HOA + CDD + property taxes + insurance = the real number. 25+ communities across Lee and Collier County compared at a standard $500,000 home price. The most complete active adult cost comparison in Southwest Florida.
Methodology: All estimates use a standard $500,000 home price with homestead exemption (year 2+ assessed value) to enable apples-to-apples comparison across communities. Lee County tax rate: ~1.10% effective. Collier County tax rate: ~0.75% effective. Insurance estimates: inland communities $300–$450/month; coastal-proximate communities $400–$650/month. CDD: monthly equivalent of annual assessment where applicable. HOA: midpoint of published range. Golf communities: HOA includes golf where bundled; excludes club dues where golf is separate. All figures are estimates for planning purposes — verify actual amounts before closing. CDD = Community Development District assessment applies.
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Talk to a Specialist →| Community | County | HOA/mo | CDD/mo | Tax/mo | Ins/mo | All-In Low | All-In High |
|---|---|---|---|---|---|---|---|
| Fort Myers — Lee County | |||||||
| Pelican Preserve CDD | Lee | $425 | $180 | $505 | $380 | $1,370 | $1,720 |
| Colonial Country Club | Lee | $325 | — | $505 | $375 | $1,080 | $1,330 |
| Heritage Cove | Lee | $350 | — | $505 | $370 | $1,090 | $1,360 |
| Cinnamon Cove | Lee | $300 | — | $505 | $350 | $1,030 | $1,280 |
| Arborwood Preserve | Lee | $380 | — | $505 | $360 | $1,115 | $1,380 |
| Esplanade Lake Club | Lee | $450 | — | $505 | $400 | $1,225 | $1,530 |
| Verandah CDD | Lee | $400 | $160 | $505 | $370 | $1,305 | $1,620 |
| Heritage Palms | Lee | $450 | — | $505 | $375 | $1,200 | $1,490 |
| Paseo | Lee | $400 | — | $505 | $365 | $1,145 | $1,410 |
| Bonita Springs & Estero — Lee County | |||||||
| Valencia Bonita | Lee | $500 | — | $505 | $380 | $1,255 | $1,560 |
| Bonita National | Lee | $475 | — | $505 | $375 | $1,230 | $1,510 |
| Grandezza | Lee | $525 | — | $505 | $370 | $1,275 | $1,570 |
| Reserve at Estero | Lee | $425 | — | $505 | $355 | $1,155 | $1,430 |
| The Place at Corkscrew | Lee | $425 | — | $505 | $330 | $1,130 | $1,400 |
| Naples — Collier County (lower tax rate) | |||||||
| Del Webb Naples (Ave Maria) CDD | Collier | $275 | $195 | $340 | $290 | $970 | $1,250 |
| Valencia Trails | Collier | $500 | — | $340 | $355 | $1,065 | $1,390 |
| Island Walk | Collier | $425 | — | $340 | $340 | $975 | $1,260 |
| VeronaWalk | Collier | $450 | — | $340 | $345 | $1,005 | $1,295 |
| Winding Cypress | Collier | $450 | — | $340 | $345 | $1,005 | $1,295 |
| Heritage Bay CDD | Collier | $600 | $185 | $340 | $360 | $1,355 | $1,680 |
| Isles of Collier Preserve | Collier | $525 | — | $340 | $420 | $1,155 | $1,510 |
| Riviera Golf Estates | Collier | $375 | — | $275 | $375 | $895 | $1,185 |
All estimates at standard $500K home, homestead yr 2+. Lee County ~1.10% effective, Collier ~0.75%. Insurance midpoint. CDD at midpoint where applicable. Verify all figures before closing — actual costs vary by specific parcel, phase, and current HOA budget.
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The two communities with the lowest true all-in monthly cost at the $500K price point are Del Webb Naples (Ave Maria) and Island Walk — both under $1,100/month low end. Both are in Collier County (lower taxes) and have no golf overhead. Del Webb Naples adds a CDD but its very low HOA offsets it.
The highest true all-in communities at $500K are Heritage Bay (bundled golf + CDD) and Pelican Preserve (CDD + premium HOA). Both deliver commensurately larger amenity packages — Heritage Bay with 27 bundled holes and Pelican Preserve with the Town Center resort scale.
The Lee-vs-Collier tax gap ($505 Lee vs $340 Collier at $500K) represents $1,980/year — real money that compounds over a long hold. But Lee County communities in the $300K–$500K range offer entry points Collier County cannot match.
Your actual home price changes every figure in this table. We can run your specific scenario — including golf usage and CDD phase — for any community you're seriously considering.
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