Southwest Florida · Lee & Collier Counties · 2025
Top 20 Communities —
HOA Fee Breakdown & Comparison
Annual cost of ownership broken into 5 layers: Master HOA · Sub-HOA · CDD · Golf/Club · Extras. Every fee layer shown for all 20 communities.
Fee Tier:
Low <$3K/yr
Mid $3K–$6K/yr
High $6K–$12K/yr
Ultra $12K+/yr
★ = Optional add-on
Filter:
| Community | Price Range | Master HOA/yr | Sub-HOA/yr | CDD/yr ★ | Golf/Club/yr ★ | Extras ★ | Base Annual (excl. optional) |
Tier | Tags | Notes |
|---|---|---|---|---|---|---|---|---|---|---|
| Pelican BayCollier Co.$800K–$20M+ | $800K–$20M+ | $2,020Foundation fee | $1,500–$12,000Villas to high-rise | $1,400–$1,600PBSD on tax bill | $3,000–$18,000Club Pelican Bay (opt) | — | $3,520–$14,020master + sub only | High | GolfCDD | 95 sub-associations. PBSD ~$1,500/yr on tax bill. Optional golf ~$15K initiation. Total all-in with golf & high-rise condo can exceed $30K/yr. |
| Bonita BayLee Co.$400K–$4M+ | $400K–$4M+ | $2,600Incl. cable+internet | $1,200–$6,000By property type | None | $8,000–$15,000Optional golf club | $2,000–$4,500Beach club + marina | $3,800–$8,600master + sub only | Mid | GolfCable Incl. | Master HOA includes cable & internet. 5 optional golf courses (~$40K–$75K initiation). Optional private island beach club & marina slip. |
| Miromar LakesLee Co.$400K–$5M+ | $400K–$5M+ | $5,800~$1,450/qtr | $1,200–$4,800By neighborhood | $1,500–$3,000On tax bill | $8,000–$14,000Optional golf (opt) | — | $7,000–$10,600master + sub only | High | GolfCDD | NAHB #1 Community. CDD ~$1,500–$3,000/yr on tax bill. Optional golf extra. Master HOA covers lake, beach, and most amenity costs. |
| Grey Oaks CCCollier Co.$2.5M–$10M+ | $2.5M–$10M+ | $4,200Master HOA | $2,400–$7,200By property type | None | $16,000–$22,000MANDATORY club dues | — | $6,600–$11,400excl. mandatory club | Ultra | GolfMandatory | Club initiation ~$150K–$175K (one-time). Mandatory annual club dues ~$16K–$22K on top of HOA. Total commitment among highest in SWFL. |
| Fiddlers CreekCollier Co.$400K–$4M+ | $400K–$4M+ | $2,800Master HOA | $1,200–$4,800By neighborhood | $1,500–$3,000On tax bill | $6,000–$12,000Optional golf | $3,000–$4,500Tarpon Club (opt) | $4,000–$7,600master + sub only | High | GolfCDD | Multiple optional layers: golf (~$400K refundable initiation + ~$10K/yr dues), Tarpon Club beach/marina (~$4,500/yr), CDD. Total all-in can reach $15K+/yr. |
| Quail WestCollier Co.$2M–$13M+ | $2M–$13M+ | $7,905Confirmed HOA | $1,200–$3,600By neighborhood | None | $8,000–$12,000Optional golf | $1,647Mandatory cable/internet | $9,105–$11,505master + sub only | Ultra | GolfCable Incl. | Confirmed: HOA ~$7,905/yr + mandatory cable/internet ~$1,647/yr. Optional golf ~$30K initiation + ~$8K–$12K/yr dues. |
| MediterraCollier Co.$1M–$8M+ | $1M–$8M+ | $6,000Master HOA | $1,800–$5,400By property type | None | $10,000–$16,0002 Tom Fazio courses (opt) | $2,000–$3,600Beach Club (opt) | $7,800–$11,400master + sub only | Ultra | Golf | Optional golf ~$50K initiation + ~$10K–$16K/yr dues. Optional Beach Club ~$2K–$3.6K/yr. Total all-in with golf: ~$18K–$27K/yr. |
| Talis ParkCollier Co.$500K–$9M+ | $500K–$9M+ | $3,600Master HOA | $1,800–$5,400By village | $1,200–$2,400On tax bill | $6,000–$12,000Optional golf | — | $5,400–$9,000master + sub only | High | GolfCDD | CDD ~$1,200–$2,400/yr on tax bill. Optional golf. Beach access via Beach Runner shuttle (included). Sub-HOA varies by village. |
| TiburonCollier Co.$1.5M–$10M+ | $1.5M–$10M+ | $4,800Master HOA | $2,400–$9,600By property type | None | $15,000–$22,000MANDATORY Ritz-Carlton | — | $7,200–$14,400excl. mandatory club | Ultra | GolfMandatory | Ritz-Carlton Golf Club initiation ~$150K–$200K (one-time). Mandatory annual dues ~$15K–$22K. All residents must join. |
| Pelican LandingLee Co.$400K–$2M+ | $400K–$2M+ | $2,525Incl. cable+internet | $900–$3,600By property type | None | $8,000–$18,000Optional Spring Run golf | — | $3,425–$6,125master + sub only | Mid | GolfCable Incl. | Best overall value in this list. Master HOA includes cable+internet. Private island beach via complimentary boat shuttle. Optional golf ~$10K–$20K initiation. |
| Bay ColonyCollier Co.$3M–$20M+ | $3M–$20M+ | $6,000PBSD ~$2,020 + Bay Colony | $4,800–$18,000Towers very high | $1,400–$1,600PBSD on tax bill | $3,000–$18,000Optional Club Pelican Bay | — | $10,800–$24,000master + sub only | Ultra | GolfCDD | PBSD ~$1,500/yr on tax bill. Condo sub-HOA in Bay Colony towers among highest in SWFL. Waldorf Astoria access included. |
| Twin EaglesCollier Co.$800K–$5M+ | $800K–$5M+ | $3,600Master HOA | $1,200–$3,600By neighborhood | None | $6,000–$12,000Optional golf (2 courses) | — | $4,800–$7,200master + sub only | High | Golf | Optional golf on Eagle + Talon courses. Initiation ~$20K–$30K. Remote North Naples / Immokalee Rd corridor. |
| Lely ResortCollier Co.<$300K–$3M+ | <$300K–$3M+ | $2,800Incl. mandatory Players Club | $600–$3,600By property type | $1,200–$2,400On tax bill | Incl. in master | — | $3,400–$6,400master + sub only | Mid | GolfMandatoryCDD | Players Club mandatory for all residents (~$2,800/yr + $7,500 refundable deposit). CDD ~$1,200–$2,400/yr. 3 golf courses. Widest price range in market. |
| Shadow Wood / BrooksLee Co.$400K–$2M+ | $400K–$2M+ | $2,400Master HOA | $1,200–$4,800By neighborhood | None | $8,000–$14,400Optional golf + Commons Club | $2,000–$3,600Optional beach club | $3,600–$7,200master + sub only | High | Golf | Optional golf (3 courses) + Commons Club. Optional beach club. Estero. Strong value vs. Collier equivalents. |
| West Bay ClubLee Co.$600K–$3M+ | $600K–$3M+ | $3,600Master HOA | $1,200–$4,800By property type | None | $5,000–$10,000Optional golf | $1,200–$2,400Beach club (some sections) | $4,800–$8,400master + sub only | High | Golf | Direct Estero Bay Gulf boating access. Optional golf. Beach club included in some sections. Lee Health Gulf Coast 10 min. |
| The QuarryCollier Co.$500K–$2.5M+ | $500K–$2.5M+ | $3,000Master HOA | $1,200–$3,600By neighborhood | $1,200–$2,400On tax bill | $3,000–$6,000Optional Quarry Golf Club | — | $4,200–$6,600master + sub only | Mid | GolfCDD | 225-acre quarry lake included in master HOA. Optional golf. CDD ~$1,200–$2,400/yr on tax bill. North Naples. |
| Esplanade Lake ClubLee Co.$500K–$1.5M+ | $500K–$1.5M+ | $4,200~$1,050/qtr | $600–$1,800By property type | None | No golfN/A | — | $4,800–$6,000master + sub only | Mid | All amenities included in master HOA — no optional layers. No golf. Fort Myers. Taylor Morrison. Excellent fee-to-amenity ratio. | |
| VerandaLee Co.$300K–$1.5M+ | $300K–$1.5M+ | $5,400Golf bundled in master | $600–$2,400By property type | None | Bundled ✓Included in master HOA | — | $6,000–$7,800master + sub only | High | GolfBundled | Golf bundled — included in master HOA fee. No separate club initiation or dues. Fort Myers. Excellent value for bundled golf. |
| Heritage BayCollier Co.$300K–$1M+ | $300K–$1M+ | $4,80027-hole golf bundled | $600–$2,400By property type | $1,500–$2,500On tax bill | Bundled ✓Included in master HOA | — | $5,400–$7,200master + sub only | High | GolfBundledCDD | Golf bundled into master HOA. CDD ~$1,500–$2,500/yr on tax bill. North Naples. Best value bundled golf in Collier County. |
| Naples ReserveCollier Co.$400K–$1.5M+ | $400K–$1.5M+ | $3,600Master HOA | $600–$2,400By property type | None | No golf | — | $4,200–$6,000master + sub only | Mid | No golf, no CDD, no mandatory club. East Naples. Clean, simple fee structure. Resort lifestyle at moderate cost. |
How to Read This Chart
“Base Annual” is what every resident pays regardless of choices — Master HOA + Sub-HOA combined. CDD is collected on your tax bill (not by the HOA) and is shown separately. Golf/Club and Optional Extras are shown for context but only apply if you elect them.
What Drives the Range
Sub-HOA fees vary dramatically within the same master community — a condo owner in Pelican Bay pays far more than a villa owner. High-rise buildings have elevator, insurance, and reserve costs that single-family homes don’t. Ranges shown reflect the realistic low-to-high across all property types.
Disclaimer
All fees are estimates based on 2024–2025 market data and publicly available information. Fees change annually. Always verify the current budget, reserve study, and all fee schedules directly with the community’s HOA management before purchase. This is informational only and not financial or legal advice.
