Naples, Florida
What is your Valencia Sky, Naples home worth? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price it from 18 MLS closings and GL Homes Early Move-In homes, design by design. Free valuation, or call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
A Valencia Sky home in Naples is worth what a buyer who meets the recorded occupancy rule will pay against three references: the 128 builder-direct sales Collier County recorded from October 22, 2025 to August 6, 2026 at an $853,850 median (Collier County Property Appraiser recorded sales), the 18 Valencia Sky MLS closings in the 12 months to August 11, 2026, with an $848,400 median, and GL Homes’ current Early Move-In price for the same design, which ran from $860,900 to $1,075,900 in October 2026.
Valencia Sky is a GL Homes community of 574 single-family homes for active adults 55 and over on Santa Barbara Boulevard in Naples, ZIP 34112; our Valencia Sky community guide covers the whole record. This page is for owners who want an honest number. Ready to list? Our Valencia Sky seller guide walks through pricing, marketing and closing, and our Valencia Sky buyer guide shows what your buyer is reading. For the citywide picture, see our Naples home valuation.
| Price band | MLS closings, 12 months to Aug 11, 2026 |
|---|---|
| Under $800,000 | 5 |
| $800,000 to $899,999 | 8 |
| $900,000 to $999,999 | 4 |
| $1,000,000 and up | 1 |
Data updated: August 2026. Source: Southwest Florida MLS.
The $848,400 median mixes a 1,803 square foot Halo with a 3,076 square foot Aurora, lake lots with interior lots, and builder-reported MLS rows with standard ones. Your design, homesite, options and condition decide where you sit in the $744,400 to $1,013,650 range.
We price from your GL design and homesite outward: GL’s Build From and Early Move-In prices for the same design, the MLS closings nearest your size, and the value of what you added after closing. Then we adjust for your FEMA letter, your elevation certificate and the timing of the Clubhouse and Phase II.
Three of the 18 MLS rows are builder-reported sales entered after closing. They count in totals and medians but not in days on market or sale-to-list figures. We read them separately so a builder’s paperwork does not distort your resale price.
A free Valencia Sky valuation from McGreevy and Comisar takes about a minute to request and returns a price range, the comparable sales and builder homes behind it, and a timing recommendation, written by Jesse or Marc, not by a model.
Request it through our home valuation form and tell us your design, lot number and upgrades. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Your address, your GL design, your homesite (lake, preserve or interior), the options you chose at the design center, what you added after closing (pool, patio extension, landscaping, furnishings) and when you might sell.
A price range against the same-design Early Move-In home and the closest MLS closings
The adjustments that move your number, up or down
A recommendation on timing around the Clubhouse opening GL expects in the first quarter of 2027
A net sheet estimate after commission, deed stamps and closing costs
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We are glad to walk through your numbers by phone before anything is written.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida in the 2026 RealTrends rankings, with over $900 million in personal sales, and every Valencia Sky valuation they write starts from the recorded Declaration, the FEMA letters and GL Homes’ current price sheet, not from a generic county average.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. Sellers comparing the best real estate agents in Naples can see the full comparison, and more about McGreevy and Comisar is on our team page.
Jesse McGreevy or Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, writes every Valencia Sky valuation personally. Our team pulls the MLS rows, GL’s price sheet and your lot’s FEMA letter; a partner sets the number and calls you.
In a finished community, the last few resales set the price. In Valencia Sky, GL Homes is still selling, with 22 Early Move-In homes listed in October 2026 (GL Homes collection). Price above the same-design Early Move-In home without clear extras and buyers walk to the model; price far below it and you give away value GL would never give away.
This valuation page sets your number, our Valencia Sky seller guide covers listing and negotiating, and the Valencia Sky community guide is what we send buyers so they understand what they are buying.
McGreevy and Comisar is a top-reviewed Valencia Sky realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
Our valuation beats an automated estimate in Valencia Sky because the MLS holds only 18 closings while Collier County recorded 128 builder-direct sales over nearly the same months, county taxable values on new homes may still reflect land only, and no model sees your design, homesite premium, options or the Early Move-In home being sold on your street.
Which of eight GL designs your home is, and which options you chose
Whether your lot faces a lake, a preserve, the Naples Heritage course or another home
Your lot’s FEMA letter and your elevation certificate
GL’s current Early Move-In price for your design
Your pool, patio extension, landscaping and furnishings
Models lean on county values and nearby sales outside Valencia Sky, such as older homes on Santa Barbara Boulevard. In a new 55-and-over community those comparisons can miss by a wide margin. More than 180 Phase 1 lots had passed to buyers by October 2026 on the county parcel layer, and Collier County recorded 128 builder-direct sales from October 22, 2025 to August 6, 2026 (Collier County Property Appraiser recorded sales), but only 18 MLS closings were recorded in the 12-month window (Collier parcels layer).
From McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008: a design-matched comparison, a homesite and options adjustment, the flood and wind file as pricing facts, and a timing view against GL’s releases. That is the difference between a number and a plan.
Valencia Sky home values in October 2026 sit between GL’s Build From prices and its Early Move-In prices, design by design, with an $848,400 MLS median over 18 closings. These eight facts move a Valencia Sky valuation most, each with its source.
MLS: 18 closings, $848,400 median, $744,400 to $1,013,650 (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026); county record, 128 builder-direct sales from October 22, 2025 to August 6, 2026 at an $853,850 median (Collier County Property Appraiser recorded sales).
Builder ladder: Build From $787,900 (Halo, Luna) to $936,900 (Aurora) (GL Homes, Oct 2026).
Finished builder homes: 22 Early Move-In homes from $860,900 to $1,075,900.
Quarterly medians: $820,217 (Q4 2025), $832,159 (Q1 2026), $873,950 (Q2 2026); too thin to read as a trend.
Flood: every lot removed from the high-risk zone by LOMR-F; floors 2.60 to 3.35 feet above the 9.5-foot BFE on 12 certificates.
Fees: no CDD; HOA quarterly, amount not published.
Age rule: recorded 55-and-over occupancy rule (one occupant 55 or older per home, 20% Board allowance) applies to every buyer.
Timing: Clubhouse expected in the first quarter of 2027 (GL); Phase II homes from 2027; build-out estimated 2028.
What Records Do We Read Before We Price a Valencia Sky Home?
How Long Do Valencia Sky Homes Take to Sell, and How Close to Asking?
How Do Valencia Sky Values Compare With Nearby Naples Communities?
How Do the Builder and the Clubhouse Affect Your Valencia Sky Home Value?
What Does It Cost to Sell a Valencia Sky Home, and What Will Your Buyer Price In?
What Does a Valencia Sky Seller Owe a Buyer Before Contract?
How Do Location, Schools and Storms Affect Valencia Sky Values?
We value a Valencia Sky home in steps: identify the plat and the lot, name the GL design, price the design against GL’s current sheet, adjust for homesite, options and improvements, read the flood and governance file, then test the number against the MLS closings and GL’s Early Move-In homes.
Phase 1 is lots 1 to 323 on Plat Book 75, Pages 72 to 90 (replat Plat Book 76, Pages 52 to 70); Phase II is lots 324 to 574 on Plat Book 77, Pages 82 to 88 (FEMA LOMR-F 26-04-2228A). Every MLS closing so far is a Phase 1 home.
| Design | a/c sq ft | Total sq ft | Build From | Early Move-In from |
|---|---|---|---|---|
| Halo | 1,803 | 2,493 | $787,900 | $860,900 |
| Luna | 1,805 | 2,420 | $787,900 | $860,900 |
| Skyline | 2,009 | 2,651 | $811,900 | $891,900 |
| Eclipse | 2,070 | 2,713 | $817,900 | $901,900 |
| Stellar | 2,079 | 2,732 | $834,900 | $932,900 |
| Horizon | 2,273 | 2,937 | $851,900 | $1,037,900 |
| Solstice | 2,770 | 3,457 | $881,900 | $976,900 |
| Aurora | 3,076 | 3,735 | $936,900 | none listed |
Source: GL Homes Valencia Sky Collection, read October 11, 2026.
Lots run 4,589 to 10,563 square feet in Phase 1 (median 5,304) and 4,830 to 8,920 in Phase II (median 5,601) on the state parcel roll (Florida DOR roll). GL does not publish its homesite premiums, so your purchase agreement is the record of what you paid for the view.
Design-center options usually resell below their cost; outdoor improvements a buyer can see and use, such as a pool, an extended screened patio and mature landscaping, tend to hold value better. Pools need ACC approval and a $5,000 refundable deposit (GRS ACC packet), so an approved pool is a real asset for a buyer.
Every Valencia Sky home is 2024 to 2026 construction with impact windows, reinforced block and a concrete tile roof (GL Homes Stellar). A current wind-mitigation report documents that for insurers.
GL’s Early Move-In list is your price ceiling until you show what your home adds. Get a free valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Before we price a Valencia Sky home we read the lot’s FEMA letter and the home’s elevation certificate, the recorded Declaration’s age, leasing and transfer rules, the association’s fee and approval forms, and GL’s current Early Move-In list, because each of them changes what a buyer will pay.
LOMR-F 25-04-1802A (lots 1 to 323) and LOMR-F 26-04-2228A (lots 324 to 574) put every lot in Zone X shaded. On the twelve certificates we read, finished floors were 12.10 to 12.85 feet NAVD88 against a 9.5-foot BFE (Collier elevation certificates).
No CDD; a quarterly HOA assessment whose dollar amount is not published ; property tax at 10.5058 mills for millage code 0105 (2025), about $1,050.58 per $100,000 of taxable value (Florida DOR); and a $269.77 solid waste assessment (Collier Clerk).
One Chapter 720 association, GL-controlled until turnover at 90% of developed lots conveyed (Restated Articles). Buyers ask who will run the community; we answer with the record.
A recorded 55-and-over occupancy rule, seven-month minimum leases once a year, named breed bans and a 30-day approval window for every sale (Declaration). Every buyer must fit those recorded rules.
Last, we set your number beside the same-design Early Move-In home, the MLS closings nearest your design, and the cost a buyer would pay to add your extras to a new GL build. If the three disagree, we tell you why.
Valencia Sky homes are worth, design by design, roughly what GL’s Early Move-In price for the same design supports, adjusted for homesite and improvements: from about $860,900 for a finished Halo or Luna to about $1,075,900 for a finished Solstice in October 2026, with the MLS median at $848,400.
Two bedrooms, two baths and a den. Build From $787,900; Early Move-In from $860,900; a finished Halo on Ridgecrest Place listed at $900,900 and a Luna on Kingfisher Drive at $921,900 in October 2026 (GL Homes collection).
Three bedrooms, three baths and a den. Build From $811,900 and $817,900; Early Move-In from $891,900 and $901,900. The Eclipse is GL’s most popular design (GL Homes Eclipse), which means more competition from new Eclipse homes for an Eclipse resale.
Two bedrooms, two and a half baths and a den; the Horizon offers an optional third bedroom. Build From $834,900 and $851,900; Early Move-In from $932,900 and $1,037,900.
The only designs with a second level. Build From $881,900 and $936,900; Solstice Early Move-In homes ran $976,900 to $1,075,900 in October 2026. The MLS window’s single closing above $1 million was $1,013,650; the MLS extract does not record which design it was.
The first Phase II home on GL’s list is a Horizon on lot 358, 3291 Summerfield Way, shown as available in February 2027 (GL Homes collection). Phase II homes will be newer than every Phase 1 resale, a point buyers will weigh.
Collier County recorded 128 qualified Valencia Sky sales from October 22, 2025 to August 6, 2026, every one direct from the builder, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales). In the MLS we tracked 18 Valencia Sky closings in the 12 months to August 11, 2026: homes sold for $744,400 to $1,013,650 at an $848,400 median, and the middle of the market, eight of the 18 sales, sat between $800,000 and $899,999, the price range of GL’s mid-size designs.
| Rank | Sold price | Close date |
|---|---|---|
| Highest | $1,013,650 | Nov 17, 2025 |
| 2nd | $997,428 | Feb 12, 2026 |
| 3rd | $964,371 | Apr 1, 2026 |
| 4th | $913,900 | Jun 25, 2026 |
| Lowest | $744,400 | Oct 23, 2025 |
| 2nd lowest | $747,900 | Feb 27, 2026 |
| 3rd lowest | $748,900 | Apr 10, 2026 |
Source: Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026.
| Quarter | Sales | Median or sales |
|---|---|---|
| Q4 2025 | 6 | $820,217 |
| Q1 2026 | 4 | $832,159 |
| Q2 2026 | 6 | $873,950 |
| Q3 2026 to Aug 11 | 2 | $832,900 and $852,900 |
Demand is steady: in the last 12 months we tracked 18 closings, the community’s first year of MLS history. The spread inside each price band is about design and homesite, not timing.
How long a Valencia Sky resale takes, and how close it sells to its asking price, is not yet measurable from the MLS, because almost every closing so far is a first sale from GL Homes. Builder closings measure GL’s process, not a seller’s market.
Until resale data builds up, plan for the association’s 30-day approval on top of normal inspection and financing periods (Declaration, Article XI).
GL’s supply is the yardstick: 22 Early Move-In homes in October 2026, every Phase II lot still unsold, and build-out estimated in 2028 (PUD Master List).
Valencia Sky values moved up with GL’s prices in 2025 and 2026: GL’s December 2025 marketing said “from the $600s,” the 2026 Parade of Homes listed the Eclipse at $702,900, and by October 2026 the Eclipse’s Build From price was $817,900, while the MLS quarterly median rose from $820,217 to $873,950.
GL raised its Build From prices (GL Homes update, Dec 2025; GL Homes collection), and the mix of designs closing each quarter changed. Four to six sales a quarter is too thin to separate the two.
If you bought at an early price, GL’s current sheet may support a gain. If you bought an Early Move-In home at a premium, the gain may be smaller. Your purchase agreement and GL’s current sheet together tell us which.
Valencia Sky’s $848,400 MLS median sits well above Valencia Golf and Country Club’s $575,000 median over 21 sales in its own 12 months to September 15, 2026, reflecting new construction, a 55-and-over lifestyle program and a central location against older, all-ages golf homes farther northeast.
| Community | MLS median, 12 months | Sales | Source |
|---|---|---|---|
| Valencia Sky | $848,400 (to Aug 11, 2026) | 18 | Southwest Florida MLS |
| Valencia Golf and Country Club | $575,000 (to Sep 15, 2026) | 21 | Southwest Florida MLS, our VGCC research |
Buyers searching “Valencia” in Naples will see both. Valencia Golf and Country Club is a D.R. Horton and Lennar community, not GL, and not age-restricted; it competes for golf buyers, not for Valencia Sky’s buyer. Nearby resale alternatives on our site include Berkshire Lakes and Naples Lakes Country Club.
GL Homes affects your Valencia Sky value twice: its Early Move-In list caps what buyers will pay for a comparable resale, and its Clubhouse, expected in the first quarter of 2027, adds the amenity value every owner shares once it opens.
As long as GL lists finished homes in your design, a buyer will compare. We show what your home includes that the Early Move-In home does not, and price to that gap.
GL’s planned Clubhouse includes a resort pool, spa, fitness center, social hall and a residents-only restaurant (GL Homes 55+ lifestyle). The Declaration lets the Declarant change the amenity plan (Declaration, Article II), so we value the open amenities today and the Clubhouse as GL’s stated plan.
Amenities are part of the HOA; there is no separate club, initiation fee or capital contribution in any published record (GL Homes).
Selling a Valencia Sky home costs the commission, deed stamps of $0.70 per $100 ($5,938.80 on the $848,400 median), the estoppel certificate and prorations; your buyer will price in the quarterly HOA assessment, property tax at 10.5058 mills, flood and wind insurance, and the $200 association application.
The seller customarily pays the deed documentary stamps and the estoppel certificate; in Collier County the buyer customarily pays the owner’s title policy. The contract controls.
Property tax at 10.5058 mills is $1,050.58 per $100,000 of taxable value; on $800,000 of taxable value that is $8,404.64, plus $269.77 for solid waste, about $8,674.41 before exemptions. Add the quarterly HOA assessment.
FEMA’s records for Census tract 105.18 show a median single-family flood policy cost of $1,232 in Zone X (as of Sep 8, 2026) (OpenFEMA); Citizens ties its wind policies to flood coverage in phases through 2027 (Citizens). Your LOMR-F and elevation certificate help your buyer get a better quote.
A Valencia Sky seller owes the buyer the Florida HOA disclosure summary before the contract is signed, a written flood disclosure at or before contract, and honest disclosure of known material facts, and should have the FEMA letter, the association’s approval forms and the GL warranty file ready.
Required by s. 720.401 for every home in a mandatory homeowners association.
Required by s. 689.302 at or before contract; attach your lot’s LOMR-F case number.
The recorded Declaration discloses that Valencia Sky is adjacent to Wing South Airpark, which may operate 24 hours a day (Declaration, Article XIV, Section 20). Buyers should hear it from you, not discover it.
Your GL purchase agreement and option sheet, warranty booklet, LOMR-F, elevation certificate, wind-mitigation report, survey, ACC approvals for any pool or patio, and the GRS resale application.
Before you list, the number moves most with three files: the flood and wind file that lowers your buyer’s insurance, the options and finish file that shows what you added, and the warranty file that shows what is still covered on a nearly new GL home.
LOMR-F letter, elevation certificate and a current wind-mitigation report.
Your design-center selections and receipts for every improvement since closing.
Your GL warranty booklet, open service requests and appliance warranties; a transferable warranty is a selling point.
Valencia Sky’s central location, about 6 road miles and 14 free-flow minutes from Fifth Avenue South, two hospitals within about 15 minutes, evacuation Zone D outside the Coastal High Hazard Area, and A-rated zoned elementary and middle schools all support value.
Phase 1 homes near the Welcome Center are closest to the amenity campus and the Santa Barbara Boulevard entrance; north-end homes add about two minutes to most drives (OSRM routing).
Most Phase 1 addresses: Lely Elementary (A, 67%), East Naples Middle (A, 71%), Lely High (B, 64%); some west-edge addresses: Calusa Park Elementary (A, 63%) (CCPS lookup; FLDOE Lely Elementary).
Irma (2017), Ian (2022) and Milton (2024) all struck before any Valencia Sky home existed; Ian’s measured peak in Naples Bay was 7.1 feet NAVD88, about 5 feet below Valencia Sky’s finished floors (NHC Ian report).
These are the questions Valencia Sky owners ask before they sell, answered from the recorded Declaration, the association’s forms, Florida statutes and the Southwest Florida MLS. Valencia Sky sellers face one issue most Naples sellers do not: a builder still selling new homes next door.
Start with a price that sits honestly against GL’s current Early Move-In list for your design and the recent MLS closings, then market to buyers who meet the recorded occupancy rule and want to move in now. Plan for the association’s purchase application and its 30-day approval window from the start. Get a free Valencia Sky valuation or Call Jesse direct at (239) 898-6072.
Yes. Nothing in the Declaration stops an owner from reselling during build-out; the sale needs the association’s written approval like any other (Declaration, Article XI). The practical issue is competition: GL will keep marketing Early Move-In and to-be-built homes until build-out, estimated 2028 (PUD Master List).
Yes, on time and finish. A resale is ready now and often has upgrades a buyer would pay extra for, such as a pool, screen enclosure, window treatments or landscaping. GL’s October 2026 Early Move-In homes carried about $15,000 of promotional savings each (GL Homes collection), so a resale priced above the Early Move-In list for the same design needs clear extras to justify it.
Price from three numbers: GL’s Early Move-In price for your design that week, the 18 MLS closings in the 12 months to August 11, 2026 with their $848,400 median, and the cost a buyer would pay to add your extras to a new build. We assemble those on one page before we recommend a list price.
Not always dollar for dollar. Lake and preserve views that GL charges a premium for tend to keep value because new buyers cannot get the same view on a remaining builder lot, while some interior options are valued below their design-center cost. GL does not publish its premium schedule, so keep your purchase agreement and option sheets; they are your best evidence.
Florida law has no rule against reselling a new home within a year, but check your GL purchase agreement for any resale or marketing restrictions before you list. A sale within two years of purchase can also affect capital gains treatment; ask your tax adviser. The association’s approval process applies the same way to any resale.
Collier County recorded 128 qualified sales from October 22, 2025 to August 6, 2026, all builder-direct and none resales, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales). In the Southwest Florida MLS we tracked 18 closed sales from August 11, 2025 to August 11, 2026, at an $848,400 median, from $744,400 to $1,013,650, $15,399,459 in volume. Of those 18 MLS sales, five sold under $800,000, eight between $800,000 and $899,999, four between $900,000 and $999,999, and one above $1 million.
Before it opens, buyers price in the wait and the construction; after it opens, the full amenity program is part of what every home offers. GL expects the Clubhouse in the first quarter of 2027 (GL Homes release). If your timing is flexible, a listing after opening shows buyers the finished campus.
Phase II construction runs along Summerfield Way, Woodleaf Way, Trevino Lane and Sugartree Lane, south of most Phase 1 homes, so most showings in Phase 1 are not next to active lots. Schedule showings after work hours where you can, and be ready to explain the construction timeline, with build-out estimated in 2028 (PUD Master List).
Naples demand peaks in season, when seasonal buyers are in town, so listing in the fall puts a home on the market before the January to April season. In Valencia Sky, also weigh the Clubhouse opening GL expects in the first quarter of 2027 and the Phase II inventory GL will release. We can show you how MLS closings have fallen by quarter.
A furnished Valencia Sky resale offers something GL’s Early Move-In homes do not: a buyer can use the home right away. Decide early, list the furnishings in the contract, and price them separately from the real estate so the buyer’s lender and appraiser see a clean number.
Check the association’s rules and the Declaration’s sign provisions before you place one; many Naples HOAs limit or ban yard signs, and builder-controlled communities often reserve signage to the builder. Ask GRS for the current sign rule in writing (GRS). Online marketing and private showings do most of the work in a gated community.
Your listing agent registers each showing with the gate under the association’s access procedure, and buyers arrive with their own agent at the scheduled time. Because Valencia Sky is gated and still has builder traffic, set a clear process with GRS and the gatehouse before the home goes on the market. Open houses follow the association’s guest rules.
Yes, but a by-owner Valencia Sky sale still needs the GRS purchase application, age verification and association approval, the Florida HOA disclosure summary and a flood disclosure, and it competes directly with GL’s sales staff for the same buyers. Most owners find that pricing against the builder and handling the association timeline is where an experienced listing agent earns the fee.
Only if a seven-month minimum lease, once a year, fits your plan. The Declaration bars shorter leases and more than one lease in any 12-month period, and every tenant needs association approval and age verification (Declaration, Article X, Section 6). Compare the after-expense rent with your carrying costs before you decide.
At least one occupant of the home must be 55 or older, with the Board able to approve up to 20% of homes for younger occupants and no residents 18 or younger beyond 60 days a year (Declaration, Article X, Section 2). Screen buyers for the occupancy rule before you accept an offer.
The buyer completes the association’s age verification certificate as part of the GRS purchase application, with driver’s licenses for all occupants (GRS age verification; GRS resale application). The association reviews it before approving the sale.
Yes. The association has 30 days after a complete application to approve a sale in writing and in recordable form; if it does not approve in that time, the transfer “shall be deemed denied” (Declaration, Article XI). Build at least 30 days for approval into your contract timeline and submit the application the day the contract is signed.
The purchase application is on GRS Community Management’s Valencia Sky page, with a $200 processing fee (GRS sales and lease applications; GRS resale application).
The published record shows the $200 application fee and the estoppel fee. Whether the Declaration or a board resolution sets a working-capital or resale contribution is not published in any source we found, so ask GRS for the full list of closing charges on your estoppel request and confirm who pays each one in the contract.
The title or closing agent prorates the quarterly assessment between seller and buyer as of the closing date, using the amounts on the estoppel certificate. Because Valencia Sky bills quarterly, a seller who has paid the current quarter is credited for the days after closing (GRS).
Order it from GRS Community Management through its estoppel ordering page (GRS estoppel). Florida’s s. 720.30851 sets what the certificate must state, its delivery time and the fee caps.
The purchase contract decides. On the standard Florida contract forms the seller usually pays for the estoppel certificate, but it is negotiable; read your contract’s association and closing-cost paragraphs. Fee limits are in s. 720.30851.
The seller customarily pays the deed documentary stamp tax, $0.70 per $100 of price, in Collier County. On an $848,400 sale, the median in the last 12 months, that is $5,938.80. The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy. That is the local custom, and the purchase contract controls; confirm it before you sign.
Florida’s s. 720.401 requires a disclosure summary for a home in a mandatory homeowners association, given before the buyer signs the contract. It states that the buyer must be a member, the assessment amount and other required items.
Yes. Florida’s s. 689.302 requires a written flood disclosure at or before contract on residential sales, including known flood damage and insurance claims. For Valencia Sky, include the LOMR-F case number for your lot, 25-04-1802A or 26-04-2228A (FEMA LOMR-F 25-04-1802A).
Check your GL Homes warranty documents; builder warranties often transfer to a later owner for their remaining term, sometimes with a notice requirement. Gather the warranty booklet, any open service requests and appliance warranties for your buyer. A transferable warranty on a nearly new home is a selling point against an older resale.
The report describes the house, not the owner, so a recent wind-mitigation inspection can be shared with your buyer and their insurer. Insurers may ask for a new one if it is old or if the home has changed. On a 2025 or 2026 Valencia Sky home, impact windows and block construction should show on the form (GL Homes standard features).
Often, yes, for a buyer of a new home. A home sold late in a year may carry a first tax bill based on land value only, and the next bill reflects the finished house at the 10.5058-mill rate for millage code 0105 (Florida DOR). Tell your buyer, because their lender will escrow on the full value.
Yes, if you had a homestead exemption. Florida’s portability rules let you move some or all of your Save Our Homes assessment difference to a new Florida homestead, within the dollar cap and the deadline the law sets. File with the property appraiser in the county where you buy next; ask your tax adviser how it applies to you.
Possibly. The federal exclusion on the gain from selling a main home generally requires two years of ownership and use; selling sooner can make some or all of the gain taxable. Valencia Sky homes are new, so many sellers are inside that window. Talk with your tax adviser before you list.
A Florida seller typically pays the listing commission, the deed documentary stamps ($0.70 per $100), the estoppel certificate, any payoff and recording fees, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy. Ask us for a net sheet on your Valencia Sky home before you list.
| Document | What it is | Official link |
|---|---|---|
| Amended and Restated Declaration, OR 6517 PG 2927 | the governing covenants: age rule, leasing, pets, vehicles, assessments | Collier Clerk |
| Initial Declaration, OR 6421 PG 3656 | the first recorded declaration | Collier Clerk |
| Amended and Restated Articles, Sep 24, 2025 | association articles, turnover, voting | Sunbiz |
| Ordinance 2023-04, Sandy Lane RPUD | Phase 1 zoning | Collier Clerk |
| Ordinance 2023-05, Shadow Wood PUD amendment | Phase II zoning | Collier Clerk |
| Collier PUD Master List, Jun 11, 2026 | unit caps and build-out estimates | Collier County |
| GRS resale application | purchase approval form, $200 | GRS |
| GRS lease application | lease approval form, $200 | GRS |
| GRS architectural application and guidelines | ACC fees, deposits and standards | GRS |
| GL Homes site plan, Aug 2026 | community map | GL Homes |
| BCC plat approval, Nov 12, 2024 | plat item 16.A.7 executive summary | Collier BCC |
| Florida DOR 2025 Collier millage table | millage code 0105 rates | Florida DOR |
McGreevy and Comisar are your local real estate experts for Valencia Sky valuations: Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and leaders of Domain Realty Group, the #1 team in Southwest Florida since 2012, with offices in Naples and Bonita Springs.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about the full team at Domain Realty Group. Call Jesse direct at (239) 898-6072 for your Valencia Sky valuation.
GL Homes collection, retrieved October 2026
Collier parcels layer, retrieved October 2026
FEMA LOMR-F 26-04-2228A, retrieved October 2026
Florida DOR roll, retrieved October 2026
GRS ACC packet, retrieved October 2026
GL Homes Stellar, retrieved October 2026
LOMR-F 25-04-1802A, retrieved October 2026
Collier elevation certificates, retrieved October 2026
Florida DOR, retrieved October 2026
Collier Clerk, retrieved October 2026
Restated Articles, retrieved October 2026
Declaration, retrieved October 2026
GL Homes Eclipse, retrieved October 2026
PUD Master List, retrieved October 2026
GL Homes update, Dec 2025, retrieved October 2026
GL Homes 55+ lifestyle, retrieved October 2026
GL Homes, retrieved October 2026
OpenFEMA, retrieved October 2026
Citizens, retrieved October 2026
s. 720.401, retrieved October 2026
s. 689.302, retrieved October 2026
CCPS lookup, retrieved October 2026
FLDOE Lely Elementary, retrieved October 2026
NHC Ian report, retrieved October 2026
GL Homes release, retrieved October 2026
GRS, retrieved October 2026
GRS age verification, retrieved October 2026
GRS resale application, retrieved October 2026
GRS sales and lease applications, retrieved October 2026
GRS estoppel, retrieved October 2026
s. 720.30851, retrieved October 2026
Collier Clerk, retrieved October 2026
Collier Clerk, retrieved October 2026
Collier Clerk, retrieved October 2026
GRS, retrieved October 2026
GL Homes, retrieved October 2026
Collier BCC, retrieved October 2026
GL Homes press release via PRWeb/PR Newswire, “GL Homes Announces New Valencia Sky Luxury Community in Naples”, 11/29/2024, retrieved October 2026
GL Homes update, “Exciting Community Progress at Valencia Sky”, December 2025, retrieved October 2026
GL Homes update, “The Valencia Sky Lifestyle Starts the Day You Move In”, September 2026, retrieved October 2026
GL Homes update, “Community Center Now Open!”, February 2026, retrieved October 2026
Collier County Site Address Points layer (query where subdivision_condo_no in 679350, 679355), retrieved October 2026
GL Homes update, “See Our Award-Winning Home Designs”, April 2026, retrieved October 2026
Collier County Parcels Join layer 42 (query FOLIO like ‘78712%’), retrieved October 2026
GL Homes update, “Exciting Progress Continues at the Clubhouse”, October 2026, retrieved October 2026
Collier County PUD layer 5 (point and envelope queries; NAME, PETITION, ORD_NUM, AKA, area), retrieved October 2026
Collier County Zoning General layer 1 (ZONENOTE1 ordinance history), retrieved October 2026
Collier County CityView Projects layer 4 (project numbers, names, statuses, polygons), retrieved October 2026
Collier County Buildings service, layers “Building 2000” to “Building 2025” (count within the CityView project polygons), retrieved October 2026
Collier County Future Land Use layer 0, retrieved October 2026
Collier County Community Development Districts layer 0 (no feature at -81.7110, 26.1308), retrieved October 2026
Collier County Coastal High Hazard Area layer 0 (no feature at either test point), retrieved October 2026
Sunbiz detail, Naples Associates VI, LLLP (A20000000279), retrieved October 2026
Sunbiz filed image, Certificate of Merger, Collier County Associates, LLC into Naples Associates VI, LLLP, filed 03/01/2022, retrieved October 2026
Sunbiz name list, Collier County Associates, LLC (L20000308732, inactive), retrieved October 2026
Sunbiz detail, Valencia Sky Homeowners Association, Inc. (N21000010968), retrieved October 2026
Sunbiz filed image, Amendment and Name Change, 01/24/2024, retrieved October 2026
Sunbiz name list, “Naples Associates VI” (shows VI, VII, VIII), retrieved October 2026
Sunbiz event/name history, N21000010968 (“OLD NAME WAS: SHADOWWOOD HOMEOWNERS ASSOCIATION, INC.”), retrieved October 2026
Sunbiz name list, “Valencia Sky”, retrieved October 2026
GL Homes update, “The Clubhouse Is Coming to Life”, August 2026, retrieved October 2026
Collier County, Archive of LDC Amendments and Zoning Ordinances (links to Clerk validated ordinances), retrieved October 2026
Collier Zoning Links layer 11 (atlas sheets 0609s, 0616n), retrieved October 2026
Collier BCC 11/10/2025, Item 16.A.7 (ID 2025-4288), Valencia Sky Phase 4 utility acceptance, PL20250006200. Portal, retrieved October 2026
Collier BCC 09/23/2025 (agenda 1317), Items 16.A.3 (Sandy Lane Assemblage Offsite Utility Forcemain, PL20250004941) and 16.A.4 (Valencia Sky, retrieved October 2026
CivicClerk public search API, query “Valencia Sky”, retrieved October 2026
CivicClerk public search API, query “Shadowwood” and “Valencia Sky Phase” (Phase 5 item, BCC 01/27/2026, PL20250008673), retrieved October 2026
Florida Weekly (Naples), “Real Estate Briefs: GL Homes launches sales at Valencia Sky in South Naples”, 04/17/2025, retrieved October 2026
Twentieth Judicial Circuit, judge docket for 05/09/2022 (22-CC-623), retrieved October 2026
Palm Beach Post, “GL Homes settles lawsuit with Boynton Beach HOA”, 03/01/2024 (Valencia Sound naming trap), retrieved October 2026
Municode, Collier County LDC 2.03.06 Planned Unit Development Districts (linked from the county zoning layer), retrieved October 2026
GL Homes home page (Valencia Sky listed among “Models for Sale”), retrieved October 2026
GL Homes update, “Internet Special! Huge Savings on the Early Move-In Stellar on Lot 21”, October 2026, retrieved October 2026
GL Homes update, “Racquet Club Now Open!”, August 2026, retrieved October 2026
Collier County ArcGIS services directory (services2 org), retrieved October 2026
Collier CityView public portal, planning status (PL20220006390, planningId 43305), retrieved October 2026
GL Homes update, “Discover Luxury 55+ Living in the Heart of Naples”, January 2025, retrieved October 2026
GL Homes, “The Top Five Reasons to Consider Valencia Sky” (HOA fee coverage), retrieved October 2026
GL Homes, Halo plan page (early move-in lots, standard features incl. alarm system), retrieved October 2026
GL Homes, Valencia Sky Offers (closing-cost offer and fine print; no fee disclosures), retrieved October 2026
GL Homes, Valencia Sky Early Move-In (18 homes listed; no fee disclosures), retrieved October 2026
GRS, Purchase/Lease application finder, retrieved October 2026
Sunbiz entity-name search “VALENCIA SKY”, retrieved October 2026
Sunbiz image, original Articles of Shadowwood Homeowners Association, Inc. (09/15/2021), retrieved October 2026
Sunbiz detail, Naples Associates VI, LLLP (A20000000279), reached from, retrieved October 2026
Collier GIS, PUD layer (Sandy Lane RPUD Ord. 23-04; Shadow Wood PUD Ord. 82-49; point and envelope queries), retrieved October 2026
Collier GIS, Site Address Points (subdivision_condo_no 679350 and 679355), retrieved October 2026
Collier GIS, Zoning General layer (RPUD note Ord. 23-04), retrieved October 2026
Collier GIS, Fire District layer (Greater Naples Fire), retrieved October 2026
Collier GIS, Commissioner Districts (District 1), retrieved October 2026
Collier GIS, Community Development Districts layer (point, envelope and full-roster queries), retrieved October 2026
Florida DOR, 2026 Collier TACD (not yet posted), retrieved October 2026
Collier County, FY 2026-27 Tentative Budget Book (maximum millage rates), retrieved October 2026
Collier County, PUD Master List 6-11-26, retrieved October 2026
Collier County, PUD Master List 2-26-26 (Sandy Lane row: ACTIVE, 23-04, 01/24/23, 2028, SN, 9-50-26, 113.97, 640, 5.62, 16.43), retrieved October 2026
Collier BCC, 2026-09-08 meeting (Valencia Sky Recreation Site utilities, PL20250011693), retrieved October 2026
Collier BCC, 2026-10-13 meeting ($397,080 performance bond release; Shadowwood Plat One and Valencia Sky Phase II), retrieved October 2026
Collier BCC, 2025-10-28 meeting (Valencia Sky Phase 2 and 3 location map), retrieved October 2026
Collier BCC, 2026-01-27 meeting (Valencia Sky Phase 5 location map), retrieved October 2026
Collier BCC, 2025-10-14 meeting (Sandy Lane Assemblage location map), retrieved October 2026
Collier BCC, 2025-05-13 meeting (Valencia Sky location map), retrieved October 2026
Collier Planning Commission, 2025-08-21 meeting (attached 07-17-2025 CCPC minutes, Sandy Lane and ShadowWood remark), retrieved October 2026
Collier Clerk notice page, “BCC 9/8/26 Annual Assessment for Solid Waste FY27 (District 1)”, retrieved October 2026
Greater Naples Fire Rescue District, s. 189.069 disclosure FY 2026-27 (2.0 mils), retrieved October 2026
GNFRD, FY 2026-27 Final Budget Hearing agenda, 2026-09-23 (Resolution 2026-11 final millage), retrieved October 2026
GNFRD, FY 2025-26 Final Budget Hearing packet (2.0 mills adopted by Resolution 2025-10), retrieved October 2026
GNFRD documents index, retrieved October 2026
Collier County, Special Districts page (Collier County Water-Sewer District), retrieved October 2026
FloridaCommerce, Official List of Special Districts landing page, retrieved October 2026
FloridaCommerce, Special District Profiles alphabetical list, retrieved October 2026
FloridaCommerce, Official Website Links workbook (2,099 districts, created October 11, 2026), retrieved October 2026
Florida Auditor General, 2025 Valencia Acres CDD (Miami-Dade County) filing, retrieved October 2026
Shadowlawn CDD (Clay County), own site, for disambiguation, retrieved October 2026
Valencia Water Control District procurement listing (Orlando address), for disambiguation, retrieved October 2026
Naples Daily News, “Greater Naples Fire: Voters change how they elect commissioners,” 2026-08-18, retrieved October 2026
Naples Daily News, “Collier County, cities OK 2027 budgets, property tax rates,” 2026-10-08, retrieved October 2026
Florida Statutes s. 720.307 (transition of association control), retrieved October 2026
Florida Statutes s. 197.3632 (uniform method for non-ad valorem assessments), retrieved October 2026
eCFR, 24 CFR 100.305 (80 percent occupancy, housing for persons 55 or older), retrieved October 2026
Collier County, Short-Term Vacation Rental Registration (Ord. 2021-45), retrieved October 2026
Florida Statutes s. 189.061 (official list of special districts), retrieved October 2026
Collier Tax Collector, Real Estate taxes page (non-ad valorem assessments on the bill), retrieved October 2026
Collier Clerk, COR Access official records application (Declaration not retrievable by script), retrieved October 2026
Collier Clerk, Official Records information page, retrieved October 2026
MSRB EMMA (issuer search requires a browser session; no Valencia Sky issuer found by any other route), retrieved October 2026
FEMA NFHL layer 28 service root (reachable; flood work is Agent F’s), retrieved October 2026
GL Homes, Luna plan 483, retrieved October 2026
GL Homes, Skyline plan 484, retrieved October 2026
GL Homes, Solstice plan 485, retrieved October 2026
GL Homes, Aurora plan 488, retrieved October 2026
GL Homes, Horizon plan 487, retrieved October 2026
GL Homes, Eclipse plan 486, retrieved October 2026
GL Homes update, “Internet Special: Early Move-In Halo” (Apr 2026), retrieved October 2026
GL Homes update, “See What Makes the Eclipse So Popular” (Sept 2026), retrieved October 2026
GL Homes update, “Model Grand Opening This Weekend at Valencia Sky” (Feb 2026), retrieved October 2026
Collier County GIS, Site Address Points layer 3, query subdivision_condo_no 679300-679399 (593 points for 679350 and 679355), retrieved October 2026
Collier County GIS, Parcels Join layer 42, FOLIO LIKE '78712%' (614 folios), retrieved October 2026
Collier County GIS, PUD layer 5, point queries, retrieved October 2026
Collier County GIS, Zoning General layer 1, point queries, retrieved October 2026
Collier County GIS, Community Development Districts view layer 0, point queries (empty), retrieved October 2026
Collier County GIS, Future Land Use view layer 0, retrieved October 2026
Collier County GIS, CityView Projects layer 4 (envelope query, 13 projects), retrieved October 2026
Florida Department of Revenue 2026 statewide cadastral (county 21, PARCEL_ID LIKE '78712%', 614 records, ASMNT_YR 2026), retrieved October 2026
Collier BCC 2024-11-12 agenda packet, item 16.A.7 (ID 2024-1553), retrieved October 2026
Collier BCC 2025-05-13 agenda packet, item 16.A.11 (ID 2025-1250), retrieved October 2026
Collier BCC 2025-09-23 agenda packet (Valencia Sky Phase 1 acceptance ID 2025-2668; offsite forcemain ID 2025-2655), retrieved October 2026
Collier BCC 2025-10-28 agenda packet (Phase 2 and 3, ID 2025-4221), retrieved October 2026
Collier BCC 2025-11-10 agenda packet (Phase 4, ID 2025-4288), retrieved October 2026
Collier BCC 2026-01-27 agenda packet (Phase 5, ID 2025-5109), retrieved October 2026
Collier BCC 2026-09-08 agenda packet (Recreation Site, ID 2026-2038), retrieved October 2026
Collier BCC 2026-10-13 agenda packet (excavation bond release, ID 2026-2322), retrieved October 2026
Collier Planning Commission 2025-08-21 agenda packet (2025-07-17 transcript), retrieved October 2026
Collier CivicClerk public search API, query “Valencia Sky” (15 meeting hits, 2024-11-12 to 2026-10-13), retrieved October 2026
Municode, Collier County Land Development Code (PUD section linked from the zoning layer), retrieved October 2026
CivicClerk event metadata API (meeting dates for events 96 and 1492), retrieved October 2026
GL, “GAME, SET, MATCH” (Mar 2025), retrieved October 2026
GL, “EXCLUSIVE SNEAK PEEK INSIDE THE CLUBHOUSE” (Jun 2026), retrieved October 2026
GL, “A CLUBHOUSE LIKE NO OTHER” (Dec 2024), retrieved October 2026
GL, “EXCITING PROGRESS AT THE RACQUET CLUB” (May 2026), retrieved October 2026
GL, “EXPLORE THE VALENCIA SKY 55+ LIFESTYLE” (Jul 2026), retrieved October 2026
GL, “DIVE INTO 55+ LIVING AT VALENCIA SKY” (Jan 2025), retrieved October 2026
GL, “ELEVATE YOUR FITNESS AT VALENCIA SKY” (Feb 2025), retrieved October 2026
GL, “EXCITING PROGRESS AT THE RACQUET CLUB!” (Mar 2026), retrieved October 2026
GL, “DEAL IN THE FUN AT VALENCIA SKY” (Sep 2025), retrieved October 2026
GL, “CLUBHOUSE NOW UNDERWAY!” (Jun 2026), retrieved October 2026
GL, “THE 55+ FUN STARTS FROM DAY ONE AT VALENCIA SKY” (Jul 2025), retrieved October 2026
GL, “ENJOY ELEVATED RESORT-STYLE LIVING AT VALENCIA SKY” (Oct 2025), retrieved October 2026
Collier County GIS, Parks layer 52 (all parks, centroids), retrieved October 2026
Florida Sunbiz, entity name search “VALENCIA SKY.”, retrieved October 2026
Apple App Store, “Valencia Sky Lifestyle” (Alosant), retrieved October 2026
Valencia Sky Lifestyle resident portal, retrieved October 2026
Naples Heritage Golf and Country Club, home, retrieved October 2026
Naples Heritage G&CC, Membership (2026 fees, bundled model, racquet facilities), retrieved October 2026
Naples Heritage G&CC, Golf (designer, par, yardage, year), retrieved October 2026
Naples Heritage G&CC, 2026 Reciprocal List, retrieved October 2026
naplesheritage.com (alternate domain), retrieved October 2026
Naples Heritage 2026 Fact Sheet PDF, retrieved October 2026
Hibiscus Golf Club, home, retrieved October 2026
Lely Resort Golf and Country Club, Mustang course page, retrieved October 2026
Lely Resort Golf and Country Club, home, retrieved October 2026
Naples Daily News original of S44, retrieved October 2026
City of Naples, Naples Landing Park and Public Boat Launch, retrieved October 2026
City of Naples, City Dock and Waterfront, retrieved October 2026
City of Naples, Beach Parking Information, retrieved October 2026
City of Naples, Naples Pier Rebuild Project, retrieved October 2026
Naples Daily News, “Vanishing act: Naples Pier being dismantled for rebuild of new version,” Feb 26, 2026, retrieved October 2026
Collier County, “Collier Boulevard Park Boat Ramp Reopens with Significant Upgrades,” Aug 11, 2025, retrieved October 2026
Collier County 2024 AUIR/CIE (boat launch users), retrieved October 2026
Collier County Draft Vulnerability Assessment (boat ramp inventory), retrieved October 2026
Collier County, Bayview Park page (guessed path), retrieved October 2026
Collier County Parks and Recreation home, retrieved October 2026
OSRM public routing API (driving distances and times; method in section 2.3), retrieved October 2026
OpenStreetMap Nominatim geocoder (Naples Pier, Lowdermilk, City Dock, Hamilton Harbor, Lely, Eagle Lakes, Fifth Ave S, Keewaydin, Naples Bay, retrieved October 2026
FEMA NFHL MapServer (service availability check only; flood data owned by Agent F), retrieved October 2026
GL Homes, “Explore Naples’ Best Location at Valencia Sky” (Apr 2026), retrieved October 2026
Collier County Clerk, Official Records document search (party “VALENCIA SKY HOMEOWNERS”, 2021 to 10/11/2026: 26 results; party "NAPLES ASSOC, retrieved October 2026
Collier County Clerk, Quitclaim Deed Tracts R1, OS1 to OS4, instr. 6793791, retrieved October 2026
Collier County Clerk, Valencia Sky Removal and Indemnification Agreements (samples), retrieved October 2026
Collier County GIS, Trails service layers 0 to 2, 4-mile buffer query (no features), retrieved October 2026
Christ the King Presbyterian Church, Worship page, retrieved October 2026
Shepherd of the Glades Lutheran Church (ELCA), retrieved October 2026
Diocese of Venice, St. Peter the Apostle Parish, Naples, retrieved October 2026
Publix, Kings Lake Square store 1458, retrieved October 2026
Marco Eagle / USA TODAY Network, “Amazon confirms new Whole Foods store in East Naples, off Davis Blvd.” (Jul 28, 2026), retrieved October 2026
Gulfshore Business, Tim Aten, “Whole Foods, more coming to East Naples” (Sep 4, 2026), retrieved October 2026
Wing South Airpark (airpark’s own site), retrieved October 2026
U.S. Department of Energy, Alternative Fuels Data Center station API (nearest electric, radius 4 mi, status E, queried 2026-10-11), retrieved October 2026
Florida Statutes s. 760.29 (housing for older persons exemption), Florida Senate, retrieved October 2026
Collier County GIS, Site Address Points layer 3, subdivisions 679350 and 679355, retrieved October 2026
FEMA NFHL layer 28 (flood hazard zones), point queries; example, retrieved October 2026
FEMA NFHL layer 3 (FIRM panels), retrieved October 2026
FEMA Preliminary NFHL layer 28, retrieved October 2026
FEMA Preliminary NFHL layer 3 (preliminary panels, PRE_DATE 2025-03-20); Collier Hurricane Evacuation Zone layer, retrieved October 2026
FEMA NFHL layer 34 (LOMC), envelope query, retrieved October 2026
FEMA NFHL layer 16 (BFE lines), envelope query; Collier FEMA24_BFE layer, retrieved October 2026
Collier County Elevation Certificates layer 36 and the 12 certificate PDFs (example), retrieved October 2026
OpenFEMA NFIP Redacted Claims v3, same filter (4 records), retrieved October 2026
US Census geocoder, Valencia Sky points to tract 105.18, block groups 1 and 3, retrieved October 2026
NHC Tropical Cyclone Report, Hurricane Irma, retrieved October 2026
NHC Tropical Cyclone Report, Hurricane Milton, retrieved October 2026
Collier County Floodplain Management page, retrieved October 2026
Federal Register, Proposed Flood Hazard Determinations, December 18, 2025, retrieved October 2026
Collier County Flood Protection Newsletter (title “2024 Collier County Flood Protection Newsletter”, file 2026), retrieved October 2026
SFWMD Approved Environmental Resource Permits layer 16, point queries, retrieved October 2026
Collier BCC agenda index, October 13, 2026 (items 16.A.3 and 16.A.4), retrieved October 2026
My Safe Florida Home, retrieved October 2026
FEMA Risk Rating 2.0, retrieved October 2026
Florida Office of Insurance Regulation, retrieved October 2026
Florida Statutes s. 553.844, retrieved October 2026
Citizens policies in force, retrieved October 2026
Florida Senate, SB 4-D (2022 special session, condominium safety), retrieved October 2026
Florida Building Commission, retrieved October 2026
Collier County GIS, FEMA24_FloodZones layer, retrieved October 2026
Collier County GIS, Site Address Points layer 3, subdivisions 679350 and 679355 (593 points), retrieved October 2026
FLDOE Florida Report Card, Calusa Park Elementary, retrieved October 2026
FLDOE Florida Report Card, East Naples Middle, retrieved October 2026
FLDOE Florida Report Card, Lely High, retrieved October 2026
CCPS School and District Grades, retrieved October 2026
CCPS Parental Choice, retrieved October 2026
OSRM routing service (45 routes plus 7 grocery routes; example), retrieved October 2026
Collier County GIS, EMS Stations layer 0, radius query 2,400 m, retrieved October 2026
Publix store locator API, ZIP 34112 and 34104, retrieved October 2026
Physicians Regional Healthcare System, hospitals, retrieved October 2026
NCH About Us and facility directory, retrieved October 2026
GL Homes, Valencia Sky location and directions, retrieved October 2026
Seacrest Country Day School, retrieved October 2026
St. John Neumann Catholic High School, retrieved October 2026
Collier County GIS, CityView projects layer 4, radius query with centroids, retrieved October 2026
Florida SouthWestern State College, Collier Campus, retrieved October 2026
Collier County GIS, Fire District service, retrieved October 2026
CCPS Attendance Boundaries, retrieved October 2026
Lely Elementary School homepage, retrieved October 2026
Lely High School homepage, retrieved October 2026
BridgePrep Academy Collier, retrieved October 2026
FLDOE School Grades page, retrieved October 2026
Collier County GIS, Schools layer 57, retrieved October 2026
NCH Urgent Care page, retrieved October 2026
Calusa Park Elementary homepage, retrieved October 2026
East Naples Middle homepage, retrieved October 2026
Collier County GIS, PUD layer 5 (Sandy Lane RPUD, Shadow Wood), retrieved October 2026
BCC agenda index, January 27, 2026 (item 16.A.6), retrieved October 2026
BCC agenda index, November 12, 2024 (item 16.A.7), retrieved October 2026
Collier County GIS, Affordable Housing Locations layer 0, retrieved October 2026
Gulfshore Business, Marlowe Naples 216-unit financing (Greystar), retrieved October 2026
BCC agenda index, January 28, 2025 (Santa Barbara Place Villas plat, item 16.A.6), retrieved October 2026
Collier County GIS, PUD layer 5, centroid query of PUDs adopted or amended since 2000, retrieved October 2026
CCPC agenda packet, November 6, 2025, including the 2025 AUIR, retrieved October 2026
FDOT Work Program Current GIS, layers 3 and 15, radius query, retrieved October 2026
BCC agenda index, June 10, 2025 (County Barn Road path award), as recorded in the Berkshire Lakes Agent H file, retrieved October 2026
Collier County GIS, Parks layer 52, retrieved October 2026
CivicClerk search API, “Valencia Sky”, retrieved October 2026
BCC agenda index, April 8, 2025 (Seychelles Avenue right-of-way acceptance between Sunset Blvd and Santa Barbara Blvd), retrieved October 2026
BCC agenda index, September 22, 2026, retrieved October 2026
BCC agenda index, July 28, 2026, retrieved October 2026
FDOT Work Program Current, layer 15 (preliminary engineering), retrieved October 2026
FDOT Work Program Current, layer 3 (construction support), retrieved October 2026
GL Homes, brokers page (registration on the initial visit), retrieved October 2026