ISLAND WALK, NAPLES FLORIDA
A free, no-obligation valuation from McGreevy and Comisar. Island Walk homes sold at a $525,000 median across 97 recorded sales in the latest county year, and your model, lot and lake view decide where yours lands.
An Island Walk home is worth what the recorded sales of its own model say it is worth, adjusted for its lake frontage, its roof and windows, its flood paperwork and its condition. In the 12 months from May 2025 to April 2026, Collier County recorded 97 qualified Island Walk sales at a median of $525,000, but that one number describes almost no single home: Capri villas sold at a median of $470,000, Oakmont homes at $662,500 and Carlyle homes at $832,000. This page is our method, laid out in full, for valuing a home among Island Walk’s 1,856 DiVosta homes in North Naples. For the community itself (the Town Center, the fee stack, the flood map and the rules), read our complete Island Walk guide, and for the wider city, our Naples guide.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you only want the number, you do not have to read further. Use the valuation form at the top of this page, or call Jesse direct at (239) 898-6072, and we will send a written opinion of value for your Island Walk home built from the recorded sales of your model, your lake exposure and your plat. If you want to understand how that number is built, and how to check it, everything below is the method.
Your Island Walk home is worth roughly where the recorded sales of its own model landed: a middle half of $435,000 to $500,000 for Capri villas, $604,000 to $716,250 for Oakmont homes, $700,000 to $849,000 for Carlyle homes and $486,250 to $516,250 for townhomes, in Collier County qualified sales from May 2025 to April 2026.
Data updated: September 2026
Those bands come from Collier County recorded qualified sales (Florida Department of Revenue sales data file), the state’s record of every deed it judged an arm’s-length market sale, per the Florida Department of Revenue 2026 preliminary sales data file for Collier County. The window runs May 2025 to April 2026 because April 2026 is the latest month the state has finished screening for every Island Walk transfer. Where your home falls inside its band depends on six things we explain below: the model, whether its lot touches a lake, the age of its roof and windows, its flood paperwork, whether it has a pool, and what has been updated inside.
Island Walk model | Qualified sales, May 2025 to April 2026 | Median recorded price | Middle half of sales |
|---|---|---|---|
Capri villa (one-story, attached pair) | 44 | $470,000 | $435,000 to $500,000 |
Oakmont (one-story detached) | 36 | $662,500 | $604,000 to $716,250 |
Carlyle (one-story detached, largest plan) | 9 (small sample) | $832,000 | $700,000 to $849,000 |
Aruba and Catalina townhome (two-story attached) | 8 (small sample) | $510,000 | $486,250 to $516,250 |
All Island Walk homes | 97 | $525,000 | $470,000 to $670,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file), May 2025 to April 2026. Product classes come from our analysis of county parcel and building records. The Capri, Oakmont and townhome counts are even, so each median is the mean of a middle pair ($470,000 and $470,000; $660,000 and $665,000; $505,000 and $515,000).
The all-homes median fell about 12.5% between the prior 12 months and the trailing 12, from $600,000 to $525,000, partly because fewer Carlyle homes sold (14 of 80 sales before, 9 of 97 after). No single product fell that far: Capri and Oakmont medians fell about 10%, Carlyle and townhome medians about 5%, on small samples. A Carlyle priced against the community median is underpriced, and a Capri priced against it is overpriced. We price every Island Walk home against its own model first.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, which has sold over $2.5 billion in real estate. Between the two of us we have over $900 million in personal sales. We publish our method so you can test it, and we invite you to compare us, on the public record, with the other best real estate agents in Naples before you choose who prices your home. In the last 12 months we tracked 97 recorded qualified Island Walk sales in the Florida Department of Revenue data; none of them is claimed here as ours, and every one is part of the record your valuation starts from.
Your Local Real Estate Experts:
Getting a free Island Walk home valuation takes about a minute: enter your address in the valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072. We reply with a written opinion of value for your specific Island Walk model, lake exposure and plat, with the recorded comparable sales we used.
You receive a written opinion of value with two numbers, the price we would list at and the range we expect a buyer to close in, plus the recorded qualified sales of your model that we relied on, the ones we deliberately set aside and why, and your home’s 2026 preliminary just value on the Collier County roll for reference. It costs nothing and carries no obligation to list.
Your address is enough to start. The number gets sharper if you can tell us four things: the year the roof was replaced or coated (and whether the tile is one of the association’s approved lines), whether the windows and doors are impact-rated or protected by shutters, whether you hold a Letter of Map Amendment or an elevation certificate, and whether the home has a pool. Those four answers move an Island Walk valuation more than any finish inside the house.
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. You reach the two people who would price and list the home, not a call center. If you would rather start online, use the valuation form at the top of the page or our free home valuation for your Island Walk home.
In the last 12 months we tracked 97 recorded qualified Island Walk sales in the Florida Department of Revenue data (May 2025 to April 2026), and a written opinion of value for your home starts from the sales of its own model and lot type. Request a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Six variables drive the value of an Island Walk home, in this order: the model, whether the lot touches one of the 30 lakes, roof and window age and their effect on insurance, flood paperwork, a private pool, and interior updates. Square footage matters less than owners expect, because each model is nearly uniform.
Data updated: September 2026
Island Walk is not one product. Our analysis of county parcel and building records sorts the 1,856 homes into about 775 attached Capri villas, 613 Oakmont and 291 Carlyle single-family homes, 160 two-story Aruba and Catalina townhomes, and 17 mixed homes on Andros Way. DiVosta’s 2001 model sheets list the Capri III at 2 bedrooms plus a den, 2 baths and 1,522 air-conditioned square feet; the Oakmont at 3 bedrooms plus a den, 2 baths and 1,995; the Carlyle at 4 bedrooms (an optional fifth), 3 baths and 2,507; and the two-story Aruba at 3 bedrooms, 2.5 baths and 1,826 to 1,841. The Catalina is a two-story attached townhome with a one-car garage, the only one-car model under the association’s rules; its square footage is not in any record we can cite. Because each model was built to a small set of plans, two Oakmont homes differ far less in size than they do in lake, roof and condition, which is why the model sets the band and the other five variables set the position inside it.
The association describes 30 lakes with 18.56 miles of shoreline and about 170 acres of water on its official welcome page. By our analysis of county parcel records, about 73% of homes have a lot line touching a lake tract: 490 of 774 Capri villas, 579 of 612 Oakmont homes, all 291 Carlyle homes and none of the 160 townhomes. Because nearly every detached home touches water, lake frontage separates Oakmont and Carlyle homes from each other less than it separates one Capri villa from another. We quantify it in the lake section below.
Every Island Walk home was built between 1998 and 2004, so every one is past the 20-year mark at which Citizens Property Insurance requires a four-point inspection. A buyer’s premium, and sometimes a buyer’s ability to insure at all, depends on the roof’s remaining life and on the wind-mitigation features a uniform mitigation inspection under Florida Statute 627.711 documents. The dues do not pay for any of this: Declaration section 9.2.A leaves roofs, exterior walls and exterior painting to the owner. A home with a documented recent roof and protected openings sells to a larger pool of buyers.
Much of Island Walk’s open ground, roads and yards is mapped FEMA Zone AH, a shallow-ponding Special Flood Hazard Area whose flood source FEMA names as ponding and overland flow, not storm surge; the lakes are Zone AE, and many house pads show as shaded or unshaded Zone X, per FEMA’s National Flood Hazard Layer. FEMA has issued 50 Letters of Map Amendment on Island Walk properties since the 2012 maps took effect. A home with a LOMA in hand, or an elevation certificate showing the floor above the base flood elevation of about 13.2 feet NAVD88, answers a buyer’s insurance question before it becomes a negotiation. Flood status is address-specific.
The association’s architectural rules reference pool equipment on Oakmont and Carlyle lots and set screen-cage limits by model (Capri 31 by 21 feet, Oakmont 40 by 25, Carlyle 50 by 24), per its architectural review page, so detached homes and some villas can carry a private pool. No public record we can cite counts them, so we do not publish a pool premium from county data. The MLS layer below shows pool and non-pool sales separately once the editor adds it.
Kitchens, baths and flooring move a home within its band, not out of it. What moves it further is anything a buyer’s inspector or insurer will question: an unpermitted change, a roof or window replacement without Architectural Control Committee approval, or a garage converted to living space, which Declaration section 11.5 prohibits. Replacement windows must match DiVosta’s original shape and dimensions, be white and include grids, and replacement roofs must use the Board-approved concrete tile lines (Eagle Capistrano or Boral Barcelona 900). An update that complies is worth more than one that has to be undone.
Plat and street matter less than lake and model, but they are not nothing. Detached homes cluster on Phases Five A, Five B and Six, and the Towncenter plat holds about 88 townhomes along Towncenter Circle and Islandwalk Boulevard. We show recorded sales by plat below, with the sample sizes that keep that table honest.
Club membership: there is no separate club, golf or Town Center membership, equity or initiation fee to transfer, so every Island Walk sale carries the same amenity rights. Dues: every home pays the same base assessment, about $1,641 a quarter in 2026 by our arithmetic on the association’s budget. Neither separates one Island Walk home from another, though both matter when a buyer compares Island Walk with another community.
Selling your Island Walk home? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
Island Walk homes sold in four distinct price bands in Collier County qualified sales from May 2025 to April 2026: Capri villas at a median of $470,000 (n=44), Oakmont homes at $662,500 (n=36), Carlyle homes at $832,000 (n=9) and townhomes at $510,000 (n=8). Over 24 months the medians were $489,500, $670,000, $850,000 and $515,000.
Data updated: September 2026
Product | Homes (about) | Sales May 2025 to April 2026 (n) | Median | First to third quartile | Range | Sales May 2024 to April 2025 (n) | Median | First to third quartile |
|---|---|---|---|---|---|---|---|---|
Capri villa | 775 | 44 | $470,000 | $435,000 to $500,000 | $360,000 to $665,000 | 36 | $527,450 | $475,000 to $577,500 |
Oakmont | 613 | 36 | $662,500 | $604,000 to $716,250 | $500,000 to $850,000 | 25 | $735,000 | $620,000 to $782,450 |
Carlyle | 291 | 9 | $832,000 | $700,000 to $849,000 | $690,000 to $955,000 | 14 | $877,500 | $850,000 to $907,500 |
Townhome (Aruba and Catalina) | 160 | 8 | $510,000 | $486,250 to $516,250 | $350,000 to $525,000 | 4 | $537,500 | $528,750 to $540,500 |
Andros Way (mixed) | 17 | 0 | none | none | none | 1 | listed only: $765,000, February 2025 | none |
All homes | 1,856 | 97 | $525,000 | $470,000 to $670,000 | $350,000 to $955,000 | 80 | $600,000 | $533,725 to $783,088 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). Quartiles use linear interpolation. Even counts use the mean of the middle pair: prior-12 Capri $525,000 and $529,900; prior-12 Carlyle $865,000 and $890,000; prior-12 townhome $535,000 and $540,000; prior-12 all homes $600,000 and $600,000. Carlyle and townhome samples are small.
Product | Qualified sales, May 2024 to April 2026 (n) | Median | First to third quartile | Range |
|---|---|---|---|---|
Capri villa | 80 | $489,500 (mean of $489,000 and $490,000) | $451,500 to $535,000 | $360,000 to $785,000 |
Oakmont | 61 | $670,000 | $605,000 to $737,000 | $500,000 to $1,060,000 |
Carlyle | 23 | $850,000 | $807,500 to $900,000 | $690,000 to $1,160,000 |
Townhome | 12 | $515,000 (mean of $515,000 and $515,000) | $502,500 to $527,500 | $350,000 to $542,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file), 24 months of qualified data, May 2024 to April 2026. Our own computation from the same qualified-sale rows.
No figure on this page includes The Cove, the separate 136-townhome subdivision that shares the county zoning district, or IslandWalk at the West Villages in Sarasota County. The 24-month medians sit above the trailing-12 medians for every product because prices were higher in the earlier year. We use the 24-month view to understand a model’s full spread and the trailing 12, weighted toward the most recent months, to set a price.
Product | Qualified sales, January to April 2026 (n) | Median | First to third quartile |
|---|---|---|---|
Capri villa | 18 | $457,500 (mean of $455,000 and $460,000) | $435,000 to $489,375 |
Oakmont | 17 | $670,000 | $635,000 to $715,000 |
Carlyle | 4 (small sample) | $842,500 (mean of $835,000 and $850,000) | $800,000 to $876,250 |
Townhome | 5 (small sample) | $505,000 | $495,000 to $515,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file), January to April 2026. May 2026 onward is still pending state review.
Read this table for direction, not precision. Capri villas in early 2026 recorded below their trailing-12 median, while Oakmont homes held at about $670,000. That split is one reason we value each model separately.
The county record gives prices but not days on market, list prices, living area or pool status. The Southwest Florida MLS layer for the same models belongs here:
In the Southwest Florida MLS Matrix, pulled September 24, 2026, 120 Island Walk homes closed from September 25, 2025 to September 24, 2026, for $69,995,700 in closed volume. The median sold price was $532,500 (the mean of the middle pair, $530,000 and $535,000) (n=120, even), the median sold price per square foot of living area was $300.78 (the mean of the middle pair, $300.00 and $301.57), the median time on market was 54 days, the median sold-to-list ratio was 95.80%, and 11 of 120 closed at or above list. The highest sale was $955,000 and the lowest $350,000.
Product | Closings | Median sold price | Median days on market | Median sold-to-list |
|---|---|---|---|---|
Capri villa | 50 | $455,000 | 53 | 95.8% |
Oakmont | 42 | $672,500 | 65 | 95.8% |
Carlyle | 16 | $822,500 | 61 | 95.8% |
Townhome | 11 | $495,000 | 33 | 97.1% |
Andros | 1 | listed, not medianed: high $605,000 | 59 | 93.2% |
All Island Walk | 120 | $532,500 | 54 | 95.8% |
We do not compute a price per square foot from any county figure. The area on the Florida tax roll is an “effective area” that can include garages and porches at factored rates, per the Department of Revenue’s 2024 data users’ guide, so it is not living area. An honest per-square-foot figure divides an MLS sold price by MLS living area.
Lake frontage adds measurable value to an Island Walk Capri villa: over 24 months, Capri villas whose lots touch a lake tract sold at a median of $505,000 (n=53) against $468,000 (n=27) for those that do not, in Collier County qualified sales. In the latest 12 months the gap narrowed to $470,000 against $465,000.
Data updated: September 2026
Product and lot | Sales May 2025 to April 2026 (n) | Median | Sales May 2024 to April 2026 (n) | 24-month median | 24-month first to third quartile |
|---|---|---|---|---|---|
Capri villa, lot touches a lake tract | 29 | $470,000 | 53 | $505,000 | $455,000 to $555,000 |
Capri villa, no lake tract | 15 | $465,000 | 27 | $468,000 | $435,000 to $500,000 |
Oakmont, lot touches a lake tract | 34 | $662,500 | 55 | $700,000 | $620,000 to $738,500 |
Oakmont, no lake tract | 2 (listed: $630,000 and $739,000) | no median | 6 (small sample) | $569,950 | $552,500 to $617,475 |
Carlyle, lot touches a lake tract | 9 | $832,000 | 23 | $850,000 | $807,500 to $900,000 |
Townhome, no lake tract | 8 | $510,000 | 12 | $515,000 | $502,500 to $527,500 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file); lake adjacency from our analysis of county parcel records (a lot line touching a lake tract). Even-count medians are the mean of a middle pair: trailing-12 Oakmont lake $660,000 and $665,000; 24-month Oakmont no-lake $560,000 and $579,900.
Over 24 months the lake-adjacent Capri median ran $37,000 above the non-lake median, and the upper quartile ran $55,000 higher. In the latest 12 months the medians nearly met. Two things explain it: the highest-priced Capri sales of 2024 and early 2025 were mostly lake lots, and in the softer trailing year buyers paid less extra for water. The honest conclusion is that a lake lot widens a Capri’s upside rather than adding a fixed premium.
Only 33 of 612 Oakmont homes lack a lake tract, and only six of them recorded a qualified sale in 24 months, at a median of $569,950 against $700,000 for lake lots. Six sales is a small sample, so we treat the gap as real in direction and unsettled in size.
A lot that touches a lake tract can face open water across a wide lake or a narrow bank with a neighbor’s lanai beyond it. The county record cannot tell those apart, and neither can an automated estimate. Exposure (west-facing afternoon sun across the water versus an east-facing morning view), the width of the lake, and whether the view is of a bridge, a fountain or the back of another row all move price, and we judge them in person.
The 2026 preliminary roll assesses lake-adjacent Capri villas at a median just value of $418,412 (n=490) against $395,645 (n=284) for the rest, and lake-adjacent Oakmont homes at $563,933 (n=579) against $546,195 (n=33), per the Collier County parcel layer. These are assessments, not prices, but they show the county’s own mass appraisal also separates lake lots.
Island Walk’s recorded sales vary modestly by plat once model is held constant. Over 24 months of Collier County qualified sales, Capri villa medians by plat ran from $460,000 (Phase Two, n=7) to $521,500 (Phase Seven, n=18), and Oakmont medians from $617,500 (Phase Six, n=14) to $717,500 (Phase Three, n=6).
Data updated: September 2026
Plat | Qualified sales (n) | Median | First to third quartile | Range |
|---|---|---|---|---|
Phase One | 9 (small sample) | $475,000 | $430,000 to $487,500 | $360,000 to $520,000 |
Phase Two | 7 (small sample) | $460,000 | $445,000 to $503,500 | $410,000 to $630,000 |
Phase Three | 12 | $477,500 | $452,500 to $505,000 | $360,000 to $600,000 |
Phase Four | 16 | $492,000 | $446,250 to $513,125 | $395,000 to $710,000 |
Phase Six | 2: listed only, $640,000 and $785,000 | no median | none | none |
Phase Seven | 18 | $521,500 | $469,750 to $550,000 | $440,000 to $605,000 |
Phase Seven A | 16 | $498,500 | $465,000 to $575,000 | $377,500 to $665,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file); plat from the recorded legal description on the county roll; product class from our analysis of county records. Even-count medians are the mean of a middle pair (Phase Three $475,000 and $480,000; Phase Four $489,000 and $495,000; Phase Seven $518,000 and $525,000; Phase Seven A $485,000 and $512,000).
Plat | Qualified sales (n) | Median | First to third quartile | Range |
|---|---|---|---|---|
Phase One | 7 (small sample) | $670,000 | $642,500 to $795,000 | $551,000 to $855,000 |
Phase Two | 5 (small sample) | $700,000 | $670,000 to $715,000 | $626,500 to $730,000 |
Phase Three | 6 (small sample) | $717,500 | $621,250 to $741,375 | $585,000 to $825,000 |
Phase Four | 4 (small sample) | $668,500 | $600,000 to $739,625 | $600,000 to $747,500 |
Phase Five A | 6 (small sample) | $632,500 | $616,250 to $701,250 | $500,000 to $723,700 |
Phase Five B | 15 | $700,000 | $655,000 to $759,500 | $565,000 to $860,000 |
Phase Six | 14 | $617,500 | $564,975 to $715,000 | $535,000 to $782,450 |
Phase Seven | 4 (small sample) | $665,000 | $593,750 to $812,500 | $575,000 to $1,060,000 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). Even-count medians are the mean of a middle pair (Phase Three $700,000 and $735,000; Phase Four $600,000 and $737,000; Phase Five A $620,000 and $645,000; Phase Six $605,000 and $630,000; Phase Seven $600,000 and $730,000).
Carlyle sales are too few to split far: over 24 months, Phase Six recorded 8 (median $849,500, the mean of $849,000 and $850,000), Phase Five A 4 (median $866,250, the mean of $777,500 and $955,000), Phase Seven 3 (median $835,000) and Phase Three 3 (median $850,000); the remaining Carlyle sales were two on Phase Four ($865,000 and $900,000), two on Phase Two ($690,000 and $865,000) and one on Phase One ($850,000). Townhomes recorded 7 sales on the Towncenter plat (median $515,000) and 5 on Phase Seven (median $525,000).
Read these as distributions, never as a ranking of streets. Most cells hold fewer than 20 sales, and a single lake lot or a single renovated home can move a plat median by tens of thousands of dollars. The plat matters in a valuation mainly as a shortcut to exposure, lake size and street character, which we check at the home. The recorded plats themselves are in Plat Books 29 to 38 at the Collier Clerk’s plat search.
Automated online estimates often miss on Island Walk homes because they price square footage and nearby sales, and at Island Walk the model, the lake, the roof and the flood paperwork matter more than size. Many also read the county roll’s area, which counts garages and porches, so a 1,522-square-foot Capri can look hundreds of feet larger.
Data updated: September 2026
An automated valuation model, or AVM, is software that estimates a home’s value from public records and recent sales: typically the tax roll’s size and age fields, the most recent deeds nearby and a statistical adjustment for the market’s direction. The federal agencies that regulate mortgage lending adopted quality control standards for automated valuation models, effective October 1, 2025, requiring lenders that rely on AVMs to test their accuracy, guard against data manipulation and conflicts of interest, and comply with nondiscrimination law, under 12 U.S.C. 3354. The consumer websites that publish home-value estimates to owners are not the lenders those rules govern, and they rarely publish an error rate for a single community.
It is a reasonable check on direction. If several estimates all put your Capri between $430,000 and $520,000, that range is probably right about the model even if the point estimate is wrong about your home. Treat an estimate as a range that likely contains the answer, not as the answer.
We start from the recorded qualified sales of your exact model, separate lake and non-lake lots, weight the most recent months, and then adjust for the variables no database carries: roof age and tile line, window protection, flood letters, pool, and condition. We use the same method on every valuation page we publish; see how it plays out in a different market on our Naples Park home values page, where land drives value, and in Estero on our Grandezza home values page, where club and golf do.
At Island Walk, a recorded market price is what a buyer paid on a deed, just value is the Collier County Property Appraiser’s January 1 assessment for taxation, and an automated estimate is a website’s statistical guess. In the latest 12 months, the median qualified sale recorded at about 1.17 times the home’s 2026 preliminary just value.
Data updated: September 2026
Number | Who produces it | What it measures | Best use for a seller | Main limit |
|---|---|---|---|---|
Recorded qualified sale price | Collier County Clerk; screened by the Florida Department of Revenue | What a buyer actually paid in an arm’s-length sale | The foundation of any valuation | Lags the market by the closing period; no days on market or living area |
2026 preliminary just value on the Collier County roll | Collier County Property Appraiser | Mass-appraisal market value as of January 1, for taxation | Comparing all 1,856 homes at once; estimating the buyer’s tax | Not a price; set on a statutory basis that deducts costs of sale |
Automated online estimate | A website’s statistical model | A computed estimate from public records and nearby sales | A rough direction check | Blind to lake, roof, windows, flood letters and condition |
Comparative market analysis or broker price opinion | A licensed real estate broker or sales associate | A professional opinion of the price a buyer will pay | Setting a list price and a negotiating range | Not an appraisal, by Florida law |
Appraisal | A state-certified or licensed appraiser | An independent opinion of value, usually for a lender | Satisfying the buyer’s mortgage | Ordered after a contract; it can come in below the price |
Florida law draws the line between the last two: a broker’s comparative market analysis or price opinion may never be referred to or construed as an appraisal, under Florida Statute 475.612 and Florida Statute 475.25, and appraisal services are defined separately in Florida Statute 475.611.
Florida’s just-value statute tells the property appraiser to consider, among eight factors, “the net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale,” per Florida Statute 193.011. The roll is also set as of January 1, months before many of the sales it is compared with. Both push the roll below recorded prices.
Product | Qualified sales, May 2025 to April 2026 (n) | Median ratio of sale price to 2026 preliminary just value | Middle half of ratios |
|---|---|---|---|
Capri villa | 44 | 1.14 | 1.08 to 1.19 |
Oakmont | 36 | 1.19 | 1.10 to 1.24 |
Carlyle | 9 (small sample) | 1.19 | 1.13 to 1.24 |
Townhome | 8 (small sample) | 1.22 | 1.19 to 1.25 |
All homes | 97 | 1.17 | 1.09 to 1.22 |
Source: our computation from Collier County recorded qualified sales (Florida Department of Revenue sales data file) and the 2026 preliminary Collier County roll on the Collier County parcel layer.
This ratio is a description of the past year, not a formula. Multiplying your just value by 1.17 will land near the right band for an average home and miss badly for a lake Capri with a new roof or an Oakmont that needs one, because the roll does not see either.
The 2026 preliminary Collier County roll assesses Island Walk’s 1,856 homes at a median just value of $478,094, with a middle half of $407,724 to $571,981 and a range of $346,735 to $808,128. The values fall in clear clusters by model, because the Property Appraiser values these near-identical homes in groups.
Data updated: September 2026
2026 preliminary just value on the Collier County roll | Homes |
|---|---|
$300,000 to $349,999 | 6 |
$350,000 to $399,999 | 345 |
$400,000 to $449,999 | 539 |
$450,000 to $499,999 | 48 |
$500,000 to $549,999 | 181 |
$550,000 to $599,999 | 419 |
$600,000 to $649,999 | 68 |
$650,000 to $699,999 | 202 |
$700,000 to $749,999 | 39 |
$750,000 to $799,999 | 8 |
$800,000 to $849,999 | 1 |
All homes | 1,856 |
Source: 2026 preliminary Collier County roll, Collier County parcel layer, retrieved September 2026. Assessments, not prices. The median is the mean of a middle pair of $477,692 and $478,495.
The shape is three humps: villas and townhomes between $350,000 and $450,000, Oakmont homes between $500,000 and $600,000, and Carlyle homes between $650,000 and $700,000. The trough at $450,000 to $499,999 (only 48 homes) is the gap between the attached and detached products.
Model and lot | Homes | 2026 preliminary median just value | Middle half |
|---|---|---|---|
Capri villa, lot touches a lake tract | 490 | $418,412 | $402,565 to $435,059 |
Capri villa, no lake tract | 284 | $395,645 | $376,550 to $410,123 |
Townhome (Aruba and Catalina) | 160 | $398,660 | $384,577 to $422,729 |
Oakmont, lot touches a lake tract | 579 | $563,933 | $542,242 to $572,755 |
Oakmont, no lake tract | 33 | $546,195 | $522,452 to $558,845 |
Carlyle (all touch a lake tract) | 291 | $671,490 | $661,245 to $687,428 |
Andros Way (mixed) | 17 | $542,484 | $434,010 to $562,478 |
Source: 2026 preliminary Collier County roll; model and lake adjacency from our analysis of county parcel records. Two lots that first appear as separate parcels on the 2026 roll are in the all-homes figure only. Assessments, not prices.
On the 2026 preliminary roll, land is a minority of every Island Walk home’s just value: a median of about 47% for Capri villas, 44% for Oakmont homes, 43% for townhomes and 40% for Carlyle homes, by our computation from the land and improvement values on the county parcel layer. The median land just value across all 1,856 homes is $217,162. That split is why the house itself, meaning roof, windows and condition, carries so much of an Island Walk valuation.
955 Island Walk homes carry a Save Our Homes benefit on the 2026 preliminary roll, meaning their assessed value sits below just value because homestead increases are capped at 3% a year (or inflation, if lower) under Florida Statute 193.155. The median benefit is $156,363. The cap resets on a change of ownership, so a buyer’s tax bill will be computed on a fresh assessment, not on the seller’s. On the 2026 preliminary rates, a new homestead buyer at the median just value would pay roughly $4,548 in ad valorem tax plus $261.91 for garbage, and a non-homestead buyer roughly $4,973 plus garbage. Non-homestead homes are capped at 10% a year under Florida Statute 193.1555, which also resets on sale.
The Collier County roll can tell an Island Walk seller how the Property Appraiser ranks their home against all 1,856 others, what the buyer’s reset tax will be, and whether a lake or plat shifts the assessment. It cannot tell a seller a price, living area, roof age, pool, condition or flood status.
Data updated: September 2026
The most recent qualified month is April 2026. The state’s 2026 preliminary file shows 12 Island Walk transfers in May and June 2026, all still pending review, and the county parcel layer shows 26 more recorded through August 24, 2026 that are not yet in any state file. None of them enters any median here, because nobody has yet judged which were arm’s-length sales. The MLS layer covers recent months in the meantime.
Want your home’s roll figures read against its recorded peers? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
We would value an Island Walk Capri villa against the 44 Capri sales recorded from May 2025 to April 2026 (median $470,000, middle half $435,000 to $500,000), then place it by lake adjacency, roof and window status, flood letters, and interior condition. The Capri band is tight, so each variable matters.
Data updated: September 2026
We start with every qualified Capri sale in the trailing 12 months (n=44) and the 24-month set (n=80, median $489,500), then set aside anything the state flagged as non-market and anything we know was sold in a condition that does not match. We weight January to April 2026 most heavily, where 18 Capri villas recorded a median of $457,500 (the mean of $455,000 and $460,000).
Lake-adjacent Capri villas recorded a 24-month median of $505,000 (n=53) against $468,000 (n=27) for the rest; in the trailing 12 the two medians were $470,000 (n=29) and $465,000 (n=15). A lake lot moves a Capri toward the upper half of its band, and a wide, west-facing water view toward the top of it.
A Capri is one of two homes in a building. Both owners share the cost of repairing a party wall, party fence or shared roof and must repair within 60 days (Declaration section 9.4). A buyer’s inspector and insurer will ask when the shared roof was last replaced and whether the neighbor’s half matches. A building whose two halves were reroofed together, in an approved tile line, is easier to insure and easier to sell.
Every Capri is past 20 years, so the buyer’s insurer will ask for a four-point inspection. A documented roof with years of remaining life and impact-rated or shuttered openings widen the buyer pool. A roof near the end of its life narrows it to buyers willing to replace it, and they price the replacement in.
If the villa has a LOMA or an elevation certificate showing the floor above the base flood elevation of about 13.2 feet NAVD88, we put it in the listing file from day one.
Kitchens, baths, flooring and a converted den move a Capri inside the band. The recorded Capri range of $360,000 to $665,000 in the trailing 12 months shows how far condition and lake can stretch the same 1,522-square-foot plan.
Variable | Moves the Capri toward the lower half | Moves the Capri toward the upper half |
|---|---|---|
Lot | No lake tract, street or side view | Lake tract, wide water, western exposure |
Roof | Original or near end of life; halves mismatched | Recent approved tile roof on both halves |
Openings | No protection or plywood only | Impact glass or approved shutters, documented |
Flood | No letter, no certificate | LOMA or elevation certificate in hand |
Interior | Original kitchen and baths | Updated kitchen, baths and flooring, permitted |
Pool | None | Private pool within the Capri screen-cage limits |
Own a Capri villa? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
We would value an Island Walk Oakmont against the 36 Oakmont sales recorded from May 2025 to April 2026 (median $662,500, middle half $604,000 to $716,250) and the 17 recorded from January to April 2026 (median $670,000), then place it by lake exposure, roof and openings, pool, flood letters and interior.
Data updated: September 2026
The Oakmont is Island Walk’s most-traded detached plan: 61 qualified sales in 24 months, a median of $670,000 and a middle half of $605,000 to $737,000. Oakmont prices held steadier than Capri prices into 2026, with the November 2025 to April 2026 median at $665,000 (n=21) and January to April 2026 at $670,000 (n=17).
Almost every Oakmont (579 of 612) has a lot touching a lake tract, so for an Oakmont the question is less whether there is water and more what the water looks like. The six non-lake Oakmont sales in 24 months recorded a median of $569,950, a small sample that still says a street-side Oakmont belongs toward the lower half of the band.
Oakmont and Carlyle homes are zero-lot-line detached homes with a roughly 5-foot easement on the neighbor’s side (Declaration section 8.1.B). Buyers who expect a conventional side yard ask about it; we explain it before the showing.
The Oakmont screen-cage limit is 40 by 25 feet under the association’s architectural rules. An Oakmont with a private pool competes with a different set of buyers from one without, so we select comparables with the same pool status wherever the MLS layer allows.
In the trailing 12 months, Oakmont sales ran from $500,000 to $850,000. The top of that range is where lake exposure, a recent roof, protected openings, a pool and an updated interior all line up on one home.
Own an Oakmont? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
We would value an Island Walk Carlyle against its thin but telling record: 9 qualified sales from May 2025 to April 2026 at a median of $832,000 and 23 over 24 months at $850,000. With so few sales, every Carlyle valuation reads each comparable individually rather than leaning on a median.
Data updated: September 2026
In order of recording: $800,000 (July 2025), $849,000 and $700,000 (October 2025), $832,000 and $690,000 (December 2025), $695,000 (January 2026), $835,000 (March 2026), and $955,000 and $850,000 (April 2026). That is two clusters, one near $690,000 to $700,000 and one near $800,000 to $955,000, and the gap between them is the story of a Carlyle valuation.
The county record does not say, and we will not guess from a desk. The variables that usually separate a $700,000 Carlyle from an $850,000 one are the same ones this page describes: lake exposure, roof and openings, pool, and interior condition. At 2,507 air-conditioned square feet and 4 bedrooms with an optional fifth, the Carlyle is the largest plan in Island Walk, and buyers who want that size have fewer choices here.
Carlyle homes turned over at about 3.1% in the trailing 12 months (9 of 291), about half the rate of the other products. A well-presented Carlyle usually faces little direct competition, and that belongs in its pricing strategy.
Over 24 months, 23 Carlyle sales recorded a middle half of $807,500 to $900,000 and a range of $690,000 to $1,160,000. The higher prices sit mostly in 2024 and early 2025, so we use them to show what the best Carlyle homes have achieved, not what the current market will pay.
Own a Carlyle? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
We would value an Island Walk townhome against the 8 townhome sales recorded from May 2025 to April 2026 (median $510,000) and the 12 recorded over 24 months (median $515,000), then separate the two-car Aruba from the one-car Catalina, which the county record does not distinguish.
Data updated: September 2026
$350,000, $460,000, $495,000, $505,000, $515,000, $515,000, $520,000 and $525,000. Seven of the eight fall between $460,000 and $525,000, a tight band. The $350,000 sale is an outlier we would examine before using it as a comparable.
DiVosta’s Aruba is a two-story attached townhome with 3 bedrooms, 2.5 baths, 1,826 to 1,841 air-conditioned square feet and a two-car detached garage separated from the neighbor’s garage by a party wall. The Catalina is a two-story attached townhome with a one-car garage. Their split among the 160 townhomes is not in any record we can cite, so we identify the model at the home and select comparables accordingly.
Townhomes recorded 7 qualified sales on the Towncenter plat (median $515,000) and 5 on Phase Seven (median $525,000) over 24 months. No townhome lot touches a lake tract by our analysis, so lake frontage is not a townhome variable.
The 17 mixed homes on Andros Way are the one Island Walk neighborhood whose homes are not all the same type, and the association may bill its lawn and irrigation costs as Individual Assessments. Only one Andros Way home recorded a qualified sale in 24 months ($765,000, February 2025), so an Andros Way valuation is built home by home from the closest matching model elsewhere in Island Walk.
Own a townhome or an Andros Way home? Get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072.
Roof age, window protection and insurability change an Island Walk home’s value because every home is over 20 years old, so every buyer’s insurer asks for a four-point inspection, and the wind-mitigation features documented on the state’s inspection form decide the premium. The owner, not the association, pays for roofs and windows.
Data updated: September 2026
Island Walk was built across the switch to Florida’s first statewide building code on March 1, 2002, and roughly two thirds of the homes were permitted under Collier’s earlier local code, per the Florida House bill analysis on the Florida Building Code’s history. The current design wind speed at Island Walk is 161 mph for a typical home under the Florida Building Code 8th Edition wind load map. A buyer’s insurer prices the home as built plus whatever has been added since.
Citizens Property Insurance requires a four-point inspection (roof, electrical, plumbing, heating and air) for homes over 20 years old, which is every Island Walk home; tile roofs need documentation of at least five years of remaining life only after 50 years. Private carriers commonly ask for the same.
Under Florida Statute 627.7011, an insurer may not refuse to write or renew a policy solely because a roof is less than 15 years old, and an inspection showing at least five years of remaining life prevents a refusal based on age alone. Florida Statute 553.844 sets the building code’s windstorm loss mitigation requirements for roofs and opening protection, so a reroof permit can carry mitigation work beyond the tile itself.
Replacement roofs must use the Board-approved concrete tile lines (Eagle Capistrano or Boral Barcelona 900, in named colors), and roof coating in an approved tile color is allowed by application. Replacement windows must match DiVosta’s original shape and dimensions, be white and include grids, with light or medium gray tint only. Every exterior change needs prior Architectural Control Committee approval, and the committee meets twice a month, per the association’s architectural review page. Florida law bars an association from denying hurricane protection that meets the specifications its board has adopted, under Florida Statute 720.3035.
Florida requires insurers to offer premium credits for documented windstorm mitigation features (the roof, the roof-to-wall connection, the walls and opening protection), under Florida Statute 627.0629. A current wind mitigation report in the listing file lets a buyer’s agent quote insurance before the offer, not after it.
The state’s My Safe Florida Home program offers a free wind inspection and up to $10,000 in matching grants ($1 from the owner for every $2 from the state) for homesteaded homes built before 2008 with an insured value up to $700,000, under Florida Statute 215.5586. Every Island Walk home meets the age test; homestead and insured value decide the rest. An owner planning to sell in a year or two should look at it now.
We treat roof age as a deduction risk, not an addition. A new roof rarely returns its full cost as added price, but a roof near the end of its life reliably costs a seller at the negotiating table and can shrink the pool of buyers who can insure the home. We tell you which of the two your roof is.
Flood zone and LOMA status affect an Island Walk valuation through the buyer’s insurance and lender. Much of Island Walk is mapped FEMA Zone AH, a shallow-ponding hazard area, while many house pads map as Zone X, and FEMA has issued 50 Letters of Map Amendment on Island Walk properties since 2012.
Data updated: September 2026
On FIRM panels 12021C0213H, 0214H and 0402H, effective May 16, 2012, much of Island Walk’s open ground, roads and yards is Zone AH, the lakes are Zone AE, and many house pads appear as shaded or unshaded Zone X islands; FEMA names the flood source for the AH areas “ponding/overland flow”, rainfall ponding rather than coastal storm surge. In a 40-point sample along Island Walk’s streets, 32 points fell in Zone AH. Street points are not house pads, so the zone of a home is settled by its own address, per FEMA’s National Flood Hazard Layer.
FEMA’s letters on Island Walk properties comprise 43 homes removed from the flood hazard area, one letter removing 34 Town Center lots, and 6 denials; the community-scale letter sets the base flood elevation at about 13.2 feet NAVD88, per FEMA LOMA 12-04-5235A. Where FEMA removes a building by LOMA, the federal mandatory purchase requirement no longer applies, though a lender may still require flood insurance. A LOMA is address-specific and can be superseded when new maps take effect.
FEMA’s preliminary maps (panels 0213J, 0214J and 0401J, issued March 20, 2025) show the same zone at every Island Walk point sampled, and Collier County opened the 90-day appeal period on August 19, 2026 with a target effective date of summer 2027, subject to change, per the county’s proposed flood map notice. A seller listing before then sells under the 2012 maps; a buyer will ask about both.
In the census tract that contains Island Walk and some neighbors, 898 NFIP policies were in force in FEMA’s June 2026 data, with a median total cost of $1,209 for policies rated AH and 1, 132forZoneX, per[OpenFEMANFIPpolicyrecords](https : //www.fema.gov/api/open/v2/FimaNfipPolicies?filter=censusTract%20eq%20%2712021010435%27). Only six NFIP claims have ever been filed in that tract and none shows a payment, per OpenFEMA NFIP claims records. Unincorporated Collier County is Community Rating System Class 5, a 25% discount on every NFIP policy in the county, per the 2025 Collier County flood protection newsletter.
Citizens Property Insurance requires flood coverage on every wind policy for a home in a Special Flood Hazard Area, naming Zone AH; outside the hazard area the requirement reached homes with $400,000 or more of dwelling value on January 1, 2026 and reaches all Citizens policies on January 1, 2027. A buyer who will insure wind with Citizens needs a flood quote either way.
A seller of residential property must give the buyer a written flood disclosure at or before the contract, stating whether the seller has filed a flood insurance claim on the property and whether the seller has received federal assistance for flood damage, under Florida Statute 689.302, created by chapter 2024-215, Laws of Florida. We prepare it with you before listing.
Island Walk homes recorded 97 qualified sales in the 12 months to April 2026, about 5.2% of the community, with 62 of them recording between November and April. Days on market and sale-to-list ratios come from the Southwest Florida MLS, and they are inserted below from the latest pull.
Data updated: September 2026
The MLS answers the speed question: from September 25, 2025 to September 24, 2026 the median Island Walk home spent 54 days on market and closed at a median 95.80% of its final list price, and 11 of 120 closed at or above list (Southwest Florida MLS Matrix, pulled September 24, 2026). By product: Capri villa: 50 closings, median $455,000, median 53 days on market; Oakmont: 42 closings, median $672,500 (the mean of the middle pair, $670,000 and $675,000), median 65 days on market; Carlyle: 16 closings, median $822,500 (the mean of the middle pair, $820,000 and $825,000), median 61 (the mean of the middle pair, 58 and 64) days on market; Townhome: 11 closings, median $495,000, median 33 days on market; Andros: 1 closing (too few for a median; high $605,000).
Month | Qualified sales, May 2025 to April 2026 |
|---|---|
May 2025 | 4 |
June 2025 | 6 |
July 2025 | 6 |
August 2025 | 7 |
September 2025 | 5 |
October 2025 | 7 |
November 2025 | 8 |
December 2025 | 10 |
January 2026 | 12 |
February 2026 | 9 |
March 2026 | 10 |
April 2026 | 13 |
Source: Collier County recorded qualified sales (Florida Department of Revenue sales data file). Deed dates trail contract dates by the closing period, so a spring recording usually means a winter contract.
Season changes how many buyers are looking, not what a home is fundamentally worth. The 62 sales that recorded between November and April had a median of $520,000 and the 35 from May to October a median of $600,000, but that is a mix effect: more of the summer sales were detached homes. Within each model, season moves time to contract and leverage more than price.
A home priced inside its model’s band and presented with its roof, window and flood paperwork in the file usually meets the market; a home priced above the band waits. Where the MLS layer shows how long homes at each price point took, we set the list price so the home lands in the first wave of showings rather than the price-reduction wave.
An Island Walk buyer pays, on top of the price, a $1,500 capital contribution and a $150 or $200 application fee at purchase, then about $6,566 a year in association dues and a reset property tax, roughly $11,400 to $11,800 a year all in for a median-valued home. Those carrying costs shape what buyers can offer.
Data updated: September 2026
Item | Amount | Source |
|---|---|---|
Capital contribution at closing (buyer) | $1,500 | Recorded 2021 amendment, Collier Official Records Book 5921, Page 3663 |
Buyer application | $150 individual or married couple; $200 roommates | Homeowner Buyer Application, January 21, 2026 |
Association dues (derived) | about $1,641 a quarter, about $6,566 a year | 2026 Approved Budget: $12,186,195 in assessments levied equally on 1,856 homes |
Ad valorem tax, new homestead at the median just value | about $4,548 | 2026 preliminary rate of 10.402 mills, millage area 36 |
Ad valorem tax, no homestead at the median just value | about $4,973 | Same |
Solid waste assessment | $261.91 | Collier County FY2026 solid waste rate resolution |
Community Development District | none | No Island Walk parcel lies in a Collier CDD |
Sources: the association’s governing documents library and sales and leasing documents; the Collier County FY2026 solid waste rate resolution; the Collier County community development districts layer. The association does not print a per-home dues figure; the estoppel certificate states the exact billed amount.
The dues include basic cable television and 300 Mbps internet under a bulk contract, lawn care, trees, plantings and irrigation on every lot, the staffed gatehouse, all Town Center amenities and on-site management, per the association’s March 25, 2026 New Homeowner Packet. They do not include roofs, exterior walls or exterior painting (Declaration section 9.2.A). A buyer comparing Island Walk with a community that bills cable separately or carries a CDD sees the full stack, and so should the seller’s price.
Florida charges documentary stamp tax on deeds at 70 cents per $100 of consideration under Florida Statute 201.02 Who pays it is set by the contract, so we show it on your net sheet. Estoppel certificates are ordered through Castle Group, with the fee capped by Florida Statute 720.30851. A seller must also give the buyer the association disclosure summary required by Florida Statute 720.401.
An Island Walk seller should gather the roof permit and approval, a current wind mitigation report, any four-point inspection, the LOMA or elevation certificate, pool and window permits, recent insurance declarations and the association account status before a valuation. Those records turn an estimate into a defensible list price.
Buyers discount uncertainty. A roof date, a wind report and a flood letter each remove a question the buyer’s agent would otherwise turn into a price reduction during inspection. We ask for them before we give you a number because they change the number.
A free in-person Island Walk valuation takes about 45 minutes: Jesse McGreevy or Marc Comisar walks the home, checks the roof, openings, lake exposure and flood paperwork, then sends a written opinion of value with the recorded comparable sales used and rejected. There is no obligation to list.
When the lake view is better or worse than the lot line suggests, when the roof or windows were replaced and the permits are unclear, when a Capri or townhome’s neighbor has done different work on the shared structure, or when the interior has been renovated in ways no record shows. In each case the desk number and the real number can differ by tens of thousands of dollars.
You receive two numbers in writing: the price we would list at and the range we expect to close in. Plenty of our valuations are for owners who are a year or two from selling, and that is a perfectly good reason to ask.
Book it now: Call Jesse direct at (239) 898-6072, call Marc Comisar at (239) 287-5873, or use our free home valuation for your Island Walk home. We are Top 1% Real Estate Agents Nationally Since 2008, and we will tell you what we cannot prove as readily as what we can.
Clients describe McGreevy and Comisar’s pricing as sound and our follow-through as steady. McGreevy and Comisar is a top-reviewed Island Walk listing agent and a top-reviewed North Naples realtor on our Google Business Profile, and every quote below is a five-star review, copied exactly.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Reviews are one validator; the public record is another. We invite every Island Walk seller to check our production and awards, and to hold our valuation to the recorded sales on this page. Call Jesse direct at (239) 898-6072 to start.
Island Walk sellers ask most about what their home is worth, why online estimates disagree, how the lake, roof and flood zone change the number, and what the county roll means. Each answer below uses Collier County recorded qualified sales, the 2026 preliminary roll and the association’s own documents.
Data updated: September 2026
It depends first on the model. In Collier County qualified sales from May 2025 to April 2026, Capri villas recorded a median of $470,000 (n=44), Oakmont homes $662,500 (n=36), Carlyle homes $832,000 (n=9, small sample) and townhomes $510,000 (n=8, small sample). Lake frontage, roof and windows, flood paperwork, a pool and condition then place your home inside its model’s band.
The median recorded qualified sale price across all Island Walk homes was $525,000 from May 2025 to April 2026 (n=97), with a middle half of $470,000 to $670,000, per Collier County recorded qualified sales (Florida Department of Revenue sales data file). The prior 12 months recorded a median of $600,000 (n=80). Use your model’s median, not the community’s.
Recorded prices were lower in the latest 12 months than the 12 before: every product median fell, by about 10% for Capri and Oakmont homes and about 5% for Carlyle and townhomes on small samples. Qualified sales rose from 80 to 97, and Oakmont prices held near $670,000 from January to April 2026.
Automated estimates price size and nearby sales. At Island Walk the roll’s area field overstates living area, attached villas get compared with detached homes, and no database sees your lake exposure, roof, windows or LOMA. We start from your model’s recorded sales and adjust for those variables at the home.
No. Just value is the Collier County Property Appraiser’s January 1 assessment for taxation, set under a statute that considers net proceeds after costs of sale. In the latest 12 months the median Island Walk sale recorded at about 1.17 times its 2026 preliminary just value, and the ratio varied from home to home.
$478,094 across all 1,856 homes (the mean of a middle pair of $477,692 and $478,495), with a middle half of $407,724 to $571,981, on the 2026 preliminary Collier County roll. By model: Capri $409,768, townhomes $398,660, Oakmont $562,952, Carlyle $671,490. These are assessments, not prices.
For Capri villas, lake-adjacent lots recorded a 24-month median of $505,000 (n=53) against $468,000 (n=27) for non-lake lots, though the latest 12 months showed only $470,000 against $465,000. Nearly every Oakmont and every Carlyle touches a lake tract, so for them exposure and view width matter more than the lake itself.
By our analysis of county parcel records, about 73% of homes have a lot line touching a lake tract: nearly every Carlyle and Oakmont, about 63% of Capri villas and no townhomes. The association describes 30 lakes with 18.56 miles of shoreline and about 170 acres of water.
A pool changes which buyers compare your home, and it usually helps a detached home. The association’s architectural rules reference pool equipment on Oakmont and Carlyle lots and set screen-cage limits by model, but no public record we can cite counts Island Walk pools, so any pool premium comes from MLS sales, not the county record.
Not automatically. A new roof rarely returns its full cost, but a roof near the end of its life narrows the buyers who can insure the home. Florida Statute 627.7011 protects roofs under 15 years old and those with five years of documented life. Get a roof inspection first, then decide with us.
No. Declaration section 9.2.A makes each owner responsible, at the owner’s sole cost, for the home, including roofs, exterior walls and exterior painting. The dues cover lawns, trees, plantings and irrigation on every lot, plus the Town Center, gatehouse, cable and internet.
Replacement roofs must use the Board-approved concrete tile lines, Eagle Capistrano or Boral Barcelona 900, in named colors, and roof coating in an approved tile color is allowed by application to the Architectural Control Committee. The standards are on the association’s architectural review page.
They widen the buyer pool and can lower the buyer’s wind premium through mitigation credits, which buyers weigh when they offer. Replacement windows must match DiVosta’s original shape and dimensions, be white and include grids, with light or medium gray tint only, and need committee approval.
It changes the buyer’s insurance and lender requirements, which buyers price in. Much of Island Walk’s open ground is Zone AH while many house pads map as Zone X, so the answer is address-specific. A LOMA or an elevation certificate showing the floor above about 13.2 feet NAVD88 settles the question for a buyer.
A Letter of Map Amendment is FEMA’s determination that a specific building or lot is above the base flood elevation and outside the Special Flood Hazard Area. FEMA has issued 50 on Island Walk properties since 2012: 43 homes removed, one letter covering 34 Town Center lots, and 6 denials. Check your address at FEMA’s Flood Map Service Center.
FEMA’s preliminary maps show the same zone at every Island Walk point sampled, and Collier County’s appeal period opened August 19, 2026, with a target effective date of summer 2027. A LOMA can be superseded when new maps take effect, so keep your letter and ask about revalidation when the maps become final.
The National Weather Service mapped Hurricane Ian’s Collier surge south and west of US 41 and along the coastal rivers; Island Walk is inland, east of I-75. In the census tract that contains Island Walk and some neighbors, only six NFIP claims have ever been filed, and none shows a payment.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller has filed a flood insurance claim on the property and whether the seller has received federal assistance for flood damage. We prepare it with you before listing.
Every qualified Island Walk sale price from January 2024 to April 2026 (205 sales) matches, to the dollar, the amount Collier County recorded for the same deed book and page. The state screens each sale for arm’s-length status; we use only sales it qualified, on improved single-parcel deeds.
Most recorded deeds are not market sales. In the latest 12 months the state’s file carries 197 quitclaim, corrective or minimum-consideration deeds, 18 life-estate deeds and a few family, estate and atypical transfers alongside the 97 qualified sales. Only qualified sales enter a valuation.
The state has not finished screening them. Twelve Island Walk transfers from May and June 2026 are marked pending in the 2026 preliminary file, and 26 more recorded through August 24, 2026 are not yet in any state file. The MLS layer covers recent months until the state’s final file qualifies them.
A true price per square foot divides an MLS sold price by MLS living area, and it belongs to the MLS layer on this page. We never compute one from the county roll, whose area field is effective area that can include garages and porches, not air-conditioned living area.
Separately. They are different products with different buyers: the Capri is a one-story attached villa of 1,522 air-conditioned square feet (Capri III) whose recorded sales centered on $470,000, and the Oakmont a one-story detached home of 1,995 whose sales centered on $662,500. Each is priced against its own sales.
It can. Both owners share the cost of repairing a party wall, party fence or shared roof and must repair within 60 days under Declaration section 9.4. Buyers and insurers ask when both halves were reroofed. A building reroofed together in an approved tile line is easier to sell.
Against Island Walk townhome sales only: 8 in the latest 12 months at a median of $510,000 and 12 over 24 months at $515,000. We identify at the home whether it is a two-car Aruba or a one-car Catalina, because the county record does not separate them.
We read each Carlyle comparable individually. The nine trailing-12 sales formed two clusters, about $690,000 to $700,000 and about $800,000 to $955,000, and the home’s lake exposure, roof, openings, pool and interior decide which cluster it belongs with. The 24-month set of 23 sales shows the upper range.
Modestly, once model and lake are held constant. Over 24 months, Capri medians by plat ran from $460,000 to $521,500 and Oakmont medians from $617,500 to $717,500, most on small samples. We treat plat as a guide to exposure and lake size, not as a ranking of streets.
Season changes how many buyers are looking more than what a home is worth. In the latest 12 months, 62 of 97 qualified sales recorded between November and April. Deed dates trail contract dates, so a spring recording usually reflects a winter contract. We time the list date to the buyer calendar.
Usually not. 955 Island Walk homes carry a Save Our Homes benefit on the 2026 preliminary roll, a median of $156,363, and it resets on sale under Florida Statute 193.155. A new homestead buyer at the median just value would pay roughly $4,548 in ad valorem tax plus $261.91 for garbage.
No. No Island Walk parcel lies inside any Collier County Community Development District, and the only non-ad valorem charge on a sampled bill is the $261.91 solid waste assessment. Buyers comparing Island Walk with a community that carries a CDD see a lower carrying cost here.
The buyer, at closing, under the 2021 amendment recorded at Collier Official Records Book 5921, Page 3663, still $1,500 in the association’s October 2025 restated Declaration. Transfers to a spouse, lineal descendants, an estate or a wholly owned trust are exempt. The estoppel certificate states the amount in force.
It shapes the investor pool. Leases must be written and at least four months long, subleasing is prohibited, and since September 9, 2026 no lease of any term may run through Airbnb, VRBO or a similar channel. There is no rental cap. Investors price those rules in.
Island Walk is not an age-restricted community: its governing documents contain no 55-and-over or housing-for-older-persons provision. Any buyer can purchase, subject to the association’s standard buyer application.
A comparative market analysis is a broker’s opinion of the price a buyer will pay, prepared free. An appraisal is a licensed or certified appraiser’s independent opinion, usually for a lender. Under Florida Statute 475.612, a broker’s analysis may never be called an appraisal. They can differ, and appraisals sometimes come in below contract price.
Once a year is sensible, and more often if you plan to sell within a year, replace a roof or windows, or receive a LOMA. Island Walk medians moved about 10% in a year for Capri and Oakmont homes, so a two-year-old number is stale.
A desk valuation from the form usually comes back the same business day. An in-person valuation takes about 45 minutes at the home, followed by a written opinion of value with the recorded comparable sales we used and those we set aside.
No. The valuation is free and carries no obligation to list. Many owners ask a year or two before selling. Use the valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.
The roof permit and approval, a wind mitigation report, any four-point inspection, a LOMA or elevation certificate, permits for pool and window work, insurance declarations and your association account status. Each removes a question a buyer would otherwise turn into a price reduction.
Yes. The association’s Notice of Intent to Sell or Lease has a sale-by-owner option, and the same gate, sign, open-house and buyer-application rules apply. The valuation work on this page still applies: price against your model’s recorded sales, not the community median or an online estimate.
Choose the agent who shows you the recorded sales of your model, separates lake and non-lake lots, and asks about your roof, windows and flood letters before naming a price. We publish that method here, and we are Top 1% Real Estate Agents Nationally Since 2008. Compare us with the public record before choosing.
Jesse McGreevy and Marc Comisar value Island Walk homes from the recorded sales of each model, the county roll and the association’s own documents. They lead Domain Realty Group, and as McGreevy and Comisar they are Top 1% Real Estate Agents Nationally Since 2008, reachable directly at the numbers below.
Data updated: September 2026
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Our team site is DomainRealtyGroup.com. Jesse McGreevy (Florida license SL3101296) and Marc Comisar (Florida license BK3060671) are licensed by the Florida Real Estate Commission and brokered by Domain Realty; any Florida real estate license can be checked on the Florida DBPR license search. Our full background is on our about page.
If you are thinking, “I need someone to value and sell my house in Island Walk, Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you own a Capri villa, an Oakmont, a Carlyle or an Aruba or Catalina townhome in Island Walk, or a home in nearby Verona Walk or Village Walk of Naples, we give you a number built from the record and a clear plan to reach it.
Ready for your number? Use the valuation form at the top of this page, get a free home valuation for your Island Walk home, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Walk home values on this page come from public primary sources: Collier County recorded qualified sales (Florida Department of Revenue sales data file), the 2026 preliminary Collier County roll, FEMA’s flood maps and letters, the association’s own documents and Florida Statutes. Each source below was retrieved September 2026.
These are the authority documents behind an Island Walk valuation, each linked at the office that issues it. Association documents open from the association’s own document pages, recorded instruments from the Collier County Clerk, and state data and statutes from the Florida Department of Revenue and the Florida Legislature.
Document | What it is | Why an Island Walk seller needs it |
|---|---|---|
Restated Declaration of Covenants, October 2025, and 2026 Approved Budget | The association’s consolidated Declaration and its line-item 2026 budget | Maintenance split (roofs and paint on the owner), party-wall rules and the dues a buyer will carry |
Certificate of Amendment re Capital Contribution, Collier Official Records Book 5921, Page 3663 | Recorded 2021 amendment creating the $1,500 buyer capital contribution | What your buyer pays the association at closing |
Notice of Intent to Sell or Lease and Homeowner Buyer Application | The seller’s first filing and the buyer’s application | The first step before listing, and the buyer’s $150 or $200 fee and 5 to 7 business-day decision |
ACC Requirements and Procedures, April 9, 2025, with roof, window and paint standards by model | The association’s architectural standards | Which roof tiles, windows and shutters are allowed before you replace anything |
Florida Department of Revenue 2026 preliminary sales data file, Collier County | The state’s qualified-sale record for every Collier deed | The recorded sales every Island Walk valuation starts from |
Definitions of qualification codes and roll fields | How to tell a market sale from a housekeeping deed | |
A community-scale Letter of Map Amendment | The base flood elevation (about 13.2 feet NAVD88) and how FEMA removed lots | |
FEMA’s official zone and LOMA lookup | Whether your specific home has a LOMA | |
The statutory seller flood disclosure form | What you must disclose to a buyer at or before contract | |
The statutory disclosure for a home in a homeowners association | The summary your buyer must receive | |
The county’s $261.91 residential solid waste assessment | The one non-ad valorem charge on an Island Walk tax bill | |
Citizens’ flood rule and phase-in schedule | Why your buyer may need a flood policy with a Citizens wind policy |