Le Rivage

Le Rivage is a single tower in Park Shore, on land that reaches the water. One address, 4351 Gulf Shore Boulevard North, covers all 37 homes, finished in 1996.

The rule that outranks everything else here is that you can't rent a home out. The declaration's leasing article is four words long: "No Unit may be leased." Any occupancy by someone other than the owner counts as a lease if money, goods or services change hands, written agreement or not, and renting counts the same way. That covers seasonal stays as much as annual ones.

How are the 37 homes laid out?

The tower runs on three floor plans: 6,062 square feet on 15 homes, 6,131 on another 15, and 7,511 on the remaining 7. Fifteen floors hold two homes each, one north and one south, numbered from 4 up to 19, skipping 13. Seven single-home floors sit above, Penthouse One through Seven. The lobby, the parking and a storage floor sit underneath.

Each home carries three parking spaces, four for the 7 penthouses and one other home, written into the deed by number rather than allocated by the board. Every home also has third-floor storage.

Who owns the beach frontage?

The condominium does, holding about 4.2 acres outright that run west until the sand takes over, with no club and no membership standing between a home and the beach. The heated beachfront pool and spa sit at the beach end, alongside tennis courts, a fitness room, a card room and two guest suites for houseguests.

Park Shore also has a neighborhood association, separate from the condominium and voluntary to join. It bills nothing in this building, and beach access here doesn't depend on it.

What does it cost to own here?

Sold prices at Le Rivage have run from around $10 million to around $10.5 million, which is history rather than availability.

Budget around $9,200 a month. That's the top of a planning range, and much of the building sits under it. The association budgets in annual shares, so that monthly number is a year divided out. Installments are payable in advance and turn delinquent ten days later. Whether they fall monthly or quarterly is the board's choice, not the documents'.

Le Rivage Association, Inc. is the only organization an owner here pays, and no second body collects dues. The declaration counts as common expenses: water and sewer for the common areas and each home, gas for cooking and the fireplaces, bulk cable, telephone and internet, interior pest control, landscaping, pool service, trash, janitorial service, staff wages, accounting and legal fees, and funded reserves.

Shares are set by floor area, not split evenly. A 7,511 square foot home carries about a quarter more of every common expense, and of every special assessment, than a 6,062 square foot one. Voting runs the other way: one vote per home, a 1/37th interest each, whatever the size.

What happens when you buy or sell?

The board approves the sale, and it isn't a formality. An owner gives notice of the intended sale with the contract, and the board can require an application, references, verification of past residency or employment, and an interview with the buyer plus anyone else who'll occupy the home. If it disapproves, the owner can force it to find a cash purchaser at an appraised price. A transfer fee applies too, capped by Florida law, so build both into your timetable before you offer.

What are the rules on pets and houseguests?

Cats or dogs only, two animals in total, and they have to belong to the owner or to the registered occupant of record. "No other pets, except tropical fish, are permitted." Nothing in the declaration limits an animal's size or weight. Guests and staff can't bring one in, and a nuisance animal can be ordered out. Occupancy while an owner is away is limited too, so check the current rules before lending it out.

What should you read before you offer?

Two papers matter more here than any amenity list. Florida puts a tower of this age in front of a qualified engineer at fixed intervals: frame, roof, waterproofing, the skin of the building. The association must hold real money against whatever turns up. The City of Naples handles that here rather than the county, and its list puts Le Rivage among the buildings owing a first examination in 2024. A schedule says nothing about findings. Ask for the engineer's report and the funding plan behind it, because a large repair split 37 ways by floor area lands hard on one home.

Then the glass. The split the declaration draws decides who pays for the most exposed part of a building sheathed in it.

• The association: the exterior glass curtain wall and the windows set in it, exterior painting, the roof, the parking areas and the ground floor storage.
• The owner: the windows that open, the sliding glass doors, the screens and their frames, floor coverings including balconies and terraces, appliances, and the indoor air conditioning.

Swapping carpet for tile or stone takes a sound deadening layer underneath and written approval first.

A recorded state agreement caps how much of this land can be built on or paved toward the water, and the Florida Department of Environmental Protection can enforce that cap directly. The dune side can't be built up any further than it already is.