Berkshire Lakes
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Flagler County MLS
As of September 2026, Berkshire Lakes in Naples, FL has 6 homes for sale and 3 pending, asking from $624,999 to $1,100,000 (median $836,750). Over the 12 months ending 2026-07-29, 27 recorded sales closed at a median of $590,000, $321 per square foot, a median 45 days on market, sellers accepting 94% of original asking (-12% versus the prior year). Homes listed or recently sold were built 1989–1994; 4 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 $6,520 ($6,080 with the full homestead exemption).
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 and pending Berkshire Lakes listings as of 2026-09-01, 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
🔴 Off the recent peak. The trailing-12-month median ($590K) is down 11.6% from the prior 12 months ($668K).Momentum Research, record-level Flagler County MLS closed sales, 12-month windows ending July 29. Confidence: High (27 and 26 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: Flagler County 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 July 29, 2026): the median sale price is about $590K ($321 per sq ft over the trailing 12 months of closed sales), and a median 45 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level Flagler County MLS closed sales (27 closings in the current window).
Berkshire Lakes is a community of 814 homes in Naples, Collier County, built between 1988 and 2003 (median 1993.0), with a median living area of about 2,220 square feet. 75% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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
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Berkshire LakesPhotos from Flagler County MLS listings in Berkshire Lakes; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level Flagler County MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($590K) IS the median in the snapshot above, and the move from 2025 ($668K) IS the -11.6% one-year change.
Windows contain 2 to 45 sales each (27 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Berkshire Lakes Market Scorecard
Berkshire Lakes is currently a thin data market. Limited supply, a median asking price of $836,750, and homes go under contract in about 52 days.
Typical home value in the 34104 ZIP is $350,338, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
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.
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 Flagler County 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 $321 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.
The trailing-12-month median down 12% year over year. Homes that do trade take a median 45 days on market, useful leverage on any listing that has lingered.
The housing stock is 814 homes built between 1988 and 2003, and 75% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Berkshire Lakes buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.5). Basis: Recent Direction -11.6% year-over-year; Owner Commitment 75% owner-occupied; Pricing Power 93.7% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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.
See homes for sale in Berkshire Lakes on the map →
Frequently Asked Questions
What is the median home price in Berkshire Lakes?
How long do homes in Berkshire Lakes take to sell?
How many homes are in Berkshire Lakes?
What share of Berkshire Lakes is owner-occupied?
When were the homes in Berkshire Lakes built?
Do cash buyers compete in Berkshire Lakes?
Who is the best real estate agent for Berkshire Lakes?
How do I find a top Naples real estate agent who knows Berkshire Lakes?
Can Momentum Realty connect me with an agent for Berkshire Lakes?
Nearby Communities
Explore more neighborhoods near Berkshire Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | Flagler County MLS closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (30 streets, ZIP 34104)) |
| Under-contract shares | Flagler County MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (471 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 Flagler County 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Flagler County MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Naples & Naples & Collier County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Naples & Collier County or the full Neighborhood Finder.
See how Berkshire Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: