Berkshire Lakes
Homes for Sale in Naples, FL
All 2,301 homes for sale in Naples, FL · median $439,000 · 249 homes for sale in 34104 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Berkshire Lakes in Naples, FL has 8 homes for sale and 1 pending, asking from $549,900 to $1,074,000 (median $719,409). Over the 12 months ending 2026-11-11, 10 recorded sales closed at a median of $657,500, $335 per square foot, a median 44 days on market, sellers accepting 93% of original asking. Homes listed or recently sold were built 1989–1995; 6 of 9 report an HOA (median $58/mo); none of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $7,270 ($6,830 with the full homestead exemption).
Last 30 days in Berkshire Lakes: 4 new listings (median asking $838,909), 1 under contract right now. As of November 12, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Berkshire Lakes
Live MLS inventory for Berkshire Lakes. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 0 daysTop listing
Active · 125 days
Active · 14 days
Active · 22 days
Active · 44 days
Active · 90 days
Active · 19 days
Active · 33 daysActive and pending Berkshire Lakes listings as of 2026-11-12, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Berkshire Lakes right now
🟢 Buyer-leaning market. 9.6 months of supply and 11% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: High (9 active and pending listings, 10 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 13, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Berkshire Lakes market snapshot (as of November 11, 2026): the median sale price is about $658K ($335 per sq ft over the trailing 12 months of closed sales), a median 44 days on market for closed sales, and 9.6 months of supply, a buyer-leaning market.
In ZIP 34104 (Naples), 87 homes closed in the last 12 months at a median of $500K ($335/sq ft), with a median 47 days on market. Right now 104 active and 15 pending listings put supply at about 14.3 months — a soft market. See the live ZIP 34104 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 31 homes in Berkshire Lakes that have changed hands since 2007, built between 1989 and 1995 (median 1993), with a median living area of about 1,814 sq ft and a typical 3-bedroom, 2-bath layout. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
The setting & the homes.
Aerial and on-site photos of Berkshire Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Berkshire LakesBerkshire LakesBerkshire LakesBerkshire LakesBerkshire LakesBerkshire LakesBerkshire LakesBerkshire LakesPhotos from Florida Gulf Coast MLS listings in Berkshire Lakes; content deemed reliable but not guaranteed.
Berkshire Lakes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Berkshire Lakes buying strategy.
If we were buying in Berkshire Lakes today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Berkshire Lakes.
A closer look at the Berkshire Lakes market
At a median of $335 per square foot, Berkshire Lakes prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 9.6 months of supply, a buyer-leaning market. Homes that do trade take a median 44 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Berkshire Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Tools for a Berkshire Lakes buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Berkshire Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Berkshire Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Berkshire Lakes home worth?
Get a no-obligation home value based on real comparable sales in Berkshire Lakes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Berkshire Lakes
Homes in Berkshire Lakes that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 6 on record.
- 311 Henley Dr · off market
- 6647 Craven Hill Way · off market
- 6670 Huntley Ln N · off market
- 6721 Sloane Pl · off market
- 6769 Berwick Pl · off market
- 912 Belville Blvd · off market
| Location | Naples, Collier County, FL · ZIP 34104 |
|---|---|
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $657,500 median across 10 closed sales · $335 per sq ft |
| Days on market (closed sales) | 44 median |
| For sale right now | 8 active, 1 pending · median asking $719,409 · 9.6 months of supply |
Data as of November 11, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Berkshire Lakes key facts,” movewithmomentum.com/neighborhoods/berkshire-lakes, data as of November 11, 2026.
Housing distress & ownership in Berkshire Lakes, Naples
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Berkshire Lakes
The newest homes for sale in Berkshire Lakes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 559 Henley Dr $1,074,000 · 5 bd · 4 ba · 3,484 sq ft · new today Courtesy of Tropics Real Estate, LLC
- 316 Lambton Ln $879,000 · 4 bd · 3 ba · 2,428 sq ft · listed Oct 30, 2026 Courtesy of Premiere Plus Realty Company
- 6635 Vancouver Ln $550,000 · 3 bd · 2 ba · 1,504 sq ft · listed Oct 25, 2026 Courtesy of Premier Sotheby's Int'l Realty
- 275 Lambton Ln $798,818 · 4 bd · 3 ba · 2,241 sq ft · listed Oct 22, 2026 Courtesy of Premiere Plus Realty Company
- 590 Lambton Ln $549,900 · 3 bd · 2 ba · 1,686 sq ft · listed Oct 11, 2026 Courtesy of Staton Properties, LLC
- 6630 Middlesex Pl $640,000 · 3 bd · 2 ba · 2,085 sq ft · listed Sep 30, 2026 Courtesy of Realty One Group MVP
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Berkshire Lakes Right Now (9)
All 9 active and pending Berkshire Lakes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 559 Henley Dr · $1,074,000 · 5 bd / 4 ba · listed Nov 4, 2026 · listed by Tropics Real Estate, LLC
- 316 Lambton Ln · $879,000 · 4 bd / 3 ba · listed Oct 29, 2026 · listed by Premiere Plus Realty Company
- 720 Belville Blvd · $515,000 · 3 bd / 2 ba · pending · listed Oct 23, 2026 · listed by John R Wood Properties
- 275 Lambton Ln · $798,818 · 4 bd / 3 ba · listed Oct 12, 2026 · listed by Premiere Plus Realty Company
- 6635 Vancouver Ln · $550,000 · 3 bd / 2 ba · listed Oct 9, 2026 · listed by Premier Sotheby's Int'l Realty
- 590 Lambton Ln · $549,900 · 3 bd / 2 ba · listed Oct 1, 2026 · listed by Staton Properties, LLC
- 6630 Middlesex Pl · $640,000 · 3 bd / 2 ba · listed Sep 14, 2026 · listed by Realty One Group MVP
- 6832 Compton Ln S · $617,499 · 3 bd / 3 ba · listed Aug 30, 2026 · listed by DomainRealty.com LLC
- 308 Wentworth Ct · $1,048,000 · 4 bd / 3 ba · listed Aug 14, 2026 · listed by Alfred Robbins Realty Group
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Naples guides & data
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Florida buyer guides
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Lambton Lane (6 homes on record)
- Lambton Lane (1 homes on record)
Recent Developments in Berkshire Lakes
Development, infrastructure, retail, and school activity affecting Berkshire Lakes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Sale of 11.4-mile rail corridor for Bonita Estero Rail Trail nears closing
Estero, Bonita Springs and Collier County are set to buy the Seminole Gulf Railway corridor for $60 million, with closing expected by Jan. 14, 2027. Soil testing found elevated arsenic and hydrocarbons that consultants say can be managed with engineering controls. The corridor is planned as the multiuse Bonita Estero Rail Trail.
What it may mean for the marketA continuous trail through Estero and Bonita Springs would add a walking and biking route connecting residential areas to shopping and regional trails. The site is about 5 miles north of Berkshire Lakes.
Source: Gulfshore Business - October 2026Retail & Dining
Paragon Theaters to open 11-screen cinema at Mercato in North Naples
Mercato's leasing agent announced on Oct. 21 that Paragon Theaters signed a lease for about 33,700 square feet on the second floor, formerly home to Alamo Drafthouse and Silverspot. The cinema is expected to open in early 2027 with premium large-format screens and in-seat dining. Paragon will keep its Pavilion location on U.S. 41 North.
What it may mean for the marketRefills a vacant entertainment space at Mercato and restores a movie option within the North Naples retail district. The project is about 7 miles south of Berkshire Lakes, elsewhere in Collier County.
Source: Gulfshore Business - September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 1 mile northwest of Berkshire Lakes.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 10 miles east of Berkshire Lakes, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The project is about 13 miles east of Berkshire Lakes, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 10 miles northeast of Berkshire Lakes.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
13% of homes for sale in ZIP 34104 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-13).
What it really costs to own in Berkshire Lakes
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $2,914/yr across 18 listings here (MLS tax records, 2026-11-13). |
|---|---|
| HOA dues | Median $690/year (about $58/month) across 6 MLS listings (most billed annually; 2026-11-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Collier County is $2,147/yr (2,002 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1992 across 18 listings. An original roof here would be about 34 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $480/month (tax $243, HOA $58, insurance $179). An estimate from the sources above, not a quote.
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Ask an agent about Berkshire Lakes
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Frequently Asked Questions
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Is Berkshire Lakes a good place to live?
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (10 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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