Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buy in Del Webb Naples with the #1 team in Southwest Florida since 2012. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Jesse McGreevy's direct line is (239) 898-6072 and Marc Comisar's is (239) 287-5873.
Buying in Del Webb Naples means choosing between two products inside one gated, age-restricted community: a new home from Pulte, or a resale from an owner who bought earlier. The county's recorded sales put numbers on that choice. In the Collier County Property Appraiser file dated 29 August 2026, 96 Del Webb Naples and BelleraWalk homes sold in the trailing 12 months at a median of $485,500. The 53 builder-direct sales sold at a median of $513,000. The 43 resales sold at a median of $425,000, and half of them fell between $348,000 and $575,000. A buyer has about $88,000 of median difference to work with when deciding between new and resale, and a quarterly association bill to weigh on top of either.
This page is for buyers who are considering Del Webb Naples, including BelleraWalk and the Mayflower Way carriage homes. It explains the 55+ occupancy rule in plain terms, the real cost of ownership, how to compare Pulte's new homes with resales, what golf adds, who controls the association and until when, what flood and insurance questions to ask, what you pay at closing, and the steps to a safe purchase. It sits under our Del Webb Naples village page and our Ave Maria hub, and the town-level buyer guide is Buying a Home in Ave Maria. To sell instead, read Selling in Del Webb Naples, and for a value, see Home Valuation in Del Webb Naples.
We represent buyers, and we say so in writing. Matrix MLS figures were not available for this edition, so market statistics come from county recorded sales, the Naples Area Board of REALTORS (NABOR), Florida Realtors SunStats, Freddie Mac and the association's own documents. To talk through your situation, use the buyer consultation form on this page.
Our figures come from the Collier County Property Appraiser's public data files dated 29 August 2026. The group is every DOR-qualified improved sale over $1,000 on the Del Webb Naples plats and the BelleraWalk plat in ZIP 34142 in the trailing 12 months, and the newest recorded sale is dated 30 July 2026. A builder-direct sale is one where the first qualified sale follows within a year of the year built (or the roll shows no year built). Other sales are resales. Mayflower Way carriage-home condos are tracked separately.
Group (trailing 12 months) | Sales | Median price | Low to high | Middle half |
|---|---|---|---|---|
All Del Webb Naples including BelleraWalk | 96 | $485,500 | $265,000 to $1,008,500 | $375,000 to $598,000 |
Builder-direct | 53 | $513,000 | $320,000 to $1,008,500 | $395,000 to $642,350 |
Resale | 43 | $425,000 | $265,000 to $765,000 | $348,000 to $575,000 |
BelleraWalk (all resale) | 7 | $450,000 | $276,000 to $585,000 | $309,900 to $565,000 |
Mayflower Way carriage homes (condo) | 11 | $260,000 | $212,500 to $335,000 | $250,000 to $280,000 |
For a buyer, three readings matter. First, the resale range is wide, from $265,000 to $765,000, so a resale can be a lower-cost entry than any new Pulte plan. Second, 11 resales sold below $350,000, 12 from $350,000 up to $450,000, 6 from $450,000 up to $550,000, and 14 at $550,000 or more. Third, the sales are not evenly spread across the village. Of the 96 sales, 26 were on the Parcels 307 to 310 plat (all builder-direct, median $526,700), 18 on Parcels 301 to 303 and 311 (17 builder-direct, median $378,500), 9 on Parcel 114 (all builder-direct, median $748,300) and 9 on Parcels 209 to 212 (all resale, median $500,000).
Year | All sales | Median, all | Builder-direct median | Resales | Resale median |
|---|---|---|---|---|---|
2019 | 75 | $348,200 | $357,600 | 19 | $300,000 |
2020 | 112 | $342,950 | $384,550 | 48 | $304,250 |
2021 | 162 | $365,000 | $407,700 | 67 | $347,000 |
2022 | 186 | $472,050 | $473,100 | 48 | $462,500 |
2023 | 181 | $570,000 | $580,650 | 57 | $507,000 |
2024 | 139 | $559,600 | $565,800 | 37 | $525,000 |
2025 | 136 | $510,000 | $550,000 | 59 | $460,000 |
2026 through July | 56 | $459,400 | $477,500 | 30 | $409,500 |
The resale median has come down from $525,000 in 2024 to $409,500 in 2026 through July, about 22% lower, and the builder-direct median from $580,650 in 2023 to $477,500, about 18% lower. Resales are now 53.6% of recorded sales in 2026, up from 25.3% in 2019, so the resale market is deeper than it has been. The pattern gives a buyer more to choose from. It does not predict where prices will go next, and we do not forecast them.
Del Webb Naples sits in ZIP 34142, which Florida Realtors and USPS label Immokalee even though the ZIP includes all of Ave Maria. SunStats data for August 2026 shows 30 closed sales, a median sale price of $394,500, 264 active listings, 9.3 months of supply, 54 days to contract and 93.2% of original list price received. Half of the closings (15 of 30) were cash. The Naples metro had 5.7 months of supply and a $595,000 median. The ZIP is loosening while the metro tightens, so a buyer here has more room to negotiate. NABOR's July 2026 report for the Immokalee and Ave Maria area shows 170 active single-family listings, 21 single-family sales, a median closed price of $419,000, 111 days on market until sale and 97.5% of list price received. Those figures blend every neighborhood in the ZIP, so your plat matters more than the average.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed at 7.03% for the week of 24 September 2026, against 6.95% the week before and 6.30% a year earlier. The 52-week range was 5.98% to 7.03%, and the 15-year fixed was 6.42%. Rates move weekly, so confirm a quote on the day you lock. We show payments below at the survey rate for illustration, not as a quote.
Read more on who we are and our buyer representation page. Our town-level guide covers all Ave Maria villages in Buying a Home in Ave Maria.
Pulte is the builder at Del Webb Naples and is still selling. It annexed Parcels 304 to 306 on 11 December 2025 (OR 6534 PG 3259). These were the listed starting prices on delwebb.com when we pulled them on 23 September 2026.
Collection | Plan | Listed starting price | Size | Notes |
|---|---|---|---|---|
Vista | Seagrove | $299,990 | 1,448 sf | 2 to 3 bedrooms, 2 baths, 2-car garage |
Vista | Cascadia | $325,990 | 1,602 sf | A quick move-in Cascadia was listed at $379,990 |
Scenic | Flagstone | $428,990 | 1,448 sf | 2 bedrooms, 2.5 baths |
Distinctive | Prosperity | $454,990 | 1,670 sf | |
Echelon | Stardom | $574,990 | 2,269 sf | 3-car garage |
A listed starting price can describe a plan or a specific quick move-in home, so confirm the current price and inclusions with the builder before you compare. The larger point is that the builder's range overlaps nearly every resale price band. A resale at $425,000 competes with a Scenic Flagstone at $428,990, and a resale at $550,000 competes with a Stardom at $574,990.
Consideration | New from Pulte | Resale |
|---|---|---|
Median price in the county file | $513,000 (53 sales) | $425,000 (43 sales) |
Timing | Quick move-in or a build period | Closing on the contract schedule |
Negotiation | Builder pricing and incentives, which change | Seller price and terms |
Variety | Current collections and plans | Homes built 2007 to 2024, with differing products |
Condition | New, with the builder's own inspection process to ask about | Varies, so an independent inspection matters |
Representation | The builder's sales team represents the builder | Your own agent represents you |
Whichever you choose, a buyer's agent can attend a builder visit with you. Tell the builder's team you are represented before the first visit, and ask Pulte about incentives, included features, the deposit schedule, and the completion timeline in writing. Our new construction in Ave Maria guide explains builders across the town.
On a resale, the inspection and the association paperwork are your protection. We help you review the estoppel certificate, the budget and the HOA disclosure summary before you finalize. For the seller's side of these questions and what they have to disclose, read Selling in Del Webb Naples.
Del Webb Naples is an age-restricted community. Article XVI, Section 30 of the Amended and Restated Declaration (recorded 4 November 2010 at OR 4621 PG 202) says the homes are intended for persons 55 or older and is written to comply with the Florida and federal Fair Housing Acts, including the Housing for Older Persons Act of 1995. The declaration's own unit-level rule is stricter than the federal 80% floor. In plain terms:
We ask every buyer a simple planning question: who will live in the home, and can that household meet the rule? We do not screen buyers on any other basis, and we do not make claims about who lives in the community beyond the written rule. The association administers the rule, and the declaration remains the governing text. You can read it yourself in the document list at the bottom of this page.
The association's annual minutes record that homes closed before 4 November 2010 are not subject to the age restriction, and 62 were grandfathered as of 2014. The exemption passes to a buyer from a grandfathered owner and ends on the next re-conveyance, with exceptions for estates, spouses and trusts. If a home you are considering closed before that date, ask us to check it against the governing documents and the association's records before you rely on it, and do not assume the status without written confirmation.
Homes can be rented only as a whole, for a minimum of 30 days, no more than four times per calendar year, and subleasing needs board approval. An owner who leases hands amenity use rights to the tenant and pays a re-designation fee. The 2014 annual minutes record that Pulte's president reviewed and approved each lease application at that time, so ask the management company what the current process is. If you plan to rent part of the year, read the leasing section of the declaration before you offer.
A buyer's monthly cost is more than principal and interest. Here are the recurring items we can source, and the ones we cannot. From the association's 2026 approved budget, the social assessment is $859.80 a quarter, the lawn series adds to it for a total of $1,213.92 to $1,293.15 a quarter, and a golf membership adds $712.56 a quarter on top.
Quarterly item, 2026 | Garden | Quad | Classic | Estate |
|---|---|---|---|---|
Social assessment (operating $574.80, cable $240.00, reserve $45.00) | $859.80 | $859.80 | $859.80 | $859.80 |
Lawn and landscape series | $354.12 | $358.35 | $403.32 | $433.35 |
Total per quarter, social only | $1,213.92 | $1,218.15 | $1,263.12 | $1,293.15 |
With golf (add $712.56) | $1,926.48 | $1,930.71 | $1,975.68 | $2,005.71 |
The social-only totals are about $405 to $431 a month. The amounts come from the Del Webb Naples Community Association 2026 Approved Budget, adopted 6 November 2025 by a 4-0 vote. The social assessment was $793.83 a quarter in 2024 and $839.09 in 2025. It covers bulk cable, lawn and landscape maintenance under the series, gatehouse and gate systems, roads, and the amenity campus. The Quad series includes a mandatory termite bond of $50.46 a quarter. Whether internet is still part of the Comcast agreement is not confirmed in the budget, so ask before you assume it. Hampton Golf manages the association.
Florida's homestead exemption removes up to $50,000 from the taxable value of a primary residence: the first $25,000 applies to all levies, and the second $25,000 applies to assessed value between $50,000 and $75,000 and excludes school levies. Save Our Homes limits assessment growth after you buy (2.7% for 2026 assessments), but your first-year assessment generally resets to just value after a sale. The county's published rates combine to about 12.12 mills for an Ave Maria parcel, which we have not confirmed against a Del Webb Naples tax bill. At that rate, a $425,000 home with a homestead exemption in its first year would pay about $4,652 in ad valorem taxes. The 2026 preliminary roll shows a median just value of $453,613 for Del Webb Naples parcels, with 71% homesteaded and 12% held by owners with out-of-state addresses. That roll covers part of the village. Amendment 3 (HJR 1-F) is on the 3 November 2026 ballot and would change the homestead exemption and the non-homestead assessment cap if 60% of voters approve it, so a buyer who is not yet a Florida resident should ask a tax adviser how it would apply.
The Florida Office of Insurance Regulation's July 2026 report (data as of 31 March 2026) lists Collier County averages of $5,534 for a homeowner policy including wind, $3,169 excluding wind and $2,271 for a condo unit including wind. Actual premiums depend on the insurer, home value, roof and deductible, so get quotes before you remove your contingency. Citizens personal residential multi-peril policies in Collier fell from 4,602 to 1,839 between 31 August 2025 and 31 August 2026. For flood, FEMA's Risk Rating 2.0 limits most increases to 18% a year, and unincorporated Collier County is a Class 5 community in the Community Rating System, with a 25% discount. Flood zones are address-specific and we did not find a single published zone for Del Webb Naples, so check each address on the FEMA Flood Map Service Center and ask the seller for any elevation certificate and wind mitigation report.
This table adds up the items above for a $425,000 resale (the county file's resale median) with 20% down, $85,000, and a $340,000 loan at 7.03% over 30 years. It is arithmetic on published figures, not a quote.
Monthly item (illustration) | Garden series | Estate series |
|---|---|---|
Principal and interest, $340,000 at 7.03%, 30 years | $2,268.88 | $2,268.88 |
Association social plus lawn series ($1,213.92 or $1,293.15 a quarter) | $404.64 | $431.05 |
Property tax, first-year homestead estimate ($4,651.56 a year) | $387.63 | $387.63 |
Homeowner insurance at the Collier average with wind ($5,534 a year) | $461.17 | $461.17 |
Subtotal | $3,522.32 | $3,548.73 |
Stewardship District, proposed FY2026-27 range ($1,759.20 to $2,673.47 a year) | $146.60 to $222.79 | $146.60 to $222.79 |
Adding the district assessment, the monthly range for the illustration is about $3,669 to $3,772. Golf would add $237.52 a month ($712.56 a quarter). The numbers move with your price, down payment, rate, insurance quote and series, so ask us for a version built on your own inputs.
Golf is optional. The 2010 amended declaration made it optional, and social membership is required with ownership. A golf membership adds $712.56 a quarter ($604.56 operating plus $108.00 reserve), and the Golf Quarterly total is $1,572.36 before the lawn series. An Estate-series golf home pays $2,005.71 a quarter in the 2026 budget.
Whether golf is worth $712.56 a quarter depends on how often you play. The cost works out to about $237.52 a month. Because the membership is tied to the parcel, a golf home and a non-golf home are different purchases, and we compare you only with homes in the same group.
The amenity campus is funded by the association. According to Pulte and the community's own materials, it includes the Oasis Club (12,000 sf, with a fitness center, movement studio, craft and community rooms, a catering kitchen, library and cafe), the Grand Hall (15,000 sf with three adjoining social halls seating 350), an 8,000 sf resort pool with beach entry, a 3-lane lap pool and a hot tub, and 18 sports courts: 12 lighted pickleball, 2 tennis and 4 bocce courts. Other amenities include an amphitheater, a community garden, more than 15 miles of trails, and a fire pit and barbecue area. The Rusty Putter restaurant gives residents a 10% discount, and the association's budget does not include a food and beverage minimum. The community is gated.
Pool and spa hours run sunrise to sunset with no lifeguard, entry uses a key fob, and two fobs are issued per home. A local news report said Del Webb Naples was to host the second annual Winterfest Open pickleball tournament on 15 and 16 February 2025. The town developer's news page says the community was named a 2023 CBIA Community of the Year. Because these are marketing claims and programs change, visit and ask the current Lifestyle staff for the schedule.
Pulte still controls the board. Turnover to resident control happens at the earliest of conveyance of 90% of the parcels, 31 December 2030 (the date set by the 2020 amendment at OR 5724 PG 1392), or an earlier date at Pulte's discretion. The 90% trigger extends when land is annexed, and Pulte annexed Parcels 304 to 306 on 11 December 2025. In November 2025, the board had three Pulte directors and one resident director. In 2025 members gained the right to vote directly on amendments to the bylaws and articles (OR 6488 PG 1344).
The budget carries the developer's deficit-funding statement, which says Pulte does not create or fund reserve accounts under the statute. The association's pooled reserve schedule projects 1,356 homes in 2026 and 2,449 at build-out, with 600 golf memberships, and it shows a reserve fund projected at $377,000 for 2026 for information. Buyers should ask what happens to fees and reserves at turnover. We read the documents with you, but we cannot predict future budgets, and we do not guess.
Item | What the documents say |
|---|---|
Declaration | Amended and Restated Declaration, OR 4621 PG 202, recorded 4 November 2010 |
Management | Hampton Golf, Inc. |
Turnover | By 31 December 2030 at the latest, or at 90% of parcels conveyed |
Budgeted build-out | 2,449 homes, including 600 golf memberships |
Direct member voting | Added by amendment recorded 14 July 2025 (OR 6488 PG 1344) |
Annexation | Parcels 304 to 306 annexed 11 December 2025 |
BelleraWalk is Del Webb Naples Phase II. It began as its own association, filed in 2006, and merged into the Del Webb Naples Community Association effective 1 January 2011. Its declaration (OR 4112 PG 305) is now the Phase II Declaration, and golf was never bundled for Phase II. In the county file, 7 BelleraWalk resales sold in the trailing 12 months at a median of $450,000 (range $276,000 to $585,000), and the homes were built from 2007 to 2016. Among those with a recorded prior sale, the median hold was 9.7 years and the median gain was 46.4%. With 7 sales these are indicators, not rules. BelleraWalk is an older section with no new Pulte inventory, so it is a resale-only choice.
Mayflower Way is a 112-unit condominium enclave (declaration recorded 14 November 2007, OR 4302 PG 3006) with four condominium associations, Sections I through IV, and a Recreation Association with its own pool. Section III (24 units) budgeted $1,387 a quarter for 2026 ($5,548 a year). Section IV (40 units) budgeted $1,317.63 a quarter for 2025, and the Recreation Association budgeted $357.66 a quarter for 2025. Both condo budgets say the Community Association's charges are billed directly by the Community Association, so confirm which assessments apply to a given unit. In the county file, 11 carriage homes sold in the window at a median of $260,000, 8 builder-direct and 3 resale. The 2026 roll shows a median just value of $217,656, 42% homestead and 30% out-of-state owners. Because it is a condo, check the section's budget, reserves, insurance and any special assessments, and your lender's condo requirements.
NCH has announced plans for a 150-bed hospital in Ave Maria, which would serve eastern Collier County. Ask us for the current status, because plans change. Ave Maria's town center, university and services sit within the town, and the Ave Maria hub page covers them: read our Ave Maria hub. For any practical question about distance, drive times and what is open, we recommend you drive the route at the hour you would normally travel before you decide.
Owners with out-of-state addresses made up 12% of Del Webb Naples parcels on the 2026 roll, and 30% at Mayflower Way. If you will be away for months, plan for the insurance conditions on an unoccupied home, a local contact for storm preparation, and how the lawn series, the gates and the amenity fobs work while you are away. The 30-day rental minimum and four-per-year limit still apply if you rent.
Three buyer-side costs follow a statutory formula, so we can calculate them from a price and a loan amount. Documentary stamp tax on a note or mortgage is $0.35 per $100 under section 201.08 of the Florida Statutes. The nonrecurring intangible tax is 2 mills (0.002) of the loan amount under section 199.133. The owner's title insurance premium follows the promulgated rate in Rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, and a lender's policy issued at the same time is a minimum of $25. In Collier County the seller customarily pays the deed documentary stamps and the buyer customarily pays the owner's title policy, but that is custom, not law, and it is negotiable.
Item at a $425,000 price | 20% down ($85,000) | 10% down ($42,500) |
|---|---|---|
Loan amount | $340,000 | $382,500 |
Documentary stamp tax on the mortgage ($0.35 per $100) | $1,190.00 | $1,338.75 |
Nonrecurring intangible tax (2 mills) | $680.00 | $765.00 |
Monthly principal and interest at 7.03%, 30 years | $2,268.88 | $2,552.49 |
Owner's title premium, customarily paid by the buyer in Collier County | $2,200.00 | $2,200.00 |
Lender's title policy issued simultaneously (minimum) | $25.00 | $25.00 |
Lender fees, appraisal, inspections, survey, recording fees, prepaid taxes and insurance, and association items are in addition and vary by lender and contract, so we do not quote them without your actual inputs. On the association side, the seller usually orders the estoppel certificate, which the association must issue within 10 business days under section 720.30851, and the seller must give you the HOA disclosure summary before the contract is signed under section 720.401. If the summary is missing, you may cancel within three days of receiving it, and that right cannot be waived. We review both before your inspection period ends.
Florida Housing Finance Corporation offers down payment assistance programs, such as Florida Assist, a deferred second mortgage of up to $10,000 at 0%. Eligibility depends on income, credit, the lender and the program, and they are not specific to age-restricted communities. Ask your lender which apply.
Under the National Association of REALTORS settlement practice rules effective 17 August 2024, offers of buyer-broker compensation are not made through the MLS, and an agent working with a buyer must have a written agreement before touring a home. The agreement states the compensation, and an agent may not receive more than the agreed amount. Florida law does not require a written agreement before touring, but the NAR rules do, and we follow them. We explain our compensation in writing before you sign, and we tell you how a seller's offer of compensation, if there is one, affects what you pay. You can read more about how we work on our buying page.
Many buyers compare Del Webb Naples with other active-adult communities. We cover another one on our Tidewater in Estero page, and we are neutral about which is right for you. We suggest you line up the same items for each community and compare them in writing.
Compare this | At Del Webb Naples |
|---|---|
Age rule | At least one occupant aged 55 or older; no one under 19 residing more than 90 days in 12 months |
Social fee (2026) | $859.80 a quarter, plus a lawn series of $354.12 to $433.35 |
Golf | Optional, $712.56 a quarter more, capped at 600 |
Special district | Chapter 189 Stewardship District assessment on the tax bill |
Control of the association | Pulte until turnover, by 31 December 2030 at the latest |
Rentals | Whole home only, 30-day minimum, up to four times a year |
New and resale | Both: Pulte builder-direct and resale |
Insurance and flood | Address-specific, so get quotes and check the zone |
For other Ave Maria villages, see Avalon Park, Maple Ridge and The National Golf and Country Club, each of which has its own rules, fees and sales.
Buying in Del Webb Naples trades a single gated amenity campus, optional golf and lawn maintenance against a developer-controlled board until turnover, a social assessment that rose from $793.83 to $859.80 a quarter between 2024 and 2026, and a softer resale market. Weigh both lists below against your own budget and plans.
These questions come straight from the documents and the county record. Put them in writing, and keep the answers in your file. The county file dated 29 August 2026 shows 96 sales in the trailing 12 months, so the answers you collect on fees, turnover and the 55+ rule are what tell one home from another.
Because the county records a plat for each parcel, a buyer can see which part of the village has the sales. The Parcels 307 to 310 plat had 26 builder-direct sales in the last 12 months with a median of $526,700. Parcels 301 to 303 and 311 had 18 sales (17 builder-direct) with a median of $378,500, which is below the village median, so a lower price point lives in that group. Parcel 114 had 9 builder-direct sales at a median of $748,300, the highest of any group. The Parcels 209 to 212 plat had 9 resales at a median of $500,000. Plat names are not Pulte's marketing names, and the series (Garden, Quad, Classic, Estate) decides the lawn assessment, so confirm both for a specific home.
County plat group | Sales | Builder-direct | Resale | Median price |
|---|---|---|---|---|
Parcels 307 to 310 | 26 | 26 | 0 | $526,700 |
Parcels 301 to 303 and 311 | 18 | 17 | 1 | $378,500 |
Parcel 114 | 9 | 9 | 0 | $748,300 |
Parcels 209 to 212 | 9 | 0 | 9 | $500,000 |
BelleraWalk Phase 1A | 7 | 0 | 7 | $450,000 |
The other 27 sales were spread across earlier plats in groups of one to four. For resales by year built, the 3 homes built 2012 or earlier had a median of $546,000, the 14 built 2013 to 2017 had $472,500, the 12 built 2018 to 2021 had $382,000, and the 14 built 2022 or later had $409,500. The county roll does not record product type or living area, so these groups mix different homes. Look at the specific floor plan, the lot and the condition, and compare homes on the same plat.
Most resales use the Florida Realtors and Florida Bar AS IS contract, which gives you an inspection period and the right to cancel or negotiate during it. Use it. A general home inspection, a roof and wind mitigation review, a termite inspection (the Quad series includes a mandatory termite bond of $50.46 a quarter) and an insurance quote together tell you what the home will cost to own. Ask for a flood zone check. If the home is a Mayflower Way condo, review the section's budget, reserves and master insurance policy. We schedule these steps so the estoppel and disclosure summary arrive before the inspection period ends.
Once you close, you register with the association for gate access and amenity fobs (two fobs are issued per home, according to the Oasis rules). Confirm your lawn series, set up your cable service under the bulk agreement, and ask the management company for the guest registration process, which requires 48 hours' notice for guests. If you rent, the 30-day minimum and four-per-year limit apply. We stay in touch after closing, and we are glad to help with the next steps, including selling later. When that time comes, read Selling in Del Webb Naples.
Use the buyer consultation form on this page to tell us your price range, your timeline, who will live in the home and whether golf interests you. We reply in writing with a side-by-side of new and resale options and the cost of ownership for each. There is no cost for the consultation, and we will tell you plainly if Del Webb Naples is not the right fit. You can also reach us through our contact page. Considering a sale first? See Selling in Del Webb Naples or request a value through Home Valuation in Del Webb Naples. We tracked the 43 resales and the 53 builder-direct sales separately, so your comparison uses the right group of recorded prices. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy's direct line is (239) 898-6072.
Start with the buyer consultation form or our contact page. Marc Comisar's direct line is (239) 287-5873 and Jesse McGreevy's is (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our buyer representation page explains how we work.
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Yes. Every occupied home must be occupied by at least one person aged 55 or older, and no one under 19 may reside in a home more than 90 days in any 12-month period. The rule is in the declaration and is stricter than the federal 80% floor.
Yes. The limit is on residing: a person under 19 may not reside in a home for more than 90 days in any consecutive 12-month period.
A buyer under 55 may hold title but may not occupy the home unless the age requirement is met by another occupant, or the home is a grandfathered parcel that closed before 4 November 2010. The board may grant hardship exceptions.
The 2026 social assessment is $859.80 a quarter, and the lawn series adds $354.12 (Garden), $358.35 (Quad), $403.32 (Classic) or $433.35 (Estate). That is $1,213.92 to $1,293.15 a quarter. Golf adds $712.56.
Bulk cable ($240.00 a quarter in 2026), lawn and landscape maintenance under the series, the gatehouse and gate systems, roads, and the amenity campus, along with a $45.00 quarterly reserve. Whether internet is included is not confirmed in the budget.
No. Golf has been optional since the 2010 amended declaration. Social membership is required with ownership.
No. Panther Run Golf Club is public-access. Members pay no greens fees and can book 10 days ahead.
The cap is 600, and it can rise to 1,200 only if the course expands.
Yes, with the parcel, and a resale buyer pays no initiation fee. It can be assigned to another parcel for $5,000 with board approval.
In the trailing 12 months, 96 homes sold at a median of $485,500, between $265,000 and $1,008,500. Resales had a median of $425,000 and builder-direct sales $513,000.
Listed starting prices on delwebb.com, when we pulled them on 23 September 2026, ranged from $299,990 (Seagrove) to $574,990 (Stardom). Confirm current prices with the builder.
It depends on timing, budget and what you want to customize. A resale had a median $88,000 below a builder-direct sale in the county file, and a new home gives you the builder's current options. We prepare a side-by-side.
ZIP 34142 had 9.3 months of supply and 264 active listings in August 2026, and the 30-year mortgage rate was 7.03%. We do not predict prices, but buyers have more choice here than in the Naples metro, which had 5.7 months of supply.
The resale median went from $525,000 in 2024 to $409,500 in 2026 through July, and the builder-direct median from $580,650 in 2023 to $477,500. Medians move with the mix of homes.
Pulte controls the board until turnover, and Hampton Golf manages the association.
Turnover occurs at the earliest of 90% of parcels conveyed, 31 December 2030, or an earlier date at Pulte's discretion. The 90% trigger extends when land is annexed.
The budget states that Pulte deficit-funds operations and does not fund statutory reserve accounts. The pooled reserve schedule is shown for information, with a projected fund of $377,000 for 2026.
The 2026 budget assumes 2,449 homes at build-out, including 600 golf memberships.
A per-unit non-ad valorem assessment on your tax bill from a Chapter 189 special district. In FY2025-26 single-family totals ranged from $1,616.98 to $2,531.25, and the proposed FY2026-27 range is $1,759.20 to $2,673.47.
Each owner is a member of the Ave Maria Master Association, but we could not confirm a published amount. We ask for it in the estoppel certificate.
At about 12.12 mills, a $425,000 home with homestead in its first year would pay about $4,652 in ad valorem taxes, before the district assessment. We have not confirmed the combined rate against a Del Webb Naples bill.
The state's July 2026 report lists a Collier County average of $5,534 for a homeowner policy including wind. Your quote depends on the home, roof and deductible, so get quotes during your inspection period.
Flood zones are address-specific. Check the FEMA Flood Map Service Center for the home, and ask the seller for any elevation certificate. Unincorporated Collier County is a Class 5 community in the Community Rating System, with a 25% discount.
At a $425,000 price with a $340,000 loan, mortgage documentary stamps are $1,190.00 and the intangible tax is $680.00. The owner's title premium is $2,200.00, which the buyer customarily pays in Collier County. Lender and other fees are in addition.
In Collier County the seller customarily pays the deed stamps and the buyer customarily pays the owner's title insurance policy, but it is a custom, not a rule, and it is negotiable.
The association's statement of what is owed and the status of the account. The association must issue it within 10 business days under section 720.30851.
A summary the seller must give you before the contract is signed under section 720.401. If it is missing, you may cancel within three days of receiving it.
Whole homes only, with a 30-day minimum and no more than four rentals a calendar year, and subleasing needs board approval.
A home that closed before 4 November 2010 and is not subject to the age restriction. 62 were grandfathered as of 2014, and the status ends at the next re-conveyance with exceptions for estates, spouses and trusts.
Del Webb Naples Phase II. It merged into the Del Webb Naples Community Association effective 1 January 2011, and golf was never bundled. 7 BelleraWalk resales sold in the last 12 months at a median of $450,000.
A 112-unit condominium enclave of carriage homes with four condo associations and a Recreation Association. Section III budgeted $1,387 a quarter for 2026, in addition to Del Webb Naples assessments.
11 carriage homes sold in the last 12 months at a median of $260,000, between $212,500 and $335,000. Eight were builder-direct and three were resales.
An Oasis Club of 12,000 sf, a Grand Hall of 15,000 sf, an 8,000 sf resort pool, a lap pool, a hot tub, 12 lighted pickleball courts, 2 tennis courts, 4 bocce courts, an amphitheater, a community garden and more than 15 miles of trails.
The Rusty Putter, with a 10% discount for residents. The association's budget has no food and beverage minimum.
Yes. It has gatehouses and gate systems.
Add principal and interest, the association total, taxes, insurance and the district assessment. At $425,000 with 20% down at 7.03%, our illustration comes to about $3,669 to $3,772 a month before golf.
Freddie Mac's 30-year fixed average was 7.03% for the week of 24 September 2026. Your rate depends on your lender, credit and loan.
Under the NAR practice rules effective 17 August 2024, an agent working with a buyer must have a written agreement before touring. We explain the terms in writing first.
Yes. Tell the builder's team you are represented before your first visit.
NCH has announced plans for a 150-bed hospital in Ave Maria. Ask us for the latest status.
Yes, subject to the 55+ occupancy rule, and about 12% of owners on the 2026 roll have out-of-state addresses. Plan for insurance on an unoccupied home and a local contact for storms.
On the 2026 roll, the median recorded sale price in 2025 and later was $506,750 for Del Webb Naples parcels, $505,000 at Avalon Park and $550,800 at Maple Ridge core. Each village has its own rules and fees, so read each village page.
Amendment 3 (HJR 1-F) is on the 3 November 2026 ballot and would change the homestead exemption and the non-homestead assessment cap if 60% of voters approve it. Ask a tax adviser how it applies to you.
Yes. Read Selling in Del Webb Naples and request a value through the form on Home Valuation in Del Webb Naples.
Use the buyer consultation form on this page. We respond in writing.
When you are ready, use the buyer consultation form at the top of this page, or reach us through our contact page. We will send a written comparison of new and resale homes for your price range, with the monthly cost of each. For more, read the Del Webb Naples village page, Buying a Home in Ave Maria and Ave Maria, or compare agents in the best real estate agents in Ave Maria. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Marc Comisar's direct line is (239) 287-5873.
McGreevy and Comisar represent buyers and sellers across Southwest Florida, including Ave Maria, Naples, Bonita Springs and Estero. Jesse McGreevy leads listings and seller strategy and Marc Comisar leads buyer representation, and both work from our office at 24031 S Tamiami Trl #101 in Bonita Springs. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group.
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.
Buying in Del Webb Naples? Use the buyer representation page to see how we work. Marc Comisar's direct line is (239) 287-5873, and Jesse McGreevy's direct line is (239) 898-6072.
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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 figure above comes from a public or primary source in this list. Where a figure was not available, we say so instead of estimating it.
These are the primary documents we used, so you can read them yourself before you buy.
MLS figures were not available for this edition (2026-09-30). Market statistics shown here come from the Collier County Property Appraiser's public data files dated 29 August 2026, the Naples Area Board of REALTORS, Florida Realtors SunStats, Freddie Mac and the association's own documents. Matrix MLS figures for Del Webb Naples will be added when they are available. This page is general information, not tax, legal, lending or insurance advice. McGreevy and Comisar are licensed Florida REALTORS with Domain Realty.