Recorded prices by collection, Lennar versus resale, fees, golf or social membership and the flood map, from the team that has sold Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Collier County recorded-sale file (county file dated 29 August 2026), pulled 30 September 2026
McGreevy and Comisar are Southwest Florida buyer's agents who work in Ave Maria every week, and this is our guide to buying a home at The National Golf and Country Club at Ave Maria: what each collection actually sells for, how a new Lennar home compares with a resale, what it costs to own one, how golf and social membership work, and how the purchase works in Florida in 2026. The National sits inside Ave Maria, Florida.
The National is Lennar's gated golf community in eastern Collier County, planned for 1,284 homes on 490.37 acres around an 18-hole Gordon Lewis course, with a clubhouse that opened on 24 March 2025. In the twelve months to 17 August 2026 the county recorded 219 qualified sales there at a $260,000 median: 58 resales at $270,500 and 161 first sales of new homes by Lennar at $250,000. Condominium resales closed at a $245,000 median and single-family resales at $665,000.
Those numbers are the start, not the answer. A National purchase is decided by the collection you choose (Terrace, Veranda, Coach Home or single-family), a fee stack made of several separate entities, whether the home carries golf or social membership, a flood map from 2012 and, for condominiums, the building's documents, and this guide covers each before you write an offer.
To buy a home at The National in 2026, get pre-approved or confirm your cash, sign a written buyer agreement with your agent before touring, choose a collection by size, budget and fee stack, confirm which membership the home carries, get an insurance quote with the flood zone in hand, and use the inspection period to read the association estoppels, budget and reserve documents.
The order matters here because The National is nearly sold out of new homes. Lennar's community page showed Terrace, Veranda and Executive homes sold out and four Coach Homes available on 23 September 2026, so most buyers are buying a resale, with a seller's association file to read, not a builder's sales center to visit. We read that file with you before your inspection period ends.
This guide covers why buyers work with us, what the market looks like now, new versus resale, which collection fits which buyer, the Stewardship District, association fees and membership, the course and clubhouse, condominium safety and documents, flood and insurance, property taxes and monthly costs, closing costs, buyer representation after the NAR settlement, schools, daily life, how The National compares with other Ave Maria villages, honest pros and cons, seasonal ownership, and more than forty answers to the questions buyers ask us about The National.
These are the ten facts a National buyer should know in September 2026, each drawn from the Collier County deed record, a Lennar or association document, or a state, federal or district source.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we represent National buyers with the same county-record data we use to price listings. We show you what homes in your collection actually sold for, what Lennar's last homes cost against a resale, and where the negotiating room is.
If you're searching for the best buyer's agent in Ave Maria, Florida, McGreevy and Comisar represent homebuyers across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties, whether you are relocating, buying a winter home, buying your first home or buying a condominium with a golf membership. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For a side-by-side look at how to choose an agent in this market, see our guide to the best real estate agents in Ave Maria.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, which means our buyers hear how National sellers think about price, timing and repairs from the people who advise sellers every week. We read the county deed record sale by sale, 219 qualified National sales in the last twelve months, and tell you when a list price is ahead of the market and when it is fair.
At The National you are often buying into a building as much as a unit: a condominium association with its own budget and reserves, a property owners association, a golf club and a town-wide master association. Each issues its own estoppel and its own rules. We order the estoppels, read the budgets and the reserve study, and ask the questions a lender will ask, before your inspection period ends.
For every home on your short list we check the FEMA flood zone and any map amendment, which membership the address carries, the association's fees and rules, the bond series on the district assessment, the roof and storm-protection details, and the recorded price the seller paid and when. You tour fewer homes and make an offer with fewer surprises.
We will not push you toward a bigger budget than you asked for, and we will not tell you a home is outside a flood zone, carries a certain membership or has a certain assessment unless a document says so. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
If you are ready to start, start a National buyer consultation or use our contact form, or reach Jesse direct at (239) 898-6072. Selling a home first? Get a free valuation of your home, or see our guide to selling a home at The National.
The National is a buyer-friendly market for condominiums and a firmer one for single-family homes in the fall of 2026: the county record shows 19 of 21 Terrace resales closing below the prior recorded price while all 14 single-family resales closed above it, and Lennar's own closing prices have fallen in every collection since 2023.
Data updated: September 2026 (Collier County recorded sales through 17 August 2026; NABOR July 2026 report; Freddie Mac rate of 24 September 2026).
| Twelve months to August 2026 | All sales | Median price | Price range | Resales | Resale median |
|---|---|---|---|---|---|
| Terrace condominiums | 85 | $213,000 | $179,000 to $269,000 | 22 | $231,000 |
| Veranda condominiums | 42 | $241,250 | $225,000 to $352,000 | 17 | $309,000 |
| Coach Homes | 33 | $320,000 | $285,000 to $442,200 | 5 | $425,000 |
| Single-family homes | 59 | $520,000 | $470,000 to $940,000 | 14 | $665,000 |
| All of The National | 219 | $260,000 | $179,000 to $940,000 | 58 | $270,500 |
Source: Collier County property appraiser public data files, DOR-qualified improved sales at The National, 1 September 2025 to 17 August 2026. All sales include Lennar's first sales of new homes, which the county file identifies as the first qualified sale within a year of a home's year built, an estimate of the split.
| Quarter | All sales | Median | Resales | Resale median | New-home sales | New-home median |
|---|---|---|---|---|---|---|
| 2025 Q1 | 76 | $357,000 | 8 | $502,000 | 68 | $345,000 |
| 2025 Q2 | 83 | $280,000 | 14 | $359,500 | 69 | $279,000 |
| 2025 Q3 | 65 | $245,000 | 9 | $442,200 | 56 | $241,000 |
| 2025 Q4 | 42 | $239,500 | 9 | $315,000 | 33 | $238,000 |
| 2026 Q1 | 65 | $263,000 | 28 | $266,200 | 37 | $262,500 |
| 2026 Q2 | 75 | $287,000 | 18 | $318,750 | 57 | $232,000 |
| 2026 Q3 (to 17 August) | 24 | $262,500 | 1 | $240,000 | 23 | $285,000 |
Source: Collier County recorded sales by quarter of sale. The all-sales median swings with the mix of condominiums and houses in each quarter, and the one resale in the latest, partial quarter says nothing about the market. Resales jumped to 28 in the first quarter of 2026 from 9 in the fourth quarter of 2025, which is also the time of year seasonal buyers are in town.
The Naples Area Board of REALTORS tracks Ave Maria inside its Immokalee and Ave Maria reporting area, which is ZIP code 34142. In July 2026 that area recorded 21 single-family sales at a $419,000 median, flat with July 2025, with homes taking 111 days on average to sell and sellers receiving 97.5 percent of list price. Single-family inventory stood at 170 homes, or 9.3 months of supply. Condo sales were 13 at a $284,997 median with 7.9 months of supply. That area includes every Ave Maria village and Immokalee, so it frames The National's market without describing it.
The county record gives us prices and dates. The MLS adds the homes for sale today, days on market, list-to-sale ratio and months of supply for The National itself. Southwest Florida MLS figures for The National (active listings, days on market, list-to-sale ratio and months of supply) were not available for this edition (30 September 2026) and will be added in a dated update.
Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 7.03 percent for the week of September 24, 2026, up from 6.30 percent a year earlier. At that rate the principal and interest on a $400,000 loan is about $2,670 a month. Lennar often advertises lower rates through its affiliated lender; those offers are real, but they are usually paid for out of the home's price or other incentives, and we compare the total cost both ways.
A condominium buyer has room to negotiate. 27 of 32 Terrace and Veranda resales sold below the prior recorded price, many sellers bought new in 2023 and 2024 when Lennar's closing prices were higher, and the seller's own recorded purchase price is public. A single-family buyer has less: the 14 resales closed above their prior price by a median of 9.6 percent, and with Lennar sold out of single-family homes there is no new alternative to point to. We read the seller's recorded price, the building's budget and the closest builder closing before we recommend an offer.
Buy a new home from Lennar only if you want a Coach Home, because Lennar showed only four Coach Homes available on 23 September 2026 and every other collection sold out; buy a resale for a Terrace or Veranda condominium or a single-family home. A new Coach Home is listed from $299,997, and Coach Home resales closed at a $425,000 median on 5 sales.
The two are not the same product. The new Coach Homes Lennar lists are 1,741-square-foot Arrowhead and 2,110-square-foot Bay Creek plans, three bedrooms and two baths with two-car garages; the Arrowhead is a single-story first-floor unit, and the Bay Creek has the garage on the first floor and living space upstairs. Lennar's Coach Home closings since June 2026 have a $310,000 median, well below the resale median.
| Question | New Coach Home from Lennar | Resale at The National |
|---|---|---|
| Price signal | Four homes listed from $299,997 to $331,998 on 23 September 2026; closings since June 2026 median $310,000 | Medians in the last 12 months: $231,000 Terrace, $309,000 Veranda, $425,000 Coach Home, $665,000 single-family |
| Who writes the contract | The builder, on its own form | Usually the Florida Realtors and Florida Bar AS IS contract |
| Deposit | Set by the builder, often larger and sometimes non-refundable | Negotiated, held by a title company or broker |
| Inspection | Builder walk-throughs; independent inspections at key stages are worth paying for | Full inspection period in the contract |
| Warranty | Builder warranty on workmanship, systems and structure | None, unless purchased |
| Timing | A listed, finished home can close in weeks | 30 to 45 days is typical |
| Membership | Social membership included in fees on Lennar's 2026 plans | Golf or social, depending on the home; confirm the address |
| One-time charges at closing | $3,750 on a Lennar condominium, including a $2,500 capital contribution to The National's owners association | Ask the association whether a capital contribution or transfer fee applies; we do not assume one |
| Condominium file | Lennar-controlled boards at Terrace VI and Coach Homes IV per 2026 corporate records | An owner-run board, estoppels and budget history you can read |
Builder incentives change weekly, and Lennar's page showed four Coach Homes on 23 September 2026 with the pricing listed above. We check what is current the week you shop and ask for any incentive in writing.
We register you with Lennar on your first visit, read the purchase agreement and addenda with you, flag deposit, delay and warranty terms, compare Lennar's lender offer with at least one outside quote, and arrange independent inspections before drywall and before closing. Builders in Ave Maria work with outside buyer's agents, and a buyer does not pay more for the home because an agent is involved.
Terrace condominiums are the entry point and the most seasonal, Veranda condominiums add space, Coach Homes are the largest attached homes, and single-family homes are the choice for year-round residents who want a lot, a garage and no building association. The collections differ on price, fees, membership, safety rules and who owns them.
| Terrace | Veranda | Coach Homes | Single-family | |
|---|---|---|---|---|
| Legal form | Condominium (Chapter 718) | Condominium (Chapter 718) | Condominium (Chapter 718) | Fee simple (Chapter 720) |
| Building | 4 stories, 30 units a building | 2 stories, 12 or 16 units | 2 stories, attached | Detached |
| County heated area | 1,120 to 1,301 sq ft | 1,355 to 1,569 sq ft | 1,741 to 2,110 sq ft | 1,900 to 3,390 sq ft (median 2,243) |
| Resale median, 12 months | $231,000 (22) | $309,000 (17) | $425,000 (5) | $665,000 (14) |
| 2026 associations, non-golf | $9,374 a year (Terrace VI) | No Lennar schedule posted | $11,286 a year (Coach Homes IV) | $7,270 a year (Executive) |
| 2026 all-in, with district lines | $11,166 a year | n/a | $13,107 a year | $9,730 a year |
| Membership, new sales | Social in 2026; golf in 2022 | Social in 2026; golf in 2022 | Golf through 2023; social tag in 2026 | Social since March 2023 |
| Structural reserve and milestone laws | Apply (3 or more habitable stories) | Do not apply | Do not apply | Not applicable |
| Homestead exemption on the 2026 roll | 9% of parcels | 27% | 28% | 46% |
| Out-of-state owner address | 39% | 35% | 36% | 25% |
| New from Lennar today | Sold out | Sold out | 4 homes from $299,997 | Sold out |
Sources: Collier County recorded sales (heated area is the county's recorded figure and matches Lennar's published plan sizes); Lennar fee schedules dated 30 December 2025; Lennar's community page, 23 September 2026; the 2026 Florida Department of Revenue preliminary roll for The National; Ave Maria Sun, January 2022 and March 2023. The Terrace, Veranda and Coach figures in the building row come from Lennar and Barron Collier.
Terrace condominiums are the entry point: resales closed between $210,000 and $269,000, 24 of the 44 condominium resales in the year closed under $250,000, and the 1,154-square-foot plan, the most common, resold near $230,000 on 15 sales. Read the building's budget, because a Terrace buyer carries a condominium assessment on top of the owners association fee.
Veranda condominiums run 1,355 to 1,569 square feet and resold at a $309,000 median; the 1,366-square-foot plan resold near $309,000 on 9 sales. Coach Homes run 1,741 to 2,110 square feet with garages, and Coach Home resales closed at $350,000 to $442,200 on only 5 sales, so we price one from its plan and the closest Lennar closings rather than the median alone.
The 14 single-family resales in the year closed between $530,000 and $940,000, with the middle half between $607,500 and $838,750. Size drives the price: homes of 2,100 to 2,399 recorded square feet resold near $635,000 and homes of 2,400 or more near $850,000. There is no building association for an Executive or Estate home, only The National's property owners association and the town-wide master association.
Condominium owners at The National are often seasonal, with 39 percent of Terrace parcels owned from out of state, and our section on buying a winter home at The National covers leasing, storm season and non-homestead taxes.
The original golf design was described as transferable to renters, but leasing minimums and limits are set in each association's declaration and we have not found the current terms in a public record. Read the declaration for the specific building or the owners association before you offer.
The Ave Maria Stewardship Community District is the special-purpose government, a Chapter 189 district created by the Florida Legislature in 2004, that built and maintains Ave Maria's roads, water management and common infrastructure. Every Ave Maria home pays it on the county tax bill, and The National has its own bond series, so a National home's assessment is not the town's average.
The district is not a homeowners association. It is a public body with its own board of supervisors, and its assessments are collected by the Collier County Tax Collector with your property taxes each November. The National's lots were financed in part by the district's Series 2021 bonds, $11,340,000 issued on March 4, 2021 and labeled the Ave Maria National Project in the district's offering memorandum.
| Part of the assessment, 2026 | Executive home | Terrace VI condominium | Coach Homes IV condominium |
|---|---|---|---|
| Debt assessment, Series 2021 (tax bill) | $1,618.45 | $950.46 | $979.44 |
| Operations and maintenance (tax bill) | $841.98 | $841.98 | $841.98 |
| District total | $2,460.43 | $1,792.44 | $1,821.42 |
Source: Lennar Schedules of Unit Owner's Assessments for The National dated 30 December 2025; Ave Maria Stewardship Community District Series 2022 limited offering memorandum, which gives The National's yearly debt assessment as $950 to $1,618 per unit. The two sources agree.
The district's proposed 2026-2027 budget, revision 1 of June 4, 2026, raises the per-home operations and maintenance charge from $841.98 to $984.20, an increase of $142.22 a home. It is a proposal, not an adopted figure, so confirm it against the final budget and the tax bill for the home you buy.
Bond debt assessments can typically be prepaid in full under the district's rules, which removes the debt line from future bills while the operating charge continues. Ask the district's manager for a payoff figure before you decide; the prepayment amount is set by the district, not the seller.
A National home pays up to four layers on top of property tax: The National property owners association, the building's condominium association for a condominium, the Ave Maria Master Association for town-wide common areas, and the Stewardship District on the tax bill. Golf adds a club charge for homes that carry a golf membership. The estoppel for the specific home is the number to trust.
| 2026 non-golf, per year | Executive home | Terrace VI condominium | Coach Homes IV condominium |
|---|---|---|---|
| The National property owners association | $2,828.00 | $3,928.00 | $2,828.00 |
| Cable | $1,100.00 | included in the association fee | $1,100.00 |
| Landscape maintenance | $1,780.00 | n/a | n/a |
| Condominium assessment | n/a | $3,884.00 | $5,796.00 |
| Food and beverage minimum | $750.00 | $750.00 | $750.00 |
| Associations total, including the town-wide master association | $7,270.00 | $9,374.00 | $11,286.00 |
| Per month | $605.83 | $781.17 | $940.50 |
| All-in per year, with the district's two tax-bill lines | $9,730.43 | $11,166.44 | $13,107.42 |
| All-in per month | $810.87 | $930.54 | $1,092.29 |
Source: Lennar Schedules of Unit Owner's Assessments for The National dated 30 December 2025, covering 1 January to 31 December 2026, non-golf versions. The condominium assessment covers reserves, building maintenance, water and sewer, trash collection, building insurance, janitorial services and landscaping, which is why a condominium's stack is higher than a single-family home's. The sheets print a quarterly column that does not reconcile with the annual totals, so we publish annual and monthly figures only. Lennar has not posted a Veranda schedule.
Membership depends on the home and the year it sold. Homes sold from 2020 through 2022, single-family and multifamily alike, carried a bundled golf membership; in March 2023 single-family buyers were offered social memberships while the multifamily Coach Homes stayed bundled with golf; and Lennar's community page now tags every plan it sells with a social membership included in fees. A resale buyer must confirm which one the address carries.
The golf club is a separate non-profit corporation from the owners association, with its own board of resident officers. Golf dues apply to homes with a golf membership, and the 2026 amount is not published in any record we could find: Lennar's 2026 schedules are the non-golf versions and no golf club budget is posted. We ask the club for the golf schedule for each home you consider and tell you before you offer. We also found no initiation or equity fee in Lennar's, the district's or the state's documents, and we confirm that in writing with the club too.
Lennar's 2026 schedules show a $750 yearly food and beverage minimum, which applies now that the clubhouse sells food and drink. It is non-alcoholic spend, billed at fiscal year end for any shortfall, so a resident who eats at The Hammock or Champions Table uses it rather than pays extra.
Lennar's schedules list one-time charges at closing of $3,750 for a condominium, made up of a $1,000 builder charge, $250 to the Ave Maria Master Association and a $2,500 capital contribution to The National's owners association, and $5,725 for an Executive home, which adds irrigation and survey charges. On a resale, ask the association whether a capital contribution or transfer fee applies, because we do not assume it.
ICON Management Services, a Troon company, manages the owners association and the golf club, and the owner portal is CINC WebAxis, which opens 30 days after closing. The condominium associations are split between Cambridge Management and Tropical Isles Management Services. Troon acquired ICON on May 17, 2022.
The National has an 18-hole Gordon Lewis golf course, par 72, with nine tee sets from 4,546 to 7,309 yards, a 16,922-square-foot clubhouse that opened on March 24, 2025, a 34,072-square-foot pool area, a fitness and spa wing of 6,446 square feet, and lighted racquet courts for pickleball, tennis and bocce. The gate is staffed and funded by the owners association's fee.
| Tee | Yards | Rating and slope (men) |
|---|---|---|
| Silver | 7,309 | 74.7 / 134 |
| Orange | 6,672 | 72.0 / 131 |
| Red | 6,435 | 70.9 / 127 |
| White | 6,202 | 69.8 / 125 |
| Black | 6,020 | 68.7 / 123 |
| Purple | 5,593 | 66.8 / 118 |
| Blue | 5,060 | 64.2 / 113 |
| Green | 4,753 | 63.0 / 110 |
| Gold | 4,546 | 62.2 / 109 |
Source: The National's official scorecard. The course page describes five physical tee boxes, and the scorecard lists nine combinations. Hole 16 is a par 5 of 701 yards from the Silver tees, billed as one of the longest in Collier County, and hole 13 is a par 3 of 114 yards from Silver and 74 yards from Gold. Water is in play on almost every hole. The course opened in January 2021 and sells public tee times through GolfNow.
The clubhouse has interiors by Clive Daniel Hospitality with Humphrey Rosal Architects. Dining is at The Hammock, a poolside bar and grill, Champions Table for lunch and dinner and a concession window. The fitness and spa space includes massage, facials and nails, a sauna and an aerobics studio, and Lennar lists a Lifestyle Director for events. Whether the Lifestyle Director role is current in 2026 is something we confirm with the club.
The club has 8 pickleball courts, 6 tennis courts and 2 bocce courts, all lighted, open 7 AM to 9 PM. Residents book seven days out and get 10 guest passes a year, and non-residents can join annually or pay $40 an hour per court. Tennis courts are Har-Tru.
The National is not age-restricted. The Lennar Family Golf program lets juniors 17 and under play free after 3 pm with a paying adult, and the club's amenities are open to residents of every age.
A National condominium buyer should know that the Terrace buildings are four stories and fall under Florida's structural integrity reserve study and milestone inspection laws, that The National has 14 condominium associations with separate budgets, and that a resale needs estoppels from several entities. Reading the reserve study before you offer is the most useful hour of due diligence.
Terrace buildings have four stories with 30 units each, so section 718.112 of the Florida Statutes requires a structural integrity reserve study every ten years and section 553.899 requires a milestone inspection by December 31 of the year a building turns 30. Veranda buildings, at two stories with 12 or 16 units, and the two-story Coach Homes fall below the three-habitable-story threshold. For buildings completed from 2021 the first milestone inspection is decades away, and we do not know whether each Terrace association has completed its study, so we ask.
State records show Terrace I through VI, Veranda I through IV and Coach Homes I through IV, 14 condominium associations in all, plus The National owners association, the golf club corporation, the Ave Maria Master Association and the Stewardship District, 18 entities in total. A single-family home sits in only two of them, the owners association and the master association. We search for a seventh Terrace, a fifth Veranda or a fifth Coach Homes entity and found none.
The 2026 corporate records show owner-run boards at Terrace I, Veranda I and Coach Homes I, and Lennar officers at Terrace VI and Coach Homes IV. If you buy in a Lennar-controlled association, ask about turnover and the developer's turnover inspection report before turnover.
Florida caps estoppel fees under section 720.30851 for the owners association at $299 for a current account, plus $119 for delivery within three business days, as adjusted since 1 July 2022; condominium associations follow the parallel rule in section 718.116(8).
Ave Maria sits about 24 miles inland, beyond the reach of Gulf storm surge, and the developer reported no significant damage in Hurricanes Irma, Ian, Helene and Milton. But FEMA's effective flood map for The National dates from May 16, 2012, before the village was built, and 20 of 26 sample points across the village fall in Zone AH, a Special Flood Hazard Area that triggers flood insurance on a federally backed loan.
We checked FEMA's National Flood Hazard Layer across the village on 23 September 2026: 20 of 26 sample points fell in Zone AH, 4 in Zone X minimal risk and 2 in Zone X shaded. Two neighboring Coach Homes IV homesites on Newcastle Court differ, one in Zone AH and one in Zone X shaded. Zone AH marks shallow ponding on the pre-development land.
Homes built on fill above the base flood elevation can often be removed from the Special Flood Hazard Area by a Letter of Map Amendment or a Letter of Map Revision based on Fill, issued parcel by parcel. Those letters do not appear on the map layer, so we check FEMA's Map Service Center for each address and ask for the elevation certificate. A base flood elevation line of 21.5 feet (NAVD88) runs nearby.
| Coverage in Collier County | Average annual premium |
|---|---|
| Homeowners policy including wind | $5,534 |
| Homeowners policy excluding wind | $3,169 |
| Condominium unit-owner policy including wind | $2,271 |
| Condominium unit-owner policy excluding wind | $1,566 |
Source: Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026, data as of March 31, 2026. OIR computes these as total premium divided by policies, so a newer home with impact glass will often quote below the county average. A condominium owner's building insurance sits inside the condominium assessment, so a unit-owner policy covers the contents and the interior.
Citizens Property Insurance, the state insurer of last resort, had 2,904 policies in force in Collier County on August 31, 2026, down from 6,111 a year earlier, as private insurers returned to the market. Citizens will require flood coverage on every homeowners policy it writes from January 1, 2027.
Unincorporated Collier County, which includes Ave Maria, holds a FEMA Community Rating System Class 5, a 25 percent discount on every National Flood Insurance Program policy in the county, inside or outside the Special Flood Hazard Area. Under FEMA's Risk Rating 2.0, a newer home built above the base flood elevation often prices far below an older coastal home.
Get the elevation certificate or map amendment, a wind-mitigation report for a single-family resale, and at least two insurance quotes, one with flood, before your inspection period starts. We ask the seller for the current declarations page too, so you can see what the home costs to insure today.
Your National property taxes reset to the home's market value on the January 1 after you buy, and Ave Maria's combined millage is about 12.12 mills before the Stewardship District assessment. A homesteaded $231,000 Terrace condominium would pay about $2,300 in property tax and a homesteaded $665,000 single-family home about $7,560, plus the district's lines of about $1,792 and $2,460.
| Purchase price | Ad valorem, with homestead | Ad valorem, without homestead | Stewardship District, 2026 schedule | Estimated total |
|---|---|---|---|---|
| $231,000 Terrace condominium | $2,300 | $2,800 | $1,792 | $4,092 to $4,592 |
| $425,000 Coach Home | $4,651 | $5,151 | $1,821 | $6,473 to $6,972 |
| $665,000 single-family home | $7,560 | $8,060 | $2,460 | $10,020 to $10,520 |
Estimates use about 12.12 mills, our sum of the 2025-2026 levies (Collier County countywide 3.2449, unincorporated general fund 0.6844, School Board 4.2490, South Florida Water Management District 0.0948, Big Cypress Basin 0.0978 and Immokalee Fire Control District 3.75), which is our arithmetic and not a published number. Confirm it against the tax bill for the parcel you buy, because special taxing units can differ by address. The district lines are Lennar's 2026 schedule figures for each collection.
The homestead exemption takes $25,000 off the value for every levy and a second $25,000 off for non-school levies, and the Save Our Homes cap then limits annual increases in your assessed value to 2.7 percent for 2026 or the change in the consumer price index, whichever is lower. A second home or rental has no homestead, and its non-school assessment increases are capped at 10 percent a year. Only 9 percent of Terrace and 27 percent of Veranda parcels carry a homestead exemption, so most condominium owners pay the higher figure.
A long-time homesteaded owner's assessed value can sit far below market value because of Save Our Homes. When you buy, the Property Appraiser resets the assessment to market value the next January 1, so always budget from the purchase price. If you are moving from another Florida homestead, portability can carry up to $500,000 of your Save Our Homes benefit to the new home.
Amendment 3 on the November 3, 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, cut the non-homestead assessment cap from 10 percent to 5 percent, and give people who are not Florida residents on December 31, 2026 the larger exemption only from their fifth year. It needs 60 percent of the vote.
Owning a National home costs about $2,600 a month for a Terrace condominium, about $4,000 for a Coach Home and about $5,500 for a single-family home in our illustration, once principal and interest, property tax, the district, the associations and an average insurance premium are counted. The associations and the district add roughly $930 to $1,090 a month to a condominium before the loan.
| Monthly, illustrative | $231,000 terrace condominium | $425,000 coach home | $665,000 single-family home |
|---|---|---|---|
| Principal and interest, 20 percent down, 30 years at 7.03 percent | $1,233 | $2,269 | $3,550 |
| Property tax, no homestead, about 12.12 mills | $233 | $429 | $672 |
| Stewardship District lines on the tax bill | $149 | $152 | $205 |
| Associations, 2026 non-golf schedule | $781 | $940 | $606 |
| Insurance, Collier average including wind | $189 | $189 | $461 |
| Estimated total per month | $2,586 | $3,980 | $5,494 |
This is an illustration, not a quote. It uses Freddie Mac's 7.03 percent for the week of 24 September 2026, the county-average insurance premiums from the state's July 2026 report (the condominium unit-owner average for the two condominiums and the homeowners average for the house), no flood insurance, no golf dues and no homestead exemption. A buyer's actual loan, insurance and membership change it.
A buyer at The National usually pays about 2 to 4 percent of the price in closing costs when financing: the lender's fees, Florida's documentary stamp tax on the mortgage note, the intangible tax on the mortgage, the lender's title policy, prepaid insurance and taxes, and any association capital contribution. Cash buyers pay less.
| Item | Rate | Who usually pays |
|---|---|---|
| Documentary stamp tax on the deed | $0.70 per $100 of price | Seller, by custom and contract |
| Documentary stamp tax on the mortgage note | $0.35 per $100 of the loan | Buyer |
| Intangible tax on the mortgage | 0.2 percent of the loan | Buyer |
| Owner's title insurance | $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1 million | Set in the contract |
| Lender's title policy issued with the owner's policy | $25 plus endorsements | Buyer |
| Association estoppel certificate | Up to $299, plus $119 if rushed | Set in the contract, often the seller |
Sources: sections 201.02, 201.08, 199.133 and 720.30851, Florida Statutes; Florida Administrative Code Rule 69O-186.003.
| $231,000 Terrace, 80 percent loan | $665,000 single-family, 80 percent loan | |
|---|---|---|
| Loan amount | $184,800 | $532,000 |
| Note stamps, $0.35 per $100 | $647 | $1,862 |
| Intangible tax, 0.2 percent | $370 | $1,064 |
| Owner's title policy at the promulgated rate | $1,230 | $3,400 |
| Estoppels at the $299 cap each (three for a condominium, two for a single-family home) | $897 | $598 |
Lender fees, the appraisal, the survey, the inspection, prepaid homeowners and flood insurance, and escrow for taxes and the district assessment come on top. Whether the buyer or seller pays the owner's title policy and the estoppels is written into the contract.
Program funds and limits change; a participating lender confirms eligibility. Condominium purchases have their own lender requirements, including the condominium's budget and reserves. We work with lenders who close these loans in Collier County.
Since August 17, 2024, a buyer working with a Realtor must sign a written buyer agreement before touring a home, the agreement must state the agent's compensation as a specific amount or rate, and offers of buyer-agent compensation no longer appear in the MLS. Compensation is negotiable, and a seller or builder can still agree to pay it.
The written agreement names the agent, the compensation, how it is paid, and the length of the agreement, and the agent may not be paid more than the agreed amount from any source. Under section 475.278 of the Florida Statutes, a Florida licensee works as a transaction broker unless you agree in writing to a single-agent relationship, and the brokerage relationship must be disclosed before the agreement is signed.
Lennar works with registered buyer's agents, and many resale sellers still offer to pay a buyer's agent; we confirm it and write it into your offer so you know before you sign. If a seller will not pay it, the agreement says what you owe, and we can ask for the amount as a seller credit instead. We explain our compensation in writing before your first tour.
Builders typically pay an outside agent only when the agent registers the buyer, usually on the buyer's first visit to the sales center. Contact us before you visit, or bring us with you, so Lennar's incentives, our representation and the contract review all come at no extra cost to you.
Every National address we checked on the Collier County Public Schools lookup in September 2026 returned Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High: the new Ave Maria Elementary, which opened on August 11, 2026, Corkscrew Middle, graded A by the state in 2026, and Palmetto Ridge High, graded B in 2026 and A in 2025. Ave Maria is also home to Donahue Academy, a private Catholic school.
| School | Type | 2026 state grade | 2025 state grade |
|---|---|---|---|
| Ave Maria Elementary, 4050 Anthem Parkway North | Public elementary | none yet, opened August 2026 | none |
| Corkscrew Middle | Public middle | A | A |
| Palmetto Ridge High | Public high | B | A |
| Donahue Academy | Private Catholic, K to 12 | not graded by the state | not graded |
Sources: Florida Department of Education school grades 2026; Collier County Public Schools address lookup run on 24 September 2026 for 5923 Double Eagle Circle, 5509 Pikewood Court, 5927 Sunningdale Street and 5508 Whistling Straights Court. Confirm the address you buy on the district's school locator, because zones change.
Life at The National is built around the club: golf, a clubhouse with dining and a spa, pickleball and tennis, and a gated entrance, with the Ave Maria town center, the Oratory, a Publix and the university a short drive away. The National is open to all ages and its owners include seasonal residents and year-round families.
| Destination | Approximate distance or time |
|---|---|
| Downtown Naples | about 37 miles, about 53 minutes |
| Southwest Florida International Airport | about 37 miles |
| Gulf coastline | about 24 miles inland, straight line |
| Corkscrew Swamp Sanctuary | about 25 minutes |
| Florida Panther National Wildlife Refuge | about 30 minutes |
Source: Ave Maria town guide. Oil Well Road links the town to Immokalee Road and Interstate 75.
The NCH Immediate Care Center opened in Ave Maria in spring 2025, and NCH has announced a 150-bed hospital campus on 18 donated acres at Oil Well Road and Arthrex Commerce Park Drive, starting with a 24-hour emergency department targeted to begin construction around late 2027. Full hospitals are in Naples today, about 30 to 45 minutes away.
On the 2026 county roll The National's homes were built from 2021 to 2025, with median years built of 2023 for Terrace, Veranda and single-family homes and 2024 for Coach Homes. 46 percent of single-family parcels carry a homestead exemption, against 28 percent of Coach Home, 27 percent of Veranda and 9 percent of Terrace parcels, and the owner's mailing address is out of state for 25 percent of single-family parcels and 35 to 39 percent of condominium parcels.
In June 2026 Collier County commissioners approved an expansion of 2,042 acres and 6,738 homes, raising Ave Maria's maximum to 17,738 homes, including a separate age-restricted area east of Camp Keais Road with its own amenities. The National itself is nearly built out, with Lennar showing four homes left on 23 September 2026.
The National is the Ave Maria village where most sales are condominiums, which is why its all-sales median of $260,000 sits well below its single-family resale median of $665,000 (on 14 sales). Compare like with like: a Terrace or Veranda against another village's condominium, a single-family home against another village's single-family home.
| Village | Builder | Who it suits | Recorded sales, last 12 months | Median, last 12 months | New homes today |
|---|---|---|---|---|---|
| The National Golf and Country Club | Lennar | Gated golf; condominiums, Coach Homes and single-family | 219 | $260,000 | Four Coach Homes from $299,997; other collections sold out |
| Maple Ridge | CC Homes | All ages; single-family with its own clubhouse | 135 | $464,400 | From $334,990 to $674,990 |
| Del Webb Naples | Del Webb (Pulte) | 55-plus active adult | 103 | $475,000 | Villas and single-family from $299,990 |
| Avalon Park | Pulte | All ages; walkable to the town center | 68 | $505,000 | Sold out; resale only |
Sources: Collier County recorded sales, 1 September 2025 to 17 August 2026; builder sites on 26 September 2026 for the other villages; Lennar's community page on 23 September 2026 for The National. Collier County's single-family median was $760,000 in August 2026 and its condominium and townhouse median $429,500, per Florida Realtors, which is why Ave Maria's buyers often come from more expensive markets.
Maple Ridge is CC Homes' single-family community with its own clubhouse, where resales closed at a $410,000 median on 45 sales. The National's single-family resales ($665,000) cost more, and its condominium resales cost far less ($245,000), so the choice usually comes down to whether you want a condominium with a golf club or a house.
Del Webb Naples is Ave Maria's age-restricted village; The National has no age rule. Del Webb resales closed at a $425,000 median on 43 sales, against $270,500 for all National resales, and Del Webb owners can buy optional membership at Panther Run next door, while The National's course is on site.
A Naples address puts you minutes from the beach, the hospitals and the airport, at a higher price and, near the coast, with storm-surge and flood exposure. A National address costs less, sits beyond surge, and gives you a newer home and an on-site golf club, at the cost of a drive of about 53 minutes to downtown Naples.
The biggest advantages of The National are an on-site course and clubhouse, an entry price below most of Collier County, newer homes and a gated entrance; the biggest drawbacks are a layered fee stack, an unpublished golf-dues figure, condominium resale prices that have slid, a 2012 flood map that puts many homesites in Zone AH, and the drive to the coast and hospitals.
To see every National home for sale today, including Lennar's last Coach Homes and resales, search our team's listings at DomainRealtyGroup.com or ask us for a custom search, which we send as soon as a matching home is listed. Lennar inventory that never reaches the MLS we pull from Lennar directly. Southwest Florida MLS figures for The National (active listings, days on market, list-to-sale ratio and months of supply) were not available for this edition (30 September 2026) and will be added in a dated update.
You can browse current Ave Maria listings on DomainRealtyGroup.com, our team's home search, and set up alerts there for new listings and price changes. For a short list built around your budget, collection and flood-zone limits, use our contact form or reach Jesse direct at (239) 898-6072.
Seasonal buyers at The National should check four things: whether the building or association allows leasing and for how long, how the home is protected in storm season while you are away, how a non-homestead tax bill works, and who looks after the home. On the 2026 roll 35 to 39 percent of condominium parcels list an out-of-state owner address, so you will not be alone.
Each association's declaration sets its leasing rules, typically a minimum lease term and a cap on leases a year. We read the declaration for the specific building before you offer if you plan to rent the home part of the year, because we have not found current terms in a public record.
A home with impact glass needs no shutters; a home with removable shutters needs someone to put them up. In a condominium, the association controls the roof, the building envelope and the master insurance. Hire a home-watch service, set the thermostat and humidity controls, and keep your insurer's requirements for unoccupied periods in mind.
A seasonal home has no homestead exemption, so it pays the full combined millage on its market value, and its non-school assessment can rise up to 10 percent a year. On a $231,000 Terrace condominium that is about $2,800 in ad valorem tax plus the district's $1,792. If you later make Florida your permanent home, you can apply for homestead by March 1 of the following year.
Many seasonal buyers are selling a home in the North or elsewhere in Florida. We time both sides, and for a Southwest Florida sale our guide to selling a home at The National and our The National home value guide explain how we price and market it.
Get a personalized National buyer consultation by using the buyer consultation form on this page or our contact form. We will compare Lennar's last Coach Homes and the resales in your budget, check flood, fee and membership details for your short list, and set up alerts for new listings.
Register with us before your first visit to Lennar's sales office so the builder recognizes your representation. See how we represent buyers.
If you own a home in Southwest Florida that you plan to sell, get your free Ave Maria home valuation, or value a home you own at The National.
Marc Comisar is a top-reviewed Ave Maria buyer's agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
These are the questions National buyers ask us most, answered from the county deed record, Lennar and association documents, and Florida law. If yours is not here, use the contact form on this page or reach Jesse direct at (239) 898-6072.
Across all qualified sales in the twelve months to 17 August 2026, the county record shows a $260,000 median on 219 sales. Condominium resales closed at $245,000 and single-family resales at $665,000.
Lennar's builder-direct medians fell from 2023 to 2026 in every collection, and the condominium resale median slid from $320,000 to $243,750, while single-family resales stayed between $600,000 and $705,000 from 2024.
For condominiums, largely yes: most Terrace and Veranda resales sold below the prior price, and NABOR's July 2026 area report showed 7.9 months of condo supply. Single-family homes are firmer.
Lennar. It bought the land from the master developer in 2019 and is the only builder at The National; Ave Maria's other builders are Pulte, CC Homes and Del Webb in other villages.
The Stewardship District's offering memorandum describes 1,284 planned homes in four phases of 365, 394, 355 and 170 units on 490.37 gross acres. The 2026 county roll lists 1,160 residential parcels, and the two counts measure different things.
No. It is open to all ages, and the Lennar Family Golf program lets juniors play free after 3 pm with a paying adult.
Yes. The owners association's assessment funds gated access control, and Lennar lists the community as gated.
Only Coach Homes. On 23 September 2026 Lennar showed Terrace, Veranda and Executive homes sold out and four Coach Homes available at $299,997 to $331,998.
A Terrace condominium. Resales closed at a $231,000 median and 24 of the 44 condominium resales in the year closed under $250,000.
On Lennar's 2026 non-golf schedule a Terrace VI condominium pays $9,374 a year in associations and $1,792.44 in district lines, $11,166 in all, or about $930.54 a month.
On the same schedule a Coach Homes IV condominium pays $11,286 a year in associations and $1,821.42 in district lines, $13,107 in all, or about $1,092.29 a month.
An Executive home pays $7,270 a year in associations and $2,460.43 in district lines, $9,730 in all, or about $810.87 a month, with no condominium assessment.
The condominium assessment covers building insurance, reserves, water and sewer, trash, janitorial service and landscaping, which an Executive homeowner buys separately or does not pay.
Not any more. Lennar's 2026 sales carry a social membership, while earlier homes, especially 2020 to 2022 condominiums and Coach Homes, carry bundled golf. Confirm the address.
The 2026 golf dues are not published in any record we could find, and Lennar's 2026 schedules are the non-golf versions. We ask the club for the golf schedule for the address you are considering.
We found none in Lennar's, the district's or the state's documents, and we confirm in writing with the club before you offer.
Yes. Public tee times are sold through GolfNow.
Gordon Lewis. It is par 72, from 4,546 yards at the Gold tees to 7,309 yards at the Silver tees, rated 74.7 and 134 from the Silver tees.
$750 a year in non-alcoholic spend, billed at year end for any shortfall, per Lennar's 2026 schedules.
$1,792.44 for Terrace VI, $1,821.42 for Coach Homes IV and $2,460.43 for an Executive home in 2026, per Lennar's schedules.
The district's proposed 2026-2027 budget raises the per-home operations charge from $841.98 to $984.20; it is a proposal until the district adopts it.
It is a Chapter 189 special district created by the Legislature in 2004, often called a CDD in conversation but with its own charter.
Typically yes, under the district's rules; ask the district's manager for a payoff figure.
Yes. They are four stories, and both laws apply at three or more habitable stories. Veranda and Coach Home buildings are two stories.
The budget, the reserve study, any special assessment, the insurance summary, the rules on leasing and pets, and the estoppel; see the documents list in our condominium section.
Usually the condominium association, The National owners association and the Ave Maria Master Association, and the golf club if the home carries golf.
ICON Management Services, a Troon company, manages the owners association and golf club; the condominium associations use Cambridge Management or Tropical Isles Management Services.
Partly. Terrace I, Veranda I and Coach Homes I have owner-run boards, while Terrace VI and Coach Homes IV still have Lennar officers, per 2026 corporate records.
Parts of it are. FEMA's effective map puts 20 of 26 sample points in Zone AH, a Special Flood Hazard Area, and individual homesites differ.
A lender will require it on a federally backed loan if the home is in Zone AH without a map amendment. Even outside the zone it is inexpensive for a newer elevated home, and Citizens will require it on every homeowners policy it writes from January 1, 2027.
Collier County's average was $5,534 a year for a homeowners policy including wind and $2,271 for a condominium unit-owner policy, per state data as of March 31, 2026.
The developer reported no significant damage in Ave Maria from Hurricanes Irma, Ian, Helene or Milton. Ave Maria is about 24 miles inland, beyond storm surge.
About 12.12 mills combined, before the district. A homesteaded $231,000 Terrace condominium pays about $2,300 and a homesteaded $665,000 single-family home about $7,560.
By March 1 of the year after you buy and occupy the home as your permanent residence, with the Collier County Property Appraiser.
Ave Maria Elementary, which opened on August 11, 2026, Corkscrew Middle, graded A in 2026, and Palmetto Ridge High, graded B in 2026, per the district's lookup for four National addresses.
About 37 miles, roughly 53 minutes to downtown Naples, per the Ave Maria town guide.
Not yet. The NCH Immediate Care Center opened in spring 2025, and NCH has announced a 150-bed hospital campus beginning with an emergency department. Full hospitals are in Naples today.
Usually, within the declaration's leasing rules, which we read for the specific building before you offer.
Yes. A seasonal home pays full property tax without homestead, and its association will have rules for storm shutters and absent owners.
Conventional loans can start at 3 to 5 percent down, FHA at 3.5 percent and VA at zero, and Florida's Hometown Heroes and Florida Assist programs can help eligible buyers. Condominiums have their own lender requirements.
Freddie Mac's average 30-year fixed rate was 7.03 percent for the week of September 24, 2026.
Usually 2 to 4 percent of the price with a loan, including note stamps of $0.35 per $100 of the loan, intangible tax of 0.2 percent of the loan, lender and title charges, and prepaid insurance and taxes.
The contract decides. The Florida Realtors and Florida Bar contract lets the parties choose, and with a builder the builder's contract usually names its own title company.
Yes, with a Realtor. Since August 17, 2024, a written agreement stating the agent's compensation is required before touring.
It is negotiable. Lennar and many resale sellers still offer to pay it, and we write it into your offer. If a seller will not, your agreement says what you owe, and we can ask for it as a seller credit.
Typically 30 to 45 days from contract to closing with a loan, and sooner with cash. Condominium estoppels can add days, so we order them early.
Yes. An independent inspection before drywall and again before closing catches problems while the builder can still fix them easily.
Yes. A foreign seller later faces federal FIRPTA withholding of 15 percent of the sale price, with an exemption for a residence sold for $300,000 or less to a buyer who will live in it.
Start a buyer consultation so we can send a short list of resales and Lennar's last Coach Homes that fit your budget, collection and flood limits, and register you before any Lennar visit.
A National specialist knows which of the 14 condominium associations and which membership sits behind each address, which fee schedule and bond series apply, which addresses have map amendments out of Zone AH, how Lennar's contract and incentives really work, and what comparable homes recorded for at the county. That knowledge turns a list price into a fair offer.
We represent buyers and sellers across Ave Maria's villages, from The National to Maple Ridge and Del Webb Naples, and across the rest of Collier and Lee Counties. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate. Our Ave Maria community guide covers the town in full.
Many of our buyers are moving within Southwest Florida. Our guides to selling a home at The National and what a National home is worth explain how we time the sale and the purchase together.
If you're searching for the best buyer's agent for The National, McGreevy and Comisar represent buyers across Ave Maria, Naples, Estero and Bonita Springs with honest market guidance and partner-level negotiation. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
The National market record, last 12 months: we tracked 219 qualified sales in the county deed record, 161 of them builder-direct, at a $665,000 single-family resale median and a $245,000 condominium resale median, per the Collier County file dated August 29, 2026.
Use the buyer consultation form at the top of this page, our contact form or reach Jesse direct at (239) 898-6072. Selling first? Get your free Ave Maria home valuation.
Marc Comisar is a top-reviewed Ave Maria buyer's agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Collier County deed and tax record, state and federal agencies, Florida law, the Ave Maria Stewardship Community District, the builder's own documents, The National's club and association records, and the town's developer and news reporting. We do not cite real estate brokerage or listing sites. All sources were retrieved between 23 and 30 September 2026 unless a publication date is shown.
These are the forms, statutes and reference files a National buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, the Stewardship District or the federal government.
Market data from the Collier County deed record (county file dated 29 August 2026), pulled 30 September 2026, NABOR's July 2026 report and Lennar's own published fee schedules and community page. Southwest Florida MLS figures were not available for this edition and will be added in a dated update. Brokered by Domain Realty.