Updated September 2026
Buying in Terreno means choosing between a new DiVosta build, a resale and a neighbouring community, on three homesite widths with a CDD line on every tax bill. McGreevy and Comisar price each path from the closings and the recorded documents. Start your buyer consultation or call Marc at (239) 287-5873.
When you buy a home in Terreno, you buy into a DiVosta community of 686 platted single-family homesites in Naples, Florida 34120, in unincorporated Collier County, built by PulteGroup’s DiVosta brand on three homesite widths. Terreno is not part of Valencia Golf and Country Club, and no Terreno home carries golf rights.
Updated September 2026. By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty.
This page answers one question for one kind of reader: you are thinking of buying in Terreno, and you want to know what the purchase really involves, what it costs, and who is on your side of the table. If you want the community itself, its amenity campus, schools, flood map and fee stack, start with our complete Terreno community guide. If you are also selling a home, see how we sell homes in Terreno. Everything below is written for a buyer, and every number carries its source and its date.
Terreno is platted for 686 homesites on 325.767 acres in four recorded phases of 179, 186, 140 and 181 lots, and the district engineer and every adopted Terreno Community Development District budget through fiscal 2026/2027 carry that same count. On the 2026 preliminary Collier County tax roll, 350 of those lots hold a built home and 150 are vacant residential lots, and the certified 2026 roll (checked November 5, 2026) shows the same counts. A further 186 parcels are still coded “acreage not classified” on the roll, which are 181 Phase 4 lots plus 5 Phase 2 lots the county has not yet re-coded. The April 2026 district minutes record 13 homesites in a replat, which is one reason we re-check the count for any specific lot you are considering. DiVosta is still building and selling, so a Terreno buyer chooses between a new DiVosta home and a resale on the same street.
DiVosta lists 13 floor plans at Terreno in three series. The Scenic series is planned for 227 homesites at 42 feet wide (Contour, Flagstone, Hallmark and Trailside, base prices from $400,990 to $501,990). The Distinctive series is planned for 261 homesites at 52 feet (Mystique, Prestige, Concord and Whitestone, base prices from $516,990 to $603,990). The Echelon series is planned for 198 homesites at 66 feet (Stardom, Stellar, Renown, Layton and Layton Grande, base prices from $620,990 to $985,990). Base price is the starting price of the plan on DiVosta’s own pages, read 15 September 2026, not what a finished home costs. Pairing each series with a homesite width is our reading of the county building record and the district’s product split, and we label it as an inference wherever we use it.
You are not buying into Valencia Golf and Country Club. The recorded Golf Course Operations Easement Agreement (Official Records Book 6052, page 2150, paragraph 19) leaves Terreno outside the golf club, with no golf rights, no club membership and no visual easement over the course. Four holes of the neighbouring course touch Terreno on the recorded play-easement exhibits, and about 30 to 37 of the 686 lots, roughly 5 percent, back directly onto a 10.56 acre carved-out enclave that holds hole 14. The other lots see water, streets, preserve tract labels or neighbours. Section 8 names the streets, and section 17 covers the amenity campus you do get.
Terreno buyers work with McGreevy and Comisar because we do the measuring ourselves. We read every Southwest Florida MLS closing, the Collier County sales file, the recorded Declaration and the district budget for Terreno, and we set them against DiVosta’s price list before we ever recommend a home or write an offer for you.
If you’re searching for “the best buyer’s agent in Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently. Terreno sits inside that Naples territory, and a Terreno purchase is one we prepare for as its own market, not as a generic Collier County sale.
You can read more about the team behind us at Domain Realty Group. If you are still comparing agents across the city, our guide to the best real estate agents in Naples explains how to judge one.
At a DiVosta model home, the person who greets you is the builder’s sales consultant. Florida law expects that, and says so: the brokerage-relationship disclosure a licensee normally owes you does not have to be given when an owner is selling new residential units it built and the setting, such as a sales office or badges, reasonably tells you the person works for the owner (section 475.278(5)(b)1, Florida Statutes). Nothing about that is improper. It does mean the person explaining the price list is paid by the seller. You are entitled to someone whose job is your side of the same table, and in Terreno that job is real work, because the price you see is rarely the price a finished house closes at.
A buyer looking at Terreno is usually also looking at Valencia Golf and Country Club next door, Heritage Bay, or a new build somewhere else in Naples or Estero. We keep those comparisons honest because we work all of them. See our buyer pages for Autumn Woods and Estero, and read Valencia Golf and Country Club and Heritage Bay on their own community pages.
Our own Terreno buyer measurement work is a row-by-row reconciliation of the Southwest Florida MLS and the Collier County deed record for Terreno. We read 55 MLS closings and 57 county transfers ourselves, by street and by living area, before writing this page.
We tracked every closed sale coded to the Terreno at Valencia development in the Southwest Florida MLS Matrix for the 12 months to 17 September 2026, 55 closings in all, and set them beside the 57 qualified improved transfers in the Collier County sales file for 1 September 2025 to 31 August 2026. The two records are different instruments. The MLS counts listings that closed, in living area. The county counts every qualified improved transfer of record, including builder closings that were never listed, in total adjusted area. We read them separately and never restate one against the other.
Two MLS rows carry the city field “Other” while sitting on Freemont Way and Sierra Court. We kept them and measured the effect: the median moves by $5,000, from $640,000 to $645,000 when only the 53 Naples-coded rows are used. Six closed rows carry no days-on-market figure, and all six closed at exactly their list price, which is the shape of a builder closing. That is why we tell buyers the Terreno spread between list and sold price is largely options, lot premium and incentives on builder rows, and not a soft market.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. This section describes the measurement work behind the page and nothing else. When you ask us what buyers are paying for a specific plan on a specific street, we answer from the closed rows and the county record, and we show you the rows.
The twelve points below are what a Terreno buyer most needs before writing an offer. Each one is developed, with its source and date, in the section named after it, and none of them replaces reading the recorded documents for the specific home you choose.
This page walks through buying a home in Terreno in the order a buyer usually asks. Every section stands on its own, and the figures in each one carry their record, window and denominator at the point of use, so you can check any number against the source listed near the bottom.
The Terreno market for buyers right now is an absorption market, not a resale market: DiVosta is still closing new homes beside resales. The Southwest Florida MLS shows 55 closings at a median of $640,000 in the 12 months to 17 September 2026, with 12 active and 4 pending listings, which is 2.62 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026). County figures: Collier County sales file, 1 September 2025 to 31 August 2026, from our offline copy of the 2026 preliminary roll (files dated 29 and 31 August 2026).
Measure | Terreno, MLS (living area) | Terreno, county deeds (total adjusted area) | Valencia Golf and Country Club, MLS (living area) |
|---|---|---|---|
Window | 12 months to 17 Sep 2026 | 1 Sep 2025 to 31 Aug 2026 | 12 months to 15 Sep 2026 |
Closings or transfers | 55 | 57 | 21 |
Median price | $640,000 | $665,000 | $575,000 |
Median price per square foot | $311.91 per living sq ft | $257.12 per total adjusted sq ft | $215.91 per living sq ft |
Median sold-to-list ratio | 95.86% | not in the county file | 99.39% |
Median days on market | 42 (49 rows report it) | not in the county file | 53 |
Active listings | 12 (4 more pending) | not applicable | 23 |
Months of supply | 2.62 | not applicable | 13.1 |
The Terreno MLS column and the county column measure the same community with two different instruments, so their prices differ by $25,000 at the median and their per-square-foot figures cannot be compared at all: the county divides by total adjusted area, the area under roof, which runs about 21 percent larger than living area on the same houses. The Valencia column is a different product, a golf community whose median build year is 2007 against Terreno’s 2024, and we show it because it reveals what a buyer’s market looks like next door: 13.1 months of supply against 2.62.
The 55 MLS closings run from $420,000 to $1,140,000 with a mean of $669,752, and the county’s 57 transfers run from $435,000 to $1,140,000 with a mean of $695,887. That spread is not volatility. It is a price list, three homesite widths and options, sold together. DiVosta’s own quick-move-in sheet shows the mechanism: a Contour with a $400,990 base was listed at $530,000, a Flagstone with a $420,990 base at $501,900 and $571,000, a Whitestone with a $603,990 base at $715,990, and a Layton with a $785,990 base at $1,143,500 and $1,159,750. Nobody has bought a finished Terreno home at “from the $400s”.
The median closing sold at 95.86 percent of its final list price, and 19 of the 55 closed below 95 percent. On builder rows, that gap is largely options and lot premium in the builder’s list that do not survive to the closing figure, so it is not proof that a resale seller will accept 4 percent less. Six closed rows carry no days-on-market figure and all six closed at exactly their list price, again the builder-closing shape. We split the closings ourselves against the Collier County sales file, where the first recorded sale of a finished home is DiVosta’s: the 19 owner resales closed at a median 96.81% of final list price against 95.31% on the 36 builder closings, so on this evidence a resale seller gives up less from list, not more. We still build your offer home by home from the closed rows rather than from an average.
Closings by month in the MLS window ran 4 in September 2025, 4 in October, 2 in November, 9 in December, 5 in January 2026, 9 in February, 3 in March, 3 in April, 7 in May, 5 in June, 2 in July and 2 in August. That averages 4.6 a month, and it swings between 2 and 9. A quiet month says little about price in a community this size, so we read the rows and not the month.
If you are within a year of buying, the most useful first step is a conversation about which Terreno streets and plans fit your budget and how DiVosta’s pricing compares with resales. Start with how McGreevy and Comisar represent buyers, or go straight to the Terreno buyer consultation below. Marc Comisar is at (239) 287-5873 and Jesse McGreevy is at (239) 898-6072.
Buy a new DiVosta build in Terreno when you want to choose your plan and homesite and can wait or pay for a quick-move-in home. Buy a Terreno resale for a landscaped, often pool-ready home now. Choose Valencia Golf and Country Club or Heritage Bay when golf access or fees matter more than a newer house.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026). Valencia figures: MLS pull of 15 September 2026.
Question | New DiVosta build or quick-move-in | Terreno resale | Neighbouring community (Valencia Golf and Country Club, Heritage Bay) |
|---|---|---|---|
Age of the house | Completing in 2026 or later; the 350 Terreno homes on the roll were built in 2023, 2024 and 2025 (64, 147 and 139 homes by year) | About two to four years old, median build year 2024 | Valencia’s median build year is 2007 |
Price signal | Base $400,990 to $985,990 by plan, but quick-move-in asking prices ran 19 to 48 percent above base on 15 Sep 2026 | Blended MLS median $640,000; owner resales alone, $645,000 median across 19 closings | Valencia MLS median $575,000 at $215.91 per living sq ft |
Where the negotiation is | Design options, lot premium, builder incentives (“Save Up To $57,000” on select quick-move-in homes, 8 to 28 Sep 2026) and the purchase agreement | Price, repairs, seller concessions and closing date, negotiated against the closed rows | Price and concessions in a market with 13.1 months of supply at Valencia |
One-time charges at closing | Declaration Initial Contribution (section 4.9) and One-Time Payment (section 4.11), amounts unpublished | Declaration Resale Assessment (section 4.10) plus the $100 application fee | Set by each community’s own documents |
Annual assessments | Terreno CDD about $2,254 to $2,467 by width, plus HOA (amount unpublished) | Same | Valencia has no CDD; ask each association for its dues in the estoppel |
Golf | None at Terreno | None at Terreno | Valencia public play about $30 a round off-season; memberships priced separately |
Warranty | DiVosta publishes a 10-year limited structural new home warranty; read the contract for the terms | DiVosta states its warranties transfer to a later owner who takes title within the warranty period; the remaining term is in the closing binder | Varies by builder and year |
Timing | Estimated completion dates, several months for a home not yet finished | Immediate occupancy, subject to HOA approval timing | Immediate occupancy |
Choose a new DiVosta build if you care most about selecting the plan, the homesite width and the finishes, you can wait for an estimated completion date, and you want the builder’s warranty and financing offers on the table. Choose a Terreno resale if you want a home that already has its pool, screen enclosure, landscaping and window treatments, want to move on your schedule, and want to know the neighbourhood before you commit. Choose a neighbouring community if golf access matters to you, if you want an established course community with much more inventory to bargain against, or if the Terreno CDD assessment does not suit your budget. Valencia Golf and Country Club has no CDD. It also has a very different fee structure and a much older housing stock, so we look at Valencia Golf and Country Club and Heritage Bay with you before we rule either in or out.
We price a specific Terreno resale against the matching DiVosta plan on the same homesite width, add the CDD line, add what the resale already carries (pool, enclosure, landscaping, an approved lanai extension), and subtract what the builder home still needs. Then we show you which way the payment moves, because a builder incentive can lower your monthly payment without lowering the headline price, and a seller concession on a resale can do the same job.
The three homesite widths change what you buy because each DiVosta series is built for one width: 42 foot Scenic, 52 foot Distinctive and 66 foot Echelon. In the Southwest Florida MLS window, closings on the 66 foot streets had a median of $835,000, the 52 foot streets $600,000 and the 42 foot streets $460,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
Homesite width | Streets (our reading of the county building record) | DiVosta series and plans | Base price range | MLS closings | Median sold | Median $ per living sq ft | Median sold-to-list | Median DOM | Active | Months of supply |
|---|---|---|---|---|---|---|---|---|---|---|
66 ft | Palomar Terrace, Verada Court, Don Benito Way, Amador Court | Echelon: Stardom, Stellar, Renown, Layton, Layton Grande | $620,990 to $985,990 | 24 | $835,000 | $328.49 | 95.34% | 53 | 3 | 1.50 |
52 ft | Fresno Avenue, Freemont Way, Terreno Boulevard | Distinctive: Mystique, Prestige, Concord, Whitestone | $516,990 to $603,990 | 17 | $600,000 | $308.16 | 96.32% | 26 | 4 | 2.82 |
42 ft | Mesa Lane, Sierra Court | Scenic: Contour, Flagstone, Hallmark, Trailside | $400,990 to $501,990 | 11 | $460,000 | $319.94 | 97.40% | 43.5 | 2 | 2.18 |
Three Sequoia Court closings sit outside the width tally because we have not assigned that street to a width, and three active listings (two on Seville Lane and one on Sequoia Court) are outside it for the same reason. The pairing of series to width and street is our inference from the county building records and the district’s product split of 227, 261 and 198 homesites, and we say so wherever we use it. Serena Avenue is also a 42 foot street in that reading, with no MLS closing in the window.
Median sold price by street in the same MLS window, with the number of closings behind each: Don Benito Way 15 closings at $860,000; Freemont Way 11 at $540,000; Sierra Court 8 at $460,000; Amador Court 5 at $697,000; Terreno Boulevard 4 at $680,000; Verada Court 3 at $815,000; Sequoia Court 3 at $735,000; Mesa Lane 3 at $465,000; Fresno Avenue 2 at $675,000; and Palomar Terrace 1 at $1,000,000. We tracked every closing by street and living area, so the street figures are computed from the rows. A street with one, two or three closings has no reliable median, so we use these as a map of where the price tiers sit and never as a quote. What the map shows is real: the largest houses cluster on Don Benito Way, Verada Court, Palomar Terrace and Sequoia Court, and the smallest on Sierra Court, Mesa Lane and Freemont Way.
The recorded plat (Plat Book 71, page 70) shows which rear lot lines bound the carved-out hole 14 enclave: Terreno Boulevard lots 130 to 150, Palomar Terrace lots 162 to 168, Amador Court lots 115 to 123 (separated from the enclave by a platted play and utility easement strip) and the Verada Court lots near lots 177 to 179 and 162. That is roughly 30 to 37 lots of 686. Phase 1 lots 151 to 161 do not have a golf view, because a lake tract sits wholly between them and the enclave. Along the western boundary, the recorded play-easement exhibits name holes 11, 13 and 18 of Valencia Golf and Country Club. A golf-adjacent lot takes a recorded play easement, so ask us for it before you choose one.
Water is different from golf. Of the 686 lots, 299 sit within 30 feet of a platted lake tract and 328 within 60 feet. Palo Alto Drive, Rosello Way, Serena Avenue and Altura Court have every lot within 60 feet of a lake tract, while Palomar Terrace, Sequoia Court and Phase 1 Verada Court have none. That is a distance measured on the plat, not a promise of a view, and the lakes are water-management tracts owned and maintained under the district, so we check the recorded plat for the lot you like. We do not tell you which lots have a preserve view, because the plat tract labels do not yet separate genuine preserve from landscape buffer strips.
The county’s land values for the 59 Terreno Boulevard lots run across 52 distinct values, a spread of $55,929 or 55 percent between the lowest and highest, and the Echelon streets carry the top land values while the Scenic streets carry the bottom. Land value is an assessment, not a premium anyone paid, but it shows that DiVosta prices a homesite by position. When we compare two homes we ask what lot premium the original purchase agreement documents, and we ask DiVosta what it is charging on a homesite you like.
The Terreno CDD debt assessment rises with width. For fiscal 2026/2027, adopted 10 August 2026, the district’s operations and maintenance charge is $659.12 for every width, and the debt charge on the 42, 52 and 66 foot homesites in the Series 2023 area (Phase 1) is $1,595.00, $1,701.00 and $1,808.00, for totals of $2,254.12, $2,360.12 and $2,467.20. In the Series 2025 area (Phases 2 to 4) the debt charges are $1,595.36, $1,701.72 and $1,808.08, for totals of $2,254.48, $2,360.84 and $2,467.20. Section 9 explains the assessment and what paying it off does and does not do.
Owning a home in Terreno costs a CDD assessment of about $2,254 to $2,467 a year by homesite width, ad valorem tax at 12.1196 mills, a $269.77 solid waste charge on the 2026 bill, unpublished HOA assessments and your insurance. On a $640,000 purchase with 20 percent down, principal, interest, tax and CDD run near $4,282 a month before HOA and insurance.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026). Rate: Freddie Mac Primary Mortgage Market Survey, week of 29 October 2026. CDD: adopted Final Budget FY2026/2027, 10 August 2026.
Line | 42 ft price point | 52 ft price point | 66 ft price point |
|---|---|---|---|
Purchase price (MLS median for that width’s streets) | $460,000 | $600,000 | $835,000 |
Loan at 80% of price | $368,000 | $480,000 | $668,000 |
Principal and interest, 30 year fixed at 7.24%, per month | $2,508 | $3,271 | $4,552 |
Principal and interest per year | $30,095 | $39,254 | $54,629 |
Ad valorem tax at 12.1196 mills on the purchase price, per year | $5,575 | $7,272 | $10,120 |
Terreno CDD, FY2026/2027, per year (rounded) | $2,254 | $2,360 | $2,467 |
County solid waste charge, per year | $270 | $270 | $270 |
Subtotal per year | $38,194 | $49,156 | $67,486 |
Subtotal per month | $3,183 | $4,096 | $5,624 |
HOA assessments | not published; from the estoppel | not published; from the estoppel | not published; from the estoppel |
Homeowner’s insurance and flood, if any | quote per home | quote per home | quote per home |
The assumptions are ours and they are labelled: a 30 year fixed loan at 7.24 percent (the Freddie Mac 30 year average of 29 October 2026, a national average of conforming loans for strong credit, so your rate will differ), 20 percent down, ad valorem tax computed on the purchase price with no exemption, no Save Our Homes cap and the adopted 2026 millage, and the CDD total for the matching width in the Series 2023 area rounded to the dollar. Actual taxable value is set by the county, not by your price, so treat the tax line as an illustration. The subtotal excludes HOA, insurance, utilities and maintenance. At the 15 year rate of 6.60 percent the loan is shorter and the payment much higher, and your Loan Estimate is the document that compares them properly.
The Terreno Community Development District financed the roads, water management and utilities with bonds and collects the debt service, plus a $659.12 operations charge, on your county tax bill as one non-ad-valorem line. Florida law requires the initial sale contract for a home in a district to carry a disclosure of it (section 190.048, Florida Statutes), and DiVosta’s contract should. The FY2025/2026 top total was $2,467.21, so FY2026/2027 is flat at the top. The debt ends in fiscal 2053 for the Series 2023 area and 2055 for the Series 2025 area, and it is prepayable. Paying off your share does not end the district, because the operations charge of about $659 a year stays. We show you both readings before you decide whether to prepay.
Terreno is unincorporated Collier County, millage area 290, at a total of 12.1196 mills: county 3.8969, school 4.1470 and other levies 4.0757, of which North Collier Fire is 3.7500, the largest non-school line. There is no municipal millage. A purchase resets your Save Our Homes assessed value (section 193.155, Florida Statutes), so the taxable value after you buy can differ from the previous owner’s, and a homestead exemption, if you qualify, applies after you file. If you are moving from another Florida home, portability may carry part of your old cap, up to the statute’s limit.
The HOA bills quarterly, and its assessment varies by lot size because the landscaping component is sized by parcel. It covers lawn and landscaping maintenance including irrigation equipment and the irrigation water, which comes non-potable, possibly including reuse water, under an agreement recorded in the Declaration (section 2.4), and it funds the amenity campus. Potable water and sewer come from Collier County Water-Sewer District on a usage bill. Electric is Florida Power and Light. Trash and recycling are collected Tuesday and trash only on Friday. DiVosta advertises a community fibre network with gigabit speeds, but no recorded instrument in the Terreno chain names a provider or a bulk-services agreement, so we confirm availability and terms for your address before you assume they are in the assessment.
Closing costs for a Terreno buyer are the ordinary Florida charges plus two Terreno-specific ones: on a resale, the Resale Assessment and the $100 association application fee; on a DiVosta purchase, the Declaration’s first-buyer charges. On a $640,000 purchase with a $512,000 loan, our arithmetic puts the mortgage stamp tax at $1,792 and the intangible tax at $1,024.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026). Tax rates: Florida Department of Revenue and Florida Statutes, 2025 edition.
Item | Rule or amount | Who customarily pays in Collier County | Source |
|---|---|---|---|
Documentary stamp tax on the deed | 70 cents per $100 of price; $4,480 on $640,000 | Seller, unless the contract says otherwise | Section 201.02, Florida Statutes |
Documentary stamp tax on the mortgage note | 35 cents per $100 of the amount secured; $1,792 on a $512,000 loan | Buyer, when financing | Florida Department of Revenue |
Nonrecurring intangible tax on the mortgage | 2 mills (0.2%) of the loan; $1,024 on $512,000 | Buyer, when financing | Section 199.133, Florida Statutes |
Owner’s title insurance policy | Priced by the title agent under Florida’s promulgated rates | Buyer customarily pays in Collier County; the contract controls | Collier County custom; your contract |
Closing agent | Chosen by the buyer in Collier County by custom; the contract controls | Buyer chooses | Your contract |
Lender’s title policy, appraisal, lender charges, recording | Set by your lender and title agent; itemised on your Loan Estimate | Buyer | Consumer Financial Protection Bureau |
Terreno HOA resale application | $100, non-refundable, payable to Terreno Homeowners’ Association, Inc. | Per the contract | Terreno Application for Approval of Resale, updated 1 Jul 2026 |
Terreno Resale Assessment (Declaration section 4.10) | Amount not published; the buyer’s legal obligation, collected at closing | Buyer | Declaration, OR 6098/2178 |
Prepaids and escrows | Insurance, taxes and quarterly HOA proration | Buyer | Your Closing Disclosure |
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. That surprises buyers from other states and even some Florida counties. We read that line in the contract before you sign, and we ask you to get a title quote early, because the agent you choose also holds your deposit and handles the closing statement.
The Declaration’s Resale Assessment (section 4.10) is the buyer’s legal obligation on a resale, is collected at closing, is set by the developer today, and recurs on every future resale of the lot. Its dollar amount is not published anywhere we can cite, and the only route to it is the estoppel certificate under section 720.30851 of the Florida Statutes. The Declaration’s exemptions cover transfers such as to a co-owner, to an estate, to a spouse or trustee for estate planning, to a lender after foreclosure, and to the developer or a builder, and a later sale after an exempt transfer is not exempt. On a purchase from DiVosta, the first buyer faces the Declaration’s Initial Contribution (section 4.9) and One-Time Payment (section 4.11), also unpublished. We put those figures in writing from the estoppel or the developer’s disclosure summary before you commit, not after.
Your lender’s Loan Estimate is the document to compare lenders on. On a financed purchase your Closing Disclosure must reach you at least three business days before closing, and we read it line by line against the estoppel and the contract. If you buy from DiVosta and use its affiliated lender, ask for a Loan Estimate from at least one other lender for comparison, and ask DiVosta in writing whether any incentive depends on which lender you use, since we have not verified that.
The Terreno HOA buyer approval means that on a resale the Association reviews an application, but under Declaration section 12.3 it cannot disapprove a conveyance, and failure to act is deemed approval. For you that means a $100 application fee, 20 business days’ notice built into your timeline, and a Resale Assessment due at closing whose amount is not published.
Data updated: September 2026 (Terreno Homeowners Association documents, read 15 September 2026; application form updated 1 July 2026).
The Association’s Application for Approval of Resale, updated 1 July 2026, is a form the buyer and seller complete, with a non-refundable $100 fee payable to Terreno Homeowners’ Association, Inc. Section 12.3 of the Declaration requires 20 business days’ notice. Because the Association cannot disapprove, the approval is a process you plan for, not a hurdle you fear, and we set the closing date so the notice period has run. If a seller tells you the approval will take a week, we ask what document says so.
The Resale Assessment is a capital-style charge collected at the closing table, and payment is the legal obligation of the buyer of the parcel under Declaration section 4.10. Before the developer turns the Association over to owners it is set by the developer, and after turnover it is capped at an increase of 10 percent per calendar year. It is separate from the $100 application and from your ordinary HOA assessment. The sensible way to learn it is the estoppel certificate, which Florida’s section 720.30851 makes the route to an association’s figures. We ask for it early in the contract period, through the seller’s side, and we tell you the number before your inspection period ends.
The amenity campus is run through the Terreno/Valencia Recreation Association. Its recorded Declaration (Official Records Book 6250, page 956, recorded 23 May 2023) divides the costs of Recreation Area #1 between the Valencia HOA at 492/1177 and the Terreno HOA at 685/1177, and it lets those fractions be adjusted no more often than annually as lot counts change. We quote the fraction as recorded. Whether the Recreation Association’s board has adopted an adjusted fraction is not on the published record, so we do not state one.
The Declarant, the developer, holds exclusive architectural review while it owns any of the Properties, and may appoint at least one director for as long as it holds at least 5 percent of the parcels for sale, so the rules and the review are still in the developer’s hands. Leasing needs a minimum of 30 days and allows three leases a year. Above-ground pools are barred by the recorded Section 9.19 amendment (OR 6403/468), and the Association’s published review process carries a $100 per day fine for starting work early, an owner deposit of $500 to $1,000, a contractor deposit of $500 to $5,000 and a $1,000 concrete washout deposit. If you plan a pool, lanai extension or fence, we ask whether the seller has an Architectural Review Committee approval letter on file, since an approved pool has already passed a process you would otherwise have to run yourself. Pets are not allowed on the amenity campus under the published rules.
Buying from DiVosta differs from buying a resale in Terreno because you sign the builder’s own purchase agreement, put down earnest money, choose options and often close on an estimated completion date, whereas a resale usually uses the standard Florida Realtors and Florida Bar contract and runs through the Association’s approval and the seller’s estoppel.
Data updated: September 2026 (DiVosta published pages, read 15 and 29 September 2026).
DiVosta publishes its process as five steps, the first four being find your home, design and purchase it, build it, and close on it. At the purchase step, DiVosta says you sign the purchase agreement, finalize floorplan and structural options, and provide earnest money, then either show evidence of cash funds or complete a loan application, with Pulte Mortgage named as its lending partner. You then attend a design appointment to choose finishes. Once the change order for your selections is made, DiVosta says your lender must approve the new total purchase price, which is where options can move a payment that looked settled. DiVosta’s Build Quality Experience is a 10-step process that includes an introduction to your field manager and a pre-closing orientation.
Two statutes matter at signing. Section 501.1375 gives the buyer of a one-family or two-family home from a builder or developer the right to have deposit funds of up to 10 percent of the purchase price held in escrow, and the right may be waived in writing, so read the deposit page carefully and never sign a waiver you have not understood. Section 720.401 requires a disclosure summary for a community with a mandatory association, and a contract can be voided by the buyer within three days of receiving it, so keep the date you got it. Chapter 558 gives you a notice and cure process before a construction-defect suit, and section 95.11(3)(c) limits construction-defect claims to seven years from the certificate of occupancy or completion, so a warranty request is not the same as a legal claim, and the two clocks run separately.
DiVosta publishes a 10-year limited structural new home warranty on its Terreno pages. We have read the promise, not the warranty booklet that would govern a Terreno home, and we have not verified how the terms apply in Florida or what they exclude. DiVosta’s warranty page states that its warranties transfer to a subsequent owner who takes title within the applicable warranty period, so a resale buyer inherits whatever time remains. We ask DiVosta for the document, read the exclusions and the claim procedure before you sign, and tell you what it leaves to you. Structural is not the same as everything: roof, windows, appliances and finishes are separate questions.
Other national builders we checked publish rules on how a buyer’s agent must register a client, and when, before the first visit. We did not find DiVosta’s Florida broker policy published. So we do not tell you what it is. We ask DiVosta for its terms before your first visit and, where the timing matters, before you walk into the sales center on your own, and we put what they say in writing. If you have already visited a DiVosta sales center, tell us the date and what you signed at the door.
DiVosta’s Build Quality Experience is the builder’s process, and it is not an independent inspection. We recommend a licensed inspector of your own at the pre-closing orientation, and we set the contract so you have time to do so. A resale inspection is a different exercise, and in Terreno we add checks specific to the community: the roof and enclosure permits on a pool home, the Architectural Review approval, and a wind mitigation form.
We find you the right home in Terreno by starting from your budget and monthly payment, then narrowing by homesite width, street, plan, lot position and whether you want a DiVosta build or a resale. We watch the Southwest Florida MLS and pre-MLS sources for matches and arrange tours of the sales center and of finished homes with you.
We begin with the monthly figure you are comfortable carrying and work backwards through the carrying-cost table in section 9, because in Terreno the annual CDD line and the unpublished HOA assessment make two homes at the same price cost different amounts to own. A 66 foot Echelon home and a 42 foot Scenic home are different purchases with different assessments, and we price each honestly.
From your brief we build a short list of streets and plans using the width table and the street medians, then we go lot by lot. For each home we check its position against the recorded plat: whether it backs onto the hole 14 enclave and its play easement, how close it sits to a lake tract, and which CDD assessment area it falls in. We also look at what the house already has, such as a screened pool with Architectural Review approval, an extended lanai, or upgrades the builder’s list carried.
We arrange tours with you and, for a DiVosta home, we agree the registration question with the builder before you visit. At a resale we look at roof age and permits, the wind mitigation form if one exists, the enclosure and pool permits, the irrigation and landscape condition, and the flood elevation certificate if there is one. At a builder home we look at the plan against the homesite, the orientation, the finished-versus-estimated completion date, and exactly what the contract lists.
New listings and price changes are where a buyer gains or loses in a community this size, with 12 active listings at a time. Section 22 describes the alerts we set up for you, and section 20 explains what the live listing count is and where to see it.
We negotiate for you in Terreno by pricing the home against the closed MLS rows and DiVosta’s price list, then bargaining for the terms that move your total cost: price, seller concessions, builder incentives, repairs, closing date and contingencies. On a builder home the levers are options, lot premium and incentives; on a resale, price and concessions.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026; DiVosta quick-move-in sheet read 15 September 2026).
A builder does not negotiate the way a resale seller does, and the honest way to test its offer is against its own price list. On 15 September 2026 DiVosta’s quick-move-in sheet showed “Save Up To $57,000” on select homes for 8 to 28 September 2026, and it showed asking prices well above base: 32 percent over base on the Contour, 19 to 36 percent on the Flagstone, 19 percent on the Whitestone and 45 to 48 percent on the Layton. Those gaps reflect, in part, option packages, lot premium and finished extras such as a screened pool or an extended lanai on the homes listed. Our work is to separate them, so you know what a quoted price contains and what you could decline. We also ask whether a quoted incentive is a price reduction, a closing-cost credit or a rate program, because they have different effects on your payment and your loan.
On a resale we use the closed rows. We look at the sold-to-list ratio, the days on market, what similar homes on the same street and width sold for, and what the seller’s home carries that the comparison does not. Appraisers in a community that is still absorbing new construction also look at builder closings as comparables, so the appraisal question needs an answer before you offer, not after. We tell you plainly when the list price is fair and when we think a seller is asking a builder-spec price for a resale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and that negotiating record comes to every Terreno offer.
A lower price and a seller concession are not the same thing. A price reduction lowers the number the appraisal must support and the loan you carry. A seller-paid concession lowers your cash at closing but leaves the price where it is, and it can be capped by your loan type. In a Terreno resale where a builder’s incentive is competing with the seller, a concession can be the tool that matches the payment. We model both against your loan so you can see which one actually moves your monthly figure.
We set the deposit, the inspection period, the financing contingency and the closing date deliberately. On a builder purchase we read the deposit terms against section 501.1375. On a resale we build the 20 business day HOA notice into the closing date and ask for the estoppel early. Where a seller wants a fast close and you want to see the Resale Assessment first, the contract is where that is decided. A good agent makes those trade-offs visible to you before you sign, not after.
Buyer’s agent compensation after the NAR settlement works this way: since 17 August 2024, an MLS participant must have a written agreement with you before touring a home, stating an objectively ascertainable amount or rate of compensation. That compensation is negotiable and not set by law, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS and Florida Statutes, verified 1 September 2026).
Before we tour a Terreno home with you, whether a DiVosta model or a resale, we sign a written buyer agreement with you. It says what we will do, how long it lasts, and how we are paid, in terms you can measure. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our compensation is negotiable; we will explain the choices before you sign it, including what happens if a seller or the builder pays part of it. The agreement is where you decide what kind of representation you want under section 475.278 of the Florida Statutes: Florida presumes every licensee is a transaction broker unless a single agent relationship is established in writing, and a single agent owes you loyalty, obedience and full disclosure, which a transaction broker does not. We explain both options and put the relationship you choose in writing.
Since the settlement, offers of compensation from listing brokers are no longer shown in MLS listings, so you cannot see on the listing what a seller offers a buyer’s agent. A seller can still offer a concession toward your closing costs, and you can negotiate that as you would any term. What did not change is the substance of the work: the advice, the search, the offer, the inspection and the negotiation, and the fact that a buyer’s agent is paid for results that you can see. The National Association of REALTORS publishes its own consumer guide to written buyer agreements and its settlement FAQ.
On a builder purchase, whether and how DiVosta pays a buyer’s agent depends on its own registration and compensation terms for Florida, which we did not find published. We ask DiVosta for those terms in writing before your first visit, and we will tell you the result before you sign our agreement, not after. Nothing about a builder’s willingness to pay us changes the advice we give you.
Before you write an offer in Terreno, know that on the federal map effective 18 June 2026, 678 of 686 address points are Zone X and 8 are shaded X, none in a special flood hazard area. Wind and insurance are separate: Terreno is in the wind-borne debris region at a 156 mph design wind speed.
Data updated: September 2026 (FEMA LOMR 25-04-3166P, effective 18 June 2026; Collier County GIS queried 15 September 2026).
FEMA’s Letter of Map Revision 25-04-3166P became effective on 18 June 2026. On it, 678 of Terreno’s 686 address points are in Zone X and 8 are in shaded Zone X. New Zone AE polygons sit over the lakes and water-management tracts, with base flood elevations of 13.7 to 15.0 feet (NAVD 88) that belong to the water, not to the house pads, and no residential address point is in a special flood hazard area. Five earlier letters of map revision, dated 2023 to 2025, preceded the current one. A flood panel printed from an older source can still show the 2012 zones, so we pull the effective map for the home you are buying. Terreno is in Evacuation Zone E, outside the Coastal High Hazard Area, and unincorporated Collier County is a Community Rating System Class 5 community, which carries a 25 percent discount on National Flood Insurance Program premiums.
A lender requires flood insurance only in a special flood hazard area, and no Terreno house sits in one on the current map, but water does not follow maps, and flood policies are available on X-zone homes. We ask for any elevation certificate and get a flood quote before your inspection period ends. Florida also requires a seller of residential property to give a flood disclosure at or before contract (section 689.302, Florida Statutes), and we read it with you. Terreno has no track record with Hurricane Ian: no completed Terreno home existed when Ian struck in September 2022, and Terreno homes were built in 2023, 2024 and 2025.
Terreno sits in the wind-borne debris region, with a Risk Category II design wind speed of 156 mph. DiVosta’s own list for Terreno homes includes steel-reinforced concrete block construction, a tile roof and whole-house impact-resistant windows. We describe that as block construction, and we do not say every house is all-block on every floor, because the plan and the story determine that. We confirm the plan-specific specification in the contract or on the resale’s permit record.
Florida’s section 627.711 sets the uniform mitigation verification inspection used to document wind-resistant features for insurance discounts, and the form is the Office of Insurance Regulation’s OIR-B1-1802. It remains valid for five years, and the credit is earned only once the form is filed with the insurer. On a Terreno resale we ask whether one exists. On a builder home we recommend ordering one once you own it. The My Safe Florida Home program is aimed at older homes, permitted before 2008, so Terreno homes do not qualify.
We cannot give you a premium, and no source we trust publishes one for Terreno. What is public is the market: Citizens Property Insurance held 2,803 personal residential policies in Collier County on 31 August 2026, and we have no Terreno-specific share. We tell buyers to get at least two wind and one flood quote for the exact address before removing the inspection contingency, and we ask you to start those quotes early.
Terreno’s amenity campus at 1934 Don Benito Way has a 12,646 square foot clubhouse, a saltwater pool, eight pickleball courts and two lit Har-Tru tennis courts, and residents enter through an Envera lane at the Oil Well Road gate. Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High sit within about a mile of that gate.
Data updated: September 2026 (Terreno HOA documents and Collier County Public Schools, read 15 to 17 September 2026; drive times from OpenStreetMap-based routing, queried 17 September 2026).
The county’s building record gives the clubhouse at 12,646 square feet of base area, alongside a 4,938 square foot saltwater pool, a 113 square foot spa, eight pickleball courts and two Har-Tru tennis courts lit to 10 p.m., and a fitness center open 5 a.m. to 11 p.m. Olive and Thyme, a restaurant for residents only, operates on the campus, and its hours are not published. A Lifestyle Director runs the calendar. DiVosta’s site advertises further items, including two dog parks and a food truck pavilion, that the Association’s own inventory does not list as built, and the amenity rules bar pets from the campus, so we do not tell you those exist until we have seen them. There is no bocce court. The campus is run through the Recreation Association described in section 11.
The main entry is on Oil Well Road (County Road 858), where an Envera RFID resident lane reads your credential, and visitors are pre-authorized through MyEnvera. A second vehicular access point sits on Randall Boulevard, and we do not call it a gate. Resident credentials are issued through an Authorized Community Contact and can take up to 48 hours, so build that into your move date. Collier Area Transit Route 19 runs along Oil Well Road with six round trips a day, and the roads, not the bus, are how most residents will get around.
Destination | Road miles | Free-flow minutes (a floor) |
|---|---|---|
Publix at 1715 Oil Well Road (opened 20 November 2025) | 1.1 | 4 |
Big Corkscrew Island Regional Park | 2.6 | 6 |
Interstate 75, Exit 111 | 11.3 | 18 |
Ave Maria | 12.6 | 21 |
Delnor-Wiggins Pass State Park | 16.6 | 28 |
Vanderbilt Beach Park | 17.7 | 30 |
Downtown Naples | 24.3 | 38 |
Southwest Florida International Airport (RSW) | 30.9 | 42 |
These are free-flow modelled minutes from the Terreno Boulevard gate at Oil Well Road, which is the fastest the drive can be, not a typical time. We do not publish a typical figure. In season and at school hours, allow more.
The Collier County Public Schools address file returned the same three schools for all 517 Terreno addresses it held: Corkscrew Elementary (graded A), Corkscrew Middle (A) and Palmetto Ridge High (B in school year 2025 to 2026, down from A), all on or near Oil Well Road within about a mile of the gate. Three streets (Palo Alto Drive, Zamora Drive and Rosello Way) returned no school, which we read as data not yet loaded, so we confirm the exact address with the district before you rely on it. Enrolment, capacity and boundaries move, so treat it as a short drive, not a walk to school. Naples Classical Academy (graded A) is 5.7 miles away. The county has acknowledged school-run congestion on Oil Well Road at Palmetto Ridge High School, which sits about 1.7 miles west of the entry. School grades and attendance zones are set by the district and the state, not by us, and we date them.
Facility | Road miles | Notes |
|---|---|---|
NCH Emergency Department, Northeast | 8.2 | About 14 free-flow minutes; open 24 hours |
Collier Urgent Care, Founders Square | 8.1 | Daily 8:00 a.m. to 6:30 p.m. |
NCH Immediate Care, Ave Maria | 12.1 | Open seven days |
NCH North Naples Hospital | 14.4 | About 24 free-flow minutes |
Gulf Coast Medical Center, Level II trauma center, Lee County | 34.8 | About 47 free-flow minutes |
There is no trauma center in Collier County, and the nearest verified one is Gulf Coast Medical Center in Lee County. NCH Healthcare System has announced a 150-bed hospital at Ave Maria, which is reported and not yet built, so we do not count it. North Collier Fire Control and Rescue District serves Terreno, and its nearest station is on Immokalee Road about 2.6 miles away.
Collier County’s 2025 annual inventory (adopted 27 January 2026 under Resolution 2026-36) rates the Oil Well Road link serving Terreno at 110.1 percent of its service volume, level of service F and “constrained by policy,” and the Randall Boulevard link at 128.6 percent, also level of service F. East of Ave Maria Boulevard, Oil Well Road is at 47.0 percent (level of service B), and Randall east of Everglades Boulevard is at 27.7 percent (B). Oil Well Road at Terreno carries about 8 percent more traffic in season, against about 37 percent more on Immokalee Road at I-75. The funded four-laning of Randall Boulevard, $17.5 million in fiscal 2027, ends at 8th Street NE and does not reach Terreno. We say “a short drive”, and we tell you to drive it at 8 a.m. before you buy.
An out-of-state buyer in Terreno should know that the community is built for lock-and-leave ownership: the Association maintains landscaping and irrigation, leasing is allowed with limits, and a resale needs 20 business days of Association notice. The main questions are timing, homestead, insurance quotes and how to buy without being on site for every step.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026; Terreno Declaration and HOA documents, read 15 September 2026).
Terreno’s closings peaked at 9 in December 2025 and 9 in February 2026 and fell to 2 in July and August 2026, so winter is when the most homes change hands. With 12 active listings and 4 pending, a snowbird shopping in season is competing with other buyers. A buyer who tours in the summer sees the same homes with less competition and can be ready when the season opens. We share what we see in the rows, month by month.
Most of the steps can be done without you on site, and some cannot. We tour by video and in person, review the documents for you, and ask the closing agent in advance what can be signed remotely, since the closing agent and the contract decide. Credentials for the gate take up to 48 hours through an Authorized Community Contact, and the Association’s General Contact Information sheet lists the landscape contractor, the emergency irrigation line, trash days and the utilities, so a remote owner has the contacts in one place. If you are not certain of Terreno yet, leasing in Naples for a season first is a fair way to see it. Terreno’s own rules require leases of at least 30 days and allow three leases a year, and those limits apply if you rent out the home while you are away.
Florida’s homestead exemption requires that the home be your permanent residence (section 196.031, Florida Statutes), so a seasonal or second-home owner generally does not receive it, and the Save Our Homes assessment cap does not apply until it does. If you are moving from another Florida home, portability may carry part of your old cap to the new one (section 193.155). A purchase resets a non-homestead assessment to market value in the year after the sale, which is why the tax bill can jump. We show the estimate and refer you to your tax adviser for anything beyond it.
The Association’s landscape contractor publishes a hurricane storm pricing sheet with defined pre-storm and post-storm services and costs, which is more than many communities publish. Impact-resistant windows, a tile roof and block construction are on DiVosta’s list for Terreno homes. If you are away in storm season, we talk through the choices: an insurance agent who can inspect after a storm, a trusted local contact, and the storm sheet’s terms.
Near Terreno, the Orange Blossom Ranch community of up to 2,350 homes sits across Oil Well Road, a Publix-anchored center has opened, and roughly 12,900 more homes are approved along Oil Well and Immokalee Roads. The county is building a regional water plant on Oil Well Road, and over half its five-year road program is unfunded.
Data updated: September 2026 (Collier County records and public notices, read 15 to 17 September 2026).
The Orange Blossom Ranch master planned unit development, 616 acres approved for 2,350 dwelling units and 200,000 square feet of commercial, borders Terreno’s north side across Oil Well Road, with a buildout estimated for 2028. It is adding about 400 rental apartments. The Shoppes at Orange Blossom, at 1715 Oil Well Road, opened its Publix on 20 November 2025, 48,387 square feet with a pharmacy, directly across the road from the community. Other tenants there are reported only as proposed outparcels, and we do not say any of them is open until it is. Until that Publix opened, a Terreno grocery run meant driving out to Immokalee Road.
Terreno’s immediate surroundings are two-acre Estates lots the county plan discourages expanding, but the corridor along Oil Well and Immokalee Roads is filling in: roughly 12,900 dwelling units are already approved by county resolution. The county’s Northeast Regional Water Treatment Plant on Oil Well Road is scheduled to come online in 2027 at 5 million gallons a day, expandable to 15. The Vanderbilt Beach Road Extension, Phase I under construction and Phase II in design, will add a new east-west arterial. A buyer who wants the country to stay country should understand that Terreno is the last built edge of it, not the middle.
New homes and shops nearby raise convenience and traffic together. For a buyer that is a reason to look at Oil Well Road at rush hour, to ask where the next school will be, and to take the corridor’s growth into account when you plan how long you will stay.
Currently available in Terreno, the Southwest Florida MLS showed 12 active listings and 4 pending on 17 September 2026, with a median list price of $610,350, and DiVosta’s quick-move-in sheet showed six finished or nearly finished homes on 15 September 2026. You can see every current Terreno listing on the Domain Realty Group Terreno listings page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026; DiVosta quick-move-in sheet read 15 September 2026).
Measure | Terreno, MLS, 17 Sep 2026 |
|---|---|
Active listings | 12 |
Pending listings | 4 |
Median list price | $610,350 |
List price range | $479,000 to $1,125,000 |
Median list price per living sq ft | $335.42 |
Median days on market, active | 86.5 (range 26 to 209) |
Active under $500,000 | 1 |
Active $500,000 to $599,999 | 5 |
Active $600,000 to $799,999 | 4 |
Active $800,000 and above | 2 |
Months of supply | 2.62 |
We summarize rather than name homes here, because the live picture changes weekly. To see every current listing with photos, prices and status, use the Domain Realty Group Terreno listings page, and we will send you the ones that fit your brief. On the DiVosta sheet read 15 September 2026, two of the six quick-move-in homes were available now and four had estimated completion in September or October 2026, with prices at or above the base price of the plan.
The active median asks $335.42 per living square foot against the $311.91 that homes actually closed at, and the median active listing has been on the market 86.5 days against 42 for closed homes. Both say asking prices lead sold prices in Terreno, which is why we read the closed rows before we recommend an offer. We also watch the 12 active listings for price cuts, the four pending for how fast they moved, and the DiVosta sheet for new inventory.
Get your personalized Terreno buyer consultation from McGreevy and Comisar: a conversation about your budget, your timeline and the streets, plans and homes in Terreno that fit, with the closed sales, the DiVosta price list and the recorded documents on the table. Call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072.
We go through your budget and monthly payment, the three homesite widths and what each costs to own, whether a DiVosta build, a resale or a neighbouring community suits you, and what a written buyer agreement will say. You leave with a short list of streets and a plan for the next 30 days. There is no cost and no obligation to buy through us. Read how McGreevy and Comisar represent buyers or send the contact form in the contact section of this page.
Bring your target price and payment, your timing, any must-haves such as a pool, a lake outlook or lower fees, and anything you have already signed with DiVosta or another agent. If you have visited a DiVosta sales center, tell us the date. Those details change what we ask the builder for.
Custom listing alerts for Terreno mean we set up a search of the Southwest Florida MLS for the streets, widths, price range and features you choose, and send you new listings and price changes as they post, along with opportunities we hear about before they reach the MLS. The alerts are free and carry no obligation.
We alert you on a Terreno search built from your brief: homesite width, street, price band, bedrooms, pool or no pool, and whether a golf-adjacent or lake-adjacent lot matters. We add price-change alerts on the homes you have toured, and we watch the DiVosta quick-move-in sheet for new inventory. With 12 active listings and about four or five closings a month, one alert can be the difference between seeing a home the day it lists and reading about it after it is pending.
Tell us what you want through the buyer consultation section or at our buying page, and we set up your alerts the same day. You can see everything currently for sale in Terreno at any time on the Domain Realty Group Terreno listings page.
McGreevy and Comisar are top-reviewed Naples buyer’s agents on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
In Terreno, knowing the market means knowing the streets and plans. That is the work we do before a tour, so the homes you see are the ones that fit.
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
A builder purchase has more steps and more documents than a resale, and a buyer who is informed at each one is protected at each one.
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 to start your Terreno search.
McGreevy and Comisar are the Southwest Florida team behind this Terreno buyer page, working from 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, across Naples, Estero and Bonita Springs. Terreno is a Naples community we have measured street by street, and every figure on this page is one we can show you in the record.
Jesse McGreevy reads the recorded Declaration, the CDD schedule and the Collier County roll on every Terreno purchase, and assembles the association paperwork and the estoppel. Reach Jesse direct at (239) 898-6072 or [email protected]. Read more about him on his agent page.
Marc Comisar tours the homes with you, judges condition and options against what actually closed in Terreno, and handles the field work and the negotiation. Reach Marc at (239) 287-5873, or read his agent page. Learn how the team is built on the about McGreevy and Comisar page.
McGreevy and Comisar, Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (239) 898-6072, Marc Comisar (239) 287-5873. Jesse McGreevy and Marc Comisar are licensed Florida real estate professionals with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). See the wider market in our Naples real estate guide.
If you are also selling a home before you buy in Terreno, plan the two closings together: a written valuation of the home you sell tells you what you can spend, and a Terreno purchase adds a 20 business day HOA notice on a resale or an estimated completion date on a DiVosta home. McGreevy and Comisar coordinate both sides.
You can sell first and rent or move in with a short gap, buy first and carry two homes, or coordinate one closing date on each side. A builder purchase adds a completion date you do not control, so we ask DiVosta in writing whether its agreement allows a home-sale contingency, since we have not verified its terms. On a Terreno resale we build the Association’s 20 business day notice into the dates. We lay out the cash and timing of each path before you choose one.
If the home you will sell is itself in Terreno, see how we sell homes in Terreno and request a written valuation on the Terreno home valuation page. If it is elsewhere in Southwest Florida, the general McGreevy and Comisar home valuation request works the same way. If you would rather talk through the buying side first, use the buyer consultation section.
These are the questions Terreno buyers ask us most often, answered with the same sources and dates used above. Each answer stands alone, names Terreno, and points to the section where the full reasoning and citations sit. Rates, maps, school grades and listings move, so check the date beside any figure.
Terreno is platted for 686 single-family homesites in four recorded phases of 179, 186, 140 and 181 lots. On the 2026 preliminary Collier County tax roll, 350 hold a built home and 150 are vacant residential lots, and the rest are Phase 4 lots the roll has not yet re-coded; the certified 2026 roll, checked November 5, 2026, shows the same counts. DiVosta’s “over 680” is the same count rounded down.
DiVosta, the Florida brand of PulteGroup, builds and sells new homes in Terreno, in Naples 34120. It lists 13 floor plans in three series called Scenic, Distinctive and Echelon, with base prices from $400,990 to $985,990 on its own pages read 15 September 2026, and it was still selling and building in September 2026.
In the 12 months to 17 September 2026, 55 Southwest Florida MLS closings in Terreno ran from $420,000 to $1,140,000 with a median of $640,000, and the Collier County sales file shows 57 transfers at a median of $665,000. Most are builder closings, so the median blends new and resale homes, and price follows homesite width street by street.
No. Base price is a plan’s starting price before options and lot premium. On DiVosta’s quick-move-in sheet read 15 September 2026, a Terreno Contour with a $400,990 base was listed at $530,000 and a Layton with a $785,990 base at $1,143,500. We compare a quoted price with the base, and we ask what the difference contains.
The Terreno Community Development District assessment for fiscal 2026/2027 is $2,254.12 to $2,467.20 a year by homesite width, including a $659.12 operations charge, and it appears on the county tax bill. The debt part ends in fiscal 2053 for the Series 2023 area and 2055 for the Series 2025 area, and it can be prepaid. It is a financing structure, not a hidden fee.
The Terreno HOA assessment is not published on any document we can cite, and it varies by lot size because the landscaping component is sized by parcel. It is billed quarterly. The only route to the figure for a specific home is the estoppel certificate under section 720.30851, Florida Statutes, and we get it early so you see the number before your inspection period ends.
No. Terreno is a separate DiVosta community. The recorded Golf Course Operations Easement Agreement (OR 6052/2150, paragraph 19) leaves Terreno outside the golf club, with no golf rights, membership or visual easement. Four holes of the neighbouring course touch Terreno’s boundary on recorded exhibits, and its buyers are not club members by virtue of owning a home there.
There is no golf course in Terreno. Valencia Golf and Country Club next door offers public play priced by season and separate memberships, though its own pages carry conflicting figures, so confirm with the club. Heritage Bay has a bundled membership, and Panther Run at Ave Maria is managed by Hampton Golf. We compare the costs with you if golf matters to your choice.
About 30 to 37 of the 686 lots, roughly 5 percent, back directly onto the carved-out hole 14 enclave: Terreno Boulevard lots 130 to 150, Palomar Terrace lots 162 to 168, Amador Court lots 115 to 123 and Verada Court lots near 177 to 179 and 162. Phase 1 lots 151 to 161 look at a lake tract, not the enclave.
Terreno has 42 foot, 52 foot and 66 foot homesites, planned as 227, 261 and 198 lots, which DiVosta sells as its Scenic, Distinctive and Echelon series. Median MLS closings were $460,000 on the 42 foot streets, $600,000 on the 52 foot streets and $835,000 on the 66 foot streets. Pairing streets to widths is our reading of county records.
Florida law does not require one, and the builder’s sales consultant represents the builder, which section 475.278(5)(b)1 recognizes for owner-built new homes. Having your own agent puts someone on your side of the price list, options and contract. DiVosta’s broker registration terms for Florida are not published where we could find them, so we ask before your first visit.
No. Under Declaration section 12.3 the Association cannot disapprove a conveyance, and failure to act within the notice period is deemed approval. A resale still requires the application, a non-refundable $100 fee payable to Terreno Homeowners’ Association, Inc., and 20 business days’ notice, so we plan the closing date around them and do not treat approval as a gamble.
It is a charge under Declaration section 4.10, collected at closing on a resale, which is the buyer’s legal obligation. The developer sets it today, it is capped at an increase of 10 percent per calendar year after turnover, and it recurs on every future resale. Its amount is not published, so the estoppel certificate is the only route to it.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, but the contract controls, and a builder’s contract may say otherwise. We read that line before you sign and ask you to get a title quote early, since the agent you choose also holds your deposit and prepares the closing statement.
A Terreno buyer pays lender and title charges, recording, prepaid taxes and insurance and, on a resale, the $100 application and the Resale Assessment. If you finance, Florida’s 35 cents per $100 mortgage note tax and 2 mill intangible tax apply: $1,792 and $1,024 on a $512,000 loan. The seller customarily pays deed stamp tax of 70 cents per $100.
Freddie Mac’s Primary Mortgage Market Survey for the week of 29 October 2026 put the 30 year fixed average at 7.24 percent and the 15 year at 6.60 percent. That is a national average for strong-credit conforming loans, and your Terreno rate depends on your credit, down payment and loan type. Your Loan Estimate is the document to compare lenders on.
On FEMA’s Letter of Map Revision 25-04-3166P, effective 18 June 2026, 678 of Terreno’s 686 address points are Zone X and 8 are shaded X, none in a special flood hazard area. New Zone AE polygons cover the lakes and water tracts, not the house pads. Confirm the map for the exact address, and ask for any elevation certificate.
A lender requires flood insurance in a special flood hazard area, and no Terreno house is in one on the current map, so it is not required by that rule. It is still your decision, because water does not follow maps. Unincorporated Collier County is a Community Rating System Class 5 community, a 25 percent discount on National Flood Insurance Program policies.
DiVosta’s own list for Terreno includes steel-reinforced concrete block construction, a tile roof and whole-house impact-resistant windows, in a community in the wind-borne debris region with a 156 mph design wind speed. Terreno homes were built in 2023 to 2025, so none was standing for Hurricane Ian in 2022. A wind mitigation form on file can earn an insurance credit.
The Collier County Public Schools address file returned Corkscrew Elementary (graded A), Corkscrew Middle (A) and Palmetto Ridge High (B in 2025 to 2026, down from A) for all 517 Terreno addresses it held, each within about a mile of the Oil Well Road gate. Attendance zones and enrolment change, so confirm the specific address with the district before you rely on them.
From the Terreno Boulevard gate at Oil Well Road, free-flow modelled drive times are 28 minutes to Delnor-Wiggins Pass State Park (16.6 miles), 30 minutes to Vanderbilt Beach Park (17.7 miles) and 42 minutes to Southwest Florida International Airport (30.9 miles). Those are floors, not typical times, and season and school traffic add to them.
The nearest emergency room is NCH Emergency Department, Northeast, 8.2 miles from Terreno and about 14 minutes free-flow, open 24 hours. The nearest grocery store is the Publix at 1715 Oil Well Road, 1.1 miles and about 4 minutes away, opened 20 November 2025. There is no trauma center in Collier County, and the nearest verified one is in Lee County.
Terreno has an access-controlled main entry on Oil Well Road, where an Envera RFID lane reads resident credentials and visitors are pre-authorized through MyEnvera. A second vehicular access point on Randall Boulevard is not called a gate. Resident credentials go through an Authorized Community Contact and can take up to 48 hours, so allow time before your move.
The amenity campus at 1934 Don Benito Way has a 12,646 square foot clubhouse on the county’s base-area measure, a 4,938 square foot saltwater pool with a spa, eight pickleball courts, two lit Har-Tru tennis courts, a fitness center open 5 a.m. to 11 p.m., and a residents-only restaurant. There is no golf and no bocce court, and pets are barred from the campus.
Yes, within limits. Terreno’s rules set a minimum lease of 30 days and allow three leases a year, and the Association’s lease application was updated 1 July 2026. Sales, by contrast, are not subject to an Association veto. If you buy as an investor, we check the rental rules, the insurance and the CDD line against your numbers before you offer.
Yes, with Architectural Review Committee approval. The recorded Section 9.19 amendment (OR 6403/468) bans above-ground pools, and the published process carries a review of about 60 days, deposits from $500 to $5,000 and a $100 per day fine for starting work early. A resale that already has an approved pool has passed that process, which is worth asking about.
On DiVosta’s quick-move-in sheet read 15 September 2026, six homes were listed: two available now and four with estimated completion in September or October 2026, at asking prices at or above their plan’s base price. DiVosta advertised “Save Up To $57,000” on select homes for 8 to 28 September 2026. Inventory changes weekly, so we check the sheet again before you tour.
The levers on a builder home are usually options, lot premium, incentives and closing costs rather than a headline price cut. DiVosta’s own sheet showed asking prices 19 to 48 percent above base on the homes listed. We separate what a quoted price contains, and we ask what any incentive requires of you, since we have not verified DiVosta’s incentive terms.
Since 17 August 2024, an MLS participant must have a written agreement with you before touring a home with you, stating an objectively ascertainable compensation amount or rate, which is negotiable and not set by law. We sign one with you before any Terreno tour, and we explain the terms, including the choice between single agent and transaction broker relationships.
Buyer’s agent compensation is negotiable and is set in your written agreement with us, not by law or by the MLS, where offers of compensation no longer appear. We explain the amount and how any seller or builder payment interacts with it before you sign. For a DiVosta purchase, we ask DiVosta for its Florida terms in writing first.
A Terreno resale needs at least the Association’s 20 business days of notice under Declaration section 12.3, and the estoppel and any financing steps run alongside it. We do not quote a typical timeline, because it depends on your loan, your inspection and the seller. We set the closing date so those notices have run before you commit to it.
The Declaration has a pets provision (section 9.6), and the Association’s amenity rules bar pets from the amenity campus. DiVosta’s site advertises dog parks that the Association’s inventory does not list as built. We read the provision and the rules against your pets, and against any breed, number or size limit, before you make an offer.
The Orange Blossom Ranch community of up to 2,350 homes sits directly north across Oil Well Road, and its Publix opened on 20 November 2025. Roughly 12,900 more homes are approved along Oil Well and Immokalee Roads, Collier County is building a water plant on Oil Well Road for 2027, and more than half its five-year road program is unfunded.
Ask which plan and homesite width it is, which CDD assessment area it sits in, whether it backs onto the golf enclave, what the estoppel or developer disclosure says about the unpublished charges, which flood map and quote apply, what the title line in the contract says, and what DiVosta requires of a buyer’s agent. We put those questions in writing for you.
Every figure on this Terreno buyer page traces to a source below: the Southwest Florida MLS, the Collier County record and tax roll, Florida Statutes, federal and state agencies, the Terreno district and association, and DiVosta’s own pages. Nothing here comes from a listing aggregator or another brokerage.
Southwest Florida MLS (Matrix) data is cited as plain text because the system sits behind a member login: Terreno at Valencia development, closed 17 September 2025 to 17 September 2026 and active on 17 September 2026, retrieved 17 September 2026; Valencia Country Club development, retrieved 15 September 2026. Collier County tax roll facts come from our offline copy of the 2026 preliminary roll, files dated 29 and 31 August 2026, and the county sales file window 1 September 2025 to 31 August 2026.
Every row below links the official custodian or the association’s or district’s own published copy, so a Terreno buyer always sees the authoritative version of each document we rely on. We host none of these files ourselves, which means every download comes straight from the authority that issued it.
Document | What it proves for a Terreno buyer | Official authority |
|---|---|---|
Terreno Application for Approval of Resale, updated 1 Jul 2026 | The resale application, the 20 business day lead and the $100 fee payable to the Association | |
Declaration of Covenants for Terreno, OR 6098/2178 | Section 12.3 resale approval, section 4.10 Resale Assessment, and the first-buyer charges in sections 4.9 and 4.11 | |
Terreno CDD Final Budget FY2026/2027 | The CDD line by homesite width and assessment area | |
Section 9.19 Pools amendment, OR 6403/468 | What a Terreno pool must satisfy before you plan one | |
Terreno/Valencia Recreation Association Declaration, OR 6250/956 | The recorded cost share of the amenity campus | |
Terreno Amenity Center Rules and Regulations | Amenity hours, guest and pet rules | |
FEMA Letter of Map Revision 25-04-3166P, effective 18 Jun 2026 | The current federal flood map for Terreno | |
Form OIR-B1-1802, wind mitigation | The form that turns built-in features into an insurance credit | |
Florida Statutes Section 720.30851 | The estoppel certificate, the only route to unpublished closing figures | |
Florida Statutes Section 720.401 | The developer’s disclosure summary and the three day right to void | |
Florida Statutes Section 501.1375 | Your right to escrow up to 10 percent of a builder deposit, and how it can be waived | |
Loan Estimate and Closing Disclosure | How to compare lenders and check your closing costs | |
Consumer guide to written buyer agreements | What a written buyer agreement must say after the settlement | |
Collier County 2025 AUIR | The county’s own road volume and level-of-service figures |
McGreevy and Comisar represent buyers across Naples from an office in Bonita Springs, and Terreno is a community we have measured closing by closing. If you are thinking of buying a home in Terreno, the first conversation costs nothing, and with DiVosta still selling beside every resale it is time well spent. Start at the Terreno buyer consultation.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice; confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled 17 September 2026, and the Collier County sales file through 31 August 2026. Jesse McGreevy and Marc Comisar are licensed with Domain Realty, regulated by the Florida Real Estate Commission (FREC). Brokered by Domain Realty.