and entrance
Cypress Head and Crystal Lake	The older names of the same land under Ordinance 81-80 of 1981, repealed in 1992	Historical	Not neighborhoods; the 1992 planned development replaced them
Sterling Hill	An Estates enclave inside TwinEagles	No	A different community, inside TwinEagles
Sterling Greens and Sterling Lakes	Names inside Glen Eagle, East Naples, ZIP 34104; the county milestone list names "Sterling Greens I and II" in Glen Eagle	No	ZIP 34104, Glen Eagle
Spanish Wells	A Bonita Springs community in Lee County, directly north, with a golf course of 142.08 acres behind Sterling Oaks	No	Across the Collier and Lee county line
Wildcat Farms	A Lee County name, ZIP 33913	No	Lee County
Shadow Tree Drive	Appears on a county road layer inside the planned-development boundary	No	Not a Sterling Oaks street
Community Development Corporation of Southwest Florida and Community Development Corporation of Sterling Oaks	Two different entities: the 1992 zoning petitioner and a later declarant	Separate	Never merge the two in a document search
Everything else in the aerial photograph	The communities, roads and parcels around Sterling Oaks, including everything along the top edge in Lee County	No	Sterling Oaks is the gated community left of center, east of US 41
Sterling Oaks in other states and counties	Condominium and home listings in places such as Wadsworth, Ohio, Portage, Michigan, North Carolina and Moncks Corner, South Carolina	No	Google's autocomplete suggestions mix these in; the city, state and ZIP 34110 settle it

The county plat names

The county records the community under 24 names and 800 parcels, of which 736 are homes (432 single-family and 304 condominium) and 64 are roads, lakes, preserve, drainage, recreation and common tracts. The roster below shows where each name sits.

County name	Parcels	What it holds
STERLING OAKS	127	Manatee Bay, Tavernier and Wildcat Cove Tract C, plus roads, lakes and common land
STERLING OAKS PHASE 4	126	Sanctuary Pointe Block C and part of Deer Creek
STERLING OAKS PHASE 3A	32	The Preserve
STERLING OAKS PHASE 2A	31	Deer Creek
STERLING OAKS PHASE 2B	22	Willow Bend
WILDCAT COVE, 2 and 3	41, 50 and 43	Wildcat Cove
SANCTUARY POINTE AT STERLING OAKS	14	Twelve Sanctuary Pointe homes
SWEETWATER BAY and SWEETWATER BAY 2 UNIT 1	2 and 8	Plat tracts and common area, not homes
Nine Sweetwater Bay condominiums (I to IX)	24, 16, 16, 8, 32, 32, 32, 40 and 8	208 condominium units
Eagle Cove I, II and III	22, 28 and 38	88 condominium units
Heron Lake	8	One 8-unit building

Those parcels add up to 127 + 126 + 32 + 31 + 22 + 41 + 50 + 43 + 14 + 2 + 8 + 208 + 88 + 8 = 800. The planned development allowed a maximum of 738 units, and the 799 in the 1992 ordinance's title was a scrivener's error that Ordinance 93-6 corrected on January 12, 1993.

Listing and portal labels

The Southwest Florida MLS files Sterling Oaks listings under the development name STERLING OAKS, with a Sub/Condo field for the neighborhood. Listings spell Sanctuary Pointe as "Sanctuary Point," and rentals spell Sweetwater Cove where county street records abbreviate Sweetwater Cv. Match the building design and the street to the label, and treat any portal's neighborhood name as a lead to confirm against the county plat or the condominium name.

Other places called Sterling Oaks

A search for "sterling oaks" also returns condominiums and homes in Wadsworth, Ohio, Portage, Michigan, North Carolina and Moncks Corner, South Carolina, in Google's autocomplete suggestions of October 30, 2026, along with Sterling Hill, Sterling Greens and Sterling Lakes. If a result does not say Collier County, Naples, Sterling Oaks Boulevard and ZIP 34110, treat it as a different place.

How to check an address

The streets below are the quickest test. They come from the county road file and the club's community map, and street lists published elsewhere do not all agree, so confirm an address against its declaration or plat.

Street	Neighborhood or product
Sterling Oaks Boulevard	The entrance road from US 41 to the club
Sterling Oaks Drive	The spine road; serves the Wildcat Cove sections and Sanctuary Pointe
Silverstrand Drive	Manatee Bay (1003 to 1225) and Tavernier (1230 to 1323)
Serenity Circle	Deer Creek
Whispering Oaks Circle	The Preserve
Old Oak Lane	Willow Bend
Sanctuary Pointe Court and Sanctuary Pointe Drive	Sanctuary Pointe
Sweetwater Lane and Sweetwater Cove	Sweetwater Bay, Eagle Cove and Heron Lake condominiums

Record quirks to expect

A few slips turn up in state and county files. The state's condominium extract prints some Sweetwater Lane addresses with ZIP 33963 where the county roll says 34110, and the extract's recording date for a condominium differs from the association's filing date on the state's corporation record. The extract's managing-entity field is a mailing contact, and the state's records and the club's own sheet name different managers for one Sweetwater Bay building and one Heron Lake record, so ask the association who manages it today. The county's Sanctuary Pointe plat holds 12 of the neighborhood's 96 homes, and the county's bare STERLING OAKS plat holds three neighborhoods. No slip changes which homes belong to Sterling Oaks, yet each is a reason to trust the recorded name and street over a label.

Schools, hospitals and services near Sterling Oaks

Sterling Oaks addresses sampled in the district's zoning lookup were zoned for 2026-27 to Naples Park Elementary, North Naples Middle and Aubrey Rogers High, as carried from a September 23, 2026 read. NCH North Naples Hospital is 4.8 road miles and 9 minutes from the Sterling Oaks Boulevard gate. Check any address with Collier County Public Schools.

How the distances were measured

Every route starts at the main gate where Sterling Oaks Boulevard meets US 41, at latitude 26.313643 and longitude -81.804574, derived from county parcel geometry in earlier research. The gate lies 0.18 mile south of the Collier and Lee county line. Distances use the public OSRM router on the car profile, free-flow with no traffic or signal delay, requested October 30, 2026, and the destination points come from OpenStreetMap. Real trips run longer than these estimates because of season and peak traffic, and a distance to a building implies no response time. The router's first move from the gate is a right turn north onto US 41, so every southbound trip begins with a northbound leg and a turnaround.

Zoned public schools

The zoning is carried from the Collier County Public Schools address lookup as read on September 23, 2026 for nine Sterling Oaks addresses on eight streets (Sterling Oaks Boulevard, Sterling Oaks Drive, Serenity Circle, Sweetwater Lane, Silverstrand Drive, Sanctuary Pointe Drive, Old Oak Lane and Whispering Oaks Circle). All nine returned the same three schools for 2026-27. We did not repeat the lookup for this page, and the district's maps are general information and "not a guarantee of placement." The district reviews zones every year, so verify an address with it first.

School	Level	District-listed address	State letter grades, SY22 to SY26	Road miles, minutes from the gate
Naples Park Elementary	Elementary	685 111th Avenue North, Naples 34108	A, A, A, A, A	4.2 miles, 8 minutes
North Naples Middle	Middle	16165 Learning Lane, Naples 34110	A, A, A, A, A	Not printed
Aubrey Rogers High	High	15100 Patriot Place, Naples 34110	None listed, none listed, A, A, A	Not printed

Source: the district's 2025-2026 School and District Grades table, as carried from a read of October 27, 2026, and the district address lookup of September 23, 2026 (carried). Collier's district grade was an A for the ninth consecutive year, sixth among Florida's 67 districts. A grade describes the school and says nothing about an address. We print no mileage to North Naples Middle or Aubrey Rogers High, because the public router sends both the long way round and cannot be trusted for either.

Do not copy a neighbor's school zone

Zoning differs street by street. A different Naples community sampled in earlier research returned the same elementary and high school but Pine Ridge Middle in place of North Naples Middle. Marketing listings sometimes name schools by hand, and a listing that says "Veterans Memorial Elementary" or "Gulf Coast High" is wrong for these addresses. Test the exact address instead of relying on the community name.

Hospitals and emergency care

NCH North Naples Hospital is the closest hospital with an emergency department that we measured, and the table classes each facility by type. An ER does not equal a trauma center, and the Florida Department of Health's July 2026 trauma list shows no Collier County trauma center; its Southwest Florida entry is Gulf Coast Medical Center, a Level II center in Lee County. Call 911 in an emergency.

Facility	Type	Road miles	Free-flow minutes
NCH North Naples Hospital, 11190 Health Park Boulevard	Adult, pediatric and obstetric emergency departments, per NCH's provider directory	4.8	9
Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Road	Listed as a hospital location; the page we read does not state emergency hours	13.6	19
Lee Health Coconut Point emergency department, 23450 Via Coconut Point, Estero	Listed on Lee Health's emergency page, per a search excerpt; Lee Health's site refused our request on October 30, 2026, so we print no hours	5.9	10
NCH Medical Group Immediate Care, 801 Vanderbilt Beach Road	Immediate care, which NCH describes as an alternative to the emergency room; distance routed to the library on the same block	about 5.3	about 9

Table sources: NCH's provider directory, read October 30, 2026, Physicians Regional's hospitals page, the Florida Department of Health trauma list (carried) and OSRM routing from October 30, 2026. NCH describes a comprehensive stroke center at its Baker hospital and a primary stroke center at all of its sites; we do not rank hospitals.

Fire, rescue and utilities

The North Collier Fire Control and Rescue District serves Sterling Oaks and levies 1.0000 mill on the 2026 roll for all 800 parcels. The district's Station 43, at 16325 Vanderbilt Drive in Bonita Springs, south of Bonita Beach Road, is 2.6 road miles and 5 minutes from the gate in free-flow routing (carried from earlier research, and today's routing agrees). Which station answers a call at a given address is a dispatch decision that the public web does not state, so we make no response-time claim. Collier County Emergency Medical Services runs 25 stations, according to the county's EMS page, and the Collier County Sheriff's Office District One is at 776 Vanderbilt Beach Road, 5.8 road miles and 10 minutes away (carried).

A county service-area check in September 2026, carried from earlier research, placed Sterling Oaks in the Collier County Water-Sewer District for water and sewer, with Florida Power and Light for electricity; that electric layer is coarse, so confirm the territory for an address. Solid waste falls in Collier County's Solid and Hazardous Waste Collection District 1, and the association schedules pickups, so ask it for the days. The community irrigates from its lakes with standby wells under South Florida Water Management District permit 11-01212-W, and bulk cable and internet come through the master association. No gas main at the street is confirmed.

Shopping, beaches and everyday errands

The rows below run nearest first and cover places buyers ask about. Each is a free-flow estimate from the gate, and season traffic runs slower. Store points come from OpenStreetMap, not from the stores' own locators.

Destination	Road miles	Minutes
Publix, 3304 Bonita Beach Road, Bonita Springs (the nearest, across the county line)	1.5	3
Station 43 of the North Collier Fire Control and Rescue District, 16325 Vanderbilt Drive	2.6	5
Publix, 26841 South Tamiami Trail, Bonita Springs	2.8	6
Publix, 11200 Tamiami Trail North, Naples	3.5	6
Barefoot Beach access, Bonita Beach side	3.6	7
Bonita Beach Park, 27954 Hickory Boulevard, Bonita Springs	3.8	7
Trader Joe's, 10600 Tamiami Trail North	3.9	7
Naples Park Elementary	4.2	8
I-75 Exit 116 (Bonita Beach Road) on-ramp	4.7	8
NCH North Naples Hospital	4.8	9
Whole Foods Market, 9101 Strada Place (Mercato)	4.9	8
Mercato, Strada Place	5.5	10
Delnor-Wiggins Pass State Park	5.7	12
Barefoot Beach Preserve	5.8	18
Vanderbilt Beach	6.4	11
Coconut Point, Estero	6.7	12
I-75 Exit 111 (Immokalee Road), at the Immokalee Road and Strand Boulevard corner	about 7.1	13
Waterside Shops	7.7	13
Fifth Avenue South	12.7	22
Naples Airport (APF)	13.6	24
Southwest Florida International Airport (RSW)	23.4	32

Routing source: OSRM public server, car profile, queried October 30, 2026. Destinations are OpenStreetMap coordinates rather than parking-lot doors, and the Exit 111 ramps lie about a quarter mile east of the point shown. An earlier September 2026 route to RSW measured 20.2 miles and 27 minutes by a different exit, so treat the airport figure as a range of about 20 to 23 miles. A Lee County notice, as quoted in a search excerpt, says Bonita Beach Park parking and amenities close from September 8, 2026 for Hurricane Ian repairs, with pedestrians using Access #1, so check before you go; beach fees and closures change quickly. A new Publix at Gateway Shoppes at North Bay, at US 41 and Wiggins Pass Road, was reported on June 19, 2026 as targeted for mid-2027, and it is not open.

Roads and civic projects

FDOT's page for project 451272-1, resurfacing US 41 from the Lee County line to north of Old US 41 (1.195 miles, the Sterling Oaks Boulevard frontage), says the project has been completed, at a construction cost of $3.2 million, on a page dated July 7, 2026. The next stretch south, project 441512-1 from north of Old US 41 to south of Gulf Park Drive (4.707 miles of resurfacing), shows a letting of February 24, 2027 and $22.6 million of construction, carried from FDOT's page dated January 20, 2026.

A study of US 41 at Bonita Beach Road (project 444321-1, in Lee County) is complete: FDOT accepted its location and design concept on July 25, 2025, recommending a partial displaced left turn, a new northeast-quadrant road to Arroyal Road and a 12-foot shared-use path, and says the work "will now proceed" to design. The page prints no construction date, and the intersection lies about 1.2 miles north of the gate on US 41.

FDOT's Old 41 (CR 887) study (projects 435110-1 and 435347-1, 2.73 miles in Bonita Springs) held a public hearing on November 20, 2025, on a page dated July 20, 2026. It says improvements may include widening to as many as four lanes and signals at Via Palacio Avenue and at Mediterra Drive, and it gives an estimated construction cost of $83 million, which is the study's estimate and not a funded budget. No construction schedule is printed.

FDOT traffic counts, carried from earlier research, put US 41 at the Sterling Oaks Boulevard frontage at 41,500 vehicles a day in 2025 and US 41 just north in Lee County at 34,000 in 2025, with Bonita Beach Road at 27,000 and US 41 a mile and a half south at 62,000. Veterans Memorial Boulevard first appears in the counts in 2025, at 7,700 vehicles a day.

The Lee County line

Sterling Oaks' north property line is the Collier and Lee county line. Earlier research measured the main gate 295.8 meters (0.184 mile) south of the line, and every one of the 800 parcels lies in Collier County. Across the back fence is Bonita Springs, in Lee County, whose city is covered by our Bonita Springs guide. Buyers feel the line in three ways: Collier County taxes at 9.3696 mills, Collier schools and the North Collier fire district apply, while the nearest Publix, the Bonita Beach Road shopping and the nearest public beach are across the line. The community's mailing city is Naples, ZIP 34110.

What is the market doing in North Naples around Sterling Oaks?

Sterling Oaks sits in NABOR's North Naples area, where condominiums closed 75 sales at a $410,000 median in September 2026, with 5.1 months of supply against 7.7 a year earlier. Those are area figures, not Sterling Oaks figures; Sterling Oaks' own record is in the sales section above. Data updated: October 2026.

What NABOR reported for North Naples in September 2026

NABOR released its September 2026 statistics on October 23, 2026, with data current to October 10, 2026, and builds them from the Southwest Florida MLS. NABOR files ZIP 34110 in its North Naples area, which is ZIP codes 34109, 34110 and 34119. Each figure keeps its NABOR area name, and none describes Sterling Oaks alone.

NABOR North Naples (34109, 34110, 34119), condominiums	Sep 2026	Sep 2025	Change
Closed sales	75	72	Up 4.2 percent
Median closed price	$410,000	$430,000	Down 4.7 percent
Days to sale	89	110	Down 19.1 percent
Percent of list price received	94.9	94.1	Up 0.8 point
New listings	116	137	Down 15.3 percent
For sale	489	630	Down 22.4 percent
Months of supply	5.1	7.7	Down 33.8 percent

North Naples single-family homes (NABOR)	Sep 2026	Sep 2025	Change
Closed sales	74	86	Down 14.0 percent
Median closed price	$932,500	$912,500	Up 2.2 percent
Days to sale	80	85	Down 5.9 percent
Percent of list price received	94.7	94.3	Up 0.4 point
New listings	98	102	Down 3.9 percent
For sale	339	429	Down 21.0 percent
Months of supply	3.9	5.7	Down 31.6 percent

Source: NABOR September 2026 Statistics (Southwest Florida MLS data), North Naples Local Market Update, PDF pages 16 and 20, carried from our reads of other North Naples communities. Our own arithmetic on NABOR's rounded September 2026 and September 2025 inputs fills the change column. Year to date through September, North Naples condominiums closed 922 sales (up 17.2 percent from 787) at a $430,000 median ($450,000 a year earlier, down 4.4 percent) with 104 days to sale (91), and single-family homes closed 821 sales (up 16.1 percent from 707) at a $1,025,000 median ($970,000, up 5.7 percent).

ZIP 34110 and the wider Naples market

NABOR reports ZIP 34110 for all property types combined, and the ZIP also holds The Strand, Wiggins Bay, Bay Forest, Arbor Trace, Imperial Golf Estates and every other community with that ZIP. A ZIP median is not a Sterling Oaks price.

NABOR area, September 2026 (year-earlier month in brackets)	Sales	Median closed price	Days	For sale
ZIP 34110	36 (48)	$837,500 ($593,750, up 41.1 percent)	112 (126)	327 (386, down 15.3 percent)
ZIP 34109	38 (40)	$567,500 ($597,500, down 5.0 percent)	80 (97)	215 (250, down 14.0 percent)
ZIP 34119	75 (70)	$670,000 ($740,000, down 9.5 percent)	73 (77)	286 (423, down 32.4 percent)
North Naples (34109, 34110, 34119), all homes	149 (158)	$665,000 ($673,500, down 1.3 percent)	84 (97)	828 (1,059, down 21.8 percent)
Naples overall (Collier County less Marco Island)	623 (608)	$575,000, up 4.5 percent from $550,000	99 (107)	4,240 (5,128, down 17.3 percent)
Naples condominiums only	291 (284)	$400,000, down 2.4 percent from $410,000	102 (115)	2,168 (2,641, down 17.9 percent)

Sourced from NABOR's September 2026 statistics, PDF pages 16 and 20. The first five rows are all property types, and the condominium row is from the report's Naples overall condominium table; compare days within a row only. Naples condominiums stood at 5.8 months of supply, against 8.5 a year earlier. The ZIP 34110 median moved sharply on 36 sales, so read it as a month of a mixed ZIP and not as a trend.

Statewide condominium context

Statewide, Florida Realtors counted 7,179 townhouse and condominium sales in September 2026, against 7,187 a year earlier (down 0.1 percent), and the median price of $293,500 was 1.8 percent below the prior $299,000. At the median, sellers got 93.3 percent of original list price; inventory stood at 60,367 homes, 9.0 percent fewer than a year before, which is 7.7 months of supply against 9.1. Single-family homes statewide had 4.4 months of supply in the third quarter, against 5.1 a year earlier, at a $420,000 median, which leaves condominiums the softer segment. None of these is a Sterling Oaks figure.

Mortgage rates and the monthly payment

Freddie Mac's October 29, 2026 release shows the benchmark 30-year fixed rate at 7.24 percent, down from 7.32 the previous week and up from 6.17 a year earlier. The rate is a national average for borrowers putting 20 percent down with strong credit; it is not a quote. The table runs principal and interest on a 30-year mortgage with 20 percent down, at this rate and at last year's, using Sterling Oaks' recorded medians and its lowest condominium sale.

Example price	Loan, 80 percent of price	P&I at 7.24 percent	P&I at 6.17 percent	Gap
$270,000 (lowest T12 condominium sale)	$216,000	$1,472	$1,319	$153
$316,000 (condominium T12 median, 11 sales)	$252,800	$1,723	$1,543	$180
$483,750 (all-sales T12 median, 26 sales)	$387,000	$2,637	$2,363	$274
$539,900 (single-family T12 median, 15 sales)	$431,920	$2,944	$2,637	$307

Example only, not a quote: taxes, insurance, flood cover, the master assessment and any condominium association fee are extra, and neither fee is published. Principal and interest equal the loan times r over one minus (1 plus r) raised to minus 360, where r is the annual rate over 12; the gap column subtracts the rounded payments shown. Lenders review the condominium project as well as the buyer: Florida Realtors reported on May 12, 2026 that Fannie Mae's replacement reserve expectation rises from 10 percent to 15 percent of annual budgeted income in January 2027, and the Selling Guide's Full Review page, read October 30, 2026, still shows 10 percent, so ask the lender which test applies on your application date.

How these figures sit beside Sterling Oaks' own record

Only the county record counts Sterling Oaks sales by themselves. Across the 12 months ending October 2, 2026, the county logged 26 qualified Sterling Oaks sales at a $483,750 median (the midpoint of the two middle sales), from $270,000 to $700,000. The prior 12 months recorded 48 sales at a $473,500 median, and the 24 months recorded 74 sales at $475,000. By product, the 12-month medians were $316,000 for 11 condominiums and $539,900 for 15 single-family homes. NABOR's number spans one month and three ZIP codes, the county's spans twelve months and one community, and so a NABOR median is never set beside a county median in one sentence.

The Southwest Florida MLS, as pulled September 23, 2026, showed a separate view: 27 closings from September 24, 2025 to September 23, 2026 at a $485,000 median, 56 median days on market and 97.26 percent of final list price, against 52 closings in the prior year. Its windows differ from the county's, and the two layers are never blended into one number.

Timing of the figures on this page

County sales run through October 2, 2026, with the newest Sterling Oaks sale in the county index recorded August 25, 2026, and the 2026 certified roll is dated October 27, 2026. NABOR's report covers September 2026 (data current to October 10, 2026), Florida Realtors released its September data on October 16, 2026, and Freddie Mac's rate is dated October 29, 2026. The MLS layer is the September 23, 2026 pull; club pages, listing fields and drive times were read October 30, 2026; the school lookup is dated September 23, 2026; the flood and evacuation readings date to September 2026; and the county milestone list is dated January 2026. The windows differ, so no sentence here blends them.

Frequently Asked Questions about Sterling Oaks homes for sale

Sterling Oaks homes for sale in Naples, ZIP 34110, are 736 homes in a gated community with no golf course: 432 single-family homes and 304 condominium units in 39 buildings and 13 condominium associations. Buyers ask the following most often, and each answer draws on county, state, club and district records. Data updated: October 2026.

How many homes are in Sterling Oaks Naples?

Sterling Oaks has 736 homes: 432 single-family homes, including the Wildcat Cove villas, and 304 condominium units in 39 buildings and 13 condominium associations. The county roll holds 800 parcels under the community's names because it also counts roads, lakes, preserve and common land, and the planned development approved a maximum of 738 units.

What do Sterling Oaks homes sell for?

Collier County recorded 26 qualified Sterling Oaks sales across the 12 months ending October 2, 2026, at a $483,750 median from $270,000 to $700,000. Fifteen were single-family homes at a $539,900 median and 11 were condominiums at $316,000. The median of 26 is the midpoint of the two middle sales.

What do Sterling Oaks condos sell for?

Eleven condominium sales were recorded across the 12 months ending October 2, 2026, at a $316,000 median from $270,000 to $422,000. Sweetwater Bay's 8 sales had a $297,500 median, and Eagle Cove's 3 sales ran from $363,000 to $422,000. The Southwest Florida MLS, as pulled September 23, 2026, also showed 11 condominium closings at $316,000.

What is the least expensive way to buy into Sterling Oaks?

Sweetwater Bay's condominiums are the lowest recorded entry. Its 8 sales across the 12 months ending October 2, 2026 ran from $270,000 to $368,500 at a $297,500 median, in homes of 1,054 to 1,381 square feet of county living area. No house in that window sold for less than $467,500.

Does Sterling Oaks have a golf course?

No. The club's amenity pages list tennis, pickleball, bocce, a pool, fitness, dining and nature preserves, and none mentions golf or a marina. The 1992 planned development approved a tennis, pool and clubhouse recreation tract and no golf course. The club describes itself as a racquets community, and its community map shows twelve tennis courts.

What are the HOA fees in Sterling Oaks?

The club bills a master assessment monthly, the board sets it each year and no public document states it, so the estoppel certificate supplies it at contract. Each condominium association also sets a fee that is not published. The published one-time charges are a $6,500 or $6,000 capital contribution and a $300 administrative fee.

What is the Sterling Oaks capital contribution?

The club's Sales Packet, updated October 2024, lists a non-refundable $6,500 capital contribution for a single-family home and $6,000 for a condominium or coach home, plus a $300 administrative fee, and $750 for an in-community move or a transfer to a spouse. The board sets the amount and can change it, so confirm it at contract.

Is club membership required in Sterling Oaks?

Master association membership comes with ownership. The club's tennis, Clubhouse and Social memberships are separate, optional and open to non-residents, and the club does not post their prices. Tennis is not part of the Social membership or of a renter's transfer fee. Call the club office at 239-566-1575 for current dues.

Does Sterling Oaks have a CDD?

No. The 2026 Collier tax roll shows ten levy lines on every Sterling Oaks parcel (county, school, North Collier Fire, mosquito control and two water districts) and no community development district. The 432 single-family parcels add a flat $269.77 non-ad valorem charge that the roll does not name, and the 304 condominium units carry none.

What are property taxes in Sterling Oaks?

The 2026 total millage on every Sterling Oaks parcel is 9.3696 mills, down from 9.5058 in 2025. At the $316,000 condominium median the illustrated bill is $2,960.79, or $2,588.62 homesteaded. A $539,900 house adds the flat $269.77 and comes to $5,328.42, or $4,956.24 homesteaded. These are illustrations, not bills.

Is Sterling Oaks gated?

Yes. The club describes Sterling Oaks as a gated community with a gatehouse, and the entrance is Sterling Oaks Boulevard off US 41. Owners get vehicle barcodes and a six-name permanent guest list. The club does not publish gate staffing or hours, so ask the club office how guests and deliveries are handled.

Is Sterling Oaks a 55+ community?

We found no recorded age restriction for Sterling Oaks in the public record we read, and the master documents carry none. Any rule would sit in the recorded declarations, including each condominium association's, so obtain them with the estoppel certificate and have them reviewed before you offer. Do not rely on a listing's wording.

Do Sterling Oaks condos need milestone inspections?

None of Sterling Oaks' 39 condominium buildings appears on Collier County's January 2026 milestone list, which covers buildings of three habitable stories or more. Florida's milestone inspection and structural integrity reserve study laws reach only those taller buildings. Ask each association in writing for its milestone and SIRS status.

Is Sterling Oaks in a flood zone?

It depends on the home. On FEMA's map effective February 8, 2024, our September 2026 parcel reading puts 433 of 735 Sterling Oaks homes (58.9 percent) in Zone AH or AE and 302 in Zone X, and the mix varies by neighborhood. Check the address and ask the lender for its flood determination.

What evacuation zone is Sterling Oaks?

Collier County's evacuation layer places the community in Evacuation Zone C, with the Zone A line running along US 41 at the western boundary, as carried from our September 2026 reading. A lettered evacuation zone is separate from a flood zone, so confirm your zone each season on the county's lookup before a storm.

Can you rent out a Sterling Oaks home?

Yes, within the rules. Leases run 30 days to one year, a home may be leased up to three times a calendar year, and the owner delivers the lease and application at least 20 days before it starts, with a $500 Rental Transfer Fee. Condominium and coach-home leases need the sub-association's approval too, and tenants do not get tennis.

How long must a Sterling Oaks lease be?

At least 30 days and no more than one year, with no more than three leases in a calendar year, per the 2026 Declaration (section 14.6). The lease must cover the entire home, and advertising a stay shorter than 30 days is prohibited. A condominium association adds its own approval step.

Are pets allowed in Sterling Oaks?

Owners may keep no more than two dogs, or two cats, or one of each, per dwelling, and pit bulls are not permitted, per the 2026 Declaration (section 14.7) and the Rules and Regulations. Renters are not allowed pets during a lease, and pets are barred from club facilities except service animals.

Who developed Sterling Oaks?

The recorded declarants were Sterling Oaks Joint Venture (1994), Community Development Corporation of Sterling Oaks (from 2000) and Sterling Oaks Naples Limited Partnership (from 2002). The 1992 zoning petition came from a different firm, Community Development Corporation of Southwest Florida. Centex Homes is the only outside builder named in the recorded chain, at Heron Lake in 1997.

When was Sterling Oaks built?

Collier County approved the planned development on October 20, 1992, and the Declaration was recorded in 1994. The county roll dates the condominium buildings from 1995 (Sweetwater Bay I) to 2006 (Sweetwater Bay IX), the last residential construction, and the county's own buildout estimate was 2007. County year-built fields on some houses show rebuilds.

What ZIP code is Sterling Oaks?

Sterling Oaks is ZIP code 34110, in unincorporated Collier County, with the club office at 822 Sterling Oaks Boulevard. The community's north line is the Collier and Lee county line, and Spanish Wells to the north is in Bonita Springs, Lee County. All 800 county parcels carry ZIP 34110.

What schools serve Sterling Oaks?

As of September 23, 2026, nine sampled Sterling Oaks addresses on eight streets were zoned for 2026-27 to Naples Park Elementary, North Naples Middle and Aubrey Rogers High. The first two show an A for every year from SY22 to SY26, and Aubrey Rogers shows an A for SY24 to SY26. Confirm any address with Collier County Public Schools.

How far is Sterling Oaks from the beach?

From the Sterling Oaks Boulevard gate, free-flow routing gives Bonita Beach Park 3.8 road miles and 7 minutes, Delnor-Wiggins Pass State Park 5.7 miles and 12 minutes and Vanderbilt Beach 6.4 miles and 11 minutes. A Lee County notice reports Bonita Beach Park parking closed from September 8, 2026 for repairs, so check each park before you go.

How far is Sterling Oaks from I-75?

From the Sterling Oaks Boulevard gate, I-75 Exit 116 at Bonita Beach Road is about 4.7 road miles and 8 minutes, and Exit 111 at Immokalee Road is about 7.1 miles and 13 minutes, in free-flow routing. The Exit 111 figure reaches the Immokalee Road and Strand Boulevard corner, and the ramps lie about a quarter mile further.

What is the nearest hospital to Sterling Oaks?

NCH North Naples Hospital, 11190 Health Park Boulevard, is about 4.8 road miles and 9 minutes from the gate in free-flow routing, and NCH's directory lists adult, pediatric and obstetric emergency departments. A hospital emergency room is not a trauma center, and the state's July 2026 list shows none in Collier County. Call 911 in an emergency.

How many tennis courts does Sterling Oaks have?

The club's text pages give no court count, but its community map shows twelve clay courts, and the tennis page describes lighted courts in the Oaks Annual tier and more than 300 tennis members. We print no lighted-court count because the club publishes none. Five hard pickleball courts and two bocce courts sit beside the tennis complex.

Is Sterling Oaks in Naples or Bonita Springs?

Sterling Oaks is in North Naples, ZIP 34110, in unincorporated Collier County, and all 800 of its county parcels are in Collier County. Its north property line is the Collier and Lee county line, and the Bonita Springs community of Spanish Wells lies directly north. The nearest Publix and the nearest public beach are across that line.

Sterling Oaks vs Island Walk: which costs less to join?

On the published numbers Island Walk costs less to join: a $1,500 capital contribution and a $150 application, against Sterling Oaks' $6,500 house or $6,000 condominium contribution plus $300. Island Walk's about $6,566 a year is our arithmetic from its 2026 budget, and Sterling Oaks' monthly assessment is unpublished, so ongoing cost cannot be compared yet.

Are there single-family homes in Sterling Oaks?

Yes, 432, including the Wildcat Cove villas, spread across seven neighborhoods: Wildcat Cove, Sanctuary Pointe, Manatee Bay, Deer Creek, The Preserve, Tavernier and Willow Bend. Fifteen sold in the 12 months ending October 2, 2026, at a $539,900 median from $467,500 to $700,000, and 47 sold over 24 months at a $540,000 median.

How do I see Sterling Oaks homes for sale?

The live search for all Sterling Oaks homes and condos for sale follows the MLS development name Sterling Oaks; weigh each asking price against what the same product sold for above. Call 239-441-2816 and Domain Realty Group will order the estoppel certificates for you.

Talk to a Domain Realty Group Sterling Oaks specialist

Domain Realty Group is the #1 team in Southwest Florida since 2012 and shows Sterling Oaks condominiums, coach homes, villas and houses and advises sellers on pricing from our Galleria Court office, using the 26 qualified Sterling Oaks sales we tracked in the county record for the 12 months to October 2, 2026. Call 239-441-2816. Data updated: October 2026.

Ready to see Sterling Oaks condominiums, villas and homes?

Start with your price range, the neighborhoods that fit (Sweetwater Bay, Eagle Cove, Heron Lake, Wildcat Cove, Sanctuary Pointe, Manatee Bay, Deer Creek, The Preserve, Tavernier or Willow Bend) and whatever must be settled before an offer, such as the flood zone by address, the milestone status by building, the master assessment or a condominium association's fee; a Domain Realty Group agent (the #1 team in Southwest Florida since 2012) then pulls the recorded sales for that product, orders the estoppel certificates and reads each budget's reserve line before you tour. Jesse and Marc's full guide to the club and the neighborhoods is the McGreevy and Comisar Sterling Oaks guide. Contact us, or call 239-441-2816 to speak with our agents.

These searches follow the MLS development name Sterling Oaks; a listing's subdivision or condominium field names its neighborhood. For the newest listings, open the Sterling Oaks homes listed in the last 30 days search, or browse current listings.

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

Thinking of selling a Sterling Oaks home?

Domain Realty Group is the #1 team in Southwest Florida since 2012 and prices a home from the recorded sales of its own product, not from a community average that mixes condominiums selling from $270,000 with houses selling up to $700,000. Of Sterling Oaks' 26 sales across the 12 months ending October 2, 2026, 8 were in Sweetwater Bay, 3 in Eagle Cove, 5 on the Sterling Oaks plat, 5 on Phase 4, 1 on Phase 2A, 1 on Phase 2B and 3 in Wildcat Cove. Our home valuation page offers a free valuation, and you can also use the contact page or call 239-441-2816.

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About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team based at 9180 Galleria Ct #200 in Naples, with offices in Bonita Springs and Fort Myers, working Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. We tracked the county record of 74 qualified Sterling Oaks sales over 24 months, and read the county, school district, state, insurer and lender documents, to build this page.

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

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

Sources

Every Sterling Oaks figure on this page traces to a source below. County figures come from the Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, with the county window ending October 2, 2026 and the newest Sterling Oaks sale in the county index recorded August 25, 2026. Web sources were read October 30, 2026 unless dated, and entries marked carried come from an earlier vault read.

Distances come from public routing services named in plain text. Listing portals, brokerage pages, data aggregators and the property appraiser's and clerk's websites are not cited or linked, by policy. Listing fields are cited as Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026. Fees on this page are labelled by the club or association document they came from and its period.

Sterling Oaks figures: county records, taxes and Florida law

1. Collier County Property Appraiser public data files, 2026 certified roll and recorded sales: 800 Sterling Oaks parcels in 24 recorded names, legal descriptions and qualified recorded sales, newest county sale in the index October 2, 2026, loaded October 30, 2026
2. Collier County Property Appraiser public data files, 2026 certified roll dated October 27, 2026: millage area 143, 9.3696 mills (2026) and 9.5058 mills (2025), the $269.77 non-ad valorem charge, exemptions and median bills by product, computed by script October 30, 2026
3. Collier County qualified recorded sales (improved, over $1,000) for the 800 Sterling Oaks parcels, 12 months, prior 12 months and 24 months to October 2, 2026, annual medians 2016 to 2026 and condominium price per square foot of county living area, computed by script October 30, 2026
4. Collier County qualified recorded sales for the corrected peer parcel sets (Island Walk 1,953, Village Walk 888, The Strand 1,145, Wiggins Bay low-rise 341, Imperial Golf Estates HOA 655, Arbor Trace 206, Bay Forest 640, Longshore Lake 606, Indigo Lakes 462, Heritage Greens 536 and Huntington Lakes 648 parcels), computed by script October 30, 2026
5. Southwest Florida MLS, as pulled September 23, 2026: closed sales, days on market, sale-to-list and active listings for the development Sterling Oaks (carried from the vault's Matrix pull)
6. Southwest Florida MLS listing fields as displayed publicly, read October 30, 2026 (development and sub-condominium names); the MLS and the sites that display it are not linked by policy
7. Florida Department of Revenue, property tax data portal
8. Florida Administrative Code 12D-8.008, real property use code definitions
9. Florida Department of Revenue, 2025 Collier taxing authority code descriptions (PDF, carried)
10. Florida DBPR, condominium and cooperative extract (Condo_CW.csv), 13 Sterling Oaks condominiums and 304 units (copy saved October 28, 2026)
11. Florida DBPR, estoppel certificate fees and condominium transfer fee cap (PDF, local copy read October 30, 2026)
12. Florida Statutes 718.112, bylaws, reserves and structural integrity reserve studies (text read October 30, 2026)
13. Florida Statutes 718.503, resale disclosure for condominium units (text read October 30, 2026)
14. Florida Statutes 718.116, assessments and estoppel certificates (text read October 30, 2026)
15. Florida Statutes 718.110, amendments to the declaration, including rental amendments (text read October 30, 2026)
16. Florida Statutes 720.30851, estoppel certificates for homeowners' associations (text read October 30, 2026)
17. Florida Statutes 720.3085, assessments and liens for homeowners' associations (carried)
18. Florida Statutes 553.899, milestone inspections (text read October 30, 2026)
19. Florida Statutes 193.155, homestead assessments and Save Our Homes (text read October 30, 2026)
20. Florida Statutes 718.111, association records and insurance (carried)
21. Florida Senate, CS/CS/HB 913 (2025), Chapter 2025-175, approved June 23, 2025 (bill page, read October 30, 2026)
22. Collier County, milestone buildings by year, as of January 2026 (PDF, local copy saved October 30, 2026)
23. Florida Division of Corporations (Sunbiz), Sterling Oaks Community Association and Club, Inc., document N93000004045, and the Sweetwater Bay, Eagle Cove and Heron Lake association records, read September 2026 (carried); Sunbiz is named in plain text
24. Collier County, PUD master list, June 11, 2026 (PDF, Sterling Oaks PUD, closed out, 738 units; carried)
25. Collier County Board of County Commissioners, Ordinance 81-80 (1981), 84-73 (1984), 92-79 (October 20, 1992), 93-6 (January 12, 1993) and 98-27 (April 14, 1998), carried from earlier research; the county's ordinance records are named in plain text
26. Collier County planning, zoning and conservation records for the 120.24 acres of recorded conservation easement and the 1994 plat dedication (Plat Book 23, Pages 5 to 20), carried from earlier research; the county's map services are named in plain text
27. Collier County service-area and solid-waste layers, and South Florida Water Management District Water Use Permit 11-01212-W "Sterling Oaks" (September 2026, carried); the county's map services are named in plain text

The club, the developer and the peer communities

1. The Club at Sterling Oaks, home page (read October 30, 2026)
2. The Club at Sterling Oaks, real estate page: rentals, rules and documents (read October 30, 2026)
3. The Club at Sterling Oaks, amenities index (read October 30, 2026)
4. The Club at Sterling Oaks, tennis page (read October 30, 2026)
5. The Club at Sterling Oaks, membership page (read October 30, 2026)
6. The Club at Sterling Oaks, pool page (read October 30, 2026)
7. The Club at Sterling Oaks, fitness page (read October 30, 2026)
8. The Club at Sterling Oaks, bocce page (read October 30, 2026)
9. The Club at Sterling Oaks, pickleball page (read October 30, 2026)
10. The Club at Sterling Oaks, social and dining page (read October 30, 2026)
11. The Club at Sterling Oaks, nature preserves page (read October 30, 2026)
12. The Club at Sterling Oaks, about us (carried)
13. The Club at Sterling Oaks, Sales Packet, updated October 2024 (PDF, read October 30, 2026)
14. The Club at Sterling Oaks, Amended and Restated Declaration, 2026, recorded in Official Records Book 6595, Page 1950 (PDF, read October 30, 2026)
15. The Club at Sterling Oaks, Rules and Regulations, revised May 20, 2026 (PDF, read October 30, 2026)
16. The Club at Sterling Oaks, community map (PDF, carried)
17. The Club at Sterling Oaks, master and sub-association responsibilities sheet (PDF, read October 30, 2026)
18. The Club at Sterling Oaks, estoppel request page (read October 30, 2026)
19. The Club at Sterling Oaks, online rental process form (read October 30, 2026)
20. Island Walk association, amenities page (read October 30, 2026)
21. Island Walk association, governing documents and budget page (carried)
22. Island Walk association, assessments page (carried)
23. Island Walk association, gate and access page (carried)
24. Island Walk association, home page (carried)
25. Village Walk of Naples, about us (carried)
26. Village Walk of Naples, Welcome Packet revised August 5, 2026, with dues effective July 1, 2026 (carried from our earlier read; the packet's hosting site is not linked)
27. The Strand homeowners' association, forms page (read October 30, 2026)
28. The Strand master association (carried)
29. The Club at The Strand (carried)
30. The Club at The Strand, 2026 membership brochure (carried; the hosting site is not linked)
31. Longshore Lake Foundation, realtor documents: 2026 dues, capital contribution and transfer fee (read October 30, 2026)
32. Longshore Lake Foundation, directions and gate (carried)
33. Longshore Lake Foundation, 2024 amended and restated governing documents (PDF, carried)
34. Longshore Lake Foundation, approved 2026 budget (PDF, carried)
35. Bay Forest homeowners' association, home page (read October 30, 2026)
36. Bay Forest homeowners' association, recorded amendment to Exhibit B, number of units (PDF, carried)
37. Imperial Golf Estates homeowners' association, about us (read October 30, 2026)
38. Imperial Golf Estates homeowners' association, 2026 financial webpak (PDF, carried)
39. Imperial Golf Estates homeowners' association, sales application (PDF, carried)
40. Imperial Golf Club, membership page (carried)
41. Huntington Lakes, community website (carried)
42. Huntington Lakes, amenities page (carried)
43. Arbor Trace, FAQ page (read October 30, 2026)
44. Wiggins Bay Foundation, home page (read October 30, 2026)
45. Heritage Greens master association, about page (read October 30, 2026)
46. Indigo Lakes Master Association, recorded claim of lien dated July 28, 2026, and resale contribution terms (carried from our earlier read; the Collier County Official Records are named in plain text)
47. Google search autocomplete suggestions for "sterling oaks," queried October 30, 2026 (named in plain text, not linked)

Flood, wind and insurance

1. FEMA National Flood Hazard Layer, panels 12021C0183J and 12021C0191J effective February 8, 2024, joined to the 800 Sterling Oaks parcels in September 2026 (carried); FEMA's map services are named in plain text
2. FEMA National Flood Hazard Layer, letters of map amendment at Sterling Oaks: 28 cases, 26 structure removed and 2 denied, including 26-04-3596A, 26-04-4295A and 26-04-4563A (carried); FEMA's map services are named in plain text
3. FEMA, LOMA and LOMR-F (carried)
4. FEMA, Community Status Book, Collier County, community 120067 (carried)
5. Collier County, proposed flood insurance rate map reflects changes to local flood risk, August 2026 (carried)
6. Collier County, 2026 flood protection newsletter (PDF), Community Rating System Class 5 (carried)
7. Collier County, floodplain management (carried)
8. Collier County hurricane evacuation zone layer, Sterling Oaks Evacuation Zone C (carried from September 2026); the county's map service is named in plain text
9. Collier County Florida Building Code wind-load layer, 161 mph ultimate design wind speed, Risk Category II (carried); the county's map service is named in plain text
10. U.S. Geological Survey 3DEP bare-earth elevation of the 735 Sterling Oaks homes, data through August 24, 2026 (carried); the elevation service is named in plain text
11. Citizens Property Insurance, 2026 approved rate changes by county (PDF), HO-6, HW-6 and HO-3 Collier averages effective July 1, 2026 (carried)
12. Citizens Property Insurance, 2026 multiperil rates to drop statewide, March 4, 2026 (carried)
13. Citizens Property Insurance, flood insurance requirements (carried)
14. Citizens Property Insurance, inspection requirements: four-point and roof age (carried)
15. Florida Statutes 627.7011, roof age and insurer inspection (carried)
16. Florida Statutes 689.302, flood disclosure in residential sales (carried)
17. Florida Building Commission, Florida Building Code effective dates (PDF, carried)
18. Florida Office of Insurance Regulation, wind mitigation resources and uniform mitigation verification form OIR-B1-1802 (carried)
19. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (PDF, carried)
20. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF, carried)
21. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (PDF, carried)
22. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF, carried)

Market, rates and condominium lending

1. Naples Area Board of Realtors, September 2026 statistics, North Naples, ZIP and Naples overall pages 16 and 20 (data current to October 10, 2026; released October 23, 2026)
2. Florida Realtors, September 2026 townhouses and condos summary (PDF), released October 16, 2026
3. Florida Realtors, Florida housing market holds steady in September, October 16, 2026
4. Florida Realtors, Florida homes reach contract faster, third quarter 2026 single-family (carried)
5. Florida Realtors, condo financing rules change in 2026, May 12, 2026 (read October 30, 2026)
6. Fannie Mae Selling Guide, B4-2.2-01 full review process, topic dated August 5, 2026 (read October 30, 2026)
7. Freddie Mac, Primary Mortgage Market Survey, release of October 29, 2026

Schools, healthcare, roads and getting around

1. Collier County Public Schools, 2025-2026 school and district grades (PDF, carried from a read of October 27, 2026)
2. Collier County Public Schools, school district grades page (carried)
3. Collier County Public Schools, attendance boundaries 2026-2027 (carried)
4. Collier County Public Schools, schools directory (carried)
5. Collier County Public Schools address zone lookup, nine Sterling Oaks addresses on eight streets, read September 23, 2026 (carried); the district's lookup tool is named in plain text
6. NCH Healthcare System, Naples locations (read October 30, 2026)
7. NCH Healthcare System, emergency department at North Naples Hospital (read October 30, 2026)
8. NCH Healthcare System, immediate care services (read October 30, 2026)
9. NCH Healthcare System, emergency services (carried)
10. NCH Medical Group Immediate Care, Vanderbilt (read October 30, 2026)
11. Physicians Regional Healthcare System, hospital locations (read October 30, 2026)
12. Florida Department of Health, Florida trauma centers list, updated July 2026 (PDF, carried)
13. Lee Health, emergency department listing for Coconut Point in Estero (search excerpt only; the site refused our request on October 30, 2026, and no hours are printed)
14. Collier County, Emergency Medical Services page (read October 30, 2026)
15. Florida Department of Transportation, US 41 from the Lee County line to north of Old US 41, project 451272-1 (read October 30, 2026)
16. Florida Department of Transportation, US 41 at Bonita Beach Road study, project 444321-1 (read October 30, 2026)
17. Florida Department of Transportation, Old 41 (CR 887) study, project 435110-1 (read October 30, 2026)
18. Florida Department of Transportation, US 41 resurfacing north of Old US 41 to south of Gulf Park Drive, project 441512-1 (carried)
19. Florida Department of Transportation, Florida Traffic Online (counts carried from earlier research)
20. Lee County Parks, Bonita Beach Park notice of parking and amenity closure from September 8, 2026 (search excerpt only; the county page was not requested)
21. Gulf Shore Business, new Publix at Gateway Shoppes expected to open in mid-2027, June 19, 2026
22. OSRM public routing server, car profile, free-flow route times and road miles from the Sterling Oaks Boulevard gate (requested October 30, 2026); peak and season traffic are longer
23. OpenStreetMap, Nominatim geocoding for destination points (queried October 30, 2026)
24. OpenStreetMap, Overpass API for store and destination points (queried October 30, 2026)
25. U.S. Census Bureau geocoder, destination points for the September 2026 routes carried from earlier research (named in plain text)