Values from every recorded Terrace resale of your plan, building and floor, tested against Lennar's final closings. Free, confidential and same day.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Values from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026), read 1 October 2026
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Terrace condominiums at The National from the Collier County deed record, unit by unit, and this page explains what a Terrace condo in Ave Maria is worth in 2026: what each floor plan (Arbor, Birkdale and Carolina) has recorded for, how each association and building compares, whether the floor or the golf membership shows up in the price, and how resales stack up against Lennar's last closings. For the full guide to the 14 buildings and six associations, see our Terrace Condominiums at The National guide, part of The National Golf and Country Club in Ave Maria, Florida.
In the twelve months from September 2025 to August 2026 the county recorded 85 qualified Terrace sales: 22 resales at a $231,000 median, from $210,000 to $269,000, and 63 Lennar builder-direct closings at a $205,000 median. Your condo sits somewhere inside that spread, and its plan, building and paperwork decide where.
To get a number for your own unit, use the free valuation form on this page or our contact form. If you are ready to sell, read our guide to selling a Terrace condo at The National; if you are weighing a purchase, see buying a Terrace condo at The National.
A Terrace condo at The National is worth what Terrace units of the same floor plan have recorded for lately, adjusted for building, floor, membership and condition, and checked against Lennar's last closings. Over the last twelve months that meant resale medians of $220,000 for the Arbor, $230,000 for the Birkdale and $260,000 for the Carolina, per the county record.
Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)
| Floor plan (heated size) | Resales | Median resale price | Lowest to highest | Mean price per square foot |
|---|---|---|---|---|
| Arbor, 2 bed, 2 bath (1,120 sq ft) | 2 | $220,000 | $215,000 to $225,000 | $196.43 |
| Birkdale, 2 bed, 2 bath (1,154 sq ft) | 15 | $230,000 | $210,000 to $246,000 | $197.60 |
| Carolina, 2 bed, 2 bath and den (1,301 sq ft) | 5 | $260,000 | $240,000 to $269,000 | $198.54 |
| All Terrace resales | 22 | $231,000 | $210,000 to $269,000 | $197.71 |
Source: Collier County Property Appraiser, 2026 tax roll data files dated 29 August 2026, qualified sales of improved Terrace units above $1,000, September 2025 to August 2026, resales only. The middle half of the 22 resales ran from $222,000 to $245,000. Plan names are matched to heated area using Lennar's published plan sizes. Two Arbor resales are a data point, not a market.
| Association | Resales | Median resale price | Median price per square foot | Lennar closings in the same window |
|---|---|---|---|---|
| Terrace I (6034, 6046 and 6058 National Blvd) | 14 | $230,000 | $199.31 | none |
| Terrace II (5807 and 5835 Double Eagle Cir) | 1 | $234,000 | $202.77 | none |
| Terrace III (5715 and 5749 Double Eagle Cir) | 1 | $269,000 | $206.76 | none |
| Terrace IV (5629 and 5651 Double Eagle Cir) | 4 | $235,000 | $200.37 | none |
| Terrace V (5527, 5555 and 5583 Double Eagle Cir) | 2 | $238,000 | $193.76 | 12 at $220,000 |
| Terrace VI (5491 Double Eagle Cir and Building 36) | 0 | no resale yet | no resale yet | 51 at $200,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, September 2025 to August 2026. Terrace I, the oldest association, supplied 14 of the 22 resales; Terrace VI, still under Lennar's officers, supplied 51 of Lennar's 63 closings and no resale yet.
| Floor plan | Lennar closings with heated area on the roll, last twelve months | Lennar median | Lennar range | Lennar median per square foot |
|---|---|---|---|---|
| Arbor (1,120 sq ft) | 19 | $219,000 | $179,000 to $240,000 | $195.54 |
| Birkdale (1,154 sq ft) | 17 | $205,000 | $185,000 to $235,000 | $177.64 |
| Carolina (1,301 sq ft) | 6 | $217,900 | $215,000 to $258,000 | $167.49 |
| All 42 with heated area | 42 | $214,000 | $179,000 to $258,000 | $177.66 |
Source: Collier County Property Appraiser, 2026 tax roll data files; Lennar builder-direct sales in Buildings 37, 38, 39 and 41, September 2025 to August 2026. Lennar's other 21 closings in the window were in Building 36, which carried no heated area on the 2026 roll; all 63 Lennar closings together recorded a $205,000 median. A resale competes with these closings, which is why this table matters to a Terrace owner.
These are the ten facts a Terrace owner should know about value in October 2026, each drawn from the Collier County Property Appraiser 2026 tax roll data files, a recorded declaration, a Lennar document, a FEMA letter or a Florida statute.
Get a free valuation of your Terrace condo at The National by entering your address in the valuation form on this page, by using our contact form to book a walk-through, or by reaching Jesse direct at (239) 898-6072. The valuation comes from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We send a value range built from the recorded resales and Lennar closings of your own plan, association and building, not a ZIP-wide estimate, and a fuller pricing file after we see the unit.
Your unit number (it tells us the building, the floor and the position in the building), your association (Terrace I to VI), your plan name if you know it, the year you bought and what you paid, which membership the unit carries (golf or social), upgrades with dates, whether the unit is furnished or leased, and any notice your association has sent about assessments, reserves or inspections. McGreevy and Comisar prepare every valuation personally.
A valuation is not a listing agreement. Terrace owners ask us for a number to plan a sale, compare renting with selling, settle an estate or review insurance. For how we compare with other teams in this market, see our guide to the best real estate agents in Ave Maria.
Online estimates, the Zestimate among them, miss at Terrace because most Terrace sales were Lennar closings, because ZIP code 34142 is shared with Immokalee, because a model treats 420 condos in six associations as one product, and because it cannot see the floor, the membership class or the paperwork that a buyer prices.
Of the 441 qualified Terrace sales the county has recorded since 2021, 402 were Lennar's first sales and only 39 were resales. In the last twelve months the split was 63 builder-direct and 22 resales. A model that reads every sale as a market sale blends Lennar's falling 2026 prices ($199,000 median) with resales that recorded $232,000 in the same year.
ZIP code 34142 is the postal code for Ave Maria and for Immokalee, and Florida's own condominium extract lists Terrace buildings with an Immokalee or Naples mailing city. An estimate that leans on nearby ZIP-level sales is reading a much wider market than the 14 Terrace buildings.
Every Terrace building holds the same three plans, but the record shows they do not trade alike: a Carolina resale recorded a $260,000 median against $230,000 for a Birkdale, and Building 3 at 6058 National Blvd resold at a $212,500 median against $240,500 for Building 5 at 6034 National Blvd. An estimate that averages them is wrong for most units.
Whether the unit is on the fourth floor or the first, whether its building is golf or non golf on Lennar's map, whether the association has posted its structural integrity reserve study, which FEMA letter covers the building, whether a special assessment is pending, and whether the unit is furnished or leased. We read these from your documents and from a visit.
Terrace Condominiums at The National recorded 22 resales in twelve months at a $231,000 median while Lennar closed its final Terrace VI units below that figure. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Terrace unit from its own plan, building and floor.
We value a Terrace condo in four steps: pull the recorded sales of its own plan, adjust for building, floor, membership and condition, test the result against Lennar's last closings, and test it against the units a buyer could choose instead. Each step uses the Collier County record, and we show you the sales we used.
We read the Collier County Property Appraiser 2026 tax roll data files for every unit in the six Terrace condominiums: 420 units on the roll. We keep qualified sales of improved units above $1,000 and sort each one as builder-direct or resale. A sale counts as builder-direct when it is the unit's first qualified sale within a year of the year built, or the first sale of a unit the roll does not yet date; every other sale is a resale. That rule reproduces the 85 sales, 63 builder-direct and 22 resales, published in our Terrace guide.
The county roll records each unit's heated area, and the three sizes on the roll (1,120, 1,154 and 1,301 square feet) are exactly Lennar's published sizes for the Arbor, Birkdale and Carolina. For each sale we divide the recorded price by the unit's heated area. The 22 resales give a mean of $197.71 per square foot and a median of $199.31, from $181.98 to $213.17. The 42 Lennar closings with heated area give a median of $177.66, from $159.82 to $214.29. We report the mean of each sale's own ratio, not total dollars divided by total square feet.
| What differs | What the record shows | How we use it |
|---|---|---|
| Floor plan | Resale medians $220,000 Arbor, $230,000 Birkdale, $260,000 Carolina | We price within a plan first, then across plans at the measured price per square foot |
| Building and association | Terrace I resales from $212,500 (Building 3) to $240,500 (Building 5) | We weigh your own building's resales and pairs before the collection's |
| Floor | Lennar's fourth-floor units closed about $4,750 to $5,500 above the same plan's median in the same building | We test a floor premium against the resales of your plan, which are too few to measure one yet |
| Membership | Lennar's conceptual map labels Terrace II to V golf and Terrace VI non golf; Terrace I is unlabelled | We confirm the class on the golf club estoppel and weigh the buyer it attracts |
| Fees | Terrace VI's 2026 schedule: $9,374 a year in association charges plus $1,792.44 in district charges | A higher fee stack lowers what a buyer can borrow, so it bears on price |
| Condition, furnishings, view | Not captured in the county file | Judged at the walk-through |
Lennar's closing prices set what a buyer compared every resale with until the collection sold out. Its last building, Building 36 in Terrace VI, recorded 21 first sales from June to August 2026 at a $195,000 median, from $184,000 to $226,000. We show an owner where a resale of the same plan sits against those closings and against the other Terrace resales a buyer could choose instead.
Terrace condo values have fallen since 2023 on both sides of the market. The resale median slid from $304,000 in 2023 to $232,000 in 2026 to date, and Lennar's own closing median fell from $280,000 in 2024 to $199,000 in 2026, the lowest year since the collection opened.
Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)
| Year recorded | Lennar closings | Lennar median | Lennar range | Resales | Resale median |
|---|---|---|---|---|---|
| 2021 | 21 | $227,999 | $184,300 to $233,000 | 0 | none |
| 2022 | 61 | $253,000 | $223,000 to $292,000 | 1 | $287,000 |
| 2023 | 116 | $273,000 | $248,000 to $359,000 | 5 | $304,000 |
| 2024 | 80 | $280,000 | $245,000 to $323,000 | 6 | $282,500 |
| 2025 | 79 | $236,000 | $199,000 to $310,000 | 10 | $242,500 |
| 2026 (to 11 August) | 45 | $199,000 | $179,000 to $226,000 | 17 | $232,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, by calendar year of recording. Resale counts are small, from 1 to 17 a year, so read the direction rather than any single year.
| Window | All sales | Lennar closings | Lennar median | Resales | Resale median | Resale range |
|---|---|---|---|---|---|---|
| September 2025 to August 2026 (12 months) | 85 | 63 | $205,000 | 22 | $231,000 | $210,000 to $269,000 |
| September 2024 to August 2026 (24 months) | 164 | 135 | $223,000 | 29 | $240,000 | $210,000 to $300,000 |
| September 2023 to August 2026 (36 months) | 265 | 231 | $258,000 | 34 | $242,750 | $210,000 to $307,500 |
| All recorded history to August 2026 | 441 | 402 | $261,000 | 39 | $245,000 | $210,000 to $350,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The highest Terrace resale on record is $350,000, a Carolina-size unit in Terrace I in April 2023; the highest in the last twelve months is $269,000, a Carolina-size unit at 5715 Double Eagle Circle in Terrace III, recorded 16 March 2026 (Official Records Book 6566, Page 1875).
We tracked every Terrace resale of the last twelve months against the same unit's earlier qualified sale. Twenty-one of the 22 had one, and 20 of those earlier sales were Lennar's own first sale of the unit. The pairs held for a median of 37 months and changed by a median of minus $26,000, or minus 10.2 percent, and 19 of the 21 closed below the earlier price.
| Year the owner bought | Pairs | Median change | Range of changes |
|---|---|---|---|
| 2021 | 3 | minus 8.7 percent | minus 9.1 to plus 5.6 percent |
| 2022 | 9 | minus 10.2 percent | minus 20.0 to minus 2.5 percent |
| 2023 | 2 | minus 11.3 percent | minus 11.7 to minus 10.9 percent |
| 2024 | 5 | minus 19.0 percent | minus 21.6 to minus 8.2 percent |
| 2025 | 2 | minus 4.3 percent | minus 8.6 to 0.0 percent |
Source: Collier County Property Appraiser, 2026 tax roll data files; the 21 Terrace resale pairs, September 2025 to August 2026, grouped by the year of the earlier sale. One 2025 pair is a unit that sold twice inside the window at $230,000 both times. The full pair list, unit by unit, is in our Terrace Condominiums at The National guide.
We do not forecast prices. The record shows what happened: Lennar's closings fell through mid-2026 and then stopped when the collection sold out, and 17 resales recorded in the first eight months of 2026 at a $232,000 median. For an owner, the practical point is that a Terrace unit priced to the last sold unit of its own plan, not to what the owner paid in 2023 or 2024, is the one that sells.
An Arbor resold at a $220,000 median, a Birkdale at $230,000 and a Carolina at $260,000 in the twelve months to August 2026, and per square foot the three plans resold almost level, at a mean of about $196 to $199. The plan sets the price band; the building, floor and condition place a unit inside it.
Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)
All three are single-level, two-bedroom, two-bath Lennar plans; the Carolina adds a den that "can also double as a bedroom", per Lennar's plan page. Every Terrace building holds 8 Arbor, 16 Birkdale and 6 Carolina units, and the 2026 roll carries 104 units at 1,120 square feet, 208 at 1,154 and 78 at 1,301 across the 13 buildings with heated area recorded.
| Plan | Heated size | Units per building | Twelve-month resales | Resale median | Lennar closings (with heated area) | Lennar median | Resale above Lennar |
|---|---|---|---|---|---|---|---|
| Arbor | 1,120 sq ft | 8 | 2 | $220,000 | 19 | $219,000 | plus $1,000 |
| Birkdale | 1,154 sq ft | 16 | 15 | $230,000 | 17 | $205,000 | plus $25,000 |
| Carolina, with den | 1,301 sq ft | 6 | 5 | $260,000 | 6 | $217,900 | plus $42,100 |
Source: Collier County Property Appraiser, 2026 tax roll data files, September 2025 to August 2026; plan sizes from Lennar's Arbor, Birkdale and Carolina plan pages. The Arbor comparison rests on two resales.
Lennar priced its last Terrace closings at $195.54 a square foot for the Arbor, $177.64 for the Birkdale and $167.49 for the Carolina, so the builder charged the least per foot for its largest plan. Resale buyers did not: they paid about the same per foot for all three. That is why a Carolina resale sits about $42,100 above Lennar's Carolina median while an Arbor resale sits almost on Lennar's Arbor median. In January 2022 a Lennar representative told the Ave Maria Sun that the Carolina "is an end unit with more windows and the largest square footage" and tended to sell first.
County unit numbers encode the building, the floor and the position (unit 4421, for example, is Building 44, second floor, position 1). Read against heated area, floors one to three hold a Carolina at each end, two Birkdales either side of the middle and two Arbors in the middle; the fourth floor has six units and no Carolina. A seller with a Carolina therefore owns one of only 78 Carolina-size end units on the 2026 roll, and a seller with a top-floor unit owns one of six fourth-floor homes in the building.
Your Terrace association and building change your value through what they sold for new, how old they are, who manages them and what the buyer inherits. In the last twelve months Terrace I resales ranged from a $212,500 building median at 6058 National Blvd to $240,500 at 6034 National Blvd, inside one association.
Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)
| Building and address | Association | Lennar first-sale median (n) | Twelve-month resales | Resale median | Resale median per square foot |
|---|---|---|---|---|---|
| Building 3, 6058 National Blvd | Terrace I | $226,999.50 (24) | 4 | $212,500 | $186.97 |
| Building 4, 6046 National Blvd | Terrace I | $241,000 (30) | 5 | $230,000 | $199.31 |
| Building 5, 6034 National Blvd | Terrace I | $258,000 (30) | 5 | $240,500 | $205.61 |
| Buildings 42 and 43, 5629 and 5651 Double Eagle Cir | Terrace IV | $271,500 and $286,000 (30 each) | 4 | $235,000 | $200.37 |
| Buildings 46 and 47, 5807 and 5835 Double Eagle Cir | Terrace II | $269,000 and $269,500 (30 each) | 1 | $234,000 | $202.77 |
| Buildings 44 and 45, 5715 and 5749 Double Eagle Cir | Terrace III | $283,000 (29) and $275,000 (30) | 1 | $269,000 | $206.76 |
| Buildings 38, 39 and 41, 5527, 5555 and 5583 Double Eagle Cir | Terrace V | $237,500, $247,000 and $255,000 (30 each) | 2 | $238,000 | $193.76 |
| Buildings 36 and 37, Building 36 and 5491 Double Eagle Cir | Terrace VI | $195,000 (21) and $205,000 (30) | 0 | no resale yet | no resale yet |
Source: Collier County Property Appraiser, 2026 tax roll data files. Building numbers are read from the county unit numbers; a unit's first qualified sale stands in for the Lennar closing. Building 3 resold lowest on the record, and it was also Lennar's lowest-priced building when new, so its owners sit closest to break-even.
Each Terrace association is its own Florida corporation with its own declaration, budget, board and manager. In 2026 Cambridge Management managed Terrace I, II and IV and Tropical Isles Management Services managed Terrace III, V and VI, per each association's 2026 annual report on Sunbiz. Only Terrace VI's 2026 assessment is published, in Lennar's Terrace VI schedule; Terrace I to V budgets are not published and are not assumed equal, so a buyer reads the unit's own estoppel certificate. An association whose reserve study, insurance and budget are in order is easier for a buyer's lender to approve, which helps price.
Terrace I's three buildings have been closed since 2021 and 2022, so its owners are the first to reach a sale; they supplied 14 of the 22 resales. As the Terrace II to V owners who bought in 2023 and 2024 begin to sell, their resale pairs will be measured against higher Lennar prices, which is why we price those units from their own building's first-sale record.
The floor changed Lennar's prices, modestly: its fourth-floor Terrace units closed about $4,750 to $5,500 above the median for the same plan in the same building. The resale record is too thin to show a floor premium yet, so we price a floor difference from the builder's pattern and the unit's view, then test it.
Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)
| Plan | First floor | Second floor | Third floor | Fourth floor |
|---|---|---|---|---|
| Arbor | minus $1,250 (26) | minus $500 (25) | $0 (25) | plus $5,500 (25) |
| Birkdale | minus $1,500 (51) | minus $2,750 (52) | $0 (52) | plus $4,750 (48) |
| Carolina | plus $1,500 (25) | minus $4,525 (26) | plus $2,250 (26) | no Carolina on the fourth floor |
Method: for every Lennar first sale in the 13 buildings with heated area on the roll (381 sales, 2021 to 2026), we found the median first-sale price for the same plan in the same building, took each unit's difference from it, and report the median difference by floor (number of sales in brackets). Comparing within a building removes Lennar's year-to-year price changes. Source: Collier County Property Appraiser, 2026 tax roll data files; floors read from the county unit numbers.
Twelve-month resales split 10 on floors one and two (median $239,500) and 12 on floors three and four (median $230,000), but the plan mix differs: Birkdale-size resales alone ran $222,000 on the lower floors (6) and $230,000 on the upper floors (9). Those are too few sales to measure a premium. Lennar said in January 2022 that "the third- and fourth-floor condos tend to sell first because of their elevated views", which is a speed claim, not a price, and every building has one elevator serving 30 units, per Florida's elevator permit files.
A golf or social membership at Terrace depends on the building and when Lennar sold the unit, and the county record cannot yet show it in the price. On our reading of Lennar's conceptual "Golf and Non Golf" site map, Terrace II to V buildings are labelled golf, Terrace VI non golf, and Terrace I carries no label.
| Association | Lennar buildings | Label on Lennar's site map (our reading) | What else the record says |
|---|---|---|---|
| Terrace I | 3, 4, 5 | no label | Sold 2021 to 2022, when Lennar described all its condos as offering "a bundled golf membership" (Ave Maria Sun, January 2022) |
| Terrace II | 46, 47 | G (golf) | |
| Terrace III | 44, 45 | G (golf) | |
| Terrace IV | 42, 43 | G (golf) | |
| Terrace V | 38, 39, 41 | G (golf) | |
| Terrace VI | 36, 37 | NG (non golf) | Lennar's only published Terrace fee schedule is the NON-GOLF schedule for Buildings 37 and 36, dated 30 December 2025 |
Source: Lennar site map titled "Golf and Non Golf", file dated 12 November 2024, which Lennar marks as conceptual and subject to change; the building-to-label reading is ours, matched to the county unit numbers. Membership is confirmed per unit on the golf club estoppel, never from the map.
Twelve-month resales in unlabelled Terrace I recorded 14 sales at a $230,000 median and $199.31 a square foot; resales in the golf-labelled Terrace II to V buildings recorded 8 at $239,500 and $200.37 a square foot. Per square foot that is level. On the builder side, the closest overlap is September to December 2025, when golf-labelled Terrace V closed 12 units at a $220,000 median (11 of them Arbor-size) and non-golf Building 37 closed 6 at $209,000 (5 Birkdale-size). Different plans, buildings and months make that a reading, not a measured premium. We publish no golf premium for Terrace.
A golf-membership unit appeals to a buyer who plays and would otherwise pay to join, and an unclear class makes any buyer discount for the unknown. The 2026 golf dues for a golf-membership Terrace unit are not published, so we order the golf club estoppel early and state the unit's class in the listing exactly.
Lennar's final Terrace closings set the floor a buyer compares your condo with. Lennar closed 45 Terrace units in 2026 at a $199,000 median, the newest on 11 August 2026, and lennar.com listed the collection as sold out on 23 September and 1 October 2026, so those closings are now recorded comparables rather than live inventory.
| Measure, last twelve months | Lennar builder-direct | Resale |
|---|---|---|
| Sales | 63 | 22 |
| Median price | $205,000 | $231,000 |
| Median price per square foot | $177.66 (42 with heated area) | $199.31 |
| Associations | Terrace V and VI | Terrace I to V |
| Warranty | Lennar limited one-year workmanship, two-year mechanical and seven-year structural | the original Lennar warranty, as its own terms allow |
Source: Collier County Property Appraiser, 2026 tax roll data files; warranty terms from Lennar's Terrace plan features list. The resale median runs $26,000, or about 12.7 percent, above the builder median, and the gap is not plan mix alone: Birkdale resales recorded $230,000 against Lennar's $205,000 for the same plan.
A resale can offer a golf-labelled building, an owner-controlled association with a reserve study and insurance record in hand, furnishings, upgrades and a shorter wait. Lennar's last units offered a new warranty, a price near $199,000 and, in Terrace VI, an association whose officers were Lennar staff on its 2026 annual report. We list the differences for the buyer rather than discount to the builder.
With Lennar sold out, a Carolina, a fourth-floor unit or a well-kept furnished unit competes mainly with other resales of its own plan. The builder's 2026 price is the starting line for an appraiser, not the ceiling for your unit.
A comparative market analysis is a written pricing file built from the resales, Lennar closings and competing units closest to yours. Request one through the contact form or reach Jesse direct at (239) 898-6072, and we will arrange a visit. A CMA from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, is free, carries no obligation to list, and gives you a number grounded in recorded sales.
Plan and floor, view from the lanai, condition of kitchen and baths, flooring, any upgrades with dates and board approvals, furnishings you would include, the membership class, and the association documents you hold. We note the building's FEMA letter number and the elevator, parking and storage arrangements a buyer will ask about.
No. Just value is the county's assessment of a unit as of 1 January, and market value is what a buyer pays. At Terrace the 2026 preliminary roll puts the median just value at $194,320, about 19 percent below the twelve-month resale median of $231,000, and the gap runs the same direction for every plan.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales through 11 August 2026)
| Plan | Units with a just value on the 2026 preliminary roll | Median just value | Twelve-month resale median | Resale median above just value |
|---|---|---|---|---|
| Arbor | 104 | $186,320 | $220,000 (2 sales) | plus 18.1 percent |
| Birkdale | 208 | $190,944 | $230,000 (15 sales) | plus 20.5 percent |
| Carolina | 78 | $233,150 | $260,000 (5 sales) | plus 11.5 percent |
| All Terrace | 390 | $194,320 | $231,000 (22 sales) | plus 18.9 percent |
Source: Collier County Property Appraiser, 2026 tax roll data files (tax year 2026, preliminary roll), total just value per unit; the 30 units of Building 36 carried no just value on the preliminary roll. The median just value was $194,320 in each of Terrace I to V and $164,320 for Building 37 in Terrace VI. Medians are over different sets of units, so treat the gap as a guide.
Do not price from your tax notice. A buyer's taxable value resets toward the price they pay, so your assessment does not travel with the unit, and your own Save Our Homes cap ends when you sell, with portability available if you buy another Florida homestead (Florida Department of Revenue). On the 2026 preliminary roll only 35 of the 390 assessed Terrace units carried a homestead exemption, about 9 percent, and 151, about 39 percent, had an owner mailing address outside Florida, most often in New York, Pennsylvania, New Jersey or Canada. That tells us the likely Terrace buyer is a seasonal or second-home buyer, and we market to that buyer.
A buyer's loan, insurance quote and monthly budget are built from the charges and records a Terrace unit carries, so fees, Florida's condominium laws and the FEMA flood letters reach your value through what the buyer can afford and what the lender will approve. We gather each document before we suggest a price.
Lennar's 2026 Terrace VI schedule (non golf, Buildings 37 and 36, dated 30 December 2025) totals $9,374 a year in association charges, or $781.17 a month: the Ave Maria Master Association ($812), The National at Ave Maria Property Owners Association ($3,928), the Terrace VI condominium assessment ($3,884) and the club's food and beverage minimum ($750). The Ave Maria Stewardship Community District, a Chapter 189 independent special district, adds $950.46 in debt service and $841.98 in operations and maintenance on the tax bill, $1,792.44 a year. That is about $930.54 a month all in, by our arithmetic. Terrace I to V budgets are not published, so a buyer reads your unit's estoppel certificate, and we read it before we price.
Every Terrace building is four stories, so each falls under Florida's structural integrity reserve study statute, s. 718.112(2)(g), and its milestone inspection statute, s. 553.899. On a resale the seller must give the buyer the declaration, bylaws, rules, the annual budget and financial statement, the most recent structural integrity reserve study or a statement that none has been completed, and the other items in s. 718.503(2), and the contract carries a seven-day cancellation legend. A complete, funded record helps price; a buyer's conventional lender also reviews the project, and Fannie Mae treats a project needing critical repairs as ineligible. We do not describe any association's study; we gather it with you and tell the buyer where to read it.
Section 720.401 sets a pre-contract disclosure duty for homeowners association parcels, and its subsection (2) excludes associations governed by chapter 718. A Terrace unit sits in a chapter 718 condominium and also inside The National's property owners association, so ask your closing agent or a real estate attorney which disclosures your contract needs. This is information, not legal advice.
A Terrace sale usually needs an estoppel certificate from the condominium association, The National's property owners association and the Ave Maria Master Association, plus the golf club when the unit carries a membership. Under s. 718.116(8) a condominium estoppel fee is capped at $250 when nothing is delinquent, up to $100 more for delivery within three business days and up to $150 more if the account is delinquent. In Collier County the buyer customarily pays for the owner's title policy and chooses the closing agent, so it is not a usual seller cost; your contract controls.
FEMA's effective 2012 flood map still draws the Terrace site in Zone AH or AE, but FEMA letters of map revision based on fill issued from 2020 to 2023 remove each of the 13 addressed Terrace buildings from the high-risk flood area: 21-04-0744A for Terrace I, 22-04-3888A for Terrace II and III, and 23-04-2433A for Terrace IV, V and Building 37 of Terrace VI. A lender may still require flood insurance, and parts of each tract remain in the high-risk area. Your building's letter number belongs in your listing, because it answers a buyer's first flood question before it costs you a price reduction.
Terrace resales record well below sibling Veranda at The National and almost level with Lennar's identical Terrace Condominiums at Heritage Landing in Punta Gorda. The comparison below uses one yardstick, recorded qualified resales and their median, so a Terrace owner can see which buyer pool a unit really competes in.
Data updated: October 2026 (Collier County recorded sales through 11 August 2026; Charlotte County recorded sales through 31 August 2026)
| Collection | County | Stories | Plans | Recorded resales (window) | Resale median |
|---|---|---|---|---|---|
| Terrace Condominiums at The National | Collier | 4 | Arbor 1,120, Birkdale 1,154, Carolina 1,301 sq ft | 17 (January to August 2026) | $232,000 |
| Terrace Condominiums at Heritage Landing | Charlotte | not recorded in the county files | the same three Lennar plans and sizes | 27 (January to August 2026) | $235,000 |
| Veranda at The National | Collier | 2 | Bromelia II 1,355, Diangelo II 1,366, Arabella II 1,569 sq ft | 17 (September 2025 to August 2026) | $309,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files; Charlotte County Property Appraiser data files as compiled for our Terrace Condominiums at Heritage Landing guide. The two Terrace collections share a product, not a club, county or fee structure.
A Terrace buyer is usually choosing between a four-story Terrace unit with an elevator and carport and a larger two-story Veranda unit with a garage at $78,000 more on the twelve-month resale medians, or between Ave Maria and Punta Gorda for the same Lennar plan. We position a Terrace listing against those choices. For the wider picture across The National's collections, our village guides cover valuing a home at The National, selling a home at The National and buying a home at The National.
These are the questions Terrace owners ask us most about value, answered from the Collier County Property Appraiser 2026 tax roll data files, the recorded Terrace declarations, Lennar's documents, FEMA's letters and Florida law. If yours is not here, use the contact form on this page or reach Jesse direct at (239) 898-6072.
The twelve-month Terrace resale median is $231,000 on 22 resales, from $210,000 to $269,000 (September 2025 to August 2026). Your unit's value depends on its plan, building, floor, membership and condition; request a free valuation and we match it to the sales of its own plan.
Two Arbor-size resales recorded $215,000 and $225,000 in the last twelve months, a $220,000 median, and Lennar's 19 Arbor-size closings with heated area recorded a $219,000 median. With so few resales, we price an Arbor from the builder's record as much as from resales.
Fifteen Birkdale-size resales recorded a $230,000 median, from $210,000 to $246,000, at a mean of $197.60 a square foot. The Birkdale is the most common Terrace plan, 16 of the 30 units in every building, so it has the deepest resale record.
Five Carolina-size resales recorded a $260,000 median, from $240,000 to $269,000. The Carolina is the largest plan at 1,301 square feet with a den, and it sits only at the ends of floors one to three.
If you bought from Lennar in 2022 to 2024, the record says probably: 19 of 21 Terrace resale pairs closed below the earlier price, at a median of minus 10.2 percent, and the five owners who bought in 2024 recorded a median of minus 19.0 percent. Owners who bought in 2021 sit closest to break-even.
Lennar's own Terrace closing median fell from $280,000 in 2024 to $199,000 in 2026 while it was still selling new units with a warranty, and resale buyers priced against those units. The resale median followed, from $282,500 in 2024 to $232,000 in 2026 to date.
We do not forecast prices. What changed in 2026 is that Lennar sold out, so a resale no longer competes with new Terrace inventory, only with Lennar's recorded closings and other resales. We show you the newest record before you decide.
Twelve-month Terrace resales recorded a mean of $197.71 a square foot and a median of $199.31, from $181.98 to $213.17, using each unit's heated area on the county roll. Lennar's 42 closings with heated area recorded a median of $177.66.
On Lennar's pricing it did: fourth-floor units closed about $4,750 to $5,500 above the same plan's median in the same building. The twelve-month resales are too few to measure a floor premium, so we price it from the builder's pattern and the view, then test it with buyers.
Yes on the record: Carolina-size resales recorded a $260,000 median against $230,000 for Birkdale-size resales, while price per square foot was nearly level. The extra 147 square feet, the den and the end-unit windows carry the premium.
It can, through the building's age, its first-sale prices, its fees and its paperwork. Terrace I resales recorded a $230,000 median on 14 sales; the 8 resales in Terrace II to V recorded association medians from $234,000 to $269,000, and Terrace VI has had none yet.
Not by age alone. Terrace I's Building 3 resold lowest ($212,500 median) but was also Lennar's lowest-priced building when new; Building 5, delivered in late 2022, resold at $240,500. Condition and plan matter more than a year or two of age.
It attracts a buyer who plays, but the county record cannot isolate a golf premium yet: per square foot, resales in golf-labelled buildings and in Terrace I recorded nearly the same price. We confirm your class on the golf club estoppel and state it in the listing.
Ask for the golf club estoppel on your unit. Lennar's conceptual site map labels Terrace II to V buildings golf and Terrace VI non golf, and Terrace I sold when Lennar described its condos as bundled golf, but the estoppel is the record that governs.
It removes new Terrace inventory from the market: lennar.com listed the collection as sold out on 23 September and 1 October 2026. Lennar's 2026 closings at a $199,000 median remain recorded comparables an appraiser will read for months.
A Zestimate is an automated model. At Terrace it reads a market where 402 of 441 recorded sales were Lennar first sales, in a ZIP code shared with Immokalee, and it cannot see your floor, membership class or association paperwork. Use it as a rough check and ask us for the recorded-sales value.
No. The 2026 preliminary roll's median Terrace just value is $194,320, about 19 percent below the $231,000 twelve-month resale median. Just value is an assessment as of 1 January; market value is what a buyer pays.
No. A buyer's taxable value resets toward the price they pay, and your Save Our Homes cap ends at the sale, so the sale price, not your tax bill, guides the buyer's cost.
They bear on it, because a lender counts them in the buyer's monthly payment. The only published Terrace schedule, Terrace VI's for 2026, totals $781.17 a month in association charges plus $1,792.44 a year in district charges on the tax bill.
They affect what a buyer asks for. Every Terrace building is four stories, so both statutes apply, and on a resale you must deliver the most recent structural integrity reserve study or a statement that none has been completed. A funded, complete record helps a buyer's lender approve the building.
A known special assessment shows on the estoppel certificate, and the contract decides who pays installments due after closing. Buyers price an assessment they will owe, so we address it in the price or the terms rather than let it surface at inspection.
It should not when the paperwork is in the listing. FEMA letters issued from 2020 to 2023 remove each addressed Terrace building from the high-risk flood area, although the 2012 map still shows the site in Zone AH or AE and a lender may still require flood insurance.
Cosmetic upgrades with dates and receipts help a buyer compare your unit with Lennar's last units. Section 18.14 of the Terrace I declaration bars penetrating the post-tension slabs without board permission, so any ceiling fixtures beyond the original design need the board's approval on file.
A furnished unit can widen the pool of seasonal buyers, and the furniture is priced as personal property in the contract. We list what conveys item by item so an appraiser values the real estate and the buyer sees the whole offer.
A lease suits an investor buyer more than a buyer who wants to move in. The Terrace I and Terrace VI declarations require written, association-approved leases of at least 30 days, no more than 12 leases a year and no subleasing, so a buyer can read the lease term in the disclosure package.
Yes, a range from the recorded sales of your plan and building, the same day. A visit lets us adjust for floor, view, condition, upgrades and furnishings.
It is as accurate as the sales it rests on. A Birkdale, with 15 resales in the year, gets a tight range; an Arbor, with 2, gets a wider one, and we say so.
No. A valuation is free and carries no obligation to list.
Your closing agent's statement sets the figure. Florida's documentary stamp tax on a deed is $0.70 per $100 of price under s. 201.02, which is $1,617 at the $231,000 median, and the contract allocates it; add the brokerage commission, prorations, any estoppel fees the contract assigns to you and your mortgage payoff. In Collier County the buyer customarily pays the owner's title policy.
Resales of the same plan in the same association first, then the same plan elsewhere in Terrace, then Lennar's last closings of that plan in Terrace V and VI, each adjusted for floor, membership and condition. We show you every sale we used.
Conventional lenders run a condominium project review that reads the budget, reserves and any critical repairs; Fannie Mae treats a project needing critical repairs as ineligible. Approval status for each Terrace association is not published, so we ask your manager early.
Once a year, and before any decision to sell, rent, refinance or insure. The Terrace resale median moved every year from 2023 to 2026.
Request a free valuation, then read our guide to selling a Terrace condo at The National.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied in full from our Google Business Profile, where you can read them all.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
If you're searching for the best listing agent for Terrace Condominiums at The National, or thinking, "I need someone to sell my Terrace condo in Ave Maria," McGreevy and Comisar are the team to ask. We price from your plan's recorded resales, your building's resale pairs and Lennar's last closings, and we help homeowners sell across Ave Maria, Naples, Estero, Bonita Springs and Collier and Lee Counties.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
The Terrace value record, last 12 months: we tracked 85 recorded Terrace sales, 22 of them resales at a $231,000 median and 63 Lennar closings at a $205,000 median, and paired 21 of the 22 resales with the unit's earlier price, per the Collier County Property Appraiser 2026 tax roll data files dated 29 August 2026.
Enter your address in the free valuation form on this page, see how we sell Terrace condos at The National, or send a note through our contact form or reach Jesse direct at (239) 898-6072. Confidential conversations welcome. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, stand behind every valuation. Buying next? Call Marc at (239) 287-5873 or see our guide to buying a Terrace condo at The National and how we represent buyers.
A range the same day from the recorded sales, and a written file within a day or two after a walk-through.
Yes. If the numbers say wait, or say renting under your declaration's lease rules makes more sense for you, we will say so and show you why.
No. The valuation is yours either way.
Yes. We give you the recorded-sales range; a lender will still order its own appraisal.
Yes. Most of our Terrace conversations start by phone or email, and about 39 percent of assessed Terrace units have an owner mailing address outside Florida.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this page we read every recorded Terrace sale, unit by unit.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, get a free home valuation, or contact us.
Every figure on this page traces to one of the primary sources below: the Collier County Property Appraiser's data files, the Collier County Clerk's recorded declarations, state and federal agencies, Florida law, the builder's own documents and pages, the club's site and local news reporting. We do not cite real estate brokerage or listing sites. All sources were read on or before 1 October 2026 unless a publication date is shown.
These are the statutes, records and reference files a Terrace owner is most likely to need when thinking about value, each linked to the official source that publishes it.
Market data from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026), read 1 October 2026, and Lennar's own published schedules and pages. MLS figures were not available for this edition (1 October 2026) and will be added in a dated update. Brokered by Domain Realty.