Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Find out what your Del Webb Naples home is worth with the #1 team in Southwest Florida since 2012. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Jesse McGreevy's direct line is (239) 898-6072 and Marc Comisar's is (239) 287-5873.
A Del Webb Naples home is worth what a 55+ buyer will pay for it today, compared with the homes that actually closed nearby and the new Pulte homes sitting on the same streets. The recorded sales say that number is wide. In the Collier County Property Appraiser file dated 29 August 2026, 96 Del Webb Naples and BelleraWalk homes sold in the trailing 12 months between $265,000 and $1,008,500, at a median of $485,500. Resales sold at a median of $425,000 and builder-direct sales at $513,000. Your home sits somewhere in that range, and the honest answer to what it is worth depends on your plat, year built, product, lot, golf status and condition.
This page explains how a Del Webb Naples home is valued: which records we start with, which adjustments matter in a 55+ community with a developer-controlled association, why automated online estimates often miss here, and how to get a written value from us. It is the valuation companion to our sell-side guide and our guide to buying in Del Webb Naples, and it sits under the Del Webb Naples village page and the Ave Maria hub. The town-level version is Home Valuation in Ave Maria.
For this edition, Matrix MLS figures were not available, so the market statistics below come from county recorded sales, the Naples Area Board of REALTORS (NABOR), Florida Realtors SunStats and the association's documents. Use the valuation form on this page to request a written value for your address.
We value homes from three layers of evidence, in this order. The first layer is the county's recorded sales, because every closed, qualified sale is public and dated. The second layer is the active market: what is listed now, at what price and for how long. The third layer is what cannot be seen on paper, the condition of your home. Only the first layer is complete, and only the third layer can move a value by tens of thousands of dollars.
From the Collier County Property Appraiser's files dated 29 August 2026, we use DOR-qualified improved sales over $1,000 on the Del Webb Naples and BelleraWalk plats in ZIP 34142. We call a sale builder-direct when the first qualified sale follows within a year of the year built, or when the roll shows no year built, and everything else is a resale. The newest recorded sale in the file is 30 July 2026. Matrix MLS figures for days on market and list-to-sale ratios were not available for this edition, so we do not quote them here.
| Group (trailing 12 months) | Sales | Median price | Low to high | Middle half |
|---|---|---|---|---|
| All Del Webb Naples including BelleraWalk | 96 | $485,500 | $265,000 to $1,008,500 | $375,000 to $598,000 |
| Builder-direct | 53 | $513,000 | $320,000 to $1,008,500 | $395,000 to $642,350 |
| Resale | 43 | $425,000 | $265,000 to $765,000 | $348,000 to $575,000 |
| BelleraWalk (all resale) | 7 | $450,000 | $276,000 to $585,000 | $309,900 to $565,000 |
| Mayflower Way carriage homes | 11 | $260,000 | $212,500 to $335,000 | $250,000 to $280,000 |
The middle half column shows the prices between the 25th and 75th percentiles. For resales, half of the 43 sales fell between $348,000 and $575,000, a spread of $227,000. A value that does not say where in that spread your home belongs is not a value.
The county records a plat name for each parcel. It is not Pulte's marketing name, but it is the most reliable way to match your home to the right sales. Among the 96 sales in the window, the largest groups were these.
| County plat group | Sales | Builder-direct | Resale | Median price |
|---|---|---|---|---|
| Parcels 307 to 310 | 26 | 26 | 0 | $526,700 |
| Parcels 301 to 303 and 311 | 18 | 17 | 1 | $378,500 |
| Parcel 114 | 9 | 9 | 0 | $748,300 |
| Parcels 209 to 212 | 9 | 0 | 9 | $500,000 |
| BelleraWalk Phase 1A | 7 | 0 | 7 | $450,000 |
The remaining sales were spread across earlier plats in groups of one to four, so the comparable set for an older plat is thin. When the plat has fewer than five recent sales, we widen the search to similar plats and years built and adjust for the differences, and we tell you which sales we used.
| Year built | Resales | Median resale price |
|---|---|---|
| 2012 or earlier | 3 | $546,000 |
| 2013 to 2017 | 14 | $472,500 |
| 2018 to 2021 | 12 | $382,000 |
| 2022 or later | 14 | $409,500 |
The county roll records year built but not product type or living area. The roll's total building area field includes non-living space, so we never publish a price per square foot from it. We take living area and product from the floor plan and a walk-through instead. The resale median year built in the window was 2020, and resales ranged from 2007 to 2024.
Automated estimates are built to be fast across millions of homes, and they work best where a neighborhood has many similar, frequent sales and a broad buyer pool. Del Webb Naples has a narrower buyer pool and several value drivers that a general model may not capture, so a local check adds the missing detail.
An estimate can still be a useful first look. Use it to set a range, then ask for a comparable-sales review before you make a decision. Our approach is below.
You get the range, the comparables and the reasoning in writing. If you only want a value and not a listing conversation, say so in the valuation form and we will keep it to a value.
The recorded sales show a rise and an easing. The all-sales median moved from $348,200 in 2019 to $570,000 in 2023 and has come back to $459,400 in 2026 through July. Part of the drop is price and part is mix, since 2026 has a larger share of resales (30 of 56, or 53.6%) and resales sell below builder-direct homes.
| Year | All sales | Median, all | Builder-direct median | Resales | Resale median |
|---|---|---|---|---|---|
| 2019 | 75 | $348,200 | $357,600 | 19 | $300,000 |
| 2020 | 112 | $342,950 | $384,550 | 48 | $304,250 |
| 2021 | 162 | $365,000 | $407,700 | 67 | $347,000 |
| 2022 | 186 | $472,050 | $473,100 | 48 | $462,500 |
| 2023 | 181 | $570,000 | $580,650 | 57 | $507,000 |
| 2024 | 139 | $559,600 | $565,800 | 37 | $525,000 |
| 2025 | 136 | $510,000 | $550,000 | 59 | $460,000 |
| 2026 through July | 56 | $459,400 | $477,500 | 30 | $409,500 |
The resale median fell from $525,000 (2024) to $409,500 (2026 through July), about 22%. The builder-direct median fell from $580,650 (2023) to $477,500, about 18%. For the area as a whole, SunStats shows ZIP 34142 with a median of $394,500 in August 2026, 9.3 months of supply and 264 active listings, while the Naples metro had 5.7 months of supply. NABOR's July 2026 report for Immokalee and Ave Maria shows single-family homes at a median closed price of $419,000, flat against the prior July, with 97.5% of list price received.
Over the period we can measure, resale sellers with a recorded prior sale held a median of 4.8 years and sold at a median gain of 22.3% ($67,000), and 33 of 41 sold above their prior price. These are recorded prices and do not account for improvements or costs. They mean that the market has eased from its peak but that many owners have recorded gains. For a more detailed seller view, read Selling in Del Webb Naples.
The property appraiser's just value appears on your tax notice, and owners often treat it as a market value. It is not. Just value is set for tax purposes as of January 1, and for a homesteaded home the taxable assessed value is further limited by Save Our Homes, which capped growth at 2.7% for 2026 assessments. The 2026 preliminary roll shows a median just value of $453,613 for Del Webb Naples parcels, with 71% carrying a homestead exemption. The same roll records a median qualified sale price of $506,750 across 136 sales in 2025 and later. The roll covers part of the village, so read both numbers as indicators, not a village total.
Two practical points follow. First, your just value is a rough check, not a price. Second, a buyer's taxes will usually be based on the price paid, not your capped assessment, so what your home costs to own for a buyer differs from what it cost you. For a worked example, a $400,000 homestead in its first year pays about $4,349 in ad valorem taxes at the county's combined rate of about 12.12 mills, which we have not confirmed against a Del Webb Naples bill, plus the non-ad valorem Stewardship District assessment.
A buyer's monthly cost is price plus association fees, taxes and insurance, so fees reach value through the buyer's budget. For 2026 the Del Webb Naples Community Association budget sets the social assessment at $859.80 a quarter ($574.80 operating, $240.00 cable and $45.00 reserve), plus a lawn series of $354.12 (Garden), $358.35 (Quad), $403.32 (Classic) or $433.35 (Estate). The all-in social totals are $1,213.92, $1,218.15, $1,263.12 and $1,293.15 a quarter. The Stewardship District adds a per-unit assessment on the tax bill, and the Ave Maria Master Association bills its own assessment, which we confirm in each estoppel because we could not confirm a published amount.
| Quarterly assessment (2026 budget) | Garden | Quad | Classic | Estate |
|---|---|---|---|---|
| Social total with lawn series | $1,213.92 | $1,218.15 | $1,263.12 | $1,293.15 |
| Adding golf ($712.56) | $1,926.48 | $1,930.71 | $1,975.68 | $2,005.71 |
These totals are arithmetic on the budget lines, and the Estate golf total matches the budget's $2,005.71. The budget has risen from $793.83 in 2024 to $839.09 in 2025 and $859.80 in 2026 for the social assessment alone. Rising fees do not by themselves lower a value, but a buyer who can pick between a resale here and a new home in another community will compare the monthly totals, and we show that comparison when we price.
Golf is optional at Del Webb Naples, and membership is capped at 600. A golf home's membership conveys with the parcel, and a resale buyer pays no initiation fee. The add-on is $712.56 a quarter ($604.56 operating plus $108.00 reserve), and the total for an Estate-series golf home is $2,005.71 in 2026. Members pay no greens fees on Panther Run's 18-hole, par 72, 7,532-yard course and can book 10 days ahead, compared with 3 days for social members. A membership can be assigned to another parcel for $5,000 with board approval, and owners with charter golf receive a $125 quarterly credit that does not transfer.
We do not apply a standard golf premium or discount. Our recorded-sale data does not tag golf status, so we value the home first without golf, then look at how the buyer pool responds in the sales we can verify. If your home has golf, we show you both views.
BelleraWalk (Phase II). BelleraWalk merged into the Del Webb Naples association effective 1 January 2011, and golf was never bundled for Phase II. In the window, 7 BelleraWalk resales sold at a median of $450,000 (range $276,000 to $585,000), and the homes were built from 2007 to 2016. Among the 7 with a prior sale, the median hold was 9.7 years and the median gain was 46.4%. With so few sales, we widen the comparables to similar homes on the main Del Webb Naples plats.
Mayflower Way carriage homes. Mayflower Way has 112 condominium units in four sections plus a Recreation Association. Section III budgeted $1,387 a quarter for 2026, Section IV budgeted $1,317.63 a quarter for 2025 and the Recreation Association $357.66 a quarter for 2025, with Del Webb Naples assessments billed by the Community Association directly. In the window, 11 carriage homes sold at a median of $260,000 (8 builder-direct and 3 resale). The 2026 roll shows a median just value of $217,656, 42% homestead and 30% out-of-state owners. We value these as condos, using condo-specific comparables and the section's budget and reserves.
Pulte's listed starting prices on delwebb.com when we pulled them on 23 September 2026 were $299,990 for the Seagrove (1,448 sf), $325,990 for the Cascadia (1,602 sf), $428,990 for the Scenic Flagstone (1,448 sf), $454,990 for the Distinctive Prosperity (1,670 sf) and $574,990 for the Echelon Stardom (2,269 sf with a three-car garage). A quick move-in Cascadia was listed at $379,990. A listed price may describe a plan or a specific home, and builder incentives change, so we check delwebb.com when we value a home.
What this does to a resale value: a buyer deciding between your home and a new one weighs price, timing and condition. If the new home in the same price band offers more space or newer finishes, your resale has to offer a lower price, a faster move-in or a better location to win. The recorded gap between the builder-direct median ($513,000) and the resale median ($425,000) is $88,000, and we show where your home falls between them.
To keep one method across villages, this table uses the 2026 preliminary tax roll (DOR qualified sales of $50,000 or more recorded in 2025 or later). The method differs from the county-file figures above, so the Del Webb Naples median here ($506,750) is not the same as the $485,500 trailing 12-month median. Within a method, the comparison is fair.
| Village or sub-area | Qualified sales, 2025 and later | Median sale price | Median just value | Homestead share |
|---|---|---|---|---|
| Del Webb Naples parcels | 136 | $506,750 | $453,613 | 71% |
| Mayflower Way carriage condos | 30 | $279,000 | $217,656 | 42% |
| Avalon Park | 85 | $505,000 | $441,648 | 62% |
| Maple Ridge core | 150 | $550,800 | $454,710 | 68% |
| The National, single-family | 87 | $550,000 | $522,342 | 46% |
See each village's own page for its rules, fees and sales: Avalon Park, Maple Ridge and The National Golf and Country Club. The town-level overview is on our Ave Maria hub, and you can compare agents who work in Ave Maria in the best real estate agents in Ave Maria.
Every home has a baseline from its comparable sales. These factors move it, and we quantify each from the sales and listings rather than from a rule of thumb. In the county file, the Parcels 209 to 212 plat had 9 resales at a median of $500,000, well above the $425,000 resale median for the village, while builder-direct sales at a median of $513,000 and new homes listed from $428,990 set the ceiling a resale competes with.
Of the 43 resales, 11 sold below $350,000, 12 sold from $350,000 up to $450,000, 6 sold from $450,000 up to $550,000 and 14 sold at $550,000 or more. If your home falls in the $450,000 to $550,000 band, the evidence is thinnest because only 6 resales sold there, so the pricing conversation depends on selecting the right comparables and on how builder quick move-ins near that price are positioned.
A market value from us is built for deciding a list price or a purchase offer. Other needs call for other tools. A lender's appraisal follows lender rules. An estate, divorce or tax matter may need a formal appraisal from a licensed appraiser. We can supply the market data, the recorded sales and the documents to support whichever you need, and we tell you when a different professional is the right choice. We also help owners who are not ready to sell decide what to update, which has a different answer than a listing preparation plan.
If you are weighing a move to another Ave Maria village, a value on your Del Webb Naples home plus a comparison with Avalon Park, Maple Ridge or The National Golf and Country Club is a useful first step.
A paper value gets you within a range. A walk-through narrows it. We look at the floor plan and orientation, the roof and mechanical age, flooring, kitchen and bath updates, lanai and landscaping, the lot position and view, any golf membership, and the condition of the items an inspector will note. We also confirm whether the home is on a grandfathered parcel, because homes that closed before 4 November 2010 are not subject to the age restriction, which changes who can buy.
Bring or send what you have: your closing statement, upgrade list, any warranty, the most recent estoppel or assessment statement, your insurance declarations, and your flood zone. If you have a wind mitigation inspection, include it.
Use the valuation form on this page to tell us your address, your plat or street, your year built, whether you have golf and what you have updated. We reply in writing with a comparable-sales review and a recommended range. There is no cost and no obligation, and a value request does not mean you have to list. If you want the full selling plan, read Selling in Del Webb Naples, and if you are thinking about a purchase, read Buying in Del Webb Naples. In the county file dated 29 August 2026 we tracked all 96 Del Webb Naples and BelleraWalk sales in the trailing 12 months, and each value we send is built from those recorded sales. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Request a written value through the valuation form or read our Del Webb Naples selling guide for the full plan. We tracked the 43 resales and the 53 builder-direct sales separately, so your comparables come from the right group. Jesse McGreevy's direct line is (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Buying instead? Marc Comisar's direct line is (239) 287-5873, and our buyer representation page explains how we work.
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In the county file dated 29 August 2026, 96 homes sold in the trailing 12 months at a median of $485,500, with resales at $425,000 and builder-direct sales at $513,000. The range was $265,000 to $1,008,500.
The village mixes plats, years built and products, and it includes both new Pulte homes and resales. The middle half of resale prices ran from $348,000 to $575,000.
Your county tax notice or the property appraiser's parcel record lists the legal description and plat. You can also tell us your street and we will confirm it.
No. Just value is a tax figure as of January 1, limited for homesteaded homes by Save Our Homes. The 2026 roll's median just value is $453,613, while the median qualified sale price in the same roll for 2025 and later is $506,750.
Yes, as a first look. The 55+ rule, golf status, fee series and builder competition are details a general model may not capture, so ask for a comparable-sales review to confirm.
It limits the buyer pool to buyers who will live in the home with at least one person aged 55 or older, plus investors who accept the rental limits. Every occupied home needs one resident aged 55 or older, and no one under 19 may reside more than 90 days in any 12 months.
It depends on the buyer. A golf membership conveys with the parcel and adds $712.56 a quarter. We value the home with and without it and show both.
Buyers compare monthly cost. The 2026 social-only total ranges from $1,213.92 to $1,293.15 a quarter depending on the lawn series.
Medians have eased from the 2023 and 2024 highs. The resale median was $525,000 in 2024, $460,000 in 2025 and $409,500 in 2026 through July. The mix of homes changes quarter to quarter.
In the county file, 56 sales through 30 July 2026, of which 30 were resales.
Pulte's listed starting prices run from $299,990 to $574,990. A resale competes with the new home in its price band, and the builder-direct median is $88,000 above the resale median.
A sale where the first qualified sale follows within a year of the year built, or where the roll shows no year built. Everything else is a resale.
The highest qualified sale in the trailing window was $1,008,500, and the lowest was $265,000.
BelleraWalk is Phase II of Del Webb Naples, built 2007 to 2016 among recent resales, and golf was never bundled. 7 resales sold at a median of $450,000, so we use a wider comparable set.
As a condominium, using condo comparables and the section's budget. 11 carriage homes sold in the window at a median of $260,000.
It appears on the tax bill as a per-unit non-ad valorem assessment. For FY2025-26 the operations and reserve amount was $841.98 per unit and single-family totals ranged from $1,616.98 to $2,531.25 depending on the bond series.
Buyers ask about it. The latest turnover date is 31 December 2030 and Pulte currently controls the board. We cannot predict its effect on prices, but we prepare answers.
Insurance is part of a buyer's monthly cost. Florida's July 2026 report lists Collier County averages of $5,534 for a homeowner policy including wind. Roof age and wind mitigation matter.
Flood zones are address-specific. Check the FEMA Flood Map Service Center, and know that Risk Rating 2.0 limits most premium increases to 18% a year.
In August 2026, 15 of 30 ZIP 34142 closings were cash. Cash does not change what a home is worth, but it can change the terms.
NABOR reports 111 days on market until sale for single-family homes in July 2026, and SunStats a median time to contract of 54 days in August 2026. Price and condition drive your timeline.
Yes. Every valuation lists the comparable sales, their dates and prices, and the adjustments we made.
For this edition MLS figures were not available. We use county recorded sales, NABOR, SunStats and the association's documents, and we add MLS days on market and list-to-sale ratios when they are available.
No. You can ask for a value only.
Ask again when you plan to sell, refinance or insure, or when a new builder price list or a major association change occurs. The market moved from $570,000 to $459,400 in all-sales median between 2023 and 2026 through July.
Nothing. We value the home as it is, then tell you which repairs return more than they cost.
Your closing statement, upgrade list, insurance declarations, the latest association statement, any wind mitigation report and your flood zone.
An appraisal for a loan follows lender rules and may differ from a market review, since appraisers must use closed sales and make their own adjustments. We explain the difference when it matters.
It depends on what the buyer can verify. We give you a price for a standard listing and a price for a faster sale, with the tradeoffs.
On the 2026 roll, qualified sales from 2025 on had medians of $506,750 here, $505,000 at Avalon Park and $550,800 at Maple Ridge core. The methods and rules differ, so read each village page.
We compare the numbers: today's comparable sales, the 9.3 months of supply in ZIP 34142, and the cost of carrying the home. There is no rule that fits every owner.
Use the valuation form on this page.
If you have read this far, the next step is a written comparable-sales review for your home. Use the valuation form at the top of this page, or reach us through our contact page. Related reading: Selling in Del Webb Naples, Buying in Del Webb Naples and the Del Webb Naples village page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy's direct line is (239) 898-6072.
McGreevy and Comisar value and sell homes across Southwest Florida, including Ave Maria. Jesse McGreevy leads listings and seller strategy and Marc Comisar leads buyer representation, and both work from our office at 24031 S Tamiami Trl #101 in Bonita Springs. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Want a value for your Del Webb Naples home? Request the free Del Webb Naples home valuation. Jesse McGreevy's direct line is (239) 898-6072, and Marc Comisar's direct line is (239) 287-5873 for buyers.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure above comes from a public or primary source in this list. Where a figure was not available, we say so instead of estimating it.
Primary documents behind the numbers.
MLS figures were not available for this edition (2026-09-30). Market statistics shown here come from the Collier County Property Appraiser's public data files dated 29 August 2026, the Naples Area Board of REALTORS, Florida Realtors SunStats and the association's own documents. Matrix MLS figures for Del Webb Naples will be added when they are available. This page is general information and is not an appraisal or tax, legal or insurance advice. McGreevy and Comisar are licensed Florida REALTORS with Domain Realty.