Naples, Florida
Buy a home in LaMorada, Naples, with the record in hand: county resales by product, the October 29 MLS export, the fee stack, no CDD, flood letters, the lawsuits and closing costs, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
Buying a home in LaMorada, Naples, means buying a resale: the gated community of 367 homes on the south side of Immokalee Road in ZIP 34120 was built by WCI Communities and then Lennar from 2016 to 2022, and neither builder has a new home for sale there today. Our LaMorada community guide covers the history, the plat and the amenity centre; this page covers what a LaMorada buyer pays, signs, checks and negotiates, as part of our Naples coverage.
This page is about the gated LaMorada community off Immokalee Road in Naples 34120, in unincorporated Collier County, with its main gate on Montserrat Lane about 1.7 road miles east of Collier Boulevard. It is not Islamorada in the Florida Keys and not the La Morada communities in California. The community name is also written La Morada, including in the master association’s own name, La Morada at Naples Master Association.
LaMorada sells three products, never blended here without saying so: 223 detached single-family homes on Mustique Street, Antigua Lane, Somerset Place and Grenadines Way under the Chapter 720 master only; 60 carriage homes on Frangipani Circle in two Chapter 718 condominiums; and 84 coach homes on Anguilla Drive and Montserrat Lane in Coach Homes I.
The short version: Collier County recorded 18 qualified LaMorada resales from October 17, 2025 to October 16, 2026 at an $800,000 median: 11 single-family homes at $1,050,000, 1 carriage home at $640,000 and 6 coach homes at $479,950, with no builder sale. The MLS export of October 29, 2026, a different record and window, showed 10 actives at an $883,250 median list, 3 pending and 5.2 months of supply. Our live guide still prints an earlier September MLS pull; this page uses the newer export.
Selling a home first? Read our guide to selling a LaMorada home, or call Jesse direct at (239) 898-6072. To buy, call Marc at (239) 287-5873; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar represent LaMorada buyers on a community where every home is a resale, three products share one gate, two fee layers are unpublished, the flood map and the FEMA letters disagree, and four association lawsuits are pending. We read each of those before you offer. We are the #5 real estate team in Florida (RealTrends 2026).
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 sales, as career totals. For this page we tracked the 18 qualified LaMorada resales Collier County recorded over the last 12 months, every builder and resale sale it recorded since 2016, and every closing, active and pending row in the MLS export of October 29, 2026. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then book your LaMorada buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we agree on the product, street, size and yearly cost. Then we pull the sold rows for the same plan, order the estoppel certificates and FEMA letter for each address, and write review periods long enough to read them. Call Marc at (239) 287-5873.
These are the facts a LaMorada buyer needs in November 2026, from the Collier County record, the MLS export of October 29, 2026, recorded liens, FEMA, the Clerk docket and Florida law, each explained below with its record, window and product.
Buying in LaMorada right now means choosing among the 10 homes the Southwest Florida MLS (Matrix) showed active on October 29, 2026, at an $883,250 median list price, with 3 more pending. Against 23 closings over the prior 12 months, that was 5.2 months of supply on that date, our arithmetic.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The MLS figures here come from one dated export and are never blended with the county figures. Product follows the street, and every sale-to-list ratio is measured against the last list price.
| Measure (Southwest Florida MLS (Matrix), export of October 29, 2026) | Single-family | Carriage home | Coach home |
|---|---|---|---|
| Closings, October 29, 2025 to October 29, 2026 | 15 | 1 | 7 |
| Median sold price | $1,250,000 | the one sale: $640,000 | $480,000 |
| Median price per sq ft | $447.49 | $269.47 (one sale) | $227.49 |
| Median sale-to-list (last list price) | 94.5% | 91.6% (one sale) | 96.2% |
| Median days on market | 54 | 213 (one sale) | 165 |
| Actives on October 29, 2026 | 6 | 2 | 2 |
| Active list prices | median $1,149,450 | $500,000 and $550,000 | $480,000 and $519,000 |
| Pending on October 29, 2026 | 2 | 1 | 0 |
Across all 23 closings the median sold price was $865,000, the median price per square foot $384.96, the median sale-to-list ratio 95.8 percent and the median time on market 67 days (22 closings carried a days-on-market figure). Living area ran from 1,741 to 3,542 square feet with a 2,375 square foot median. Those are community-wide figures across three products, so read the product columns above before you read a single number from this paragraph.
| Street | Product | Beds | Living area (sq ft) | Year built (MLS) | List price | Days on market |
|---|---|---|---|---|---|---|
| Somerset Pl | Single-family | 3+Den | 3,659 | 2018 | $1,650,000 | 8 |
| Grenadines Way | Single-family | 3+Den | 2,448 | 2019 | $1,240,000 | 43 |
| Somerset Pl | Single-family | 3+Den | 2,983 | 2016 | $1,199,900 | 225 |
| Antigua Ln | Single-family | 4 Bed | 2,239 | 2018 | $1,099,000 | 56 |
| Mustique St | Single-family | 4 Bed | 2,257 | 2019 | $925,000 | 20 |
| Mustique St | Single-family | 4 Bed | 2,400 | 2016 | $841,500 | 34 |
| Frangipani Cir | Carriage home | 3 Bed | 1,710 | 2018 | $550,000 | 28 |
| Montserrat Ln | Coach home | 3 Bed | 2,110 | 2020 | $519,000 | 47 |
| Frangipani Cir | Carriage home | 3 Bed | 1,710 | 2018 | $500,000 | 377 |
| Anguilla Dr | Coach home | 3 Bed | 2,110 | 2020 | $480,000 | 79 |
The three pending sales on the same date were a 2,800 square foot Somerset Place home listed at $1,500,000, a 2,224 square foot Mustique Street home listed at $899,900 and a 1,710 square foot Frangipani Circle carriage home listed at $510,000. By list price, 4 of the 10 actives were under $600,000, 2 ran from $600,000 to $999,999, 3 from $1,000,000 to $1,499,999 and 1 was $1,500,000 or more (our count of the rows).
Of the 23 MLS closings, 1 sold at its last list price and none above it, 7 at 97 percent or more and 6 below 92 percent (our count). Seven went under contract within 30 days on market and six took more than 180. That spread is why we read the street, plan and days on market, not the community median.
Every LaMorada home on the market is a resale. Lennar’s former La Morada community page now redirects to its Naples and Fort Myers market page with no La Morada listing, the old WCI site redirects to Lennar, and Collier County has recorded no builder-direct LaMorada sale since 2022. A LaMorada buyer negotiates with an owner, never a builder.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
That means no builder incentive or rate buydown to weigh, no unsold developer inventory competing with your home, and a house with an owner’s history: improvements, roof and association account, all read in the estoppel certificates and the inspection.
WCI Communities entitled and platted LaMorada in 2014 and 2015, and Lennar’s merger with WCI became effective on 10 February 2017. Per our guide, detached homes were delivered from 2016 to 2020, carriage homes from 2016 to 2019 and coach homes, the last product, from 2019 to 2022.
WCI sold four collections: Carriage Homes (attached, 1,710 to 2,376 air-conditioned square feet as launched), Grand Villas, Classic Homes and Grand Estates. Lennar sold Coach Homes (attached, 1,741 to 2,110 square feet), Executive, Manor and Estate Homes. Per our guide, those were marketing tiers rather than named villages: LaMorada has no sub-neighbourhood layer for its detached homes. The carriage homes split evenly between the 1,710 square foot ground-floor Antigua plan and the larger Montserrat plan, and the coach homes split evenly between the 1,741 square foot ground-floor Arrowhead and the 2,110 square foot upper Bay Creek, 42 of each.
Collier County recorded builder-direct LaMorada sales every year from 2016, when there were 25, to 2022, when there were 15, and none since. Resales began with 1 in 2018 and ran from 15 to 46 a year after 2019; 15 recorded in 2026 through October 16. Builder-direct sales are WCI or Lennar first sales the county recorded within a year of the year built, and every resale figure on this page leaves them out. These are recorded counts, not a forecast.
A Certificate of Amendment recorded on 30 April 2024 added Section 10.31 to the Declaration: no owner may add square footage, enlarge rooms or add garage space. On a resale that makes the living area and the garage you buy the living area and the garage you keep. If your plan needs a larger home, buy the larger plan; an addition is not an option at LaMorada.
A LaMorada budget starts with the product. Over the 12 months to October 16, 2026, Collier County recorded 6 coach-home resales at a $479,950 median, 1 carriage-home resale at $640,000 and 11 single-family resales at a $1,050,000 median, ranging from $640,000 to $1,585,000. The street and the living area then set where a home sits inside that range.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The county figures below count qualified resales only, with builder sales excluded, and are a different record and window from the MLS export.
| Product (Collier County Property Appraiser, qualified resales) | 12 months to Oct 16, 2026 | 24 months to Oct 16, 2026 | 60 months to Oct 16, 2026 |
|---|---|---|---|
| Single-family | 11 at a $1,050,000 median ($640,000 to $1,585,000) | 18 at $1,050,000 ($640,000 to $1,695,000) | 63 at $1,050,000 ($640,000 to $2,010,000) |
| Carriage home | 1 sale, $640,000 | 4 at $670,000 ($560,000 to $700,000) | 21 at $650,000 ($540,000 to $780,000) |
| Coach home | 6 at $479,950 ($460,000 to $496,000) | 9 at $480,000 ($460,000 to $520,000) | 30 at $532,500 ($460,000 to $699,000) |
| All resales | 18 at $800,000 | 31 at $775,000 | 114 at $839,500 |
| Builder-direct sales, excluded | 0 | 0 | 23 at a $360,990 median |
| Street (county record) | Resales | Median or prices |
|---|---|---|
| Mustique St | 5 | $860,000 median |
| Somerset Pl | 3 | $1,360,000 median |
| Antigua Ln | 2 | $1,000,000 and $1,275,000 |
| Grenadines Way | 1 | $1,250,000 |
Per our guide, the detached lots climb in a clean order. Mustique Street’s 95 lots have a median of 8,456 square feet, Antigua Lane’s 54 lots 12,217, Grenadines Way’s 25 lots 13,492 and Somerset Place’s 49 lots 19,170 square feet. Somerset Place lots run more than double Mustique Street lots at the median, and over the 12 months to October 16, 2026 the county’s Mustique Street resale median was $860,000 against $1,360,000 on Somerset Place. Lot size, view and plan are factors we name and read for each home; we do not price them as a fixed dollar adjustment.
| Living area (MLS closings, Oct 29, 2025 to Oct 29, 2026) | Sales | Median sold | Median price per sq ft | Low | High |
|---|---|---|---|---|---|
| Under 2,000 sq ft | 4 | $560,000 | $306.18 | $460,000 | $740,000 |
| 2,000 to 2,499 sq ft | 10 | $568,000 | $252.27 | $470,000 | $1,250,000 |
| 2,500 to 2,999 sq ft | 7 | $1,360,000 | $483.13 | $1,050,000 | $1,425,000 |
| 3,000 sq ft and over | 2 | the two sales: $1,000,000 and $1,585,000 | $367.17 | $1,000,000 | $1,585,000 |
The size tiers mix products: the 2,000 to 2,499 square foot tier holds coach homes, the carriage home and Mustique Street and Grenadines Way homes, which is why its median sits low and its high reaches $1,250,000.
Every LaMorada purchase starts with three answers: which product fits, which street and plan fit inside it, and what the address costs every year across the master association, any condominium association and the county. Start your LaMorada buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with a LaMorada home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
| Closed | Street | Product | Beds | Living area (sq ft) | Last list | Sold | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| 12/04/2025 | Anguilla Dr | Coach home | 3 Bed | 2,110 | $519,000 | $496,000 | 95.6% | 46 |
| 01/16/2026 | Anguilla Dr | Coach home | 3 Bed | 2,110 | $489,999 | $479,900 | 97.9% | 290 |
| 02/20/2026 | Montserrat Ln | Coach home | 3 Bed | 2,110 | $509,900 | $480,000 | 94.1% | 320 |
| 02/26/2026 | Anguilla Dr | Coach home | 3 Bed | 1,741 | $479,900 | $460,000 | 95.9% | 177 |
| 05/15/2026 | Anguilla Dr | Coach home | 3 Bed | 2,110 | $485,000 | $470,000 | 96.9% | 85 |
| 06/03/2026 | Anguilla Dr | Coach home | 3 Bed | 1,741 | $489,000 | $480,000 | 98.2% | 165 |
| 07/10/2026 | Frangipani Cir | Carriage home | 3+Den | 2,375 | $699,000 | $640,000 | 91.6% | 213 |
| 10/20/2026 | Anguilla Dr | Coach home | 3 Bed | 2,110 | $499,000 | $480,000 | 96.2% | 8 |
Per our guide, the 1,741 and 2,110 square foot coach homes are the ground-floor Arrowhead and upper Bay Creek plans; in this export they sold within $36,000 of each other.
| Closed | Street | Beds | Living area (sq ft) | Sold | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|
| 02/19/2026 | Mustique St | 3 Bed | 1,900 | $740,000 | 92.6% | 81 |
| 12/01/2025 | Mustique St | 2+Den | 1,901 | $640,000 | 91.6% | 59 |
| 07/30/2026 | Mustique St | 3+Den | 2,224 | $860,000 | 98.3% | 2 |
| 09/16/2026 | Mustique St | 3+Den | 2,247 | $865,000 | 100.0% | not recorded |
| 03/02/2026 | Grenadines Way | 3+Den | 2,448 | $1,250,000 | 98.0% | 3 |
| 04/14/2026 | Grenadines Way | 3+Den | 2,448 | $950,000 | 88.4% | 21 |
| 07/24/2026 | Antigua Ln | 3+Den | 2,785 | $1,275,000 | 94.5% | 298 |
| 02/24/2026 | Somerset Pl | 4 Bed | 2,815 | $1,425,000 | 91.9% | 202 |
| 03/06/2026 | Somerset Pl | 3+Den | 2,815 | $1,316,250 | 97.5% | 4 |
| 03/24/2026 | Somerset Pl | 4 Bed | 2,815 | $1,360,000 | 97.8% | 49 |
| 09/18/2026 | Somerset Pl | 4 Bed | 2,815 | $1,360,000 | 95.8% | 21 |
| 09/11/2026 | Somerset Pl | 4 Bed | 2,821 | $1,395,000 | 96.4% | 10 |
| 07/20/2026 | Mustique St | 4+Den | 2,884 | $1,050,000 | 91.4% | 279 |
| 12/03/2025 | Antigua Ln | 5+Den | 3,486 | $1,000,000 | 90.9% | 65 |
| 05/19/2026 | Somerset Pl | 4+Den | 3,542 | $1,585,000 | 93.3% | 69 |
Somerset Place carried 6 of the 15 single-family MLS closings, from $1,316,250 to $1,585,000, and Mustique Street 5, from $640,000 to $1,050,000. The same 2,815 square foot plan on Somerset Place closed four times, from $1,316,250 to $1,425,000; that is the closest thing to a repeatable comparable the community offers.
Per our guide, the county building record captures only the ground floor of a two-storey home, so every size and per-foot figure here comes from MLS living area.
A LaMorada coach home carries about $12,016 a year in published charges, and a detached home about $5,816 on an inferred master rate; a carriage home has no printable total because its condominium fee is unpublished. LaMorada has no CDD. Property tax is separate: 10.3696 mills, assessed at market value after a sale.
Every assessment figure here is read off a recorded claim of lien, as our guide sets out; where a figure is not public, this section says so and names who issues it.
The LaMorada at Naples Master Association assessment is $1,388.51 a quarter, $5,554.04 a year, from 31 December 2025 through the third quarter of 2026, read off a Claim of Lien recorded 24 July 2026 (OR 6613 Page 334) against a coach home. For a detached or carriage home the same rate is inferred, not verified: Declaration Article 9.3 calls for an equal share per lot, but no recorded master lien against a detached lot was found. The master estoppel under section 720.30851, or the master budget from KW Property Management, confirms it.
| Period (recorded Claim of Lien, OR 6603 Page 1578) | Per quarter | Annualised | Change |
|---|---|---|---|
| through 31 March 2024 | $1,255.60 | $5,022.40 | |
| 30 June 2024 to 30 September 2024 | $1,255.60 | $5,022.40 | flat |
| 31 December 2024 to 30 September 2025 | $1,368.00 | $5,472.00 | up 8.95% |
| 31 December 2025 through Q3 2026 | $1,388.51 | $5,554.04 | up 1.50% |
That is about 10.6 percent across two steps between 2024 and 2026. No 2027 master rate is published.
Coach Homes I at LaMorada Condominium Association bills $1,550.00 a quarter, $6,200.00 a year, for 2026, read off a Claim of Lien recorded 2 September 2026 (Instrument 6870320, OR 6625 Page 3760). The association’s earlier liens show $1,642.00 a quarter from October 2024 through October 2025, so the 2026 figure is down 5.60 percent.
The Carriage Homes I and Carriage Homes II quarterly condominium fees are not published in any recorded instrument or public source, and we print no figure for them. The route is an estoppel certificate for the unit under section 718.116(8), or the current adopted budget, from Tropical Isles Management Services, Inc., 12734 Kenwood Lane, Suite 49, Fort Myers. A carriage-home buyer pays the master assessment (inferred, as above) plus that unpublished condominium fee.
| Yearly line | Coach home | Detached single-family | Carriage home |
|---|---|---|---|
| Master association | $5,554.04 (verified on coach-home liens) | $5,554.04 (inferred) | $5,554.04 (inferred) |
| Condominium association | $6,200.00 (Coach Homes I, 2026) | none | not published |
| Community Development District | none | none | none |
| Separate club or amenity charge | none | none | none |
| County solid waste (tax bill) | $261.91 | $261.91 | $261.91 |
| Total of published charges | about $12,016 | about $5,816 | no total printed |
The solid waste line needs one qualifier. It is $261.91 under the county’s FY26 rate resolution; the 2026 certified roll carries $269.77 on most LaMorada parcels. Either way it is billed on the county tax bill, not by the association. On a monthly view, about $12,016 is about $1,001 a month and about $5,816 is about $485 a month (our arithmetic). Insurance is separate; no LaMorada premium figure is published, as the flood section below explains.
The amenity centre is funded inside the master assessment: no separate club, no initiation and no golf. Not published: whether a food and beverage minimum is levied in 2026, any bulk cable contract and the reserve funding. Dining at The Oasis is billed to a resident account. Ask KW Property Management, (239) 444-4904, for the adopted budget.
LaMorada has no Community Development District and no special taxing district. Per our guide, the Declaration never mentions one, the infrastructure is association-owned, and all 414 LaMorada tax parcels sit in Millage Area 44 with no district line, so the Florida CDD disclosure does not apply.
Every LaMorada parcel sits in Millage Area 44, at 10.3696 mills on the 2026 certified roll, about $1,036.96 per $100,000 of taxable value (our arithmetic). Per our guide, the median 2026 tax was $7,334 across 228 detached single-family parcels (154 homesteaded), $3,804 across 84 Coach Homes I units, $4,241 across 36 Carriage Homes I units and $3,537 across 24 Carriage Homes II units.
Save Our Homes caps the yearly rise in a homesteaded assessment, and the cap resets when the home sells. On the 2026 roll, per our guide, the median homesteaded Save Our Homes benefit was $271,159 on a detached home (115 parcels; largest $473,667), $56,932 on a Coach Homes I unit, $139,152 on a Carriage Homes I unit and $182,183 on a Carriage Homes II unit. At 10.3696 mills the median detached reset is about $2,812 a year of added tax for a buyer, and the largest about $4,912.
| Purchase price (illustrative; taxable value assumed equal to price) | Tax with no exemption | Tax with the homestead exemption |
|---|---|---|
| $480,000 | $4,977.41 | $4,562.60 |
| $865,000 | $8,969.70 | $8,554.90 |
| $1,250,000 | $12,962.00 | $12,547.19 |
Our arithmetic at 10.3696 mills. The homestead column takes $25,000 off every levy and a further $25,000 off the non-school levies. Just value is not your price, so this is an illustration, not a bill. A buyer with a prior Florida homestead may port up to $500,000 of benefit on Form DR-501T by 1 March.
At a LaMorada closing in Collier County, the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, records the deed and, if financing, pays the note stamps, the intangible tax and the lender’s policy. Deed documentary stamps of $0.70 per $100 are the seller’s by Collier custom. The contract controls every line.
In Collier County the buyer customarily pays the owner’s title policy and picks the title company, and always pays the lender’s policy; the contract decides. Florida promulgates the premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. Settlement fees commonly run $500 to $1,500.
No resale capital contribution or transfer fee amount is published for LaMorada, and we print none, which is not the same as none existing. Section 720.30851 requires the master estoppel to state any amount due, so the estoppel answers it and the contract says who pays.
A LaMorada sale needs a master association estoppel certificate, ordered through HomeWiseDocs as KW Property Management states on the association’s portal, and a carriage or coach home also needs a condominium estoppel from its own association. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). Who pays it is a contract term. Declaration Article 11.2 blocks any sale until all sums are paid and an estoppel has issued.
A detached LaMorada home sits under the Chapter 720 master only, so the buyer must receive the section 720.401 disclosure summary before signing; a contract signed without it is voidable within 3 days of receipt or before closing, whichever comes first.
A carriage or coach home is a Chapter 718 condominium unit, so section 718.503 entitles the buyer, at the seller’s expense, to the declaration, bylaws, rules, budget and financial statement, the reserve study statement and the frequently asked questions document, with 7 days to cancel, excluding weekends and holidays. Per our guide, every LaMorada building is one or two storeys, so no milestone inspection or reserve study mandate applies.
Section 689.261 tells a buyer not to rely on the seller’s current taxes, and since October 1, 2024 section 689.302 requires a seller’s flood disclosure at or before the contract.
$865,000 is the MLS export’s median sold price across all 23 closings, used here as an illustrative price, financed at 80 percent. The totals are our arithmetic; the real figures come from your loan estimate and the closing agent.
| Line (buyer side, illustrative) | Amount | Basis |
|---|---|---|
| Down payment, 20 percent | $173,000 | Price less a $692,000 loan |
| Documentary stamp tax on the note | $2,422 | 35 cents per $100 of $692,000 |
| Nonrecurring intangible tax on the mortgage | $1,384 | 0.002 times $692,000 |
| Owner’s title insurance premium (Collier custom: buyer) | $4,400 | Promulgated rate on $865,000, before any reissue credit |
| Deed recording | about $18.50 to $35.50 | $10 first page, $8.50 each added page |
| Settlement or closing fee | commonly $500 to $1,500 | Set by the title company, an estimate |
| Capital contribution or transfer fee | as the master estoppel shows | No amount published |
| Prorated master assessment and, for a coach home, the condominium assessment | by closing date | From the estoppel certificates |
| Prorated property tax | by closing date | From the county tax bill |
Lender charges, the appraisal, the inspection, any survey and the first year’s insurance come on top and depend on your lender and your choices.
At the Freddie Mac Primary Mortgage Market Survey 30-year average of 7.18 percent for the week of November 5, 2026, principal and interest on a LaMorada home bought with 20 percent down runs about $2,601 a month at $480,000, $4,688 at $865,000 and $6,774 at $1,250,000. Those are illustrative figures, not a quote.
| Illustrative price | What it reflects | Down payment (20%) | Loan | Principal and interest a month at 7.18% |
|---|---|---|---|---|
| $480,000 | MLS coach-home median, October 29 export | $96,000 | $384,000 | $2,601.35 |
| $865,000 | MLS all-closings median, October 29 export | $173,000 | $692,000 | $4,687.85 |
| $1,250,000 | MLS single-family median, October 29 export | $250,000 | $1,000,000 | $6,774.35 |
Our arithmetic, illustrative, at the Freddie Mac PMMS 30-year average of 7.18% for the week of November 5, 2026 (the 15-year average was 6.57 percent that week). Property tax, insurance and the association assessments come on top.
On the $480,000 coach-home example, principal and interest of about $2,601, plus about $1,001 a month in published association and solid waste charges, plus about $380 a month of property tax with a homestead exemption, comes to about $3,983 a month before insurance (our arithmetic, illustrative). On a detached home the association line is about $485 a month on the inferred master rate. The rate you lock and the insurance you buy move these figures more than anything on this page.
The survey changes weekly; the 30-year average was 7.24 percent the week before and 6.22 percent a year earlier. We re-run the payment at the rate on your own loan estimate before you write an offer, and we size the offer to the payment, not the other way round.
LaMorada’s flood answer comes in two halves: most parcels are mapped Zone AH, a Special Flood Hazard Area, on FEMA panel 12021C0218H, while five FEMA fill-based letters remove the built lots and tracts to Zone X (shaded), revalidated in February 2024. LaMorada also sits in Collier County Evacuation Zone E. Check both for your address.
Per our guide, 186 of 230 street parcels (81 percent) are mapped AH, 13 (6 percent) AE and 31 (13 percent) X. The source is ponding and overland flow, not surge; the base flood elevation runs 14.0 to 14.5 feet NAVD88.
| FEMA case | Issued | Covers | Streets |
|---|---|---|---|
| 16-04-2241A | 8 February 2016 | Portion of Tract FD-2 | Frangipani Circle |
| 16-04-5689A | 25 July 2016 | Lots 45 through 223 | Somerset Place, Antigua Lane, Mustique Street |
| 16-04-6669A | 10 August 2016 | Tract RD-1, portion of Tract FD-1 | Woodcrest Drive, Montserrat Lane |
| 19-04-1258A | 28 January 2019 | Portion of Lots 1 through 44 | Grenadines Way, Somerset Place |
| 19-04-6077A | 11 September 2019 | Portion of Tract FD-1, Phase 1 | Anguilla Drive, Montserrat Lane |
Each letter removes the subject property to Zone X (shaded), and FEMA’s revalidation letter of 9 February 2024, case 18-04-0009V, lists all five. The certified lowest lot elevations run 14.5 to 16.1 feet against that base flood elevation.
FEMA’s wording on each letter is that the federal mandatory flood insurance requirement does not apply, but the lender has the option to continue the flood insurance requirement. Parts of a lot can remain in the hazard area. And because the printed panel has not been redrawn, a lender’s automated determination can still read the address as in the hazard area until someone produces the letter. Collier County gives a free flood determination through its Flood Info Hotline, (239) 252-2942.
Collier County’s notice of 19 August 2026 opened a 90-day appeal period on a preliminary map, targeting Summer 2027. When the panel is revised, the new map supersedes the five letters, so check your address on FEMA’s Flood Map Changes Viewer.
Collier County is a Community Rating System Class 5 community, which carries a 25 percent discount on National Flood Insurance Program premiums; the discount does not apply to a private flood policy. For AH-mapped lots the county’s 50 percent substantial improvement rule applies, and new machinery goes at base flood elevation plus one foot, which matters when you replace an air handler, a generator or pool equipment.
Per our guide, all 270 LaMorada parcels sit inside Collier County’s Zone E polygon, on a scale from A, the most surge-exposed, to F. The evacuation zone is not the flood zone. Verify an address on Florida’s Know Your Zone tool.
Per our guide, LaMorada was built under the 2014 and 2017 Florida Building Code inside the wind-borne debris region, so opening protection was mandatory, and the homes are outside the county’s re-roof retrofit mandate. Roof age and the roof allegations below make a roof and four-point inspection and a wind mitigation report the first documents to order.
Four LaMorada associations, the master and the three condominiums, have sued the builders over alleged construction defects. All four are pending as of 6 September 2026 (Collier County Clerk docket); no later public report found as of 6 November 2026. No court has found any defect. For a buyer this is due diligence.
| Case | Parties | Filed | Status at 6 September 2026 |
|---|---|---|---|
| 11-2024-CA-001397 | LaMorada at Naples Master Association, Inc. v. WCI Communities, LLC, Lennar Corporation and BUILD, LLC | 30 June 2024 | Pending and active; arbitration and jury waived 10 March 2026; motions to dismiss denied 27 March 2026; pre-trial 12 July 2027, trial sounding 23 August 2027 |
| 11-2025-CA-002400 | Carriage Homes at LaMorada Condominium Association v. Lennar Homes, LLC and WCI Communities, LLC | 16 October 2025 | Pending, stayed by order of 21 April 2026 |
| 11-2025-CA-002408 | Carriage Homes II at LaMorada Condominium Association, Inc. v. Lennar Homes, LLC and WCI Communities, LLC | 16 October 2025 | Pending, stayed by order of 20 April 2026; pre-trial 9 February 2027 |
| 11-2025-CA-002837 | Coach Homes I at LaMorada Condominium Association v. Lennar Homes, LLC and WCI Communities, LLC | 5 December 2025 | Pending; motion to stay filed 17 August 2026, not ruled on; pre-trial 8 April 2027 |
The condominium associations allege water intrusion, roof leaks and roof tile, slope and flashing problems, window leaks, stucco, paint, gutters, plumbing and fire alarms. The master’s complaint lists fifteen categories, from drainage, roads and gates to roofs, the clubhouse and the pool, plus reserve-funding allegations. The builders contest them, and nothing is proved or settled. December 2025 reporting that the master case went to arbitration is out of date: arbitration was waived on 10 March 2026.
Per our guide, no recorded special assessment, lien or judgment is tied to the litigation, the master rate has been near flat since late 2025 and the Coach Homes I fee fell 5.6 percent for 2026. Special assessments are adopted by board resolution and are normally not recorded, so the record cannot answer that question on its own. The routes by which the cases could reach owners are legal fees, any damages or settlement, and the reserve-funding allegation.
Ask KW Property Management for the master association, and Tropical Isles Management Services for a carriage or coach home, for the current adopted budget, the reserve schedule and twelve months of board minutes. Read the estoppel certificates for any special assessment, and for a condominium unit read the 718.503 package and the association’s answers on pending litigation. Order the roof and four-point inspection early. We do not predict outcomes or values from the litigation; we make sure you have read the documents before your review period ends.
A LaMorada owner lives under the recorded master Declaration plus, for a carriage or coach home, the condominium declaration and rules. The master rules are specific: a 30 consecutive day minimum lease, no more than 3 leases a year, two pets, no golf carts, no boats or trailers outside a closed garage, and architectural approval.
The rules below come from the recorded Declaration and its amendments, as our guide quotes them. Current Rules and Regulations and condominium-level rules are not published; confirm them with the estoppel certificates and both managers.
LaMorada at Naples Master Association, Inc. governs all 367 homes, over Carriage Homes I (36 units), Carriage Homes II (24) and Coach Homes I (84). KW Property Management manages the master from 2385 Montserrat Lane, (239) 444-4904; Tropical Isles Management Services is the address of record for all three condominiums.
Declaration Section 10.3.3 sets a minimum lease of 30 consecutive days and allows no unit to be leased more than 3 times per calendar year; an owner who complies with Articles 11.1 to 11.3 may lease without prior master association approval. While a home is leased the tenant holds the amenity rights and the owner does not, except as a guest. LaMorada is not a nightly-rental community. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112), and the seller’s estoppel certificate is capped at $299 for a current account; whether a LaMorada condominium requires approval is a question for Tropical Isles.
Article 11.1 asks for written notice at least 15 days before a transfer, and Section 10.3.1 sets occupancy at two persons per bedroom, with variances to comply with the Fair Housing Amendments Act. LaMorada is not age restricted: the recorded Declaration carries no age restriction.
Declaration Section 10.7 allows two dogs, cats or birds in any combination plus a reasonable number of fish, excludes reptiles and pot-bellied pigs, and bars pit bulls, bull terriers, chows, rottweilers or other like breeds. Section 10.8 lets a condominium set stricter pet rules.
Section 10.9 bars commercial vehicles, campers, motor homes, boats, personal watercraft, trailers and all-terrain vehicles anywhere outside a closed garage, and bars golf carts and other low-speed vehicles except for association, developer and contractor use. Private pick-ups, sport-utility vehicles and mini-vans without commercial lettering are fine.
Under Article 13 any exterior change needs written approval. The Design Review Board has 30 days to act or the request is deemed approved; after completion it has 60 days to inspect. Since August 2023 the board may change the Design Review Guidelines without a member vote, so ask for the current set. And since 30 April 2024, Section 10.31 bars added square footage, enlarged rooms and added garage space.
Citrus, mango, papaya and banana trees are banned (Section 8.5.5), garage sales are not allowed (10.26), septic systems and private wells are prohibited, and irrigation comes from the community lakes. Fences are essentially limited to pool enclosures, and storm shutters need approval.
LaMorada is gated, with controlled access administered through Envera; per our guide the staffing hours are not established in any record, so we do not describe it as staffed around the clock. Ask KW Property Management how guest access works.
LaMorada’s amenities centre on Club LaMorada at 2385 Montserrat Lane, a 13,700 square foot lakefront amenity centre that is General Common Area of the master association, not a separate club. It holds a resort pool, fitness, tennis, pickleball and The Oasis poolside bar. LaMorada has no golf, no marina and no Community Development District.
Per our guide and the club’s own pages: a resort-style pool with a lap lane, a spa, a spa treatment room, fitness and group fitness studios, a card room, a theatre, a culinary arts studio, two lighted Har-Tru tennis courts, two pickleball courts and bocce. The Oasis, a covered 80-seat poolside bar, opens Thursday to Saturday from 12:00pm to 9:00pm and Sunday from 12:00pm to 6:00pm.
Amenity access conveys with the home through mandatory membership in the master association, inside the master assessment: no initiation, no tiers, no equity and no membership transfer. Food and drink at The Oasis are charged to a resident account, and the live calendar has shown a fitness class at $13. Whether an annual food and beverage minimum is levied in 2026 is not published. The club has a mandatory dress code.
LaMorada has no golf course, no driving range and no golf membership. Calusa Pines Golf Club shares LaMorada’s southern boundary and the same recorded plat instrument, but it is a separate, private, invitation-only club, and nothing in the record gives a LaMorada owner any right to play, join or use it. Per our guide, the nearest golf an owner can simply book is Valencia Golf and Country Club, about six miles east on Immokalee Road. If golf inside the gate is on your list, LaMorada will not meet it.
The lakes are stormwater management: Declaration Section 10.17.4 bars swimming, boating and kayaking on them, and Section 10.17.1 bars docks. Per our guide, no playground, dog park, kayak launch or EV charging appears in any record it reached.
LaMorada addresses are assigned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High by Collier County Public Schools, and all three earned an A for 2025-26. NCH’s Northeast freestanding emergency department is 2.0 road miles from LaMorada’s gate, and Interstate 75 at Exit 111 is 5.1 road miles away.
| Level | School | Road miles from the gate |
|---|---|---|
| Elementary, K to 5 | Bear Creek Elementary School, 2400 Cub Ct | 1.6 |
| Middle, 6 to 8 | Oakridge Middle School, 14975 Collier Blvd | 2.5 |
| High, 9 to 12 | Gulf Coast High School, 7878 Shark Way | 3.4 |
Per our guide, LaMorada moved from Laurel Oak Elementary to the new Bear Creek Elementary for 2025-26. Florida’s grading scale tightens for 2026-27, so check the current grade and confirm the assignment for an address on the district’s attendance boundary tool.
NCH Emergency Department Northeast at 15420 Collier Blvd is 2.0 road miles from the gate and open 24 hours; NCH describes it as Collier County’s only freestanding emergency department. NCH North Naples Hospital is 8.0 road miles away and Physicians Regional Pine Ridge 8.9. The nearest walk-in urgent care, Collier Urgent Care at Founders Square, is 1.8 miles away and closes at 6:30 PM. Publix at The Shoppes at Pebblebrooke is 2.0 miles away.
| Destination | Road miles |
|---|---|
| Immokalee Road at Collier Boulevard | 1.7 |
| Interstate 75, Exit 111 | 5.1 |
| Mercato | 10.2 |
| Delnor-Wiggins Pass State Park | 10.3 |
| Vanderbilt Beach public access | 11.9 |
| Waterside Shops | 12.9 |
| Downtown Naples and Fifth Avenue South | 17.9 |
| Southwest Florida International Airport | 24.6 |
Per our guide these are road distances, not drive times; Collier County’s own level-of-service method omits February and March as unrepresentative, so plan longer on Immokalee Road then. The Vanderbilt Beach Road Extension opened its first phase on 12 June 2026, 3.9 miles south of the gate.
Per our guide, 305 rental units are entitled on the 37.20 acres immediately east as the JLM Living East RPUD, none built as of June 2026, with an estimated 2029 build-out; the developer committed on the record to single-storey homes on the side adjoining LaMorada.
LaMorada, Heritage Bay and Bent Creek Preserve share the Immokalee Road corridor east of Collier Boulevard, and buyers often shortlist them together. Our guide publishes LaMorada’s answers from primary records and leaves a neighbour’s cell blank where it did not source one, so this comparison shows what is established and how to fill the rest.
| Yardstick (from our LaMorada guide) | LaMorada | Heritage Bay | Bent Creek Preserve |
|---|---|---|---|
| Location | South side of Immokalee Road, 34120 | Directly north across Immokalee Road | In the sections adjoining LaMorada’s |
| Status | Built 2016 to 2022, finished | Development order closed out April 2026 | Built out, 450 units on 138.40 acres |
| CDD or district line | None | Not established on our guide; read the parcel’s tax bill | Not established on our guide |
| Flood mapping | Mostly AH, five FEMA fill-based letters | Not established on our guide | Not established on our guide |
| Building three storeys or taller | None | Not established on our guide | Not established on our guide |
| Amenity access | Inside the master assessment, no golf | A private golf country club community; obligation not published on our guide | Not established on our guide |
Compare total yearly carrying cost, not the association figure alone: master plus any condominium assessment, any district line, any club dues and any food and beverage minimum. Then compare construction years and the flood record. Our Heritage Bay community guide and Bent Creek Preserve community guide set out those communities, and if Heritage Bay’s golf is the draw, read our guide to buying a home in Heritage Bay.
LaMorada fits a buyer who wants a full amenity centre with no golf membership, no district line and nothing taller than two storeys. It cannot offer golf inside the gate, golf carts, boating, nightly rentals or additions; those are recorded rules.
We find the right LaMorada home by matching product, street and plan to your budget and yearly cost, then reading each address’s estoppel, flood letter and inspection before the offer. We negotiate from the sold rows for the same plan and the days on market, using the October 29, 2026 MLS export and the county record.
We tracked every row of the October 29, 2026 export: single-family homes sold at a 94.5 percent median of the last list price and coach homes at 96.2 percent. A Grenadines Way home listed at $1,074,999 closed at $950,000 after 21 days, while a Mustique Street home closed at its $865,000 list price. Somerset Place’s 2,815 square foot plan closed four times between $1,316,250 and $1,425,000. Those rows, not the community median, set where an offer opens.
Collier County recorded 52 LaMorada parcels that sold again after October 17, 2023, and 6 of those later sales came in below the earlier price (our count). Up: a Somerset Place home bought from the builder for $812,000 in March 2020 resold for $1,585,000 in May 2026. Down: a Mustique Street home bought on resale for $1,200,000 in February 2024 resold for $1,050,000 in July 2026, and an Anguilla Drive coach home bought on resale for $575,000 in March 2022 resold for $460,000 in February 2026. A resale bought near a peak can sell for less; that is the record, not a forecast.
Over the 12 months to October 16, 2026 the county recorded 5 LaMorada resales in February 2026, 4 in July and 1 or 2 in most other months. Recording lags the contract, so these are closing months, not a forecast.
Every LaMorada offer we write allows time for the estoppel certificates, the 720.401 summary or the 718.503 package, the FEMA letter, insurance quotes and a roof inspection. Call Marc at (239) 287-5873.
Since August 17, 2024, under the NAR settlement, a LaMorada buyer signs a written agreement with their agent before touring a home, and that agreement must state that broker fees and commissions are fully negotiable and not set by law. Offers of buyer-agent compensation are no longer allowed on MLS platforms, so the agreement governs it.
Before we show you a LaMorada home, we sign a buyer agreement that states what we are paid and how. It is negotiable, and you read it before you sign.
A seller may still agree to pay part or all of the buyer’s agent compensation as a contract term, or the buyer pays under the agreement. We put the term in writing before you offer.
You can see current LaMorada listings on our team’s listing site, Domain Realty Group, and have new ones sent to you. On the Southwest Florida MLS (Matrix) export of October 29, 2026, 10 homes were active from $480,000 to $1,650,000: 6 single-family homes, 2 carriage homes and 2 coach homes, with 3 more pending.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
For every active home in the community, see the current LaMorada listings on Domain Realty Group, our team’s listing site, updated from the MLS. The count on any given day will differ from the October 29 export.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for homes that have come to market since October 29, 2026. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide, and our Naples area guide covers the neighbourhoods.
To start your LaMorada buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active homes that fit your product, street and size, the sold rows for the same plan, the yearly cost sheet for each address, and the flood, estoppel and litigation documents to order.
Matching homes and sold rows, a yearly cost sheet, the Chapter 720 and 718 document lists, the FEMA letter for each address and a plan for your first offer. It is confidential and carries no obligation.
Jesse McGreevy and Marc Comisar lead a top-reviewed Southwest Florida real estate team, Domain Realty Group, and a LaMorada buyer should know what working with our team is like. These are clients in their own words, quoted exactly as they posted them; they describe our team’s agents, not LaMorada or any home in it.
★★★★★ “Ashley Prescott, Realtor at Domain Realty, did a superb job as our buyer’s agent during the recent purchase of property in Naples, FL. I would highly recommend her and the Domain Realty for any real estate transactions.” Verified Google review
★★★★★ “I worked with Hunter Ratliff of Domain Realty. Buying in Florida when you live in Minnesota can be stressful but Hunter and his team made it easy. Very professional and user friendly. …” Verified Google review
★★★★★ “Working with Lindsey at Domain Realty was so great. It gave me so much peace of mind using her services. She’s so knowledgeable and helpful. The whole process she was on it. I am not local and I didn’t have to worry about a thing. I highly recommend her and am so grateful to have found her!” Verified Google review
★★★★★ “Emily Prescott is great. She is responsive, experienced, patient, and concerned. She goes above and beyond the typical responsibilities of a Realtor even after the closing. Would highly recommend!!” Verified Google review
These are the questions LaMorada buyers ask, answered from the county record through October 16, 2026, the MLS export of October 29, 2026, recorded association liens and declarations, FEMA, the Collier County Clerk docket and Florida law. For today’s count, call Marc at (239) 287-5873; we are Top 1% Real Estate Agents Nationally Since 2008.
Pick the product, street and plan, price the offer against sold rows for the same plan, then order the master estoppel, any condominium estoppel and the FEMA letter for the address, with review periods long enough to read them and inspect the roof.
The gated community of 367 homes off Immokalee Road in Naples, ZIP 34120, in unincorporated Collier County, with its main gate on Montserrat Lane. Pair the name with Naples when you search, because the bare name also matches places outside Southwest Florida.
No. LaMorada was built out by 2022, the county has recorded no builder-direct sale there since 2022, and neither Lennar nor WCI lists a LaMorada home today. Every home on the market is a resale.
Both. WCI Communities platted the land and began delivering homes in 2016; Lennar’s merger with WCI took effect on 10 February 2017, and WCI under Lennar ownership built the rest through 2022, including all 84 Coach Homes I units.
367 on 187.18 acres: 223 detached homes, 36 Carriage Homes I units, 24 Carriage Homes II units and 84 Coach Homes I units. The often-quoted 343 was WCI’s 2015 launch figure, and the Calusa Pines Drive lots on the same plat are not LaMorada homesites.
Both are condominium units in two-storey four-unit buildings. Carriage homes are WCI’s, on Frangipani Circle, in Carriage Homes I and II; coach homes are Lennar’s, on Anguilla Drive and Montserrat Lane, in Coach Homes I. Each has its own association, fee and documents.
Per our guide, the ground-floor Arrowhead has 1,741 square feet and the upper Bay Creek 2,110, each with three bedrooms and two baths. In the October 29, 2026 MLS export both sizes sold between $460,000 and $496,000.
Per our guide, the ground-floor Antigua plan launched at 1,710 square feet and the Montserrat plan at 2,376. The one MLS carriage-home closing in the October 29, 2026 export was a 2,375 square foot unit at $640,000.
Over the 12 months to October 16, 2026, the county recorded coach-home resales at a $479,950 median, one carriage home at $640,000 and single-family resales at a $1,050,000 median. The October 29, 2026 MLS actives ran from $480,000 to $1,650,000.
In the county’s 12-month record to October 16, 2026, Mustique Street had an $860,000 median across 5 resales and Somerset Place $1,360,000 across 3; Antigua Lane recorded $1,000,000 and $1,275,000, and Grenadines Way $1,250,000.
In the October 29, 2026 MLS export the median time on market was 54 days for single-family homes and 165 for coach homes, and single-family homes sold at a 94.5 percent median of the last list price. The rows for your plan set the offer.
The MLS export of October 29, 2026 showed 10 actives, 6 single-family, 2 carriage and 2 coach homes, at an $883,250 median list price, with 3 pending: 5.2 months of supply on that date, our arithmetic.
The master assessment is $1,388.51 a quarter, verified on coach-home liens and inferred for other homes; Coach Homes I adds $1,550.00 a quarter for 2026. Published charges total about $12,016 a year for a coach home and about $5,816 for a detached home.
For a carriage or coach home, yes: the master assessment plus that condominium’s own assessment, both billed quarterly. A detached home pays the master assessment only; there is no separate neighbourhood association for the detached lots.
They are not published in any recorded instrument or public source, so we print no figure. Order an estoppel certificate under section 718.116(8), or ask Tropical Isles Management Services for the adopted Carriage Homes I or II budget.
No amount is published, and we do not say there is none. The master estoppel certificate must state any capital contribution or transfer fee due under section 720.30851, and the contract says who pays it.
No. LaMorada has no Community Development District and no special taxing district; the infrastructure is association-owned and every parcel sits in Millage Area 44 with no district line, so no CDD charge or disclosure applies.
Budget from the price, not the seller’s bill. Millage Area 44 carries 10.3696 mills on the 2026 certified roll, and per our guide the median detached Save Our Homes reset adds about $2,812 a year for a buyer.
No recorded special assessment was found against any of the four associations, per our guide, but special assessments are adopted by board resolution and normally not recorded. Ask both managers for the budget, reserve schedule and minutes, and read the estoppels.
Most parcels are mapped Zone AH on FEMA panel 12021C0218H. Five FEMA fill-based letters remove the built lots and several tracts to Zone X (shaded), revalidated in February 2024. Check the letter for your specific address.
Where a FEMA letter removes the structure, the federal mandatory purchase requirement does not apply, but the lender may keep requiring flood insurance. Collier County’s CRS Class 5 rating gives a 25 percent discount on NFIP premiums.
Collier County opened a 90-day appeal period on a preliminary flood map on 19 August 2026, targeting Summer 2027. A revised panel supersedes the five letters, so check your address on FEMA’s Flood Map Changes Viewer.
Zone E. Per our guide, all 270 LaMorada parcels sit inside Collier County’s Zone E polygon, on a scale from A, the most surge-exposed, to F. Florida’s Know Your Zone tool confirms it for an address.
Per our guide, no: built lots sit at roughly 15.4 to 16.2 feet against a 10.24 foot storm tide recorded at Delnor-Wiggins Pass at the same latitude. Our guide found no public record of LaMorada storm damage either way.
No premium figure for LaMorada exists in any public record, so we print none. Get quotes during your review period; roof age and the roof allegations make the roof the first question.
Yes. The master and three condominium associations have sued the builders over alleged construction defects, pending as of 6 September 2026 (Collier County Clerk docket); no later public report found as of 6 November 2026. No court has found any defect.
Ask both managers for the budget, reserve schedule and twelve months of minutes, read the estoppels for any special assessment and, for a condominium unit, the 718.503 package, then inspect the roof. We do not predict outcomes.
No. Per our guide, every LaMorada building is one or two storeys, and both rules apply to buildings three storeys or taller. A condominium buyer still receives the reserve study statement under section 718.503.
Yes, within Declaration Section 10.3.3: a minimum lease of 30 consecutive days and no more than 3 leases per calendar year. Nightly rentals are not possible, and the tenant holds the amenity rights while the home is leased.
Up to two dogs, cats or birds plus fish under Declaration Section 10.7, with reptiles, pot-bellied pigs and named breeds excluded. A condominium may set stricter rules, so ask that association too.
No. Declaration Section 10.9 bars golf carts and low-speed vehicles except for association and contractor use, and boats, trailers and campers may be kept only inside a closed garage.
No. Since 30 April 2024, Declaration Section 10.31 bars added square footage, enlarged rooms and added garage space. Other exterior changes go to the Design Review Board, which has 30 days to act.
No. LaMorada has no golf course and no golf membership. Calusa Pines Golf Club on the southern boundary is a separate private club, and nothing in the record gives LaMorada owners a right to use it.
Club LaMorada’s 13,700 square foot amenity centre has a resort pool with a lap lane, a spa, fitness studios, a theatre, a culinary arts studio, tennis, pickleball, bocce and The Oasis poolside bar, inside the master assessment.
Yes, with controlled access administered through Envera and the main entrance on Montserrat Lane off Immokalee Road. Staffing hours are not established in any record, so ask KW Property Management how guest access works.
Collier County Public Schools assigns LaMorada addresses to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all A-rated for 2025-26. Confirm an address on the district’s attendance boundary tool.
Per our guide, Delnor-Wiggins Pass State Park is 10.3 road miles from the gate, downtown Naples 17.9 and Southwest Florida International Airport 24.6; Interstate 75 at Exit 111 is 5.1.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and always pays the lender’s policy. It is custom, not law; the contract decides. Deed stamps are the seller’s by custom.
They answer different buyers. LaMorada’s amenity centre sits inside its master assessment with no golf and no district line; Heritage Bay, directly north, is a private golf country club community per our guide. Compare total yearly cost and the rules.
Over the 12 months to October 16, 2026, county resale recordings ran from 1 in most months to 5 in February 2026 and 4 in July. Recording lags the contract, so these are closing months, not a forecast.
Still weighing a LaMorada purchase? Call Marc at (239) 287-5873 or start your LaMorada buyer consultation, and read our LaMorada neighborhood guide for the full background.
If you are selling a home before you buy in LaMorada, time the two contracts together: your down payment, the estoppel review, the FEMA letter, the insurance quotes and any condominium document period all fall due while your sale is closing. Jesse leads listings and Marc leads the purchase, so one team runs both calendars.
We set the sale’s closing date first, then write the LaMorada offer to fit it, with a sale contingency only where the seller will accept one. If the home you are selling is in LaMorada, read our guide to selling a LaMorada home or start with a free LaMorada home valuation, and call Jesse direct at (239) 898-6072. Our guide to LaMorada has the community background.
Every LaMorada figure on this page traces to a source below: the Collier County record, the Southwest Florida MLS, recorded association documents, the association’s own portal, FEMA, the agencies that publish flood, storm, tax and school data, Freddie Mac, NAR and the Florida Statutes. No listing portal or competing brokerage site is cited.
These are the LaMorada documents a buyer reads before an offer, each linked at its publisher: the Declaration and the no-additions amendment, the Coach Homes I declaration, the assessment liens, FEMA’s revalidation letter, the county flood newsletter, the state estoppel fee schedule and the school boundary page.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Declaration of Covenants, Restrictions and Easements for LaMorada | Collier County Clerk | Leasing, pets, vehicles, architectural review and the amenity centre as common area | Open the Declaration |
| Certificate of Amendment adding Section 10.31 | Collier County Clerk | No added square footage, enlarged rooms or added garage space | Open the amendment |
| Declaration of Condominium, Coach Homes I at LaMorada | Collier County Clerk | The coach-home building structure and the condominium’s rules | Open the Coach Homes I declaration |
| Claim of Lien stating the master assessment | Collier County Clerk | The $1,388.51 quarterly master rate | Open the master lien |
| Claim of Lien stating the Coach Homes I assessment | Collier County Clerk | The $1,550.00 quarterly 2026 coach-home rate | Open the Coach Homes I lien |
| FEMA revalidation letter, case 18-04-0009V | FEMA | That all five LaMorada map revisions stayed valid in February 2024 | Open the revalidation letter |
| Flood Protection Newsletter | Collier County | The CRS Class 5 rating, the 25 percent discount and the 50 percent rule | Open the newsletter |
| Estoppel certificate fee amounts | Florida DBPR | The $299, $119 and $179 estoppel caps and the $184 condominium applicant cap | Open the fee schedule |
| Attendance boundaries | Collier County Public Schools | The assigned schools for a specific address | Check the boundaries |
The adopted master and condominium budgets, the reserve schedules, board minutes and the estoppel certificates for a specific home come through KW Property Management, Tropical Isles Management Services and the closing agent; the FEMA letter for a specific lot comes from FEMA’s Map Service Center.
Your LaMorada buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the master and condominium documents, the estoppel certificates, the FEMA letter, the tax reset and the litigation record with you before an offer, and every figure here traces to the sources above.
If you’re searching for “the best buyer’s agent in LaMorada, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including LaMorada, Pelican Bay and Talis Park. Our team provides honest market guidance and partner-level negotiation, starting from our LaMorada neighborhood guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in LaMorada? Start your LaMorada buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export, Development LAMORADA). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in LaMorada with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.