Del Webb Naples in Ave Maria: Pulte's 55-plus community with optional golf, a 27,000 sq ft amenity campus and 2026 HOA fees of about $405 to $431 a month. Age rules, flood by address and county sale prices. Call (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the Southwest Florida team Del Webb Naples owners call when it is time to sell, and the team 55-plus buyers call when they want the rules, the fees and the flood map explained before they commit. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.
Del Webb Naples is a gated, 55-plus active-adult community by Pulte’s Del Webb brand in Ave Maria, Florida, planned for 2,449 homes at build-out. It is the only age-restricted community in Ave Maria, with a public-access 18-hole course, Panther Run, next door and two clubhouses totaling 27,000 square feet.
Del Webb Naples is still being built. Pulte was selling from $299,990 in 2026 and annexed new land into the community in December 2025, and the association remains under Pulte’s control until the earlier of 90 percent of parcels sold or December 31, 2030. That means a resale seller here competes with a builder, and a buyer here chooses between new and resale in the same gates. This guide sets out what each side needs to know, from the association’s own 2026 approved budget, the recorded declaration, the FEMA map and the county’s recorded sales.
If you own at Del Webb Naples and are thinking about selling, call Jesse direct at (239) 898-6072 or start with a free home valuation. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are the best realtor for Del Webb Naples because a 55-plus resale inside an active builder community turns on the age covenant, the golf membership, the lawn series and the builder’s current price list. We read the association’s budget, the recorded declaration and the county record before we price or offer, and this page shows that work.
If you’re searching for the best realtor for Del Webb Naples, whether you’re ready to sell your Del Webb Naples home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with $900 million in personal sales between Jesse and Marc.
Recent Del Webb Naples track record, county-recorded: Collier County’s 2026 preliminary tax roll records 136 qualified sales of $50,000 or more on the Del Webb Naples plats from January 2025 through the roll date, with a median of $506,750, plus 30 qualified sales at the Mayflower Way carriage-home condominiums with a median of $279,000. These are deed-recorded sales the Florida Department of Revenue grades as qualified, they include Pulte’s own closings, and early Del Webb phases recorded under other plat names are not in the count. Our Southwest Florida MLS Development report for Del Webb Naples is being refreshed and will sit beside these figures; until then we publish no MLS number here.
For luxury Del Webb Naples sellers: premium marketing, cinematic video, drone, professional photography, our qualified-buyer database, and discretion or off-market capability when you need it.
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Selling your Del Webb Naples home? Get a free home valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Del Webb Naples? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers in Southwest Florida.
If you are comparing agents across the wider Naples market rather than for this one community, our guide to the best real estate agents in Naples sets out how we measure ourselves against the field, with the numbers behind each claim.
Buying, selling or pricing a home in Del Webb Naples? We keep a dedicated page for each: buying a home in Del Webb Naples, selling your Del Webb Naples home and what a Del Webb Naples home is worth. If you are choosing an agent for Ave Maria as a whole, our guide to the best real estate agents in Ave Maria shows how we compare.
Living in Del Webb Naples means a gated, 55-plus community built around two clubhouses, a resort pool, a large pickleball complex and a public-access golf course, inside the Catholic-anchored town of Ave Maria. Residents buy into an active calendar run by a full-time Lifestyle Director, with lawn care and cable in the association fee.
Most buyers arrive with a clear idea of the Del Webb brand: active adults, a resort-style club, a busy social calendar. Del Webb Naples delivers that, and it adds three things a buyer should understand before touring.
The first is scale. At 2,449 homes planned, Del Webb Naples is several times the size of a typical Southwest Florida 55-plus community. Pulte describes the amenity site as Southwest Florida’s largest Del Webb amenity campus, with the 12,000-square-foot Oasis Club and the 15,000-square-foot Grand Hall, whose three adjoining halls seat 350.
The second is the town around it. Del Webb Naples sits inside Ave Maria, so residents share the town center at La Piazza, the Oratory, the university, the Publix and the town’s special district and Master Association with every other village. They also share the town’s storm record: the developer states Ave Maria had no significant damage in Irma, Ian, Helene or Milton.
The third is a builder that is still building. Pulte’s sales center at 6231 Liberty Street was selling five collections in 2026, and a December 2025 recorded amendment added Parcels 304 to 306 to the community. New homes and resales compete side by side, and the association remains under Pulte’s control.
Del Webb Naples sits alongside Ave Maria’s other villages, The National Golf and Country Club, Maple Ridge and Avalon Park, and it is the only one of them restricted to residents 55 and over.
The county roll gives a clear picture. On the Del Webb Naples plats, 71 percent of residential parcels carry a homestead exemption and only 12 percent of owners give an out-of-state address, which makes the single-family streets overwhelmingly full-time residents. At the Mayflower Way carriage-home condos the mix shifts: 42 percent homestead and 30 percent out-of-state owners, a more seasonal population.
Pickleball starts early on the 12 lighted courts. Mid-morning brings fitness classes in the Oasis Club’s movement studio, the pool and the café. Afternoons bring golf at Panther Run next door, cards and crafts, and evenings bring dinner at the Rusty Putter or an event in the Grand Hall. Residents run their own clubs under the association’s interest-group guidelines, and the Del Webb Naples Wine Club, Inc. is registered with the state.
Yes. The community has gatehouses and gate systems, including the Plymouth gate and the Liberty gate, and the 2026 budget and reserve schedule both carry gate and gatehouse lines.
Not as residents, outside a small grandfathered group. The recorded declaration bars anyone under 19 from residing more than 90 days in any 12-month period. Grandchildren can visit. Homes that closed before November 4, 2010 are exempt from the age rules under the declaration, and management told residents in 2014 that 62 homes held that status.
Two facts about the specific address move a Del Webb Naples price more than anything inside the house: whether it is a grandfathered pre-2010 home, and whether it carries one of the 600 golf memberships. If you own at Del Webb Naples, get a free valuation of your Del Webb Naples home or call Jesse direct at (239) 898-6072, and as Top 1% Real Estate Agents Nationally Since 2008 we will confirm both before we price. If you are shopping, call Marc at (239) 287-5873, or read how we represent buyers.
The Del Webb Naples market in September 2026 is a resale market sharing its gates with a builder selling from $299,990. County-recorded qualified sales since January 2025 put the single-family plat median at $506,750 and the Mayflower Way carriage-home median at $279,000, while the surrounding ZIP carries 9.3 months of supply.
Data updated: September 2026. County figures from the Florida Department of Revenue Collier County 2026 preliminary NAL roll, qualified sales of $50,000 or more recorded January 2025 onward. ZIP and metro figures from Florida Realtors SunStats, August 2026. Builder prices from delwebb.com, September 2026.
Segment | Residential parcels on the 2026 roll | Year built (min / median / max) | County just value, median | Homestead share | Out-of-state owner share | Qualified sales, 2025 onward | Median qualified sale price |
|---|---|---|---|---|---|---|---|
Del Webb Naples plats (single-family and villas) | 893 (partial, see note) | 2014 / 2022 / 2025 | $453,613 | 71% | 12% | 136 | $506,750 |
Mayflower Way carriage-home condos | 112 | 2007 / 2023 / 2024 | $217,656 | 42% | 30% | 30 | $279,000 |
Note on the count: early Del Webb Naples phases from 2007 onward are recorded under other plat names, so the county grouping above is a partial count and starts at 2014 builds. The association’s 2,449-home build-out and its 1,356-home 2026 projection govern the community’s size. Just value is an assessment figure that lags the market, the qualified-sale medians include Pulte’s own closings, and we do not publish a county price per square foot because the county measures total building area rather than living area.
Collection and plan | 2026 base price | Size |
|---|---|---|
Vista, Seagrove | $299,990 and up | 1,448 sq ft, 2 to 3 bedrooms, 2 baths, 2-car garage |
Vista, Cascadia | $325,990 and up | 1,602 sq ft |
Scenic, Flagstone | $428,990 and up | 1,448 sq ft, 2 bedrooms, 2.5 baths |
Distinctive, Prosperity | $454,990 and up | 1,670 sq ft |
Echelon, Stardom | $574,990 and up | 2,269 sq ft, 3-car garage |
Source: delwebb.com, Del Webb Naples community page, September 2026. Quick move-in homes were also listed, including a Cascadia at $379,990. Base prices exclude lot premiums and options.
Ave Maria shares ZIP 34142 with Immokalee, so ZIP figures describe a wider, lower-priced market. In August 2026 SunStats reported a ZIP median sale price of $394,500 on 30 closed sales, 264 active listings and 9.3 months of supply. The Naples-Immokalee-Marco Island metro tightened to 5.7 months with a $595,000 median. Coastal Collier is tightening while the inland ZIP that contains Del Webb Naples is loosening, and a Del Webb seller competes with Pulte’s own inventory on top of that.
A seller should price against resales of the same series and membership type and against Pulte’s current base prices plus options, not against Naples headlines. A buyer should compare a resale’s finished lot, landscaping and upgrades against what the same money buys new, including the wait for construction. We run both comparisons for every Del Webb Naples client, and as Top 1% Real Estate Agents Nationally Since 2008 we know which buyers will pay for a finished home: call Jesse at (239) 898-6072 to price yours, or Marc at (239) 287-5873 to judge one you are considering.
The 166 county-recorded qualified sales across the Del Webb Naples plats and Mayflower Way since January 2025 are where we start every price here, read by series, age status and membership. If you own at Del Webb Naples, request a free valuation of your Del Webb Naples home or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Del Webb Naples began in 2006, when Pulte incorporated its community association and a sister association for BelleraWalk at Ave Maria, in the town’s first years. Panther Run Golf Club opened in 2007, the original community was called “Del Webb at Ave Maria”, and a 2010 restated declaration merged BelleraWalk and made golf optional.
That was the community’s original name, and it survives in the 2007 Mayflower Way declaration, which describes Mayflower Way as a planned development inside “Del Webb at Ave Maria”. Del Webb Naples Community Association, Inc. was filed with the state on April 10, 2006 (document N06000003965), and BelleraWalk at Ave Maria Community Association, Inc. on June 23, 2006 (N06000006826).
The Amended and Restated Del Webb Naples Declaration of Covenants, Conditions and Restrictions was recorded on November 4, 2010 in Collier County Official Records Book 4621, Page 202. It did three things buyers still feel today:
Slowly, then quickly. The association’s own meeting minutes record 216 homes built in 2013, 293 in 2014 and 363 closed in 2015. Ave Maria’s developer reported more than 1,000 closed homes by October 2023, when the community was named the 2023 Community of the Year by the Collier Building Industry Association. The association’s reserve schedule projects 1,356 homes in 2026 and full build-out at 2,449 in 2037.
The 2010 declaration anticipated as many as 4,131 homes. Residents were told of a 2,000-home target in 2013, and the Ave Maria town guide has used a figure of about 2,000. The association’s 2026 approved budget uses a build-out of 2,449, of which 1,849 are social-only and 600 carry golf, and that is the most current governing figure.
Del Webb Naples is laid out in phases on Ave Maria’s west side around its amenity campus, with Panther Run Golf Club at 6005 Anthem Parkway alongside, Bellera Walk as Phase II, the Mayflower Way carriage-home condos, and newer phases on Harmony Drive and Nobility Way. Pulte continues to add parcels.
The association bills lawn and landscape care by home series: Garden, Quad (attached four-plex villas with a shared roof), Classic and Estate. The series set the quarterly lawn assessment and are a practical proxy for product type. Which named streets fall in each series is not published in the documents we reviewed, so we confirm it on the estoppel for each home.
Del Webb Naples is governed by the Del Webb Naples Community Association, Inc., still controlled by Pulte, managed by Hampton Golf, and sitting under the Ave Maria Master Association and the Ave Maria Stewardship Community District. Turnover to residents comes at 90 percent of parcels sold or December 31, 2030, whichever is first.
Entity | Florida document number | Role |
|---|---|---|
Del Webb Naples Community Association, Inc. (“The Club at Del Webb Naples”) | N06000003965 | The community association for every home |
BelleraWalk at Ave Maria Community Association, Inc. | N06000006826 (merged January 1, 2011) | Former Phase II association |
Mayflower Way Recreation Association, Inc. | N06000012816 | Pool and common areas for the 112 carriage homes |
Mayflower Way Section I to IV Condominium Associations | N06000012812, N18000008369, N22000000298, N21000005516 | One per condo section |
Ave Maria Master Association | town-wide | Every home in Ave Maria |
Ave Maria Stewardship Community District | Chapter 2004-461, Laws of Florida | Infrastructure bonds and assessments on the tax bill |
As of the association’s 2025 minutes, the board had three Pulte directors and one resident director, Anthony Tozzi, announced in January 2025. The state filing lists the officers in care of Pulte Home Corporation. In June 2025 members approved amendments to the bylaws and articles allowing them to vote directly, recorded in July 2025 (Official Records Book 6488, Page 1344).
A 2020 recorded amendment (Official Records Book 5724, Page 1392) set the latest turnover date at December 31, 2030, replacing an earlier 2025 date. Turnover can come sooner if 90 percent of parcels are conveyed, but that trigger moves as Pulte annexes land, as it did in December 2025. Until turnover, Pulte funds any operating deficit and, as the budget discloses under section 720.303(6), Florida Statutes, does not fund statutory reserve accounts.
Hampton Golf, Inc. is the association’s registered agent and manager, and it also manages Panther Run Golf Club. The 2026 budget carries the management fee per door and the golf management portion of the Hampton contract. The Master Association lists Hampton Golf as manager for “Del Webb & Bellera”.
A resale needs an estoppel from the Del Webb Naples Community Association, from the Master Association, and for a Mayflower Way home from its condominium association and the recreation association as well. Florida sets estoppel rules for homeowners associations in section 720.30851 and for condominiums in section 718.116. Order them through Hampton Golf’s community office at 6010 Del Webb Way at listing.
The 55-plus rules at Del Webb Naples come from Article XVI, Section 30 of the recorded declaration: every occupied home must be occupied by at least one person 55 or older, and no one under 19 may reside more than 90 days in any 12-month period. Homes closed before November 4, 2010 are grandfathered.
The federal Housing for Older Persons Act lets a community keep its 55-plus status with 80 percent of occupied units holding a resident 55 or older, and management cited that 80 percent figure to residents in 2013. Del Webb Naples’ own declaration is stricter: it applies the 55-plus requirement to each occupied unit. The declaration governs a buyer’s home.
Yes, they can own, but they cannot occupy it unless a resident 55 or older lives there or the home is grandfathered. Owners must report a change in occupancy within 10 days, and the board may grant hardship exceptions that keep the community in Fair Housing compliance.
Under the declaration there are no age restrictions on homes closed before November 4, 2010, regardless of membership type. The exemption passes to the next buyer and ends at the following resale, with exceptions for estates, spouses and trusts. Management reported 62 grandfathered homes in 2014. A grandfathered home can sell to a buyer the rest of the market cannot, and it should be priced and marketed that way.
A home may be rented only as a whole, for at least 30 days, and no more than four times a calendar year, with subleasing subject to board approval, under the declaration. An owner who rents hands their amenity use rights to the tenant. Management told residents in 2014 that Pulte’s president reviews every lease application.
Guests must be registered 48 hours ahead, day guests are limited to 30 days a calendar year and five at a time, and children 13 to 15 may use the spa only with an adult, under the Oasis Club rules.
Owning at Del Webb Naples costs $1,213.92 to $1,293.15 a quarter in association assessments for a social-membership home in 2026, about $405 to $431 a month, plus the Master Association, the Stewardship District on the tax bill, and $712.56 a quarter more for a golf membership. Mayflower Way condos add their condo and recreation fees.
Per quarter | 2024 | 2025 | 2026 |
|---|---|---|---|
Social operating | not itemized | $551.09 | $574.80 |
Cable (bulk contract) | $248.00 | $258.00 | $240.00 |
Social reserve | $30.00 | $30.00 | $45.00 |
Total social assessment | $793.83 | $839.09 | $859.80 |
Garden series lawn assessment | $331.53 | $342.36 | $354.12 |
Quad series (includes termite bond) | $336.75 | $345.54 | $358.35 |
Classic series | $377.61 | $389.73 | $403.32 |
Estate series | $408.11 | $418.65 | $433.35 |
Golf add-on (operating plus golf reserve) | not itemized | $631.66 | $712.56 |
Charter golf credit | ($125.00) | ($125.00) | ($125.00) |
Source: Del Webb Naples Community Association 2026 Approved Budget, adopted November 6, 2025, and the 2025 Approved Budget for the earlier columns.
2026 per home | Per quarter | Per month | Per year |
|---|---|---|---|
Garden, social | $1,213.92 | $404.64 | $4,855.68 |
Quad, social | $1,218.15 | $406.05 | $4,872.60 |
Classic, social | $1,263.12 | $421.04 | $5,052.48 |
Estate, social | $1,293.15 | $431.05 | $5,172.60 |
Estate, golf | $2,005.71 | $668.57 | $8,022.84 |
Monthly and annual figures are our arithmetic from the quarterly budget amounts.
The social assessment covers the Oasis Club, the Grand Hall, the pools and courts, the gatehouses and gate systems, the lakes and the private roads, which the association maintains. Cable is included under a bulk contract at $240 a quarter in 2026; the 2019 contract bundled internet as well, and whether the September 2025 agreement does the same is not stated in the documents we reviewed. The series assessment covers each home’s landscape and irrigation contract, mulch and pine straw, irrigation repair and palm and tree trimming, and for Quads a termite bond.
No. The Rusty Putter restaurant is budgeted inside the association, residents receive a 10 percent discount, and no food and beverage minimum appears in the budget; management said in 2014 that none was planned.
The Ave Maria Stewardship Community District bills an operations and maintenance assessment and a debt assessment on the property tax bill. On the district’s FY2023-2024 schedule, every sampled Del Webb Naples parcel paid $480.88 for operations, while debt ran $403 to $951 a year depending on the phase, for a total of about $884 to $1,432 a year. Newer phases on Harmony Drive and Nobility Way carried the highest debt lines. The district publishes a current schedule, which we pull for each home.
Every Del Webb Naples owner is a member of the Ave Maria Master Association and pays its assessment. Under the declaration, owners in the Pulte component collectively carry 70 percent of certain shared costs. Lennar’s 2026 fee sheets for The National show the Master Association at $812 a year; we confirm the Del Webb Naples figure in each estoppel.
Mayflower Way | Units | Condo assessment | Notes |
|---|---|---|---|
Section III, 2026 | 24 | $1,387 a quarter ($5,548 a year) | Includes the recreation association share and insurance |
Section IV, 2025 | 40 | $1,317.63 a quarter ($5,270.54 a year) | Includes the recreation association share |
Recreation Association, 2025 | 112 | $357.66 a quarter | Own pool, gate, landscaping |
Both condo budgets state that Del Webb Naples Community Association charges are billed by the community association directly, on top.
The social assessment rose from $793.83 a quarter in 2024 to $859.80 in 2026, about 8.3 percent over two years. The 2026 budget also raised legal fees, citing potential litigation and added counsel. After turnover, residents will set the budget and fund reserves themselves, which usually means a higher reserve line than a developer-controlled budget carries.
A year of ownership at Del Webb Naples costs roughly $5,700 to $6,700 in association and district charges for a social-membership home and about $8,500 to $9,500 for a golf home, before property tax, the Master Association and insurance. The worked examples below add the 2026 budget to the district’s FY2023-2024 lines.
Annual line | Garden, social, lower-debt phase | Estate, social, higher-debt phase | Estate, golf, higher-debt phase |
|---|---|---|---|
Community association (2026 budget) | $4,855.68 | $5,172.60 | $8,022.84 |
District operations (FY2023-2024) | $480.88 | $480.88 | $480.88 |
District debt (FY2023-2024) | $403.00 | $951.00 | $951.00 |
Subtotal | $5,739.56 | $6,604.48 | $9,454.72 |
Per month | $478.30 | $550.37 | $787.89 |
The district lines are from the FY2023-2024 schedule and change year to year; the Master Association assessment, property tax and insurance are added on top. The table is our arithmetic, and it shows the spread a buyer should expect: the difference between a Garden social home on an older phase and an Estate golf home on a newer phase is more than $3,700 a year.
Mayflower Way Section III’s 2026 budget sets a condo assessment of $5,548 a year for each of its 24 units, which includes $1,445.36 a year for the recreation association and about $1,417 a year for insurance on the buildings, plus roof and paint reserves. Section IV charged $5,270.54 a year in 2025 across 40 units in five phases. On top of that, the owner pays the Del Webb Naples community assessments and the district lines on the tax bill. The condo layer replaces much of what a single-family owner pays privately, notably building insurance and exterior reserves.
At the 2026 golf add-on of $712.56 a quarter, a golf membership costs $2,850.24 a year, or about $28,500 over ten years at today’s rate before any increases. That is the price of no greens fees, ten-day booking and a scarce, transferable membership. A resident who plays twice a week will usually come out ahead; one who plays a few times a month may do better as a social member paying greens fees. We run that math with golfing buyers before they choose a home.
The Del Webb Naples Community Association has changed in three ways since 2025: members gained the right to vote directly on amendments, a resident joined the board, and the association adopted member-participation rules and new legal counsel. Turnover to residents remains set for no later than December 31, 2030.
Members approved amendments to the bylaws and articles at a June 18, 2025 special meeting, recorded July 14, 2025 in Official Records Book 6488, Page 1344, allowing members to vote directly and adjusting the financial reporting date. The board adopted rules for member participation at meetings on September 17, 2025.
Anthony Tozzi was announced as the resident board member in January 2025, alongside three Pulte directors. The resident seat gives owners a voice before turnover, but Pulte holds the majority until turnover.
The 2026 budget, adopted 4-0 on November 6, 2025, raised the social reserve line from $30 to $45 a quarter, lowered the cable line from $258 to $240 under a new Comcast agreement, and raised legal fees, citing potential litigation and added counsel. The September 2025 minutes name Varnum Law as association counsel for civil matters.
At turnover, residents elect the board, set the budget and take over the reserves. A developer-controlled budget that funds no statutory reserves usually gives way to a resident budget with reserve contributions, which can raise assessments. Buyers planning to hold past 2030 should factor that in; sellers should expect buyers to ask.
Buying new at Del Webb Naples means choosing a collection, plan and homesite at Pulte’s sales center at 6231 Liberty Street, then waiting for construction, or buying one of Pulte’s quick move-in homes. Collections run from the Vista at $299,990 to the Echelon at $574,990 and up in 2026, before lot premiums and options.
A collection sets the home size and finish level: Vista for the entry homes, Scenic and Distinctive in the middle, Echelon for the largest plans with three-car garages. Within each, the homesite, elevation and options add to the base price, and those additions are where the final price usually lands well above the base.
Yes, from the first visit. A buyer’s agent compares the new home’s full price against finished resales in the same gates, checks the homesite’s flood determination and district debt line, and reads the contract. We do that on every new-construction purchase.
New buyers choose social or golf membership, subject to the 600-membership cap, and Pulte may charge an initiation fee on a new golf home. A resale golf home carries no initiation fee, which is part of the value a resale seller should highlight.
Del Webb Naples contains three distinct resale markets inside one association: the main Del Webb single-family and villa streets, Bellera Walk (the former Phase II), and the Mayflower Way carriage-home condominiums. Each differs on age status, golf history, fees and district debt, and a buyer should know which one a listing sits in.
Detached single-family homes and villas across Phase I and the newer phases make up most of the community. Golf was bundled for Phase I homes before November 4, 2010 and has been optional since. Newer phases on Harmony Drive and Nobility Way carry the higher district debt lines of $775 to $951 a year on the FY2023-2024 schedule.
Bellera Walk was built as BelleraWalk at Ave Maria, a separate association with its own declaration, and merged into Del Webb Naples on January 1, 2011. Its homes date largely from about 2006 to 2010, so many are grandfathered from the age rules, golf was never bundled there, and it has its own entrance off Ave Maria Boulevard. The association’s reserve schedule still carries a “Bellera Bridges” line. Bellera Walk’s homes are recorded under other plat names on the county roll, so we do not publish a separate county sale median for it.
Mayflower Way is 112 attached carriage-home condominiums in four condominium sections, with a recreation association running its own pool, pool gate and landscaping, under a declaration recorded November 14, 2007 (Official Records Book 4302, Page 3006). Owners pay their condo and recreation assessments on top of the Del Webb Naples community assessments. The county roll shows a median qualified sale of $279,000 since January 2025 on 30 sales, and a more seasonal ownership mix than the single-family streets.
Collection | Representative plan | 2026 base price | Size |
|---|---|---|---|
Vista | Seagrove, Cascadia | $299,990 and up | 1,448 to 1,602 sq ft |
Scenic | Flagstone | $428,990 and up | 1,448 sq ft |
Distinctive | Prosperity | $454,990 and up | 1,670 sq ft |
Echelon | Stardom | $574,990 and up | 2,269 sq ft, 3-car garage |
Question | Main Del Webb streets | Bellera Walk | Mayflower Way |
|---|---|---|---|
Product | Detached single-family and villas | Villas, built about 2006 to 2010 | Attached condominiums |
Still selling new? | Yes, Pulte | No | No |
Golf history | Bundled in Phase I before November 2010, optional since | Never bundled | Optional |
Age rules | 55-plus, pre-November 2010 homes grandfathered | Many homes grandfathered by date | 55-plus |
District debt, FY2023-2024 | $775 to $951 a year on newer phases | Not sampled | $403 to $495 a year |
Extra association layer | None | None | Condo section plus recreation association |
A dedicated Del Webb Naples Mayflower Way sub-page is coming with full HOA fee schedules, recent sale comps, and building-by-building analysis. We’ll link it here when it goes live.
Bellera Walk shares the Del Webb Naples association, amenities, gates and age covenant, so this guide covers it in full.
The Del Webb Naples clubhouse campus pairs the 12,000-square-foot Oasis Club, renovated in 2025, with the 15,000-square-foot Grand Hall, whose three adjoining halls seat 350. Around them sit an 8,000-square-foot resort pool, a lap pool, a hot tub, the Rusty Putter restaurant, an amphitheater and the courts.
A fitness center and movement studio, craft and community rooms, a catering kitchen, a library, a café and poker tables added in the 2025 renovation, according to SW Florida Business Today’s January 2025 report. The association office is at 6010 Del Webb Way. Pool and spa hours run sunrise to sunset without a lifeguard, and each home receives two key fobs.
Large events, dances, meetings and shows. It was built in 2020 and 2021, and while it was under construction residents received a $60-a-month amenity credit, according to the association’s 2019 minutes.
An amphitheater, a community garden, more than 15 miles of trails, a fire pit and barbecue area, and the Mayflower Way recreation pool for the carriage-home owners. Pulte calls the site Southwest Florida’s largest Del Webb amenity campus.
Golf at Del Webb Naples is Panther Run Golf Club, an 18-hole, par-72 course of 7,532 yards designed by Gordon G. Lewis and opened in 2007. It is public-access, managed by Hampton Golf, and Del Webb Naples golf membership is optional, capped at 600 homes and tied to the home.
Under the association’s membership plan:
The 2026 golf add-on is $712.56 a quarter: $604.56 operating plus $108 for the golf reserve. An Estate-series golf home pays $2,005.71 a quarter in total association assessments, about $669 a month, before the Charter credit where it applies.
Yes. No membership is required to play, according to the club, at 6005 Anthem Parkway, (239) 304-2835. The course draws 1,300 monthly searches on its own name, more than Del Webb Naples itself, which says something about its reach beyond the gates.
A golf home and a social home on the same street are different products: the golf home carries $2,850 a year more in assessments and the playing rights, and the 600-membership cap makes those rights scarce as the community grows toward 2,449 homes. We price each against its own kind. Owners can get a membership-matched valuation of their Del Webb Naples home or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Del Webb Naples has neither a marina nor beach access. It sits about 24 miles inland in eastern Collier County, its lakes are stormwater lakes, and boaters and beach-goers drive to Naples or Bonita Springs. The same distance from the Gulf is why storm surge does not reach Ave Maria.
Del Webb Naples has 18 sports courts: 12 lighted pickleball courts, two tennis courts and four bocce courts, according to Pulte and the Ave Maria Sun. The community hosts the Winterfest Open pickleball tournament, whose second annual event ran February 15 and 16, 2025.
The developer’s 2023 Community of the Year release says Del Webb Naples has more courts and more extensive programming than any Southwest Florida community, a claim we report as the developer’s. For a pickleball player, 12 lighted courts inside the gates is the practical point.
Del Webb Naples’ fitness and wellness amenities center on the Oasis Club’s fitness center and movement studio, the 8,000-square-foot resort pool with a beach entry, a three-lane lap pool and a hot tub, and more than 15 miles of trails. A full-time Lifestyle Director runs classes and programming across the campus.
Ave Maria as a whole was recognized as a Blue Zones community, and residents of Del Webb Naples can use the town’s parks and programs as well as their own.
Del Webb Naples has its own restaurant, the Rusty Putter Bar and Grille, run inside the association with a 10 percent resident discount and a 2026 budget of $1.295 million in revenue. There is no food and beverage minimum. La Piazza, Ave Maria’s town center, adds a Publix and more than twenty restaurants and shops.
Del Webb Naples sits in a town that reported no significant damage in Hurricanes Irma, Ian, Helene and Milton, according to the developer’s June 4, 2025 statement. Pulte builds its Ave Maria homes to a 160-mph wind rating with impact glass and reinforced concrete block, and utilities throughout town run underground.
Pulte’s Southwest Florida division president said in December 2024 that all Pulte homes in Ave Maria, including Del Webb Naples, are built to a 160-mph wind rating with impact-rated glass and steel-reinforced concrete block walls. Ask for the wind mitigation inspection on any resale; it drives the insurance premium.
Parts of Del Webb Naples are. We checked ten addresses against FEMA’s effective flood maps, panels dated May 16, 2012: four mapped in Zone AH, a Special Flood Hazard Area, and six in Zone X. The AH addresses included the association office and newer phases, so every home needs its own check.
Address | FEMA zone | Special Flood Hazard Area | FIRM panel |
|---|---|---|---|
6010 Del Webb Way (association office) | AH | Yes | 12021C0265H |
6231 Liberty Street (sales center) | AH | Yes | 12021C0265H |
6001 Harmony Drive | AH | Yes | 12021C0265H |
6129 Nobility Way | AH | Yes | 12021C0270H |
5682 Mayflower Way | X | No | 12021C0255H |
5794 Plymouth Place | X | No | 12021C0255H |
6450 Holiman Way | X | No | 12021C0265H |
5108 Bellerawalk Boulevard | X | No | 12021C0260H |
7933 Guadiana Way | X | No | 12021C0270H |
5308 Juliet Court | X | No | 12021C0260H |
Source: FEMA National Flood Hazard Layer, queried September 24, 2026. The address coordinates came from Collier County Public Schools’ address service.
The effective panels date from 2012, before much of Del Webb Naples was graded and built. They show shallow-ponding farmland, not finished home sites. Pulte builds at least a foot above the base flood elevation, and a home built on fill above that elevation can often be removed from the Special Flood Hazard Area by a Letter of Map Amendment or Letter of Map Revision based on Fill, issued parcel by parcel. Those letters do not appear on the map layer; check FEMA’s Map Service Center for the address.
A federally backed mortgage on a structure in Zone AH requires flood insurance unless a map amendment removes it. A buyer should get the determination and a flood quote early. A seller holding an elevation certificate or a Letter of Map Amendment should put it in the listing file, because it can lower the buyer’s cost. Sellers can request a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Homeowners insurance at Del Webb Naples depends on the home type: single-family and villa owners buy a full homeowners policy, while Mayflower Way condo owners buy an HO-6 unit policy because the condo association insures the building. Inland location and a 160-mph build standard help; a Zone AH parcel can add a flood premium.
The Ave Maria town guide puts typical 2026 single-family premiums in Ave Maria at roughly $2,500 to $5,000 a year, against $8,000 to $20,000 for comparable coastal Collier homes. Treat those as ranges and get a quote on the specific address with its wind mitigation report. For Quad villas, confirm how the shared roof is insured and maintained; a 2019 amendment moved Quad maintenance to owners while keeping an association termite bond.
Florida’s structural integrity reserve study and milestone inspection laws apply to condominium buildings of three or more habitable stories. Del Webb Naples’ only condominiums are the Mayflower Way carriage homes, so the question is the height of each building, which a buyer should confirm with the section’s association.
Section 718.112, Florida Statutes, requires a reserve study every ten years for a condominium building of three or more habitable stories, and section 553.899 requires a milestone structural inspection for such buildings in the year they turn 30. The single-family homes, villas and Quads are not condominiums and fall outside both laws. For any Mayflower Way purchase, ask the section’s association for its budget, its reserve schedule for roofs and paint, and any special assessment history.
Pulte’s sales pace at Del Webb Naples has ranged from about 76 homes in 2020 to 171 in 2021, according to the association’s annual meeting minutes, with 89 sold and more than 100 closed in 2024 and 59 homes in production in January 2025. At that pace the 2037 build-out date in the reserve schedule is realistic.
Year | What the minutes report |
|---|---|
2013 | 216 homes built |
2014 | 293 homes built |
2015 | 363 homes closed |
2020 | 76 sales year to date, excluding the carriage homes |
2021 | 171 sales year to date |
2022 | 95 sales year to date |
2024 | 89 sold and more than 100 closed; 59 in production in January 2025 |
Sources: Del Webb Naples Community Association annual meeting minutes, 2013 to 2025. The Ave Maria developer reported more than 1,000 closed homes by October 2023.
A steady builder pace keeps the amenity campus funded and the community growing, and it keeps new inventory in front of every buyer. Resale owners do best when they price below the full cost of a comparable new home with its options and lot premium, and market what the new home cannot offer yet.
Visiting families at Del Webb Naples are welcome as guests under the community’s rules: children and grandchildren may stay, but no one under 19 may reside more than 90 days in any 12-month period, guests are registered 48 hours in advance, and children 13 to 15 may use the spa only with an adult.
Up to 90 days in any consecutive 12-month period without counting as a resident, under the declaration. A stay longer than that turns a visit into occupancy, which the age covenant does not allow.
Yes, as registered guests under the Oasis Club rules, which also limit day guests to 30 days a calendar year and five at a time, and require an adult with children 13 to 15 in the spa.
Ave Maria’s town parks, La Piazza, the university’s athletics, Corkscrew Swamp Sanctuary about 25 minutes away and the Florida Panther National Wildlife Refuge about 30 minutes away. For the beach, plan on the drive to Naples or Bonita Springs.
Del Webb Naples and Avalon Park are both Pulte communities in Ave Maria, and they serve different buyers: Del Webb Naples is 55-plus with a large amenity campus and optional golf, while Avalon Park is an all-ages family neighborhood that Pulte reports as sold out.
Question | Del Webb Naples | Avalon Park |
|---|---|---|
Age | 55 and over | All ages |
Builder status | Pulte still selling | Pulte reports sold out |
Amenities | Two clubhouses, 18 courts, resort pool | Neighborhood amenities, town parks |
Golf | Panther Run next door, optional | None |
County median qualified sale, 2025 onward | $506,750 | $505,000 |
The price medians are nearly identical, so the choice between them is about age, amenities and stage of life rather than budget.
Del Webb Naples addresses are zoned to Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High, according to Collier County Public Schools’ address lookup for 2026-2027, run on ten addresses across the community. School zoning matters here mainly for grandfathered pre-2010 homes and for resale value, since residents must be 55 or older.
All ten addresses in the flood table above returned the same three schools, with no pending rezoning. Ave Maria Elementary opened on August 11, 2026 at 4050 Anthem Parkway North as Collier County’s 33rd elementary school. For grandchildren who visit, the town also has Donahue Academy, a classical Catholic school from pre-kindergarten through grade 12, and Ave Maria University.
Healthcare near Del Webb Naples starts in town with the NCH Immediate Care Center, opened in spring 2025, and Mater Dei Clinic for outpatient care. NCH has announced a 150-bed hospital for Ave Maria, beginning with a freestanding emergency department, while full hospitals remain about 30 to 45 minutes away in Naples today.
For a 55-plus community, this is the most important item on the town’s growth list. NCH announced in October 2025 a 150-bed campus on 18 donated acres at Oil Well Road and Arthrex Commerce Park Drive, built in four phases over about ten years, starting with a 25,000-square-foot 24/7 emergency department targeted to begin construction around late 2027. Until it opens, serious emergencies go to NCH North Naples or Physicians Regional, with Collier County EMS Medic 32 based at the Ave Maria safety complex.
Del Webb Naples is about 37 miles from downtown Naples, roughly 53 minutes by car, and about 37 miles from Southwest Florida International Airport, according to the Ave Maria town guide. The Gulf is about 24 miles west in a straight line.
Destination | Approximate distance or time | Basis |
|---|---|---|
Downtown Naples | about 37 miles, about 53 minutes | Ave Maria town guide |
Southwest Florida International Airport | about 37 miles | Ave Maria town guide |
Gulf coastline | about 24 miles inland, straight line | developer and town guide |
Corkscrew Swamp Sanctuary | about 25 minutes | Ave Maria town guide |
Florida Panther National Wildlife Refuge | about 30 minutes | Ave Maria town guide |
The biggest changes around Del Webb Naples are Pulte’s own continued build-out toward 2,449 homes, the NCH hospital campus, and the 2,042-acre, 6,738-home expansion of Ave Maria that Collier County commissioners approved 4-1 on June 9, 2026, raising the town’s capacity to 17,738 homes.
The expansion went through the Collier County Planning Commission on May 7, 2026 and the Board of County Commissioners on June 9, with one commissioner dissenting over the timing of road improvements, as WINK News reported. For a Del Webb Naples owner, more rooftops support the hospital, the town center and services a retiree uses, and they also mean more traffic on Oil Well Road and more resale competition in ZIP 34142. Inside the gates, Pulte’s December 2025 annexation of Parcels 304 to 306 shows the community itself is still growing.
Day-to-day logistics at Del Webb Naples run through the association and the town: lawn and irrigation by the association’s series contract, cable under a bulk contract, water and sewer from the Ave Maria Utility Company, underground electric service, gated entry by fob, and a 34142 mailing address shared with Immokalee.
The series assessment pays for each home’s landscape and irrigation contract, mulch and pine straw, irrigation repairs, and palm and tree trimming. Owners maintain the house itself; Quad owners took over their own maintenance under a 2019 amendment, with the association’s termite bond still in place.
Water and wastewater come from the Ave Maria Utility Company, which publishes an annual drinking water quality report. Cable comes through the association’s bulk contract.
ZIP 34142 is shared with Immokalee, and USPS uses Immokalee as the post office of record, so some addresses print as “Immokalee, FL 34142”. It is the same place.
Guests are registered 48 hours ahead and limited to 30 days a year. Rentals run at least 30 days, no more than four times a year. Pet rules are in the association’s rules and regulations; confirm them for the specific section.
Clubs and events at Del Webb Naples are organized by a full-time Lifestyle Director and by resident interest groups formed under the association’s sanctioned-clubs guidelines. The calendar runs from pickleball leagues and the Winterfest Open to shows in the Grand Hall, dinners at the Rusty Putter and resident clubs such as the Del Webb Naples Wine Club.
The developer named a Lifestyle Director in October 2023, when Del Webb Naples was the Collier Building Industry Association’s 2023 Community of the Year. Outside the gates, Ave Maria’s town events, parish ministries and university athletics are open to every resident.
Del Webb Naples is Ave Maria’s only 55-plus village and its largest, with the town’s biggest amenity campus and a public course next door. It sits between Avalon Park and Maple Ridge on price and carries lower association fees than The National’s condos, with golf as an option rather than a default.
Village | Builder | Age profile | Product | Golf | County median qualified sale, 2025 onward |
|---|---|---|---|---|---|
Del Webb Naples (Del Webb plats) | Del Webb (Pulte) | 55 and over | Single-family, villas, carriage condos | Panther Run, optional | $506,750 |
The National Golf and Country Club (single-family) | Lennar | All ages | Condos, Coach Homes, single-family | Own course, by home | $550,000 |
Maple Ridge (core) | CC Homes | All ages | Single-family | None | $550,800 |
Pulte | All ages | Single-family | None | $505,000 |
Source: Florida Department of Revenue, Collier County 2026 preliminary roll, qualified sales of $50,000 or more recorded 2025 onward, grouped by plat name.
A buyer 55 or older who wants a full-time social calendar, a large amenity campus and the option of golf belongs at Del Webb Naples. A buyer who wants an all-ages golf community belongs at The National, and a family buyer usually looks at Maple Ridge or Avalon Park.
Del Webb Naples and Tidewater by Del Webb in Estero are both Pulte-built, gated 55-plus communities, and they are opposites in scale. Del Webb Naples is a 2,449-home community still being built around a golf course; Tidewater is a 385-home, built-out community with no golf and no community development district bond.
Question | Del Webb Naples, Ave Maria | Tidewater by Del Webb, Estero |
|---|---|---|
Size | 2,449 homes planned | 385 homes on about 132 acres |
Builder status | Pulte still selling, from $299,990 | Built out, resale only |
Golf | Panther Run next door, optional membership capped at 600 | No golf course |
Clubhouse | Oasis Club 12,000 sq ft plus Grand Hall 15,000 sq ft | 13,000 sq ft two-story clubhouse |
Special district assessment | Ave Maria Stewardship Community District on the tax bill | No CDD |
Board control | Pulte until 90 percent sold or December 31, 2030 | Resident-controlled |
Flood map | Mix of Zone AH and Zone X by address | About 99.5 percent Zone X |
Location | Inland eastern Collier, about 53 minutes to downtown Naples | Estero, east of I-75 |
Choose Del Webb Naples if you want new construction or a newer home, golf on your doorstep, the largest amenity campus and the lowest entry price, and you are comfortable with a developer-controlled board and a special district assessment. Choose Tidewater if you want a small, finished, resident-run community with no district bond, closer to the coast in Estero, and you do not need golf.
Before making an offer at Del Webb Naples, check the age status of the home, its golf membership, its lawn series, the district debt on its tax bill, the flood determination, and every estoppel the sale needs. For a Mayflower Way condo, add the condo and recreation association budgets.
Confirm whether the home closed before November 4, 2010 and whether the grandfather exemption still applies after the last sale. It changes who can live there.
Confirm whether the home is one of the 600 golf memberships, and whether any Charter credit applies. The estoppel should state it.
Confirm whether the home is Garden, Quad, Classic or Estate. The lawn assessment differs by up to $79.23 a quarter.
Read the Stewardship District lines on the most recent tax bill; debt ran from $403 to $951 a year by phase on the FY2023-2024 schedule.
Check the address on FEMA’s Map Service Center and get a flood quote early if it maps in Zone AH.
Compare the resale against Pulte’s current base price, lot premium and options for the same plan, and against the wait for a new build.
We read those documents for every home on a buyer’s short list and price each against resales of the same series, age status and membership type. That is how McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work every 55-plus purchase. Call Marc at (239) 287-5873 to start, or read how we represent buyers in Southwest Florida. If you own at Del Webb Naples and want the same file built for your sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
The honest case for Del Webb Naples is the largest 55-plus amenity campus in the region, optional golf, new construction and inland storm resilience at prices well below coastal Collier. The honest case against is a board still controlled by the builder, resale competition from that builder, a mixed flood map and the drive to Naples.
Ave Maria gives Del Webb Naples residents a walkable town center, a parish church at its heart, a university with public events, in-town urgent care and a planned hospital, and a town-wide Blue Zones wellness designation. It is unincorporated and governed through a special district rather than a city council.
La Piazza, Ave Maria’s town center, has a Publix and more than twenty restaurants and shops around the Oratory, the parish church at the center of town. Del Webb Naples residents reach it by a short drive across town.
Ave Maria University anchors the town with athletics and public events, and the Oratory’s parish ministries run a full calendar. Neither is required of residents; the town’s founder said publicly in 2007 that Ave Maria is open to everyone.
The NCH Immediate Care Center opened in spring 2025, Mater Dei Clinic provides outpatient care, and NCH plans a 150-bed hospital beginning with a 24/7 emergency department. The developer reports that Ave Maria was recognized as a Blue Zones community, which frames wellness as a town-wide program.
Ave Maria is not a city. Its infrastructure is run by the Ave Maria Stewardship Community District, a special district created by the Florida Legislature in Chapter 2004-461, Laws of Florida, which bills assessments on the property tax bill. The Ave Maria Master Association handles town-wide common areas. Del Webb Naples owners belong to both, on top of their own association.
The Del Webb Naples home series, Garden, Quad, Classic and Estate, are the association’s lawn-care tiers, and they are the quickest way to understand a listing’s size and fee. Each series carries its own 2026 quarterly lawn assessment, from $354.12 for Garden to $433.35 for Estate.
The lowest lawn assessment, $354.12 a quarter in 2026, for the smaller lots. A Garden home’s total social assessment is $1,213.92 a quarter.
Attached four-plex villas with a shared roof, $358.35 a quarter in 2026 including a mandatory termite bond. A 2019 recorded amendment made Quad owners responsible for their own maintenance.
A mid-size tier at $403.32 a quarter in 2026, for a total social assessment of $1,263.12.
The largest lots and the highest lawn assessment, $433.35 a quarter, for a total social assessment of $1,293.15, or $2,005.71 with golf.
Two homes with the same floor plan can sit in different series on different lots, and the series is written into the association’s billing. Confirm it on the estoppel for every home you consider.
Buying in Bellera Walk means buying one of the oldest homes in Del Webb Naples, many of them grandfathered from the age rules, in a section where golf was never bundled. Bellera Walk shares the association, amenities and gates with the rest of Del Webb Naples, and has its own entrance off Ave Maria Boulevard.
A mature landscape, a lower price point than new construction, and any grandfathered status, which lets the home sell to buyers the newer phases cannot serve. Document roof and system replacements; they are the first questions an older-home buyer asks.
Selling a Del Webb Naples home in 2026 means selling next to a builder that is still selling. The homes that sell well are priced against resales of the same series, age status and membership, with the golf, lawn and district documents in the file and a clear answer to why a buyer should choose a finished home over a new one.
If you’re searching for the best Del Webb Naples listing agent, or thinking, ‘I need to sell my house in Del Webb Naples…’, you are in the right place. We are McGreevy and Comisar, and we lead Domain Realty Group. Our listings get professional photography, drone and video, our qualified-buyer database, and a pricing file built from the county’s recorded sales and the association’s own documents.
Del Webb Naples sold, county-recorded, January 2025 onward (about 20 months, the window the 2026 roll covers): 136 qualified sales of $50,000 or more on the Del Webb Naples plats, median $506,750, and 30 at Mayflower Way, median $279,000. These include Pulte’s own closings and exclude early phases recorded under other plat names. Our MLS Development report, with days on market and sale-to-list ratios, will sit beside these figures once refreshed.
What sells a Del Webb Naples home in 2026:
Start with a free valuation of your Del Webb Naples home, then let us refine it against resales of your own series, age status and membership type, because an automated estimate sees none of the three.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
On what a new home does not have yet: finished landscaping, upgrades already paid for, and a move-in date this month. We show buyers the full cost of the new alternative, options and lot premium included.
For golfing buyers, yes, and the 600-membership cap makes it scarcer as the community grows. For non-golfers the extra $712.56 a quarter is a cost, so we target the right buyers first.
You can assign it to another Del Webb Naples home for a $5,000 fee with board approval and a recorded instrument, under the membership plan; otherwise it conveys with your home.
If it closed before November 4, 2010 and the exemption has not ended with an intervening resale, it may be. We confirm it from the declaration and the chain of title before listing.
ZIP 34142 ran a 54-day median time to contract in August 2026, according to SunStats. A well-priced Del Webb Naples home with a complete file sells faster than a listing that ignores the builder.
McGreevy and Comisar lead Domain Realty Group from Bonita Springs, and they work Del Webb Naples as part of their Collier County practice. Jesse McGreevy has been in Southwest Florida real estate since 2004 and Marc Comisar is the team’s field lead on listings and sales.
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).
Read about McGreevy and Comisar, or more about Jesse McGreevy and Marc Comisar.
We have represented both buyers and sellers on new-construction contracts with national builders across Southwest Florida, and in a community where Pulte is still selling, that experience works on both sides of a Del Webb Naples transaction.
McGreevy and Comisar is a top-reviewed Del Webb Naples realtor on Google. A few of our clients, in their own words:
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Buying at Del Webb Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling? Get a free valuation of your home or call Jesse at (239) 898-6072.
These are the questions buyers ask most about Del Webb Naples, answered from the association’s 2026 approved budget and membership plan, the recorded declaration, Pulte’s community page, the FEMA map, the Florida corporate register and the county roll. Each answer names its source.
Yes. Every occupied home must have at least one resident 55 or older under Article XVI, Section 30 of the recorded declaration.
Yes, as visitors. No one under 19 may reside more than 90 days in any 12-month period.
They can own, but not occupy, unless a resident 55 or older lives there or the home is grandfathered because it closed before November 4, 2010.
The association’s 2026 budget plans 2,449 at build-out, and its reserve schedule projects 1,356 homes in 2026.
Pulte, under its Del Webb brand. The sales center is at 6231 Liberty Street, (239) 842-9643.
From $299,990 for the Vista Seagrove to $574,990 and up for the Echelon Stardom, before lot premiums and options, according to delwebb.com.
$859.80 a quarter social assessment plus a lawn series of $354.12 to $433.35, for $1,213.92 to $1,293.15 a quarter, about $405 to $431 a month.
No. Golf has been optional since November 4, 2010 and adds $712.56 a quarter in 2026.
No. Panther Run Golf Club is public-access. Members pay no greens fees and book ten days ahead; social members pay greens fees and book three days ahead.
The membership plan caps golf memberships at 600 on the 18-hole course.
Yes. It stays with the home, and it can also be assigned to another Del Webb Naples home for a $5,000 fee.
Pulte may charge one to the first buyer of a golf home; the amount is not published. Resale buyers pay none.
Cable is included at $240 a quarter in 2026. The 2019 bulk contract included internet; the current contract’s internet terms are not stated in the documents we reviewed.
Yes. The series assessment covers landscape and irrigation maintenance, mulch and palm and tree trimming.
Yes, with gatehouses including the Plymouth and Liberty gates.
Yes, for at least 30 days and no more than four times a calendar year, with board review.
Hampton Golf, Inc., which also manages Panther Run.
Not yet. Turnover comes when 90 percent of parcels are sold or on December 31, 2030, whichever is first.
About $884 to $1,432 a year on the FY2023-2024 schedule, depending on the phase: $480.88 for operations plus debt of $403 to $951.
Del Webb Naples Phase II, built as BelleraWalk at Ave Maria and merged into Del Webb Naples in 2011. Golf was never bundled there.
A 112-unit carriage-home condominium enclave with its own four condo sections and recreation association, which add about $1,318 to $1,387 a quarter on top of the community assessments.
Twelve lighted pickleball courts, plus two tennis and four bocce courts.
The Rusty Putter Bar and Grille, with a 10 percent resident discount. There is no food and beverage minimum.
Pulte funds operating deficits but, as the budget discloses, does not fund statutory reserve accounts before turnover.
Some of it. Four of ten addresses we checked map in Zone AH, a Special Flood Hazard Area, and six in Zone X.
The developer states Ave Maria had no significant damage in Irma, Ian, Helene or Milton, and Pulte builds its Ave Maria homes to a 160-mph wind rating.
About 37 miles to downtown Naples, around 53 minutes by car.
Full hospitals are in Naples today. An NCH Immediate Care Center is open in Ave Maria and NCH plans a 150-bed campus in town, starting with an emergency department.
County-recorded qualified sales since January 2025 show a median of $506,750 on the Del Webb Naples plats and $279,000 at Mayflower Way.
Del Webb Naples is far larger, still selling and has optional golf next door; Tidewater in Estero is 385 homes, built out, resident-run, with no golf and no district bond.
Garden, Quad, Classic and Estate, which set the quarterly lawn assessment from $354.12 to $433.35 in 2026.
Yes. It is part of the amenity campus every owner’s social assessment funds.
Yes. Register them 48 hours ahead; day guests are limited to 30 days a year and five at a time.
An Estate-series golf home pays $2,005.71 a quarter in 2026, about $669 a month, before any Charter credit.
Compare the resale’s finished landscaping, upgrades and immediate move-in against Pulte’s base price plus lot premium, options and construction time. We run that comparison for every client.
The community’s 12,000-square-foot main clubhouse, renovated in 2025, with the fitness center, movement studio, café, library and association office.
A 15,000-square-foot events building whose three adjoining halls seat 350, opened in 2021.
Yes, more than 15 miles of trails, according to the developer.
Yes. It hosts the Winterfest Open, whose second annual event ran February 15 and 16, 2025 with divisions for ages 20 to 49, 50 to 65 and 66 and over.
Management reported 62 grandfathered homes in 2014. The number can only shrink as grandfathered homes resell.
The community association was filed with the state on April 10, 2006, and Panther Run opened in 2007.
Del Webb at Ave Maria, the name used in the 2007 Mayflower Way declaration.
The Ave Maria Master Association, the town-wide association every Del Webb Naples owner belongs to. Confirm its current assessment in the estoppel.
These are the questions Del Webb Naples owners ask before they list, answered from the county’s recorded sales, the association’s documents and what we see move value in a 55-plus community where the builder is still selling.
The team that documents the age status, golf membership and fee file before pricing, and prices against both resales and Pulte. That is how we work as Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
Start with a free home valuation, then let us refine it against resales of your series, age status and membership.
The listing commission, title and closing charges, estoppel fees and any repairs. We give you a net sheet before you list.
Professional photography, drone and video, our buyer database, and a listing file with the membership, series, district lines and flood documents already in it.
Yes. We can market privately to our buyer database first.
ZIP 34142 ran a 54-day median time to contract in August 2026. A complete, well-priced listing typically beats that.
The ZIP carries 9.3 months of supply and the builder is selling new, so pricing to the right comparables matters.
Show buyers the full cost and wait of the new alternative against your finished home.
Yes. We confirm it with the association, write it into the contract and order the estoppel.
Under the membership plan you can assign it to another Del Webb Naples home for $5,000 with board approval.
No. The $125 quarterly Charter credit does not transfer.
It may be if it closed before November 4, 2010 and the exemption survived later sales. We confirm it before listing.
It can sell to buyers under 55 who cannot buy elsewhere in the community, which widens the pool. We market it that way.
The Del Webb Naples Community Association, the Master Association, and for Mayflower Way also the condo section and recreation association.
Not to list, but in a Zone AH area it can lower a buyer’s flood cost. If you have one, it goes in the file.
What an inspector will flag on a newer home: caulking, screens, irrigation heads, the air conditioning service record. Most cosmetic updates do not return their cost.
Seasonal buyers, especially for Mayflower Way condos, often want furnished homes. We price furniture separately.
Yes, subject to the lease and the association’s rules; rentals must be at least 30 days.
It sits on the tax bill and is prorated with taxes unless prepaid.
The social assessment rose about 8.3 percent from 2024 to 2026. Buyers compare fees across 55-plus communities, so we present the full stack honestly with what it includes.
Buyers ask about it. We explain the 2030 backstop and what the budget says about reserves so there are no surprises.
Yes. We coordinate both transactions, in Ave Maria or anywhere in Southwest Florida.
Disclose what you know. The town reports no significant storm damage, but a documented repair is better than an inspector’s surprise.
It depends on series and price band. We give you a current read for your home when we price it.
Winter brings the most seasonal buyers to Southwest Florida. Being ready for that season widens the pool.
Sometimes. We model the net of a credit against a price reduction before you decide.
The county records total building area, not air-conditioned living area. We price on living area.
Very little. It is an assessment figure that lags the market.
A complete file: age status, membership and series confirmed, fee and district lines attached, flood documents in hand, estoppels ordered and professional media.
Yes, because it sets the quarterly lawn assessment. We state it in the listing.
They compete with each other and carry the condo layer on top of community fees, so we price them against Mayflower Way resales only.
Against other Bellera Walk and older-phase resales, adjusted for roof and system age and any grandfathered status, not against Pulte’s new homes on the newest phases.
Indirectly. The series reflects lot size and sets the quarterly lawn assessment, and buyers compare total monthly cost, so an Estate home’s higher fee should be matched by its larger lot in the listing.
Quad owners maintain their own homes under a 2019 amendment while the association keeps a termite bond. Buyers will ask who maintains the shared roof, so have the answer and any roof records ready.
Only if the home is grandfathered or the buyer’s household will include a resident 55 or older, under the declaration. An under-55 buyer can own but not occupy otherwise.
There is no pricing reason to wait. Turnover is set for no later than December 31, 2030; sell when your own plans are ready, and we will explain turnover to buyers so it does not become an objection.
Request a free valuation of your Del Webb Naples home or call Jesse direct at (239) 898-6072, and we will pull your series, membership and district lines before we talk price.
Every fact on this page traces to one of the sources below: the association’s own public document library, recorded instruments, government and district sources, the builder and local news. We do not cite other real estate brokerages.
The primary documents behind this guide, linked at their official sources.
Document | What it covers | Link |
|---|---|---|
2026 Approved Budget | Every 2026 assessment, build-out, cable, golf, reserves disclaimer | |
Amended and Restated Declaration (OR 4621 PG 202) | Age covenant, leasing, grandfathering, Phase II merger | |
Panther Run golf membership plan | Optional golf, 600 cap, $5,000 assignment, Charter, tenants | |
Turnover date amendment (OR 5724 PG 1392) | Turnover by December 31, 2030 | |
2026 HOA reserves sheet | Reserve items and projected home counts by year | |
Mayflower Way declaration (OR 4302 PG 3006) | The carriage-home enclave | |
2026 Mayflower Way Section III budget | Condo layer example | |
Oasis Club rules | Guests, pool, fobs, courts | |
AMSCD bond balance and assessment schedule | Per-parcel district assessments through October 31, 2026 |
Market data from Florida Department of Revenue county records and Florida Realtors SunStats, pulled September 2026. Southwest Florida MLS Development statistics for Del Webb Naples are pending refresh.
McGreevy and Comisar, Best Realtor for Del Webb Naples. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,826 people live in Ave Maria - Del Webb Naples, where the median age is 45 and the average individual income is $37,976. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Ave Maria - Del Webb Naples, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Oil Well Craft Beer, Cold Stone Creamery, and Umami.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.05 miles | 50 reviews | 4.8/5 stars | |
| Dining | 0.1 miles | 4 reviews | 3.5/5 stars | |
| Dining | 0.14 miles | 11 reviews | 4.3/5 stars | |
| Dining | 0.15 miles | 38 reviews | 3.1/5 stars | |
| Dining | 0.8 miles | 8 reviews | 3.3/5 stars | |
| Dining | 0.82 miles | 19 reviews | 3.7/5 stars | |
| Dining · $ | 0.83 miles | 24 reviews | 4.3/5 stars | |
| Dining | 0.85 miles | 36 reviews | 3.3/5 stars | |
| Dining | 0.85 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 0.86 miles | 16 reviews | 3.3/5 stars | |
| Dining | 0.87 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.65 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.85 miles | 0 reviews | 0/5 stars | |
| Active | 0.05 miles | 1 review | 5/5 stars | |
| Active | 0.8 miles | 0 reviews | 0/5 stars | |
| Active | 0.83 miles | 0 reviews | 0/5 stars | |
| Active | 0.85 miles | 0 reviews | 0/5 stars | |
| Active | 0.88 miles | 4 reviews | 3.8/5 stars | |
| Beauty | 0.15 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.69 miles | 3 reviews | 5/5 stars | |
| Beauty | 0.85 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 3 reviews | 5/5 stars | |
| Beauty | 0.86 miles | 0 reviews | 0/5 stars | |
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Ave Maria - Del Webb Naples has 2,082 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in Ave Maria - Del Webb Naples do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,826 people call Ave Maria - Del Webb Naples home. The population density is 914 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
