Quail West is a 660-home luxury golf and country club community on 1,180 acres in Naples, FL 34119, developed by STOCK Development. It features 36 holes of Arthur Hills-designed golf (equity membership, currently full with a waitlist), a $43M renovated Grand Clubhouse, no CDD fees, and an HOA of approximately $8,770 per year. Average home sale prices were $4.4M in 2025, with estates ranging from roughly $1.5M to $10M+. Before making an offer, buyers need to understand the golf membership waitlist, the community's unique split across Collier and Lee County property tax jurisdictions, and the $250,000 initiation cost plus a 0.5% lot transfer fee at closing.
Quail West is one of the most frequently searched luxury golf communities in Naples — and for good reason. The grounds are stunning, the clubhouse rivals anything you'd find in a major resort, and the golf is world-class. But this is also a community where walking in unprepared costs buyers real money and lost opportunities.
We've walked clients through the Quail West buying process more than once, and the surprises are always the same: the golf membership isn't automatic, the transfer fee is substantial, and the county line running through the community affects your property taxes in ways most buyers don't expect. Here's what you need to know before you make an offer.
Community overview: 1,180 acres of luxury on the Collier-Lee line
Quail West sits off Immokalee Road and Livingston Road in Naples, FL 34119 — technically on the boundary between Collier and Lee County. The southern two-thirds of the community fall within Collier County; the northern third is in Lee County, with 24-hour staffed security throughout. That matters for privacy, and for resale value.
Golf: 36 holes, Arthur Hills design, equity membership
Golf at Quail West is the centerpiece. The two courses — the Preserve Course (opened 1992) and the Lakes Course (opened 1996) — were both designed by Arthur Hills and renovated in 2017 by Drew Rogers as part of a sweeping $43M clubhouse and amenity overhaul. Both are meticulously maintained championship layouts.
Here's the critical detail most buyers miss: Quail West golf is an equity membership, not a bundled or included membership. Golf membership is capped at 525 members and is currently full. When you purchase a home at Quail West, you do not automatically receive golf membership — you're added to the waitlist. The golf initiation fee is $250,000, with annual dues of $24,940, plus a capital dues assessment of $2,000 per year for golf members.
If you want club access without golf — pool, dining, tennis, fitness — you can pursue a House/Social Membership at $100,000 initiation and $13,100 per year in dues, plus $1,500 in annual capital dues. For buyers who came to Quail West specifically to play golf every day, the waitlist situation is a real conversation to have before you fall in love with a listing.
The grounds are stunning, the clubhouse rivals anything you'd find in a major resort, and the golf is world-class. But this is also a community where walking in unprepared costs buyers real money and lost opportunities.
Homes and pricing: estates that command premium prices
In 2025, the average sale price at Quail West was $4,447,185, with an average price per square foot of $920 and an average home size of 4,917 square feet. The community saw 36 closed transactions in 2025. The highest recorded sale was $11,300,000, closed in April 2026 at 4300 Brynwood Drive.
Expect the current market to look something like this: entry-level villas $1.2M-$2.2M (typically 2,500-3,500 sq. ft.); estate homes $2.5M-$6M+ (typically 4,000-7,000 sq. ft., larger lots); custom ultra-luxury estates $6M-$11M+ (5,000-8,000+ sq. ft., prime golf or lake views).
Average days on market have been running around 100 days, with roughly 5 months of supply — a buyer-friendly environment at this price point compared to the frenzy of 2021-2022. Quail West homes are exclusively single-family, and most feature custom or semi-custom finishes — high ceilings, open entertaining floors, large lanais, and private pools. If you're relocating from the Northeast or Midwest, the scale of these homes can feel extraordinary; the proportions — ceiling heights, outdoor living areas, lot sizes — are genuinely different from what most buyers are used to.
Amenities and lifestyle: the $43M Grand Clubhouse
The centerpiece of life at Quail West is the Grand Clubhouse — a 100,000-square-foot facility renovated in 2017. This is not a typical country club renovation; the result feels more like a high-end resort than a private club. Quail West draws a growing number of remote-working professionals who want resort amenities with privacy, alongside the community's all-ages mix of families with children and retired couples living side by side. The lifestyle is social without being overwhelming — there's a full calendar of member events, but no obligation to participate. If you want a private estate surrounded by luxury amenities you use on your own schedule, Quail West delivers that.
The buying process: four things to know before you write an offer
Buying at Quail West is not complicated, but it does have specific details that catch buyers off guard. Here's what we walk every client through before we write an offer.
1. The transfer fee: 0.5% of the sale price
Quail West charges a lot transfer fee of 0.5% of the sale price at closing, paid by the buyer. On a $4.4M sale, that's roughly $22,000; on a $6M estate, it's $30,000. This fee is in addition to standard closing costs. In Florida, doc stamps on the deed are paid by the seller at $0.70 per $100 of sale price, but buyers still pay title insurance, recording fees, prepaids, and now this transfer fee — factor it into your closing cost estimate upfront.
2. Annual costs: more than the HOA
The HOA fee is approximately $8,770 per year, covering gates, perimeter landscaping, and community-level infrastructure. A separate Hotwire cable and internet fee of approximately $1,663 per year is built in. There is no CDD fee at Quail West — a significant advantage compared to communities like The Place at Corkscrew or Verdana Village, where CDDs run $1,500-$3,500+ per year on top of HOA dues. If you pursue a House/Social Membership, add $100,000 at initiation and $13,100 per year in annual dues; if golf membership becomes available, add $250,000 at initiation and $24,940 per year. Most buyers are looking at a total carrying cost — HOA, Hotwire, plus membership dues — of $22,000-$40,000+ per year before the mortgage.
3. The county split: Collier vs. Lee property taxes
This is the one that surprises buyers most. Quail West straddles the Collier-Lee County line. Homes in the southern portion of the community pay Collier County property tax rates; homes in the northern third pay Lee County rates. The millage rates differ between the counties, and the split also affects your homestead exemption application, your Save Our Homes cap accumulation, and which county tax collector you work with after closing. Before you go under contract, know which county your specific parcel falls in — your Seller's Property Disclosure should confirm this, and you can verify on either county's property appraiser website.
4. Come with a pre-approval, not a pre-qualification
At $4M+ price points, most sellers and listing agents at Quail West expect buyers to come with either a full pre-approval from a jumbo lender or proof of funds. A basic pre-qualification letter won't position you well in a negotiation. If you're financing, work with a lender experienced in jumbo and super-jumbo products before you start touring.
How Quail West compares to nearby communities
Quail West vs. Shadow Wood at The Brooks (Estero)
Shadow Wood offers 54 holes of golf across three courses in The Brooks master community in Estero — but golf is non-equity and operates on a waitlist of its own (capped at approximately 1,050 members). Shadow Wood homes range $400K to $4M+, with a median list price considerably below Quail West's. If you want a lower entry point with a similar golf-oriented lifestyle and you're open to Estero over Naples, Shadow Wood is worth a serious look.
Quail West vs. Miromar Lakes Beach & Golf Club (Estero)
Miromar Lakes features an 18-hole Arthur Hills golf course and 3 miles of private freshwater beach on Lake Como — a completely different lifestyle proposition. Golf at Miromar is optional (~$140K initiation), and the community skews more waterfront and social. Average prices for single-family homes at Miromar are comparable to Quail West. The choice typically comes down to whether the golf-centric lifestyle or the beach-and-water experience matters more to you.
We can set up tours of all three communities in a single trip and walk you through the numbers side by side. Most of our buyers find the comparison clarifies the decision very quickly.