Naples, Florida
What is your Quail West home worth? Estate home and villa sales by section, Collier and Lee side tax and title rules, the mandatory House Membership and same-size spreads, with a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County recorded sales through October 16, 2026 (Collier and Lee); MLS figures from a Southwest Florida MLS (Matrix) pull of July 8, 2026
What a Quail West home is worth starts with two questions a single community number cannot answer: is it an estate home or a villa, and which side of the Collier and Lee county line is it on? Quail West is the member-owned, debt-free equity club community at 5950 Burnham Road, Naples 34119, built around 36 holes of Arthur Hills golf, with 690 residential parcels on the two county rolls. Our Quail West community guide covers the club, the golf and daily life; this page is its valuation companion among our Naples seller pages.
We tracked the 38 qualified Quail West sales that Collier County and Lee County recorded from October 17, 2025 to October 16, 2026: 32 estate homes at a $4,250,000 median and 6 villas at a $2,712,500 median. Those medians still blend five sections. If you are deciding whether to list, our Quail West seller’s guide turns a value into a price and a net sheet by county, and if you will buy again, our guide to buying a Quail West home covers the other side. To get your own range first, use the valuation form or call Jesse direct at (239) 898-6072.
To get a free Quail West 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 sales of your own product and section, the homes of your heated size, the competing listings and the club figures every Quail West buyer adds up.
Your range; the recorded Quail West sales we weighed, with months, streets, sizes, years built and prices; the competing listings; what your county means for the buyer’s tax bill, title custom and school district; your flood zone; and a note on the membership that passes with your home. Jesse or Marc can follow with a free in-person look, with no obligation and in confidence. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your street, your product (estate home, La Caille or Escala villa), your membership category if you know it, and anything you changed since you bought: a roof, impact openings, a renovation or a rebuild. You can start with the street alone; we never publish house numbers.
These are the eight Quail West facts an owner needs before asking what a home is worth, from the two counties’ recorded sales through October 16, 2026, the MLS pull of July 8, 2026, the club’s 2026-2027 fee sheet and the recorded Declaration, each with its window named.
Quail West homes are worth from about $2,655,000 to $11,300,000 on the latest twelve months of recorded sales, depending on product and section. Collier and Lee counties recorded 38 qualified Quail West sales from October 17, 2025 to October 16, 2026: 32 estate homes at a $4,250,000 median and 6 villas at a $2,712,500 median.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
Qualified (arm’s-length) improved sales from the Collier and Lee property appraisers’ sales files, over the same twelve months; medians and per-foot figures are our arithmetic.
| Product | Sales, Oct 17, 2025 to Oct 16, 2026 | Median price | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
| Estate home (Collier Unit 1, Collier Phase 3, Lee Phase 2) | 32 | $4,250,000 | $3,210,000 | $11,300,000 | $1,019.59 |
| Villa (La Caille and Escala, both Lee) | 6 | $2,712,500 | $2,655,000 | $3,375,000 | $881.39 |
The five sections trade as five markets. Collier calls the per-foot denominator heated square feet and Lee calls it living area; this table uses “per county heated square foot” for both.
| Section | County | Sales | Median price | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|---|
| Estate homes, Unit 1 and its replats | Collier | 7 | $5,600,000 | $3,210,000 | $11,300,000 | $970.53 |
| Estate homes, Phase 3 | Collier | 18 | $3,922,500 | $3,550,000 | $8,125,000 | $1,056.80 |
| Estate homes, Phase 2 | Lee | 7 | $4,500,000 | $3,950,000 | $7,500,000 | $825.61 |
| Escala villas | Lee | 4 | $2,712,500 | $2,655,000 | $2,900,000 | $839.82 |
| La Caille villas | Lee | 2 | listed: $2,700,000 and $3,375,000 | $2,700,000 | $3,375,000 | listed: $998.15 and $955.01 |
Two La Caille sales are too few for a median, so we list both. The Unit 1 section’s $5,600,000 rests on seven homes from 3,840 to 9,962 heated square feet.
The thin sections read better over longer windows:
| Section | 24 months: sales | 24 months: median | 60 months: sales | 60 months: median | 60 months: range |
|---|---|---|---|---|---|
| Estate homes, Unit 1 (Collier) | 15 | $5,215,500 | 47 | $4,675,000 | $2,180,000 to $11,300,000 |
| Estate homes, Phase 3 (Collier) | 26 | $3,950,000 | 61 | $3,950,000 | $2,790,000 to $8,125,000 |
| Estate homes, Phase 2 (Lee) | 17 | $4,575,000 | 37 | $4,750,000 | $2,900,000 to $7,500,000 |
| Escala villas (Lee) | 6 | $2,812,500 | 16 | $2,712,500 | $1,950,000 to $3,300,000 |
| La Caille villas (Lee) | 7 | $2,775,000 | 19 | $2,975,000 | $2,000,000 to $3,500,000 |
By product: estate homes 58 sales at a $4,507,975 median over 24 months and 145 at $4,500,000 over 60 months; villas 13 at $2,775,000 and 35 at $2,800,000.
The Southwest Florida MLS (Matrix) pull of July 8, 2026 counts 42 Quail West closings from July 8, 2025 to July 8, 2026, at a $3,975,000 median sold price, a $4,489,826 average, a range of $2,125,000 to $11,300,000 and a median of $914 per MLS living square foot. The median sale-to-list ratio was 94.5% and the median days to contract 73. The MLS window ends three months before the county window, mixes both products and measures square feet its own way, so the $3,975,000 MLS median and the $4,250,000 county estate home median are two different records and are never set against each other.
On July 8, 2026 the MLS showed 14 active Quail West listings at a $3,922,500 median list price, from $2,750,000 to $8,795,000, with a median of 96.5 days on market. The MLS report puts supply at about 4.0 months (14 active listings divided by 42 closings over 12 months). A list price is an ask, not a value; call Jesse direct at (239) 898-6072 for today’s count.
The $4,250,000 county estate home median matches no single section: the Unit 1 section median is $5,600,000, the Phase 3 section median $3,922,500 and the Lee side Phase 2 median $4,500,000, and the two Collier sections sit $1,677,500 apart inside the same gates (our arithmetic). The villa median says nothing about an estate home, and the estate home median says nothing about a villa. Read the median for your product and section, then the sales of your heated size, then the facts of your own lot and house.
Tell us your product, section and street through the valuation form or call Jesse direct at (239) 898-6072, and we will send the Quail West sales we would weigh for your home, with their months, sizes and prices, before we offer a range. This page lives at our Quail West home valuation page, so you can return to it as new sales record.
A Zestimate, an automated value estimate, misses in Quail West because homes of the same county size sell far apart for reasons outside its data. Estate homes of 5,000 to 5,499 heated square feet sold from $3,250,000 to $8,125,000 over 24 months, and no model reads the House Membership, the county line or a rebuilt house.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
Our arithmetic on the county’s 24-month heated-size groups (October 17, 2024 to October 16, 2026): twelve estate homes of 5,000 to 5,499 heated square feet ran from $3,250,000 to $8,125,000, a spread of $4,875,000 or 150.0% of the low sale; ten of 4,500 to 4,999 square feet ran from $3,550,000 to $7,550,000; and nine villas of 3,000 to 3,499 square feet ran from $2,500,000 to $3,150,000. A model that knows the size and the street has no field for the reason.
We value a Quail West home by product and section first, then by county, heated size, lot and frontage, year built or rebuilt, builder, renovation and roof. We name each factor and test it against recorded Quail West sales, and we never attach a formula dollar figure to any of them, because the recorded sales do not separate them.
The 605 estate home sites sit in three sections: 195 in Unit 1 and its replats and 272 in Phase 3, both in Collier County, and 138 on the Phase 2 plats in Lee County. The 85 villas sit in two Lee County neighborhoods: 46 in La Caille on La Caille Drive and 39 in Escala, mostly on Blaisdell Drive. Your deed’s legal description tells us your section, county and villa association.
Estate homes on the twelve-month list run from 3,482 to 9,962 heated square feet and villas from 2,705 to 3,534. We read the sales of your size band before any other comparison, then the neighboring bands in your product.
We ask whether the home faces a fairway, a lake or a preserve, and how large the lot is, reading the plat, the aerial and the listing history. We name it as a factor and print no dollar figure for it.
Quail West homes span the original 1990s construction, Stock Development’s 2012 to 2020 era and today’s custom builders, among them McGarvey Custom Homes, Diamond Custom Homes, Divco Custom Homes and Seagate Development Group; the twelve-month list runs from 1994 to 2025 in year built. We read each comparable sale for its year, its builder where the record shows it, and whether it was renovated or rebuilt.
Wind, not storm surge, is the main insurance exposure for this inland site, so a current wind mitigation report on the roof and openings shows which credits apply. We also note the membership category that passes with your home and, for a villa, the second estoppel your neighborhood association issues.
Last, we set the range against the active listings in your product and section, as the best real estate agents in Naples do, and we hand you every sale we used.
A Quail West range should start from your own product, section and county, your heated size and the House Membership every buyer adds up. You are working with Top 1% Real Estate Agents Nationally Since 2008, and an opinion of value from a licensee is not an appraisal. Request your free Quail West home valuation or call Jesse direct at (239) 898-6072. If you are buying in Quail West as well, call Marc at (239) 287-5873 or read how we represent buyers.
Quail West homes of the same size sold within wide bands. Over the 24 months to October 16, 2026, estate homes of 3,500 to 3,999 heated square feet sold from $3,210,000 to $4,800,000, and villas of 3,000 to 3,499 square feet from $2,500,000 to $3,150,000. Every size band and all 38 twelve-month sales are below.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
Qualified improved sales recorded in Collier and Lee counties from October 17, 2024 to October 16, 2026, grouped by the county’s heated (Collier) or living area (Lee) square feet. Bands with fewer than two sales are left out; a two-sale band shows both sales as its low and high.
| Product | Heated sq ft band | Sales | Low | Median | High |
|---|---|---|---|---|---|
| Estate home | 3,500 to 3,999 | 8 | $3,210,000 | $3,800,000 | $4,800,000 |
| Estate home | 4,000 to 4,499 | 9 | $3,600,000 | $4,515,950 | $4,850,000 |
| Estate home | 4,500 to 4,999 | 10 | $3,550,000 | $4,475,000 | $7,550,000 |
| Estate home | 5,000 to 5,499 | 12 | $3,250,000 | $4,145,000 | $8,125,000 |
| Estate home | 5,500 to 5,999 | 6 | $3,035,000 | $6,150,000 | $6,345,000 |
| Estate home | 6,000 to 6,499 | 4 | $3,725,000 | $6,062,500 | $7,850,000 |
| Estate home | 6,500 to 6,999 | 3 | $4,100,000 | $5,600,000 | $6,500,000 |
| Estate home | 8,000 to 8,499 | 2 | $7,500,000 | listed: $7,500,000 and $11,300,000 | $11,300,000 |
| Villa | 2,500 to 2,999 | 2 | $2,700,000 | listed: $2,700,000 and $2,900,000 | $2,900,000 |
| Villa | 3,000 to 3,499 | 9 | $2,500,000 | $2,725,000 | $3,150,000 |
| Villa | 3,500 to 3,999 | 2 | $2,800,000 | listed: $2,800,000 and $3,375,000 | $3,375,000 |
The bands do not climb in a straight line. The 5,000 to 5,499 band’s median, $4,145,000, sits below the 4,000 to 4,499 band’s $4,515,950. Section, year built, lot and condition differ inside every band, and the band median does not say which of them moved the price, which is why we never value a Quail West home from its square feet alone.
Every qualified improved Quail West sale recorded from October 17, 2025 to October 16, 2026, by month, from the Collier County Property Appraiser sales file (Collier side) and the Lee County Property Appraiser sales data file (Lee side). Street names only; no house numbers. The per-foot column is our arithmetic, price divided by the county’s heated square feet (Collier) or living area square feet (Lee), called “per county heated sq ft” in this table for both.
| Month | Product | Section | County | Street | Heated sq ft | Year built | Price | Per county heated sq ft |
|---|---|---|---|---|---|---|---|---|
| Nov 2025 | Estate home | Unit 1 estate | Collier | Brynwood Drive | 9,962 | 2002 | $4,150,000 | $416.58 |
| Nov 2025 | Estate home | Unit 1 estate | Collier | Brynwood Drive | 6,311 | 2012 | $6,125,000 | $970.53 |
| Nov 2025 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 4,882 | 2003 | $3,550,000 | $727.16 |
| Nov 2025 | Estate home | Unit 1 estate | Collier | Brynwood Drive | 4,995 | 2023 | $7,500,000 | $1,501.50 |
| Nov 2025 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 4,682 | 2022 | $6,175,000 | $1,318.88 |
| Dec 2025 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 3,785 | 2025 | $4,800,000 | $1,268.16 |
| Dec 2025 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 5,408 | 2025 | $8,125,000 | $1,502.40 |
| Jan 2026 | Estate home | Unit 1 estate | Collier | Groveland Terrace | 4,597 | 2017 | $5,600,000 | $1,218.19 |
| Jan 2026 | Estate home | Phase 3 estate | Collier | Sunnyslope Drive | 6,021 | 2013 | $3,725,000 | $618.67 |
| Jan 2026 | Estate home | Phase 2 estate | Lee | Williston Way | 5,030 | 2013 | $3,950,000 | $785.29 |
| Jan 2026 | Villa | Escala villa | Lee | Blaisdell Drive | 3,148 | 2015 | $2,900,000 | $921.22 |
| Feb 2026 | Villa | La Caille villa | Lee | La Caille Drive | 2,705 | 2011 | $2,700,000 | $998.15 |
| Feb 2026 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 5,804 | 2020 | $6,100,000 | $1,051.00 |
| Feb 2026 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 4,731 | 2008 | $3,600,000 | $760.94 |
| Mar 2026 | Estate home | Phase 3 estate | Collier | Freemont Drive | 5,938 | 2017 | $6,345,000 | $1,068.54 |
| Mar 2026 | Estate home | Phase 3 estate | Collier | Burnham Road | 4,869 | 2007 | $3,950,000 | $811.25 |
| Mar 2026 | Estate home | Unit 1 estate | Collier | Burnham Road | 3,840 | 2017 | $3,210,000 | $835.94 |
| Apr 2026 | Estate home | Phase 3 estate | Collier | Cortland Way | 3,689 | 2016 | $3,750,000 | $1,016.54 |
| Apr 2026 | Estate home | Unit 1 estate | Collier | Brynwood Drive | 8,180 | 1995 | $11,300,000 | $1,381.42 |
| Apr 2026 | Estate home | Phase 3 estate | Collier | Tamworth Court | 3,727 | 2012 | $3,825,000 | $1,026.29 |
| Apr 2026 | Estate home | Phase 2 estate | Lee | Pondview Circle | 7,217 | 1997 | $4,650,000 | $644.31 |
| Apr 2026 | Estate home | Phase 2 estate | Lee | Somers Drive | 4,712 | 2019 | $4,850,000 | $1,029.29 |
| Apr 2026 | Estate home | Phase 2 estate | Lee | Cavell Terrace | 4,966 | 2001 | $4,100,000 | $825.61 |
| Apr 2026 | Villa | Escala villa | Lee | Blaisdell Drive | 3,238 | 2016 | $2,725,000 | $841.57 |
| May 2026 | Estate home | Phase 2 estate | Lee | Blaisdell Drive | 9,179 | 2002 | $4,500,000 | $490.25 |
| May 2026 | Estate home | Phase 3 estate | Collier | Sunnyslope Drive | 4,931 | 2020 | $7,550,000 | $1,531.13 |
| May 2026 | Estate home | Phase 3 estate | Collier | Highcroft Drive | 5,055 | 2023 | $8,000,000 | $1,582.59 |
| May 2026 | Villa | Escala villa | Lee | Blaisdell Drive | 3,225 | 2014 | $2,700,000 | $837.21 |
| May 2026 | Villa | La Caille villa | Lee | La Caille Drive | 3,534 | 2015 | $3,375,000 | $955.01 |
| May 2026 | Estate home | Phase 3 estate | Collier | Cortland Way | 4,107 | 2016 | $4,200,000 | $1,022.64 |
| Jun 2026 | Estate home | Phase 3 estate | Collier | Cortland Way | 3,526 | 2016 | $3,775,000 | $1,070.62 |
| Jun 2026 | Estate home | Unit 1 estate | Collier | Brynwood Drive | 5,481 | 1994 | $3,600,000 | $656.81 |
| Jun 2026 | Estate home | Phase 3 estate | Collier | Cortland Way | 4,578 | 2021 | $3,825,000 | $835.52 |
| Jul 2026 | Estate home | Phase 3 estate | Collier | Cortland Way | 3,482 | 2017 | $3,700,000 | $1,062.61 |
| Jul 2026 | Villa | Escala villa | Lee | Blaisdell Drive | 3,168 | 2016 | $2,655,000 | $838.07 |
| Jul 2026 | Estate home | Phase 2 estate | Lee | Williston Way | 4,297 | 2018 | $4,300,000 | $1,000.70 |
| Aug 2026 | Estate home | Phase 2 estate | Lee | Blaisdell Drive | 8,338 | 2016 | $7,500,000 | $899.50 |
| Aug 2026 | Estate home | Phase 3 estate | Collier | Sunnyslope Drive | 3,501 | 2016 | $3,895,000 | $1,112.54 |
Twenty-five of the 38 sales sit on the Collier side and 13 on the Lee side. Estate homes ran from 3,482 to 9,962 heated square feet and villas from 2,705 to 3,534. The two lowest per-foot estate sales, $416.58 and $490.25, were houses built in 2002 with more than 9,000 heated square feet, one in each county; the three highest, $1,502.40, $1,531.13 and $1,582.59, were houses built from 2020 to 2025 in the Phase 3 section. The $11,300,000 Brynwood Drive sale, built in 1995, shows that an older house does not cap a value either.
No. Just value is the county property appraiser’s mass-appraisal estimate for the tax roll as of January 1, and a Quail West sale price is what a buyer and seller agreed on a given day. Collier and Lee appraisers value their own sides of Quail West separately, on their own rolls and schedules.
The appraiser values every parcel on the same date for taxation, from mass data; a market value asks what a buyer would pay today for this product, section, size, lot, house and membership. An opinion of value from a licensee, ours included, is not an appraisal either. The two can sit far apart in either direction. We print no just value figure for Quail West, because none is in the records this page draws on, and yours is on your own county notice.
The Collier County Property Appraiser values the Unit 1 and Phase 3 parcels, 497 parcels in all on the Collier roll, and the Lee County Property Appraiser values the 240 Lee-roll parcels: the Phase 2 estate lots, La Caille and Escala. Each office sets its own schedule and notices, so a just value on one side is no guide to a sale on the other.
A homestead’s assessed value grows under the Save Our Homes cap, which the Florida Department of Revenue lists at 2.7% for 2026 and 2.9% for 2025. After a sale the home is reassessed at just value as of January 1 of the next year, under section 193.155, Florida Statutes. Your tax bill is therefore a poor guide to your price.
Quail West’s recorded median moved from $1,695,088 for estate homes in 2016 to a high of $5,500,000 in 2023, then to $4,100,000 for 2026 through October 16. Those are calendar-year medians of whatever sold, so the mix of sections, sizes and new houses moves them as much as values do.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
Collier and Lee county qualified improved Quail West sales, both counties combined, by calendar year. 2026 runs only to October 16.
| Year | All sales | All median | Estate home sales | Estate home median | Villa sales | Villa median |
|---|---|---|---|---|---|---|
| 2016 | 50 | $1,561,950 | 42 | $1,695,088 | 8 | $1,144,042 |
| 2017 | 63 | $1,788,500 | 54 | $1,929,640 | 9 | $1,139,900 |
| 2018 | 49 | $1,850,000 | 38 | $1,966,150 | 11 | $1,300,000 |
| 2019 | 50 | $1,787,500 | 37 | $1,955,400 | 13 | $1,250,000 |
| 2020 | 78 | $2,012,500 | 65 | $2,260,000 | 13 | $1,285,000 |
| 2021 | 70 | $2,795,000 | 59 | $2,900,000 | 11 | $1,700,000 |
| 2022 | 35 | $3,595,000 | 26 | $3,975,000 | 9 | $2,850,000 |
| 2023 | 31 | $4,336,300 | 25 | $5,500,000 | 6 | $2,750,000 |
| 2024 | 39 | $4,725,000 | 32 | $5,057,750 | 7 | $3,183,000 |
| 2025 | 34 | $4,125,000 | 28 | $4,532,975 | 6 | $2,850,000 |
| 2026 (to Oct 16) | 31 | $3,895,000 | 25 | $4,100,000 | 6 | $2,712,500 |
A calendar-year median is the middle of whatever recorded that year. In 2023 only 25 estate homes recorded, and the mix of sections and new houses in a small year can lift or lower the median by more than any change in value. The 2026 estate home median of $4,100,000 against 2024’s $5,057,750 is a fact about those two sets of sales; it is not a measure of what any one home lost, and we draw no market direction from it. Read the repeat sales below, which follow the same houses.
We tracked 116 Quail West parcels in the county files that recorded two qualified sales with the later one since October 17, 2021. Of those, 110 sold higher, 2 at the same price and 4 lower. Examples in both directions, street only, from the county record:
| Section | Street | First sale | Later sale | Change |
|---|---|---|---|---|
| Phase 3 estate (Collier) | Cortland Way | Feb 2016, $1,489,200 | Apr 2026, $3,750,000 | +151.8% |
| Escala villa (Lee) | Blaisdell Drive | Aug 2016, $989,900 | Jul 2026, $2,655,000 | +168.2% |
| Unit 1 estate (Collier) | Groveland Terrace | Apr 2018, $2,992,000 | Jan 2026, $5,600,000 | +87.2% |
| Unit 1 estate (Collier) | Brynwood Drive | Feb 2023, $6,900,000 | Nov 2025, $6,125,000 | -11.2% |
| Phase 2 estate (Lee) | Williston Way | Apr 2025, $4,725,000 | Jul 2026, $4,300,000 | -9.0% |
| La Caille villa (Lee) | La Caille Drive | Apr 2024, $3,500,000 | May 2026, $3,375,000 | -3.6% |
The four lower pairs all bought from 2023 to 2025, and no pair first bought in 2022 or later gained more than 66.7%. We do not know what changed in each house between its two sales, so a pair describes one home over one holding period and is never a forecast.
The tax bill shapes what a Quail West buyer will pay because a buyer’s bill resets after the sale, and the rate depends on the county. All 497 Collier-roll parcels sit in millage area 98 at 9.3696 mills for 2026; the 240 Lee-roll parcels sit inside the City of Bonita Springs taxing district.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
The Collier County Property Appraiser’s 2026 certified roll places every Quail West parcel in Unit 1, its replats and Phase 3 in millage area 98, at a total of 9.3696 mills for 2026 (9.5058 for 2025), including the county general fund at 3.0107, the school board at 4.1470 and North Collier Fire at 1.0000. As an illustration only, by our arithmetic, 9.3696 mills is $9,369.60 per $1,000,000 of taxable value, so a $4,250,000 taxable value would carry $39,820.80 before any non-ad valorem charge; exemptions and the Save Our Homes cap change the taxable value.
Every one of the 240 Lee-roll Quail West parcels carries taxing district 017, “City of Bonita Springs / Bonita Springs Fire”, and the City of Bonita Springs zoning area, even though the site city reads Naples. That makes the Lee side part of the Bonita Springs tax base, not unincorporated Lee County. The Florida Department of Revenue’s 2025-26 levy table confirms three of its rates: Lee County general 3.7623, Lee County Library 0.4218 and the City of Bonita Springs 0.8470 mills. The school, fire, water management and other Lee levies were not confirmed at a primary source, so we print no Lee side total; your Lee County notice states it.
The buyer’s home is reassessed at just value as of the January 1 after the sale, under section 193.155, and section 689.261 requires the contract to warn the buyer not to rely on the seller’s current property taxes. That reset is part of what a buyer adds up, so we show it by county when we price your home.
A homestead seller can carry the lesser of $500,000 or the difference between just and assessed value to a new Florida homestead under section 193.155, and the homestead exemption can lower taxable value by as much as $50,000.
Collier County mails tax bills on October 31, and section 197.162 sets the early-payment discount on both counties’ bills at 4% in November, falling to 1% in February. Taxes are customarily prorated at closing.
The mandatory House Membership is part of every Quail West price, because every buyer must hold at least a House Membership and adds its dues to the cost of owning. On the 2026-2027 fee sheet it carries a $100,000 initiation, $13,100 a year in operating dues and $1,500 or $3,000 in capital dues.
The Quail West Foundation owns the clubhouse, both golf courses and every common amenity, “member-owned and debt-free” in the fee sheet’s words. The recorded Fifth Amended and Restated Declaration makes a Participating Membership “a covenant appurtenant to and shall run with the land”, and allows only one Participating Membership per lot at a time. The House Membership is the minimum. A Full Golf Membership is optional and “Subject to Availability”, and the combined total of Golf Memberships is capped at 500 by the Declaration.
| Line, 2026-2027 fee sheet | House Membership | Full Golf Membership |
|---|---|---|
| Initiation fee | $100,000 | $250,000 |
| Transfer fee, in lieu of initiation, when a transferable membership passes with resale property | $10,000 | $25,000 |
| Annual operating dues | $13,100 | $24,940 |
| Annual capital dues (doubled for a transferred existing membership) | $1,500 or $3,000 | $2,000 or $4,000 |
| Master HOA, billed by the Foundation | $8,770 a year | $8,770 a year |
| Cable and internet | $1,663 a year | $1,663 a year |
| Food and beverage minimum | $1,200 a year | $1,200 a year |
| Lot transfer fee | One half of 1% of sale price | One half of 1% of sale price |
The club notes that “All rates may change without notice”. The 2025-2026 sheet carries the same dollar figures.
By our arithmetic, a buyer who takes over a transferable House Membership pays $27,733 a year on these fixed lines: $13,100 operating dues, $3,000 doubled capital dues, $8,770 Master HOA, $1,663 cable and internet and the $1,200 food and beverage minimum. That is 1.02% of the $2,712,500 twelve-month villa median and 0.65% of the $4,250,000 estate home median. With a transferred Full Golf Membership the same lines come to $40,573, or 1.50% and 0.95%. The same dollar bill weighs more on a villa than on an estate home, and the recorded sales do not show how much price it removes.
A transferable House or Golf Membership can pass through the Foundation to your buyer, who pays the $10,000 House or $25,000 Golf transfer fee under section 8.4(e) of the Declaration. If it does not pass, it can go on the Resign List: you keep paying dues until reissue or for up to twelve months, then receive the then-current membership fee less the transfer fee and any amounts due. A non-transferable membership reverts to the Foundation with no refund, and the club’s sheet says the memberships it now sells to new residents are “non-redeemable, non-transferable”. Which kind you hold changes what your buyer pays the club at closing, so we confirm it with the Foundation before we price. Our Quail West community guide describes the clubhouse, golf and amenities those dues pay for.
A House Member can upgrade to Full Golf by paying the then-current fee less what was paid for the House Membership, if a Golf Membership is available. The 2026-2027 Golf Member in Waiting program, capped at 30 members and open to resident House Members, charges 75% of the $150,000 golf upgrade fee, $112,500 by our arithmetic, at application and the rest at conversion. The club’s realtor page read “CURRENTLY 10 WAITING, UPDATED 10/28/2026. LONGEST WAITING SINCE 12/2025.” A transferable Golf Membership can pass with the home under section 8.2(a)(i); we print no dollar premium for it.
Under the Declaration the buyer pays the transfer fee (or a new initiation), a Working Fund Contribution of two months of Regular Assessments at conveyance (about $1,461.67 if the $8,770 Master HOA is the full Regular Assessment, by our arithmetic; the basis is not confirmed), and, under section 9.3, the other charges the Board prescribes on a transfer, which is where the one-half-of-1% lot transfer fee sits: $21,250 on a $4,250,000 sale and $13,562.50 on a $2,712,500 sale, by our arithmetic. The estoppel certificate confirms the payer for your sale, and the contract can allocate costs differently. The seller pays the Foundation’s sale processing and certificate fee under section 10.1(a); its amount is not published.
Quail West’s value sits among Naples and Bonita Springs golf communities a buyer cross-shops, and the fair comparison is structure, not a median. The table below sets Quail West against Mediterra, Talis Park and Bonita Bay on the facts our community guide records, with no other community’s median, since each comes from a different pull.
| Feature | Quail West | Mediterra | Talis Park | Bonita Bay |
|---|---|---|---|---|
| Golf | 36 holes, The Lakes and The Preserve, Arthur Hills designs rebuilt by J. Drew Rogers | Two Tom Fazio-designed courses | Greg Norman and Pete Dye course design | Five golf courses |
| Club ownership | Member-owned and debt-free through Quail West Foundation, Inc. | Golf and Limited Golf categories listed at capacity with a waiting list | Newer club working toward eventual member ownership | Not in our guide |
| Entry to the club | Mandatory House Membership; Full Golf optional, subject to availability | New buyers typically enter through a Sports and Beach or Lifestyle tier, or a golf-member resale | Relaunched by Kitson and Partners in 2012; clubhouse village opened in 2015 | Not in our guide |
| Beach | No Gulf beach club | Private Gulf-front beach club | Not in our guide | Not in our guide |
| Scale | About 1,180 acres; 690 residential parcels | Not in our guide | Not in our guide | About 2,400 acres, roughly half preserved |
| Location | North Naples, straddling the Collier and Lee county line | North Naples | North Naples | Bonita Springs, Lee County |
Our Mediterra community guide, our Talis Park community guide and our Bonita Bay community guide carry each community on its own terms.
A buyer weighs the membership route, the golf, the beach club and the county together, and no median captures those trade-offs. We compare your Quail West home with Quail West sales first, and use nearby communities only to explain what a buyer is weighing.
The same method, product and section first, the county record and the MLS kept apart, runs on our valuation pages for Tiburon, a Naples golf community, and Bonita Bay, a Bonita Springs golf community, and across the city on our Naples home valuation page. Our Naples area guide maps the rest of the city’s communities.
A Quail West value moves with the flood zone at your address, the year your house was built or rebuilt, the roof, renovation, frontage, lot size and your county. We check each one for your home and publish no dollar adjustment for any of them, because the recorded sales do not separate them.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
| Factor | What we check for your Quail West home |
|---|---|
| Product and section | Estate home in Unit 1, Phase 3 or Phase 2; La Caille or Escala villa |
| County | Collier side or Lee side, which sets the appraiser, tax bill, flood panel, school district and title custom |
| Heated size | The county’s heated or living area square feet, against the 24-month size bands |
| Year built or rebuilt | Original 1990s house, Stock-era house or a recent custom build |
| Builder | The builder of record where it is known |
| Frontage and lot | Fairway, lake or preserve; lot size |
| Roof and openings | Roof age, roof-to-wall connection, impact windows and doors |
| Renovation | Kitchens, baths, systems, additions |
| Flood zone | Zone X or Zone AH at your exact address |
| Membership | House or Golf, transferable or not |
Thirty-eight recorded sales over five sections cannot isolate what a lake view, a newer roof or a builder’s name adds. We find the sales that share your factors and compare those, and we show you which sales they are.
Our community guide’s check of FEMA’s National Flood Hazard Layer found Quail West predominantly in Zone X, minimal flood hazard, with scattered Zone AH pockets, shallow ponding, near the lakes, water-management areas and preserve edges. The Collier side sits on FIRM panels 12021C0205H and 12021C0211H, effective May 16, 2012. The Lee side covers 240 parcels, including both villa neighborhoods and the 138 Phase 2 estate lots, and its panels should be read by address on the FEMA Flood Map Service Center. FEMA notes that flood insurance is mandatory in the high-risk A zones for government-backed mortgages and recommended in Zone X. Florida’s flood disclosure under section 689.302 is due at or before the contract.
Quail West sits inland, near the Lee County line; the National Hurricane Center’s Ian report placed the most severe Bonita and North Naples impacts on the immediate coastline. Wind is the main exposure, and section 627.0629 requires insurers to credit verified wind-resistant features.
The county line changes the buyer’s tax bill, flood panel, school district and the owner’s title policy custom. It does not by itself set a value, and the Lee side Phase 2 twelve-month median of $4,500,000 sits between the two Collier section medians. Seven sales in a section are too few to call a county premium or discount, and we print none.
What your Quail West value means for your equity depends on when you bought: of 116 repeat sales in the county files with the later sale since October 17, 2021, 110 sold higher, 2 sold at the same price and 4 sold lower. Your equity is that value less your loan payoff and selling costs.
Data updated: recorded sales through October 16, 2026 (Collier County Property Appraiser and Lee County Property Appraiser sales files); MLS figures from a Matrix pull of July 8, 2026, labelled as such.
The steepest lower pair, a Brynwood Drive estate home in the Unit 1 section bought for $6,900,000 in February 2023 and sold for $6,125,000 in November 2025, is 11.2% lower in nominal dollars. On the other side, an Escala villa on Blaisdell Drive bought for $989,900 in August 2016 sold for $2,655,000 in July 2026, 168.2% higher. Both are single homes over different holding periods, and neither is a forecast.
Documentary stamps on the deed are $0.70 per $100 of price in both counties and are the seller’s by custom: $18,987.50 on a $2,712,500 sale, $29,750 on a $4,250,000 sale and $31,500 on a $4,500,000 sale (our arithmetic). On the Collier side the buyer customarily pays the owner’s title policy and chooses the closing agent; on the Lee side the seller customarily pays it and chooses the agent; the contract controls either way. We print no Lee side title premium, because no promulgated rate was confirmed for this page. Commission is negotiable. The seller also pays the Foundation’s sale processing fee, any villa association estoppel and the prorations. Our Quail West seller’s guide lays these out as net sheets for each county.
The recorded Declaration sets a 180-day minimum lease, the whole home, 30 days’ notice to the Foundation and no more than two leases in a calendar year. The Southwest Florida MLS (Matrix) pull of July 8, 2026 recorded two Quail West leases in the prior 12 months and one active rental, at monthly rents from $15,000 to $30,000 depending on season. The record supports no yield figure.
Four documents settle most of it: your range, your loan payoff, a seller net sheet for your county and a plan for your next home. If you will buy again, our guide to buying a Quail West home covers the other side, and the Quail West community guide covers the club and both villa neighborhoods.
A free in-person CMA, a comparative market analysis, is a visit from Jesse or Marc to your Quail West home followed by a written range built from the recorded sales of your product, section and heated size, the competing listings, your membership category, your county’s rules and your flood and roof paperwork, in confidence.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range comes with every Quail West sale we used, so you can check our work.
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. If you plan to buy as well, call Marc at (239) 287-5873 or read how we represent buyers on our buying page. The Quail West neighborhood guide carries the community detail behind every figure here.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and Quail West owners who call us for a valuation get the team these clients describe. These Google reviews are quoted exactly and are about working with our team, not about the community. Read more on our Google Business Profile.
★★★★★ “Christina and Jason are rock stars! If you are looking for agents that know the market, are giving of their time, work hard but aren’t pushy, are well connected, and care about YOU, then you found your agent!” Verified Google review
★★★★★ “Ashley exceeded our standards right from the beginning of our home search. She was extremely thorough and knowledgeable on all properties shown to us and had an answer to every question we asked. I appreciate her patience and professionalism even when we took a break from the home search and being unsure to continue on. Very recommended!” Verified Google review
★★★★★ “We thoroughly enjoyed working with Monica on buying a home in Bonita Springs. She is a true professional. She went way above and beyond , spent many hours researching and finding data, and was so flexible and responsive in setting up showings last minute and getting the necessary data we needed to help make a decision. Very service oriented and responsive which we greatly appreciated being remote in MN.” Verified Google review
These are the questions Quail West owners ask about value, answered from the two counties’ recorded sales through October 16, 2026, the MLS pull of July 8, 2026, the club’s fee sheet, the recorded Declaration and FEMA’s map. For your home, call Jesse direct at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It is worth what its product, section, heated size, lot, house and membership would bring today. On the county record for the twelve months to October 16, 2026, estate homes recorded a $4,250,000 median and villas $2,712,500, with section medians from $3,922,500 to $5,600,000 for estate homes. Call (239) 898-6072 for your own range.
It depends on the record. The county’s twelve-month median to October 16, 2026 was $4,250,000 for estate homes and $2,712,500 for villas; the MLS pull of July 8, 2026 showed a $3,975,000 median across 42 closings in its own twelve months. The two records use different windows and rules and are never blended.
On the county record the twelve-month median was $1,019.59 per county heated square foot for estate homes and $881.39 for villas. The MLS pull of July 8, 2026 showed $914 per MLS living square foot across its closings. The two denominators differ and are never compared.
The county estate home median was $5,057,750 in 2024 and $4,100,000 for 2026 through October 16, but the mix of sections, sizes and new houses moves a calendar-year median. Of 116 repeat sales since October 17, 2021, 110 sold higher, 2 flat and 4 lower. We draw no direction beyond those counts.
The highest qualified sale in the county’s twelve-month record is $11,300,000, a Brynwood Drive estate home in the Unit 1 section recorded in April 2026. The MLS pull of July 8, 2026 shows the same $11,300,000 as its highest closing.
Two La Caille sales recorded in the twelve months to October 16, 2026, at $2,700,000 and $3,375,000. Over 24 months the county recorded 7 La Caille sales at a $2,775,000 median, and over 60 months 19 at $2,975,000, from $2,000,000 to $3,500,000.
Four Escala sales recorded in the twelve months to October 16, 2026, at a $2,712,500 median, from $2,655,000 to $2,900,000. Over 60 months the county recorded 16 Escala sales at a $2,712,500 median, from $1,950,000 to $3,300,000.
On the twelve-month county record the villa median, $2,712,500, sat $1,537,500 below the estate home median of $4,250,000 (our arithmetic). We never value one from the other’s sales.
The record does not settle it. The Lee side Phase 2 twelve-month median was $4,500,000 on 7 sales, between the Collier Phase 3 median of $3,922,500 and the Collier Unit 1 median of $5,600,000. Seven sales per section are too few to price a county difference.
Not reliably. Same-size estate homes sold far apart, $3,250,000 to $8,125,000 for 5,000 to 5,499 heated square feet over 24 months, and the mandatory House Membership, the county line, the year a house was rebuilt and the lot’s frontage are not fields an automated model reads.
It changes what a buyer pays the club: a transferable Golf Membership passes for a $25,000 transfer fee, against a $250,000 initiation for a new Golf Membership when one is available, on the 2026-2027 fee sheet. We print no premium for it.
It changes what a buyer’s insurer asks, and section 627.0629 requires credits for verified wind-resistant features. We note the roof’s age and the openings in every valuation and publish no dollar adjustment.
Every buyer adds them up. A buyer taking over a transferable House Membership pays $27,733 a year in operating dues, doubled capital dues, the Master HOA, cable and the food and beverage minimum, by our arithmetic on the 2026-2027 sheet. We print no figure for how much price that removes.
The buyer does. Section 8.4(e) of the recorded Declaration has the successor owner pay the $10,000 House or $25,000 Golf transfer fee before the Foundation reissues the membership. The contract can allocate costs differently.
The fee sheet does not name a payer. Section 9.3 of the Declaration has the purchasing owner pay the transfer charges the Board prescribes, which is where this fee sits, so the buyer pays it unless the contract shifts it. Confirm it on the estoppel for your sale.
The seller pays the Foundation’s fee for processing the sale and issuing the assessment certificate under section 10.1(a); its amount is not published. The seller must also notify the Foundation within five days of signing the contract, and the Board has 30 days to approve.
No. Each villa neighborhood has its own association on top of the Foundation, and neither publishes its assessments, so we print no figure. The association’s estoppel certificate states them for a sale.
It depends on the county. Collier side parcels are in millage area 98 at 9.3696 mills for 2026, or $9,369.60 per $1,000,000 of taxable value by our arithmetic. Lee side parcels are in the City of Bonita Springs taxing district, and the full Lee rate was not confirmed for this page; your Lee notice states it.
For the buyer, yes. The home is reassessed at just value as of the January 1 after the sale, and Florida law requires the contract to warn the buyer not to rely on the seller’s current taxes.
No. Just value is a mass-appraisal estimate for the tax roll as of January 1, set separately by the Collier and Lee property appraisers, and a sale price is what a buyer and seller agreed. A homestead’s assessed value is capped further under Save Our Homes.
It depends on the address. The community is predominantly Zone X with scattered Zone AH pockets near lakes and preserves; the Collier side sits on panels 12021C0205H and 12021C0211H. We check yours on the FEMA Flood Map Service Center as part of every valuation.
It follows the county. Collier side homes are in Collier County Public Schools, and Lee side homes, the Phase 2 estates, La Caille and Escala, are in the School District of Lee County. Confirm the assignment with the district.
By county custom, the buyer pays on the Collier side and chooses the closing agent, and the seller pays on the Lee side and chooses the agent. The contract controls either way.
Quail West is a chapter 720 community with no condominium, so the buyer must receive the section 720.401 disclosure summary before signing the contract, and Florida’s flood disclosure under section 689.302 is due at or before the contract. Your closing agent or attorney confirms the packet; this is information, not legal advice.
Florida caps a homeowners’ association estoppel certificate at $299 on a current account, plus $119 if rushed and up to $179 more if delinquent, under the Department of Business and Professional Regulation’s adjusted amounts. A villa sale can need a second estoppel from the neighborhood association.
The MLS pull of July 8, 2026 showed a median of 73 days to contract across 42 closings in the prior twelve months, and a 94.5% median sale-to-list ratio. The active listings at that pull had a median of 96.5 days on market.
On July 8, 2026 the MLS showed 14 active listings at a $3,922,500 median list price, about 4.0 months of supply. Call Jesse direct at (239) 898-6072 for today’s count.
In the twelve months to October 16, 2026 the county recorded the most sales in April 2026, 7, and May 2026, 6; recording months follow contracts by weeks, so they are not contract months.
No. An opinion of value from a licensee, ours included, is not an appraisal and carries no guarantee that a lender’s appraisal will agree.
We compare structure, not medians from different pulls. Mediterra has two Tom Fazio courses and a private Gulf-front beach club with golf categories listed at capacity; Quail West has 36 member-owned, debt-free holes, a mandatory House Membership and no beach club.
Yes. Jesse leads listings and Marc leads buyer representation. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Use the valuation form or call Jesse direct at (239) 898-6072. We reply with a range and the recorded Quail West sales behind it, in confidence and with no obligation.
Every Quail West figure on this page traces to a primary source below: the two counties’ recorded sales and rolls, the Southwest Florida MLS, the club’s own pages and fee sheets, the recorded Declaration, FEMA, the Florida Department of Revenue and the Florida statutes, and no listing portal or competing brokerage.
Tables, medians and fee shares are our arithmetic on these files.
These official Quail West documents bear most directly on what a home is worth and what a buyer will add up: the club’s fee sheet, the recorded Declaration, the Golf Member in Waiting application, FEMA’s map and the Florida rules on disclosure and estoppel. Each link opens the issuing authority’s own copy.
| Document | What it tells a Quail West owner | Link |
|---|---|---|
| Membership Benefits and Fees, 2026-2027 | House and Golf initiation, transfer fees, dues, capital dues, Master HOA, cable, lot transfer fee | 2026-2027 fee sheet (PDF) |
| Fifth Amended and Restated Declaration, recorded at Collier O.R. Book 6470, Page 1935, with the Rules | Mandatory membership, transfer fee payer, working fund, sale notice and approval, leasing | Declaration and Rules (PDF) |
| Resident Golf Member in Waiting Application, 2026-2027 | The 30-member cap, fees and golf access while waiting | GMIW application (PDF) |
| Florida DBPR estoppel certificate fees | $299 cap, $119 rush, $179 delinquent | Estoppel fees (PDF) |
| Section 720.401, disclosure summary | Disclosure before contract in a chapter 720 community | Read section 720.401 |
| Section 689.302, flood disclosure | The seller’s flood disclosure at or before the contract | Read section 689.302 |
| FEMA Flood Map Service Center | Look up your address on the Collier or Lee panel | FEMA Map Service Center |
The La Caille and Escala neighborhood associations’ budgets and dues are not published; they come with each association’s estoppel certificate and resale package.
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.
If you are thinking, “I need someone to sell my house in Quail West,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Naples, Bonita Springs, Estero, Lee County and Collier County. Whether you own a Collier side estate home, a Lee side Phase 2 home or a La Caille or Escala villa, our team gives you local market guidance and a clear plan to sell confidently.
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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 Quail West 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 July 8, 2026. Collier County and Lee County recorded sales through October 16, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.