Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Collier County recorded-sale file (county file dated 29 August 2026), queried 30 September 2026
To buy a home in Avalon Park in 2026, you buy a resale: Pulte reports the neighborhood sold out in September 2026, and the 11 resales the county recorded in the twelve months to August 2026 closed at a $538,000 median, in a range of $450,000 to $725,000. McGreevy and Comisar are Southwest Florida buyer's agents who work in the Ave Maria town every week, and this is our guide to buying in the Pulte neighborhood wrapped around Donahue Academy, the closest to the town center. This guide covers one neighborhood; for the whole town, see our Ave Maria community guide.
Most of Avalon Park's recorded history is the builder's: 57 of its 68 recorded sales in that window were Pulte's first sales of new homes, most at a $500,000 median. So the first question for a buyer is how a resale compares with what Pulte charged and with what Pulte charges now at Gatherpoint across town, and this guide answers it with the records before you write an offer.
For the neighborhood itself, see our Avalon Park neighborhood guide. If you own a home to sell first, see our guide to selling a home in Avalon Park.
To buy a home in Avalon Park in 2026, get pre-approved or confirm your cash, sign a written buyer agreement with your agent before touring, choose between an Avalon Park resale and a new Pulte home at Gatherpoint, choose a phase and lot, order the estoppels from both associations, get an insurance quote with the flood zone in hand, and use the inspection period to check the district assessment, the storm protection and the permits.
The order matters more in Avalon Park than in most neighborhoods because the builder is gone and the paperwork is not standard. Pulte never published the neighborhood association's fee, the plat reads "Ave Maria Unit 7 Liberty Park" on many deeds, and two homes on neighboring streets can sit in different flood zones. We gather those documents for every home on your short list before you offer.
This guide covers why buyers work with us, what the market looks like for buyers now, Avalon Park resale against a new Pulte home at Gatherpoint, where to buy inside the neighborhood, how Avalon Park compares with Ave Maria's other neighborhoods, the Stewardship District and association fees, flood and insurance, taxes and closing costs, how the NAR settlement changed buyer representation, schools, daily life, honest pros and cons, a pre-offer checklist, and more than thirty answers to the questions buyers ask us about Avalon Park.
These are the ten facts an Avalon Park buyer should know in September 2026, each drawn from the Collier County deed record or a state, federal, district, builder or local-news source.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we represent Avalon Park buyers with the same county-record data we use to price listings. We show you what homes in the neighborhood actually sold for, what Pulte charges for the same plans at Gatherpoint, and where the negotiating room is.
If you're searching for the best buyer's agent in Avalon Park, Ave Maria, Florida, McGreevy and Comisar represent homebuyers across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties, whether you are relocating, moving up to a family neighborhood or buying your first home. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For a side-by-side look at how to choose an agent in this market, see our guide to the best real estate agents in Ave Maria.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, which means our buyers hear how Avalon Park sellers think about price, timing and repairs from the people who advise sellers every week. We read the deed record for both plat names, 68 recorded Avalon Park sales in the last twelve months, and use it to tell you when a list price is ahead of the market and when it is fair.
While Pulte was selling, the builder's sales center answered a buyer's questions about the plat, the fees and the plans. Now the questions come to an agent: what the neighborhood fee is when Pulte never published it, why a deed says "Liberty Park," which district bond line is on the tax bill, whether the house has impact glass or shutters, and whether the lot maps in Zone AH. We answer each from the records before you offer.
For every home on your short list we check the FEMA flood zone and any map amendment, which bond series sets the district assessment, both associations' documents, the roof and storm-protection details, the permit history, the remaining Pulte warranty and the recorded price the seller paid. You tour fewer homes and make an offer with fewer surprises.
We will not push you toward a bigger budget than you asked for, and we will not tell you a home is outside a flood zone, carries a certain assessment or has impact glass unless a document says so. Our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
If you are ready to start, call Jesse direct at (239) 898-6072 or request an Avalon Park buyer consultation. Selling a home first? Get a free Avalon Park home valuation if you own in the neighborhood, or see our guide to what an Ave Maria home is worth.
Avalon Park is a thin but negotiable resale market in the fall of 2026: the county recorded 11 resales in twelve months at a $538,000 median, and ZIP 34142 carried 9.3 months of supply and 264 active listings in August 2026, well above the six months usually called balanced. A well-priced resale in a sold-out neighborhood still sells; a stale one gives a buyer room.
Data updated: September 2026 (Collier County recorded sales through 17 August 2026; NABOR July 2026 report; Florida Realtors SunStats August 2026; Freddie Mac rate of 24 September 2026).
| Window | Type of sale | Sales | Median price | Low | High |
|---|---|---|---|---|---|
| 12 months to August 2026 | All qualified sales | 68 | $505,000 | $370,000 | $946,600 |
| 12 months to August 2026 | Builder-direct (first sale of a new home) | 57 | $500,000 | $370,000 | $946,600 |
| 12 months to August 2026 | Resales | 11 | $538,000 | $450,000 | $725,000 |
| 24 months to August 2026 | All qualified sales | 141 | $515,700 | $370,000 | $1,089,500 |
| 24 months to August 2026 | Builder-direct (first sale of a new home) | 121 | $515,000 | $370,000 | $1,089,500 |
| 24 months to August 2026 | Resales | 20 | $555,000 | $375,000 | $750,000 |
Source: Collier County property appraiser public data files, DOR-qualified improved sales on the Avalon Park and "Ave Maria Unit 7 Liberty Park" plats in ZIP 34142. Builder-direct means the first qualified sale of a home within a year of its year built; it is an estimate of the split.
Eleven resales is a small set. One large lakefront sale or one modest one moves the median by thousands of dollars, which is why the resale median ($538,000) can sit above the builder-direct median ($500,000) without meaning resales cost more like for like. We compare homes of the same plan, size and lot, not medians.
In July 2026 NABOR's Immokalee and Ave Maria area recorded 21 single-family sales at a $419,000 median, flat with July 2025, with homes taking 111 days on average to sell and sellers receiving 97.5 percent of list price. Single-family inventory stood at 170 homes, or 9.3 months of supply. Florida Realtors SunStats put ZIP 34142 at a $394,500 median sale price on 30 closed sales in August 2026, with 264 active listings, 9.3 months of supply and a 54-day median time to contract, while the Naples-Immokalee-Marco Island metro tightened to 5.7 months with a $595,000 median. Those reports cover Ave Maria and Immokalee together and run below Avalon Park's own sales.
Avalon Park's own days on market, list-to-sale ratio and active inventory come from the Southwest Florida MLS. MLS figures were not available for this edition (30 September 2026) and will be added in a dated update.
Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 7.03 percent for the week of September 24, 2026. At that rate the principal and interest on a $430,400 loan, 80 percent of the $538,000 resale median, is about $2,872 a month. Pulte's affiliated lender may advertise lower rates on Gatherpoint homes; those offers are real but are usually paid for out of the price or other incentives, and we compare the total cost both ways.
With more than nine months of supply in the ZIP, many sellers have room to give on price, closing-cost credits or repairs. The exception is the well-priced resale on a sought-after lot in a sold-out neighborhood, which can go quickly. We tell you which kind of listing you are looking at from the recorded sales.
Buy a resale in Avalon Park when you want a finished lakefront neighborhood a short walk from Donahue Academy and the town center, mature landscaping and lawn care in the association fee, and a home you can close on in 30 to 45 days; buy new at Gatherpoint when you want current code, natural gas, a full new-home warranty and a lower entry price and can accept construction around you for years.
The two are closely related: Gatherpoint reuses Pulte plan families, including the Cedar, Mystique and Easley that Avalon Park also offered, so a buyer can compare near-identical floor plans. The comparison is about location, age and price, and price is less obvious than it looks.
| Date | Pulte pricing | Source |
|---|---|---|
| 2021 | Four- or five-bedroom homes with a pool in the $400,000 to $500,000 range | Ave Maria Sun |
| October 2024 | From the $400,000s, after a $30,000 base-price cut | Ave Maria developer |
| May 2025 | Distinctive series from $389,990; Echelon series from $469,990 | Ave Maria Sun |
| 2026, final plans | Ashby from $439,990 (2,298 square feet); Easley from $459,990 (2,685); Roseland from $679,990 (4,272) | Pulte |
Base prices exclude lot premiums and options. Pulte's Avalon Park page read "We're Officially Sold Out!" in September 2026, so those are historical prices, not offers you can accept.
| Question | Avalon Park resale | New Pulte home at Gatherpoint |
|---|---|---|
| Recorded price level | $538,000 resale median; $450,000 to $725,000 range (11 resales, 12 months) | Quick move-ins: Cedar $495,225, Mystique $572,685, Easley $648,940; townhomes from $279,990 |
| What the price includes | The home as it stands, with landscaping and any upgrades | Base price plus lot premium and options, in the quick-move-in examples |
| Who writes the contract | Usually the Florida Realtors and Florida Bar AS IS contract | The builder, on its own form |
| Deposit | Negotiated, held by a title company or broker | Set by the builder, often larger and sometimes non-refundable |
| Inspection | Full inspection period in the contract | Builder walk-throughs; independent inspections at key stages are worth paying for |
| Warranty | Pulte's brochure calls the warranty transferable; confirm the remaining term | Full new-home warranty |
| Utilities | Electric | Ave Maria's first natural gas community |
| Timing | 30 to 45 days is typical | Quick move-ins close in weeks; to-be-built homes take months |
| Negotiation | Price, credits and repairs | Incentives and closing-cost credits more often than price cuts |
| Location | Closest neighborhood to the town center, around Donahue Academy | Next to the new Ave Maria Elementary, with construction around it |
Sources: Collier County recorded sales; Pulte, Avalon Park and Gatherpoint pages; Ave Maria developer, January 2026. Gatherpoint has 947 homes planned on 328 acres, with townhomes, attached villas and three single-family collections.
A resale buyer pays for a finished lot, mature landscaping, a pool or other upgrades a builder would charge for, and a walk to town that Gatherpoint cannot offer. The recorded resale median is above the builder-direct median for that reason and because eleven sales is a small set. We compare a specific resale with Pulte's closest plan at Gatherpoint, after lot premium, options and incentives, so you know whether a price is fair.
On September 26, 2026 Pulte advertised up to $17,000 off select move-in-ready Gatherpoint homes through September 28. Incentives change weekly, so we check what is current the week you shop and ask for it in writing.
If you also want to see Gatherpoint, we register you on your first visit, read the purchase agreement and addenda with you, flag deposit, delay and warranty terms, compare the builder's lender offer with at least one outside quote, and arrange independent inspections before drywall and before closing. Builders in Ave Maria work with outside buyer's agents, and a buyer does not pay more for the home because an agent is involved. For the builder-by-builder picture, see our guide to new construction homes in Ave Maria.
Where to buy in Avalon Park depends on age, lot and flood zone: Phase 1, the original Liberty Park lots with 154 homes, was completely sold and built by April 2021, while Phase 2's 251 lots, almost all with water views, sold from April 2021 until Pulte closed out in 2026. The two phases differ in plat name, likely systems age, bond series and, in our seven-address sample, flood zone.
| Question | Phase 1 | Phase 2 |
|---|---|---|
| Homes | 154 | 251 |
| Sold and built | By April 2021 | April 2021 to September 2026 |
| Plat name on deeds | Largely "Ave Maria Unit 7 Liberty Park" | "Avalon Park" |
| Plans | Earlier models such as the Creekview, Stonewater, Layton and Layton Grande | Distinctive and Echelon series |
| Lots | 60- and 65-foot widths on the Unit 7 plat | Almost all with water views |
| Flood zone at sampled addresses | Zone X (Seton Way, Owens Way) | Zone AH (Washington Place, Arlington Drive, Reverence Place, Traditions Drive) |
Sources: Ave Maria Sun, 2021 and 2024; Ave Maria Stewardship Community District 2018-2019 roll and January 2022 disclosure; FEMA National Flood Hazard Layer, queried 24 September 2026. The flood column describes seven addresses, not every lot.
It tells you the likely age of the roof and systems, whether the home may have shutters rather than impact glass, which district bond series it pays and how its flood determination is likely to read. A Phase 1 home near Seton Way and a Phase 2 lakefront home on Traditions Drive are different purchases even at the same price.
Pulte built 11 plans in two series, from 1,662 to 5,363 square feet. The Distinctive series includes the Cedar (1,662 square feet, three bedrooms), Highgate (1,850, four), Mystique (1,889 to 3,037), Whitestone (2,894), Yorkshire (3,416) and Valencia (4,342, four to seven). The Echelon series includes the Ashby (2,298 to 2,365), Easley (2,685 to 3,008), Oakhurst (3,820 to 3,890), Roseland (4,272 to 4,674) and Upton (5,363, six to seven). The county records total building area rather than living area, so we confirm size from the plan or the house.
Pulte's brochure specifies steel-reinforced concrete block construction, engineered roof trusses with hurricane tie-downs, tile roofs, whole-house gutters and stucco, and the Ave Maria Sun reported in December 2024 that Pulte's Ave Maria homes are built to a 160-mile-per-hour wind rating and a foot or more above the base flood elevation. Pulte's current feature list and the Sun's 2023 profile say impact glass is included, while the brochure also lists galvanized steel hurricane shutters, so check each house with a wind-mitigation inspection.
The Ave Maria Sun's 2023 profile lists a 10-year structural, 5-year water infiltration, 2-year mechanical and 1-year workmanship warranty, and Pulte's brochure describes the warranty as transferable. A buyer of a recent home should confirm the remaining term with Pulte.
Avalon Park has pocket parks, lakes and a private playground, and no private clubhouse or pool; residents use Ave Maria's town amenities, including North Park and the water park. Pools and fences are permitted under the association's rules, according to the Sun's 2023 profile. The neighborhood is all-ages, with no 55-plus designation.
Avalon Park is Ave Maria's walkable, finished family neighborhood: smaller than Maple Ridge, all-ages unlike Del Webb Naples, without The National's golf, and with recorded prices in the same range as Maple Ridge and Del Webb Naples. Its closest new-home alternative is Pulte's own Gatherpoint, across town.
| Neighborhood | Builder | Who it suits | Recorded sales, last 12 months | Median, last 12 months | New homes today |
|---|---|---|---|---|---|
| Avalon Park | Pulte | All ages; walkable to the town center and Donahue Academy | 68 | $505,000 | Sold out; resale only |
| Maple Ridge | CC Homes | All ages; single-family with its own clubhouse | 135 | $464,400 | From $334,990 to $674,990 |
| Del Webb Naples | Del Webb (Pulte) | 55-plus active adult | 103 | $475,000 | Villas and single-family from $299,990 |
| The National Golf and Country Club | Lennar | Gated golf; condos, coach homes and single-family | 219 | $260,000 | Coach homes from $349,999 and Terrace condos from $256,862 |
| Gatherpoint | Pulte and Lennar | All ages; newest village, natural gas | not yet on the county file | n/a | Townhomes from $279,990 |
Sources: Collier County recorded sales, 1 September 2025 to 17 August 2026; builder sites on 26 September 2026. The National's median is low because most of its recent sales were new condominiums.
Avalon Park and Maple Ridge are Ave Maria's two main all-ages single-family neighborhoods. Avalon Park is smaller, finished and walkable to the town center, with lawn care in its fee; Maple Ridge is larger, still selling, with its own clubhouse and owner-kept yards. Choose Avalon Park to walk to school and the town center in a finished neighborhood, and Maple Ridge for a clubhouse and the option of a new home. See our Maple Ridge guide for Maple Ridge at the neighborhood page.
Del Webb Naples is the 55-plus choice, with two clubhouses, and The National is the gated golf choice. A family buyer comparing them with Avalon Park is usually choosing between amenities and walkability; Avalon Park's answer is the town center and the school on foot.
The Ave Maria Stewardship Community District is the independent special district, created by the Florida Legislature in 2004 under Chapter 2004-461, Laws of Florida, and governed by Chapter 189 of the Florida Statutes, that built and maintains Ave Maria's roads, water management and common infrastructure. Every Avalon Park home pays it through a flat assessment on the county tax bill, $1,616.98 to $2,531.25 a year for a single-family home in town in 2025-2026.
The district is not a homeowners association. It is a public body with its own board of supervisors, and its assessments are collected by the Collier County Tax Collector with your property taxes each November. It was created by special act and is not a chapter 190 community development district.
| Part of the assessment | Avalon Park lots, 2018-2019 roll | Town schedule, 2025-2026 budget | Proposed 2026-2027 |
|---|---|---|---|
| Operations and maintenance | $326.15 a lot | $841.98 per home, with reserves | $984.20 per home |
| Debt, 2006 bond series | $959 | part of the total below | not yet final |
| Debt, 2012 bond series | $1,271 | part of the total below | not yet final |
| Total, single-family | $1,285.15 or $1,597.15 a lot | $1,616.98 to $2,531.25 | $1,759.20 to $2,673.47 |
Sources: Ave Maria Stewardship Community District 2018-2019 assessment roll; final 2025-2026 budget; proposed 2026-2027 budget (revision 1, June 4, 2026). The 2018-2019 figures are dated and the tax bill shows the current amount for your parcel.
The operating charge is the same for every home. The debt line depends on which bond series financed the infrastructure for that lot, and Avalon Park's roll shows two series. We read the parcel's last tax bill and the district's current schedule for every home you consider, so the number in your budget is the real one.
Bond debt assessments can typically be prepaid in full under the district's rules, which removes the debt line from future bills while the operating charge continues. Ask the district manager for a payoff figure before you decide; the prepayment amount is set by the district, not the seller.
An Avalon Park home pays three layers on top of property tax: the Avalon Park neighborhood association, the Ave Maria Master Association for town-wide common areas, and the Stewardship District on the tax bill. Pulte never published the neighborhood association's fee, so the estoppel certificate for the specific home is the number to trust.
Florida caps an association's estoppel fee under section 720.30851 of the Florida Statutes at $299 plus $119 for delivery within three business days under the inflation adjustment in effect since July 1, 2022, and a seller must give you the association's disclosure summary before you sign under section 720.401.
Ask FirstService whether the neighborhood board has transitioned from the developer to owners, since the neighborhood is sold out and turnover is the next governance step. The answer affects who sets the budget and the rules.
Avalon Park sits about 24 miles inland, beyond the reach of Gulf storm surge, and the developer reported no significant damage in Ave Maria from Hurricanes Irma, Ian, Helene and Milton. But FEMA's flood maps date from May 16, 2012, before the neighborhood was graded, and four of the seven Avalon Park addresses we checked map in Zone AH, a Special Flood Hazard Area that triggers flood insurance on a federally backed loan.
| Address | FEMA zone | Special Flood Hazard Area | FIRM panel |
|---|---|---|---|
| 4364 Washington Place (former sales center) | AH | Yes | 12021C0260H |
| 4300 Arlington Drive | AH | Yes | 12021C0260H |
| 4290 Reverence Place | AH | Yes | 12021C0255H |
| 4107 Traditions Drive | AH | Yes | 12021C0255H |
| 4930 Seton Way | X | No | 12021C0260H |
| 4392 Owens Way | X | No | 12021C0260H |
| 4424 Owens Way | X | No | 12021C0260H |
Source: FEMA National Flood Hazard Layer, queried 24 September 2026. Zone AH marks shallow ponding of one to three feet on the pre-development land, and these seven addresses are a sample.
Homes built on fill above the base flood elevation can often be removed from the Special Flood Hazard Area by a Letter of Map Amendment or a Letter of Map Revision based on Fill, issued parcel by parcel, and Pulte has said its Ave Maria homes are built a foot or more above the base flood elevation. Those letters do not appear on the map layer, so we check FEMA's Map Service Center for each address and ask the seller for the elevation certificate.
Ave Maria's town center sits at about 23 feet of elevation, its power and telecom lines are underground, and the Ave Maria Utility Company runs on-site generation at its water and wastewater plants. Fire Station 32 and Collier County EMS Medic 32 are in town, and Ave Maria Elementary serves as the area's hurricane shelter from August 2026.
| Coverage in Collier County | Average annual premium |
|---|---|
| Homeowners policy including wind | $5,534 |
| Homeowners policy excluding wind | $3,169 |
Source: Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026, data as of March 31, 2026. OIR computes these as total premium divided by policies, so a newer Avalon Park home with documented wind features will often quote below the county average.
Unincorporated Collier County, which includes Ave Maria, holds a FEMA Community Rating System Class 5, a 25 percent discount on every National Flood Insurance Program policy in the county. Under FEMA's Risk Rating 2.0, a newer home built above the base flood elevation often prices far below an older coastal home.
Get the elevation certificate or map amendment, a wind-mitigation report, which shows whether the home has impact glass or steel shutters, and at least two insurance quotes, one with flood, before your inspection period starts. We ask for the seller's current declarations page too, so you can see what the home costs to insure today.
Your Avalon Park property taxes reset to the home's market value on the January 1 after you buy, and the combined millage is about 12.12 mills before the Stewardship District assessment. A homesteaded $538,000 home would pay about $6,021 in property tax plus $1,617 to $2,531 to the district; without homestead, about $6,521 plus the district.
| Levy | 2025-2026 millage |
|---|---|
| Collier County, countywide | 3.2449 |
| Collier County, unincorporated area general fund | 0.6844 |
| Collier County School Board | 4.2490 |
| South Florida Water Management District | 0.0948 |
| Big Cypress Basin | 0.0978 |
| Immokalee Fire Control District | 3.75 |
| Combined, our sum | about 12.12 |
Sources: Collier County fiscal year 2026 adopted budget; Collier County Public Schools budget; South Florida Water Management District final millage; Immokalee Fire Control District Resolution 2025-018. The combined figure is our arithmetic, not a published number; confirm it against the tax bill for the parcel you buy.
| $538,000 home | With homestead | Without homestead |
|---|---|---|
| Ad valorem property tax | about $6,021 | about $6,521 |
| Stewardship District, single-family, town schedule | $1,617 to $2,531 | $1,617 to $2,531 |
| Estimated total | about $7,638 to $8,552 | about $8,138 to $9,052 |
The homestead exemption takes $25,000 off the value for every levy and a second $25,000 off for non-school levies, and the Save Our Homes cap then limits annual increases in your assessed value. Avalon Park's own district line may sit below the town range, so use your parcel's tax bill. Our arithmetic uses the purchase price as the assessed value.
Sixty-two percent of Avalon Park's residential parcels are homesteaded, so many sellers carry a Save Our Homes cap, and the median just value on the county roll was $441,648 against a $505,000 median qualified sale since January 2025. When you buy, the Property Appraiser resets the assessment to market value the next January 1. Always budget from the purchase price, never from the seller's last bill. If you are moving from another Florida homestead, portability can carry up to $500,000 of your Save Our Homes benefit to the new home.
A buyer in Avalon Park usually pays about 2 to 4 percent of the price in closing costs when financing: the lender's fees, Florida's documentary stamp tax on the mortgage note, the intangible tax on the mortgage, the lender's title policy, prepaid insurance and taxes, and two estoppels if the contract assigns them to you. Cash buyers pay less.
| Item | Rate | Who usually pays |
|---|---|---|
| Documentary stamp tax on the deed | $0.70 per $100 of price | Seller, by custom and contract |
| Documentary stamp tax on the mortgage note | $0.35 per $100 of the loan | Buyer |
| Intangible tax on the mortgage | 0.2 percent of the loan | Buyer |
| Owner's title insurance | $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1 million | Set in the contract |
| Lender's title policy issued with the owner's policy | $25 plus endorsements | Buyer |
| Association estoppel certificates | Up to $299 each, plus $119 if rushed; two in Avalon Park | Set in the contract, often the seller |
Sources: sections 201.02, 201.08, 199.133 and 720.30851, Florida Statutes; Florida Administrative Code Rule 69O-186.003.
On a $538,000 purchase with a $430,400 loan, the buyer's state charges come to about $1,506 in note stamps and $861 in intangible tax. An owner's title policy at the promulgated rate would be about $2,765, and whether the buyer or seller pays it is written into the contract. Lender fees, the appraisal, the survey, the inspection, prepaid homeowners and flood insurance, and escrow for taxes and the district assessment come on top.
A builder's contract often charges a community or capital contribution at closing, may require use of the builder's title company to receive an incentive, and can include a lot premium and option charges that are not in the base price. We read those lines before you sign, not at the closing table.
Program funds and limits change; a participating lender confirms eligibility. We work with lenders who close these loans in Collier County.
Since August 17, 2024, a buyer working with a Realtor must sign a written buyer agreement before touring a home, the agreement must state the agent's compensation as a specific amount or rate, and offers of buyer-agent compensation no longer appear in the MLS. Compensation is negotiable, and a seller or builder can still agree to pay it.
The written agreement names the agent, the compensation, how it is paid and the length of the agreement, and the agent may not be paid more than the agreed amount from any source. Under section 475.278 of the Florida Statutes, a Florida licensee works as a transaction broker unless you agree in writing to a single-agent relationship, and the brokerage relationship must be disclosed before the agreement is signed.
Many resale sellers still offer to pay a buyer's agent, and we confirm it and write it into your offer so you know before you sign. If a seller will not pay it, the agreement says what you owe, and we can ask for the amount as a seller credit instead. We explain our compensation in writing before your first tour.
Builders typically pay an outside agent only when the agent registers the buyer, usually on the buyer's first visit to the sales center. Contact us before you visit Gatherpoint, or bring us with you, so the builder's incentives, our representation and the contract review all come at no extra cost to you.
Avalon Park addresses are zoned to Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High in Collier County Public Schools for 2026-2027, and Donahue Academy, a private Catholic school from pre-kindergarten through grade 12, sits in the middle of the neighborhood. Every one of the seven Avalon Park addresses we checked returned the same three public schools.
| School | Type | 2026 state grade | 2025 state grade |
|---|---|---|---|
| Ave Maria Elementary, 4050 Anthem Parkway North | Public elementary | none yet, opened August 2026 | none |
| Corkscrew Middle | Public middle | A | A |
| Palmetto Ridge High | Public high | B | A |
| Donahue Academy | Private Catholic, PK to 12 | not graded by the state | not graded |
Sources: Florida Department of Education school grades 2026; Collier County Public Schools address lookup, queried 24 September 2026; confirm the address you buy on the district's school locator, because zones change.
Avalon Park wraps the Donahue Academy campus, which the Ave Maria Stewardship Community District's roll records as the private K-12 school parcel carved out of the town's original plan, and a 2025 resident put the school at less than half a mile from home. For Catholic and classical-education families, a walk to school is the neighborhood's single biggest draw.
School arrival and dismissal bring traffic to the streets around the campus. Buyers who want the quietest streets should drive them at those times before choosing a lot.
Living in Avalon Park means a finished, family-oriented neighborhood of lakefront single-family homes and pocket parks a short walk from Donahue Academy, North Park, the Oratory and La Piazza. It has no private clubhouse or pool; residents use Ave Maria's town amenities, and the association fee covers lawn care.
The Ave Maria Sun described Avalon Park in 2023 as the closest neighborhood to the town center, within walking distance of the school, the church and North Park, and a 2025 resident put the town center at not even a mile. That walkability is the neighborhood's defining feature, and the newer neighborhoods on the edge of town do not offer it.
Families and multigenerational households. The Sun's 2023 profile described a mix from retirees to families, and a 2025 resident counted 37 children on one street. The county's 2026 preliminary roll shows 62 percent of residential parcels homesteaded and only 2 percent of owners with an out-of-state address, a median year built of 2023 and homes built from 2017 to 2025.
| Destination | Approximate distance or time |
|---|---|
| Donahue Academy | less than half a mile |
| Town center | not even a mile |
| Downtown Naples | about 37 miles, about 53 minutes |
| Southwest Florida International Airport | about 37 miles |
| Gulf coastline | about 24 miles inland, straight line |
Sources: Ave Maria Sun, 2023 and 2025 (walking distances); Ave Maria town guide (drive times).
The NCH Immediate Care Center opened in Ave Maria in spring 2025, and NCH has announced a 150-bed hospital campus starting with a 24-hour emergency department targeted to begin construction around late 2027. Full hospitals are in Naples today, about 30 to 45 minutes away.
In June 2026 Collier County commissioners approved an expansion of 2,042 acres and 6,738 homes, raising Ave Maria's maximum to 17,738 homes. It adds rooftops to support the town center Avalon Park walks to, and traffic on the roads out of town.
It is a full-time neighborhood: 62 percent of residential parcels are homesteaded and 2 percent of owners have out-of-state addresses, and it has no private clubhouse. A seasonal owner should read the recorded declaration for leasing and shutter rules, plan for storm season while away, and expect a non-homestead tax bill at the full millage on market value. We review those documents with you before you offer.
Before making an offer in Avalon Park, check the recorded plat and legal description, both estoppels, the district lines on the tax bill, the flood determination, the wind-mitigation report, the permit history and the remaining Pulte warranty. We work through that list for every home on a buyer's short list.
The biggest advantages of Avalon Park are walkability to the town center and Donahue Academy, a finished neighborhood with lawn care included, lakefront lots and concrete block construction; the biggest drawbacks are no private clubhouse or pool, an unpublished association fee, a partly Zone AH flood map and new-home competition from Gatherpoint.
To see every Avalon Park home for sale today, search our team's listings at DomainRealtyGroup.com or ask us for a custom search, which we send as soon as a matching home is listed. Because Pulte sold nearly all of the neighborhood directly, resale inventory is small, and we watch for new listings and quiet opportunities.
You can browse current Ave Maria listings on DomainRealtyGroup.com, our team's home search, and set up alerts there for new listings and price changes. For a short list built around your budget, phase, lot and flood-zone limits, use the consultation form on this page.
Get a personalized Avalon Park buyer consultation by using the buyer consultation form on this page or by calling Jesse direct at (239) 898-6072. We will compare Avalon Park resales with Pulte's new homes at Gatherpoint in your budget, check flood, district and association details for your short list, and set up alerts for new listings.
If you want to see Gatherpoint too, register with us before your first sales-center visit so the builder recognizes your representation. See how we represent buyers.
If you own a home in Southwest Florida that you plan to sell, get your free Ave Maria home valuation, or see our guide to selling a home in Avalon Park.
Marc Comisar is a top-reviewed Ave Maria buyer's agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
These are the questions buyers ask us most about Avalon Park, answered from the Florida corporate register, the Stewardship District's roll and bond disclosure, Pulte's pages and brochure, the FEMA map, the school district's lookup, local news and the county deed record. If yours is not here, call Jesse direct at (239) 898-6072.
Pulte Homes, in two phases; Phase 1 was completely sold and built by April 2021 and Phase 2 sold from April 2021 until Pulte closed out in 2026.
Yes. Pulte's community page read "We're Officially Sold Out!" in September 2026, so every Avalon Park purchase from here on is a resale.
About 400: 154 in Phase 1 and 251 in Phase 2, which totals 405. Some articles cite a "maximum capacity of 251 homes"; that figure is Phase 2 alone.
Eleven resales closed at a $538,000 median, from $450,000 to $725,000, in the twelve months to August 2026; Pulte's first sales closed at a $500,000 median.
Not automatically. The resale median was above the builder-direct median, because plan size, lot and finish differ and the set is small. We compare a specific resale with Pulte's closest plan at Gatherpoint after lot premium and options.
From the $400,000s in October 2024 after a $30,000 base-price cut; $389,990 for the Distinctive series and $469,990 for Echelon in May 2025; and $439,990 for the Ashby, $459,990 for the Easley and $679,990 for the Roseland in its last 2026 prices.
Gatherpoint, 947 homes on 328 acres, with townhomes from $279,990 and single-family quick move-ins listed at $495,225 to $648,940 in September 2026, next to the new Ave Maria Elementary.
No. It is all-ages and family-oriented. Ave Maria's age-restricted community is Del Webb Naples.
Avalon Park at Ave Maria Neighborhood Association, Inc., state document N06000006216, formerly Liberty Park at Ave Maria Neighborhood Association.
FirstService Residential, at 5080 Annunciation Circle in Ave Maria.
Pulte never published it. The Ave Maria Sun described the fees as low and covering lawn care and landscaping; the exact amount comes from the estoppel.
Avalon Park was platted as "Ave Maria Unit 7 Liberty Park" and the association was renamed in 2015. It is the same neighborhood.
Not a chapter 190 community development district. The Ave Maria Stewardship Community District is an independent special district created by special act and governed by Chapter 189, and it bills operations and debt on the tax bill.
Avalon Park lots paid $1,285.15 or $1,597.15 on the 2018-2019 roll depending on the bond series, and the district's 2025-2026 schedule for a single-family home in town runs $1,616.98 to $2,531.25. Your parcel's tax bill shows the current amount.
Yes. The neighborhood wraps Donahue Academy, and residents describe the school as under half a mile and the town center under a mile away.
No. It has pocket parks, lakes and a playground; residents use the town's amenities, including North Park and the water park.
Pulte specifies steel-reinforced concrete block. Later homes list impact glass; the brochure also lists steel shutters, so check each house with a wind-mitigation inspection.
160 miles per hour, and a foot or more above base flood elevation, according to the Ave Maria Sun.
Yes, both are permitted, subject to association approval.
The Unit 7 lots are platted at 60- and 65-foot widths, and most Phase 2 lots face water.
Pulte's brochure says so. The Ave Maria Sun listed 10 years structural, 5 years water infiltration, 2 years mechanical and 1 year workmanship; confirm the remaining term.
Eleven, across the Distinctive and Echelon series, from 1,662 to 5,363 square feet.
Partly. Four of seven addresses we checked map in Zone AH, all on Phase 2 streets, and three map in Zone X. Check the exact address on FEMA's Map Service Center and ask for any map amendment.
Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High, with Donahue Academy inside the neighborhood.
No gate appears in the records we reviewed; it is an open neighborhood around the school campus.
Order them from FirstService Residential for both associations, the Avalon Park association and the Ave Maria Master Association, under ZIP code 34142.
Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days, as adjusted since July 1, 2022. With two associations, you order two.
About 2 to 4 percent of the price when financing. On a $538,000 purchase with a $430,400 loan, the mortgage note stamps are about $1,506 and the intangible tax about $861.
On a $538,000 home, about $6,021 a year with homestead or $6,521 without, at about 12.12 combined mills, plus the district assessment.
At 7.03 percent, the principal and interest on a $430,400 loan is about $2,872 a month, before taxes, insurance and association dues.
Yes. Since August 17, 2024 a buyer working with a Realtor signs a written agreement before touring, and it states the agent's compensation.
No. Builders in Ave Maria work with outside buyer's agents, and the builder typically pays an agent who registers the buyer on the first visit.
About 37 miles to downtown Naples, around 53 minutes by car.
Leasing is governed by the recorded declaration and the association's rules, which come with FirstService's resale package. We read them before any buyer plans to rent.
Check the plat, both estoppels, the district lines, the flood determination, the wind-mitigation report, the permit history and the remaining warranty. Our checklist above covers each.
Avalon Park is smaller, finished and walkable, with lawn care in the fee; Maple Ridge is larger, still selling and has its own clubhouse.
Same builder and plan families; Avalon Park is finished and closer to the town center, Gatherpoint is new, with natural gas and a full new-home warranty.
An Avalon Park specialist knows which plat and bond series sit under each street, which addresses have map amendments out of Zone AH, how the two associations and their estoppels work, how Pulte's closings and resales compare, and what comparable homes recorded for at the county. That knowledge turns a list price into a fair offer.
We represent buyers and sellers across Ave Maria's neighborhoods, from Del Webb Naples to Maple Ridge and The National, and across the rest of Collier and Lee Counties. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate. Our Avalon Park neighborhood guide covers the neighborhood in full, and our Ave Maria community guide covers the town.
Many of our buyers are moving within Southwest Florida. Our guides to selling a home in Avalon Park and what your Avalon Park home is worth explain how we time the sale and the purchase together.
If you're searching for the best buyer's agent in Avalon Park, Ave Maria, Florida, McGreevy and Comisar represent buyers across Avalon Park, Ave Maria, Naples, Estero and Bonita Springs with honest market guidance and partner-level negotiation. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Avalon Park market record, last 12 months: we tracked 68 recorded sales in the county deed record, 57 of them builder-direct at a $500,000 median and 11 resales at a $538,000 median, per the Collier County file dated August 29, 2026.
Use the buyer consultation form at the top of this page, contact us online, or talk to Jesse direct: (239) 898-6072, text or call. Selling first? Get your free Ave Maria home valuation.
Marc Comisar is a top-reviewed Ave Maria buyer's agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Collier County deed and tax record, state and federal agencies, Florida law, the Ave Maria Stewardship Community District, Pulte and the other builders' own sites, and the town's developer and local news reporting. We do not cite real estate brokerage or listing sites. All sources were retrieved between 21 and 30 September 2026 unless a publication date is shown.
These are the forms, statutes and reference files an Avalon Park buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, the Stewardship District or the federal government.
Prices prepared by McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, from the Collier County deed record (county file dated 29 August 2026, queried 30 September 2026), NABOR's July 2026 report and Florida Realtors SunStats for August 2026. Southwest Florida MLS figures were not available for this edition (30 September 2026) and will be added in a dated update. Brokered by Domain Realty.