Naples, Florida
What is your LaMorada home worth? County resales by product, every MLS closing by size, repeat sales since the builder, the fee stack and flood letters behind a Naples value, with a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
What a LaMorada home in Naples is worth starts with one question most valuation tools never ask: which of the three products do you own? This page is the gated LaMorada community off Immokalee Road in Naples 34120, built by WCI Communities and then Lennar between 2016 and 2022, not Islamorada in the Florida Keys and not the La Morada communities in California; the name is also written La Morada. Its main gate is on Montserrat Lane on the south side of Immokalee Road, about 1.7 road miles east of Collier Boulevard in unincorporated Collier County. Inside the gates sit 223 detached single-family homes on four streets, 60 carriage homes on Frangipani Cir in two condominiums and 84 coach homes on Anguilla Dr and Montserrat Ln. Our LaMorada community guide covers the plat, governance, amenities and the flood map; this page is its valuation companion among our Naples seller pages.
We tracked the 18 qualified resales Collier County recorded in LaMorada from October 17, 2025 to October 16, 2026. They recorded at an $800,000 median, and that number is not your value: 11 single-family resales recorded at $1,050,000, 6 coach homes at $479,950 and the one carriage home at $640,000. If you are deciding whether to list, our LaMorada seller’s guide turns a value into a pricing plan; if you will buy again, read our guide to buying a home in LaMorada. To get your range first, use the valuation form or call Jesse direct at (239) 898-6072.
To get a free LaMorada valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We answer with a range built from the recorded LaMorada resales and MLS closings closest to your product, street, plan and living area, the listings you would compete with today, and the flood letter that covers your lot.
Your range; every LaMorada sale we used, with any builder sale marked and kept out of the resale set; the active and pending listings in your product; your 2026 tax roll figures; your known fee stack; and the FEMA letter that names your lot. You are working with Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida (RealTrends 2026).
Your street, product, bedrooms and den, living area, pool, spa and screen enclosure, view, roof age and anything changed since the first owner closed with WCI or Lennar. We never value one product off another product’s sales.
These are the eight LaMorada facts an owner needs before asking what a home is worth, each with its record and window named: Collier County resales recorded through October 16, 2026, the MLS export of October 29, 2026, and the recorded documents our guide reads.
LaMorada resales recorded at an $800,000 median across 18 qualified sales from October 17, 2025 to October 16, 2026, Collier County’s record: single-family homes at $1,050,000, coach homes at $479,950 and one carriage home at $640,000. A community median describes the market, not your home, and a blended one hides all three products.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Products follow the county’s classes: Coach Homes I units, Carriage Homes I and II units, and single-family lots inside the gates; the Calusa Pines Dr lots outside the gates are left out.
| Product | Resales | Median | Low | High |
|---|---|---|---|---|
| Single-family | 11 | $1,050,000 | $640,000 | $1,585,000 |
| Carriage home (condominium) | 1 | one sale, $640,000 | $640,000 | $640,000 |
| Coach home (condominium) | 6 | $479,950 | $460,000 | $496,000 |
| All resales | 18 | $800,000 | $460,000 | $1,585,000 |
Collier County Property Appraiser sales file, qualified resales recorded October 17, 2025 to October 16, 2026. With one carriage home sale, we print the sale, not a median.
| Product | 24 months to October 16, 2026 | 60 months to October 16, 2026 |
|---|---|---|
| Single-family | 18 at $1,050,000 ($640,000 to $1,695,000) | 63 at $1,050,000 ($640,000 to $2,010,000) |
| Carriage home | 4 at $670,000 ($560,000 to $700,000) | 21 at $650,000 ($540,000 to $780,000) |
| Coach home | 9 at $480,000 ($460,000 to $520,000) | 30 at $532,500 ($460,000 to $699,000) |
| All resales | 31 at $775,000 | 114 at $839,500 |
Builder-direct sales excluded: none in the 24-month window, and 23 in the 60-month window at a $360,990 median. Each window holds a different mix of the three products, so the all-resale median moves with the mix; it is not a growth rate for your house.
A builder-direct sale is the first sale of a new home by WCI or Lennar, recorded within a year of the year built. It priced from a base price, options and a lot premium, not from a resale market, so it is not a comparable for your resale. LaMorada’s last builder-direct year was 2022, with 15 sales.
We tracked the 23 LaMorada closings in the Southwest Florida MLS (Matrix) export of October 29, 2026, from October 29, 2025 to October 29, 2026: an $865,000 median, $384.96 a square foot, 95.8 percent of the last list price and a median 67 days on market. Our guide still prints an earlier September 6, 2026 pull; this page uses the newer October 29 export.
| Product (by street) | MLS closings | Median sold | Median per sq ft | Sale-to-list (last list) | Median days on market | Active October 29 | Pending October 29 |
|---|---|---|---|---|---|---|---|
| Single-family | 15 | $1,250,000 | $447.49 | 94.5% | 54 | 6 at a $1,149,450 median list | 2 |
| Carriage home | 1 | one sale, $640,000 | $269.47 | 91.6% | 213 | 2, at $500,000 and $550,000 | 1 |
| Coach home | 7 | $480,000 | $227.49 | 96.2% | 165 | 2, at $480,000 and $519,000 | 0 |
Southwest Florida MLS (Matrix), export of October 29, 2026; products classed by street. The county and MLS records cover different windows and count different events, so we never blend them or divide one into the other.
The export showed 10 active LaMorada listings at an $883,250 median list price, from $480,000 to $1,650,000, plus 3 pending. Against 23 closings in twelve months that is 5.2 months of supply (actives divided by closings per month, our arithmetic). Six of the ten actives were single-family homes, from $841,500 on Mustique St to $1,650,000 on Somerset Pl.
The single-family median sits between a 1,900 square foot Mustique St home that closed at $740,000 and 2,815 square foot Somerset Pl homes at $1,316,250 to $1,425,000. Your value is set by the few sales most like your home.
A Zestimate misses in LaMorada because an automated model sees one development name over three products, a lot-size ladder that runs from about 8,456 to 19,170 square feet at the street medians, fewer than two dozen sales a year, and none of the builder-era options inside the walls. Two 2,448 square foot Grenadines Way homes closed $300,000 apart in 2026 (MLS rows).
Coach homes and carriage homes are Chapter 718 condominium units under the Chapter 720 master association; a detached home is a platted lot under the master only. A model that pools them reads 2,110 square foot coach homes that closed between $470,000 and $496,000 beside a 2,224 square foot Mustique St home that closed at $860,000 as neighbors.
Our guide measured the detached lots by street: Mustique St at a median 8,456 square feet, Antigua Ln at 12,217, Grenadines Way at 13,492 and Somerset Pl at 19,170. A model that reads living area and bedrooms cannot see that ladder.
The county recorded 18 resales in twelve months, and one carriage home, a July 2026 Frangipani Cir sale at $640,000. We build a carriage range from the 24-month and 60-month carriage records and the current carriage listings, and we say so; a model has nothing more to work from.
WCI and Lennar sold from base prices plus options and lot premiums; our guide records the developers’ first detached closings at $373,300 to $950,000, a $530,000 median, and notes those built prices sit above the published base prices because they include options and lot premium. Upgraded kitchens, extended lanais, pool and spa packages and the lot premium never appear in a field a model reads.
Four 2,815 square foot Somerset Pl homes closed from $1,316,250 to $1,425,000, a $108,750 spread, and the two 2,448 square foot Grenadines Way homes closed at $1,250,000 in March 2026 and $950,000 in April 2026 (MLS rows, our arithmetic). Condition, position, pool, view and the price the seller set drive gaps like that, and a model sees none of them.
Our guide found that the county’s base-area field captures the ground floor, so a two-story LaMorada home reads smaller on the roll than it is, and any per-square-foot figure built on the roll overstates it. We print no county per-foot figure; every size and per-foot figure on this page comes from the MLS rows and is dated.
We name the Zestimate because owners ask about it; we do not link to it. Our LaMorada community guide carries the collections, plans, streets and lot sizes the models leave out.
LaMorada floor plan sizes sold in four tiers in the Southwest Florida MLS (Matrix) export of October 29, 2026: 4 closings under 2,000 square feet at a $560,000 median, 10 from 2,000 to 2,499 at $568,000, 7 from 2,500 to 2,999 at $1,360,000, and 2 of 3,000 square feet and over at $1,000,000 and $1,585,000.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
We tracked every one of the 23 MLS closings in that export; each is below by product and living area, followed by every county-recorded resale in the twelve months to October 16, 2026. Street names only.
| Living area | Closings | Median sold | Median per sq ft | Low | High |
|---|---|---|---|---|---|
| Under 2,000 sq ft | 4 | $560,000 | $306.18 | $460,000 | $740,000 |
| 2,000 to 2,499 sq ft | 10 | $568,000 | $252.27 | $470,000 | $1,250,000 |
| 2,500 to 2,999 sq ft | 7 | $1,360,000 | $483.13 | $1,050,000 | $1,425,000 |
| 3,000 sq ft and over | 2 | two sales, $1,000,000 and $1,585,000 | $367.17 | $1,000,000 | $1,585,000 |
The 2,000 to 2,499 tier mixes coach homes, the carriage home and single-family homes, so read your own product’s table below, not the tier.
Start with a free LaMorada home valuation that sets your home against the resales of your own product, plan and street rather than a model or a community median, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying here as well? Call Marc at (239) 287-5873 or read how we represent buyers.
| Closed | Street | Beds | Baths | Living area (sq ft) | Year built (MLS) | Sold price | Sale-to-list (last list) | Days on market |
|---|---|---|---|---|---|---|---|---|
| February 2026 | Mustique St | 3 | 2 + 1 half | 1,900 | 2019 | $740,000 | 92.6% | 81 |
| December 2025 | Mustique St | 2 + den | 2 + 1 half | 1,901 | 2017 | $640,000 | 91.6% | 59 |
| July 2026 | Mustique St | 3 + den | 3 | 2,224 | 2019 | $860,000 | 98.3% | 2 |
| September 2026 | Mustique St | 3 + den | 3 | 2,247 | 2019 | $865,000 | 100.0% | not reported |
| March 2026 | Grenadines Way | 3 + den | 3 | 2,448 | 2019 | $1,250,000 | 98.0% | 3 |
| April 2026 | Grenadines Way | 3 + den | 3 | 2,448 | 2019 | $950,000 | 88.4% | 21 |
| July 2026 | Antigua Ln | 3 + den | 4 + 1 half | 2,785 | 2016 | $1,275,000 | 94.5% | 298 |
| February 2026 | Somerset Pl | 4 | 3 | 2,815 | 2019 | $1,425,000 | 91.9% | 202 |
| March 2026 | Somerset Pl | 3 + den | 3 | 2,815 | 2018 | $1,316,250 | 97.5% | 4 |
| March 2026 | Somerset Pl | 4 | 3 | 2,815 | 2019 | $1,360,000 | 97.8% | 49 |
| September 2026 | Somerset Pl | 4 | 3 | 2,815 | 2019 | $1,360,000 | 95.8% | 21 |
| September 2026 | Somerset Pl | 4 | 3 | 2,821 | 2018 | $1,395,000 | 96.4% | 10 |
| July 2026 | Mustique St | 4 + den | 4 | 2,884 | 2019 | $1,050,000 | 91.4% | 279 |
| December 2025 | Antigua Ln | 5 + den | 4 + 1 half | 3,486 | 2018 | $1,000,000 | 90.9% | 65 |
| May 2026 | Somerset Pl | 4 + den | 3 + 2 half | 3,542 | 2019 | $1,585,000 | 93.3% | 69 |
Southwest Florida MLS (Matrix), export of October 29, 2026. Note the street: five Somerset Pl closings near 2,815 square feet ran $1,316,250 to $1,425,000, while a larger 2,884 square foot Mustique St home closed at $1,050,000.
| Closed | Street | Beds | Baths | Living area (sq ft) | Year built (MLS) | Sold price | Sale-to-list (last list) | Days on market |
|---|---|---|---|---|---|---|---|---|
| July 2026 | Frangipani Cir | 3 + den | 2 | 2,375 | 2016 | $640,000 | 91.6% | 213 |
One closing is a sale, not a market. Our guide records two carriage plans, the 1,710 square foot Antigua plan and the 2,376 square foot Montserrat plan as WCI launched them, 30 of each. The two carriage listings on October 29, 2026 were 1,710 square foot units at $500,000 and $550,000, and a third 1,710 square foot unit was pending at a $510,000 list price.
| Closed | Street | Beds | Baths | Living area (sq ft) | Year built (MLS) | Sold price | Sale-to-list (last list) | Days on market |
|---|---|---|---|---|---|---|---|---|
| February 2026 | Anguilla Dr | 3 | 2 | 1,741 | 2021 | $460,000 | 95.9% | 177 |
| June 2026 | Anguilla Dr | 3 | 2 | 1,741 | 2021 | $480,000 | 98.2% | 165 |
| December 2025 | Anguilla Dr | 3 | 2 | 2,110 | 2020 | $496,000 | 95.6% | 46 |
| January 2026 | Anguilla Dr | 3 | 2 | 2,110 | 2020 | $479,900 | 97.9% | 290 |
| February 2026 | Montserrat Ln | 3 | 2 | 2,110 | 2020 | $480,000 | 94.1% | 320 |
| May 2026 | Anguilla Dr | 3 | 2 | 2,110 | 2020 | $470,000 | 96.9% | 85 |
| October 2026 | Anguilla Dr | 3 | 2 | 2,110 | 2022 | $480,000 | 96.2% | 8 |
The coach homes come in two Lennar plans, our guide records: the 1,741 square foot Arrowhead on the ground floor and the 2,110 square foot Bay Creek above it, 42 of each. In this export the larger upper plan closed from $470,000 to $496,000 and the ground-floor plan at $460,000 and $480,000, so the size gap did not show up as a price gap; the median per square foot was $227.49 across all seven.
| Product | Month recorded | Street | Year built (county roll) | Recorded price |
|---|---|---|---|---|
| Single-family | November 2025 | Mustique St | 2017 | $640,000 |
| Single-family | December 2025 | Antigua Ln | 2018 | $1,000,000 |
| Single-family | February 2026 | Mustique St | 2019 | $740,000 |
| Single-family | February 2026 | Grenadines Way | 2019 | $1,250,000 |
| Single-family | February 2026 | Somerset Pl | 2018 | $1,316,300 |
| Single-family | March 2026 | Somerset Pl | 2019 | $1,360,000 |
| Single-family | May 2026 | Somerset Pl | 2020 | $1,585,000 |
| Single-family | July 2026 | Mustique St | 2019 | $1,050,000 |
| Single-family | July 2026 | Antigua Ln | 2016 | $1,275,000 |
| Single-family | July 2026 | Mustique St | 2019 | $860,000 |
| Single-family | August 2026 | Mustique St | 2019 | $865,000 |
| Carriage home | July 2026 | Frangipani Cir | 2016 | $640,000 |
| Coach home | December 2025 | Anguilla Dr | 2020 | $496,000 |
| Coach home | January 2026 | Anguilla Dr | 2020 | $479,900 |
| Coach home | February 2026 | Montserrat Ln | 2020 | $480,000 |
| Coach home | February 2026 | Anguilla Dr | 2021 | $460,000 |
| Coach home | April 2026 | Anguilla Dr | 2022 | $470,000 |
| Coach home | June 2026 | Anguilla Dr | 2021 | $480,000 |
Collier County Property Appraiser, qualified resales recorded October 17, 2025 to October 16, 2026. The two records do not hold the same set of sales, so a sale can appear in one table and not the other.
Mustique St recorded 5 resales at an $860,000 median; Somerset Pl 3 at $1,360,000; Antigua Ln 2, at $1,000,000 and $1,275,000; Grenadines Way 1, at $1,250,000 (twelve months to October 16, 2026).
We value a LaMorada home in seven steps: the product, the street and lot, the plan and living area, the pool, spa and screen enclosure, the view, the year built and roof, and a test against the active and pending listings in your product. Each step narrows the recorded LaMorada sales to the few that match your home, and each is named, not priced.
If you are comparing agents first, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.
Single-family home, carriage home or coach home. A carriage or coach home buyer reads two associations’ documents and a condominium resale package; a detached home buyer reads the master’s.
Mustique St, Antigua Ln, Grenadines Way or Somerset Pl, and where your lot sits in that street’s range. Our guide’s lot table runs from 7,433 square feet, the smallest Mustique St lot, to 41,683 square feet, the largest on Somerset Pl. We name the lot’s size and position against your street’s median without a dollar figure.
Repeated living areas mark repeated plans: 2,815 square feet appears on four Somerset Pl closings, 2,448 on two Grenadines Way closings, 2,110 on five coach home closings and 1,741 on two (our count). We start with your twins.
Our guide counted from county building records that 203 of the 223 detached homes have a pool, 180 a spa and 209 a screen enclosure, so a detached home without a pool is the exception here.
Lake, preserve or another home’s rear yard. No LaMorada resale record isolates what a view adds, so we compare you with sales of the same view type.
WCI built from 2016 into 2017, then Lennar to 2022; detached completions peaked in 2019 with 99 homes, and the coach homes were the last product delivered, through 2022. The original roofs are now six to ten years old, and roofs are among the items alleged in the condominium associations’ pending suits. We record roof age, any permit and the inspection you have.
On October 29, 2026 the MLS showed 10 active LaMorada listings and 3 pending, from $480,000 to $1,650,000. Our LaMorada seller’s guide turns the range into a pricing plan against that inventory.
LaMorada went from builder sales to resales in seven years: the county recorded 351 builder-direct first sales from 2016 to 2022 and none after (our sum), while resales rose from 1 in 2018 to 46 in 2021 and have run between 15 and 31 a year since 2022. Single-family resales recorded a $1,250,000 median in 2026 to October 16, on 9 sales.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Year | Builder-direct sales | Builder-direct median | Resales | Resale median | Single-family resales | Single-family resale median |
|---|---|---|---|---|---|---|
| 2016 | 25 | $610,000 | 0 | none | 0 | none |
| 2017 | 51 | $499,000 | 0 | none | 0 | none |
| 2018 | 81 | $485,000 | 1 | one sale, $370,000 | 0 | none |
| 2019 | 109 | $500,000 | 10 | $571,350 | 8 | $593,750 |
| 2020 | 37 | $335,000 | 27 | $621,000 | 22 | $661,000 |
| 2021 | 33 | $340,000 | 46 | $734,500 | 30 | $845,950 |
| 2022 | 15 | $386,100 | 28 | $839,500 | 15 | $995,000 |
| 2023 | 0 | none | 31 | $700,000 | 14 | $1,112,500 |
| 2024 | 0 | none | 18 | $920,000 | 11 | $1,200,000 |
| 2025 | 0 | none | 15 | $775,000 | 9 | $1,000,000 |
| 2026 to October 16 | 0 | none | 15 | $860,000 | 9 | $1,250,000 |
Collier County Property Appraiser, qualified sales by calendar year recorded. The builder-direct medians from 2020 on are mostly coach homes, the last product delivered, per the year-built counts in our guide.
The all-resale median moves with the product mix: 2023 recorded 31 resales at $700,000, 14 of them single-family, while 2024 recorded 18 at $920,000, 11 of them single-family. Read the single-family column for a detached home; 9 sales a year is a short series, and these are recorded sales, not a forecast.
The county record holds 52 LaMorada homes that sold and then resold with the later sale recorded from October 17, 2023 to October 16, 2026, the closest thing to an index a community this size has.
All 33 pairs whose first sale was the builder-direct sale resold higher (our count): the 19 single-family pairs at a median 84.4 percent above the builder price, the 11 coach home pairs at 55.5 percent and the 3 carriage home pairs at 95.1 percent. Those builder prices included options and lot premiums, and the changes cover roughly two to ten years of ownership.
Of the 19 resale-to-resale pairs, 13 resold higher and 6 resold lower (our count). All six lower pairs had a first sale between July 2021 and February 2024: three single-family homes on Antigua Ln and Mustique St and three coach homes on Anguilla Dr and Montserrat Ln. All four carriage home resale pairs resold higher.
| Product | Street | First sale | Later sale | Change | First sale was the builder’s |
|---|---|---|---|---|---|
| Single-family | Somerset Pl | March 2020, $812,000 | May 2026, $1,585,000 | +95.2% | yes |
| Single-family | Mustique St | November 2019, $500,000 | August 2026, $865,000 | +73.0% | yes |
| Coach home | Anguilla Dr | February 2022, $364,500 | April 2026, $470,000 | +28.9% | yes |
| Carriage home | Frangipani Cir | December 2021, $605,000 | July 2026, $640,000 | +5.8% | no |
| Coach home | Montserrat Ln | December 2021, $545,000 | October 2025, $500,000 | -8.3% | no |
| Single-family | Antigua Ln | July 2021, $1,130,000 | December 2025, $1,000,000 | -11.5% | no |
| Single-family | Mustique St | February 2024, $1,200,000 | July 2026, $1,050,000 | -12.5% | no |
| Coach home | Anguilla Dr | March 2022, $575,000 | February 2026, $460,000 | -20.0% | no |
Collier County Property Appraiser, repeat sales of the same parcel; condition, upgrades and the market between the dates all sit inside the change.
No. Just value is the Collier County Property Appraiser’s January 1 assessment for the tax roll, not a sale price, and our guide records a 2026 median just value of $839,972 for LaMorada’s detached parcels against a $1,050,000 county single-family resale median in the twelve months to October 16, 2026. The two numbers answer different questions.
| Product | Parcels | Homesteaded | Median just value | Median ad valorem tax, 2026 certified roll |
|---|---|---|---|---|
| Detached single-family | 228 | 154 | $839,972 | $7,334 |
| Coach Homes I | 84 | 49 | $387,781 | $3,804 |
| Carriage Homes I | 36 | 24 | $503,604 | $4,241 |
| Carriage Homes II | 24 | 16 | $503,604 | $3,537 |
As our guide records from the 2026 certified roll; the detached count of 228 includes five built lots on Calusa Pines Dr outside the gates, which share the plat.
Florida’s Save Our Homes cap limits the yearly rise in a homestead’s assessed value to the lower of 3 percent or the change in the consumer price index, 2.7 percent for 2026 per the Department of Revenue. Our guide found a median homestead benefit of $271,159 on 115 detached parcels, $56,932 on 30 Coach Homes I units, $139,152 on 16 Carriage Homes I units and $182,183 on 14 Carriage Homes II units.
A lender’s appraiser works from recent comparable sales and the home’s condition, not from the roll, which is why the roll’s just value is a tax figure on this page, never a value.
LaMorada’s fee stack enters every buyer’s payment: about $12,016 a year in known charges on a coach home and about $5,816 on a detached home at an inferred master rate, with no Community Development District line on any tax bill. Carriage home condominium fees are not published, so a carriage buyer asks before pricing. We put each layer beside your range.
| Layer | Amount | Status and source |
|---|---|---|
| Master association | $1,388.51 a quarter, $5,554.04 a year | verified; recorded Claim of Lien, Instrument 6854485, recorded July 24, 2026 |
| Coach Homes I condominium | $1,550.00 a quarter, $6,200.00 a year | verified for 2026; recorded Claim of Lien, Instrument 6870320, recorded September 2, 2026 |
| Collier County solid waste | $261.91 a year under the FY26 rate resolution | the 2026 certified roll carries $269.77 on most LaMorada parcels |
| Community Development District | none | no district exists |
| Known total | about $12,016 a year | our guide’s sum on the $261.91 rate |
A detached home carries the master assessment and the county solid waste charge: about $5,816 a year, our guide’s sum. The master figure is inferred, not verified, for a detached lot: Declaration Article 9.3 calls for an equal share per Lot unless a recorded instrument provides otherwise, but every recorded master claim of lien our guide found was filed against a coach home. The master estoppel under section 720.30851 settles it for your lot.
Carriage Homes I and Carriage Homes II condominium fees are not published in any recorded instrument or public source, so we print no figure and no total. The route is an estoppel certificate under section 718.116(8) or the current adopted budget from Tropical Isles Management Services, and we request it before we price a carriage home.
The master assessment was $1,255.60 a quarter through September 2024, $1,368.00 from December 2024 and $1,388.51 from December 2025, about 10.6 percent across two steps (our arithmetic). The Coach Homes I fee went from $1,642.00 a quarter in 2025 to $1,550.00 for 2026, down 5.6 percent. No recorded special assessment was found against any of the four associations; special assessments are adopted by board resolution and normally not recorded, so we ask the managers.
There is no Community Development District and no special taxing district at LaMorada. Our guide proves it four ways: the 194-page Declaration never mentions one, the association owns and funds the roads, lakes, drainage and gates, the county index holds no LaMorada district, and all 414 parcels sit in Millage Area 44 with no district line. Section 190.048’s district disclosure does not apply, and a buyer adds no district assessment to the comparison; no record isolates a dollar effect, so we name it without pricing it.
Collier County solid waste is $261.91 under the county’s FY26 rate resolution; the 2026 certified roll carries $269.77 on most LaMorada parcels. We print both because the FY27 rate resolution text was not available to us, and the tax bill for your parcel shows which applies.
No resale capital contribution or transfer fee amount is published for LaMorada, so we print no figure; the estoppel certificate states any amount due. Amenities are funded inside the master assessment, with no separate club charge and no initiation fee. Whether an annual food and beverage minimum is levied is not published.
Four LaMorada associations have sued the community’s builders, and all four cases were pending as of 6 September 2026 (Collier County Clerk docket); no later public report found as of 6 November 2026. No court has found any defect, nothing has been settled, and no recorded special assessment ties to the suits. What a buyer will ask about them is a value question; how they end is not one we predict.
| Case | Association plaintiff | Defendants | Filed | Status as of 6 September 2026 |
|---|---|---|---|---|
| 11-2024-CA-001397 | LaMorada at Naples Master Association, Inc. | WCI, Lennar and BUILD | 30 June 2024 | Pending; motions to dismiss denied March 2026; pre-trial 12 July 2027, trial sounding 23 August 2027 |
| 11-2025-CA-002400 | Carriage Homes at LaMorada Condominium Association | Lennar and WCI | 16 October 2025 | Pending, stayed by order of 21 April 2026 |
| 11-2025-CA-002408 | Carriage Homes II at LaMorada Condominium Association, Inc. | Lennar and WCI | 16 October 2025 | Pending, stayed by order of 20 April 2026 |
| 11-2025-CA-002837 | Coach Homes I at LaMorada Condominium Association | Lennar and WCI | 5 December 2025 | Pending; a motion to stay filed 17 August 2026 had not been ruled on |
Status as of 6 September 2026 (Collier County Clerk docket); no later public report found as of 6 November 2026. December 2025 reporting that the master case went to arbitration is out of date: arbitration was waived on 10 March 2026.
The condominium associations allege defects including water intrusion, roof leaks, cracked roof tiles, window leaks, stucco, plumbing and fire alarms. The master association’s complaint lists fifteen categories, from drainage and roads to roofs, the clubhouse and the gates, and adds reserve-funding allegations. These are allegations only.
No recorded special assessment, lien or judgment tied to the litigation was found. The master rate has been near flat since late 2025 and the Coach Homes I fee fell 5.6 percent for 2026. Our guide names three routes by which the suits could still reach owners: legal fees, any damages or settlement, and the reserve-funding allegation.
A buyer will ask for the current budget, the reserve schedule, twelve months of board minutes and the estoppel certificate, and a condominium buyer receives the section 718.503 resale documents. We gather those before we price.
We do not predict an outcome, a settlement or an effect on price. No LaMorada record isolates one, and the resales in the tables above recorded while the suits were pending.
LaMorada sits beside Heritage Bay to the north and near Bent Creek Preserve, Ventana Pointe, Golf Club of the Everglades and Vanderbilt Country Club, and a buyer comparing them reads four things that cost money every year: a district assessment, the flood mapping, the storey count and how amenities are paid for. This table publishes only what our guide sourced.
| Community | District or CDD assessment | Flood mapping | Any building three stories or taller | Amenity access | Recorded resale record on this page |
|---|---|---|---|---|---|
| LaMorada | None, proven four ways | Mapped Zone AH over 81% of parcels; five FEMA fill-based letters, revalidated 2024 | None; every building is one or two stories | Inside the master assessment; no separate club, no initiation | 18 resales at an $800,000 median, twelve months to October 16, 2026 |
| Heritage Bay, directly north | not established | not established | not established | Private golf country club community | not published here |
| Bent Creek Preserve, 138.40 acres, 450 units, built out | not established | not established | not established | not established | not published here |
| Ventana Pointe, 37.62 acres, 77 single-family homes, built out | not established | Carries a completed FEMA fill-based map revision | not established | not established | not published here |
| Golf Club of the Everglades, 845.68 acres, 750 units, built out | not established | Its Greyhawk neighborhood carries a completed FEMA fill-based map revision | not established | Golf country club community | not published here |
| Vanderbilt Country Club, 323 acres, 800 units plus 18 holes, built out | not established | not established | not established | Golf country club community | not published here |
From our LaMorada guide’s comparable communities section; “not established” means our guide did not source it, and the route is the parcel’s tax bill, the FEMA map-change layer, the recorded declaration and the club documents.
A Heritage Bay or Vanderbilt Country Club resale carries golf membership economics that a LaMorada home does not, so we never price your home from their sales. We read them for what a buyer weighs: total yearly carrying cost, golf or no golf, the flood paperwork and whether the community is finished. Our guides to Heritage Bay and Bent Creek Preserve hold their own records; our Heritage Bay home valuation page works the same method next door, and our Naples home valuation page covers the rest of the city.
A LaMorada value moves with the FEMA letter for your lot and whether your lender has it, Evacuation Zone E and the insurance file, roof age, lot size and position on your street, the pool, and the recorded rules that travel with the home. Each is named here and in your range; none is given an invented dollar figure, because no LaMorada record isolates one.
With 18 county resales in twelve months over three products and four detached streets, no LaMorada record isolates what a view, a pool, a larger lot or a newer roof adds. We show you the sales that differ by the factor instead of a guess with a dollar sign.
Most LaMorada parcels are mapped Zone AH on FEMA panel 12021C0218H: our guide counted 186 of 230 street parcels in AH, 13 in AE and 31 in X. Five FEMA Letters of Map Revision based on Fill, revalidated on 9 February 2024, remove the built area of Lots 1 through 223 and three tracts into Zone X shaded. The mandatory purchase requirement then does not apply, though a lender may still require flood insurance and an automated determination can still read the printed panel, so the letter for your lot belongs in the file at contract. Collier County’s Flood Info Hotline, (239) 252-2942, gives a free determination.
Collier County’s notice of 19 August 2026 opened a 90-day appeal period on a preliminary map, with a target effective date of Summer 2027; when panel 0218 is revised, the five letters tied to it are superseded. LaMorada’s zone on the preliminary map has not been determined in our guide, and we do not guess it. Collier County is a Community Rating System Class 5 community, which carries a 25 percent discount on National Flood Insurance Program premiums.
Every LaMorada parcel our guide tested sits in Collier County hurricane Evacuation Zone E, on a scale from A, the most exposed, to F; it is an evacuation zone, not a flood zone. No public record holds a premium for any LaMorada home, so we print none; a detached owner insures the dwelling, and the condominium association insures the carriage and coach home buildings under section 718.111(11). Homes built 2016 to 2022 here carried mandatory opening protection, which a wind mitigation inspection reads.
The original roofs are six to ten years old, the band where Florida carriers start asking harder questions, and three of the four associations’ suits allege roof defects. We record the roof’s age, condition and permit, or the building’s roof history for a condominium unit.
Somerset Pl’s median lot is more than double Mustique St’s, and on Antigua Ln, Grenadines Way and Somerset Pl the largest lot runs nearly three times the smallest or more, per our guide’s lot table. We compare you with sales on your street and note where your lot sits in its range.
The recorded Declaration, Section 10.3.3, sets a 30 consecutive day minimum lease and no more than 3 leases per calendar year, as recorded; current Rules and Regulations and condominium-level rules are not published, so a buyer confirms with the estoppel and the managers. Pets follow Section 10.7 (up to two dogs, cats or birds, with named breed limits) and vehicles Section 10.9 (no boats, trailers or commercial vehicles outside a closed garage, no golf carts). Section 10.31, added in 2024, bars added square footage and garage space, and the Design Review Board has 30 days to act or a request is deemed approved (Article 13).
JLM Living East, 305 rental units on the 37.20 acres immediately east, was approved by Collier County Ordinance 2024-42 in September 2024, with none built as of June 2026 and an estimated 2029 build-out; the developer committed on the record to single-story homes on the LaMorada side. We name it for the homes along that edge and price nothing on it.
No golf course or golf membership: Calusa Pines Golf Club shares the recorded plat and the southern boundary, but nothing in the record grants LaMorada owners a golf right there. No Community Development District. No building three stories or taller, so no milestone inspection or structural integrity reserve study obligation attaches to the three condominiums. LaMorada is not age restricted.
Your LaMorada equity is your value range minus the loan payoff and the cost of selling, and when you bought shapes it. All 33 recorded pairs whose first sale was the builder’s resold higher, while of the 12 resale-to-resale pairs first bought between July 2021 and February 2024, 6 resold higher and 6 lower (our count).
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
If you bought from WCI or Lennar, every recorded pair in your position resold higher, at medians of 84.4 percent for single-family homes and 55.5 percent for coach homes over the builder price. If you bought a resale from mid-2021 to early 2024, read your range first: the lower pairs in that group ran 8.3 to 20.0 percent below the first price.
The seller customarily pays deed documentary stamps at $0.70 per $100: $3,360 at the $480,000 MLS coach home median, $4,480 at the $640,000 carriage sale and $7,350 at the $1,050,000 county single-family median (illustrative, our arithmetic). In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. The master association’s estoppel certificate, and for a carriage or coach home the condominium’s as well, is capped at $299 on a current account, plus $119 if expedited and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027); estoppels for the master association are ordered through HomeWiseDocs. Commission is negotiable, and taxes and the quarterly assessments are prorated.
A buyer is reassessed at just value as of the January 1 after the purchase, and section 689.261 tells the buyer not to rely on the seller’s taxes. At 10.3696 mills, a $1,050,000 purchase carries about $10,888 a year in ad valorem tax before any exemption, against the $7,334 median detached bill on the 2026 roll; a $480,000 coach home purchase about $4,977, against a $3,804 median (illustrative, our arithmetic).
Start with a free LaMorada home valuation; our LaMorada seller’s guide works full net sheets and the disclosure file. If you will buy again here or anywhere in Naples, our guide to buying a home in LaMorada covers the other side, and our LaMorada community guide holds the full governance, flood and cost detail.
A free in-person CMA, a comparative market analysis, is a visit from Jesse or Marc to your LaMorada home and a written range built from the recorded resales of your product closest to your street, plan and living area, the competing listings, your FEMA letter, your roof and your fee stack, with no obligation. An opinion of value from a licensee is not an appraisal.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range lists every LaMorada sale we used, with any builder sale kept apart.
A CMA is our opinion of the price a LaMorada home should bring in today’s market, built for a sale decision. A lender, an estate or a court needs a state-certified appraiser’s appraisal, and we will say when you need one.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). Use the valuation form or start with the form at the top, or call Jesse direct at (239) 898-6072. Buying as well? Call Marc at (239) 287-5873 or see our buying page.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and LaMorada owners who call us get the same team. Each review is quoted exactly, shortened only at its end, and labelled with its site; they are about working with us, not about LaMorada.
★★★★★ “Jesse was the absolute best realtor we could have worked with from start to finish…” Verified Zillow review
★★★★★ “Brooke Myers is a real pro! She tells you like it is versus what you might want to hear. She knows the market and her professionalism and expertise are greatly appreciated. If you want results, ask for Brooke!!!” Verified Google review
★★★★★ “Marc is wonderful to have as a realtor. Very on top of things and does a great job of bringing you to homes of interest…” Verified Zillow review
★★★★★ “Wonderful buying experience with Marc. Will definitely reach out to him in our next adventure…” Verified Zillow review
These are the questions LaMorada owners ask about value, answered from Collier County’s recorded resales through October 16, 2026, the Southwest Florida MLS (Matrix) export of October 29, 2026 and the recorded documents our LaMorada guide reads. For your own home, call Jesse direct at (239) 898-6072.
What the recorded resales of homes like yours support: same product, same street, closest plan and living area, set against today’s listings. The county recorded 18 LaMorada resales in the twelve months to October 16, 2026, from $460,000 to $1,585,000, so the $800,000 median cannot place your home.
$800,000 across 18 county resales recorded October 17, 2025 to October 16, 2026, and $865,000 across 23 MLS closings from October 29, 2025 to October 29, 2026. Each mixes three products, so read your own product’s figure.
The county records qualified deeds by recording month; the MLS records member-entered closings by closing date, over a different twelve months. The sets overlap but differ, so we never blend or divide them.
The county recorded 11 single-family resales at a $1,050,000 median, from $640,000 to $1,585,000, in the twelve months to October 16, 2026. The 15 MLS single-family closings in the October 29, 2026 export had a $1,250,000 median.
The county recorded 6 coach home resales at a $479,950 median, from $460,000 to $496,000. The 7 MLS coach home closings had a $480,000 median and 96.2 percent of the last list price. Two coach homes were listed on October 29, 2026, at $480,000 and $519,000.
One carriage home resale recorded in the last twelve months, a July 2026 Frangipani Cir sale at $640,000. Over 24 months the county recorded 4 at a $670,000 median, and over 60 months 21 at $650,000. Two 1,710 square foot units were listed on October 29, 2026 at $500,000 and $550,000.
Not on this year’s record. The 2,110 square foot upper plan closed from $470,000 to $496,000 and the 1,741 square foot ground-floor plan at $460,000 and $480,000 in the October 29, 2026 MLS export.
The October 29, 2026 MLS export shows a $384.96 median across 23 closings: $447.49 for single-family homes, $227.49 for coach homes and $269.47 for the one carriage home. We print no county per-foot figure, because the county’s area field undercounts two-story homes.
A median 95.8 percent of the last list price across the 23 MLS closings in the October 29, 2026 export: 94.5 percent for single-family homes and 96.2 percent for coach homes. One closing sold at 100.0 percent; the lowest closed at 88.4 percent.
The median MLS closing took 67 days on market, from 2 to 320 days, across the 22 closings with days reported. Single-family homes ran a 54-day median and coach homes 165 days.
The October 29, 2026 MLS export showed 10 active listings at an $883,250 median list price, from $480,000 to $1,650,000, plus 3 pending. That is 5.2 months of supply at the past year’s closing pace (our arithmetic).
The county recorded Somerset Pl single-family resales at a $1,360,000 median (3 sales) and Mustique St at $860,000 (5 sales) in the twelve months to October 16, 2026. Lot, plan and size differ too, so the gap is not a price for the street alone.
Often, but no LaMorada resale record isolates it, so we print no dollar figure. We compare your home with sales of the same view type on your street.
No record here isolates it. Our guide found 203 of the 223 detached homes have a pool, so a home without one is the exception, and a buyer reads the absence.
On the recorded pairs, yes for every builder-first pair: all 33 resold higher, at a median 84.4 percent above the builder price for single-family homes (our count). Resale-to-resale pairs are mixed: 6 of 19 resold lower.
Not reliably. It cannot see which of the three products you own, your lot’s size and position, your pool or your builder-era options, and it learns from fewer than two dozen sales a year.
No record isolates the effect, so we print no figure. What is certain is that a LaMorada buyer adds no Community Development District assessment to the payment.
No record isolates it. A coach home buyer adds about $12,016 a year in known charges to the payment, so we put the stack beside your range; the Coach Homes I fee fell 5.6 percent for 2026, from $1,642.00 to $1,550.00 a quarter.
The master assessment is $1,388.51 a quarter, read off recorded claims of lien against coach homes; for a detached or carriage home that master rate is inferred. Coach Homes I adds $1,550.00 a quarter for 2026. Carriage Homes I and II fees are not published; the estoppel or the adopted budget states them.
No amount is published, so we print no figure. The estoppel certificate states any capital contribution or transfer fee due at closing.
No more than $299 on a current account, plus $119 if expedited and up to $179 if delinquent, per Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116. A carriage or coach home sale needs the condominium’s estoppel as well as the master’s.
No record isolates an effect, and we do not predict one. Four association suits against the builders were pending as of 6 September 2026 (Collier County Clerk docket), with no later public report found as of 6 November 2026; no court has found a defect and no recorded special assessment ties to them.
No record isolates the price effect. The letter matters to a buyer’s lender: it removes the built area of your lot from the Special Flood Hazard Area, so the federal mandatory purchase rule does not apply, though a lender may still require flood insurance. Have it in your file at contract.
No. Assessed value is a tax figure capped by Save Our Homes on a homestead; just value is the appraiser’s January 1 roll value. Our guide records a $839,972 median just value for detached parcels on the 2026 roll.
Often, if you hold a homestead. Your buyer is reassessed at just value as of the January 1 after the sale, and our guide found a median detached homestead benefit of $271,159, about $2,812 a year at 10.3696 mills.
The record does not settle it. Single-family resales recorded a $1,000,000 median in 2025 on 9 sales and $1,250,000 in 2026 to October 16 on 9 sales. Recorded sales, not a forecast, and 9 sales is a short series.
In the twelve months to October 16, 2026 the county recorded 5 resales in February 2026 and 4 in July 2026, and one or two in each other month from November 2025 to August 2026. Those are deed recording months, not listing advice.
Not in square footage. Section 10.31 of the Declaration, added by amendment recorded 30 April 2024, bars added square footage, enlarged rooms and added garage space.
They define what an investor buyer can do. The recorded Declaration sets a 30 consecutive day minimum and no more than 3 leases per calendar year, as recorded; current rules and condominium-level rules are not published, so a buyer confirms with the estoppel and the managers.
No. An opinion of value from a licensee is not an appraisal; a lender, estate or court needs a state-certified appraiser.
Yes. Use the valuation form on this page or call Jesse direct at (239) 898-6072 for a range with every LaMorada sale behind it.
Every LaMorada figure on this page traces to a primary source below. We cite no listing portal.
The recorded LaMorada documents
Collier County courts and records
The association and its managers
The developers
Collier County government
Florida statutes, DBPR and the Department of Revenue
Flood, storm and construction
Litigation reporting and the gate area
Sales records and reviews
These official documents bear most directly on what a LaMorada home is worth and what a buyer reads before signing; each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a LaMorada owner |
|---|---|---|
| Declaration of Covenants, Instrument 5133332 | Recorded with the Collier County Clerk | Assessments, leasing, pets, vehicles and design review |
| Certificate of Amendment adding Section 10.31 | Recorded with the Collier County Clerk | No added square footage or garage space |
| Claim of Lien stating the master rate | Recorded with the Collier County Clerk | The $1,388.51 quarterly master assessment |
| Claim of Lien stating the 2026 Coach Homes I rate | Recorded with the Collier County Clerk | The $1,550.00 quarterly condominium assessment |
| Declaration of Condominium, Coach Homes I | Recorded with the Collier County Clerk | The coach home buildings and their two stories |
| Declaration of Condominium, Carriage Homes | Recorded with the Collier County Clerk | The carriage home buildings and their two stories |
| FEMA revalidation letter 18-04-0009V (PDF) | FEMA | That all five LaMorada flood letters stayed valid in 2024 |
| FEMA Map Service Center, address search | FEMA | Your zone and your lot’s letter |
| Collier County FY26 solid waste rate resolution (PDF) | Collier County | The $261.91 FY26 solid waste rate |
| Estoppel certificate fees (PDF) | Florida DBPR | The estoppel caps |
| Section 720.401 | Florida Legislature | The disclosure summary for a detached home |
| Section 718.503 | Florida Legislature | The carriage and coach home resale package |
| Section 689.302 | Florida Legislature | The seller’s flood disclosure |
The current budgets, reserve schedules and Rules and Regulations are not posted as public files; request them from KW Property Management for the master association and Tropical Isles Management Services for the three condominiums. Section 720.401 requires the disclosure summary before a detached home contract is signed; for a carriage or coach home, section 718.503 governs, and whether 720.401 also applies to a condominium unit inside the master is a question for your closing agent. This is information, not legal advice.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), and when you call, you reach us directly. Jesse McGreevy leads listings and seller strategy across Naples, Bonita Springs, Estero and Marco Island, and Marc Comisar leads buyer representation across Southwest Florida. Read more about McGreevy and Comisar, or return to the full LaMorada community guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Want a LaMorada range? Use the valuation form or call Jesse direct at (239) 898-6072. Buying a home as well? Call Marc at (239) 287-5873, or see how we represent buyers.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export). Collier County recorded sales through October 16, 2026. Recorded association documents and litigation status as our LaMorada guide reads them, docket as of 6 September 2026. McGreevy and Comisar, value your LaMorada home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.