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South Naples FL community comparison · Published September 2026

Esplanade by the Islands vs. Isles of Collier Preserve

Two gated, resort-amenity communities on the south side of Naples, neither with golf, neither with a club to join, neither age-restricted — and yet very different bills. One carries a CDD and a dining minimum with a modest HOA; the other has no CDD but a larger product-based assessment and a five-figure charge at resale. Here is the side-by-side, with every number sourced.

The key insight most buyers miss: these two communities charge for roughly the same things in different places. Esplanade by the Islands keeps the HOA lean (about $5,306 a year for a 52-foot single-family lot in 2026) and puts infrastructure on the tax bill as the Currents CDD (about $1,059–$3,944 a year for fiscal 2027, by home type and phase) plus an $800 dining minimum. Isles of Collier Preserve has no CDD and no minimum, but its 2026 association assessment runs $7,056–$9,000 by product, includes each home’s lawn care, rose 18–22% this year for most products, and comes with a resale charge listings put near $10,000. Compare the whole stack, not the HOA line.

Both communities sit on the south side of Naples: Isles of Collier Preserve just east of Bayshore, a few miles from downtown’s Fifth Avenue South; Esplanade by the Islands farther down US-41 toward Marco Island. Both are gated with a staffed entry, both are built around a resort clubhouse with a restaurant, pools, courts and trails, and neither has a golf course or a membership to buy. The differences are in the documents.

The two communities at a glance

Side-by-side overview

	Esplanade by the Islands	Isles of Collier Preserve
Developer	Taylor Morrison	Minto
Location	South Naples · 34114 · US-41 toward Marco Island	South Naples · 34113 · east of Bayshore, a few miles from downtown
Drive to Fifth Avenue South	About 12.7 miles / 23 minutes	About 4.6 miles / 12 minutes
Drive to Marco Island	About 14.8 miles / 21 minutes	About 13.7 miles / 22 minutes
Nearest hospital ER (measured)	Physicians Regional–Collier Blvd, about 7.9 miles / 13 minutes	Physicians Regional–Collier Blvd, about 5.0 miles / 11 minutes (NCH Baker downtown 5.4 miles / 14 minutes)
Status	Active new construction + resale	Sold out (March 2026) · resale only · about 1,825 homes at build-out
Property types	Single-family (52′, 62′, 76′ lots), coach homes, twin villas	Single-family (50′, 62′, 75′, 90′ lots), paired villas, cottages, coach homes
Association structure	Single HOA — all amenities bundled; coach homes add a condo fee	Master POA billed by product (includes each home’s lawn care); coach homes (the Dominica Isle neighborhood) sit in their own condominium association and add a separate condominium fee
CDD on the tax bill?	Yes — Currents CDD, ~$1,059–$3,944/yr (FY2027)	No
Club membership / minimums	No club; $800/yr food & beverage minimum	No club; no minimum
Golf	None	None
Gate	Gated entry, staffed	Gated entry, staffed
Age rule	None	None
Leasing	30-day minimum, up to 4 per year, association approval	30-day minimum, no more than 3 leases per year (association Lease Application, rev. Dec. 2025)

Drive figures: Google Maps from each community’s sales center to the Fifth Avenue South, Marco Island and hospital pins, read September 14, 2026, traffic-dependent — not gate-to-door measurements.

2026 association fees — side by side

What you pay the association every year regardless of how you use the amenities. Esplanade by the Islands bills a single HOA assessment plus a lot-based landscape benefit; Isles of Collier Preserve bills one all-in assessment per product that already includes the lawn and landscape maintenance of your own lot.

Annual association charges, 2026 (single-family example)

Component	Esplanade by the Islands	Isles of Collier Preserve
HOA operating + reserve (52′ single-family)	$3,750.00	—
Landscape / lawn (52′ lot)	$1,555.75	included in the product assessment
Association assessment by product	—	SF 50′ $8,028 · SF 62′ $8,188 · SF 75′ $8,512 · SF 90′ $9,000
Food & beverage minimum	$800.00	none
Bulk cable / internet	not included	not included
Single-family subtotal, before the tax bill	$6,105.75 (52′ lot)	$8,028–$8,188 (50′–62′ lots)

Sources: Esplanade by the Islands Community Association Approved 2026 Annual Budget (November 11, 2025). Isles of Collier Preserve Property Owners Association 2026 Approved Budget (assessed on 1,825 doors; quarterly $2,007 / $2,047 / $2,128 / $2,250 for 50′ / 62′ / 75′ / 90′ single-family). Isles’ 2026 assessments rose 5.7–22.4% over the 2025 amended budget and its first reserve study is funded at 50% of the recommended increase, so further increases are signaled. Isles’ 1,825-home total is Minto’s March 3, 2026 sell-out release. Verify current figures with each association.

By home type

Product	Esplanade by the Islands (2026 HOA + FY2027 CDD)	Isles of Collier Preserve (2026 assessment)
Coach home	HOA ~$639/mo (~$7,670/yr) + condo-level items per building · CDD $1,235 or $1,649	$7,056 master + separate condo fee (listings show ~$2,402/qtr, ~$9,608/yr) ≈ $16,664
Villa	Twin villa HOA ~$435/mo (~$5,220/yr) · CDD $1,059 or $1,492	Paired villa $8,684 · Cottage $8,420 (both include roof/paint reserves)
Single-family	$5,306 + $800 minimum (52′) · CDD $2,333–$3,944 by lot and phase	$8,028–$9,000 by lot width · no CDD

Esplanade villa and coach HOA figures are the 2026 schedule as published on this site’s HOA fees page; Esplanade coach homes may carry building-level charges — confirm per address. Isles coach-home condominium fees are agent-entered MLS figures (July 2026), not an association document. Illustrative — verify per home.

The CDD line: one has it, one doesn’t

Esplanade by the Islands sits in the Currents CDD (Collier district 9081). Its assessment arrives as a non-ad-valorem line on the Collier County tax bill, in addition to HOA dues: for fiscal year 2027 (the November 2026 bill) the district’s adopted budget puts it at roughly $1,059–$3,944 per year — twin villas and coach homes at the low end (about $1,059–$1,649 depending on phase), single-family higher (about $2,333–$3,944 by lot width and bond series). Each parcel pays operations plus one on-roll debt series set by the phase it was built in; see the CDD explainer for the full table.

Isles of Collier Preserve was developed without a Community Development District. The association’s budget carries no district assessment and the association itself owns the surface-water system; Collier County’s CDD boundary layer shows no district over the community, and the State of Florida’s special-district list has none for it. Minto’s own release says it developed the community with its own funds and chose not to use CDD financing, and the Collier County Tax Collector’s directory of non-ad-valorem taxing authorities lists no district for it. A few listing sites print “CDD: Yes” — that traces to a mis-keyed MLS field on a handful of listings. The non-ad-valorem line on an Isles tax bill is the countywide solid-waste assessment, not a CDD. Verify on any parcel’s TRIM notice.

One-time charges at resale

Esplanade by the Islands collects a $5,000 Working Fund contribution on resales (not on new construction bought from the builder). Isles of Collier Preserve listings consistently show a one-time transfer or capital charge of about $9,500–$10,000 at resale, with coach-home condominium applications adding about $150; the Master Declaration that sets the charge, who pays it, and whether any part is refundable is not among the documents we hold, and the association publishes no fee schedule on its public site (checked September 2026) — confirm with the association before you write an offer. Both communities charge an estoppel fee that the contract allocates.

The honest total-cost comparison

Association charges plus the CDD line where one exists, before property tax, insurance and utilities. Three product scenarios:

Annual carrying cost, association + CDD

Scenario	Esplanade by the Islands	Isles of Collier Preserve
Single-family, mid-size lot	~$8,440–$9,045/yr (52′: HOA $5,306 + $800 minimum + FY2027 CDD $2,333–$2,938)	~$8,028–$8,188/yr (50′–62′ lot, 2026 assessment; no CDD, no minimum)
Coach home	~$8,900–$9,300/yr (HOA ~$7,670 + CDD $1,235 or $1,649; plus any building-level charge)	~$16,664/yr ($7,056 master + ~$9,608 condo fee per listings)
Villa	~$6,280–$6,710/yr (twin-villa HOA ~$5,220 + CDD $1,059 or $1,492)	~$8,420–$8,684/yr (cottage / paired villa)

Esplanade: 2026 approved budget + Currents CDD adopted FY2027 budget (the November 2026 tax bill). Isles: 2026 approved association budget; coach-home condominium fee from MLS listings (July 2026), not an association document. Excludes property tax, insurance, utilities and any special assessment. Illustrative — verify per home.

The takeaway: for single-family homes the two communities cost about the same to carry each year — Esplanade’s CDD roughly offsets Isles’ higher assessment — but Isles costs more to enter (about $10,000 versus $5,000) and its dues are rising faster. For coach homes the gap is real: an Isles coach home carries a master assessment and a condominium fee, roughly $16,000 a year on listing data, against roughly $9,000 at Esplanade. Villas favor Esplanade on the annual bill even with the CDD included.

Location, lifestyle & amenities

Esplanade by the Islands

15150 Tolmino St, Naples FL 34114 — US-41 toward Marco Island
15,000 sq ft Wellness Venue (2025 Best Clubhouse)
Resort pool, cabana pool, Bahama Bar, Toasted Café
Full-service spa & salon
Pickleball, tennis, bocce
Dog park, walking trails
Taylor Morrison still building — new homes and resales side by side

Vibe: resort-lifestyle community with one-bill simplicity, a strong pickleball culture and active resident clubs.

Isles of Collier Preserve

Naples FL 34113 — east of Bayshore, a few miles from downtown Naples
The Isles Club: resort pool, lap pool, spa, fitness center and sauna
Overlook Bar & Grill (association-owned restaurant)
Tennis, pickleball, bocce, basketball, event and fitness lawns
Kayak and paddleboard launch with association-provided boats; docks and fishing on the Cypress Waterway
12-foot paved waterway trails (bikes and golf carts) plus preserve greenway trails; off-leash dog park
Built out and sold out — a settled, all-resale community since March 2026

Vibe: nature-and-water resort community — the waterway and trail system is the signature, and the association runs the restaurant.

Property types & what they sell for

Esplanade by the Islands

Single-family on 52′, 62′ and 76′ lots; coach homes; twin villas
Resales, last 12 months to June 2026: single-family median $1,325,000 (35 closings), twin villas $621,500 (16), coach homes $557,944 (40)
Builder pricing alongside: see current incentives and the floor-plan lineup

Isles of Collier Preserve

Single-family on 50′, 62′, 75′ and 90′ lots; paired villas; cottages; coach homes — roughly 1,200 to 4,500 sq ft, built 2015–2025
2025: 105 closings, median $862,500; 2026 through June: 85 closings, median $1,000,000 (homes of 2,400 sq ft and up: median $2,150,000)
Active in early July 2026: 53 listings, median asking $1,035,000, about 4.8 months of supply

Source: Southwest Florida MLS records for each community (Esplanade retrieved June 11, 2026; Isles retrieved July 2, 2026); aggregated statistics only, builder closings entered after the fact included. Data deemed reliable but not guaranteed.

Which buyer fits which community

Esplanade by the Islands is for you if…

You want the option of a brand-new home and a builder’s warranty
A lower HOA line matters more to you than avoiding a CDD
You want the lower buy-in at resale ($5,000 versus about $10,000)
Coach-home or villa economics are your budget — Esplanade is cheaper to carry in both
Pickleball, the Wellness Venue and a spa are how you would use the campus

Isles of Collier Preserve is for you if…

You want Fifth Avenue South about 12 minutes away rather than 23 (Marco Island is a similar drive from either)
No CDD on the tax bill is a priority, and a higher association bill is acceptable
Kayaking, a waterway, long paved trails and a settled, finished community are the draw
You want lawn care included in one product-based assessment
You are comfortable with dues that rose 18–22% this year and a partly funded reserve study

The honest framing: the annual carrying cost is close for single-family homes, so this decision is really about location, the buy-in, product economics (coach and villa buyers should look hard at Esplanade), and whether you want a builder still in the community or one that has finished and gone.

Common questions

What’s the difference between Esplanade by the Islands and Isles of Collier Preserve?

Both are gated, resort-amenity communities in south Naples with no golf and no club to join, and neither restricts occupancy by age. Esplanade by the Islands (Taylor Morrison, 34114, still building) bundles its amenities into one HOA — about $5,306 a year for a 52-foot single-family lot in 2026 plus an $800 dining minimum — and carries the Currents CDD on the tax bill, about $1,059 to $3,944 a year by home type and phase for fiscal 2027. Isles of Collier Preserve (Minto, 34113, sold out March 2026, about 1,825 homes) has no CDD; its 2026 association assessment runs about $7,056 to $9,000 a year by product, includes each home’s lawn care, and coach homes add a separate condominium fee.

Does Isles of Collier Preserve have a CDD?

No. The community was developed without a Community Development District: the association budget carries no district assessment, Collier County’s CDD boundary layer shows none over the community, and the state’s special-district list has no district for it; Minto’s own release says it built the community with its own funds rather than CDD financing. Some listing sites show ‘CDD: Yes’ — that traces to a mis-keyed MLS field. The non-ad-valorem line on an Isles tax bill is the countywide solid-waste assessment. Esplanade by the Islands does carry the Currents CDD.

Which costs more to own each year?

On the documents, they land close for single-family: Esplanade by the Islands’ 52-foot example is about $8,440 to $9,045 a year once the fiscal-2027 CDD line is added to the 2026 HOA and dining minimum; an Isles of Collier Preserve 50- to 62-foot single-family home runs about $8,028 to $8,188 in 2026 association dues with no CDD and no minimum — but Isles’ 2026 assessment rose 18 to 22 percent for most products and its reserve study is only partly funded, so expect further increases. Coach homes diverge: Esplanade coach owners pay HOA plus a smaller CDD line; Isles coach owners pay the master assessment plus a separate condominium fee that MLS listings show near $9,600 a year.

What does it cost to buy in at resale, and can I rent it out?

Esplanade by the Islands collects a $5,000 Working Fund contribution on resales; leases require association approval, a 30-day minimum and no more than four per year. Isles of Collier Preserve listings consistently show a one-time transfer or capital charge of about $9,500 to $10,000 at resale (the governing declaration that sets it is not in our files — confirm with the association and who pays), and, per the association’s own lease application (revised December 2025), a 30-day minimum lease with no more than three leases a year.

Working with Nick on either community

My focus is Esplanade by the Islands — close friends live in the community, I am at the courts and the Wellness Venue many weeks a year, and I have been working inside the gates since they opened. I show and sell in Isles of Collier Preserve as well, and if a real comparison says Isles is the better fit for you, that is the advice you will get. I work as a transaction broker: limited representation, honest and fair dealing with everyone in the deal, and I explain everything so you can decide.

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Sources & notes: Esplanade by the Islands figures from the Esplanade by the Islands Community Association Approved 2026 Annual Budget (November 11, 2025), the Currents CDD Adopted Budget for Fiscal Year 2027 (Resolution 2026-6, May 14, 2026) and the association’s leasing rules. Isles of Collier Preserve figures from the Isles of Collier Preserve Property Owners Association 2026 Approved Budget, its Approved 2025 Amended Budget (March 3, 2025), the Isles Club Amenity Handbook (2024), its Articles of Incorporation and Bylaws, and Southwest Florida MLS records retrieved July 2, 2026; the resale transfer charge and coach-home condominium fee at Isles are agent-entered listing data pending the Master Declaration; Isles’ leasing limits are from the association’s public Lease Application (revised December 2025), and the Dominica Isle Condominium Association appears as an active Florida not-for-profit corporation in Division of Corporations records. CDD findings cross-checked against Collier County’s Community Development District boundary layer, the Florida Department of Commerce special-district list (September 12, 2026), the Collier County Tax Collector’s non-ad-valorem authority directory and Minto’s own statement that the community was developed without CDD funds. Drive distances and times are Google Maps measurements from each community’s sales center, read September 14, 2026, and vary with traffic. Assessments change annually — verify current amounts with each association before relying on these. General information, not legal, tax or financial advice.

Your Naples FL relocation specialist

Nicholas Nolan, REALTOR®

Realty ONE Group MVP · The Nicholas Nolan Team

Nicholas Nolan LLC · Florida Real Estate License SL3504588 ·

Living in Naples, listing in Naples, helping people move to Naples. Resident-level local knowledge plus the buyer-side network you need to actually pull off an out-of-state relocation.

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Brokerage. Nicholas Nolan (Florida Real Estate License SL3504588) is a licensed real estate sales associate of Realty ONE Group MVP, 1495 Pine Ridge Rd, Naples, FL 34109. The Nicholas Nolan Team is a team operating under the supervision of Realty ONE Group MVP. All real estate services are performed by Realty ONE Group MVP.

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Not tax, legal, or insurance advice. Information on this page is for general educational purposes and reflects publicly available sources as of the date noted. Florida tax, residency, homestead, insurance, and Medicare rules change. Consult a licensed Florida CPA, attorney, or insurance professional for advice specific to your situation. We are not a tax, legal, or insurance advisor.

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