Terreno, Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. In Terreno the homesite width, the street, the plan and whether a home is a DiVosta new build or a resale all move the number, so a community average tells you very little. The only number that matters is yours.
A Terreno home in Naples is worth what its own plan, homesite width, street and CDD assessment area support, not what a community median says. Across the 55 Southwest Florida MLS closings in the 12 months to 17 September 2026, Terreno sold from $420,000 to $1,140,000, and most of those closings were DiVosta builder transactions rather than resales.
Updated September 2026. By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
This page is about one question, the value of a specific Terreno home, and how anyone could defend that number. If you want the full picture of the community itself, its amenity campus, schools, flood map and fee stack, start with our complete Terreno community guide. If you are ready to talk about listing rather than value, our page on how we sell homes in Terreno covers the listing plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse McGreevy answers his own phone at (239) 898-6072.
Terreno is built on three homesite widths, and the price bands follow them street by street. On the streets where the 66 foot homesites dominate (Palomar Terrace, Verada Court, Don Benito Way and Amador Court), 24 closings in the MLS window had a median sold price of $835,000. On the streets where 52 foot homesites dominate (Fresno Avenue, Freemont Way and Terreno Boulevard), 17 closings had a median of $600,000. On the 42 foot streets (Mesa Lane and Sierra Court), 11 closings had a median of $460,000. The width-to-street pairing is our inference from the county’s building records, and we say so everywhere we use it.
We value a Terreno home from the closed rows themselves, the DiVosta price list, the recorded Terreno CDD assessment schedule and the Collier County tax roll, each read separately. We then adjust for what no model can code: which of the thirteen DiVosta plans the house is, which of the three homesite widths it sits on, whether it is in the Series 2023 or Series 2025 CDD assessment area, whether the lot backs onto a lake tract, what option and lot premium the original purchase agreement documents, and whether the pool and screen enclosure carry Architectural Review Committee approval.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the closed rows and the recorded documents. Marc Comisar walks the house, judges condition and option level against what actually closed, and handles the field work. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the team is built on the about McGreevy and Comisar page. If your next home is also in Southwest Florida, see how we represent buyers too.
The fastest way to value a Terreno home is the short form on this page, which takes about a minute: your address, your plan and upgrades, and how to reach you. It is free, carries no obligation to list, and returns a written opinion of value from McGreevy and Comisar built from Terreno closings.
Within two business days you receive a written opinion of value for your specific Terreno address. It names the closings we compared it to, by street, living area and plan where the square footage identifies one, and it states the CDD line your buyer will see on the tax bill for your homesite width and assessment area. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072. You can also start from our McGreevy and Comisar home valuation request, and if you are buying your next home at the same time, contact McGreevy and Comisar about both sides.
Three documents make a Terreno valuation sharper: your original DiVosta purchase agreement with its options and lot premium listed, your most recent Collier County tax bill (it carries the CDD line), and any Architectural Review Committee approval letters for a pool, lanai extension or fence. None is required to start. Each one replaces an assumption with a fact.
A number on a screen cannot show its work, and in Terreno the work is the value. A written opinion shows which closings it leaned on and why, so you can check it yourself against the county record and the plan list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every written valuation we send carries our names and our phone numbers.
McGreevy and Comisar value Terreno homes differently because Terreno is an absorption market, not a resale market. DiVosta is still closing new homes here, so most recorded sales are builder closings that carry options and lot premiums. We separate those mechanics from what a two to four year old resale can command, and we show our method.
With our Domain Realty Group team, McGreevy and Comisar have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and Nationally Recognized Top Producing Realtors. You can read more about the team at Domain Realty Group. If you are also comparing agents across the city, our guide to the best real estate agents in Naples explains how to judge one.
We tracked all 55 Southwest Florida MLS closings recorded under the Terreno at Valencia development in the 12 months to 17 September 2026, row by row, and set them beside the 57 qualified improved transfers in the Collier County sales file for the 12 months to 31 August 2026. Two MLS rows carried the city field “Other” while sitting on Freemont Way and Sierra Court; we kept them and measured the effect, which moves the median by $5,000 (53 Naples-coded rows give $645,000). We tracked every closing by street and living area so the tables below are computed from the rows, with the method stated beside each one. That reconciliation is first-hand work, and it is the reason the numbers here do not match a portal’s.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the quotes further down this page are genuine five star client reviews in the reviewer’s own words. We publish no aggregate score, because a valuation page that asks you to check its numbers should be checkable itself. Read the full set on the McGreevy and Comisar Google reviews profile.
This page walks through how a Terreno home is valued, in the order a seller usually asks. Every section stands on its own, and the figures in each one carry their record, window and denominator at the point of use, so you can check any number against the source listed at the bottom.
Terreno homes sold for a median of $640,000 across 55 Southwest Florida MLS closings in the 12 months to 17 September 2026, from $420,000 to $1,140,000, at a median of $311.91 per square foot of living area. Most of those 55 closings were DiVosta builder transactions, so that median describes Terreno’s absorption, not a resale price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
Measure, Southwest Florida MLS, Terreno at Valencia development | Closed, 12 months to 17 Sep 2026 | Active on 17 Sep 2026 | Pending on 17 Sep 2026 |
|---|---|---|---|
Count | 55 | 12 | 4 |
Median price | $640,000 sold | $610,350 list | not reported |
Mean price | $669,752 | $664,133 | not reported |
Lowest and highest | $420,000 and $1,140,000 | $479,000 and $1,125,000 | not reported |
Median living area | 2,088 sq ft | 1,871.5 sq ft | not reported |
Median $ per sq ft of living area | $311.91 | $335.42 (list) | not reported |
Median sold-to-list | 95.86% | not applicable | not applicable |
Median days on market | 42 (49 rows carry a figure) | 86.5 | not reported |
Method: every figure above is computed from the 55 closed and 12 active rows of one Southwest Florida MLS Matrix pull, run 17 September 2026 against the single development record for Terreno at Valencia, closed window 17 September 2025 to 17 September 2026 (actual sold dates 18 September 2025 to 27 August 2026). Six closed rows carry no days-on-market figure, the shape of a builder closing entered after the fact, and they are left out of the days-on-market median only.
The Collier County sales file tells the same story in a different unit. We tracked 57 qualified improved single-family transfers in Terreno in the 12 months to 31 August 2026, at a median of $665,000, a mean of $695,887 and a range of $435,000 to $1,140,000.
On that record the median is $257.12 per square foot of total adjusted area, which is the county’s area-under-roof measure and runs larger than living area on the same houses.
We never restate one of these per-square-foot figures as the other. The MLS figure divides by living area and the county figure divides by total adjusted area, so each is only comparable to itself.
Public deeds do not distinguish a builder closing from a resale on their face, and the MLS rows carry the builder’s closings alongside owner sales. So a Terreno median is a blend of DiVosta’s price list, its options and lot premiums, and owner resales. We split the two ourselves against the Collier County sales file, where the first recorded sale of a finished home is the builder’s: of the 55 MLS closings in the 12 months to 17 September 2026, 36 were builder closings and 19 were owner resales. The 19 resales had a median of $645,000, a middle half from $549,000 to $701,000 and a median of $331.13 per square foot of living area. That band rests on 19 sales, so a defensible Terreno value is built plan by plan and street by street, which is what the next section does.
Month | Terreno MLS closings |
|---|---|
September 2025 | 4 |
October 2025 | 4 |
November 2025 | 2 |
December 2025 | 9 |
January 2026 | 5 |
February 2026 | 9 |
March 2026 | 3 |
April 2026 | 3 |
May 2026 | 7 |
June 2026 | 5 |
July 2026 | 2 |
August 2026 | 2 |
December and February carried 18 of the 55 closings between them. That clustering is the builder’s closing calendar showing through, not a seasonal price signal, and it is one more reason a month-to-month Terreno trend line misleads.
Your Terreno home is one plan, on one homesite width, on one street, in one CDD assessment area, and the 55 closings above only become a value once they are filtered down to the ones that match it. Send the free Terreno home valuation request and you get a written opinion of value within two business days, or call Jesse McGreevy direct at (239) 898-6072. If you are buying as well as selling, see how we represent buyers in Southwest Florida and our page on buying a home in Terreno.
Homesite width, street and floor plan set most of a Terreno home’s value, because DiVosta laid its three homesite widths out street by street. In the 12 months to 17 September 2026, Terreno’s Southwest Florida MLS closings ran from a $460,000 median on Sierra Court to an $860,000 median on Don Benito Way, on the same community’s roads.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
DiVosta builds Terreno in three series of homesite sizes, and the Terreno CDD assesses three and only three product widths: 42 foot, 52 foot and 66 foot. The CDD’s 686 units split 227 at 42 feet, 261 at 52 feet and 198 at 66 feet. We pair the Scenic series with the 42 foot homesite, the Distinctive series with 52 feet and the Echelon series with 66 feet. That pairing is an inference from the builder’s “three series of homesite sizes” language, the CDD’s three widths and the county’s measured lot and house sizes by street, because no single document states it in those words.
Street | Closings | Lowest sold | Median sold | Highest sold | Median living area (sq ft) | Median $ per sq ft of living area | Median sold-to-list |
|---|---|---|---|---|---|---|---|
Palomar Terrace | 1 | $1,000,000 | $1,000,000 | $1,000,000 | 3,020 | $331.13 | 95.24% |
Don Benito Way | 15 | $550,000 | $860,000 | $1,140,000 | 2,483 | $336.70 | 92.61% |
Verada Court | 3 | $790,000 | $815,000 | $920,000 | 2,898 | $309.76 | 93.36% |
Sequoia Court | 3 | $617,000 | $735,000 | $780,000 | 2,894 | $269.52 | 99.46% |
Amador Court | 5 | $490,000 | $697,000 | $859,000 | 2,084 | $325.85 | 99.38% |
Terreno Boulevard | 4 | $630,000 | $680,000 | $715,000 | 2,027 | $331.30 | 96.70% |
Fresno Avenue | 2 | $595,000 | $675,000 | $755,000 | 2,102 | $321.26 | 96.00% |
Freemont Way | 11 | $430,250 | $540,000 | $710,000 | 2,000 | $300.89 | 96.32% |
Mesa Lane | 3 | $460,000 | $465,000 | $465,000 | 1,405 | $330.96 | 95.09% |
Sierra Court | 8 | $420,000 | $460,000 | $580,000 | 1,655 | $279.49 | 97.64% |
Method: the 55 closed rows grouped by the street in the address field, with medians computed per street; a street with one or two closings shows those closings rather than a meaningful median. Price per square foot is sold price divided by MLS living area on each row, then the median taken. No Terreno closing in the window sat on Seville Lane, Palo Alto Drive, Zamora Drive, Rosello Way, Serena Avenue or Altura Court.
Living area band (sq ft) | Closings | Lowest sold | Median sold | Highest sold | Median $ per sq ft of living area | Median sold-to-list | Median days on market (rows with a figure) |
|---|---|---|---|---|---|---|---|
Under 1,700 | 16 | $420,000 | $465,000 | $580,000 | $307.19 | 97.89% | 36 (13) |
1,700 to 2,199 | 22 | $460,000 | $642,500 | $790,000 | $314.73 | 95.95% | 40 (20) |
2,200 to 2,699 | 8 | $550,000 | $859,500 | $899,000 | $348.75 | 93.49% | 50.5 (8) |
2,700 and over | 9 | $735,000 | $926,000 | $1,140,000 | $281.76 | 95.18% | 53 (8) |
The 2,200 to 2,699 band carries the highest price per square foot of living area, and it is also where sold-to-list is lowest. Those homes sit mostly on the 66 foot homesites of Don Benito Way, so the per-foot figure is carrying lot width and option spend, not only house size. Larger homes in the 2,700 and over band sell for more in total and less per square foot, which is the normal shape of a plan menu.
Identical living areas are the closest thing Terreno has to matched pairs. Seven closings at exactly 1,655 square feet, the published minimum of DiVosta’s Hallmark plan, ran from $420,000 to $514,000 with a median of $460,000; the two on Freemont Way closed at $510,000 and $514,000, and the five on Sierra Court at $420,000 to $465,120. Four closings at exactly 1,405 square feet, the Contour plan’s published minimum, closed at $430,250 to $465,000, with a middle pair of $449,515 and $460,000. The plan names are our inference from square footage matching the builder’s published minimum, and the differences inside each group are the street, the lot, the options and the date, which is exactly what a written valuation has to separate.
Measured from the county’s parcel geometry, 299 of Terreno’s 686 lots (44%) sit within 30 feet of a platted lake tract. Palo Alto Drive, Rosello Way, Serena Avenue and Altura Court are entirely lake-adjacent within 60 feet, Fresno Avenue is 94%, and Palomar Terrace, Sequoia Court and the Phase 1 stretch of Verada Court have no lake adjacency at all. That is a proximity measurement, not a marketing “water view” claim, and it is one of the adjustments we make lot by lot.
Terreno has no golf rights of any kind at Valencia Golf and Country Club, but roughly 30 to 37 of its 686 lots, about 5%, back onto the Valencia golf enclave carved out of the Phase 1 plat, on parts of Terreno Boulevard, Palomar Terrace, Amador Court and Verada Court. Phase 1 lots 151 to 161 do not have a golf view, because a platted lake tract sits between them and the enclave. We will not price a golf view onto a lake lot, and a buyer’s appraiser will not either.
The Collier County tax roll assesses land lot by lot. On built parcels the median land value runs from $131,434 on Palomar Terrace to $92,272 on Sierra Court, and inside Terreno Boulevard alone it spans $55,929, with 52 distinct values across 59 lots. Land value is an assessment, not a paid lot premium, but it is the best public proxy for where DiVosta priced its premium homesites.
Your buyer is choosing between your home, a new DiVosta build and a resale next door, and the valuation has to meet that comparison head on.
Buyer priority | Terreno resale | New DiVosta build in Terreno | Valencia Golf and Country Club resale |
|---|---|---|---|
Move-in date | immediate | estimated completion date | immediate |
Pool and screen enclosure | already built and approved, if present | an added option, or an ARC application after closing | varies |
Landscape, window treatments, lanai extension | installed | option spend or a later project | varies |
Builder incentives such as a rate buydown | none unless the seller offers a concession | offered from time to time on select homes | none |
Structural warranty | any remaining coverage depends on the transfer terms of DiVosta’s 10-year limited structural warranty | full 10-year limited structural warranty | none new |
CDD assessment | $2,254.12 to $2,467.21 a year | $2,254.12 to $2,467.21 a year | no CDD |
Median build year | 2024 | new | 2007 |
Who should choose which: a buyer who wants a finished, approved pool and a known neighbour now chooses a Terreno resale; a buyer who wants to pick every finish and can wait chooses DiVosta; a buyer who wants no CDD line and a lower entry price and accepts an older house chooses Valencia. A good Terreno valuation prices your home for the first buyer, not against the second one’s base price.
The spread of Terreno sale prices, $420,000 to $1,140,000 in 12 months of Southwest Florida MLS closings, is not volatility. It is DiVosta’s plan menu, three homesite widths, lot premiums and option spend inside an active price list. DiVosta’s own quick-move-in sheet shows the mechanism, and a Terreno seller who reads the range as instability will misprice.
Data updated: September 2026 (DiVosta Terreno plan and quick-move-in pages, read 15 Sep 2026; Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
DiVosta advertised its Terreno quick-move-in homes as “Save Up To $57,000” on select move-in-ready homes from 8 to 28 September 2026, and the asking prices on that sheet still sat well above each plan’s published base price.
Plan (series) | Published base price, read 15 Sep 2026 | Quick-move-in asking price | Difference | Over base |
|---|---|---|---|---|
Contour (Scenic) | $400,990 | $530,000, 2094 Seville Lane | +$129,010 | +32% |
Flagstone (Scenic) | $420,990 | $501,900, 2127 Freemont Way | +$80,910 | +19% |
Flagstone (Scenic) | $420,990 | $571,000, 2121 Seville Lane | +$150,010 | +36% |
Whitestone (Distinctive) | $603,990 | $715,990, 2084 Freemont Way | +$112,000 | +19% |
Layton (Echelon) | $785,990 | $1,143,500, 1999 Don Benito Way | +$357,510 | +45% |
Layton (Echelon) | $785,990 | $1,159,750, 2004 Don Benito Way | +$373,760 | +48% |
A buyer comparing your Terreno home to “from the $400s” is comparing it to a number no finished house in Terreno has closed at in this window; the lowest MLS closing was $420,000, on a 1,655 square foot home on Sierra Court.
The MLS rows show the same mechanism from the other end. The median Terreno closing sold at 95.86% of its final list price, 19 of 55 closed below 95% of list, 7 closed below 90%, 8 closed exactly at list and 1 closed above it. The widest gaps sat on the larger homes: a Verada Court home listed at $989,698 closed at $815,000 (82.3%), and a Don Benito Way home listed at $1,019,998 closed at $860,000 (84.3%). On the streets where 66 foot homesites dominate, the median sold-to-list was 95.34%, against 97.40% on the 42 foot streets.
Six of the 55 closings carry no days-on-market figure at all, and every one of the six closed at exactly its list price, from $460,000 to $780,000. That is the shape of a builder closing entered into the MLS after the contract, not a home that sold instantly on the open market. We read them as builder transactions and we do not use them as evidence of how fast a resale sells.
What you paid DiVosta and what a buyer will pay you are different numbers. Structural options such as an extended lanai, a pool and screen enclosure or a larger garage tend to carry into a resale price because a buyer can see and use them. Design-studio finishes carry less. A lot premium carries best where the reason for it is permanent, such as lake adjacency. The original purchase agreement lists what was bought, and it is the document that lets us show a buyer’s agent what is actually in your house.
Rate buydowns and closing-cost credits from a builder change a buyer’s monthly payment without changing the headline price, so a resale at the same price can lose on payment. The seller’s counter is the same lever, a seller-paid concession toward the buyer’s costs or rate, rather than a price cut, and the two appraise differently. The National Association of REALTORS seller concession guide sets out the loan-type limits, such as up to 6% on an FHA loan and typically up to 4% on a VA loan.
An automated estimate misreads a Terreno home because it treats DiVosta’s builder closings as if they were resales, blends three homesite widths into one average, and cannot see plan, option spend, lake adjacency or CDD assessment area. Terreno is exactly the thin, partly built, new-construction market where the portals themselves say their models are least reliable.
In Terreno 350 homes are built on the 2026 preliminary Collier tax roll against 686 platted homesites, and 150 vacant residential parcels plus 186 unclassified acreage parcels remain. When most closings are the builder’s, a model that learns from closings is learning DiVosta’s price list, including options and premiums that do not transfer to your resale in full.
The best-known portal estimate, the Zestimate, is described by its own publisher as potentially less accurate “in new communities where fewer new construction homes have been completed or sold and where the neighborhood isn’t entirely developed.” That is a fair description of Terreno in September 2026. We do not link to the portal, and we do not use its number.
Online estimates quote a price per square foot without saying what the square foot is. In Terreno the MLS median is $311.91 per square foot of living area and the county median is $257.12 per square foot of total adjusted area, two correct figures on two different measures. A model that multiplies one by the other’s area produces a value that describes no house.
Two Terreno homes of identical living area can differ by $90,000 in sold price, as the 1,655 square foot closings on Freemont Way and Sierra Court show. The difference is street, lot, options and date. A model that reads bedrooms, baths and square feet from public records sees the two homes as the same.
The Collier County just value on a Terreno home is a mass-appraisal figure set as of 1 January for tax purposes. The median total just value across Terreno’s 350 built homes on the 2026 preliminary roll is $569,157. It is not a sale price, it lags the market by design, and an estimate built on it understates a well-optioned home.
Terreno outsells its neighbour Valencia Golf and Country Club on price and on price per square foot of living area, because Terreno’s median home is seventeen years newer. Valencia sold closer to list but carried far more supply. A Terreno buyer also pays a CDD assessment of $2,254 to $2,467 a year that a Valencia buyer does not.
Data updated: September 2026 (Southwest Florida MLS Matrix, Terreno retrieved 17 Sep 2026, Valencia retrieved 15 Sep 2026).
Set, Southwest Florida MLS closings, trailing 12 months | Closings | Median sold | Median $ per sq ft of living area | Median sold-to-list | Median days on market (rows with a figure) | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
Terreno, all streets | 55 | $640,000 | $311.91 | 95.86% | 42 (49) | 12 | 2.62 |
Terreno, 66 foot streets (Palomar, Verada, Don Benito, Amador) | 24 | $835,000 | $328.49 | 95.34% | 53 (24) | 3 | 1.50 |
Terreno, 52 foot streets (Fresno, Freemont, Terreno Boulevard) | 17 | $600,000 | $308.16 | 96.32% | 26 (13) | 4 | 2.82 |
Terreno, 42 foot streets (Mesa, Sierra) | 11 | $460,000 | $319.94 | 97.40% | 43.5 (10) | 2 | 2.18 |
Valencia Golf and Country Club | 21 | $575,000 | $215.91 | 99.39% | 53 (19) | 23 | 13.1 |
Method: Terreno rows from the 17 September 2026 pull; street groups assign each street to the homesite width that dominates its built homes on the county roll (an inference), with Sequoia Court’s 3 mixed-product closings left out of the street groups and 3 active listings on Seville Lane and Sequoia Court left out of the group counts. Months of supply is active listings divided by average monthly closings. Valencia rows from a separate pull on 15 September 2026, 21 distinct transactions after one duplicated entry was removed. Both sets are living-area medians.
A Terreno owner pays a Terreno CDD assessment on the Collier County tax bill of $2,254.12 to $2,467.21 a year depending on homesite width and assessment area; Valencia has no CDD. Both communities sit in the same millage area at 12.1520 mills. About $1,595 to $1,808 of the Terreno figure is debt service that paid for roads, drainage, water and sewer mains that a Valencia buyer paid for inside the original price of the house.
The median primary building in Terreno was built in 2024; in Valencia, 2007. DiVosta’s published Terreno features list steel-reinforced concrete block construction, a tile roof and whole-house impact-resistant windows rated for the High Velocity Hurricane Zone. Those are built into every Terreno value and they are a large part of why Terreno’s price per square foot of living area runs above Valencia’s.
Your buyer will look at Valencia as the lower-priced alternative with no CDD and at DiVosta as the new alternative with incentives. A defensible Terreno price sits between those two anchors, and where it sits depends on your plan, your homesite width and what is already built and approved on your lot. You can see how we approached the same question next door on our Valencia Golf and Country Club community guide, and the bundled-golf alternative at Heritage Bay.
A Terreno buyer prices in the Terreno CDD assessment of $2,254.12 to $2,467.21 a year, the HOA assessment, the Resale Assessment owed at closing, and a property tax bill that resets on the sale. Some of those numbers are published and some are not, and a Terreno valuation has to say which is which, because the buyer’s lender will.
The Terreno CDD assessment appears as one line in the non-ad-valorem section of the Collier County tax bill, and it differs by homesite width and by bond series. Figures below are the Terreno CDD’s adopted FY2026/2027 budget, adopted 10 August 2026, per unit per year.
Assessment area | Homesite width | Operations and maintenance | Debt service | Total per year |
|---|---|---|---|---|
Series 2023 area | 42 foot | $659.12 | $1,595.00 | $2,254.12 |
Series 2023 area | 52 foot | $659.12 | $1,701.00 | $2,360.12 |
Series 2023 area | 66 foot | $659.12 | $1,808.00 | $2,467.20 |
Series 2025 area | 42 foot | $659.12 | $1,595.36 | $2,254.48 |
Series 2025 area | 52 foot | $659.12 | $1,701.72 | $2,360.84 |
Series 2025 area | 66 foot | $659.12 | $1,808.08 | $2,467.20 |
The FY2025/2026 schedule topped out at $2,467.21 on a 66 foot homesite in the Series 2025 area. The debt component runs to FY2053 in the Series 2023 area and FY2055 in the Series 2025 area; the operations and maintenance component does not end. On a 42 foot homesite in the Series 2023 area the total has moved from $2,255.04 to $2,254.12 over four budget years, which is a real reassurance for your buyer.
Declaration Section 4.10 imposes a Resale Assessment on every Terreno resale. It is collected at closing and it is the legal obligation of the buyer, not the seller. Before turnover the Developer sets the amount; after turnover the Board may raise it by no more than 10% a year. The amount is not published anywhere, so the estoppel certificate under Florida Statutes Section 720.30851 is the only route to it, and we order it at listing.
Published: the CDD schedule above, the millage of 12.1520 mills in millage area 290, the Collier County solid waste assessment of $261.91, and the $100 HOA resale application fee payable to Terreno Homeowners’ Association, Inc. Not published: the Terreno HOA assessment for a specific lot, the Resale Assessment, the Initial Contribution, the One-Time Payment and the Section 12.3 transfer fee. We never estimate a number that is not published; we pull the estoppel for your lot as part of a free Terreno valuation. Buyers weighing the same fee stack from the other side can read how we represent buyers.
202 of Terreno’s 350 built homes, 57.7%, carry a homestead exemption on the 2026 preliminary Collier County tax roll. Under Florida Statutes Section 193.155 the Save Our Homes cap resets on a change of ownership, so your buyer’s first full tax bill is computed on just value, not on your capped assessed value. A seller who can explain that difference keeps credibility at the moment a buyer’s lender itemises the bill. The CDD line does not reset on a sale.
You can prepay the debt portion of the Terreno CDD assessment, in full or in part, under Section 7(a) of the District’s 2022 assessment resolution, which drops the annual line to the operations and maintenance component of about $659. Whether a buyer pays you back for that in price is a separate question, and often the answer is no. Interest payment dates are 1 May and 1 November, and a prepayment inside the 45 days before one carries interest to the following date. We run that arithmetic from the District’s payoff figure for your lot before you decide.
Before you list a Terreno home, the things that move its value are the ones a buyer can verify: an approved pool and screen enclosure, a filed wind mitigation form, clean Architectural Review Committee approvals, an early estoppel and a resale approval started at listing. Each one turns a buyer’s question into a document, and documents protect price.
The recorded Section 9.19 pool amendment at OR 6403/468 bans above-ground pools and swim spas, and bans above-ground spas outside a screened lanai. A buyer who wants a pool after closing faces the ARC Pool Application, an owner deposit of $1,000, a contractor deposit of $5,000, a $1,000 concrete washout deposit, a 60-day review and a $100 a day fine for starting early. A Terreno home with a pool already built and approved has cleared all of it.
Every line of Florida’s OIR-B1-1802 wind mitigation form, from roof covering to opening protection, is a line a 2023 to 2025 DiVosta home was built to satisfy. The insurance credit is only earned when the inspection is done and the form reaches the carrier, and a form is valid for up to five years. A buyer’s insurance quote is part of what they can afford to pay you.
County permitting and Terreno ARC approval are separate layers. The ARC guidelines require bronze framing on screen enclosures and front-entry aluminium, prohibit walls on any parcel, and limit window tint. An improvement that skipped either layer is a title and contract problem that costs price at the inspection period, so we check them before the home is listed.
Terreno’s Application for Approval of Resale, updated 1 July 2026, requires Board approval before closing, and Declaration Section 12.3 sets 20 business days’ notice. The same section also removes the Association’s power to disapprove a sale; failure to act is deemed approval. The estoppel certificate is the only document that carries your lot’s HOA dues and your buyer’s Resale Assessment. Starting both at listing keeps a short contract-to-close from failing.
Terreno runs Envera credentialed gate access. A resident schedules visitors through MyEnvera as Permanent, Temporary or One Time, and access-control credential requests go through an authorized community contact and can take up to 48 hours. Showings that cannot get through the gate cost you buyers, so we set up access before the first appointment.
Now is a workable time to sell a Terreno home: 12 active listings against 55 closings in 12 months is 2.62 months of supply, with 4 pending and a 42 day median on market, per the Southwest Florida MLS on 17 September 2026. The bigger variable is DiVosta itself, which is still selling new homes beside every Terreno resale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 17 Sep 2026).
Terreno’s 2.62 months of supply is tight, and on the streets where the 66 foot homesites dominate it was 1.50 months. Next door, Valencia Golf and Country Club carried 13.1 months on its own 15 September 2026 pull. Active Terreno listings, though, had a median of 86.5 days on market, well above the 42 day median for closings, which tells a seller that pricing, not demand, decides how long a Terreno home sits.
On the 2026 preliminary roll, 350 of 686 Terreno homesites carry a finished home, 150 vacant residential parcels remain, and the District’s 2026-04-13 minutes record 13 homesites being replatted. The engineer’s 2025 report anticipated buildout being finalized in 2026. When the builder’s sales office closes, a Terreno resale stops competing with a price list, a design studio and move-in-ready inventory. Waiting has a carrying cost of its own, so this is a decision we model with you rather than a rule: start with a written Terreno valuation, and if the move is into another Southwest Florida home, read how we represent buyers in Southwest Florida.
A free in-person comparative market analysis of your Terreno home means Marc Comisar walks the house, Jesse McGreevy matches it to the Terreno closings by plan, homesite width and street, and you get a written range with the evidence attached. There is no cost and no obligation, and it usually takes one visit of about an hour.
The CMA includes the closings that match your plan and width, the builder’s current asking price for the same plan where DiVosta has one on its quick-move-in sheet, your CDD line by assessment area, the estoppel items your buyer will see, and a recommended list price with the reasoning written out. Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or send the free home valuation request. Buying your next home as well? Contact McGreevy and Comisar and we will plan both closings together.
We build a valuation page like this for each community we work, and the method changes with the market. See how the same approach reads in a fully built resale community on our Autumn Woods home valuation page, and in a lot-by-lot older neighbourhood on our Naples Park home valuation page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
Negotiating with a builder is the other half of valuing in Terreno. The same knowledge of how DiVosta prices options and premiums is what lets us show a resale buyer what your home already carries.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
Long relationships are built on valuations that turned out to be right. In a Terreno market without an established resale band, an honest first number matters more than a flattering one.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and repeat sellers are how that record was built. Call Jesse McGreevy at (239) 898-6072 to start your Terreno valuation.
McGreevy and Comisar are the Southwest Florida team behind this Terreno valuation page, working from 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, across Naples, Estero and Bonita Springs. Terreno is a Naples community we have measured street by street, and every figure on this page is one we can show you in the record.
Jesse McGreevy builds the pricing analysis on every Terreno valuation we write, reads the recorded Declaration, CDD schedule and county roll, and assembles the association paperwork. Reach Jesse direct at (239) 898-6072 or [email protected].
Marc Comisar walks the house, judges condition, options and presentation against what actually closed in Terreno, and handles the field work and the negotiation. Reach Marc at (239) 287-5873.
McGreevy and Comisar, Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (239) 898-6072, Marc Comisar (239) 287-5873. Jesse McGreevy and Marc Comisar are licensed Florida real estate professionals with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Many Terreno sellers are also buying. Read how we represent buyers in Southwest Florida, or contact McGreevy and Comisar about your next home, and see the wider market in our Naples real estate guide.
Your Terreno home is worth what its plan, homesite width, street, CDD assessment area and approved improvements support against the Terreno closings that match it. Across 55 Southwest Florida MLS closings in the 12 months to 17 September 2026 the range was $420,000 to $1,140,000, so a single community number is not a value. Send the free valuation request or call Jesse McGreevy at (239) 898-6072 for a written opinion.
We value a Terreno home by matching it to closings of the same or similar DiVosta plan on the same homesite width and street, reading the builder’s current asking price for that plan, adding the CDD line for its assessment area, and adjusting for lake adjacency, pool approval, options and condition. Every step is written into the valuation so you can check it.
Terreno homes sold for a median of $640,000 across 55 Southwest Florida MLS closings in the 12 months to 17 September 2026, and the Collier County sales file shows a median of $665,000 across 57 qualified transfers in the 12 months to 31 August 2026. Both sets are predominantly DiVosta builder closings, not resales.
Terreno’s MLS median is $311.91 per square foot of living area across 55 closings to 17 September 2026. The Collier County sales file gives $257.12 per square foot of total adjusted area, a larger measure of the same houses. Use each only against its own denominator.
The two Terreno figures divide by different areas. The MLS divides sold price by living area; the county divides by total adjusted area, which counts more of the house under roof. Both are correct, and multiplying one by the other’s area produces a meaningless number.
Terreno’s $420,000 to $1,140,000 spread is DiVosta’s plan menu across three homesite widths, plus lot premiums and options, not volatility. The builder’s own sheet on 15 September 2026 listed a Layton with a $785,990 base price at $1,143,500 and a Contour with a $400,990 base at $530,000.
No. Most of Terreno’s 55 MLS closings in the 12 months to 17 September 2026 were DiVosta builder transactions, and public deeds do not separate a builder closing from a resale. A published Terreno resale band distinct from the builder’s list does not exist yet.
The Zestimate’s own publisher says it may be less accurate in new communities where the neighbourhood is not fully developed, which describes Terreno. It cannot see your plan, options, homesite width or CDD assessment area, so treat it as a curiosity, not a price.
Each website runs its own model on public records, and in Terreno those records are mostly builder closings with no plan, option or lot detail. Different models weight the same thin data differently, so they disagree. A written Terreno valuation shows its comparisons instead.
Terreno is still being absorbed: 350 homes built against 686 homesites on the 2026 preliminary roll. Models learn from closings, and most Terreno closings are the builder’s price list plus options and premiums, which do not carry into a resale in full.
Yes. In the 12 months to 17 September 2026, Terreno MLS closings had a median of $835,000 on the streets where 66 foot homesites dominate, $600,000 on the 52 foot streets and $460,000 on the 42 foot streets. Width also changes your CDD debt line by about $213 a year between 42 and 66 feet.
In the 12 months to 17 September 2026, Don Benito Way had a median of $860,000 over 15 closings and a high of $1,140,000, and the single Palomar Terrace closing was $1,000,000. Sierra Court’s median was $460,000 over 8 closings and Freemont Way’s $540,000 over 11.
A lake lot usually adds value in Terreno, and it is a permanent reason for a premium, but the amount is lot by lot. 299 of Terreno’s 686 lots sit within 30 feet of a platted lake tract, and streets such as Palo Alto Drive and Rosello Way are entirely lake-adjacent. We price it from matched closings, not a flat percentage.
About 5% of Terreno’s lots back onto the Valencia golf enclave, and a view can matter to a buyer, but Terreno owners have no golf rights, membership or access through their home. Phase 1 lots 151 to 161 look at a lake tract, not the course. We never price a golf view onto a lake lot.
A built and approved pool adds value in Terreno because the buyer skips the recorded Section 9.19 pool rules, the ARC application, $7,000 in owner, contractor and washout deposits, a 60-day review and the risk of a $100 a day fine. The added value is judged against matched Terreno closings with and without a pool.
Some do, in part. In Terreno, structural options a buyer can see and use, such as an extended lanai or a pool, tend to carry into price better than design-studio finishes. Your original DiVosta purchase agreement lists what was bought, and it lets us show a buyer what is in the house.
A Terreno lot premium comes back best when the reason for it is permanent, such as lake adjacency. The county’s land values show the premium structure inside Terreno, from a $131,434 median on Palomar Terrace to $92,272 on Sierra Court, but land value is an assessment, not a paid premium.
Compare your recorded purchase price with the closings that match your plan and width, with option and lot premium spend as a separate line that may or may not have carried. A 2023, 2024 and 2025 Terreno buyer are each in a different position, so the answer is address by address.
It depends on your purchase date, options and selling costs. Terreno’s MLS closings at the same square footage vary by street and date, and builder incentives can undercut a resale on payment. We compare your recorded price with matched Terreno closings and your net after costs before you decide.
Appraisers use builder closings as comparables when resales are scarce, as in Terreno, and adjust for builder concessions. Builder list prices sit above sold prices because options and premiums do not all survive to the closing figure, so builder comparables can mislead on both sides.
DiVosta rate buydowns and closing-cost credits lower a buyer’s payment without lowering the headline price, so your Terreno resale at the same price can lose on payment. The usual answer is a seller-paid concession, not a price cut, sized to the buyer’s loan type.
In Terreno a concession toward the buyer’s rate or costs usually matches a builder incentive more directly than a price cut. Concession limits depend on the loan, such as up to 6% on an FHA loan. We model both on your address before recommending either.
Terreno’s MLS closings had a median of 42 days on market in the 12 months to 17 September 2026, across 49 closings with a figure, while the 12 active listings had a median of 86.5 days. The 19 owner resales among those closings, separated from DiVosta’s own closings with the Collier County sales file, had a median of 32 days on market.
The median Terreno MLS closing in the 12 months to 17 September 2026 sold at 95.86% of its final list price. It was 95.34% on the 66 foot streets and 97.40% on the 42 foot streets, because builder list prices on larger homes carry more options.
On 17 September 2026 the Southwest Florida MLS showed 12 active Terreno listings with a median list price of $610,350, from $479,000 to $1,125,000, plus 4 pending sales. That is 2.62 months of supply at the trailing 12-month closing pace.
Terreno’s 2.62 months of supply on 17 September 2026 is tight, and active listings are moving. The bigger variable is DiVosta’s remaining inventory. We model selling now against waiting on your specific address and plan.
When DiVosta finishes Terreno, a resale stops competing with a price list and move-in-ready inventory. On the 2026 preliminary roll 150 vacant residential parcels remain, and 13 homesites were being replatted in April 2026. Waiting carries its own costs, so we weigh both for your home.
Terreno’s MLS median was $640,000 at $311.91 per square foot of living area; Valencia Golf and Country Club’s was $575,000 at $215.91 over 21 closings to 15 September 2026, with 13.1 months of supply against Terreno’s 2.62. Terreno’s median home is seventeen years newer and carries a CDD Valencia does not.
The Terreno CDD of $2,254.12 to $2,467.21 a year is a cost a buyer prices in, but it also financed roads, drainage, water and sewer that a no-CDD buyer pays for inside the house price. It has been flat within about a dollar for four budget years. Disclosed honestly, it rarely costs a Terreno sale.
Not reliably. Prepaying drops your Terreno CDD line to about $659 a year, but a buyer may not pay you back for it in price, and a prepayment inside the 45 days before a 1 May or 1 November interest date carries extra interest. We run the arithmetic from the District’s payoff figure.
Terreno has two CDD assessment areas: the Series 2023 area, covering Phase 1 and part of Phase 2, and the Series 2025 area, covering the rest of Phase 2 and Phases 3 and 4. The debt line differs slightly between them and ends in FY2053 or FY2055. Your tax bill and the District’s roll confirm which.
No. Collier County’s just value on a Terreno home is a mass-appraisal figure set as of 1 January for taxes. The median total just value across Terreno’s 350 built homes on the 2026 preliminary roll is $569,157, which is not a sale price.
Often, yes. Florida’s Save Our Homes cap resets when a Terreno home changes hands, so your buyer’s taxes are computed on just value, not your capped assessed value. The CDD line does not reset. We show a buyer both numbers at listing.
Yes, within limits. Florida Statutes Section 193.155 lets a homesteader transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead established within the window the Florida Department of Revenue describes in its portability guide. 202 of Terreno’s 350 built homes are homesteaded.
A filed OIR-B1-1802 form can lower your buyer’s insurance quote, and every line on it is one a 2023 to 2025 DiVosta home was built to meet. The credit is only earned when the inspection is done and filed, and a form is valid for up to five years.
Yes. Terreno’s Declaration Section 4.10 Resale Assessment is owed by the buyer at every resale closing, and its amount is not published. A buyer weighs it, so we order the estoppel early and put the real figure in front of buyers.
The Terreno resale application carries a $100 non-refundable fee payable to Terreno Homeowners’ Association, Inc., per the application updated 1 July 2026. The lease application fee is payable to a different entity, Hampton Golf, so read the payee off the current form.
No. Declaration Section 12.3 says the Association has no authority to disapprove a conveyance, though Board approval of the resale application is required before closing with 20 business days’ notice, and failure to act is deemed approval. Start it at listing.
A Terreno CMA from McGreevy and Comisar includes matched closings by plan, width and street, DiVosta’s current asking price for your plan where one exists, your CDD line, the estoppel items your buyer will see and a written list-price recommendation. It is free.
A CMA is a pricing analysis we prepare to set a Terreno list price and strategy. An appraisal is a licensed appraiser’s opinion, usually ordered by a buyer’s lender after a contract. A good CMA anticipates the appraisal by using the comparables an appraiser will use.
A written Terreno home valuation from McGreevy and Comisar costs nothing and carries no obligation to list. Send the form on this page or call Jesse McGreevy direct at (239) 898-6072.
Usually not. A pre-listing appraisal can help in unusual cases, but for most Terreno homes a CMA built on matched closings and the builder’s current asking prices gives a sound list price. The buyer’s lender orders the appraisal after the contract.
Check it when something changes: a new DiVosta price sheet, a closing on your street, a new budget from the Terreno CDD, or your own plans. With 55 closings a year spread over ten streets, a Terreno value can move with a handful of sales.
A recorded deed in the Collier County Official Records carries documentary stamp tax at $0.70 per $100 of consideration under Florida Statutes Section 201.02, so the price is recoverable from the deed. The Southwest Florida MLS carries list price, sold price and days on market for listed sales.
Terreno’s Envera gate does not change value, but it can cost showings if access is not set up. Visitors are pre-authorised through MyEnvera, and credential requests can take up to 48 hours. We arrange access before the first showing.
Every figure on this Terreno page traces to a primary source below: the Southwest Florida MLS, the Collier County recorded record and tax roll, Florida Statutes, federal and state agencies, the Terreno Community Development District, the Terreno Homeowners Association and DiVosta’s own published pages. Nothing here is drawn from a listing aggregator or another brokerage. Southwest Florida MLS (Matrix) data is cited as plain text because the system sits behind a member login: Terreno at Valencia development, closed 17 September 2025 to 17 September 2026 and active on 17 September 2026, retrieved 17 September 2026; Valencia Country Club development, retrieved 15 September 2026. Collier County tax roll facts come from our offline copy of the 2026 preliminary roll, files dated 29 and 31 August 2026, and the county sales file window 1 September 2025 to 31 August 2026.
Every row below links the official custodian or the association’s or district’s own published copy, so a Terreno seller always sees the authoritative version. We host none of these files ourselves.
Document | What it proves for a Terreno valuation | Official authority |
|---|---|---|
Terreno Application for Approval of Resale, updated 1 Jul 2026 | Board approval before closing, 20 day lead, $100 fee payable to the Association | |
Declaration of Covenants for Terreno, OR 6098/2178 | Section 4.10 Resale Assessment owed by the buyer, and Section 12.3 resale approval | |
Section 9.19 Pools amendment, OR 6403/468 | Why an approved pool is worth more than a planned one | |
Terreno CDD Final Budget FY2026/2027 | The CDD line by homesite width and assessment area | |
Terreno CDD FY2025 audited financial statements | A clean audit opinion and both bond series | |
Florida Statutes Section 720.30851 | The estoppel certificate, the only route to unpublished closing figures | |
Florida Statutes Section 193.155 | Save Our Homes reset and portability up to $500,000 | |
Form OIR-B1-1802, wind mitigation | The form that turns built-in features into an insurance credit | |
FEMA LOMR 25-04-3166P, effective 18 Jun 2026 | The current federal flood map for Terreno |
McGreevy and Comisar value and sell homes across Naples from an office in Bonita Springs, and Terreno is a community we have measured closing by closing. If you want to know what your Terreno home is worth, the first conversation costs nothing, and with DiVosta still selling beside you it is time well spent.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice; confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled 17 September 2026, and the Collier County sales file through 31 August 2026. Jesse McGreevy and Marc Comisar are licensed with Domain Realty, regulated by the Florida Real Estate Commission (FREC). Brokered by Domain Realty.