Naples, Florida
Get a free Valencia Trails home valuation in Naples, written by Jesse McGreevy and Marc Comisar from matched closed sales in your plat and model, your lot and options, and your flood file. Call the #1 team in Southwest Florida since 2012.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Your Valencia Trails home is most likely worth something near the $924,900 community median if it is a mid-size model, and well above it if it is one of the large Plat 3 homes: we tracked 33 Valencia Trails closings from $550,000 to $1,825,000 in the 12 months to August 11, 2026 (Southwest Florida MLS).
Valencia Trails is a GL Homes 55+ community of about 836 homes on Immokalee Road in Naples; our Valencia Trails community guide covers the plats, the declaration and the flood file. For a written number on your own home, request a free valuation below, or Call Jesse direct at (239) 898-6072. Owners ready to list can read our Valencia Trails seller guide, and owners comparing teams can read about the best real estate agents in Naples. If you will buy your next home in the community, our guide to buying a home in Valencia Trails covers the 55+ rule, the fees and the flood file from the buyer’s side.
| Sold price band | Valencia Trails closings, Aug 11, 2025 to Aug 11, 2026 |
|---|---|
| Under $750,000 | 2 |
| $750,000 to $999,999 | 19 |
| $1,000,000 to $1,249,999 | 4 |
| $1,250,000 to $1,499,999 | 3 |
| $1,500,000 and up | 5 |
| Total | 33 |
Source: Southwest Florida MLS. Median $924,900; volume $34,557,632. Median sold price per square foot (MLS living area) $426; median days on market 84.5, median of 32 sales reporting DOM; median sale-to-list ratio 95.8%.
The county roll shows assessed living area from about 2,031 to 5,712 square feet (Florida statewide parcel roll). A home at one end of that range and a home at the other cannot share a price, and lake, preserve and interior lots differ again.
On the 2026 roll, 424 of 827 single-family parcels carry a just value of $500,000 to $749,999, below most recent sale prices (same source). Just value is the county’s assessment basis; it trails the market in a community this new.
Your free Valencia Trails home valuation takes about 60 seconds to request: your address, model, lot type and any upgrades. Jesse McGreevy and Marc Comisar then write a price range from matched Valencia Trails closed sales in your plat and model, adjusted for your lot and finishes and checked against your flood and assessment file.
Request your Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Your address and model name, the year your home closed, the lot type (lake, preserve or interior), the pool and lanai, and the main upgrades. If you know whether your lot is named in one of FEMA’s fill letters for Plats 2 to 4, add that too.
A written range with the closed sales we used, how we adjusted for your lot and finishes, and what we would expect on the market this season. No automated estimate, and no obligation to list.
Call Jesse direct at (239) 898-6072. Many owners want to talk through timing, a move or the 55+ buyer pool before they want a number.
McGreevy and Comisar should value your Valencia Trails home because the people who write the valuation are the people who would sell it: Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and the #1 team in Southwest Florida since 2012.
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. More about McGreevy and Comisar.
Jesse writes the pricing; Marc checks it against what buyers he is working with are willing to pay. Neither hands it to a junior agent or an algorithm. Both have been Top 1% Real Estate Agents Nationally Since 2008.
Our valuation beats an online automated estimate because a model reads square footage and the last sale price but cannot see what moves a Valencia Trails price: the plat and model, the lake or preserve view, the pool and options, the FEMA fill letter and the clubhouse distance, all of which we read for each home.
It cannot see a wide lake view, an extended lanai or a summer kitchen. It does not know whether your lot is in Zone AH or removed by a fill letter, which changes a buyer’s insurance. It treats a 2021 home and a 2025 home as the same age class.
The matched sales, the lot and options adjustment, the flood file, the current assessment and the season. That is the number a buyer’s agent and appraiser will test, so it is the number to start from.
Valencia Trails home values in 2026 are set by eight facts: the 33 closed sales and their spread, the plat and model, the lot, the options, the 55+ buyer pool, the assessment, the flood file and the season. Each is listed below with its source and date.
Closed sales: we tracked 33 Valencia Trails closings at a $924,900 median, $550,000 to $1,825,000 (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026).
Spread: 19 of 33 closed between $750,000 and $999,999; 12 closed at $1,000,000 or more.
Size: assessed living area about 2,031 to 5,712 square feet; Plat 3 holds the largest homes (Florida statewide parcel roll).
Lots: 24 lakes and more than 160 acres of conservation area (Peninsula Engineering).
Buyer pool: recorded 55+ covenant, up to 20 percent of homes approved without a 55+ occupant (recorded declaration).
Fees: $261 a month in the 2021 budget, $439 build-out estimate, $500 food and beverage allowance; no CDD.
Flood: Zone AH at 55 of 60 sampled addresses; fill letters for Plats 2 to 4 (FEMA LOMR-F list).
Season: 12 of 33 closings fell in May and June 2026.
What Records Do We Read Before We Price a Valencia Trails Home?
How Long Do Valencia Trails Homes Take to Sell, and How Close to Asking?
How Do the Clubhouse and Immokalee Road Affect Your Valencia Trails Value?
What Does It Cost to Sell a Valencia Trails Home, and What Will Your Buyer Price In?
What Do Valencia Trails Owners Say About McGreevy and Comisar?
We value Valencia Trails homes in ten steps: identify the model and plat, place the lot, price the options, read the build year, find the matched sales, then read the flood file, the assessment, the occupancy and leasing rules and the season, and finally test the range against what buyers are paying now.
GL Homes built several model families across the four plats. Your model’s floor plan and square footage are the base of every comparison.
Wide water, preserve, narrow water and interior lots sell at different levels. The plat and the lot’s position on it tell us which.
Pool, lanai extension, summer kitchen, flooring, cabinetry and impact glass upgrades all add to value. We list them with what they would cost a buyer today.
Most Plat One homes date from 2021 and 2022, and most Plat 4 homes from 2024; the roll shows the last homes completed in 2025 (Florida statewide parcel roll). Build year affects warranty, wear and buyer perception.
We take the closest closed sales of your model in your plat, then widen to neighboring plats if needed.
Selling? Get a Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Before we price a Valencia Trails home we read the records a buyer’s lender, insurer and attorney will read: the FEMA map and any fill letter for the lot, the elevation certificate, the association’s current budget and estoppel, the recorded occupancy and leasing rules, and the county roll for size and year built.
Zone AH at 55 of 60 sampled addresses on the 2012 map (FEMA NFHL); a FEMA fill letter for the lot can remove the mandatory flood purchase (FEMA LOMR-F list). We pull the elevation certificate from the county library when the owner does not have it (Collier elevation certificates).
The 2021 budget set $261 a month after a builder subsidy; the build-out estimate was $439 (recorded declaration). The current figure comes from the association.
The 55+ covenant narrows the buyer pool to households with at least one occupant 55 or older, or board-approved exceptions within the 20 percent allowance (same document).
A seven-month minimum lease, no more than once in 12 months (same document). A home with a lease in place must respect it.
We test the range against what buyers we are working with are offering now and against active listings in the community.
Valencia Trails homes sold for $550,000 to $1,825,000 in the 12 months to August 11, 2026, with a $924,900 median across 33 closings; the five highest were $1,825,000, $1,700,000, $1,655,000, $1,600,000 and $1,503,432, and the middle half of sales fell between about $810,000 and $1,210,000 (Southwest Florida MLS).
The top sales closed in July, May, June and December; the lowest, $550,000 in June 2026, sits far below the next-lowest sale of $735,000 and should be read as an outlier: Matrix records it as a standard sale of the smallest home in the set, 1,674 square feet, listed at $625,000.
More than half of sales cluster between $750,000 and $999,999. The largest homes, with Plat 3 holding the largest median on the county roll, belong in the top band; a mid-size model belongs near the median.
Valencia Trails homes sold in a median 84.5 days on market (32 of 33 sales reporting) at a median 95.8% of list price, and a seller who lists for the January to April touring season meets the most buyers.
The clubhouse adds value to every Valencia Trails home because a buyer gets a staffed 43,000-square-foot club with no initiation fee, and we price walking distance to it home by home; Immokalee Road adds convenience to North Naples shopping and hospitals and adds seasonal traffic that buyers notice.
Six tennis courts, eight pickleball courts, five bocce courts, three pools and two spas (Peninsula Engineering, recreation site). Across the road, The TwinEagles Club charges initiation fees of $45,000 to $150,000 (The TwinEagles Club, membership); a Valencia Trails buyer pays none.
About 19 free-flow minutes to NCH North Naples Hospital and 23 to Mercato (OSRM routing, October 2026). The NC Square site at the entrance is approved for 129 homes and 50,000 square feet of commercial uses (Naples Press).
Selling a Valencia Trails home costs the seller the deed stamp tax, prorations, the estoppel and the commission; in Collier County the buyer customarily pays the owner’s title policy. Your buyer will price in the quarterly assessment, the $500 food and beverage allowance, the property tax reset and the flood and wind premiums.
| Item | Customarily paid by |
|---|---|
| Owner’s title policy | buyer (Collier custom; the contract controls) |
| Documentary stamp tax on the deed | seller, $0.70 per $100 |
| Estoppel certificate | seller, typically (Florida Statutes 720.30851) |
| Property tax and assessment | prorated |
The assessment and allowance from the association, a property tax bill that resets to the purchase price under Florida’s Save Our Homes rules (Florida Department of Revenue), and insurance. No CDD.
Valencia Trails owners hire McGreevy and Comisar for the same reasons Naples owners do across the city: partner-level pricing, marketing and negotiation from a team that has worked together since 2008 and has been Top 1% Real Estate Agents Nationally Since 2008. The quotes below are five-star reviews on our Google Business Profile.
McGreevy and Comisar is a top-reviewed Valencia Trails Home Valuation realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
Selling? Call Jesse direct at (239) 898-6072 or request a Valencia Trails home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
These seller answers for Valencia Trails, Naples cover pricing by plat and lot, the 55+ covenant at resale, the association’s steps, timing and costs, drawn from the Southwest Florida MLS, the recorded declaration, the county roll and Florida statutes, each with its source.
Your plat, lot, model, pool and upgrades set the value more than the community median, which was $924,900 across 33 closings in the 12 months to August 11, 2026 (Southwest Florida MLS). Start with a free Valencia Trails home valuation, then we refine it with the closest sales.
The median was 84.5 days on market, median of 32 sales reporting DOM, in the 12 months to August 11, 2026. Closings peaked in May and June 2026 after winter showings (Southwest Florida MLS).
No; the rule governs occupancy. At least one occupant must be 55 or older, with board-approved exceptions capped at 20 percent of homes (recorded declaration). We qualify every buyer on occupancy before showings.
Yes, but the investor inherits the recorded leasing rules: a minimum lease of seven months, no more than once in any 12 months, and a 55-or-older occupant (recorded declaration). Price for owner-occupant demand first.
An estoppel certificate stating all amounts due, and any approval or registration steps in the declaration and rules. Give the buyer the Section 720.401 disclosure summary (Florida Statutes 720.401).
The $500 allowance is collected each January 1 and credited to the household’s restaurant account, with no refund of unused balances (recorded declaration). Whether the buyer reimburses any part of it is a contract term; we address it in the offer.
The county roll puts the largest homes in Plat 3, median 3,465 square feet of assessed living area (Florida statewide parcel roll). Lot and model matter more than the plat alone.
In Collier County the buyer customarily pays the owner’s title insurance policy, though the contract controls. Sellers typically pay documentary stamp tax on the deed ($0.70 per $100), prorations and any lien payoff.
At the $924,900 median, Florida’s deed stamp tax of $0.70 per $100 is $6,474.30 ($924,900 divided by 100, times $0.70).
Against resales with the same exposure in the same plat, not the community median. Valencia Trails has 24 lakes and more than 160 acres of conservation area (Peninsula Engineering), so many lots have a view; the view’s quality sets the premium.
NC Square brings 50,000 square feet of shops and restaurants and 129 homes to the entrance, with a gated path offered to Valencia Trails and no drive-thrus (Naples Press). Convenience can help; traffic is the concern buyers raise.
We can market privately to our buyer database and agent network before, or instead of, a public listing. Call Jesse direct at (239) 898-6072; confidential conversations welcome.
The HOA disclosure summary, known material defects, flood information including any FEMA letter and the elevation certificate, and the declaration and rules. Ask your attorney or the title company about any additional disclosure your contract requires.
We tracked 33 closings and a $924,900 median in the latest 12 months (Southwest Florida MLS). On October 22, 2026 there were 30 active listings, 10.9 months of supply, so a list price has to beat that competition.
Builder warranties often transfer to a new owner for their remaining term; the warranty booklet sets the rules. A home built in 2024 or 2025 may still carry structural coverage worth listing.
Not legally, but a buyer’s lender and insurer will ask. Plats 2, 3 and 4 have FEMA fill letters (FEMA LOMR-F list), and the county holds 109 certificates in the community (Collier elevation certificates).
Use our free Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072. We return a range built from Valencia Trails resales in your plat and lot type.
Pools, extended lanais, summer kitchens, impact glass and designer finishes added after closing are what a resale buyer compares. List them with their cost.
That depends on the seven-month, once-a-year leasing rule, the assessment and the rent the home would draw. We can model both.
Closings peaked in May and June 2026, after winter touring (Southwest Florida MLS). We usually launch in January to catch the winter season.
Only one occupant must be 55 or older, so a 55-year-old buyer with a younger spouse qualifies (recorded declaration).
Yes. Many seasonal buyers want turnkey homes; we price furniture separately in the contract so the appraisal reads the real estate value.
The contract’s appraisal and financing terms govern. We give the appraiser the closest Valencia Trails sales by plat and model and your upgrade list.
The quarterly assessment is prorated by the closing date on the settlement statement, and the estoppel confirms that nothing is past due (recorded declaration).
The declaration’s occupancy rules apply to every buyer; the association confirms the 55+ status of occupants. We work the paperwork early so approval does not hold up closing.
The clubhouse, the lakes and the home’s finished outdoor space sell Valencia Trails. We use professional photography, video and drone.
In Florida the assessed value resets to market value on the January 1 after a sale, and the buyer does not inherit your homestead cap. There is no CDD line on a Valencia Trails tax bill (Collier CDD layer).
A pre-listing inspection on a 2020s home is inexpensive and lets you fix small items before a buyer’s inspector finds them.
We price road-adjacent lots against sales with the same exposure and market the advantages of the floor plan and finishes.
Hire an agent who reads the declaration, the plats and the comparable sales together. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; Call Jesse direct at (239) 898-6072 or start with a free Valencia Trails home valuation.
Register showing agents with the gatehouse procedure the association uses, and have the estoppel request, declaration and FEMA paperwork ready. A move-in-ready home photographs and shows best.
Ownership is not age-restricted, so you can sell at any time; the occupancy rule applies to whoever lives in the home (recorded declaration).
The Valencia Trails documents below are the official records a buyer or seller should read, each from the authority that publishes it: the recorded declaration with its budgets and rules, FEMA’s map and fill letters, the county’s elevation certificates and the state statutes that govern a homeowners association sale.
| Document | What it is | Official link |
|---|---|---|
| Amended and Restated Declaration, OR 5897 PG 2079 (with articles, bylaws, rules, 2021 and build-out budgets) | the covenants, 55+ rule, leasing rules and assessments | recorded declaration |
| FEMA LOMR-F list, Collier County | fill letters naming Valencia Trails Naples Plats 2, 3 and 4 by lot range | FEMA |
| FEMA National Flood Hazard Layer | effective flood zone by address, panel 12021C0219H | FEMA NFHL |
| Collier elevation certificate library | certificates on file by address | Collier County |
| CCPS 2025 to 2026 school grades | Bear Creek, Oakridge and Gulf Coast grades | Collier County Public Schools |
| Florida Statutes 720.401 | HOA disclosure summary in every sale contract | Florida Legislature |
| Florida Statutes 720.30851 | estoppel certificates and fee caps | Florida Legislature |
| Fair Housing Act, housing for older persons | the federal 55+ exemption the covenant relies on | U.S. Department of Housing and Urban Development |
McGreevy and Comisar are your Valencia Trails real estate experts: Jesse McGreevy, in Southwest Florida real estate since 2004, and Marc Comisar lead Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, and represent Valencia Trails sellers and buyers from offices in Bonita Springs and Naples.
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 team at Domain Realty Group.
Selling your Valencia Trails home? Get a free Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Florida statewide parcel roll, retrieved October 2026
Peninsula Engineering, retrieved October 2026
recorded declaration, retrieved October 2026
FEMA LOMR-F list, retrieved October 2026
FEMA NFHL, retrieved October 2026
Collier elevation certificates, retrieved October 2026
Peninsula Engineering, recreation site, retrieved October 2026
The TwinEagles Club, membership, retrieved October 2026
Naples Press, retrieved October 2026
Florida Statutes 720.30851, retrieved October 2026
Florida Department of Revenue, retrieved October 2026
Florida Statutes 720.401, retrieved October 2026
Collier CDD layer, retrieved October 2026
Collier County Public Schools, retrieved October 2026
U.S. Department of Housing and Urban Development, retrieved October 2026
GL Homes, retrieved October 2026
Florida Division of Corporations, retrieved October 2026
GL Homes, about, retrieved October 2026
GL Homes, Stay and Play, retrieved October 2026
Gulfshore Business, retrieved October 2026
Collier PUD layer, retrieved October 2026
Collier Site Address Points, retrieved October 2026
Florida Statutes 720.307, retrieved October 2026
Florida Statutes 720.303, retrieved October 2026
Florida Statutes 720.3085, retrieved October 2026
National Hurricane Center, retrieved October 2026
Collier Hurricane Evacuation Zone layer, retrieved October 2026
Know Your Zone, retrieved October 2026
Collier FBC 8th Edition wind layer, Category 2 (Collier County GIS wind-load service on services2.arcgis.com), retrieved October 2026
Collier Basins layer, retrieved October 2026
Collier CHHA layer, retrieved October 2026
Collier Fire District layer, retrieved October 2026
Collier Commissioner Districts layer, retrieved October 2026
FEMA NFHL panel layer, retrieved October 2026
FEMA query, 11708 Peony TER, retrieved October 2026
FEMA query, 11692 Periwinkle DR, retrieved October 2026
FEMA query, 11834 Drake LN, retrieved October 2026
FEMA query, 11843 Gardenia AVE, retrieved October 2026
FEMA query, 12094 Triton WAY, retrieved October 2026
FEMA query, 12071 Azalea WAY, retrieved October 2026
FEMA query, 12390 Purple Ficus WAY, retrieved October 2026
FEMA query, 12371 Purple Ficus WAY, retrieved October 2026
certificate, 11821 Drake Lane, retrieved October 2026
certificate, 11840 Majestic Trails Boulevard, retrieved October 2026
FEMA Preliminary NFHL, retrieved October 2026
Collier County, proposed FIRM, retrieved October 2026
Collier County Floodplain Management, retrieved October 2026
Citizens Property Insurance, retrieved October 2026
Florida Office of Insurance Regulation, retrieved October 2026
CCPS Address_v3 lookup, retrieved October 2026
Oakridge Middle School, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
OSRM, retrieved October 2026
OSRM route, retrieved October 2026
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OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
Naples Daily News, February 24, 2025, retrieved October 2026
FEMA Flood Map Service Center, retrieved October 2026
Florida Building Commission, retrieved October 2026
FEMA, retrieved October 2026