Golf Community
Quail West parcels on the Collier vs Lee line — how should tax and assessment location change diligence?
Quail West’s own Declaration (and Exhibit A) puts the community in both Lee and Collier — so diligence starts with the parcel’s Property Appraiser record (for example, Lee Folio 10355063 = Quail West Phase 2 Unit 1), not the 34119 mailing address, then that county’s tax calendar, then the separate Quail West House/Golf fee layer from the 2026–2027 membership sheet.
On this page
Key facts
- Fourth Amended & Restated Declaration: Quail West is “located partially in Lee County and partially in Collier County, Florida.” Prior Declaration recorded in both counties (Collier ORB 5770 p.1876, Jun 3, 2020; Lee Instrument 2020000127067, Jun 4, 2020). (Governing Documents / Combined Rules PDF)
- Exhibit A legal description spans both counties: All of Section 8, T48S R26E, Collier; and the South one-half of Section 5, T48S R26E, Lee. (Declaration Exhibit A)
- Community is subject to both Collier PUD (Ord. 90-56) and Lee RPD (Res. Z-02-044) frameworks referenced in the Declaration. (Declaration)
- Club / Foundation address: 5950 Burnham Road, Naples, FL 34119; (239) 593-4190. (Membership Benefits 2026)
- Membership currently reserved for Quail West residents; House Membership is the minimum mandatory for property owners; Golf Membership subject to availability; Golf-in-Waiting for House members. (quailwest.com/membership + Membership Benefits 2026)
- Official 2026–2027 fee sheet (Membership Benefits 2026.pdf): Master HOA $8,770; cable/internet $1,663; lot transfer fee ½ of 1% of sale price. House initiation $100,000 / operating dues $13,100 / capital $1,500 ($3,000 on transfer). Full Golf initiation $250,000 / operating $24,940 / capital $2,000 ($4,000 on transfer); transfer fees $10k House / $25k Golf in lieu of new initiation when acquiring transferable membership with resale. F&B minimum $1,200. (Membership Benefits 2026.pdf)
- Amenities described as member-owned and debt-free; 36 holes Arthur Hills; ~100,000 sq ft clubhouse; spa/fitness; eight Har-Tru tennis. (Membership Benefits 2026.pdf)
- Verify county by parcel ID on the correct Property Appraiser — Collier or Lee — not by Naples ZIP or neighboring address. (Collier PA; Lee PA)
- Concrete Lee example: Folio 10355063, STRAP 05-48-26-B3-01103.J550, 13821 Williston Way, Naples 34119 — legal “QUAIL WEST PHASE 2 UNIT 1.” (Lee PA)
- Concrete Collier example (PA data mirror): parcel 68986004421, T48S R26E S8, legal “QUAIL WEST PHASE III,” owner Quail West Foundation Inc., 5950 Burnham Rd — matches Exhibit A Collier Section 8. Prefer collierappraiser.com when maps recover. (FloridaParcels)
- Collier tax calendar: taxes due Nov 1; Nov payment earns 4% discount stepping down monthly; full amount due in March; delinquent April 1 (+3% penalty). (Collier Tax Collector)
- Lee tax calendar: current-year taxes billed in November; due by March 31; early-pay discounts Nov 4% / Dec 3% / Jan 2% / Feb 1%. Lee PA noted (as of Oct 28, 2026) that Lee Tax Collector would release 2026 tax bills over the weekend of Oct 30. (Lee Tax Collector; Lee PA)
- Club costs (House/Golf) are Foundation/Club obligations separate from either county’s ad-valorem tax bill — pull estoppel + tax bill for the same address. Don’t guess county effective-rate shortcuts or millage for a named lot without that parcel’s TRIM / tax bill.
Diligence by county (same community, different tax roll)
| Diligence item | Collier parcel | Lee parcel | Source to open |
|---|---|---|---|
| Confirm county | collierappraiser.com / maps | leepa.org folio (e.g., 10355063) | Matching PA for the strap |
| Legal / phase proof | Exhibit A Section 8; e.g., Phase III folio 68986004421 | Phase 2 Unit 1 (Folio 10355063) | Declaration Exhibit A + PA |
| Tax calendar | Nov due / discount schedule; delinquent Apr 1 | Billed Nov; due Mar 31; Nov–Feb discounts | Collier / Lee Tax Collectors |
| Master HOA + cable | $8,770 + $1,663 (2026–2027 sheet) | Same community sheet | Membership Benefits 2026.pdf |
| House / Golf layer | House $100k / $13,100; Golf $250k / $24,940 (+ capital / transfer lines) | Same | Membership Benefits 2026.pdf |
| Governing docs | Combined Rules and Declaration on quailwest.com | Same | quailwest.com files |
Local example
Two Quail West homes tour the same October 2026 weekend. Home A’s legal description resolves as QUAIL WEST PHASE III on a Collier Section 8 folio (Exhibit A Collier land). Home B is Lee Folio 10355063 — 13821 Williston Way, “QUAIL WEST PHASE 2 UNIT 1.” Both face the same Master Association and Club schedule lines, but their 2026 tax bills follow different collectors and discount calendars. The buyer who opens the correct PA first—and only then adds House vs Full Golf from the Membership Benefits sheet—avoids mistaking a tax-roll difference for a “better deal.”
What this means for buyers
Never let a listing’s “Naples, FL” city line substitute for the parcel county. Download the matching appraiser record (Lee Folio or Collier folio) for every finalist. Ask for a Quail West estoppel that breaks Master Association, cable, and any special assessments, then add Club fees only if membership is part of the deal. Pull that parcel’s TRIM / tax bill — do not use county-wide “effective rate” shortcuts.
What this means for sellers
Disclose the county and folio clearly. Buyers educated on the line will ask for the strap and last tax bill early; having those ready shortens diligence.
FAQ
Is Quail West “in Naples” or “in Lee County”?
Marketing often says Naples (34119). The Declaration and Exhibit A place the community in both Lee and Collier. Legal and tax location follow the parcel’s county—check the appraiser.
Do Club dues change by county?
Club dues follow Club category, not county. County changes the ad-valorem tax bill and some local assessments.
Where do I get current Master Association amounts?
From a property-specific estoppel or the association’s current budget. The official Membership Benefits 2026.pdf lists Master HOA $8,770 and cable/internet $1,663.
What if the home is in a nested neighborhood association?
Add that neighborhood’s assessment on top of Master + Club + taxes.
Can I use a published “Collier vs Lee tax rate” to skip the TRIM?
No. Pull the subject folio’s TRIM or tax bill. County-wide effective-rate approximations are not Quail West parcel facts.
Sources
- Quail West Combined Rules and Declaration PDF (accessed 2026-10-28)
- Quail West Governing Documents (Declaration / Exhibit A dual-county) (accessed 2026-10-28)
- Quail West Membership Benefits 2026.pdf (accessed 2026-10-28)
- Quail West Membership page (accessed 2026-10-28)
- Lee County Property Appraiser — Folio 10355063 (Phase 2 Unit 1) (accessed 2026-10-28)
- Lee County Property Appraiser search (accessed 2026-10-28)
- Collier County Property Appraiser (accessed 2026-10-28)
- FloridaParcels — Collier Phase III parcel 68986004421 (accessed 2026-10-28)
- Collier County Tax Collector — Real Estate (accessed 2026-10-28)
- Lee County Tax Collector — Property Taxes (accessed 2026-10-28)
Your next step: Comparing Quail West homes across the county line? Reach Mike Pepple, Engel & Voelkers Naples, at 239-777-8870 or Mike@GulfAndGreens.com.
Last reviewed October 28, 2026.
Community rules, HOA and club terms, fees, and availability described here can change and should be verified directly with the community, association, or club before you make a decision.
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