FALLS OF PORTOFINO, NAPLES FLORIDA
What is your Falls of Portofino home worth? Values by floor plan from 14 Southwest Florida MLS sales, the rent record investors price from and the financing limits buyers face, from McGreevy and Comisar. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Falls of Portofino home is worth what the Southwest Florida MLS sales of its own size and plan say, tested against the rent it earns. Over the 60 months to September 26, 2026, 14 Falls homes sold at a median of $351,000; 1,890-square-foot four-bedrooms at $380,000, 1,828-square-foot four-bedrooms at $330,000.
The Falls of Portofino is a gated community of 246 townhouse-style condominium homes on Vanderbilt Beach Road in North Naples, and one company owns two of every three of them. That makes a Falls valuation different from one anywhere else in the city. Our complete Falls of Portofino guide covers the six condominiums, the club, the flood map and the schools; this page is about one number, your home’s value, and how to arrive at it from the record. The Falls sits inside the North Naples market in our Naples guide. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Falls of Portofino, pulled September 26, 2026)
Living area (MLS) and likely plan | Homes of that size (county roll) | MLS sales, 60 months | Median sale price | Range |
|---|---|---|---|---|
1,890 sq ft, 4 bedrooms (original Donatello) | 17 | 7 | $380,000 | $310,000 to $425,000 |
1,828 sq ft, 4 bedrooms (Boticelli) | 70 | 5 | $330,000 | $256,000 to $367,000 |
1,822 sq ft, 4 bedrooms (Da Vinci and later Donatello) | 124 | 0 | no sale since 2012 | none in 60 months |
1,679 sq ft, 3 bedrooms (Angelico) | 35 | 2 | not a median | $327,500 and $360,000 |
All Falls homes | 246 | 14 | $351,000 | $256,000 to $425,000 |
Windows count back from September 26, 2026. Twelve and 24 months hold only two sales, so the table uses 60 months, the first window with 10 or more closings. Every size group is a small sample. Each median with an even count is the mean of the two middle sales.
The Falls median of $351,000 blends three-bedroom and four-bedroom homes, 2006 buildings and 2007 buildings, updated homes and original ones, and sales from late 2021 to September 2026. The number that matters is the one built from your plan: the three or four closest sales of your size, adjusted for date, condition, garage, view and occupancy, then checked against the rent your home would earn.
The county roll counts 124 homes at 1,822 square feet. The Southwest Florida MLS shows four 1,822-square-foot Falls sales, all between 2009 and 2012, and none since. None of the 128 homes built in 2024 and 2025 has ever sold to an individual, so there is no arm’s-length price for a newer Falls home; a valuation of one rests on the rent it earns and the sales of the older plans. Every Falls home that has ever resold through the MLS is in a 2006 or 2007 building.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Falls of Portofino home from all 40 Falls closings in the Southwest Florida MLS since 2009, the 44 closed Falls leases of the last year, the county’s 2026 roll and recorded sales, and the lending rules that decide who can buy. The valuation is written, sourced and free, with no obligation.
Those are career numbers across Lee and Collier County, not a claim about any one community. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. If you are comparing agents before you ask any of them for a number, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
In the last 12 months we tracked every Falls sale and lease in the Southwest Florida MLS: 2 closings, 44 closed leases, 4 active listings and 24 active rentals. We add the 14 sales of the last 60 months, the four Collier County recorded qualified sales of the last three years, your home’s just value on the 2026 preliminary roll, the recorded Club Plan and the lending rules. Each figure carries its source and date.
Jesse McGreevy builds the comparable set, the adjustments and the written valuation. Marc Comisar walks the home, the view and the building. Neither hands a valuation to an assistant. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
We will not quote you a high number to win a listing. In a community where four homes sit for sale at $339,900 to $365,000 and three of them have waited six months to a year, an inflated valuation costs an owner a season. You get the number the record supports.
This valuation guide runs from the short answer, through how a Falls home is valued, values by plan, price per square foot, speed and sale-to-list, the value history, the Summit Place comparison, the ownership discount, the rent approach, online estimates, the buyer’s costs, what moves the number, the rent-or-sell question, the free valuation, reviews and the valuation FAQ.
A Falls of Portofino home is valued three ways and reconciled: by comparable sales of the same size and plan from the Southwest Florida MLS, by the rent it earns, since most buyers here are cash investors, and against the active listings and Summit Place, the ceiling an owner-occupant weighs. The county’s just value is a cross-check, never the answer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 preliminary roll)
We start with the 14 Falls sales of the last 60 months and keep the ones closest to your size and plan. Each is adjusted to your home for date, condition and updates, garage size, position and view, and occupancy at sale. With so few sales, every adjustment is shown to you, one line at a time, with the reason for it.
With conventional and FHA loans closed off, most Falls buyers pay cash or borrow from a portfolio lender, and many plan to rent. They value a home by the rent. The Southwest Florida MLS shows 44 Falls leases closed in the 12 months to September 26, 2026 at a median of $2,980 a month; we convert the rent your home would earn into the price an investor can pay for it.
A value has to make sense next to the four active listings at $339,900 to $365,000 and next to Summit Place, where 33 qualified sales since January 2025 ran a median of $410,000. A Falls home priced above where an owner-occupant would rather stretch into Summit Place loses that buyer; priced above the actives, it loses everyone.
The 2026 preliminary Collier County roll puts the Falls median just value at $305,122, about $167.5 per square foot, from $268,529 for a 1,679-square-foot home to $315,390 for a 1,890-square-foot home. Just value is the Property Appraiser’s mass-appraisal estimate as of January 1 for tax purposes. The 60-month MLS median of $190.65 per square foot runs about 14% above it, so the roll is a floor reference, not a value.
The three methods rarely land on the same number. We weight them for your home: comparable sales carry most of the weight for an updated 1,890 or 1,828 with good recent sales; the rent carries more for a tenant-occupied home or an Angelico with few sales; the ceiling test trims any number that would sit above the actives. You see all three and the weights.
A lender’s appraiser, if your buyer uses a portfolio or non-QM loan, relies on closed sales, often only the last 12 months, and may reach outside the Falls for comparables. With two Falls sales in a year, we prepare the appraiser package: the 60-month Falls sales, the rent record and the reasons for each adjustment. Call Jesse direct at (239) 898-6072.
Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home, and you will have all three methods on paper for your address within days. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Falls of Portofino values run by plan: the original 1,890-square-foot four-bedroom has sold at a median of $380,000 over 60 months, the 1,828-square-foot Boticelli at $330,000, and the 1,679-square-foot Angelico at $327,500 and $360,000 on two sales. The 1,822-square-foot homes have no sale in the last 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 2021 to September 2026; operator floor plans)
Seventeen Falls homes carry 1,890 square feet on the county roll, all in the original 2006 and 2007 buildings; the original plan set showed the Donatello at that size, while the operator lists the Donatello at 1,822 today. Seven sold in 60 months: $310,000 (February 2022), $350,000 (December 2022), $352,000 (July 2022), $380,000 (August 2023), $391,500 (April 2024), $425,000 (June 2024) and $390,000 (September 2026). The median is $380,000, a small sample.
The operator’s Boticelli floor plan lists 4 bedrooms and 3 baths at 1,828 square feet. Five sold in 60 months: $256,000 (October 2021), $330,000 (December 2021), $333,000 (February 2022), $367,000 (December 2023) and $285,000 (April 2026). The median is $330,000, a small sample, and the range runs $111,000 from low to high.
The operator’s Angelico floor plan lists 3 bedrooms and 2.5 baths at 1,679 square feet, the only three-bedroom plan. Thirty-five homes carry that size on the roll. Two sold in 60 months: $360,000 in July 2022 after 11 days and $327,500 in April 2024 after 113 days. Two sales make a range, not a median.
The operator’s Da Vinci floor plan lists 4 bedrooms and 2.5 baths at 1,822 square feet, and 124 homes carry that size on the roll. The Southwest Florida MLS shows four 1,822-square-foot Falls sales, the last in 2012, and none in the last 60 months. If you own a 1,822-square-foot home in an original building, we value it from the 1,828 and 1,890 sales and the four-bedroom rent record.
The original plan set gave the Angelico and Boticelli a one-car garage and the Da Vinci and Donatello a two-car garage, per the original Prime Home Builders sales brochure; the operator today describes “attached one- or two-car garages.” A two-car garage is part of why the 1,890-square-foot homes lead, and we confirm yours before we adjust for it.
Plan and size | 60-month MLS sales | Median or listed sales | Median per sq ft of MLS living area | County roll median just value |
|---|---|---|---|---|
Original Donatello, 1,890 sq ft | 7 | $380,000 median | $201.06 | $315,390 |
Boticelli, 1,828 sq ft | 5 | $330,000 median | $180.53 | $296,028 |
Angelico, 1,679 sq ft | 2 | $327,500 and $360,000 | $195.06 and $214.41 | $268,529 |
Da Vinci, 1,822 sq ft | 0 | none | none | $305,122 |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026; 2026 preliminary Collier County roll, just value. Per-square-foot figures are the median sale price divided by the plan’s MLS living area, or each sale’s own figure for the Angelico.
On the record, the 1,890-square-foot four-bedroom: it has the most sales, the highest sales, and no newer rental competes with it at the same size. The Boticelli has the widest range, so condition matters most there. The Angelico is the only three-bedroom and sells to a narrower buyer, but its per-square-foot figures run highest. Call Jesse direct at (239) 898-6072 to place your home.
Price per square foot tells you where a Falls of Portofino home sits against its neighbors and against Summit Place. Over 60 months the Southwest Florida MLS median is $190.65 per square foot of living area, above the county’s $167.5 just value per square foot and below Summit Place’s $210.3 recorded-sale figure.
Data updated: September 2026 (Southwest Florida MLS Matrix; 2026 preliminary Collier County roll; Collier County recorded qualified sales since January 1, 2025)
Per square foot of MLS living area, the 14 sales of the last 60 months ran from $140.04 (October 2021, $256,000 on 1,828 square feet) to $224.87 (June 2024, $425,000 on 1,890). The two 2026 sales came in at $155.91 (April) and $206.35 (September). The median is $190.65, the mean of $186.24 and $195.06.
Measure | Falls figure | What it is |
|---|---|---|
60-month MLS median price per sq ft | $190.65 | What buyers paid, on the MLS living area |
2026 preliminary roll just value per sq ft | $167.5 | The county’s tax estimate as of January 1 |
County recorded qualified sales per sq ft, three years | $155.91 to $224.87 on four sales | What deeds recorded, on the roll living area |
Living area on the roll and in the MLS can differ for the same home; each figure names its source.
Summit Place’s 33 qualified sales since January 1, 2025 ran a median of $210.3 per square foot on the county’s own records, against the Falls’ single $155.91 sale in that window. On just value the two sit 2% apart. The gap is the buyer pool: an ordinary mortgage at Summit Place, cash and portfolio lenders at the Falls. A Falls value that ignores that gap will not hold up.
Smaller homes usually sell for more per square foot. The Angelico’s two sales ran $195.06 and $214.41 per square foot, above the 1,828-square-foot Boticelli’s median of about $180.53. We never apply a community per-foot figure to your square footage without adjusting for plan.
Price per square foot is a check, not a method. We use it to spot a comparable that is out of line, to compare the Falls with Summit Place, and to show you where your number sits in the range. Call Jesse direct at (239) 898-6072 for your own figure.
Falls of Portofino homes priced for the market sell close to asking and fast: over 60 months the median sale-to-list ratio is 98.48% and the median days on market 40.5, with 6 of 14 sales at or above list. Homes listed well above the market closed at 90.5% to 93.6% of list after 48 to 128 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026)
The September 2026 sale closed at $390,000 on a $395,000 list, 98.7%, after 4 days. The April 2026 sale closed at $285,000 on a $294,900 list, 96.6%, after 46 days. Both prices sat within the range buyers were already seeing.
Six of the 14 sales of the last 60 months closed at or above the final list price, at 100.0% to 102.9%, and five of them in 40 days or fewer. All six came in 2021 and 2022, when Falls list prices sat at $254,900 to $350,000.
The four weakest ratios were $425,000 on a $455,000 list (93.4%, 74 days), $327,500 on $349,900 (93.6%, 113 days), $367,000 on $398,000 (92.2%, 48 days) and $380,000 on $420,000 (90.5%, 128 days). Each started above the prices buyers had recently paid.
The four active Falls listings on September 26, 2026 asked $339,900 to $365,000, and had been on the market 16, 176, 288 and 368 days. Three of the four have gone six months or more without a contract. Their asking prices are not values; they are what buyers have declined to pay so far.
The value of a Falls home is the price it sells for within a normal marketing period, not the highest price it could be listed at. On the record, the Falls homes that closed near their list price mostly sold in weeks, and the homes that closed 6% to 10% under list took 48 to 128 days. Call Jesse direct at (239) 898-6072.
Falls of Portofino values rose from the mid-$200,000s in 2021 to a $425,000 high in June 2024, then the market paused: no Falls home closed in calendar 2025, and the two 2026 sales came in at $285,000 and $390,000. The five-year median is $351,000; the three-year median $378,500 on six sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings 2021 to 2026; Collier County recorded qualified sales)
Year | MLS closings | Sale prices |
|---|---|---|
2021 | 4 | $255,000; $256,000; $260,000; $330,000 |
2022 | 5 | $310,000; $333,000; $350,000; $352,000; $360,000 |
2023 | 2 | $367,000; $380,000 |
2024 | 3 | $327,500; $391,500; $425,000 |
2025 | 0 | none |
2026 (to September 26) | 2 | $285,000; $390,000 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Each year has fewer than 10 sales, so prices are listed rather than turned into yearly medians.
Window ending September 26, 2026 | MLS sales | Median or listed sales |
|---|---|---|
12 months | 2 | $285,000 and $390,000 |
24 months | 2 | same two |
36 months | 6 | $378,500 (mean of $367,000 and $390,000), small sample |
60 months | 14 | $351,000 (mean of $350,000 and $352,000) |
North Naples demand surged in 2021 and 2022, and Falls resales moved from the $250,000s into the $300,000s, with six of them closing at or above list. By 2023 and 2024, 1,890-square-foot homes sold at $380,000 to $425,000.
Three things changed at once. Falls Townhomes II LLC completed 128 new homes in 2024 and 2025 and offered them for rent; the bulk owner’s share rose to 67.5%, keeping every condominium outside Fannie Mae’s single-entity limit; and Southwest Florida turned toward renters as new apartment supply grew. Sellers priced for the 2024 high waited through 2025 without a closing.
The $285,000 April sale of a 1,828-square-foot home and the $390,000 September sale of a 1,890-square-foot home show that buyers return at the right price, and that a well-kept 1,890 can still sell near the 2024 levels. They also show how wide the range has become: $105,000 between two four-bedroom homes 62 square feet apart.
On the 2025 certified roll the 156 improved homes had a median just value of $305,122, the same median the 2026 preliminary roll shows across all 246. The county’s number held flat while the sale record swung, which is another reason just value is a cross-check and not a price. Call Jesse direct at (239) 898-6072 for your home’s five-year picture.
Summit Place holds more resale value than The Falls of Portofino today, because its buyers can finance: 33 qualified sales since January 2025 at a median of $410,000 and $210.3 per square foot, against one Falls sale at $285,000. On the county’s just values the two sit within 2% of each other, so the gap is the buyer pool, not the homes.
Data updated: September 2026 (2026 preliminary Collier County roll, just value; Collier County recorded qualified sales from January 1, 2025 through the September 2026 extract)
Factor | The Falls of Portofino | Summit Place in Naples |
|---|---|---|
Homes | 246 condominium units, six condominiums | 410 homes, condominium-coded on the roll |
Median living area (roll) | 1,822 sq ft | 1,869 sq ft |
Median just value, 2026 preliminary roll | $305,122 ($167.5 per sq ft) | $324,444 ($171.0 per sq ft) |
Qualified sales since January 1, 2025 | 1, $285,000 ($155.9 per sq ft) | 33, median $410,000 ($210.3 per sq ft) |
Qualified sale range | one sale | $337,000 to $475,000 |
Falls MLS 60-month median | $351,000 ($190.65 per sq ft) | not compared on this basis |
Largest single owner | 67.5% | 1.0% |
Homestead share | 3.3% | 56.1% |
Conventional financing | Fails the 20% single-entity test in all six condominiums | Single-entity test not the obstacle |
Median proposed 2026 tax bill | $3,173.88 | $2,989.69 |
Distance | Section 34, Vanderbilt Beach Road | Same section, about 0.6 mile |
Sources: 2026 preliminary Collier County roll and recorded qualified sales; Fannie Mae Selling Guide B4-2.1-03. We make no claim about Summit Place’s legal form; its recorded declaration settles that. See our Summit Place guide.
If a Falls home and a Summit Place home of the same size sold to the same kind of buyer, they would sell for about the same. They do not. The Falls’ 60-month median of $190.65 per square foot sits about 9% below Summit Place’s recent $210.3, and the Falls’ single 2026 county-recorded sale sat 26% below. The honest Falls value lives in that band, closer to the top for an updated 1,890, closer to the bottom for a dated home.
A buyer who can finance Summit Place will not pay Summit Place prices for a home that needs cash or a non-warrantable loan. A Falls valuation that borrows Summit Place’s median sets a list price the Falls buyer pool will not meet, and the home joins the actives that have waited six months to a year.
The roll’s $167.5 per square foot is a tax number, and the Falls’ 60-month sales ran about 14% above it. Pricing to the roll leaves money on the table for a seller with a well-kept home.
Owners in neighboring communities can compare methods in our Island Walk home valuation guide and our Verona Walk home valuation guide. Call Jesse direct at (239) 898-6072.
The ownership structure costs a Falls of Portofino home part of its value, because it shuts out conventional and FHA buyers. With one company holding 67.5% of homes and a majority in five of six condominiums, the buyer pool is cash, portfolio and non-warrantable borrowers, and those buyers pay less than a financed buyer would.
Data updated: September 2026 (Collier County 2026 preliminary roll; Fannie Mae Selling Guide published September 2, 2026; HUD FHA Condominium Look-up, checked September 26, 2026)
Falls Townhomes II LLC owns 166 of the 246 homes (67.5%) on the 2026 preliminary roll, including all 128 built in 2024 and 2025; Hailang LLC owns 31; companies own 216 (87.8%); and 8 homes (3.3%) are homesteaded. By condominium, the bulk owner holds 77.3% of No. 1, 85.7% of No. 2, 69.6% of No. 3, 34.8% of No. 4, 61.9% of No. 5 and 84.6% of No. 6.
Fannie Mae treats a project of 21 or more units as ineligible when one entity owns more than 20% of the units, under Fannie Mae Selling Guide B4-2.1-03, with a narrow waiver only up to 49% on a purchase that lowers concentration. The HUD FHA Condominium Look-up shows only a rejected single-unit approval dated November 26, 2019. On our reading, conventional conforming loans are not available for resale homes in Condominiums No. 1, 2, 3, 5 and 6 and practically unavailable in No. 4; a lender makes the final call.
A cash buyer has alternatives and bargaining power. A non-warrantable loan usually needs a larger down payment and a higher rate than a conforming loan, and that buyer’s monthly payment is higher for the same price. Both groups price the difference into their offers. The result is visible in the gap between the Falls’ per-square-foot sales and Summit Place’s.
Condominium No. 4, Buildings 16 to 21, is the one condominium where the bulk owner holds less than half, 16 of 46 homes (34.8%), tied with Hailang LLC. That is still above Fannie Mae’s 20% limit, so the financing picture is nearly the same, and the MLS record does not show a separate price level for No. 4 homes. We tell a No. 4 owner that plainly rather than promise a premium.
With per-unit voting, the Florida default, the bulk owner can elect the board on its own in Condominiums No. 1, 2, 3, 5 and 6, on our reading of the roll counts; we have not opened the declarations to confirm voting terms. Budgets, assessments and approvals are set by boards the bulk owner likely controls. A buyer’s attorney will read that, and it is part of the value discount.
Only a change in the ownership share or in the lending rules. Nothing in the public record says either is coming, and we do not value your home on the hope that it will. Call Jesse direct at (239) 898-6072 to see how the discount applies to your home.
A Falls of Portofino home is worth to an investor what its rent supports: with 44 Falls leases closed in the last 12 months at a median of $2,980 a month, a home at the $351,000 five-year median earns about 10.2% of its price in gross rent, before assessments, club dues, taxes, insurance, management and vacancy.
Data updated: September 2026 (Southwest Florida MLS Matrix leases, pulled September 26, 2026; operator website, observed September 23, 2026)
Measure, 12 months to September 26, 2026 | Falls figure |
|---|---|
Leases closed | 44 |
Median closed rent, all | $2,980 a month |
Closed rent range | $2,250 to $3,315 |
Four-bedroom median, 37 leases | $2,980 |
Three-bedroom median, 6 leases | $2,735.50 (mean of $2,600 and $2,871) |
Active rentals on September 26, 2026 | 24, asking $2,350 to $3,328 (median $3,166.50) |
Source: Southwest Florida MLS Matrix, Residential Rental, Development: Falls of Portofino.
Price | Annual rent at $2,980 a month | Gross rent as a share of price | Price as a multiple of annual rent |
|---|---|---|---|
$285,000 | $35,760 | 12.5% | 8.0 |
$330,000 | $35,760 | 10.8% | 9.2 |
$351,000 | $35,760 | 10.2% | 9.8 |
$380,000 | $35,760 | 9.4% | 10.6 |
$390,000 | $35,760 | 9.2% | 10.9 |
Arithmetic for illustration. Net return depends on the condominium and Master assessments and the club’s share of expenses, which are not published, plus taxes, insurance, management and vacancy.
Property tax at the median proposed 2026 bill is $3,173.88, with no homestead. The club fee is $504 a year at $42 a month, plus a share of club expenses. An HO-6 policy, management and vacancy follow, and the condominium and Master assessments come from the estoppel. An investor also weighs the rental competition: the operator advertised 27 homes available and up to two months free on select new leases on September 23, 2026, per its home page.
Under the Master Declaration sections the operator reproduces, leases must be whole-home, at least 90 days, no more than two in any 12 months, and every lease and renewal needs association approval. An owner behind on assessments may not lease, and an owner gives up use of the common areas while leased. Those rules shape vacancy and turnover, and an investor prices them in.
For most Falls homes the investor value sets the floor of the valuation, because it is the price the deepest part of the buyer pool can pay. For an updated 1,890-square-foot home that appeals to owner-occupants, comparable sales can carry the number above it. Call Jesse direct at (239) 898-6072.
Online estimates miss on Falls of Portofino homes because they run on too few sales, blend plans, lean on the county roll and do not know that the buyer pool is limited to cash and portfolio borrowers. With two Falls sales in 12 months, an automated model has almost nothing to work from.
Automated models need recent nearby sales. The Falls had two in 12 months and none in calendar 2025, so a model either reaches back years or reaches out to other communities, often Summit Place or Island Walk, where buyers can finance and prices run higher.
A model that knows square footage but not plan will price a 1,679-square-foot Angelico and a 1,890-square-foot original Donatello on the same per-foot figure. The Falls record shows the two sizes sell differently.
Many estimates start from the county’s just value. The Falls’ 2026 preliminary median of $305,122 is a mass-appraisal tax number, and the 60-month MLS sales ran about 14% above it on a per-foot basis.
No automated model reads the Fannie Mae single-entity rule or HUD’s condominium database. It treats a Falls home as financeable, like the comparables it borrows, and overstates what the Falls buyer pool will pay.
A model does not see the operator’s lease specials or the 24 active Falls rentals, and it does not know that the typical Falls buyer is doing rent math. Our valuation starts there. Call Jesse direct at (239) 898-6072 for a number built from the record.
A Falls of Portofino buyer prices four recurring costs and several closing items into an offer: the condominium and Master assessments, the $42 monthly club fee plus a share of club expenses, property tax near $3,174 a year at the median proposed bill, HO-6 insurance, and at closing a Resale Capital Contribution and approval fee.
Data updated: September 2026 (recorded Club Plan; 2026 preliminary Collier County roll; Florida Statutes 2026)
The recorded Club Falls of Portofino Club Plan sets the club fee at $42 a month for 2025 and 2026, rising to a $50 cap from 2033, plus a pro-rata share of club expenses and sales tax. The condominium assessment, which carries the Master assessment, is not published; the estoppel states it. Property tax on a non-homestead Falls home at a $300,000 assessed value is about $3,120.60 a year at 2026 proposed rates.
A buyer may be asked to pay the Resale Capital Contribution set by board resolution under Section 10.13 of the Master Declaration, a board-set approval fee under Section 14 (capped at $150 per applicant where the documents allow one, under section 718.112), the owner’s title policy by Collier County custom, and the costs of any loan. Who pays each is a contract term.
A buyer using a non-warrantable condominium loan usually brings a larger down payment and pays a higher rate. That buyer’s payment on your price is higher than a conforming borrower’s would be, and the offer reflects it.
A careful buyer discounts for what cannot be seen: the unpublished assessments, the club’s expense share, and the reserves. A seller who hands over the estoppels, the budgets and the club certificate early removes the discount for uncertainty, which is worth more than most repairs.
We build the buyer’s monthly cost table for your home before you list and put it in the listing packet, so a buyer bids on known numbers. Call Jesse direct at (239) 898-6072.
Condition, presentation, paperwork and occupancy move a Falls of Portofino value most before listing. An updated, vacant, well-presented home with its estoppels and club certificate in hand sells at the top of its plan’s range; a dated, tenant-occupied home with unknown fees sells near the bottom.
The original homes are now 19 to 20 years old and compete with 2024 and 2025 rentals. Kitchens, baths, flooring, paint, the air handler and the water heater carry the most weight with Falls buyers, and the $105,000 spread between the two 2026 sales shows how much condition and presentation matter.
Clean, repaired, neutral and well lit, with professional photography and video. A Falls buyer compares your photos with the operator’s, so yours have to show a home that has been owned and cared for.
The condominium estoppel, the Master HOA estoppel, the club certificate, the Resale Capital Contribution amount and the association’s budget answer a buyer’s first questions. Without them, buyers discount for the unknown.
Vacant homes show best and suit owner-occupants. Tenant-occupied homes suit investors, who value the lease if the rent is at market. We value both cases for you and tell you which buyer your home fits.
Naples buyer traffic peaks from January to April. The four active listings will either sell or reprice by then, and a well-prepared listing launched ahead of season meets the most buyers. Call Jesse direct at (239) 898-6072.
Whether to rent or sell a Falls of Portofino home turns on your net at sale against your net rent after the fee layers, and on your appetite for competing with the operator’s rentals. Falls leases closed at a median of $2,980 a month; the five-year median sale is $351,000. We lay out both, and the cost of holding.
Data updated: September 2026 (Southwest Florida MLS Matrix sales and leases, pulled September 26, 2026)
A four-bedroom Falls home rents at a median of $2,980, the demand is proven by 44 closed leases in 12 months, and an owner keeps the asset. For an owner with low carrying costs and patience, renting can make sense.
An owner competes as a small landlord with a 166-home operator offering free months; assessments and club expenses are unpublished and can rise; and only 8 Falls homes are homesteaded, so most owners already pay non-homestead taxes. Selling converts the home at a known value.
Sell with the tenant in place to an investor, who values the approved lease. We price that case separately.
For your home we show the likely net at sale, the likely net rent, and the carrying cost of holding a vacant home per month. You decide. For the full selling plan, read our guide to selling a home in The Falls of Portofino. Call Jesse direct at (239) 898-6072.
A free in-person Falls of Portofino valuation starts with a call to Jesse McGreevy at (239) 898-6072 or a request online, and ends with a written opinion of value built from the Southwest Florida MLS sales of your plan, the rent record and the actives, with your fee layers and your buyer pool laid out beside it. There is no cost and no obligation to list.
The 60-month sales of your plan with dates, days on market and sale-to-list ratios; the actives with price histories; the rent record for your bedroom count; your home’s just value; the estoppel and club figures once they arrive; the buyer pool your home can reach; and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form.
Marc Comisar walks the home, the view and the building; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and neither hands a valuation to an assistant. You get the written valuation within a few days.
Most Falls homes are held by owners who live elsewhere. We can value from photos and a walkthrough video, and Marc can see the home with a key holder or a property manager. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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).
Jesse McGreevy is a top-reviewed Falls of Portofino listing agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
Many Falls owners hold their homes as rentals, and the sell-or-rent question is one we answer both ways.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
McGreevy and Comisar are Naples REALTORS who value and sell Falls of Portofino homes from the Southwest Florida MLS, Collier County’s records, the recorded Club Plan and the lending rules. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they do the valuation work themselves.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, data and the condominium, Master HOA and club paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs showings, walkthroughs and the on-site work. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Every Naples community values differently. Island Walk, next door, is a single-family community, as our Island Walk home valuation guide explains, and Glen Eagle’s golf and social membership classes are covered in our Glen Eagle home valuation guide.
When your valuation is done, our guide to selling a home in The Falls of Portofino covers marketing, negotiation, costs, disclosure and the paperwork, and our guide to buying a home in The Falls of Portofino covers the other side of the same transaction.
These are the questions Falls of Portofino owners ask when they want to know what their home is worth, each answered in a single paragraph from the Southwest Florida MLS, Collier County’s records and the recorded documents. Nothing here is an appraisal, or tax or legal advice; a written valuation for your address is free.
Start with your size: over the 60 months to September 26, 2026, 1,890-square-foot four-bedrooms sold at a median of $380,000 (7 sales), 1,828-square-foot four-bedrooms at $330,000 (5 sales), and 1,679-square-foot three-bedrooms at $327,500 and $360,000. Condition, garage, view and occupancy set your number within that range, tested against the rent your home earns.
The Southwest Florida MLS shows a 60-month median sale price of $351,000 on 14 sales, the mean of the middle pair ($350,000 and $352,000). The 2026 preliminary county roll shows a median just value of $305,122, which is a tax estimate, not a price.
A 1,890-square-foot four-bedroom on Romana Way sold for $390,000 in September 2026 after 4 days, and a 1,828-square-foot four-bedroom on Ambrosia Lane sold for $285,000 in April 2026 after 46 days. Those are the only two MLS closings in the last 12 months.
Two sales are too few for a meaningful median, so we list them. We use the first window with 10 or more closings, which is 60 months, and say so beside every figure.
Over 60 months the Southwest Florida MLS median is $190.65 per square foot of living area, with sales from $140.04 to $224.87. The county’s 2026 preliminary just value runs about $167.5 per square foot.
No. Just value is the Property Appraiser’s mass-appraisal estimate as of January 1 for tax purposes. Falls sales over 60 months ran about 14% above the roll’s per-square-foot figure. Assessed value can be lower still for a homesteaded home under Save Our Homes.
$425,000, a 1,890-square-foot four-bedroom on Romana Way in June 2024, per the Southwest Florida MLS. The next highest were $391,500 in April 2024 and $390,000 in September 2026.
The $285,000 April 2026 sale of a 1,828-square-foot four-bedroom was the lowest Falls closing since October 2021, when a 1,828-square-foot home sold for $256,000.
The original 1,890-square-foot four-bedroom, with a 60-month median of $380,000 on 7 sales and five of the seven highest Falls sales on record. It exists only in the 2006 and 2007 buildings.
Five sold in 60 months, from $256,000 to $367,000, at a median of $330,000, a small sample. The spread is wide, so condition and presentation carry more weight for a Boticelli than for any other plan.
Two sold in 60 months, $360,000 in July 2022 and $327,500 in April 2024. We value an Angelico from those two sales, the four-bedroom sales adjusted for the bedroom and size, and the three-bedroom rent median of $2,735.50.
No 1,822-square-foot Falls home has sold through the MLS since 2012. We value one from the 1,828 and 1,890 sales and the four-bedroom rent record.
There is no arm’s-length price: none of the 128 homes built in 2024 and 2025 has ever sold to an individual, and all belong to Falls Townhomes II LLC. Any value for one rests on rent and the older plans’ sales.
The 60-month median is 40.5 days on market. Correctly priced homes have sold in 4 to 46 days recently; the four active listings on September 26, 2026 had waited 16 to 368 days.
The 60-month median sale-to-list ratio is 98.48%, and 6 of 14 sales closed at or above list. Homes listed well above the market closed at 90.5% to 93.6% of list.
Four, at $339,900 to $365,000 on September 26, 2026, about 24 months of supply at the last year’s pace of two sales, or about 17 months at the five-year pace.
The 2026 sales bracket the 2022 to 2024 range: $390,000 for a 1,890-square-foot home, near the 2024 levels, and $285,000 for a 1,828, below every 2022 sale. With no closing in calendar 2025, the record shows a wider range rather than a clean trend.
Financing. Summit Place’s buyers can use ordinary mortgages; one company owns 67.5% of Falls homes, which puts every Falls condominium outside Fannie Mae’s 20% single-entity limit and leaves no FHA approval. Summit Place’s 33 qualified sales since January 2025 ran a median of $210.3 per square foot; the Falls’ 60-month MLS median is $190.65.
It narrows the buyer pool to cash, portfolio and non-warrantable borrowers, who price the harder financing into their offers. That is part of every Falls value today, and nothing public says the share or the lending rules will change.
No. 4 is the one condominium where the bulk owner holds under half, 34.8%, but that is still above Fannie Mae’s 20% limit, and the MLS record shows no separate price level for No. 4 homes.
Falls leases closed at a median of $2,980 a month over 12 months, $2,980 for four-bedrooms on 37 leases and $2,735.50 for three-bedrooms on 6. Active rentals asked $2,350 to $3,328 on September 26, 2026.
At a $2,980 monthly rent, a $351,000 price is about 10.2% gross rent, or 9.8 times annual rent, before the unpublished assessments, the club fee and expenses, taxes, insurance, management and vacancy.
Unknown fees lower offers. The condominium and Master assessments are not published, so a buyer discounts for uncertainty until the estoppels arrive. Ordering them before listing removes that discount.
The recorded Club Plan sets $42 a month in 2026 rising to a $50 cap in 2033, plus a share of club expenses, as a perpetual lien ahead of the associations. A buyer counts that cost, and a clear club certificate helps.
Favorably on the whole. Every Falls building address is in FEMA Zone X on the effective map, outside the Special Flood Hazard Area, and the community is in Evacuation Zone E. Zone X is still a flood zone, and the northern buildings sit a few meters from mapped AE and AH areas.
No. Florida’s milestone inspection and structural integrity reserve study laws reach buildings of three or more stories, and every Falls building is two stories, so neither applies.
A buyer’s first-year taxes reset to just value. The median proposed 2026 Falls bill is $3,173.88, with no non-ad valorem charges, and an investor subtracts it from rent.
Yes, more than in most communities, because an original home competes with 2024 and 2025 rentals. Kitchens, baths, flooring and mechanicals carry the most weight, and the $105,000 gap between the two 2026 sales shows how much condition matters.
To an owner-occupant, yes, until the lease ends. To an investor, an approved lease at market rent can be worth paying for. We value both cases.
They run on too few sales, blend plans, lean on the county roll and assume financing that does not exist here. Our valuation uses the Falls’ own sales by plan, its rent record and its buyer pool.
A lender’s appraiser relies on closed sales, and with two Falls sales in a year may reach outside the community. We give the appraiser our comparable package, the 60-month sales and the rent record, with the reasons for each adjustment.
When a Falls home sells or an active listing changes price, since each move shifts a thin market. At minimum, every season before you decide to list.
A few days from the walkthrough, or from photos and a video if you are out of town. The estoppel and club figures follow when the associations respond.
No. The written valuation is free and carries no obligation. Many Falls owners use it to decide whether to sell, rent or hold.
Jesse McGreevy builds the comparable set and writes it; Marc Comisar walks the home. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Call Jesse McGreevy at (239) 898-6072, call Marc Comisar at (239) 287-5873, or use the McGreevy and Comisar valuation form. Have your address, bedroom count and any lease details ready.
Every figure on this Falls of Portofino valuation guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll, records and GIS, the recorded Club Plan and the Master Declaration sections the operator publishes, Florida Statutes and state agencies, Fannie Mae, HUD and FEMA. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date.
Market data, county records and taxes
Governance, condominium registry and corporate records
Florida Statutes and rules
Lending
Brokerage practice
Flood, storm and wind
Location, schools, roads and services
Operator publications (interested party) and news
McGreevy and Comisar
Every row below links the authority that publishes or holds the document, so a Falls of Portofino seller or buyer sees the official, current version rather than a copy. Recorded documents open through the Clerk’s Official Records search by book and page. We host nothing ourselves.
Document | What it proves | Official authority |
|---|---|---|
Declaration of Condominium, Falls of Portofino Condominium No. 1 (Official Records Book 4173, Page 3422) | The governing document for Buildings 1 to 5 and 7 | Collier Clerk Official Records search for Declaration of Condominium No. 1 |
Declarations of Condominium No. 2 to No. 6 (Book 4268 Page 2802; Book 4255 Page 1447; Book 4228 Page 2819; Book 4187 Pages 3473 and 3561) | The governing documents for the other five condominiums | Collier Clerk Official Records search for Declarations No. 2 to No. 6 |
Club Falls of Portofino Club Plan (Book 4173, Page 2731) | Club fee schedule to the $50 cap, lien priority, one designated member, purchase option | |
Master Declaration excerpts, Rules and Regulations packet | Leasing limits, approval of every sale, Resale Capital Contribution, estoppel requirement | |
DBPR condominium registry extract | The six registered condominiums and their filing status | |
HUD FHA condominium record | No FHA project approval; single-unit approval rejected November 26, 2019 | |
Fannie Mae Selling Guide B4-2.1-03 | The 20% single-entity ownership limit | |
FEMA FIRM panel 12021C0402H | Zone X at every Falls building address, effective May 16, 2012 | |
Florida Statutes 718.503 | The condominium resale document package and the 7-day right to void | |
Florida Statutes 718.116 | The condominium estoppel certificate and its fee caps | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on the deed | |
Florida Statutes 689.302 | The seller’s flood disclosure form | |
Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller | |
Form OIR-B1-1802 | The wind mitigation inspection your buyer’s insurer reads | |
MDL 2047 Doc. 20609 | The 2016 list of open drywall remediation claims |
Three records that matter here are not public and cannot be linked: each condominium association’s budget and current assessment and the Master HOA assessment, which appear on the estoppel certificates; the club’s share of club expenses, which appears on the club certificate; and the board resolution setting the Resale Capital Contribution.
You reach the Falls of Portofino valuation team by calling Jesse McGreevy at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free written valuation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and The Falls of Portofino is part of the North Naples market they work every week.
If you are thinking, “I need to know what my Falls of Portofino home is worth before I decide,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Request your valuation through the McGreevy and Comisar free home valuation; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. When you are ready to sell, read our guide to selling a home in The Falls of Portofino; if you are buying, see buying a home in The Falls of Portofino.
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).
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, and a valuation is not an appraisal.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.