Updated September 2026
Monterey in North Naples sits in six recorded neighborhoods behind one guard gate, and each one prices differently. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, value your home from your own plat using Collier County roll comps, not a national estimate. Start below or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
An automated valuation model cannot price a Monterey home, and this page proves it with the county’s own numbers rather than asserting it. Monterey, in North Naples 34109, contains six recorded neighborhoods whose trailing-24-month median sale prices run from $375,000 to $1,950,000 behind one guard gate. Any estimate that treats “Monterey, Naples” as a single market is averaging across a fivefold spread. Everything below is computed from the Collier County Property Appraiser’s own certified 2026 preliminary tax roll, and where the public record stops, we say so instead of guessing. For the community itself, its governance, amenities and flood mapping, see our Monterey community guide, and for what actually happens once you decide to list, see selling a home in Monterey. Every Naples community we cover is indexed on our Naples real estate hub.
Monterey is not one housing market. It is six recorded neighborhoods inside one gate on Orange Blossom Drive, and over the trailing twenty-four months their median qualified sale prices ran from $375,000 in the condominium to $1,950,000 in Monterey Unit Five. Six plats, one address range, and a fivefold spread between the top and the bottom.
That single fact is why a Monterey valuation has to start with the plat rather than with the community. Here are all six neighborhoods measured on the same six specifications, every cell computed from the Collier County Property Appraiser’s 2026 preliminary tax roll. Living area is the roll’s adjusted area throughout, which is stated again in every section below where a price per square foot appears.
Recorded neighborhood | Homes | Built | Median living area, adjusted | Living area range | Median lot | Median 2026 just value |
|---|---|---|---|---|---|---|
Villages of Monterey at Woodbridge, Unit One | 124 | 1989 to 2017 | 3,352 sq ft | 2,341 to 6,496 sq ft | 0.32 ac | $1,342,362 |
Villages of Monterey at Woodbridge, Unit Two | 20 | 1990 | 1,830 sq ft | 1,370 to 2,120 sq ft | 0.04 ac | $472,710 |
Villages of Monterey at Woodbridge, Unit Four | 78 | 1991 to 2002 | 3,478 sq ft | 2,629 to 5,091 sq ft | 0.30 ac | $1,364,673 |
Monterey Unit Five | 89 | 1991 to 2025 | 3,306 sq ft | 2,315 to 5,361 sq ft | 0.29 ac | $1,249,350 |
Monterey Unit Three | 68 | 1992 to 2000 | 2,099 sq ft | 1,921 to 2,717 sq ft | 0.17 ac | $777,897 |
Monterey Villas, a Condominium | 40 | 1994 to 1996 | 1,450 sq ft | 1,450 to 1,450 sq ft | condominium | $390,250 |
Read that table down the columns, never across the two product types. A 1,450 square foot condominium unit on San Vista Circle and a 5,091 square foot single-family home on Beaumont Court are not the same product, do not share a buyer, and cannot be blended into one community number without producing a figure that describes neither.
Unit One is the custom-home core, 124 homes with a median adjusted living area of 3,352 square feet on a median lot of 0.32 acres, and by far the widest size range in the community at 2,341 to 6,496 square feet. It also has the longest build window, 1989 through 2017, which means two homes on the same street can be twenty-eight years apart in construction date. Its 2026 median just value is $1,342,362 and its trailing-24-month median qualified sale was $1,782,500 across ten sales.
Unit Two is the twenty attached courtyard villas on San Bernadino Way, all completed in 1990, with a median adjusted living area of 1,830 square feet and a median lot of 0.04 acres. Its 2026 median just value is $472,710. Three qualified sales in the trailing twenty-four months produced a median of $555,000 in a $530,000 to $645,000 band. This is the smallest sample of any single-family-style neighborhood in Monterey and the one where a single unusual sale moves the median furthest.
Unit Four is the lake neighborhood, 78 homes built between 1991 and 2002, with the largest median adjusted living area in Monterey at 3,478 square feet and a median lot of 0.30 acres. Seventy-three of its 78 homes front the 11.23-acre lake, which makes it effectively an all-water-frontage plat. Its 2026 median just value of $1,364,673 is the highest of the six, and its trailing-24-month median qualified sale was $1,837,500 over ten sales.
Unit Five carries 89 homes with a median adjusted living area of 3,306 square feet on a median 0.29-acre lot, and it is the only Monterey plat with a build date in 2025. That 1991 to 2025 window is the rebuild frontier: the plat still holds original homes from the first decade alongside recently completed replacements. Its trailing-24-month median qualified sale of $1,950,000 across six sales is the highest in Monterey, and its median 2026 just value is $1,249,350.
Unit Three is the 68 detached villa homes, built 1992 to 2000, with a median adjusted living area of 2,099 square feet on a median 0.17-acre lot and a tight size band of 1,921 to 2,717 square feet. The tight band is the point: this is the most internally consistent neighborhood in Monterey and therefore the one where comparable sales do the most work. Median 2026 just value is $777,897, and five qualified sales over twenty-four months produced a median of $895,000.
Monterey Villas is 40 condominium units on San Vista Circle, built 1994 to 1996, and every one of them is carried on the roll at exactly 1,450 square feet of adjusted living area. That uniformity is unusual and it is useful: when every unit is the same size, price differences are almost entirely condition, location within the plat and timing. Median 2026 just value is $390,250, and three qualified sales over twenty-four months produced a median of $375,000 in a $360,000 to $480,000 band.
Request a free Monterey home valuation and we will price your home from its own plat, its own adjusted living area, its own lot and its own qualified comparable sales, not from a community average. There is no obligation, no automated number, and no sign-up wall. You will get a written opinion of value with the comparable sales shown.
Start with the free Monterey home valuation request at the top of this page, or call Jesse McGreevy (239) 898-6072 directly and describe the house. Either route reaches the same two people whose names are on this page.
What we need from you. The street, because the street tells us the plat. The approximate year of any roof, kitchen, primary bath or impact-window work. Whether the lot backs onto a platted water tract. Whether the home has been leased. And whether you have a preferred timeline, because timing changes strategy more than it changes value.
What you get back. A written value opinion with a stated range rather than a single number, the qualified comparable sales it rests on with their dates and adjusted living areas, the price per square foot on adjusted area for each of them, a note on which of Monterey’s four neighborhood associations governs your exterior, and a plain statement of what we could not establish from the record.
What we will not do. We will not quote you a community-wide median as if it described your house. We will not give you a number derived from an automated valuation model. We will not convert a recorded water frontage into a claim about what you can see from the lanai. And we will not give you a price we cannot show you the comparable sales for.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
An automated valuation model prices a home by finding similar sales near it. In Monterey that method breaks immediately, because the nearest sales to any Monterey home are frequently in a different plat, a different product type and a different price tier. Six neighborhoods and a $375,000 to $1,950,000 median spread defeat proximity as a proxy for similarity.
San Vista Circle, San Bernadino Way and Beaumont Court are all inside Monterey and all within about half a mile of each other. The community footprint measures roughly 0.58 by 0.50 miles. Inside that footprint sit a 1,450 square foot condominium with a trailing-24-month median of $375,000, a 1,830 square foot attached villa with a median of $555,000, and a single-family plat with a median of $1,837,500. A model that weights distance heavily will pull all three into each other’s comparable sets. A human who reads the plat will not.
Monterey is recorded, and still widely marketed, as Villages of Monterey. The recorded plats are Villages of Monterey at Woodbridge, Units One, Two and Four, then Monterey Units Three, Five and Six, because the developer dropped “at Woodbridge” from the plat names in a 48-day window between 19 October 1990 and 6 December 1990. The tax roll still abbreviates three of those plats. Separately, there is a Monterey Point address in Naples 34105 and a Monterey Drive in Naples 34119, both in different communities with different fee structures. Anything matching on the word “Monterey” and the word “Naples” will pull all of it together.
Four of Monterey’s neighborhoods carry their own association on top of the master, and two of them carry leasing overlays that materially change the buyer pool. The twenty attached villas cannot be leased until the owner has held title for 24 months, and then only on a 30-day minimum. The forty condominium units cannot be leased in the first 12 months of ownership, then on one-year leases only with no subleasing. Master board approval of any transfer is mandatory community-wide with 30 days’ written notice. None of that is in a public data feed, and all of it reaches price.
We value a Monterey home in six steps, and every one narrows the comparable set before it prices anything. Plat first, then product type, then adjusted living area against that plat’s own range, then lot and water frontage, then condition and capital work, then the qualified sale set inside that same plat. The community average never enters the calculation.
Mission Drive crosses three plats. San Vista Circle is the condominium. San Bernadino Way is the attached villas. San Miguel Way, San Sebastian Way and San Gabriel Lane are the detached villa homes. Everything else sits in one of the three detached single-family plats. The plat determines the association, the fee tier, the architectural review board and, in two cases, the leasing rules, so it determines the buyer pool before it determines anything else.
Monterey’s 419 dwellings break into 359 single-family parcels and 60 condominium and attached-villa parcels. Those two groups trade at different price points, in different price cycles, to different buyers, with different financing profiles. Every figure we give you is computed inside one of those two groups and never across both.
A 3,352 square foot home is at the exact median of Villages of Monterey at Woodbridge, Unit One. The same house would sit above the top of Monterey Unit Three’s entire range, which runs 1,921 to 2,717 square feet. Size is only meaningful against the range of the plat it sits in, which is why the benchmark table above carries a range column and not only a median.
Median lot sizes across the six neighborhoods run from 0.04 acres in the attached villas to 0.32 acres in Unit One. Water frontage is recorded by the county where a parcel shares a boundary with a platted water tract, and in Villages of Monterey at Woodbridge, Unit Four, 73 of 78 homes do. We use the recorded frontage and then confirm what a buyer will actually see from the lanai before any address-level statement is made.
Monterey’s median year built is 1994, and 379 of its 420 buildings, about 90%, went up in the ten years from 1990 to 1999. On stock of that age the items that move a number are roof age and code standard, impact glazing, kitchen and primary bath, mechanical systems and pool equipment. We ask when each was done, because a documented roof replacement changes both the price and the buyer’s insurance quote.
We use only qualified transfers of improved property, which is the county’s own determination that a deed transfer was an arm’s length sale. In the trailing twelve months the roll recorded 43 deed transfers on Monterey parcels; 21 qualified and 22 did not. Quitclaims, family transfers and estate deeds are excluded, and we tell you how many were excluded rather than quietly folding them in.
Monterey is the community where the gap between a model’s answer and the market’s answer is widest, because six recorded neighborhoods sit behind one gate with a fivefold spread between their trailing-24-month medians. Get a valuation built on your own plat instead. Request a free Monterey home valuation, or call Jesse McGreevy (239) 898-6072. If you are buying rather than selling, read how we represent buyers in Naples and call the same number. Top 1% Real Estate Agents Nationally Since 2008.
Assessed just value is the county’s annual valuation for taxation. It is not a listing price, not an appraisal, and not what a buyer will pay. Monterey shows the gap plainly: Villages of Monterey at Woodbridge, Unit One carries a 2026 median just value of $1,342,362 while its trailing-24-month median qualified sale is materially higher at $1,782,500.
Sellers mistake one for the other constantly, and it is an easy mistake to make, because the just value arrives in the mail with the county’s name on it and looks authoritative. It is authoritative, for the thing it measures. Just value is derived under Florida Statute 193.011, which sets out the factors a property appraiser must consider, and it is produced in a mass-appraisal process across an entire county on a single assessment date. An individual sale is a negotiated outcome between two parties on one day, with a specific house in a specific condition in front of a specific buyer.
Two structural reasons. First, mass appraisal is calibrated to be defensible across a whole class of property rather than precise on any one parcel. Second, the roll’s assessment date and the sale date are rarely the same, and in a market that has moved, a January valuation and a June contract are describing different conditions. Across all six Monterey neighborhoods the roll’s just values sit materially below transacted prices, and that pattern is consistent enough to be worth stating and specific enough to be worth not extrapolating from.
Comparing neighborhoods against each other on a single uniform basis. Every parcel in Collier County was valued by the same office under the same statute on the same date, so the ratio between Monterey Unit Three’s $777,897 median and Villages of Monterey at Woodbridge, Unit Four’s $1,364,673 median is a real, like-for-like signal about relative position. It is also the number your tax bill is built from, so it matters directly to carrying cost. What it is not is a forecast of your closing statement.
The Collier roll carries two area measures for the same house, and they disagree on roughly half of the county’s buildings. Base area is the heated footprint. Adjusted area adds garage and lanai adjustments. On Monterey’s detached homes, adjusted area exceeds base area by a median of 575 to 718 square feet, which is a whole room of difference.
Every square-foot figure on this page uses adjusted living area, and this sentence is the label. That matters because a price per square foot is a ratio, and a ratio computed with two different denominators is not one metric with a spread, it is two metrics wearing the same name.
Villages of Monterey at Woodbridge, Unit One has a base-area median of 2,777 square feet and an adjusted-area median of 3,352 square feet. Its base-area range is 1,330 to 5,522 square feet and its adjusted-area range is 2,341 to 6,496 square feet. Both descriptions are correct. They describe the same 124 houses under two different definitions, and neither is a correction of the other.
Take a home that sells for $1,750,000. On a base area of 2,777 square feet that is about $630 per square foot. On an adjusted area of 3,352 square feet it is about $522 per square foot. Nothing about the house changed. If you are handed a price per square foot for a Monterey home and nobody tells you which measure produced it, the correct response is to ask, because the answer changes the number by roughly a fifth.
Here are ten calendar years of qualified arm’s length sales of improved property in Monterey, split into single-family and attached product and never blended. Read the table down each segment’s columns. The price-per-square-foot column, computed on adjusted living area throughout, is the more stable signal in any year with a small sale count.
Year | Single-family sales | Median | Median per sq ft | Attached sales | Median | Median per sq ft |
|---|---|---|---|---|---|---|
2016 | 29 | $730,000 | $234 | 3 | $290,000 | $200 |
2017 | 16 | $555,000 | $220 | 6 | $310,000 | $192 |
2018 | 29 | $765,000 | $242 | 3 | $322,500 | $205 |
2019 | 20 | $787,500 | $217 | 2 | $311,000 | $221 |
2020 | 19 | $800,000 | $245 | 4 | $333,500 | $230 |
2021 | 35 | $975,000 | $285 | 10 | $393,000 | $250 |
2022 | 16 | $1,250,000 | $424 | 4 | $546,250 | $316 |
2023 | 11 | $1,750,000 | $518 | 0 | no sales | |
2024 | 17 | $1,325,000 | $481 | 4 | $562,500 | $340 |
2025 | 13 | $2,055,000 | $574 | 1 | $480,000 | $331 |
2026 | 10 | $1,660,000 | $519 | 5 | $530,000 | $290 |
Median price per square foot on adjusted area moved from $234 in 2016 to $519 in 2026, and the shape of that move is the useful part. The step change happened between 2021 and 2022, from $285 to $424. The years since have moved within a $481 to $574 band rather than continuing to climb. Median price has been noisier than price per square foot in every one of those years, which is exactly what a small-sample median does when the mix of house sizes changes.
The attached segment ran 3 to 10 sales a year over the decade, and in 2023 it recorded none at all. A segment that can produce a zero-sale year cannot produce a reliable annual median, and its 2025 row rests on a single sale. Price per square foot on adjusted area moved from $200 in 2016 to $290 in 2026, with a peak of $340 in 2024. When someone quotes you an attached-product trend in Monterey, ask how many sales the year held.
This is the table that decides a Monterey listing price, and it is the one that shows why a community median is meaningless here. Six recorded neighborhoods, qualified arm’s length sales of improved property over the trailing twenty-four months, each with its own count, low, high and price per square foot on adjusted living area.
Recorded neighborhood | Qualified sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
Villages of Monterey at Woodbridge, Unit One | 10 | $1,782,500 | $985,000 | $3,000,000 | $555 |
Villages of Monterey at Woodbridge, Unit Two | 3 | $555,000 | $530,000 | $645,000 | $339 |
Villages of Monterey at Woodbridge, Unit Four | 10 | $1,837,500 | $1,275,000 | $2,825,000 | $519 |
Monterey Unit Five | 6 | $1,950,000 | $1,530,000 | $2,600,000 | $574 |
Monterey Unit Three | 5 | $895,000 | $852,500 | $1,200,000 | $432 |
Monterey Villas, a Condominium | 3 | $375,000 | $360,000 | $480,000 | $259 |
Villages of Monterey at Woodbridge, Unit One has a median of $1,782,500 and a range of $985,000 to $3,000,000. That is a threefold spread inside a single plat of 124 homes, and it is entirely explained by the plat’s own size range of 2,341 to 6,496 square feet of adjusted area and its 1989 to 2017 build window. A median tells you the middle of that. It does not tell you where your house sits in it.
On adjusted area, Monterey Unit Five leads at $574, then Villages of Monterey at Woodbridge, Unit One at $555 and Unit Four at $519, then Monterey Unit Three at $432, then Unit Two at $339, then Monterey Villas at $259. That ordering is stable in a way the medians are not, because it is not moved by whether the houses that happened to sell were large or small. It is the column we start from.
These are the twenty most recent qualified arm’s length sales of improved property on the Collier roll for Monterey parcels, with sale date, price, adjusted living area, street and product type. This is the raw evidence behind every median above, published rather than summarised, so you can see the sale set rather than take a number on trust.
Sale date | Price | Living area, adjusted | Street | Type |
|---|---|---|---|---|
24 June 2026 | $2,400,000 | 5,091 sq ft | Beaumont Ct | Single-family |
17 June 2026 | $2,825,000 | 4,394 sq ft | Beaumont Ct | Single-family |
15 June 2026 | $375,000 | 1,450 sq ft | San Vista Cir | Attached |
11 June 2026 | $1,845,000 | 3,440 sq ft | Cordoba Cir | Single-family |
8 June 2026 | $360,000 | 1,450 sq ft | San Vista Cir | Attached |
28 May 2026 | $645,000 | 1,830 sq ft | San Bernadino Way | Attached |
20 May 2026 | $1,550,000 | 2,786 sq ft | Mission Dr | Single-family |
5 May 2026 | $1,995,000 | 3,253 sq ft | Beaumont Ct | Single-family |
31 March 2026 | $1,720,000 | 3,104 sq ft | Ponte Verde Way | Single-family |
25 March 2026 | $530,000 | 1,830 sq ft | San Bernadino Way | Attached |
24 March 2026 | $555,000 | 1,638 sq ft | San Bernadino Way | Attached |
17 February 2026 | $1,600,000 | 3,980 sq ft | Mission Dr | Single-family |
23 January 2026 | $852,500 | 1,975 sq ft | San Miguel Way | Single-family |
20 January 2026 | $895,000 | 2,097 sq ft | San Miguel Way | Single-family |
5 January 2026 | $1,000,000 | 1,991 sq ft | San Miguel Way | Single-family |
25 November 2025 | $2,450,000 | 3,488 sq ft | Cordoba Cir | Single-family |
10 November 2025 | $2,400,000 | 3,576 sq ft | Mission Dr | Single-family |
8 October 2025 | $1,650,000 | 3,285 sq ft | Beaumont Ct | Single-family |
2 October 2025 | $1,765,000 | 3,845 sq ft | Beaumont Ct | Single-family |
29 September 2025 | $1,530,000 | 3,001 sq ft | Mission Dr | Single-family |
Three sales on San Miguel Way inside three weeks in January 2026 came in at $852,500, $895,000 and $1,000,000 on 1,975, 2,097 and 1,991 square feet of adjusted area. Those are the detached villa homes, and they are tightly clustered because the product is tightly clustered. In the same six months, Beaumont Court produced $1,995,000, $2,400,000 and $2,825,000. Same gate, same guard, same clubhouse, entirely different market.
Monterey Villas units are all carried at 1,450 square feet of adjusted living area, without exception. In June 2026 two of them closed a week apart at $360,000 and $375,000. When the size is fixed and the price still moves by 4%, the difference is condition, location within the plat and negotiation. That is a useful control on the rest of the community, and it is the clearest illustration on this page of what a valuation is actually doing once size is held constant.
Lot size varies sharply across Monterey’s plats, from a median of 0.04 acres in the attached villas to 0.32 acres in Villages of Monterey at Woodbridge, Unit One. Water frontage varies as sharply, and the county records frontage on a platted water tract rather than an outlook. Those are different claims and we keep them apart.
Roughly 44% of Monterey’s platted acreage is common ground rather than private lot. Here is what the roll says that acreage is doing.
Land use | Acres |
|---|---|
Lakes and water management | 29.43 |
Private streets and rights of way | 20.07 |
Clubhouse and amenity tract | 2.88 |
Parkland and open space | 2.80 |
Utility, drainage and borrow tracts | 11.71 |
Residential lots | 115.36 |
Total, all Monterey parcels | 182.25 |
A parcel is recorded as fronting water when it shares a boundary with a platted water-management tract. Those tracts include open water in some places and a drainage swale or easement behind a lot in others. Sharing a boundary proves the lot abuts the tract. It does not prove an open-water outlook from the lanai. We write water frontage at address level, we confirm the actual outlook from imagery and from standing in the room before it goes in a listing, and we never convert one into the other on paper.
Villages of Monterey at Woodbridge, Unit Four is effectively an all-water-frontage neighborhood: 73 of its 78 homes front the 11.23-acre lake. That finding holds because the base is homes, the majority is overwhelming, and the tract in question is genuinely open water. Comparable percentages for other Monterey plats were computed on inconsistent bases and we do not publish them, because a percentage whose denominator is unstated is a number without a meaning.
Two things distort a Monterey median, and both look like price movement when they are not. The first is sample size: three of the six neighborhoods rest on three to six qualified sales over twenty-four months. The second is mix: which product types happened to trade in a given year changes the community number without anything changing in value.
Villages of Monterey at Woodbridge, Unit Two produced three qualified sales over twenty-four months, at $530,000, $555,000 and $645,000. The median is $555,000. Remove the middle sale and the median becomes $587,500, a 5.9% move produced entirely by one transaction that has nothing to do with the market. Monterey Villas is in the same position with three sales, and Monterey Unit Three with five. In those neighborhoods we lead with price per square foot on adjusted area and the multi-year trend, and we treat the single-year median as the weakest evidence on the page rather than the headline.
In 2021 Monterey recorded 35 single-family sales at a median of $975,000 and 10 attached sales at a median of $393,000. In 2025 it recorded 13 single-family sales at $2,055,000 and 1 attached sale at $480,000. A blended community median across 2021 would be dragged down heavily by the ten attached sales; the same calculation across 2025 barely feels the single one. The two blended numbers would appear to show enormous appreciation. Most of that apparent movement is the changing ratio of villa sales to single-family sales, not the market. This is exactly why every table on this page is split by segment and never blended.
The Collier County tax roll records deeds. It does not record listings. That means nothing computed from it can produce days on market, original or final list price, sale-to-list ratio, price reductions, expired or withdrawn listings, or how many homes are for sale in Monterey right now. Those measures come from the Southwest Florida MLS Matrix, and this section gives them with the source and the pull date attached.
What Matrix shows for Monterey, pulled 2 September 2026. Over the trailing twelve months Matrix records 23 Monterey closings, $35,852,500 in volume, a median sale price of $1,650,000, a median of 68 days on market and an average sale-to-list ratio of 95.51%, with a median of 94.62%. The highest sale was 7985 Beaumont Ct at $2,825,000 and the fastest was 7986 Beaumont Ct at 0 days on market. On the active side Monterey carries 8 listings today, at a median list price of $1,950,000 in a $529,000 to $2,895,000 band, with a median of 47 days on market and a median list price of $659 per square foot. Eight active against 23 trailing-twelve-month closings is roughly 4.2 months of supply, which reads as a balanced market rather than a seller’s or a buyer’s one.
Why Matrix counts 23 and the county roll counts 21, and why both are correct. Matrix counts brokered listings that closed. The roll counts deeds the county flagged as qualified arm’s length transfers, so it sees conveyances that never had a listing while excluding some that did. Neither number is an error and the two are not in conflict. They count different things, which is exactly why every figure on this page names its source.
We are explicit about it because the difference is easy to hide and expensive to get wrong. A page that quotes a Monterey days-on-market figure without saying where it came from is either using a county-level number from the local REALTOR association and presenting it as community-specific, or it is using a listing feed and not saying so. Both are common. Neither is defensible.
Everything numeric on this page comes from the Collier County Property Appraiser’s own certified 2026 preliminary tax roll extracts, tax year 2026, files dated 29 and 31 August 2026, held locally and queried offline. Sales history in those files runs from 1 October 1988 through 10 August 2026. Building rows were filtered to genuine buildings, because the roll’s building table also carries pool decks, screen enclosures and spas as rows and counting those inflates any structure count.
The Matrix figures above are community-wide and carry a pull date of 2 September 2026. Your own address needs its own pull: list-price history, the days on market and sale-to-list ratio for your product tier rather than for the whole gate, and the specific competing inventory your home will actually be shown against. We pull those on the day you ask and we label them as MLS data rather than county data. Call Jesse McGreevy (239) 898-6072 and ask for the current MLS picture on your street rather than on your ZIP code.
Carrying cost reaches sale price through the buyer’s qualification and through the buyer’s willingness, so a Monterey valuation has to state it accurately. The stack here is a county millage of roughly 9.53 mills, a mandatory solid waste assessment, a master association assessment, a separate neighborhood assessment, and a buyer-paid resale capital assessment at closing.
Monterey sits in millage area 133, at roughly 9.53 mills in total. The components are County 3.0107, Water Pollution Control 0.0246, Conservation Collier 0.2096, Unincorporated MSTD 0.6844, School 4.2490, North Collier Fire Control and Rescue District 1.0000, South Florida Water Management District 0.0948, Big Cypress Basin 0.0978 and Collier Mosquito Control at approximately 0.1609. On top of that sits the Collier County solid waste assessment of $261.91 per residential unit for fiscal 2026, which is a non-ad-valorem charge on the tax bill rather than a millage.
Monterey Master Owners’ Association sits over four neighborhood associations: the Single Family Neighborhood, the Single Family Villa Home Neighborhood covering 68 detached villa homes, the Villa Owners’ association covering 20 attached courtyard villas, and Monterey Villas Condominium covering 40 units. A Monterey owner therefore pays a master assessment plus a neighborhood assessment, and which neighborhood assessment depends on the plat. Assessments bill quarterly, due 1 January, 1 April, 1 July and 1 October.
No current master assessment figure is published anywhere in the public record. Information not available at time of publishing. What is recorded is the structure above, the quarterly billing schedule, and a $1,600.00 resale capital assessment payable by the buyer at closing under the master bylaws as amended in 2017, which the board may raise by up to 10% per calendar year since then. Third parties publish a single flat annual number for Monterey; a single number cannot be correct across four associations with a condominium layered on a master. We will get the current figures for your specific neighborhood in writing, and they are obtainable in a day.
Monterey straddles two FEMA flood zones, and which one your address sits in changes a buyer’s carrying cost and therefore your negotiating position. It is covered by FIRM panels 12021C0381J and 12021C0382J, both effective 8 February 2024. The west edge and an interior band including the centroid are Zone AE; the north, east and south perimeter are Zone X-shaded.
Flood insurance is federally mandated for a mortgaged home in the Zone AE portion and is not mandated in the Zone X-shaded portion, which includes the main gate. Mapped base flood elevations near the community are 11.5 and 12.0 feet NAVD88. Collier County is a Community Rating System Class 5 community, which earns a 25% discount on National Flood Insurance Program premiums for eligible policies. This is an address-by-address question and never a community-level one, and a seller who has the panel determination and, where one exists, an elevation certificate in the listing file removes the single largest source of mid-contract renegotiation on a Monterey house.
Monterey’s median year built is 1994, which sits outside the Florida Building Code construction-date insurance credit. A roof replaced to the 2001 code standard brings that credit back, and a current wind mitigation report is what proves it to an underwriter. On stock with a median age of thirty-two years, the insurance quote a buyer receives is often the difference between a clean inspection period and a renegotiation, which is why we ask for roof documentation before we price rather than after.
Preparation on Monterey stock is a narrow list, because the housing here is architecturally varied, semi-custom and built mostly in one decade. Buyers in this community are underwriting roof, glazing, kitchens, primary baths and mechanicals, and they are doing it against a plat range they can see. Spend where the plat’s own range says the gap is.
Monterey was built as a scattered-lot, multi-builder community: buyers bought lots and chose their own builder from a pool of at least twenty local firms plus one national production builder, which is why no published model names exist for any neighborhood and why condition varies so much house to house. That variance is the opportunity. Against a plat median of 3,352 square feet in Villages of Monterey at Woodbridge, Unit One or 2,099 square feet in Monterey Unit Three, a buyer is comparing a specific house to specific neighbors, not to a builder’s spec sheet.
Roof permit and final inspection. Wind mitigation report. Impact-glazing documentation. Any elevation certificate. The current master and neighborhood assessment figures in writing. The association’s transfer application and its processing fee. And the master board’s 30 days’ written notice requirement, started the day the contract is executed rather than the week before closing. A Monterey contract written on a 30-day close is at risk from the association timeline alone.
A full kitchen replacement immediately before listing rarely returns its cost in this community, because the buyer pool here is renovating to its own taste at these price points. Paint, landscaping, pressure washing, lanai and pool-cage screening, and a deep clean return reliably. So does professional photography of a house that has been decluttered. We will walk the house and tell you which list yours belongs on, and we will tell you when the answer is to do nothing.
Net proceeds, not sale price, is the number that matters, and in Collier County the customary cost split differs from most of Florida. The deed documentary stamp tax is customarily the seller’s. The owner’s title insurance policy is customarily the buyer’s, which is the reverse of Lee County custom. Nothing in Florida law assigns these, so the contract controls.
Deed documentary stamp tax at $0.70 per $100 of consideration, rounded up to the next full $100, under Florida Statute 201.02. On a $1,750,000 Monterey sale that is 17,500 units at $0.70, or $12,250. Brokerage compensation as negotiated in the listing agreement. A municipal lien search, customarily the seller’s in this market. The association estoppel certificate fee, capped by statute. Prorated property taxes and prorated association assessments through the closing date. And the settlement or closing fee, which is negotiable and in Collier usually follows the party selecting the closing agent.
Florida caps what an association may charge for an estoppel certificate. For a current account the cap is $299, with an additional $119 for delivery within three business days and an additional $179 where the account is delinquent. The caps were reset by the 2024 legislative session effective 1 July 2024 and are indexed, with the Department of Business and Professional Regulation adjusting them every five years. The certificate is valid for 30 days, or 35 if sent electronically, and the fee is refundable within 30 days of a written request if the sale does not close. Confirm the amount in effect with the issuing association.
The $1,600 resale capital assessment adopted in 2017 is payable by the buyer at closing, and the board may raise it by up to 10% per calendar year. It is not a seller cost, but discovering it at the closing table is how deals get renegotiated on the last day, and disclosing it in the listing package is how they do not. Jesse McGreevy (239) 898-6072 will build you a written net sheet for your specific Monterey address before you list, not after you have an offer.
The depth of measurement here is the depth we bring to a Monterey listing. We do not price from a community average, we do not hand your file to an assistant, and we do not give you a number we cannot show you the comparable sales for. That is the pitch, and everything above it is the evidence.
The Monterey track record, measured rather than asserted. In the trailing twelve months the Southwest Florida MLS Matrix records 23 Monterey closings totalling $35,852,500, at a median sale price of $1,650,000, a median of 68 days on market and an average sale-to-list ratio of 95.51%. The highest was 7985 Beaumont Ct at $2,825,000. The fastest was 7986 Beaumont Ct, which sold at 0 days on market. Those are Matrix figures pulled 2 September 2026, and they describe the whole community rather than any one firm’s share of it.
McGreevy and Comisar are a top-reviewed Naples listing team, and every quote on this page is a real, named, verifiable Google review. We do not composite, tailor or invent client language.
★★★★★ “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.”
Donald Vogler, Verified Google review
Jesse McGreevy started in real estate in October 2004 and launched his own team in October 2008. Marc Comisar runs field work, showings, listing preparation and negotiation. Together they co-founded Domain Realty and co-own the brokerage, which is why a Monterey seller working with us is not waiting on a manager’s permission to do something unusual. Since 2008 our team has closed transactions across Lee and Collier County continuously, and in the last 12 months we tracked every one of the 21 qualified arm’s length sales recorded inside this gate.
We read the specific neighborhood’s declaration before we price. We get the current fee stack in writing. We pull the flood panel for the parcel rather than the community. We open the association transfer file the day the contract is executed, because 30 days of written notice is the whole of a 30-day close. And we market a 1,450 square foot condominium unit and a 4,000 square foot single-family home as the two different products they are. And we represented sellers and buyers on both sides of transactions in Collier County gated communities long enough to know that the association timeline, not the price, is what usually kills a deal.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.”
Elizabeth Purdy, Verified Google review
Request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072. Marc Comisar (239) 287-5873. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Top 1% Real Estate Agents Nationally Since 2008.
Every record below is held by a government authority, a court clerk or a state agency, and every link goes to that authority’s own site. Recorded instruments are cited by instrument number and by Official Records book and page, which is the durable citation; the Clerk’s search portal is the correct entry point because per-document image links require an authenticated session.
Record | What it establishes for a valuation | Citation | Where to get it |
|---|---|---|---|
Declaration of Master Protective Covenants, Villages of Monterey | The root governing document, 28 pages, recorded 3 August 1988; no age restriction, and the use restrictions that shape the buyer pool | Instrument 1202738, Official Records Book 1370, Page 856 | |
Certificate of Amendment to the Master Bylaws, sections 17 through 20 | Lease approval, mandatory transfer approval, and the $1,600 resale capital assessment payable by the buyer | Instrument 5437561, Official Records Book 5422, Page 3053, recorded 4 August 2017 | |
Declaration of Condominium of Monterey Villas, a Condominium | The 40-unit condominium’s governing document, including its leasing restriction | Instrument 1861790, Official Records Book 1987, Page 559, recorded 21 September 1994 | |
Amended and Restated Declaration, Monterey Single Family Villa Home Neighborhood | The controlling declaration for the 68 detached villa homes | Instrument 6488962, Official Records Book 6315, Page 375, recorded 19 December 2023 | |
Recorded plats, all six numbered Monterey units | Lot lines, tracts, easements and the platted water-management tracts that determine recorded water frontage | Plat Book 15 Pages 10-15; Plat Book 15 Pages 69-70; Plat Book 17 Pages 77-79; Plat Book 17 Pages 104-106; Plat Book 19 Pages 8-11; Plat Book 23 Pages 21-22 | |
Collier County Property Appraiser parcel record | Just value, adjusted and base living area, year built, lot size and recorded sales history for your parcel | Search by owner name, address or parcel identification number | |
Florida Statute 193.011, factors in deriving just valuation | How the county arrives at the assessed just value on your notice, and why it is not a sale price | 2025 Florida Statutes | |
Florida Statute 201.02, documentary stamp tax on deeds | The $0.70 per $100 rate that sets the largest fixed seller cost on a Monterey closing | 2025 Florida Statutes | |
Florida Statute 720.30851, homeowners association estoppel certificates | The statutory cap on what your association may charge to produce the estoppel your closing needs | 2025 Florida Statutes | |
Florida Statute 720.401, disclosure summary before contract | The pre-contract disclosure a Florida parcel owner owes a buyer, and the buyer’s cancellation right if it is late | 2025 Florida Statutes | |
FEMA Flood Insurance Rate Map panels 12021C0381J and 12021C0382J | The governing flood zone for a specific Monterey address, effective 8 February 2024 | Countywide, panel printed | |
Collier County fiscal 2026 final budget and millage resolution | Every county millage component levied on a Monterey parcel | Final budget public hearing document | |
Collier County fiscal 2026 solid waste rate resolution | The $261.91 per residential unit mandatory solid waste assessment | Fiscal 2026 rate resolution | |
Florida Division of Corporations records, all five Monterey associations | Legal names, filing dates, status, officers and registered agent for the master and the four neighborhood associations | Documents N27809, N27807, N46524, N30048 and N94000004283 |
If you are buying in Monterey rather than selling, the same six-market problem works in your favor, because a buyer who knows which plat a listing sits in can tell an ambitious price from a fair one immediately. The four things to clear before writing are the plat, the flood determination, the current fee stack and the leasing overlay.
Pull the flood zone for the exact address rather than for the community, because Zone AE carries a federal flood insurance requirement on a financed purchase and Zone X-shaded does not. Get the current master and neighborhood assessment figures in writing, plus the current resale capital assessment and the transfer processing fee. Read the leasing overlay for the specific neighborhood if there is any chance of renting the property. Do not write a 30-day close, because the master association’s notice period alone consumes it. Read how we represent buyers in Naples, then call Marc Comisar (239) 287-5873.
It depends first on which of Monterey’s six recorded neighborhoods your home sits in. Trailing-24-month median qualified sale prices ran from $375,000 in Monterey Villas to $1,950,000 in Monterey Unit Five. Request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072 and we will price your specific plat, size and lot.
Villages of Monterey and Monterey are the same community. The recorded plat names are Villages of Monterey at Woodbridge, Units One, Two and Four, and Monterey Units Three, Five and Six. Which of those you own in changes the answer by a factor of five, so the honest response to this question always begins with your street.
Use the valuation request on this page or call Jesse McGreevy (239) 898-6072. You will get a written opinion of value with a stated range, the qualified comparable sales it rests on with their dates and adjusted living areas, and a plain note of anything we could not establish from the public record.
Not reliably. An automated valuation model finds statistically similar sales near a property, and inside Monterey the nearest sales are frequently in a different plat, a different product type and a different price tier. A 1,450 square foot condominium unit and a 5,091 square foot single-family home sit within half a mile of each other behind the same gate.
Because each one is drawing a different comparable set from the same confusing inputs, and because the community name matches more than one place. There is a Monterey Point address in Naples 34105 and a Monterey Drive in Naples 34119, both in different communities with different fee structures. Anything matching on name and city pulls all of it together.
The twenty most recent qualified arm’s length sales on the county roll run from $360,000 for a 1,450 square foot attached unit on San Vista Circle in June 2026 to $2,825,000 for a 4,394 square foot single-family home on Beaumont Court in the same month. The full table is above, with dates, adjusted living areas and streets.
On adjusted living area over the trailing twenty-four months: Monterey Unit Five $574, Villages of Monterey at Woodbridge, Unit One $555, Unit Four $519, Monterey Unit Three $432, Unit Two $339, and Monterey Villas $259. Every one of those uses the roll’s adjusted area, which is stated because the roll also carries a base area that differs.
On the more stable measure, single-family price per square foot on adjusted area moved from $234 in 2016 to $519 in 2026, with the step change occurring between 2021 and 2022. Since 2022 the figure has moved inside a $481 to $574 band rather than climbing further. Read the trend, not any single year.
The single-family price-per-square-foot series peaked at $574 in 2025 and reads $519 for 2026 to date, on ten sales. Ten sales is not enough to call a turn, and the median price series in the same years is noisier still. The honest answer is that the market has been flat to slightly softer since 2022 rather than continuing to climb.
Start with the plat. Then fix the product type. Then measure your adjusted living area against that plat’s own range rather than against the community. Then read the lot and any recorded water frontage. Then price the capital work. Then build the comparable set from qualified sales inside that same plat. That six-step sequence is set out in full above.
Usually not, because a listing decision needs a range and a strategy rather than a single retrospective number, and because your buyer’s lender will order its own. An appraisal is worth buying when there is a genuine dispute to settle, such as an estate division or a partition, or where the house is so unusual that comparable evidence is thin.
Yes, and more than most sellers expect. Monterey has one master association over four neighborhood associations, and the neighborhood determines the exterior maintenance obligation, the fee tier, the architectural review board and, in two neighborhoods, a leasing overlay that materially narrows the buyer pool. All four of those reach price.
Enough to matter, and the county records frontage rather than outlook. A parcel is recorded as fronting water where it shares a boundary with a platted water-management tract, and those tracts include open water in some places and a drainage swale in others. In Villages of Monterey at Woodbridge, Unit Four, 73 of 78 homes front the 11.23-acre lake, which is why that plat carries the community’s highest median just value.
It depends entirely on the plat’s own range and on what was renovated. Monterey’s median year built is 1994 and about 90% of its buildings went up between 1990 and 1999, so the returns concentrate in roof, impact glazing, kitchens, primary baths and mechanicals. We will price your specific work against the qualified sales in your plat rather than against a national percentage.
Every one of the 40 Monterey Villas units is carried on the county roll at exactly 1,450 square feet of adjusted living area. Three qualified sales over the trailing twenty-four months produced a median of $375,000 in a $360,000 to $480,000 band, at a median of $259 per square foot on adjusted area. With size fixed, the variables are condition, position in the plat and timing.
No. Assessed just value is the county’s annual mass-appraisal valuation for taxation, derived under Florida Statute 193.011 across an entire county on one assessment date. Villages of Monterey at Woodbridge, Unit One carries a 2026 median just value of $1,342,362 and a trailing-24-month median qualified sale of $1,782,500. Two different measurements of two different things.
Because mass appraisal is calibrated to be defensible across a whole class of property rather than precise on any one parcel, and because the assessment date and the sale date are rarely the same. Across all six Monterey neighborhoods the roll’s just values sit materially below transacted prices, which is normal and is not an error in either number.
A median of 68 days on market, across the 23 Monterey closings the Southwest Florida MLS Matrix recorded in the trailing twelve months, pulled 2 September 2026. Days on market is a listing measure, so it comes from Matrix rather than from the tax roll, which records deeds and carries no list price. The community median is also the wrong number to plan a timeline from, because inside this one gate the neighborhood medians run from 11 days to 252 days. Call Jesse McGreevy (239) 898-6072 for the current picture on your street.
8 active listings as of 2 September 2026 in the Southwest Florida MLS Matrix, at a median list price of $1,950,000 in a $529,000 to $2,895,000 band, with a median of 47 days on market. Against 23 trailing-twelve-month closings that is roughly 4.2 months of supply. Active inventory is an MLS figure and is not in the county tax roll, so any count published from roll data is not a count of listings. We refresh active, pending and recently closed inventory for a specific address on the day you ask, and we label it as MLS data.
For Monterey itself, 95.51% on average and 94.62% at the median, across 23 closings in the trailing twelve months in the Southwest Florida MLS Matrix, pulled 2 September 2026. Sale-to-list ratio requires a list price, which the tax roll does not carry, so that figure is Matrix data rather than county data. For North Naples as a whole the local REALTOR association publishes county-level statistics monthly. We give you any figure with its source and its date attached rather than a number on its own.
Naples runs a seasonal buyer market and listing decisions are usually made against it, but the more important variable in Monterey is which product you own, because the attached segment can go a full calendar year with no sales at all, as it did in 2023. We will build the timing recommendation around your plat’s own sale cadence rather than a citywide rule.
For Monterey itself, roughly 4.2 months of supply: 8 active listings in the Southwest Florida MLS Matrix as of 2 September 2026 against 23 closings in the trailing twelve months. That reads as a balanced market rather than a seller’s or a buyer’s one. Months of supply, absorption and active inventory are MLS measures and are not derivable from the county roll. What the roll shows separately is 21 qualified arm’s length sales against 419 dwellings in the trailing twelve months, which is 5.0% turnover, and we cite each source separately rather than blending them.
The answer depends on your plat and your product far more than on the ZIP code, because 34109 contains everything from a $360,000 attached unit to a $2,825,000 single-family home inside this one community. Bring us the street and the approximate size and we will tell you what the qualified comparable sales in that plat actually support.
McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). More usefully for a Monterey owner, we price from the plat and we can show you the comparable sales behind every number. Call Jesse McGreevy (239) 898-6072.
Florida does not require one. What a Monterey sale does require is a mandatory master board transfer approval with 30 days’ written notice, an estoppel certificate from the correct one of five associations, a pre-contract disclosure summary under Florida Statute 720.401, and an accurate flood determination for the specific parcel. Those are the items that break unrepresented closings here.
Yes. Brokerage compensation has always been negotiable and is set in the listing agreement between you and your broker. Following the 2024 National Association of REALTORS settlement, offers of compensation to a buyer’s broker are no longer communicated through the MLS, and any compensation to a buyer’s broker is negotiated separately and disclosed in writing.
Not automatically. Since the practice changes took effect on 17 August 2024, any compensation to a buyer’s broker is a negotiated term rather than an MLS-communicated offer, and buyers must sign a written agreement with their broker before touring. Whether you contribute, and how much, is a negotiating decision we will model against your net sheet before you list.
The customary seller items are the deed documentary stamp tax, brokerage compensation as agreed, a municipal lien search, the association estoppel fee, and prorated taxes and assessments through closing. In Collier County the owner’s title insurance policy is customarily the buyer’s, which is the reverse of Lee County custom. Florida law assigns none of this, so the contract controls.
$0.70 per $100 of consideration, or portion thereof, statewide outside Miami-Dade, under Florida Statute 201.02. The consideration is rounded up to the next full $100 before multiplying. On a $1,750,000 Monterey sale that is 17,500 taxable units at $0.70, which is $12,250. It is customarily paid by the seller in a Florida residential closing.
In Collier County the buyer customarily selects the closing agent and pays for the owner’s title insurance policy, which is the opposite of the custom in Lee County. Florida promulgates the premium, so the rate is identical at every title company; only the settlement service fees vary. The lender’s policy is always the buyer’s where there is a mortgage.
It is the association’s written statement of what is owed on the parcel at closing. Florida caps the fee at $299 for a current account, with an additional $119 for delivery within three business days and an additional $179 where the account is delinquent. It is valid for 30 days, or 35 days if delivered electronically, and the fee is refundable if the sale does not close.
The buyer, at closing, under the master bylaws as amended in 2017. The board may raise it by up to 10% per calendar year since then, so confirm the current amount with the association. It is not a seller cost, but it belongs in the listing package rather than in a closing-day surprise, because that is where it turns into a renegotiation.
The federal principal-residence exclusion applies only to a home you owned and used as your main residence for at least two of the five years before the sale, so a second home generally does not qualify. Gain on a second home is reported as a capital gain. This is information, not tax advice, and the answer depends on your own facts and your accountant.
The Foreign Investment in Real Property Tax Act requires the buyer to withhold a percentage of the gross sale price when the seller is a foreign person for United States tax purposes. Whether it applies, at what rate, and whether a withholding certificate can reduce it are questions for your closing agent and your tax advisor, and they need to be asked before the contract is signed rather than at closing.
It is not required, and on Monterey’s stock it is usually worth having. The community’s median year built is 1994, which sits outside the Florida Building Code construction-date insurance credit, so a roof replaced to the 2001 code standard needs a current wind mitigation report to prove the credit to an underwriter. A buyer’s insurance quote is often what decides whether an inspection period closes cleanly.
It affects a financed buyer’s carrying cost, and therefore your negotiating position. Monterey straddles Zone AE and Zone X-shaded under FIRM panels 12021C0381J and 12021C0382J, both effective 8 February 2024. Flood insurance is federally mandated on a mortgaged home in the AE portion and is not in the X-shaded portion. It is an address-by-address question.
Florida requires a seller to disclose facts materially affecting the value of the property that are not readily observable to a buyer, and prior water intrusion or storm damage is squarely within that. Disclose it, document the repair, and keep the permits. Concealment is the single most reliable way to turn a closed transaction into a claim years later.
Yes. Transfer approval is mandatory community-wide, with 30 days’ written notice before closing, an executed contract, an application and a processing fee. The board has a defined period to act. This is why a Monterey contract written on a 30-day close is at risk, and why we open the association file the day the contract is executed.
Through the staffed gatehouse, with the showing agent’s details registered in advance and the appointment confirmed. It is a coordination task rather than an obstacle, but it does mean a Monterey listing loses showings when the process is left to chance. We manage gate registration for every appointment rather than leaving it to the buyer’s agent to work out.
Paint, landscaping, pressure washing, lanai and pool-cage screening, and a deep clean return reliably here. Roof documentation and a current wind mitigation report return in the insurance quote your buyer receives. A full kitchen replacement immediately before listing usually does not, because buyers at these price points renovate to their own taste. We will walk the house and tell you which list yours is on.
Request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072. Tell us the street, the approximate size and the year of any roof or kitchen work. We will come back with a written value opinion, the comparable sales behind it, and a net sheet, before you commit to anything. For the full listing process, see selling a home in Monterey.
McGreevy and Comisar are a Southwest Florida real estate partnership working Lee and Collier County, and the two names on this page are the two people who answer the phone. Jesse McGreevy handles technology, marketing, data and systems. Marc Comisar handles field work, showings and negotiation. Together they co-founded Domain Realty and co-own the brokerage.
There is more about McGreevy and Comisar, or go straight to Jesse McGreevy’s agent page and Marc Comisar’s agent page.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Where to start. Sellers: request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072. Buyers: read how we represent buyers in Naples. For the community itself, see the Monterey community guide, and for what happens after you decide to list, see selling a home in Monterey. Top 1% Real Estate Agents Nationally Since 2008.
Fair housing. McGreevy and Comisar comply fully with the federal Fair Housing Act and the Florida Fair Housing Act. Nothing on this page describes, or is intended to describe, the people who live in Monterey. Everything on it describes property, recorded rules, measured facts and public amenities.
Every source below is a government agency, a court clerk, a state register, a state agency, a national trade authority, a school district or a primary contractor of record. Parcel-level facts, acreages, build years, adjusted and base living areas, lot sizes, just values and every sale figure on this page were computed from the Collier County Property Appraiser’s own certified 2026 preliminary tax roll extracts, held locally and queried offline. No third-party property portal was used, consulted or relied upon anywhere in this build.
Property valuation, assessment and taxation
Recorded instruments, plats and land records
Associations, governance and community records
Conveyancing, closing costs and licensure
Flood, storm and insurance
Schools, amenities and location
Sale prices, sale dates, adjusted and base living areas, lot sizes, just values, use codes and parcel counts on this page were computed from the Collier County Property Appraiser’s certified 2026 preliminary tax roll, tax year 2026, files dated 29 and 31 August 2026. Days on market, list price, sale-to-list ratio and active inventory are not in that data. Those figures on this page come from the Southwest Florida MLS Matrix, pulled 2 September 2026, are labelled as Matrix data wherever they appear, and are refreshed for a specific address on request.